HomeMy WebLinkAbout2015-06-17; Planning Commission; ; PUD 14-05|CDP 14-18|MS 14-08 - OCEAN BREEZE
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: February 19, 2015
P.C. AGENDA OF: June 17, 2015 Project Planner: Shannon Werneke
Project Engineer: Steve Bobbett
SUBJECT: PUD 14-05/CDP 14-18/MS 14-08 – OCEAN BREEZE – Request for approval of a Planned
Development Permit, Coastal Development Permit and Minor Subdivision to allow for
the demolition of an existing single-family home and the construction of three (3)
detached, two-story, single-family, air space condominium units (ranging from 5,234 to
5,522 square feet) and an accessory recreation building on property located at 608
Chinquapin Avenue, within the Mello II Segment of the Local Coastal Program and Local
Facilities Management Zone 1. The project qualifies as a CEQA Guidelines Section 15332
(In-Fill Development Projects) Class 32 Categorical Exemption. This project is not
located within the appealable area of the California Coastal Commission.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7108 APPROVING Planned
Development Permit (PUD 14-05), Coastal Development Permit (CDP 14-18), and Minor Subdivision (MS
14-08) based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The 0.93-acre infill site is located on the north side of Chinquapin Avenue, west of the intersection of
Linmar Lane and Chinquapin Avenue (see Attachment No. 2), and approximately ¼ mile east of the
railroad. The site is currently developed with a vacant single-story, single-family home. Topographically,
the site gently slopes from north to south from a high point at 49.5 feet above mean sea level (AMSL) at
the northeast corner of the site to 44.3 feet AMSL at the southerly property line adjacent to Chinquapin
Avenue. A number of masonry walls, which are proposed to remain, currently border the perimeter of
the property. Two walls with a combined height of nine (9) feet (i.e., three and six-foot-tall walls) are
located along the northern property line, while a six (6) foot tall wall is located along the eastern and
western property lines.
The proposed project includes a request to subdivide the 0.93-acre site into three (3) airspace
condominium units with one common area lot. Development of the site includes the demolition of the
single-family home and the construction of three (3) detached, two-story, single-family air space
condominium units ranging in size from 5,234 to 5,522 square feet (SF), as well as a 1,547 SF recreation
clubhouse and a 144 SF gazebo. Access to the site is proposed to be provided by a 24-foot-wide
driveway, which will be enhanced with stamped concrete. As the depth of the driveway exceeds 150
feet (i.e., 338 feet deep), a turn-around area is provided to meet Fire Department requirements. In
addition, a vehicle access gate is proposed to be located 20 feet back from the front property line.
While the proposed units are being reviewed and analyzed as single-family air space condominium units,
the applicant has indicated the intention of ultimately operating three (3) residential care facilities for
the elderly (i.e., persons over the age of 60), each of which will serve six or fewer persons. This intent
has been communicated to the surrounding residential community, and was disclosed as part of the
Early Public Notice process.
2
PUD 14-05/CDP 14-18/MS 14-08 – OCEAN BREEZE
June 17, 2015
Page 2
Pursuant to Section 21.10.020 of the Carlsbad Municipal Code (CMC), residential care facilities for six or
fewer persons are permitted by right in the One-Family Residential (R-1) zone; there is no limit or lineal
separation requirements between residential care facilities for six or fewer persons in the Zoning Code.
Pursuant to CMC Section 21.04.300, a residential care facility is defined as follows:
“Residential care facility” means a state authorized, certified or licensed family care
home, foster home or group home serving mentally disordered or otherwise
handicapped persons, or dependent or neglected children where care is provided on a
twenty-four-hour-a-day basis.
It is important to note that this allowance in the Zoning Code mirrors the state regulations, which
require the city to permit the residential care facilities for six or few persons by right. Further, the state
regulations indicate that there are no separation requirements which could preclude an
overconcentration of the residential care facilities for six or fewer persons (California Health and Safety
Code, §1520.5). Therefore, it is legal to propose three residential care facilities adjacent to one another,
on a single lot in the R-1 zone and pursuant to the Planned Development Ordinance. Each of these units
will be required to be licensed and monitored by the state.
Consequently, staff’s analysis of the proposed project is strictly limited to the project’s compliance with
Title 20 (Subdivision Ordinance) and Title 21 (Zoning Ordinance). Therefore, staff is required to review
this project as a single-family condominium product to ensure that the project complies with standards
such as setbacks, building height, parking, building coverage, etc. In addition, the project is also
reviewed for compliance with the design and neighborhood compatibility guidelines included within City
Council Policy No. 44 and No. 66.
The three airspace condominium units are plotted in a detached, single-family configuration, with the
front elevations facing towards the east (i.e., facing the drive aisle). Each unit is two stories tall and
includes an attached two-car garage. The same floor plan is proposed for each of the units and includes
a total of six (6) bedrooms and bathrooms on the first floor and two bedrooms and one shared
bathroom on the second floor. The bedrooms on the first floor will be occupied by the residents of the
residential care facility, while the two bedrooms on the second floor will be occupied by staff members
who will be operating the facility. In addition to the attached two-car garage, three additional parking
spaces including one van accessible parking space, are provided on-site.
Proposed Condo 1, which is located closest to Chinquapin Avenue (setback 28 feet from the front
property line), is proposed to be 5,522 SF and is designed in the Craftsman style. It contains several of
the typical Craftsman elements, including horizontal siding, projecting wood ridge rafters, double-hung
windows and a river rock base. A first floor porch, as well as a second floor enclosed “porch”, are also
proposed and add relief to the façade as viewed from Chinquapin Avenue. The color palette consists of
earth tones with hints of green which complement the Craftsman architectural style. Proposed Condo 1
has a maximum height of 25’-2” with a 4:12 pitched roof.
Proposed Condo 2 is designed with a Spanish/Mediterranean style and is proposed to be 5,234 SF. The
design incorporates an off-white stucco with traditional contrasting Spanish roof tiles. The interior
stairway is designed to allow for an architectural tower element, which is a complementary feature of
the architectural style. A terracotta stone trim creates a baseline for the bottom of the first floor
windows and curved window treatments; wood balcony elements are also incorporated into the design.
Proposed Condo 2 has a maximum height of 25’-6” with a 4:12 pitched roof.
PUD 14-05/CDP 14-18/MS 14-08 – OCEAN BREEZE
June 17, 2015
Page 3
Condo 3 is designed with a Cape Cod architectural style and includes a blue-accented color palette and a
mixture of materials including composite shingles, stone veneer, horizontal siding, double-hung
windows, and window shutters. Proposed Condo 3 has a maximum height of 24”-3” with a 4:12 pitched
roof.
Since the proposed units are intended to be owned by one company and operated as residential care
facilities, there is no exclusive use area associated with each unit. The underlying lot and air space
condominium units will be owned by one person/entity and are not intended to be sold separately (but
could be in the future). The common area primarily includes, but is not limited to, the private driveway
clubhouse, guest parking area, fencing/walls, landscaping, lighting and a sidewalk.
Table A below includes the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site Residential Low Medium Density
(RLM, 0-4 du/ac)
One Family
Residential (R-1)
Vacant, single-story, single family
home
North RLM R-1 Two-story, single-family home
South RLM R-1 Single-story, single-family homes
East RLM R-1 Two-story, single-family homes
(5 adjacent to property)
West RLM R-1 Single-story, single-family homes
(3 adjacent to property)
Table B below includes 1) the project site’s gross and net acreage; 2) the number of dwelling units
allowed by the General Plan’s Growth Management Control Point (GMCP) density; and 3) the number of
proposed dwelling units and overall project density.
TABLE B
Gross Acres Net Acres
DUs Allowed
at GMCP Density
(RLM, 3.2 du/ac)
DUs Proposed and Project Density
0.93 acres 0.93 acres 2.97 dwelling units Three (3) single-family units are proposed for a
total of 3.22 du/ac.
Project grading will require approximately 400 cubic yards of cut and 1,500 cubic yards of fill, which
results in an import of 1,100 cubic yards. To accommodate the proposed fill, a retaining wall with a
maximum height of six (6) feet is proposed along the western property line. As indicated above, all walls
which are currently existing around the perimeter of the property, will remain.
A Planned Development Permit (PUD) is required pursuant to CMC Section 21.45.010 for airspace
condominium projects in the R-1 zone where two (2) or more detached dwelling units are proposed on
one lot. A Coastal Development Permit (CDP), subject to the requirements of the Mello II Segment of
the Local Coastal Program, is required because the project site is located within the coastal zone. Finally,
a Minor Subdivision (MS) is required to subdivide the property into three (3) airspace condominium
units.
PUD 14-05/CDP 14-18/MS 14-08 – OCEAN BREEZE
June 17, 2015
Page 4
III. ANALYSIS
The project is subject to the following plans, ordinances and standards:
A. Residential Low-Medium Density (RLM) General Plan Land Use designation;
B. One-Family Residential (R-1) Zone and Planned Development Regulations (C.M.C. Chapters
21.10 and 21.45);
C. Mello II Segment of the Local Coastal Program, and the Coastal Resources Protection Overlay
Zone (C.M.C. Chapter 21.203);
D. Inclusionary Housing (C.M.C. Chapter 21.85);
E. Subdivision Ordinance (C.M.C. Title 20); and
F. Growth Management Ordinance (C.M.C. Chapter 21.90) and Zone 1 Local Facilities Management
Plan.
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above
regulations is discussed in the sections below.
A. General Plan
The General Plan Land Use designation for the project site is Residential Low to Medium Density (RLM).
The RLM designation allows for low to medium density residential development at a range of 0 to 4
dwelling units per acre (du/ac) with a GMCP of 3.2 du/ac. The GMCP is also used for the purposes of
calculating the city’s compliance with Government Code §65584. The project site has a net developable
acreage of 0.93 acres, which allows for 2.97 dwelling units to be developed at the GMCP. A total of
three (3) dwelling units with an overall density of 3.22 du/ac is proposed. While the proposed project
falls within the allowable RLM density range of 0-4 du/ac, the proposed project is 0.03 units above the
GMCP. Therefore, a total of 0.03 units are required to be withdrawn from the City’s Excess Dwelling
Unit Bank (EDUB). As the proposed project’s location and density are compatible with the adjacent
residential neighborhoods and the project is consistent with the General Plan (please see Table C
below), the request to withdraw 0.03 units from the EDUB can be supported.
