HomeMy WebLinkAbout1983-12-20; City Council; 7592; 406 UNIT TENTATIVE TRACT MAP AND PLANNED UNIT DEVELOPMENT IN THE CALAVERA HILLS MASTER PLAN AREA |CT 83-21/PUD 57|TREETOPS UNLIMITED7
406 UNIT TENTATIVE mCT MAP AND PLANNED
UNIT DE!VE!LxIpMENT IN THE: CALAVERA HILLS TITLE: AB# 74-73
MTG. 12/20/83 MASTER PLAN AREA.
CT 83-21/PUD-57 - TREETOPS UNLIMITFD. DEPT. PLN tn c -rl
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CITWF CARLSBAD - AGENDVILL 47 l
RECOMMENDED ACTION:
Both the planning staff and Planning Commission recommend that this applic
be =PROVED and that the City Attorney be directed to prepare documents
APPROVING CT 83-21/PW57 per Planning Commission Resolution No. 2224.
ITEM EXPLANATION
This item is a request for a 406 unit tentative tract map and planned unit
developnent in Villages 0 and P-1 in the northwesterly prtion of the Cala
Hills -Master Plan area. The site is 105 acres in size and the project's o
density wuld be 3-86 du/ac. This density is within the general plan rang
0-4 du/ac designated on this site.
The project consists of 4 subareas which will be developed with 3 product
RnKl of the subareas will be develoN with a kotal of ninety-four zero lot single family homes. One subarea will be developed with 128 duplex units the remaining subarea will be developed with 184 fourplex units.
The Planning Commission found that the p-oject met all regulations of the
Calavera Hills Master Plan, Also, the Planning Commission found that the
project met all design criteria and development standards of the Planned
Development Ordinance,
Subsequent to the Planning Comission hearing on this item, staff realized condition no, 40 of Planning Corrunission Resolution No. 2224 needed to be .expanded to address required offsite street improvements. Therefore, staf
recommends that the following wording be added to condition no, 40:
"In the event College Boulevard has not been constructed at the t this extension is required, the developer shall also extend Colla Boulevard to an existing street based on a pavement width of not
than 28 feet in a right-f-way of not less than 51 feet subject tc
approval of the City Engineer,"
Through staff review and Planning Commission hearing, all issues on this m have been satisfactorily resolved.
ENVIRONMENTAL REVIEW
The Land Use Planning Manager has detemined that this project will not ca
any significant environmental impacts and, therefore, has issued a Neqativt
Declaration, dated November 1, 1983, which was approved by the Planning
Commission on November 23, 1983. A copy of the environmental documents is
file in the Land Use Planning Office.
FISCAL IMPACTS
The applicant will provide all required public improvements to the project
Also, the applicant has qreed to pay a public facilities fee to offset thf costs of providing all other public services.
EXHIBITS
1. Location Map 2.
3. Staff Repxt dated November 23, 1983 w/attachments Planning Connnission Resolution No. 2224
, 4. Lme Map
l a
YOCATION MAP
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VILLAGE 'Pl'
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PLANNING COMMISSION RESOLUTION NO. 2224
A RESOLUTION OF THE PLANNING COMMISSION OF THE
APPROVAL OF A 406 UNIT TENTATIVE TRACT MAP AND
PLANNED UNIT DEVELOPMENT ON PROPERTY GENERALLY
LOCATED IN VILLAGES 0 AND P-1 OF THE CALAVERA
HILLS MASTER PLAN AREA.
APPLICANT: TREETOPS UNLIMITED
CASE NO: CT 83-21/PUD-57
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
WHEREAS, a verified application for certain proper1
wit:
A portion of Lot "J" of Rancho Aqua Hedionda accorc
Map No. 823 filed November 16, 1896,
has been filed with the City of Carlsbad, and referred to tl
Planning Commission; and
WHEREAS, said verified application constitutes a rf
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 23rd (
November, 1983, hold a duly noticed public hearing as presci
law, to consider said request; and
WHEREAS, at said public hearing, upon hearing and 1 considering all testimony and arguments, if any, of all pers
desiring to be heard, said Commission considered all factor:
relating to the Tentative Tract Map and Planned Unit Develo]
and
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NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plann:
Commission as follows:
(A) That the foregoing recitations are true and correct.
