HomeMy WebLinkAbout2016-04-20; Planning Commission; ; CT 15-01/PUD 15-03/SDP 15-02/HDP 15-02/HMP 16-02 - CASCADA VERDEThe City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
ltemNo. 8
P.C. AGENDA OF: April 20, 2016
Application completedate: June 30, 2015
Project Planner: Austin Silva
Project Engineer: David Rick
SUBJECT: CT 15-01/PUD 15-03/SDP 15-02/HDP 15-02/HMP 16-02 -CASCADA VERDE -Request
for adoption of a Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program and Addendum, and the approval of a Tentative Map, Planned
Development Permit, Site Development Plan, Hillside Development Permit, and Habitat
Management Plan Permit to allow for the construction of a 35~unit condominium
project on a 3.67 gross acre site generally located between the terminus of Altiva Place
and Altisma Way, and north of Alicante Road within Local Facilities Management Zone 6.
The City Planner has determined that through the implementation of the proposed
Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, the
proposed project mitigates the effects to a point where no significant effect on the
environment would occur.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7162 APPROVING a
Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum, and
ADOPT Planning Commission Resolution No. 7163 APPROVING Carlsbad Tract Map (CT 15-01), Planned
Development Permit (PUD 15-03), Site Development Plan {SDP 15-16), Hillside Development Permit
(HDP 15-02) and Habitat Management Plan Permit (HMP 16~02), based upon the findings and subject to
the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant is proposing to construct 35 residential air-space condominiums on a vacant 3.67 gross
acre lot. The topography of the site varies from gentle slopes to moderately steep slopes with an
unnamed intermittent stream flowing from north to south through the site. The stream conveys storm
runoff from the site and its upstream tributary area into a 72-inch culvert under Alicante Road. The
culvert releases into a concrete-lined channel that flows south though the La Costa Resort and Spa's
South Course to a confluence with San Marcos Creek. A majority of the site consists of riparian
woodland, while there is a section of eucalyptus woodland, nonnative grasses, coastal sage scrub and a
small patch of native grassland. An open space easement was recorded in 1975 on map no. 7784, which
was followed by a reversion to acreage the following year abandoning the open space easement with
the consent of the city. The site has since been vacant, although areas of the property show signs of
disturbance with a scattering of brick pavers, retaining walls, fire pits, and awnings on the lower
elevations of the site. There are single-family home to the north of the project site, although most of the
property is surrounded by multi-family developments that have been at higher densities such as
Spyglass Pointe (17 du/ac) and Alicante Apartments (14.5 du/ac).
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Proposed Construction
The proposed project will have two entrance points, one from Altiva Place and one from Altisma Way. A
vehicular crossing over the creek connects the two sides of the development from each side of the
canyon at the northerly end of the property. The 72-inch culvert under Alicante Road will be replaced
with a larger 96-inch culvert to lower the 100-year water surface elevations within the site. A
combination of plantable, earth-tone colored soil retention walls and CMU retaining walls with a stucco
finish with color and texture to match the buildings are proposed to line the east and west side of the
canyon which will support the private driveways and condominium units. The retaining walls range
from six (6) feet tall to twelve (12) feet tall.
The units are spread throughout eight buildings, ail of which are three stories tall and ranging in size
from 809 square feet to 2,010 square feet. A more complete breakdown of the unit types and sizes are
shown in Table A below. The units are designed so that the garage is located on the first level with two
levels of living spaces above. The eight residential buildings and restroom facility all take on a
Mediterranean-style of architecture by utilizing elements such as red 's' concrete tile roofs, arched
doors, and plaster exterior walls with four different schemes ot neutral color. Architectural detailing is
used to provide visual interest with features such as wood beams/brackets, window trim, decorative
finials/spires, decorative vent tiles, canvas awnings, decorative trim, decorative corbels, decorative
metal grilles, decorative shutters, and decorative ceramic tiles. Several amenities are !Provided onsite
including a tot lot, putting greens, a spa, a barbeque area, and a concrete walkway with views into the
creek area. In an effort to provide screening from the adjacent Arroyo Villas development to the west,
the developer has agreed to plant a maximum of 120, 15-gallori Italian Cypress trees, or other selected
trees as part of a private agreement with the Arroyo Villa homeowner's association granting an off-site
water easement for the installation of a PVC water main.
TABLE A-Unit Breakdown
#of Bedrooms Square Feet #of Units
Plan 1 1 1,525 14
Plan 2/2.1 2 1,790 8
Plan 3/3.1 3 1,762 8
Plan 4 1 809 5
Table B below includes the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
'TABLE B-Zoning/General Plan Designation
Location General Plan Designation Zoning Current Land Use
Site R-15 RD-M Vacant
North Open Space Open Space Vacant (SDGE Easement) ·---
South R-15 RD-M Multi-Family
East R-15 RD-M Multi-Family -----·---West R-15 RD-M Multi-Family
Table C below includes the project site's gross and net acreage, the number of dwelling units allowed by
the General Plan's Growth Management Control Point (GMCP) density and the proposed projects
number of dwelling units and density.
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TABLE C-Density
Gross Acres Net Acres DUs Allowed at GMCP DUs Proposed and
Density Project Density
3.67 acres 3.03 acres 34.9 units 35 units at 11.5 du/ac
Ill. ANALYSIS
The project is subject to the following regulations:
A. R-15-Residential Land Use Designation;
B. Residential Density -Multiple (RD-M) and Planned Development Regulations (C.M.C. Chapters
21.24 and 21.45};
C. Hillside Development Ordinance (C.M.C. Chapter 21.95);
D. Habitat Preservation and Management Requirements (C.M.C. Chaptet 21.210};
E. Subdivision Ordinance (C.M.C. Title 20}
F. lnclusionary Housing (C.M.C. Chapter 21.85}
G. Growth Management Ordinance (C.M.C. Chapter 21.90) and Zone 6 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 R-15 -Residential Land Use Designation
The proposed 35-unit condominium project is consistent with the R-15 General Plan land use
designation in that the project's density of 11.5 du/ac is within the range of 8-15 du/ac and right at the
Growth. Management Control Point of 11.5 du/ac for the R-15 designation. There will be no units
deducted or deposited into the city's Excess Dwelling Unit Bank. Further compliance with the General
Plan is outlined in Table D below.
TABLED-GENERAL PLAN COMPliANCE
ELEMENT GOAL/POLICY PROPOSED USES & IMPROVEMENTS COMPLY -Land Use Goal 2-G.3: Promote infill The applicant is proposing to develop a Yes
development that makes efficient vacant infill site with challenging
use of limited land supply, while topography and habitat constraints. The
ensuring compatibility and residential buil~ings are located in areas
integration with existing uses. that minimizes impact on the habitat
Ensure that infill properties while limited the impact on adjacent
develop with uses and residential development. The buildings
development intensities are three stories tall, but have been
supporting a cohesive designed so that two stories are visible to
development pattern. the surrounding development The
residential project density at 11.5 du/ac
is consistent with the R-15 General Plan
land use designation density of 8-15
du/ac.
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TABLED-GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT GOAL/POLICY PROPOSED USES & IMPROVEMENTS
Housing . Goai10-G.3: Sufficient new, The project has provided five affordable
.affordable housing housing units onsite and is conditioned to
opportunities in all quadrants of enter into a~ affordable housing
the city to meet the needs of agreement for those units.
current lower and moderate
income households and those
with special needs, and a fair
share prop<?rtion of future lower
and moderate income
households.
Public Safety Policy 6-P.28: Encourage The project site is located within a less
physical planning and than five minute response time of Fire
community design practices that Station No. 2 and has been designed to
deter crime and promote safety. comply with the fire code, including
provisions for an automatic sprinkler
system within each dwelling unit.
Noise Goal 5-G.2: Ensure that new The project will not result in exposure of I development is compatible with persons to or generation of noise levels
the noise environment, by in excess of standards established in the
continuing to use potential City's General Plan or Noise Guidelines
noise exposure as a criterion in Manual in that the proposed project is
land use planning. located outside the 60 dB(A) CNEL noise
contour as indicated in the City of
Carlsbad's General Plan Update Noise
Element and Noise Guidelines Manual
(Carlsbad Future Noise Exposure
Contours Map, forecast year 2035). To
insure that the City of Carlsbad Noise
Guidelines Residential Interior Noise
Standard of 45 dB( A) CNEL is achieved,
future homes have been conditioned to
provide a noise assessment prior to
issuance of building permit(s).
COMPLY
Yes
Yes
Yes
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TABLED-GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL, PROPOSED USES & IMPROVEMENTS OBJECTIVE OR PROGRAM
Open Space & Policy 4-P.9: Maintain and The site is identified at a "Development
Conservation implement the city's Habitat Area" in the HMP. A Biological Technical
Management Plan (HMP), Report (BTR) was prepared for the site
including the requirement that and determined that there will be
all development projects comply impacts to 1 acre of riparian woodland
with the HMP and related (Habitat Group A), .33 acres of native
documents. Require grassland (Habitat Group B), .28 acres of
assessments of biological unoccupied coastal sage scrub (Habitat
resources prior to approval of Group D), .26 acres of nonnative
any development on sites with grassland (Habitat Group E), .57 acres of
j sensitive habitat. eucalyptus woodland (Habitat Group F),
I and .22 acres of disturbed land (Habitat I Group F). Impacts to Habitat Groups A
and B will be mitigated at a 3:1 ratio
offsite and impacts to Groups D, E and F
can be satisfied through payment of an
in-lieu fee.
Policy 4-P.58: Require The project is conditioned to conform Ito
developments to incorporate all NPDES requirements and has been
structural and non-structural designed to include Low Impact Design
best management practices (LID) elements.
(BMPs) to mitigate or reduce the
projected increases in pollutant
loads. Do not allow post-
development runoff from a site
that would cause or contribute
to an exceedance of receiving
water quality objectives or has
not been reduced to the
maximum extent practicable.
Circulation Goal 3-G.1: Keep Carlsbad The project has frontage along Altisma
moving with livable streets that Way, Alicante Road, and Altiva Place. The
provide a safe, balanced, cost-frontage along Alicante Road and Aftiva
effective, multi-modal Place already include curb, gutter, and
transportation system (vehicles, sidewalk. However, a majority of Altisma
pedestrians, bikes, transit), Way has curb and gutter but no sidewalks
accommodating the mobility have been installed. The developer is
needs of all community proposing to install a five (5) foot wide
members, including children, pervious sidewalk for the remainder of
the elderly and disabled. Altisma Way which will assist in
improving the pedestrian experience.
The circulation system has been designed
in conformance with Land Development
Engineering Division and Fire Department
design standards and complies with all
other applic<lble City design standards.
