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HomeMy WebLinkAbout1999-10-20; Planning Commission; ; CT 98-21|SDP 98-24|HDP 98-23 - SEA VIEW 9-LOT SUBDIVISION\ T9. City of Carlsbad Planning Departm~t A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: October 20, 1999 ItemNo.@ Application complete date: April 9, 1999 Project Planner: Barbara Kennedy Project Engineer: Clyde Wickham SUBJECT: CT 98-21/SDP 98-24/HDP 98-23 -SEA VIEW 9-LOT SUBDIVISION - Request for approval of a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, Tentative Tract Map, Site Development Plan, and Hillside Development Permit to create and develop a 9-lot residential subdivision with two second dwelling units on a 3.96 acre site located at the north end of Seaview Way, north of Chestnut Avenue in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4613, 4614, 4615, and 4616 RECOMMENDING APPROVAL of a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, Tentative Tract Map (CT 98-21), and Hillside Development Permit (HDP 98-23) and APPROVING Site Development Plan (SDP 98-24), based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project is for the creation of a 9-lot single-family residential subdivision on an infill site located at the north end of Seaview Way, north of Chestnut Avenue. The project will consist of 9 single-family residences on lots, all with areas greater than 10,000 square feet. Lot numbers 7 and 8 will also include second dwelling units to satisfy the 1.58 unit affordable housing requirement for the project. The proposed density of the subdivision is 2.9 dwelling units per acre. One of the lots at the end of the cul-de-sac is proposed as a panhandle lot. The design complies with all panhandle standards and the required findings can be made. City Council approval is required for panhandle lots in major subdivisions, therefore the Planning Commission is being requested to make a recommendation on the CT and HDP applications. Planning Commission action on the SDP application is final. The project has been reviewed for environmental impacts and no unmitigable significant impacts were found. As designed and conditioned, the project is in compliance with the General Plan, Subdivision Ordinance, Hillside Development Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code. All City standards have been complied with and all necessary findings can be made. III. PROJECT DESCRIPTION AND BACKGROUND The 3.96 acre project site is located at the dead end of Seaview Way in Local Facilities Management Zone 1 in the northwest quadrant of the city. The project site includes a 25 foot if"\ ,. . ., • , I CT 98-21/SDP 98-24/HDHS-23 -SEA VIEW 9-LOT SUBDIVISI~ October 20, 1999 Pae 2 wide access down the center of Seaview Way to Chestnut Avenue. A net acreage of 3.775 acres (excluding the 25 foot access) has been used for the purposes of calculating density. Topographically, the site slopes to the west at less than a 15% gradient. However, because there are isolated areas with slopes between 15% and 40%, the site requires approval of a Hillside Development Permit. The east portion of the site is occupied by abandoned and deteriorating agricultural greenhouses and a vacant single-family dwelling. The property is surrounded by single-family residences. The proposed 9-lot subdivision will be developed with single-family detached residences, two of which will include second dwelling units. The existing zoning for the property is single-family residential (R-1-10,000) which requires a minimum lot size of 10,000 square feet. The proposed lots range in size from 11,887 square feet to 21,373 square feet. Plans for the residences are included, and are required in conjunction with the Hillside Development Permit application. The two-story residences will be designed using three floor plans: Plans A and Care 4,237 and 4,328 sq. ft., respectively, with an attached three car garage and Plan B is 4,355 sq. ft. with an attached two car garage and detached two car garage with a second dwelling unit above. A site development plan is required to demonstrate the design of the second dwelling unit. The second dwelling unit is 580 square feet in area with a separate entrance to the outside. The residences and second dwelling units exhibit a stucco exterior and low-pitched tile roof with exposed rafter tails. The residential design, which has been reviewed for consistency with the hillside guidelines, utilizes a hip roof design with a variety of roof planes and also exhibits a split level floor plan for units on the east and west ends of the site. The residential design is compatible with other residences in the vicinity. The subdivision design contains a cul-de-sac configuration with one panhandle lot. The panhandle lot is necessary because of the proposed lot configuration at the end of the cul-de-sac. An alternative design to provide public access to Lot 6 in lieu of the panhandle could be provided by reducing the street frontage on the adjacent lots and increasing the frontage width of the subject lot to a minimum of 33 feet. However, because lot width is measured at the 20 foot setback line, this would result in a reduction of the setback requirements to only 5 feet for the side setback and 10 feet for the rear setback. With a panhandle configuration, the lot width is measured beyond the panhandle and would result in a 10 