(B) That based on evidence presented at the public hearing,
Commission recommends APPROVAL of CT 83-21/PUD-57, bast the following findings and subject to the following conditions:
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Findings:
1) The project is consistent with the City's general plan
the proposed density of 3.86 du's/acre is within the d<
range of 0-4 du's/acre specified for the site as iridic: the land use element of the general plan. The project
consistent with the approved Master Plan for this area
406 units are proposed and the Calavera Hills Master P: would allow up to 416 dwelling units on this site.
2) The site is physically suitable for the type and densif
the development since the site is adequate in size and
to accommodate residential development at the density 1
posed.
3) The project is consistent with all City public facilit;
icies and ordinances since:
a) The Planning Commission has, by inclusion of an
appropriate condition to this project, insured tha- final map will not be approved unless the City Coui
project. In addition, the Planning Commission has
finds that sewer service is available to serve the
condition that a note shall be placed on the final
that building permits may not be issued for the prc unless the City Engineer determines that sewer ser'
available, and building cannot occur within the prc unless sewer service remains available, and the Pli
Commission is satisfied that the requirements of t
public facilities element of the general plan have
met insofar as they apply to sewer service for thi
project.
b) The Carlsbad School District has written a letter,
August 23, 1983, stating- that school facilities wi
available to this project.
c) The applicant shall provide parks as required by t
Calavera Hills Master Plan. The City Council may,
if it is so determined prior to final map approval
d) All necessary public improvements have been provid
e) The applicant has agreed and is required by the in
of an appropriate condition to pay a public facili
fee. Performance of that contract and payment of
will enable this body to find that public faciliti
be available concurrent with need as required by t
general plan.
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however, require park-in-lieu fees in lieu of dedi
will be required as conditions of approval.
4) The proposed project is consistent with the City's Pla
Development Ordinance and also complies with the Desig
Guidelines Manual.
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5) The proposed project is compatible with the surroundins
land uses since surrounding properties are designated j
residential development on the general plan.
6) This project will not cause any significant environmeni
impacts and a Negative Declaration has been issued by 1
Use Planning Manager on November 1, 1983 and approved 1
Planning Commission on November 23, 1983.
Conditions :
1) Approval is granted for CT 83-21/PUD-57, as shown on
Exhibits "A" - "W", dated November 9, 1983, incorporatt
reference and on file in the Land Use Planning Office.
Development shall occur substantially as shown unless otherwise noted in these conditions.
2) This project is approved upon the express condition thi
final map shall not be approved unless the City Counci: as of the time of such approval that sewer service is
available to serve the subdivision.
3) This project is approved upon the express condition thi
building permits will not be issued for development of
subject property unless the City Engineer determines tl
sewer facilities are available at the time of applicat.
such sewer permits and will continue to be available UI
time of occupancy. This note shall be placed on the f:
map.
4) This project is approved upon the express condition th,
applicant shall pay a public facilities fee as require(
City Council Policy No. 17, dated April 2, 1982, on fi.
the City Clerk and incorporated herein by reference, ai
according to the agreement executed by the applicant fc payment of said fee, a copy of that agreement, dated A1
19, 1983, is on file with the City Clerk and incorpora herein by reference. If said fee is not paid as promi,
this application will not be consistent with the Gener<
and approval for this project shall be void.
5) The applicant shall pay park-in-lieu fees to the city ,
to the approval of the final map as required by Chapte
of the Carlsbad Municipal Code unless other provisions
made pursuant to the Calavera Hills Master Plan.
6) Approval of this request shall not excuse compliance w
sections of the Zoning Ordinance and all other applica;
ordinances in effect at time of building permit issuanl
7) The applicant shall prepare a reproducible mylar of th
site plan shall be submitted to and approved by the La
Planning Manager prior to the issuance of building per
site plan incorporating the conditions contained herei
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8) The applicant shall establish a homeowner's associatio. corresponding covenants, conditions and restrictions.
CC&R's shall be submitted to and approved by the Land 1
Planning Manager prior to final map approval. The CC&
this project shall contain a statement that there is a
extraction and crushing operation located in close pro
to this subdivision.
9) The applicant shall prepare a detailed landscape and i
tion plan which shall be submitted to and approved by
Use Planning Manager prior to the issuance of building
10) A 500' scale map of the subdivision shall be submitted
Land Use Planning Manager prior to the recordation of
final map. Said map shall show all lots and streets w
and adjacent to the project.
permits.
