HomeMy WebLinkAbout2003-02-05; Planning Commission; ; CDP 02-28|SUP 02-01|V 02-05 - KIKO RESIDENCEr .,
• The City of CARLSBAD Planning Department •
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
ItemNo.@
P.C. AGENDA OF: February 5, 2003
Application complete date: December 11, 2002
Project Planner: Saima Qureshy
Project Engineer: Clyde Wickham
SUBJECT: CDP 02-28/SUP 02-01/V 02-05 -KIKO RESIDENCE -Request for approval
of a Coastal Development Permit, Special Use Permit and a Variance to allow for
the demolition of an existing residence and construction of a new single family
residence within the City's Coastal Zone located at 2649 Ocean Street, within the
Local Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 5357, 5358 and
5359 APPROVING CDP 02-28, SUP 02-01 and V 02-05 based upon the findings and subject to
the conditions contained therein.
II. INTRODUCTION
The applicant is proposing to construct a new single family residence on a 0.16 acre site located
on the west side of Ocean Street between Beech A venue and Cypress A venue. The site is
located within the appeal area of the Coastal Zone. The applicant has requested one variance for
reduced front yard setback. The requested variance is similar to those approved previously on
the west side of Ocean Street and can be supported by staff. The Coastal Development Permit
(CDP) application was reviewed for consistency with Local Coastal Program (LCP) policies and
implementation. The proposecl residence is consistent with the Mello II segment of the City's
LCP. There are no unresolved issues.
III. PROJECT DESCRIPTION AND BACKGROUND
The applicant has requested approval of several permits to allow construction of a new single
family residence on a 0.16 acre site located on the west side of Ocean Street. The project
application includes a Coastal Development Permit (CDP), Special Use Permit (SUP) and
Variance (V). The project site is an in-fill lot located on the west side of Ocean Street. The site
consists of 1wo narrow rectangular lots, each 3,500 square feet, which are being combined into
one 7,000 square foot lot for the proposed residence. The site slopes downward from East to
West (towards the beach). The eastern portion of the site, along Ocean Street, generally contains
slopes of 0-25% for approximately the first 70'. From that point westward the site drops more
steeply toward the beach. This topography makes the site difficult to develop. The site is
currently developed with a single family residence and the western slope contains mainly ice
plant and other non-native plant species. There is no significant vegetation on the site.
The site is zoned R-3 and is within tbe Beach Area Overlay Zone. It has a General Plan
designation of RH (Residential -High Density). Surrounding properties to the north and south
are also zoned R-3 and also have a General Plan designation of RH. The properties to the east of
·" t.1
, ' CDP 02-28/SUP 02-0lN !os-KIK.O RESIDENCE
February 5, 2003
Pa e2
Ocean Street are zoned R-3 with a General Plan designation of RMH (Residential -Medium to
High density). Surrounding properties are developed with a variety of residential uses which
include single family units and also multi-unit projects.
The proposed residence is a custom home and will contain approximately 6,358 square feet. It is
proposed to be a two story structure with a roof deck, basement level, a swimming pool, spa and
a sun deck, a covered two car garage and one uncovered guest parking space. The basement
level will not be visible from the street but will be open from the west side of the structure. The
architectural style of the building is modem with waved and rounded sculptural stucco walls,
sculptural metal and glass doors and cast glass art panels. Balconies and parapet walls are
designed in the form of waves and give an interesting sense of movement which is in harmony
with the proximity of the ocean. The proposed residence appears to be compatible with
surrounding development. The applicant is requesting a variance for reduced front yard setback
due to topographic constraints. Many of the surrounding properties, located on the west side of
Ocean Street face similar topographic constraints not shared by other lots in the surrounding R-3
zone and have been developed through the approval of variances. Staff is recommending that the
necessary findings for the requested variance can be made and that the project complies with all
other applicable regulations.
IV. ANALYSIS
The project is subject to the following regulations and requirements:
A. General Plan R-H (Residential -High Density) designation regulations;
B. Beach Area Overlay Zone and R-3 (Multiple-Family Residential) Zone regulations
(Chapters 21.82 and21.16 ofthe CMC);
C. Variance regulations (Chapter 21.50 of the CMC);
D. Special Use Permit (Floodplain Management) regulations (Chapter 21.110 of the CMC);
E. Coastal Development regulations for the Coastal Shoreline Development Overlay Zone
(Chapters 21.201 and 21.204 of the CMC); and,
F. Growth Management (Chapter 21.90 of the CMC).
The recommendation for approval of this project was developed by analyzing the project's
consistency with the applicable city regulations and policies. The project's compliance with
each of the above regulations is discussed in detail in the sections below.