foot side and 20 foot rear setback requirement. These setbacks are more consistent with the remaining lots in the proposed subdivision and with the surrounding residential development. Furthermore, the proposed panhandle configuration results in a superior site design in that the property lines will be located at the top of the downhill slopes and larger front yard areas will be provided for the adjacent lots. During the last several months, there has been a great deal of neighborhood concern regarding the design of the proposed subdivision. The primary concerns of the residents were the amount of import proposed, sewer and drainage concerns, and the height of the building pads. In response to these concerns, the applicant has redesigned the project. The original plan required over 13,000 cubic yards of import whereas the proposed plan results in a balanced grading operation. The import was reduced by adding a crib wall and lowering the pads on the east end by about 6 feet. Although there is no view preservation ordinance in the City, the developer made a concerted effort to design the building pads and residences so that they would create as little visual impact on the existing neighborhoods as possible. The new pads are approximately 22 feet below the pads of the existing residences (on the east) and the overall height of the residences is approximately 26 feet. Neighbors were also concerned about the height of the slope ' l CT 98-21/SDP 98-24/HD~8-23 -SEA VIEW 9-LOT SUBDIVISig. October 20, 1999 Pae 3 on the west end of the site. This slope has been lowered as much as possible without diverting the Seaview street drainage flows through to Donna Drive. Diversion of street drainage flows would create the need to obtain a 20 foot wide public storm drain easement to Donna Drive. The slopes have been stepped at the rear of the lot to reduce the overall height to no more than 20 feet and the residences are set back from the property line 77 feet or more. The hillside guidelines also require a 0. 7: 1 setback from the top of slope for any structure. As an example, a 26 foot high structure would need to be set back 18.2 feet from the top of slope. The visual impact to existing west end residences to the proposed residences will be minimized due to the siting of the structures, the requirement for a slope setback, and the provision of a landscaped slope buffer. Further discussion of the issues and redesign of the project is included in the following analysis. IV. ANALYSIS The proposed project is subject to the following plans, ordinances, standards and policies: A. Residential Low-Medium Density (RLM) General Plan Land Use Designation; B. Single-Family Residential (R-1-10,000) Zone Regulations; C. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); D. Hillside Development Ordinance (Chapter 21.95 of the Carlsbad Municipal Code) E. Inclusionary Housing Ordinance (Carlsbad Municipal Code Chapter 21.85); and F. Growth Management Regulations (Local Facilities Management Zone 1). 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 designation for the project site is Residential Low-Medium Density (RLM). The RLM designation allows 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 proposed single-family residential subdivision is 2.9 du/ac. The project complies with all elements of the General Plan as illustrated in Table 1 below: Table 1 -GENERAL PLAN COMPLIANCE ELEMENT USE, PROPOSED USES & COMPLY? CLASSIFICATION, IMPROVEMENTS GOAL, OBJECTIVE ORPROGRAM Land Use Site is designated for Nine single-family Yes RLM at 3.2 du/ac lots and two second dwelling units, at 2.9 du/ac ' . CT 98-21/SDP 98-24/HD~S-23 -SEA VIEW 9-LOT SUBDIVISig. October 20, 1999 Pa e4 Housing Provision of Construction of two Yes affordable housing second dwelling units satisfies the 1.58 du. requirement Public Safety Review new Required facilities Yes development have been conditioned proposals to consider emergency access, fire hydrant locations, and fire flow requirements Circulation New development A public street will be Yes shall dedicate and dedicated and improve all public constructed on the right-of-way for project site to serve circulation facilities the development. The needed to serve length of the cul-de- development. sac is 630 feet from Maximum cul-de-sac Chestnut A venue. length of 600 feet or up to 1,200 feet with special permission from the City Engineer B. R-1-10,000 Zoning Regulations The project site is zoned Single-Family Residential (R-1-10,000). The proposed project meets or exceeds all applicable requirements of the underlying zone as demonstrated in Table 2 below. All lot sizes and widths meet or exceed the minimum requirements of the zone. All required setbacks, lot coverage, and building height for the zone have been reviewed by the Planning Department and comply with the required standards. As conditioned, any changes to the plans will require an amendment to the project approvals. Table 2: R-1 ZONE COMPLIANCE STANDARD REQUIRED PROPOSED Minimum Lot Size -Std. Lot 10,000 SQ. ft. 11,887 SQ. ft. -21,373 sq. ft. Minimum Lot Size -15,349 sq. ft. (gross) Panhandle Lot 10,000 sq. ft. buildable area 14,557 sq. ft. buildable area Minimum Lot Width -Std. 75 feet 75 feet and greater, as Lot measured at the 20 foot front yard setback Minimum Lot Width -75 feet 110 feet Panhandle Width 20 feet 25 feet Maximum Panhandle