HomeMy WebLinkAbout2012-10-03; Planning Commission; ; CDP 12-13 – ZEPHYR COURT SUBDIVISION
The City of CARLSBAD Planning Division
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
Item No.
Application complete date: July 10, 2012
P.C. AGENDA OF: October 3, 2012 Project Planner: Greg Fisher
Project Engineer: Steven Bobbett
SUBJECT: CDP 12-13 – ZEPHYR COURT SUBDIVISION – Request for approval of a
Coastal Development Permit to allow for the construction of 16 single family
residences on a 5.64 acre site generally located on the east side of Black Rail
Road, south of Poinsettia Lane, in the Mello II Segment of the Local Coastal
Program and within Local Facilities Management Zone 20.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6909
APPROVING Coastal Development Permit CDP 12-13, based upon the findings and subject to
the conditions contained therein.
II. INTRODUCTION
The project consists of 16 single family homes to be constructed on 16 residential lots previously
approved by GPA 04-13/LCPA 03-07/ZC 03-05/CT 03-06/CDP 03-24/HDP 04-02 – Tabata
Residential Subdivision. The current request is for the approval of architecture and plotting for
the homes. The project is located in the Mello II Segment of the Local Coastal Program (LCP)
and pursuant to Section 21.201.030 of the Carlsbad Municipal Code, requires the processing and
approval of a Coastal Development Permit (CDP). The CDP application was reviewed for
consistency with Local Coastal Program (LCP) policies and implementation standards, as well as
the Carlsbad General Plan, Zoning Ordinance, Zone 20 Specific Plan, and City Council Policies
44 and 66. There are no unresolved issues. The staff recommendation for approval with
conditions is supported by the analysis as follows.
III. PROJECT DESCRIPTION AND BACKGROUND
Background: On September 1, 2004, the Planning Commission recommended approval of the
Tabata Residential Subdivision, which included a Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program, Zone Change and Local Coastal Program Amendment to
change the Citywide Zoning and Local Coastal Program Zoning designation from Limited
Control (L-C) to One-Family Residential (R-1), and approved a Tentative Tract map and Coastal
Development Permit to grade and subdivide a 5.64 acre site into 16 residential lots and 2 open
space lots. The City Council gave final approval of the Mitigated Negative Declaration, Zone
Change and Local Coastal Program Amendment on October 19, 2004. Architecture and plotting
for the units was not proposed at the time of the subdivision. In 2007, the Planning Commission
approved CDP 06-30 for architecture and plotting of the site which included side yard setback
3
CDP 12-13 – ZEPHYR COURT SUBDIVISION
October 3, 2012
PAGE 2
reductions. However, these homes were never constructed. The current property owner is now
proposing architecture and plotting for the 16 residential lots under CDP 12-13.
Project Site/Setting: The project site is generally located on the east side of Black Rail Road,
south of Poinsettia Lane, in the Mello II Segment of the Local Coastal Program and Local
Facilities Management Zone 20. The project is not located within the appeals jurisdiction of the
Local Coastal Zone, and the Planning Commission’s decision on the CDP cannot be appealed to
the California Coastal Commission. The site is bordered by the Twin “D” Reservoir site on the
north, single family residential to the south, habitat preserved as open space on the east, and
single family on the west. Topographically from west to east, the previously graded 5.64 acre
site rises gently to the east from Black Rail Road to the center of the property, and then falls
gently to the edge of the developable area. The far eastern portion of the site contains a steep
manufactured slope that existed prior to the subdivision. At the eastern edge of the property near
the bottom of the slope, there is a small area of southern maritime chaparral habitat which is
being preserved.
Proposed Residential Construction: The proposed project consists of a request for a Coastal
Development Permit for the construction of 16 single-family homes and associated building floor
plans, elevations, and plotting. The 16 residential lots are all greater than 7,500 square feet and
range in size from 8,810 square feet to 11,894 square feet. The project density of the approved
single-family subdivision is 3.014 du/ac. Access to the project site will be provided by Zephyr
Court, which connects to Black Rail Road.
The project consists of one and two story single-family homes with three unique floor plans that
range in size from 3,104 to 4,022 square feet (excluding garage space). Each floor plan offers
two different elevation styles and a possible total of six different color schemes. Each home will
feature a two or three car garage, and all third car garages are proposed as tandem and will be
incorporated into the design and massing of the home. The following Table A provides a
summary of each plan, elevation styles, square footage, and garage area:
TABLE A – SUMMARY OF FLOOR PLANS
Plan No. Elevation
Styles*
1st Floor
Sq. Ft.
2nd Floor
Sq. Ft.
Living
Sq. Ft.
Garage
Sq. Ft.
Total
Sq. Ft.
1
1
SR
CB
3,104
3,104
N/A
N/A
3,104
3,104
735
735
3,839
3,839
2
2
SR
CB
2,913
2,915
627
627
3,540
3,542
652
652
4,192
4,194
3
3
SR
AC
1,809
1,812
2,201
2,210
4,010
4,022
738
738
4,748
4,760
*SR = Spanish Revival; CB = California Bungalow; AC = American Classic
Proposed Grading: The project has been previously graded under CT 03-06. To accommodate
the proposed residences, the project has been conditioned to obtain a precise grading plan.
Estimated grading quantities are considered minimal and include 650 cubic yards (cy) of cut and
650 cy of fill.
CDP 12-13 – ZEPHYR COURT SUBDIVISION
October 3, 2012
PAGE 3
Impact on Coastal Resources: The development is 16 single-family residences on 16 previously
approved single-family lots; agricultural mitigation conversion fees have been assessed to CT 03-
06, and the existing native habitat has been preserved as open space. No other sensitive
resources, geological instability, flood hazard or coastal access opportunities exists onsite and the
development does not obstruct views of the coastline as seen from public lands or public right-
of-way or otherwise damage the visual beauty of the coastal zone.
IV. ANALYSIS
The project is subject to the following plans, ordinances and standards:
A. Residential Low-Medium Density (RLM) General Plan Land Use designation;
B. One Family Residential (R-1) Zone;
C. Mello II Segment of the Local Coastal Program, the Coastal Agriculture Overlay Zone,
and the Coastal Resource Protection Overlay Zone;
D. City Council Policy No. 44 (Neighborhood Architectural Guidelines) and Policy No. 66
(Principals for the Development of Livable Neighborhoods);
E. Zone 20 Specific Plan (SP203(F)); and
F. Growth Management.
The recommendation for approval of this project was developed by analyzing the project’s
consistency with the applicable regulations and policies. The project’s compliance with each of
the above regulations is discussed in detail in the sections below.
A. General Plan
The General Plan Land Use designation for the project site is Residential Low-Medium Density
(RLM; 0-4 du/ac). The surrounding properties in Zone 20 also have General Plan Land Use
designations of RLM. This designation allows single-family residential development at a range
of 0-4 dwelling units per acre (du/ac). The RLM range has a Growth Control Point of 3.2 du/ac.
The density of the previously approved single-family subdivision is 3.014 du/ac.
The project complies with all elements of the General Plan as illustrated in Table B below:
TABLE B - GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLY?
Land Use Site is designated for
Residential Low-Medium
Density (RLM; 0-4 du/ac) with
a Growth Management Control
Point of 3.2 du/ac.
16 single-family homes on
16 lots previously approved
and found in compliance
with the density range of the
RLM Land Use designation
(CT 03-06).
Yes
CDP 12-13 – ZEPHYR COURT SUBDIVISION
October 3, 2012
PAGE 4
TABLE B - GENERAL PLAN COMPLIANCE CONTINUED
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLY?
Noise Residential exterior noise
standard of 60 CNEL and
interior noise standard of 45
CNEL
Project is conditioned to
complete an interior noise
analysis, compliant with the
CCR, Title 24, Noise
Insulation Standards, prior
to the issuance of building
permits to demonstrate that
the proposed architectural
design would limit interior
noise levels to 45 dBA
CNEL or less and to
disclose noise generated by
Poinsettia Lane and Palomar
Airport.
Yes
Housing 15% inclusionary housing
requirement per Objective 3.6
The previously approved CT
03-06 was conditioned to
purchase 3 credits in the
Villa Loma Apartment
complex to satisfy the
inclusionary housing
requirement.
Yes
B. One-Family Residential (R-1) Zone
As shown on the following Table C, the 16 proposed single-family homes are consistent with the
R-1 Zone development standards for building height, setbacks, and lot coverage.
Although the single-family homes are proposed on standard single-family lots, the Local Coastal
Program requires review and approval by the Planning Commission of all residential plans,
including building floor plans, architectural elevations, and plotting to ensure that the proposed
homes are consistent with all required R-1 Zone standards. This enables the Planning
Commission to make the necessary findings that the project will not be detrimental to existing
uses in the surrounding area and that the project site is adequate to accommodate the proposed
single-family homes.
TABLE C – R-1 ZONE STANDARDS
STANDARD REQUIRED PROPOSED
Front Yard Setback 20’ 20’ or greater
Side Yard Setback 10% Lot Width 10% or greater*
Street Side yard Setback 10’ 10’ or greater
Rear Yard Setback 2 x Side Yard (20’ max) 20’ or greater
CDP 12-13 – ZEPHYR COURT SUBDIVISION
October 3, 2012
PAGE 5
TABLE C – R-1 ZONE STANDARDS CONTINUED
STANDARD REQUIRED PROPOSED
Max. Building Height 30’ Max. 27.2’ or less
Lot Coverage 40% 38% or less
*Lots 5, 7, 10, and 11 were granted a reduction in width of one side yard by the City Planner on
July 25, 2012.