A. General Plan
The proposed project is consistent with the policies and programs of the General Plan. The
property has a General Plan designation of RH. The RH designation allows the development of
multi-family residential units at a density of 15 to 23 units per acre. The allowable density at
growth control point is 19 units per acre. The proposed single family residence is consistent with
the land use type and density regulations for the property.
· · CDP 02-2s1sUP 02-011v las-KIKO RESIDENCE
February 5, 2003
Pa e3
B. Beach Area Overlay and R-3 Zone Regulations
As shown on the Coastal Development Compliance Table below, the proposed development is in
compliance with all BAOZ, R-3 Zoning and all applicable Local Coastal Plan regulations.
COASTAL DEVELOPMENT COMPLIANCE TABLE
LCP Land Use Plan RH (Residential High)
General Plan RH (Residential High)
Zoning R-3
Grading Permit Required Yes
Hillside Development Permit Required No
Native Vegetation Impacts None
STANDARD REQUIRED/ ALLOWED PROPOSED
Front Yard Setback 20' O' (See Variance Discussion)
Side/Rear Yard Setback 5'/10' 5'/58'
Building Height 24' in case of flat roof/30' 24' I 30'
sloping roof
Lot Coverage 60% 42%
This project also complies with the string-line structural ocean setback standard. This standard
specifies that no structure is permitted further seaward than similar structures on adjacent
properties.
C. Variance Regulations
The applicant has requested a variance for a reduced front yard setback. A 20 foot front yard
setback is required in the R-3 zone. The applicant is proposing a zero foot front yard setback.
Other projects on the west side of Ocean Street have been approved with front yards reduced to
zero feet because of the site topography. Staff believes that the necessary findings can be made
for the approval of this variance request as discussed in the following table:
FINDING
That there are exceptional or extraordinary
circumstances or conditions applicable to the
property or to the intended use that do not
apply generally to the other property or class
of use in the same vicinity and zone.
RESPONSE
The lot has a number of constraints which include
a coastal string-line structure setback and sloping
topography. While these conditions exist on some
other lots in the area ( on the west side of Ocean
Street), it does not exist generally for the properties
in the area as this R-3 zone includes properties
which are not beach front and do not have these
topographic constraints. These constraints limit
the ability to design a two-story structure with a
garage of similar size to those presently located on
Ocean Street, without granting a front yard setback
variance.
, 'CDP 02-28/SUP 02-01/V !os-KIKO RESIDENCE
February 5, 2003
Page4
FINDING, continued
That such vanance 1s necessary for the
preservation and enjoyment of a substantial
property right possessed by other property in
the same vicinity and zone but which is
denied to the property in question.
That the granting of such variance will not be
materially detrimental to the public welfare or
injurious to the property or improvements in
such vicinity and zone in which the prope1iy
is located.
That the granting of such variance will not
adversely affect the comprehensive general
plan.
D. Special Use Permit
RESPONSE, continued
Without the approval of the variance, a significant
portion of the only level portion of the lot would be
undevelopable, preventing the applicant from
providing garage parking and achieving similar lot
coverage and square footages enjoyed by other
properties on Ocean Street. Variances have
previously been approved for reduced :front yard
setbacks for lots located west of Ocean Street.
The reduced front yard setback will not be a
detriment in that the proposed setback is similar to
and compatible with the scale and intensity of
nearby projects and the geotechnical study
prepared for the site concludes that the proposed
project will not endanger the proposed or existing
surrounding projects or slopes.
This variance will not adversely affect the General
Plan in that the proposal is consistent with the land
uses designated for the area by the Land Use
Element; the residential density range proposed is
under the Growth Management density control
point; and the project is in compliance with the
Housing Element policies as conditioned.
Projects located within any areas of special flood or coastal high hazard areas must obtain
approval of an SUP by the floodplain administrator (the City Planning Commission). The intent
of these regulations is to promote the public health, safety and welfare and to minimize public
and private losses due to flood conditions. The proposed project site is located within a Coastal
High Hazard Area. The City's Engineering Department has reviewed the proposed project and
has concluded that it satisfies all of the applicable floodplain regulations. All of the new
construction being proposed is located on the landward side of the reach of the mean high tide
line, and the geotechnical study submitted for the project adequately identifies and addresses any
impacts the project might have on adjacent properties and structures.