Length 150 ft. for a single lot 43 ft. for a single lot Front Setback 20 feet 20 feet or greater Side Setback 10% of lot width 9 feet and greater 10 foot maximum requirement ' . CT 98-21/SDP 98-24/HnRs-23 -SEA VIEW 9-LOT SUBDIVISI~ October 20, 1999 Pae 5 Rear setback 20% of lot width 20 feet and greater 20 foot maximum requirement Lot Coverage 40%maximum 16% to 27% Building Height 30 feet 26' -7" maximum C. Subdivision Ordinance The Engineering Department has reviewed the proposed project and has concluded that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. All major subdivision design criteria have been complied with including the minimum lot depth of 90 feet, provision of public access, required street frontage, and minimum lot area. Cul-de-sacs over 600' in length require review by the City Engineer. In this instance, special permission has been given for the 630' length due to the unique location of the site and the configuration of the lots. The project is consistent with and satisfies all requirements of the General Plan and Title 21. It is also compatible with surrounding residential land uses. Grading over the entire site includes 18,993 cubic yards of cut and 18,993 cubic yards of fill for a balanced grading operation. The previous proposal required 13,312 cubic yards of import. The proposed grading volumes are within the acceptable range and are discussed in more detail under the Hillside Development Permit analysis. The project has been designed with the majority of the project drainage flowing to Seaview Way and out to Chestnut A venue. The remaining drainage, for Lots 1 through 4 and for the rear yard of lot 5, will drain to the existing private drainage easement near the northwest comer out to Donna Drive. The drainage will be diverted by the use of drainage swales located on the western and northern property lines. Subdrains located at low points on pads 1 through 5 will divert drainage directly to the swale in order to reduce the amount of flow over the manufactured slopes. The hydrology report indicates that the drainage volumes will not exceed the volume of site runoff which is currently collected in the private drainage easement. The project has been designed to sewer through Seaview Way and will require the installation of a deeper sewer lateral along the length of Seaview Way to the manhole at Chestnut A venue. The elevations of Lots 1 through 4 have been set as low as possible while maintaining positive sewer flow. The developer will be required to offer various dedications ( e.g., drainage easements, street right- of-way) and install street and utility improvements, including but not limited to, curbs, gutters, sidewalks, sewer facilities, drainage facilities, fire hydrants, and street lights. D. Hillside Development Permit Chapter 21.95 requires that a Hillside Development Permit accompany any development proposal which involves slopes of greater than 15 percent and an elevation differential greater than 15 feet in height. Approximately 0.02 acres of the site contains slope areas with a gradient over 15% and this sloped area comprises only .005% of the total site area. The elevation differences occurring in these slope areas is less than 5 feet. Although no individual slopes exist CT 98-21/SDP 98-24/HD"Rs-23 -SEA VIEW 9-LOT SUBDIVISI~ October 20, 1999 Pae 6 on the site which are over 15% slope and over 15 feet in height, there is a 65 foot elevation difference between the east and west ends of the site. The intent and purpose of the Hillside Development regulations is to preserve or enhance the natural qualities of natural hillsides or manufactured slopes and to assure that the alteration of natural hillsides will be done in an environmentally sensitive manner. A Hillside Development Permit may only be approved if the four hillside findings can be made. The project will also require a modification to the development and design standards to allow construction of a crib wall exceeding 6 vertical feet into the eastern slope. The proposed crib wall located along the rear yards of lots 6, 7, and 8 will range in height from 7 to 13 feet and will enable these pads to be lowered approximately 6 feet. The addition of the crib wall was a modification to the original site design in an attempt to address neighborhood concerns regarding the height of the building pads and preservation of views from the residences on the east end of the project. The walls are located behind the proposed residences and will not be highly visible from the public street. The crib walls will be planted with vines to soften the appearance of the wall. The use of the crib walls also eliminated the need for additional import of soil and the design of the subdivision will now result in a balanced grading operation. The proposed project complies with all applicable requirements of the Hillside Development Regulations and findings for a modification to the development and design standards as described in the table below. STANDARD Identify hillside and undevelopable areas Submit hillside/constraints exhibit Comply with purpose and intent of the Hillside Ordinance Implement goals and objectives of the Land Use and Open Space/Conservation Elements of the General Plan. Assure proper identification of hillside conditions. Design projects which relate to the slope of the land. Minimize project grading. Contour