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HomeMy WebLinkAbout2017-09-06; Planning Commission; ; CDP 2017-0023 (DEV2017-0075) – SHERIDAN PLACE SINGLE FAMILY RESIDENCEThe City of CARLSBAD Planning Division A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. Application complete date: June 26, 2017 P.C. AGENDA OF:September 6, 2017 Project Planner: Chris Garcia Project Engineer: Tecla Levy SUBJECT: CDP 2017-0023 (DEV2017-0075) – SHERIDAN PLACE SINGLE FAMILY RESIDENCE – Request for approval of a Coastal Development Permit to allow construction of a two- story 2,852 square foot single family residence and 441 square foot garage within the Mello II Segment of the City’s Coastal Program located on the west side of Sheridan Place within Local Facilities Management Zone 1. The project site is within the appealable area of the California Coastal Commission. 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 15303(a) construction of a single-family residence of the State CEQA Guidelines. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7260 APPROVING Coastal Development Permit CDP 2017-0023 based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The 0.16 acre (6,786 square foot) project site is located on the west side of Sheridan Place as shown on the attached location map. The relatively flat lot has been previously graded but otherwise undeveloped. 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 R-4 Residential One-Family Residential (R-1) Vacant North R-4 Residential R-1 Single-family residential South R-4 Residential R-1 Single-family residential East R-4 Residential R-1 Single-family residential West R-4 Residential R-1 Single-family residential Proposed Residential Construction: The project consists of the construction of a new 2,852 square foot two-story single-family residence and attached 441 square foot two-car garage. The proposed project offers an island plantation aesthetic which is complementary to the surrounding neighborhood. The two- story massing of the project is broken down utilizing multiple roof lines to create interest and offer a more human scale composition. Door and window openings are carefully arranged to provide rhythm and order to the building elevations. The architectural style is supported through the incorporation of low pitched, hip roof lines with broad overhangs, articulated rafter tails, board and batten vertical siding and detailed wood railings. 1 CDP 2017-0023 (DEV2017-0075) – SHERIDAN PLACE SINGLE FAMILY RESIDENCE September 6, 2017 Page 2 Also included is a 438 square foot, detached accessory dwelling unit at the rear of the property. The accessory dwelling unit will be administratively reviewed and acted upon by the City Planner through a separate Minor Coastal Development Permit (CDP 2017-0038), pursuant to Carlsbad Municipal Code (CMC) Section 21.201.08(C) and subsequent to the Planning Commission action for CDP 2017-0023. Proposed Grading: Estimated grading quantities include 32 cubic yards (cy) of cut and 17 cy of fill with 15 cy of export. A minor grading