11) All parking lot trees shall be a minimum of 15 gallons
size.
12) All landscaped areas shall be maintained in a healthy
thriving condition, free from weeds, trash, and debris
13) Any signs proposed for this development shall be desig
conformance with the City's Sign Ordinance and shall r
review and approval of the Land Use Planning Manager p
installation of such signs.
14) All roof appurtenances, including air conditioners, sh
architecturally integrated and shielded from view and
sound buffered from adjacent properties and streets, F
to Building Department Policy No. 80-6, to the satisfa
the Land Use Planning Manager and Building and Plannin
Director.
15) The applicant shall submit a street name list consiste
the City's street name policy subject to the Land Use
Manager's approval prior to final map approval.
16) The project shall provide bus stop facilities at locat
subject to the satisfaction of the North County Transi
trict. Said facilities shall at a minimum include a f
free from advertising, and a pole for the bus stop sic
bench and pole shall be designed in a manner so as to
detract from the basic architectural theme of the proj
said design shall be subject to the approval of the La
Planning Manager and North County Transit District.
17) All two-car garages in the zero lot line and duplex ar
shall have a minimum interior dimension of 20 feet.
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18) Prior to occupancy of any units within this property, a
minimum of two acres in Village I shall be developed as recreational vehicle storage lot in accordance with the section of the Carlsbad Planned Development Ordinance dc
with recreational vehicle storage. In lieu of this
requirement, the developer may provide temporary RV stoi within the project which shall remain until the area in Village I is developed,
19) Stamped concrete crossovers or some suitable alternativc
be constructed at the entrance to all private streets w
the fourplex area subject to the approval of the Land U: Planning Manager,
20) Three foot high, solid decorative walls or solid landsc,
stalls adjacent to residences to shield residences from
head1 ight s .
21) All garages in the fourplex area shall maintain a 5 foo foot or 20 foot setback from the private driveways.
22) All duplex and zero lot line units shall maintain a 20
hedges shall be constructed at the ends of all open par'
frontyard setback and have a private rearyard with a mi dimension of 15 feet,
23) All units shall maintain a minimum 30 foot setback from
24) All fourplex units shall maintain a minimum 20 foot sep between buildings.
All guest parking spaces shall be clearly marked with p
Within six months of approval of this tentative tract m applicant shall plant a thick screen of eucalyptus tree along their northerly property boundary,
Tamarack Avenue.
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signs .
Engineering Conditions:
27) The sewer pump station shall be an in-ground reinforced concrete station with a wet well holding capacity of no than 5 hours flow. The design shall be subject to the
approval of the City Engineer.
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28) The sewer pump station shall be served by a paved acceh
drive with a width of at least 12 feet. The design shi
subject to the approval of the City Engineer. An easen
grant of land over the access drive and sewer pump stat
site shall be dedicated to the City. Said dedication i depiction on the final map as a lot or easement shall 1
subject to the approval of the City Engineer.
29) The sewer pump statio shall have sufficient capacity tc
all of the subject tentative map as well as Villages M,
Q. The developer may be eligible for reimbursement foi oversizing in accordance with Section 13.08.050 of the
Code.
Grading
30) The developer shall obtain a grading permit prior to tl
commencement of any clearing or grading of the site.
31) The grading for this project is defined as "controlled
ing" by Section 11.06.170(a) of the Carlsbad Municipal
Grading shall be performed under the observation of a 1
engineer whose responsibility it shall be to coordinatc inspection and testing to insure compliance of the wor:
the approved grading plan, submit required reports to
Engineer and verify compliance with Chapter 11.06 of tl Carlsbad Municipal Code.
32) Upon completion of grading, the developer shall insure
Engineer. The plan shall clearly show all the geology
exposed by the grading operation, all geologic correct
measures as actually constructed and must be based on
tour map which represents both the pre and post site g
This plan shall be signed by both the soils engineer a
engineering geologist. The plan shall be prepared on or similar drafting film and shall become a permanent
"as-graded" geologic plan shall be submitted to the Cis
33) No grading shall occur outside the limits of the subdi
unless a letter of permission is obtained from the own
the affected properties.