TABLE C – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Land Use The site is designated for
Residential Medium (RLM) density
(0-4 du/ac, with a GMCP of 3.2
du/ac).
2.97 dwellings units could be
constructed on the site at the
GMCP.
Three (3) single-family
dwelling units are proposed
in conjunction with the
project.
The project’s density of 3.22
du/ac is within the RLM
density range of 0-4 du/ac.
The project will withdraw
0.03 dwelling units from the
City’s Excess Dwelling Unit
Bank.
Yes
PUD 14-05/CDP 14-18/MS 14-08 – OCEAN BREEZE
June 17, 2015
Page 5
TABLE C - GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Housing Provision of affordable housing. The project is conditioned to
pay an affordable housing in-
lieu fee on a per unit basis (3
units total) prior to
recordation of the final map.
Yes
Public Safety Reduce fire hazards to an
acceptable level
The project site is located
within a five minute response
time of Fire Station No. 1 and
has been designed to comply
with the fire code, including
provisions for an automatic
sprinkler system within each
dwelling unit.
Yes
Open Space &
Conservation
Minimize the environmental
impacts to sensitive resources
within the City.
Utilize Best Management Practices
for control of storm water and to
protect water quality.
The project will not have any
environmental impacts on
the previously graded and
developed site that is void of
sensitive habitat.
The project is conditioned to
conform to all NPDES
requirements and has been
designed to include Low
Impact Design (LID) elements.
Yes
Yes
Noise Comply with the residential
exterior noise standard of 60 dB(A)
CNEL and interior noise standard of
45 dB(A) CNEL.
The project has been
conditioned to complete a
noise analysis prior to
issuance of the building
permits to confirm that the
project meets the interior
noise standard of 45 dB(A)
CNEL. Given the existing
perimeter walls, as well as
the orientation of the units,
an exterior noise analysis is
not required.
Yes
Circulation Construct roadway improvements
needed to serve proposed
development.
Frontage improvements
along Chinquapin Avenue,
including curb, gutter and
sidewalk, will be required to
be constructed as part of the
proposed project.
Yes
PUD 14-05/CDP 14-18/MS 14-08 – OCEAN BREEZE
June 17, 2015
Page 6
B. One-Family Residential (R-1) Zone and Planned Development Regulations (CMC Chapters
21.10 and 21.45)
The subject property is located within the One–Family Residential (R-1) zone, which allows for detached
single-family residential units. As each of the three (3) units is proposed as an air-space condominium, a
Planned Development Permit (PUD) is required pursuant to CMC Section 21.45.010. The Planned
Development Ordinance allows for airspace condominium projects in the R-1 zone where two (2) or
more detached dwelling units are proposed on one lot. The project includes a Planned Development
Permit (PUD 14-05) and is compliant with all applicable requirements and development standards of the
Planned Development Regulations as demonstrated in Attachments No. 4 and 5. Project compliance
with all applicable requirements of City Council Policies No. 44 and 66, made pursuant to Planned
Development Table D and E are also included as Attachments No. 6 and 7.
C. Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal
Resources Protection Overlay Zone (CMC Chapter 21.203).
The project site is located within the Mello II Segment of the Local Coastal Program, but is not within the
appealable jurisdiction of the California Coastal Commission. The site is also located within and subject
to the Coastal Resources Protection Overlay Zone. The project’s compliance with each of these
programs and ordinances is discussed below:
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies.
The project is located in the Mello II Segment of the Local Coastal Program. The project site has a Local
Coastal Program Land Use designation of Residential Low to Medium Density (RLM) and is zoned One-
Family Residential (R-1), consistent with the City’s General Plan Land Use designation and zoning for the
site. The RLM Land Use designation allows development of single-family residences at a density of 0-4
dwelling units per acre with a Growth Management Control Point (GMCP) of 3.2 dwelling units per acre.
At the RM GMCP, 2.97 dwelling units would be permitted on this 0.93-acre (net developable) property.
One of the primary requirements of the applicable coastal regulations pertains to the conversion of
agricultural land to urban use. The project site is not identified as a “Map X - Designated Coastal
Agricultural Lands” and therefore, is not required to be preserved nor is it subject to an agricultural
conversion mitigation fee. The project is further consistent with the policies of the Coastal Act in that, a)
the site is geologically stable; b) the project has been designed to reduce the amount of runoff off-site
through the use of Low Impact Development (LID) design features and has been conditioned to
implement the National Pollution Discharge Elimination System (NPDES) standards; c) the project does
not preclude any recreational opportunities or shoreline access as the property is not located adjacent
to any waterways or bodies of water; and d) the development does not obstruct views of the coastline
as seen from public lands or public rights-of-way.
2. Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (C.M.C.
Chapter 21.203) in that the project will adhere to the City’s Master Drainage Plan, Grading Ordinance,
Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and Jurisdictional Urban
Runoff Management Program (JURMP) to avoid increased urban run-off, pollutants and soil erosion. No
development is proposed in areas of natural steep slopes (≥25% gradient) and no native vegetation is
located on the subject property. In addition, the site is not located in an area prone to landslides, or
susceptible to accelerated erosion, floods or liquefaction.
PUD 14-05/CDP 14-18/MS 14-08 – OCEAN BREEZE
June 17, 2015
Page 7
D. Inclusionary Housing
For all residential development of less than seven (7) units, the inclusionary housing requirement may
be satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct three
(3) detached single-family condominium units has been conditioned to pay the applicable housing in-lieu
fees for a total of two (2) units prior to final map approval. Pursuant to CMC Section 21.85.030.D(3),
because the existing home is proposed to be demolished, a credit of one unit shall be applied to the
project.
E. Subdivision Ordinance
The project includes three (3) air space condominium lots and is subject to the regulations of Chapter
20.16 of the Subdivision Ordinance. These subdivision regulations require the project to include
required street dedications and improvements (streets, sewer, water, and drainage) to serve the
proposed subdivision.
The Land Development Engineering Division has reviewed the proposed project and has concluded that
the proposed Minor Subdivision (i.e., four or few lots), as conditioned, complies with all applicable
requirements of the Subdivision Map Act and the City’s Subdivision Ordinance. Frontage improvements
along Chinquapin Avenue, including curb, gutter and sidewalk, will be required to be constructed as part
of the proposed project. General utility and access easements will be dedicated on the final map to
allow for the construction of project drainage, sewer, and water facilities.
No standards variances are needed to approve the project. Given the above, the proposed subdivision
would provide all necessary facilities and improvements without producing land conflicts; therefore, the
project is consistent with the Subdivision Ordinance.
F. Growth Management Ordinance
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the City. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table “E” below.
TABLE E – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 10.43 sq. ft. Yes
Library 5.56 sq. ft. Yes
Waste Water Treatment 3 EDU Yes
Parks 0.02 acre Yes
Drainage 2.7 CFS / Drainage Basin “B” Yes
Circulation 30 ADT Yes
Fire Station No. 1 Yes
Open Space N/A N/A
Schools Carlsbad (E= 1.02/ M= 0.355/ HS = 0.309) Yes
Sewer Collection System 3 EDU Yes
Water 1,900 GPD Yes
PUD 14-05/CDP 14-18/MS 14-08 – OCEAN BREEZE
June 17, 2015
Page 8
The unit yield of the property at the RLM GMCP (0-4 du/ac) is 2.97 dwelling units and 3 units are
proposed. The proposed project is 0.03 units above the GMCP for RLM properties. Therefore, 0.03
units will be withdrawn from the City’s Excess Dwelling Unit Bank.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found do not have a significant impact on the environment, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant
to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA
Guidelines. The project is consistent with the General Plan and the Zoning Ordinance; the project site is
within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence
that the site has value as habitat for endangered, rare, or threatened species; approval of the project
will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can
be adequately served by all required utilities and public services. In making this determination, the City
Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not
apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7108
2. Location Map
3. Disclosure Statement
4. Planned Development Compliance Table C
5. Planned Development Compliance Table E
6. City Council Policy 44 Compliance Table
7. City Council Policy 66 Compliance Table
8. Correspondence in Opposition, Michelle and John Heil, 527 Chinquapin Avenue, June 9, 2015
9. Reduced Exhibits
10. Full Size Exhibits “A – EE” dated June 17, 2015
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DISCLOSURE STATEMENT
P-1(A)
Development Servic·es
Planning Division
1635 Faraday Avenue
(760} 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until.this information is completed·. Please print.
1.
2.
APPUCANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL. persons haying a
· · financial interest in the application.-If the applicant includes a corporation or partnership,
includ& the names, titles·, addresses of all individuals owning more than 1 0% 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 ~: d·\(+{p( r CIA!> h m~n Corp/Part 6 0 'j ct...· t'\t tAIJtj? ,'VII t. t..C.
Title $< ~t}~onbe£ Title _____ -_______ _
Address ..So.tme Address /O)Q Sar1l-. £<-fAJ &elc.v:A ~
CA I 'IJO?S' OWNER (Not the owner's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership {i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF T~E SHARES, PLEASE INDICATE NON~APPLICABLE (NIA) 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 re ·, cka \(p:{ I Cu ~ ~ tv\'Wl Corp/Part 6 0 '6 c:J, •,., ~Af; \1 ' k .L {,'
Title Sole. W\'ttnbif" Title. ___________ _
Address ~W\'(. Address /OJO San I~ !iv.e.fa.. ~kYI'1 ~ch I
CA, 9Jo2£
P-1(A) Page1 of 2 Revised 07/10
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to .(1} or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non·
profit organization or as trustee or beneficiary of the:
Non Profit/Trust Non Profit/Trust.,_. --------~
Title Title _____________ _
Address. _________ _ Address. ___________ _
4. Have you had ·more than $500 worth of business transacted with any member of City
. staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
D Yes ~No If yes, please indicate person(s)~-----------
NOTE: Attach additional sheets if necessary.
Print or type name of owner Print or type name of applicant
Print or type name of owner/applicant's agent
P-1 (A) Page 2 of 2 Revised 07/10
ATTACHMENT 4
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.1 Density
Per the underlying General Plan designation. When two or more general plan land use
designations exist within a planned development, the density may be transferred from
one general plan designation to another with a general plan amendment.
NA.
