HomeMy WebLinkAbout2013-08-21; Planning Commission; ; CT 13-01|PUD 13-03 - BUENA VISTA 11The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
ItemNo. 0
P.C. AGENDA OF: August 21,2013
Application complete date: April15, 2013
Project Planner: Greg Fisher
Project Engineer: Tecla Levy
SUBJECT: CT 13-01/PUD 13-03 -BUENA VISTA 11 -Request for the approval of a
Tentative Tract Map and Plalllled Development Pennit to allow for the demolition
of three single family residences and to subdivide and grade a 2. 73 acre site into
eleven ( 11) single-family residential lots and one private street lot, on propetty
located on the southwest comer of the intersection of Buena Vista Way and
Valley Street in Local Facilities Management Zone 1. The City Plam1er has
determined that this project is exempt from the requirements of the Califomia
Environmental Quality Act (CEQA) pursuant to Section 15332 "h1-Fill
Development Projects" of the State CEQA Guidelines and will not have any
adverse significant impact on the enviromnent.
I. RECOMMENDATION
That the Planning Commission ADOPT Plalllling Commission Resolutions No. 7006 and 7007
APPROVING Tentative Tract Map (CT 13-01) and Planned Development Pennit (PUD 13-03),
based upon the findings and subject to the conditions contained therein.
II. INTRODUCTION
The proposed project requires the processing and approval of a Tentative Tract Map (CT) and
Planned Development Pennit (PUD) to allow for the demolition of three single family
residences, and to subdivide and grade a 2.73 net acre parcel into eleven (11) single-family
residential lots and one private street lot, on property located on the southwest comer of the
intersection of Buena Vista Way and Valley Street in Local Facilities Management Zone 1.
Associated street and utility improvements are also proposed; however, no homes are proposed
at this time. Future constmction of single family homes on the proposed residential lots as a
single project and in compliance with City Colmcil Policy 44 -Neighborhood Architectural
Design Guidelines will be reviewed by the Planning Division at the time of building pennit
application. The Planned Development Petmit is only for the creation of the private street within
the residential development and the units are not subject to any development standards of the
Planned Development Ordinance.
As designed and conditioned, the project complies with all applicable standards and policies, and
the necessaty fmdings to approve the project can be made.
III. PROJECT DESCRIPTION AND BACKGROUND
The proposed project includes a Tentative Tract Map and Planned Development Petmit to allow
for the demolition of three single family residences and the subdivision and grading of the 2. 73
0
CT 13-01/PUD 13-03 – BUENA VISTA 11
August 21, 2013
Page 2
net acre property, located at the southwest corner of the intersection of Buena Vista Way and Valley Street, into 11 single-family lots ranging from 7,511 square feet to 10,550 square feet in
size. One other non-residential lot (#12) will be created for the private street system. The
Planned Development Permit is only required to enable the development of a private internal
street (Street “A”). Access to seven of the eleven home sites (1-7) will be provided by a new private street located off of Buena Vista Way while the other four lots (8-11) will front directly to Buena Vista Way and Valley Street. Project grading requires 10,300 cubic yards of cut and
10,300 cubic yards of fill which will result in a balanced grading operation.
The Buena Vista 11 project site consists of three separate parcels. The project site and surrounding properties have an existing General Plan Land Use Designation of Residential Low-Medium Density (RLM), which allows low to medium density residential development (0 to 4
du/ac) with a Growth Management Control Point (GMCP) of 3.2 du/ac. The property and
surrounding properties are zoned R-1. The proposed project has a density of 4.03 dwelling units
per acre. Additional information concerning why the proposed density can be permitted is provided in the General Plan Analysis section of this report.
The site is surrounded by existing single family homes on the north, south and east sides of the
property, and abuts an abandoned, concrete lined water reservoir site owned by the City to the
west. The site is improved with three single-family residences generally located along Buena Vista Way while the remaining portion of the site is comprised of nonnative vegetation. Topographically, the site slopes gently to the northeast with elevations ranging between 156 to
180 feet mean sea level. The previously graded and disturbed site is devoid of any significant or
sensitive vegetation.
In order to meet the City’s Inclusionary Housing requirement, the project is conditioned to enter into an affordable housing agreement to provide two (2) Second Dwelling Units within the
project. The project as designed and conditioned meets the City’s Planned Development
Ordinance standards for private streets and the City’s standards for subdivisions, and is in
compliance with the General Plan. The project complies with all applicable standards, there are no outstanding project issues, and findings can be made for approval of the project.
IV. ANALYSIS
The project is subject to the following regulations: A. Residential Low-Medium Density (RLM) General Plan Land Use designation;
B. One Family Residential (R-1) Zone, and Planned Development regulations for
private streets (Chapters 21.10 and 21.45 of the Carlsbad Municipal Code);
C. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code);
D. Inclusionary Housing Ordinance (Chapter 21.85 of the CMC); and E. Growth Management Ordinance (Chapter 21.90 of the CMC) and Zone 1 Local
Facilities Management Plan.