C. Conformance with the Coastal Development Regulations for the Mello II Segment of
the Local Coastal Program, the Coastal Agricultural Overlay Zone, and the Coastal
Resource Protection Overlay Zone
1. Mello II LCP Segment
The project site is located within the Mello II Segment of the Local Coastal Program; however, it
is not located within the appeal area of the Coastal Zone. The site is located within and subject
to the Coastal Agricultural Overlay Zone (Chapter 21.202) and the Coastal Resource Protection
Overlay Zone (Chapter 21.203) of the Carlsbad Municipal Code.
The project proposes to construct 16 new single family residences in an area designated for single
family development. The subject site has an LCP Land Use Plan designation of RLM/OS
(Residential Low-Medium Density and Open Space; 0–4.0 du/ac), which allows for 3.2 dwelling
units per acre at the Growth Management Control Point. The OS General Plan designation
applies to the eastern slope portion of the site and no development is proposed within this area.
The proposed 16 single-family residences are consistent with the land use type and density
regulations for the site and the 16 single-family lots have been previously found in compliance
with the applicable Mello II LCP policies.
The proposed one-story and two-story, single-family residences will be consistent with the
surrounding development of one and two-story single-family structures. The homes 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. Agricultural conversion mitigation fees
have been paid and no sensitive resources are located on the developable project area of the
property. The proposed homes are not located in an area of known geologic instability or flood
hazard. No public opportunities for coastal shoreline access are available from the subject site.
The residentially designated site is not suited for water-oriented recreation activities.
2. Conformance with public access and recreation policies of Chapter 3 of the Coastal Act
The property is located over 1 mile from Batiquitos Lagoon and 1.5 miles from the Pacific
Ocean; therefore, the project will not interfere with the public’s right to physical access to the
sea, or water oriented recreational activities.
3. Coastal Agricultural Overlay Zone
Formerly, the project site had been used for agriculture. According to Map X of the LCP Land
Use Plan, certified September 1990, the property is located within and subject to the provisions
CDP 12-13 – ZEPHYR COURT SUBDIVISION
October 3, 2012
PAGE 6
of the Coastal Agriculture Overlay Zone (Chapter 21.202 of the Zoning Ordinance). The
previously approved CT 03-06 complied with the findings and requirements to convert the land
from agricultural uses to residential uses and was conditioned to pay the agricultural conversion
mitigation fee. This fee was paid prior to recordation of the Final Map.
4. 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, Standard Urban Storm
Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program
(JURMP) to avoid increased urban run-off, pollutants and soil erosion. No development is
proposed in areas of steep slopes (≥ 25% gradient) and no native vegetation is located on the
development area of the subject property. In addition, the site is not located in an area prone to
landslides, or susceptible to accelerated erosion, floods or liquefaction.
D. City Council Policy No. 44 (Neighborhood Architectural Design Guidelines) and
Policy No. 66 (Livable Neighborhoods)
New single-family residential projects of five or more homes are required to comply with all
provisions of City Council Policy No. 44 - Neighborhood Architectural Design Guidelines. The
purpose and intent of the guidelines is to ensure that a variety of architectural elements are
incorporated into single-family homes so that they: a) are visually interesting; b) have sufficient
building articulation to reduce bulk and mass; c) are in scale to their lot size, and; d) contribute to
the creation of livable neighborhoods. The floor plans, elevations, and plotting for the 16
proposed single-family homes comply with City Council Policy No. 44 as shown within
attachment No.6.
Residential projects are also required to comply with all applicable provisions of City Council
Policy No. 66 - Livable Neighborhoods. These provisions require varied and articulated front
building facades, clearly identifiable front doors, front-facing windows, front porches,
courtyards, and balconies, and a variety of garage configurations. The intent of these provisions
is to enhance the street scene and create opportunities for greater social interaction within a
neighborhood. The building floor plans, elevations, and plotting for the 16 proposed single-
family homes comply with City Council Policy No. 66 as shown within attachment No.7.
E. Zone 20 Specific Plan (SP 203)
The project is within an area subject to the Zone 20 Specific Plan (SP 203). SP 203 provides a
framework for the development of the vacant properties within Zone 20 to ensure the logical and
efficient provision of public facilities and community amenities for future residents of Zone 20.
SP 203 also includes development standards for residential projects.
SP 203 also includes architectural guidelines requiring a variety of architectural styles and
elements, articulated building forms, varied garage designs, building materials, roof heights and
masses, and window and door enhancements. In addition, SP 203 requires that 25% of the units
in a development must be designed to accommodate a recreation vehicle parking space in a
CDP 12-13 – ZEPHYR COURT SUBDIVISION
October 3, 2012
PAGE 7
required side yard if a separate RV storage area is not provided. The side yard must have a
minimum level area of 200 square feet with a minimum width of 10 feet. Also, SP 203
designated the project property with a major ridgeline, and requires ten percent of the lots on
major ridgelines to be single story structures. The project complies with the applicable
requirements of SP 203 as demonstrated in Table D below.
TABLE D: ZONE 20 SPECIFIC PLAN REQUIREMENTS (SP 203)
STANDARD REQUIRED PROPOSED
Architectural Guidelines Variety of styles, elements,
building forms, garage
designs, building materials,
roof heights, building masses,
and window and door
enhancements.
All floor plans comply with
the SP 203 architectural
guidelines. See Policy No. 44
– Neighborhood Architectural
Design Guidelines attachment
No. 6 for architectural details.
RV parking 25% of lots with adequate side
yards to accommodate RV
parking (4 lots).
25% of the lots (lots 4, 10, 11,
and 14) provide a 10’ x 20’
side yard on the garage side of
the lot.
Single story elements on major
ridgelines
10% of the lots on major
ridgelines designated by SP
203 shall be limited to a single
story structure.
Plan 1 is a single story
structure and provides a single
story percentage of 31% for
the project.
F. Growth Management
The proposed project is located within Local Facilities Management Zone 20 in the southwest
quadrant of the City. Consistency with the Growth Management Plan for this development was
analyzed with the previous subdivision and found to be in compliance. Please see Attachment #5
– Local Facilities Impacts Assessment form for specific information relating to impacts
associated with this project.
V. ENVIRONMENTAL REVIEW
The proposed project has been reviewed pursuant to the California Environmental Quality Act
(CEQA). Staff has concluded that no potentially significant impacts would result with the
implementation of this project that were not previously examined and evaluated in the Mitigated
Negative Declaration and Mitigation Monitoring and Reporting Program for the Tabata
Residential Subdivision project CT 03-06, dated October 19, 2004 (City Council Resolution No.
2004-318). The Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program evaluate the potential environmental effects of the development.
The City Council adopted the Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program on October 19, 2004. At that time CEQA “Findings of Fact” were approved.
All mitigation measures contained in the adopted Mitigation Monitoring and Reporting Program
for the Tabata Residential Subdivision project applicable to this project have been completed,
incorporated into the project design or are required as conditions of approval for this project.
CDP 12-13 – ZEPHYR COURT SUBDIVISION
October 3, 2012
PAGE 8
The proposed project would have no effects beyond those analyzed in the Mitigated Negative
Declaration. This project is within the scope of the previously adopted Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program and no further CEQA compliance
is required. The previously adopted Mitigated Negative Declaration and Mitigation Monitoring
and Reporting Program for the Tabata Residential Subdivision project CT 03-06 are available at
the Planning Division.
ATTACHMENTS:
1. Planning Commission Resolution No. 6909
2. Location Map
3. Disclosure Form
4. Background Data Sheet
5. Local Facilities Impacts Assessment Form
6. City Council Policy No. 44 (Neighborhood Architectural Design Guidelines)
7. City Council Policy No. 66 (Livable Neighborhoods)
8. Reduced Exhibits
9. Full Size Exhibits “A” – “S” dated October 3, 2012
CORTE ORCHIDIABLACK RAIL RDTRITON ST
ZEPHYR CT
DOCENA RDCABELA PLSITIO SAGOF I S H ERMAN DRSITIO CEDRELACDP 12-13Zephyr Court Subdivision
SITE MAP
SITE
EL CAMINO R
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LLA COSTA AV
A L G A R D
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«~ ~ CITY OF
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov CARLSBAD
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 defini.c:las ,;Anyi~cJividual; firm, eocpartnership;joint yenlure,."association, social club; fraiemal
()rgar\izati6n; c;orporali()n,_ est~te.; tfust; "receiver, syndipate, in this _andanyothe[ county; city_and __ countY;
city muniCipality, distrlctor otherpoliti6a"l subdivision or any othei'grpup or combination ?cling as ;, unit;:' · -~--,------_.---· -----~ ·-.. -·· .-------.... ,,_ .. ----.--.--.,·.·--· --·:·,' -·-
Agent~. may .SiQn. this. documer\\; how~~er, th~ legal rarne "and entity bfthe applicant and prope~ owner
must beprbvideiJ belo'-V. ·· · · · · · · · · · · · · ·
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.) .
Person L1IA. Corp/Part N r '( vC4:r Ac~uisi.J.M LP.