COMPLY
Yes
Yes
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Page 6
B. Residential Density:-:Multiple (RO-M) and Planned Development Regulations
The proposed project is required to comply with all applicable land use and development standards of
the Carlsbad Municipal Code (C.M.c.) including the Residential Density-Multiple Familly Zone (C.M.C.
Chapter 21.24) and Planned Developments (C.M.C. Chapter 21.45).
The 35-unit multi-family condominium project meets or exceeds the requirements of the RD-M Zone as
outlined in Table E below. The Planned Development regulations provide most of the development
standards with the exception of those listed in the table below. The project complies with all applicable
development standards for Planned Developments (C.M.C. 21.45). Please refer to Attachment No. 4 for
an analysis of project compliance with Tables C & E of the Planned Development regulations.
Table E -RO-M COMPLIANCE
~~-OM Standards I Required Proposed Comply
1 Setbacks Front: 30' Front: 24'* Yes
Street Side: 10' Street Side (Aitisma Way): 10'
Interior Sides: 5' Interior Side (west): 10'
Rear: 10' Interior Side (east): 9'
Rear: 26'
Lot Coverage 60% max 29% Yes
Building Height 35' 35' Yes
* The Planned Development Ordinance has a setback requirement of 30 feet from a secondary arterial
street. Alicante Road is classified as a secondary arterial street. Section 21.53.120(B) of the C.M.C.
allows for less restrictive development standards for projects that provide affordable housing on-site
provided that the project is in conformity with the General Plan and adopted policies and goals of the
city and it would have no detrimental effect on public health, safety and welfare. The project is
consistent with the General Plan as discussed in Section A above and the reduced setback (from 30 feet
to 24) feet does not negatively impact the safety of Alicante Road, from which the reduced setback is
from. Correspondence from the Housing and Neighborhood Director showing support of these reduced
standards from the Housing Policy Team is attached.
C. Hillside Development Ordinance (C.M.C. Chapter 21.95)
. The project site exhibits a change in grade elevation greater than 15 feet and slopes greater than 15%,
and therefore requires a Hillside Development Permit. The project meets all the requirements of the
Hillside Development Regulations. Hillside conditions of the project have been properly identified on
the constraints map, which show existing and proposed conditi::>ns and slope percentages.
Development of Natura~es of 40% Gradient (C.M.C. 21.95.140(B))
Development shall not occur on natural slopes which exhibit all of the following characteristics:
1. A gradient of greater than 40%; and
2. An elevation differential of greater than 15 feet; and
3. A minimum area of 10,000 square feet; and
4. The slope comprises a prominent land form feature.
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There are natural slopes on the site that possess slopes with a gradient greater than 40%, an elevation
differential of greater than 15 feet, and is greater than 10,000 square feet, however, the slopes do not
comprise a prominent land form feature. The portion of the site that exhibits these features is at the
northeast portion of the site as seen on the slope analysis (Exhibit D). The top portion of this slope has
been developed with multi~family dwellings, has no value for recreational purposes (i.e. trails), and is
not easily seen from the primary roadway, Alicante Road. Therefore the slopes may be developed.
Development of Manufactured Slopes of 40% Gradient (C.M.C. 21.95.140(C))
The development that is occurring on manufactured slopes that are over 40% are not located along
perimeter property lines. The proposed grading volume (3,678.9 cubic yards/acre) falls within the
acceptable level per C.M.C. 21.195.140(D). None of the manufactured slopes exceed a height of 40 feet,
and the slopes which are over 20 feet in height and 200 feet in length are contour graded so that it
follows the outline of the creek bed below. Cascading vines are planted atop all of the retaining walls
for screening purposes, and the portions of the slope are supported by battered soil retention retaining
walls with an earth tone color and are plantable. The remainder of the retaining walls will use a CMU
block that will have a stucco finish with a texture and color to match the buildings. The eight multi-
family buildings and private drive aisles on site are designed so that they are parallel with the existing
contours.
D. Habitat Preservation and Management
TheCity of Carlsbad's Habitat Management Plan (HMP) identifies the subject site as a "Development
Area" and Link E. However, there will be impacts to habitat which necessitates the need to process a
HMP Permit. A Biological Technical Report (LSA Associates, Inc., March 2016) identifies the habitat that
exists onsite which contains riparian woodland (1.11 acre, HMP Habitat Group A), native grassland (.33
acres, HMP Habitat Group B), unoccupied coastal sage scrub (.28 acres, HMP habitat Group D),
nonnative grassland (.26 acres, HMP Habitat Group E), eucalyptus woodland (.57 acres, HMP Habitat
Group F), and disturbed land (.22 acres, HMP Habitat Group F).
The HMP identifies a "no net loss goal" for impacts to riparian woodland. A Mitiigated Negative
Declaration {MND) was prepared for this project and as part of mitigation measure BI0-1, the impact to
the one acre of riparian woodland will be mitigated at a ratio of 3:1 and will be satisfied through the
purchase of off-site mitigation bank credits or other mitigation satisfactory to the City of Carlsbad.
Impacts to native grassland are also required to be mitigated at a ratio of 3:1. Thus, the impact to .33
acres of native grassland will require .99 acres of mitigation, which will also be satisfied in the same
manner as the riparian woodland.
Approximately .11 acres of nonnative grassland, coastal sage scrub, and ornamental vegetation to be
affected by project-related activities associated with drainage realignment will be used for on-site
creation of wetland habitat. Upon completion of grading and construction activities, these areas will be
planted with native wetland container plants, cuttings, and seeds. Approximately .23 acres of riparian
woodland to be temporarily affected by the project-related activities will be restored. These areas will
also be planted with wetland container plants, cuttings, and seed. Approximately .49 acres of riparian
woodland within the southern half of the drainage will not be affected by project-related activities. This
land will be enhanced, meaning that all nonnative species will be removed. A total of .84 acres of on-
site creation (.11 acres), restoration (.25 acres), and enhancement (.49 acres) would be used to offset
anticipated mitigation for impacted habitat areas.
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Page 8
A conservation easement will be recorded over the portion of the site that will be preserved and
restored. In order to identify how the habitat area will be managed and maintained, a Preserve
Management Plan (PMP} will be submitted to the Planning Division. The PMP is based off a property
analysis record, which will also identify the amount the developer needs to establish for a non-wasting
endowment to secure the ongoing funding for the perpetual management, maiintenance, and
monitoring of the biological conservation area by an agency, non-profit organization, or other entity
approved by the City of Carlsbad.
Impacts to HMP Habitat Groups D and E are required to ·be mitigated at a 1:1 and 0.5:1 ratio,
respectively. Mitigation for habitat in Groups D and E which is not conserved or mitigated onsite
requires the payment of an in-lieu fee on a per acre basis at the required ratio. Therefore, the impacts
to .28 acres of unoccupied coastal sage scrub and .26 acres of nonnative grassland will require the
payment of .28 acres and .13 acres of in-lieu habitat impact fees, respectively. Pursuant to the HIVIP,
Group-F habitat types are also required to be mitigated though payment of an in-lieu fee on a per acre
basis. The impacts to .57 acres of eucalyptus woodland and .22 acres of disturbed land will require
irnpact fees for .79 acres of Group F habitat type. The project has been conditioned to pay the
applicable habitat in-lieu fees for impacts to Habitat Groups D, E, and F. The required findings for the
HMP Permit are discussed in the attached Planning Commission Resolution No. 7163.
E. Subdivision Ordinance
The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has
found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the
City's Subdivision Ordinance (Title 20} for Tentative Tract Maps. The subdivision requires a Tentative
Tract Map· because it involves the subdivision of more than five airspace condominiums. The project has
been conditioned to install all infrastructure-related improvements and the necessary easements for
these improvements concurrent with the development.
F. lnclusionary Housing Ordinance
The proposed project involves the creation of 35 residential units through a subdivision and, therefore,
must provide affordable housing to lower-income households as specified in the lnclusionary Housing
Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential development of seven or more
units, not less than fifteen percent of the total units approved shall be constructed and restricted both
as to occupancy and affordability to lower-income households. This 35 unit project is therefore
responsible for providing five inclusionary units which are located in Building F, on the north-easterly
side of the project. The applicant has been conditioned to satisfy the inclusionary housing requirement
for lower-income households by entering into an Affordable Housing Agreement to provide five
affordable housing units on-site prior to final map approval. By entering into the agreement prior to
final map approval, the applicant is providing its fair share of housing affordable to lower income
households, and therefore is consistent with the lnclusionary Housing Ordinance.
G. . Growth Management
The proposed project is located within Local Facilities Management Zone 6 in the southeast quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table E below.
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page 9
TABLE E-GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS
City Administration 123.8 sq. ft.
Library · 66.01 sq. ft.
Waste Water Treatment 35 EDUs
Parks 0.25 acre
Drainage 10 cfs
Circulation 280 ADT*
Fire Station No. 2
Open Space 1.33 acres
Schools Carlsbad (E=.71/M=.21/HS = .19)
Sewer Collection System . 35 EDUs
Water 7,700 GPD '---·
COMPLIANCE
Yes
Yes
Yes
Yes
Yes
Yes
Yes
N/A
Yes
Yes
Yes
*A traffic study was not required for this project because it did not exceed the threshold of 500 ADT.
IV. ENVIRONMENTAL REVIEW
Pursuant to· the California Environmental Quality Act (CEQA) and the Environmental Protection
Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact
assessment to determine if the project could have any potentially significant impacts on the
environment. The environmental impact assessment identified potentially significant impacts to both
biological and cultural resources, and mitigation measures have been incorporated into the design of
the project or have been placed as conditions of approval for the project such that all potentially
significant impacts have now been mitigated to below a level of significance. Consequently, a Notice of
Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting
Program (MMRP) was published in the newspaper for a 30 day public review period from September 22,
2015 to October 22, 2015. A comment letter was received from the San Luis Rey Band of Mission
Indians dated October 12, 2015. As a result of the comment letter received, an Addendum to the MND
was prepared requiring additional mitigation measures for cultural resources at the request of the San
Luis Rey Band of Mission Indians. Before construction can begin, the following will be required of the
developer: United States Army Corps of Engineers 404 Permit, Streambed Alteration Agreement from
the California Department of Fish and Wildlife, and Regional Water Quality Control Board 401
Certification.
AITACHMENTS:
1. Planning Commission Resolution No. 7162 (Mitigated Negative Declaration)
2. Pl~nning Commission Resolution No. 7163 (CT 15-01/PUD 15-03/SDP 15-02/HDP 15-02/
HMP 16-02)
3. Location Map
4. Planned Development Tables C & E
5. City Council Policy No. 66 Compliance Table
6. Disclosure Statement
7. Correspondence from the Housing and Neighborhood Services Director dated Aprilll, 2016.
8. Consent letter between Lanshire Housing Partners, LLC and Arroyo Villas HOA dated January 25,
2016.