The recommendation for approval of this project was developed by analyzing the project’s
consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below.
CT 13-01/PUD 13-03 – BUENA VISTA 11
August 21, 2013
Page 3
A. General Plan Residential Low Medium Density (RLM) Land Use Designation
The subject property is designated Residential Low-Medium (RLM). The RLM Land Use
designation allows for the development of single family residential units within a density range
of 0 – 4 dwelling units per acre (du/ac) and at a Growth Management Control Point (GMCP) of 3.2 du/ac. The project site has a net area of 2.73 acres and at the RLM GMCP, 8.73 dwelling units are allowed. The proposed project (11 lots on 2.73 acres) has a density of (4.03 du/acre)
that is 2.27 dwelling units above the RLM GMCP density. However, the General Plan Land Use
Element includes an exceptional case policy that allows a density increase of 25% above the top
of the RLM density range (up to 5 du/acre) where the zone of the property (R-1) is consistent with the land use designation (which it is in this case) and specific findings can be made. All of the required findings can be made to approve this 25% density increase as shown in Table A
below:
TABLE A – GENERAL PLAN LAND USE COMPLIANCE
FINDINGS COMPLIANCE
The project must be compatible with the
objectives, policies, general plan land uses and
programs expressed in the General Plan Land
Use Element.
As demonstrated in Table B below the project
is compatible with the General Plan.
All of the necessary infrastructure must be in
place to support the project.
The project either incorporates the necessary
infrastructure or is conditioned to provide it.
The proposed density must not exceed the
maximum density allowed at the top of the
range by more than an additional 25%.
The maximum density of the RLM designation
is 4 du/acre. The proposed project density is
4.03 du/acre, which is less than the General Plan Land Use policy which allows a 25%
increase up to 5 du/acre.
Furthermore, City Council Policy No.43 “Excess Dwelling Unit Bank” includes the same
exceptional case provision to allow for the withdrawal of 2.27 dwelling units from the bank.
The project also complies with the Elements of the General Plan as outlined in Table B below:
CT 13-01/PUD 13-03 – BUENA VISTA 11
August 21, 2013
Page 4
TABLE B – GENERAL PLAN COMPLIANCE
ELEMENT
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Land Use The site is designated for
Residential Low-Medium
density, (RLM – 0-4 du/ac) with a GMCP of 3.2 du/ac. 8.73 dwellings units could be
constructed on the site at the
GMCP (2.73 acres x 3.2 du/ac).
11 Single-family lots are
being proposed at a
density of 4.03 du/ac The project’s density of
4.03 dwelling units per
acre (11 lots) is above the
RLM density range of 0-
4 du/ac, but does not exceed the maximum
density allowed at the top
of the range by more than
an additional 25% (5
du/ac) per the exceptional case rule as specified in
the General Plan. A total
of 2.27 dwelling units
will be withdrawn out of
the City’s Excess Dwelling Unit Bank in
accordance with City
Council Policy 43.
Yes
Housing Provision of affordable housing. The project is conditioned to enter into
an affordable housing
agreement to provide two
(2) Second Dwelling Units that will be located on lots 9 and 10.
Yes
Public Safety Reduce fire hazards to an
acceptable level
The project will install
new fire hydrant(s) consistent with Public Safety Requirements
Yes
CT 13-01/PUD 13-03 – BUENA VISTA 11
August 21, 2013
Page 5
TABLE B – GENERAL PLAN COMPLIANCE CONTINUED
ELEMENT
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Open Space
&
Conservation
Minimize the environmental
impacts to sensitive resources
within the City.
Utilize Best Management
Practices for control of storm
water and to protect water quality.
The project will not have
any environmental
impacts to the previously graded site that is void of sensitive habitat.
The project is
conditioned to conform
to all NPDES requirements and has
been designed to include
Low Impact Design
(LID) elements.
Yes
Yes
Noise Comply with the residential
exterior noise standard of 60
dB(A) CNEL and interior noise
standard of 45 dB(A) CNEL.
Per a site specific Noise
Study prepared by Ldn
Consulting, Inc., dated
July 2013, the project
will comply with the exterior noise standard of
60 dB(A) and interior
noise standard of 45
dB(A) CNEL.
Yes
CT 13-01/PUD 13-03 – BUENA VISTA 11
August 21, 2013
Page 6
TABLE B – GENERAL PLAN COMPLIANCE CONTINUED
ELEMENT
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Circulation Construct roadway
improvements needed to serve
proposed development.