E. Coastal Development Regulations
The project site is located within the appeal area of the Coastal Zone and within the Mello II
segment of the Local Coastal Program. The site is also located within the Coastal Resource
Protection Overlay Zone (Chapter 21.203) and the Coastal Shoreline Development Overlay Zone
(Chapter 21.204) of the Carlsbad Municipal Code.
The project proposes the construction of a new single-family residence in an area designated for
residential development. The LCP Land Use Plan designates the subject site for RH density
development, which allows 19 du/acre. Based on a density of 19 du/acre, the lot could
accommodate three dwelling units.
, 'CDP 02-28/SUP 02-0lN !os-KIKO RESIDENCE
February 5, 2003
Pae 5
1. Conformance with public access and recreation policies of Chapter 3 of the
Coastal Act
Per the Local Coastal Program, the subject site is not required to provide beach
access, as there is an existing beach access stairway located 392' away from the
subject site and public beach access is also available west of the proposed seawall.
2. Coastal Resource Protection Overlay Zone
The subject site is located in the Coastal Resource Protection Overlay Zone,
which requires that for steep slope areas not containing endangered plant/animal
species and/or coastal sage scrub or chaparral plant communities, development of
slopes 25% or greater may be permitted subject to specific findings. The
proposed project complies with all applicable requirements of the Coastal
Resource Protection Overlay Zone as illustrated in the table below:
FINDING RESPONSE
That a soils investigation be conducted to A soils and geologic analysis of the site was
determine that the site slope areas are stable and prepared in conformance with City
grading and development impacts are mitigable requirements. The study determined that the
for at least 75 years, or the life of the structure. proposed development will have a useable life
of at least 75 years and that the development
will have no adverse effect on the stability of the
coastal slope.
Grading of the slope is essential to the The proposed grading is essential to the
development of the site. development of the site since the slopes are
located in the middle of the lot and the site is
further constrained by the string line setback
requirements.
Slope disturbance will not result in substantial Slope disturbance will not damage or alter major
damage or alteration to major wildlife conidors, wildlife habitat or native vegetation since it is an
habitat or native vegetation. infill lot and the site is cunently developed with
a single family residence. There is no native
vegetation located on this site.
No grading or removal of steep slopes will be Review of the proposed project has concluded
permitted unless all environmental aspects have that the site contains no habitat or wildlife and
been mitigated. that no environmental impacts will result from
the project.
a. Drainage, Erosion, Sedimentation and Habitat
As designed and conditioned, the proposed project will adhere to the
City's Master Drainage and Storm Water Quality Management Plan and
Grading Ordinance to avoid increased run off and soil erosion.
b. Landslides and Slope Instability
·, -CDP 02-28/SUP 02-0lN 02-05-KIKO RESIDENCE
February 5, 2003
Page6
The soils and geologic analysis report performed for the proposed project
indicates that there are no landslides on this site.
c. Seismic Hazards
The soils and geological analysis report performed for the proposed
project indicates that the materials at the site are not subject to liquefaction
due to such factors as soil density, grain-size distribution and groundwater
conditions.
d. Floodplain Development
No development on the property is proposed within the one hundred year
floodplain.
3. Coastal Shoreline Development Overlay Zone
The proposed development complies with all applicable requirements of the
Coastal Shoreline Development Overlay Zone as described in the table below:
STANDARD PROVIDED
Lateral Access 30' dry sandy beach seaward of development.
25' dry sandy beach
Bluff Top Access Beach is accessible via an existing stairway located
Applies to lots where no beach is approximately 392' feet from the subject site. Since the
present or where beach is not access is available and the beach is present, therefore the
accessible. requirement does not apply to the project.
Geotechnical Report A geotechnical analysis and wave runup study of the
Analyze cliff erosion and geologic project were prepared. The analysis concluded that the
conditions. proposed development will have no adverse effect on the
stability of the coastal slope.
Appearance The proposed residential structure has been designed with
Building developed on site with a attractive architectural features, which are compatible
general attractive appearance related to with the surrounding development and natural
surrounding development and natural environment.
environment.
Ocean Views The project design is consistent with the other adjacent
Building designed to preserve to the buildings and the structure complies with applicable side
extent feasible ocean views. yard requirements, which will, to the extent feasible,
preserve existing ocean views from the street.
Natural Features The building has been designed to step-down the hillside,
To the extent feasible, retain natural consistent with this requirement.
features and topography.
', -CDP 02-28/SUP 02-01/V 02-05-KIKO RESIDENCE
February 5, 2003
Pa e7
STANDARD, continued PROVIDED, continued
Grading The proposed grading is designed to blend with the
Grading executed so as to blend with existing and natural surroundings.
existing terrain.