C.2 Arterial
Setbacks
All dwelling units adjacent to any arterial road shown on the Circulation Element of the
General Plan shall maintain the following minimum setbacks from the right-of-way:
Prime Arterial 50 Feet
Major Arterial 40 Feet
Secondary Arterial 30 Feet
Carlsbad Boulevard 20 Feet
NA.
Half (50%) of the required arterial setback area located closest to the arterial shall be
fully landscaped to enhance the street scene and buffer homes from traffic on adjacent
arterials, and:
Shall contain a minimum of one 24” box tree for every 30 lineal feet of street
frontage; and
Shall be commonly owned and maintained
NA.
Project perimeter walls greater than 42 inches in height shall not be located in
the required landscaped portion of the arterial setback, except noise
attenuation walls that:
Are required by a noise study, and
Due to topography, are necessary to be placed within the required
landscaped portion of the arterial setback.
NA.
C.3
Permitted
Intrusions
into
Setbacks/
Building
Separation
Permitted intrusions into required building setbacks shall be the same as specified in
Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall
be permitted into required building separation.
NA. Project is not proposing any
intrusions.
C.4 Streets
Private
Minimum right-of-way width 56 feet
NA. Project is not proposing a private
street.
Minimum curb-to-curb width 34 feet
Minimum parkway width (curb
adjacent) 5.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from property
line)
Public
Minimum right-of-way width 60 feet
NA. Project is not proposing a public
street.
Minimum curb-to-curb width 34 feet
Minimum parkway width (curb
adjacent) 7.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from property
line)
Street Trees
within
parkways
One-family dwellings and twin
homes on small-lots
A minimum of one street tree (24-inch
box) per lot is required to be planted in
the parkway along all streets.
NA.
Condominium projects
Street trees shall be spaced no further
apart than 30 feet on center within the
parkway.
NA.
Tree species should be selected to create a unified image for the street,
provide an effective canopy, avoid sidewalk damage and minimize water
consumption.
NA.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.5 Drive-aisles
3 or fewer
dwelling
units
Minimum 12 feet wide when the drive-aisle is not required for
emergency vehicle access, as determined by the Fire Chief.
Project complies. Access to the three (3)
detached single-family condominium is
proposed to be provided by a 24-foot
wide private drive aisle. As the proposed
drive aisle exceeds 150 feet in depth, a
fire-department turn-around is also
provided.
If the drive-aisle is required for emergency vehicle access, it shall be a
minimum of 20 feet wide.
4 or more
dwelling
units
Minimum 20 feet wide. N/A
All projects
No parking shall be permitted within the minimum required width of a
drive-aisle.
Project complies. No parking is proposed
within the minimum required width of
the proposed private drive-aisle.
A minimum 24-foot vehicle back-up/maneuvering area shall be
provided in front of garages, carports or uncovered parking spaces (this
may include driveway area, drive-aisles, and streets).
Project complies. A minimum 24-foot
vehicle back-up/maneuvering area is
provided in front of the proposed
garages and guest parking spaces.
Additional width may be required for vehicle/emergency vehicle
maneuvering area. NA.
Parkways and/or sidewalks may be required. NA. A parkway and/or sidewalks are not
required for private drive aisles.
No more than 24 dwelling units shall be located along a single-entry
drive-aisle.
Project complies. Less than 24 dwelling
units are proposed adjacent to the
private drive-aisle.
All drive-aisles shall be enhanced with decorative pavement.
Project complies. The private drive-aisle
serving the three (3) detached single-
family condominium units is proposed to
be enhanced with decorative stamped
concrete
C.6
Number
of Visitor
Parking
Spaces
Required
(1)
Projects with 10 units or fewer A .30 space per each unit. Project complies. The project is
proposing three (3) dwelling units;
therefore, a one (1) parking stall is
required to be provided (3 x 0.30 = 0.9 =
1). . The applicant is proposing parking
for two (2) visitor stalls as well as one (1)
van accessible parking stalls. All of the
parking stalls will be located outside of
the 24-foot-wide drive aisle. Therefore,
the project is consistent within this
requirement.
Projects 11 units or more A .25 space per each unit.
When calculating the required number of visitor parking spaces, if the calculation
results in a fractional parking space, the required number of visitor parking spaces
shall always be rounded up to the nearest whole number.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.7
Location
of
Visitor
Parking
On Private/
Public
Streets
On-street visitor parking is permitted on private/public streets, subject
to the following:
The private/public street is a minimum 34-feet wide (curb-to-curb)
There are no restrictions that would prohibit on-street parking where
the visitor parking is proposed
The visitor parking spaces may be located:
o Along one or both sides of any private/public street(s) located
within the project boundary, and
o Along the abutting side and portion of any existing public/private
street(s) that is contiguous to the project boundary
NA.
In parking bays along public/private streets within the project
boundary, provided the parking bays are outside the minimum
required street right-of-way width.
NA.
When visitor parking is provided as on-street parallel parking, not less
than 24 lineal feet per space, exclusive of driveway/drive-aisle
entrances and aprons, shall be provided for each parking space, except
where parallel parking spaces are located immediately adjacent to
driveway/drive-aisle aprons, then 20 lineal feet may be provided.
NA.
Within the Beach Area Overlay Zone, on-street parking shall not count
toward meeting the visitor parking requirement. NA.
On
Drive-aisles
Visitor parking must be provided in parking bays that are located
outside the required minimum drive-aisle width.
Project complies. The visitor parking
spaces proposed are located outside of
the minimum drive-aisle width.
On a
Driveway
Outside the
Beach Area
Overlay
Zone
One required visitor parking space may be credited for
each driveway in a project that has a depth of 40 feet or
more.
NA.
For projects with 10 or fewer units, all required visitor
parking may be located within driveways (located in front
of a unit’s garage), provided that all dwelling units in the
project have driveways with a depth of 20 feet or more.
NA.
Within the
Beach Area
Overlay
Zone
One required visitor parking space may be credited for
each driveway in a project that has a depth of 40 feet or
more.
NA.
If the streets within and/or adjacent to the project allow
for on-street parking on both sides of the street, then
visitor parking may be located in a driveway, subject to the
following:
All required visitor parking may be located within
driveways (located in front of a unit’s garage), provided
that all dwelling units in the project have driveways with
a depth of 20 feet or more.
If less than 100% of the driveways in a project have a
depth of 20 feet or more, then a .25 visitor parking space
will be credited for each driveway in a project that has a
depth of 20 feet or more (calculations resulting in a
fractional parking space credit shall always be rounded
down to the nearest whole number).
NA.
All
projects
The minimum driveway depth required for visitor parking
(20 feet or 40 feet) applies to driveways for front or side-
loaded garages, and is measured from the property line,
back of sidewalk, or from the edge of the drive-aisle,
whichever is closest to the structure.
Project complies. The visitor parking
spaces proposed are located outside of
the minimum drive-aisle width and allow
for 24’ of back-up area.
Compact
Parking
For projects of more than 25 units, up to 25% of visitor parking may be
provided as compact spaces (8 feet by 15 feet). No overhang is
permitted into any required setback area or over sidewalks less than 6
feet wide.
NA.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
For all projects within the Beach Area Overlay Zone, up to 55% of the
visitor parking may be provided as compact spaces (8 feet by 15 feet). NA.
Distance
from unit
Visitor parking spaces must be located no more than 300 feet as
measured in a logical walking path from the entrance of the unit it
could be considered to serve.
Project complies. Visitor parking is
located closer than 300 ft.
C.8
Screening
of Parking
Areas
Open parking areas should be screened from adjacent residences and public rights-
of-way by either a view-obscuring wall, landscaped berm, or landscaping, except
parking located within a driveway.
Project complies. The proposed visitor
parking is appropriately located in
between Condo 1 and 2, which screens
the stalls as viewed from Chinquapin
Avenue. In addition, as landscaping is
proposed around the perimeter of the
property and screen walls are located
around the perimeter as well, the visitor
stalls will be adequately screened from
the adjacent residential properties.
C.9
Community
Recreational
Space (1)
Community recreational space shall be provided for all projects of 11 or more
dwelling units, as follows:
NA. Minimum community
recreational space
required
Project is NOT within RH
general plan designation 200 square feet per unit
Project IS within RH general
plan designation 150 square feet per unit
Projects with 11 to
25 dwelling units
Community recreational space shall be provided as either (or
both) passive or active recreation facilities. NA.
Projects with 26 or
more dwelling
units
Community recreational space shall be provided as both
passive and active recreational facilities with a minimum of
75% of the area allocated for active facilities.
NA.
Projects with 50 or
more dwelling units
Community recreational space shall be provided as both
passive and active recreational facilities for a variety of age
groups (a minimum of 75% of the area allocated for active
facilities).
NA.
For projects consisting of one-family dwellings or twin homes
on small-lots, at least 25% of the community recreation space
must be provided as pocket parks.
Pocket park lots must have a minimum width of 50 feet
and be located at strategic locations such as street
intersections (especially “T-intersections”) and where
open space vistas may be achieved.
NA.
All projects
(with 11 or more
dwelling units)
Community recreational space shall be located and designed
so as to be functional, usable, and easily accessible from the
units it is intended to serve.
NA.
Credit for indoor recreation facilities shall not exceed 25% of
the required community recreation area. NA.
Required community recreation areas shall not be located in
any required front yard and may not include any streets,
drive-aisles, driveways, parking areas, storage areas, slopes
of 5% or greater, or walkways (except those walkways that
are clearly integral to the design of the recreation area).
NA.
Recreation Area
Parking
In addition to required resident and visitor parking,
recreation area parking shall be provided, as follows: 1 space
for each 15 residential units, or fraction thereof, for units
located more than 1,000 feet from a community recreation
area.
NA.
The location of recreation area parking shall be subject to the
same location requirements as for visitor parking, except that
required recreation area parking shall not be located within a
driveway(s).
NA.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
Examples of recreation facilities include, but are not limited to, the following:
Active
Swimming pool area
Children’s playground equipment
Spa
Courts (tennis, racquetball, volleyball, basketball)
Recreation rooms or buildings
Horseshoe pits
Pitch and putt
Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum
dimension of 50 feet)
Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities.
Passive
Benches
Barbecues
Community gardens
Grassy play areas with a slope of less than 5%.
C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided.