The project fronts to both
Buena Vista Way and
Valley Street and will be required to enter into a Neighborhood
Improvement Agreement
(NIA)* because Buena
Vista Way and Valley
Street are designated as Alternative Design
Streets. The project
provides adequate
circulation infrastructure
to serve the projected population; and provide a
circulation system that
promotes safety and
livability of residential
neighborhoods while maintaining adequate
emergency access for
service providers and
prompt evacuation
capabilities for residents in that, primary local
access to the site will be
provided via private
Street “A”. The
circulation system has been designed in
conformance with Land
Development
Engineering Division and
Fire Department design standards and complies
with all other applicable
City design standards.
Yes
* NIA - A Neighborhood Improvement Agreement ensures that the property owner retains financial responsibility for constructing potential future street improvements.
CT 13-01/PUD 13-03 – BUENA VISTA 11
August 21, 2013
Page 7
B. R-1 One-Family Residential Zone (Chapter 21.10 of the CMC)/Planned Development Ordinance (Chapter 21.45 of the CMC)
The proposed project is required to comply with all applicable use and development standards of
the Carlsbad Municipal Code (CMC) including the R-1 Zone (CMC Chapter 21.10) and the private street is subject to compliance with the private street standards of the Planned Development Ordinance (CMC Chapter 21.45).
As summarized in Table C below, the project meets or exceeds the requirements of the R-1 Zone
and Planned Development regulations. TABLE C: R-1 ZONE AND PLANNED DEVELOPMENT ORDINANCE COMPLIANCE
Applicable R-1 Zoning Development Standards
Standard Requirement Proposed Comply
Minimum
lot size 7,500 square feet 7,511 SF to 10,550 SF Yes
Minimum
Lot width 60 feet 63 feet to 90 feet Yes
Applicable Planned Development Standards
Standard Requirement Proposed Comply
Private
Street width (Street “A”)
56 feet minimum right-
of-way width
34 feet minimum curb-
to-curb width
5 feet minimum sidewalk width
5.5 feet minimum
parkway width
including curb
56 feet
34 feet
5 feet (setback 6 inches from property line)
5.5 feet
Yes
Yes
Yes
Yes
C. Subdivision Ordinance
The project includes eleven (11) single family residential lots and one private street lot and is
therefore subject to the regulations of Chapter 20.16 of the Subdivision Ordinance. These
subdivision regulations require the project to include required street dedications and
improvements (streets, sewer, water, and drainage) to serve the proposed subdivision. The Land Development Engineering Division has reviewed the proposed Tentative Tract Map
and has concluded that the subdivision, as conditioned, complies with all the applicable
requirements of the Subdivision Map Act and the City’s Subdivision Ordinance. The project
fronts to Buena Vista Way and Valley Street and will be required to enter into a Neighborhood Improvement Agreement (NIA), because Buena Vista Way and Valley Street are designated as Alternative Design Streets. The developer will be required to install street and utility
improvements for proposed private Street “A”, including but not limited to curbs, gutters,
CT 13-01/PUD 13-03 – BUENA VISTA 11
August 21, 2013
Page 8
parkways, sidewalks, sewer and drainage facilities, fire hydrants, and street lights. General utility and access easements will be dedicated to allow for the construction of project drainage,
sewer, and water facilities on the final map.
No standards variances are needed to approve the project. Given the above, the proposed subdivision would provide all necessary facilities and improvements without producing land conflicts; therefore, the project is consistent with the Subdivision Ordinance.
D. Inclusionary Housing Ordinance
The proposed project involves the creation of eleven residential lots through a subdivision and, therefore, must provide affordable housing to lower-income households as specified in the
Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential
development of seven or more units, not less than fifteen percent of the total units approved shall
be constructed and restricted both as to occupancy and affordability to lower-income households. This 11 unit project is therefore responsible for providing two inclusionary units. Whenever reasonably possible, inclusionary units should be built on the residential development project
site. The developer is proposing and the Housing Policy Team is recommending support of the
construction of two Second Dwelling Units to satisfy their inclusionary housing obligations.
Therefore, the applicant has been conditioned to satisfy the inclusionary housing requirement for lower-income households by entering into an Affordable Housing Agreement to construct two (2) Second Dwelling Units on lots 9 and 10, subject to City Council approval. By entering into
the agreement prior to final map recordation, the Buena Vista 11 project is providing its fair
share of housing affordable to lower income households and, therefore, is consistent with the
Inclusionary Housing Ordinance. E. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest
quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table D below.