Title Title ____ --;---::------
Address Address /()6, "1-'(~, ,Sf.."""-±• =c; • .,.m. 0~ IWIJ...)I
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 JJ{A Corp/Part N !" Ywa.''?' Ac~ui's.d-rp., Lf>
Title Title, ___ -__________ _
Address. __________ _
Page 1 of2 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 tJ/A . 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 ~No If yes, please indicate person(sl=---------,-----
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
Signature of owner/date
4'1 ""'"1"--I~ vV' a.-,qr/
Print or type name of owner
Signature of applicanVdate
Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
P-1(A) Page 2 of2 Revised 07/10
Revised 01/06
BACKGROUND DATA SHEET
CASE NO: CDP 12-13
CASE NAME: ZEPHYR COURT SUBDIVISION
APPLICANT: NP Yucaipa Acquisition, LP
REQUEST AND LOCATION: Request for approval of a Coastal Development Permit to
allow for the construction of 16 single family residences on a 5.64 acre site generally located on
the east side of Black Rail Road, south of Poinsettia Lane, in the Mello II Segment of the Local
Coastal Program and within Local Facilities Management Zone 20
LEGAL DESCRIPTION: A portion of the southwest quarter of the southeast quarter
of Section 22, T12S, R4W, SBBM, in the City of Carlsbad, County of San Diego, State of
California
APN: 215-950-39, 40, 41, 42, 43, 44, 45, 46, 47, 48, 49, 50, 51, 52, 53, 54, 55, & 56
Acres: 5.64 Proposed No. of Lots/Units: 16 residential lots/units, 2 open space lots
GENERAL PLAN AND ZONING
Existing Land Use Designation: Residential Low-Medium Density (RLM)/Open Space (OS)
Proposed Land Use Designation: N/A
Density Allowed: 0 – 4 du/ac Density Proposed: 3.014 du/ac (Per CT 03-06)
Existing Zone: One Family Residential (R-1)/Open Space (O-S) Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site R-1/O-S RLM/OS Vacant
North R-1 RLM Twin “D” Reservoir site
South R-1-Q RLM Single Family
East R-1-Q RLM Open Space
West R-1-Q RLM Single Family
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: Mello II
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: RLM/OS Proposed LCP Land Use Designation: N/A
Existing LCP Zone: R-1/O-S Proposed LCP Zone: N/A
Revised 01/06
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 16
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption,
Negative Declaration, issued for Tabata Residential Subdivision – CT 03-06, passed and
adopted by the City Council on October 19, 2004 (City Council Resolution No. 2004-
338).
Certified Environmental Impact Report, dated
Other,
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Zephyr Court Subdivision – CDP 12-13
LOCAL FACILITY MANAGEMENT ZONE: 20 GENERAL PLAN: RLM/OS
ZONING: R-1/O-S
DEVELOPER’S NAME: NP Yucaipa Acquisition, LP
ADDRESS: 95 Enterprise, Suite 325, Aliso Viejo, CA 92656
PHONE NO.: 949-382-7818 ASSESSOR’S PARCEL NO.: 215-950-39 & 40-56
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 5.64 AC.
ESTIMATED COMPLETION DATE: ASAP
A. City Administrative Facilities: Demand in Square Footage = 55.6
B. Library: Demand in Square Footage = 29.7
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 16 EDU
D. Park: Demand in Acreage = .11
E. Drainage: Demand in CFS = 10.5
Identify Drainage Basin = D
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 160
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 4
H. Open Space: Acreage Provided = .6
I. Schools: E:=3.74 M:=1.87 HS:=2.30 7.91
(Demands to be determined by staff)
J. Sewer: Demands in EDU 16
Identify Sub Basin = 20B
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 4,000
L. The project is one (1) unit below the Growth Management Dwelling unit allowance.
ATTACHMENT 6
APPLICABLE FOR PROJECTS WITH 5 OR MORE HOMES
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN
GUIDELINES
Architectural Guideline Compliance Comments
Floor Plans and Elevations
1 All residential projects shall be required to have a
minimum number of different floor plans, different front
and corresponding matching rear elevations with
different color schemes as identified below:
2-4 dwelling units shall provide 1 floor plan and 2
different elevations.
5-12 dwelling units shall provide 2 different floor
plans and 2 different elevations.
13-20 dwelling units shall provide 2 different floor
plans and 3 different elevations.
21+ dwelling units shall provide 3 different floor
plans and 3 different elevations.
The development features three
floor plans with two elevations
each (for a total of six elevations)
are proposed to meet this standard.
2 Every house should have a coherent architectural style.
All elevations of a house, including front, side and rear,
should have the same design integrity of forms, details
and materials.
Each elevation presents a coherent
architectural style which is
represented through all façade
elevations.
3 In addition to the previous requirements, design details
should reinforce and enhance the architectural form and
style of every house and differ from other elevations of
the same floor plan. A minimum of 4 complimentary
design details, including but not limited to those listed
below, shall be incorporated into each of the front, rear
and street side building façade(s) of the house.
Design Details
Each elevation style contains a
minimum of four design details
from the approved list which are
compatible with the specific
architectural style that is proposed.
These elements are specified on the
front and rear elevations of
building type. The elements
include the items checked on the
adjacent list and vary based on
elevation style.
Balconies
Decorative eaves and
fascia
Exposed roof rafter tails
Arched elements
Towers
Knee braces
Dormers
Columns
Exterior wood
elements
Accent materials (i.e.;
brick, stone, shingles,
wood or siding)
4 Floor plans in a project shall exhibit a variety of roof
ridges and roof heights within a neighborhood.
All proposed floor plans exhibit a
variety of roof ridges and heights.
ATTACHMENT 6
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN
GUIDELINES CONTINUED
Architectural Guideline Compliance Comments
Site Planning
5 Houses with both the same floor plan and elevation
style shall not occur on adjacent lots.
The site plan layout complies.
Please see the proposed plotting.
6 Reverse floor plans shall be included where possible to
add variety to the street scene.
50% of the homes feature reverse
floor plans. Please see plotting.
Single Story Requirements
7 A minimum of 15% of the total number of homes shall
be single-story structures. Single-story is defined as a
maximum plate-line of 15 feet and a maximum building
height of 20 feet. Lofts are permitted subject to CMC
Section 21.04.330.
or
A minimum of 10% of the total number of homes shall
be single-story structures and 15% shall be reduced
second story structures. A reduced second story structure
shall comply with the following criteria:
A minimum of 60% of the roofline shall be single
story;
A 2-story element may be added in the central
portion of the front and rear elevation; and
The second story element may be no greater than
25% of the floor area of the first floor of the house
(including garage).
or
For alley-loaded product, a minimum of 20% of the
homes shall be single-story for the front 20% of the
home (overall depth of house times 20%).
Plan 1 (both elevation styles) is a
single-story floor plan designed to
meet the 15% requirement. Plan 1
is plotted five (5) times or 31% of
the total number of units. Please
refer to the plotting on the site
plan.
8 A maximum of 20% of the total number of homes are
exempt from the requirement to have a single-story
building edge.
All plans are designed with a single
story building edge.
ATTACHMENT 6
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN
GUIDELINES CONTINUED
Architectural Guideline Compliance Comments
Single Story Requirements (continued)
9 The remaining total number of homes shall comply with
one of the following guidelines:
The home shall have a single-story building edge
with a depth of not less than 8 feet and shall run the
length of the building along one side except for
tower elements. The roof covering the single-story
element shall incorporate a separate roof plane and
shall be substantially lower than the roof for the two-
story element. Porches and porte-cochere elements
shall qualify as a single-story edge. Houses with
courtyards that are a minimum of 15 feet wide
located along the side of the house and setback a
minimum of 15 feet from the property line are not
required to have a single-story building edge.
The home shall have a single-story building edge
with a depth of not less than 5 feet and shall run the
length of the building along one side. The roof of
the single-story element shall be substantially lower
than the roof for the two-story element of the
building.
The home shall have a single-story building edge
with a depth of not less than 3 feet for 40% of the
perimeter of the building.
The project exceeds the minimum
requirement of Guideline 9 by
providing the following:
Plan 1 is a one-story unit with a
100% single story edge.
Plan 2 has a single story building
edge not less than 3 feet on three
sides of the building in excess of
40% of the perimeter.
Plan 3 has a courtyard with the 15’
minimum dimension requirements
therefore a single story element is
not required.
ATTACHMENT 6
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN
GUIDELINES CONTINUED
Architectural Guideline Compliance Comments
Multiple Building Planes
10 For at least 66% of the homes in a project, there shall be
at least 3 separate building planes on street side
elevations of lots with 45 feet of street frontage or less
and 4 separate building planes on street side elevations
of lots with a street frontage greater than 45 feet.
Balconies and covered porches qualify as a building
plane.
The minimum offset in planes shall be 18 inches and
shall include, but not be limited to, building walls,
windows, porches and roofs. The minimum depth
between the faces of the forward-most plane and the
rear plane on the front elevation shall be 10 feet. A
plane must be a minimum of 30 sq. ft. to receive credit
under this section.
All homes will comply with the
requirement to provide four
separate building planes. Please
see notations on roof plans
designating location of building
planes and minimum separations.
11 Rear elevations shall adhere to the same criteria
outlined in Number 10 above for front elevations except
that the minimum depth between front and back planes
on the rear elevation shall be 4 feet. Rear balconies
qualify as a building plane.
All homes will comply with this
requirement. Please see notations
on roof plans designating location
of building planes and minimum
separations.
12 For at least 66% of the homes in a project, one side
elevation shall have sufficient offsets or cutouts so that
the side yard setback averages a minimum of 8.5 feet.
All units comply with this
guideline by providing courtyards
or offsets, exceeding a side yard
setback average of 8.5 feet.
Windows/Doors
13 At least 66% of exterior openings (door/windows) on
every home in the project shall be recessed or projected
a minimum of 2 inches and shall be constructed with
wood, vinyl or colored aluminum window frames (no
mill finishes).