"Stringline" The project adheres to all coastal "stringline" setback
Maintain a "stringline" setback for requirements for the placement of structures, decks, pools
structures, patios, decks, pools and and spas and sea wall.
spas.
F. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest
quadrant of the City. Replacement of one single family residence with another will have no
adverse impacts on public facilities.
V. ENVIRONMENTAL REVIEW
This project is exempt from CEQA per the exemptions listed below:
(1) Section 15303(a) of CEQA exemptions (Class 3) exempts the construction of single-
family residences in urbanized areas from environmental review.
(2) Section 15332(a-e) of CEQA exemptions (Class 32) exempts projects characterized
as in-fill development from environmental review.
A Notice of Exemption will be filed by the Planning Director upon project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 5357 (CDP)
2. Planning Commission Resolution No. 5358 (SUP)
3. Planning Commission Resolution No. 5359 (V)
4. Location Map
5. Disclosure Form
6. Background Data Sheet
7. Reduced exhibits
8. Exhibits "A" -"J" dated February 5, 2003
• •
KIKO RESIDENCE
CDP 02-28/SUP 02-01/V 02-05
JU~-4-2002 03:08P FROM:PLANNING SYSTEMS 760 931 5744 TO:4349702 P:2✓3 --City of Carlsbad
IAEi,i,ii,J·■•J4•i¥1 ii;,m,ii
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all applications which wilLrequirc
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 defmed 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 ~ document; however, the legal name and entity of the applicant and property owner must be
provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial
interest in the application. If the applicant includes a comoration 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 (NI A) IN THE SP ACE BELOW If a publicly-owned comoration. include the
names, titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.)
Person f1<J=DE'f<.{ C.K.. J /,d /!(O I+<:.-Corp/Part. __________ _
Title OW~ Title ·---------------
Address 3a; 0~ Og Address __________ _
CM.LS B+o (A ?;io~
2. 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 INDNIDUALS 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 offi~ers·. (A separate
page may be attached if necessary.)
Person rl(&De'R..l~ ~KIKO 7ie. Corp/Part _________ _
Title tJ W ~ Title ______________ _
Address .3 5'-{ 00/\.M.IA Ore,_ Address ____________ _
1635 Faraday Avenue• Carlsbad, CA 92008.:7314 • (760) 602-4600 • FAX (760) 602-8559 (i)
JUN-4-2002
3.
03:08P FROM:PLANNING SYSTEMS 760 931 5744
NON-PROFIT OR' ANIZATION OR TRUST
TO:4349702
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the
names and addresses of ANY person serving as an officer or director of the non-profit
organization or as trustee or beneficiary of the.
Non Profit/Trust_________ Non Profit/Trust ___________ _
Title ------------Title. _____________ _
Address __________ _ Address_-_-_-_______ -_-_·:-::_-_·_
4. Have you had more than $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 0No 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 lmowledge.
~J,!&1-re_
Signature of applicant/date
f1_€f) §"R..lct. CS-l<!. \ t-o
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:ADMIN\COUNTeR\DISCLOSUFU: STATEMENT 5/98 Page 2 of 2
e
BACKGROUND DATA SHEET
CASE NO: CDP 02-28/ SUP 02-01/ V 02-05
CASE NAME: =K=ik __ o ___ R=es=i .... de=n=c=e _______________________ _
APPLICANT: =-Fr:..:e=d=er=ic=k:..:K=i=k=-o ______________________ _
REQUEST AND LOCATION: Request for approval of a Coastal Development Permit, Special Use
Permit and a Variance to allow for construction of a new single family residence located at 2649 Ocean
Street.
LEGAL DESCRIPTION: Lots 13 and 14 in Block "A" of Hayes Land Company addition to
Carlsbad Map No. 2, in the City of Carlsbad, County of San Diego, State of California, according to the
map thereof No. 1221, filed in the office of the County Recorder of San Diego County, November 4,
1909, including that portion if any lying between the above described property and the line of ordinary
high tide of the waters of the pacific Ocean and excepting that portion, if any, of said lots lying below the
line of the ordinary high tide of the waters of the Pacific Ocean.