TABLE D – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 38.24 sq. ft. Yes
Library 20.39 sq. ft. Yes
Waste Water Treatment 11 EDU Yes
Parks .76 acre Yes
Drainage 29.51 CFS Yes
Circulation 110 ADT Yes
Fire Station No. 1 Yes
Open Space 0 acres N/A
Schools Carlsbad Unified School District E=3.74/M=1.30/HS =1.13) Yes
CT 13-01/PUD 13-03 – BUENA VISTA 11
August 21, 2013
Page 9
TABLE D – GROWTH MANAGEMENT COMPLIANCE CONTINUED
STANDARD IMPACTS COMPLIANCE
Sewer Collection System 11 EDUs Yes
Water 2,420 GPD Yes
The project proposes 11 dwelling units whereas the maximum unit yield at the GMCP of the
property is 8.73 dwelling units. Consistent with the General Plan and Policy No. 43, 2.27 DUs
will be withdrawn from the City’s excess dwelling unit bank.
V. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental
documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical
Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as
well as with the Zoning Ordinance, the project site is within the City limits, is less than 5 acres in
size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant
effects relating to traffic, noise, air quality, or water quality; and the site can be adequately
served by all required utilities and public services. In making this determination, the City
Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do
not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7006 (CT) 2. Planning Commission Resolution No. 7007 (PUD)
3. Location Map
4. Background Data Sheet
5. Local Facilities Impact Assessment Form 6. Disclosure Statement 7. Reduced Exhibits
8. Exhibits “A” – “K” dated August 21, 2013
SITE MAP
• N
NOT TO SCALE
Buena Vista 11
CT 13-01 I PUD 13-03
Revised 01/06
BACKGROUND DATA SHEET
CASE NO: CT 13-01/PUD 13-03
CASE NAME: BUENA VISTA 11
APPLICANT: Kraemer Land Company, Inc.
REQUEST AND LOCATION: Request for the approval of a Tentative Tract Map and Planned Development Permit to allow for the demolition of three single family residences and to subdivide and grade a 2.73 net acre site into eleven (11) single-family residential lots and one
private street lot, on property generally located on the southwest corner of Buena Vista Way and
Valley Street in Local Facilities Management Zone 1.
LEGAL DESCRIPTION:
A Portion of Tract 121 of Carlsbad Lands, in the City of Carlsbad, County of San Diego, State
of California, According to Map Thereof No. 1661, filed in the Office of the County Recorder of
San Diego County, March 1, 1915 APN: 156-200-01, 02, & 15 Acres: 2.73 Proposed No. of Lots/Units: 11 Single-family lots and
one private street lot.
GENERAL PLAN AND ZONING Existing Land Use Designation: RLM
Proposed Land Use Designation: N/A
Density Allowed: 0 – 4 du/ac Density Proposed: 4.03 du/ac
Existing Zone: R-1 Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site R-1 RLM Single-Family
North R-1 RLM Single-Family
South R-1 RLM Single-Family
East R-1 RLM Single-Family
West R-1 RLM Water Reservoir
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: N/A
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A
Existing LCP Zone: N/A 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): 11
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, Section 15332 (In-Fill Development Projects)
Mitigated Negative Declaration, issued
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: Buena Vista 11 – CT 13-01/PUD 13-03
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RLM
ZONING: R-1: 7,500
DEVELOPER’S NAME: Kraemer Land Company, Inc.
ADDRESS: 101 S. Kraemer Boulevard, Suite 136, Placentia, CA 92870
PHONE NO.: 714-528-9864 ASSESSOR’S PARCEL NO.: 156-200-01, 02 & 15
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 2.73 AC.
ESTIMATED COMPLETION DATE: Unknown
A. City Administrative Facilities: Demand in Square Footage = 38.24
B. Library: Demand in Square Footage = 20.39
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 11 EDU
D. Park: Demand in Acreage = .76
E. Drainage: Demand in CFS = 29.51
Identify Drainage Basin = A
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 110
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 1
H. Open Space: Acreage Provided = N/A
I. Schools: E=3.74/M=1.30/HS=1.13
(Demands to be determined by staff)
J. Sewer: Demands in EDU 11
Identify Sub Basin = 1B
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 2,420
L. The project proposes 11 dwelling units whereas the maximum unit yield at the GMCP of
the RLM designation on the property is 8.73 dwelling units. Consistent with the General
Plan and Policy No. 43, 2.27 DUs will be withdrawn from the City’s excess dwelling unit
bank.
( (
~ «!·~ ~ tl:rY .Ocf
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.
1.
2.
P-1(A)
APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of Ab.b 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 (NIA) 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 N/A Corp/Part KLC BV CARLSBAD LLC
Title. __________ _
Address. _________ _
OWNER (Not the owner's agent)
Title a California limited liability company
Address 101 S Kraemer Blvd Ste 136
Placentia, CA 92870
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 Constantino Medina. Jr.
