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GPA 06-09; Muroya Subdivision Part II; General Plan Amendment (GPA)
1 PLANNING COMMISSION RESOLUTION NO. 6687 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, APPROVING A CONDOMINIUM PERMIT CP 06-19 FOR TWO (2) 4 RESIDENTIAL LOTS, TWO (2) OPEN SPACE LOTS, AND ONE (1) PRIVATE STREET LOT, AND THE CONSTRUCTION OF 37 DETACHED AIR-SPACE CONDOMINIUM ONE 6 FAMILY RESIDENCES OVER A PORTION (LOT 1) OF A 20.27 ACRE SITE IDENTIFIED AS LOTS 1 & 5 OF CT 06-27 7 ON PROPERTY GENERALLY LOCATED NORTH OF AVIARA PARKWAY, SOUTH OF CORTE ORCHIDIA, EAST 8 OF TOWHEE LANE, AND WEST OF BLACK RAIL ROAD IN 9 LOCAL FACILITIES MANAGEMENT ZONE 20 CASE NAME: MUROYA SUBDIVSION 10 CASE NO.: CP06-19 11 WHEREAS, Taylor Morrison of CA, LLC, "Developer," has filed a verified 12 application with the City of Carlsbad regarding property owned by Muroya Family Trust, 13 "Owner," described as 14 The East One-Half of the Northeast Quarter of the Northwest Quarter, Section 27, Township 12 South, Range 4 West, San 16 Bernardino Base and Meridian, in the City of Carlsbad, County of San Diego, State of California, According to United 17 States Government Survey 18 ("the Property"); and 19 WHEREAS, said verified application constitutes a request for a Condominium 20 Permit as shown on Exhibits "A" - "VV" dated April 7, 2010, on file in the Planning 21 22 Department, MUROYA SUBDIVISION - CP 06-19, as provided by Chapter 21.45/21.47 of the 23 Carlsbad Municipal Code; and 24 WHEREAS, the Planning Commission did, on April 7, 2010, hold a duly noticed 25 public hearing as prescribed by law to consider said request; and 26 WHEREAS, at said public hearing, upon hearing and considering all testimony 27 and arguments, if any, of persons desiring to be heard, said Commission considered all factors 28 relating to the Condominium Permit 1 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 2 Commission of the City of Carlsbad as follows: 3 A) That the foregoing recitations are true and correct. 4 B) That based on the evidence presented at the public hearing, the Commission APPROVES MUROYA SUBDIVISION - CP 06-19, based on the following 6 findings and subject to the following conditions: 7 Findings: o 1. The proposed project is consistent with the general plan, and complies with all applicable 9 provisions of this chapter, and all other applicable provisions of the Carlsbad Municipal Code, in that the proposed change in General Plan Land Use designation from 10 Residential Low-Medium Density (RLM, 0-4 du/ac) to Residential Medium (RM, 4- 8 du/ac) for Lots 1 & 5 and to Open Space (OS) for Lots 3 and 4 of CT 06-27 is based on the environmental constraints of the property and that the HMP requires , 2 clustering development on the disturbed area to the maximum extent feasible for this site; and is environmentally appropriate for the site in that the habitat areas on 13 Lot 4 will be included in an open space habitat preserve area which the Habitat Management Plan requires high-priority resource areas to be designated as Open 14 Space at the time of development. The project's proposed density of 5.29 du/ac is consistent with the Residential Medium Land Use designation. As discussed in the staff report, the project is consistent with the development and design standards 16 applicable to the property as contained in Chapters 21.45 and 21.24 of the CMC. 17 2. The proposed project will not be detrimental to existing uses, or to uses specifically permitted in the area in which the proposed use is to be located, and will not adversely impact the site, surroundings, or traffic, in that in that no standards variances are jo proposed or required, the proposed one and two-story homes are compatible with surrounding one-family residential uses and open space, and no negative circulation 20 impacts will result as the existing roadway with improvements (Black Rail Road) is adequate to accommodate the traffic generated by this project. 21 3. The project will not adversely affect the public health, safety, or general welfare, in that the project has been designed to comply with all applicable development standards 23 to ensure compatibility with surrounding residential and open space uses. 24 4. The project's design, including architecture, streets, and site layout: a) contributes to the community's overall aesthetic quality, b) includes the use of harmonious materials and 25 colors, and the appropriate use of landscaping and, c) achieves continuity among all elements of the project, in that the project's proposed architecture consists of a traditional contemporary style one-story and two-story structures with attached 27 garage. Architectural design elements include a variety of roof planes and off-set building projections and materials include earth tone colored stucco, tile roofs, and 28 wood trim and design accents. The project site layout is off multi-loaded private drive aisles and includes landscaping with trees and a variety of plant materials to PC RESO NO. 6687 -2- enhance the visual appearance of the units. All elements (i.e. site layout, 2 architecture, landscaping) create continuity in the overall project design. 3 5. The proposed modifications will result in the preservation of natural habitat as required by the Carlsbad Habitat Management Plan (HMP), in that the project is clustering, per 4 the HMP, all development on the disturbed areas of the lot and preserving habitat and hillsides as open space on Lot 4. fi 6. That the project is consistent with the City's Landscape Manual (Carlsbad Municipal Code Section 14.28.020 and Landscape Manual Section I B). 7 7. The Planning Commission has reviewed each of the exactions imposed on the Developer 8 contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the " degree of the exaction is in rough proportionality to the impact caused by the project. 10 Conditions: 11 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to the 12 recordation of the final map or issuance of a grading permit, whichever occurs first. 1. If any of the following conditions fail to occur, or if they are, by their terms, to be 14 implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to 15 revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy 6 issued under the authority of approvals herein granted; record a notice of violation on the 17 property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer 18 or a successor in interest by the City's approval of this Condominium Permit. 19 2. Staff is authorized and directed to make, or require the Developer to make, all corrections „„ and modifications to the Condominium Permit documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development 21 shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 22 3. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 24 4. If any condition for construction of any public improvements or facilities, or the payment 25 of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 2° 66020. If any such condition is determined to be invalid, this approval shall be invalid ~7 unless the City Council determines that the project without the condition complies with all requirements of law. 28 PC RESO NO. 6687 -3- 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold 2 harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, 3 claims, and costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this Condominium Permit, (b) City's approval or issuance of any permit or action, whether discretionary or r nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, 6 including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. 7 6. This approval is granted subject to the approval of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, GPA 06-09, ZC 06-08, SP 9 203(D), LCPA 06-09, CT 06-27, CDP 06-32, HDP 06-10, and HMP 07-02, and is subject to all conditions contained in Planning Commission Resolutions No. 6681, 6682, 10 6683, 6684, 6685, 6686, 6688, 6689, and 6690 for those other approvals incorporated herein by reference. 12 7. This approval shall become null and void if building permits are not issued for this project within three (3) years from the date of project approval. 13 8. Developer shall implement, or cause the implementation of, the MUROYA 14 SUBDIVISION - GPA 06-09, ZC 06-08, SP 203(D), LCPA 06-09, CT 06-27, CP 06- 15 19, CDP 06-32, HDP 06-10, and HMP 07-02 Project Mitigation Monitoring and Reporting Program. 16 NOTICE 1 g Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as 19 "fees/exactions." 20 You have 90 days from date of final approval to protest imposition of these fees/exactions. If 21 you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for 22 processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or 23 annul their imposition. 24 You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions 25 DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this 26 project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. 28 PC RESO NO. 6687 -4- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED, AND ADOPTED at a regular meeting of the planning Commission of the City of Carlsbad, California, held on April 7, 2010, by the following vote, to wit: AYES: NOES: Chairperson Douglas, Commissioners Baker, Dominguez, L'Heureux, and Nygaard ABSENT: Commissioners Montgomery and Schumacher ABSTAIN: FARRAHTj^DOUGLAS, CTTsrfperson CARLSBAD PLANNING COMMISSION ATTEST: DON NEU Planning-Director PCRESONO. 6687 -5- 1 PLANNING COMMISSION RESOLUTION NO. 6688 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, APPROVING A COASTAL DEVELOPMENT PERMIT CDP 06-32 TO ALLOW 4 FOR THE SUBDIVISION A 20,27-ACRE SITE INTO FIVE (5) LOTS (2 RESIDENTIAL, 2 OPEN SPACE, AND 1 PRIVATE STREE LOT) AND THE GRADING AND DEVELOPMENT OF 6 37 DETACHED AIR-SPACE CONDOMINIUM ONE FAMILY RESIDENCES ON PROPERTY GENERALLY LOCATED 7 NORTH OF AVIARA PARKWAY, SOUTH OF CORTE ORCHIDIA, EAST OF TOWHEE LANE, AND WEST OF 8 BLACK RAIL ROAD IN LOCAL FACILITIES MANAGEMENT 9 ZONE 20. CASE NAME: MUROYA SUBDIVISION 10 CASE NO.: CDP 06-32 1! WHEREAS, Taylor Morrison of CA, LLC, "Developer," has filed a verified 12 application with the City of Carlsbad regarding property owned by Muroya Family Trust, 13 "Owner," described as 14 The East One-Half of the Northeast Quarter of the Northwest Quarter, Section 27, Township 12 South, Range 4 West, San 16 Bernardino Base and Meridian, in the City of Carlsbad, County of San Diego, State of California, According to United 17 States Government Survey 18 ("the Property"); and 19 WHEREAS, said verified application constitutes a request for a Coastal 20 Development Permit as shown on Exhibits "A" - "VV" dated April 7, 2010, on file in the 21 Planning Department, MUROYA SUBDIVISION - CDP 06-32, as provided by Chapter 23 21.201.040 of the Carlsbad Municipal Code; and 24 WHEREAS, the Planning Commission did, on April 7, 2010, hold a duly noticed 25 public hearing as prescribed by law to consider said request; and 26 WHEREAS, at said public hearing, upon hearing and considering all testimony 27 and arguments, if any, of all persons desiring to be heard, said Commission considered all factors 28 relating to the CDP. 1 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 2 Commission of the City of Carlsbad as follows: 3 A) That the foregoing recitations are true and correct. 4 B) That based on the evidence presented at the public hearing, the Commission APPROVES MUROYA SUBDIVISION - CDP 06-32, based on the following 5 findings and subject to the following conditions: Findings; 7 That the proposed development is in conformance with the Mello II Segment of the ° Certified Local Coastal Program and all applicable policies in that pursuant to Map "X" (Designation as "Non-Prime Agricultural Lands"); the project site includes 7.9 acres of agricultural land. The project has been conditioned to pay an agricultural 10 conversion mitigation fee for the conversion of 7.9 acres of agriculture to urban uses, which will mitigate the loss of agricultural resources by preserving or enhancing other important coastal resources. The project is further consistent with the policies of the Coastal Act in that, a) the site is geologically stable; b) the project has been designed to reduce the amount of runoff off-site through the use of Low 13 Impact Development (LID) design features and has been conditioned to implement the National Pollution Discharge Elimination System (NPDES) standards; c) the 14 project meets the parking requirements of the zoning ordinance; d) the project does not preclude any recreational opportunities or shoreline access as the property is not a shorefront property; and e) the development does not obstruct views of the 16 coastline as seen from public lands or public rights-of-way. 17 2. The proposal is in conformity with the public access and recreation policies of Chapter 3 of the Coastal Act in that the site is located approximately 1.3 miles from the 18 Batiquitos Lagoon and the Pacific Ocean, and therefore, no coastal access area or water-oriented recreational activities exist on or near the site.19 3. The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP), and Jurisdictional Urban Runoff 22 Management Program (JURMP) to avoid increased urban runoff, pollutants, and soil erosion. The project site contains 5.66 acres of "dual criteria" slopes. Dual criteria slope areas are generally considered undevelopable per the Coastal Resource 24 Protection Overlay Zone, unless the application of this policy would preclude any reasonable use of the property, in which case an encroachment not to exceed ten 25 percent (10%) of the steep slope areas over twenty-five percent grade may be permitted. The majority of impacts to dual criteria slopes are in the areas of the project west of proposed lots 23-29. Impacts to this area is considered unavoidable ,~7 given, the site constraints combined with the need to cluster development, and the 60 foot fuel modification zone needed for brush management as well as a buffer zone 28 f°r habitat. Of the 5.66 acres identified as dual criteria slopes, impacts to only 0.36 acres (6.36%) will occur as result of development, which is below the allowable 10% PC RESO NO. 6688 -2- impact. Remedial grading and buttressing is required for portions of the site to 2 remove debris manufactured fill slopes and ensure that the site and surrounding properties will not be affected by landslides, and the site is not located in an area 3 susceptible to accelerated erosion, floods, or liquefaction. 4 The overlay zone also 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 grading and fill on a 25% slope at the 6 northwest section of the lot. The slope does not contain sensitive habitat and therefore is consistent with the Coastal Resource Protection Overlay Zone. The 7 proposed project complies with all of the required findings of the Coastal Resource Protection Overlay Zone as illustrated in section G of the staff report.8 9 4. The project complies with the requirements of the Coastal Agricultural Overlay Zone as the project is conditioned to pay the agricultural conversion mitigation fee 10 of $10,000/acre to develop the 7.9 on-site agricultural acres with urban uses. ^ 5. The Planning Commission of the City of Carlsbad does hereby find: 12 a. it has reviewed, analyzed, and considered Mitigated Negative Declaration and 13 Mitigation Monitoring and Reporting Program for the Muroya Subdivision - GPA 06-09, ZC 06-08, LCPA 06-09, SP 203D, CT 06-27, CP 06-19, CDP 06-32, 14 HDP 06-10, and HMP 07-02, the environmental impacts therein identified for this , project and said comments thereon, and the Program, on file in the Planning Department, prior to RECOMMENDING ADOPTION of the project; and 16 b. the Mitigated Negative Declaration and Mitigation Monitoring and Reporting 17 Program have been prepared in accordance with requirements of the California Environmental Quality Act, the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad; and 19 c. they reflect the independent judgment of the Planning Commission of the City of 20 Carlsbad; and ^ d. based on the EIA Part II and comments thereon, the Planning Commission, finds that 22 there is no substantial evidence the project will have a significant effect on the environment. 23 6. The Planning Commission has reviewed each of the exactions imposed on the Developer 24 contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. 