permit will be required for this project. III. ANALYSIS The project is subject to the following regulations and requirements: A. R-4 Residential General Plan Land Use Designation; B. One-Family Residential (R-1) Zone (CMC Chapter 21.10); C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC 21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203); D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and E. Growth Management (CMC Chapter 21.90). The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable city regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below. A. R-4 Residential General Plan Land Use Designation The project site has a General Plan Land Use designation of R-4, which allows development of residential projects at a density of 0-4 dwelling units per acre (du/ac) with a Growth Management Control Point (GMCP) of 3.2 du/ac. The project’s density (6.3 du/ac) exceeds the R-4 Residential density range of 0-4 du/ac. However, one single-family dwelling is permitted to be constructed on a legal lot that existed as of October 28, 2004 pursuant to the General Plan. The subject lot was legally created prior to October 28, 2004. Therefore, development of a one-family dwelling is consistent with the R-4 Residential General Plan Land Use designation. B. One-Family Residential Zone with minimum 7,500 square foot lot size (R-1-7,500) The project is required to comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the One-Family Residential (R-1) Zone. The proposed project meets all applicable requirements of the R-1 Zone (shown in Table “B” below). TABLE B – R-1 ZONE DEVELOPMENT STANDARDS Standard Required/Allowed Proposed Comply Front Yard Setback 15’ (key lot) 20’ garage/18.5’ second story Yes Side Yard Setback 10% lot width – 6’-2” North: 6’-3” South: 6’-3” Yes Rear Yard Setback 20% of lot width – 12’-4” 12’-4” Yes Building Height 30’ with > 3:12 roof pitch or 24’ with < 3:12 roof pitch 22’-8½“ w/3.5:12 roof pitch Yes Lot Coverage 40% 40% Yes CDP 2017-0023 (DEV2017-0075) – SHERIDAN PLACE SINGLE FAMILY RESIDENCE September 6, 2017 Page 3 Parking Two-car garage Two-car garage Yes C. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). The project site is located within the Mello II Segment of the Local Coastal Program and is within the appealable area of the California Coastal Commission. The site is also located within and subject to the Coastal Resource 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 Local Coastal Program (LCP) Segment. The subject site has an LCP Land Use Plan designation of R-4 Residential, which allows for a density of 0-4 du/ac and 3.2 du/ac at the GMCP. At the R-4 Residential GMCP, 0.5 dwelling units would be permitted on this 0.16 acre (net developable) property. However, one single-family dwelling is permitted to be constructed on a legal lot that existed as of October 28, 2004 pursuant to the General Plan. The subject lot was legally created prior to October 28, 2004. Therefore, development of a one-family dwelling is consistent with the R-4 Residential General