Title Trustee
Address 2448 flametree Rd
Vista CA 92084
Corp/Part~----------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 Profitffrust Non Profitffrus~.-. ________ _
Title Title, ______________ _
Address _________ _ Address. ___________ _
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
0 Yes !1$] 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 "'"',-,'"
~cJ~ I~~ ~nuli-l!lS<; ;. "tA..-4
Signature of owner/date 3/18/13
Constantino Medjna. Jr.
Print or type name of owner
Brett S. Albrecht, Authorized Signatory
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) Page2of2 Rel/lsed 07110
3
wr 9
PJJ)"' Ui!A 8,125 ,.
LOT7
PAD "' /64,5
],886 ,,
SITE PLAN CT 13-01/PUD 13-03
BUENA VISTA 11
TENTATIVE MAP AND PLANNED DEVELOPMENT - BUENA VISTA 11 VICINITY MAPBUENA VISTA 11City of Carlsbad, CaliforniaBUENA VISTA 11TITLE SHEET BYNO.REVISIONSPREPARED BY:DATECity of Carlsbad, CaliforniaSITEC1STREET "A" (PRIVATE STREET) BUENA VISTA WAY (EXISTING)TENTATIVE TRACT MAP AND PLANNED DEVELOPMENT PERMIT CT13-01/PUD13-03CT 13-01/PUD 13-03BIO RETENTION DETAILBIO RETENTION BASIN LOCATIONS100 YEAR FLOW CONTROL - WEIR PLAT DETAILSECTION C-C (SHEET 2)VALLEY STREET (EXISTING)
TENTATIVE MAP AND PLANNED DEVELOPMENT - BUENA VISTA 11 BUENA VISTA 11City of Carlsbad, CaliforniaBUENA VISTA 11SITE PLANBYNO.REVISIONSPREPARED BY:DATECity of Carlsbad, CaliforniaC2TENTATIVE TRACT MAP AND PLANNED DEVELOPMENT PERMIT CT 13-01/PUD 13-03SETBACK NOTESCT 13-01/PUD 13-03PROPOSED EASEMENTS AND DEDICATIONS:
TENTATIVE MAP AND PLANNED DEVELOPMENT - BUENA VISTA 11 BUENA VISTA 11City of Carlsbad, CaliforniaBUENA VISTA 11EXISTING EASEMENTS AND TOPOGRAPHYBYNO.REVISIONSPREPARED BY:DATECity of Carlsbad, CaliforniaC3TENTATIVE TRACT MAP AND PLANNED DEVELOPMENT PERMIT CT 13-01/PUD 13-03PROPOSED EASEMENTS AND DEDICATIONS:TOPOGRAPHY NOTES:EASEMENT NOTES:CT 13-01/PUD 13-03
13-0100001BUENA VISTA 113/18/13
13-0100002BUENA VISTA 11I AM FAMILIAR WITH THE REQUIREMENTS FORLANDSCAPE AND IRRIGATION PLANS CONTAINED IN THECITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATEREFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPAREDTHIS PLAN IN COMPLIANCE WITH THOSE REGULATIONSAND THE LANDSCAPE MANUAL AND AGREE TO COMPLYWITH ALL REQUIREMENTS WHEN SUBMITTINGCONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLANIMPLEMENTS THOSE REGULATIONS TO PROVIDEEFFICIENT USE OF WATER."LIMIT OF PROJECT SITE24" TRUNK PLATANUS RACEMOSATO BE REMOVED9" TRUNK PLATANUS RACEMOSATO BE REMOVEDENTIRE SITE TO BE CLEARED OF ALL EXISTING PLANT MATERIAL.OTHER TREE SPECIES ON SITE INCLUDE: EUCALYPTUS SPECIES,SCHINUS MOLLE, PINUS SPECIES, OLEA EUROPAEA,WASHINGTONIA ROBUSTA, MYOPORUM LAETUM, AND ULMUSSPECIES
13-010 0003
BUENA VISTA 11I AM FAMILIAR WITH THE REQUIREMENTS FOR
LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THECITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATEREFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPAREDTHIS PLAN IN COMPLIANCE WITH THOSE REGULATIONSAND THE LANDSCAPE MANUAL AND AGREE TO COMPLY
WITH ALL REQUIREMENTS WHEN SUBMITTING
CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN
IMPLEMENTS THOSE REGULATIONS TO PROVIDE
EFFICIENT USE OF WATER."
EUC CIT
LOP CON MAG GRA 48
LOP CON
LOP CON
EUC CITEUC CIT
EUC CIT EUC CIT
EUC CITMAG GRA LOP CON
LOP CON
EUC CIT
MAG GRA 8
MAG GRA
LOP CON
MAG GRA
MAG GRA
MAG GRA
TURF BLOCK (TYP.)
SEWER SERVICE (TYP.)
WATER SERVICE (TYP.)