26 ^ Jt .Conditions: 27 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a 28 grading permit or recordation of a final map, whichever occurs first. PC RESO NO. 6688 -3- 1. If any of the following conditions fail to occur, or if they are, by their terms, to be 2 implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to 3 revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy 4 issued under the authority of approvals herein granted; record a notice of violation on the c property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer 6 or a successor in interest by the City's approval of this Coastal Development Permit. 7 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Coastal Development Permit documents, as necessary to make them internally consistent and in conformity with the final action on the project. 9 Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 10 3. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 12 4. If any condition for construction of any public improvements or facilities, or the payment 13 of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 14 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 16 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold 17 harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the City arising, directly i o or indirectly, from (a) City's approval and issuance of this Coastal Development Permit, (b) City's approval or issuance of any permit or action, whether discretionary or 20 nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, 21 including without limitation, any and all liabilities arising from the emission by the __ facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the City's 23 approval is not validated. 24 6. This approval is granted subject to the approval of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, GPA 06-09, ZC 06-08, SP 25 203(D), LCPA 06-09, CT 06-27, CP 06-19, HDP 06-10, and BMP 07-02, and is subject 25 to all conditions contained in Planning Commission Resolutions No. 6681, 6682, 6683, 6684, 6685, 6686, 6687, 6689, and 6690 for those other approvals incorporated herein by 27 reference. 780 7. Developer shall implement, or cause the implementation of, the MUROYA SUBDIVISION - GPA 06-09, ZC 06-08, SP 203(D), LCPA 06-09, CT 06-27, CP 06- PC RESO NO. 6688 -4- 1 19, CDP 06-32, HDP 06-10, and HMP 07-02 Project Mitigation Monitoring and 2 Reporting Program. 3 8. This approval shall become null and void if building permits are not issued for this project within three (3) years of approval or this Coastal Development Permit will expire unless extended per Section 21.201.210 of the Zoning Ordinance. 9. If a grading permit is required, all grading activities are prohibited from (February 1 st for 6 gnatcatcher or March 1 st for vireo) to (September 15th for gnatcatcher or October 1 st for vireo). All erosion control measures must be installed prior to the initial grading. Any 7 grading extensions into the grading prohibition period must receive written approval of the City Engineer and the responsible wildlife agencies (California Department of Fish and Game/United States Fish and Wildlife Service). 9 NOTICE10 Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as 12 "fees/exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If 1 . you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for 15 processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or 16 annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this 19 project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise 20 expired. 21 22 23 24 25 26 27 28 PC RESO NO. 6688 -5- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on April 7, 2010, by the following vote, to wit: AYES: NOES: Chairperson Douglas, Commissioners Baker, Dominguez, L'Heureux, and Nygaard ABSENT: Commissioners Montgomery and Schumacher ABSTAIN: FARRAHT^eOUGLAS, CHaifpefrson CARLSBAD PLANNING COMMISSION ATTEST: DON NEU Planning Director PCRESONO. 6688 -6- 1 PLANNING COMMISSION RESOLUTION NO. 6689 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, APPROVING A HILLSIDE DEVELOPMENT PERMIT TO ALLOW FOR THE 4 GRADING AND DEVELOPMENT OF A 20.27 ACRE SITE WITH 37 DETACHED AIR-SPACE CONDOMINIUM ONE FAMILY RESIDENCES ON PROPERTY GENERALLY 6 LOCATED NORTH OF AVIARA PARKWAY, SOUTH OF CORTE ORCHIDIA, EAST OF TOWHEE LANE, AND WEST 7 OF BLACK RAIL ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 20. 8 CASE NAME: MUROYA SUBDIVISION 9 CASE NO: HDP 06-10 10 WHEREAS, Taylor Morrison of CA, LLC, "Developer," has filed a verified application with the City of Carlsbad regarding property owned by Muroya Family Trust, 12 "Owner," described as 13 The East One-Half of the Northeast Quarter of the Northwest 14 Quarter, Section 27, Township 12 South, Range 4 West, San Bernardino Base and Meridian, in the City of Carlsbad, County of San Diego, State of California, According to United ,,- States Government Survey 17 ("the Property"); and 18 WHEREAS, said verified application constitutes a request for a Hillside Development Permit as shown on Exhibits "A" - "VV" dated April 7, 2010, on file in the 20 Carlsbad Planning Department, MUROYA SUBDIVISION - HDP 06-10, as provided by 21 Chapter 21.95 of the Carlsbad Municipal Code; and 22 ... WHEREAS, the Planning Commission did on April 7, 2010, consider said 24 request; and 25 WHEREAS, at said hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors 27 relating to the Hillside Development Permit; and 28 1 Commission as follows: NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 2 " 3 A) That the foregoing recitations are true and correct. 4 B) That based on the evidence presented at the public hearing, the Commission APROVES, MUROYA SUBDIVISION - HDP 06-10, based on the following 5 findings and subject to the following conditions: 7 Findings: o 1. That hillside conditions have been properly identified on the constraints map which show existing and proposed conditions and slope percentages. 10 2. That undevelopable areas of the project, i.e., slopes over 40%, have been properly identified on the constraints map. 11 . That the development proposal is consistent with the intent, purpose, and requirements of the Hillside Ordinance, Chapter 21.95, in that undevelopable areas of the project, i.e., 13 slopes over 40%, and the open space preserve area have been properly identified and are primarily located within the proposed Open Space Lot 4; the project does 14 impact 0.36 acres (6.36%) of the 5.66 acres of dual criteria slopes but these impacts are considered unavoidable given the constraints of the site, the clustered development, and the need to comply with brush management requirements. All manufactured slopes will be landscaped and screened, the pad grades for the proposed subdivision have been designed to step and follow the dominant slope of 17 the land, all roof slopes are oriented in the same direction as the slopes, and the building footprints and rooflines are parallel with the natural contours of the slope. 18 4. That the proposed development or grading will not occur in the undevelopable portions of the site pursuant to provisions of Section 21.53.230 of the Carlsbad Municipal Code, 20 in that the residential development area has been clustered in the northeasterly corner of the site to avoid impacts to sensitive habitats and the majority of dual 21 criteria slopes. The project will include grading primarily over the flatter developed/agriculture northern portion of the site. Project grading results in an 22 estimated 22,540 cubic yards of cut, 19,970 cubic yards of fill, which results in 2,570 . cubic yards of export. In addition, the project grading includes 7,840 cubic yards of over-excavation and remedial grading for the removal and re-compaction of 24 manufactured fill (debris fill) soils onsite. The resulting grading volume of 3,005 cubic yards per acre is identified by the Hillside Development Regulations as being 25 within an acceptable range. The project will impact small isolated pockets of 40% gradient slopes. However, none of these isolated slopes are greater than ten thousand square feet in area nor comprised of a prominent land form feature and therefore can be developed 28 pursuant to Section 21.95.120(8) of the CMC. Furthermore, the project does encroach into existing manufactured slopes with a gradient of 40%. However, these slopes are comprised of debris fill (an unusual soil condition) which is required to be PC RESO NO. 6689 -2- removed, cleaned, and/or re-compacted. However, this is permitted per Section 2 21.95.130(A)(3)oftheCMC. 3 5. That the project design substantially conforms to the intent of the concepts illustrated in the Hillside Development Guidelines Manual, in that the site has been designed to step 4 development consistent with the natural terrain sloping from east to west; and the building footprints and rooflines are parallel with the natural contours of the slope. 5 6. That the project design and lot configuration minimizes disturbance of hillside lands, in that development is clustered on the northeasterly portion of the site to avoid steep 7 slopes and sensitive habitat, retaining walls are used to minimize the grading footprint and maximize hillside and habitat preservation, and the proposed residences are each uniquely designed to step with topography and minimize o grading impacts to the site. 10 7. The Planning Commission of the City of Carlsbad does hereby find: 11 a. it has reviewed, analyzed, and considered Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Muroya Subdivision - 12 GPA 06-09, ZC 06-08, SP 203(D), LCPA 06-09, CT 06-27, CP 06-19, CDP 06-32, 13 HDP 06-10, and HMP 07-02, the environmental impacts therein identified for this project and said comments thereon, and the Program, on file in the Planning 14 Department, prior to RECOMMENDING ADOPTION of the project; and 15 b. the Mitigated Negative Declaration and Mitigation Monitoring and Reporting , 6 Program have been prepared in accordance with requirements of the California Environmental Quality Act, the State Guidelines and the Environmental Protection 17 Procedures of the City of Carlsbad; and 18 c. they reflect the independent judgment of the Planning Commission of the City of Carlsbad; and 2Q d. based on the EIA Part II and comments thereon, the Planning Commission, finds that there is no substantial evidence the project will have a significant effect on the 21 environment. 22 g. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the 24 degree of the exaction is in rough proportionality to the impact caused by the project. 25 Conditions: 2" Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a ~7 grading permit or recordation of a final map, whichever occurs first. 28 1- If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to PC RESO NO. 6689 -3- revoke or modify all approvals herein granted; deny or further condition issuance of all 2 future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the 3 property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer 4 or a successor in interest by the City's approval of this Hillside Development Permit. 2. Staff is authorized and directed to make, or require the Developer to make, all corrections 5 and modifications to the Hillside Development Permit documents, as necessary to make them internally consistent and in conformity with the final action on the project. 7 Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval.8 0 3. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 10 4. If any condition for construction of any public improvements or facilities, or the payment 11 of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be 13 invalid unless the City Council determines that the project without the condition complies with all requirements of law. 14 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold 15 harmless the City of Carlsbad, its Council members, officers, employees, agents, and , , representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the City arising, directly 17 or indirectly, from (a) City's approval and issuance of this Hillside Development Permit, (b) City's approval or issuance of any permit or action, whether discretionary or 18 nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the 2Q facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the City's 21 approval is not validated. 22 6. This approval is granted subject to the approval of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, GPA 06-09, ZC 06-08, SP 203(D), LCPA 06-09, CT 06-27, CP 06-19, CDP 06-32, and HMP 07-02, and is subject 24 to all conditions contained in Planning Commission Resolutions No. 6681, 6682, 6683, 6684, 6685, 6686, 6687, 6688, and 6690 for those other approvals incorporated herein by 25 reference. 2" 7. This approval shall become null and void if building permits are not issued for this 27 project within three (3) years approval. 28 8. Developer shall implement, or cause the implementation of, the MUROYA SUBDIVISION - GPA 06-09, ZC 06-08, SP 203(D), LCPA 06-09, CT 06-27, CP 06- PC RESO NO. 6689 -4- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 19, CDP 06-32, HDP 06-10, AND HMP 07-02 Project Mitigation Monitoring and Reporting Program. NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on April 7, 2010, by the following vote, to wit: AYES: NOES: Chairperson Douglas, Commissioners Baker, Dominguez, L'Heureux, and Nygaard ABSENT: Commissioners Montgomery and Schumacher ABSTAIN: - c\f*~»J*n ^y. FARRATTS^eOUGLAS, Cfrmrj CARLSBAD PLANNING COMMISSION ATTEST: DON NEU Planning Director PC RESO NO. 6689 -5- 1 PLANNING COMMISSION RESOLUTION NO. 6690 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE 3 CITY OF CARLSBAD, CALIFORNIA, APPROVING A HABITAT MANAGEMENT PLAN PERMIT TO ALLOW THE 4 INCIDENTAL TAKE OF SPECIES OF CONCERN FOR THE 5 MUROYA SUBDIVISION PROJECT, ON PROPERTY GENERALLY LOCATED NORTH OF AVIARA PARKWAY, 6 SOUTH OF CORTE ORCHIDIA, EAST OF TOWHEE LANE, AND WEST OF BLACK RAIL ROAD IN LOCAL FACILITIES 7 MANAGEMENT ZONE 20. CASE NAME: MUROYA SUBDIVISION 8 CASE NO: HMP 07-02 • 9 WHEREAS, Taylor Morrison of CA, LLC, "Developer," has filed a verified 10 application with the City of Carlsbad regarding property owned by Muroya Family Trust, , 2 "Owner," described as 13 The East One-Half of the Northeast Quarter of the Northwest Quarter, Section 27, Township 12 South, Range 4 West, San 14 Bernardino Base and Meridian, in the City of Carlsbad, County of San Diego, State of California, According to United States Government Survey 16 ("the Property"); and 17 WHEREAS, the City of Carlsbad has received authorization to issue permits to 18 impact various sensitive species and habitats, including species listed as Threatened or 20 Endangered, by virtue of Incidental Take Permit No. TE022606-0 from the U.S. Fish and 21 Wildlife Service and Natural Community Conservation Planning Permit No. 2835-2004-001-05; 22 and 23 WHEREAS, the authority stated above is based on a plan titled Habitat 24 Management Plan for Natural Communities in the City of Carlsbad, Final Approval November 2004, referred to as the HMP, and approval of all projects is contingent on a finding of 27 consistency with the HMP; and 28 WHEREAS, said verified application by Developer constitutes a request for a 2 .Habitat Management Plan Permit pursuant to the City's authority as contained in Chapter 3 • '. 21.210 of the Zoning Ordinance, on file in the Planning Department; and 4 , WHEREAS, the Planning Commission did on April 7, 2010, consider said 6 request; and 7 WHEREAS, at said hearing, upon hearing and considering all testimony and o arguments, if any, of all persons desiring to be heard, said Commission considered all factors 9 relating to the Habitat Management Plan Permit. 10 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning . 2 Commission as follows: 13 A) That the foregoing recitations are true and correct. 14 B) That the MUROYA SUBDIVISION - HMP 07-02 PROJECT is consistent with the HMP as described in the following findings. 15 That based on the evidence presented at the hearing, the Commission APPROVES the Habitat Management Plan Permit, HMP 07-02, for the MUROYA SUBDIVISION, based on the 17 following findings and subject to the following conditions: 18 Findings: 19 1. That the Muroya Subdivision project is shown in Figure 28 of the approved HMP as a 20 "Proposed Standards Area" adjacent to an "Existing Hardline Conservation Area". 