grade slopes which are in highly visible public locations. Alter natural hillsides in an environmentally sensitive manner. PROVIDED Hillside /constraints exhibit submitted. No constrained undevelopable lands exist on site. Project is not within a General Plan designated open space area. No significant natural hillside resources. Proposed grading includes terraced pads which follow the slope of the land. Building heights have been lowered to maximum of 26' -7" rather than 30 feet as permitted by the Zoning Ordinance. Proposed grading volume of 5,466 cubic yards/acre is within the acceptable range of 0-7,999 cubic yards/acre. The project has been designed to balance cut and fill. Height of slopes has been minimized. No slopes are in highly visible public locations. Erosion control required for all newly graded slopes. .. CT 98-21/SDP 98-24/HDP9s-23 -SEA VIEW 9-LOT SUBDIVISig October 20, 1999 Pae 7 Comply with Hillside Development Design Standards Grading volume within 0-7,999 cubic yards/acre. Proposed grading volume of 5,466 cubic yards/acre is within the acceptable range. Maximum 40' height manufactured slopes. Slopes must Maximum slope height is less than 25 feet. Slopes on be landscaped. the west end of the site do not exceed 20 feet. All slopes will be landscaped in conformance with the Landscape Guidelines Manual. Hillside drainage Conform to Hillside Development Guidelines Manual Utilize terraced lots, stepped pads, orient roof slopes in the same direction as the slopes, observe slope edge building setbacks, maximum 6' height for retaining walls. Modification to Development and Design Standards The proposed modification will result in the development of slopes which are more aesthetically appealing and natural appearing than would the strict adherence to the requirements. E. Inclusionary Housing Ordinance The majority of the site drains to the street. The rear yards oflots 1-5 will utilize a private drainage easement located off-site near the northwest comer of the site which drains to Donna Drive. A 5' wide private drainage easement along the south property line drains toward the street. Drainage easements will be privately maintained by the homeowners. Project complies with all Hillside Design Guidelines, except for a requested modification to increase the permitted retaining wall height. The modification to allow retaining walls higher than 6 feet will allow the pad elevations of lots 6, 7, and 8 to be reduced which will result in a terraced lot design that will be more compatible with the aesthetics of the existing neighborhood. The retaining wall will be constructed as a landscaped crib wall and public views of the wall will be screened by the proposed residences. The City's lnclusionary Housing Ordinance (Chapter 21.85) requires that a minimum of 15% of all approved units in any qualified residential subdivision be made affordable to lower income households. The inclusionary housing requirement for this project would be 1.58 dwelling units. The applicant is proposing to satisfy this requirement by constructing a second dwelling unit (SDU) on lots 7 and 8. Therefore, the proposed project complies with all applicable inclusionary housing requirements as demonstrated in table "3" below. The second dwelling unit design includes 580 square feet of area located above a detached two-car garage. Parking for the second dwelling unit can be provided in the two-car garage, as a separate walled off one car garage, or as tandem parking in front of the garage. Table 3: Inclusionary Housine: STANDARD REQUIRED PROVIDED COMPLIANCE lnclusionary 1.58 dwelling units 2 attached second Yes Requirements dwelling units (Units/Fees) C 0 CT 98-21/SDP 98-24/HDP 98-23 -SEA VIEW 9-LOT SUBDIVISION October 20, 1999 Pae 8 Because the SDUs have been included in the notice and review of the proposed subdivision, additional noticing for the administrative approval is not required. Prior to issuance of a building permit, the developer will be required to submit SDU applications and record a Notice of Restriction for lots 7 and 8. F. 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 4 below. Table 4: Growth Mana2ement Compliance STANDARDS IMPACTS COMPLIANCE City Administration 38.24 sq. ft. Yes Librarv 20.40 sq. ft. Yes Waste Water Treatment 11 EDU Yes Parks .08 acre Yes Drainage Basin B Yes Circulation ll0ADT Yes Fire Station No. 1 Yes Open Space NIA Yes Schools CUSD Yes Sewer Collection System 11 EDU Yes Water 2,420 GPD Yes The proposed project is 1 unit under the Growth Management dwelling unit allowance. V. ENVIRONMENTAL REVIEW The initial study (EIA-Part II) prepared in conjunction with this project determined that potentially significant impacts could be created as a result of agricultural chemical residues that were discovered during a Phase I site assessment. The site assessment also identified that the removal of the existing residence may warrant concern for asbestos building materials. Mitigation measures requiring soil remediation; requiring an asbestos survey and remediation if applicable; and implementing measures for disposal of trash and debris have been included to reduce impacts related to hazardous materials to levels less than significant. The project falls within the scope of the City's MEIR for the City of Carlsbad General Plan Update (EIR 93-01) certified in September, 1994, in which