9. Reduced Exhibits
10. Exhibits "A"-"LLL" dated April 20, 2016
SITE MAP
LA COSTA
GOLF COURSE
• N
,,NOT TO SCALE
Cascada Verde
CT 15-01 I PUO 15-03 I SOP 15-02 I HOP 15-02 I HMP 16-02
REF
NO SUBJECT
PLANNED DEVELOPMENTS (CMC SECTION l1.4S.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
II DEVELOPMENT STANDARD
Per the underlying General Plan designation. When two or more general plan land use
ATIACHMENT NO.4
COMPLIANCE COMMENT
designations exist within a planned development, the density may be transferred from
f---1----'--+--'o'-'nc::.e'-'g=eneral plan designation to another with a general plan ame_ndment.
All dweiling 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:
C.1 Density N/A
C.2 Arterial
Setbacks
Prime Arterial 50 Feet
Major Arterial 40 Feet
Secondary Arterial 30 Feet
Carlsbad Boulevard 20 Feet
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
~pplicant is requesting a deviation
from this standards pursuant to CMC
21.53.120(B)
More than 50% of the required
Alicante Rd. setback area is
landscaped with groundcover
including trailing lantana, creeping
mahonia, rosemary, and coyote
brush. Street trees are not included
along Alicante Road because ofthe
sight distance conflicts of motorists
turning onto Alicante Road from r-Altiva Place. ---------------------------------------+-----------------1
1 There is a retaining wall over 42" I Project perimeter walls greater than 42 inches in height shall not be located in inches in height at the corner of
I
the required landscaped portion of the arterial setback, except noise Alicante Road and Altisma Way.
attenuation walls that: However, it is not considered a
! • Are required by a noise study, and perimeter wall because it supports I • Due to topography, are necessary to be placed within the required the bio-1retention basin an exposed
I landscaped portion of the arterial setback. portion of the wall is located below
\ grade from the street. f---t------:--!--'----------------.,---------------~---------+-"'--'-_:_:_ ___ ___::....:..;:_;__;_ _____ -j
Permitted I
Intrusions
C.3 into
Setbacks/ [
Building I
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.
Project Complies. All intrusions
(staircases) into the required building
separation meet Section 21.46.120.
Streets
Minimum right-of-way width 56 feet
Minimum curb-to-curb width 34 feet f-----------------~------------------~ Minimum parkway width (curb NA. Project is not proposing a private 5.5 feet, including curb 1 Private adjacent) street. ~-------'-'~~~-----~~--~~~--~--:------~
Public
Minimum sidewalk width 5 feet (setback 6 inches from property
line)
Minimum right-of-way width 60 feet
Minimum curb-to-curb width 34 feet f-.:..C:..:.~.:..:::.:..C.:..::...:"-'.-.'-"-.:..:C..C,.:-:.:_:_:_:.:._+::.._:_;_::_:;_:__ __________________ ~
Minimum parkway width (curb 7.5 feet, including curb adjacent) ---------1 r· Minimum sidewalk width 5 feet (setback 6 inches from property
NA. Project is not proposing a public
street.
I line) >-------1 -+--------------------+----------------j
1
1
One-family dwellings and twin A minimum of one street tree (24-inch
N/A I · box) per lot is required to be planted in homes on small-lots
1 the parkway along ai_l_s_t_r_e __ e_t_s. ____ +---------------1 -·
I
; Street trees shall be spaced no further
apart than 30 feet on center within the Street Trees Condominium projects within
·parkways parkway. -----+-..,------,----,----------1
1 The proposed strawberry tree, crape 1 Tree species should be selected to create a unified image for the street,
Street trees provided every 30 feet
I
myrtle, and gold medallion creates a provide an effective canopy, avoid sidewalk damage and minimize water I j unified image and are consistent with
I consumption.
'-----'--------------'-------~-------------------------------'---th_e __ c_i_,ty'-'s_l_a_ndscape manuaL
I --~~-
PLANNED DEVELOPMENTS (CMC SECTION 7.1.45.060)
TABLE C: GENERAL DEVELbPMENT STANDARDS
REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO ----·
3 or fewer Minimum 12 feet wide when the drive-aisle is not required for I emergency vehicle access, as determined by the Fire Chief. dwelling If the drive-aisle is required for emergency vehicle accr:ss, it shall be a N/A units
I minimum of 20 feet wide.
4 or more The private drive-aisle maintains a width dwelling Minimum 20 feet wide. of 24' throughout the project site. units
I No parking shall be permitted within the minimum required width of a All surface parking spaces are located
drive-aisle. outside of the 24' wide drive-aisles.
A minimum 24-foot vehicle back-up/maneuvering area shall be The private drive-aisles maintain a width provided in front of garages, carports or uncovered parking spaces (this
I c.s Drive-aisles may include driveway area, drive-aisles, and streets). of 24' throughout the project site.
Additional width may be required for vehicle/emergency vehicle The Fire Department has approved the
maneuvering area. 24' wide drive-aisles. -All projects All public facilities including curb, gutter
Parkways and/or sidewalks may be required. and sidewalk have been conditioned to
be constructed along the property
frontage.
I No more than 24 dwelling units shall be lccated along a single-entry
I drive-aisle. N/A
I ----· ·~------Pavers and ~exposed aggregate are used All drive-aisles shall be enhanced with decorative pavem~nt. along portions of the drive-aisles. -·-· Number Projects with 10 units or fewer A .30 space per each unit.
of Visitor Nine guest parking spaces are required;
Parking ~ Projects 11 units or more A .25 space per each unit. . eight are provided on-sitP. and one on-C.6 Spaces When calculating the required number of visitor parking spaces, if the calculation street parking space is provided on
Required l;ults in a fractional parking space, the required number ofvisitor.parking spaces Altisma Way.
(1j all always be roLJnded up to the nearest whole number. _ .
,-----------------------------------------,-----------,----,--------------------, PLANNED DEVELOPMENTS (CMC SECTION 21.45.060}
TABLE C: GENERAL DEVELOPMENT STANDARD ~~-~-F~_s_u_s_JECT ~---=~----~-~~~~~~~~~~~~D~EV~E~L~O~P~M_E __ N __ T_S_T_A~~-A_R_D __ ~--------_-_-_-_-_-_-_-_~~-----~---_-_c~O~M~~P~LI~A~N~CE~~CO~M~~M~E~N~T~~~~~:
On-street visitor parking is permitted on private/public streets, subject N/ A
C.7
Location
of
Visitor
Parking
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
On Private/ street(s) that is contiguous to the project boundary Public 1--ln-pa_r_k-in_g_,_b__,_a_y_s_al_o_n_g_p_u__,b,_lic_/_p-riv_a_t_e_s_,tr-e-et,__s_w_i-th_i_n-th_e_,_pr-o-je_c_t ___ --11--N-/A ______________ --t
Streets boundary, provided the parking bays are outside the minimum
required street right-of-way width.
When visitor parking is provided as on-street parallel parking, not less N/A
I
than 241ineal feet per space, exclusive of driveway/drive-aisle
where parallel parking spaces are located immediately adjacent to I
entrances and aprons, shall be provided for each parking space, except
I [-driveway/drive-aisle aprons, then 20 lineal feet may be provid~d-·----1-----------------1
i 1 Within the Beach Area Overlay Zone, on-street parking shall not count N/A ~---~rd meeting __ ~e visitor parking requirement. -----------+-----------------t
I On Visitor parking must be provided in parking bays that are located All visitor parking is provided outside of
lon,le-aisles outside the required minimum drive-aisle width. the 24'wide drive aisle r I One required visitor parking space may be credited for
I .
1
.d h ~ach driveway in a project that has a depth of 40 feet or
1
1 Outs1 e t ,e · more.
Beach Area F . . h 10 f . 11 • d ..
0 1 or projects w1t or ewer un1ts, a requ1re VISitor ~er ay parking may be located within driveways (located in front
one of a unit's garage), provided that all dwelling units in the
N/A
N/A
project have driveway3 with a ~ep~~~O fe_et_o_r_m_o_re_._-t------------------------
On a
Driveway
One required visitor parking space may be credited for
each driveway in a project that has c depth of 40 feet or
more.
N/A
~~------------~-----------------------+--------------------------------If the streets within and/or adjacent to the project allow
Within the
for on-street parking on both sides of the ;treet, then
visitor parking may be located in a driveway, subject to the
following:
• All required visitor parking may be located within
Bea-ch Area 'J driveways (located in front of a unit's garage), provided
Overlay that all dwelling units in the project have driveways with
Zone I a depth of 20 feet or more.
I " If less than 100% of the driveways in a project have a
I depth of 20 feet or more, then a .25 visitor parking space
will be credited for each driveway in a project that has a
N/A
W depth of 20 feet or more·(calculations resulting in a
fractional parking space credi.t shall ai\.IVilys be rounded
down to the nearest whole number). --------+------------------1
I
The minimum drivewav depth required for v!sitor parking
II {20 fee_t or 40 feet) applies to driveways for front or side-All f
back of sidewalk, or from the edge of the drive.-ais!e,
N/A lloaded garages, and is measured rom the property .line, projects
:-------+-------wh~hever is closest to ~~_E~uc~re. --------_--+------------------1
For projects of more than 25 units, up to 2.5% of visitor parking may be
provided as compact spaces (8 feet by 15 feet). No cverharyg is
permitted into any required setback area or over sidewalks less than 6
feet wide.
N/A Compact
Parking I---------------------------------------~-------------------~ For all projects within the Beach Area Overlay Zone, up to 55% of the 1
I N/A '---L-----_L ______ 1 visitor ~arking may be provided as compact spaces (8 f~~t by 1~'-f_e_e_t-'--). _ _,_ _________________ ----'
PLANNED DEVELOPMENTS {CMC SECTION 21.45.060}
TABLE C: GENERAl DEVELOPMENT STANDARD _____________ ::..:.:c=----,-------------·------j I REF' I
NO SU8JEC_T_+1-------.-------~--D-E_V_EL_O_P_M_E_N_T_S __ TAN __ ~DA_R_D __ ~~~~--------,_~~-C-O_M~P~L-IA_N_C_E_C_O_M_M~E-N_T~--~
Visitor parking spaces must be located no more than 300 feet as All visitor parking spaces are located Distance from unit measured in a logical walking path from the entrance -of the unit it within 300 feet of the residential units
could be considered to serve. they're serving. ---+------1--·-----~c:...:...:-=...::-=-:-::..::c.:...c:.__c.:;__::_cc...;..c.__c~_.c_:._----,-----------·------,---+~-:'-!.....__::._'-'----,-><-..c._ _________ --1
Open parking areas should be screened from adjacent residences and public rights-All open parking spaces are screened by
C.8
C.9
Screening
1
,
of Parking
Areas
of-way by either a view-obscuring wall, landscaped berm, or landscaping, except landscaping or by the topography of the
parking located within a driveway. site.
