HomeMy WebLinkAbout1999-08-04; Planning Commission; ; CT 99-07|CP 99-09|HDP 99-05 - LA COSTA FAIRWAY VILLASV,fhe City of CARLSBAD Planning DepartmtTi
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: August 4, 1999
Application complete date: May 5, 1999
Project Planner: Barbara Kennedy
Project Engineer: Clyde Wickham
SUBJECT: CT 99-07/CP 99-09/HDP 99-05 - LA COSTA FAIRWAY VILLAS - Request
for approval of a Mitigated Negative Declaration, Mitigation Monitoring and
Reporting Program, Tentative Tract Map, Condominium Permit, and Hillside
Development Permit to create a 16-unit condominium project located on the south
side of Gibraltar Street near the intersection of Jerez Court in the RD-M zone and
Local Facilities Management Zone 6.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4595
APPROVING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program, and ADOPT Planning Commission Resolutions No. 4596, 4597, and 4598
APPROVING CT 99-07, CP 99-09, and HDP 99-05, based on the findings and subject to the
conditions contained therein.
II.INTRODUCTION
The applicant is requesting approval of a single-lot tentative tract map, condominium permit, and
hillside development permit to allow the grading of a 1.18 acre site and construction of a 16-unit
airspace condominium project consisting of two- and three-unit attached homes. As designed
and conditioned, the project is in compliance with the General Plan, Subdivision Ordinance, and
relevant zoning regulations of the Carlsbad Municipal Code.
III. PROJECT DESCRIPTION AND BACKGROUND
The 1.18 acre site currently consists of 3 separate lots and is located south of Gibraltar Street
near the intersection of Jerez Court. The lots have been previously graded and are terraced
downhill (west to east) with slopes of 10 to 12 feet between pads. A 11/2:1 slope along the rear
property line slopes up to the south approximately 40 feet. The proposed site design will result
in the creation of two pads separated by a 15 foot grade differential with half of the residences on
each level. Each pad area will be accessed by separate 30 foot wide driveways that intersect with
Gibraltar Street. The project proposes grading a majority of the site with portions of the rear
slope left undisturbed. The grading operations will result in a balanced grading operation with
approximately 3,000 cu. yds. of cut and 3,000 cu. yds of fill. Retaining walls will be located at
the south and west ends of the site in order to create a level area for private open space. None of
the walls will exceed 6 feet in height and the project will be fully landscaped for site
beautification and erosion control.
CT 99-07/CP 99-09/HDP-05 - LA COSTA FAIRWAY
August 4, 1999
Page 2
As shown on Exhibits "F" - "M", the layout and floor plans of the individual units vary based
on their location on the site and, in general, consist of split level three-story structures. Two
groups of tri-plex residences are located along Gibraltar Street with driveway entrances on both
the east and west ends of the site. Duplex and tri-plex structures are also located along the sides
and rear of the site and are clustered along the driveway. The square footage of the three and
four bedroom units range from 2,013 square feet to 2,471 square feet. Each unit features a
private rear yard and/or balcony and each unit has an attached two-car garage. The units have
been designed in a contemporary architectural style with stucco exterior and tile roofs.
Two large open space areas are provided at each end of the site. The eastern site is designed as
an active open space with barbecue facilities and a spa; and the open space on the west end is
designed as a children's play area. The design concept has taken into consideration hillside
conditions and has been designed to provide private "exclusive use rear yards" for nearly all of
the units.
A total of seven (7) guest parking spaces are required and are provided in convenient locations
throughout the site. In addition, a 494 square foot RV parking and storage area is provided near
the center of the site.
The property is Zoned Residential Density-Multiple (RD-M) and has a General Plan Land Use
Designation of Residential High (RH 15-23 du/ac) with a Local Facilities Growth Management
Control Point of 19 dwelling units per acre. The proposed 16-unit condominium project results
in a density of 13.5 dwelling units per acre. The proposed development is consistent with the
surrounding land uses which consist of two - and three-story multi-family apartment and
condominium projects.
On April 9, 1992, a similar proposal was approved for 16 condominium units on the subject
property (CT 91-15/CP 91-03/HDP 91-10). However, the previous owner never constructed the
project and the project approvals expired.
