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HomeMy WebLinkAbout2003-03-05; Planning Commission; ; CUP 02-24 - VILLAGES OF LA COSTA - COMMUNITY RECREATION CENTER. " tthe City of Carlsbad Planning Departme' A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: March 5, 2003 ItemNo.@ Application complete date: December 26, 2002 Project Planner: Saima Qureshy Project Engineer: John Maashoff SUBJECT: CUP 02-24 -VILLAGES OF LA COSTA -COMMUNITY RECREATION CENTER-A determination that the project is within the scope of the Villages of La Costa Program EIR approved earlier and that the Program EIR adequately describes the activity for the purposes of CEQA;_ and a request for approval of a Conditional Use Permit to allow the development of a community recreation center located within the La Costa Oaks Village of the Villages of La Costa Master Plan, at the northeast corner of Corte Delphine and Circulo Sequoia within Local Facilities Management Zone 11. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5379 APPROVING CUP 02-24, based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant, Morrow Development, is requesting authorization to develop a 4, 160 square foot recreation center on a 1.4 acre lot, located in the La Costa Oaks Village of the Villages of La Costa Master Plan. The subject parcel was created by CT 99-04 as Lot 181. It borders neighborhoods 3 .13 and 3 .15 which will be developed as single family residential neighborhoods with minimum 7,500 square foot lots. The recreation center will include an outdoor events area, workout room, assembly room, barbeque/picnic area and a pool/spa area. The Villages of La Costa Master Plan was approved by the City Council on October 23, 2001. The Master Plan provides for various land uses which include residential units, a business park, community facilities, parks, an elementary school and 839.9 acres of preserved open space area. The Master Plan is divided into three Villages, La Costa Oaks being one of them. The subject recreation center is located within neighborhood 3 .13 of the La Costa Oaks Village. III. PROJECT DESCRIPTION AND BACKGROUND Background On October 23, 2001 the City Council approved the Villages of La Costa Mater Plan, certified the Final Program EIR, approved a master tentative tract map and related applications for the Villages of La Costa project. The Villages of La Costa Master Plan establishes the permitted uses, development standards, and design criteria for each neighborhood as well as the development review process to be utilized. Master Tentative Tract Map, CT 99-04 subdivided the area into open space areas including the subject site which was created as Lot 181 and 1'"\ l•+; ,. ' . CUP 02-24-VILLAGES I LA COSTA-COMMUNITY REC.TION CENTER March 5, 2003 Pa e2 established the neighborhood development area boundaries. A final map has recorded for the Oaks South area. Plans for mass grading and improvement plans have been approved. Construction is presently ongoing for the Oaks South. The subject site is located in neighborhood 3.13 and borders neighborhoods 3.12 and 3.15. These neighborhoods were further subdivided into individual residential lots through the approval of CT 02-03 and CT 02-05. All the three neighborhoods contain lots of a minimum 7,500 square feet. Further development of these neighborhoods will require approval of a Site Development Plan for the proposed architecture and plotting. Project Description The development review process as contained in the Master Plan requires approval of a Conditional Use Permit (CUP) for community recreation centers located in neighborhoods which are not subject to the Planned Development (PD) Ordinance. Residential neighborhoods 3.13, 3.12 and 3.15 which border the project site will be developed with residential lots of 7,500 square feet and will not require Planned Development Permits. The proposed recreation center is not a requirement of the Master Plan. It is proposed by the applicant to add an additional amenity to the residential neighborhood. The proposed recreation center is located at the northeast comer of Corte Delphino and Circulo Sequoia on a 1 .4-acre parcel, in La Costa Oaks. A 4,160 square foot building is proposed that will contain a workout room and an assembly room. Also proposed is an outdoor events area, barbeque/picnic area and a pool and spa. The project design including landscaping and architecture are consistent with the standards contained in the Villages of La Costa Master Plan. IV. ANALYSIS The proposed project is subject to the following plans, ordinances, and standards as analyzed within this section of tJ+e staff report: A. Residential Low-Medium Density (RLM) General Plan Land Use Designation; B. Villages of La Costa Master Plan (MP 98-0l(A)); C. Conditional Use Permit Regulations (Chapter 21.42 of the Carlsbad Municipal Code); and D. Growth Management (Chapter 21.90 of the Carlsbad Municipal Code). 