a Statement of Overriding Considerations was adopted for cumulative impacts to air quality and traffic. An Average Daily Trip (ADT) of 110 would be generated by the proposed project. This ADT is consistent with the generation rate analyzed for the site in the MEIR. The project site has been disturbed by authorized grading and the surrounding properties are developed with residential land uses and all the support utilities and service infrastructure has been constructed. ' ' CT 98-21/SDP 98-24/HD"Rs-23 -SEA VIEW 9-LOT SUBDIVISig October 20, 1999 Pae 9 The City has received its annual Growth Management Traffic Monitoring Report. The Report has recorded an unanticipated intersection "level of service" (LOS) failure at Palomar Airport Road (PAR) and El Camino Real (ECR) during both the a.m. and p.m. peak hours. In consideration of the foregoing, on July 12, 1999, the Planning Director issued a Mitigated Negative Declaration for the proposed project. The environmental document was noticed in the newspaper and no public comments' were received during the 20 day public review and comment period. Subsequent to the notice and review period, the project was redesigned in response to neighborhood input. The Negative Declaration has been revised to include the new project description and expanded environmental analysis discussions. Recirculation of the Negative Declaration is not required pursuant to Section 15073.5 of the California Environmental Quality Act because the revisions do not qualify as "substantial revisions". ATTACHMENTS: 1. Planning Commission Resolution No. 4613 (Mit. Neg. Dec) 2. Planning Commission Resolution No. 4614 (CT) 3. Planning Commission Resolution No. 4615 (SDP) 4. Planning Commission Resolution No. 4616 (HDP) 5. Location Map 6. Background Data Sheet 7. Local Facilities Impact Assessment Form 8. Disclosure Statement 9. Reduced Exhibits 10. Full Size Exhibits "A" -"CC", dated October 20, 1999 BK:eh:mh "-"' SEAVIEW 9-LOT SUBDIVISION CT 98-21/SDP 98-24/HDP 98-23 C :, BACKGROUND DATA SHEET CASE NO: CT 98-21/SDP 98-24/ HDP 98-23 CASE NAME: SEA VIEW 9-LOT SUBDIVISION APPLICANT: MSK Management, Inc. REQUEST AND LOCATION: 9-lot residential subdivision with two second dwelling units on a 3.96 acre site located on the north end of Seaview Way, north of Chestnut Avenue. LEGAL DESCRIPTION: A portion of Lot "J" of the Rancho Agua Hedionda, in the City of Carlsbad, County of San Diego, State of California, according to Partition Map thereof No. 823, filed in the Office of the County Recorder of San Diego County, November 16, 1896. APN: 167-070-04 Acres: 3.96 acres. Proposed No. of Lots/Units: 9 Lots I 9 SFR and 2 SDUs GENERAL PLAN AND ZONING Land Use Designation: RLM -Residential Low-Medium Density Density Allowed: 0-4 d.u./acre Density Proposed: =2-=9....:d=.u=·c...:/a=c=re:a...-______ _ Existing Zone: =R"-'-A'-"-'-1"-'0"'-0a:..:0""'0'------Proposed Zone: ~N=/A'-"------------- Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site R-A-10,000 Vacant North R-A-10,000 Single-family residential South R-A-10,000 Single-family residential East R-A-10,000 Single-family residential West R-1-7,500 Single-family residential PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: ~C~ar_l~sb~a=d ___ _ Equivalent Dwelling Units (Sewer Capacity): -=-1-=-1 =E=D'""'Ua;...._ _____________ _ Public Facilities Fee Agreement, dated: =Dc..:::e-=-ce=m=b=e=r-=2=3~1=99a:....:8a;...._ ___________ _ ENVIRONMENTAL IMPACT ASSESSMENT ~ Negative Declaration, issued ~Ju=l.,._y~1=2~, -=-19~9~9 _______________ _ D Certified Environmental Impact Report, dated'---------------- □ Other, ___________________________ _ C CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: Seaview 9-Lot Subdivision -CT 98-21/SDP 98-24/HDP 98-23 LOCAL FACILITY MANAGEMENT ZONE: l GENERAL PLAN: RL=M~------ ZONING: R-1-10 000 DEVELOPER'S NAME: =M=S=K~M=a=na"""g"'""e=m=e=nt=•=In=c~. ______________ _ ADDRESS: 5142 Avenida Encinas Carlsbad, CA 92008 PHONE NO.: (760) 931-2785 ASSESSOR'S PARCEL NO.: -=-16"'"'"7---'-0'--'-7-"-0---"-0 ___ 4 ______ _ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 3.96 acres, 9 single-family lots w/ 2 second dwelling units ESTIMATED COMPLETION DATE: ________________ _ A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage = =-38=.2=-4-'----=s=.f·'------ Library: Demand in Square Footage= =-20"""'.--'-40"'-=-'s.=f. ___ _ Wastewater Treatment Capacity (Calculate with J. Sewer) 11 EDU Park: Drainage: Demand in Acreage = Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) .08 acres NIA Basin B 110 ADT Fire: Served by Fire Station No. = Station# 1 Open Space: Schools: E= 2.87, JH = .79, HS= 1.49 Sewer: Acreage Provided= _N_/ A~----- CUSD Demands in EDU 11 EDU Identify Sub Basin= _N_/ A~----- (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 2,420 GPD L. The project is 1 unit below the Growth Management Dwelling unit allowance. 1 t """"' City of Carlsbad ■ A Giel ei iei• 1 ·lA •Si 4;; ,i§ ,i I DISCLOSURE STATEMENT 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. I. 