Project complies. Pedestrian scaled path
lighting will be incorporated into the
design to ensure that pedestrian and
vehicular safety is addressed.
C.11 Reserved
C.12
Recreational
Vehicle (RV)
Storage (1)
Required for projects with 100 or more units, or a master or specific plan with 100
or more planned development units. Exception: RV storage is not required for
projects located within the RMH or RH land use designations.
NA. 20 square feet per unit, not to include area required for driveways and approaches.
Developments located within master plans or residential specific plans may have
this requirement met by the common RV storage area provided by the master plan
or residential specific plan.
RV storage areas shall be designed to accommodate recreational vehicles of various
sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). NA.
The storage of recreational vehicles shall be prohibited in the front yard setback
and on any public or private streets or any other area visible to the public. A
provision containing this restriction shall be included in the covenants, conditions
and restrictions for the project. All RV storage areas shall be screened from
adjacent residences and public rights-of-way by a view-obscuring wall and
landscaping.
NA.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.13 Storage
Space
480 cubic feet of separate storage space per unit. Project complies. Each of the three (3)
detached single-family condominium
units includes a two-car garage (20 ft. x
20 ft. minimum interior space), which
satisfies the storage space requirement.
If all storage for each unit is located in one area, the space may be reduced to 392
cubic feet.
Required storage space shall be separately enclosed for each unit and be
conveniently accessible to the outdoors. Project complies.
Required storage space may be designed as an enlargement of a covered parking
structure provided it does not extend into the area of the required parking stall,
and does not impede the ability to utilize the parking stall (for vehicle parking).
Project complies.
A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage
space per unit. Project complies.
This requirement is in addition to closets and other indoor storage areas. Project complies.
(1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
ATTACHMENT 5
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
E.1
Livable
Neighborhood
Policy
Must comply with city council Policy 66, Principles for the Development of Livable
Neighborhoods. SEE SEPARATE COMPLIANCE CHART
E.2 Architectural
Requirements
One-family and
two-family
dwellings
Must comply with city council Policy 44, Neighborhood
Architectural Design Guidelines SEE SEPARATE COMPLIANCE CHART
Multiple-family
dwellings
There shall be at least three separate building planes on all
building elevations. The minimum offset in planes shall be 18
inches and shall include, but not be limited to, building walls,
windows, and roofs.
NA. The project proposes detached one-
family condominium units.
All building elevations shall incorporate a minimum of four
complimentary design elements, including but not limited to:
A variety of roof planes;
Windows and doors recessed a minimum of 2 inches;
Decorative window or door frames;
Exposed roof rafter tails;
Dormers;
Columns;
Arched elements;
Varied window shapes;
Exterior wood elements;
Accent materials such as brick, stone, shingles, wood, or siding;
Knee braces; and
Towers.
NA. The project proposes detached one-
family condominium units.
E.3 Maximum
Coverage 60% of total project net developable acreage.
Project complies. Total building
coverage for the three (3) proposed one-
family detached condominium units is
35.32% (i.e., less than 60%).
E.4
Maximum
Building
Height
Same as required by the underlying zone, and not to exceed three stories (1)(7)
Project complies. The underlying zoning
designation is R-1, One-Family
Residential. Pursuant to the R-1 zone,
the building height in the R-1 zone shall
not exceed 30 ft. with a 3:12 pitched
roof or 24 ft. for less than a 3:12 pitched
roof. Condo 1 proposes a building height
of 25’-2” with a 4:12 pitched roof; Condo
2 proposes a building height of 25’-6”
with a 5:12 pitched roof; and Condo 3
proposes a building height of 24’-3” with
a 4:12 pitched roof.
Projects within
the RH general
plan designation
(1)(7)
40 feet, if roof pitch is 3:12 or greater
NA. Project site is designated RLM. 35 feet, if roof pitch is less than 3:12
Building height shall not exceed three stories
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
E.5
Minimum
Building
Setbacks
From a
private or
public
street(2)(3)
Residential
structure 10 feet Project complies. Proposed Condo 1 is
setback 28 feet from Chinquapin
Avenue. None of the garages propose a
direct entry off of Chinquapin Avenue.
Direct entry
garage 20 feet
From a drive-
aisle(4)
Residential
structure (except
as specified
below)
5 feet, fully landscaped (walkways providing
access to dwelling entryways may be located
within required landscaped area)
Project complies. The three (3)
proposed detached one-family
condominium units, including the
attached two-car garages, are proposed
to be setback five (5) feet from the edge
of the drive aisle. Where walkways are
not proposed, landscaping is provided.
Residential
structure –directly
above a garage
0 feet when projecting over the front of a garage.
Project complies. No portion of the
second floor living space is projecting
over the front of the garage.
Garage
3 feet
Project complies. The three (3) attached
garages are setback five (5) feet from the
drive aisle.
Garages facing directly onto a drive-aisle shall be
equipped with an automatic garage door opener.
Project complies. The project plans
include a note indicating that the
garages are equipped will be equipped
with automatic openers.
Projects of 25
units or less
within the RMH
and RH general
plan designations
0 feet (residential structure and garage) NA. Project site is designated RLM.
Garages facing directly onto a drive-aisle shall be
equipped with an automatic garage door opener. NA. Project site is designated RLM.
Balconies/decks
(unenclosed and
uncovered)
0 feet
NA. No useable balconies are proposed.
May cantilever over a drive-aisle, provided the
balcony/deck complies with all other applicable
requirements, such as:
Setbacks from property lines
Building separation
Fire and Engineering Department
requirements
From the perimeter property
lines of the project site
(not adjacent to a
public/private street)
The building setback from an interior side or rear
perimeter property line shall be the same as
required by the underlying zone for an interior
side or rear yard setback.
Project complies. The underlying zoning
designation is R-1, One-Family
Residential. The project is designed to
comply with the requisite 10 ft. interior
side yard and 20 ft. rear yard setback
consistent with Sections 21.10.070 and
21.10.080 of the Carlsbad Municipal
Code.
E.6
Minimum
Building
Separation
10 feet
Project complies. The project proposes a
building separation ≥10 ft, including the
proposed accessory structures (i.e.,
gazebo and clubhouse).
E.7 Resident
Parking (6)
All dwelling
types
If a project is located within the RH general plan designation,
resident parking shall be provided as specified below, and may also
be provided as follows:
25% of the units in the project may include a tandem two-car
garage (minimum 12 feet x 40 feet).
Calculations for this provision resulting in a fractional unit may
be rounded up to the next whole number.
NA. Project site is designated RLM.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
One-family
and two-
family
dwellings
2 spaces per unit, provided as either:
a two-car garage (minimum 20 feet x 20 feet), or
2 separate one-car garages (minimum 12 feet x 20 feet each)
In the R-W Zone, the 2 required parking spaces may be provided
as 1 covered space and 1 uncovered space (5)
Project complies. Each of the three (3)
one-family condominium units provides
a two (2) car garage with a minimum
interior dimension of 20 ft. by 20 ft.
Multiple-
family
dwellings
Studio and one-
bedroom units
1.5 spaces per unit, 1 of which must be covered (5)
NA. Project proposes detached one-
family condominiums, which include
attached two-car garages.
When calculating the required number of parking
spaces, if the calculation results in a fractional
parking space, the required number of parking
spaces shall always be rounded up to the nearest
whole number.
Units with two or
more bedrooms
2 spaces per unit, provided as either:
a one-car garage (12 feet x 20 feet) and 1
covered or uncovered space; or (5)
a two-car garage (minimum 20 feet x 20 feet),
or
2 separate one-car garages (minimum 12 feet x
20 feet each)
In the R-W Zone and the Beach Area Overlay
Zone, the 2 required parking spaces may be
provided as 1 covered space and 1 uncovered
space (5)
NA. Project proposes detached one-
family condominiums, which include
attached two-car garages.
Required parking may be provided within an enclosed parking
garage with multiple, open parking spaces, subject to the following:
Each parking space shall maintain a standard stall size of 8.5 feet
by 20 feet, exclusive of supporting columns; and
A backup distance of 24 feet shall be maintained in addition to a
minimum 5 feet turning bump-out located at the end of any stall
series.
NA. Project proposes detached one-
family condominiums, which include
attached two-car garages.
Required resident parking spaces shall be located no more than 150
feet as measured in a logical walking path from the entrance of the
units it could be considered to serve.
NA. Project proposes detached one-
family condominiums, which include
attached two-car garages.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
E.8
Private
Recreational
Space
One-family,
two-family,
and
multiple-
family
dwellings
Required private recreational space shall be designed so as to be
functional, usable, and easily accessible from the dwelling it is
intended to serve.
Project complies. Private recreational
space, as required below, is designed to
be functional, usable and easily
accessible from the dwelling units it is
intended to serve.
Required private recreational space shall be located adjacent to the
unit the area is intended to serve.
Project complies. Private recreational
space, as required below, is located
adjacent to the units it is intended to
serve.
Required private recreational space shall not be located within any
required front yard setback area, and may not include any
driveways, parking areas, storage areas, or common walkways.
Project complies. Private recreational
space, as required below, is not located
within any required front yard setback
area; and does not include any
driveways, parking areas, storage areas
or common walkways.
One-family
and two-
family
dwellings
Minimum
total area per
unit
Projects not within the RMH or
RH general plan designations 400 square feet
Project complies. A minimum of 400 SF
of private recreation area is proposed for
each of the units. In addition, a 1,547 SF
common recreation clubhouse is
proposed for the use of the residents.
Projects within the RMH or RH
general plan designations 200 square feet NA. Project site is designated RLM.
May consist of more than one recreational space.
Project complies. In addition to the
private recreation space, a common
recreation clubhouse is proposed for the
use of the residents.
May be provided at ground level and/or as a deck/balcony on a
second/third floor or roof.
Project complies. The recreation space is
located at the ground level.
If provided at
ground level
Minimum
dimension
Not within the RMH
or RH general plan
designations
15 feet
Project complies. The proposed
recreation areas have a minimum
dimension of 15 feet.
Within the RMH or
RH general plan
designations
10 feet NA. Project site is designated RLM.
Shall not have a slope gradient greater than 5%.
Project complies. The proposed private
recreation areas and the communal
clubhouse are located in areas which do
not have slope gradients in excess of 5%.