Community
Recreational
Space (l)
Community recreational space shall be provided for all projects of 11 or more
dwelling units, as follows:
! 7,000 sq. ft. of recreational space is
!Minimum community
recreational space
required
Projects with 11 to
25 dwel!ing units
I Projects with 26 or
I mor. e dwelling
~ units
i
Projects wit:1 50 or
I more dwelling units
I
All projects
(with 11 or more
dwelling units)
Project is NOT within R-23 ·
1 200 square feet p~r unit required and 8,220 square feet of
general plan desig:'-n_a_t_io_n_--t----·-·-----------1 recreational! space is provided.
Project IS within R-23 general 150 square feet per unit plan designation
Community recreational space shall be provided as either (or
both) passive or actiVe recreation facilities. N/A
--Community recreational space shall be provided as both 5,250 sq. ft. of space for active recreation
passive and active recreational facilities with a minimum of I facilities is required and 5,280 sq. ft. of
75% of the area allocated for active facilities. space is provided. ···------+--'----'-------------------1 Commtmity recreational space shall be provid~!d as both
I passive and active recreational facilities for a variety of age
, groups (a minimum of 75% of the area allocated for active N/A
I facilities).
' For pr~"""'je,_c_t_s_c_o_n_s __ is.~ti-n·g-of ___ b_n_e_-.,-fa-m-·i-ly.-d.,...w~e-.,.1.:1-i~"is'or-tw_i_n_h_o_rr_H:?-s-+--------·---
on small-lots, at least 25% of the community recreation space
must be provided as pocket parks.
• Pocket park lots must have a minimum widtiTof 50 feet
and be located at strategic locations such as street
intersections (especially "T-intersections") and where
N/A
open space vistas may be achieve __ d·-----------1---·--·--------------1
There is community recreational space
located on both sides of the project and
includes a spa area, tot lot, putting
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. greens, BBct and picnic area, and
1-------------------~---·-----+-m_e:...:a_n...;..d...;..e_ri_,ng walkways with benches.
Credit for indoor recreation facilities shall not exceed 25% of
the required community recreation area.
Required community recreation areas shal! not be located in
any required front yard and may not include any streets,
N/A
N/A
::>f 5% or greater, or walkways (except those walkways that ~ drive-aisles, driveways, parking areas, storage areas, slopes
are clearly integral to the design o_f_tl_1e'-r-'e-'-c_re'--a.,-ti..:.o.:.:.n..::.a.:...re,-=a'-'-)'-'. --+-------------------1
In addition to required resident and visitor parking,
1 recreation area parking shall be provided, as follows: 1 space
1 for each 15 residential units., or fraction thereof, for units N/ A
: located more than 1,000 feet from a community recreation
1 RO<coot;ooAco• I ""· .
I ~~~ . The location of recreation area parking snail be subject to the I , same location requirements as for visiter parking, except. that N/A I I required recreation area parking shall not be located within a
! driveway(s).
l----------'--------------------------------'-------------------1
Examples of recreation facilities include, but are not limited to, the following: I ---------------·-,-------------------------~
1 I Swimm1ng pool area
ll Children's playground equ1pment
Spa
1
1 , Courts (tennis, racquetball, volleyball, basketball)
Recreation rooms or buildings Active
1 Horseshoe pits I ·. 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)
'---....L....----------'-0.!':.Y other facility deemed by ~he City ~lan~L~.?~tisfy_~he intent of providin~ acti~e recreational faci~~
C.lO
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLEC:GENERALDEVELOPMENTST~~~~A~R~D~----,, ------------------------------;~BJECT ~-----__ ·-_-_------_-_-_--~----~-~--D_E_V_E_Lo __ PM __ E_Nr_sr __ A._N_D_A_R __ D ________________ '-'------'·----CO_M_P_LI_A_N ___ CE_C __ o_M_M_E_N_T __ --1
1 Benches
Passive
I
Barbecues
Community gardens
Grassy play areas with a slope of less . .thnn 5%. ·
No lighting is proposed to minimize
adjacency impacts on habitat below. Lighting I Lighting adequate for pedestrian and vehicular safety shal~ be provided ..
1----t-------. .
C11 I Rm<>ed · · · ·
r--· ~equired for projects with 10.0 or more units, or a master or specific pla(l with 100
. or more planned development units. Exception: RV storage is not !·equired for
I
projects located within the R-15 or R-23 land use designations.
20 square feet per unit, not to include area required for driveways and approaches.
I Developments located within master plans or residential specific plans may have
, 1 this requirement met by the common RV storage area provided by the master plan
N/A
C.12 Vehicle (RV) RV storage areas shall be designed to accommodate recreatior>al vehicles of various
Recreational ~r residential specific plan. .
I
Storage (l) sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). ___________ +N-/_A _____________________ -1
I
The storage of recreational vehicles shall be prohibited in the front yard setback
1 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
N/A
landscaping. r---+------+~~c~~~------------------------~·~----·-·--~------------------------1
C.13 Storage
Space
'------'----
480 cubic feet of separate storage space per unit.
If a!l 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 by providing garages for
each unit.
NA.
NA.
Required storage space may be designed as an enlargement of a covered parking
structure provided it does not extend into the area of the required parking stall,
and does not impede the ability to utilize the parking stall (for vehicle parking). -·--+-----
I 30 units provide a 20'x20' two-car
I
A garage (12'x20' one-car, 20'x20' two-car, or larger) satisfies the required storage garage, ancl 5 units provide a 12'x20' space per unit. i -------4-o~n_e_-c~a~r~g~ar~ag~e_. ___________ ~
[ This requirement is in addition to closets and other indoor storage areas. NA.
ATTACHMENT NO. 5
CITY COUNCIL POLICY 66 -LIVABLE NEIGHBORHOODS
~ ______ Principle Compliance Comments
1 1 i Building Facades, Front Entries, Porches
2
L
I 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.
I I The building facades include a
variety of roof heights, off-set
building projections and
interesting materials and design
, details including smooth plaster,
I wood columns, wood brackets,
I window trim, decorative
finials/spires, decorative vent tiles,
canvas awnings, decorative
1\ corbels, decorative metal grilles,
decorative shutters, and
I
decorative ceramic tile. In
addition, front entries are defined
I with arched openings or
I decorative ceramic tiles and
I G~rages
I balconies look out towards the
I private drive aisles. Project
--+complies.
1
1 Homes shou!d be designed to feature the residence as the
1 prominent part of the structure in relation to the street. A
I variety of garage configurations should be used to improve the
, street scene. This may include tandem garages, side-loaded
I garages, front-loaded garages, alley-loaded garages and
I recessed garages.
I i i
I
I
j The two and three bedroom units I will include a two-car garages and
the one bedroom units will each
have a one-car garage. Some of
1
the two-car garages have separate
f garage doors to break up the
/ monotony of the standard two-car
i garage door. Further, second and
I i third floor building projections
i reinforces the living areas of the
I building as the prominent part of
L the_~tructure. Project complies.
CITY COUNCIL POLICY 66-LIVABLE NEIGHBORUOODS (CONTINUED)
11 Principle ____ · __ · ___ l Compliance C(~
Street Design l _, ______ . I
I
An interconnected, modified (grid) street pattern should be ~~1 The project is developing on an · ,
incorporated into project designs when there are no existing multi-family residentially
4
5
6
1 topographic or environmental constraints. Interconnected
streets provide pedestrians and automobiles many alternative
routes to follow, disperse traffic and reduce the volume of cars
I
on any one street in the neighborhood. Streets should be
designed to provide both vehicular and pedestrian
connectivity by minimizing the use of cui-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
I zoned lot that is surr
three existing public
ounded by
streets
(Aiicante Road, Altisr na Way, and
y developed Altiva Place) presentll
1 as part of an existing
I
interconnected stree t pattern and
•sign has the existing street dE.
already been designe
project utilizes two e
improve circulation t
I site. Project complie
!d. The
ntries/exits to
hroughout the
s.
I I I I !
I which neighborhoods interact. Within this context, vehicular ·I
movement should be additionally influenced through the use I of City-accepted designs for traffic calming measures. i
Parkwa~ I . . . -~
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.
I ·-I Pedestrian Walkways ··
I Pedestrian walkways should be located along or visible from all
streets. Walkways (sidewalks or trails) should provide clear,
I comfortable and direct access to neighborhood schools,
I parks/p!azas and transit stops. Primary pedestrian routes
should be bordered by residential fronts; parks or plazas.
' Wherestreet conn'ections are not feasible (at the end of cui-
de-sacs), pedestrian paths should also be provided.
1 Street trees are plan ted adjacent
er possible
species of tree
ng a unified
I to parkways wherev
i and utilize the same
on each street creati
look. Street trees wt
planted along Alican
because of line of si€
:!re not
te Road
:ht traffic
safety concerns. Pro ject complies.
I A pervious sidewalk
I installed along a por
Way where there cu I sidewalk. A concret1
l winds throughout th
will be
tion of Altisma
rrently is no
:! walkway
I to the recreation are
1 includes benches for
e site leading
as and
viewing into
t. Project I the creek area belo~
________ I}JPiies.
Centralized Cmnmunity Hecreation 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
I
[ The project provides recreation
1 areas on both sides (
1 are connected by a c
I
Jf the site and
on crete
[ walkway. The recre< I indude uses such as
1 barbeque area, tot!(
ltion areas
a spa,
sited on residual parcels/ used as buffers from surrounding
developments or to separate buildings from streets.
. __ t~ens. Project com
)t, and putting
plies.
{~Cicyof
Carlsbad
DISCLOSURE STATEMENT
P-1(A)
Development Services
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.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, ci1ty and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below. ·
1. APPLICANT (Not the applicant's agent) .
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a QJ,Iblicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Corp/Part._ ___________ ~
Title. __________ _ Title _____________ _
Address~---------Address . ._. -------------
2. OWNER (Not the owner's agent)
P-1(A)
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 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 ne~cessary.)
100%
Person Matt Nelson Corp/Part Lanshire Housing Partners LLC
Title Co-Manager Title _______________ _
Address. 11913 Ocean Park Blvd
Los Angeles, CA 90064
Address P.O. Box 2671
Carlsbad, CA 92018
Page 1 of2 Revised 07110
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organizati10n 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?
0 Yes [8] No If yes, please indicate person(s):. ___________ _
NOTE: Attach additional sheets if necessary.
Print or type name of applicant
Signature of own~i'/aPPiicant's agent if applicable/date
Print or type name of owner/applicant's agent
P-1(A) Page 2of2 Revised 07/10
Tammy McMinn
From:
Sent:
To:
Subject:
Hi Austin and Eric.