The project is subject to the following land use plans, policies, programs, and zoning regulations:
A. General Plan
B. Chapter 21.45 - Planned Development Ordinance
C. Chapter 21.95 - Hillside Development Ordinance
D. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance)
E. Chapter 21.85- Inclusionary Housing Ordinance
F. Growth Management (Local Facilities Management Zone 6)
IV. ANALYSIS
The recommendation of approval for this project was developed by analyzing the project's
consistency with the applicable policies and regulations listed above. The following analysis
CT 99-07/CP 99-09/HDP 59-05 - LA COSTA FAIRWAY VILLAS"
August 4, 1999
Page 3
section discusses compliance with each of these policies/regulations utilizing both text and
tables.
A. General Plan
The Land Use Element of the General Plan characterizes Residential High Density (RH) as low
and medium rise condominium and apartment development. The General Plan Growth
Management Control Point is 19 units per acre and the proposed density is 13.5 units per acre.
The residential guidelines encourage a variety of housing types; limit higher density residential
developments to those areas where they are compatible with adjacent land uses; and encourage
the achievement of a variety and choice of housing in all economic ranges throughout the City.
The adjacent development and surrounding neighborhood consists of two- and three-story multi-
family projects. Similarly, the proposed project offers a higher density housing type; is
compatible with adjacent development in density, scale, and mass; and can therefore be found to
be consistent with the goals of the General Plan. The project is consistent with the Housing
Element in that inclusionary housing requirements for the project will be satisfied through the
purchase of 2.8 affordable housing credits within the Villa Loma project.
B. Planned Development Ordinance
Approval of the Condominium Permit is subject to compliance with the Planned Development
section of the Zoning Ordinance. The proposal complies with setback, and height regulations.
The proposal provides sufficient parking for residents and guests, individual interior storage, and
common recreational vehicle storage. Open space requirements are satisfied through the
provision of exterior balconies, private rear yards, and common recreation spaces including
active areas for both adults and children. Coast Waste Management Service has indicated by
letter that the project provides adequate access and space for collection of trash and recyclables.
The proposed project is subject to and consistent with the following Planned Development
Ordinance development standards:
STANDARD
Density/Product Type
Minimum lot size
Arterial Setbacks
Setbacks:
Front
Rear
Side
Distance Between Structures
Building Height
Private driveway width
Recreational space
Private:
REQUIRED
19 du/ac
N/A
N/A
10'
10'
5'
10'
35' Maximum
30' Minimum
200 s.f./unit or 3,200 s.f.
lOOs.f./unit
PROVIDED
13.5 du/ac attached
condominiums
air space ownership
N/A
10'
20'
5'
10'
35'
30'
Min. 15' x 15' private rear
yards and/or balconies
CT 99-07/CP 99-09/HDP
August 4, 1999
Page 4
1V-05 - LA COSTA FAIRWAY VILLASs
Common:
RV Storage
Resident Parking
Visitor Parking
Storage
Active 1,600 s.f. min.
320 sq. ft.
2 covered spaces/unit
7 spaces
392 cu. ft.
5,272 s.f. including
barbecue, spa, children's
play area.
494 sq. ft.
2 car garage/unit
7 spaces
392 cu. ft. within garage
C. Hillside Development Ordinance
A Hillside Development Permit is required to be processed along with the request for approval of
any development on properties which have slopes greater than 15% and an elevational difference
of 15 feet or more. The site has been graded by previous approval (approved as La Costa South
#5 in 1969) into three pads, each separated by approximately a 10 foot elevational difference.
This pre-graded condition creates significant constraints for designing a circulation system
within the site which complies with the maximum gradients allowed by engineering design
standards. In order to create a project that complies with engineering standards and better relates
to the site's topography, the applicant is proposing to regrade the site into two larger pads,
separated by a 15 foot elevation difference.