Attached solid patio covers and decks/balconies
may project into a required private recreational
space, subject to the following:
The depth of the projection shall not exceed 6
feet (measured from the wall of the dwelling
that is contiguous to the patio/deck/balcony).
The length of the projection shall not be limited,
except as required by any setback or lot coverage
standards.
Project complies. While not being used
to qualify for the private recreation area,
a front porch facing Chinquapin Avenue
is proposed for Condo 1.
Open or lattice-top patio covers may be located
within the required private recreation space
(provided the patio cover complies with all
applicable standards, including the required
setbacks).
Project complies. The gazebo proposed
at the northeast corner of the property
complies with the setbacks as well as the
building separation requirements.
If provided
above ground Minimum dimension 6 feet NA. No private decks or balconies are
proposed.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
level as a
deck/balcony or
roof deck
Minimum area 60 square feet
Multiple-family
dwellings
Minimum total area per unit (patio, porch, or
balcony) 60 square feet NA. Project proposes detached one-
family condominiums.
Minimum dimension of patio, porch or balcony 6 feet NA. Project proposes detached one-
family condominiums.
Projects of 11 or more units that are within the RH general plan
designation may opt to provide an additional 75 square feet of
community recreation space per unit (subject to the standards
specified in Table C of this Chapter), in lieu of providing the per unit
private recreational space specified above.
NA. Project proposes detached one-
family condominiums.
(1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code.
(2) See Table C in Section 21.45.060 for required setbacks from an arterial street.
(3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building.
(4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of the required drive-
aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-aisle (excluding parking located in a
driveway in front of a unit’s garage).
(5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem.
(6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
(7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers
for balconies and roof decks.
ATTACHMENT 6
CITY COUNCIL POLICY NO. 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Floor Plans and Elevations
1 All residential projects shall be required to have a minimum number of
different floor plans, different front and corresponding matching rear
elevations with different color schemes as identified below:
2-4 dwelling units shall provide 1 floor plan and 2 different
elevations.
5-12 dwelling units shall provide 2 different floor plans and 2
different elevations.
13-20 dwelling units shall provide 2 different floor plans and 3
different elevations.
21+ dwelling units shall provide 3 different floor plans and 3
different elevations.
Project complies. Project
proposes one (1) floor plan and
three (3) different elevations.
Each unit incorporates a different
architectural style and color
palette. In addition, the materials
utilized on the front elevation are
carried around to the rear
elevations.
2 Every house should have a coherent architectural style. All elevations of
a house, including front, side and rear, should have the same design
integrity of forms, details and materials.
Project complies. Condo 1
proposes a Craftsman
architectural style; Condo 2
proposes a
Spanish/Mediterranean
architectural style; and Condo 3
proposes a Cape Cod
architectural style. Each
elevation incorporates detailing,
materials and a color palette
which supports the style of
architecture proposed.
3 In addition to the previous requirements, design details should reinforce
and enhance the architectural form and style of every house and differ
from other elevations of the same floor plan. A minimum of 4
complimentary design details, including but not limited to those listed
below, shall be incorporated into each of the front, rear and street side
building façade(s) of the house.
Design Details
Project complies. A minimum of
four (4) complimentary design
details are used to reinforce and
enhance the architectural form
and style of the proposed homes.
Balconies
Decorative eaves and fascia
Exposed roof rafter tails
Arched elements
Towers
Knee braces
Dormers
Columns
Exterior wood elements
Accent materials (i.e.; brick,
stone, shingles, wood or siding)
4 Floor plans in a project shall exhibit a variety of roof ridges and roof
heights within a neighborhood.
Project complies. Condos 1-3
exhibit a variety of roof ridges
and heights.
5-8 NA to projects of 2-4 homes.
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES CONTINUED
Architectural Guideline Compliance Comments
Single Story Requirements
9 The remaining total number of homes shall comply with one of the
following guidelines:
The home shall have a single-story building edge with a depth of
not less than 8 feet and shall run the length of the building along
one side except for tower elements. The roof covering the single-
story element shall incorporate a separate roof plane and shall be
substantially lower than the roof for the two-story element.
Porches and porte-cochere elements shall qualify as a single-story
edge. Houses with courtyards that are a minimum of 15 feet wide
located along the side of the house and setback a minimum of 15
feet from the property line are not required to have a single-story
building edge.
The home shall have a single-story building edge with a depth of
not less than 5 feet and shall run the length of the building along
one side. The roof of the single-story element shall be
substantially lower than the roof for the two-story element of the
building.
The home shall have a single-story building edge with a depth of
not less than 3 feet for 40% of the perimeter of the building.
Project complies. Each plan
type provides a significant
extent of single-story building
edge with a minimum depth of
no less than eight (8) ft. along
each side.
Multiple Building Planes
10 For at least 66% of the homes in a project, there shall be at least 3
separate building planes on street side elevations of lots with 45 feet
of street frontage or less and 4 separate building planes on street side
elevations of lots with a street frontage greater than 45 feet.
Balconies and covered porches qualify as a building plane.
The minimum offset in planes shall be 18 inches and shall include, but
not be limited to, building walls, windows, porches and roofs. The
minimum depth between the faces of the forward-most plane and
the rear plane on the front elevation shall be 10 feet. A plane must
be a minimum of 30 sq. ft. to receive credit under this section.
Project complies. 66% of the 3
units = 1.98 units or 2 units
when rounded up. All three (3)
units proposed include three (3)
or more building planes on the
front elevations facing the
private motor court area and
Chinquapin Avenue (Condo 1).
Each plane complies with the
minimum 18-inch offset and
meets the minimum 30 sq. ft.
requirement. Lastly, the
minimum 10 ft. depth between
the forward-most and rear
plane on the front elevation is
achieved.
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES CONTINUED
Architectural Guideline Compliance Comments
Multiple Building Planes
11 Rear elevations shall adhere to the same criteria outlined in Number
10 above for front elevations except that the minimum depth
between front and back planes on the rear elevation shall be 4 feet.
Rear balconies qualify as a building plane.
Project complies. 66% of the 3
units = 1.98 units or 2 units
when rounded up. All three (3)
units proposed include three (3)
or more building planes on the
rear elevations. Each plane
complies with the minimum 18-
inch offset and meets the
minimum 30 sq. ft.
requirement. Furthermore, the
minimum 4 ft. depth between
the forward-most and rear
plane on the rear elevation is
achieved.
Windows/Doors
13 At least 66% of exterior openings (door/windows) on every home in
the project shall be recessed or projected a minimum of 2 inches and
shall be constructed with wood, vinyl or colored aluminum window
frames (no mill finishes).
Project complies. All of the
exterior openings are either
recessed or inset a minimum of
two (2) inches or trimmed with
a minimum 2-inch thick foam
trim. Window are constructed
of vinyl window frames with
decorative mullions.
14 Windows shall reinforce and enhance the architectural form and style
of the house through, the use of signature windows and varied
window shapes and sizes.
Project complies. The windows
proposed for each unit
complement the different
architectural styles.
Front Porches
15 Fifty percent (50%) of the homes shall be designed with a covered
front porch, open courtyard, or balcony (each with a minimum depth
of 6 feet and a minimum area of 60 square feet) located at the front
of the dwelling. The minimum depth for a covered front porch shall
be measured from the front facade of the home to the inside of any
supporting porch posts. The front and sides of porches shall be open
except for required and/or ornamental guardrails. A variety of roof
elements shall be provided over porches. Porches may not be
converted to living space.
Project complies. All of the
units are designed with a front
porch with a minimum depth of
6 feet and a minimum area of
60 square feet as measured
from the front facade of the
home to the inside of the
supporting porch posts or wall.
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES CONTINUED
Architectural Guideline Compliance Comments
Front Entries
16 Seventy-five percent (75%) of the homes must have a front entry to
the home that is clearly visible from the street. Walkways from the
front door to the street are encouraged.
Project complies. All units have
a front entry that is clearly
visible from the drive-aisle.
Chimneys
17 Chimneys and chimney caps shall be in scale with the size of the
home. No more than 2 chimneys shall be allowed for homes on lots
in planned developments having an area less than 7,500 square feet.
Project complies. The proposed
chimneys are in scale with each
of the units.
Garage Doors
18 Garage doors for 3 or 4 cars in a row that directly face the street
must have a minimum of an 18” plane change between the garage
doors after the 2 car garage door.
NA. None of the proposed units
include garages that can
accommodate more than two
cars.
Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner
to achieve the best project design as determined by the project planner. When a percentage of units are
described in the guidelines, the intent is to have that percentage spread throughout the entire project.
ATTACHMENT 7
CITY COUNCIL POLICY NO. 66 – LIVABLE NEIGHBORHOODS
Principle Compliance Comments
1 Building Facades, Front Entries, Porches
Facades create interest and character and should be
varied and articulated to provide visual interest to
pedestrians. Clearly identifiable front doors and porches
enhance the street scene and create opportunities for
greater social interaction within the neighborhood.
Building entries and windows should face the street.
Front porches, bay windows, courtyards and balconies
are encouraged.
Project complies. The proposed building
facades create visual interest and character,
which are varied and articulated to promote
visual interest to pedestrians and neighboring
homes. The entrances to Condos 1, 2 and 3
face the interior motor court area. The front
façade for Condo 1 (facing Chinquapin Avenue)
has been enhanced with a porch and a variety
of materials, which are inviting and help to
provide an opportunity for social interaction
and visual interest within the neighborhood.
2 Garages
Homes should be designed to feature the residence as
the prominent part of the structure in relation to the
street. A variety of garage configurations should be used
to improve the street scene. This may include tandem
garages, side-loaded garages, front-loaded garages, alley-
loaded garages and recessed garages.
Project complies. The unique constraints of
this small infill site limit the project’s ability to
produce a variety of garage configurations as
envisioned under this guideline (i.e., side-
loaded and/or alley loaded garages). In
addition, the narrowness and small size of this
infill project site, combined with the
implementation of the Planned Development
regulations, including the minimum setback
and open space requirements, further impede
the design and development of tandem or
deeply recessed rear yard garage type
configurations. To ensure an improved street
scene along the drive aisle, the area will be
enhanced with stamped concrete, as well as
landscaping on both sides of the drive aisle.