All of the homes conform to this
requirement by providing windows
and doors recessed a minimum of 2
inches and by providing qualifying
window surrounds.
14 Windows shall reinforce and enhance the architectural
form and style of the house through, the use of signature
windows and varied window shapes and sizes.
All the home plans comply. Please
see the elevations for conformance
to the guideline.
ATTACHMENT 6
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN
GUIDELINES CONTINUED
Architectural Guideline Compliance Comments
Front Porches
15 Fifty percent (50%) of the homes shall be designed with
a covered front porch, open courtyard, or balcony (each
with a minimum depth of 6 feet and a minimum area of
60 square feet) located at the front of the dwelling. The
minimum depth for a covered front porch shall be
measured from the front façade of the home to the inside
of any supporting porch posts. The front and sides of
porches shall be open except for required and/or
ornamental guardrails. A variety of roof elements shall
be provided over porches. Porches may not be
converted to living space.
All homes provide a covered front
porch. 69% of the homes (Plan 2
& Plan 3) meet the guideline by
providing a front porch exceeding
the minimum dimensions.
Front Entries
16 Seventy-five percent (75%) of the homes must have a
front entry to the home that is clearly visible from the
street. Walkways from the front door to the street are
encouraged.
100% of the homes comply by
providing a front entry clearly
visible from the street.
Chimneys
17 Chimneys and chimney caps shall be in scale with the
size of the home. No more than 2 chimneys shall be
allowed for homes on lots in planned developments
having an area less than 7,500 square feet.
All homes will comply. Please see
elevations for conformance to this
guideline.
Garage Doors
18 Garage doors for 3 or 4 cars in a row that directly face
the street must have a minimum of an 18” plane
change between the garage doors after the 2 car garage
door.
All homes will comply. Please see
elevations for conformance to this
guideline.
Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located
in a manner to achieve the best project design as determined by the project planner. When a
percentage of units are described in the guidelines, the intent is to have that percentage spread
throughout the entire project.
ATTACHMENT 7
CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS
Principle Compliance Comments
1 Building Facades, Front Entries, Porches
Facades create interest and character and should be
varied and articulated to provide visual interest to
pedestrians. Clearly identifiable front doors and porches
enhance the street scene and create opportunities for
greater social interaction within the neighborhood.
Building entries and windows should face the street.
Front porches, bay windows, courtyards and balconies
are encouraged.
Front porches, courtyards, visible
front doors, and balconies have
been provided throughout all
elevations to conform to this
standard.
2 Garages
Homes should be designed to feature the residence as
the prominent part of the structure in relation to the
street. A variety of garage configurations should be
used to improve the street scene. This may include
tandem garages, side-loaded garages, front-loaded
garages, alley-loaded garages and recessed garages.
A variety of garage variations
have been designed to meet this
standard. Third car garages
incorporate tandem
configurations. Please see
elevation and floor plans for
conformance.
3 Street Design
An interconnected, modified (grid) street pattern should
be incorporated into project designs when there are no
topographic or environmental constraints.
Interconnected streets provide pedestrians and
automobiles many alternative routes to follow, disperse
traffic and reduce the volume of cars on any one street
in the neighborhood. Streets should be designed to
provide both vehicular and pedestrian connectivity by
minimizing the use of cul-de-sacs.
The street network should also be designed to create a
safer, more comfortable pedestrian and bicycling
environment. Local residential streets should have
travel and parking lanes, be sufficiently narrow to slow
traffic, provide adequate access for emergency and
service vehicles and emergency evacuation routes for
residents and include parkways with trees to form a
pleasing canopy over the street. Local residential streets
are the public open space in which children often play
and around which neighborhoods interact. Within this
context, vehicular movement should be additionally
influenced through the use of City-accepted designs for
traffic calming measures.
The street design was previously
approved with CT-03-06. The
project connects with the
existing street system in the area,
which will provide both
vehicular and pedestrian
connectivity.
ATTACHMENT 7
4 Parkways
Street trees should be planted in the parkways along all
streets. Tree species should be selected to create a
unified image for the street, provide an effective
canopy, avoid sidewalk damage and minimize water
consumption.
Parkways were provided for the
project in the previously
approved CT 03-06 subdivision
and grading plan. Street trees
have been provided in the current
proposal.
5 Pedestrian Walkways
Pedestrian walkways should be located along or visible
from all streets. Walkways (sidewalks or trails) should
provide clear, comfortable and direct access to
neighborhood schools, parks/plazas and transit stops.
Primary pedestrian routes should be bordered by
residential fronts, parks or plazas. Where street
connections are not feasible (at the end of cul-de-sacs),
pedestrian paths should also be provided.
Sidewalk improvements were
provided for the project in the
previously approved CT 03-06
subdivision and grading plan.
Please see current project plans
for location and design of the
proposed pedestrian paths.
6 Centralized Community Recreation Areas
Park or plazas, which serve as neighborhood meeting
places and as recreational activity centers should be
incorporated into all planned unit developments. As
frequently as possible, these parks/plazas should be
designed for both active and passive uses for residents
of all ages and should be centrally located within the
project. Parks and plazas should be not be sited on
residual parcels, used as buffers from surrounding
developments or to separate buildings from streets.
The project site is not required to
provide community recreation
areas.
6390 Greenwich Drive, Suite 170
San Diego, California 92122
tel 858.554.1500 fax 858.597.0335
www.fuscoe.com
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GRAPHIC SCALE IN FEET
BENCHMARK
DESCRIPTION: CARLSBAD CONTROL MONUMENT #46, BRASS
DISK IN WELL MONUMENT STAMPED LS 5996
LOCATION: MONUMENT LOCATED AT INTERSECTION OF BLACK
RAIL RD. AND MARTINGALE CT
RECORDED: CITY OF CARLSBAD ORTHOPHOTO MAPPING
ORA WING NO. 296-5
ELEVATION: 342.75 DATUM: N/987021.841 E6243888.86
FF NOTE=
2-7" STEPS IN GARAGE FINISH
FLOOR TO HOUSE FINISH FLOOR ON
LOTS 4, 5, 6, 12, 13, & 14.
ALL OTHERS STANDARD 4" STEP
SITE DEVELOPMENT PLAN FOR
CARLSBAD 16
CT03-06
ALL GRADING IS EXISTING PER CT 03-06, OWG 434-9A
ALL ARCHITECTURE AND PLOTTING IS PER COP 12-16
ALL IMPROVEMENTS PER CT 03-06, OWG 434-9
RV SPACE NOTE:
RV PARKING ON LOTS 4, 10, 11, & 14
20'x10' SPACE
TYPICAL LOT SETBACKS
FRONT~ 20'
SID£ ~ 10% OF LOT WIDTH
REAR ~ 2x REQUIRED SIDE SETBACKS
ENGINEER OF WORK
FUSCO[ ENGINEERING, INC.
6390 GREENWICH DR SUITE 170
SAN DIEGO, CA 92122
NTS
SAPPHIRE ROAD
VICINITY MAP
ZEPHYR COURT CORTE ORCHID/A
PLAN PREPARED BY
FVSCO£ ENGINEERING, INC.
6390 GREENWICH DR. SUITE 170
SAN DIEGO, CA 92122
TEL (858) 554-1500
GREGORY W. LANG, RCE DATE
I'
II
II
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I '
-~
~-
CDP 12-16
OWNER / DEVELOPER
NP YUCAIPA ACQUISITION LP AND
THE NEW HOME COMPANY
95 ENTERPRISE, SUITE 325
ALISO VIEJO, CA 92656
PHONE: 949.382.7800
FAX: 949.382.7801
SITE ADDRESS
ZEPHYR COURT
CARLSBAD, CA 92008
ASESSOR'S PARCEL NUMBER
215-950-38, 39, 40, 41, 42, 43, 44, 45, 46, 4 7,
48, 49, 50. 51, 52, 53, 54, & 55
EXISTING LOTS
16 LOTS-R-1 (ON£-FAMIL Y RESIDENTIAL ZONE)
2 LOTS-0-S (OPEN SPACE ZONE)
18 LOTS TOTAL
TOTAL ACREAGE
5.26 ACRES
EXISTING DENSITY
3.041 DU/AC
GENERAL PLAN
RLM (RESIDENTIAL LOW-MEDIUM DENSITY), 0-4 DWELLING UNITS/AC.
GROWTH CONTROL POINT OF 3.2 DWELLING UNITS/AC
OS (OPEN SPACE)
ZONING
R-1 (ONE-FAMILY RESIDENTIAL ZONE)
0-S (OPEN SPACE ZONE)
LOCAL COASTAL PROGRAM
LAND USE DESIGNATION
RLM (RESIDENTIAL LOW-MEDIUM DENSITY), 0-4 DWELLING UNITS/AC
GROWTH CONTROL POINT OF 3.2 DWELLING UNITS/AC
OS (OPEN SPACE)
COASTAL ZONING
R-1 (ONE-FAMILY RESIDENTIAL ZONE)
0-S (OPEN SPACE ZONE)
OPEN SPACE SQUARE FOOTAGE
24,425.4 SF (LOT 17)
1,859.5 SF (LOT 18)
26,284.9 SF (LOT 17 & 18)
% SITE LANDSCAPED
15% OF SITE TO BE LANDSCAPED
BUILDING COVERAGE
51,867 SF (20% OF SITE)
PROPOSED EARTHWORK
CUT: 650 C. Y. FILL 0 C. Y.
IMPORT: 650 C. Y., EXPORT: 0 C. Y.