Plan Land Use designation and R-4 Residential LCP Land Use Plan designation. The project consists of the construction of a new 2,852 square foot single-family residence with an attached 441 square foot two-car garage in an area designated for residential development. The proposed two-story single-family residence is compatible with the surrounding development of one-story and two-story single-family structures. The two-story structure will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the previously graded site, nor are there any sensitive resources located on the developable portion of the site. The proposed project is not located in an area of known geologic instability or flood hazard. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the residentially designated site is not suited for water-oriented recreation activities. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. The subject property does not include steep slopes (equal to or greater than 25 percent gradient) nor native vegetation. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. D. Inclusionary Housing Ordinance (CMC Chapter 21.85) For a single-family residential project on a vacant lot, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing impact fee since the lot was created prior to May 1993. The project has been conditioned to pay this fee prior to the issuance of a building permit. CDP 2017-0023 (DEV2017-0075) – SHERIDAN PLACE SINGLE FAMILY RESIDENCE September 6, 2017 Page 4 E. Growth Management 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 “C” below. TABLE C – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 3.48 sq. ft. Yes Library 1.85 sq. ft. Yes Waste Water Treatment 1 EDU Yes Parks .0069 acre Yes Drainage 0.51 CFS/Basin B – Agua Hedionda Creek Yes Circulation 10 ADT Yes Fire Station No. 1 Yes Open Space N/A N/A Schools Carlsbad (E=.35/M=.1036/HS = .0959) Yes Sewer Collection System 1 EDU Yes Water 550 GPD Yes IV. ENVIRONMENTAL REVIEW This project is exempt from CEQA per the exemptions listed below: (1) Section 15303 of CEQA exemptions (Class 3) exempts the construction of single-family residences in urbanized areas from environmental review. A Notice of Exemption will be filed by the City Planner upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7260 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Exhibits “A” – “I” dated August 16, 2017 S H E R I D A N P L CHINQUAPIN A V CHINQUAPIN AVTAMARACK AV TAMARACK AV NN AA UU TTIICC AA LL DD RR HHIIBBIISS CC UUSS CC RR J E F F E R S O N S T J E F F E R S O N S T CITRUS PLCITRUS PL B A L DW I N L N B A L DW I N L N H A R B O R D R H A R B O R D R LI NM A R L N LI N M A R L N AAGGUU IILL AA SS TTL O N G P L L O N G P L CDP 2017-0023 (DEV 2017-0075)Sheridan Place Single Family Residence SITE MAP JPALOMARAIRPORTRD E L C AMREALL A COS TA AV C A R L S B A D B LCARLSBADVILLAGEDREL C AMINOREAL MELRO S E DRAVIARAPY RANCHOS ANTAFERDC OLLE GEBLSITE ATTACHMENT 2 ATTACHMENT 3a _. ( ( ( 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, city 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 publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) PersonSteven Prophet corp/PartProphet Solutions Inc Title Stockholder Title Owner --------------Address 5845AvenidaEncinu,Suite138,Carlbad,CA92008 Address 5845 Avenida Encinas. Suite 138. Ca~bad, CA 92008 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 necessary.) Person Bob Erdtseich Title Stockholder Address 43414 Business Park Drive Temecula, CA 92590 corp/Part Southern California Corp Title Owner Address 43414 Business Park Drive Temecula, CA 92590 Page 1 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 ~::ar~:~:::· P:::~~:~:t:::::n::uncil within the past ~elve (12) NOTE: Attach additional sheets if necessary. ge. Signature of applicant/date Print or type name of owner Print or type name of applicant ' c:----;_) Siylffitm G bl owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 07/10 123456789101112131415161718231511111113134679141415101010101014151211116 1718A-1: SITE PLANSHEET 1 OF 1: PRELIMINARY GRADING PLANTOPOGRAPHIC SURVEYA-2: 1ST AND 2ND FLOOR PLANA-2.1: ROOF PLANA-3: EXTERIOR ELEVATION N/SA-3.1: EXTERIOR ELEVATION E/WL1.0: CONCEPT LANDSCAPE PLAN LEGEND AND NOTESL1.1: LANDSCAPE SITE PLANSHEET NUMBERREVISIONSandrewandrewcarlosarchitect.com carlosarchitectPLAN CHECKRESPONSE:PLAN CHECK:_/__/2017_/__/2017PROJECT: SHERIDAN PLACE RESIDENTIAL ADDRESS:3913 SHERIDAN PLACE, CARLSBAD CA 92008 SINGLE FAMILY RESIDENCE AND ACCESSORY UNIT ES N ECIL TCETIHCRADRNo. 33194EXPIRES31 AUG 2017STATEOFCALI F O RNIA WE R DNA CARLOSISSUE DATE:5/31/2017CDP REVIEW 1:4/5/2017CDP REVIEW 2:5/31/2017CDP REVIEW 3:7/12/2017SITE PLANARCHITECTURAL SITE PLAN1SCALE: 3/16" = 1'-0"NORTHKEYNOTESSHEET INDEXPROJECT DATAPROJECT TEAM OVENS 578627A1BCFJCEGHK346781DK58E CLOSET 13624422143CFJCEGHK236DK16E5123457869SHEET NUMBERREVISIONSandrewandrewcarlosarchitect.com carlosarchitectPLAN CHECKRESPONSE:PLAN CHECK:_/__/2017_/__/2017PROJECT: SHERIDAN PLACE RESIDENTIAL ADDRESS:3913 SHERIDAN PLACE, CARLSBAD CA 92008 SINGLE FAMILY RESIDENCE AND ACCESSORY UNIT ES N ECIL TCETIHCRADRNo. 33194EXPIRES31 AUG 2017STATEOFCALI F O RNIA WE R DNA CARLOSISSUE DATE:5/31/2017CDP REVIEW 1:4/5/2017CDP REVIEW 2:5/31/2017CDP REVIEW 3:7/12/2017FLOOR PLANSFIRST FLOOR PLANSCALE: 3/16" = 1'-0"NORTH1KEYNOTESSECOND FLOOR PLANSCALE: 3/16" = 1'-0"NORTH2LEGEND 224234223615163CFJCEGHKDKE2214222344552361516FJEGHKDKE123456SHEET NUMBERREVISIONSandrewandrewcarlosarchitect.com carlosarchitectPLAN CHECKRESPONSE:PLAN CHECK:_/__/2017_/__/2017PROJECT: SHERIDAN PLACE RESIDENTIAL ADDRESS:3913 SHERIDAN PLACE, CARLSBAD CA 92008 SINGLE FAMILY RESIDENCE AND ACCESSORY UNIT ES N ECIL TCETIHCRADRNo. 33194EXPIRES31 AUG 2017STATEOFCALI F O RNIA WE R DNA CARLOSISSUE DATE:5/31/2017CDP REVIEW 1:4/5/2017CDP REVIEW 2:5/31/2017CDP REVIEW 3:7/12/2017ROOF PLANSLOW ROOF PLANSCALE: 3/16" = 1'-0"NORTH1KEYNOTESHIGH ROOF PLANSCALE: 3/16" = 1'-0"NORTH2 11231985516122556977715888771312345768910111213141516171819202110515121285351218788202SHEET NUMBERREVISIONSandrewandrewcarlosarchitect.com carlosarchitectPLAN CHECKRESPONSE:PLAN CHECK:_/__/2017_/__/2017PROJECT: SHERIDAN PLACE RESIDENTIAL ADDRESS:3913 SHERIDAN PLACE, CARLSBAD CA 92008 SINGLE FAMILY RESIDENCE AND ACCESSORY UNIT ES N ECIL TCETIHCRADRNo. 