APN: 203-140-10 Acres: 0.16 Proposed No. ofLots/Units: ~! _____________ _
GENERAL PLAN AND ZONING
Land Use Designation: R-H (Residential -High Density)
Density Allowed: 19-units/acre Density Proposed: -=-1-"u=n=it~-----------
Existing Zone: R-3 Proposed Zone:N :...=/A=--------------
Surrounding Zoning, General Plan and Land Use:
Site
North
South
East
West
Zoning
R-3
R-3
R-3
R-3
Pacific Ocean
General Plan
R-H
R-H
R-H
RMH
Pacific Ocean
PUBLIC FACILITIES
Current Land Use
1 Dwelling Unit
Residence
Residence
Residence
Pacific Ocean
School District: Carlsbad Unified Water District: Carlsbad Sewer District: -=C=ar=ls=b=a=d ______ _
Equivalent Dwelling Units (Sewer Capacity): -=-1-=E=D'--'U"-------------------
ENVIRONMENTAL IMPACT ASSESSMENT
D Negative Declaration, issued _______________________ _
D Certified Environmental Impact Report, dated. _________________ _
[8J Other, Categorical Exemption -Section 15303(a) -construction of single-family residences in
urbanized area and Section 15332(a-e) -projects characterized as in-fill development.
PROJECT SUMMARY,
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CDP 02-28/SUP 02-01N02-05
PROJECT DATA,
OWfEffJ tw.e fREO(RlCK R!O JE:Ssit kl~O 3561 ll(Ri,\Ofll',{ CAAI.S8AD,CAUrOOM.\ 92009
PHOOE..(760)822-1500
a'T!!:A00f'IE9& 26490CEAN!;1RE£T CAALS8f.O.C,llfORNIA92008
APN.o 20l-140-09
Zote R-3 COASTAL ZctlE & BEAOl O\'UlU.'1
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FLOOR PLAN NOTES:
1, 5'.0" RIGHT OF WAY DEDICATION FOR CITY OF CARLSBAD SEE
61 AND 02 FOR STREET IMPROVEMENT PLANS,
2, VARIANCE REQUEST FOR 5 FT FRONTYARD SETBACK REDUCTION, REFER TO VARlANCE FINDINGS, SEE ATIACHED CORRESPONDENCE,
3, OFFSTREET VISITOR PARKING 10FT X 20FT WJTH GRASSCRETE OR STAMPED CONC, PAVING PROPOSED,
4-GRASSCRETE PAYERS OR STAMPED CONC AT DRIVEWAYS.
!. PLANTERS, SEE LANDSCAPE PLAN FOR DETAIL AND Pl.A.NT
TYPES.
6, 8' X2' FIREPLACE PROJECTION
7. BUILDING STRINGLINE NO PORTION OF BUltDJNG FACE TO EXTEND BEYOND LINE.
B. BAl.CONY STRINOLINE NO PORTION OF BALCONY FACE TO EXTEND BEYOND LINE.
9, PATto AND PLANTER STRINGLINE.
10, TERRACED PLANTER WALLS, SEE LANDSCAPE AND POOL PLAN.
11, SEAWALL, SEE WAVE RUN-UP STUDY FOR REQUIREMENTS.
12, WALKWAYS, PLANTERS AND STEPS, SEE GRADING PLANS,
13.~~~-~tti4'i'...._g--
14' 6'-0~ HIGH SCULPTURAL METAL GATE.
15.. 12FT HIGH ROLLING GARAGE DOOR, SCULPTURAL METAL
16 PLANT SHELP, 00 NOT EXTEND BEYOND 2' INTO SETBACK.
17, B'X16' GARAGE DOOR, SCULPTURAL METAL
18, WORKSHOP WITH SUJLTJN COUNTERTOP AND WOru(BENCH,
19, DECK AT SECOND FLOOR.
.ll_ARCHJTECTURAL GU1PELINE COMPLIANCE: WE COMPLY WITH GUIDELINES 2 AND 3 THE SECOND
PARAGRAPH, OUR BUILDING HASA SJNGLE STORY BUILDING EDGE AT THE FRONT AND THE SECOND STORY STEPS BACK 6' THE LENGTH OF THE BUILDING IN ADDITION WE COMPLY WITH: CU. 6 SEPARATE BUILDmo WALL P1.ANES
05. 6 SEPARATE BUILDING WALL PLANES
G7 All WINDOWS WILL BE RECESSED IN A 2X6 OR 2X12 WALL
WTTH A 2~ RETURN 013 & 014 FRONT BUILDING FACADE. SEE ELEV SHT 6 11. ARCHED ANO CURVED ELEMENTS THROUGHOUT FACADE #2, TOWERATSOUTHEND,ABVENTRY #3 COPPER DOOR LINTEL AT GARAGE WITH SOFT CURVE.
