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Home My WebLink AboutSDP 13-04; Beachwalk at Juniper; Site Development Plan (SDP) The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: July 15, 2013 P.C. AGENDA OF: December 4, 2013 Project Planner: Jason Goff Project Engineer: David Rick SUBJECT: SDP 13-04/PUD 13-07/CDP 13-16/MS 13-05 – BEACHWALK AT JUNIPER – Request for approval of a Site Development Plan, Planned Development Permit, Coastal Development Permit, and Tentative Parcel Map to demolish an existing single-family home and shed to allow for the development of a four-unit multiple-family residential air-space condominium project on a 0.202 acre infill site located at 369 Juniper Avenue, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. The project site is not within the appealable area of the California Coastal Commission. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 “In-Fill Development Projects” of the State CEQA Guidelines and will not have any adverse significant impact on the environment. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7025 APPROVING Site Development Plan (SDP 13-04), Planned Development Permit (PUD 13-07), Coastal Development Permit (CDP 13-16), and Tentative Parcel Map (MS 13-05), based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to demolish an existing single-family home and shed to allow for the development of a four-unit multiple-family residential air-space condominium project on a 0.202 acre infill site within the Mello II Segment of the Local Coastal Program and the Beach Area Overlay Zone (BAOZ). More specifically, the site is located at 369 Juniper Avenue on the south side of the street, two lots west of the railroad tracks. The development of the proposed condominium project requires the processing and approval of a Site Development Plan, Planned Development Permit, Coastal Development Permit, and Tentative Parcel Map. The Tentative Parcel Map associated with the subdivision is considered minor because it involves the division of land into four or fewer condominiums. Topographically, the site slopes from west to east with a drop in grade ranging in elevation from approximately 50 feet above mean sea level (MSL) along the western property line to 45 feet (MSL) along the eastern property line. The site is developed with an existing unoccupied single-family home and shed, the condition of which can be described as uninhabitable. The site is devoid of any sensitive vegetation. The proposed condominium units (Units A-D) are attached in a four-plex configuration with a private 20 ft. wide driveway located along the east side of the building and two guest parking spaces located to the rear. Each unit includes an attached two-car garage with direct entrance into each unit. There are three separate floor plans (Plan Types 1-3) consisting of two- and three-bedroom units each ranging in size 3 SDP 13-04/PUD 13-07/CDP 13-16/MS 13-05 – BEACHWALK AT JUNIPER December 4, 2013 Page 2 from 1,233 square feet to 1,653 square feet. The front door of Unit A faces Juniper Avenue to the north, while Units B-D are oriented towards the western facing side. All units are accessed from a common sidewalk connecting to the public sidewalk along Juniper Avenue. The building consists of three stories with an overall building height of 29′-8¾″ tall. Each unit includes a private roof deck accessed from the third floor living space. Units A-C include private balconies on the second floor, while Unit D includes an outdoor patio exclusive use area. Except for the exclusive use area associated with Unit D, the underlying lot will be held in common interest divided between the four airspace condominiums. This common area includes, but is not limited to, the private driveway, guest parking area, landscaping, and sidewalks. Primary building materials include tan colored stucco, olive colored horizontal siding, and masonry veneer; asphalt shingles cover a 3:12 pitched roof over each unit; and metal awnings adorn some of the windows, doors, and balconies throughout. A variety of roof planes are included that provide different roof heights and each elevation includes off-setting building planes. Table “A” below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Residential High Density (RH) 15-23 du/ac with a Growth Management Control Point (GMCP) of 19 du/ac. Multiple-Family Residential (R-3) Zone with Beach Area Overlay Zone (BAOZ) Single-family home w/shed North RH R-3 with BAOZ Multiple-family Residential South RH R-3 with BAOZ Multiple-family Residential East RH R-3 with BAOZ Single-family home West RH R-3 with BAOZ Multiple-family Residential Table “B” below includes the project site’s gross and net acreage, the number of dwelling units allowed by the General Plan’s Growth Management Control Point (GMCP) density and the proposed projects number of dwelling units and density. TABLE B Gross Acres Net Acres DUs Allowed at GMCP Density DUs Proposed and Project Density 0.202 acres 0.202 acres 3.838 units 4 units at 19.8 du/ac In order to meet the City’s Inclusionary Housing requirements, the project is conditioned to pay an affordable housing in-lieu fee on a per unit basis prior to final map approval. Grading quantities include 650 cubic yards of cut, 50 cubic yards of fill, and 600 cubic yards of export. To accommodate the project, retaining walls ranging up to 2.5 feet in height extend along the south and east property lines, and 4 feet along the west property line. SDP 13-04/PUD 13-07/CDP 13-16/MS 13-05 – BEACHWALK AT JUNIPER December 4, 2013 Page 3 The project meets the City’s standards for planned developments and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code (C.M.C). III. ANALYSIS The project is subject to the following regulations: A. Residential High Density (RH) General Plan Land Use designation; B. Multiple-Family Residential (R-3) Zone, Planned Development Regulations, and Beach Area Overlay Zone (BAOZ) (C.M.C. Chapters 21.16, 21.45, and 21.82); C. City Council Policy No. 66 (Principals for the Development of Livable Neighborhoods); D. Mello II Segment of the Local Coastal Program; E. Subdivision Ordinance (C.M.C. Title 20); F. