HomeMy WebLinkAbout2006-06-07; Planning Commission; ; VILLAGES OF LA COSTA OAKS NEIGHBORHOOD 3.2 RV SITET.ity of Carlsbad Planning Department •
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: June 7, 2006
ItemNo. G)
Application complete date: May 12, 2005
Project Planner: Jessica Galloway
Project Engineer: Frank Jimeno
SUBJECT: CUP 05-06 -VILLAGES OF LA COSTA OAKS NEIGHBORHOOD 3.2 RV
SITE -Request for a determination that the project is within the scope of the
previously certified Villages of La Costa Master Plan Final Program EIR 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 for the construction of
a common recreational vehicle storage area within Neighborhood 3.2 of the Oaks
in the Villages of La Costa Master Plan on property generally located north of San
Elijo Road and east of Rancho Santa Fe Road in Local Facilities Management
Zone 11.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6117
APPROVING Conditional Use Permit CUP 05-06 based on the findings and subject to the
conditions contained therein.
II. INTRODUCTION
The proposed project will satisfy the recreational vehicle storage requirements of both the La
Costa Oaks and the Ridge Villages and the Planned Development Ordinance. Pursuant to the
Planned Development Ordinance, all Planned Developments (PUDs) must provide 20 square feet
of Recreational Vehicle (RV) storage per residential unit.
Typically an RV storage area is provided within the boundaries of each residential PUD.
However, pursuant to the Villages of La Costa Master Plan, RV storage can be provided at an
alternate location offsite from the PUD with the approval of a Conditional Use Permit (CUP).
The Master Plan was approved with the provision that one common RV storage area could be
provided to serve all of the residential neighborhoods versus several smaller storage areas.
III. PROJECT DESCRIPTION AND BACKGROUND
On October 23, 2001, the City Council certified the Final Program EIR, approved the Master
Plan, 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 and established
neighborhood development boundaries. A final map has recorded for the Oaks area, grading and
improvement plans have been approved, and grading improvements are presently ongoing. The
CUP 05-06-VILLAGES oFI. cosTA OAKS NEIGHBORHOOD I RV SITE
June 7, 2006
Pae 2
subject site is located in the Neighborhood 3.2 of the Oaks Village, which is also part of CT 99-
04.
The project is a common RV storage area for use by all of the residents in the La Costa Oaks and
the Ridge Villages. The site is approximately 0.8 acres of a 6.6 acre lot and has over 16,660
square feet of area devoted to RV storage. Access to the site is off of San Elijo Road and
Rancho Santa Fe Road.
The remaining 5.8 acres of the site is vacant with the exception of the temporary access driveway
providing access from San Elijo Road and Rancho Santa Fe. To the north of the site is open
space within the City of San Marcos. South of the site is La Costa Oaks Neighborhood 3.6, a
multi-family housing site which is under construction. To the west is La Costa Oaks
Neighborhood 3.1, a single family development. To the east is a vacant parcel in the City of San
Marcos.
The site has been rough graded pursuant to the mass grading plan approved for The Villages of
La Costa Master Plan. There are no significant natural features on the site. The precise grading
will result in 9,700 cubic yards of cut, 22,700 cubic yards of fill, and 13,000 cubic yards of
import which is necessary to create the driveway and the pad for the RV storage. Runoff from
the site will be treated within grass-lined bio-swales that traverse into a temporary detention
basin in the undeveloped northern portion of the lot, in compliance with the City's National
Pollutant Discharge Elimination System Permit (NPDES).
IV. ANALYSIS
The project is subject to the following policies and regulations:
A. Community Facilities (CF) General Plan Land Use Designation;
B. Villages of La Costa Master Plan (MP 98-0l(B)); and
C. Conditional Uses (Chapter 21.42 of the Carlsbad Municipal Code) and Planned
Development Ordinance (Chapter 21.45 of the Carlsbad Municipal Code).
A. Carlsbad General Plan
The General Plan Land Use designation for the project site is Community Facilities (CF). The
CF designation provides land for childcare facilities, places of worship, and other community
service facilities, such as RV storage. The Master Plan allowed RV storage to be provided
within Neighborhood 3.2 of the Oaks Village. The Villages of La Costa Master Plan was found
to comply with the 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 98-0l(B))
Chapter VIII of the Villages of La Costa Master Plan (Commercial/Community Development
Standards & Design Guidelines) identifies RV storage as a permitted use in Neighborhood 3.2 of
the Oaks with a CUP.
CUP 05-06-VILLAGES OFI COSTA OAKS NEIGHBORHOOD' RV SITE
June 7, 2006
Pae 3
The La Costa Oaks Village development plan states that the RV storage area shall be screened
from public view by a fence, wall or landscaping. Adequate screening of the site is provided
through a combination ofberming, an 8 foot decorative wall, and landscaping.
The proposed project complies with the applicable Villages of La Costa Master Plan (VLCMP)
Design Criteria and Development Standards since it has been designed with a solid decorative
masonry wall for security and screening, perimeter landscaping and berming which includes a
significant number of trees and heavy vegetation, and more than 16,600 square feet of storage
area.
C. Conditional Uses and Planned Development Ordinance
A Conditional Use Permit may be granted according to the Conditional Use Chapter 21.42 of the
Carlsbad Municipal Code if; a) only recreational vehicles as defined by Section 21.04.298 are
stored, are operational, and are currently licensed; b) that the recreational vehicle storage shall
not be utilized as a sales yard or storage for a sales yard; c) maintenance, restoration, and/or
repair of any vehicle shall not be permitted within the storage yard; d) utilization of a stored
vehicle as a living unit shall not be permitted; and e) an accessory building for administration
and security purposes may be permitted by the CUP. The proposed RV storage meets or exceeds
the CUP standards (21.42) as outlined in Table A below:
TABLEA PI -anne dD I eve opment 0 d' r mance C r omp 1ance
Standard Required/ Allowed Proposed Comply?
Parking 2 inches of asphalt on 4 inches of "A.C. pavement to Yes
surface base, or alternative subject to meet city standard"
approval of the City Engineer.