SDG&E EASEMENT
SUBDIVISION BOUNDARY
WATER PIPELINE EASEMENT
EXISTING ROAD RIGHT-OF-WAY EASEMENT
PROPOSED ROAD RIGHT-OF-WAY EASEMENT
PROPOSED HOA MAINTENANCE EASEMENT
PROPOSED PUBLIC UTILITY EASEMENT
PROPOSED PRIVATE DRAINAGE EASEMENT
VISUAL SITE TRIANGLE (TYP.)
FENCELINE (TYP.)
FIRE HYDRANT (TYP.)
OVERFLOW DRAIN PIPES FROM
BIORETENTION BASINS
PLANTED BIORETENTION BASINS (TYP.)
NOTES:
TREES PLANTED IN PROPOSED ROAD RIGHT-OF-WAY ALONG BUENA VISTA
AND VALLEY DRIVE TO BE MAINTAINED UNDER CITY MAINTENANCE AGREEMENT
TREES PLANTED IN VEHICULAR SIGHT LINES WILL HAVE TREE CANOPIES PRUNED
TO A HEIGHT OF 6' ABOVE PAVING SURFACE
13-010 0004
BUENA VISTA 11I AM FAMILIAR WITH THE REQUIREMENTS FOR
LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THECITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATEREFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPAREDTHIS PLAN IN COMPLIANCE WITH THOSE REGULATIONSAND THE LANDSCAPE MANUAL AND AGREE TO COMPLYWITH ALL REQUIREMENTS WHEN SUBMITTINGCONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN
IMPLEMENTS THOSE REGULATIONS TO PROVIDE
EFFICIENT USE OF WATER."
CAR BB
OST FRU
CON MAU
CAR BB
OST FRU
AGA NOV
PHO PS
CON MAU
OST FRU
CON MAU
CAR BB
PHO PS
AGA NOV
OST FRU
CON MAU
CAR BB
PHO PS
OST FRU
OST FRUCAR BB
CON MAU
AGA NOV
PHO PS
CAR BB
CON MAUCON MAU
OST FRU
CAR BB
CAR BB
AGA NOV
CON MAU
CAR BB
CON MAU
OST FRU
CAR BB
OST FRU
PHO PS
LAU NOB
PHO PS
CAR BB
CON MAU
AGA NOV
AGA NOVCAR BB
PHO PS
PHO PSOST FRUCAR BB
CAR BBCON MAU
LAV STOCAR BBOST FRU
PHO JSPHO TT
CON MAUCAR BB
CAR BBCON MAUCAR BB PHO TT
CON MAUCAR BBPHO PS
SAL LEUAEO ZWAPIT VAROST FRUPHO PS
AGA NOVCON MAUDOD VISP T VAR
SAL LEU
PHO PS
AEO ZWA
VIB TIN
AGA NOV
AEO ZWA
PIT VAR
SAL LEU
TRA JAS
PHO PS CON MAU
LAV STO
PHO JSPHO JSPHO JS
VIB TIN
PHO TT
CON MAU
CAR BB
OST FRU
CON MAU
OST FRU
CAR BB
AGA NOV
PHO PS
TRA JAS
FIC REP AT BASE OF WALL
ROS OFF AT TOP OF WALL
ALY HUE
PIT VAR
CON MAU
AEO ZWA
SAL LEU
DOD VIS
AGA NOV
AEO ZWA
ALY HUE
SAL LEU
TRA JAS
VIB TIN
AGA AME
CON MAU
SAL LEU
PHO PS
AEO ZWA
AGA NOV
OST FRU
DOD VIS
AEO ZWA
PIT VAR
ALY HUE
LAV STO
CON MAU
30" HIGH BOULDER
GROUPING
30" HIGH BOULDER
GROUPING
30" HIGH BOULDER GROUPING30" HIGH BOULDER GROUPING
SLOPE PLANTING LEGEND
STANDARD #1
STANDARD #1 & #2
STANDARD #3
STANDARD #4
*SEE SLOPE PLANTING NOTES IN CONCEPTUAL PLANTING LEGEND
TURF BLOCK (TYP.)
SEE DETAIL IN CIVIL
PLANS
SEWER SERVICE (TYP.)
WATER SERVICE (TYP.)
SDG&E EASEMENT
SUBDIVISION BOUNDARY
WATER PIPELINE EASEMENT
EXISTING ROAD RIGHT-OF-WAY EASEMENT
PROPOSED ROAD RIGHT-OF-WAY EASEMENT
PROPOSED HOA MAINTENANCE EASEMENT
PROPOSED PUBLIC UTILITY EASEMENT
PROPOSED PRIVATE DRAINAGE EASEMENT
VEHICULAR SIGHT TRIANGLE (TYP.)
FENCELINE (TYP.) - SEE DETAIL IN LEGEND
FIRE HYDRANT (TYP.)