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85); and G. Growth Management Ordinance (C.M.C. Chapter 21.90) and Zone 1 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan Residential High Density (RH) Land Use Designation The General Plan Land Use designation for the property is Residential-High (RH). The RH designation allows residential development at a density range of 15-23 dwelling units per acre with a Growth Management Control Point (GMCP) of 19 dwelling units per acre. The project site has a net developable acreage of 0.202 acres. The project’s proposed density of 19.8 du/ac is within the RH density range of 15-23 du/ac, but is slightly above the RH GMCP of 19 du/ac used for the purpose of calculating the City’s compliance with Government Code Section 65863. At the GMCP, 3.8 dwelling units, or 4 when rounded up per C.M.C. Section 21.53.230(e), would be permitted on this 0.202 net developable acre property. Although the project exceeds the GMCP for the RH General Plan Land Use designation by the fractional unit allocation of 0.2 dwelling units, the General Plan Land Use Element allows the City to approve residential development at a density that exceeds the GMCP for the applicable density range provided the proposed residential development complies with certain findings as discussed below. To exceed the GMCP, the project must be consistent with the following required General Plan findings: 1) that the project will provide sufficient additional public facilities for the density in excess of the control point to ensure that the adequacy of the City’s public facilities plans will not be adversely impacted; 2) that there have been sufficient developments approved in the quadrant at densities below the control point so that the approval will not result in exceeding the quadrant limit; and, 3) all necessary public facilities required by the City’s Growth Management Program will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with the adopted City standards. The proposed project is consistent with the above required findings in that there have been sufficient developments in the northwest quadrant that have developed at densities below the GMCP such that the allocation of 0.2 dwelling units would not result in exceeding the quadrant limit, the project is conditioned to pay the appropriate fees to comply with SDP 13-04/PUD 13-07/CDP 13-16/MS 13-05 – BEACHWALK AT JUNIPER December 4, 2013 Page 4 City’s Growth Management Program, and the City’s public facilities plans will not be adversely impacted as the allocation of 0.2 units has already been analyzed and anticipated within the northwest quadrant. Furthermore, pursuant to City Council Policy No. 43 – Proposition E “Excess Dwelling” Unit Bank, in approving a request for an allocation of excess dwelling units, the following three findings must also be made: 1) That the project location and density are compatible with existing adjacent residential neighborhoods and/or nearby existing or planned uses; 2) That the project location and density are in accordance with the applicable provisions of the General Plan and any other applicable planning document; and 3) That the project complies with the findings stated in the General Plan Land Use Element for projects that exceed the GMCP for the applicable density range. The proposed project is consistent with the above required findings for the allocation of excess dwelling units in that: 1) the project is located within a Residential High (RH) General Plan Land Use designation and Multiple-Family Residential (R-3) zone, which consists predominantly of attached multiple-family residential condominiums and apartment buildings that are approved at a similar density (15-23 du/ac) as the density of the proposed project (19.8 du/ac), 2) that the project’s location and density described above are in accordance with the applicable provisions of the General Plan for the RH Land Use designation, and 3) that the project complies with the findings stated in the General Plan Land Use Element for projects that exceed the growth management control point (19 du/ac) for the RH Land Use designation as discussed above. Lastly, the project complies with the Elements of the General Plan as outlined in Table “C” below: TABLE C – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use Site is designated for Residential High density, (RH; 15-23 du/ac) with a GMCP of 19 du/ac. 3.8 dwelling units (4 when rounded up) could be constructed on the site at the GMCP (0.202 acres x 19 du/ac). The residential project density at 19.8 dwelling units per acre (4 DUs) is slightly above the RH GMCP of 19 du/ac used for the purpose of calculating the City’s compliance with Government Code Section 65863 but is within the RH density range of 15-23 du/ac. Therefore, 0.2 dwelling units will be withdrawn from the City’s excess dwelling unit bank consistent with City Council Policy No. 43. Yes Housing Provisions for affordable housing. The project is conditioned to pay an affordable housing in-lieu fee on a per unit basis prior to final map approval. Yes Public Safety Reduce fire hazards to an acceptable level. The project site is located within a five minute response time of Fire Station No. 1 and has been designed to comply with the fire code, including provisions for an automatic sprinkler Yes SDP 13-04/PUD 13-07/CDP 13-16/MS 13-05 – BEACHWALK AT JUNIPER December 4, 2013 Page 5 system within each dwelling unit. SDP 13-04/PUD 13-07/CDP 13-16/MS 13-05 – BEACHWALK AT JUNIPER December 4, 2013 Page 6 TABLE C – GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Open Space & Conservation