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 The General Plan designation for the project site is Residential Low-Medium Density (RLM). The RLM designation allows single-family residential development at a range of 0-4 dwelling units per acre (du/ac) and a Growth Control Point of 3.2 du/ac. The proposed community recreation center is consistent with this designation since the objectives and implementation policies as contained in the Land Use Element of the General Plan call for Master Planned . CUP 02-24 -VILLAGES t LA COSTA-COMMUNITY REC.TION CENTER March 5, 2003 Pa e3 communities to provide community facilities within the development to contribute to a balanced community and to meet sociaVhuman service needs. The Villages of La Costa Master Plan was found to comply with applicable General Plan Goals, Objectives and Policies. This project is in conformance with the master plan and therefore is also in compliance with the General Plan. B. Villages of La Costa Master Plan -MP 98-01 {A) The project is within the La Costa Oaks Village of the Villages of La Costa Master Plan. The Master Plan maps and text define the allowable type and intensity of land uses in each village and provides detailed development and design standards, development phasing and the methods by which the master plan will be implemented. Section 3.7 of the master plan requires approval of a CUP for community recreation centers located in neighborhoods which are not subject to the PD Ordinance. The proposed project is evaluated for compliance with the development standards contained in Chapter 4 and in Section 7.7.3 of the Master Plan. One of the goals of the site planning standards, as stated in the Master Plan is to encourage diversity while maintaining an overall sense of cohesiveness throughout the Villages of La Costa. The standards provide for flexibility in front and rear yard setbacks to foster a less rigid building line along the residential streets. STANDARD REQUIRED PROPOSED Front Yard Setback 20'average/ 15' 137' provided for the buildings. A 5' high minimum (for habitable fence located within the setback is required to areas) provide security fencing for the pool and spa and its location is dictated by the down slopes from the project site to the street. Street side/ Side/ 10'/ 25'/ 20' 36'/ 35'/ 105' Rear Yard Setback Lot Coverage 50%maximum 19% Building Height 30' and 2 stories 21 ', 1 story Parking None 21 Architectural Style The proposed recreation center is designed in Craftsman Bungalow style which is consistent with the Master Plan requirement. The building elevations include elements such as shallow pitched roof, stone exterior, shingle siding, sloped pedestals and low piers without columns which are characteristic of the Craftsman Bungalow style. Parking Pursuant to the development standards contained in the Master Plan, parking requirements for the recreation centers shall be calculated as follows: . --CUP 02-24 -VILLAGES UF LA COSTA-COMMUNITY RECREATION CENTER March 5, 2003 Pa e4 a e -ar mg T bl A P k" Common recreation area less than 8000 sq. ft No requirement Located within a¼ mile radius of units for which it is required 1 spaces/ 20 units Located more than a¼ mile radius of units for which it is required 1 space/ 15 units The Master Plan does not have any parking requirement for the proposed recreation center since it is not required by the Master Plan. However if this was one of the required recreation centers per the Master Plan, the parking requirement will be as follows: T bl B P k" a e -ar mg No. of units Within a ¼ mile radius More than a ¼ mile radius Total Units 155 170 Parking requirement 7.75 11.33 Total reauired parkin2: 19 Total parking provided 21 The Master Plan allows for on-street parking located along the frontage of the recreation areas to satisfy the parking requirement. The subject site has 21 on-street parking spaces available along its frontage on Corte Delphino and Circulo Sequoia. C. Conditional Use Permit Regulations Conditional uses such as community recreation facilities possess unique and special characteristics which make it impractical to include them as permitted uses "by right" in any of the various zoning classifications (i.e., residential, commercial, office, industrial). The authority for the location and operation of these uses is subject to Planning Commission review and the issuance of conditional use permits. The following required conditional use permit findings for the proposed project can be made: 1. The proposed use is: a) necessary and desirable for the development of the community in that the proposed community recreation center will provide an additional amenity for the residential neighborhood; and b) consistent with the General Plan in that Residential Low-Medium Density land use designation does not preclude the provision of a community recreation facility; 2. The proposed site is adequate in size and shape to accommodate the use in that the subject site is 1.4 acres and the proposed building is 4,160 square feet. The proposed recreation center complies with the development standards as contained in the Villages of La Costa Master Plan. The proposed 5' high fence located within the front yard setback area provides the necessary security fencing required for the pool and spa and its location is dictated by the down slope from the project site to the street. The fence is located outside the comer sight distance corridors and since there is no driveway on the property, the fence height is not an issue; 3. All features necessary to adjust the requested use to the existing use are provided in that the proposed use will be located on a lot which is currently vacant. Adjacent lots are also , CUP 02-24-VILLAGES I LA COSTA-COMMUNITY REC:IATION CENTER March 5, 2003 Pae 5 currently vacant but will be developed with single family residences, approved as