SHEET INDEX
CIVIL
C 1.1 -SITE DEVELOPMENT PLAN
C 1.2 -BOUNDARY INFORMATION & LOT DATA
ARCHITECTURAL
PLAN 1
A 1.1 CB-1 FLOOR/ROOF PLANS
A 1.2 CB-1 ELEVATIONS
A 1 . .3 SP-1 FLOOR/ROOF PLANS
A 1.4 SP-1 ELEVATIONS
PLAN 2
A 2.1 CB-2 FLOOR/ROOF PLANS
A 2.2 CB-2 ELEVATIONS
A 2.3 SP-2 FLOOR/ROOF PLANS
A 2.4 SP-2 ELEVATIONS
PLAN 3
A 3.1 AC-3 FLOOR/ROOF PLANS
A 3.2 AC-3 ELEVATIONS
A .3.3 SP-.3 FLOOR/ROOF PLANS
A 3.4 SP-3 ELEVATIONS
LANDSCAPE
L L1 -CONCEPTUAL LANDSCAPE PLAN
PLAN # ABBREVIATIONS:
AC = AMERICAN CLASSIC
SP ~ SPANISH REVIVAL
CB = CALIFORNIA BUNGALOW
(R) DENOTES REVERSE
L 1.2 -CONCEPTUAL LANDSCAPE PLAN -NOTES
L 1..3 -CONCEPTUAL WATER CONSERVATION PLAN
L 1.4 -CONCEPTUAL FIRE PROTECTION PLAN
L 1.5 -CONCEPTUAL MAINTENANCE RESPONSIBILITY PLAN c 1.1
FUSCOE REV. DESCRIPTION DATE
E N G I N E E R I N G
0
TEL (858) 554-1500 L-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------l__2 __ j_ ____ ~A~D~DR~£~S~S~C~IT~Y~C~O~MM~£~N~~~------~O~B/~2~3L/~12
6390 Greenwich Drive, Suite 170
San Diego, California 92122
tel 858.554.1500 fax 858.597.0335
www.fuscoe.com
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LOTI
LOT16
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LOT2
LOT15
76. 28' --.;.,
LOT3
S: ' I~
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LOT14
63.25 · -_::::::~~ - -rr-:=::-"""" (-68.70'
LOT4 LOT5
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LOT13 LOT12
W1 J
40 20 0 40 80 120 ~I ~~~~~~~~~~
GRAPHIC SCALE IN FEET
.MJ.!P 1410:1
C1 EJE147
Lrl1:1
EXISTING 6.]
SCREEN
WALL
W1:E
BENCHMARK
B
L£)1 ~;
DESCRIPTION: CARLSBAD CONTROL MONUMENT #46, BRASS
DISK IN WELL MONUMENT STAMPED LS 5996
LOCATION: MONUMENT LOCATED AT INTERSECTION OF BLACK
RAIL RD. AND MARTINGALE CT
RECORDED: CITY OF CARLSBAD ORTHOPHOTO MAPPING
DRAWING NO. 296-5
ELEVATION: 342.75 DATUM: N1987021.841 E6243888.86
BASIS OF BEARINGS
THE BASIS OF BEARINGS FOR THIS SURVEY IS THE
CALIFORNIA COORDINATE SYSTEM ~ 1983, ZONE VI, 1991.35
EPOCH, NORTH AMERICAN DATUM OF 1983 (NAD83), GRID
BEARINGS BETWEEN STATION CLSB~044 AND STATION
CLSB-046 AS SAID COORDINATES ARE PUBLISHED IN THE
RECORD SURVEY MAP NO. 17271, FILED IN THE OFFICE OF
THE SAN DIEGO COUNTY RECORDER ON FEBRUARY 8, 2002.
(IE N15' 15" 04" E)
REFERENCED BEARINGS FROM OTHER DOCUMENTS/DEEDS
MAY OR MAY NOT BE IN TERMS OF SAID SYSTEM. THE
COMBINED SCALE FACTOR AT STATION CLSB-04-4 IS
0.999955810 GRID DISTANCE= GROUND DISTANCE X
COMBINED SCALE FACTOR.
FENCING PLAN
SEE LANDSCAPE ARCHITECT'S PLAN FOR FENCING PLANS
SITE DEVELOPMENT PLAN FOR
CARLSBAD 16
CDP 12-16
LOT6
S:
.--"'""'-'\a :<-" l'l
L--'=,a
2:
LOT7
N86'5_6'54"W --"---'1~72.72_' ---
LOTn
CURVE TABLE
NO.
C1
C2
C3
C4
C5
C6
C7
C8
C9
C10
C11
C12
C13
C14
C15
C16
C17
C18
C19
C20
C27
DELTA
01'54'32"
01'54'32"
85'29'08"
94'30'52"
01'54'32"
01'54'32"
01'54'32"
01'54'32"
76'29'34"
06i8'37"
10/0'57"
16'29'35"
212'59'09"
15'26'03"
50'07'32"
91'42'58"
55'42'36"
8010'47"
11'32'13"
53'28'22"
34'43'08"
LINE TABLE
NO. BEARING
RADIUS
500.00'
500.00'
20.00'
20.00'
528.00'
472.00'
4-72.00'
528.00'
90.00'
90.00'
90.00'
90.00'
50.00'
50.00'
50.00'
50.00'
50.00'
50.00'
50.00'
50.00'
50.00'
LENGTH
Ll N72'21'40"E 12.44'
L2 N42'16'07"E(R) 9.90'
L3 N46'00'55"W(R) 25.49'
L4 N33'07'06"E 30.68'
L5 N23'57'05"W 25.95'
L6 N15i1'15"E 21.03'
L7 N12'54'03"W 13.67'
LB N25'05'08"E 20.31'
CT03-06 LOT DATA
LOTS
"' "' "' ~;
" l'l
A
LOT9
PUBLIC
STORM
DRAIN L9
EASEMENT
LIO
LOT17
OPEN SPACE
\
\
\
\
\
\
\
\
\
\
\
\
.i'IIJAP 14 1!12
1,[,)"( }:1
BUILDING BUILDING** FOOTPRINT ••• REQUIRED SETBACKS NO. LOT AREA LOT WIDTH PLAN# COVERAGE SQ. FOOTAGE SQ. FOOTAGE REQUIRED
1 21% 4-,022 SF 2,550 SF 11,894.22 SF 66.7' 3-AC
2 32% 3,540 SF 3,565 SF 11,220.56 SF 62.5' 2-SR-R
3 22% 4,010 SF 2,547 SF 11,781.99 SF 62.5' 3-SR-R
4 31% 3,104 SF 3,389 SF 10,777. 16 SF 75.0' 1-CB
5 25% 4,022 SF 2,550 SF 10,027.47 SF 68.5' 3-AC
6 38% 3,104 SF 3,839 SF 10,078.20 SF 68.5' 1-SR
7 37% 3,542 SF 3,567 SF 9,676.36 SF 68.5' 2-CB-R
8 29% 4,010 SF 2,547 SF 8,810.40 SF 68.5' 3-SR-R
9 32% 3,540 SF 3,565 SF 11,192.86 SF 62.7' 2-SR-R
10 25% 4,022 SF 2,550 SF 10,244.63 SF 75.9' 3-AC
11 34% 3,104 SF 3,839 SF 11,174.09 SF 75.9' 1-CB-R
12 34% 3,104 SF 3,839 SF 11,224.28 SF 75.9' 1-SR
13 38% 3,542 SF 3,567 SF 9,379.01 SF 62.5' 2-CB-R
14 34% 3,104 SF 3,839 SF 11,422.10 SF 75.0' 1-CB-R
15 27% 4,010 SF 2,547 SF 9,593.51 SF 62.6' 3-SR
16 35% 3,542 SF 3,567 SF 10, 125.40 SF 66.7' 2-CB
* FOR BUILDING COVERAGE DIVIDE THE FOOTPRINT SQUARE FOOTAGE BY THE LOT AREA
** TOTAL BUILDING OR LIVING AREA SQUARE FOOTAGE WHICH INCLUDES 1ST & 2ND
FLOOR AREAS (FOR REFERENCE ONLY. NOT USED TO CALCULATE BUILDING COVERAGE).
**' MEASURED AT THE FRONT YARD SETBACK LINE
10'/6.7'
6.3'
6.3'
7.5'
6.8'
6.8'
6.8'
6.8'
6.3'
7.6'
7.6'
7.6'
6.3'
7.5'
6.3'
10'/6.7'
PLAN # ABBREVIATIONS:
AC ~ AMERICAN CLASSIC
SP ~ SPANISH REVIVAL
TYPICAL LOT SETBACKS
FRONT ~ 20'
SIDE ~ 10% OF LOT W/OD-1 CB = CALIFORNIA BUNGALOW
(R) DENOTES REVERSE REAR ~ 2x REQUIRED SIDE SETBACKS
AN EASEMENT FOR ROADWAY PURPOSES
AND RIGHT-OF-WAY FOR INSTALLATION
OF PUBLIC UTILITIES AND PIPELINES,
GRANTED TO FRANK AYRES AND SON
PER DOC. RECORDED AUGUST 26, 1960
AS FILE NO. 174500 OF OFFICIAL RECORDS.