21 2. That authorization to take of species of concern, through the take of 0.29 acres of 22 Southern Maritime Chaparral (Group B), 0.05 acres of Southern Mixed Chaparral (Group D), 1.56 acres of Disturbed Land and 7.90 acres of Agriculture (Group F) is 23 subject to continuous compliance with all provisions of the Habitat Management Plan for Natural Communities in the City of Carlsbad (HMP), the Citywide Incidental Take 24 Permit issued for the HMP, the Implementing Agreement, the Terms and Conditions of the Incidental Take Permit, and the Biological Opinion. £*O 2fi 3. That authorization to take of species of concern is subject to continuous compliance with all mitigation measures as stated in the Mitigated Negative Declaration and Mitigation 27 Monitoring & Reporting Program, GPA 06-09, ZC 06-08, SP 203(D), LCPA 06-09, CT 06-27, CP 06-19, CDP 06-32, HDP 06-10, and HMP 07-02 and is subject to all conditions contained in Planning Commission Resolutions No. 6681, 6682, 6683, 6684, 6685, 6686, 6687, 6688, 6689, and 6690 for those other approvals, including but not PC RESO NO. 6690 -2- limited to recordation of conservation easements over all conserved areas and 2 management and monitoring in perpetuity by a qualified conservation entity. The Planning Commission of the City of Carlsbad does hereby find: 3 a. it has reviewed, analyzed, and considered Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Muroya Subdivision - 5 GPA 06-09, ZC 06-08, SP 203(D), LCPA 06-09, CT 06-27, CP 06-19, CDP 06-32, HDP 06-10, and HMP 07-02, the environmental impacts therein identified for this 6 project and said comments thereon, and the Program, on file in the Planning Department, prior to RECOMMENDING ADOPTION of the project; and 7 „ b. the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program have been prepared in accordance with requirements of the California 9 Environmental Quality Act, the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad; and 10 c. they reflect the independent judgment of the Planning Commission of the City of 11 Carlsbad; and 12 d. based on the EIA Part II and comments thereon, the Planning Commission, finds that 13 there is no substantial evidence the project will have a significant effect on the environment. 14 ^ ^ 4. That authorization to take of species of concern is subject to continuous compliance with the provisions of Volumes I, II and III of the Multiple Habitat Conservation Program and 16 the Final Environmental Impact Statement/Environmental Impact Report for Threatened and Endangered Species Due to Urban Growth within the Multiple Habitat Conservation 17 Program Planning Area (SCH No. 93121073). 18 5. That all impacts to habitat and all take of species will be incidental to otherwise lawful 19 activities related to construction and operation of the MUROYA SUBDIVISION project. 20 6. That the project design as approved by the City of Carlsbad has avoided and minimized impacts to wildlife habitat and species of concern to the maximum extent practicable in 22 that the residential development observes a 20 ft. upland habitat buffer (Lot 3) between the proposed development and the proposed Open Space habitat Lot 4, and 23 mitigation measures have been proposed which include a 60 foot fire management zone (Lot 3) and in order to prevent negative effects on the adjacent HMP Hardline 24 Conservation area mitigation measures have been included with the project to address the interface of the proposed development and the existing and proposed HMP open space which include: erosion control; landscaping restrictions; fencing; 26 signage; and lighting restrictions; and predator and exotic species control. 27 7. That adequate funding has been provided to address changed circumstances and adaptive management needs that may be reasonably anticipated in the future, consistent with the HMP Implementing Agreement. PC RESO NO. 6690 -3- 8. That the incidental take of species of concern as a result of the project will not 2 appreciably reduce the likelihood of survival and recovery of the species in the wild due to compliance with all of the above stated requirements, as well as ongoing monitoring 3 and reporting to the wildlife agencies and the public. 4 9. That the Planning Director is authorized to sign the Take Permit. 10. The Planning Commission hereby finds that all development in Carlsbad benefits from 6 the Habitat Management Plan, which is a comprehensive conservation plan and implementation program that will facilitate the preservation of biological diversity and 7 provide for effective protection and conservation of wildlife and plant species while continuing to allow compatible development in accordance with Carlsbad's Growth Management Plan. Preservation of wildlife habitats and sensitive species is required by 9 the Open Space and Conservation Element of the City's General Plan which provides for the realization of the social, economic, aesthetic and environmental benefits from the 10 preservation of open space within an increasingly urban environment. Moreover, each new development will contribute to the need for additional regional infrastructure that, in turn, will adversely impact species and habitats. The In-Lieu Mitigation Fee imposed on 12 all new development within the City is essential to fund implementation of the City's Habitat Management Plan. However, in accordance with the Mello II Segment of the 13 Local Coastal Program, the applicant is instead conditioned to pay an Agricultural Conversion Mitigation Fee on a per acre basis, to convert the entire agricultural 14 area (7.90 acres) from agricultural lands to residential development. 11. The Planning Commission has reviewed each of the exactions imposed on the Developer 16 contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the 17 degree of the exaction is in rough proportionality to the impact caused by the project. 18 Conditions: 19 1. If any of the following conditions fail to occur; or if they are, by their terms, to be 20 implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to 21 revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the 23 property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer 24 or a successor in interest by the City's approval of this Habitat Management Plan Permit.25 og 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Habitat Management Plan Permit documents, as necessary to 27 make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed 2° development different from this approval, shall require an amendment to this approval. PC RESO NO. 6690 -4- 3. If any condition for construction of any public improvements or facilities, or the payment 2 of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 3 66020. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with 4 all requirements of law. 4. Developer/Operator shall and does hereby agree to indemnify, protect, defend and hold 6 harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims 7 and costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this Habitat Management Plan Permit, (b) City's approval or issuance of any permit or action, whether discretionary or 9 non-discretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including 10 without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the City's approval is not , 2 validated. 13 5. This approval is granted subject to the approval of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, GPA 06-09, ZC 06-08, SP 14 203(D), LCPA 06-09, CT 06-27, CP 06-19, CDP 06-32, and HDP 06-10, and is subject , to all conditions contained in Planning Commission Resolutions No. 6681, 6682, 6683, 6684, 6686, 6687, 6688, and 6689 for those other approvals incorporated herein by 16 reference. 17 6. As a condition of this approval, applicant must comply with the requirements of all regulatory agencies having jurisdiction over the project and any mitigation requirements of the environmental documents for the project. Pursuant to Government Code section 19 65871 and Carlsbad Municipal Code Title 20, Chapter 20.04, section 20.04.140 applicant shall grant a conservation easement for the conservation, protection, and management of 20 fish, wildlife, native plants and the habitat necessary for biologically sustainable populations of certain species thereof, in accordance with the City's adopted Habitat 21 Management Plan. 22 7. Developer shall implement, or cause the implementation of, the MUROYA 23 SUBDIVISION - GPA 06-09, ZC 06-08, SP 203(D), LCPA 06-09, CT 06-27, CP 06- 19, CDP 06-32, HDP 06-10, AND HMP 07-02 Project Mitigation Monitoring and 24 Reporting Program. 75 8. This approval shall become null and void if building permits are not issued for this 26 project within three (3) years of project approval. 27 9. Prior to issuance of a grading permit or clearing of any habitat, whichever occurs first, the Developer shall take the following actions to the satisfaction of the Planning Director in relation to the open space lots which are being conserved for natural habitat in conformance with the City's Habitat Management Plan: PC RESO NO. 6690 -5- a. Select a conservation entity, subject to approval by the City, which possesses 2 qualifications to manage the open space lots for conservation purposes. 3 b. Prepare a Property Analysis Record (PAR) or other method acceptable to the City for estimating the costs of management and monitoring of the open space lot(s) in 4 perpetuity in accordance with the requirements of the North County Multiple Habitats , Conservation Plan and the City's Open Space Management Plan. 6 c. Based on the results of the PAR, provide a non-wasting endowment or other financial mechanism acceptable to the Planning Director and conservation entity, if any, in an 7 amount sufficient for management and monitoring of the open space lots in perpetuity.o 9 d. Record a Conservation Easement over the open space lots. 10 e. Prepare a Preserve Management Plan which will ensure adequate management of the open space lots in perpetuity. , 2 10. This project has been found to result in impacts to wildlife habitat or other lands, such as agricultural land, non-native grassland, and disturbed lands, which provide some benefits 13 to wildlife, as documented in the City's Habitat Management Plan and the environmental analysis for this project. Developer is aware that the City has adopted an In-lieu 14 Mitigation Fee consistent with Section E.6 of the Habitat Management Plan and City Council Resolution No. 2000-223 to fund mitigation for impacts to certain categories of vegetation and animal species. The Developer is further aware that the City has 16 determined that all projects will be required to pay the fee in order to be found consistent with the Habitat Management Plan and the Open Space and Conservation Element of the 17 General Plan. Developer or Developer's successor(s) in interest shall pay the fee prior to recordation of a final map, or issuance of a grading permit or building permit, whichever 1° occurs first. If the In-lieu Mitigation Fee for this project is not paid, this project will not , o be consistent with the Habitat Management Plan and the General Plan and any and all approvals for this project shall become null and void. 20 21 NOTICE 22 Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as 23 "fees/exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If 25 you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for 26 processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or 27 annul their imposition. 28 PC RESO NO. 6690 -6- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23. 24 25 26 27 28 You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad held on April 7, 2010, by the following vote, to wit: AYES:Chairperson Douglas, Commissioners Baker, Dominguez, L'Heureux, and Nygaard NOES: ABSENT: Commissioners Montgomery and Schumacher ABSTAIN: — c\J~ - *"* Vp FARRAH G^OUGLAS, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: DON NEU Planning Director PC RESO NO. 6690 -7- ^fOT TO SCALE SJ7TE Muroya Subdivision GPA 06-09 / ZC 06-08 / SP 203D /LCPA06-09 / CT 06-27 / CP 06-19 / CDP 06-32 / HDP 06-10 / HMP 07-02 BACKGROUND DATA SHEET CASE NO: GPA 06-09/ZC 06-08/LCPA 06-09/SP 203D/CT 06-27/CP 06-19/CDP 06-32/ HDP 06-10/HMP 07-02 CASE NAME: MUROYA SUBDIVISION APPLICANT: Taylor Morrison of CA. LLC REQUEST AND LOCATION: Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; a recommendation of approval for a General Plan Amendment, Zone Change, Local Coastal Program Amendment, and a Specific Plan Amendment; and a request for approval of a Tentative Tract Map. Condominium Permit, Coastal Development Permit, Hillside Development Permit, and Habitat Management Plan Permit for the subdivision of a 2Q.27-acre site into five (5) lots (two residential, two open space lots, and one private street lot), and the grading and development of 37 detached air-space condominium one-family residences and retaining the existing single family residence on property located north of Aviara Parkway, south of Corte Orchidia, east of Towhee Lane, and west of Black Rail Road, and within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 20. LEGAL DESCRIPTION: The East One-Half of the Northeast Quarter of the Northwest Quarter, Section 27, Township 12 South, Range 4 West. San Bernardino Base and Meridian, in the City of Carlsbad, County of San Diego, State of California, According to United States Government Survey. APN: 215-040-03 Acres: 20.27 Proposed No. of Lots/Units: 5 Lots / 38 units GENERAL PLAN AND ZONING Existing Land Use Designation: Residential Low-Medium Density (RLM, 0-4 du/ac) Proposed Land Use Designation: Residential Medium Density- Lots 1 & 5 (RM, 4-8 du/ac); Open Space- Lots 3 & 4 (OS): and Residential Low-Medium Density- Lot 2 (RLM). Density Allowed: 3.2 du/ac Density Proposed: 3.217 du/ac Existing Zone: Limited Control (L-C) Proposed Zone: Residential-Density Multiple (RD-M) - Lots 1 & 5; Open Space (OS) - Lots 3 & 4; and Single Family Residential (R-l) - Lot 2. Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site L-C RLM SFR/Agriculture North R-l-Q RLM SFR South P-C OS/RM Open Space/SFR East R-1-Q/R-l/L-C RLM SFR/Vacant West P-C RLM SFR Revised 01/06 LOCAL COASTAL PROGRAM Coastal Zone: £<] Yes | | No Local Coastal Program Segment: Mello II Within Appeal Jurisdiction: I I Yes 1X1 No Coastal Development Permit: IXI Yes |~] No Local Coastal Program Amendment: IXI Yes I I No Existing LCP Land Use Designation: RLM Proposed LCP Land Use Designation:RM/OS/RLM Existing LCP Zone: L-C Proposed LCP Zone: RD-M/OS/R-1 PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 37 EDU ENVIRONMENTAL IMPACT ASSESSMENT I | Categorical Exemption, Mitigated Negative Declaration, issued April 7, 2010 I | Certified Environmental Impact Report, dated D Other, Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Murova Subdivision - GPA 06-09/ZC Q6-08/LCPA 06-09/SP 203(DV CT 06-27/CP Q6-19/CDP 06-32/HDP 06-10/HMP 07-02 LOCAL FACILITY MANAGEMENT ZONE: 20 GENERAL PLAN: RLM ZONING: L-C DEVELOPER'S NAME: Taylor Morrison of CA. LLC ADDRESS: 15 Gushing St.. Irvine. CA 92618 PHONE NO.: 858-864-6206 ASSESSOR'S PARCEL NO.: 215-040-03 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 20.27 acres ESTIMATED COMPLETION DATE: Unknown A. City Administrative Facilities: Demand in Square Footage = 128.64 sq ft B. Library: Demand in Square Footage = 68.61 sq ft C. Wastewater Treatment Capacity (Calculate with J. Sewer) 37 EDU D. Park: Demand in Acreage = 0.26 acres E. Drainage: Demand in CFS - 23.7 CFS Identify Drainage Basin = C_ F. Circulation: Demand in ADT = 370 ADT G. Fire: Served by Fire Station No. = 4_ H. Open Space: Acreage Provided = 11.40 acres I. Schools: Elementary = 9.657 Middle School = 2.664 High School = 5.032 J. Sewer: Demands in EDU 37 EDU K. Water: Demand in GPD = 9,250 GPP L. The proposed project is 0.21 above the Growth Management Control Point (GMCP) for RLM properties. The unit yield of the property at the RLM GMCP (3.2 du/ac) is 37.79 units and 38 (37 new units and one existing residence to remain) units are proposed. City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) faPerson_ Title Corp/Part_ Title Address Address 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Corp/Part. 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us 3. 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 Profit/Trust 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? Yes | | No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary. ^' ^ ° I certify that all the above information is true and c^ect to the best of my knowledge. •• •— >^ Signature of owner/date \ 7 =>- Signature of applicant/date Prin! or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent 2 of 2 r City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and an other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. -• IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Taylor Woodrow Homes, Inc Corp/Part Title Title Address 16745 W. Bernardo Drive. Ste 140 SanDieao. CA92127 Address 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Murova Family Trust 05-18-98 Corp/Part Title Title Address PO Box 131016 Address Carlsbad. CA 92013 1635 Faraday Dr. • Carlsbad, CA 92009-1576 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.oa.