34) All slopes within this project shall be no steeper tha
Drainaqe
35) Additional drainage easements and drainage structures provided or installed as may be required by the County Department of Sanitation and Flood Control or the City neer.
36) The developer shall pay the current local drainage are
prior to approval of the final map or shall construct
age systems in conformance with the Master Drainage P1
City of Carlsbad Standards as required by the City Eng
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'3edications
37) Land for all public streets and easements shown on the t tative map shall be dedicated on the final map and shall granted to city free and clear of all liens and encum-
brances.
?ublic Improvements
38) Except for Tamarack Avenue, all public streets shall be
improved by the developer based on the typical sections on the tentative map and in conformance with City of Cai Standards prior to occupancy of any buildings within thf unit.
39) Tamarack Avenue shall be improved full width within eacl
prior to the occupancy of any buildings within that unil The street shall be extended south to the existing Tamai
a 60 foot right-of-way prior to the occupancy of any buildings in the subidvision. Tamarack Avenue shall be
extended to College Avenue based on a pavvement width 01 less than 28 feet in a 30 foot minimum right-of-way pric
the occupancy of any buildings in Units 2, 3 or 4.
40) The developer shall comply with all the rules, regulatic design requirements of the respective sewer and water a! regarding services to the project.
41) Streets to be utilized by bus traffic shall be designed to provide ready access of buses to through streets and engineered to accommodate heavy vehicle traffic. Said I design shall provide a minimum 40 foot roadway and shal: 1 subject to the approval of the City Engineer.
Avenue based on a pavement width of not less than 28 fet
2) Tamarack Avenue shall be developed with a 40 foot curb curb width within a 60 foot right-of-way. The portion ( right-of-way behind the curb may be expanded to 12 feet one side and reduced to eight feet on the other side SUI to the approval of the City Engineer, Land Use Planning Manager and Parks and Recreation Director. Sidewalks SI be constructed on both sides of Tamarack Avenue.
Private Streets and Drainage
43) The design of all private streets and drainage systems
be approved by the City Engineer prior to approval of tl final map. The structural section of all private stree shall conform to City of Carlsbad Standards based on R-- tests. All private streets and drainage systems shall inspected by the city, and the standard improvement pla and inspection fees shall be paid prior to approval of
final map.
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44) All private streets and drainage systems shall be maint, by the homeowner's association in perpetuity. This res] sibility shall be clearly stated in the CC&R's.
45) All concrete terrace drains shall be maintained by the homeowner's association (if on commonly owned property)
individual property owner (if on an individually owned An appropriately worded statement clearly identifying t. responsibility shall be placed in the CC&R's.
46) All private driveways shall be kept clear of parked veh at all times, and shall have posted "No Parking/Fire La]
Away Zone" pursuant to Section 17.04.040, Carlsbad Munic Code .
47) Parking spaces shown on lot 76 in Unit 1, lot 180 in Un and lot 206 in Unit 3 are not approved and shall be relc
subject to the approval of the City Engineer.
Miscellaneous
48) Approval of this tentative tract map shall expire twent- months from the date of City Council approval unless a map is recorded. An extension may be requested by the applicant. Said extension shall be approved or denied discretion of the City Council. In approving an extens
the City Council may impose new conditions and may revi
existing conditions.
Fire Conditons:
49) Additional public and/or on site fire hydrants shall be quired if deemed necessary by the Fire Marshall.
50) The applicant shall submit two (2) copies of a site plai
showing locations of existing and proposed fire hydrant! on site roads and drives subject to the approval of the Marshall .
51) An all weather access road shall be maintained throughoi
52) All required fire hydrants, water mains and appurtenancc shall be operational prior to combustible building mater
being located on the project site.
53) All private driveways shall be kept clear of parked vehj at all times, and shall have posted "No Parkinq/Fire Lar
Away Zone" pursuant to Section 17.04.040, Carlsbad Munic Code.
construction.
54) All fire alarm systems, fire hydrants, extinguishing sy: automatic sprinklers, and other systems pertinent to the
project shall be submitted to the Fire Department for a1 prior to construction.
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55) Landscaping of Open Space areas adjacent to development conform to the standards of the Fire Protection Plan in City's Landscape Guidelines Manual.