10'
AN EASEMENT FOR PUBLIC UTILITIES, INGRESS
AND EGRESS, GRANTED TO SAN DIEGO GAS AND
ELECTRIC COMPANY PER DOC. RECORDED JUNE 24,
1965 AS F"/LE NO. 113018 OF OFFICIAL RECORDS.
60' ROW
12'
40' 10'
SUM
16.7'
12.5'
12.5'
15.0'
13.7'
13. 7'
13.7'
13.7'
12.6'
15.2'
15.2'
15.2'
12.5'
15.0'
72.6'
16.7'
-......~=-rl---.!]5."'. 1~5-' --
\
\
LENGTH
76.66'
16.66'
29.84'
32.99'
77.59'
15.73'
15.73'
77.59'
25.91'
9.91'
75.99'
25.91'
185.87'
13.47'
43.74'
80.04'
48.62'
69.97'
10.07'
46.66'
30.30'
A L!tl s
EX. BROW OJ TCH
LOT~ PLAN 2-SR-R
PAD 357.0
EXISTING GRADE 7
PER DWG. NO. 434-9A
EXIST 6'
SCREEN WALL
r---~;; 9, MAP 14102
i EXIST. PAD 354-.5
' ~~~~X/STING
GROUND
SECTION A-A
NOT TO SCALE
EX. BROW DITCH
LOT!13 PLAN 2-CB-R
PAD 374.0
EXISTING GRADE _/
PER DWG. NO. 434-9A
EXIST. 6'
SCREEN WALL
T LOT 4-, MAP 14102
--,L~~~_I~~EXJST. PAD 364.8
~EXISTING
SECTION B-B GROUND
NOT TO SCALE
BLACK RAIL ROAD
TRAFFIC INDEX ~ 6. 0
DESIGN SPEED ~ 25 MPH
TYPICAL SECTION
NOT TO SCALE
*EXISTING IMPROVEMENTS PER DRAWING NO. 335-5, & 434-9
10'
5' 2' 3'
12" MIN.
EX. WATER SERVICE
(TYPICAL)
EX. SEWER LATERAL
(TYPICAL)
56' ROW
78'
EX. CURB I
& GUTTER
78' Cf. 1 a·
r---Ex. 8" PVC
SEWER MAIN
3" AC OVER 6"
CLASS 2 BASE MIN.
EX. PCC SIDEWALK
PER SDRSD G-7
......__EX. CURB
& GUTTER
EX. JOINT TRENCH
UTILITIES
--......-EX. 8" PVC
WATER MAIN
ZEPHYR COURT -TYPICAL SECTION
TRAFFIC INDEX = 4-.5
DESIGN SPEED = 25 MPH
NOT TO SCALE
SETBACKS PROVIDED
WEST EAST SUM
10. 7' 6. 7' 16.8'
6.3' 6.3' 12.5'
6.3' 6.3' 12.6'
13.5' 7.5' 21.0'
13. 7' 5.3' 19.0'
7.6' 6.9' 14.5'
13.5' 5.0' 78.5'
11.3' 8.2' 19.5'
6.6' 6.5' 13.1'
20.9' 5.2' 26. 7'
16.9' 5.0' 21.9'
14.3' 7.6' 21.9'
6.3' 6.3' 12.5'
10.7' 10.8' 20.9'
7.3' 6.3' 13.5'
10' 6.7' 16.7'
L9 N25'05'15"W 26.16'
LID N15'57'02''W 21.06'
Ll1 N07'29'06"W 23.09'
*EXISTING IMPROVEMENTS PER DRAWING NO. 434-9 c 1.2 PLAN PREPARED BY
Ll2 N09'25'22"E 33.33'
LIJ N13'52'47"E 15.84'
Ll4 N88'57'42"E 10.64'
Ll5 N70'23'05"E 17.07'
L16 N70'23'05"E 19. 70'
Ll7 N05'53'40"E 47.33'
LIB N29'28'11"E 35.40'
Ll9 N05'53'40"E 31.81'
L20 N46'24'26"E 52.34'
FUSCO£ ENGINEERING, INC.
6390 GREENWICH DR. SUITE 170
SAN DIEGO, CA 92122
TEL (858) 554-1500 FUSCOE
E N G I N E E R I N G
0
REV. DESCRIPTION DATE
GREGORY W. LANG, RCE DATE S ADDRESS CITY COMMENTS 08/23/12 / L-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
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scale: )/ 16 11 = 1 1 -0 11
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ARCHITECTS
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ARCHITECTS
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THE N E 1~
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Materials List:
A Clay Tile R.oof
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C Flaster Walls
D Hardiboard Siding
L Stone I !)rick Veneer
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f Wood Trim I Columns I Handrails
scale: }/16 11 = 1'-0 11
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ARCHITECTS
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THE NE\.\f
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COMPANY
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Job #110~8
THE N K\V'
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COMPANY
----
Materials List:
A Cla9 Tile 1\oof
I) Composition Shingle 1\oot
( Flaster Walls
D Hardiboard Siding
[ Stone I !)rick Veneer
f Wood Trim I Columns I Handrails
scale: ~/16 11 = 1'-0 11
EBTA
ARCHITECTS
m
G [xposed !\after Tails
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THE N E\.¥
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ARCHITECTS
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job #110)8
THE NE\.¥
HOME
COMPANY
Materials List:
A Cla_y Tile l\oof
I) Composition Shingle l\oot
C Flaster Walls
D Hardiboard Siding
L Stone/i)rick Veneer
f Wood Trim/ Columns/ Handrails
E B T A
ARCHITECTS
L
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G Exposed !\after Tails
H Wood fascia
J Decorative Chimne_y Caps
K Decorative Shutters
L Decorative Vents
M Gutters/Downspouts
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job #11038
THE NEW
HOME
COMPANY
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Carlsbad 16
The New Home Company
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1 OF 5
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CDP 12-13
VERIFY IN I'IRITIN6 THAT
Y PLAC;ED
THINNING OF NATIVE VE6ETATION
REGIUIREMENTS PER C.URRENT C.I1Y
REGIUIREMETS
60'
LAND PLANNING
LANDSCAPE ARCHITECTURE
2979 STATE STREET SUITE "C"
C A R L S B A D, C A. 9 2 0 0 8
(760}729-8637 FAX:[760)729-8324
DATEo 08-.24-.201.2
JOB NO.: .21218
SCALEo
DRAWN BY: jj
GENERAL NOTES:
I. THE LANDSCAPE C.ONC.EPT FOR THIS DEVELOPMENT IS INTENDED TO BLEND V'!ITH THE EXISTING
LANDSCAPING ALONG BLACK RAIL ROAD, PROVIDE A DEFINED INTERNAL PARKV'!AY THEME, AND
TRANSITION INTO THE EXISTING NATURAL HABITAT TO THE EAST OF THE PROJECT.
2. PLANT QUANTITIES SHALL BE DETERI'-'IINED DURING C.ONSTRUC.TION DOC.Ut-'IENT PREPARATION AND
OF AN AMOUNT TO FULFILL THE GRAPHIC. INTENT OF THIS EXHIBIT AND ALL REQUIREI'-'IENTS OF THE
C.ITY'S LANDSCAPE MANUAL.
9. ALL TREES (EXC.EPT ON SLOPES 9, I OR STEEPER) SHALL BE A t-'IINIMUt-'1 OF 15 GALLON SIZE.
4. 5096 OF THE SHRUBS (EXC.EPT ON SLOPES 9, I OR STEEPER) SHALL BE A MINIMUt-'1 OF FIVE (5)
GALLON SIZE.
5. Y'IOODY SHRUBS SHALL BE PLANTED OYER HERBAcEOUS GROUND C.OVER AREAS TO C.OVER 6096
OF THE GROUND C.OYER AREA (AT MATURE SIZE).
6. SPAC.ING OF PLANTS SHALL ALLOY'I FOR THEIR SIZE AT t-'IATURITY.
1. APPROXIMATELY 2196 (1.08 AC..) OF THE SITE IS USED FOR LANDSCAPING.
8. LANDSCAPE HYDROZONE ZONE SUMMARY,
LOll'! HYDROZONE LANDSCAPING
MODERATE HYDROZONE LANDScAPING
1"1,650 SF (8.596 OF TOTAL LANDSCAPE)
21,825 SF (12.196 OF TOTAL LANDScAPE)
"l. MAINTENANCE OF THE LANDSCAPE SHALL BE A COMBINATION OF THE HOI'-'IE OIAINER'S
ASSOciATION (HOA) AND THE PRIVATE LOT OV'!NERS. SEE THE "C.ONC.EPTUAL t-'IAINTENANC.E
RESPONSIBILITY PLAN" FOR SPECIFIC. DETAILS.
10. GENERALLY, PLANTING SC.HEI'-'IES V'!ITHIN THE PROJEcT V'!ILL UTILIZE LOIAI i"'ATER DEMAND SPEciES.
II. NO TURF LAV'!N IS PROPOSED FOR THIS PROJECT.
12. IRRIGATION FOR THE SITE IAIILL BE AN AUTOMATIC.ALL Y cONTROLLED UNDERGROUND SYSTEt-'1
USING LOY'I GALLONAGE SPRAY HEADS, V'!ITH THE EXcEPTION OF OPPORTUNITIES FOR DRIP
IRRIGATION AT SELEcTED LOCATIONS. IRRIGATION DESIGN V'!ILL C.ONFORM TO C.ITY OF
cARLSBAD LANDScAPE t-'IANUAL.
19. A t-'IINII'-'IUt-'1 OF 9" ORGANIC. t-'IULC.H SHALL BE ADDED TO NON-TURF PLANTING AREAS IAIITH SLOPES
LESS THAN 9d. IAIHERE ADJACENT TO C.URBS, THE MULC.H THICKNESS MAY TAPER DOV'!N TO I"
14. A SOILS TEST BY A QUALIFIED AC:S.RONOMIST SHALL FURTHER INFLUENCE PLANT t-'IATERIAL
SELECTION AND INSTALLATION TECHNIQUES. SEE "C.ONC.EPTUAL i"'ATER CONSERVATION PLAN" FOR
INFORI'-'IATION REGARDING C.Ot-'IPLIANC.E TO CONSERVATION GOALS AND C.ITY REQUIREI'-'IENTS.