In accordance with hillside regulations, the areas of 40% slope which were created by the
previously approved grading are identified. The proposal requires a modification to the hillside
development standards to allow an encroachment over 6 feet high into the toe of the uphill
perimeter slope. Findings for the proposed modification can be made in that the development
into the existing manufactured slopes will result in a superior site design, will allow for the
provision of private rear yards for residences abutting the slope, and will result in additional
common active open space areas. The proposed site design utilizes split-level building pads to
reduce the quantities of cut and fill. Maximum 6 foot high retaining walls are located at the rear
of the south and west buildings so that private rear yards can be provided for these units. The
proposed balanced grading will consist of approximately 3,000 cubic yards of cut and 3,000
cubic yards of fill which results in a volume of 2,542 cubic yards per acre. This volume falls
within the Hillside development Ordinance acceptable range of 0-7,999 cubic yards per acre.
Because this project will have no control on the upper portion of the llA:l rear slope, a special
condition has been included for the project developer and owner to execute a Hold Harmless
Geologic Failure Agreement. The slope is shared by the project and the adjacent property owner.
D. Subdivision Ordinance
The proposed tentative map complies with all applicable requirements of the City's Subdivision
Ordinance. The Subdivision Map Act allows for merger of the three existing lots and subsequent
resubdivision into 16 airspace condominiums on one common lot. The site is served by existing
public streets and utilities, and the project is conditioned to construct all necessary private
driveway and utility improvements to serve the proposed units. Access to the site is via two
points on Gibraltar Street: an access driveway at the upper west end of the site and access at the
lower east end of the site. The subdivision design orients structures in an east-west alignment
and takes advantage of shade and prevailing breezes.
C 3CT 99-07/CP 99-09/HDP 9^-05 - LA COSTA FAIRWAY VILLAS*
August 4, 1999
Page 5
£. Inclusionary Housing Ordinance
The City's Inclusionary 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 2.8 dwelling units.
The applicant is proposing to satisfy this requirement by purchasing affordable housing credits.
The project has been conditioned to enter into an Affordable Housing Agreement with the City to
purchase and deed restrict 2.8 units in the Villa Loma Apartment Project as affordable to lower-
income households for the useful life of the dwelling units, in accordance with the requirements
set forth in Chapter 21.85 of the Carlsbad Municipal Code. Therefore, with this condition in
place, the proposed project complies with all applicable inclusionary housing requirements.
F. Growth Management
The proposed project is located within Local Facilities Management Zone 6 in the southeast
quadrant of the City. The impacts on public facilities created by the project, and its compliance
with the adopted performance standards, are summarized in the table below.
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Collection System
Water
55.63 square feet
29.67 square feet
16EDU
0.11 acres
Basin D
160ADT
Station No. 2
N/A
ENSD
E = 1. 747 JH=1.76/HS= 1.76
16EDU
3520 GPD
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The proposed project is 6 units below the Growth Management dwelling unit allowance.
V. ENVIRONMENTAL REVIEW
The initial study (EIA-Part II) prepared in conjunction with this project determined that the
project would not have a significant impact on the environment. 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 160 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 are
been constructed.
CT 99-07/CP 99-09/HDP^3-05 - LA COSTA FAIRWAY VILLAS**'
August 4, 1999
Page 6
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. This
potentially creates a changed circumstance negating reliance on previous environmental
documentation. Pursuant to §15162 of the CEQA Guidelines a lead agency must prepare a
"Subsequent" environmental documentation if substantial evidence (i.e., the recorded
intersection failure) determines that a changed circumstance exists. However, case law has
interpreted this section of the CEQA Guidelines to not require the preparation of a "Subsequent
EIR" if mitigation measures are adopted which reduce the identified impacts to a level of
insignificance. Please see the Environmental Assessment Form-Part II for a detailed description
of the justification to recommend approval of the Mitigated Negative Declaration.
In consideration of the foregoing, on June 9, 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.
ATTACHMENTS:
1. Planning Commission Resolution No. 4595 (Mitigated Neg. Dec.)
2. Planning Commission Resolution No. 4596 (CT)
3. Planning Commission Resolution No. 4597 (CP)
4. Planning Commission Resolution No. 4598 (HDP)
5. Location Map
6. Background Data Sheet
7. Local Facilities Impact Assessment
8. Disclosure Statement
9. Reduced Exhibits
10. Full Size Exhibits "A" - "P" dated August 4, 1999
BK:eh:mh
LA COSTA FAIRWAY VILLAS
CT 99-07/CP 99-09/HDP 99-05
c oBACKGROUND DATA SHEET
CASE NO: CT 99-07/CP 99-097 HDP 99-05
CASE NAME: La Costa Fairway Villas
APPLICANT: Darling Pacific Builders
REQUEST AND LOCATION: 16-unit airspace condominium on the south side of Gibraltar
Street near the intersection of Jerez Court
LEGAL DESCRIPTION: Lots 399. 400. and 401 of La Costa South Unit No. 5
APN: 216-300-04.-05. &-06 Acres: 1.18 acres Proposed No. of Lots/Units: 1 lot/ 16-units
GENERAL PLAN AND ZONING
Land Use Designation: RH - Residential High
Density Allowed: 19 units per acre Density Proposed: 13.5 units per acre
Existing Zone: RD-M Proposed Zone: N/A
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning Land Use
Site RD-M Vacant
North RD-M Multi-family residential
South RD-M Multi-family res./vacant
East RD-M Multi-family residential
West RD-M Multi-family residential
PUBLIC FACILITIES
School District: Encinitas/San Dieguito Water District: Carlsbad Sewer District: Leucadia
Equivalent Dwelling Units (Sewer Capacity): 16EDU
Public Facilities Fee Agreement, dated: September 14. 1998
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued June 9. 1999
Certified Environmental Impact Report, dated.
Other,
c oCITY 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: La Costa Fairway Villas - CT 99-07/CP 99-09/HDP 99-05
LOCAL FACILITY MANAGEMENT ZONE: 6 GENERAL PLAN: RH
ZONING: RD-M
DEVELOPER'S NAME: Darling Pacific Builders
ADDRESS: 4195 E. Thousand Oaks Blvd.. Ste. 107. Westlake Village. CA 91362
PHONE NO.: (805)495-0215 ASSESSOR'S PARCEL NO.: 216-300-04. -05. & -06
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 1.18 acres. 16 units
ESTIMATED COMPLETION DATE:
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
City Administrative Facilities: Demand in Square Footage = 55.63 s.f.
Library: Demand in Square Footage = 29.67 s.f.
Wastewater Treatment Capacity (Calculate with J. Sewer) 16EDU
Park: Demand in Acreage = 0.11 acres
Drainage: Demand in CFS = N/A
Identify Drainage Basin = Basin D
(Identify master plan facilities on site plan)
Circulation: Demand in ADT = 160 APT
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. = Station # 2
Open Space: Acreage Provided =
Schools:
E=1.74,JH = 1.76,HS = 1.76
N/A
ENSD
Sewer:16EDU
N/A
K.
L.
Demands in EDU
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD =
The project is 6 units below the Growth Management Dwelling unit allowance.
3.520 GPD
City of Carlsbad
tr W"vmCMMRMHMWBOTBmPlanning Department
DISCLOSURE STATEMENT
Applicant's statement or disclosure of csnain ownership interests on all applications which will require
discretionary action on the part of the Chy Council or any appointed Board. Commission or Committee.
The following information MUST be disclosed at the one of application sufarnittaJ. Your projecr 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 '^
provided below.
document; however, the legal name and entity of the applicant and property owner must be
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, 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 publiclv-owned corporation, include the
names, titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.)
Parson N/A _ Com/Part ' Darling Pacific Builders
Title N/A Title Developer
Address N/A Address28720 Roadside Drive, Ste 274.
Agoura Hills, CA 91376
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 publicrv-
owned corporation, include the names, titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person Stanley P. Mi 11 an
Title Owner*
Address 1069 Skyland Drive
Zephyr Cove, NV 89448
Corp/Part N/A
Title N/A
Address N/A
2075 Las Palmas Dr. • Carlsbad. CA 92009-1576 • (T60) 438-1161 . PAV
/
J.NON-PROFIT ORvSK^nZATION OR TRUST
If any person identified pursuant to ( I ) or (2) above is a nonprofit organization or urjsr. list the
nam« and addresses of AiNY person serving as an officer or director of the non-profit
organization or as trustee or beneficiary of the.
Non Prof!OTrust__Ji/A _
Title N/A _ _
Non Profit/Trust
Title _ N/A
N/A
Address H/A Address N/A
4. Have you had more than S250 worth of business transacted with any member of Ciry star:.
Boards, Commissions, Committees and/or Council within the past rweive (12) months?