Landscaped IO' -street frontages (PD)
setbacks 5' -interior lot lines (PD)
50' -Rancho Santa Fe (VLCMP) 50' Ranch Santa Fe Yes
Road
20' Street Side setbacks (VLCMP) 30' San Elijo Road Yes
10' minimum side yard setbacks 50' on interior lot Yes
(VLCMP) lines
20' from rear property line 30' rear setback Yes
(VLCMP)
Screening 8' -high wall or fence (PD and 8' high
VLCMP) decorative wall Yes
Visitor 1 space per 10,000 sq. ft. of storage 3 spaces Yes
Parking area (minimum 3 spaces required)
Signage I wall sign with a maximum area of Signage to be Yes
20 sq. ft. reviewed under a
separate permit.
Projects of more than 25 residential units are required to provide RV storage area equal to or
greater than 20 square feet per dwelling unit for lots less than 7,500 square feet that require an
cup os-06-VILLAGES oFI cosTA OAKS NEIGHBORHOOD I RV SITE
June 7, 2006
Pae 4
approval of a Planned Development Permit or Condominium Permit, exclusive of area required
for driveways and approaches.
The Oaks and Ridge Villages were subdivided into 821 single-family lots and of less than 7,500
square feet and condominiums. Therefore, as a project subject to the Planned Development
Ordinance, 13,000 square feet of storage area is required. The project complies with the
ordinance sincel6,420 square feet of storage area is proposed. A recreational vehicle (RV)
storage site is identified in the La Costa Oaks Village Development Plan within the Community
Facilities site within Neighborhood 3.2.
V. ENVIRONMENTAL REVIEW
The proposed project has been reviewed pursuant to the California Environmental Quality Act
(CEQA). Staff has analyzed the project and has concluded that no potentially significant impacts
would result with the implementation of the project that were not previously examined and
evaluated in the certified 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 neighborhood projects reviewed here.
The City Council certified EIR 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 Villages of La
Costa Greens Neighborhood 1.06 project have been completed, incorporated into the project
design, or are required as conditions of approval for the project. The EIR 98-07 "Findings of
Fact and Statement of Overriding Considerations" applies to all subsequent projects covered by
the Villages of La Costa Final Program EIR.
The proposed project would have no effects beyond those analyzed in the program EIR, as they
are a part of the program analyzed earlier. This project is within the scope of Final Program EIR
98-07 and no further CEQA compliance is required. EIR 98-07 is available for review at the
Planning Department.
ATTACHMENTS:
I. Planning Commission Resolution No. 6117 (CUP)
2. Location Map
3. Background Data Sheet
4. Disclosure Statement
5. Reduced Exhibits
6. Exhibits "A" -"W" dated May 17, 2006
•
SITE MAP
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Villages of La Costa Neighborhood 3.2 RV Site
CUP 05-06
'ACKGROUND DATA SHEET
CASE NO: VILLAGES OF LA COSTA OAKS NIEGHBORHOOD 3.2 RV SITE
APPLICANT: Morrow Development
REQUEST AND LOCATION: Request for a determination that the project is within the scope
of the previously certified Villages of La Costa Master Plan Final Program EIR 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 for the construction of a common recreational
vehicle storage area within Neighborhood 3.2 of the Oaks in the Villages of La Costa Master
Plan on property generally located north of San Elijo Road and east of Rancho Santa Fe Road in
Local Facilities Management Zone 11.
LEGAL DESCRIPTION: La Costa Oaks North. being a subdivision of potion of Parcel Map
10179, filed in the Office of the County Recorder of San Diego County June 17, 1980 as filed
No. 80-204502, and Sections 29, 30 and 32 Township 12 south Range 3 west, all in the City of
Carlsbad, County of San Diego, State of California
APN: 223-032-01 Acres: .8 acres of 6.6 acre site Proposed No. of Lots/Units: =-N=/Ac...-::__ ___ _
GENERAL PLAN AND ZONING
Existing Land Use Designation: -=C=o=m=m=un=ity.:...t-:.F:a...:a=c=il=it=ie=s_,_(-=C=F..,_) ____________ _
Proposed Land Use Designation:N =-'"-'/ A'-=----------------------
Density Allowed: =-N"-'/ A'-"--------Density Proposed: =-N=/Ac...-::__ _________ _
Existing Zone: Planned Community (P-C) Proposed Zone: """'N"""'/A~-----------
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site P-C CF Vacant
North City of San Marcos City of San Marcos Open Space (City of San
Marcos)
South P-C Residential Medium (RM) Multifamily
East City of San Marcos City of San Marcos Vacant (City of San
Marcos)
West P-C Residential Low Medium Vacant (Future Single
(RLM) Family)
Revised O 1/06
'OCAL COASTAL PROGRAM e
Coastal Zone: D Yes k8J No Local Coastal Program Segment:N "-""""'I Ac.::__ ______ _
Within Appeal Jurisdiction: D Yes k8J No Coastal Development Permit: 0 Yes k8J No
Local Coastal Program Amendment: 0 Yes k8J No
Existing LCP Land Use Designation: NIA
Existing LCP Zone: NIA
Proposed LCP Land Use Designation: =-N""""IAc.::__ __
Proposed LCP Zone: =-N"--'I Ac.::__ ______ _
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: .,::C=ar=ls=b=a=d ___ _
Equivalent Dwelling Units (Sewer Capacity): =O ________________ _
ENVIRONMENTAL IMPACT ASSESSMENT
D Categorical Exemption, _____________________ _
D Negative Declaration, issued. ____________________ _
lZ] Certified Environmental Impact Report, dated.~O~c::::.!:.to!::cb~e~r-=2:::::.3,_,2::..:0~0~1 ________ _
D Other, ----------------------------
Revised O 1/06
LA COSTA VICINITY MAP
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\vii:~AGES OF LA COSTA MASTER.FL.AN FENCE ~ IIW.L. L.EGEND
t:i-.0" MASONR"I" MLL. (FER VIL.I..A6ES ~ ......................................... ..
L.A COSTA MAS1?!RPLAN,I
5'•6" MASONRY' Y'tAL.l..