part of the Villages of La Costa Master Plan; and 4. The street system serving the proposed use would not be impacted by the proposed conditional use in that the project is a pedestrian based community recreation center and due to its centralized location, most of the users will arrive on foot. On-street parking is available along the subject site's frontage, with no impacts on the street system. D. Growth Management Ordinance The proposed project is located within the Local Facilities Management Zone 11 in the southeast quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in the table below: GROWTH MANAGEMENT COMPLIANCE Standard Impacts Compliance City Administration NIA NIA Library NIA NIA Wastewater Treatment NIA NIA Parks NIA NIA Drainage BasinD Yes Circulation 120 ADT Yes Fire Station No. 6 Yes Open Space NIA NIA Schools NIA NIA Sewer Collection System 2.13 EDU Yes Water 469 GPD Yes V. ENVIRONMENTAL REVIEW The proposed project has been reviewed pursuant to the California Environmental Quality Act (CEQA). Staff prepared an initial study for the project and concluded that no potentially significant impacts would result with the implementation of the project that were not previously examined and evaluated in the Final Program Environmental Impact Report for the Villages of La Costa Master Plan (2000) MP 98-01 (EIR 98-07), dated July 16, 2001, T & B Planning Consultants, Inc. EIR 98-07 evaluates the potential environmental effects of the development and operation of the "Villages of La Costa Master Plan (2000)" and associated actions inclusive of the proposed recreation center reviewed here. The City Council certified BIR 98-07 on October 23, 2001. At that time CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program were approved. All mitigation measures contained in the adopted Mitigation Monitoring and Reporting Program from EIR 98-07 applicable to the proposed project have been completed, CUP 02-24 -VILLAGES I LA COSTA-COMMUNITY REC.TION CENTER March 5, 2003 Pae 6 incorporated into the project design or are required as conditions of approval for the project. The BIR 98-07 "Findings of Fact" and "Statement of Overriding Considerations" applies to all subsequent projects covered by the Villages of La Costa Final Program BIR. The proposed project would have no effects beyond those analyzed in the program BIR, as they are a part of the program analyzed earlier. This project is within the scope of Final Program BIR 98-07 and no further CEQA compliance is required. BIR 98-07 and the initial study for this project are available at the Planning Department. ATTACHMENTS: 1. Planning Commission Resolution No. 5379 (CUP) 2. Location Map 3. Background Data Sheet 4. Local Facilities Impact Assessment Form 5. Disclosure Statement 6. Letter from Neal Myers, dated February 20, 2003 7. Reduced Exhibits 8. Exhibits "A" -"N", dated March 5, 2003 SQ:mh VILLAGES OF LA COSTA- COMMUNITY RECREATION CENTER CUP 02-24 CASE NO: -BACKGROUND DATA SHEET - CUP 02-24 CASE NAME: Villages of La Costa-Community Recreation Center APPLICANT: Morrow Development REQUEST AND LOCATION: A Conditional Use Permit to allow the development of a community recreation center located within the La Costa Oaks Village of the Villages of La Costa Master Plan, located at the northeast comer of Corte Delphine and Circulo Sequoia within Local Faciliti_es Management Zone 11. LEGAL DESCRIPTION: Lot 181 and some portion oflot 175 of City of Carlsbad Tract CT 99-04-01, Villages of La Costa Oaks South, in the City of Carlsbad, County of San Diego, State of California, according to map thereof no. 14379 filed in the Office of the San Diego County Recorder on April 29, 2002. APN: 223-616-09 Acres: 1.4 Proposed No. ofLots/Units:N =-:.:..=/A=------------ GENERAL PLAN AND ZONING Land Use Designation: Residential Low-Medium Density, RLM Density Allowed: NI A Density Proposed: N~/ A'-=----------- Existing Zone: =-P---'-C=--_______ Proposed Zone: =-N=/ A'-"-------------- Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site P-C RLM Mass grading for development North P-C RLM Mass grading for development South P-C RLM Mass grading for development East P-C RLM Mass grading for development West P-C RLM Mass grading for development PUBLIC FACILITIES School District: Encinitas & San Dieguito Water District: Olivenhain Sewer District: Leucadia Equivalent Dwelling Units (Sewer Capacity): =2=--=.1=3 _______________ _ ENVIRONMENTAL IMPACT ASSESSMENT D Negative Declaration, issued ____________________ _ D Certified Environmental Impact Report, dated'------------------ ~ Other. Project is within the Scope of Program EIR 98-07 approved earlier . ' • CITY OF CARLSBAD • GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: Villages of La Costa-Community Recreation Center-CUP 02-24 LOCAL FACILITY MANAGEMENT ZONE: 11 GENERAL PLAN: RLM ZONING: P-C (Planned Community) DEVELOPER'S NAME: Morrow Development ADDRESS: 1903 Wright Place, Suite 180, Carlsbad, CA 92008 PHONE NO.: 760-929-2701 ASSESSOR'S PARCEL NO.: 223-616-09 QUANTITY OF LAND USE/DEVELOPMENT(AC., SO. FT., DU): Project site -1.4 acres, Proposed buildings-4160 sq. ft. ESTIMATED COMPLETION DATE: A. City Administrative Facilities: Demand in Square Footage= NIA B. Library: Demand in Square Footage = NIA C. Wastewater Treatment Capacity (Calculate with J. Sewer) NIA D. Park: Demand in Acreage = NIA E. Drainage: Demand in CFS = Identify Drainage