Debbie Fountain
Monday, April 11, 2016 1:35 PM
Austin Silva; emunoz@hofmanplanning.<:om
Altisma/Cascada Verde
Based on my understanding that the noted project has not changed significantly from the prroject presented to the
Housing Policy Team on October 1, 2014, the support from the Housing Policy Team remains valid. The Housing Policy
Team supported the requested standards modifications: 1} reduced setback from Alicante Rd of 20 feet (rather than 30
feet}, and 2} retaining wall height to exceed 6 feet (up to 10 feet maximum). The team's understanding is that the
development will provide for a total of 35 units, with 5 of the units provided on-site as affordable ownership units (all1
bedroom units). The Housing Policy Team was also complimentary of the design efforts understanding the difficulty of
the site.
Let me know if you need anything further from me or the Housing Policy Team to move forward with the project for
approval.
Thanks,
Debbie
Debbie Fountain
Housing and Neighborhood Services Director
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad,Ca.92008-1949
1
January 25, 2016
To: Matt Nelson/Michael Kootchick
LANSHIRE HOUSING PARTNERS LLC
11913 Ocean Park Boulevard, Los Angeles, CjA
90064
Property Owners of APN:
Letter of Consent for Water Easement: Cascada Verde -
CT 15-01 and related permits
The above referenced project located on APN: ~~...=....~:;.x.
requires an offsite water easement associated ·with its
development. The proposed offsite easement is located on
our property per the legal description provided be~low for
the Arroyo Villas condominium development. As the HOA
President, I am authorized to represent the property
ownership.
In general terms, the water easement is 20 x 48' in a
common area located in the south east portion of our
development and shall remain free of any encroachment
by walls, fences, trees, large shrubs or structure!S. It is
depicted on the Off-Site and On-Site Easement Plan dated
August 6, 2015 for the Cascada Verde project as provided
to the HOA on November 10, 2015.
We hereby consent to the granting of this water ea~sement
for the installation of an 8 inch PVC water main and
furthermore, agree at this time to sign and execute a deed
granting the water easement to the Carlsbad Municipal
Water District as part of the Final Map plan check approval
process for CT 15-01.
This consent is based on the eventual approval of the
Cascada Verde project by the Carlsbad Planning
Commission with a specific condition outlining the
requirement for the subject water easement to be s~ecured
as part of the Final Map process.
This consent is also based on the following to be
completed within 30 calendar days of receiving final
project approvals from the city of Carlsbad and affected
agenc1es:
• $20,000 financial payment to the HOA general
fund account for use per HOA direction
• Italian Cypress trees, or other HOA-selected tree
species, to be planted within HOA property
adjacent to the western property opposite Units
13 through 26 associated with the Cascada
Verde project which has a lineal length of
approximately 720 feet
• Location of the planted trees to be pE~r HOA
direction
• Maximum tree count shall be 120; all 120 trees
shall be 15 gallon size maximum
• Funding the installation of the 120 trees satisfies
the non-financial component of this agre~ement;
all maintenance responsibilities for the planted
trees remains with the HOA
Patrick Ross -HOA
President Date
2404-B Altisma Way
Carlsbad CA 92009
APN: &...J.JI~~...!..=.J~
Signing on behalf of the Arroyo Villas Condominium Project: Lot 245 of La Costa Valley
Unit No. 5 per Map No. 6730 as recorded on September 8, 1970 in the Office of the
County Recorder, County of San Diego, State of California
c: David Rick, Associate Engineer, Carlsbad Engineering Division, 163fi Faraday
Avenue, Carlsbad, CA 92008
Eric Munoz, Director of Planning, Hofman Planning & Engineering, 3'156
lions head Avenue, Suite 1, Carlsbad, CA 92010
CASCADA VERDE (ALTISMA CONDOMINIUMS) CT 15-01: PUO 15-03 ; SOP 15-02; HOP 15-02: HMP 16-02
PROJECT DESCUPTION
THE: SHE IS ON ALICAI/1E ROAD BE:Tiif£N ALilSMA WAY AND AL11VA PLACE S'fflffTS. \I£S1lNG 1I"NTA1l\l£ MAP AND RflAT£0 EN1ln.EI.I£N1S ARE PROPOSED TDBU/W A PRIVA1[SU8D!V!SIDN OFJS ATTACHED DMELUNGUNITS.
LEGAL DESaUPTION PARCEL -f. OF PARCH MAP NO. 13158, IN THE CITY Of CARLSBAD. COUNTY Of SAND/EGO, STATf:OFCAUFORNIA, f!!.EIJ IN THE OffiCE: OF 1HE COUNTY RECORDER OF SAN DIEGO COUNTY. fEBRUARY 21, 1984 AS /NS1RUI.I£J/1NO. 84-06J7960FOFFICJALRfCORDS
A TOWNHOME PROJECT BY LANSHIRE HOUSING PARTNERS, LLC
CARLSBAD, CALIFORNIA
SOURCE OF TOPOGRAPHY TOPOGRAPHY SHOl\111 ON THESE PLANS WAS G£NERA1ED BYAN AERIAL SURVEYBYGEOCEN1RIC SUR\I£Y. INC. DA1£D FEBRUARY 211!4, AND A SIJPPLEI.IENTALF!Et.DSUR\I£YGATHEREDINI.IARCH2014,8Y~
pjANNING MID fNCJNffR/NG TOPOGRAPHY SHOIIN HEREON CONFORMS TO NA110NAL MAP ACCURACY STANDARDS.
GENERAl NOTES:
I. S£11£1\' DIS1R/CT"'LEUCADIA WAS1E WA1fR DISTRICT
2. WATER DISTRICT"' CARLSBAD I.IUN!CIPAL WATER DISTRICT J. SCHOOLDIS1RICT"'SAIYI./ARCOSUNIFlEDSCHOOI..DIS1RICT 4. ASSESSOR'S PARCU NO.= 215-24G-J6
!i.GROSSSITE:ACR£AG£=J.677ACRES
6. £XIS11NG/PROPOSED ZONING= RD-1.1 7. EXIS11NG/PROPOSED Gf:NERAL PLAN =RM/l 8. EXISTING LAND USE= VACANT 9. PROPOSED LAND USE= RE:SIOEN111ll 10. LOT COVERAGE= 29.05% 11. PERCE:NTLANDSCAPING =51% (160,160 SF' TOTAL S/TE:ft0,955 Sf LANOSCAPING) 12 REQUIRED PARKING SPACES= 77
S (I BR) X 1.5 = 7.5
JO (2 T BR) X 2 = 60 0,25 VIS/TOR PARKING X J5 UNITS= 8.75 PROVIDED PARKING SPACES= 77 SPACES GARAG£SPACES:65 RES/DENTML SURF !ICE SPACES: J VISITOR SIJRFAC£ SPAC£5: B VISITOR ON AL TISMA WA 'f. 1 JJ. NUDEVELOPABL£ AREA= J.O.H AC 14. TOTAL GRADED AREA= 2.99AC
15. PROPOSED DENSITY= 11.54 UMTS/ACRE 16. UNDEVfiDPABU: AREA = SEE SLOPE ANAL 'fSIS 17. STORAGE SPACE= SA11SFlED V!A GARAG£5 PROVIDED PER UNIT 18. AV£RAGE DAILY 'ffiAmC = J5 CONDO UNIT X 8 ADT/UNIT = 280 ADT 19. TOTAL NUI./fi!R Of UNITS= J5 UNITS ISX AffORDt.BLE UNIT= 5 UNITS 20. RECREA110NAL ARE!. REQUIRED= 7,000 SF(JS X 200 SF)
a220 Sf RECREATIONAL t.REA PROVIDED
AC11V£ RECREATIONAL AREA REQUIRED= 5..250 (7,000 X 0.75) 5,280 SF AC111'£ R£CREA110NAL AREA PROO,D£0
(SPA AREA"' 1,960 SF, TOT LOT& PUmNG GREEN AREA= J,J20 Sf) PASS!\£ RECREA1lot/AL AREA REQUIRED= 1,750 SF(7,0(J0-5,250) 2,9WSFPA5SI\IfRECREA1lONALAREAPROVIDED (GRASSY PLAY AREA= 520 SF, BENCHES, WALKWAYS, ETC.= 2,420 Sf) 21. NO. OF LOTS= J 22. WA1!R FlOW RAlE = 19,250 ADF (250 GALLON,AlA'f X J5 UNITS)
2J. FIRE now RAT£"' J,OOO GPM
24. SE'WfR now RAlE-7,700 ADF (220 GALLON/DAY X 35 UNITS) PEAK DAILY FlOW= 19,250 GALlDN;UA'f (7,700 X 2.5) 25. PROPOSED DRAINAGE DISCHARGE= 1Q2 CFS
(3.7 CFS EAST ON-SIT£ AREA, 6.5 CFS II£ST CN-SITE AREA) 26. WAST£ MANAGEMENT Mll PROVIDE CURBSIDE 1RASH PICKUP.
THIS SUBDIVISION IS A CDNDCIM/N/UI./ PRD.£CT AS DEFINED IN SECTION 4125 OF THE C/V1L CODE Of THE STAlE OF CALIFORNIA. CONTAINING A MAXIMUM
OF J5 DII£LL/NG UNITS CONS1S11NG OF THREE (J) L01S.
LEGEND
EXISTING EASEMENT
£XIS11NG RIGHT OF WAY
EXIS11NG LOT UN£ (OFTSilE)
D:JS11NG BUILDING
£X/511NG SIDEWALK RAMP
EXIS11NG BRUSH
EXISTJNG TREES
EXISTING CONTOUR
£XIS1lNG CROSSWALK
EXIS11NG ROAD STRIPING
EXISTiNG FIRE HWRANT AS"Sr.
EXIS11NG PUBLIC S'ffiEET LIGHT
EX/511NG CURB
EX/S11NG CURB k GUTTrR
EXISTING CONCRETE BROW DITCH
EXIS11NG ELECTRICAL EQUIP.
EXISTING STORM DRAIN
L~--------~J
0----·-.. -~.
=:> =:>
c;;;;J
--v -v --
TENTATIVE MAP
AERiAEME DMWINGS:
CITY OF OCEA~~~oo
'-'"\"'--;,)!;· ~r \ ···~)_ ·Ai".:!i,.,. .. 1.<>-"' ·~ 0' t -~ "\ .~ ......... J";. ·' :.0i
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\ .