EXI&TIN6 &11JCCO I CHAIN-LIN!<
EXISTIN6 BIO.O~ DITCH
PROPo&ED OPEN METAL FENCE
FEET FI'<OM PROPERT'T' LINE)
PRIVATE REAR 'fARD
2'-o" -t l ~· DAAINA<SE e:A&EMENT ., 5'-0" ---.,j<-·--------='-=.::.:::::...:::.::....=...==.=---
NOT TO SCALI:
PROPOSED FENC.ING I LANDSCAPE SCREENING
ADJACENT TO EXISTING BROY'I DITCH
(SEC.TION A-A)
SLOPE PLANTING:
SLOPES-6,1 OR STEEPER AND,
-9 FEET OR LE55 IN VERTICAL HEIGHT AND ADJACENT TO PUBLIC. Y'IALKS OR STREETS REQUIRE
AT A MINIMUM STANDARD #I (C.OVER C.ROP OR EROSION C.ONTROL MATTING.).
-GREATER THAN 9 FEET TO 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #I (EROSION
CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A C.OVER C.ROP), #2 AND #9.
-IN EXC.E55 OF 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #I (EROSION CONTROL
MATTING SHALL BE INSTALLED IN LIEU OF A C.OYER C.ROP), #2, #9 AND #4.
• AREAS GRADED FLATTER THAN 6,1 REQUIRE A C.OVER C.ROP PER STANDARD #I V'!HEN THEY
HAVE ONE OR t-'IORE OF THE FOLLOY'IING cONDITIONS,
-SHEET GRADED PADS NOT ScHEDULED FOR IMPROVEMENTS V'!ITHIN SIX (6) MONTHS OF
C.Ot-'IPLETION OF ROUGH C:S.RADINC:S..
-A POTENTIAL EROSION PROBLEt-'1 AS DETERI'-'IINED BY THE C.ITY.
-IDENTIFIED BY THE C.ITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC. OR HAVE SPEciAL
cONDITIONS THAT Y'IARRANT IMMEDIATE TREATMENT.
SLOPES REQUIRING EROSION CONTROL t-'IEASURES, AS SPECIFIED ABOVE, SHALL BE TREATED
Y'IITH ONE OR MORE OF THE FOLLOY'IING PLANTING STANDARDS,
• STANDARD #I -C.OVER C.ROP/ AND EROSION C.ONTROL t-'IATTING
-C.OYER C.ROP SHALL BE A SEED MIX TYPICALLY COMPOSED OF QUIC.K GERMINATING AND
FAST cOVERING GRASSES, cLOVERS AND/OR V'!ILD FLOY'IERS. SUBMIT THE SPEciFIC. SEED MIX
FOR C.ITY APPROVAL PRIOR TO APPLICATION.
-THE C.OYER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE
NINETY ("1096) PERcENT cOVERAGE IAIITHIN THIRTY (90) DAYS.
-TYPE OF EROSION CONTROL t-'IATTING SHALL BE AS APPROVED BY THE C.ITY AND AFFIXED TO
THE SLOPE AS REC.Ot-'IMENDED BY THE 1'-'iANUFAC.TURER.
-ON SLOPES 9 FEET OR LESS IN VERTICAL HEIGHT V'!HERE ADJAcENT TO PUBLIC. V'!ALKS OR
STREETS,
.r i"'HEN PLANTING OC.C.URS BETY'IEEN AUGUST 15 AND APRIL 15, EROSION CONTROL t-'IATTING SHALL
BE REQUIRED.
.r DURING THE REMAINDER OF THE YEAR, THE C.OYER C.ROP AND/OR EROSION C.ONTROL MATTING
MAY BE USED.
-ON SLOPES GREATER THAN 9 FEET IN HEIGHT, EROSION CONTROL t-'IATTING SHALL BE REQUIRED
AND A C.OYER C.ROP SHALL NOT BE USED, UNLESS OTHERIAIISE APPROVED BY THE C.ITY.
• STANDARD #2-GROUND C.OYER
-ONE HUNDRED (10096) PERcENT OF THE AREA SHALL BE PLANTED IAIITH A GROUND C.OVER
KNOIAIN TO HAVE EXCELLENT SOIL BINDING C.HARAC.TERISTIC.S (PLANTED FROt-'1 A t-'IINII'-'IUt-'1 SIZE
OF FLATTED t-'IATERIAL AND SPAC.ED TO PROVIDE FULL COVERAGE V'!ITHIN ONE (I) YEAR).
• STANDARD #9-LOll'! SHRUBS
-LOIAI SPREADING IAIOODY SHRUBS (PLANTED FROM A t-'IINIMUt-'1 OF I-GALLON CONTAINERS)
SHALL C.OVER A MINII'-'IUt-'1 OF SEVENTY (1096) PERCENT OF THE SLOPE FAC.E (AT t-'IATURE SIZE).
• STANDARD #4 -TREES AND/OR LARGE SHRUBS
-TREES AND/OR LARGE SHRUBS (PLANTED FROt-'1 A t-'IINIMUM OF I-GALLON cONTAINERS) SHALL
BE INSTALLED AT A t-'IINIMUt-'1 RATE OF ONE (I) PLANT PER TV'!O HUNDRED (200) SQUARE FEET.
PLANT MATERIALS USED ON SLOPES SHALL BE THOSE SPEC.IES THAT ARE KNOI"'N TO HAVE LOIAI
i"'ATER REQUIREI'-'IENTS AND ROOTING SYSTEI'-'IS OF VARIOUS DEPTHS THAT IAIILL t-'IINII'-'IIZE
EROSION AND SOIL SLIPPAGE.
HYDROSEED
• HYRDROSEED IN LIEU OF STANDARD #2 t-'IAY BE ALLOV'!ED IF APPROVED BY THE C.ITY AND
UNDER THE FOLLOI"'ING CONDITIONS,
-NATIVE PLANTS ARE REQUIRED TO BE PLANTED AS A CONDITION OF APPROVAL OF THE
PROJECT BY THE C.ITY OR OTHER PRESIDING AGENCY AND THE REQUIRED SPECIES ARE
C.Ot-'IMERC.IALLY UNAVAILABLE IN CONTAINER OR FLATTED STOC.K.
-THE SLOPE IS DETERMINED BY THE C.ITY TO BE TOO ROC.KY FOR HAND PLANTING.
• THE HYDROSEED MIX SHALL CONSIST OF A VARIETY OF LONG LIVED PLANT t-'IATERIALS V'!ITH
ROOT SYSTEI'-'IS OF Y ARYING DEPTH.
Conceptual Landscape Plan -Notes
Carlsbad 16
The New Home Company
PLANTING LEGEND:
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PHORMIUM TENAX 'JAC;I< SPRAT'
NEi'l ZEALAND FLAX
PITTOSPORIJM TOBIAA
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50% 56ALLON
~<SALLON
0' 15' 90'
20F5
60'
CDP 12-13
LAND PLANNING
LANDSCAPE ARCHITECTURE
2979 STATE STREET SUITE "C"
C A R L S B A D, C A. 9 2 0 0 8
(760}729-8637 FAX:(760}729-8324
DATEo 08-24-2012
JOB NO.: 21218
SCALE'
DRAWN BY' JJ
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Carlsbad 16
The New Home Company
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HYDRO ZONE I Y'IA TER 5UFFL Y LEGEND
MODERATE HYDRaZONE I POTAei...E !'lATER :23.3:20 SF
I/IIATER CONSERVATION FEA'T\JRES•
THIS PROJECT Y'IIU.. INCORF'ERATE !'lATER EFFICIENT PRINCIPAL.S THROU6H THE FOL.L.OY'IING
MEANS
• TEST SOILS TO I:>ETERMINE THE NEED FOR SPECIFIC SOIL. AMENDMENTS.
• INCORPORATE SOIL. AMENDMENTS PRIOR TO INSTAL.L.ATION OF IRRIGATION AND PLANTING.
• ADD COMPOST AND AERATE SOILS FOR eETTER !'lATER AeSORPTION AND TO IMPROVE
!'lATER-HOLDING CAPACITY.
• UTIL.IZJ: PLANTS THAT ARE NATIVE TO THIS REGION.
• SELECT PLANTS BASED ON THEIR ULTIMATE SIZJ: IN ORDER TO REDUCE PRUNING
MAINTENANCE.
• 6ROUP PLANTS TO<SETHER ACCORDING TO THEIR !'lATER AND SUN NEEDS (H'T'I)ROZONES).
• USE PLANTS Y'IITH MINIMAL !'lATER REGIJIREMENTS ON HOT, DRY AREAS Y'IITH SOUTH AND Y'IEST
EXf'OSIIRES.
• LIMIT THE USE OF PLANTS THAT REGIJIRE MORE MOISTURE.
• REDUCE EVAPORATION BY USING TREES TO SHADE THE SOIL AND BLOCI<. THE Y'IIND.
• LIMIT THE USE OF TURF6RASS TO REDUCE MAINTENANCE AND I'IATERING COSTS.
•!'lATER DEEPLY AND INFREGIJENTLY TO DEVEL.OP DEEP ROOT SYS~.
• !'lATER IN THE EVENING OR EARLY MORNING TO REDUCE !'lATER 1..055 DUE TO EVAPORATION.