Basin = D (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 120 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 6 H. Open Space: Acreage Provided = NIA I. Schools: NIA (Demands to be determined by staff) J. Sewer: Demands in EDU 2.13 Identify Sub Basin = (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 469 • • City of Carlsbad IAElhi•••i·l•J=i•Eliliii=iiii DISCLOSURE STATEMENT· Applicanes statement or disclosure of certain ownership interests on all -applications which will require discretionary action on the par:t of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project.cannot be reviewed until this information is completed. Please print. Note: . Person is defined as •~Any individual, firm, co-partnership1 joint venture, association, social club, fraternal organization, corporation, estate,1IUSt, receiver, syndicate, in this and ·any other county, city and county, city municipality; district or other political subdivision or any 01:Ju.:r, group or. combination acting as a unit" · Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. · · 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title1 addresses of all individuals owning more than ·10% ·of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/ A) IN THE SPACE BELOW If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Fred M. Arbuckle Corp/Part Morrow Development Title President Address 1903 Wright Place, Suite 180 Carlsbad, CA 92008 2. OWNER (Not the owner's agent) Tttle --------------- Address 1903 Wright Place, Suite 180 Carlsbad, CA 92008 Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in commo~, non-profit, corporation, etc.). If the ownership includes a c01poration or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) R l E C 11 1 M ea state o atera anagement Person NIA Corp/Part._C_o_m __ p __ a_n __ y _______ _ Title. ___________ _ Address __________ _ Title _____________ _ Address 1903 Wright Place, Suite 180 Carlsbad, CA 92008 1635 Faraday Avenu,e • Carlsbad. CA 92008-7314 • (760) 602-4600_ • FAX (760) 602-8559 (i) 3. NON-PROFIT O.ANIZATION OR TRUST If any person identified pursuant to (1) or (2). above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit'frust,________ Non Profit/Trust _________ _ Title ___________ _ Title --------------Address ___________ _ Address ·------------- 4. Have you had more than $250 worth of business tra.I)sacted with any member of City staff. Boards, Commissions, Committees and/or Council within. the past twelve (12) months? D Yes I8:} ~o If yes~ please indicate person(s): ____________ _ NOTE: Attach additional sheets if necessary. Sign ture of owner/date Agent For: ~ Fred M. Arbuckle Print or type name of owner Fred M. Arbuckle, President of Morrow Development Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 From: To: Date: Subject: • <NMeyers186@aol.com> <Squre@ci.carlsbad.ca.us> 2/20/03 4:02PM Villages of La Costa-Community Recreation center CUP 02-24 Saima: Thank you for the time you spent with me yesterday over the phone to discuss the Villages of La Costa Community Recreation Center which is coming up for Public Hearing on March 5 . As you requested, I am following-up with this e-mail in order to address certain questions and concerns. As I mentioned to you, I am a resident on the eastern edge of the La Costa Knolls development and may be impacted by the location and uses of the Community Center. My question and issues, which I would appreciated being communicated to the Planning Commission in advance of the hearing, are as follows: 1. What is the actual horizontal distance in feet between the Community Center property and the rear yards of the homes along the eastern edge of La Costa Knolls? This would include the homes at the cul-de-sac of Sitio Baya and also along Calle Gavanzo? 2. What is the vertical elevation of the Center property in relation to the elevations of La Costa Knolls? Is it lower, higher or about the same? 3. What will be the uses of the Center? The Community Center at La Costa Valley has a pool, spa, wader pool, lighted tennis courts, exercise room, lounge, multipurpose room (with kitchen) and outside patio area. There is also a related preschool next door. From my brief discussion with an employee there, they have weddings and other social events, which can include the serving of alcohol. I picked up a flyer at the La Costa Valley Center advertising a "Junior Teen Extravaganza" on March 1st which will include a Dance Club, Game Lounge, Outdoor Movie Theater and Food Court on a Saturday night. Will these type of events be allowed and are they compatible with the existing adjacent neighborhood use? Will alcohol be allowed to be served there? Will the Center be allowed to be rented out to groups from outside the La Costa Oaks Community? 4. A major concern is lighting and noise issues. Is the architectural design of the Community Center completed so that a specific noise and lighting study can be conducted? If there are lighted tennis courts, where will they be located in relation to the existing La Costa Knolls development? What will be the lighting impact not just of tennis courts, but of the entire complex? Will amplified sound be allowed for party's and other events and how will that sound travel and impact the existing uses in the area? I think the Center will be located below slopes and other buildings. Will that location cause the sound to reflect back towards La Costa Knolls homes? 