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SEE SHEET 1-S FOR Pl.ANTINe 4 FENGING CONGEPT PLAN. SEE SHEET 4-6 FOR FIRE f'R01l:G,TION PLAN
SEE SHEET '1 FOR FIRE PROTECTION LEGEND SEE SHEET I} FOR FENCE AND HALL DETAILS SEE 5HEET CJ-JI FOR. WA'TER. CONSERVATION PLAN
SEE SHEET 12-14 FOR RECLAIMED WATER PLAN
SEE SHEET 15-n FOR MAINTENANCE PLAN
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LANDSCAPE CONCEPT PLAN
LA COSTA OAKS
NEIGHBORHOOD 3.2
VILLAGES OF LA COSTA
City Of Carlsbad, California
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FIRE PROTECTION ZONE A-S
FIRE PROrec.TJON ZONE A-2
REFER TO SHEET I FOR PLANTIN5 l.E6fND
SEE SHEET 1-3 FOR PLANTlN5 & FENC.INe GONGEPT ?LAA
SE:E SHEET 4-6 FOR FIRe PROTI:GTIOH PLAN SEe SHEET 1 FOR FIRE PR.OTt;C.TION LE5END SeE SHEET e, FOR FeNC.E AND li'W-L DETAILS see SHEET C:S-11 FOR HATER CONSERVATION A.AN
SEE SHEET 12-14 FOR REC.LAIMEO l"{A'TE:R PLAN SeE SHEET 15-11 FOR MAINTENANCE PLAN
LANDSCAPE CONCEPT PLAN
LA COSTA OAKS
NEIGHBORHOOD 3.2
VILLAGES OF LA COSTA
City Of Carlsbad, California
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""~!"'"15~~·~~--~o~~~iiiiiiiiiiiiii~~~j J!,lll
E:>GAL?:, r • :zo• -
SEE Sf£ET 1-3 FOR PLANTJN& ,t. FENCING CONCEPT R.AN SEE: SHEET 4-6 FOR FIRE PRO'lcC.TION Pl.AN SEE SHEET 1 FOR FIRE PROTt:GTION LEGEND SEE SHEET fJ FOR FENCE AND KAIL.L DETAILS
SEE SHEET 'I-II FOR WATER CONSERVATION PLAN SEE SHEET 12-14 FOR REGLAIMEO ),,{ATER PLAN SEE SHEET 15-n FOR MAINTENANCE PLAN
LANDSCAPE CONCEPT PLAN
LA COSTA OAKS
NEIGHBORHOOD 3.2
VILLAGES OF LA COSTA
City Of Carlsbad, California
,.
\;:L.L.AISES OF LA COSTA MASTER.PL.AN FENCE ~ Y'IAL.L. L.EISEND
' e-o· MA!SONjq;y i"'v\U. (F'!m Yl~~s OF
L.A GOSTA MA$TeRPL.AN}
5•-e,• MASONRY~
(OGGUl'S ~ $!..OPE ELEVATION"' )'i.A.LL -• • -.... -.. • -
HeliSHT C:.OMBINeel IS 6R?=ATER THAN to•-o•
ct-0" PJLASTe:R (PER. VIL.LA6e:S 01" L.A
COST A MAST?=RPl.AN)
6'-4" F'Jl..ASTI;R (OCCURS • S't>• "'1ASONRY
Y<ALI.J
" I ' (,i.Lf/J)
,, ,,
II
\
I \e
-.. ~ :,,, -··. -\I
,,
I' :'
REFER TO SHt:ET i FOR
FIRE PROTI:CTION ZONE LEcSENO
REFER TO FIRE 5E:C::.TION5 F.2-1
AND F.2-:2 C.IT"T" OF C.ARl..SBAO
LANDSCAPE
MANUAL.
5EE SHEET 1-3 FOR PLANTIN.s .e FENGIN6 CONCEPT PLAN SEE SHEET 4-6 FOR FIRE PRO'TEGTJON PLAN
SEE SHEET 1 FOR FIRE PROTECTION LEGEND SEe 5H£:F:T e, FOR FeNCE ANO NALL DETAILS
SEE SHEET ct-II FOR WATER CONSERVATION PL.AN
5EE SHEET 12-14 FOR ReCLAIMEO WATER PLAN see SHEET 15-n FOR MAINTENANCe PLAN
FIRE PROTECTION PLAN
LA COSTA OAKS
NEIGHBORHOOD 3.2
VILLAGES OF LA COSTA
City Of Carlsbad, California
VILLAGES OF LA COSTA MASTERPLAN FENCE 4 Y'tALL bEGEND
EH)" MASONRY ~ (PeR VILL..4.6f:S OF
LA COSTA MAS~LAN)
s·-e· MASONRY YiAU.
(OCCURS ~~ SL.OP!!! ELeYATION-,. YiAU. --------Hel6HT GOMS!NeD IS 1$~Telit. 11-!AN
10'-0"
"l•O" PIJ..ASTeR ~ VJ~ES, OP" LA
COSTA MA5T!:RPLAN)
6'-4" PILASTER. (OCCIJR.S e S'e" MASoNRY
l'<ALW FIRE PROTECTION ZONE A-5
FIRE PROTECTION ZONE A-2
FIRE PROTECTION ZONf= A-I
\ ' [> ' ~ \ ~jµ~cp2ii.:~~~~?2-;,. · I 1?1>1> \>c,,i ~ Ii; I> g, I> o,
I> I> I> I> D ,
' />~/} J>~g~-;~2·
I
REFER. TO SHEET 1' FOR.
FIRE PROTECTION ZONE
LEGEND
,~·
I
SEE: SHEET 1-:5 FOR PLANTING f: rENCIN5 GONGE;PT PLAN 5eE SHEET 4-6 FOR FIRE PR0l1:<:;TION PLAN SEE: SHEET '1 FOR FIRE PROTECTION LEGEND
SEE: SHEET e, FOR F't:NGE ANO WALL 01:TAILS
SEE SHEET C:f-lJ FOR HATER GONSERVA110N PLAN SEE: SHEET 12-14 FOR RECLAlMEO WATER PLAN
SEE SHEET 15-M FOR MAINTl::NANCE: PLAN
FIRE PROTECTION PLAN
LA COSTA OAKS
NEIGHBORHOOD 3.2
VILLAGES OF LA COSTA
City Of Carlsbad, California
'
m
~i
O; U,
~! i
~I ~: !