'I ''-... CITY OF ENCINITAS
VIONTIYMAP
DRAWING NO. 182 6 IMPRO\.£M£NTPLANS FOR LA COSTA E:STATE:NORTH, CARLSBAD 1RACT 75-4 DRAWING NO. 182-6A GRADING PLANS fOR LA COSTA £STAT£ NORTH, CARLSBAD TRACT 75-4 DRAWING NO. 17G-2 !MPIW\.£UENT PLANS FOR ALJCANTE: ROAD, ALT!SMA WAY a CARINGA WAY IN LA COSTA VALI.E'fUNITNO. 5 DRAIIIING NO. 170-2A GRADING PLANS FOR ALJCANTE ROAD, AL11SI.IA WAY & CARINGA WAY IN LA COSTA VALlEY UNIT NO.5 DRAWING Na 167-7 PLANS fOR IMPROVEMENT OF ALICANlE ROAD, AIRL WAY, CANDIL
WAY IN CARLSBAD 1RACT 72-25. (ALICANlE HILLS)
DRAWING Na l67-7A GRADING PLAN FOR CARLSBAD 'TRACT 72-25 (ALICANlE HilLS)
DRAIIIING Na 265-4 /MPRO\IfMENTPLANS FOR AUCANTE ROAD & ALTIVA PLACE (SPYGLASS POiNTE)
DRAWING Na 255-of.A GRADING PLANS FOR ALICANTE ROAD a AL11VA PLACE (SPYGLASSPO!NTE)
UM/TSOFGRADING -111--til----40---
PROPOSED EASEMENT - - - - - - -
EXISTING 100 \f'AR INUNDATION LIMIT UNKNOIIN, NO £XIS11NG DATA
PROPOSED 100 \f'AR !NUNDA1lotl UI.IIT - - ----SEE SHEF:T 5
hl?fC,f~ ffcJMRs~~~J¥R[t.CE --_jS~OL(~-
~Ml;~e.:~'1f:~tc~~~~ f}j:~:.·~:;·t·:~fi/·~~:~~~·!?l:~Z:/J
VISITABLE UNIT (f/)
PROPOSED STORM DRAIN
PROPOSED 5D CATCH BASIN
PROPOSED SD MANHOLE
PROPOSED STORM DRAIN OURET
PROPOSED SEWER LIN£
PROP. SEII£R SYC. W/ C.O.
PROP. SEII£R MANHOLE
PROPOSED WATER LINE
PROP. WA 7ER SVC.
--s--
- s ---------@ c.o
-s-o--s-
--\1-\1--
PROPOSED CURB
PROPOSED CURB a GUTTrR
PROPOSED RIBBON GllnER
DRAINAGE DIR£C110N W/ SLOPE
PROPOSED MASONRY RETAINING WALL
~
~
PROPOSED SOIL RETENTION RETAINING WALL WITH 4:1 (Yf:RTJCAL:HORIZONTAL) BATTERED FACE AND CLOSED FACE CONFlGURA110N BELOW 100 'IR STORM WATER SURFACE ELEVATION
CONCRE7E SIDEWALK, PERVIOUS PEDESTRIAN WALKWAY. PERVIOUS
CONCRETE SIDEWALK, 11./PERlAOUS
ALL CONCR£7E STAIRS. 1/.IPER\IfOUS
PERMEABLE PEDESTRIAN PA\i£RS
\lfHICULAR PA\fRS, PERVIOUS
V&IICULAR PA\IfR.S: IMPBmOUS
""''
-
~
li1']";"""';;:; )''..'-1
•SPOTELEV.~
• FS = FIN/SHED SURFACE ELEVATION (llARDSCAPE)
• FG = FINISHED GRADE ELEVATION (PLAN11NG OR WRF)
• Fl.. "' Fl..OIK.INE ELEVATION (DRAINAGE CQURS£)
• RIM = RIM ELEVATION (STORM DRAIN)
• TW = TOP OF WALL ELEVA1lON (RETAINING WALL)
• TF ~ TOP OF FDOT!NG OF WALL (RETAINING WALL)
" I.E. = INV£RT ELEVA1lON (STORM DRAIN)
• TC = TOP OF CURB EL£VA110N
• CL =CENTER LINE
• EW = EXPOSED HEIGHT Of WALL
• GU£ = GENERAL UTJL/T'f EASEMENT
• ESMT = EASEMENT
0 REC AREA = RECREA 110NAL AREA
• PVT =PRIVATE
OINNER/[JEVEI.OPER
LANSHIRE HOUSiNG PARTNERS, LLC A 1£XAS L/Mil£0 LIAB!L/1Y COMPANY REPRESE:NTA1l\£: /oMIT NELSON (JlO) 8J7-26JJ ll91JOCEANPARKBL\o£1 LOS ANGEL£5, CA 9000~
ENGINEER
/lOU/AN PLANNING & ENGINEERING
BRIANC.REGAN(760)592-4016 3155 LIONS/lEAD A\.£NUE, SUIT£ 1 CARLSBAD, CA 92010
ARCHnECT
STARCK ARCHITECTURE a PLANNING REPRESENTATI\J£; JAMIE STARCK. SORAPCNG 1HAMA'((JIIGKIT (6JQ) 299-7070 20~5 KETTNER BLVD, SUilE 100 SANDIEGO,CA92101
LANDSCAPE AROiriECT
IVYLANUSCA"t ARCHITECTS, INC REPRESENTATI\If:HARR'fMESTYANEK ~:~~ ~~-~4~ET, SUITE ~ SAND/EGO, CA 92102
SHEET INDEX
CIVIL COIIE:R SHEET
CONCEPWAL SITE PLAN
CONSTRAINT MAP
SLOPE ANAL YS/S
PRELIMINARY GRADING PLAN
PRELIMINARY RETAINING WALL PLAN
PRELIMINARY UTILITY AND STORM DRAIN PLAN
PRELIMINARY DETAILS
PRELIMINARY DRIVEWAY "An & •a" PROFILES
10 PRELIMINARY DRIVEWAY "C", "D" & "E" PROFILES
11 PRELIMINARY CHANNEL PROFILE
12~15 PRELIMINARY CROSS SECTIONS
16 PRELIMINARY PUBLIC SEWER PROFILE
17~18 PRELIMINARY STORM DRAINAGE PROFILE
19 40% SLOPE AND RETAINING WALLS
20 TENTATIVE MAP LOT EXHIBIT
L1-0 LANDSCAPE CONCEPT PLAN
L2-0
L2-1
LJ-0
L4-0
WATER CONSERVATION PLAN
WATER SUPPLY PLAN
CONCEPWAL MAINTENANCE PLAN
FIRE PROTECTION PLAN
PREllMJNARV EAA1HWORK:
CUT:Q,OOOCY
FIL/.;/I,OOOCY
11/PORT:2,000CY
REIIEDI/tL:JJ.O/XJCY
NOTE: THESE QUAN1111ESHA\£ BEEN CALCULA1ro FROM FG TO t:G AND BEfORE ANY BULKING DR SHRINKING fACTORS.8ALANCEI\UBESOUGHTIN fURTHER DESJGN 11!RATIOOS.
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EXIS11NG SEl\fR LINE ~ VEHICULAR CONCRE1E W/111 EXPOSED AGGREGA 1£, IMPERlAOUS k 1·1-1'1-·1
VJ 'GVliSll!VJ :)ll 'S!,J3NJ11V d ONISnOH 3!,JIHSNVl ' A8 .L:)3rO!,ld 3V'lOHNMO.L V tlmi3A VQVJSV;) \ \:
@ 20' WATER EASEMENT GRANTCO TO CARLSBAD
MUNICIPAL WATER DISTRICT, REG 10/5/73 AS
INSTRUMENT No. 73-282155.
@ 10' EASEMENT GRANTED TO SAN DIEGO COUNTY FLOOD
CONTROL, REC 10/?0/75 AS INSTRUMFNT No.
75-289313.
@10' EASEMENT GRAN1£0 TO LEUCADIA COUNTY WATER
DISTRICT. REG 10/14/75 AS INSTRUMENT No
75-0282565.
® 20' EASEMENT FOR TREE TRIMMING RIGH rS
TO SDG&E, REG 4/16/54 AS DOC 49841, AND
5/12/54 AS INSTRUMENT No .. 52395.
@ 15' DRAINAGE EASEMENT D£0/CATED ON MAP
@ 10' EASEfy!ENT GRANTED TO SAN DIEGO COUNTY FLOOD No. 7784.
CONTROL. REG 6/18/70 AS INSTRUMENT No.
70-106332.
@ 20' SEWER EASEMENT GRANTED TO LEUCADIA COUNTY
WATER DISTRICT, REC 10/14/75 AS INSTRUMENT No
75-0282565.
(D EASEMENT TO LEUCADIA COUNTY
DISTRICT TO MAINTAIN SEWER
10/14/75 AS INS{RUMENT No.
REG
Q) EXISTING PRIVATE STORM DRAIN PIPE DRAINING
TO SITE FROM SPYGLASS POINTE PER RECORD
DRAWING NO. 266-4A GRADING PLAN.
®---.. __..... CORPS WETLAND WATERS OF THE US
ep...._ --CDFG STREAMBED/ BANKS WITH RIPARIAN
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810-FILTRATIO~I AREA NOTES'
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Carlsbad,CA.92D10 (760) 692-41/J/J www.hofmonpoorming.cam
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3156 UonsheodAvenu8, Suile I Carlsoad,CA92010 (760) 592-4100 www.ho'monplor.mngcom
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IINGRAOFD AREA NATIY[S YfGfiA!ON REMAINS/ EXOIJCS RfMOYFD·
~ REFER TO PROJECTS HABITAT MlliGATlON AND ~MONITORINGPLAN(HMMP)
1. TOT LOT AREA WITH POURED IN PLACE RUBBER SURFACING 2, BENCHES
3 DECORATIVE BOULDERS 4. PUTTlNG GREEN WITH ARTIFICIAL TURF
5. SPA 6 880 AREA 7. 42" HEIGHT METAL GUARD RAIL ON TOP OF RETAINING WALL
6, PATlOTABL£5
9. VEHICULAR CONCRETE W/ EXPOSED AGGREGATE
10. CONCRETE WALKWAY
11. RETAINING WALL (SEE CIVIL)-STUCCO FINISH/COLOR/TEXTURE TO MATCH ARCHITECTURE.
12, WETLAND AREA (SEE CIVIL)
13. MASONRY SEAT WALLS (18" HEIGHT)
14. DECORATIVE METAL FENCE WITH COLUMNS (MIN. 5'-6" HEIGHT)
15. PEDESTRIAN DECORATIVE METAL GATE (MIN. 5'-6" HEIGHT) 16. EXISTING CONCRETE WALKWAY TO REMAIN. PROTECT IN PLACE 17. RESTROOM FACILITY (SEE ARCH.) 18. PERMEABLE VEHICULAR PAVERS 19.PERMEABLEPEDESTRIANPAVERS 20. VISIBILITY TRIANGLE-PLANTINGS IN EXCESS OF 30" IN HEIGHT ARE NOT ALLOWED 'MTHIN THIS TRIANGLE. 21.EASEMENTS(SEECIVIL)
22. EXIST1NG WOOD FENCE TO REMAIN 2.3.iiEHICULARPAVERS 24. RETAINING WALL-SOIL RETENTION WALL (SEE CIVIL)
25. EXISTING SALIX LASIOLEPIS TO BE REMOVED (15 TOTAL)
26. EXISTING SALIX LASIOLEPIS TO REMAIN -PROTECT IN PLACE
27. RETAINING WALL-STUCCO FINISH/COLOR/TEXTURE TO MATCH ARCH. WITH 42" HT. METAL
GUARD RAIL ON TOP & "S WIDE LANDSCAPE AREA. SEE CIVIL SECTIONS M&N, SHEET 13.