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 a trustee or beneficiary of the. Non Profit/Trust Akira Muroya _ Non Profit/Trust Toshiko Muroya _ Title Trustee Address PO Box 131016, Carlsbad. CA Title Trustee Address PO Box 131016. Carlsbad. CA Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes 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. Signature of owner/date Signature of applicant/date l/ Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 ATTACHMENT 15 PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO C.1 C.2 C.3 C.4 SUBJECT Density Arterial Setbacks Permitted Intrusions into Setbacks/ Building Separation Streets DEVELOPMENT STANDARD Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another without a general plan amendment. All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and: • Shall contain a minimum of one 24" box tree for every 30 lineal feet of street frontage; and • Shall be commonly owned and maintained Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that: • Are required by a noise study, and • Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. Private Public Street Trees within parkways Minimum right-of-way width Minimum curb-to-curb width Minimum parkway width (curb adjacent) Minimum sidewalk width Minimum right-of-way width Minimum curb-to-curb width Minimum parkway width (curb adjacent) Minimum sidewalk width One-family dwellings and twin homes on small-lots Condominium projects 56 feet 34 feet 5.5 feet, including curb 5 feet (setback 6 inches from property line) 60 feet 34 feet 7.5 feet, including curb 5 feet (setback 6 inches from property line) A minimum of one street tree (24- inch box) per lot is required to be planted in the parkway along all streets. Street trees shall be spaced no further apart than 30 feet on center within the parkway. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. COMPLIANCE COMMENT The project density is 5.29 du/ac which is within the General Plan Land use Designation of RM (4-8 du/ac) Not Applicable. Black Rail Road is a Collector street. All intrusions, including fireplaces and architectural features, encroach up to two feet into the required setbacks and/or building separations as allowed per Section 21.46.120. Private street "A" is proposed with a 56' right-of-way that includes a minimum of 5.5' of landscaped parkways and 5' of sidewalks. N/A N/A Street trees are spaced an average of 30 feet along both sides of private street "A". The project is proposing Cassia Leptophylla (Gold Medallion) and Rhus Laurina (Laural Sumac) trees predominately along Street "A". ATTACHMENT 15 PLANNED DEVELOPMENTS (C.M.C. SECTION 21 .45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO C.5 C.6 C.7 SUBJECT Drive- aisles Number of Visitor Parking Spaces RequiredM) Location of Visitor Parking DEVELOPMENT STANDARD 3 or fewer dwelling units 4 or more dwelling units All projects Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. Minimum 20 feet wide. No parking shall be permtted within the minimum required width of a drive-aisle. A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). Additional width may be required for vehicle/emergency vehicle maneuvering area. Parkways and/or sidewalks may be required. No more than 24 dwelling units shall be located along a single- entry drive-aisle. All drive-aisles shall be enhanced with decorative pavement. Projects with 10 units or fewer A .30 space per each unit. Projects 1 1 units or more A .25 space per each unit. When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. On Private/ Public Streets On-street visitor parking is permitted on private/public streets, subject to the following: • The private/public street is a minimum 34-feet wide (curb-to- curb) • There are no restrictions that would prohibit on-street parking where the visitor parking is proposed • The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. COMPLIANCE COMMENT N/A: Project is proposing 37 homes. Private drives "B" and "C" are proposed at 24' No parking is proposed within the private drives "B" and "C". A minimum of 24 feet of back up area is provided. The project is proposing 24 feet width. A Landscaped parkway is provided as well as non-contiguous sidewalks on Street "A" No more than 15 units are located along Street "A"; 12 units along private drive "B"; and, 10 units along private drive "C". The entryways are proposed with decorative enhanced pavement. 9.25 visitor spaces are required. 7 are provided along private street "A"; 3 are provided along private drive "B"; and, 6 are provided along private drive "C", including one accessible space. Private street "A" is 36 feet curb to curb and has 7 visitor parking spaces located on both sides of the street. N/A; no parking bays are proposed along private street "A". The spaces provided have 24 feet minimum. N/A: the project is not in the BAOZ ATTACHMENT 15 PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO C.7 Cont'd C.8 SUBJECT Location of Visitor Parking Cont'd. Screening of Parking Areas DEVELOPMENT STANDARD On Drive- aisles On a Driveway Compact Parking Distance from unit Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. Outside the Beach Area Overlay Zone Within the Beach Area Overlay Zone All projects One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit's garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. In addition to the provisions above to locate visitor parking in a driveway, if the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following: • All required visitor parking may be located within driveways (located in front of a unit's garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. • If less than 1 00% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side- loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. Open parking areas should be screened from adjacent residences and public rights-of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. COMPLIANCE COMMENT All parking on private drives "B" and "C" are located in bays outside the 24 feet minimum width provided. N/A N/A N/A N/A N/A N/A N/A All visitor parking provided is within 300 feet of the units. Guest parking is internal to the site and visibility to the public right-of- way is limited. ATTACHMENT 15 PLANNED DEVELOPMENTS (C.M.C. SECTION 21 .45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO C.9 SUBJECT Community Recreations ISpace(1) DEVELOPMENT STANDARD Community recreational space shall be provided for all projects of 1 1 or more dwelling units, as follows: Minimum community recreational space required Projects with 1 1 to 25 dwelling units Projects with 26 or more dwelling units Projects with 50 or more dwelling units All projects (with 1 1 or more dwelling units) Recreation Area Parking SZ°Sa,ron 200 square.ee, per „„» ProieZS!SSneri" '5° •*» '«' " - Community recreational space shall be provided as either (or both) passive or active recreation facilities. Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities). For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community recreation space must be provided as pocket parks. • Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially "T-intersections") and where open space vistas may be achieved. Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1 ,000 feet from a community recreation area. The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). COMPLIANCE COMMENT The project is not within the RH General Plan Designation. The project is required to provide 7,400 square feet of recreational space. The project is proposing 12,290 square feet of active and passive space. N/A: the project is for 37 units. Required: 7,400 sq ft total; with 75% minimum as active (5,550). The project is providing 12,290 sq ft total of recreational space with 5,614 as active space. N/A N/A The recreational space is centrally located and is approximately 500 feet from the farthest unit. No indoor space is provided. The project complies with this requirement. N/A: The farthest unit is 500 feet away. There are 4 spots proposed near the recreational area, including an accessible space. The spaces are located in a parking bay outside the required width for the private drive. ATTACHMENT 15 PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO C.9 Cont'd C.10 C.11 C.12 SUBJECT Community Recreational Space (1) Lighting Recreational Vehicle (RV) Storage (1> Storage Space DEVELOPMENT STANDARD COMPLIANCE COMMENT Examples of recreation facilities include, but are not limited to, the following: Active Passive Lighting adequate Swimming pool area Children's playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the planning director to satisfy the intent of providing active recreational facilities. Benches Barbecues Community gardens Grassy play areas with a slope of less than 5%. for pedestrian and vehicular safety shall be provided. Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the RMH or RH land use designations. 20 square feet per unit, not to include area required for driveways and approaches. Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. RV storage areas various sizes (i.e. shall be designed to accommodate recreational vehicles of motorhomes, campers, boats, personal watercraft, etc.). The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. 480 cubic feet of separate storage space per unit. If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). A garage (12'x20' one-car, 20'x20' two-car, or larger) satisfies the required storage space per unit. This requirement is in addition to closets and other indoor storage areas. The project is providing a grassy play area with slopes less than 5% The project is providing benches, barbeques, and grassy play areas. Adequate lighting is provided for pedestrian and vehicular safety through the use of street lights and bollard lights throughout the park areas. NA: the project consists of 37 units. N/A N/A Each unit will have, at a minimum, 480 cubic feet of overhead storage within the garage. Each unit will have the storage inside the garage. Each unit will have the storage inside the garage. Each unit will have the storage inside the garage. Each unit will have the storage inside the garage. This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). ATTACHMENT 16 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO E.1 E.2 E.3 E.4 E.5 SUBJECT Livable Neighborhood Policy Architectural Requirements Maximum Coverage Maximum Building Height Minimum Building Setbacks DEVELOPMENT STANDARD Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. One-family and two- family dwellings Multiple- family dwellings Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. All building elevations shall incorporate a minimum of four complimentary design elements, including but not limited to: • A variety of roof planes; • Windows and doors recessed a minimum of 2 inches; • Decorative window or door frames; • Exposed roof rafter tails; • Dormers; • Columns; • Arched elements; • Varied window shapes; • Exterior wood elements; • Accent materials such as brick, stone, shingles, wood, or siding; • Knee braces; and • Towers. 60% of total project net developable acreage. Same as required by the underlying zone (35 feet), and not to exceed three stories Projects within the RH general plan designationID From a private or public street<2)(3) From a drive- aisle(4) 40 feet, if roof pitch is 3:12 or greater 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories Residential structure Direct entry garage Residential structure (except as specified below) Residential structure -directly above a garage Garage 10 feet 20 feet 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) 0 feet when projecting over the front of a garage. 3 feet Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. COMPLIANCE COMMENT See Policy 66 Attachment See Policy 44 Attachment All units have at least three building planes with a minimum offset of 18 inches. All plans elevations include four or more design elements that include: Roof height variations; covered front porches; decorative window and door treatments; varied window shapes; wood and/or brick elements; Juliet balconies; and a tower element over the front door. The proposed coverage is 20% Plan 1 = 19'-0"Max.- 1 story Plan 2 = 25'-8" Max.-2 story Plan 3 = 24'-9" Max.-2 story Plan 4 = 23'-5" Max.-2 story Plan 4X = 25'-0" Max.-2 story N/A All residential structures are setback 1 0 feet or greater from Private Street "A". All direct entry garages are setback 20 feet or greater from Private Street "A". All residential structures are setback 6' 7" or greater from private drive "B" and "C" and are landscaped. N/A All direct entry garages are setback 1 0 feet or greater from private drive "B" and "C". ATTACHMENT 16 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.5 Dont'd Minimum Building Setbacks From a drive- aisle'4' Balconies/decks (unenclosed and uncovered) From the perimeter property lines of the project site (not adjacent to a public/private street) Ofeet May cantilever over a drive-aisle, provided the balcony/deck complies with all other applicable requirements, such as: • Setbacks from property lines • Building separation • Fire and Engineering Department requirements All balconies or decks are setback 6' 7" or greater from private drive "B" and "C". The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. N/A E.6 Minimum Building Separation 10 feet All units are separated 10 feet or greater. All dwelling types One- family and two- family dwellings E.7 Resident Parking (6) Multiple- family dwellings If a project is located within the RH general plan designation, resident parking shall be provided as specified below, and may also be provided as follows: • 25% of the units in the project may include a tandem two-car garage (minimum 12 feet x 40 feet). • Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. NA: not in the RH designation. 2 spaces per unit, provided as either: • a two-car garage (minimum 20 feet x 20 feet), or • 2 separate one-car garages (minimum 12 feet x 20 feet each) • In the R-W Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) 74 spaces are required for resident parking. All residences have a minimum 20' x 20' 2 car attached garage. Studio and one- bedroom units Units with two or more bedrooms 1.5 spaces per unit, 1 of which must be coveredT5T When calculating the required number of parking spaces, if the calculation results in a fractional parking space, the required number of parking spaces shall always be rounded up to the nearest whole number. N/A 2 spaces per unit, provided as either: • a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or(5> • a two-car garage (minimum 20 feet x 20 feet), or • 2 separate one-car garages (minimum 12 feet x 20 feet each) • In the R-W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered N/A space (5) Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following: • Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns; and • A backup distance of 24 feet shall be maintained in addition to a minimum 5 feet turning bump-out located at the end of any stall series. N/A Required resident parking spaces shall be located no more than 150 feet as measured in a logical walking path from the entrance of the units it could be considered to serve. N/A ATTACHMENT 16 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO E.8 SUBJECT Private Recreational Space DEVELOPMENT STANDARD One- family, two- family, and multiple- family dwellings One- family and two- family dwellings Required private recreational space shall be designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve. Required private recreational space shall be located adjacent to the unit the area is intended to serve. Required private recreational space shall not be located within any required front yard setback area, and may not include any driveways, parking areas, storage areas, or common walkways. Minimum total area per unit Projects not within the RMH or RH general plan designations Projects within the RMH or RH general plan designations 400 square feet 200 square feet May consist of more than one recreational space. May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. If provided at ground level If provided above ground level as a deck/ balcony or roof deck Multiple-family dwellings Minimum dimension Not within the RMH or RH f general plan designations Within the RMH or RH f general plan designations Shall not have a slope gradient greater than 5%. Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following: • The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). Minimum dimension Minimum area Minimum total area per unit (patio, porch, or balcony) Minimum dimension of patio, porch or balcony 6 feet 60 square feet 60 square feet 6 feet Projects of 1 1 or more units that are within the RH general plan designation may opt to provide an additional 75 square feet of community recreation space per unit (subject to the standards specified in Table C of this Chapter), in lieu of providing the per unit private recreational space specified above. COMPLIANCE COMMENT All units have private recreational space in rear yard areas. Recreational space is provided in rear yards. Complies. 400 square feet required per unit. All units have 400 square feet or greater of private recreational space. N/A All units have 400 square feet or greater of private recreational space. Most units have porches, decks, and/or loggias included. All units have a minimum of 400 sq ft of private recreation area at least 15 feet wide at ground level. N/A. Complies All units have 400 square feet or greater of private recreational space not counting area under projections. Complies Complies N/A N/A If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code.121 See Table C in Section 21.45.060 for required setbacks from an arterial street.(3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building. '"' Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-aisle (excluding parking located in a driveway in front of a unit's garage). (5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. 161 This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). ATTACHMENT 17 MUROYA PROPERTY (CT 06-27/CP 06-19) CITY COUNCIL POLICY 44 - NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations 1 All residential projects shall be required to have a minimum number of different floor plans, different front and corresponding matching rear elevations with different color schemes as identified below: [X] 21+ dwelling units shall provide 3 different floor plans and 3 different elevations. The project proposal includes 37 detached condominium units. There are four (4) floor plans proposed with three (3) architectural styles; Adobe Ranch (AR), Andalusian (A), and Santa Barbara (SB). Every house should have a coherent architectural style. All elevations of a house, including front, side and rear, should have the same design integrity of forms, details and materials. The applicant is proposing three (3) architectural styles, Adobe Ranch, Andalusian, and Santa Barbara. All elevations of each style include unique detailing and materials while each style elevations consist of the same design forms, details, and materials. In addition to the previous requirements, design details should reinforce and enhance the architectural form and style of every house and differ from other elevations of the same floor plan. A minimum of 4 complimentary design details, including but not limited to those listed below, shall be incorporated into each of the front, rear and street side building facade(s) of the house. Design Details £3 Balconies IXI Decorative eaves and fascia £<] Exposed roof rafter tails 1X1 Arched elements [X] Towers I | Knee braces I | Dormers I | Columns £3 Exterior wood elements I | Accent materials (i.e.; brick, stone, shingles, wood or siding) Each of the three (3) architectural styles (Santa Barbara, Adobe Ranch, and Andalusian) associated with the four plan types incorporates at least four (4) elements of design details on the front, rear, and street side building facades. Please refer to the attached "Building Elevation Design Elements" matrix. (Attachment 19) Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. Roof heights range from 19' up to 25'- 8". All three (3) architectural styles have a 3.5:12 roof pitch but vary in the configuration with hips, ridges, valleys, gables, etc which are used to distinguish between styles. Houses with both the same floor plan and elevation style shall not occur on adjacent lots. Units with the same floor plan and elevation style do not occur on adjacent lots in this project. ATTACHMENT 17 MUROYA PROPERTY (CT 06-27/CP 06-19) CITY COUNCIL POLICY 44 - NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations 6 Reverse floor plans shall be included where possible to add variety to the street scene. 51% of the units (19) are reversed. They add variety to the street and allow more flexibility throughout the project. Single Story Requirements 7 8 A minimum of 15% of the total number of homes shall be single-story structures. Single-story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330. or A minimum of 10% of the total number of homes shall be single-story structures and 1 5% shall be reduced second story structures. A reduced second story structure shall comply with the following criteria: O A minimum of 60% of the roofline shall be single story; 1 I A 2-story element may be added in the central portion of the front and rear elevation; and O The second story element may be no greater than 25% of the floor area of the first floor of the house (including garage). or For alley-loaded product, a minimum of 20% of the homes shall be single-story for the front 20% of the home (overall depth of house times 20%). A maximum of 20% of the total number of homes are exempt from the requirement to have a single-story building edge. The Plan 1 single-story homes (19' tall), make up 16% of the project meeting the minimum 1 5% requirement. All of the units have a single story building edge and/or complies with #9 requirements below. ATTACHMENT 17 MUROYA PROPERTY (CT 06-27/CP 06-19) CITY COUNCIL POLICY 44 - NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations The remaining total number of homes shall comply with one of the following guidelines: I | The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering the single-story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single-story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line are not required to have a single-story building edge. Q The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single- story element shall be substantially lower than the roof for the two-story element of the building. IX! The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. Three (3) of the proposed plans are 2- story houses (Plans 2, 3, & 4) that meet the third requirement of a single story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. • Plan 2 Perimeter length = 173' Single-story edge = 69' or 40% (complies) • Plan 3 Perimeter length = 230' Single-story edge = 105' or 46% (complies) • Plan 4 Perimeter length = 246' Single- story edge = 128'or 52% (complies) • Plan 4X Perimeter length = 256' Single story edge = 129' or 52% (complies) Multiple Building Planes 10 For at least 66% of the homes in a project, there shall be at least 3 separate building planes on street side elevations of lots with 45 feet of street frontage or less and 4 separate building planes on street side elevations of lots with a street frontage greater than 45 feet. Balconies and covered porches qualify as a building plane. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, porches and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet. A plane must be a minimum of 30 sq. ft. to receive credit under this section. Plans 1A, 2A/B, 3, 4, and 4X (27 units or 72.9% of the units) have a minimum of 4 separate building planes on the front elevation meeting the 66% requirement. Plans 2A/B, 3, 4, and 4X (25 units or 67.5% of the units) meet the requirement of 4 building planes, 18 inches offset, 30 square feet in area, and at least 10' between the forward most plane and the rear plane. 11 Rear elevations shall adhere to the same criteria outlined in Number 10 above for front elevations except that the minimum depth between front and back planes on the rear elevation shall be 4 feet. Rear balconies qualify as a building plane. Plans 2, 3, 4, and 4X (31 units or 83.7% of the units) have a minimum of four (4) building planes on rear elevations and have an offset of at least 18", 30 sq ft in area, and at least 4 feet between the forward most plane and the rear plane. ATTACHMENT 17 MUROYA PROPERTY (CT 06-27/CP 06-19) CITY COUNCIL POLICY 44 - NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations 12 For at least 66% of the homes in a project, one side elevation shall have sufficient offsets or cutouts so that the side yard setback averages a minimum of 8.5 feet. Plan types 1, 3, 4, and 4X incorporate side yard cutouts and offsets, so that the side yard setback averages a minimum 8.5 feet. In addition, there are five (5) instances where the Plan 2 has a side yard setback that averages greater than 8.5 feet (Units 13, 14, 28, 29, and 36). These plan types are plotted 27 times or 72% of the total unit mix. Windows/Doors 13 14 At least 66% of exterior openings (door/windows) on every home in the project shall be recessed or projected a minimum of 2 inches and shall be constructed with wood, vinyl or colored aluminum window frames (no mill finishes). Windows shall reinforce and enhance the architectural form and style of the house through, the use of signature windows and varied window shapes and sizes. All exterior openings are either recessed or inset a minimum of 2" or trimmed with a minimum 2"thick foam trim. All elevations incorporate various window shapes and sizes to bring character to each architectural style. Front Porches 15 Fifty percent (50%) of the homes shall be designed with a covered front porch, open courtyard, or balcony (each with a minimum depth of 6 feet and a minimum area of 60 square feet) located at the front of the dwelling. The minimum depth for a covered front porch shall be measured from the front facade of the home to the inside of any supporting porch posts. The front and sides of porches shall be open except for required and/or ornamental guardrails. A variety of roof elements shall be provided over porches. Porches may not be converted to living space. 19 of the 37 total units need to be designed to conform to this guideline. As proposed, 21 units or 56.7% of the 37 total units comply: • Plan 2 9 units of the 1 5 total comply with the required front porch area and design guidelines. • Plan3 all 9 units of this plan comply with the required front porch area and design guidelines. • Plan 4 3 units out of the 7 total comply with the required front porch area and design guidelines. Front Entries 16 Seventy-five percent (75%) of the homes must have a front entry to the home that is clearly visible from the street. Walkways from the front door to the street are encouraged. 75.6% of the homes have a front entry that is clearly visible from the street with a majority of the walkways from the front door to the street. ATTACHMENT 17 MUROYA PROPERTY (CT 06-27/CP 06-19) CITY COUNCIL POLICY 44 - NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations Chimneys 17 Gara 18 Chimneys and chimney caps shall be in scale with the size of the home. No more than 2 chimneys shall be allowed for homes on lots in planned developments having an area less than 7,500 square feet. Proposed chimney's and decorative chimney caps are in scale with the size of the homes. And no more than 2 chimneys are proposed per house. ge Doors Garage doors for 3 or 4 cars in a row that directly face the street must have a minimum of an 18" plane change between the garage doors after the 2 car garage door. N/A. All units include 2 car garages. Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to achieve the best project design as determined by the project planner. When a percentage of units are described in the guidelines, the intent is to have that percentage spread throughout the entire project. ATTACHMENT 18 CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS Principle Compliance Comments Building Facades, Front Entries. Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. All of the units have detailing and materials unique to each of the three styles (Adobe Ranch, Andalusian, and Santa Barbara). Front entries are predominantly visible from the streets and the different elevations include balconies, porches, and courtyards to promote social interaction and an enhanced street scene. Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side- loaded garages, front-loaded garages, alley-loaded garages and recessed garages. The project utilizes a combination of front and side-loaded garages to provide a variety. The units create a varied look with 48.6% (18 units) of the units' garages being side-loaded. Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul-de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. The project takes access off of Black Rail Road via a private street and private drive. The detached condominiums are then accessed through auto-courtyards. The private street includes full width improvements that include sidewalks and landscaped parkways consistent with the City's standards for private streets. Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. The private street includes a fully landscaped parkway between the sidewalk and the curb. The parkway has street trees proposed at an average of 30 feet apart and will provide a canopy for pedestrians. ATTACHMENT 18 CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS (CONTINUED) Principle Compliance Comments Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should b'e bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul- de-sacs), pedestrian paths should also be provided. The project will provide walkways along Black Rail Road and along Private Street "A". In addition the project is proposing additional pedestrian walkways and trails to and through the recreational areas. Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. The community recreation area for the development is centrally located and is sited for views off of the private drive. The recreation area has a variety of passive and active uses. Trails and sidewalks will be constructed to lead users to the recreation area and to encourage social interaction. A portion of the recreational area is located within the SDG&E easement that bisects the property. Taylor Morrison Homes, Inc Muroya Property BUILDING ELEVATION DESIGN ELEMENTS DESIGN ELEMENTS a. Knee Braces b. Exposed Roof Beams or Rafter Tails c. Arched Elements d. Window and Door Lintels e. Towers f. Varied Window Shapes g. Dormers h. Columns 1. Exterior Wood Elements Accent Materials such as brick, stone, shineles wood or sidine PLAN ONE Adobe Ranch Front i Side ' 1 ' ' i ' ' j : t ' Rear J^_ • ' i Andalusian Front ! Side v ' • ^ i v' /" ^ ' Rear s s s PLAN TWO Adobe Ranch Front Side 1 Rear '^ 1 ^ ' ^ v' ^ ^ ^ ' ^ ^ ^ Andalusian Front Side ^ Rear ^ ^ ^ ^-s 1 s \ s s V ' ' •s~ ™-™~ ^ ^ Santa Barbara Front Side I Rear FT" ^ ^ v< ' ' • ' ' • ' ^ ^ ^ PLAN THREE Adobe Ranch Front 1 Side : Real- s s /^1 ^ ^ s s s ^ ' ! ^ i1 Andalusian Frond Side ' ^ ^ ' s — s Rear ___ — --~_« * s ' ' S \ V I Santa Barbara From V ^I Side ^ s v ' Rear ^ ^ ' — ^ ^ PLAN FOUR Andalusian Front 1 Side \ Rear ' ^ ^ ^ ^ /• ^^ •/ ^ v' ^ ! ^ ^I v^ Santa Barbara Front ' ^ ^ V ^ Side | Rear s s s \ ^ s 1 ^ ^ \ s 1 v 5 OI Sm 11/2/2009 GPA 06-09 / ZC 06-08 / LCPA 06-09 / CT 06-27 / CP 06-19 / HDP 06-10 / GDP 06-32 / HMPP 07-02 TENTATIVE MAP/CONDOMINIUM PERMIT MUROYA PROPERTY CITY OF CARLSBAD, CALIFORNIAI i • i s • LEGEND SUBOl VISION ftXMMflr tOT Lll£ EMXUSIVT USE AREA litf PAD ELEVATION BUILDING PIAN TtPE BUILDING ELEVATION fYTf PROPOSED SIDEWALK EASEMENT Lift CASEUENT CALLOUJ (SEE SHUT 0) SLOPt (2: I UAX. ) X OF GRADE EXISTING SEWER PfiWOSEO I*JER(.B- PVC) EXISTING WATER PROPOSE!) STCfUJ CH41H w/Aiwu.a' acf AltfD *ATER RW PROPOSED riK HYDRANT EXISTING FIRE HYDfUNT PROPOSED STREET LIGHT EXISTING STREET LIGHT RETAINING »ALL FINISHED SUVACE ELEVATION DRAINAGE SHALE HIP-RAP (BflKY DISSIPATES) • WL£SS SMON OTtCfttlSE EARTHWORK/GRADING QUANTITIES TOTAL PROJECT RAW CUT: 33,5*0. C.Y.HAW flu.: )9,970 C.Y. TOTAL GRADED AREA? 7.3 ACMES (3,005 C.Y./AC.)RMDIAL «0l«t JS.OOO C.Y. R£W\t t RECOUPACT(AH ESriUATCD 3.120 C.f OF KBRIS TO X BEHOVED FROU SITE) • T*r CUBIC YARDS PER ACRE IS 3,005 CY/AC AS IWICATtD AM) THE (KLATI SENSITIVITY OF HILLSIDE GRADING IS COSSIDEHED "AC< ON SECTION 3t.SS.060(j)(3) OF THE MMICIPAL COOf. PUBLIC UTILITIES AND DISTRICTS SCALE: 1"- 100' CONDOMINIUM NOTE MS a/BWHSO* IS A COWQUWtl PROJECT AS KCOBE or WE SMIT or CAuFofaiA AND FXID rttfOf TOM NUU3&I Cf XTACHCS OXDOUHtM UH REFERENCE DRA WINGS EO IN SECTION tUI Of IW Olr TO JHC SWOMSO* UAP AI FOR IMS fHOJfCT IS 37, CAS AND ELECTR TCLEPHOtf*ATEH SEtER SDCK PACIFIC BELL TELEPHONE ClTY OF CARLSBAD CARLSBAD SEOER DISTRITCT C>rr OT CARLSBAD C> TY OF CARLSBADCARLSBAD WIFIED SCHOOL CIST. LEGAL DESCRIPTION "tf EAST Ct£-HALF if THE NCRIHEAST OIAX1BI OF THE NtXTHVEST «/A«ICT SCC1XN 27, KVHSHP II SCUtH. ItftlGE 4 «Sr SAM ffiBWWOWO BASF AND UDBOW. H THE CITY OFCW.SSAD, COUNTY OF SAN fflfKt STATE CF CAUTOWA. ACOMawC IP 1WTED STATES GOYEXQ1EHT SURVEY. CITY OF CARLSBAD DRA»INGS DK. NO, 433-3 llfftOVEIfNT PLANS FOR YAUAUQTO PROPfimfCT 04-Ot)DK. NO. 433-3A GRADING k BKSION CONTROL PLANS FOR YAUAUOTO PROPERTYfCT 04-01)DUG. NO. 3S7-I lifftOVEl£HT PLANS FOR THE CARNATION PRVERTY(CT 3S-IS) OIK. NO. JB7-IA GRACING FLANS FOR CARHATIQN PROPERTY(CT SB-IB)DUG. NO. 335-5 llfROVEUENT PLANS Fan BLACK RAIL ROAD(PO 421)DK. NO. 197-4 IW-BOVEMENr (VANS FOR tABAIA PRCPEH7Y(cr CO-13) OIC. NO. 397-4A GRADING PLANS FOR TABATA PROP£RTY(CT 00-13)DK. NO. 401-s iirmvDfifr PLANS FOR AVIARA POINTE(CT 99-10)DK. NO. 40I-SA CRAPINC AM) ETOSJON CONTROL PLANS FOR AVIARA KINTEfCT 33-10)DUG. NO. 322-2A GRADING PLANS FOR AVIAXA P.A. 24 UNITS 1-4(CT 90-13)DK. NO. 322-2 luPKWOfNT PLANS FOR AVIARA P. A. 24 WIT l(CT 90-15-1}0*0. NO. 322-7 HPHOVEI£NT PLANS FOR AVIARA P.A. 24 WIT 3(CT 90-IS-JjDK. NO. Jfle-ST IIPIKVO£NT PLANS FOR PfT OX1VEXAY FOR AVIAJU INFO CNTR(PD-X3) Di«. NO. 3S3-3 llfHOVB£NT PLANS FOB AVIARA PHASE III. WIT «fCT 32-3)DUG. HO. 377-5 llfOOVOOtT PLANS FOR AVIARA PA 23 CRISTALLA(Ct S7-20)DUG. NO. 377-SA GRADING PLANS FOR AVIARA PA 23 Cfl/SfALLAfCT 97-2QJDUG. NO. 3SS-2 IIP80V&£NT PLANS FOfl HADLEY PROPERTY(CT SB-17)DUG. NO. 3S6-2A GRADING PLANS FOR HAOEY PROPEftTrfCr 3S-17) REPRESENTATIVE JACK HENTH&N * ASSOCIATES 5927 BALFOIM COURT SUITE 112 CARLSBAD. CA. 62006 (760) 434-4090 PROCESSED BY: GENERAL NOTES ACRES1. TOTAL CTOSS SITE AOEA: 20.27 , _. BLACK RAIL ROAD KICHT-OF-VAY AREA: O.S2 ACKS NET SITE AREA; 19.35 ACRES (CROSS AREA - BLACK RAIL HQAD AfU.. NET DEVELOPABLE AREA.' 11.81 ACRES (P£R CONSTRAINTS UAp) 2. TOTAL WO. LOTS-5J DETACHED CQtOOUINUM LOT (LOT i)I SINGLE FAUILY LOT (EXISTING RESIDENCE REMAIN I NG-i.0 I HOA OPEN SPACE {LOT J) 1 PRIVATE STREET LOT (LOT 5)3. TOTAL NO. OF UNITS: 33 }7 PROPOSED DETACHED COHDOHINIWI WITSI EXISTING SINGLE FAMILY \nn TO KEUAIN 4. ASSESSOR'S fiWCEL NMCEft 315-040-035. EXIST. CEtfRAL PLAN DESIGNATION: RLH (0-4 DU/AC} 8. PROPOSED CEMFflAL PLAH DESIGNATION (LOTS I t 5): DM (4-8 DU/AC) m^DSED GENERAL PLAH KSIOWTJCW (LOIS 3 * «).