5. What will be the. hours of operation? A La Costa Valley flyer· indicated that the recreation office, exercise room, lounge and multipurpose room open at 5:30 am-9:00 PM (M-F) and 8:00 am-9:00 PM (Sat and Sun). The pool, spa and wader are open from 6:00am-10:00pm and the lighted tennis courts are open from 8:00 am to 1 0:00pm every day. Please keep in mind that the La Costa Valley Community center was built in the center of the new development with no nearby or adjacent existing uses to be affected. The homeowners who live next to that community center were able to make a choice if they wanted to live right next to the Center and the price of the homes probably reflected that choice. The eastern residents of the Knolls have no control (without the City's help) and will also not have any advantages of • the services there. 6. Are the uses proposed for the community center consistent with the approved zoning uses at its location or is that why the developer needs the hearing? 7. How did the EIR describe the community center and is the scope of that description consistent with the proposed use? 8. You indicated that the City had not yet proposed to place any use conditions on the center, but it had the right to do so. Depending, of course, on the answers to these questions, I would respectfully suggest that the placement of appropriate conditions to protect the existing homeowners would be the best form of protection to permanently make certain the use remains appropriate and compatible forever. Even if certain good faith representations are made by the developer, they are not binding on the HOA which will eventually control the center and even good faith promises do not run with the land. If problems arise in the future, use conditions will resolve any enforcement problems. I am thinking the most obvious conditions could involve lighting, noise, service of alcohol, architectural features to reduce noise and light and hours of use. I know that the City and Planning Commission appreciate these concerns and I look forward to hearing back from you in advance of the hearing date and I would be happy to meet in person. You are welcome to respond at my e-mail address: "NMeyers186@aol.com". Sincerely, Neal Meyers 3539 Calle Gavanzo Carlsbad,Ca.92009 (760) 943-9410 SITE DEVELOPMENT PLAN COMMUNITY RECREATION CENTER LA COSTA OAKS SOUTH NEIGHBORHOOD 3.15 (Portion of Lot 175 & Lot 181 of Map 14379) ~ i::::I I 91 54 73 PROJECT MAP Rfa" 80'FtlfJUCUt1UTY£A$EJID/r Rf!/ ~'i&2~J LOCAL STREET WITH MEOIAN ~~~ PUBLJC ~L STREEr CORTE DELPH/NO / ,,I, PORTION OF LA COSTA AVENUE El1SrwG fllFRO~TS POI 1,/l'A~ ;n1-1e NTS & CIRCULO SEQUOIA (North of La Costa Avenue) EX!SRHGIIIPROWOlfSP£ROIWllhGJS7-IB NT'S CAM/110 JUN/PERO LA COSTA VICINITY MAP SIGHT DISTANCE SETBACK v,1:uuo;-a,.-.T ••-ATTYPICAL~ ........ ~ .. ~ ... , NB LEGEND SVBDIVISICN BOUNOARY LOTUNE £XIS11NGLOTNUMMR l\11H PAD EUVA71c»I ~RJNEIISWA!.£ T£RRACfMArN BROW DITCH R/AA,,,P (ENERGYDISSlf'ATtR) £ASDIDIT UN£ 111tEREPORTIIDf,'i0 fx.OPE (2:1 MAX) EXISJING % OF GR,'.DE EX1S71NG.so.f'RUAIII PROPOSW SE'l+f'R I.IA/II I\Hl-l /ll\£RTEL£VA110NS @) P 7J6.6 31-=:,es;.3-= ti§' © :::....-Y= g;__ --0 ---<---0 W P\.-t: UNLeSS OTHERl\lSE' N01r0} £XIST1NG WA TE"R UAW --w---- PROPOSED WA1E"R JJAJ/'/ W/ nR! HWRANT (B" P\.-t: UNLESS On,'ER\\!51: NOW) --w..!r- EXISTING RECLA/MUI WA1FR PROPOSED RECLAIIIW W,O!R EXISTING STD//M DRAIN SYSTEM PROPGSU} STORI.I CRAIN srsm, A. /Nl.ET OR CATCH BASIN 8 H~OWAU C CLEANOUT RETAW,NG WALL tx/STING SPOT El.El/A TIONS PROPOSUJ SPOT !l.E'VA110N D<ISTING CONTOURS PROPOSfO CONTOURS ABBREVIATIONS Fl. Fl.OIi' LIi£ n, TOP OF" W,'ILL BW BOTT()l,I OF lfALL Tf' TOP OF" FOOTING FS FINISH Sl.liFACE" s = .II' NAT£R Ril ~Cl.AI/.IE:D JIIAT£R SO STORM Ml-IN NTS NOT TO S!:,jLf: ELE:Y ELE:VAT/Ctl --Rw--- --Rtl-- ~--==--=Cl c' • =-r--=---=---==(9("RIPRAP (2555) ...l8L ~~ ~ IE: INVERT D..~AT/a-/ R/l RIGHT DF WAY Pl. PROPERTY LI/'£ G8 GRADE. eRfAK Pl POINT Of' INTERSECT/CW (V C,) P PAD aE:v,mc.v SF CROSS SQ. FT NSI" 1£T SO, FT FP FLOOD PI.AIH VC VERTICIJ..Clltl-t'.' ,,, """"-• RCF R£//FCRC£D Cet,JC,RIT£ PIPE EARTHWORK/ GRADING QUANTITIES TOTAL PRO.!cCT RAW CUT 1000 CY RAW FILL 1000 CY TOTAL GRADED AREA I AC LEGAL DESCRIPTION LA COSTA OJXS VII.UGE"J,15 (CT02-CS) E£11C A steD/VfS/aJ CF LOTS 175 IN) 181 nD A Pa<TIOI CF C/Ra.LO sntOIA CF CITY CF CW.SSW mACT CT SP--04-01, VII.L,\G£S <FLA COSTA -LA COSTA OAASSWTH, IN 11£ CIT'f CFCIR..SSW, co.NTYCF SIJIDIE'CO, STAJI'CFC,AJ.JF(FJIIA, I.Cf.Xt'll)/M; TO WI' 11£l£C1' MJ, 1079 FILED IN »£ CFF/CE; CF 11£SNID/ECOc:,JfTYFiECl:H£ROJ#'R/L29, 2002 stYANOE'I.Y N?.Y~ -17 F'tJ81tCU'flUTYE14SlUO/T RJ;W ,,. L..Lr 1t~··1 •"' Lf \ .;,.,, "' ~"' PUBUC LOCAl.SffiEET CIRCULO SEQUOIA (South of La Costa Avenue/ DJSIWGM'RO'tfiF..HTSPCROIUIIWGJn-,e.i'CT02-05 HTS H&A 2/5/03 CUP 02-24• GENERAL NOTES I, TOTAL~SITE:AREA f4A~S 2 roTAL f£T PAD ARD O .5 ACRES J, D(ISWK: L),/',D USE: VACANT -A«SS GFWJm 4, PRa'OS£D LA/\0 US£ R£CRl:A Tl ON AR£'A. 5, TOTAi. M.Ae(R OF" Dll'EU./M; I.NITS 0 6, TOTAL NJJ££R Of' LOT'S. t 7. ASSESS!R'S PAAC£1.. N..l,«R; 22J-o60-49 (PaRTICN OF") 8, DOSTl/-13 GE}ER)J. PLAN LAHJ ~ OCS/CNATICi,i, 9, PRct'OSE:D ~ (,!/!J/'f/J/'it:Lf:s-rJ:!,.'fJJ;NSITY {0-4 du/ae/) IO DCIST/1~ ZOHI~ ~/OEHT/1,L LOlr--l-EDILM rots/TY {0-4 d1.1/cie/) 11, /,IASTF:R PLAN l.,N;a,LY/M'l ZCNING-R-1 (SIM:t.