Minimize the environmental impacts to sensitive resources within the City. Utilize Best Management Practices for control of storm water and to protect water quality. The project will not create any environmental impacts to the previously graded and developed site. The project is conditioned to conform to all NPDES requirements and has been designed to include Low Impact Design (LID) elements. Yes Noise Comply with the residential exterior noise standard of 60 dB(A) CNEL in private recreation areas and interior noise standard of 45 dB(A) CNEL. A Noise Study (July 19, 2013) and a Preliminary Train Vibration Analysis (August 26, 2013) was prepared by Wieland Acoustics, Noise & Vibration Consultants, to address any potential noise and/or ground-borne vibration/noise impacts occurring as a result of the project sites close proximity (202 ft.) to the railroad tracks located to the east. No significant adverse ground-borne vibration and/or ground-borne noise impacts were identified. However, to comply with the city’s exterior 60 dB(a) CNEL noise standard, the project design includes a 6 ft. high noise barrier surrounding the exterior of the second floor balcony at Unit C. This design consists of a combination low stucco wall and glass enclosure. For purposes of uniformity, Units A and B also include a similar designed balcony. For achieving the 45 dB(a) CNEL interior noise standard, the noise study includes construction design standards to be incorporated at the building construction phase. The project has been conditioned to incorporate these design standards into the building design prior to the issuance of building permits. Yes Circulation Construct roadway improvements needed to serve proposed development. All public facilities including curb, gutter and sidewalk are conditioned to be built along the property frontage (Juniper Avenue). Yes SDP 13-04/PUD 13-07/CDP 13-16/MS 13-05 – BEACHWALK AT JUNIPER December 4, 2013 Page 7 B. Multiple-Family Residential (R-3) Zone, Planned Development Regulations, and Beach Area Overlay Zone (BAOZ) The proposed project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code (CMC) including the Multiple-Family Residential (R-3) Zone (C.M.C. Chapter 21.16), Planned Developments (C.M.C. Chapter 21.45), and the Beach Area Overlay Zone (BAOZ) (C.M.C. Chapter 21.82). The four-unit multiple-family residential air-space condominium project meets or exceeds the requirements of the R-3 Zone and the BAOZ as outlined in Table “D” below. The Planned Development regulations provides most of the development standards with the exception of those listed in the table below. The project complies with all applicable development standards for Planned Developments (C.M.C Chapter 21.45). Please refer to Attachment No. 4 (Exhibit “A”) for an analysis of project compliance with Tables C & E of the Planned Development regulations. Table D – BAOZ AND R-3 COMPLIANCE BAOZ Standards Required Proposed Comply Building Height 30 feet with minimum 3:12 roof pitch is provided or 24 feet if less than a 3:12 roof pitch is provided Roof Peak = 29′-8¾″ w/ 3:12 roof pitch Roof Decks = <24 ft. Yes R-3 Standards Required Proposed Comply Setbacks Interior Side: 7.65' Rear: 15.3' Interior Side (West): 10' Interior Side (East): ≥10' Rear: 15.3' Yes Lot Coverage 60% 41.8% Yes C. City Council Policy No. 66 (Livable Neighborhoods) The project complies with City Council Policy No. 66 - Livable Neighborhoods. Please refer to Attachment No. 5 (Exhibit “B”) for an analysis of project compliance with this policy. D. Local Coastal Program The proposed site is located outside the appeals area of the City’s Coastal Zone and lies within the Mello II Segment of the Local Coastal Program. The project site has an LCP Land Use designation of RH and Zoning of R-3, which are consistent with the City’s General Plan and Zoning. The projects consistency with the RH General Plan Land Use designation is analyzed in Section ”A,” Table “C” above. The proposed project is consistent with the Mello II Segment of the Local Coastal Program which contains land use policies for development and conservation of coastal land and water areas within its boundaries. The policies of the Mello II Segment emphasize topics such as preservation of agriculture and scenic resources, protection of environmentally sensitive resources, provision of shoreline access and prevention of geologic instability and erosion. The project is consistent with the coastal act policies as follows: a) no agricultural lands exist on the project site, therefore no impacts to such will occur; b) the site does not contain or impact SDP 13-04/PUD 13-07/CDP 13-16/MS 13-05 – BEACHWALK AT JUNIPER December 4, 2013 Page 8 environmentally sensitive habitats, water or marine resources; c) the site is geologically stable and the proposed grading for the site has been limited to the area necessary to develop the site; d) the project has been designed to reduce the amount of off-site runoff and has been conditioned to implement the NPDES standards to ensure the quality of the water leaving the site; e) the project meets the parking requirements for condominiums; f) the project does not preclude any recreational opportunities or shoreline access as the property is located on the south side of Juniper Avenue between Garfield Street and the railroad tracks; and, g) the development of four residential air-space condominiums will not obstruct views of the coastline as seen from public lands or public right-of-way. Given the above, the project is consistent with the Mello II segment land use policies. E. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Parcel Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance (Title 20) for Minor Subdivisions. The subdivision is considered minor because it involves the division of land into four or fewer condominiums. The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. F. Inclusionary Housing Ordinance For all residential development less than seven units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct four condominium units has been conditioned to pay the applicable housing in-lieu fee for four units prior to final parcel map approval. G. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table “E” below. TABLE E – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 13.91 sq. ft. Yes Library 7.42 sq. ft. Yes Waste Water Treatment 4 EDU Yes Parks 0.028 acre Yes Drainage 0.9 CFS Yes Circulation 32 ADT Yes Fire Station No. 1 Yes Open Space 0 acres N/A Schools Carlsbad (E=.6832/M=.2264/HS = .2932) Yes Sewer Collection System 4 EDU Yes Water 1,000 GPD Yes SDP 13-04/PUD 13-07/CDP 13-16/MS 13-05 – BEACHWALK AT JUNIPER December 4, 2013 Page 9 The project proposes 4 dwelling units whereas the maximum unit yield at the GMCP of the property is 3.8 (4 units when rounded up) dwelling units. The proposed 4-unit project is 0.2 units above the Growth Management Control Point density for this RH designated property. Consistent with the General Plan and Policy No. 43, 0.2 dwelling units will be withdrawn from the City’s excess dwelling unit bank. IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7025 2. Location Map 3. Disclosure Statement 4. Exhibits “A” – Planned Development Tables C & E 5. Exhibits “B” – City Council Policy No. 66 6. Reduced Exhibits 7. Full Size Exhibits “A – H” dated December 4, 2013 VILLAGE D R HEMLOCK AVJUNIPER AVN A U T I C A L D R A T & S F R R SDP 13-04 / PUD 13-07CDP 13-16 / MS 13-05 Beachwalk at JuniperSITE MAP J SITE EL CAMINO REAL LA COSTA AVCOLLEGE BLC A R L S B A D B L A VIARA PY M E L R O S E D R EXHIBIT A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density 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 with a general plan amendment. NA C.2 Arterial Setbacks 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 NA 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 NA 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. NA C.3 Permitted Intrusions into Setbacks/ Building Separation 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. Pursuant to C.M.C. Section 21.46.120(#3) balconies may project into any required yard, but in no case shall such intrusions extend more than two (2) feet into such required yard. Along the west elevation, the project includes three (3) 2nd floor balconies, each setback 6 ft. from the property line. The required interior side yard setback for the project is 7.65 feet. While the proposed 2nd floor balconies are encroaching 1.65 ft. into this setback, none of the balconies encroach greater than 2 ft. Project complies. C.4 Streets Private Minimum right-of-way width 56 feet NA Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 5.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Public Minimum right-of-way width 60 feet NA Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 7.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Street Trees within parkways One-family dwellings and twin homes on small-lots A minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. NA Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. NA EXHIBIT A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. NA C.5 Drive-aisles 3 or fewer dwelling units Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. NA If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. 4 or more dwelling units Minimum 20 feet wide. 20 ft. width provided. Project complies. All projects No parking shall be permitted within the minimum required width of a drive-aisle. Project does not propose any parking within the 20 ft. wide drive-aisle. Project complies. 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). Each garage space and visitor parking space includes a minimum 24 ft. vehicle back-up/maneuvering area behind each space. Project complies. Additional width may be required for vehicle/emergency vehicle maneuvering area. NA Parkways and/or sidewalks may be required. NA No more than 24 dwelling units shall be located along a single-entry drive-aisle. NA All drive-aisles shall be enhanced with decorative pavement. Project drive-aisle has been enhanced with decorative concrete in a pattern consisting of natural gray and bands of color (acid etched finish). Project complies. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit. Project proposes four (4) units. At 0.30 spaces per unit, a 4 unit project would require 1.2 spaces or 2 spaces based on rounding up to the nearest whole number. Project provides two (2) visitor parking spaces. Project complies. Projects 11 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. C.7 Location of Visitor Parking 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 NA 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. NA 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. NA EXHIBIT A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. Project is located within the BAOZ. All required visitor parking is being provided onsite. Project complies. On Drive-aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. Project proposes two (2) visitor parking spaces on-site provided in parking bays that are located outside of the required minimum drive-aisle width. Project complies. On a Driveway Outside the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. NA 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. NA Within the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. NA 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 100% 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). NA All projects 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. NA Compact Parking 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. NA 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). One (1) of the two (2) required visitor parking spaces is a compact space with a dimension of 8 ft. by 20 