[~J Yss [x~j No If yes, please indicate pe^on(s):_
NOTE: Attach additionai sheets if necsssary.
1 csrriiy that aJl the above information is true and correct to the best of my knowledge.
Signature of owner/date V.Sicnaturs of applicant/date
Stanley P. Mi 11 an
Print or type name of owner
Oar-ling Pacific Builders fArt Mora)
Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Darling Pacific Builders (Art Mora)
Print or type name of owner/applicant's agent
H:AOMIN\COUNT5S\OISCLOSUfic STATHMENT 5/93 Pan- ? "' •>
LA COSTA FAIRWAY VILLAS LEGAL DESCRIPTION
UfJS 9ff. MO AM 481 Or U COSTAcar or cuaam, cottar or an MKO.Aecommc TO MAT raaaor MO. MOO.or SAH oaco cotamr.
ASSESSOR'S PARCEL NUMBERS
SUBDWIDERptanc
CIVIL ENGINEER
ZONING INFORMATION
—«-- DISTRICTS
AS SHOW* OH TH CT fl-i/Cni-3 (3/M/VO)
z AU onAoma RU u ro orr
x xu AUK? <w »•» aanr OK 45 ArritovsD rr sons snamm Arm
EARTHWORK QUANTITIES
HALE ENGINEERING LA COSTA FAIRWAY VILLAS
CT 99-07
ffft < f M If
TYPICAL PRIVATEDRIVEWAY SECTION
MOT TO SCMT
HALE ENGINEERING LA COSTA FAIRWAY VILLAS
PROFILE/DETAIL SHEET
LA
SLOPE ANALYSIS
COSTA FAIRWAY VILLAS
o
SLOPE ANALYSIS
Color
Dn
D
•
Range Beg.
OX
15%
25%
40%
Range End
15%
25%
40%
100%
Percent
56.4%
5.4%
2.3%
35.9%
Area (Acres)
0.67
0.06
0.03
0.42
TOTAL ACRES: 1.18 Acres
HALE ENGINEERING
SURVEYMG UWO
LA COSTA FAIRWAY VILLAS
i
LA COSTA FAIRWAY VILLAS
CROSS SECTIONS
LA COSTA FAIRWAY VILLAS
O
SECTION-A SECTION -B
u
SECTION-C SECTION-D
HALE ENGINEERING
u«o PLAMNWC LA COSTA FAIRWAY VILLAS
CROSS SECTIONS
LA COSTA FAIRWAY VILLAS LEGAL DESCRIPTION
IOJS 399. 409 UOf 401 OF U COSTA SOVOf Vm HO. 9 . m IXenr OF OUUSUA comrrr or «jr HKO. frxn cr aummu.
ASSESSOR'S PARCEL NUMBERS
3to-aoo-t.a urn t
SUBDIVIDES
OWNERSOUUIT F, muatP.O. aax iaie
~ — CIVIL ENGINEER
*MO conor cotmrKUt PBGO, «l mill
ZONING INFORMATION
moroseo matt ton (no cnuoa
HtOFOSED CWOKU HMt MH (Ma OUMf)
sxtfims WE wwrr
DISTRICTS
SITE DATA:
«. ronu. mnni w wna ~ it
GENERAL NOTES
i. TwoejuMrr mrwaajmf a /RDMVMKWWW nUBBBKL tf SNOW <W TV C7 VI-9/SFVJ-JA AU anuano rat u re orr
LA COSTA FAIRWAY VILLAS
ALTERNATE GRADING
EXCLUSIVE WEAS TO K PWVAIELY WAWTMNED
COMMON JREAS TO BE MAMTWNED BV MOMC OWED ASSOCIATION (HO.A.)
/S^^HALE ENGINEERING
OWL ENCMEEWtC SURVEYWC UWO PUWNWC
7840 coNvorcounr (sn) 715-1*20
SAN CNEGO. C* 12111 («l» 71S-14Z* FAN
20 0 20 40 «0
SCALE: T -30'
LA COSTA FAIRTrAY VILLAS
MAINTENANCE AREAS
u coal
fUlVlLW
/ 1
aut TUN
rn.ONi lowi'n, uvti ruw
TUNS
LA coar*
WIMIIW ITRU3
owmn.