£ FA.I.I/LY r£TAO£D) 12.LFI.Pzc,,£ ZCIE11 GENERAL DESIGN NOTES J ALL GRAD/Ml FCR PRr:POSED AID F'IJTT..ff: ST'R(O'S 9-t4LL COlfORM TO Tl-£ c,rr OF' CARl.58.W DES/CH STAt-l)J..Rl)S Atll AS RWJ/Rro BY J>£ 2 ALL " f£ PROV/OCO, REWVfll OR Rcl.OCATE:D CITY EN::U££R, PWL/C UTILITIES AID IISTRICTS J, ALL fflOPOSCO VTILITIE:S 51-«LL ~ INSTALJ.E:D tllJERGR()I.N), 4, SMC£ CF TOPOGRAPHY R, J LLNC & ASSOCIATES, DATED APRIL 2000 5 C<M'OI.MJ) /NTERVAJ..S.• 2'/10' F'EtT 6 I.WIU"ACnm:D SL.a¥: RATIOS SI-W.L SE: VARIABLE (2. 1 w:x), 7. F'/NIS1£D CRAOCS AR£ APPROXIMATE: OILY ND Sl.8..£CT TO Ci-1,AN;c AT F'IHAL OCSIGN, CONSISTCNT 'ff/TH n£ CITY'S Sl.8STANTIAL cw~ GUJDfJ../,es. 8 SOILS 1/FORl,IAT/rJN WAS 08TAJl€D FROM Tl-£ PR£LIM1NA.Rr SOILS REPORT PRfPARtD Br. croo:11, DAT@ .JAWARY 2000 9 LJWSC)J>/M'l AIIJ ifi£E: PUNT/Mi SHALL PUBUC UTILJT/ES AND DISTRICTS '"· OCSIGN CAS ,WJ ELECTRIC,,,,,,,,,,,., SAN DIEGO GI$ A,C ELECTRIC CCJ,l>Alff TELEFWH;.,,.,.,., .. , .. , PACIFIC EnL TnEP/-0£ WA~.. , , , , OLI\IEN'-Lo\lN AWICIPAL 'I/ATER DISTRICT S£'WER • , ... , l.EUCA.DIA COWTr IIATE'R DISTRICT SfOR,,l ai'A/N ••• , • CITY CF CAfiLSBAD Pa.ICE:.. , , • , .. • CITY Cf' CAltl.SBAO SCHX,LS .. ,.... ... , .... , • f;N';/N/TAS t.NIOII f:LE!,OJTARY SCl700L DJSTR/Cr .t SAN DIECUITO tt-JION HICH SQ-KJa. DISTRICT CIIBLf',, ,,,,,,,, IIOCLPHIA OWNER Rf:N.. ESTATE: COLLIITERAL MG1IT CO , ADE'LAWAR!'CCJRPORATION 190J \f'iJCHT PL.,6,CE SUIT£ 180 CAALSB>IOCA,92008 (760) 929-2701 AGEHTfOR DATE' SUBDIVIDER IJORROl'IOEVELOPMWT /90J WRUiHT Pt.ACE S'JITE: 180 CARLsatD CA. 92008 (760) 929M2701 flf'PRESENTA.n'r.: &,.;lg IJ-:=-.-1:.s-0~ DA\IID ,\ HAltlUAR flC.f: 34157 '"' /./Y R£GIST1UTION D:P!Rf:S ON 9/J0,IOJ PREPARED BY: NO. REVISIONS t lrlSUS/.IITTAl '"' II • 2 R!SUB!J/TTAL ~,, "" t1<Zl'I HUNSAKER J R!SUSIJITTAL II '27 2 HIL,\ &ASSOCIATES 4 RESUSMJTFORPCHEARING .. , .. ,,, ..... I AN ~ 11 C 0, INC l'\AN'<IJ-IC'llll'li..........$':t« v,~ S..Oilfo,tamn M.-.m.c ~~,a."4)4 SITE DEVELOPMENT PLAN LA COSTA OAKS SOUTH NEIGHBORHOOD 3.15 VILLAGES OF LA COSTA City Of Carlsbad, Calrromia SHEET 1 OF 3 R•\0299\LPtr,\PA315 R•o: Cntr SIU Plo.n Shtldwi;t !2751F'eb-O:i-2003•1'<l9 CH[) P 349_:z ~ p J4<.J L\ \ \ \ '.) \ / < \ / .I @) II P JJ0.6 O,CK J34,0 ® p 327.5 GQ) P Js3.,, POOi. ® II CID p 3245 :ltJ/ I \ .,.. H&A 2/5/03 ~Ii,.~ SCA!.El'"i:!0' @ p 327 6 @ p 376.Z f') -J r' OJ 0 @ p 331 7 PREPARED BY: ■HUNSAKER ~:"~?f~PIB INCZ-.W..."f. S..atro,Clfflll SUl~fl\\(;~~'Hll CUP 02-24 - STREET VACA T/ON AS PROPOSED IN THE TENTATIVE MAP FOR NEIGHBORHOOD 3.15 (CT 02-05) S':Alll"•-W' - SITE DEVELOPMENT PLAN LA COSTA OAKS SOUTH NEIGHBORHOOD 3.15 VILLAGES OF LA COSTA City Of Carlsbad, California SHEET 2 OF 3 R1\C299\S.Pln\PA 315 R.-c Cnt.-Slh Plo.n Sht2.d•gt IC7S:ii"tb·05-2003•1~•15 f PLAN VIEW CUP 02-24 360- 350- 340- 330- 320- rBO<INO,RY I I PROPOS£0 BU/lDING LPROPOS£D BUILDING -b---'-!.. '355 _1 ,-----------ii..J'"o/ I -7 I --7 I POOL JJ<O I I I I ~ I', I -+-1' DECK 360- 320- 360- 350- 340- 330- 320- SECTION A-A HORIZ 1••20 vtRT 1••20 u,snNG GRAD£ 11BDUNOARY I I PPOPOSEO WALL 0£CK PROPOSrD GRAD£ RETAINING WALL J.J40 SECTION B-B HOP.1Z1"•20' \/f"ltTl••zo' I/BOUNDARY I I LPROi'0SED BUILD'NC r80UN0ARY l Pf(OPOSfD BUILDING r -7 I I r-__ 7 /RnA1N1Na1wALL -1----Ll !mo I EXISnl-lG GRADE SECTIONC-C H0/111,1'•20' l'!:RT 1•-~o• PREPARED BY: ■HUNSAKER ~ f:.~?f \~ :res ,V.-Ci1Wlll-...-ri.-.Snot D<l'-ts."'«l s..ae..,c.mn Ml'm~Ci ~500FXlill-l.JW,.\l SITE DEVELOPMENT PLAN LA COSTA OAKS SOUTH NEIGHBORHOOD 3.15 VILLAGES OF LA COSTA Cl H&A 2/5/03 - - SHEET 3 OF ---------CT I MPA ---------------- LANDSCAPE ZONE LEGEND W-l!IOL DESCR!PIJOH ~ l ij:f Q & t !ti !j_ ,; -~ /~', ' ,/' -_'~·,_ ✓//' . '"' ,,' ,I' ~~ ' ~-~ "~-,·· • / . ~-, . ,_ . I·•-",..,,,, r' --. '· '\ . . '~": ::::>-,-., --:-:,,,,~ . ">", '\ /~' . ~ : . .,.1. '::, . ' -···.. . ' _'. . . ,_~, . • • • l.. •··/ -; I -~;:;_~ . 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I 1'tl0l I I -.. , If--, ,, /1/ ,,, •• ,•• . : ID ' I 0'L' ' . /_7. 1 ·(:,t:,·· __ -· -I J-, : ,,:~ -\\:.._,_ /~ ----. -._,. __ ' \.' .... ! • ! -~ '• '--'· . • ::,.,,,. \, '~.i,1!' -~-, ··>--/)-:.··~~3~t::¥<.·:> \ •. · . , ., . · . -.. --. ,.. .,.-. if .1 1 -, -, . -1::ct.':§::f.;l!!L, . _ , ~~L.s.;;f t2:'.H:~:f :!!1:.~.l1'-~,;.~ _f. -~:E-:~- CIRCULQ \ SEQUOIA (EXISTING) I __ eR.Q!l'St__ll>!J,,!I;;,,,, ,. _,__ . --- --! . ---. ---S>,n,.,m,_ ·----. :--,---H1Ml•GS"ll"Jl .... - sm nis11.1n:l_tl!.L] [!}!!IJRm~-,,-owo Jl91 U I -en,m.,, · WAllR CONSERVAflO,'i PLAN l,&1lSQll\l,oll(illo) Z.li.U.'li'TIUS~U'tillC"-'E~J IH!J!i0.IIRUl'OU,~C,l%) 1M!4fJMI.IW.lllDLIM$C,;>i.l!l"O !fll'.IIJJlfU.1DSC.'J£1$f'j[\lf'CSUllll~lll.l~1'11..1.~ti';,..AA,,!:t\WdlQI/NiA'li5J.I... 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CINICLQllll..,,0/f, I ~0,111 $JIJl1!,r\1t /J:Dll~irr~1• llOOIC,IHIG.lll A LJll, J;• •MlU<~ll).ii!f.lll'llUl!..M BR,fl!,!U !(1111110'~'1ilrnlJIUttw.lW.IVl1111M ),a,1[1,lfGf:.illl't)l.'tillAll,l..1.5 l!J"'l/ollfltll'1A1011P.ll(S lfrl' trmM SMr.Uf u:i.:.~co w.ru uu11m °' "'l 1Mi,•v.rooo1v~~ "'-''S. ,.,,/1"11Jft$ llil$1Rtt1S 11\1,11.l ~E [i(Si7,£U/o1Met!IJ!VA!YIU~•l.l>ll'll<I IJl'~fVlllll0,IH(l.iJ D,J,W.CE,1,~o..au11millolMI011S•IJll>OIQI.J.l.1Ltll<iwiL1tt,011)1WflllH~r..tW!'J "'!Cl!l,.l(~""U0.1UIW,~t;n,lil'I n&1r..:11~t&l:r.l"SQCUl~HI01n.1l'.V.O,Mo10i1'A,,~1'¥JOICI lOntWHMll IIW:1'Wl'NICIIDIRJl,ltli&UCclf~ [l(ffCull ,m,:.,,M1'41Jlr,IJ(Jlni,<:,(l!a.W,j ·-I ' .1,\ I! ii l_ LU ~ ~ <( i'S "' 0 CJ G' ~I Ii ~-. I II I m{, I ii I I I '.S ZlllitJ...