#4, MANY VARIED WINDOW SHAPES AND ART GLASS DETAIL
#S, ENTRY COLUMNS AT DOOR, DEFINED WITH STONE MAT,
#6, WE WILL ACCENT THE ENTRY WALL WITH STONE.
hELEVATOR, GLASS ELEV, TO ACCESS FLOORS AND BASEMENT, OPTION TO POP OUT OF ROOF AND ACCESS ROOF DECK,
ll,ART GLASS SCREEN TO RETRACT INTO WALL
23 KITCHEN WITH EXOTIC HARDWOOD CABINETRY, ANO STAINLESS
STEEL APPLIANCES POP UP BAR IN CENTER ISLAND •
24.FISH TANK DI VIOER FRAMED IN EXOTIC HARDWOOD,
25, STAlNLESS STEEL, CURVED SLIDING DOORS, WITH LAYERED ART GLASS DESIGN.
26, CURV100 GLASS RAILS MIN 36" HIGH WITH CURVED TOPS SEE ELEVATIOKS,
71, PLEXIGLASS SPA TO FLOAT ABOVE POOL WITH WATERFALL EDGE.
Z8 ~~ftt'f,tt;~; ~;.,;;~-.~,. tf:,t!:IJ):.''.,:t•:~:.~;"/(t>~~
29, LAUNDRY AREA WITH RETRACTABLE EXOTIC HARDWOOD DOOR TO SCREEN APPLWiCES AND CABINETS,
30, MASTER BATH WJTHHISANDHERVANJTY, LOUNGESEAT, 3WAY MIRROR WHIRLPOOL SPA, MIRROR WAUS.
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UPPER FLOOR PLA 4286 SF ,, _ I
TOTAL TORAGE 2072 SF :--::~ na "
[:T]I CITY OF CARLSBAD II~ .
1--1 -t-1-+-1----+-1-+1--l1l•rrE DE~~~~ENT~~~~OPMENT
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GARAGE WORKSHOP 700 SF;
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Fl.OCR PLAN NOTES CONTINUED,
29. LAUN CRY AREA WITH RETRACTABLE EXOTIC HAROWOOO DOOR TO SCREEN APPLIANCES ANO CABINETS
30, MASTER BATH WITH HIS ANO HER VANITY, LOUNGESEAT, 3 WAY MIRROR WHIRLPOOL SPA. MIRROR WALLS.
31. HER TOILET WITH BIDET AND BUILT IN MICROWAVE ANO REFRIGERATOR AT NICHE.
32.LARGESHWRWITHCURVEOTEMP 3l.ASsANOARTGLASslN WALLS.
33. HIS TOILET AND SOAKING TUB,
34 MASTER SITTING AREA ,WITH COMPUTER STATION,CURVING FIREPLACE, ANO RETRACT ABLE SKYLIGHT ABOVE,
35, POOL BATH WITH TEAK BENCH VANITY, FULL SHOWER,
MIRRORS.
~: :ri~~OR TOILET AND WATER FIXTURES, pt.JMP TO SEWER ~E
37. MECHANICAU STORAGE ROOMI SOLAR HOT WATER TANKS, RETRACTABLE DOOR.
38. POOL COVER TO RETRACT INTO ROOM, 2 LAYERS, ONE AT
POOL LEVEL THE OTHER AT 8 FTHEK.HT.
ROOF PLAN NOTES;
39, OUTUNE OF BALCONY BELOW AT UPPER FLOORS
40, DOME SKYLIGHT 12'-0" ROUND WITH ART GLASS,
41. SOLAR PANELS FOR POOL HEATING ANO RECLAMATION.
42.. DOME SKYLIGHT WITH ART GLASS&'.()" ROUND
43. ROOF DECK AREA, CANNOT EXCEED 25%0F FOOTPRINT FOOTPRINT IS 2946 SF X 2~ko 736,6 ALLOWABLE THE ROOF DECK JS 648 SF.
uJI CITY OF CARLSBAD 11sH§TS1
!Sm: DEVELOPMENT PLAN FOR:
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·;, GEOTECHNICAL EXPLORATION. INC.
50-".&fOJhO,'TOMIISfd"~•~.f'f.lY,l\."\'lr
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PropO!cdKlkol!esldtna 264V0~•n5utet Cllrbb4d,Ca!itomla JobNo,02·8201
NCITE: B3se4 on the results or the geotec.!in!QI lnv~tiglbo~, It wn drttm'llned ttiat the "t,/u,r ffdp Is louted ahmp ~don cuntour JS feet elxwit m-..n "-I le\lel (HSU, .. Refef' to P.tport of Pn!ll1T11rnlll' G.eoltdlrlcal lnvtsUgatlon,
dltedJun&S,2002,
ReJ?ectfultysubmltted,
Jeon:cHNJCAL ix,LORATIOH, INC ~,'\.