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, title, addresses of all individuals owning more than I 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (NIA) IN THE SPACE BELOW, If a publiclv-owned corporation. include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Joseph A. Gallagher Corp/Part MSK Management, Inc. Title President Title --------------- Add 5142 Avenida Encinas.Carlsbad, CA 92008 Add 5142 A 'd E · C I b d CA 92008 ress____________ ress vem a ncmas, ar s a , OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, 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 Hisashi and Kiyome Honda Corp/Part. ____________ _ Title Trus~es Title ---------------Add 5142 Avenida Encinas.Carlsbad, CA 92008 ress____________ Address _____________ _ 2075 Las Palmas Dr.• Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894 s . , I f I ... .). NON-PROFIT oiANIZATION OR TRUST • If any person iden;J,rJd pursuant to (1) or (2) above is a nonpro~rganization 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 $250 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(s): _____________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Si~~ Hisashi and Kiyome Honda, Trustees Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:AOMIN\COUNTER\DISCLOSURE STATEMENT 6/98 Page 2 of 2 TENTATIVE MAP I SITE DEVELOPMENT PLAN SEAVIEW YJCIN/TY MAP N-,.U LOT AREA I COl'ERAGE TABLE l'MCUV'f,fGJi L...-'----L.-'--'..,'-'-••c...•_· --''----.,,,_.,_. ___ +---"-"---1 IJ.fHU. 1.JJIU. JI" 11.U.U. l.JIIU'. __ IJ~. u.1•.tr. U4J 1,. JI" 1-....:...--ii-----"/J.J='2c:U::;·c.....+---'J.UU.,. "" ,,.n,s,..... s.uas,. 11" IJ.JIJS.r.twr U#U. 1'" '-----''-.....:...,.:.,-,,-'--,'-,.-+---'-,.,,-.u. ,.,. 11.IMU. J:~1!.~ -· -·--· JJ~-11.,uu. J.J#.t, "" -..t'JP"r .. , JJ.ll•U. WA ,..,.MaJ•ns°'""""' l LEGAL DESCRJPnON, SEA YJEW A l"OR 110N OF I.DT •.r OF 11/I IUNCHO AGllA H£DIONDA. IN THN CITY OF CAUSIAD. t'f.J(JNT1 OF SAN DIEGO, STATE OF CAUFOlNU, ACCOAIJING ,.AnmoN JIA,. THCUUF NO. 111. F1LED IN 1HE on:D OF n4 COUN1T •60JIIDU OF ,'-AN DIEOO Cl>UN1T. NOl7.JUU 1', /19'. ,all,_,,.._......., #e/Qa...__tON ..._.DnOILCIWDll.fM ....... Ulft. (LOTS /, 2, J, 4 & 5) TYPICALLOTDJUJNAGE •iror:lll'Will':l( .... .-L .,.... ....... ,,a. , ............. .... _.._.._..__.. ....... r----\ ... __. .... (LOTS 1-9) TYPICAL DRAINAGE SWALE DETAIL .., .. ,... ... C.L I I' I' __ _ • 10' II' 5 ' (LOTS6. 9) TYPICAL LOT DRAINAGE ~ •• ~ o ..... .1.•-\I-21'...-f -........__..LXl111frilG ,o·• l'NJPOSCD, •mt (lt n,ooe,_,, __.,, I (~OJDIJJ ,rue) "'------D(l'Sf •• S('l,€111 e 0- (l[ JUIO A'I DI) ti SEAVIEWWAY ,.,_,.,,...,...,. ,.,,,.... UC/NO.I. INOfl't) BUCCOU ~-;j':f. ' 1.,,,,,.. -~'~ JACK HEN7110RN & ASSOCLtTES MSK DEVELOPMENT GROUP, INC. SIJEET SVMNAAY $Dff I -rlTU $lllff ENGINEERING, inc. ~,. l £-;;:f_. Jj 110 ..... .,. ..... ~.c.:atlaJII ~ lffl .lrslt'IM DlffllU. lllrff • .,,.,.._,._ ,,,.., .,,._ ... /,a,,..,.._ .. , .,...,,.,...,.. OCI~ ~ .. -(Ht) Nl-nel / IU (?#) Nl-ffH $ffff , -r,n.,,.,, ...., / strr NF~ l'UJI ,81/UT , -COJl:rTIUlllff IIU $Miff I -,J.Dn All4'nU s••n • -!IJ.O#IS UtUnl8 _ CMl!I• •«r,o,cr ~ r,a,.,,... rAIIILT nun". MfD P/.UAW .,,.., ....,_ TICff'a ••••ur~ra c..u,' .... C,& ·-- GENEAALNOTES CT SDP HDP 98-21 98-24 98-23 () ---.,. Ulr.r.·-·-----··· -··-· .. ·--·--···-.,.. snu #6f'IUCt. ·······-·····-···-·--·-·----··-.. • .. ~ IIUfiGl'III • .,.. M6ra:r .-... ra .....:T-·-···-----··---.......... _._ uas ... ,.,,,.,,..,. .... mTKr JC.IIIM, All'l'll&T,----·-····-··-· .. --.... ---····· c:.a.t ... ,,.,,,. JIC'9II& ~ aaTM:····-····-·· .... ······-·····-··-······· -····· .......... f/.A6 • llll.lJCl"lllt urr.. ·-----·--aa,,za, ~,.. MA/1'111:&.-··-·-·--·· .............. --....... _ ... 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UlrS , roru u,n ---u. •--------I --I ~---___.._, ( ) -----a--- ~ ~~'Tfi!H l'MP.uak o,:611MA .U. ltN MYan TftJ//11..:ru.lNI JUYJI# Al"IUJ.11. .... _.,,..,_ AIU-,.,_. s,nn , or • •tuffS TENTATIVE MAP I SITE DEVELOPMENT PLAN SEAVIEW SEE DETAIL "8<NE RIGHT CT 98-21 SDP 98-24 HDP 98-23 SEnll CONNECTIONIJE'Wl. 9CIU.1" .. I I 1• • lO' I"""'! - l'M.,.AlllDFUII MSK DEVEWPMENT G~OUP, INC. 11'1 ,IJ'D'JDA E.YCJNAS Cflll.JIAO. C4 f1'Jl.lllt (1M} ,111'7Kf IF'AT(160J 'Jl-11U '1.A"""1IO ~T,4'111. JACK HENTHORN ,I ASSOCIATES JJ1JAJ1EN1D ... fCNCA'AS.. YfJTnV ~.c.f,JflfM (16111 f.ll,..,lff/lOtFAX(1MJJ 4M-'1MI BUCCOLA ENGINEERING, inc ,,aw...,_:...iii . .........:&...,. D.trEn.El'AM:D 0A1E IU .. 1Sl-.1J· DATE MU'ISUJ D4"-llF:l"ISFn 0411 •1:nvn 04n IFllSFn u.ut:1tt.ruu, DECl"JnD]l.199' l'UlltLAU!:.1w, Al'WIL u, t'l'l'I JlfH18.lf09 Allr,l./WJl.1999 JU'IJ::.VIIU<I.JHf Mf"T1.MIIF.lt 14. I,,,. Jiff.Er 1 (II' J .<;Jlf'.F.TJ DlSPOSlTION OF EXISTING EASEMENTS © __ ._,_.,._.._1cununa..,..... .. n1 ... ai..,• ~,. -•••-.-• • ._ .. ,. ,ucnuc...., ----'· ... , ··--· .... , • .,,.CIAl. --· ftlll ............. ....,_,,...,.... ... . .... ua: PIICIUTlU 'IUNI■ lllll ...... , •u ••LOCATDM-'IIM ....... fla.lC.,._t_,_.,.....,. ....... ---......, ,. e.,.A-•n• ..... ,. (j) M LWIIPff ,a -,_,_., • fll! -1111, II,,.._ aF Jtll CIU _. £:C~~~--=~r. .::'=.l:::::r :..-: :.::. = ~--~-=-.....:: :-..... 111.a: , ....... .--. __,11•: =:ca':'1•":~,::tc_.. • -• -.n1M11 _I_ aw, AN ,_, -..-.IC ST'IIHT _.. •u --..... ·--·--..... ...,,, ... --,r __ -·•-•u.•_,_, .. ....,.,,--••Man• ._...,_..._. ___ IUn ,.....na,...,. (I) .................. ICWr1llTID1NITtaa'llftlN ■MlffW ::=c -:...-,.:.:' .=:-;.~,=--·-= .:.~.= :.-• ···--· •--n•: Dini• ••••••• •• 'CIUTIH ..,, • .............. __ @ -~ ................... llllft."'"""'· ,_, ... = :-c::.: .=-=-:..~:.-::; :.·:: •"" ...... -. -..rnal1 NCIUTIQ ..... tMI ........ MU ........... ___ .._... ...,,c.,_,..-• .....,.u.