Parks and Recreation:
56) Prior to occupancy of any units within this project, the
per previous agreement with the city or other improveme1 equal value to the satisfaction of the Director of Park!
Recreation.
applicant shall install two lighted, concrete tennis co\
57) Tamarack Avenue shall be landscaped to the satisfaction
58) All street trees shall be located outside of the right-c
PASSED, APPROVED AND ADOPTED at a regular meeting of
Planning Commission of the City of Carlsbad, California, helc
the 23rd day of November, 1983, by the following vote, to wit
Director of Parks and Recreation.
of all public streets.
AYES: Chairman Schlehuber, Commissioners Marcus,
Rombotis, Farrow and Rawlins.
NOES : None .
ABSENT: Commissioner Lyttleton
ABSTAIN: None.
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STAFF REPORT
DATE : November 23, 1983
TO : Planning Commission
FROM: Land Use Planning Office
SUBJECT: CT 83-21/PUD-57 - TREETOPS UNLIMITED - Request for a
406 unit tentative tract map and planned unit
development in Villages 0 and P-1 in the northerly
portion of the Calavera Hills Master Plan area in the
P-C zone.
I. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the Nega
Declaration issued by the Land Use Planning Manager and ADOPT
Resolution No. 2224 recommending APPROVAL of CT 83-21/PUD-57
to the City Council based on the findings and subject to the
conditions contained therein.
11. PROJECT DESCRIPTION
The applicant requests approval of a 406 unit tentative tract n
and planned unit development permit for Villages 0 and P-1 of t
Calavera Hills Master Plan, located as described above. The
proposed project will be located on a 105 acre site consisting
rolling hillsides, steep slopes and a narrow canyon. A portion
the site is being used for agriculture while the remainder is
covered with native vegetation.
This project will have a density of 3.86 du/ac which is in conformance with the General Plan designation for this site of dulac. The density and number of units is also in Conformance
the Calavera Hills Master Plan which allows up to 416 dwelling
units in this area.
The proposed project will consist of four sub areas which will
developed with three product types. Two of the neighborhoods w
be developed with zero lot line single-family homes on 4000 - 6
square foot lots. These units will vary in size from 1610 squa feet to 2050 square feet. Unit one will be developed with duplr
units ranging in size from 1151 square feet to 1746 square feet
Unit four will be developed with fourplexes ranging in size fro1
980 square feet to 1447 square feet.
111. ANALYSIS
1) Does the proposed project conform to the development standa
and design criteria of the Planned Development Ordinance?
m a
Discussion
Development Standards
This project meets or exceeds all of the development standards of
the Planned Development Ordinance. All of the zero lot line unit
and duplexes will have two-car garages with a minimum dimension o
20 feet. The fourplex units will each have one parking space in
garage and one uncovered parking space within 150 feet of the uni
Visitor parking will be provided in parking bays in all of the
neighborhoods. Additional visitor parking above that required by
the Planned Development Ordinance will be available on the public
streets serving the zero lot line units and duplexes.
All of the zero lot line single-family units and duplexes will
fulfill the recreation requirements of the Planned Development
Ordinance by providing private rearyards with a minimum dimension
of 15 feet. All of the fourplex units will have private patios with a minimum area of over 100 square feet. In addition, the
fourplex area will have an active and a passive common recreakioi
area. The active common recreation area will have a swimming
pool, spa, deck, restrooms, barbeque facilities and picnic tables
The passive recreation will have barbeque facilities, benches anc
tables located in a grassy area.
All other standards of the Planned Development Ordinance are met
by this project.
Design Criteria
As proposed, this project conforms with the design criteria of tl
Planned Development Ordinance. Development has been concentratel
on the more level portions of the site to avoid creating massive slopes. Wherever possible the applicant has attempted to blend,
cut and fill slopes with the existing natural slopes. A screen
eucalyptus trees will be planted along the northerly property
boundary at least a year before this site is graded. will serve to screen slopes created by the development of this project from motorists on Highway 78 and screen the South Coast
Asphalt quarry from future residents of this project.
View corridors will be created at the ends of public streets
wherever possible. The setbacks of the fourplexes have been
varied wherever possible to create a diversified appearance. TI
areas adjacent to the private driveways within the fourplex area
will be heavily landscaped to break up the appearance of the
asphalt driveways. Stamped concrete will also be used to break
the appearance of these driveways
These tree
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In conclusion staff believes the proposed project is compatible
with the Calavera Hills Master Plan, the Planned Development
Ordinance and with the existing and future development in the
vicinity. Staff, therefore, is recommending approval of this
project.