ft. Project complies. Distance from unit 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. Distance from visitor parking spaces to the furthest unit is less than 300 ft. Project complies. C.8 Screening of Parking Areas 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. Visitor parking spaces are located to the rear of the project and screened appropriately. Project complies. C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: NA Minimum community recreational space Project is NOT within RH general plan designation 200 square feet per unit EXHIBIT A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT required Project IS within RH general plan designation 150 square feet per unit Projects with 11 to 25 dwelling units Community recreational space shall be provided as either (or both) passive or active recreation facilities. NA Projects with 26 or more dwelling units 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. NA Projects with 50 or more dwelling units 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). NA 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. NA All projects (with 11 or more dwelling units) 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. NA Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. NA 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). NA Recreation Area Parking 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. NA 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). NA Examples of recreation facilities include, but are not limited to, the following: Active 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 City Planner to satisfy the intent of providing active recreational facilities. Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5%. EXHIBIT A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Project proposes low voltage landscape up-lighting under each tree along the drive-aisle and low voltage landscape path/bollard style lighting along the pedestrian path leading to each unit. Project complies. C.11 Reserved C.12 Recreational Vehicle (RV) Storage (1) 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. NA 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 shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). NA 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. NA C.13 Storage Space 480 cubic feet of separate storage space per unit. NA 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. NA 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). NA A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. Each unit provides a two (2) car garage that satisfies the storage space requirement. Project complies. This requirement is in addition to closets and other indoor storage areas. Each unit provides a two (2) car garage that satisfies the storage space requirement. Project complies. (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). EXHIBIT A PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.1 Livable Neighborhood Policy Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART E.2 Architectural Requirements One-family and two-family dwellings Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines NA Multiple-family dwellings 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. Project architecture includes at least three (3) separate building planes across each building elevation consisting of building walls and roofs. Each plane has a minimum off set of 18 inches. Project complies. 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. Building elevations include varied roof planes; multiple material finishes (e.g., stucco, siding, masonry); varied window shapes; and metal awnings. Project complies. E.3 Maximum Coverage 60% of total project net developable acreage. Proposed building coverage is 41.8% of the net lot area (0.194 acres). Project complies. E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) The project is located within the BAOZ, and therefore pursuant to Footnote #1 below, building height shall be subject to the requirements of C.M.C. Chapter 21.82. Pursuant to C.M.C. Section 21.82.050, no residential structure shall exceed 30 ft. when providing a minimum 3:12 roof pitch, or 24 ft. when providing less than a 3:12 roof pitch. The project is proposing a building height of 29'-8¾" with a 3:12 roof pitch. 3rd floor roof decks are less than 24 ft. in height. Project complies. Projects within the RH general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater NA. Project is located within the BAOZ. Therefore, pursuant to Footnote #1 below, building height shall be subject to the requirements of C.M.C. Chapter 21.82. As discussed above, project complies. 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories E.5 Minimum Building Setbacks From a private or public street(2)(3) Residential structure 10 feet Juniper Avenue is a public street. The residential structure is setback 10 ft. as measured from the outside edge of the required street right-of-way width. Project complies. EXHIBIT A PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Direct entry garage 20 feet NA From a drive-aisle(4) Residential structure (except as specified below) 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) NA. Project is less than 25 units and located within the RH General Plan designation (see section below for compliance). Residential structure –directly above a garage 0 feet when projecting over the front of a garage. NA. Project is less than 25 units and located within the RH General Plan designation (see section below for compliance). Garage 3 feet NA. Project is less than 25 units and located within the RH General Plan designation (see section below for compliance). Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Projects of 25 units or less within the RMH and RH general plan designations 0 feet (residential structure and garage) Residential structure and garage is setback ≥0 ft. from the drive-aisle. Project complies. Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Each garage is equipped with an automatic garage door opener. Balconies/decks (unenclosed and uncovered) 0 feet NA. Project does not propose any decks or balconies adjacent to or cantilevered over the drive-aisle. 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 From the perimeter property lines of the project site (not adjacent to a public/private street) 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. The underlying zone for the project is R-3. The required interior side yard setback for R-3 is 10% of the lot width (76.5 ft.), which equals 7.65 ft. (not to exceed 10 ft.) The project has an interior side yard setback of 10 feet along the west side, and approximately 23.8 ft. along the east side at the 2nd floor. The required rear yard setback for R-3 is 2x the required side yard (7.65 ft.), which in this case is 15.3 ft. The project provides a rear yard setback of 15.3 ft. along the south side. Project complies. E.6 Minimum Building Separation 10 feet NA E.7 Resident Parking (6) All dwelling types 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. One of the four units (25%) is proposing a tandem two-car garage with an interior dimension of 12'-0" x 40'-5". Project complies. EXHIBIT A PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT One-family and two-family dwellings 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) NA Multiple-family dwellings Studio and one-bedroom units 1.5 spaces per unit, 1 of which must be covered (5) NA 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. Units with two or more bedrooms 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 space (5) Units A and D are two (2) bedroom units, while Units B and C are three (3) bedroom units. All units include a two-car garage. Units A-C include two- car garages with an interior dimension of 20'-0" x 20'-0", while the Unit D includes a tandem two-car garage with an interior dimension of 12'-0" x 40'-5". 25% of the units in the project may include a tandem two-car garage (minimum 12 feet x 40 feet) when located in the RH General Plan designation pursuant to the section above. Project complies. 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. NA 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. Each unit provides a two-car garage with direct access into the unit. Project complies. E.8 Private Recreational Space One-family, two-family, and multiple-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. Units A-C each provides a private recreation area in the form of 60 sq. ft. balcony easily accessible from the second floor living area. Unit D provides a 60 sq. ft. recreation area in the form of an outdoor patio easily accessible from the first floor of the unit. None of these areas encroach within the required front yard setback; nor include any driveways, parking areas, storage areas, or common walkways. Project complies. 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. One-family and two- family dwellings Minimum total area per unit Projects not within the RMH or RH general plan designations 400 square feet NA Projects within the RMH or RH general plan designations 200 square feet May consist of more than one recreational space. NA May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. NA EXHIBIT A PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT If provided at ground level Minimum dimension Not within the RMH or RH general plan designations 15 feet NA Within the RMH or RH general plan designations 10 feet Shall not have a slope gradient greater than 5%. NA 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. NA 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). NA If provided above ground level as a deck/ balcony or roof deck Minimum dimension 6 feet NA Minimum area 60 square feet Multiple-family dwellings Minimum total area per unit (patio, porch, or balcony) 60 square feet Units A-C each provides a 60 sq. ft. second floor balcony, while Unit D provides a 60 sq. ft. outdoor patio area. Each private recreational space has a 6 ft. minimum dimension. Project complies. Minimum dimension of patio, porch or balcony 6 feet Projects of 11 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. NA (1) 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. (2) 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. (4) 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. (6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). (7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. EXHIBIT B CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 1 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. The north elevation architecture facing Juniper Avenue provides multiple material finishes, varied window shapes, and articulated building planes. In addition, the project is oriented such that the closest unit faces the street with a clearly identifiable front door and a visible third floor deck. Project complies. 2 Garages 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. Each unit will include a two car garage and there are two additional parking spaces for visitors. One of the garages is a tandem design while the remainder consists of a side-by-side design. All garages are accessed off of a private drive-aisle located along the eastern side yard of the project and oriented away from public view of the street. Project complies. 3 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 is developing on an existing multi-family residentially zoned lot adjacent to an existing public street (i.e., Juniper Avenue) presently developed as part of an existing interconnected modified street pattern in the Beach Area Overlay Zone. The existing street design in this area, where already improved, provides curb adjacent sidewalks as opposed to a parkway designed street system with street trees. For purposes of continuity, no parkways were required. Project complies. 