• OPEW SPACE (OS)C0&W- PLAN DESIGNATION FOR LOT 2 TO REUAIH AS RLU (0-4 DU/AC) 7. EXISTING ZONING; L-C (LIUITED CONTROL}8. PROPOSED ZmiNG (LOIS 1 * 5j: RD-U (RESIDENTIAL OENSttY-UEQlVU) PROPOSED ZONING (LOTS 3 i 4): OS (OPEN SPACE)PROPOSED ZONING (LOT 3): K-l (ONE FAUILY RESIDENTIAL) 8 PROPOSED OVERALL DENSITY: 1.4 OV/AC (30 DU'S/II.S NET DEV. AC.) LOTS 1U DEHSITY: 5.3 OU/AC (37 DVS/7.02 AC.) LOT 2 CttaiTY: 1.1 DU/AC (1 DV'S/0,34 AC.) W. IMP KWE: KHZ 2011. AVEWACE DAILY TRAFFIC: 300 (10 TRIPS X J8 tWITSJ12. TOTAL BUILDING COVERAGE-BLOCS 1-37): APPROK. 1.4 ACRES <S!.2t3 SF) X Cf NET DEVELOPABLE AREA,- 12* (BLDC COVERAGE AREA / NET DEV. AREA)TOTAL BUILDING COVERAGE LOT 2: APPRO*. 0. 12 ACRES (5,070 SF SF) X Cf LOT AREA: 12.B* (BLOC- COVERAGE AREA OF. 12 AC/ LOT AREA OF .34 Ai IJ. PERCENT OF LANDSCAPING 35* GENERAL DESIGN NOTES ALL STREET DESIGNS, STREET LIGHTS, AM? FIRE HtMAHTS TO CONFORH TO CIT1 OF CAttSBAO DESIGN STANDARDS AM AS REWIRED BY THE CITY EHGIHEBt,EASEHEHTS AS KEQUIflED BY THE CITY ENGINEER, HieLtC UTILITIES AtO DISTRICTS. ALL PROPOSED UTILITIES TO BE WXRGROuMl. CONTOUR INTERVALS; 2/10 FEET TOPOGRAPHY FKffARED 8Y-. SAH-LO AERIAL SURVEYS. FLOW NOV. 24, 2001 , FfNlSttO GRAMS ARE APPROXIIWTE OM.T A* Slfl-tCT TO OtWCE IN FIHU.DESIGN CONSISTENT WITH THE CITY'S SUBSTANTIAL COtfORHANCS POLICY. SOILS IffORUATICH WAS OBTAItfO FROU SOILS REPORTS BY-. CEOCQN DATED: APRIL 2006 fjV 07«7l-52-Ot) LANDSCAPING AtO TREE PLANTING AS KOMIIKO BY THE CAH.SBAD LANDSCAPE UANUAL. CUT AND FILL SLOPES NOT TO EXCEED Z I UNLESS APPROVED BY THE CITY ENGINEER AM) SOILPS &KINEER.. ). UODEL LUITS UAY BE BUILT PRIOR TO FINAL UAP RECOODATlW IF SPECIFIC APPROVAL IS GRANTED BY THE CITY ENGINEER Aft} PLAWINO DIRECTOR. ?. SEE LANDSCAPE PLAN FOB PERIXTER HALL * FENCE LOCATIONS. J. AH ICO FOR OPEN STACE PWVOSES (LOT 4) IN PERPETUITY ITIU. BE UAOE TOTHE CITY.OR OI7CK ACENCY AS DESIGNATED BY THE CITY. FOR OPEH SPACE LOT 4 THE LOT XILL HE COVERED BY A DEED RESTRICTION FOR PERUANENT OPEN SPACE USES ONLY. THE PROJECT HOA HILL PROVIDE INTER'" OHHERSH/P AM) MAINTENANCE. UNTIL SUCH TIUC AS Ttf DEDICATION IS ACCEPTED. ». INDIVIDUAL TRASH PIOW IS PROPOSED »ITH THIS PROJECT.). AVERAGE SEWER GENERATION IS .026 HOT (FOR J7 EDU'S) AVERAGE POTABLE 1A1EX DEUAHO IS IB. I CPU, B4.4 GPU PEAK FIRE FLOW OEUAtO IS 2500 CPU S. BUILDINGS ARE NOT PROPOSED TO K SPRINKLERED. '. ALL PQHER POLES AM) POKER LlffS ALONZ THE SIXTH SIC£ OF BLACK RAIL ROA1 SHALL BE lADOKSOUSOCD. EXCEPT THE EXISTING POLE SOUTH OF PROPOSED PRIVATE DRIVE -C' AH> ADJACENT TO UNIt 37. S. SECrCLtD »ATE« PEAK IRRIGATION DEUAftX APFROXIUATELY SO GPU. t. DRAINAGE BASIN; CITr OF CA«.sa*D UASTER DRAINAGE PLAN / BASIN "C". CARLSBAD HTMO-OCIC WIT, SAM MARCOS CREEK KTWWLOCIC A"£*. * BATiOUJT HVDrtOLOCIC Sie*fiEA (BASIHHUUKR 904.91) CFS 23.7 CFS / 17.6 ACRES J FLOCARO CltfB INLET FILTERS A/J£ PROPOSED FOR ALL CLBfl IH.ETS.t. THE APPROACH AT PRIVATE STflETT "A" AT THE INTERSECTION OF BLACK RAIL ROAD HAS BEEN DCSICtfD AT 20 fH INSTEAD Cf 25 UPH OWNER SUBDIVIDED HO£S, !HCAKIRA uurorA * rosH'K-o UJRQYA. TAYLOR UOWISON na£S, INCTRUSTEES OF THE UUKOYA FAMILY TRUST 18745 WEST SEMWDO DRIVT, DATED UAY 18, 1393 SUITE 140fV BOX IJIOJS CARLSBAD. CA 32013 ,*,,*SUITE 140SANDIECO, CA Otll? S43-SIOO JACK HENTHORN & ASSOCIATESL*Dd PUnninj . Project Uanl(*n»Bl6S27 Billaur Court Sull. lie Carlibtd. CB B200B (Too) 438-4090- r«. (790) 438-OSBl PREPARED BY: TENTATIVE MAP / CONDOMINIUM PERMIT MUROYA PROPERTY CITY OF CARLSBAD, CALIFORNIA SHEET 1 OF GPA 06-09 / ZC 06-08 / LCPA 06-09 / CT 06-27 / CP 06-19 / HDP 06-10 / GDP 06-32 / HMPP 07-02 tVCT.ro KOX£ TYP/CAi SURFACE DRAINAGE, BUILDINQ SETBACK DETAIL AND WATER/SEWER LATERAL LOCATIONS PROJECT SUMMARY TOTAL itTE AREA 1PACE~ HO-UOES ALL WIERNAL PAHKINO. DRIVEWAY; PPJVATE OPEN tPACE COUNTED M THE TOTALSm AREA MCLUMI OIIOUM) PORCHES. LOOOl**AHOP*HO», (ACTIVE REQUIRED • TS* TOTAL O.i. - 8,MO S.f.) [° MO.UOES MANUFACTURED SLOPE AREA1 AJCFUTAHIAS OUTSCfi Ol> TM NCLUDESiarFLOonANOOARAOEsa FOOTAOE. ARCHITECTURAL SUMMARY TffE 1 • Of UMTt 1J 4 KUMT ie.2% «i% 10 (X • OfBOftMl fLOOK 10. FT, V60J tM 1.UI 1.SOT tnd fLOOK>apT. 1,1M 1,«T AREA 10. FT. 1.K3 I.M4 IBM flit OARAOEtart. *!S 4U LMTIQ. 1,149 2.4BI ),)!» i.itj TOTAL >T inn PROPOSED S1WJ.E —L IIX HIM. (n# |N| PRIVATE DRIVE -B- STANDARD HANDICAPED PARKING P>^RE SCENT *»T TOTAL SUMMARY 37LMMX.M" f.l <a M OARAGE- 74 aTANDARO* 3 KANOICAPPED- t 19 K LOT SUMMARY LOT NO AREA <AC) 20.3 ^^|F^=^V TYPICAL SURFACE DRAINAGE, BUILDINQ SETBACK DETAIL AND WATER/SEWER LATERAL LOCATIONS scuc r - 20' fpoi are cf CWLSBAD STD. ones OS-M & cs-ts) PrWATEOff/VEC1 AL SeCIKW BASED ON A HINIHtJU f AC A D fll* W-9IU EUS-BASf fi-MLYCS /KD ER CAKLS8AD EWCJNEOTWS SfAVO^DS, «IHUNSAKER I&ASSOCIATES TENTATIVE MAP / CONDOMINIUM PERMIT MUROYA PROPERTY CITY OF CARLSBAD, CALIFORNIA SHEET 2 OF 7 GPA 06-09 / ZC 06-08 / LCPA 06-09 / CT 06-27 / CP 06-19 / HDP 06-10 / CDP 06-32 / HMPP 07-02 FILTER BASKET CURB INLET-SIDE VIEW STORM WATER TREATMENT UNITFLOQARD CURB INLET FILTER STORM WATER TREATMENT UNIT STORMFILTER UNIT W/CARTRIDGES LUSTRATION ONLY - HOT TO BE USED FOR CONSIWCflOH PURPOSES H CONSTRUCTION PURPOSES PRIVATE OPEN SPACE AREAS SITE DESIGN BMPs: - CONSTRUCTING SWEETS, sioewues, A*> PARKING tors ro rueUINHHM JTIDTHS /ircsawy ro own1 »/w CITY OF CARLS&AD SEQWSEUEWJS I/TWVT COtfROUISINS PUBLIC SAFETY. - INCORPORATING LANDSCAPED BUFfUt *R£AS B£T\t£EN SIO£MLKS AH> STK&TS.- UINIUIZINC Ttf WUBCT OF R£$IIXHTIM- STRETf CU.-C£-$*CS MO INCOKPOKf.J£ LMOSCAPED AREAS TO REDUCE THEIR I&ERVIOVS COV&t.- REDUCE OVERALL LOT IUPERYIOUSHCS5 BY PKJtaTlNC ALTERNATIVE DRIVEWAY SUVACES AMI SHMEO MIVEKAfS THAT CV+fCT T»0 OR HORE HStCS TOGETHER. • MAXIMIZE CANOPY INTERCEPTION & WATER CONSERVATION - PRESERVE EXISTING NATIVE TRZSS Hf> SUMS. - PLANT ADDITIONAL NATIVE OK BROUGHT TOLERANT TREES Atf> LARGE SWC6S IN PLACE Cf NON-QROUCHT TOLERANT EXOTICS. - MINIMIZE DIRECTLY CONNECTED IMPERVIOUS AREAS - DRAINING ROOfTCfS INTO ADJACENT iAHOCAPING PRIOR TO DISCHtRCING TO T/C STORU DRAIN. ADJACENT L - SLOPE & CHANNEL PROTECTION / HILLSIDE LANDSCAPING USE If NATURAL DRAINAGE SYSTEUS TO Tt€ UAXIUIM EXTCNT PRACTICABLE.STABILIZE PBWMEHT CHAfHEL CROSSINGS.- PLANTING NATIVE OR CWWXF TOLERWT VEGETATION ON - BfRCY OISSIWEHS, SUCH AS RIPRff. AT T>£ OUTLETS Of HEW STORU DRAINS. CULVERTS. CONDUITS, OR CHANNELS THAT ENTER IN.INED CHAHfLS. TREATMENT CONTROL BMPa: - STORIFILTER TREATMENT WIT (LP-40) - fLO-CASO 7JLTES INSERT (14P-S2) SOURCE CONTROL BMPs: MANUFACTURED SLOPES SHALL BE LAWSCAPED KITH SUITABLE GROUND COvEft OR INSTALLED WITH AH EROSION CCMTROL SYSTEU. - URBAN HOUSEKEEPING HOU£C*£HS 5HXLD BE EDUCATED AS TO THE PROPER USE. SICRACE, *H> DISPOSAL OF T^CSE POTENTIAL STOPMKATER CONTAMINANTS - STORM WATER SYSTEMS STENCILING AND SIGNAGE - INTEGRATED PEST MANAGEMENT - TRASH STORAGE AREAS - EFFICIENT IRRIGATION PRACTICES ALL HOI£ CWERS' ASSOCIATION (HOA) UAINTAINEO LAtOSCAPO> AREAS HILL INCLUDE RAIN SHJTCFF DEVICES TO PREVENT IRHIGATIOfJ HATER LOSS FROU BROKEN SPRINKLER HEADS OR LINES. REQUIRED TREATMENT CONTROL BMP TABLE I HUNSAKER I & ASSOCIATES TENTATIVE MAP / CONDOMINIUM PERMIT MUROYA PROPERTY CITY OF CARLSBAD, CALIFORNIA SHEET 3 OF 7 R:\0321\ttPln\Uurara - TU Sht3.tt*y[}Jan-t2-2t»i GPA 06-09 / ZC 06-08 / LCPA 06-09 / CT 06-27 / CP 06-19 / HDP 06-10 / GDP 06-32 / HMPP 07-02 LOTTING DETAIL 60' VCSTA 14+46.30PVI a- 345.09 02=3.5% 90' VC STA 13+67.00PVI EL= 337.93 2.007. STREET W PLAN AND PROFILE AT ENTRYHOR2 SCHL I' -~jo'~tc#r scut r - too' 6.00 27.00 7.00 FIRE TRUCK PROFILE 7777 BLACK MIL RD. TRUCK TURNING DETAIL HUNSAKERI & ASSOCIATES TENTATIVE MAP/ CONDOMINIUM PERMIT MUROYA PROPERTY CITY OF CARLSBAD, CALIFORNIA SHEET 4 OF GPA 06-09 / ZC 06-06 / LCPA 06-09 / CT 06-27 / CP 06-19 / HDP 06-10 / GDP 06-32 / HMPP 07-02 TOP OF SLOPE SETBACK /BLJMU ,' LINE OF SIGHT / PLAN2H NOTE: AS LONG AS A 6.7 KIN. DISTANCE IS MAINTAINED, THE TOP OF SLOPE SETBACK REQUIREMENTS ARE MET. SLOPE EDGE BUILDING SETBACK 'A SLOPE EDGE BUILDING SETBACK INDEX TENTATIVE MAP / CONDOMINIUM PERMIT MUROYA PROPERTY CITY OF CARLSBAD, CALIFORNIA SM5.tf.gnjan-12-20lO.ll.Sl GPA 06-09 / ZC 06-08 / LCPA 06-09 / CT 06-27 / CP 06-19 / HDP 06-10 / GDP 06-32 / HMPP 07-02 NOTE: AS LONG AS AN 8.8 MIN. DISTANCE IS MAINTAINED, THE TOP OF SLOPE SETBACK REQUIREMENTS ARE MET. SLOPE EDGE BUILDING SETBACKS SLOPE EDGE BUILDING SETBACK INDEX MUROYA RESIDENCE BUILDING SETBACKS TENTATIVE MAP / CONDOMINIUM PERMIT MUROYA PROPERTY CITY OF CARLSBAD, CALIFORNIA GPA 06-09 / ZC 06-08 / LCPA 06-09 / CT 06-27 I CP 06-19 / HDP 06-10 / GDP 06-32 / HMPP 07-02 BOUNDARY AND ENCUMBRANCE PLAT MUROYA PROPERTY, CARLSBAD, CA T-anfff niir-nnAir A ftffUNl M PPBJHES fof tHr /wo tit fuffOSfS.s MO> AffvmtHviccs NCIUWHC tur HOT uurco nw AND ceuuwx^noN fvffosts. rawThtt mm me EXISTING BOUNDARY & ENCUMBRANCES MAP TENTATIVE MAP / CONDOMINIUM PERMIT MUROYA PROPERTY CAHLSBAD TRACT NO. 00-16 AVJARA PLANNING AREA 24 UNJT 2 MAP NO. 12B70 CITY OF CARLSBAD, CALIFORNIA PROPOSED &' COMBO VIEW FENCE ALONG BLACK RAIL ROAD WITH DECORATIVE PILASTERS- SEE DETAIL 1E' SHEET 4 SDG»E GRA5SCRETE ACCESS DRIVE- CC>NC. APRON AMD SIDEWALK TO HAVE A CONC SECTION WITH H-2O LOADING PRIMARY COMMUNITY ENTRY DECORATIVE SIGNA&E WALL HISTORIC PALM TREES FROM MUROYA NURSERYAR YARD SLOPES LANDSCAPED AND IRRIGATED PER CITY REQWREMESfTS 6' COMBO VIEW FENCE ALONG BLACK RAIL ROAD WITH DECORATIVE PILASTERS- DETAIL 'E' SHEET 4 25' SIGHT LINE TRIANGLE ATYPICAL AT INTERSECTIONS) EXISTING ROAD FRONTAGELANDSCAPING TO BE LEFT IN A NATURAL STATE CONTOUR GRADED SLOPE WITH ARY1N& GRADE PERCENTAGES SEE CIVIL PLANS AR STEEL FENCE ALONG c- ALTERNATING CUPANIOPSIS ANACARDIOIDES AND '' NORTH PROPERTY BOUNDARY- TfORISTAHIA CONFERTA AU>N« BLACK RA1U ROAD 251 SIGHT LINE TRIANGLE (TYPICAL AT INTERSECTIONS)- TYPICAL RETAINING WALL. SEE DETAIL G SHEET 4 y SIGHT DISTANCESEE DETAIL B' SHEET 4 EXISTING MUROYARESIDENCE TO REMAIN TUBULAR STEEL VIEW FENCE- SEE DETAIL B1 SHEET 4 PLANTABLE RETAINING WALL - PLANT WITH I GAL. PLANTS, SEE PLANTING LEGEND SHEET la AND DETAIL A SHEET 2a SMALL TREE- TREES WITHIN SDG*E EASEMENT TO FOLLOW THE APPROVED LIST FOR "SMALL TREES (lO'-25')~ REFER TO SDS«E NOTE BELOW. LISHT BEACON. (GROUND LEVEL LIGHTS) EXISTING SDGtE POXSER POLES TO REMAIN DAYLIGHT-LIMITS OF GRADING (TYPJ LIGHT BEACON, (GROUND LEVEL LIGHTS; ACTIVE RECREATION AREA ENLAR&EMENT- SEE SHEET 2 FOR ENLARGEMENT ENHANCED PAVEMENT AT ENTRANCE/EXIT LOCATIONS FIRE PROTECTION ZONE WITH PERMANENT IRRIGATION PROVIDING HEAD TO HEAD COVERA&E - REFER TO COMPREHENSIVE PLANTING REQUIREMENTS IN FIRE PROTECTION AREAS ON SHEET 315. PLANTINGS SHALL BE PER SLOPE REVE&ETATION REQUIREMENTS EXCEPT AS MODIFIED BY FIRE SUPPRESSION REQUIREMENTS. SIGHTLINE NOTEr NO PLANTS AND OR OTHER LANDSCAPE ELEMENTS WILL BE INSTALLED WITHIN THE TRIANGULAR ZONE AS MEASURED FROM TWO POINTS MEASURED 25' FROM THE BEGINNING AND END OF CURVES AT CORNERS AND ALSO AT DRIVEWAYS A3 MEASURED 25' FROM APRON AND EXTENDING 45 DEGREES IN TOWARD THE PROPERTY. TUBULAR STEEL FENCE- RETURNS TO MAXIMIZE VIEW CORRIDORS PROPOSED BRUSH MANAGEMENT LIMITS- SEE SHEET 5 LIMITS OF GRADING PER CIVIL PLAN FENCING LEG-END M ATER1AL/PE5CRIPTI ON COMBO- TUeULAR STEEL VIEW FEKCE ONMASONRY BLOCK ^NALL- SEE PETAIL 'E' SHEET 4 fo' SLUMP BLOCK PERIMETER K4ALL- SEE DETAIL 'C' SHEET 4 WOOD SCREEN FENCE- SEE DETAIL 'A- SHEET 4• SEE NOTE BELOW FOR LOTS ADJACENT TO OPEN SPACE NON-COMBUSTIBLE WOOD FENCE- SEE DETAIL 'A1 SHEET 4 TUBULAR STEEL VIEVS FENCE- SEE DETAIL 'B' SHEET 4 TYPICAL FRONT YARD TREES INSTAU-EP BY THE DEVELOPER AS PART OF THE FRONT YARD LANDSCAPE PLANS- SEE CONCEPT/TYPICAL LAYOUT SHEET L-fi SLOPE REVEGETATION STANDARD NUMBER 4 REQUIREMENTS WILL BE MET BY PLANTING SHRUBS WITHIN THE FIRE SUPPRESSION ZONES (MIN. OF I GAL. SIZE AT A MIN RATE OF ONE PER 2OO S.FJ, (LARGE SHRUBS WILL NOT BE PLANTED WITHIN ZONE \) 6' COMBO VIEW FENCE WITH DECORATIVE PILASTERS- DETAIL E1SHEET 4 PROTECTIVE BARRIER FENCE TO BE 36" SPLIT RAIL, NON-COMBUSTIBLE WOODCRETE FENCING SEE5HEETI - LANDSCAF&PENGINS CONCEPT PLAN SEE SHEET la - LANDSCAPE PL>WT PALETTE AND NOTESSEC SHEET 2 - RECREATION AREA ENLARGEMENT3a - FTtlVtART ENTRY CHLAWfiEMENT9CE 5H5ET 9 - FIRE PROTECTION ZONE LE«END AND MOTESSEE ShCET + - FENCINS DETAILS AND SECTIONS6ES SHEET S - WRE PROTECTION PL*NSEE SHEET 6 - I^ATER CONSERVATION AND CONCEPTUAL RECLAIMED WATER PLANSEE SHEET f - LANDSCAPE HAINTEMANCERESPONSIBILITY PLANSEC SHEET S> ~ TYF1CAL FRONT YARO LANDSCAPECONCEPT PLAN HOOD FENCENOTE; • PER SECTION IV.F FIRE PROTECTION FROtSRAM POLICIES AMD REQUIREMENTS OF THE CITY OF CARLSBAD LANDSCAPE MANUAL ITEM F.3-6, ABSOLUTELY NO COMBUSTIDLE WOOD FENCING SHALL BE ALLOWED WITHIN IOO FEET OF NATIVE- UNDISTURBED AREAS. SEE DETAIL Vt1 SHEET 4 FOR NON-COMBUSTIBLE FENCE < SEE DETAIL F' SHEET 4 FOR NON-COMBUSTIBLE SATE. EXISTING SDGiE TRANSMISSION LINE TOWER NATIVE SLOPE PLANTING HYDROSEEDED BASIN- SEE SEED MIX 'C'- MIX MUST BE APPROVED BY PROJECT BIOLOGIST AND MUSTMEET CITY SLOPE REQUIREMENTS LIMITS OF GRADING HELD WITHIN PROPERTY BOUNDARY- NO DISTURBANCE TO OFF-SITE, EXISTING LANDSCAPED SLOPES. RETAINING rtAi-L, NON-VISIBLE FROM THE PUBLIC R.O.K TO BE CONSTRUCTED ON BLOCK PER CIVIL PLANS, SEE DETAIL B1 SHEET 2a / \ \ \LANDSCAPING' FROM PROPERTY LINE TO THE EXISTING STREETSCAPE LANDSCAPE SHALL BE PROVIDED THE AVIARA MASTER HOA LANDSCAPE CONCEPT PLANALL PLANTING AND IRRIGATIONRCVE&ETATION PLANS AND BRUSHMANAGEMENT PRACTICCS LOCATED WITHINTHE SDAtE TRANSMISSION EASEMENT SHOWN ON THIS PLAN ARE SUBJECT TO TVC SD64E TRANSMISSION RIGHTS ty MAT". FINAL LANDSCAPE ARCHITECTURE CONSTRUCTIONPLANS MUST BE APPROVED Br 6D6IE AND THE CITY OP CARLSBAD.City Of Carlsbad, California CONCEPTUAL PLANTING LE6ENP MUROYA CT 06-27 /CP 06-19 SYMBOL BOTANICAL NAME 2 PLANTING . AREAS OF PLAUTMS THAT REQUIRE S£tf MAIHTEKANCE AND DO K3T DEPEND ON HEAW )ViTERI veufB) snrar iraa wc*i» B nw H.OA. AREAS, STREETS » PARKWAY TREES !Si2S£"J3£F I*Bt V.. ..... C^cglX LEFTOFHrLLA fj — • OLEA EIROPAEA TWTLESS' Vj^y. 6HJERA PARVIFOLIA. 1 • 1 PLATAHB RACEMOSA/Sea/ aJEROB A6RIFOLIA E\ C"/"' 6EUBW. PARV1FLORA3>K--RHJ5LANCEA«./ f - T CERCICTUM MICROPHYLLLM1 %Uf-.