Further, the garages will be screened from
view from the adjacent residences (at the first
floor) by existing walls, as well as from the
proposed landscaping. The north elevation of
Condo 1, which faces Chinquapin Avenue, has
been enhanced with a porch and a variety of
materials which complement the Craftsman
style.
CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS
Principle Compliance Comments
3 Street Design
An interconnected, modified (grid) street pattern should
be incorporated into project designs when there are no
topographic or environmental constraints.
Interconnected streets provide pedestrians and
automobiles many alternative routes to follow, disperse
traffic and reduce the volume of cars on any one street in
the neighborhood. Streets should be designed to provide
both vehicular and pedestrian connectivity by minimizing
the use of cul-de-sacs.
The street network should also be designed to create a
safer, more comfortable pedestrian and bicycling
environment. Local residential streets should have
travel and parking lanes, be sufficiently narrow to slow
traffic, provide adequate access for emergency and
service vehicles and emergency evacuation routes for
residents and include parkways with trees to form a
pleasing canopy over the street. Local residential streets
are the public open space in which children often play
and around which neighborhoods interact. Within this
context, vehicular movement should be additionally
influenced through the use of City-accepted designs for
traffic calming measures.
NA. The unique constraints of this small infill
site limit the project’s ability to provide an
interconnected, modified (grid) street pattern.
4 Parkways
Street trees should be planted in the parkways along all
streets. Tree species should be selected to create a
unified image for the street, provide an effective
canopy, avoid sidewalk damage and minimize water
consumption.
Project complies. The project does not
propose any public or private streets.
However, a private drive aisle is proposed
leading back to the three (3) single-family
residential condominium units. The drive-aisle
is lined with landscaping, including trees,
shrubs and ground cover on both sides, which
creates a unified image for the drive.
5 Pedestrian Walkways
Pedestrian walkways should be located along or visible
from all streets. Walkways (sidewalks or trails) should
provide clear, comfortable and direct access to
neighborhood schools, parks/plazas and transit stops.
Primary pedestrian routes should be bordered by
residential fronts, parks or plazas. Where street
connections are not feasible (at the end of cul-de-sacs),
pedestrian paths should also be provided.
Project complies. The proposed project
includes frontage improvements along
Chinquapin Avenue, including a parkway and a
public sidewalk, which provides access to
schools, parks and public transportation.
Internal to the project site, pedestrian
walkways are provided to the public sidewalk,
in front of the units, as well as around the rear
perimeter of the property to allow for open
access to the gazebo and clubhouse.
CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS
Principle Compliance Comments
6 Centralized Community Recreation Areas
Park or plazas, which serve as neighborhood meeting
places and as recreational activity centers should be
incorporated into all planned unit developments. As
frequently as possible, these parks/plazas should be
designed for both active and passive uses for
residents of all ages and should be centrally located
within the project. Parks and plazas should be not be
sited on residual parcels, used as buffers from
surrounding developments or to separate buildings
from streets.
Project complies. Although community
recreational space is required for projects
consisting of 11 or more units, the proposed
three-unit project has been designed to include a
1,547 square recreation clubhouse, as well as a
gazebo. These accessory structures will allow for
both active and passive use for the residents of
the community.
PLOT: 11/24/14 @ 08:54608 CHINQUAPIN AVEOCEAN BREEZECARLSBAD, CASHEETSHEET TITLE:REVISIONSSML2013-549.01AS NOTEDGS MMEDIA3-9-15CITY COMMENTS1CITY COMMENTS2OCEAN BREEZEAPN 206-042-28-00VICINITY MAP- 3 OPEN AIR CONDOSTENTATIVE MAP NO.C-1.0TENTATIVEPARCEL MAPGENERAL NOTESSITE DRAINAGELEGAL DESCRIPTIONLEGENDCONSTRUCTION ITEMSDEMOLITION ITEMSBENCHMARKBASIS OF BEARINGSSURVEYORASSESSOR'S PARCEL NUMBERDEMOLITION NOTESITE
CHINQUAPIN AVECLUBHOUSECONDO3CONDO2CONDO1RAMPSLOPEDN12' RAMP UP8%DNRAMP8%8%SLOPERAMPRAMPRAMPUP 5%UP 5%UP 5%RAMPUP 5%RAMPFHFHFIREEASEMENTSSSSSSSSSSSSSSSSD SD SD SD SD SD SD WWWWWWWWWWWWWWWWWWWWWWWW%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%PPPPPPPPPP555555555555555%5%5%5%5%5%5%%%%UUUUUUUUUUUUUUUUUUUUUUUUUPUPPPPFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFHFFFFFFFHHFFFFHHHHHHHFFHHHHHHHHHHHHFFFFHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHAAAPLOT: 04/30/14 @ 14:40608 CHINQUAPIN AVEOCEAN BREEZECARLSBAD, CAFILE NAME: C:\Users\mahak_000\appdata\local\temp\AcPublish_58380\CP-2.dwg LAYOUT NAME: L1.1 PLOTTED: Friday, May 22, 2015 - 4:14pmSHEETSHEET TITLE:REVISIONSMB / DM2013-549.01AS NOTEDMLASD05/26/20151 12/01/14 CITY COMMENTSAPPLICATION #'S PUD / 14-05 / CDP 14-18 / MS 14-08-OCEANBREEZE2 15/02/19 CITY COMMENTS3 15/05/26 CITY COMMENTSLEGENDSTREET TREES AND OTHER TREES SHALL BE SPACED1. 8 FEET FROM TRANSFORMERS, CABLE AND PULL BOXES.2. 5 FEET FROM MAIL BOXES.3. 5 FEET FROM FIRE HYDRANTS.4. 10 FEET FROM CENTER LINE OF ALL UTILITY LINES (WITHOUT EASEMENT) (SEWER, WATER,STORM DRAINS, DOUBLE CHECK DETECTORS, AIR RELIEF VALVES AND GAS).5. 10 FEET FROM EASEMENT BOUNDARIES (SEWER, WATER, STORM DRAINS, ACCESS OR OTHERUTILITIES)6. 10 FEET FROM DRIVEWAYS (UNLESS A LINE OF SIGHT IS DETERMINED BY THE TRAFFIC DIVISIONTO BE OTHERWISE).7. 10 FEET FROM TRAFFIC AND DIRECTIONAL SIGNS.8. 15 FEET (MINIMUM) FROM STREETLIGHTS, OTHER UTILITY POLES, (DETERMINED BYSPECIFICATIONS).9. STREET TREES SHALL BE PLANTED 3' OUTSIDE RIGHT OF WAY IF THE RIGHT OF WAY DOES NOTALLOW SPACE, SUBJECT TO THE CITY ENGINEER'S APPROVAL.10. LINE OF SIGHT AT ARTERIALS, COLLECTOR AND LOCAL STREETS SHALL BE REVIEWED ANDDETERMINED BY TRAFFIC ENGINEER. A MINIMUM OF 25' FROM STREET INTERSECTION OR ASAPPROVED BY THE TRAFFIC ENGINEER.11. MINIMUM 15' STREETLIGHT AND STOP SIGN OR CLEARANCE DETERMINED BY SPECIFICATIONS.12. SCREEN ALL UTILITIES ACCORDING TO SPECIFIC AGENCY REQUIREMENTS.THE CONCEPTUAL NATURE AND SCALE OF THIS PLAN SET IS DIFFICULT TO REPRESENT PROPOSEDPLACEMENTS OF PLANT MATERIAL ACCURATELY AS NEEDED FOR COMPLETE CITY REVIEW.THECITY RESERVES THE RIGHT TO REQUEST DIFFERENT PLANT MATERIAL ON THE FUTURE LANDSCAPEIMPROVEMENT PLANS (WORKING DRAWINGS) ASSOCIATED WITH THIS CLP DUE TO MISSED ORUNFORESEEABLE ITEMS SUCH AS NOT LIMITED TO: DISTANCE TO HARDSCAPE, LOCATION OFEASEMENTS, DISTANCE TO UTILITIES, INCOMPATIBLE TREE CHARACTERISTICS FOR A PROPOSEDLOCATION, ETC.1. NEW SITE CONCRETE WALK, NATURAL GRAY BROOM FINISH, SCORING PATTERN ASSHOWN2. PROPOSED SIDEWALK3. PROPERTY LINE4. PRIVATE DRIVEWAY - NEW STAMPED CONCRETE PAVING, SCORING PATTERN AS SHOWN5. NEW SPLIT FACE BLOCK WALL WITH WROUGHT IRON FENCE. (A TOTAL OF 6' HEIGHT) SEEDETAIL A.6. PROPOSED PATIO7. PROPOSED LINE OF SIGHT. NO PLANT MATERIAL IN THIS AREA TO EXCEED 30" IN HEIGHT.8. PROPOSED GATEWAY PER ARCH.9. PROPOSED GAZEBO PER ARCH.10. CITRUS ORCHARD11. OUTDOOR SEATING FOR CLUBHOUSE12. PROPOSED TRASH ENCLOSURE PER ARCH.13. PROPOSED FOUNTAIN, DETAIL B14. PROPOSED DRIVEWAY15. PROPOSED ENHANCED CONCRETE PAVING16. PROPOSED TWO-WAY WROUGHT IRON GATE17. PROPOSED LOCATION FOR FIRE HYDRANT\18. EXISTING WATER METER TO BE SALVAGED AND REUSED FOR FOUNTAIN WATER19. NEW ENHANCED PAVING, INTEGRAL COLOR ACID ETCH FINISH, SCORING PATTERN ASSHOWN20. NEW WATER METER ASSEMBLY FOR IRRIGATION. TO BE REPLACED WITH RECYCLEDWATER UPON EXTENSION OF THE RECYCLED WATER MAIN BY THE CITY.21. NEW CONTECH FILTERRA BIOFILTRATION CURB INLETNOTE: PLANTS AROUND THE ENTRANCES AND BUILDING SHALL BE OF 5-GALLON SIZE CONTAINERS. NOR