~ A. Zone One shiuld bs ull!!Ud tnly 1n ar~u cf a denlop1:1ent which requite Jushgreentandmpasuch&Jareuof~JRhusenrvlsual1ri.portante, B This Zones's 1nt1dpated apPfaranct rehu en l11ee amounts ~I lm1tallon, Mnual alllnunu Ii» 1 hulllll, nratura landstap1 art esum~!td atC11c1 (30'1 !nch~;ofsupp!cracntalwatt11MuallJ 10Nf2 RfEINrDIANDSl)APE A Zone 1110 should l1a~11n JRman1cund appeaian~e. not unhp\, but rathu a landscape dcsli:ned to requ!,e ten lnltns1ve l~?t ul main1e11anu iuth as mnwmz, pruamg,terllli1in1i,aMwa1e11n2 Planll'later11lfnthis,unsnnn1 dr~wdut en ~Hry .. 11eim1 ~nd malntinuu care !a1:~;di;;;:thd~::~1:::~t;~:s":a:su:~:~~E:~~~r~~0e::t1:~1:n;91 lana~capr Is uumalt~ bolween ten {10'! Jnd lhllly(3D'J rnchas of sup, lrneat1011wa1t, annually, I ~~ A. I/11s 1cne will De Ulillltd 1n IC'W UH at~a, 'lfhll1e JISUal cMmlu 1'1111 OQI have a 1ef1n~ il~~ea11nce II ,rlll ~ave d 11dtu11111td app~arui:~ Jll~IJor to areas of Mll\le v!&etatlon and maJ 1n fact contiin native spem~ 8, It will have the ab1hly to 'natu1al11e' OllCe 111111 hen estab!11hed, Us e111mated su~~l1mntal water 1equJ1tment 1, b1!0>1 ten IIO"l 1nchu annually l{jljE4NA!llllAN~ A.ZoneFou11\anareaclrnsbng1e1etallon,rh,mnauvecharac1e1shalJ rmam wilh vtr, liUle m0dlflc.it1~n 8, It 1s plann(d for Jo1v-levcl u~o. \\'h1ch is corn~allbl& '1111h lh! area's na1uralchacaeter. C lnth1s1one,nowater,1reguired Jh,useo!Jrrlgal1onudadverse!1 alle.:t many ~1ants lound ,n tt.,s me Mrcduud plants ~~u~lJ bi Yraloml 1~d,v1duallt 01035 REV201/,;y02 I6Sepm '1!:NAIIIWll!D!Al«IWf/'ICO'/DHA'il.'ll-l,.;1jlOlntk~MOft.~\olatH,twfl 1 !t.11"1.tr1Wl/.'ISIDI/.LWJ01Y!l'e<CC'ffj;(l~ftrtut/AA't $YSl(!EiWef,..,,1llJG;IJ1Y PREPARED BY: SITE DEVELOPMENT PLAN SHEET h!.l'UCA!l(,1~n!Ullol-J:ll1llllLt!l;T'..l!Jll'.IU,». r,t ll11•"111n•/..ll.t la 14.• If ii .~1000;~11),! POOl A'lA 51'.lll llll.llf t,Cll(STk..wrn'.~ !QVIV:U t~U>Ch• "''":ue 11,1.m10~,Cll»IAAIIO[Cl(~£A l ll.,lll",tS!,'!!l!l,\itl~t~,l(>i~'l'llr.C<-ll'\11tll'r,til'lt-lU lf1~sc.i.-r1r4at1.rM.r11 tl14'1tU.tll'll,!,1Uli,,~••' J ll(/.el!ITYl!J><ll:llf'Cl(flliXIITSllro.~~\l',l~::.,,,u,r1.., Vl(l(U\Ol'tl,lf(WJ(RIIIOoll/'RmWI • ll't>!A:W.lt Ott~~CQ!IU'1l I f\\/Jj)(ll!.M.111 l!LWIIDhCMPI.RVl.:.V.rnll!IJl~lt~,1.,,!I.J\ Ll<,[RMIHIUL~ll'.l,",llll[B!lll( IR:Jll'll.!Olf\'IAlt,EUSLOIAl'll.'l?llffH."U(IS.'1'.;t11< --HUNSAKER LA COSTA OAKS SOUTH -&ASSOCIATES NEIGHBORHOOD 3.13 ~ es°J ,~'.·,•~::-. ~:·::>;:::·::'.:';. .. ,·., , VILLAGES OF LA COSTA o I o 2 o 4 o ~•~•t1fl, ~•d·.o-, ~~~ ,,,, r, <>!i·i:.,....1-• ____ 9i!,' Of Carlsbad, California 1 OF 6 -·1 :------- ' I !,..: ua!JS . ~- & ~ &· fi " Ii! l ijj C) \ !!!\ ts (j, C!RCULO SEQUOIA MREEI TRHSl!V OTlltRS UYPI (U,OERSCl'fRAT'EPER~'m AHT!li:ESl'IITlll/iS'GHrOmA.\CE CCR~!O~'tStlAI.Lt"VLAMl!HIIIL\I SR»iCIII\CIIIGUIOl8'0 -~ ---·.-.. r-·--C . -•:., L----c-~·· UJ if' ,, ::, m . Ii ,, -.-I! l 'I ~ &I I I Ii ~I I I i:S Cl), • ,, I! ~ ~·:: II 11 (.) ~ "' .., /. CT I MPA ·-----1 LANDSCAPE ZONE LEGEND 7 SYMBOl ~ ~ ~ D □ _..,_::-. OESC~IPliON /ONEl l1J511J.~~( A lontOne1~0u!dbeutl111edonlylnareasoladmlopmenl\llhl,hrequlra fushgrtenlan11icaoesuchasareasolh1atiuseorvisual1m~0rtance e This /onu"s 1nUclpald !f~mante rEl!ei M large amounts of l1r/gat10n Annual aaicur.ll lar a healthy lllalure laDdsta~f are nstrmal~ at ovn (30'1 1nchesolsuppl~mentalwatei;inn~all1, ZOtlE2 REFJNEOLANQSCAP£ A. lonB Two should hne aR unmuicured apiearinco, Ml u~~ept, but 1aUler a landscape dUlin!d to requlie Im miens Ive type ol malntcnanc& such as mow1n£, prJn1n( ter1lll1ln1,andwmn~1 flan1n:a1ulallnlhl$zone1sMt d~ptndMtonhuvyjijatenn;andmalnttnancecare B Ihls 10r.e r!duns la-Y ma1nt1.r1ance ~1 ut1lltm1 plan! t1J111~1nat10ns "1th matcntc1 tr0<1th requ,reaients lhn zones Wjler rtqu11ement1 for a matu1t landscapCIStSlhHledbel\'f!tnl,nllO')Sl\dttilft)'{)O')Jnthesolsupple~' ' 1m2at1anw1lupnnuaUy ~B..Wllli!UWill-tl A This 10M 11111 be uUllzed m lo,'/ use a/US whou visual chard~!ct wll1 not na1earehudappea1ance 11,11llh,ivea,1atu1al11edapoear.ir1tfs1m1la110 a1easofnat1vevea!l31fonan~maymlactcon1ainnal1vespe;1u B 1, will havt the ab•III/ to 'naturatu~• once ll has been esla~llshed lb tslnna!Ed sup~ltffl&lltdl w~lu requirement 1s btl"' ltn (10"11qct,es annually IO1i[4 HA11¥EIIIIIOSCM'£ A Zone Four IS u area ct exlstin& naatal100 whose natlv~ ,ha1acter shall rt11u,nw,thveryhtllo moa1t1ca1Jon 8 It 11 planned for low 1evtl use \'l'h1ch is cor.ipat1~!1 \111lh th ~m•s 1albralcllmt!t1 C In 1h111ne, n~ water n re:iuuid Ttie uie ol •mi:1t1on can aduise!y alletl /Hll)' plaMs fauna 1n 111,s zone 1n11oducea ~lanis s~ould te wal~red ,M1v1dually I i ::_?::~~~9- OIOU ~ REv2at10.O2 l65{p0l I I r-..r-i@ 0 IO 10 4 0 -------. --• . -~ -~-------------------.------j PREPARED BY. [-HUNSAKER -~.~S~Ofl~TE~. /~ f.Ui,."~ ::;,, ~• J (a. r, • -, 1s•,r,n1 -»~•,,,.._., ,.., , ,·~•.•1~n-111 SITE DEVELOPMENT PLAN LA COSTA OAKS SOUTH NEIGHBORHOOD 3,13 VILLAGES OF LA COSTA City Of Carlsbad, California 2 OF 6 - -~c--c .P.c:J:~· ~ ~.¢. ri..r-, L. --• -0 5 IO 2 0 PREPARED BY· illiil HUNSAKER lfi1 ~-~S~OC!~T~~. •<IUl, 1 l"<o lo•th,~ .. , '-1.,l •~.ffll.~1 , 1..,, , ""' 1 ',l,.~•~•1~ l'>l~'lf•>"t •••~~ •x,~~,e•t. Ill• ____ CT /M~Pc....A __ _ 01035 SITE DEVELOPMENT PLAN LA COSTA OAKS SOUTH NEIGHBORHOOD 3.13 VILLAGES OF LA COSTA . City Ol_9.~rl_sbad, ~aji~mi-'-a __ _ - - -fl(H.8.ila-,,tll._ •J!i$e'PP,2 4 OF \; 6 ,@ ·~ £_,,U"1,1»JM~f9.ll_M'..A£!!!!! s MITT ffl 1!-1"511 lUIIUIJ.IIS!UlFAA.