33194EXPIRES31 AUG 2017STATEOFCALI F O RNIA WE R DNA CARLOSISSUE DATE:5/31/2017CDP REVIEW 1:4/5/2017CDP REVIEW 2:5/31/2017CDP REVIEW 3:7/12/2017EXTERIORELEVATIONSE/WKEYNOTESEAST (FRONT) ELEVATION3WEST (REAR) ELEVATION4SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0" 511233613951483788212211233121210885297521367128712345768910111213141516171819202122SHEET NUMBERREVISIONSandrewandrewcarlosarchitect.com carlosarchitectPLAN CHECKRESPONSE:PLAN CHECK:_/__/2017_/__/2017PROJECT: SHERIDAN PLACE RESIDENTIAL ADDRESS:3913 SHERIDAN PLACE, CARLSBAD CA 92008 SINGLE FAMILY RESIDENCE AND ACCESSORY UNIT ES N ECIL TCETIHCRADRNo. 33194EXPIRES31 AUG 2017STATEOFCALI F O RNIA WE R DNA CARLOSISSUE DATE:5/31/2017CDP REVIEW 1:4/5/2017CDP REVIEW 2:5/31/2017CDP REVIEW 3:7/12/2017EXTERIORELEVATIONSN/SKEYNOTESNORTH (SIDE) ELEVATION1SOUTH (SIDE) ELEVATION2SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0" SHEET NUMBER REVISIONS andrew andrewcarlosarchitect.comcarlosarchitect PLAN CHECKRESPONSE: PLAN CHECK: 7/12/2017 _/__/2017PROJECT: SHERIDAN PLACE RESIDENTIALADDRESS:3913 SHERIDAN PLACE, CARLSBAD CA 92008SINGLE FAMILY RESIDENCE AND ACCESSORY UNITISSUE DATE:_/_/2017 CDP REVIEW 1:4/5/2017 CDP REVIEW 2:5/31/2017 CDP REVIEW 3: CONCEPTUAL LANDSCAPE PLANLEGEND AND NOTES DESIGN STATEMENT: THE LANDSCAPE CONCEPT FOR THE SINGLE FAMILY RESIDENCE IS INFLUENCED BY THE STYLE OF THE ADJACENT COMMUNITY AND COMPLEMENTS THE ARCHITECTURAL STYLE OF THE BUILDING. THE ARRANGEMENT OF HARDSCAPE AND PLANTINGS PROMOTES MOVEMENT THROUGH THE SITE. ORNAMENTAL VEGETATION HAS BEEN SELECTED WITH CONSIDERATION OF DROUGHT TOLERANCE, EASE OF MAINTENANCE, STRUCTURE, FLOWER AND FOLIAGE. A RESTRICTED PALETTE OF PLANT MATERIAL SHALL MAINTAIN THE COHESIVE THEME OF THE LANDSCAPE DESIGN. THE LANDSCAPE STYLE SHALL MAINTAIN CONSISTENCY TO AVOID COMPLEX PLANT MIXTURES AND VISUAL CONFUSION. IRRIGATION CONCEPT: THE LANDSCAPE ASSOCIATED WITH THIS PROJECT SHALL BE IRRIGATED BY MEANS OF A POTABLE AUTOMATIC IRRIGATION SYSTEM. THE SYSTEM SHALL INCLUDE THE FOLLOWING: 1. IRRIGATION SYSTEM SHALL BE PROTECTED BY A BACKFLOW PREVENTION DEVICE. 2. IRRIGATION SYSTEM SHALL BE AN AUTOMATIC, PERMANENT, BELOW-GRADE SYSTEM. 3. HOSE BIBBS SHALL BE INCLUDED TO SERVICE PLANTING AREAS. 4. IRRIGATION SYSTEMS SHALL BE SPRAY OR DRIP SYSTEMS. 5. NO IRRIGATION RUN-OFF SHALL DRAIN OFF-SITE INTO THE PUBLIC RIGHT-OF-WAY, STREETS, DRIVES, OR ALLEYS. A CONNECTION SHALL NOT BE MADE TO ANY STORMWATER SYSTEM WITHOUT PROPER BMP'S. 6. THE BMP'S SHALL STORE AND TREAT ALL STORMWATER AND ACCIDENTAL IRRIGATION RUN-OFF PRIOR TO DISCHARGE INTO CITY STORMWATER SYSTEM. 7. ALL IMPERMEABLE SURFACES SHALL BE CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. 8. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN TWENTY-FOUR INCHES OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. DESIGN CRITERIA: 1. ALL LANDSCAPE AND IRRIGATION SHALL CONFORM TO THE LANDSCAPE STANDARDS OF THE CITY-WIDE LANDSCAPE REGULATIONS,THE CITY OF CARLSBAD LANDSCAPE MANUAL AND ALL OTHER LANDSCAPE-RELATED CITY AND REGIONAL STANDARDS. 