4 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. NA (see Section 3 above) EXHIBIT B CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS (CONTINUED) Principle Compliance Comments 5 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 be 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 provides for pedestrian circulation in the form of an attached curb adjacent sidewalk along its frontage with Juniper Avenue. As future projects come along and develop over time, each will provide a curb adjacent sidewalk along its frontage consistent with the others until all of Juniper Avenue is improved. Project complies. 6 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 project consists of only four units and is not required to provide community recreation areas. APPROVEDTHIS IS THE APPROVED TENTATIVE MAP/SITEPLAN FOR PROJECT NO. PER CONDITIONPLANNING DIVISION DATE ENGINEERING DIVISION DATENO. OF PLANNING COMMISSIONRESOLUTION NO. APPROVEDTHIS IS THE APPROVED TENTATIVE MAP/SITEPLAN FOR PROJECT NO. PER CONDITIONPLANNING DIVISION DATE ENGINEERING DIVISION DATENO. OF PLANNING COMMISSIONRESOLUTION NO. APPROVEDTHIS IS THE APPROVED TENTATIVE MAP/SITEPLAN FOR PROJECT NO. PER CONDITIONPLANNING DIVISION DATE ENGINEERING DIVISION DATENO. OF PLANNING COMMISSIONRESOLUTION NO. APPROVEDTHIS IS THE APPROVED TENTATIVE MAP/SITEPLAN FOR PROJECT NO. PER CONDITIONPLANNING DIVISION DATE ENGINEERING DIVISION DATENO. OF PLANNING COMMISSIONRESOLUTION NO. GGGGGGGGGGGWWWWWWWWWWWSSSSSSSSSSSSG G GDSDSDSDSDSDSDSDSD Revision 14:Revision 8:Revision 10:Revision 9:Revision 12:Revision 13:Revision 11:Revision 5:Revision 7:Revision 6:Revision 3:Revision 4:Revision 2:Revision 1:Original Date:Sheetof1 INCH = 10 FT.GRAPHIC SCALE703 16th Street, Suite 100tel (619)296-3150 fax (619) 501-7725www.mlasd.comMcCullough Landscape Architecture, inc.San Diego, California 92101DAVID W.M CULLOUGHOLIC. #4048AEXP. 12-31-14STTAEGI RE R E T S E D LA N ILFACFI RO HCPSDNACERAECTITc10/2/2013DATEWATER CONSERVATION STATEMENTMAINTENANCE RESPONSIBILITY NOTE:A. ALL WATER, SEWER, AND GAS UTILITIES SHALL BE EFFECTIVELY SCREENED WITH PLANTMATERIAL AT THE TIME OF PLANT INSTALLATION.B. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, ANDGROUNDCOVERS.C. LANDSCAPE ARCHITECT SHALL BE AWARE OF UTILITY, SEWER, STORM DRAIN EASEMENT AND PLACE PLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF CARLSBAD REQUIREMENTS.IN RECOGNITION OF WATER AS A LIMITED RESOURCE IN SOUTHERN CALIFORNIA, THE FOLLOWINGMEASURES WILL BE UNDERTAKEN TO REDUCE THIS PROJECT'S DEMAND ON THE CITY OF CARLSBAD'SAVAILABLE WATER SUPPLY:1. THE IRRIGATION SYSTEM WILL BE AUTOMATIC AND WILL INCORPORATE LOW VOLUME SPRAYEMITTERS AND CONVENTIONAL LOW ANGLE SPRAY HEADS. DRIP IRRIGATION SYSTEMS MAY BEEMPLOYED WHERE CONSIDERED TO BE EFFECTIVE AND FEASIBLE. IRRIGATION VALVES SHALL BESEGREGATED TO ALLOW FOR THE SYSTEM OPERATION IN RESPONSE TO ORIENTATION ANDEXPOSURE.3. PLANT MATERIAL WILL BE SPECIFIED IN CONSIDERATION OF NORTH, SOUTH, EAST, AND WESTEXPOSURES.4. SOIL WILL BE AMENDED AND PREPARED TO PROVIDE HEALTHY PLANT GROWTH AND COVERAGEAND TO PROVIDE FOR MAXIMUM MOISTURE RETENTION AND PERCOLATION. PLANTER BEDS WILLBE MULCHED TO RETAIN SOIL MOISTURE AND REDUCE EVAPOTRANSPIRATION FROM THE ROOTZONES.5. AN IRRIGATION SYSTEM SHALL BE PROVIDED AS REQUIRED FOR THE PROPER IRRIGATION,DEVELOPMENT AND MAINTENANCE OF THE VEGETATION. THE DESIGN OF THE SYSTEM SHALLPROVIDE ADEQUATE SUPPORT OF THE VEGETATION SELECTED.BERGENIA CRASSIFOLIA10" HT., 8" O.C.1 GAL.EVERGREEN FLOWERING GROUND COVERCOVERS:& GROUND 3'-4' HT., 30" O.C.RHAPHIOLEPIS UMBELLATA 'MINOR'EVERGREEN BORDER SHRUBEVERGREEN ACCENT SHRUBEVERGREEN ACCENT SHRUBSSHADE CANOPY PROJECT THEME TREEVERTICAL EVERGREEN ACCENT PALM/SHRUB(25'-40' SPREAD) 36" BOX4'-5' HT., 4' O.C.2'-4' HT., 3'-4' O.C. STRELITZIA REGINAEAGAVE ATTENUATA2'-5' HT., 4' O.C.BREYNIA NIVOSA100%-5 GAL.50%-MIN. 5 GAL.50%-1 GAL.TREES:SHRUBS/VINESSYMBOL BOTANICAL NAME DESCRIPTION SIZE QTY.CANDIDATE PLANT MATERIAL1'-2' HT., 18" O.C.2'-3' HT., 2' O.C.DIANELLA 'LITTLE BLUE'DIANELLA TASMANICA 'VARIEGATA'MISCANTHUS SINENSIS48" HT., 48" O.C.1 GAL.4" POTSGAURA LINDHEIMERI12" HT., 12" O.C.PERENNIAL FLOWER BEDS1 GAL.24" HT., 30" O.C.LANTANA SPP.RUSSELIA EQUISETIFORMIS24" HT., 24" O.C.1 GAL.FLATS8" HT., 8" O.C.THYMUS PRAECOX ARCTICUS 'REITER'S'1 GAL.18" HT., 18" O.C.TRACHELOSPERMUM ASIATICUMSYMBOL BOTANICAL NAME DESCRIPTION SIZECOVERS:& GROUND SHRUBS/VINESEVERGREEN FLOWERING VINEDISTICTIS SPP.TRACHELOSPERMUM ASIATICUMPLANTING NOTEA. THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCECONSIDERATIONS.B. ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS,FERTILIZERS, AND APPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM ANAGRICULTURAL SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.C. GROUND COVERS OR BARK MULCH SHALL FILL IN BETWEEN THE SHRUBS TO SHIELD THE SOILFROM THE SUN, EVAPOTRANSPIRATION AND RUN-OFF.D. ALL THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3" DEPTH TO HELP CONSERVEWATER, LOWER THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.E. THE SHRUBS SHALL BE ALLOWED TO GROW IN THEIR NATURAL FORMS.F. ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF CARLSBAD GUIDELINES.G. TO INSTALL TRAILING-TYPE PLANTS CLOSEST TO THE TOP OF THE RETAINING WALL TOEVENTUALLY CASCADE OVER THE WALL WHERE APPLICABLE.H. ALL PLANTING AREAS TO SLOPE 2% AWAY FROM BUILDING AND TERMINATING INTO APPROVEDDRAINAGE SYSTEM (RETENTION BASINS OR AREA DRAINS).IRRIGATION NOTEA. AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED TO PROVIDE COVERAGE FOR ALLPLANTING AREAS SHOWN ON THE PLAN.B. LOW VOLUME EQUIPMENT SHALL PROVIDE SUFFICIENT WATER FOR PLANT GROWTH WITH AMINIMUM WATER LOSS DUE TO WATER RUN-OFF. LOW-VOLUME IRRIGATION WILL BE INSTALLEDIN ALL PLANTING AREAS WITHIN 24" OF ANY IMPERMEABLE SURFACES .C. IRRIGATION SYSTEMS SHALL USE HIGH QUALITY, AUTOMATIC CONTROL VALVES,CONTROLLERS AND OTHER NECESSARY IRRIGATION EQUIPMENT.D. ALL COMPONENTS SHALL BE OF NON-CORROSIVE MATERIAL.E. ALL DRIP SYSTEMS SHALL BE ADEQUATELY FILTERED AND REGULATED PER THEMANUFACTURER'S RECOMMENDED DESIGN PARAMETERS.F. ALL IRRIGATION IMPROVEMENTS SHALL FOLLOW THE CITY OF CARLSBAD GUIDELINES ANDWATER CONSERVATION ORDINANCE.LEGENDA. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, ANDGROUND COVERS.B. LANDSCAPE ARCHITECT SHALL BE AWARE OF UTILITY, SEWER, STORM DRAIN EASEMENT ANDPLACE PLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF CARLSBAD REQUIREMENTS.C. ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY OWNER (INCLUDING PUBLIC RIGHTOF WAY). THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF CARLSBAD REQUIREMENTS.5-GALLON SIZE CONTAINERS.ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY THE OWNER (INCLUDING PUBLICRIGHT OF WAY). THE LANDSCAPE AREAS SHALL BE MAINTAINED IN A FREE OF DEBRIS AND LITTERAND ALL PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. DISEASEDOR DEAD PLANT MATERIAL SHALL BE SATISFACTORILY TREATED OR REPLACED PER THECONDITIONS OF THIS PERMIT. THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OFCARLSBAD'S REQUIREMENTS.STREET TREES AND OTHER TREES SHALL BE SPACED1. 8 FEET FROM TRANSFORMERS, CABLE AND PULL BOXES.2. 5 FEET FROM MAIL BOXES.3. 5 FEET FROM FIRE HYDRANTS.4. 10 FEET FROM CENTER LINE OF ALL UTILITY LINES (WITHOUT EASEMENT) (SEWER, WATER, STORMDRAINS, DOUBLE CHECK DETECTORS, AIR RELIEF VALVES AND GAS).5. 10 FEET FROM EASEMENT BOUNDARIES (SEWER, WATER, STORM DRAINS, ACCESS OR OTHERUTILITIES)6. 10 FEET FROM DRIVEWAYS (UNLESS A LINE OF SIGHT IS DETERMINED BY THE TRAFFIC DIVISION TO BEOTHERWISE).7. 10 FEET FROM TRAFFIC AND DIRECTIONAL SIGNS.8. 15 FEET (MINIMUM) FROM STREETLIGHTS, OTHER UTILITY POLES, (DETERMINED BY SPECIFICATIONS).9. STREET TREES SHALL BE PLANTED 3' OUTSIDE RIGHT OF WAY IF THE RIGHT OF WAY DOES NOT ALLOWSPACE, SUBJECT TO THE CITY ENGINEER'S APPROVAL.10. LINE OF SIGHT AT ARTERIALS, COLLECTOR AND LOCAL STREETS SHALL BE REVIEWED ANDDETERMINED BY TRAFFIC ENGINEER. A MINIMUM OF 25' FROM STREET INTERSECTION OR ASAPPROVED BY THE TRAFFIC ENGINEER.11. MINIMUM 15' STREETLIGHT AND STOP SIGN OR CLEARANCE DETERMINED BY SPECIFICATIONS.12. SCREEN ALL UTILITIES ACCORDING TO SPECIFIC AGENCY REQUIREMENTS.GENERAL NOTETHE CONCEPTUAL NATURE AND SCALE OF THIS PLAN SET IS DIFFICULT TO REPRESENT PROPOSEDPLACEMENTS OF PLANT MATERIAL ACCURATELY AS NEEDED FOR COMPLETE CITY REVIEW.THE CITYRESERVES THE RIGHT TO REQUEST DIFFERENT PLANT MATERIAL ON THE FUTURE LANDSCAPEIMPROVEMENT PLANS (WORKING DRAWINGS) ASSOCIATED WITH THIS CLP DUE TO MISSED ORUNFORESEEABLE ITEMS SUCH AS NOT LIMITED TO: DISTANCE TO HARDSCAPE, LOCATION OF EASEMENTS,DISTANCE TO UTILITIES, INCOMPATIBLE TREE CHARACTERISTICS FOR A PROPOSED LOCATION, ETC.LANDSCAPE IMPROVEMENT PLAN SET AND INSTALLATION ARE REQUIRED TO IMPLEMENTAPPROVED FIRE DEPARTMENT REGULATIONS, CODES, AND STANDARDS AT THE TIME OF PROJECTAPPROVAL.FIRE NOTE1. NEW SITE CONCRETE WALK, NATURAL GRAYBROOM FINISH2. FUTURE CURB3. FUTURE SIDEWALK4. FUTURE R.O.W.5. PROPERTY LINE6. PERVIOUS PERMEABLE PAVERS7. CONCRETE STEPS, INTEGRAL COLOR, ACID ETCH FINISH8. GRASSCRETE. SEE CIVIL PLANS.9. NEW RETAINING WALL WITH WOOD FENCE (TOTAL HEIGHT 5' FROM PARKING GRADE). SEEDETAIL A.10. EXISTING WALL WITH FENCE TO BE PROTECTED IN PLACE11. PERVIOUS PAVING.12. PRIVATE PATIO13. PROPOSED LINE OF SIGHT. NO PLANT MATERIAL IN THIS AREA TO EXCEED 36' IN HEIGHT .14. INFILTRATION SITE15. OUTLINE OF AREA TO BE PRIVATELY IRRIGATED AND MAINTAINED BY HOMEOWNERREMAINDER OF SITE TO BE HOA IRRIGATED AND MAINTAINED16. VINES ATTACHED TO WOOD LATTICE ON NEW WALL.17. EXISTING TREE. TO BE REMOVED. CALIPER=55"18. EXISTING TREE. TO BE REMOVED. CALIPER=57"19. EXISTING TREE. TO BE REMOVED. CALIPER=19"20. NEW STREET LIGHT. TO BE CHOSEN BY OWNER/LANDSCAPE ARCHITECT.21. SCREEN WALL (SEE ARCHITECTURE PLAN). 30" FROM PARKING GRADE.22. CONCRETE PAVING, NATURAL GRAY, HEAVY RETARDANT FINISH4NOTE: ALL ENTRANCES, MONUMENT WALLS AND FOUNDATION PLANTS AROUND THE BUILDING SHALL BE OF CYATHEA COOPERI4' BTH(6'-8' SPREAD)EXISTING TREETO BE REMOVED35512566788999101111111214151 GAL.JUNCUS SPP.1'-2' HT., 18" O.C.INFILTRATION AREA PLANTS161918171383WATER CALCULATION NOTETOTAL LANDSCAPE SQUARE FOOTAGE: 1758. WATER USE CALCULATIONS ARE NOT REQUIRED.STREET TREE(25'-30' SPREAD) 24" BOXARBUTUS UNEDO 'MARINA'28. BLOCK RET. WALL BY OTHERS5. 1 X 6 BOARDS (SPACED W/ 16d NAIL)4. 1 X 4 RAIL - TOP & BOTTOMBACKYARD6. 4 X 4 POST @ 6'-0" O.C. MAX. SPACING7. 2 X 4 RAIL - TOP & BOTTOM2. FINISHED GRADE/SURFACE, SEE CIVIL ENGINEER'S PLAN1. HOT DIP GALV. POST/COLUMN BASE75'-0"3. 2 x 6 CAP- HOT DIP GALV. POST BASE PER STRUCTURAL ENG. TYP.NOTE:- ALL WOOD MEMBERS SHALL BE RE-SAWN CEDAR.- CONC. FOOTING DIMENSIONS & SUBGRADE PREPARATION/COMPACTIONARE SHOWN FOR BID PURPOSES ONLY,REFER TO STRUCTURAL ENGINEERS PLANS.- WALL TO BE RCP SHOTBLAST COLOR: LA PAZ- ALL WOOD MEMBERS SHALL RECEIVE (2) COATS STAIN,TO BE SELECTED BY OWNER/LANDSCAPE ARCHITECT.18SECTION 2"2"ELEVATION165438FRONT YARD6543LEGEND:2N.T.S.AWOOD FENCE ATOP RETAINING WALL100%-MIN. 5 GAL.ALL SHRUBS:ALL SHRUBS:9WATER use mapPOTABLE WATERN.T.S.EVERGREEN VERTICAL SHRUB (36" OR LESS IN HEIGHT)SCREENING CLUMPING BAMBOOBAMBUSA MULTIPLEX 'ALPHONSE KARR'5 GAL.50%-MIN. 5 GAL.50%-1 GAL.ALL SHRUBS:20LOW VOLTAGE LANDSCAPE PATH/BOLLARD LIGHTLOW VOLTAGE LANDSCAPE UP-LIGHTLIGHTING LEGENDSYM. DESCRIPTION SCREENING PROJECT THEME TREE(25'-40' SPREAD) 24" BOXLYONOTHAMNUS FLORIBUNDUS2TABEBUIA IPE4'-5' HT., 4' O.C.LIGUSTRUM JAPONICUM 'TEXANUM'SPP. ASPLENIFOLIUS10'-15' HT., 3'-4' O.C. DRACAENA MARGINATA4'-7' HT., 3'-4' O.C. ALPINIA ZERUMBET 'VARIEGATA'4'-7' HT., 3'-4' O.C. ALPINIA ZERUMBET 'VARIEGATA'1111111'-2' HT., 18" O.C.2'-3' HT., 2' O.C.CLIVIA MINIATAAGAPANTHUS AFRICANUS9HYBRID BERMUDA GRASSGRASSCRETE PLANT MATERIAL666ROSMARINUS SPP.18" HT., 18" O.C.1 GAL.921222222