• ................... IICI'. ....... liXISTINCJ OFFSITE EASEMENTS:. @ • .,......,..,-,y ... y,_,.._,c-••nun,_,... 1 IIM'l ... 1, NfllTIIIII, ,._,...IIIIIICAJD'MNCITY ·-----------·-· e :,,.--:-=..:::•.Ji:.'::-· .. ,., -. .aic..•" • © :.-=: =-=·~ -=-=-~· ti,., .... .._,." ti) • .-., ..... u:wuunuaa•--•--•----:=: =--=--=-".:-.:-..::-::.-:.= :en.. .,...... ... _, __ (I) ..... ,._ .............................. ,...,. (l) AM1•111M..: .-r, INIT-. -...... _, •. , ...... .................. -., ... , ... -..... 1,.,. ·(;,< • .. / \ t ~ .. I I ~ TENTATIVE MAP CONSTRAINTS MAP SEAVIEW \, ~,' I • i [ , I i ,· .-',.-',,,.I I , • I;;,;: j # ij-;--'-~ ! .,_...._,. ......... .--11: ''II . ! ' I! ! ; I ' ! jk ' I ~/r-'-!"=~I I ' ; ; (; / ' ,'/' i I:µ I I ' lf l .! i '. I~;; Ii I i ; ! /. ·i, i ! i • ( J ,:,l, ) •1,.,.:::,~:::;.;'WJ.1 f I f I , r / / I / / I / , • I .. -• ;;'-' ,: 1'1! i!,1 } 1 /1 ' ,-1-·· f I I ( i I; I ! ! { / ! ; • _(., : ' ' I I ,1 l • Ii I t ,r '/ I I /, • • :1 ! \ -~ i ~ ~--------- __,, ..... .-s... ©· ~~·t, BUCCOLA _,,,_ l , .• JACK HEN11IORN .t ASSOC/A TES MSK DEVELOPMENT GROUP, INC. ENGINEERING, inc •••=•maw JlNAVl"WM,,._.U.Otl:U .,..._,.._ ,,... ..... , ... ,., ...... , ,,..,.v--..~ C".ut.tl!AACIIIOIII ..,..,11-3m,,u,_..,,..,,.. CT 98-21 SDP98-24 HDP98-23 GBNERAf. NOTES ..,_n_ ■l,_tM • .....-. hflllmnMt.,...,.. GUia . .... ...... 911Ata ......... ..... ....... .,..c:M'l'Dal -......... ---.-.ClM.fUIIIIG' ..... a1 ..... w. .... , ... ,. - .,. .,. .,. ., . --,->,•1 •-~•--., . .,. ---., . .,. .,. ., . ., ... IAIO...,.Cl .. _,_,_. ■IA , __ 1 ___ ____ --- EARTTIWORK NOTES --.... C'f_,_ __ .. an .. ,.,. ... lU. .... ,, .... c:, . ... ,.,. , .• ,.llalll ..... ,.,.,__. in.,n . a.,n . DENSITY CALCULA TlONS 10f•--··-•u.1a1......... •-- WCo\na.llllA , ... _,.....,. ··-....... •--,.. __ , __ "' ..... ............... . .... ....1111, •• ,-.v., ·- ...,. CIIICla.A1'1.. •·- ,,.,_.,. ··----.iCM. .... 1AT _,____ ··- lllll'MIM.-...... au. ··-~ •--.,_. ,_..,..,,..,,nor ~""""'! ,...,,..Wl'<M. • BUCCOLA _,,,_k.~tiN~MS/CDEtEWf'M£,'ITGRUUl'.IN<.' ENGINEERING, inc ~ :!,,';::,,_~~'= Jl&♦-•.,.AM.mu W ,, .. ,11.111,1,.u(1Ml}IJI 11a, JACK HEJITHOlt.N 4 ASS(X.'LfTE.S JJ7J,4YI.NllltJl!NCIN.CS. stTnfD CAAI.S840. CA t,00, (1IIIJIM-411#1,,AX(160)4UOOl1 LEGEND SLOPECATI;OORY c:::iua nwa 15' c::J tft TO IS'- l?Z.a2ft T04°' ........ -TOTM. ACRES 1.157 0.117 0.011 0.000 I.Ill PERCtihTOfR)"[ALil£A ..... ... .... .... 100.0-. CT 9B-21 SPD9B-24 HPD9B-2J () I I TENTATIVE MAP SLOPE ANALYSIS SEAVIEW () JHE,ET4U,JSIUSTJ 320 - 310 - 300 - 290 - 21U - 270 - 250 JIO - Jt-00 I I I 2Hl0 I 2..Ul 1 PILONJ&£Df'l)r,11~0 """"" SECT/ONA-A .flWl'OS.W.1-L'olSHUl r· Ga>J>l:I. I I ,------- LuisnNGQ6wl:N,) I J•OO I •HlO SECTIONB-B USX. DEV£LOPJJ£NTGROVP. J.J,iC. JUJA>"£.\:lAC£'¥CJ,,tS C...tL.SUD.C,,f~ {16/JlfJI llaJ1t,.tX(lei)J'1J-11"4 J,<CK H£ VTHOAA' & .<SSOCIA n:s JJ1J.tY£NUt..S£M.11uS. wmn C<.t.LS&4D. CA 11.X.0. t14ql4,U.-,t(/9,(1.'rJU"(1fNJ-'·l#-<WII ------------ SECTION SCALES J••Jil' IKMfQ>NT.U,. 1• • J(lt' Y£1JJCCL ,----,:,<.----------- ----✓✓ 29S w- l7S 27S - 24J - I I I I I §! If.' i l'&Of'OifDflNlSHED--. ~' O&.wt: \ !/ [) I SECTJOND-D CT 98-lJ SDP98-24 HPD9N-23 f \ ::i I I I / ------r--------.!.,-.G- \/ IHlO SECT/ONC-C TENTATIVE MAP CROSS SECTIONS SEAVIEW QIIIAI. NOIM,\lOt NftlCA110tt 5IIE DMl.0NMT PINI OWla/MftJCNiffi IISK llt'ltl0l'IIOII GROii', NC. 5142 MND £NCINAS CM.SllolD. c.llFOlffM 1200II 1E.: (790) IJl-2785 ftANS l'IIPMB> ff, ~ 517 FCMITH AVCNUC, 500£ 402 SM DIC00, C1UCRNA 12101 1E.: (ett) 231-.lJOl OOIOI\W. PINI NOll5 ~~: or 1HE IOlAI. SITE IJS[D FOR LANDSCAPING • 18.75& 2. PERCENT or THE IANDSCN'[D lll£J, FOR EM:H PI.ANl1NC ZONE: NA!URAI.IZIIG 1AHOSCAPE -100II or St.OPE NVS -~-1. .Ill I.ANOSCN'CD NVS INCI.UDING FRONT, SIOE IMJ A£AR YARDS N«J SI.OPES SIWJ. BC MNNIAIN£D IJf THE IIE'IEl0PER IM1l. 50Ul TO NI MMDl/H. -TE HOii[ OWNER, Wll:N IINNTEIW«:E RE5PON5l9IU1Y WU BE IRAIISITAR£D TO 11{[ HOME OWNER. St.OPES J' OR LESS IN HEIGHT SHALL RECCM A HYOROSHDED COYER CROP SUFF1CEN1 TO l'RO'IIDE !IOI COYERAGE IN JO DAYS. SI.OPES 4' TO 8' IN HEICHT SHAI.L RECCM THE HVDROSEEDED COYER CROP, FLATTED GROUND COi/ER CMR IODI or lHE N!f)., N4D LOW SPREADING WOODY SHAU!S COIIERING 70I or THE lll£A. SI.OPES CMR 8' SHALL RECENC A COYER CROP, FLATTED GROUND COYER, LOW SPREAD1NC SHRUBS IMJ 1M[S Al A RATE · Of 1 PER 20D S0UAAE rEIT. IOI PINfflNC I.EQN), WAta C0NSRVAllON N01l5 NI> WAlll lUONN/a CM.OAATION5 SI! SIIEr l·2 er. 911-21 SOP 911-24 HOP 911-23 I ' _ .. , L-1 or 3 l'lAN11NCI..EaND 11&5 Sl'l8lL Sl&\ll5 OUANTIIY 10 20 SIZE BOTANICM. NNIIE -COIIIION NAME 15 GAU.ON PISTACHIA CltliENSIS -CHINESE PISTACHE 15 GAU.ON IIElROSIOEIIOS EXCELSA - SIZE 1 GAU.OIi 1 - 1 - 5 -1 GAU.OIi 5 GAU.OIi 5 GAU.OIi 5 GAU.OIi 5CAU.ON 1 GAltOII NEW rulANO CH!IISTIIAS TREE OR EUCILYPTUS LEH--BUSHY YATE BOTANICAi. NN11E -COMMON NAME NICTOSTAPIM.05 'HO&IRO MCMfjN' -IIANZNfTA CEANOTIIJS 'CONCHA' --.0 UIAC CEANOTIIJS G115EUS 'HORIZONTAi.iS' -CARMEi. C[AN01HUS H£TEIIOIIELES ARIIUTfllllA -TOYOH IJll0NUI PETl2I -SEA ~HOER lfflllCA CAlfORNICA -PACflC WAX IIYRTLE PRUMJS lUOUA -HOll'IWf" CHERRY 111-,s CAl.f"ORNICA -CALFORNIA COfFEEBERRY IHIS O'iATA -SUGAR BUSH RIIIES VIBUIIWOUUII -l:\'ERGREEN CURRANT lffl10NE WMJ. PlANIIIC SYIIIIOL QOlNXXMl SY1lllOL NOIITH It EAST ~ FACING SUlPES ~ SOUTH It WEST ~ FACING St.OPES ~ OUAN1llY 7.540 sr OF N It St.OPES 2l,120 OF S It • 51.0PES SIZE llNER/llAT LINER/llAT SEED SEED 5 GAU.ON