~ CUPANIOPStS AHACARDIOIDES Q --•TRBTAMACOHreRTA 'ATS "^ foe* NOTEi1. SEE CONCEPT PLAN FOR LOCATIONS OF LARSER SPECIMEN TREES AT THE SITE ENTRY AND OVERLOOK PARK. 3. ALL STREET TREES TO BE 24' BOX MS. S GAL.,/24" BOX CASSIA LEPTOPHYUALA6ERSTROEHIA SPP. . METRO5DER05 KHUSLAH6EA ACCENT TREES H.OA. « PRIVATE SLOPES, RECREATION AREAS, ENTRY 1 PARKWAYS A&APANTHJS £TCCIES A6AVE ATTEMATA ASAVE VILKORINIANAALOE STRIATAANA6AIAHTHOS SPECES BCU6A1NV1LLEA TEVPLEFIPE' HfflA CAPITATACAREX TWJLICOLA teoHOTHB H5«IZOffrALI9CHOM3ROPETALUM TE&TOR1M WETS BKCLOR ECHEVERIA SPP. ECHIUM FASTUOSUM GROUNPCOVER FESTUCA MAIREI HEHEROCALLiS SPP. KALAH&Hce SPP. LAVHCU-A&fP LIRIOPE MJ&CARINA9SELLA TENU5SIMAPHORM11M 5PECIESRTTOSFOaM CRAS6ITOLIUMRHAPHIOLEPI9INDICA tLARA'RO5MARIHS O. llfiGAN EUIE' R05MARIWB O. -PROSTRATUS' YJCCA RO5TRAPA A6ROST15DI AlOeRIA MARITIKA CAREX MORROHII*CAREXPANSA"PTMOMPIA MAR6AKCTAE PLANTABLE ttALL PLANTINS NAS56.LA FULCHRA HYDROZOKE 3 PLANT! N& N1LUCES AREAS OF PLANT MATERIAL'THAT IS LESS RfflM33 IN APPEARANCE, HAVE NATIVE OJALITCS, AND WMURE BELOW W CF HATS? PER YEAR. SHRUBS. SUCCULENTS. GRASSES t PISHES S 6AL71 GAL. BOfe/SO CEANCTHA TDMENTOSU5 WWfONFWWE1 ESCHOLZIA CAUPORN1CA (ETEROhaES ARamFOUA" LETHS COHDEKSATU5LURHU5 ARBOREJS MIMULU5 AIRANTIACU5 OPUHT1A LITTORALIS RHAMNU5 CALIFORNICA RK» IhfTESRIFOLlA" A CHIHS&IB" A SCHIDI6ERA tornFtAWTlN&S SHALL MEET SLOPE REVESETATIOMRasuiREMEKT STANDARDS 1-4 EXCEPT AS MODIFIEDErr FIRE SUPPRESSIOH R HYPROSSEP MIXES HTHROSEED 'A1 (PRIVATE SLOPES) SSSSSS. MIX B- COASTAL &A6E 5CR18 (PERIMETER SLOPES) sroairrtt imy 'C' fPETEHnoH BA9W MUROYA LANDSCAPE ARCHITECTURAL DESISN OBJECTIVES. acute uoesiRABLE VIETO fAurot-icwi^s, ATORA*E, imurr A"SA», ercj ANDe SHE. K^OTA PLAWT44 11 — - CITY OF CARLSBAD B?OSION CO^mtOL ^4OTE5 SLOPES bi\ OR STEEF^ REQUIRINfi EROSION COMTROL MEASURES AS SPECiPlEDhEREIN SHALL B2 TREATED WITH ONE OR KORE OP Tt-E POLLOWIN& PLANTINSSTANDARDS. STANDARD. «l - CtTVER CROP/1%EINFORCED STRAW MATTIN*. COVER CROP SHALL BE A S3=D MIX TYPICALUY I^ADE UP OF QUICK &ERMINAT1NS AND PAST COVERIN* dRASSGS, CLOVERS, AND/OR MILD FLOrHERS.SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THECOVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDEqO» COVERAGE WITHIN THIRTY OOj DAYS. REINFORCED STRAW MATTlNs SHALL BE REQUIRED >*EN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. #2 - GROUND COVERi ONE HUNDRED dOO*J PERCENT OP THE AREA SHALL BE PLANTING WITH A SROUNDCOVER <NOkXN TO HAVE EXCELLENT SOIL BINDINS CHARACTERISTICS fPLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL) AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR).•3 - LOW SHRUBS LOW SPREADING WOODY SHRUBS fPLANTED FROM A MINIMUM OF 2-3/4 INCH LINERSJ SHALL COYER A MINIMUM OF SEVENTY (TOS&J PERCENT OP THE SLOPE FACECAT MATURE SIZEJ, *4 - TREES AND/OR LAR&E SHRUBS TREES AND/OR LARSE SHRUBS SHALL BE fPLANTED FROM A MINIMUM OF 1GALLON CONTAINERS; AT A MINIMUM RATE CP ONE <i; PER TWO HUNDRED (2oojSOJARE FEET. AREAS GRADED PLATTER THAN 6.1 REQUIRE STANDARD «l fCOVER CROPJ WHEN THEY HAVE ONE OR MORE OP THEFOLLOHINS CONDITIONS: A. - SHEET GRAINED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN b MONTHS OF COMPLETION OF ROUGH GRADING. B. - A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.C. - IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVESPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. SEE SHEET I - LANDSCAPC/FENC-INS CONCEPT PLANSEE SHEET la - LANDSCAPE PLANT PALCTTE AND NOTESSE£ SfCET 2 - RECREATION .AREA ENLARGEMENT SEE SHSET 9 - FIRE PROTECTION ZONE LESEND AND NOTESSEE SHEET 4 - FENCING DETAILS AND SECTIONSSEE 6HEET » - FIRE PROTECTION PLANSEE S*EET t> - WATER CONSERVATION AND CONCEPTUAL RECLAIt-CD WATER PLAN SEE WCET 1 - LASCfSCAFE MAINTENANCERESPONSIBILITY PLANSEE SHEET ft - TYPICAL FRONT YARD LANDSCAPECONCEPT FLAN SOStE NOTE.ALL PLANTING AND IRRIGATIONREVE4ETAT1ON PLANS AND BRUSH MANAftEMeNT PRACTICES LOCATED WITHIN THE SD«*E TRANSMISSION EASEMENT SHCVN ON THIS FLAN ARE SJEUECT TO THE SDGIE•rtmPE FOR B^ROACH^NT 5M«E ELECTRICSPINAL.LASD4CAPE ARCHITECTURE CONSTRUCTIONFLANS MUST BE APPROVEP BY SDS*E ANDTHE CITY OP CARLSBAD. PREPARED BY;LANDSCAPE PLANT PALETTE AND NOTES MUROYA City Of Carlsbad, Calfomia OF 8 C'l 06-27 /OP 06-1SCO0BLE ROCK BEDS (VARIOUS SIZES FROM 2"-6'J HITH SPARSE PLANT1N&S OF BRASSES, SOME SUCCULENTS AND 6ROUNDCOVER. SPECIMEN SUCCULENTSSUCH AS AiSAVE ARE TO BE MIN. S SAU VARIOUS SIZED NATURAL BOULDERS AS SHOHN ANDSCALED ON THE PLAN MINIMALLY SIZES SHOULD BE, 15* 4Q"-6O", 35* SO1-^"', AND 5O« I&"-3O" BOULDERS REFINED AND NATIVE/TRANSITIONAL PLANTIN&5 AND fiRASSES/GROUNDCOVERSUTILIZING CONTAINER STOC<- MIN. 5O* I SAL. AMP SO* 3 SAL. THROUGHOUT THE PROJECT- PERIMETER SLOPES SHALL BE PER SLOPE REVEGCTATIONREQUIREMENTS EXCEPT AS MODIFIED BY FIRE SUPPRESSION REQUIREMENTS - SEE LEc&END TRAIL OVERLOOK AND SEATIN& 25' CLEAR DISTANCE FROM TOE OF SLOPE TOEXI5TINS POWER POLE REQUIRED BY SDSSE EXISTING SDO«E POWER POLES TO REMAIN ADA COMPLIANT PICNIC TABLE ATPASSIVE RECREATION AREA SEE SH2GT I - LANDficA'"E/PEMilN(S CONCEIT PLANSEE StCET la - LANDSCAPE PLANT PALETTE AND HCTESSEE ftfCET 3 - RECREATION AREA ENLARGEMENTSStTRf ENLAR6££E 9HSET B - FIRE PROTECTION ZONE LBSEND ANDSEE SHEET 4 - reNCINS DETAILS AND SECTIONSSEE SHEET 3 - FIRE PROTECTION PLANSEE SHEET 6 - MATER CONSERVATION ANDCONCEPTUAL RECLAII^D HATER PLANSEE SHEET 1 - LANDSCAPE MAIMTEHANC«RESPONSIBILITY PLANSEE SHEET 6 - TYPICAL FRONT YARDCONCEPT FLAN PROP HMP BUFFER 1— SITE PILASTER- SEE DETAIL'£?' SHEET 4 COMBO WALL AT PRIVATE LOT ADJACENT TO ACTIVERECREATION AREAS- SEE DETAIL 'r SHEET 4 ACTIVE RECREATION AREA fS*K SQUARE FEET PLATTIELD MITH SLOPES LE55 THAN 556J RECREATION AREA LANDSCAPE CONCEPT PLAN OVERLOOK; kNim ENHANCED CONCRETE PATIO AREA, BARBECUES AND PICNIC TABLE MUROYA City Of Carlsbad, California LOW SHK1SS AND &RASSES AT ENTRY- M1N. \O% 15 SAL, 5O* 5 SAL. AND 4O» I &AL. WITH LOW <&RCX!ND COVER BRASSES HEAVILY UTILIZED. NOT TO EXCEED 3O" PER CITY OFCARLSBAD SITE DISTANCE EASEMENT REQUIREMENTS CT 06-27 /CP 06-1 £ PLATANUS RACEMOSA 24" BOX REAR YARD RETAINING WALLFErt CIVIL PLANS SOLID 5'MASONRY WALL ON BOTH SIDES OF ENTRY DRIVE STEPS DOWNWITH &RADE HISTORIC- f^NTIAPALM FROM MUROYA NURSERY,3ft' BOX WOODS1DEYARD FENCECONNECTING TO PILASTER SITE PILASTER- DETAIL T?' SHEET 4 BLACK RAIL ROAD HISTORIC ttENTIA PALM FROM MVROYA NURSERY,36' BOX HISTORIC KENTIA PALMFROM MUROYA 33O' SI6HT DISTANCE tHO PLANTING OVER SO"IN HEISHT WILL BE INSTALLED BETWEEN THE STREET AND THIS LINE) 6" RAISED PLANTER WALLWITH DECORATIVE CAP. SI6NASE WALL- BOTH SIDES LARSE PILASTER DEFININSCOMMUNITY ENTRY. ARTICULATEI? DESI6N TO OLLOW ANDALU5IAN THEWITH BRICK CAP AND HAN6INS L16HT FIXTURES PLATANUSRACEMOSA 24" BOX BOX MIN.STREET TREES IN PARKWAY ATENTRY- 4 TOTAL. PRIMARY COMMUNITY ENTRY PLATANUS RACEMOSA24" BOX RAISED POT PEC^eSTAL WITHPLANTED URN- BOTH SIDES. REAR YARD RETAINING KALLPER CIVIL SITE PLAN • 6' MASONRYWINS WALLS AS SHOWN ON PLAN- SLUMP BLOCKW/ DECORATIVE CAPS. PORTIONSOF WALL MAY RETAIN IS" MAX.ON YARD SIDE OF LOT SO, 6" CONG. MOW CURB DEFININGMAINTENANCE BOUNDARIES H.OA./T'RIVATEAND PRIVATE/PRIVATE FRONT YARDSTHROUGHOUT THE SITE. C4.0CK STA6IN6 DETAIL PRECISION BLOCK RETAINING KAIL PLAWTABLE WALL SECTION PLANTABLE KALL HITti IRRIGATION SCALE, f • 10' SEE S*eCT I - L*.NDSCAPE^EMSIHS CONCEFT PLANSEE SHSET la - LANDSCAPE PLAKT PALETTE ANP NCTESSEE StCET 2 - RECREATION AREA EKLAR6EMENT3a - PRIMARY ENTRY ENLARSEMEMTSH steer s - PIRC PROTBCTION zone LSOSHS? ANEJ NOTESBEE sheer 4 - FENCINS PGTAILS AND SECTIONSSEE SWEET B - FIRE PROTECTION PLANSEE SHEET 6 - WATCR CONSERVATION ANDCONCEPTUAL. REC-LAIf-€D MATER PLANSEE SHEET ^ - LANDSCAPE MAfWreNANJERESPONSIBILITY PLANSEE SHEET & - TYPICAL FRONT YARD LANDSCAPECONCEPT PLAN PREPARED BY: OTP ENTRY AND TOT LOT ENLARGEMENTS MUROYA City Of Carlsbad, California SHEEl 2a OF 8 FIRE PROTECTION PROSRAM POLICIES t REQUIREMENTS 5ECT10K IVF OF THE CARLSBAD LANDSCAPE MANJAL F.I POLICY STATEMENTS F1-2 LANDSCAPE TREATMENTS FOR THE PURPOSES OF FIRE PROTECTION SHALL BE FERFORMD IH AMAWJER MICH LIMITS DISRUPTION TO EJWIRONMENTALLY SENSITIVE AREAS WILE STILL ACHIEVING CONFORMANCe KITH THE FIRE PROTECTION STANDARDS. F.2 OTHER APPLICABLE SECTIONS INCLUDE BUT NOT LIMITED TO. SLOPE REVBSETAnCN/EROSION CONTROL POLICIES 4 REOUREMEVTS 6ENERAL PLANTIN5 1 IRRISATION POLICIES 1 REQUIREMENTSHATER CONSERVATION POLICIES 1 REQUIREMENTSINSTALLATION, EOtCIH*. I MAINTENANCE RESJiREMENTS (=3 REQUIREMENTS IT SHALL BE THE RESPONSIBILITY OF THE APPLICANT TO DEVELOP A PLAN HHICH MEETS THE F\fEPROTECTION REQUIREMENTS. ENVIRONMENTAL CONSTRAINTS OR OTHER RESTRICTIONS FLACEP UPONTHE DEVELOPMENT SHALL NOT BE CONSIDERED JUSTIFICATION FOR MODIFICATION OR SUBORDINATION OF FIRE PROTECTION STANDARDS. THE SITE FLANN1N& OF THE DEVELOPMENT SMALL SATISFY BOTH THE FiRE PROTECTION STANDARDS » ENVIRONMENTAL CONSTRAINTS. F5-1 CONDITION A - MANUFACTURED SLOPE FIRE PROTEKTIoH (SEE APPENDIX F.2) PERTAINS TO MAN MADE SLOPES ABUTTINfi HI6H RI5K FIRE AREAS AS DESCRIBED UNDER SECTION II CJ \. PLAHTED H1TH 6K3UHO CW&. OF LOW 4ROMN6 SHRUB SPECIES (LESS THAH 9'IN HEI6HTJ KNOW TO HAVE FIRE RETARDAKT QUALITIES. 2. NO TRES OR SHRUBS ALL011ED. 9. IRRI6ATED. 5E6TIOH A-3 - MEASURED HORIZONTALLY 2O1 OUTWARD FROM THE OUTLYINS ED6E OF SECTION A-L 2. NO TREES ALLCTED. 3. IRRI&ATED. SECTIOHA-3 - MEASURED OUTWARP FROM T>E OUTLYINS EO6E OP A-2 TO INCLUDE THE REMAINDER OP THE AREA BETVHM SECTION A-2 < HISH RISK FIRE AREAS AS DESCRIBED UNDER SECTION II C. HORIZONTAL DISTANCE FROM THE STRlCTUREfSJ TO UNTREATEDHISH RISK AREAS SHALL NOT EC LESS THAN Kf. Z TREES ARE ALLOr^D BUT SHALL NOT BE PLANTED CLOSER THAN 20' APART. F3-2 CONPfflOM B - NATIVE SLOFES-lMLPLAMp FIRE SUfPRESSION fSEE APPEKPJX F3J 1. REMOVAL OF 'HI6H FIB- I MODERATE HAZARD SPECIES' AS LISTED IN APPENDIX F.I. 2. PLA.VTINS MITH 6ROLND COVER OR LOM 6ROH1NS 5HRLB SPECIES (LESS THAN 3' IN tCkSHTj KNOW TO HAVE FIRE RETARDAKT OJALfTlES OR AS ITHERW5E REQUIREDBY THE CITY. 3. NO TREES OR SHRUBS ALLCVED. 4. 1RRISATED. SECTION B2 - MEASURED HORIZONTALLY 20' OUTWARD FROM THE OUTLYINS EDfiE Of 01. I. REMOVAL OF HI6H FUEL SPECIES1 A3 LISTED IN APPENDIX F.I. 2. 3. REPLANTIHS HTH HATURALIZIN6 LOW PUB. SPECIES. 4. TREES t LARSE TREE FORM SHRUBS (E6. OAKS. SUMAC, TOYONJ KtflCH ARE EBNS RETAINED SHALL BE PRUNED TO PROVIDE CLEARANCE EQUAL TO THREE TIMES THEHEkSHT OF THE SURROLNDINS UHDERSTORY PLAKT MATERIAL OR ft1, WICHEVER 15HI6HER. DEAD * EXCESSIVELY TWI6SY 6ROKTH SHALL ALSO BE REMOVB3. _ D HCWICWAU-Y 2O1 CUTftWD FRCW THE CWLYINfi EDSE OFSECTION B2. THE OUTER EP6E OF ES SHALL EXTEND HORIZONTALLY TO A POINT AT LEAST 60' FROM STRUCTURES. I. REMOVAL OF -HI6H FUEL SPECIES' AS LISTS? Ift APPENDIX F.I. 3. TREES I LWSE TREE FORM SHRUBS K6. OAKS, SUMAC, TCTOW CMCH ARE EBH6 RETAINED SHALL BE PRUNED TO PROVIDE CLEARANCE EQUAL TO THREE TIMES THE HEfcSHT OF THE 5URRCWDIN6 UHDERSTORY PLAMT MATERIAL OR 6', WICHEVBl 15 HIShER. DEAD I EXCESSIVELY TMI6SY SROWTH SHALL ALSO BE REMOVED. 4. NON-IRRI6ATED. F3-3 IT IS THE APPLICANTS RESPONSIBILITY TO SECURE A6REEMEKTS WITH OWNERS OF ADJACEW PROPERTY TO MODIFY OFFSITE WLDLATO FfRE HAZARDS TO THE PROPOSED PRO,KT S3 THAT CONFORMANCE WTH THE FiRE PROTECTION STANDARDS (S ACHIEVED. F3~4 MAINTENANCE ACCESS SHALL BE PROVIDED TO THE FIRE PROTCCTTON AREAS. F3-S DEBRIS < TRIMMiNSS PRODUCED SY THINNIS* SHALL BE REMOVED FROM THE SttE OR SHALL BE CONVERTED TO MUjCH BY A CHIFF1N6 MACHINE I EVENLY DISPERSED OVER THE AREA TO A MAXIMUM DEPTH 4'. F3-4 FLAMMABLE WOO FENCINS SHALL NOT BE ALLOt'ED WnHIN [off OP THE NATIVE UNDlSTJRED AREA, F3-7 THE RRE DEPARTMENT MAY REQUIRE DOCUMENTARY PHOTO6RAPHS Of SLOPES AT THE TIME OFTREATMENT. PHOTOSRAPHS WLL REMAIN IN POKE2SION OF THE CFTY AS A REFERENCE FOR FUTUREMASNTSWNCE INSPECTIONS EtY THE CfTY. CT 06-27 /CP06-1< FIRE PROTECTION ZONE LESENP FIRE SUPPRESSION MAINTENANCE FRO&RAM 1. IRRIGATION SYSTEMS IN DESIGNATED IRRIGATED ZOKES TO BE PROPERLY AND CONSISTENTLY MONITORED TO MAINTAIN HEALTHY4,VIABLE PLANT MATERIAL. 2. REGULAR PRUNING. SHALL BE REQUIRED FOR TREES AND LARSE SHRUEJS IN ZONES T/fc? ANC> THREE TO PROVIDE CLEARANCE EQUAL TOTHREE TIMES THE HEISHT OF THE SURROUND I MS UNDER STORT PLANT MATERIAL OR 6', CSHICHEVER 15 HI&HER DEAD AND EXCESSIVELYTHI&tSY fiROHTH SHALL ALSO BE REMOVED. 3. RE6ULAR REMOVAL OF -HISH FUEL SPECIES' IN ALL ZONES OF NATIVE SLOPES SHALL BE REQUIRED, AS CCLL AS, -MODERATE HAZARD SPECIES' IN ZONE ONE NATIVE SLOPE AREAS. *,. RBSUi-AR REMOVAL OF UP TO bO% OF THE VOLUME OP THE 'MODERATE FUEL SPECIES' IS REQUIRED IN ZONE TVSO NATiVE SLOPE APEAS. RBSULAR REMOVAL OF LP TO 4O* OF THE VOLUME OP THE 'MODERATE FJEL SPECIES' IS REQUIRED IN ZONE THREE Or NATIVESLOPE AREAS. 5. DEBRIS AND TRIMMIN65 PRODUCED BY THINNIN6 SHALL 0E REMOVED FROM TfE SITE OR SHALL BE CONVERTED TO MULCH AND EVEKLY DISPERSED OVER THE AREA TO A MAXIMUM DEPTH OF 4". -H-•H- 4 f -it- - -H- -H-f -tf- - HYPROSEED MIX BV COASTAL SA6E SCRUB ("PERIMETER SLOPES.) _HYDROSEEP MIX A6R05TI5 FALLENS &HMVW\h. C1U AT A OARKIARJHCGMDA ..ENCOJA CALIFOWICA ERJOFHTLUM CONFERmoraW LOTUS fURSHIAMS LOTUS HEERMANNII KEUCA CALJFoRNICA VILPIA KICROSTACtfrS SEEDsta? SEED MED SEEP SEED btu; SEED SEED 30 15 \O 50 15 SO SO dO Z&fotjac. SEE SHSET 1 - LANDSCAPE/FENCIN4 CONCEPT PLAN SEE SHEET Id - LANDSCAPE PLANT PALETTE ANC> NOTESSEE SHEET 3 - RECREATION AREA ENLARGEMENT2a - PRIMARY EMTRY ENLARfiEMDfl" SEE SHEET 9 - PIFJS PROTECTION ZONE LBSEND AND NOTES SEE SHEET 4 - FENCINS DETAILS AND SB&TIONftSEE SHEET 5 - FIRE PROTECTION PLANSEE SHEET 6 - HATER CONSERVATION ANDCONCEPTUAL KECLAIt-eD WATER «-VJSEE SHEET ^ - LANDSCAPE MAINTENANCE RESPONSIBILITY PLAN SEE SfGET 6 - TYPICAL FRONT YARD LANDSCAPE CONCEPT PLAN PREPARED BY: ^K3 MM peso, cx-rantt. «MItU-Hft -»TT1 T>* M» -»* -*»• MMMTT~. .n-^ JO»WO. 0*HU fUTT DAT* \r*/\0 Hi*JJ A« •HOHH FIRE PROTECTION ZONE LEGEND, City Of Carlsbad, California SHEE" 3 8 SLUMPED BLOC< RETAININ6 >SALL 6' COMBO VIEW FENCE- SEE DET, PRIVATE HOMEOWNER.MAINTAINED SLOPE- PEVELOPERINSTALLED LANDSCAPING TOP OF WALL- HEIGHTSPER CIVIL PLANS REAR YARD RETAININGHALL- PRIVATE PAD PER SITE PLAN SHRUB PLANTIN&S IN PARKWAY TO'BE A COMBINATION OP NATIVE 6RAS5ES AND ORNAMENTAL SHRUBS 5'-O" SIDEWALK (TYFJ BLACK RAIL ROAD STREET TREES- ALTERNATING CUFANICPSIS ANACARDIOIDESAND TRISTANIA CONPERTA- 24' BOX SIZE. PUBLIC STREET BLACK RAIL ROAD NOT TO SCALE -55' PRIVATE STREET/PUBLIC UTILITY EASEMENT CP.U.E.)- - TARD LANDSCAPEINSTALLED BY DEVH-OPER tMAINTAINED BY H(3MB3rt>ER. SEETYP. FRONT YARD PLAH 4'-6" PARKWAY MAINTAINED BY H.OA. HEAVILTLANDSC, ' AND SCREEtCPPLANTER PARKINSSPACES PER-SITE PLAN PRIVATE LOCAL STREET TYPICAL SECTION- STREET A NOT TO SCALE fTYPj LANDSCAPED PARKWAYS (TTP) CURS t SUITER (TYF.) 13 fiAL. M1N. COLUMNAR TYPE" " _ _ FOR SCREENING OFPARKIN* FROM R£JJS. LANDSCAP1N* ALON* BLACK RAILROAD- SHRUBS LESS THAN 3' INHEI6HT WITHIN SITE DISTANCEEASEMENTS 3\ SEE SHEET I - LANMCAPC/FEHSINS COMCCPT PLAHSEE ShEET la - LANDSCAPE PLANT PALETTE AND NOTESSEE SHEET 3 - RECREATION AREA ENLARGEMENT2a - PPJMART ENTRY EHLARfiCMCNTSEE SHEET B - TIRE PROTECTION ZONE LBSBC> AMP NOTESSEE SHEET •* - FENCING DETAILS AND 4EC.T1ONSSEE SHEET 9 - PIRE PROTECTION PLANSEE SHEET b • WATER CONSERVATION ANDCONCEPTUAL REtLLAiyCD INATER PLANSEE SHEET T - LANDSCAPE MAINTENANCERESPONSIBILITY PLANSEE SfEET & - TYPICAL FRONT YARD LANDSCAPECONCEPT PL^ SECTION PRIVATE ON-SITE PARKING & PUBLIC STREET BLACK RAIL ROAD PREPARED BY:FENCING DETAILS AND SECTIONS MUROYA City Of Carlsbad, California SHEE 4 OF 8 'APJACENT EXISTING PROPERTY OWNERS FENCE JO REMAIN ...,. ,,...8| PROPERTY BOUNDARY BLACK RAIL ROAD^-y -y •" PROPERTY BOUNDARY -^ PLANT ABLE RETAINING WALL- LOW FUEL AND .NON-INVASIVE SPECIES TYPE TO HAVE FINAL /APPROVAL BY THE CITY OF CARLSBAD. SEE CIVIL *»..r PLANS FOH WALL HEIGHTS- HOT TO EXCEED 1O1 ATTHE HIGHEST POINT. LIMITS OF FIRE PROTECTION ZONE PROTECTION ZONE UEtSENP I SLOPE DAYLIGHT LINE PER CIVIL PLANS ZONE A-l MANUFACTURED SLOPE BRUSH MANAGEMENT ZONE A-2 MANUFACTURED SLOPE BRUSH MANAGEMENT ZONE B3 NATIVE SLOPE BRUSH MANAGEMENT ZONE B-2 NATIVE AMD UNDISTURBED SLOPE BRUSH MANAGEMENT- AREA TO BE THINNED, HYDROSEEDED AND IRRIGATED PER MANUAL SECTION IV.F.3-2 SECTION B2. SOME CONTAINER STOCK MAY BE REQUIRED. LANDSCAPE ARCHITECT TO VERIFY IN THE FIELD WITH A / C-ITY OF CARLSBAD LANDSCAPE ARCHITECT OR REPRESENTATIVE. BUILDING SETBACK DIMENSIONS SHOWN FOR REFERENCE- SEE CIVIL PLANS ZONE B-3 NATIVE AND UNDISTURBED SLOPE BRUSH MANAGEMENT- AREA TO BE THINNED PER MANUAL SECTION IV.F3-2 SECTION S3 AND TO THE CITY OF CARLSBAD LANDSCAPE ARCHITECTS SATISFACTION FENG N<5 LEGEND MATERIAL/PeSCRIFTIOM COMBO- TUBULAR STEEL VIEXH FENCE OHMASONRY BLOCK WALL- SEE DETAIL E SHEET 4ZONE A-2 MANUFACTURED SLOPE BRUSHMANAGEMENT &' SLUMP BL<PC< PERIMETER. J"iALl_- SEE DETAIL 'C' SHEET 4 ZONE S-l NATIVE SLOPE BRUSH MANAGEMENT- ANY EXISTINGBRUSH TO BE THINNED AND THE AREA IRRIGATED, HYPROSEEDEP AND PLANTED WITH GROUNDCOVER ONLY TREES OR SHPUBSJ TO THE SATISFACTION OF THE CITY OFCARLSBAD LANDSCAPE ARCHITECT. WOOD SCREEN FENCE- SEE DETAIL 'A' SHEET 4 • SEE NOTE BELOW FOR LOTS ADJACENT TO OPEN SPACE TUBULAR STEEL VIEW FENCE- SEE DETAIL B SHEET 4 FENCE NOTE: * PER SECTION IV.P P1RE PROTECTION PROGRAM POLICIES AND REQUIREMENTS OF THE CITY OF CARLSBAD LANDSCAPE MANUAL ITEM F3-6, ABSOLLTTELYNO COMBUSTIBLE WOOD FENCING SHALL BE ALLOtSED WITHIN 100 FEET OF NATIVE UNDISTURBED AREAS. SEE DETAIL 'H1 SHEET 4 FOR NON-COMSUSTIBLE FENCE * SEE DETAIL T SHEET 4 FOR NON-COMBUSTIBLE GATE. SEE 5H2ET I - LAND3CAPSyPENC.th*S CONCEPT n_*.NSEE SHEET la - LANDSCAPE PUW f ALETTE AND MOTESSEE SfCET 2 - RECREATION AREA EKLARSEMCHT3a - PRIMARY ENTRY ENLARGEMENTSEE S^ET 9 - FIRE PROTECTION ZON8 LEflEND AND NOTB9SEE SHEET 4 - FEHCIN6 DETAILS AND SECTIONS5EE 6HEET & - F|pE PROTECTION PLANSEE SHSET & - HATER CONSERVATION AMPCONCEPTUAL RECLAIMED kXATER PLANSEE SHEET T - LA'toSC-APC MAINTENANCERESPONSIBILITY PLANSEE &H2ET 6 - TYPICAL FPDNT YARDCONCEPT PLAN LIMITS OF FUEL MODIFICATION ZONE ZONE A-2 AREA WITHIN 5DG*E ACCESS AREA- DRIVEWAY TO REMAIN. HYDROSEEDINS AND IRRIGATION IN THIS AREA, IF ANY, IS SUBJECT TO THE SPGIE 'GUIDE FORENCROACHMENT SDGtE ELECTKIC TRANSMISSION RIGHTS OF WAY1. SDG4E TRANSMISSION TOWER • .