REFER TO SHEET "1 FOR
FIRE PROTECTION ZONE
LE<SEND
SEE SHEET 1-3 FOR PLANTING 4 FENGINe GONCE=PT PL.AN SEE SHEET 4-6 FOR FIRE PR.OreCTIOH FLAN See 5HEET 1 FOR FIRE PROTECTION LEGEND
5Ee 5HEET CJ FOR FENG!: AND HALL D1;TAIL5 5EE SHEET q.JI FOR i'i'\TeR CONSERVATION PLAN
See SHEET 12-14 FOR. RECLAIMED WATER PLAN
SEE 5HEET 15-11 FOR MAINTENANc.E PLAN
City Of Carlsbad, California
fDLANTIN6 ~!!:NI:)
~ANIGAL. ~GAT?:c508Y£12ESG = . s-500 AAEIITUSWa>a('ST>JOAAD) @ Kl,TI,osra,(~N)IC,Alm<lt~
21 .J>C,NlAADAMl>I05IR1IA 1'18 GU:ABNOP>&.~
'I @PmF.,TORRf"(,W.
·O aaa5~ "o~MOLL!!
5"10lJes GT'!". S'T"M ,, @) -=· .,. ® CISTUSXRM!<SS
"" 0 """"°"'IV.0£W>< o~-
"' 81e'TERGMa£SAREUl'IFGU.A,
,.. Et! ""'""'6RJFOUA
"' €11 """5""'"1<!N ... ® """'"""''MGNleuE'
~~ .. * }oAYE Anat.VITA 'llCNA'
~ @ 16AVfallalS(ll.A
~ o--°' EB GfUfflAAGUS ll(liGACefl~
~ a~ s-
~<MEX~ V
~f'ElfE11.M~N:m1'0.fl<aM'
' ,,, 0--VINr!S .. fll'l,6,/Vlf'~'!RlaJSPIDATA
'""°""" IOOVIO<S Gm". SYM.
-~=-
-~I.Nff,',AA~
AATcM151A CAUFOR:NICA
Gl:AN01}VS TOMENT05US
cot..LINSIA H:m:ROPl-h'LLA
EL~~i\15
ENC.a.IA GAl..1FOR:NtGA
ERIOOO~ FASGIGULATIJM'
ESCHSGHOLZIA CALlFORN!CA
LASTHeNJA GI-R'l"SOSTOMA LAYIA PLAT'f6LOSS.A,
LOroS SGOPARlllS
LU?l!VS SUCGl4.ENTU5
Ml~FUNIGE,l,US
SALVIA A?IAHA
SA1..V1AMEUM;RA SIS'l'Rl~IUH ea.u.M
5TlPAf'\JW::.HRA
""""'""""""' FcRTll.lZER(l6-l&-16)
AZ.-T/4G61NDER
F!;RR0)5 at.FATE: OR IRCtl GtSJ\TE
GO~~~ --.J><NWOA
m..111.fS50LIVE
"'"""""
G0>6TLM.O,l,K
Gl<IFGRHIA""""
~t,'O,Nl'MI~ --~BREA'TMOFt£A'IBi
DA'l'Ul..'r-~
"""'
""""""""""' """"""'"""""' """'"""'°"""""
fl..UI! f'OX T/.11.. 16AV!
""""1Jol6A'lf.
"""'""" """"""°"""'""""' --
FaHTAlll"""5
""""""'
""""""'
"""" _....,. -
CAL.IPORNIA 5MEflRV5H
HOOLY GeANOTK/5 """"'"'"""""" 61ANT WlLD RYE CALIFORNIA ENCS..IA
CAL.IFORNtA ec..ic.KHHeAT
CAL.!FORNIA POf'PY
60!.1'FlaD5 TlCTl"TIPS
~ AAPCrrO Ll.PlNE!
REP MOf«ET" FLOHER
l+ltTE 5A6e =-6UIE -EYE!, 6AASS
FUQF'l..E:~oSRASS
'2)SODWll'G.
400DU3/>G, 150DLBJN..
2li6>J.SJN,,
5111:
24'50;(
24'00;(
24'60;(
'6'80;(
24'60X
,<'eax
SJ%!!!
56'1..IOOS
56'1..IOOS
56,l,L...IOO'l
IS>L,loa\
5tW.,IOO'l
56'1..,IOO'l
5~1oa\
5t»L..lc:ii:7\
SJZ!!!
....... .,..
156"1..,loo.\ ·--156AL.100
SJZ,,
IIS>L,lo:a
'G.'L.""'
16,'L,IO(Zg
SJ%!!!
56,1,L...lc::,O,I
SJ%!!!
:r5/4'LDER
'G.'L."""'
R.ATSl&O.G
--2 2 • 2 • 2
2 I • 2 2
2 .
I •
AREA cA!.CULATED
A. TOTAL srre USS, FOR LAND5CAPING (ll::Z,56:2 5.FJ
6. PERCENT OF ~ AREA FER ZONE,
trn,M::ON!! SQ, =-I. ZONEI
:2, ZONE::!
3, ZONE 3
4 ZONE4
0
21.:,47 SG. ST
CSl,:215 $GI. ST.
0
NoTE:, ALL PLAN9 5HALL GOMPL. Y HITH THe LANDSc.APe
MAM.SAL SLOPE RE'VEGETATlONIEROSIOM CONTROL REGUIREMENm
°'"" DAYLIL'T"-~IGPL,I~
~ SEDGE I GAL.~ 100%
FOJHTAIN GRA55 I GAL., IOOlti
"'"" GALIFOR1il.A MOL.NTA!N UlAG 5 e.AJ.., I~
ROQ:: Rose 5 6,1,L,, 100% PINK BREATH OF Hf:AVEM 5 GM., JOO% TO'l'ON 55AL.,IOOlti
LfHONADE E3ERRT' 5 6.AL, JOO%
FLOl'£RINeORRAN1' 56Al...,100% BUE fOX TA1L MAYE 5 &.1.....100%
TORCH ALOE 5 GAL.., J~
N'.,AG!A 2-5/4' LINER SPREADl!tS Sk&:T I GAL, IOC1.li Cl8:R GRASS I GAL., 100% M't"OPORLM F!J\TS If>' OG. ...,, ........