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Jaime>.. 7::::;fS/ ft C.E. 34422/G E 2007 5e'\lorGeotethnlcllll!'nglnetr
J~LCR/JAC/pJ
ITJI CITY OF CARLSBAD il'"'g"I
SECTION B SITE D&Vtl.OPJ.IENT PLAN FOR.
SCALE· 1/a· .. 1·-o· KIKO DEVELOPMENT
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ZONE I· LUSf-'
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AMENIT:E5 PLANT LIST
Lat.in na11e Conman r.arre (D FIRE PlT
@ 5TO'\i: ON 5A~D l~~AM"eJffA_ 1~::5
@ ROC.'<. I ... \ ~OE~!X DACi'!'1.. FERA DATE 0.ALM
@ SAND ? "" _:j ~~~~~l~~~~I ~~~ F~ ~A-'1
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@ 5PA ~t~t~iA ~~et;;~~
(D POOL ( RA ... ;;;A A~AT A 61..llE HESPER PALM @ BAR CH~SALIODCA~S CAE!A:IA!:: CABADA PALM
lo'\ 1. -NEoovp5•5 LASTE!..UA"-A TEDDY B!:AR PALM
\.."ii TERRACE i..o,...EA BEV10RE:.ANA 55.'lri.!Y PALM @ DINING: ,.. uFIDA\IT!-!l.lS CALYFTRATUS MALLET FL~ER
I!!) cotJN;ER ' SAR-B-Q'JE \ • ~ ® ENTRY COURTYARD EN'-lmce PAWi<= '-"I../•
/ GUEST PAR!<l!-k; 5~RUB5
@ >lALL FOUNT A,N
i NEis AC P AYl~G OR GRA55C;.E1E
EXl5;1!-k; AC PAYING
SIDEY,\RD c:,A;E
@ SIDEYARD EN~ANCED PAYING
@) VfNE POCKET
@ 5TEP5
@ RAISED PLANTER
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VICINITY -• :J
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·-;, ~~:-~=~A :,¢A"c Pi.II" ii l-lEDYCl4it.N. 5,:; G~-ER. LH. Y
;,; ~ F'-lNERIA 5"'. fRANGl~A'{I • ACA.'ITl-iU5 6P :EAR.'S eREECI-I " • C-lAMAEDC:l<IEA ELEUA"-5 '-lEA\'lHE BELLA "'ALI"'
CYCAS ~vo;..ur A SAGO PAL"l DASYLiRlet-1 5F l"'f>'ICA'-1 UR.AS& iREE 1-/S"EROCAL'..IS rl'r6, DAY1..ILY
.:>!OON EDU"l..E cYCAD
Cl-lAMAEDOR!:A ~T.AWCA "":NAiUR!: i:,$1,1tA L PALI-' C!-IAM.AER:0=5 ..t.M1L.IS "'l::DITER,l;!A.._EA'II FA\I P.A0..1'1
'1Y'Of'ORJ."'1 'PACIF1CU-: 0 AC\FICU!'1 trr~""l
F'I-IO:N•X RO=eE!.iNII F'YG."'1'1' DATE F'A!.H P..;ci.:-:it.M 'MAORI GUE8'1' Mt.ORi QJEEt-1 Ft.AX ~'tr i'ENAX l'\5'1 ZEALAND F,.AX
FlTTCSP~ T. 'A>-IEELER5 D'"' !:)'AAF<f' r-'-OC.< CRA.¼5!:
PITiOS~ YA~EGA':'A VA.%ATED Pl'To&.=c!U'l ~D!,,;l0LEP.5 11\D!CA •N:>1A'll 1-1,~,m.sc~
5TRELITZIA R::GlNAE 61RD Or PA~!SE:
CISTUS 5P RCCKROSE .,'l.:,l!PEF<1,15 CCISFER'iA S!-lORE JI.D',ilf'ER
1.AYENPU!..A 5!='. LAVENDER
EQJISETu,'"': 1-o":'EMALi:: 1-i~T.AIL
Latfr. n.:1me
G.ROvND COVER r-; :g:~1~~-i:~,A
1 LA'JiA~ ~.ct-iiEYIDi::\S1S
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ROeEMARIT\'US Cft'fCt~AliS
~LYST!C4'J!15"'
i.!MCNi:.."1 FE.REW
L1R:OPE M.15CARI
FE5nlCA GLAUCA ~ .. YST/Cf.!'JM$"'
ALCf.5F AR"!ER:A l"!A~TIHA
ca-lYOL WLIJS SP, DIA'ffi..ll55F
PELARGO'-:UJ'1 DEL7An...-r
F~!t.M SF
LA"iRANTI-l!5-SP
L06ULA"!A t-'A~Tl."'"A
YINE5/E5PALIER
.. ea.GAINV/:..LEA SP,
iROf'AEOLiX-' l"'.A.iU5 ::>l511CTl55F.