--'~\ • 'i " /£ ! $. NOTE- ALL PLANTING AND IRRIGATION REVE6ETATICJN PLANS AMD BRUSH MANAGEMENT PRACTICES LOCATED WITHINTHE SDG4E TRANSMISSION EASEMENT SHOWN ON THIS PLAN ARE SUBJECT TO THE SDG*E 'GUIDE FOR ENCROACHMENT EXISTING SD6*E ACCESS ROAD TO REMAIN OF WAY". FINAL LANDSCAPE ARCHITECTURE CONSTRUCTION PLANS MUSTBE APPROVED BY SDGSE AND THE CITY OF CARLSBAD. FIRE PROTECTION PLAN MUROYA City Of Carlsbad, California EXI5TINS RECLAIMED WATER LINE," CONSERVATION TURF AREA - 13,1 IO SO. FT. HYDROZONE 2 - 38,814 SO. FT. • REFINEP LANDSCAPE PLANT PALETTE SEE CONCEPTUAL LESSND SHEET la HYDROZOKE 3 - 4O£66 5Q. FT. • NATURALIZING/TRANSITIONAL LANI?5GAPE PLANT PALETTE- SEE CONCEPTUAL NOTE: ALL AREAS TO BE IRRIGATED kNITH RECLAIMED kSATER PER 6ITY OF CAR5LBAD (PIPELINES,WATER PERCENTAGES AREA CALCULATED (TOTAL 12,510 SQ. PTJ A. PERCENT OF LANDSCAPE AREA FOR ZONE 2 AND ZONE 3 SO.. FTJ. THE SEVEN PRINCIPLES OF "XERISCAPE" PER CITY OF CARLSBAD MANUAL \, 6OOD DESIGN 2, THOROUSH SOIL PREPARATION3: CAREFUL PLANNED USE OF SH1*UB AND LAWN AREAS 4. ADAPTED, LOW WATER DEMANP PLANTS.Si EFFECTIVE AND EFFICIENT VSATERINS METHODS. 6 1 MLCCHED FLOI^R AND SHRUB BEDS. 1, PROPER LANDSCAPE MAINTENANCE « MANAGEMENT. I - LANDSCAP&TO4CINe CONCEPT PLANla - LANDSCAPE PLANT PALETTE AND NOTES3 - R£C«eATION AREA2a - PRIMARY1 KMTRf ENLARSEWEMT'S - FIRE PROTECTION ZC« LfiSOO AND 4 - FENG-INS DETAILS AND S6CTIONS9 - FIRE PROTECTION PLAN6 - WATER CONSERVATION ANDCONCEPTUAL RECLAIMS WATER PLAN1 - LANDSCAPERESPONSIBILITY PLAN 6 - TYPICAL PFSOhfT YARD LAKD&iAPECOHOEPT PLAN HOW THE KJROYA CONCEPT PLANS UTILIZE THESE PRINCIPLES I. THE PESISN UTILIZES L<?W WATER USE PLANTING PALLET ON ALL SLOPES,PARKWAYS AND SID^^ARDS. 2i SOIL AMENDM&iTS ANP PREPARATION HAVE BEEM IkDICATED IN PLANTING SPECS. 3, LAWN 15 USED ONLY IN PASSIVE RECREATION AREA AND ACCOUNTS FOR LES6 THAU3* OF ALL PLANTED AREAS. A, NATIVE AND DROUSHT TOLERANT PLANTS HAVE BEEN USED FC=R MAJtPRITY OF SHRUBAREAS AND ALL SLOPE AREAS. SEE PLANT LE6END- SHEET 3 5. IRRIGATION WILL BE ON AH AUTOMATIC TIMER AND BE FURNISHED WITH A RAIH SENSOR.6, ALL SHRUB BEDS SHALL BE MULCHED PER PLANTING SPECIFICATIONS. -7, LANDSCAPE SHALL BE HOA MAINTAINED. WATER CONSERVATION ANDCONCEPTUAL RECLAIMED WATER PLAN MUROYA City Of Carlsbad, California i ENTRY MONUMENT WALLS,, PILASTERS, ENTRY PORTALS ANP LANPSCAPIN6MAINTAINED BY H.O.A. COMBO WALL « LANDSCAPEALON6 BLACK RAIL ROAD REAR TARP SLOPE LANDSCAPEINSTALLED BY DEVELOPER,MAINTAINED BY HOMEOWNER MAINTAINED BY H.O.A, KEa BLACK RAIL ROAD?'.s^=™--..---PROPERTY- BOUNDARY PLANTABLE WALL TO RECEIVEREGULAR MONTHLY MAINTENANCE BYH.O.A. VIEW OVERLOOK. AREAS, TRAIL ANDNATIVE PLANTING PASSIVE PARK TOBE MAINTAINED BY THE H.OA H.OA. FIRE PROTECTION AREA - ANNUAL MAINTENANCEOF THINNIN© OUT HI&H FUEL NATIVE PLANT MATERIAL, PERCITY OF CARLSBAD LANDSCAPE MAINTENANCE, SECTIONIV.F; REFER TO THESE REQUIREMENTS ON SHEET 9 ANDALSO THE FIRE PROTECTION PLAN SHEET 5. ALL PRIVATE STREET SIDEWALKSARE TO BE MAINTAINED BY THE H. ALL ENHANCE!? STREET PAVTO BE MAINTAINED BY H.OA PARK/RECREATION AREAMAINTAINED BY H.O.A. UANP5CAPE MAINTENANCE L.56SS1P SYMBOL RESPONSIBILITY PRIVATE REAR YARDS MAINTAINED BY INDIVIDUAL HOME OWNER (TYPj ^SIDEYARD W0O& FENCES MAINTAINED BYPRIVATE HOMEDWER.PRIVATE HOMEOWNER FR<?NT YARDS•wo HATi^ea swm IVK CLARITY TO CELINHATE ^TWEai FRONTLANDSCAPING AND TREES IN PARKtNAYS TO MAINTAINED BY HOME CVWER'S ASSOCIATION. H.OJ^. MAINTAINED - PARtOMAYS,OVERLOOKS, AND TOTLOT •AREAS Of SEPARATION AR2 TROST DRIVEK<AYS, SIDEHALKSAKD/Ofl MOW CURBS ALL REAR YARD, PRIVATE SLOPES REVESETATnD BY DEVELOPER * MAIKTA1NS2 BY HOMEO>SNER5. RETAININS KW-LS LOCATED WITHINTO BE MAIMTAIN5D BY HOME H.O.A. MAINTAINED - MANUFACTUREDSLOPESFIRE PROTECTION AREA TYPE A-l LOCATED WITHINPRIVATE LOT 23 AHD MAIMTAIMED IN. COMPLIANCEWITH CARLSBAD CODES BY HOMEOWNER. H.O.A. MAINTAINED FIREPROTECTION AREA- SEE KOTE5SHEET 3 H.O.A. FIRE PROTECTION AREA - ANNUAL MAINTENANCE OP THINNING OUTHI*H FUEL NATIVE PLANT MATERIAL, PER CITY OF CARLSBAD LANDSCAPEMAINTENANCE, SECTION IV.F, REFER TO THESE REQUIREMENTS ON SHEET 3AND ALSO THE FIRE PROTECTION PLAN SHEET 5. EXISTING MUROYA RESIDENCE ALL DRIVEWAY PAVIN&, INCLUDING ENHANCEDCOLOR/STAMPED CONCRETE, TO BE MAINTAINED BY H.O.A. I - iANPS6APE/F!*Ke.|l*5 CONCEPT PLAN la - LANDSCAPE PLANT PALETTE ANO SOTES 3 - REC-REATtON AREA &4LAR6EKEKT2o - PRIMARY EMTKY ENLARSEMEMT 9 - PIRE PROTECTION ZOHE LSASHD AND KOTEfl4 - FEHCIN6 DETAILS ANP SECTIOW3 5 - PIRE PROTECTION PLANft - WATER CONSERVATION AND CONCEPTUAL RECLAIMED KATER PLAN MA.INTEHANGE RESPONSIBILITY PLAN ft - TYPICAL FRONT YARP LANI79CAPE MAINTENANCE BY HOME OWNERS ASSOCIATION SEE SHEETSEE SHEETSEESVtETSEE SHEET ACCESS ROAD AND ALL TRANSMISSION LINE EQUIPMENT MAINTAINED BY SDi&*E REGULAR MAINTENANCE BY HO A. OF SITB MATER DETENTION BASIN UNDSCAPE MAINTENANCERESPONSIBIUTY PLAN MUROYA City Of Carlsbad, California 4' WIPE CONCRETE WALKWAY AT ALL F1«ONT POOR ENTRIES TO BE INSTALLED WITH THE FSONT YARD LANDSCAPING. ANY FRONT YARD RETAINING WALLS ARE TO BE PROPERLY SCREENED WITH SHRUBS AMP/OR VINES TO THE SATISFACTION OFTHE CITY OF CARLSBAD. IWU»AT1fiJN AND LAKMCA=1Na Aft PCPICTB? IKIN IV* LOCATIONS PQJNCATEDAREA FLAI TO TfE SATISFor CARLSBAS LANDSCAPE FOliOW ALOOK of IOM; a^izriaso LANDSCAPEZOW2 9-KATJRALJirE> (AS DCnNTD IN A-TOOlA COI-WHATON orNATIVE .TME5. MINIMAL USC or f^ONT VA1O TWF UAMH9 -ALL PRONT•me W»JKTWANCSINDIVIDUAL 8CCT10N A3-^ ALL ABOVE ANOLMDi'TRAH9roRt^RRCOJHS-ZNTB,---- WHERE STAIRS ARE REO.UIREP IN FRONT -. YARD WALKWAYS TO ACCESS THE FRONTDOORS, IT IS PREFERRED TO SPACE TVE STEPS IN SERIES OF TWO STEPS TO AVOID THE RCCWIREMENT OF HANDRAILS.ENHANCED CONCRETE PAVIN6 fCOLOR, TEXTURE 4 FINISH^ AT ALL SHARED DRIVEWAY ENTRIES. SEE SHEET L-l FOR LOCATIONS ON THE SITE PLAN. ALL FRONT WALKWAYS TO BE &RET CONCRETE WITH A SU6HT EXPOSED TO ACCOMPLISH A NATURAL. AND A&ED LOOK.. SCORE LINES ARE TO BE HAND TOOLED.TYPICAL STRST TREE INSTALLED AS PAR OF THE FRONT YARD LANDSCAPE PLANS. TREE SPECIES ARE TO BE LOCATED IN VARIOUS ORDERS. SEE TYPICAL FRONT YARD STREET TREES FOR SPECIES SELECTIONS. CARRY FRONT YARD PLANT MATERIAL SELECTIONS INTO H.O.A. AREAS WHERE APPLICABLE. b" CONCRETE MOW STRIP OF EARTHTONE COLOR AT ALL LOCATIONS PRIVATELY MAINTAINED FRONT YARDS ARE DIRECTLY ADJACENT TO H.O.A. MAINTAINED LANDSCAPES WHERE NO FENC1NS IS PROPOSED. LAR6ER OPEN AREAS AND TO BE FILLED IN WITHGROUNDCOVER 6RASS 'OLD WORLD STYLE1 AND •SIMPLE1 CONCRETEDRIVEWAY- NATURAL GREY CONCRETE WITH VARYING EXPOSURES AND SIZES OFA6GRE6ATE.TYPICAL STREET TREE INSTALLED BY THE AS PART OP THE H.O.A. MAINTAINED LANDSCAPE PLANS. WOOD FENCE - SEE DETAIL SHEET L-4 3' WIDE MULCH PATHWAY FROM GARAGE TO SIDE REAR GARDEN SATE INSTALLED ON ALL PLAN TYPES. H.OA. MAINTAINED STREET LANDSCAPE TO BE BE INSTALLED PER APPROVED CONCEPT AND CONSTRUCTION PLANS. SEE CONCEPT PLAN SHEET L-L WOOD FENCE - SEEDETAIL SHEETPLANT LBSEND SEE SHEET I - LAKPSCAPBPeK.lHd CONOEPT PLAH SEE SHEET la - LANDSCAPE PLANT PALETTE AND NOTESSEE SHEET 2 - RECREATION AREA ENLARGEMENT 2a - PRIMARY E1JTRY EULARfiEMENT SEE SHEET 3 - FIRE PROTECTION ZONE LESEND AND NOTESSEE SfGET + - FEKC1M6 DETAILS AND SECTIONSSEE SHEET 3 ' FIRE PROTECTIOJ PLANSEE SHEET b - WATER CONSERVATION AN?CONCEPTUAL RECLAIMED -WATER PLAN SEE SHEET 1 - LANC-SCAPE MAINTENANCERESPONSIBILITY PLANSEE SHEET B - TYPICAL FRONT YARD LANDSCAPECONCEPT PLAN ACCENT SjHRUBS_AND SUCCULENTSRgaU!ggP__PAR<yMAY AND STggETJ'REES SPECIC9 OPINED&TED SA#GD ONIN THC FINALCONSTRUSTIOK PLAN* SOCR APDlTICTiS FALLZOtC 9 PLANTINGLISTEP AS EXOTI& OR PITTOSPORUH IWDU-ATVMELALHJCA KESOFHILA PHSRMWMAfiAVC ATTEHJATAALOE ARBORESCEN5RHAPH10U5»I9 MA-fiSTIC BEAUTY" <3U*A EUROPKAKHUSLANCCA CAM I A LCrTOrWLLAPUATAK* RACCM09A NB^ZEALAHP FLAXFOXTAIL A6AVETREE ALOEINDIAN HAWTHORf* PA 4OLO MEDALLIONCAUFORMIA SYCAMORELIVE OAK SEP6ES AND SUCCULENTS~_ l.lTTLECALLIAMDRA (iALIFOKNICATYPICAL FRONT rARD/COUffTYARP_ TREES MEDALLION TREECRAPE MYRTLENEM ZEALAND CHRISTMAS TREE SUMAC NASSELLA T04JESIKASAL VI ALAVANOU-A STOECHA5L1MONIUM PCRfiZIlSALVlA LEUCAKTHA ICAN FEATH5* 4RA&S AUTU-1H6A4ESPANISH LAVQ*DERSEA LAVENDERhlEXICAN BUSH 9A6E TYPICAL FRONT YAHDLANDSCAPE CONCEPT PB=LEXA'ZUMI1 USUSTWM LUCJPUMTKI3TANIA BRONZE LOGWATKYRTLG IWULTI-TTUJNKJ«LOSSY PRIVET MUROYA City Of Carlsbad, CaliforniaMANPRALISCARARCTOSTAPIfJl^S S^.CHIf MULCH - £S NOTE ON Plan 4B Andalusian Robert Hidey Architects Conceptual Streetscene Muroya Property PROPOSED USE: SINGLE FAMILY DETACHED CONSTRUCTION TYPE: V-NON RATED (N OCCUPANCY; R-3 DWELLINGS, U-1 -GARAGES NUMBER OF STORIES: 1 AND 2 Taylor Morrison of CA, ILLC Carlsbad, California Project Number 060B1 07/09/2009 heet 01SlJa Seaton/B^'I'o- Typical Garage Section 460 cubic feet of Storage 57'-0" _ Line of Storage Abofe ' \ 2-Car / \ ' garage/ \ Robert Hidey Architects Floor Plan Plan 1 1.802SF Muroya Property Square Footage Su nmary: First Floor-1,802 3 Second Floor - Total Garage - 432 s.f. Storage - 480 Cubl Feet ff r 4' e1 Taylor Morrison of CA, LLC Carlsbad, California Project Number 06081 07/09/2009 Sheet 02 Elevation B Andalusian Elevation A Adobe Ranch Robert Hidey Architects PlarM Muroya Property Taylor Morrison of CA, LLC Carlsbad, California Project Number: 08081 07/09/2009 Sheet 03 Left Elevation Stucco Light Sand Finish Roll-up Garage Door Front Elevation Right Elevation Rear Elevation Plan 1A Adobe Ranch Robert Hidey Architects Muroya Property Taylor Morrison of CA, LLC Carlsbad, California Project Number 06081 07/09/2009 Sheet 04 Stucco Light Sand Finish Left Elevation Roll-up Garage Door Front Elevation Right Elevation Rear Elevation Plan 1B Andalusian Robert Hidey Architects Muroya Property Taylor Morrison of CA, LLC Carlsbad, California Project Number 060B1 07/09/2009 Sheet 05 32'-0 Second Floor Typical Oarage Section480 cubic feet of Storage See Site Plan by others for Plan 2X w/out front Porch Loggia Opt. at Lots 5,13,14, 28, 29 and 36. See Site Plan by others. Robert Hidey Architects Plan 2 2,068 SF Total Muroya Property Perimeter Length = 173'-0" (40% = 69') Single Story Edge = £ First Floor Square Footage Summary: ''"First Floor-956 s.f. Second Floor-1,112s.f. Total - 2,068 s.f. Garage - 425 s.f. Storage-480 Cubic Feet Porch\Loggla - 200 s.f. Scate 1M"-1'-<r Taylor Morrison of CA, LLC Carlsbad, California Pro)ect Number: 06081 OT/09/2009 Sheet 06 Elevation C Santa Barbara Robert Hidey Architects * ftjft^* 4* f <aSWI—-!-. t ' Elevation B Andalusian Plan 2 Muroya Property Elevation A Adobe Ranch Taylor Morrison of CA, LLC Carlsbad, California Project Numben 06081 0710912009 Sheet 07 Stucco Light Sand Finish Stucco Left Elevation Right Elevation Robert Hidey Architects Plan 2A Adobe Ranch Muroya Property Juliet Balcony Front Elevation Rear Elevation Taylor Morrison of CA, LLC Carlsbad, California Project Number: 06081 07/09/2009 Sheet OB Stucco Stucco Light Sand Finish Concrete 'S' Tile Roof Juliet Balcony Left Elevation Front Elevation Roll-up Garage Door Opt. Loggia at Lots 5,14 and 28 Right Elevation Plan 2AX Adobe Ranch Rear Elevation Robert Hidey Architects Muroya Property Taylor Morrison of CA, LLC Carlsbad, California Project Number 06081 07/09/2009 Sheet 09 Stucco Light Sand Finish Concrete 'S'Tile Roof Left Elevation Brick Sill Chimney Shroud Front Elevation Roll-up Garage Door Vinyl Windows Right Elevation Plan 2B Andalusian Rear Elevation Robert Hidey Architects Muroya Property Taylor Morrison of CA, LLC Carlsbad, California Project Numben 06081 07/09/2009 Sheet 10 Stacco Light Sand Finish 1 I II Left Elevation Concrete 'S'TiteRoof Clay Tile'Openingw/ Brtck Sill Wood Shul Front Elevation Roll-up Garage Right Elevation Robert Hidey Architects Plan 2C Santa Barbara Muroya Property Rear Elevation Taylor Morrison of CA, LLC Carlsbad, California Project Number 06081 07/09/2009 Sheet 11 Wood Stucco Light Sand Finish Vinyl Windows Chimney Shroud Left Elevation Front Elevation Roll-up Garage Door Opt. Loggia at Lots 13,29 and 36 Right Elevation Robert Hidey Architects Plan 2CX Santa Barbara Muroya Property Rear Elevation Scab: 3H8«-1Mr Taylor Morrison of CA, LLC Carlsbad, California Project Number 06081 07/09/2009 Sheet 12 Robert Hidey Architects Second Floor Typical Garage Section480 cubic feet of Storage Square Footage Summary: First Floor-1,113 s.f. Second Floor-1,372 s.f. Total - 2,485 s.f. Garage - 438 s.f. Storage - 480 Cubic Feet Porch\Loggia-487s.f. Plan3 2,485 SF Total Muroya Property Perimeter Length = 230'-0' (40% = 92') Single Story Edge = 104'-ir First Floor Scale; W-1'-0" Taylor Morrison of CA, LLC Carlsbad, California Project Number 06081 07/09/2009 Sheet 13 Elevation C Santa Barbara Robert Hidey Architects Elevation B Andalusian Plan3 Muroya Property Elevation A Adobe Ranch Taylor Morrison of CA, LLC Carlsbad, California Project Number. 06081 07/09/2009 Sheet 14 Vinyl Windows aoaooaacgoannpac Right Elevation Robert Hidey Architects Plan 3A Adobe Ranch Muroya Property Rear Elevation Taylor Morrison of CA, LLC Carlsbad, California Project Number: 06081 07/09/2009 Sheet 15 Right Elevation Rear Elevation Robert Hidey Architects Plan 3B Andalusian Muroya Property Wood Shutters Vinyl Windows aaaaaanaiaaaaaenc Taylor Morrison of CA, LLC Carlsbad, California Project Number: 06081 07/09/2009 Sheet 16 - Chimney Shroud Left Elevation - Roll-Up Garage Door Vinyl Windows Juliet Balcony Right Elevation Robert Hidey Architects Plan 3C Santa Barbara Muroya Property Front Elevation Rear Elevation tr -4- sr Taylor Morrison of CA, LLC Carlsbad, California Project Number 06081 07/09/2009 Sheet 17 Elevation C Santa Barbara Robert Hidey Architects Roof Plans Plan 4 Muroya Property Elevation B Andalusian itf ir Taylor Morrison of CA, LLC Carlsbad, California Project Number 08081 07/09/2009 Sheet 19 Stucco Light Sand Finish Left Elevation Vinyl Windows Concrete 'S' Tile Roof Robert Hidey Architects Plan 4B Andalusian Muroya Property Front Elevation Rear Elevation Juliet Balcony Wood Shutters Chimney Shroud Taylor Morrison of CA, LLC Carlsbad, California Project Number: 06081 07/09/2009 Sheet 20 Left Elevation - Roll-Up Garage Door Right Elevation Vinyl Windows Robert Hidey Architects Plan 4C Santa Barbara Muroya Property Front Elevation Rear Elevation Chimney Shroud Taylor Morrison of CA, LLC Carlsbad, California Project Number. 06081 07/09/2009 Sheet 21 39'-0" Typical Garage Section 480 cubic feet of Storage Perimeter Length = 246'-0" (40% = 98') Single Story Edge = 128' Robert Hidey Architects Second Floor Square Footage Summary: First Floor -1,365 s.f. Second Floor-1,462 s.f. Total - 2,827 s.f. Garage - 448 s.f. Storage - 480 Cubic Feet PorcMLoggia - 363 s.f. Plan 4 2,827 SF Total Muroya Property ff r * a- First Floor Taylor Morrison of CA, LLC Carlsbad, California Project Number: 06081 07/09/2009 Sheet 18 Second Floor Robert Hidey Architects Plan 4 Lots/, 9,15and 17J Muroya Property IL_ !J First Floor Taylor Morrison of CA, LLC Carlsbad, California Project Number 06081 07/09/2009 Sheet 22 Elevation C Santa Barbara Robert Hidey Architects Roof Plans Plan 4 Lots 7, 9,15 and 17 Muroya Property Elevation B Andalusian Taylor Morrison of CA, LLC Carlsbad, California Project Number. 060&1 07/09/2009 Sheet 23 StuccoLight Sand Finish Concrete 'S'Tile Roof Left Elevation Wood Shutters Chimney Shroud Vinyl Windows - Roll-Up Garage Door FfOnt Right Elevation Robert Hidey Architects Plan 4B Option Andalusian Lots 7 and 17 Muroya Property Rear Elevation Taylor Morrison of CA, LLC Carlsbad, California Project Number 08081 07/09/2009 Sheet 24 Vinyl Windows - Stucco Light Sand Finish- Left Elevation Wood Shutters Right Elevation Robert Hidey Architects Chimney Shroud ;»I a I IB f w i«».»:(»s:» 11 Roll-Up Garage Door Plan 4C Santa Barbara Lots 9 and 15 Muroya Property Front Elevation Rear Elevation Taylor Morrison of CA, LLC Carlsbad, California Project Number: 08081 07/09/2009 Sheet 25