2. PLANTING WILL BE DESIGNED TO HIGHLIGHT ENTRANCE AREAS TO THE PROJECT AND ADD VISUAL INTEREST TO THE SITE. 3. ALL PLANT MATERIAL SELECTED FOR USE WILL BE OF A TYPE KNOWN TO BE SUCCESSFUL IN THE AREA OR IN SIMILAR CLIMATIC AND SOIL CONDITIONS. 4. COLOR FROM PLANT FOLIAGE, BARK, OR FLOWER WILL BE UTILIZED TO CREATE AN INVITING, WARM, AND VISUALLY APPEALING LANDSCAPE ENVIRONMENT. MAINTENANCE: ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY THE OWNER. LANDSCAPE AREAS SHALL BE FREE OF DEBRIS AND LITTER AND ALL PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. GENERAL NOTES: 1. ALL GRADED, DISTURBED, OR ERODED AREAS THAT WILL NOT BE PERMANENTLY PAVED OR COVERED BY STRUCTURES SHALL BE PERMANENTLY REVEGETATED AND IRRIGATED IN ACCORDANCE WITH THE STANDARDS IN THE CITY OF CARLSBAD LANDSCAPE MANUAL. 2. GRADED PAD AREAS SHALL BE HYDRO-SEEDED TO PREVENT EROSION IN THE EVENT THAT CONSTRUCTION OF BUILDINGS DOES NOT OCCUR WITHIN 30 DAYS OF GRADING. HYDRO-SEED SHALL BE IRRIGATED OR REAPPLIED AS NECESSARY TO ESTABLISH GROWTH. 3. ALL PLANTING, IRRIGATION, AND LANDSCAPE RELATED IMPROVEMENTS WILL COMPLY WITH THE CITY OF CARLSBAD LANDSCAPE REGULATIONS AND THE LANDSCAPE MANUAL STANDARDS. 4. ALL TREES SHALL BE MAINTAINED SO THAT ALL BRANCHES OVER THE PEDESTRIAN WALKWAYS ARE AT LEAST 6 FEET ABOVE THE WALKWAY GRADE AND SO THAT ALL BRANCHES OVER VEHICLE TRAVEL WAYS ARE 14 FEET ABOVE GRADE OF THE TRAVEL WAY. 5. ALL PLANTING AREAS SHALL BE MAINTAINED FREE OF WEEDS, DEBRIS, AND LITTER. 6. ALL PROPOSED IRRIGATION SYSTEMS WILL USE AN APPROVED RAIN SENSOR SHUTOFF DEVICE. 7. HIGH WATER USE PLANTS SHALL BE LIMITED TO NOT MORE THAN 10 PERCENT OF THE TOTAL DEVELOPED LANDSCAPE AREA. ALL OTHER PLANTINGS SHALL BE COMPOSED OF LOW-WATER-USE PLANT MATERIAL. 8. AN AUTOMATIC, ELECTRICALLY CONTROLLED IRRIGATION SYSTEM SHALL BE INSTALLED AS SHOWN ON THE CONSTRUCTION PLANS. IRRIGATION SYSTEMS SHALL ME MAINTAINED FOR PROPER DEVELOPMENT AND MAINTENANCE OF THE VEGETATION IN A HEALTHY, DISEASE-RESISTANT CONDITION. THE DESIGN OF THE SYSTEM SHALL PROVIDE ADEQUATE SUPPORT FOR THE VEGETATION SELECTED. 9. INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES INTO LANDSCAPE AREA (UNLESS CONTRAINDICATED BY A SOIL TEST). 10. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. MIN. TREE / IMPROVEMENT SEPARATION DISTANCE: TRAFFIC SIGNAL / STOP SIGN - 20 FEET UNDERGROUND UTILITY LINES - 5 FEET ABOVE GROUND UTILITY STRUCTURES - 10 FEET SEWERS - 10 FEET DRIVEWAYS - 10 FEET DECLARATION OF RESPONSIBLE CHARGE “I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD’S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER." SIGNATURE___________________________________ DATE 07-07-2017 WATER USE TABLE DESCRIPTION IRRIGATION TYPENUMBERSYMBOLAREA (SQ.FT.) DRIPH1MEDIUM WATER USE PLANTS, SHADE 164 SQ. FT. DRIPH2LOW WATER USE PLANTS, FULL SUN 496 SQ. FT. ROTATING STREAM NOZZLE H3 LOW WATER USE PLANTS, FULL