2
2 2 9 2 4
2
2 I 4
2 2
2 9 I 3
LANDSCAPE IRRl<SATION JalATER ANALYSIS
PRO.JEG.T, LC1 ~ta &eeM 1.6
C0"!5tiod,CA
Lcind5(.Qpo Gonecp~
ProJec.t ETo, 4.6
Total Aere~, :2.5t)
EST1MAlcD "'1'F'LlEO HAiER. US!;O,
(6,t,J,.L.Olo,15f'ER.~
f!l'V•fETo}x(PIOl'lt Foc.torJ,g'l:te:ozatc sg Ft)x(.62'
lrrlgelt!onEfflc.lonqi Hl"DROZONE • I,
4.6 )( I..& X O X 0.6:2s 0 6c:l1.l'r',. ObZ
4.6 X X 21~ X 062 • 126'63,4 6c:IJ./'r'r
Ob2' Hl'DROZONe • S,
4.6 x 11 x •tr,:215 x 0.62 s -45,,t,56 6c:ll.lT',-
~ZONE•-4,
4.6 )( "
ObZ
x 062. O
Ob:25 6c:ll./'t'r
FIRE PROTECTION ZONE LEcSEND
CONDITION 'A' -MANUFACTURED SLOPES
~
• IRRIGATED
FIRE RETARDANT PLANTING
• No TREE5 OR 5HRU65
~
IRRl(:1ATED
LOi"I FUEL PLANTING
• NA'TVRAL.IZING
• NO'TREE5
~
IRRIGATED
• LOW. FUEL PLANTING
ot AATURALIZING
• TREES MIN. :20' APART
CONDITION '6' -NATIVE SLOPES
• IRRl5ATED
• FIRE RETAF<.OANT PLANTING • No TRf:ES OR 5HRU6S
• REMOVAL OF HlcSH FUEL SPEGI.Ef
• T&IPOAAR"r' IRRIGATION
• LOW AJEL SPeGIES
60% sa.EGTIVE PRUNING
• REMoV AL OF HlcSH RIEL SPeGIE!:
• NO IRRIGATION
40SIS SELECTIVE PRUNING
REMOVAL OF HISH RJEL. SPECIE!:
FIRE SUPPRESSION MAINTENANCE PROGRAM
TI-IE FOLLOi"ilNG MEASIJRES SHALL BE FOLLoJ..'eD IN MAI-FIRE ~TEGTION LANDSCAPE: ZONES,
I. IRRIGATION SYSTEMS IN DESIGNATED IRRISATED ZONES , ... SE
FROPERL Y ANO CONSISTENTLY MONITORED TO MAINTAIN HEAL THY,
VIABLE PLANT MATERIAL.
2, F!.5SULAR Pl<UNING SHALL BE REGl:UIRED FOR TREES AND LARGE
SHRl.165 IN ZONES THO ANO THREE TO F'ROVIDE C.LE:ARANGC EGUAL
TO THREE: TIMES THE: HEIGHT OF THE 5lJRROUNDJN5 UNDER STORY' PLANT MATERIAL OR b', HHJC.HeVER IS HISHeR. DEAD AND '
EXGESSlva. "( TWl55Y CSROHTH SHALL /a,,L..50 BE REMoVED
B. RECSULAR REMOVAL OF 'HIGH FUeL SPECIES' IN ALL ZONES OF
NATIVE 51..0PES SHALL Be REGtl.JIRED, AS WELL AS, 'MODERATE:
HAZARD SPECIES' IN ZONE ONE NATIVE SLOPE AREAS.
4. RECSULAR REMOVAL OF UP TO 60sts Of THE VOLUME OF 11iE
'MODEAAic: RJEL SPEC.IE5' JS REGUJReD IN ZONE Tr-10 NATIVE SLOPE
AREAS. REGULAR REMOVAL OF UP TO 40% OF THE VOLUME OF THE
'MODf:RATE FUEL 5P-cGIES' 15 REG.VJRee> IN ZONE THREE OF NATIVE SLOPE ARi=AS,
5. DEBRIS ANO TRIMMINGS F'RODUGED BY THINN.INiS SHALL ee
REMOva:> FROM THE: SITE OF<!. SHALL BE GONVERTEO TO Ml.lLCH AND EVENLY DISPERSe:D OVER THE AREA TO A MAXIMUM t,EPTH OF 4".
• 'HJCSH FUEL SPECIES' AND 'MOD.!:R.AiTE: RIEL SPECIES' AS LISTED IN
THE CITY OF C.ARL.S6AD LANOSCAPE MANUAL..
SEE SHEET I-~ FOR PLANTINCSo 4 FENCING GONcEPT PLAN
5Ee SHEET 4-6 FOR FIRE PROT'ECTION PLAN See SHEET 1 FOR FIRE PROTEGTION l.EeEND SEE: SHEET C, FOR FENCE AND WAL!.. DETAILS
SEE SHEET CS-II FOR WATER GONSP-RVATloN PLAN
SEE SHEET 12-14 FOR RECLAIMED HATER PLAN SEE SHEET 15-li FOR MAlNlcNANGE PLAN
PREPARED BY: •~~~ 05b•W•&l"l'T rMM&,5Sb,<UM
FIRE PROTECTION LEGEND
LA COSTA OAKS
NEIGHBORHOOD 3.2
VILLAGES OF LA COSTA
City Of Carlsbad, California
A
D
Q] Ffi<!=CA&T Ffi<!=Cl&ION
BL.OCI< CAP EMPIRE
Ffi<!=CA&T, MODEL. NO. e,:;e,
CAP. 'IO'l-60'1-15'10.
COL.OR TO MATCH RCF
FADfi<!=
r:;) e,xex1e, RCF &FL.IT FACE S t..:J SIDE&.
@] FINISHED GRADE.
W COMPACTED SUBGRADE t.=.J FER CIVIL. OR SOIL.&
fi<!=FORT.
@) CONCRTETE FOOTING
@) NO.S fi<!:6AR 16"o e. S"
CL.EAR THROUGHOUT
,-,) NOA fi<!:6AR AT :24"o.e. I'll 1..:J :24" L.AF
@) NO.S TIES AT 16"o.e.