OVERFLOW DRAIN PIPES FROM
BIORETENTION BASINS
PLANTED BIORETENTION BASINS (TYP.)
ALL BASINS TO BE PLANTED WITH FES IDA
13-0100005BUENA VISTA 11I AM FAMILIAR WITH THE REQUIREMENTS FORLANDSCAPE AND IRRIGATION PLANS CONTAINED IN THECITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATEREFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPAREDTHIS PLAN IN COMPLIANCE WITH THOSE REGULATIONSAND THE LANDSCAPE MANUAL AND AGREE TO COMPLYWITH ALL REQUIREMENTS WHEN SUBMITTINGCONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLANIMPLEMENTS THOSE REGULATIONS TO PROVIDEEFFICIENT USE OF WATER."SLOPE PLANTING GUIDELINESSLOPES 6:1 OR STEEPER AND LESS THAN 3' IN VERTICAL HEIGHTA. STANDARD #1 - INSTALLATION OF GREENFIX AMERICA'S WS05B BIODEGRADABLE ORGANIC NET STRAW MAT PER MANUFACTURER'S INSTALLATION AND FASTENING GUIDELINESSLOPES 6:1 OR STEEPER AND 3' TO 8' IN VERTICAL HEIGHTA. STANDARD #1 - INSTALLATION OF GREENFIX AMERICA'S WS05B BIODEGRADABLE ORGANIC NET STRAW MAT PER MANUFACTURER'S INSTALLATION AND FASTENING GUIDELINESB. STANDARD #2 - COTONEASTER DAMMERI 'LOWFAST' GROUND COVER TO BE PLANTED FROM A MINIMUM OF FLATS AND 12" ON CENTER SPACINGC. STANDARD #3 - CEANOTHUS GRISEUS HORIZONTALIS 'YANKEE POINT' TO BE PLANTED FROM A MINIMUM 2-3/4" LINER AND 6' ON CENTER SPACINGSLOPES 6:1 OR STEEPER AND IN EXCESS OF 8' IN VERTICAL HEIGHTA. STANDARD #1 - INSTALLATION OF GREENFIX AMERICA'S WS05B BIODEGRADABLE ORGANIC NET STRAW MAT PER MANUFACTURER'S INSTALLATION AND FASTENING GUIDELINESB. STANDARD #2 - COTONEASTER DAMMERI 'LOWFAST' GROUND COVER TO BE PLANTED FROM A MINIMUM OF FLATS AND 12" ON CENTER SPACINGC. STANDARD #3 - CEANOTHUS GRISEUS HORIZONTALIS 'YANKEE POINT' TO BE PLANTED FROM A MINIMUM 2-3/4" LINER AND 6' ON CENTER SPACINGD. STANDARD #4 - MELALEUCA NESOPHILA SMALL TREES TO BE PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS AND SPACING PER PLAN AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) SQUARE FEETAREAS GRADED FLATTER THAN 6:1 AND NOT SCHEDULED FOR IMPROVEMENT WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING, HAVE POTENTIAL EROSION PROBLEMS AS DETERMINED BY THE CITY, AND/ORARE IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS THAT WARRANT IMMEDIATE TREATMENT SHALL BE PLANTED WITH S&S SEEDS' BASIC NATIVE EROSION CONTROL MIX APPLIED VIA THE MANUFACTURER'SINSTALLATION GUIDELINES6'-0"TREE PLANTING PALLETTESHRUB AND GROUNDCOVER PLANTING PALLETTECMU BLOCK RETAINING WALL INFORMATIONWALLS TO BE BUILT USING ORCO SPLIT FACE CMU BLOCK WITH TAN FINISH. SEE CIVIL ENGINEER'S PLANS FORWALL HEIGHTS.*50% OF SHRUBS (EXCEPT ON SLOPES 3:1 OR STEEPER) SHALL BE A MINIMUM OF 5 GALLON SIZE
13-010 0006
BUENA VISTA 11I AM FAMILIAR WITH THE REQUIREMENTS FOR
LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THECITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATEREFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPAREDTHIS PLAN IN COMPLIANCE WITH THOSE REGULATIONSAND THE LANDSCAPE MANUAL AND AGREE TO COMPLYWITH ALL REQUIREMENTS WHEN SUBMITTINGCONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN
IMPLEMENTS THOSE REGULATIONS TO PROVIDE
EFFICIENT USE OF WATER."