• AD...UST AUTOMATIC CONTROL.L.ERS MONTHLY TO ACCOMMODATE CHANGING Y'IEATHER
CONDITIONS.
• INSTALL RAIN-SENSOR DEVICES THAT AUTOMATICAL.L.Y SHUT OFF IRRIGATION DURING RAIN
EVENTS.
• AD...UST IRRIGATION SYS~ TO ELIMINATE RUNOFF, LOY'! HEAD DRAINAoSE AND 0\IERSFRAY.
• USE MJLCH TO 1<EEP PLANT ROOTS COOL, MINIMize ~ION AND REDUCE Y'IEED 6ROY'ITH.
• ADD ORGANIC MULCHeS TO DECOMPOSE AND ADD NUTRIENTS TO THE SOIL.
• USE ORGANIC FERTILIZJ:RS AND COMFOSTING TO IMPROVE SOIL TEXTlJRE Y'IHEN POSSIBLE.
• REFLACE MULCH AS IT DECOMFOSES.
• OCCASIONAL. PRUNING OF TREES AND 5HRIJB5 TO REMOVE DEAD STEMS PROMOTES
BLOOMING AND CONTROLS HEIGHT/SPREAD.
• AERATE TURF6RASS AREAS IN THE SPRING AND FALL..
• REGULARLY INSPECT, MAINTAIN AND AD..IJST IRRIGATION SYSTEMS.
MAXIHJM APPLIED I/IIATER ALLOI/IIANCE (MAI"'A)
MAI'IA = ~o) (Ob:2) [(0.1 X LA) + (0.3 X SLA)]
MAI'IA = (4.o6) (Ob:2) [(0.1 X 41,415) + (0.3 X 0)]
MAI'IA • (4.06) (Ob:V 1'33,:23:2.5)
MAI'IA • ell,653 6AL.L.ONS PER YEAR
PRELIMINAA'r' ESTIMATED TOTAL I/IIATER USE ~)
ETY'IU !LOlj Hl'PROZONE ASEAI = ~o) (Ob:2) X (l'F X HAllE + SLA)
ETY'IU = (4.o6) (0.6:2) (0.:2 X 1'1,650, L.OY'I/ 0.1 + 0)
ETY'IU • (4.o6) (0.6:2) (5,614)
ETffi (LQYj H'!'!2F!OZONE AJ!!EAI • 14,1!11 GAL.L.ONS PER YEAI't
PRELIMINAR'r' ESTIMATED TOTAL AATER USE ~J
ETY'IU /MODERATE H'r'DROZONE AREAl = ~o) (0.6:2) X (l'F X HAllE + SLA)
ETY'IU • (4.o6) (Ob:2) (OS X :21,&:25, L.OY'I/ 0.1 + O)
ETY'IU = (4.o6) (Ob:2) (1'1,&15)
ETY'IU IMopEf!ATE H'fOROZQNE AREAl = !!0,0:2'1 GALLONS PER YEAR
TOTAL ETII't) '" 64,160 6ALLON5 PER 'r'EAA
"I AM FAMILIAR i"'ITH THE REQUIREMENTS FOR LANDSC-APE AND IRRIG-ATION
PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSC-APE MANUAL AND
IIIIATER. EFFICIENT LANDSC-APE REG-ULATIONS. I HAVE PREPARED THIS PLAN
IN GOMPLIANc.E i"'ITH THOSE RE6ULATIONS AND THE LANDSC-APE MANUAL
AND MREE TO COMPLY i"'ITH ALL REQUIREMENTS i"'HEN SUBMITTING<
CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE
REG-ULATIONS TO PROVIDE EFFICIENT USE OF IIIIATER."
0' 15' 90' 60'
30F5
LAND PLANNING
LANDSCAPE ARCHITECTURE
2979 STATE STREET SUITE "C"
C A R L S B A D, C A. 9 2 0 0 8
(760}729-8637 FAX:[760)729-8324
DATEo 08-,24-,201,2
JOB NO.: ,21,21 8
SCALEo
DRAWN BY: jj
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FIRE PROTEC.TION REGUIREMENT5:
I. CALIFORNIA FIRE AND SUILDINCS. CODES
THE PLAN SHALL CONFORM TO CHAPTER 4<1 OF THE CALIFORNIA
FIRE CODE AND/OR CHAPTER 1A OF THE CALIFORNIA SUILDINCS.
CODE, AS ADOPTED 6Y THE CITY OF CARLSBAD .
2. ACCESS
MAINTENANCE ACCESS SHALL 6E PROVIDED TO ALL FIRE
PROTECTION AREAS. ALL MAINTENANCE ACCESS POINTS SHALL
BE IDENTIFIED ON THE REC.OF<DED DRAI"jiNcs.S AND A
MAINTENANCE ACCESS ACS.REEMENT SHALL BE REC.OF<DED FOR
THE SUB...IEC.T PROPERTY.
<:l. DEBRIS REMOVAL
DEBRIS AND TRIMMINCS.S PRODUCED BY MAINTENANCE AND
THINNINCS. SHALL BE REMOVED FROt-1 THE SITE OR SHALL BE
CONVERTED TO MULCH BY A C.HIPPINCS. MACHINE AND EVENLY
DISPERSED OVER THE AREA TO A MAXIMJM DEPTH OF FOUR (4)
INCHES.
4. INSPECTIONS
INSPECTIONS OF FUEL MODIFICATION ZONES MAY OCCUR
THROUCS.HOUT THE YEAR. THE FIRE CODE OFFICIAL OR HIS
REPRESENTATIVE SHALL PROVIDE DETAILED MAINTENANCE
REQUIREMENTS IN THE EVENT OF A DISPUTE. ALL REQUIRED
MAINTENANCE !'jiLL BE IN AC.C.OF<DANC.E i"jiTH THE APPROVED
PLANS. ADDITIONAL MAINTENANCE MAY BE REQUIRED AT THE
DISCRETION OF THE FIRE CODE OFFICIAL.
ZONE C.-I
• MEASURED HORIZONTALLY 20 FEET OUTI"jAF<D FROM THE
OUTL YINCS. EDCS.E OF THE FENCE LINE.
• PLANTED i"jiTH 6ROUND COVER OR LOI"j 6ROI"jiN6 SHRUB
SPECIES (LESS THAN THREE (9) FEET IN HEICS.HT) KNOI"jN TO
HAVE FIRE RESISTIVE GUALITIES.
• TREES ARE ALLOI"jED.
• IRRICS.ATION SHALL BE REQUIRED AND MAINTAINED.
ZONE C.-2
• MEASURED HORIZONTALLY 20 FEET OUTI"jAF<D FROM THE
OUTLYINCS. EDCS.E OF ZONE C.-I. THIS CONDITION MAY EXIST IN
EITHER A MANUFACTURED SLOPE OR A NATIVE SLOPE.
• ZONE STANDAF<DS ARE A5 FOLLOffl,
-FOR MANUFACTURED SLOPES REFER TO CONDITION A-ZONE
A-2.
-FOR NATURAL SLOPES i"jiTH NATIVE OR HAZAF<DOUS
VECS.ETATION REFER TO CONDITION B-ZONE 6-2.
• IF THE C.ONFICS.URATION IS CONDITION A (AN IRRI6ATED
MANUFACTURED SLOPE) THEN TREES ARE ALLOI"jED
PROVIDED THAT, AT MATURITY, A 20 FOOT SPAC.INCS. CAN 6E
PROVIDED 6ETI"jEEN THE TREE CANOPIES.
ZONE C.-9
• MEASURED HORIZONTALLY 20 FEET OUTI"jAF<D FROM THE
OUTL YIN6 ED6E OF ZONE C-2. THIS CONDITION t-rAY EXIST IN
EITHER A 1-!ANUFACTURED SLOPE OR A NATIVE SLOPE, AND
EXTEND HORIZONTALLY TO A POINT AT LEAST 60 FEET FROM
THE FENCE LINE.
• ZONE STANDAF<DS ARE A5 FOLLOffl,
-FOR MANUFACTURED SLOPES REFER TO CONDITION A-ZONE
A-<:l.
-FOR NATIVE SLOPES REFER TO CONDITION B-ZONE B-<:l.
• IF THE C.ONFICS.URATION IS CONDITION A (AN IRRICS.ATED
MANUFACTURED SLOPE) THEN TREES ARE ALLOI"jED
PROVIDED THAT, AT MATURITY, A 20 FOOT SPACIN6 CAN BE
PROVIDED BETI"jEEN THE TREE CANOPIES.
0' 15' 90' 60'
40F5
LAND PLANNING
LANDSCAPE ARCHITECTURE
2979 STATE STREET SUITE "C"
C A R L S B A D, C A. 9 2 0 0 8
(760}729-8637 FAX:(760)729-8324
DATEo 08-24-2012
JOB NO.: 21218
SCALEo
DRAWN BY: jj
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The New Home Company
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CDP 12-13
HOME OI'N:R'5 A550GIATION (HoA) MAINTAINED L.ANDSGAPE AREAS
I'!'I.IVATI!L Y MAINTAINeD L.ANDeCAPE A~5 PEI'I. INDIVIDUAL LOT Offiel'l.
0' 15' 90' 60'
50F5
LAND PLANNING
LANDSCAPE ARCHITECTURE
2979 STATE STREET SUITE "C"
C A R L S B A D, C A. 9 2 0 0 8
(760}729-8637 FAX:[760)729-8324
DATEo 08-.24-.201.2
JOB NO.: .21218
SCALEo
DRAWN BY: jj