I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE & IRRIGAllON PLANS CONTAINED IN THE
CITY OF CARLSBAD"S LANDSCAPE MANUAL & WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE
PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS&: THE LANDSCAPE MANUAL&: AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I
CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.
Jv-APPUc-ANTSiGNATURE ______ _
HAROLD E. MESTYANEK, ASLA
IVY LANDSCAPE ARCHITECTS. INC 1947FERNST.SUITE4
SAN DIEGO, CA 92102
TYPE OF REINFORCED STRAW MATllNG SHALL BE AS APPROVED BY THE CITY & STAKED TO THE SLOPE AS RECOMMENDED BY THE
MANUFACTURER
PASSIVERECREAllON: BENCHES BBQAREAS
GRASSYPLAYAREAS(LESSTHAN50'DIMENSION)
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HYDROZONE LEGEND WATER CALCULATIONS
SYMBOL HYDROZONE # IRRIGATION PLANT I~YDROZONE I~ OF TOTAL METHOD FACTOR AREA LANDSCAPE AREA
~ ZONE #1 DRIP ~~~fR ~~~ ~~~NTS 140,900sf ls1% IRRIGAnON
(.8) (.3)
fllj ZONE #2 DRIP BIORETENTION l6,250sf 18% IRRIGATION AREAS/ TREES -
(.8) MODERATE WATER
USE PLANTS (.5)
[:] ZONE #3 SHORT TERM NATIVE/NATURALIZING 15, 100sf 16% ABOVE PLANTS FOR
GROUND WETLAND CREATION/
SPRAY (.55) HABITAT
RESTORAT!ON
LOW/VERY LOW WATERI
USE PLANTS ( 3)
~ ZONE #4 NONE =N~~~~~~MENT AREA 126, 720sf 134%
VEGETATION/ EXOTICS
REMOVED
D ZONE #5 NONE ARTIFICIAL TURF 680sf I LESS THAN 1%
II ZONE #6 NONE SPA -160 sf I LESS THAN HIGH WATER USE 1%
79,810 sf L______j
MAX. APPLIED WATER ALLOWANCE (MAWA)
MAWA"' (Eto) x .62 [(0.7)(LA) + (0.3)(SLA)] = XX GAL/YR
MAWA=-47.0 x .62 [(0.7)(81,035)] = 1 652 952 GAL/YR
PRELIMINARY ESTIMATED TOTAL WATER USE (ETWU)
ETWU "" [(PFxHA)/IE + SLA](.62)(Eto)
ETWU "" [23,962](.62)(47.0) = 698 253 GAL/YR
LANDSCAPE AREA "" N.ID.Q. S.F.
SPECIAL LANDSCAPE AREA "" Q. S.F.
TOTAL AREA "'ZM1.Q S.F.
HYDROZONE I PLA~LfACTOR I ~"!'?_~0~9~,E 1.rr) »r<t:.A V1AJ
#1 -LOW/VERY LOW 0.3 40,900
#2 -MODERATE 0.5 6,250
#3 -LOW/VERY LOW 0.3 5,100
#6 -HIGH 160
PFxHA
12,270
.3,125
1,530
160
•ONLY LOW VOLUME OR SUBSURFACE IRRIGATION SHALL BE USED TO
IRRIGATE ANY VEGETATION WITHIN 24" OF AN IMPERMEABLE SURFACE
UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED &
CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A
LANDSCAPED AREA.
IRRIGATION I PFxHA
METHOD (IE) (1E)
DRIP-.8 15,.338
SPRAY-.55* 5,682
SPRAY-.55* 2,782
150
SUM I 23,962
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WATER CONSERVATION FEATURES NORTH
THE PLANTS IN THE CANDIDATE PLANT LIST HAVE BEEN SELECTED FOR AESTHETICS, PRACllCALITY,
SHAPE/FORM, COLOR AND WATER EFFICIENCY. NATIVE PLANTS ARE SELECTED WHENEVER POSSIBLE. WE HAVE UTILIZED TREES AND SHRUBS TO CREATE NATURAL HEATING AND COOLING OPPORTUNITIES NEXT TO
BUILDINGS.
SOIL TESTING WILL REQUIRED TO DETERMINE THE NEED FOR SPECIFIC SOIL AMENDMENTS PRIOR TO ANY
PLANTING OPERATIONS.
THE SYSTEM WILL BE DESIGNED TO REDUCE OVERALL WATER REQUIRED FOR SUPPLEMENTAL IRRIGATION. A FLOW-SEi~SOR, RAIN-SENSOR, AND ET-BASED CONTROLLeR WILL 0[ UTIUZCD TO ACHIEVE THIS GOAL. THE
DELIVERY METHOD WILL BE A COMBINATION OF BUBBLERS AND DRIP IRRIGAllON. OVERHEAD SPRAY
IRRIGATION WILL BE LIMITED TO TURF /ARTlFICIAL TURF AND AREAS SUBJECT TO STORMWATER TREATMENT
INUNDATION.
IRRIGAT!ON 'HYDROZONES' WILL BE SEPARATED BASED ON PLANT REQUIREMENTS AND SOLAR EXPOSURE. FINAL IRRIGATION DESIGN PLANS SHALL COMPLY WITH AB 1881.
MULCH WILL BE APPLIED IN ALL LANDSCAPE AREAS TO KEEP PLANT ROOTS COOL, MINIMIZE EROSION AND
REDUCE WEED GROWTH.
THE PROJECT LANDSCAPE AREAS AND IRRIGATION SYSTEMS WILL BE REGULARLY MAINTAINED BY A
HOMEOWNER'S ASSOCIATION.
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MAINTENANCE
RESPONSIBILITY
EXHIBIT CARLSBAD, CA
SITE DEVELOPMENT PLAN lliilill CASCADA VERDE
LANSHIRE HOUSING PARTNERS LLC
FUEL MODIFICATION ZONES
~fllfiMQDIFICADONZONfl
• NO TREES, SHRUBS OR GROUNDCOVER OVER 3' IN HEIGHT. • SHRUBS USED MUST HAVE KNOWN FIRE RESISTIVE QUALITIES. • IRRIGATION REQUIRED
~FUEIMODIFICATIONZONE2 • NOTREES
• SHRUBS&: GROUNDCOVER SHALL BE LOW WATER USE PLANT SPECIES KNOWN TO HAVE SLOW BURNING, LOW FUEL CHARACTERISTICS.
• IRRIGATIONREOUIRED
~FIIFIMOQIFICAJJON70NF3 • TREES MAY BE ALLOWED AT THE DISCRETION OF THE FIRE CODE OFFICIAL
PROVIDED THAT, AT MATURITY. A 20" SPACING CAN BE MAINTAINED
BETWEEN THE TREE CANOPIES • SHRUBS & GROUNDCOVER SHALL BE LOW WATER USE PLANT SPECIES
KNOWN TO HAVE SLOW BURNING. LOW FUEL CHARACTERISTICS • IRRIGATION REQUIRED
LSJ :EM~~:~:Bi~~-~~~~JI:1~NCTO~~g,t.:~R ~-'~A~~~~:A.:~E'~~R~~gN i&~:N~~ ~~T~~~~~rMENT
• SHRUBS & GROUNOCOVER SHALL BE APPROVED BY NA1URAL RESOURCE AGENCIES
• TEMPORARY IRRIGATION ALLOWED
MAINTENANCE NOTE· • MAINTENANCE ACCESS SHALL BE PROVIDED TO ALL FIRE PROTECTION AREAS. AU MAINTENANCE ACCESS POINTS SHALL BE IDENTIFIED ON THE
RECOREDED DRAWINGS AND A MAINTENANCE ACCESS AGREEMENT SHALL BE RECORDED FOR THE SUBJECT PROPERTY. MAINTENANCE WILL OCCUR ON AN
ANNUAL BASIS. DEBRIS AND TRIMMINGS PRODUCED BY MAINTENANCE AND THINNING SHALL BE REMOVED FROM THE SITE OR SAHLL BE CONVERTED TO MULCH BY A CHIPPING MACHINE AND EVENLY DISPURSEO OVER THE AREA TO A MAX
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A TOWNHOME PROJECT
BY LANSHIRE HOUSING PARTNERS LLC
VICINITY MAP
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SITE
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CARLSBAD,CA
PROJECT DATA
l"fW~I"CT D5CRIPnDN· ~;i£~i~~:i~J;l~~~l~~S~~~N~r~;~::~:L
TYPE OF CONSTI'tUC.TION· TYF'I" V S (NON "'-"TED CONSTRUCTION)
RESIDI"NTIAL MEDIUM HIGH ( ... MHJ
RI"SIDI"NTIAL DENSITY·MUL TIF'LE ( .. D+1)
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AREA ANALYSIS
~14S.F. e&iS:F.
~ ~~~~~:l~~R
114S.f.
l73S.f
CT 15-01 I PUO 15-03 I SOP 15-02 I HOP 15-02
SHEET INDEX
,------------------------------------------,---------------------------------------------------------------,------------~1~0F41
CASCADA VERDE
LAN SHIRE HOUSING PARTNERS LLC
S T A R C K CA ARCHITECTURAL UCENSE C 10560
A R T R E
2045 KETTNER BOULEVARD SUITE 100 SAN DIEGO
+
CALIFORNIA 92101
A N N I
FON: 619 299 7070
G
fAx· 619 295 8768
TITLE SHEET
ISSUE DATE: 5/18/15
@)~
*SEE CIVIL AND LANDSCAPE SITE PLANS FOR SITE INFORMATION NOT SHOWN.