NOTE,
AL.L. e,xex1e, BL.OCl<5 TO
BE RCF BL.OCI<, COL.OR
MISSION
Cf'-0" THEME ACCENT PILASTER
Q] Ffi<!=CA&T PRECISION 61..0CI<
CAP EMFlfi<!= Ffi1.!=CA5T,
MODEi. NO. e,:;e, CAP.
<10'1-60'1-15'10. COL.OR TO
MATCH RCF FADFI.E
@J exex1e, RCF &FL.IT FACE S
SIDES.
@] FINISHED GRADE.
BJ COMPACTED SUBGRADE FER
CIVIL OR &OIL.5 "1.EFORT.
@] CONCRTETE FOOTING
@) NO.S "1.EBAR 16"o.e. S" CL.EAR
THROUGHOUT
,-,) NOA "1.EEIAR AT :24"o.e. l'I/ 1..:J .24" L.AF
I!] NO.S TIES AT IE!,"o.e.
NOTE,
AL.I.. exax1e, BL.OCI<& TO
BE RCF BI.OCI<, COi.OR
Ml&&ION.
6'-4" THEME ACCENT PILASTER
.,.. B
HOA !-FRIYAT5
1' ·-1,.:_'
d!~~~~t@ ~II J :
5'-0"m!n. to
da~llght @ c.vt
j
-'·',,,.,_., , -11-·'-·. Q] ex4xle. CHAMFEfi<!=D
Ffi<!=CISION 6LOCI< CAP
@J FIL.ASTER &EE DETAIL. 'A'
@] e.xexle. &FL.IT FACE BL.OCI<
el NOA fi<!:6AR HORIZONTAL.
CONT. TOP AND BOTTOM
@) FINISHED GF1.ADE
NOTE,
@) COMPACTED
SUB-GRADE FER
ENGINEER/501L5
REPORT
IIl CONCfi<!=TE FOOTIN.S
r,;:-) NO.S REEAFI. 16"o.e. l.:::J S" CL.EAR
THROUGHOUT
AL.L e.xex1e, BL.OCl<S TO BE RCF BI.OCI<, COi.OR Ml5510N. Al.I. e,x4x1e, BI.OCI< CAPS TO BE RCF BLOC!<, COL.OR FAt
AL.I.. BI.OCl<S MEETING FIi.ASTER AND PILASTER TO BE &F.
8'-0" THEME PRIVACY/SCREEN BLOCK Y'lALL
REINFORCED MASONRY
1, Concrete block units sho.ll be Med1ul'I weight o.nd c:ol'lply wtth ASTM C90. gro.de N. Provide cleep-c:ut bone! beo.M units,
2, Retaining walls o.nd wo.lls below gro.de sho.ll be grouted solid. 3. All cells c:onto.lnlng relnf'ordng sho.lL be grouted solid,
4. lMMecllo.tely o.fter gro1.,1tlng, consolidate grout using Mec:ha.nlc:o.l vlbro.tlng equlpl'len-t. Roding will not be acc:epted,
5. Morta.r sho.U consist of one po.rt Portlo.nd c:eMent, 3 1/2 to 4 part so.nd based on dry loose voluMe, o.nd not less tho.n 114 po.rt nor riore tho.n 1/2 po.rt l!Me, 6 Grcut sho.tl be 2,000 PSI Mlnll'luM, propportloned 1 cerient, 3 so.ncl, 2 pea. gravel 7. Reinforcing sho.ll coriply with ASTM A615, gro.cle 40. Lo.p 40 cllo.r1eters,
8 All stucco wo.lls s:ho.11 be wo.ter sea.led with thirty (30) do.ys cf' stucco color cco.t. All stucco sho.ll no. tch o.rchltecture in color o.ncl finish, except o.s noted,
C
@) COMPACTED
SUB-GRADE FER
ENGINEER/SOIL.&
'"'l-"T'"'-'1"'--r-'1<12 FIi.ASTER see DETAIL. 'D' REPORT
IIl CONCRETE FOOTING
I!) NO.S "1.EBAR 16"o.e.
S" Cl.EAR THROUGHOUT
5'-8" THEME PRIVACY /SCREEN BLOCK Y'lALL
SEE SHEET 1-3 FOR PLANTINC:7 l-FENCIN5 CONCEPT PLAN
SEE SHEET 4-6 FOR FIRE PROTEGTION PLAN
SEE SHEET 1 FOR FIRE PRC>Tf:G.TJON LEGEND SEE SHEET fJ FOR FENCE AND WALL DeTAILS
SEE SHEET q-11 FOR il'lATER CONSER.VA110N PLAN
SEE SHEET 12-14 FOR RECLAIMED ).'iA.TER PLAN SEE SHEET 15-n FOR MAINTENANGE: PLAN
FENCE AND WALL DETAILS
LA COSTA OAKS
NEIGHBORHOOD 3.2
VILLAGES OF LA COSTA
City Of Carlsbad, California
---... ---·-.---· .. -... ---
81%
0%
:jf_-Y,,-' 1Y "'::" ~9i
" '.\ ,,
I' ,,
" ;;
"
1.~,--·--+*-----~ 1;--
! ·:
\
I \ ~·---~--.,,---,-~,!.-
i; II II
" " ;:
,: " it
-.::::.._
• \
LANDSCAPE IRRIGATION i"lATER ANALY515
PRO~T, La ~t.:i &ccn5 l.b
Garl:stiod,CA Lond&Gopc Cone.op~
Pr-oJut ETo, 4.6
Total Aa-e!>, 1'tl
ESTIMATS) APPL.lee:> HATER USEO, (5AIJ.ONS PER Yl:AR)
H'fl:)ROZON!::• I,
46 X It, XO X 0.62• 0
062' H'T'DROZON!:•2,
4.6 X )t' :21!547 X 0.62s 126'634 5.:11./'l"I"
0.62' HY'OROZOI-IE • 9,
46 X II X <11:.215 X 0.62a 45"1,656 Gal.l'fr-
0.625
HY'ORO?Ore • '4,
46 X O X O X 062 • 0 5ol./'l't"
0.625
V'!ATER PERC.ENT AGES
AREA C.ALCULATED PERC.ENTA<SE (TOTAL LANDSCAPE AREA 112,562 SQ, FT.)