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GRAPHIC SCALE1 INCH = 20 FT.703 16th Street, Suite 100tel (619)296-3150 fax (619) 501-7725www.mlasd.comMcCullough Landscape Architecture, inc.San Diego, California 92101DAVID W.M CULLOUGHOLIC. #4048AEXP. 12-31-16S TTAEGIRERETSEDLANI LFACFIROHCPSDNACERA ECTIT c01-19-2015DATEAN IRRIGATION SYSTEM SHALL BE PROVIDED AS REQUIRED FOR THE PROPERIRRIGATION, DEVELOPMENT AND MAINTENANCE OF THE VEGETATION. THE DESIGN OFTHE SYSTEM SHALL PROVIDE ADEQUATE SUPPORT OF THE VEGETATION SELECTED.4.3.2.WEST EXPOSURES.EVAPOTRANSPIRATION FROM THE ROOT ZONES.PLANTER BEDS WILL BE MULCHED TO RETAIN SOIL MOISTURE AND REDUCE COVERAGE AND TO PROVIDE FOR MAXIMUM MOISTURE RETENTION AND PERCOLATION.SOIL WILL BE AMENDED AND PREPARED TO PROVIDE HEALTHY PLANT GROWTH ANDPLANT MATERIAL WILL BE SPECIFIED IN CONSIDERATION OF NORTH, SOUTH, EAST, ANDIN RESPONSE TO ORIENTATION AND EXPOSURE.IRRIGATION VALVES SHALL BE SEGREGATED TO ALLOW FOR THE SYSTEM OPERATIONSYSTEMS MAY BE EMPLOYED WHERE CONSIDERED TO BE EFFECTIVE AND FEASIBLE.SPRAY EMITTERS AND CONVENTIONAL LOW ANGLE SPRAY HEADS. DRIP IRRIGATION1. THE IRRIGATION SYSTEM WILL BE AUTOMATIC AND WILL INCORPORATE LOW VOLUMECITY OF CARLSBAD'S AVAILABLE WATER SUPPLY:FOLLOWING MEASURES WILL BE UNDERTAKEN TO REDUCE THIS PROJECT'S DEMAND ON THEIN RECOGNITION OF WATER AS A LIMITED RESOURCE IN SOUTHERN CALIFORNIA, THEWATER CONSERVATION STATEMENTAN IRRIGATION SYSTEM SHALL BE PROVIDED AS REQUIRED FOR THE PROPERIRRIGATION, DEVELOPMENT AND MAINTENANCE OF THE VEGETATION. THE DESIGN OFTHE SYSTEM SHALL PROVIDE ADEQUATE SUPPORT OF THE VEGETATION SELECTED.5.LANDSCAPE IMPROVEMENT PLAN SET AND INSTALLATION ARE REQUIRED TO IMPLEMENTAPPROVED FIRE DEPARTMENT REGULATIONS, CODES, AND STANDARDS AT THE TIME OF PROJECTAPPROVAL.FIRE NOTEMAINTENANCE RESPONSIBILITY UTILITY SCREENINGPLANT MATERIAL NEAR SEWER LINESALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY THE HOME OWNERS ASSOCIATION. THELANDSCAPE AREAS SHALL BE MAINTAINED IN A FREE OF DEBRIS AND LITTER AND ALL PLANT MATERIALSHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. DISEASED OR DEAD PLANT MATERIAL SHALLBE SATISFACTORILY TREATED OR REPLACED PER THE CONDITIONS OF THIS PERMIT.ALL WATER, SEWER, AND GAS UTILITIES SHALL BE EFFECTIVELY SCREENED WITH PLANT MATERIAL ATTHE TIME OF PLANT INSTALLATION.NO TREE OR SHRUB EXCEEDING 3' IN HEIGHT SHALL BE PLANTED WITHIN 10' OF ANY PUBLIC SEWERFACILITIES.MULCHING NOTEGENERAL NOTEA. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, AND GROUNDCOVERS.B. LANDSCAPE ARCHITECT SHALL BE AWARE OF UTILITY, SEWER, STORM DRAIN EASEMENT AND PLACEPLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF CARLSBAD REQUIREMENTS.C. ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY HOME OWNERS ASSOCIATION (INCLUDINGPUBLIC RIGHT OF WAY). THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF CARLSBADREQUIREMENTS.ALL REQUIRED PLANTING AREAS SHALL BE COVERED WITH MULCH TO A MINIMUM DEPTH OF 3 INCHES,EXCLUDING SLOPES REQUIRING REVEGETATION. ALL EXPOSED SOIL AREAS WITHOUT VEGETATION SHALLALSO BE MULCHED TO THIS MINIMUM DEPTH.PLANTING NOTEA. THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCECONSIDERATIONS.B. ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS,FERTILIZERS, AND APPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM ANAGRICULTURAL SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.C. GROUND COVERS OR BARK MULCH SHALL FILL IN BETWEEN THE SHRUBS TO SHIELD THE SOILFROM THE SUN, EVAPOTRANSPIRATION AND RUN-OFF.D. ALL THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3" DEPTH TO HELP CONSERVEWATER, LOWER THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.E. THE SHRUBS SHALL BE ALLOWED TO GROW IN THEIR NATURAL FORMS.F. ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF CARLSBAD GUIDELINES.G. TO INSTALL TRAILING-TYPE PLANTS CLOSEST TO THE TOP OF THE RETAINING WALL TOEVENTUALLY CASCADE OVER THE WALL WHERE APPLICABLE.H. ALL PLANTING AREAS TO SLOPE 2% AWAY FROM BUILDING AND TERMINATING INTO APPROVEDDRAINAGE SYSTEM (RETENTION BASINS OR AREA DRAINS).IRRIGATION NOTEA. IRRIGATION SYSTEMS SHALL BE DESIGNED TO USE RECLAIMED WATER, BUT SHALL BECONNECTED TO THE POTABLE WATER MAIN UNTIL RECLAIMED WATER MAIN IS PROVIDED.B. AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED TO PROVIDE COVERAGE FOR ALLPLANTING AREAS SHOWN ON THE PLAN.C. LOW VOLUME EQUIPMENT SHALL PROVIDE SUFFICIENT WATER FOR PLANT GROWTH WITH AMINIMUM WATER LOSS DUE TO WATER RUN-OFF. LOW-VOLUME IRRIGATION WILL BE INSTALLEDIN ALL PLANTING AREAS WITHIN 24" OF ANY IMPERMEABLE SURFACES.D. IRRIGATION SYSTEMS SHALL USE HIGH QUALITY, AUTOMATIC CONTROL VALVES,CONTROLLERS AND OTHER NECESSARY IRRIGATION EQUIPMENT.E. ALL COMPONENTS SHALL BE OF NON-CORROSIVE MATERIAL.F. ALL DRIP SYSTEMS SHALL BE ADEQUATELY FILTERED AND REGULATED PER THEMANUFACTURER'S RECOMMENDED DESIGN PARAMETERS.G. ALL IRRIGATION IMPROVEMENTS SHALL FOLLOW THE CITY OF CARLSBAD GUIDELINES ANDWATER CONSERVATION ORDINANCE.6'-0"2'-0"LEGEND:3'-0"3"4112"7653N.T.S.AFENCE DETAIL498121153316141414101111237715131717“I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THECITY OF CARLSBAD’S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVEPREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL ANDAGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFYTHAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER."LANDSCAPE ARCHITECT: DATE: 07/28/2014CONCEPTUAL LANDSCAPE PLAN201354901L01.1L1.1GABCEFDIHJKLNMOPQSYMBOL BOTANICAL NAME/COMMON NAME CALIPER SIZE REMARKEXISTING TREE LEGENDARAUCARIA HETEROPHYLLA / NORFOLK ISLAND PINEJUGLANS CALIFORNICA / CALIFORNIA BLACK WALNUTSYAGRUS ROMANZOFFIANA / QUEEN PALM SCHINUS TEREBINTHIFOLIUS / BRAZILIAN PEPPERGEIJERA PARVIFLORA / AUSTRALIAN WILLOWSYAGRUS ROMANZOFFIANA / QUEEN PALM SCHINUS TEREBINTHIFOLIUS / BRAZILIAN PEPPERSCHINUS TEREBINTHIFOLIUS / BRAZILIAN PEPPERSYAGRUS ROMANZOFFIANA / QUEEN PALM ABCDEFGHI18"8"8"24"12"8"12"18"8"TO REMAIN, PROTECTED IN PLACETO BE REMOVEDTO BE REMOVEDTO BE REMOVEDTO BE REMOVEDTO BE REMOVEDTO BE REMOVEDTO BE REMOVEDTO BE REMOVEDSYAGRUS ROMANZOFFIANA / QUEEN PALM J8" TO BE REMOVEDOLEA EUROPA / OLIVEK18" TO BE REMOVEDSCHINUS MOLLE / CALIFORNIA PEPPERL24" TO BE REMOVEDSYAGRUS ROMANZOFFIANA / QUEEN PALM M8" TO BE REMOVEDSYAGRUS ROMANZOFFIANA / QUEEN PALM N8" TO BE REMOVEDSYAGRUS ROMANZOFFIANA / QUEEN PALM O8" TO BE REMOVEDSYAGRUS ROMANZOFFIANA / QUEEN PALM P8" TO BE REMOVEDSCHINUS TEREBINTHIFOLIUS / BRAZILIAN PEPPERQ12" TO BE REMOVEDRSFICUS ELASTICA / RUBBER TREER8" TO BE REMOVEDFICUS ELASTICA / RUBBER TREES12" TO BE RELOCATED18S1FICUS ELASTICA / RUBBER TREES112" RELOCATED POSITIONTAG DESCRIPTIONHARDSCAPE LEGENDPRIVATE DRIVEWAY - NEW STAMPED CONCRETE PAVINGSYMBOL DESCRIPTIONNEW ENHANCED PAVING, INTEGRAL COLOR ACID ETCH FINISHNEW SITE CONCRETE WALK, NATURAL GRAY BROOM FINISH1919SCORING PATTERN AS SHOWNSCORING PATTERN AS SHOWN2"24"2SCORING PATTERN AS SHOWN1. FINISHED GRADE.2. 