~[ 1.l<CIUD[SI.CRllt.Nll.:.,l,'0'11Rl!ClJKl.:lSI fil \la'lUBOURS!{[tPIOO:JH)4'0~M'ACNO l\11•1f't.1',tlSIOll.+A'f)Sllll0Vl!.\,S lII lWSll lU3UlNHIEnl'>Xf POOL FENCE Lr:l fl~~IGK,IJlt I~ e•JMJ!t > lilOt.llG~ll{,Slfil SlttmJfl}Cl~l~l ~100~1!-J,(.!(l~~H !.ClUSk•I\.Rlllll! RU.QMJ\MhCNJ HI V}ll11o:,uSi,11>;R,1,0£\SEEx.,~~11'ilKlltR N!Wlo'tl!lU,tJN) NOH~ ! CM1~Al.\l\f1il)l~!'"-'IU k~ W:~U'\Lt!}jjltl()/1 Ll 9REU.Sltillt:RETff';IISl[RU.• (1] ~lCM!lYtlllf~ 0) !W.11'H~ HU ffi 1a11,s,1C11~¾ '!' ·-1 r------1•1 ;--~2 SIGN PILASTER ----·----~------- ½-;/"· k?,77.j ~-~~· PLANTING LEGEND --·---------- ZONE I • LUSH LANDSCAPE mus Botani~.!IName Ccm111;n llame Spacn1 S11e Aib~lus'M211na lfaCuinu~iHalll~ Po!rplan l5gd1" l.aiml1011111md1c1'tlatcnez CrapeMJTll~ Laur~! nDbll,s ~lfttl bay Maenaltd gran~1florn 'St Ma1y'5' /~a~no!la Pl4l~nu>ra:;11mo,, C11ifcrn,aS:,cemou f')ruscallerrana IIQ'Vlerin1Peu Querc~s atr1ro11a Caastll\e Oak a~~r~"' ,ntim~na Rhus lanteo *i}_ l)~;J!UDUI E,. fatrtreen ~ulhirnl,veOa~ Af11t~0Sumac ••cr,..,lhH,te Salli~" M=.MJ.!eratc f;:tJst SHRUBS 60M~rca11/4 ns CD/TllADnNano /,fooanlhJsatrlcan~s h110tlhN1!e Aga1reat11naattJ ,\fd~ev,Jm<1,an4 Amgo1a,111m~trdVldU~ Be1iei1ld cc1d11aha 1!011g.;m11llt.a lshiu~ IGrml ll"'usn,tr,ft,yllajJ~(,I)•~ Ll,ha~JraJ,4Cfnil\u.i:Cpllab CdH1•ilidSP r.nry,.an111~mum ma~1mu11 l.11t~~SD Ltrv,a1111,,a1a Cm,sLlilS~ Dreles b1CCl~1 t•h:veru 1,,a~1;;~ta 1iJUiino~Ne111e OttopusAcdve Kd11faro~ Pow 11~srllea1 a~1ge11fa h~ CGm,aan ,\ame II~=~ 1'11~ l~1iJ~1 P~ff t;u,HII~ SMt.aO;lsy 11,;1.\1m ll:lf!,111,y J•dcflant hr1mghll1ly tk11a~J •tic;, Ft,~u. s~i.a,.,ana ~,,1uo~lt1,u,.03 !kr.iertu111st.y~r,os Oay,.ly 1'0,~o,Mer,a ~w~rtV.aupJn tavJ11uu1~ lrtermed<d 'Pic•t11ce I aven~~c l~~1v.1~~rn ,,r~ ~~~~a11u~1 H,w Uola1,~ Tt~ Tiet 1 .. 1Jl}(l 1,1,,~ceu a,, 61Ye t,ly iud l,!1:,~Jt~l3 >lhi~:>a I )i;~ ltl l ,..u,,t~Mett"regens Mirru,~11,r,1111,1,~ umpdcl.i tlept1ole11s,01Qltul1a r~um1~1~ ,~nu rnt)sparumsp l!apn1~1e~1s sp H1Les w1rl~1u,, ROid)µ R~1marmu1 sp Sal11a s~ s~sleua autumn~hs ~l1pa µu\~hra Slre1,1,1a1llg111u •h)nussp /a111edoi.tha ~tlli1op1ca VINESIESPAfllRS owi:1,n IJ111Arl 111nl~ s'lj~r~ tei,1 Ho, u~ran~ t•~i Toc,ra 1nd1alla1,\nom Cu11an: ~on R~S~fll!l't S1~e Purple N~edl! Gra~~ Bmlotl'm~11e ltl'/1'1~ {,Cl'l'llen(.al!a 50dtl~g ... 1·~~.-~~ 24'boi !~UI 24'Lo, 3t"&48' !Si.al JG' & ~a· 2\'h,, Wbo1 Slld l ~JI IT•IP t1~tar1c11r1a111r Lat?1fll.)fllia51e ~~cin1 Sbe Dm1ct1s ~? rr~m~!I v,ne varies I UI n1n (jrn11,~ 11,.t,~!llldlJ~ /lU\dSP ¥odl'.IC~rpustrnillor lrad1t1~1~er.rMll 1asm1~, Ou \\1llenas,11Ms,, lbWll~dlSl~rflowe1 ltulti hmfme Star Jas,1,1~ C1irru~t.l;1u.a ZONE 2-REFINED LANDSCAPE TREES llotan1eal Name Laurus11cb1l1s PlatanijSf3C~lll01a Pinushalepensls l'inuitcrreyana Outrcu3ifllloll, Qu~rcus vlr,i:!nlena Rh~~rancu Sdnni.smol!e rmta,1,dctlMt11d •O=lleciduous[-,[v@rireen Common Name SNte\Bay Ca1lfor~laS,uma1: fJ!pl)llP1ne To·1eyP!ne Coast live Oak Souttieml.mOak Afnc&nSurm Cahl0in1af',ppu ausbaneB!tX "Gro111(h IMt S ~ Slow M = l,lc(le1~1e f = F851 ~pacin11 S/1e feiplan 151111 2('&36' l5JII 24°bDI 24'&36' 24'tDx 2('b<te 24'tQ 15~al [J_,,. ShRUBS , Botanrcalllamc Common\2me Sp1cm1 S110 ' , Aga1fallenuaua NoCommontlame 2 Sec ]galmn Aga1~ ,,1mc11an, An•&~u.,t~~s f1a~14us A1:>ul11Sun£do Buuaainwll~a {lhr~b lorm) C1;tus ~~ ConY11!1~luscneoruir, Catonthltrlt~lt.i! CrnsJlasp D1ctes tlc~lor fe11casell0Wrilnd OitopusAgave K.lneaMPa• SrrawtitrryTftt IIJCcmmon/iame Ro.:~1ose BushMornineGlory 111Ccm1110nN11nt /adePIMt flrlnliblLUy P1nn~pl&Guava \l~'IIU,;t~llis h1~r1,1~ Dl)lily 1101er~me1es arou11r~1ia ,~~ 1.auL1 ra~,ris S11ee1eay lJwanJu,a ,ntermi~la 'Pr~v~>Ct l4vir,drf lt~Mh~)~OllCflll Le~IO!Dcrn,~m 1topanum 1cutoph,11ur,1lrulemn1 11~,r1u .. perr.:.1 N11u,t1,u)~P Muhlentier~,a reRen1 ll11l~SG01l/11Un1s Compada Perr,i1~tmr !p, fhw1,u,,,e,.a1 P1tro1po1~•~ sp Raphfolep1s1p ll1~t~ IDOt.\~SUlll RQ111e-1acuultm L1on'1Ia1I 11,.,,2ea1andTuTr1e lt1uRanier Seau~ender liaCommonKJIDt Dco1Grass DwarJMyrtle fount1,nllra11 /l~l'latirafla~ F0b.ra tn~1a 11awt11orn C1m~n1 Malll11aPop~ K•,a>11 Ron Ro,1iarmus1p ~osemiry Sa111asp Sa,1;c Senic,0 mandra!lsca: l!o Ccmmon N.a1D& Se11eu1 aulu1n~ah~ /IIJtumn MOGrGm$ St,papJlcn,a PurpleNeedltGms St1tJ1t11aret1nn a11allfPar1d11t W.s\r111Balrnt1c~sa No common Nam& Graundce¥e,s Bot.:nital 11,ir,t Co11111~n Name S~cmi SIH ' D [ E E E Bou?iinyl lea !Shu~ Ferri) B~uurnv1ll9a wa11n 111al mm Car1ssamacrtie11pa'l,,aenC.~1pet' llatatf/u111 r. .. tus ialv11fo\lu~ Sagd1al Roc~roso Coloi,eastcr'lov,fnl HCN. lantinamonl~,d~nsls IICK lon,ur~ 1apcn1.a Japa~ue HNey1ucklt ll001ar111u~ ofhc,n~11,s locJ~ovd de fo1&n' R-01u1ary v1,ESIESPAUfRS 6>1tamt.11llame o,111chs ~P Gre11110cc,aental,s C.or.irunNamt Iru111p,tV,ne LHvii1datSlarFJaw11 Rosas~. Rm ~Odc:arpusgm11iar fun Pine lmMICSD,Ul'lb!li llif'lllll:idU Slat JasmlM Spitinl Sr1e lialm!n • ' • M • ' CT I MPA ZONE 3 -NATURALIZING LANDSCAPE TREES B0tan1nlName P1nushalepens1s Pmu1t011ty!na Oue1cusa2flf0!1a Rhu11ancea Sthlnusmolle Tn,t1niaton!ena CommonN1ma Aleppllfine ro,,eyP,ne Coa1ll1veOak AfncJnSumac Calllom!afeppar 6nsba11e801 "D=Oeciducus f:::Everireeo .. Growtnl!ate $.aSIO'II' Ma.MD4e1ate F:::fasl Spacini SIie van~s 151,al 24•~n 2~•~01 E N'box E 24' bo~ E lhal E M M r ' r-:7'"'"" ~ ~j at1an1t.1lllame c~111monllama Spacin1 Siu ClsMsp Rocl</01~ 4•.g•oc 12.al~ln Co1vo!wuluscne~um BushMJm!n~Glory j Coto~eWeilacl!:IIS NoCGramtoName tsct:1omelt1arbuutel1! 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