CASCADA VERDE STARCK
A R C H I l
2045 KETTNER BOULEVARD
T
SUITE 100 LANSHIRE HOUSING PARTNERS LLC SII.N DIEGO CALIFORNIA. 92101 5/18/15 2014014P01.DWG
CT 15-01/ PUD 15-03/ SDP 15-02/ HDP 15-02
COLOR SCHEME KEY:
SCHEME 1 SCHEME 3
SCHEME 2 SCHEME 4
;----LOT NUMBER
B9
L____ PLAN TYPE
E ENHANCED SIDE ELEVATIONS
R REVERSED CONDITION
1/ 1/
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CA ARCHITECTURAL LICENSE C 10560
A N N I
FON: 619 299 7070 FAX: 619 295 8768
CT 15-01 I PUD 15-03 I SOP 15-02 I HOP 15-02
PROJECT DATA
1SRJ BLDG 2BRJBLDG 3BR/BLDCJ 4BR/ BLDG TOTAL UNITS/ NO. OF UNIT AREAS • AL TISMA
BLRLOING DESCRIPTION PLAN4 PLAN1 PLAN2, 2.1 PLAN3, 3.1 BLDG BUILDINGS TOTAL 1BRS TOTAL 2BRS TOTAL 3BRS TOTAL4BRS TOTALS
BLDG A-1: 3-STORYTOWNHOME 4-PLEX 0 2 0 2 4 1 0 2 0 2 4
BLDG A-2: 3..STORVTOWNHOME 4.PLEX 0 2 0 2 4 1 0 2 0 2 4
BLDG B: 3-STORV TOWNHOME .a.PLEX 0 2 1 1 • 1 0 2 1 1 4 PLAN1
BLDG C: 3-STORYTOWNHOME 5.PLEX 0 2 1 2 5 1 0 2 1 2 5
BLDG D: 3-sTORVTOWNHOME 5.PLEX 0 2 2 1 5 1 0 2 2 1 5 FIRST FlOOR 219S.F.!
BLDG E-1: 3-STORYTOWNHOME4.PLEX 0 2 2 0 4 1 0 2 2 0 4 SECOND FLOOR 614S.F.
BLDG E-2: 3-STORYTOWNHOME 4-PLEX 0 2 2 0 4 1 0 2 2 0 4 1HIRDFLOOR 692 S.F. BLDG F: 3.sTORY TOWNHOME! 5.PLEX 5 0 0 0 5 1 5 0 0 0 5
TOTALS 5 14 8 • 35 8 5 14 8 • 35 TOTAL 1525 S.F.
MIX 14"/a 48% 23% 23% 108 DECK 110S.F.
PARKING TABULATION GARAGE 453 S.F.
PARKING REQUIRED: PLAN2
PER 21.45.080 TABLE E
1.50 SPACES PER 1 BEDROOM 5UNITS 7.5 FIRST FlOOR 269 S.F.
2 SPACES PER 2 OR MORE BEDROOMS 30 UI'ITS .. SECOND FLOOR 713 S.F. VISITOR PARKING 0.25 SPACE PER UNIT(21.45.0SO) 35UNJTS 8.75 1HIRD FLOOR 808 S.F.
TOTAL PARKING REQUIRED 76.25 TOTAL 1790 S.F.
PARKING PROVIDED:
GARAGE • I DECK 114S.F.
RESIDENTIAL ON SURFACE 3 GARAGE 473 S.F.
VISITOR ON SURFACE • PLAN2.1
TOTAL PROVIDED ON-SITE PARKING 76
FIRSTFLOOR 269 S.F.
OUEST PARKING ON AL 11SMA WAY 1 ,SECOND FLOOR 713 S.F.
TOTAL PARKING PROVIDBI 77 1HIRD FLOOR 780 S.F.
'VISITABLE UNITS TOTAL 1762 S.F.
NUMBER OF COVERED UNn'S 351 DECK 114S.F.
VISITABLE UNITS REQUIRED AND PROVIDED (10"/oOF COVERED UNITS) GARAGE 473 S.F.
PLAN 3, PLAN 3.1
FIRSTFLOOR 351 S.F.
BUILDING AREAS
BUILDING TYPE
SECOND FLOOR 873 S.F.
THIRD FLOOR 785 S.F.
A·1,A-2 B c E·1,E·2 TOTAL 2010 S.F.
TYPE OF CONSTRUCTION V-B V·B V-B V-B V·B V-B
NUMBER OF STORIES 3 3 3 3 3 DECK 120 S.F.
GARAGE 453 S.F.
FIRST FLOOR AREA 1140.00 SF 1058.00 SF 1409.00 SF 1327.00 SF 976.00 SF 275.00 SF
SECOND FLOOR AREA 2974.00 SF 2814.00 SF 3687.00 SF 3527.00 SF 2654.00 SF 1885.00 SF PLAN4
THIRD FLOOR AREA 2954.00 SF 2977.00 SF 3762.00 SF 3785.00SF 3000.00 SF 1890.00 SF
FIRST FLOOR 55 S.F.
l UTA.i. AREA Pt:.K BiJii.Oiii 7063.00 SF 6849.00 SF 8858.00 SF 8§39.00 ~F 6630.00 SF 4050.00 SF SECOND FLOOR 377 S.F.
1HIRD FLOOR 378 S.F.
DECKS 460.00 SF 454..00 SF 574.00 SF 56'8.00 SF 448.00 SF 435.00 SF TOTAL 809 S.F.
GARAGE 1812.00 SF 1832.00 SF 2285.00 SF 2305.00 SP 1852..00 SF 1835.00 SF DECK 87 S.F.
GARAGE 367 S.F.
~------------~~~~~~------------~~~~------------------------------------~~~------~------------~3 OF41
CASCADA VERDE STARCK CA ARCHITECTURAL LICENSE C 10560
lANSHIRE HOUSING PARTNERS LLC R
2045 KETTNER BOULEVARD 5118115 2014014P02.DWG SUITE
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100
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SAN DIEGO CALIFORNIA 92101
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2045 KETTNER BOULEVARD SUITE 100 92101
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100 SAN DIEGO CALIFORNIA 92101
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2045 KETTNER BOULEVARD SUITE
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100 SAN DIEGO CALIFORNIA 92101
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2045 KETTNER BOULEVARD SUITE
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100 SAN DIEGO CALIFORNIA 92101
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100 SAN DIEGO CALIFORNIA 92101
A
FON:
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619 299 7070 FAX: 619 295 B768
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100 SAN DIEGO CALIFORNIA 92101
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CA ARCHITECTURAL LICENSE C 10560
N N I
619 299 7070 FAX: 619 295 8768
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2045 KETTNER BOULEVARD LANSHIRE HOUSING PARTNERS LLC
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100 SAN DIEGO CALIFORNIA 92101
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619 299 7070
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2045 KETTNER BOULEVARD SUITE 100 CALIFORNIA
CA ARCHITECTURAL LICENSE C 10560
A N N I G
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,------------------------------------------,--------------------------------------------------------------~------------~24~0F41
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LANSHIRE HOUSING PARTNERS LLC
S T A R C K CA ARCHITECTURAL LICENSE C 10560
A R
2045 KETTNER BOULEVARD SUITE
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100 SAN DIEGO
N N I
CALIFORNIA 92101 FON: 619 299 7070 FAX: 619 295 8768
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,------------------------------------------,--------------------------------------------------~~~~~~~---------------CA ARCHITECTURAL LICENSE C 10560 CASCADA VERDE STARCK
A R c H
2045 KETTNER BOULEVARD LANSHIRE HOUSING PARTNERS LLC SUITE
T
100 SAN DIEGO
+
CALIFORNIA 92101
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619 299 7070
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2045 KETTNER BOULEVARD SUITE
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100
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SAN DIEGO
+
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A
FON:
CA ARCHITECTURAL LICENSE C 10560
N N I G
619 299 7070 FAx· 619 295 8768
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2045 KETTNER BOULEVARD LANSHIRE HOUSING PARTNERS LLC SUITE
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100 SAN DIEGO CALIFORNIA 92101
A
FON:
CA ARCHil CCI URAL LICENSE C 10560
N N I G
619 299 7070 FAX: 619 295 8768
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2045 KETTNER BoULEVARD LAN SHIRE HOUSING PARTNERS LLC SUITE
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100 SAN
E
DIEGO CALIFORNIA 92101
A
FON:
CA ARCHITECTURAL LICENSE C 10560
N N I
619 299 7070 FAX: 619 295 B768
BLDG D EXT. ELEV.
COLOR SCHEME 1
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~----------------------------------------~--------------------------------------------------~~~~~~~,-----------~2~90F41 CA ARCHITECTURAL LICENSE C 10560 CASCADA VERDE STARCK
A R C H
2045 KETTNER BOULEVARD LANSHIRE HOUSING PARTNERS LLC SUITE
T
100 SAN DIEGO CALIFORNIA 92101
A
FON:
N N I
619 299 7070
G
FAX: 619 295 8768
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~------------~~~~~~-------------,~~~~------------------------------------------~------~----------~3~00F41 SIARCK CA ARCHil t:C I URAL LICENSE C 10560 CASCADA VERDE BLDG E-1, E-2
SECOND FLOOR PLAN A R H
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LANSHIRE HOUSING PARTNERS LLC SUITE
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100 SAN DIEGO CALIFORNIA 92101
A
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N N I
619 299 7070 FAX: 619 295 8768 3/32"=1'-0"
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,------------------------------------------,---------------------------------------------------------------,------------~31~0F41 CASCADA VERDE STA~CK
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2045 KETTNER BOULEVARD SUITE LANSHIRE HOUSING PARTNERS LLC T
100 SAN DIEGO CALIFORNIA 92101
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CA ARCHITECTURAL LICENSE C 10560
N N I G
619 299 7070 FAX: 619 295 8768
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2045 KETTNER BOULEVARD SUITE
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100 SAN DIEGO CALIFORNIA 92101
A
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CA ARCHITECTURAL LICENSE C 10560
N N I G
619 299 7070 FAX: 619 295 8768
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2045 KETTNER BOULEVARD LANSH!RE HOUSING PARTNERS LLC SUITE
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100 SAN DIEGO CALIFORNIA 92101
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CA ARCH I I t::C I URAL LICENSE C 10560 -------··-BLDG E-1. E-2 EXT. ELEV.
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2045 KETTNER BOULEVARD LANSHIRE HOUSING PARTNERS LLC SuiTE
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100 SAN DIEGO CALIFORNIA 92101
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N N I
619 299 7070
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2045 KETTNER BOULEVARD SUITE
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100 SAN DIEGO CALIFORNIA 92101
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CA ARCHITECTURAL LICENSE C 10560
N N I G
619 299 7070 FAX: 619 295 8768
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2045 KETTNER BOULEVARD LANSHIRE HOUSING PARTNERS LLC SUITE
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100 SAN DIEGO CALIFORNIA 92101
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619 299 7070
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2045 KETTNER BOULEVARD SUITE LAN SHIRE HOUSING PARTNERS LLC T
100 SAN DIEGO
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