JJN:PE:RJS $P MELALEOCA ~ .. ;LA
Corr,:--of' MMe
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<o~A~6RASS ""-'cPwE 7RAILll'6 LA•-rA~A
>",l-!1T!;' '\''-1,A,_•:,.G ICEPLA'-IT
GAZA,A
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STATICE L1LYT\.i!V
6LUE FE&CU!: '""'" A!.OE SEA TiJV-1
'10~:~GLOR.,.
Pl'\'< IV't'GERAt>.'l.M !='_AX
:CEP-A'{l' $-.E:Ei ALYSS!.N
BO'JGA"y Lt.EA cARDEN NASTURTfl.M n:a,'.MPETV!l'-IE
)..NIPER PN<MELALEUCA
PSd0'20510 Noveff>b«202002
ffi L.}-L ... ::J
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BENCH MARK ·cARLSBAO MUNICIPAL WATER DISTRICT
P~i~~:~~rnN ½~!!!-a!''=•~'-"""=·~u=,o.,_.,~,~"'-""'r~, VL .• _
1f~~~~~/~~~=--~~--==--------_-_-.. -,u-0-~3'._C= ~~~~TEE,JG~~~r:R RCE, 2817G
PLANTiNG CONCEPT
Tris Lor:docape Concept P,a., provide& ae6thet1c and
fi..,ncU.aflJ;II landccape trealmet'lts with &eris!tfvft~ t-o
adjacent re!-;dencee, and the beachfront. envrror,ment.
Land&cape treatments are desf 9ned to meet or exceed
a!I en.~ of Carlsbad landscape re9urremenls. The
plantir.9 theme featu.-e6 lrorfcal plant& /ncludrn9 palm&
and colorful shr...sbs ano 9ro...ind covers. VI ew corrr dors
are carefu\1~ mofntafned b!:J controlnn9 p!ar-,t her9ht. and
cl ens It.~ on tbs bea chs r de
rlATER CONSERVATION
Water Conservation 1& encouraged through 9roup1n9
plants into "h~drozone.s" w1tb srm1 lar irrr9al1or;
req,-1/rements. No tu.-f ;5 proposed. Lush plariting.s cue
ut/lizeo at bigh ose areas or. the beachside, and ft'l the
side~ards 'J.!i"'.ere p .. rvac~ and window vrews-are
important. In the .-ear ~ard near the beach, rer/r'\ed
p!ar.trr9s are. l.!t1hze.d. A,,.. automatic irrfgatron s-::;1stem
l.s proposed MAINTENANCE
t1aint.enance of ail p!ant.,ngs ll'lsfde oi the prope,.t~ line a.-e the responsrbflit~ of the homeowner.
Plant;ng Zol"e Size, Percentage, • v'iater Use
Cit-J of Carlsbaa la(ldscap1.,9 zone de&r9nation.s, and a:-ea
qua":itrires ere p'"ov!decl oeiow:
zone % of site dl"'ea
Zon.e I -Ll.lSH
Zone 2 -R:=FlNED
.<%
!,,%
:2be> sf
4-;:;> e,,f. ---·------------· --------
Tota\ Larici&cape Area I:)% 63'::> s.f.
Tota I Percent or 51 te.,.: ~%
:rrrgaiion V-:ater l.!sage:/~ear
.+-'Total percerl ot-.sits' ,nc·udes al\ land&capeo areas, ar"d
R 0. H ldfldscap1n9 oeiweef1 the propert::i 1:l"e and tns
exitiri9 &lrect edge
FIRE SUPPRE:SS!ON PLAN
No nat1 ve ?ar,de,cape occurs on or lmmecll a tel~
adJacent to tns sUbJect properl~, so rio i'/re
suppression landscape irea-:.rnerits a,.e required.
PLAN NOTES,
Re.fer to cfvf I oraJ.11 n9s ror ea&ement locatl on&
Omarne..,t.al trees pre&er.Us ex·st in t.he er.tr~ court~ord ori!~
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KIKO DEVELOPMENT
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