LEGEND
PARKWAY HYDROZONE
LOT 1 HYDROZONE
LOT 2 HYDROZONE
LOT 3 HYDROZONE
LOT 4 HYDROZONE
LOT 5 HYDROZONE
LOT 6 HYDROZONE *
LOT 8 HYDROZONE *
LOT 9 HYDROZONE *
LOT 10 HYDROZONE *
LOT 11 HYDROZONE
* IF COVER CROP IS REQUIRED ON SLOPES
* ALL SITE IRRIGATION WILL UTILIZE POTABLE WATER
MAWA AND ETWU CALCULATIONS
MAWA: (44.0)(0.62)[(.7 x 23,818) + (.3 x 0)] =454,829 Gallons
ETWU: TOTAL SUM OF (44.0)(.62){[(PF x HA)/IE] + 0} = 371,153 Gallons
XERISCAPE PRINCIPLES
1. PLANT PALLETTE CONSISTS OF
ALL LOW AND MODERATE WATER
USE PLANTS AS DETERMINED BY
WELO
2. SUBSURFACE DRIP
IRRIGATION SYSTEMS WILL BE
UTILIZED AT ALL PARKWAYS
3. SPRAY IRRIGATION ON SLOPES
WILL INCORPORATE TORO
PRECISION SPRAY AND
ROTATOR NOZZLES WHICH
OPERATE AT LOWER FLOW
RATES THAN OTHER NOZZLES,
IMPROVING SOIL INFILTRATION,
REDUCING WATER LOST TO
MISTING, AND DECREASING
RUN-OFF
4. SOIL AMENDMENTS WILL BE
ADDED AS PLANTING BEDS ARE
PREPARED TO IMPROVE WATER
ABSORPTION
5. STREET TREES ARE PLANTED
THROUGHOUT THE PROPERTY
TO PROVIDE SHADE AND REDUCE
EVAPORATION
6. IRRIGATION TIMES WILL BE IN
THE EVENING AND EARLY
MORNING, SMART CONTROLLERS
WILL BE USED TO ADJUST
WATERING TIMES TO SEASONAL
NEEDS
7. RAIN SENSOR DEVICES WILL
BE INSTALLED TO AUTOMATICALLY
SHUT OFF IRRIGATION DURING
RAIN EVENTS
8. ORGANIC MULCH WILL BE
UTILIZED IN PARKWAYS ALONG
STREET TO MINIMIZE EROSION,
PROVIDE WEED CONTROL, AND
ADD NUTRIENTS TO SOIL
9. HOA MAINTENANCE TO KEEP
SITE CLEAN AND FREE OF DEAD
PLANT MATERIAL, REPLACE
MULCH WHEN NECESSARY,
ADJUST IRRIGATION SYSTEMS,
FERTILIZE WITH ORGANIC
FERTILIZERS, AND PRUNE PLANT
MATERIAL AS NEEDED
10. BIORETENTION BASINS WILL
BE UTILIZED TO PASSIVELY
REMOVE POLLUTANTS FROM SITE
RUN-OFF
PLANTED BIORETENTION BASINS (TYP.)
WILL BE TEMPORARILY IRRIGATED
UNTIL PLANTING IS ESTABLISHED.
AFTER PLANTING IS ESTABLISHED,
TEMPORARY IRRIGATION WILL BE
REMOVED.
13-010 0007
BUENA VISTA 11I AM FAMILIAR WITH THE REQUIREMENTS FOR
LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THECITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATEREFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPAREDTHIS PLAN IN COMPLIANCE WITH THOSE REGULATIONSAND THE LANDSCAPE MANUAL AND AGREE TO COMPLYWITH ALL REQUIREMENTS WHEN SUBMITTINGCONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN
IMPLEMENTS THOSE REGULATIONS TO PROVIDE
EFFICIENT USE OF WATER."
LEGEND
PRIVATE OWNER MAINTENANCE - 79,436 SF
HOMEOWNER'S ASSOCIATION MAINTENANCE - 44,434 SF
PROPERTY LINE FENCE TO HAVE
LOCKABLE GATE ALLOWING ACCESS
FOR HOA MAINTENANCE CREW
PROPERTY LINE FENCE
TO TERMINATE AT
START OF ADJACENT
NEIGHBOR'S FENCE TO
PROVIDE FULL ENCLOSURE
OF SITE
PROPERTY LINE FENCE TO HAVE LOCKABLE GATE
ALLOWING ACCESS FOR HOA MAINTENANCE CREW
TURF BLOCK (TYP.)
SEWER SERVICE (TYP.)
WATER SERVICE (TYP.)
SDG&E EASEMENT
SUBDIVISION BOUNDARY
WATER PIPELINE EASEMENT
EXISTING ROAD RIGHT-OF-WAY EASEMENT
PROPOSED ROAD RIGHT-OF-WAY EASEMENT
PROPOSED HOA MAINTENANCE
EASEMENT
PROPOSED PUBLIC UTILITY EASEMENT
PROPOSED PRIVATE DRAINAGE EASEMENT
FENCELINE (TYP.)
FIRE HYDRANT (TYP.)
BIORETENTION BASIN TO BE
MAINTAINED BY HOA CREW