D PERCENT OF LANDSCAPE 0%
AREA FOR HYDROZONE I
(0 5G. FTJ,
[8Ia PERCENT OF LANDSCAPE 1q%
' AREA FOR HYDROZONE 2
/21,541 5G. FT J,
~ PERCENT OF LANDSCAPE 51%
AREA FOR HYDROZONE 5
/ql,215 5G. FT J,
HHHH~ PERCENT OF LANDSCAPE 0%
AREA FOR HYDROZONE 4
(0 5G. FTJ,
5EE SHEET 1-3 FOR PLANTING t FENGINS CONCEPT PLAN
SEE SHEET 4-6 FOR FIRE PROree,TION. PLAN
5EE SHEET 1 FOR FIRE PROTEGTION LEISEND SEE SHEeT e, FOR FeNGE AND ~ DETAILS see SHEET 'i-11 FOR WA.lER CONSERVATION PLAN 5EE SHEET 1:H4 FOR RECLAIMEO HATER PLAN 5EE SHEET 15-M FOR MAINTENANCE PLAN
_.,..,. ..
•
PREPARED BY:
~~~ t,5t,,!,Ul,b'l'Jl
WATER CONSERVATION PLAN
LA COSTA OAKS
NEIGHBORHOOD 3.2
~ l"MU&•~•'l'U VILLAGES OF LA COSTA
City Of Carlsbad, California
V'lA TER PERCENT AGES
AREA C.ALC.ULA TED PERC.ENTA6E (TOTAL LAND5C.APE AREA 112,562 5Q, FT.)
D PERCENT OF LANDSC.APE 0%
AREA FOR HYDROZONE I
(0 SQ. FT),
f:;:;~::1 PERCENT OF LANDSCAPE 1q%
AREA FOR HYDROZONE 2
(21;341 sot FT J,
§ PERC.ENT OF LANDSC.APE 1>1%
AREA FOR HYDROZONE :l
/q1,21s sot FT J,
Elli PERCENT OF LANDSCAPE 0%
AREA FOR HYDROZONE 4
(0 SQ, FTJ,
LANDSC.APE IRRIGATION WATER ANALYSIS
PRO.JEC.T, La Gc$to ISl"O~ l.b Ga~'ood,CA L.ameapo G,c:,neept
Pro jc,c.t ETo, 4.6
Total kr"OS1 ::z.5e,
E:5TIMAreD APA..1ED i,,v,,.TER useD,
(GAU..ONS PER "(&RJ
ENJ•~c,),c(plant FoGl:o.-)!'fr:ljdrou,,io Sg Ft)x{.6:2) rrrrgat.1onl:l'f~JonG.:1 HYPROZON:: • 1, .. . 1.6 XO X 0.6::Z • ISol/'l'r 0.6::25 HY'PROZONE • 2,
46 X 13 X .21!54"'1 X Ob:2 • 1:26'6,... &:11./'r'r o.t,:,,;
HT'PROZONE. • ~.
4.6 M 11 x 'l'1_215 X 0.6::Z • 45"1,b56 5o1./'(r
0.6:25
HY't)ROZONE•4,
4.tixoxo xOh:2.o oScil.l'l"r
06:,S
E:5TIMATEO APPLIED HATER USS, I 5&4,:490 !Sal./'fr I
~ c::::J E:::::'I r.::i:l
~i I @!
a
~
m. I
~i ul
a!
~! I m I t /
Bi
a
8i I
I
:'
B!
I : I
: ~: I
~::t / I~ I
Bl /,,O-,o~, I ,
I I
~! I I I I ' I ~i I I I I I il; I I I I I gi I I I I
~!
I I I I I I ' ' I ~ !:] FHJ E'l ~ t::1 _, I ' I
EJ::;;1 [;;;:I
/
/
/
.'
/
/
/
/
/
SEE 5HeET 1-;5 FOR PLANTINe ' FENCING GONGEPT PLAN SEE SHEET 4-h FOR FIRE; PROTECTION. PLAN
SEE: SHEET 1 FOR FIRE PROTECTION LEGEND
SEE SHEET 8 FOR PENCE AND WALl. DcTAlLS 5EE SHEET q-11 FOR 1-'tATER CONSERVATION PLAN
SEE SHEET 12-14 FOR RECI..AIMED HATER PLAN
5EE SHEET 1~H1 FOR MAIHTcNANGE: PLAN
WATER CONSERVATION PLAN
LA COSTA OAKS
NEIGHBORHOOD 3.2
VILLAGES OF LA COSTA
City Of Carlsbad, California
LAND5C.APE IRRl<SATION i'>IATER ANALY515
F'RO..£G.T, La c.=ta &oarui 1.6
G«l&bad, CA
Lon~~pt
ProJo5G.t ETo, 4.6
Totol A,:.rr;~, 230
ESTIMATED H'f'L.IEO ~11;1':t. use:,
(6~N5 PER YEAR)
ei,,u~(ETo)x{Ph:in~ fczc;to,-Jxfr'Jdr~o =:9 R.)x{.6:2)
Irrigation EfrJGlorlq! H"r'DROZONl=.•I• 4.6 x I..& )( 0 x Ob2,,
0.6"5 H"r'DROZONe IO :2,
46 x l.?I x :21341 x o.h:z. 126'6~ CSdl.l'fr
0.6"5
)( •U,:215 x 0.62a -01,b56 6ol./"(r"
06:25
1-f'(t)ROZONE • 4, 46 ,c O x O x 0.62,. 0 cSol/T'I'
0.6:25
ESTIMATI:O APPLIED HATER use, \ 5e>44"!0 5ol./'fr \
LANDSCAPE IRRIGATION LEGEND
SYMBOL TYPE
rrDillI[]]J] POT A6LE i'>IA TER
~ REC.YC.LED i'>IATER
~ c:::::; ;;:::n ~ Cl i:::::l C m:1 .:;;::i r::::::::l .:3m f2'.'.:l t:::l EzE1 c;:;;m ~
.. -~=:-',/,~jp _ ..... :. .<-_,,.
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~Di I
• ·. ---·,y-;·:
-------T::..-·-·.;:!
,,_
i
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l.