1" WIDE 1/2" THK. WROUGHT IRONCONNECTION,FINISH TO BE ICI-AMERITONE PAINT COLOR#1UM20A 'BASALT'3. 5/8" DIA. TUBULAR WROUGHT IRON PICKETSAT 4" O.C.,FINISH TO BE ICI-AMERITONE, PAINT COLOR#1UM20A 'BASALT'.4. 6"X8"X16" SPLITFACE BLOCK WALL - COLORSHALL BE ORCO 'OTAY RANCH BROWN' (OREQUAL) W/ DAVIS COLOR 'MC66' MORTAR.5. 16"X8"X16" SPLITFACE BLOCKPILASTER-COLOR SHALL BE ORCO 'OTAYRANCH BROWN' (OR EQUAL) W/ DAVIS COLOR'MC66' MORTAR.6. 28"X9"X28" CUSTOM CONCRETE CAP W/ 451/2" BEVEL, COLOR SHALL BE L.M. SCOFIELD'ADOBE TAN' W/ LIGHT SANDBLAST FINISH.7. 9"X3"X16" CUSTOM CONCRETE CAP W/ 45 1/2"BEVEL, COLOR SHALL BE L.M. SCOFIELD'ADOBE TAN' W/ LIGHT SANDBLAST FINISH.N.T.S.bfountain view STREET TREE (24" BOX) 2 Cassia leptophylla / Gold Medallion Tree Melaleuca quinquenervia / Cajeput Tree Tabebuia heterophylla / Pink Tabebuia Umbellularia californica / California Laurel ACCENT TREE (36" BOX) 2 Liquidambar styraciflua / American Sweet Gum Metrosideros excelsus / New Zealand Christmas Tree Michelia doltsopa / Michelia Prosopis chilensis / Chilean MesquitePyrus calleryana `Aristocrat` TM / Aristocrat Flowering Pear Quercus suber / Cork Oak Tabebuia impetiginosa / Pink Trumpet Tree VERTICAL ACCENT TREES (24" BOX) 9 Arbutus unedo / Strawberry Tree Multi-Trunk Callistemon citrinus / Lemon Bottlebrush Lagerstroemia indica / Crape Myrtle SHADE CANOPY TREE (24" BOX) 7 Jacaranda mimosifolia / Jacaranda Laurus nobilis / Sweet Bay Olea europaea `Fruitless` / Fruitless Olive Quercus agrifolia / Coast Live Oak Multi-Trunk Ulmus parvifolia / Chinese Elm SCREENING THEME TREE (24" BOX) 3 Citrus x limon / Lemon Citrus x sinensis `Dwarf Washington` / Dwarf Washington Navel Orange PERIMETER EDGE SHRUB (15 GAL) 67 Dodonaea viscosa `Purpurea` / Purple Leafed Hopseed Bush ACCENT GRASS (1 GAL) 72 Carex spissa / San Diego Sedge Hordeum brachyantherum californicum / California Meadow Barley Juncus patens / California Gray Rush Lomandra longifolia / Mat Rush Nassella cernua / Nodding Needlegrass Nassella pulchra / Purple Needle Grass EVERGREEN ACCENT SHRUB (5 GAL) 106 Agapanthus africanus / Lily of the Nile Agave attenuata / Agave Aloe rudikoppe `Little Gem` / Little Gem Aloe Alpinia zerumbet `Variegata` / Variegated Shell Ginger Anigozanthos x `Big Red` / Big Red Kangaroo Paw Bergenia crassifolia / Siberian-teaBreynia nivosa / Snowbush Calandrinia grandiflora / Rock Purslane Callistemon citrinus `Little John` / Dwarf Bottle Brush Carissa macrocarpa `Tomlinson` / Tomlinson Natal Plum Clivia miniata / Kaffir Lilly Cuphea ignea / Cigar Plant Dianella revoluta `Little Rev` / Little Rev Flax Lily Dianella tasmanica `Variegata` / Flax Lily Dietes bicolor / Fortnight Lily Eriogonum fasciculatum foliolosum / California Buckwheat Heuchera sanguinea / Coral Bells Phormium tenax / New Zealand Flax Russelia equisetiformis / Firecracker Plant Russelia equisetiformis `Lemon Falls` / Yellow Firecracker Plant Salvia clevelandii `Winifred Gillman` / Cleveland Sage Sansevieria trifasciata / Mother-in-law`s Tongue Senecio mandraliscae `Blue Chalk Sticks` / Senecio EVERGREEN VERTICAL SHRUB (5 GAL) 20 Agave attenuata / Agave Bougainvillea x `Torch Glow` / Torch Glow Bush Bougainvillea Ceanothus x `Frosty Blue` / Wild Lilac Dracaena marginata / Red Edged Dracaena Heteromeles arbutifolia / Toyon Leptospermum scoparium `Ruby Glow` / Red New Zealand Tea Tree Yucca gloriosa `Bright Star` / Yellow Spanish EVERGREEN BORDER SHRUB (5 GAL) 462 Bergenia crassifolia / Siberian-tea Bulbine frutescens / Stalked Bulbine Buxus microphylla / Littleleaf Boxwood Buxus microphylla japonica `Winter Gem` / Winter Gem Boxwood Euonymus fortunei / Wintercreeper Ficus retusa `Nitida` / Cuban Laurel Lantana camara `Chapel Hill Yellow` / Lantana Laurus nobilis / Sweet Bay Lavandula dentata / French Lavender Lavandula stoechas / Spanish Lavender Ligustrum texanum / Texas Privet Loropetalum chinense `Sizzling Pink` / Sizzling Pink Fringe Flower Philodendron x `Xanadu` / Philodendron Pittosporum tenuifolium `Silver Sheen` / Tawhiwhi Pittosporum tobira `Miss Muffett` TM / Mock Orange Rhaphiolepis umbellata `Minor` / Yedda Hawthorn Rosa rugosa / Rugosa Rose Salvia clevelandii / Cleveland Sage Salvia clevelandii `Winifred Gillman` / Cleveland Sage Tibouchina urvilleana / Princess Flower Westringia fruticosa / Coast Rosemary VINES (5 GAL) 99 Bougainvillea x `Oo-La-La` TM / Oo-la-la BougainvilleaClytostoma callistegioides / Violet Trumpet Vine Distictis buccinatoria / Blood Red Trumpet Vine Grewia occidentalis / Lavender Starflower Espalier Macfadyena unguis-cati / Yellow Trumpet Vine Wisteria sinensis / Chinese Wisteria EVERGREEN FLOWERING GROUND COVER (FLATS @ 12" O.C.) 9,121 sf Arctostaphylos x `Emerald Carpet` / Emerald Carpet Manzanita Rosmarinus officinalis / Rosemary Thymus praecox arcticus `Reiter`s` / Creeping Thyme Trachelospermum asiaticum `Asiatic` / Asiatic Jasmine Trachelospermum jasminoides / Chinese Star Jasmine CONCEPT PLANT SCHEDULE32021
CHINQUAPIN AVECLUBHOUSECONDO3CONDO2CONDO1RAMPSLOPEDN12' RAMP UP8%DNRAMP8%8%SLOPERAMPRAMPRAMPUP 5%UP 5%UP 5%RAMPUP 5%RAMPFHFHFIREEASEMENTWWWWWWWWWWWWPLOT: 04/30/14 @ 14:40608 CHINQUAPIN AVEOCEAN BREEZECARLSBAD, CAFILE NAME: C:\Users\mahak_000\appdata\local\temp\AcPublish_58380\CP-2.dwg LAYOUT NAME: L1.2 PLOTTED: Friday, May 22, 2015 - 4:14pmSHEETSHEET TITLE:REVISIONSMB / DM2013-549.01AS NOTEDMLASD05/26/20151 12/01/14 CITY COMMENTSAPPLICATION #'S PUD / 14-05 / CDP 14-18 / MS 14-08-OCEANBREEZE2 15/02/19 CITY COMMENTS3 15/05/26 CITY COMMENTSNORTHGRAPHIC SCALE1 INCH = 20 FT.703 16th Street, Suite 100tel (619)296-3150 fax (619) 501-7725www.mlasd.comMcCullough Landscape Architecture, inc.San Diego, California 92101DAVID W.M CULLOUGHOLIC. #4048AEXP. 12-31-16S TTA EGIRERETSEDLANI LFACFIROHCPSDNACERA ECTIT c01-19-2015DATEWATER use / HYDROZONE mapZONE 1 - MODERATE WATER USE - RECYCLED WATER CONCEPTUAL WATER CONSERVATION PLAN201354901L01.2L1.2ZONE 2 - HIGH WATER USE - WATER FEATURE - POTABLE WATERAREA - 8945 SF AREA - 12 SFNOTE:A. IRRIGATION SYSTEMS SHALL BE DESIGNED TO USE RECLAIMED WATER,BUT SHALL BE CONNECTED TO THE POTABLE WATER MAIN UNTIL RECLAIMEDWATER MAIN IS PROVIDED.B. PROVIDE SEPARATE WATER METERS FOR POTABLE WATER ABDRECLAIMED WATER. SYMBOL MANUFACTURER/MODEL/DESCRIPTION Water Meter 1"Existing Water Meter to be salvaged and reused for fountainwater Water Meter 1"New Water Meter assembly for irrigation. To be replaced withrecycled water upon extension of the recycled water main by thecity.Valve NumberValve FlowValve SizeValve Callout###"IRRIGATION SCHEDULE33
PLOT: 04/30/14 @ 14:40608 CHINQUAPIN AVEOCEAN BREEZECARLSBAD, CAFILE NAME: C:\Users\mahak_000\appdata\local\temp\AcPublish_58380\CP-2.dwg LAYOUT NAME: L1.3 PLOTTED: Friday, May 22, 2015 - 4:14pmSHEETSHEET TITLE:REVISIONSMB / DM2013-549.01AS NOTEDMLASD05/26/20151 12/01/14 CITY COMMENTSAPPLICATION #'S PUD / 14-05 / CDP 14-18 / MS 14-08-OCEANBREEZE2 15/02/19 CITY COMMENTS3 15/05/26 CITY COMMENTS703 16th Street, Suite 100tel (619)296-3150 fax (619) 501-7725www.mlasd.comMcCullough Landscape Architecture, inc.San Diego, California 92101DAVID W.M CULLOUGHOLIC. #4048AEXP. 12-31-16S TTA EGIRERETSEDLANI LFACFIROHCPSDNACERA ECTIT c01-19-2015DATE1 INCH = 16 FT.OVERALL SITE AESTHETICS201354901L01.3L1.3NOTE: ALL COLORS ARE APPROXIMATE DUE TO COMPUTER GRAPHICS AND PLOTTER EFFICIENCY. PLEASE SEE MATERIAL BOARDS FOR ACTUAL COLOR SAMPLES.