SUN 451 SQ. FT. DRIPH4LOW WATER USE PLANTS, PART SUN 199 SQ. FT. DRIPH5MEDIUM WATER USE PLANTS, SHADE 229 SQ. FT. 1,701 SQ. FT. TOTAL SHRUBS: 5 GALLON - 84 (53%) 1 GALLON - 75 (47%) TOTAL EXTERIOR AREA MINUS PAVING: 2,511 SQ.FT. TOTAL MULCH AREA :- 862 SQ.FT. (35%) LANDSCAPE AREA: 1,649 SQ.FT. (65%) DUE TO LIMITED PLANTING AREA, THE PLANS QUALIFY FOR A PRESCRIPTIVE COMPLIANCE REVIEW. DRIPH6162 SQ. FT. LOW WATER USE PLANTS = .3 WUCOLS VALUE LOW WATER USE PLANTS = 1,308 SQ.FT (76% OF SITE PLANTING AREA) PLANT MATERIAL LEGEND GRAPHIC SYMBOL SYMBOL BOTANICAL NAME COMMON NAME QUANT.FORM & FUNCTION MATURE HEIGHT & SPREAD SIZE MINIMUM HEIGHT AND SPREAD IRRIGATION DEMANDS H - HIGH M - MODERATE L - LOW N - RAINFALL ONLY REMARKS TREES / LARGE SCREENING SHRUBS AGO. FLE.AGONIS FLEXUOSA 'AFTERSHOCK'RED PEPPERMINT BUSH 10 SCREENING SHRUB 12' X 6'5. GAL.-L TREE FORM, FULL & BUSHY TO GROUND, GOOD COLOR. SYA. ROM. SYAGRUS ROMANZOFFIANUM QUEEN PALM 8 TALL FEATHER PALM 65' X 15'15. GAL.-M SINGLE STRAIGHT TRUNK; FULL FRONDS, SPECIMEN. SHRUBS, PERENNIALS & SUCCULENTS AEO. JOL. AEONIUM 'JOLLY CULSTERS'AEONIUM JOLLY CLUSTERS 62 ACCENT SUCCULENT 1' X 2' 1 GAL. 6" X 12"L FULL FORM AND COLOR, VIGOROUS. ALO. BLU. ALOE 'BLUE ELF'RED ALOE 12 ACCENT SHRUB 2' X 2' 5 GAL. 8" X 10"L FULL CLUMPS, GOOD COLOR, VIGOROUS. CAL. SPE. CALANDRINIA SPECTABILIS 'JAZZ TIME'JAZZ TIME JADE 23 ACCENT SUCCULENT 18" X 3'5 GAL. 14" X 12"L FULL FORM, GOOD COLOR, VIGOUROUS. COR. REF. CORREA REFLEXA 'KANGAROO ISLAND' KANGAROO ISLAND FUCHSIA 4 ACCENT SHRUB 4' X 3'5 GAL. 16" X 12"L FULL AND BUSHY TO GROUND, VIGOROUS. DIA. REV. DIANELLA 'CLARITY BLUE'CLARITY BLUE DIANELLA 26 UPRIGHT STRAPLEAF 30" X 2'5 GAL.18" X 18"L FULL CLUMPS, GOOD COLOR, VIGOROUS. JUN. PAT.JUNCUS PATENS CALIFORNIA GREY RUSH 7 ACCENT SHRUB 3' X 2'1 GAL. 12" X 12"L FULL CLUMPS, GOOD COLOR, VIGOROUS. PHO. GOL. PHORMIUM ‘GOLDEN RAY'’GOLDEN RAY FLAX 17 ACCENT SHRUB 5' X 4'5 GAL.18" X 18"M FULL CLUMPS, GOOD COLOR, VIGOROUS. RUS. EQU. RUSSELIA EQUISETIFORMIS FIRECRACKER PLANT 6 FLOWERING ACCENT SHRUB 3'-4' X 4'-6'1 GAL. 12" X 12"M FULL AND BUSHY TO GROUND, GOOD COLOR. STR. JUN. STRELITZIA JUNCEA NARROW LEAFED BIRD OF PARADISE 2 UPRIGHT ACCENT SHURB 6' X 5'5 GAL.18" X 12"L FULL CLUMPS, GOOD COLOR, VIGOROUS. GROUNDCOVERS CAR. TUM. CAREX TUMULICOLA BERKELEY SEDGE - MEADOW SEDGE -FLATS -L FULL FLATS; PLANT 12" O.C. SEN. SER. SENECIO SERPENS PUNK PICKLE - ACCENT GROUNDCOVER 1' TALL FLATS -L FULL FLATS; PLANT 12" O.C. IRRIGATION NOTES: 1. IRRIGATION CONTROLLER SHALL BE: HUNTER IRRIGATION X-CORE 8 STATION WALL MOUNT CONTROLLER. MODEL # XC-800. 2. RAIN SENSOR SHALL BE: HUNTER IRRIGATION WIRELESS SOLAR SYNC MODEL # WSS-SEN. 3. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURERS RECOMMENDED PRESSURE RANGE. PRESSURE REGULATOR SHALL BE: WILKINS #500 YSBR FACTORY SET AT 70 PSI PRESSURE REDUCING VALVE SHALL BE LOCATED AS CLOSE TO POINT OF CONNECTION AS POSSIBLE. 4. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. 5. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/ICC 802-2014, “LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD,” AND ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. OVERHEAD IRRIGATION NOZZLES SHALL BE: HUNTER IRRIGATION MP ROTATOR MODEL MP1000,2000,3000 AS NEEDED WITH A WORKING PRESSURE OF 40 PSI. DISTRIBUTION UNIFORMITY OF THESE NOZZLES ARE .8 PER HUNTER.COM DRIP IRRIGATION SHALL BE: HUNTER IRRIGATION PLD DRIP LINE. MODEL AND SPACING SHALL BE DETERMINED AFTER A SOILS REPORT IS COMPLETED. INSTALL PER MANUFACTURERS RECOMMENDATION. DISTRIBUTION UNIFORMITY OF THIS LINE IS .9 PER HUNTER.COM 6. FOR GENERAL VALVE LOCATIONS REFER TO HYDROZONE CHART ON SHEET L1.1. SYSTEMS SHALL BE DESIGNED SO THAT VALVES ONLY OPERATE HEADS INSIDE THE SAME HYDROZONE. 7. ALL HYDROZONES SHALL BE VALVED/ZONED SEPERATELY. LOW WATER USE PLANTS, SHADE VICINITY MAP 3/16 INCH = 1 FT 6 0 3 12 GRAPHIC SCALE (IN FEET) 6 SHEET NUMBER REVISIONS andrew andrewcarlosarchitect.comcarlosarchitect PLAN CHECKRESPONSE: PLAN CHECK: 7/12/2017 _/__/2017PROJECT: SHERIDAN PLACE RESIDENTIALADDRESS:3913 SHERIDAN PLACE, CARLSBAD CA 92008SINGLE FAMILY RESIDENCE AND ACCESSORY UNITISSUE DATE:_/_/2017 CDP REVIEW 1:4/5/2017 CDP REVIEW 2:5/31/2017 CDP REVIEW 3: LANDSCAPE SITE PLAN LANDSCAPE SITE PLAN1 SCALE: 3/16" = 1'-0" NORTH 3" DEPTH MULCH SUCH AS: RIVER ROCK (1-2" PEBBLE SIZE) DECOMPOSED GRANITE CRUSHED ROCK (34") (TYPICAL SYMBOL) CHAISE LOUNGE CHAIR CONCRETE PAVERS WITH BROOM FINISH 4" CONCRETE DRIVEWAY WITH LIGHT BROOM FINISH DECOMPOSED GRANITE PATH METAL EDGER AROUND ALL TURF AREAS ALL PLANTING AREAS TO RECEIVE 3" DEPTH BARK MULCH NOTES: 1. ALL CONCRETE AREAS ARE IMPERVIOUS, AND SHALL DRAIN INTO LANDSCAPED AREAS. 2. ALL PLANTING AREAS SHALL BE GRADED AT 2% AWAY FROM STRUCTURES AND TERMINATE IN AN APPROVED DRAINAGE SYSTEM. 3. AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION OR OTHER MEANS THAT PRODUCES NO RUNOFF OR OVERSPRAY. NATURAL GRAY CONCRETE POOL DECK - LIGHT BROOM FINISH VIEW TRIANGLE - PLANTING IN THIS AREA LIMITED TO 30" HEIGHT (TYPICAL SYMBOL)SHERIDAN PLACE8 SYA. ROM. 15 GAL. 2 STR. JUN. 5 GAL. 7 JUN. PAT. 5 GAL. 62 AEO. JOL. 1 GAL. 6 RUS. EQU. 5 GAL. 5 GAL. 4 COR. REF. 17 5 GAL. PHO. GOL. 12 ALO. BLU. 5 GAL. 26 DIA. REV. 5 GAL. 23 CAL. SPE. 5 GAL. AS NEEDED FLATS CAR. TUM. 12" O.C.AS NEEDED FLATS SEN. SER. 12" O.C. 10 AGO. FLE. 5 GAL. CONCEPTUAL MAINTENANCE RESPONSIBILITY EXHIBIT SCALE:1" = 20'-0" PROPERTY LINE (TYP SYM) LANDSCAPE TO BE MAINTAINED BY HOMEOWNER (TYP. SYM.) PLANT WATER USE PLAN SCALE:1" = 20'-0" HYDROZONE 1 (TYP SYM) HYDROZONE 5 (TYP SYM) HYDROZONE2 (TYP SYM) HYDROZONE 4 (TYP SYM) HYDROZONE 3 (TYP SYM) HYDROZONE 6 (TYP SYM) IRRIGATION CONTROLLER AND RAIN SENSOR TO BE LOCATED BEHIND POOL HOUSE WATER METER AREA TO BE USED AS PATHWAY (TYPICAL SYMBOL) REDWOOD HEADER BETWEEN PLANTING AREA AND DECORATIVE MULCH PATHWAY TREES TO BE IRRIGATED BY DRIP IRRIGATION, AND UTILIZE A DEDICATED IRRIGATION VALVE CONCEPTUAL WATER CONSERVATION PLAN SCALE:1" = 20'-0" MEDIUM WATER USE (TYP SYM) LOW WATER USE (TYP SYM) LOW WATER USE AREA - 1,308 SQ.FT. (76%) MEDIUM WATER USE AREA - 393 SQ.FT. (24%) TOTAL PLANTING AREA: 1,701 SQ.FT.