BOTAHICAI. NN11E -COM110N NAME FICUS REP£NS -CREEPING FIG 1.0N1CERA JAP0NICA 'tW.l.lANA' -HAU.'S H0NEYSUCICl[ l.OIIUINIIA IIMflllA -SWEET AL 'ISSUII -Hl'IIRI) --IIOUCAINIIIUEA SPECTAIIIUS -BOUC,IIIMLLEA AT TOP OF WALLS AT 10' OC SIZE BOTANICAL NN11E -COW0N NAME FtAT ACACIA RE00LENS -PROSTRATE MXIA FtAT IIAC01AAIS PllULARIS -COl'OTE BRUSH CUTTINGS bELOSPCRMUM 'ALBA' -WltTE TRAILING ICE PlAHl N01t f PlANIIIC ocoas IEJWBN MJaJ5f 151H ll«0UQI NU. 15m J1l'E hmtlC Wl1 • U5ID ON M SlOPl5. HYDltOZONE DE5CU'TIONS ZONE 111111 A & 1111111 NAllUIZINC WIJSC 11£ ZONES CRITERIA TtlS ZONE Ill.I. BE Pl.ANTED II LOW USE AREAS WHOSC VISUAL CHARACTER WU NOT HAVE A REFINED ~-IT WU HAVE A NATUW.IZED Al'l'EARANC[ S1UUR TO Nt£JS OF NATI'IE VEG(TATION, AND MAY II FACT CONTAIN NATI'IE SPECIES. IT WU HAVE THE A8IUTY TO "NATURAUZE" ONCE IT HAS BEEN ESTA8USHED. lfS ESTIIIATED SUPPLEMENTAL WATER REOUREIIENT IS BELOW 10" ANNUALLY. DESCRIPTION ZONE THREE WU BE PRIIIARILY USED TO CREATE A IIOftE NATURAL LOOKING Nl£.A, SUCH AS SI.OPES. PERIPl£RY AREAS, ANO Nl£AS OF PROJECTS WIO£ DISTIJRSED CROUlllS MAY NEED TO lll£ND 1110 \1:G(TATION. THE SUCCESS OF THIS LANllSCAl'E IS DIRECTtY RELATED TO lfS MIIUTY TO ll[COII[ SElf-5'SflCIENT WIT1IN A PRCSCRIIIED PERIOO OF TIIE. A SELF-SUFflCIENT UND5CAPE, ZONE TltR[[ IS CAPAlll.£ OF SUST-ITSELF AS AN EFFECTI'IE UND5CAPE 011 VER'I' LIITED WATER ANO REMAIN HEAI.TIIY, FEW NEI\Y PINITED JlNCIU PIANTS ARE 'llROUGHI TOI.ERANT", BUT TH£Y DEVElOP THE AIIUTY TO NJN'T TO C'ICtES OF DR'I' PERIOOS ONCE THEIi ROOT SYSTCIIS HAVE DEVELOPED ANO HA'IE MATURED ANO NJN'TED TO THE SITE CONDtTIONS. ZONE THREE-A (JA) REPRESENTS AREAS INCORPORATIIG SOUTH It WEST FACING SI.OPES. ZONE TltRCE-8 (JB) REPRESENTS Nt£JS INCORl'ORATING NORTH It EAST FACING St.OPES, lANDSCAPE CALOJIATIONS: l'IICINJ OF lOTAI. 5flE U5ID 101 Wl>SCNINQ W151 l'IICINJ OF ZONE 111111 IAN'J5CAl't _. XERISCAPE PRKWALS APPLIED: A. THE DESIGN OF THE lNIOSCAPE IS INTENDED TO MATCH GROWTH REQUIREMENTS OF THE PlAHl COMMUNITIES, TO IIOOfY PlAHl CROUPINCS TO ACC0IMT FOR SIM AND WINO EXPOSURE, ANO TO MIIIIIZE, WHERE POSSIBLE, WATER ANO IIAINTEIIANCE. PlAHlS WITH SllllAR CULTURAi. REQUIREMCNTS OF EllPOSURE, SOlS, ANO WATER NEEDS WU BE CROUPED TOOETHER ANO LOCATED 011 THE PROJECT SITE II MICRO-ClllATES WHERE THEY Ill.I. REQIJRE THE LEAST WATER FOR OPTIIUII CR0WTlt ANO IIAIITENANCE . 8. THE SOlS WU BE TESTED UPON C0IIPl.£TION OF ROUCH GRA01NC FOR THEIi l&ITY TO SUSTAIN PlAHl GROWTH ANO WU II[ AIIENDED, AS NECESSN!I', TO PRIMlE OPTIIAL CONOfflONS FOR CONTIUNC GROWIH ANO 01:\'ELOPMENT OF THE PLANT MATERIAL C. THAOUCHOUT THE l.ANOSCN'ED St.OPE AREAS, NJN'TED, -LOW WATER DEIIANOINC PlNITS ANO PUNT CQMJNIT6 WU TAKE PRECEDENCE OYER EXOTIC ANO EXTREIIEI.Y OANAIIENTAL SHRUIS II THE SELECTlON PROCESS. D. ALL LANDSCAPED St.OPE AREAS OF THE PROJECT WU BE WATERED WITH A F\JUY MJTOIIATEO IIIRIGATION SYSTEM UllUZ1NC SUCH DE'ilCES AS MASTER CONTROL VALVES ANO RAIi SlllT0ff DtW:(S, IRRIGATION CIRCUflS SHALL BE ORGINIZED INTO H'tDROZONES BASED ON PlNm. SIM ANO WINO EXPOSURE, TOP0CRAPHY ANO SOU. SPRINKLER HOO SPACING SHALL BE 1001 CMRIAP OF THE SPRAY OWOER, ANO SHALL BE llESICNEO FOR -.U RUNOFF ANO CMRSPRAY. -LER HOOS SH!l.l HI/IE MATCHED PRECIPITATION RATES WITHII EACH CRCIMT ANO HEAD TYPES WlL NOT BE IIIXEO. THE IRRIGATION S'ISTEII WlL BE DESIGNED TO APPI.Y -TER AT A RATE NOT EXCE[DIIG THE INFl.TRATION RATE OF THE SOl.. IRRIGATION SYSTEIIS 011 SLOPES SHALL II[ VALVED SEP!RAfil Y FOR TOP, IID, ANO TOE OF St.OPE. (. IANDSCAPE IIAUITEN!NCE sPEClflCATIONS SHALL BE P!IOWlEO TO THE OWNER ANO IIANAGOIENT COMPANY FOR CONTINUING IIANAGEIIOO' OF THE PROJECT AFTER INSTAUATION. lMl>SCAPE WATER lfQlJIRMNT CAl.ru.ATIONS MAXMM Al'ftB) WA'III AU.OWN«l CAI.OIA110N IIAXIIUII APPUED WATER AUOWNICE • (Elo)(O.B)(LA)(0.12) WHERE: ETo • REFERENCE EVAl'OTRANSPIRATION (IICHES PER YEN!) o.a • CT AOJUSTIICNT TICFOII LA • lANOSCN'ED Nl£A 0.12 • COll\1:RSIOII FACTOR {TO GALLONS PER S0l.loW: FOOT) MAXMM NftlD WA'IEI AU.OWN«l 101 1tlS l'IOJCT • IOAOn....,~•llll.9'0CM1.0NSP!lt YW ESlMAlB> lOTAI. WA'IEI USE CAI.OIA110N ESTIIATED TOTAL -TER USE • (ETo)(PF)(LA)(0.62)/IE WHERE: Elo • REFERENCE EVAPOTRANSPIRATION (INCHES PER YEAR) PF • PUNT FACTOR LA • lANOSCAPEOMEA 0.62 • CONVERSION FICFOII {TO GAU.OHS PER SOUARE FOOT) IE • IRIIIOATION EFTCOCY FACTOR ESlMAlB> lOTAI. WA'III USE 1011115 l'IOlCT • lWU • HVDIOZCN lA . IOAO ncill,44 l'f!IZJ;ao ~I• Ul/167 r.Ml0N5 ,a YW lWU, lfflllOZ0NE • IOAO Er._., l'fl(7,S40~ 1•129,841 OOONS PIil YW IMllOZ0NE lA (4J7,111) • lfflllOZ0NE • lm,a,QI • 561,114 °10TAI. r.Ml0N5 PIil YfAl GMJ.ONS lNlll AU.OWN«l • '1,111 lOTAI. CMI.ONS PIil YfAl er. 911-21 SOP 98-24 HDP 98-23 I I i .! II SHEET L-2 ar 3 CINM. NOIM.\110tt #ftlCA1l0tt sm DMI.OMNr ~ OM8IMflDN1': IISK DlWl.Cl'IIOff GIIOUP, NC. 5142 ll'IElO ENCIIMS CNISIIID. CAIEORIM 12008 !El: ("IIO) 131-2785 l'IANS IIIPAIID It -517 fOUIIIH /NEU, SUIT£ 402 SMI DIEGO, ~ 92101 lE1: (119) 231-3303 'ffllCAl.fllQI 1WWI 51111. IINCI 'ffllCAI. , IIQf 1WWl511B.19U AT10POF5IOI CONCIPIUM. IINCN. PIAN NOll5 • 11£ INTENT CX lHIS DIWIIIIG IS TO SHOW THC POTENTIAL I.OCA110N FOR J HOIICOINtR NSTALLEII f£IICING. A 5' IICH 1l8JlAR SllII. ftNCC IS USED IN 1115 EJrAIIII.[ AS A 1'IPICAI. FENCING Tl'PE USED FOR \IIEW L01S NIil FOR POOL ENCLOSUMS. ___ ....... ., ...... ______________________ _, ~: ~~.: =-- ___,.. 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