IV. ENVIRONMENTAL DOCUMENTS
The Land Use Planning Manager has determined that this project
will not have a significant effect on the environment and,
therefore, has issued a Negative Declaration on November 1, 198
Attachments
1. Planning Commission Resolution No.. 2224
2. Location Map
3. Background Data Sheet
4. Disclosure Form
5. Environmental Documents
6. Reduced Exhibits 7. Exhibits "A" - "W", dated November 9, 1983
MH : ad
11/10/83
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APPLICANT: Treetops Unlimited, a Joint Venture ’ Name (individual, partnership, joint Venture, corpration, synd.
3900 Harney Street, San Diego, California 9ZllO
Business Address
(619) 299 - 5100 Telephona Number
AGENT: Mr. Gary Carter
Name
3900 Harney Street, San Diego, California - 92110 .. ._ Business Address
(619) ’299L5100
Telephone Nupber .- .
. MEbSEZS: Pacific Scene Inc.
&me *(individual, partner, joint .
venture, corporation, syndication) Hme 2Adress
3900 Harney Street, San Diego, California 92110
B-jsiness AdOre9s
(619) 299-5100
Tele3hone Ncaber . Telephone Umber
Financial Scene Incorporated’
&e Home Mdzess - 3900 Harney Street, San Diego, California 92110
32siness =dress
(619) 299.-5100
‘hie@mr.e Ncsrber Telephone Sunber .-
-.
(Attach more sheets if necessary)
. X/We dcclzce uzder Fenalty Of perjury that ths infomtion contained in this closure is t,w% 2nd correct and that it will remain true and correct and may
relied upon as being true and correct until zaended.
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Treetops Unlimited
Ap?l icant
By 2 Ag nt, Osner, PartnT.r
1200 ELM AVENUE
c * DEVELOPMENTAL SERVICES CARLSBAD, CALIFORNIA 920
LAND USE PLANNING OFFICE (619) 438-5591
Citp of Carl~bab
PUBLIC mICE OF ]PREPARATION
PLEASE TAKE NX'ICE:
The Land Use Planning Office of the City of Carlsbad intends t~
prepare a Negative Declaration for the following project:
Project Description: 413 unit Tentative Tract Map a& Planned Unit
Development on 11 1 acres.
approximately 780,000 cubic yards of grading.
Project &dress/Location:
Master Plan area.
Anticipated siqnif icant impacts: None.
We need to kncw your ideas about the effect this project might have
revised tCl reduce or avoid any significant environmental damage.
Your ideas will help us decide hat issues to analyze in the environ-
mental review of this project.
Your cammerits on the environmental impact of the propsed project may
be suhnitted in writing to the Land Use Planning Office, 1200 Elm
Avenue, Carlsbad, CA 92008, no later than Sept-r 21, 1983.
DATED: August 31, 1983
CASE NO: CTT 83-21/puD-57
me props& project will require
Northern prtion of the Calavera Hills
on the environment ard your suggestions for ways the project could be
jjhuri .@, b&
,,?MICHAEL J. mLZMImR, APPLICANT: Treetops Unlimited Land Use Planning Manager
PUBLISH NE: September 3, 1983 ND3
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GENEML NOTES
TOTAL AREA 106 ACRES
OPEN SPACE’ 4 1.2 ACRES
NATURAL OPrm SPACE 22.0 ACRES
USABLE OPEN SPACE 12ACRES
EXISTINO ZONING PC.
PROPOSED LANU us RLM.
‘KIJACENT PROPERTY ZONING P.C.
ADJAGENf PROPER-i? LAND !JSE : RLM. fP.U,R.) n-11/2 P.U.O,l , RD.-MCI.