DAHINCrKiriC
Di«6
. nattuDoiieti. »io7
o
MM! TO*
WllLDlNG
floo^ 4 ^cof PUNS
EXJIIDINC fl
o
fioot fuil
i
MDOF
ruii.
_[Atf . HOQKflAlJ
flANS.
u
Ht.ua
uooer>,
metric
4IM I. TIOtdMO QUA 61.
VI9TUII tlUiai,U.»9
o
fmtwift 1
< CM>« 0WW KM
IW.IIKJ*
_flOOH < HOOf
'tXlLOUC
Oil*
'C'• Mc&noncx*
root run
u.coaiA
CxiUDill.
/« L 'nouuD oue M. '> IOT
o
Glorgb Dunn & As*oci»tt»tma++*m*t*mfit
*••* M*. CA m*
R«vM«h
ShMl Tltlh
MAS.'f WEST 6UILDING.
/IQO\ < AOOf
bUILDIHC C
4
txHlOlilQ •fUll tunica MUST rioon. ruii. .. ~
BUHDIHG 'D' PIAH5
QMLIHC nciric
CniDEUirta i. nouuooueu. <ioi'
o
.»»i*i 0un* 4 Aaacimt
_£UIIPMC D
IL£V*TIQH baiiONc •
'A'
Li CO3TAyn.ua
DAM.WG nciric
tXJILDEHS
i im i. nouuo oiieet.' 01'
o
ELEVATIONS
exiiiDiiic» /no
- MBM*» 4*0 MIM Cfco*
•LJ.vLU'. *•.••» •• •. • •*
Ton'."a an .a an
"CD. Q "°°- D'HTE:; n4^rt*5~^ri 7mft**jrrt / f r,' r^jT'U.^JTi^.
^iA^ iuvATion - UST tUHtlOH ii£v<fio»- IAS;
bUllDINC. 'K
tHYAT.IO.ll • TMflU
BUILDING 'C' EUVAJION
IJl CO3U
DAUWG fJCiriC
O
tr
Oil*
T'*fi
HijBil!Miy
KLJ--
ufL.v uv:;. fA.nniN& fun
CP.O55 CfcQSS >-A
OiUll.
DAMINC rKiric
jiu I. ncmauo coat*. > 01
o
Ghrfif Dun* A JU*oci*t*t
DCTAH5
SkMtfo
PROPOSED PLANT PALETTE
TREES- If BOXES
MFQRMM. PtiM CLUSTER
FLOWERING ACCENT SHRUBS-5 GAL
aliiunu (Lily « m« Nle;
n>Mf*> )BuM farm)Euiyop* MOtMfcj* Vino*' (Green Watad Busn Oasy)
(JapaneM Hon«y«ucW«
(Dwarf Roxamary)
Petargonwn pMatum Saican Saw (Bakan Ivy Gat*»jmj
NUHTAIN BtCH
20HB I 532 UNITS FBI TEA*
ZONE II 20 WITS PEE TCU
I n mns p« TEAS
AintMTIC COmOlLBI AS PEJ CTTTUIH S8DT OFT DCTICETC SPRIMOEB HEADS
SRINIUE HEUS WTO CHBCX VALVB
. UCM
A Soutu uuti to a
HO.
2M.-iOo-(M,oS d OA
TOM. a 51.1SS Bf, I.IT&MU69
.ZONE
RDM
is-rt iwna
rnoroseo Bo. or
UHDOCAPE
5 fir E<4% or u
ALLOWAKlLt tOl COVER.AOE .
Si.TOO W[4«»0f
OF DcvfidPMU
TEH n>i|j
orti JfACE
AC1IVI OftU SfACt
.OrtK ArMX 5272 tf
HIIVATE bMXYMO CFDt 2ACC 4700 S
NOTES:
I. Ml.STO£ETTA&SSH«U.eElOOkTEIIAMWMJM74raUTSD£O
e Arehifccture
830 S. QMnttato Annue
QlandllA. Ca. 91205
VIUA5
wane
&UILDERS
!87»0 R»OS{OE DUVt, » I
Cnngio Dazan & Associates
SkMtTWti
LANDSCAPE PLAN
/I5U07TD
SkMtNo.
I I