SEE; SHEET J-;5 FOR PLANTING 4 FENCING CONCEPT PLAN SEE 5HEET 4-6 FOR FIRE PROTEGTIOH PLAN
SEE SHEET 1 FOR FIR!= PROTEGTION LEGEND
SEE SHEET e, FOR FENCE ANo i"VILL DETAILS
SEE SHEET c:J-11 FOR WATER GONS!:R.VATION PLAN SEE 5HEET 1:2-14 FOR RECLAIMED Y'I.ATER PLAN
SEE 5HEET 15-M FOR MAINTENANCE PLAN
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II II ,, •:
II II ,,
II " II --,..IT· .,
I' " II .I
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....... ., • ---J.
CONCEPTUAL RECLAIMED WATER PLAN
LA COSTA OAKS
NEIGHBORHOOD 3.2
SHEET
12
OF
VILLA_~~-~ QF LA COSTA 17
LANDSCAPE IRRIGATION Y'IATER ANALYSIS
PRO..EG,T, la Co:51:a &CIOl'I:$ 1.6
COl"l&bod, GA Land&eop" Goneep~
Pl"oJ«.t. eTo, 46
To!:a1 Auc:s, :z.5e,
E:STIM.A,.iEP APf'LtW HATER USED,
(6ALLONS FER YEAR)
H"s'DROZOKE • I, 4b X
HY'OROZot-lE•::z,
IC O ,c 0.6::Z.
Ob:23
4.6 >< t.?5 >< 2124, x 0.6::Z • 126'6!'-+ GCll./'fl' o.o:as HYDROZONE•~,
4h x t I >< <!l!ll!S x Oh:Z • 451,e,56 &:IL/'(r
Ob:>S
HYOROZONE • 4,
4.6 >< 0 ICO ><0.6::Z. O 6':11/'r'r
0.625
ESTIMATED APPLIED HATER use:, I St>4640 6alffe j
LANDSCAPE IRRl<SATION LEGEND
SYMBOL TYPE
[[[III]]]] POT AELE l'IA TER
~ RECYCLED YIATER
SEE SHEET 1-:3 FOR PLANTING ! FENCIN5 CONCEPT PLAN
5Ee SHEET 4-6 FOR. FIRE PR.Oll:GTION PLAN
5eE SHEET 1 FOR FIRE F'ROTEC,TION LE5eND SEE SHEET e, FOR. FENCE ANO WAL.L DETAILS
51:E SHEET c:t-11 FOR. YiATER e,ONSeRVATIClN PLAN
5EE SHEET 12-14 FOR Rf:C.LAIMeO WATI:R PLAN 5Ee SHEET 15-n FOR MAINTENANCE PLAN
CONCEPTUAL RECLAIMED WATER PLAN
LA COSTA OAKS
NEIGHBORHOOD 3.2
VILLAGES OF LA COSTA
City Of Carlsbad, California
LANDSCAPE IRRIGATION KATER ANALYSIS
PRO.J!=C.T, La Go5ta &o~ 1.6
C:..:,,-~bod, CA
L.ond5eop0 Goneo,pt
ProJcsc.t ETo 4.6
Total k.r'cs5, 2.S~
ESTIMATED APPLIED HATE:R U5ED, (15>,U.ONS PER. YENO
8'() .. (ETo}x(Pla,t Faetor}><Q:+.e:o:oru, 5g Ft)x{,t,2)
1r.-r90ttan EffJelo~y
X 0.62,. 0
O.b:l!S
1-f'r'DROZON!: 112,
"4-.6 ,c l!I x 21M x 0.62. 126'6~ &1/"l"I"
0.625
H'r"DROZONE: • 3,
4.6 )( 11 x <'11,215 x 0.6:2 • 45'T~ &Sol/"(r
0.6:l!S
HYc:>ROZON!: • 4,
4.6 x O x O X 0.62. O 6ol/"l"I"
0.6:,S
ESTIMATEP APPLIED J,,V,,TER use, j 5e4,4C'JO oSr:11.l'fr I
LANDSCAPE IRRl<SATION LE<SEND
SYMBOL TYPE
llI[[[]I[]] POT ABLE KATER
~ RECYCLED KATER
>.
See 5HEET H3 FOR PLANTINe t !=ENC.INS CONCEPT PLAN
SEE SHEET +6 FOR FIRE PRO'TECTION PLAN SEE 5HEeT 1 FOR FIRE PROT'EG,TION LE6END
See SHEET e, FOR FE:NCE AND J.'Yl,J.J_ DETAILS see SHEET <=!•II FOR HATER CONSERVATION PLAN SEE SHEET 1.2-14 FOR RECLAIMEI? HATI:R PLAN
See SHEET 15-li FOR MAINTENANCE: PLAN
CONCEPTUAL RE<::LAIMED WATER PLAN
LA COSTA OAKS
NEIGHBORHOOD 3.2
VILLAGES OF LA COSTA
City Of Carlsbad, California
t::
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·-·\'1 ),.
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-. -_ . .,) .. "
MAINTENANCE PLA
LAGO N NEIG STA OAKS
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tt '
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I
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VILLAGESB~HOOD 3.2
___ _J _ City Of Carlsb~ ~1.1 GOSTA ' 1 orrna
LANDSCAPE HAINTENANCE LEGEND
SYMBOL RESPONSIBJL TY
~ PRIVATELY MAINTAINED
~ HOA MAINTAINED
51:;e 5HEeT 1-;5 FOR PLANTING, t FeNGlNe CONCEPT PLAN
SEE SHEET 4-6 FOR FIRE PROTECTION. PLAN
SEE SHEET 1 FOR FIRE PROTECTION LESEND see SHEET e, FOR FENCE AND WALL DETAILS see SHEET q-JI FOR WATER CONSERVATION Ft.AN see SHEET 12-14 FOR REGL.AIMED HATER PLAN
SEE SHEET 15-n FOR MAINTI:NANCE PLAN
_,,,. .. --
PREPARED BY: •~~~ &56,~,&m f.>.'(650,S5b.~
MAINTENANCE PLAN
LA COSTA OAKS
NEIGHBORHOOD 3.2
VILLAGES OF LA COSTA
City Of Carlsbad, California
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