R-1 tT.uD3, R-I
UNIT TABULATION NUMBER OF
1JNlT AREA; p~oof&-( T/pE ‘@A!U LINT: LPITS
1 33.3 DUPLEX 128
2 isa ZERO LOT LINE 54
$3 21.2 ZERO LOT LINE 40
4 31.0 4-x 184
105.0 AC. 406
.PARKING TABULATION; CIUCST
UNIT, COVERBD OPEV BAY TANDEM
1 256 2% 6
2 108 11 3
3 80 a 2
4 184 184 45 10 __-
bWNER 8. DEVELOPER ENGINEER OF WORK
TREETCPS UNLI\4ITED RK+‘, ENGiNEEA:NOCOM!ANY
8900 HARNY STREET 5&O FRIARS HOW
SAN DIFGO, CALIFORNIA 92101 SAN DIEGO CALtFORMA
TELEPHOf$ (614 299-%1M TELEPHOFPE ‘!061912916707
THAT PORTION OF LOT D AND OF LOT J OF RANCH0 AGUA HEDIONNDA
h THE ClTy OF CARLSBAD, COUEITY OF SAN DIEGO, STATE OF CALIFORNI2R
bACCORDING TO MAP THEREOF NO. 823.
GENERAL DESIGN
,. STREP 41GHT OF.WAY WIDTHS AS SHOWN.
2. MINIMUM PROPERTY LINE RETURN RADIUS 20’.
I 3. 4LL STREET DESIGN TO CONFORM TO CITY OF CARLSOAD STANUARDB
UNLESS OTHERWISE SHOWN HEREON tSCE TYPICAL STREET SECTIONS1
{ f, EASEMENTS AS REOUIRED BY THE CITY ENQINEER.
5.. AI 1 PRCX’OSED UTILITIES TO BE UNDBRGROUND.
6. STREET LIGHTS 8 FIRE HYDRANTS AS REQUIRED.
’ t. FINISH GRADES SHOWN ARE APPROXI~~ATE ONLY,& SUBJECT
TO CHANGE IN FINAL DESIGN,
5. SLOPE RATIOS SHOWN ARE CONTIGENT UPON FUTURE SLO6
ANALYSIS BY SOILS ENGINEER. (2~1 MAXi
9. DATC or TOPD PHOTOGRAPHY ii-3-80 By tmsm~ AERIAL
INCORPORATEU (MSLI
10. TREE FLANTING AS REQUIRED BY TNE PARKS 8 RECREATION DEPT.
1,. SOILS INFORMATION WAS OBTAINED FROM THE PRELlMlNAAY S”,LY
,Y3’ORT PREPARED BY WOODWARD-CLYD CONSULTANTS DATED
JUNE 30, ,980 PROJECT NO. 5021 BW-SlOl.
12. GRAOlNG cmmnEs cm 760,0ca CJJ YD.
flLL ‘im,om Gu. Yrh
PUBLIC UTILI’TIES & DISTRICTS
GAS & ELECTRICITY .am SAN DIEGO GAS h ELECTRIC CO.
TELEPHONE .-m-m---. PACIFIC TELEPHONE CO.
SANITARY SEWER 11.1. CITY OF CARLSBAD
STORM DRAIN, 1.1-1-1 CITY OF CARLS8A6
FIRE PROTECTION 1.1. CITY OF CARLSBAD
WATER SJPPLY 11.111 CRhiwr
,SCHOOLS -.-.-----a CARL&AD UNIFIED SCHOOL DIST,?lc~
STREET LIQHTS ~.111..11....1..1.......~, * c
STORM DRAIN LINE & STRUCTURE .11111..111. z-r!==
WATER MAIN s VALVE.-----N---III---------1 ---
1 I-
CROSS GUTTER . ..~.111.111111...... ll.Y ‘. .:, -2
Y
LINED Dltc,, ~--..-.-..----------------, 3 e>
FIRE HYCRANTS .---------..------..----- w
DAYLIGHT cm OR FILL AS NOTED m-mm. I.1.11. , A-,.&p’ ,. cot-, , .”
STREET GRADE DOWNWARD m---------------- i_ h : WC”‘ :_ L iL <.‘=’ /
8ANltARY SEWER MAIN B MANHOLE .----1-1-1. --c--i. ,
11
StOPES @:T MAX.~ . ..I..........I..I.“II ; ’ i .x1
_--I )
RFTAlhnNG WPLI .11.1...11.1...1.1....~ -=
L-
?ICK ENGINEERING COMPANY
,PLLINNERS CIVIL ENGINEERS LAN0 SURVEYCRS -
&ihpcwwrrmewa.-! MllO -*101p8141pI.