HomeMy WebLinkAbout2015-11-04; Planning Commission; ; CT 14-04 MILES BUENA VISTA
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: April 9, 2015
P.C. AGENDA OF: November 4, 2015 Project Planner: Jason Goff
Project Engineer: Steve Bobbett
SUBJECT: CT 14-04/PUD 14-06 – MILES BUENA VISTA – Request for adoption of a Mitigated
Negative Declaration and Mitigation Monitoring and Reporting Program, and the
approval of a Tentative Tract Map and Planned Development Permit to allow for the
subdivision and grading of a developed 3.13 acre site into ten (10) single-family residential
lots and one (1) private street/open space lot on property located at 1833 Buena Vista
Way within Local Facilities Management Zone 1. The City Planner has determined that
through the implementation of the proposed Mitigated Negative Declaration, Mitigation,
Monitoring and Reporting Program, the proposed project avoids the effects or mitigates
the effects to a point where clearly no significant effect on the environment would occur,
and there is no substantial evidence in light of the whole record before the City that the
project may have a significant effect on the environment.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7127 ADOPTING a Mitigated
Negative Declaration and Mitigation Monitoring and Reporting Program, and ADOPT Planning
Commission Resolution No. 7128 APPROVING Tentative Tract Map (CT 14-04) and Planned Development
Permit (PUD 14-06), based upon the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The 3.13-acre Miles Buena Vista project site is located at 1833 Buena Vista Way as shown on the attached
location map (see Attachment No. 3). Primary access to the project site is from Buena Vista Way and
McCauley Lane. Buena Vista Way is considered an alternative designed street presently improved without
curb, gutter or sidewalk; while McCauley Lane is improved along one side with curb, gutter and sidewalk.
The project site is presently developed with an existing single-family home and detached garage, paved
access road, above ground utilities, septic tank and leach field, as well as several small storage buildings
and greenhouse shade structures associated with the sites previous use as a wholesale palm nursery and
single-family residence. Topographically, the site is generally flat-lying to very gently sloping in both the
northwesterly and northeasterly directions. Offsite along the easterly periphery of the subject property,
an approximately 41 foot high steep slope descends toward Monroe Street, the gradient of which varies
between approximately 0.8:1 and 2.8:1. No landslide debris or adverse geologic structure was observed
by the geotechnical investigation; however, this slope can be considered unstable at these gradients and
a slope setback has been provided along the easterly portions of the site. The subject property is
described as highly disturbed and almost entirely developed. No native or wetland habitats or natural
drainage areas exist on the property.
3
CT 14-04/PUD 14-06 – MILES BUENA VISTA
November 4, 2015
Page 2
The project is proposing to subdivide the 3.13 acre site into ten (10) single-family residential lots (i.e., Lots
1-10) and one (1) private street/open space lot (i.e., Lot 11) for the future development of ten (10) single-
family homes and two (2) second dwelling units (SDUs). Residential lots range in size from a minimum
9,500 square feet to 15,527 square feet, while the private street/open space lot is 26,168 square feet in
size. Residential Lots 2-3 front on Buena Vista Way, Lots 3-7 are accessed via a private street (Lot 11)
connected at Buena Vista Way, Lot 5 is a panhandle lot accessed from the private street, and the
remaining residential Lots 8-10 front on McCauley Lane. All ten (10) residential lots have a minimum lot
width of 60 feet and a minimum lot depth of 90 feet. Panhandle Lot 5 complies with all minimum
standards. The area of the site encumbered by the top of slope setback (Factor-of-Safety = 1.5) has been
placed into an open space easement within Lot 11, and all residential lots and the private street have been
designed and located outside of this area.
Table “A” below includes the General Plan Land Use designations, zoning and current land uses of the
project site and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site
Residential Low-Medium Density
(RLM, 0-4 du/ac,
GMCP of 3.2 du/ac)
One-family Residential,
9,500 sq. ft. min. lot
sizes
(R-1-9,500)
Single-family home and
wholesale palm nursery
North RLM R-1-9,500 Buena Vista Way and
Single-family homes
South RLM R-1-9,500 McCauley Lane and
Single-family homes
East Open Space (OS) Open Space (OS) Open Space and
Monroe Street
West RLM R-1-9,500 Single-family home and
agricultural lands
Table “B” below includes the project site’s gross acreage, net developable acreage, the number of dwelling
units allowed by the General Plan’s Growth Management Control Point (GMCP) density, and the number
of dwelling units and density being proposed.
TABLE B
Gross Acres Net Acres DUs Allowed at
GMCP Density
DUs Proposed and
Project Density
3.13 acres 3.12 acres 10 DUs 10 DUs at 3.21 du/ac
Project grading will affect approximately 2.80 acres of the total 3.13 acre site with grading quantities
consisting of 5,456 cubic yards of remedial (removal & compaction), 4,970 cubic yards of cut and 4,970 of
fill proposed. The project proposes a volume of grading equal to 1,775 cubic yards per acre. No import
or export of materials is required.
While residential dwelling units are not proposed at this time, future construction will be reviewed by the
Planning Division at the time of building permit application in accordance with the requirement of City
Council Policy 44 (Neighborhood Architectural Design Guidelines) and the development standards of the
One-Family Residential (R-1) Zone.
CT 14-04/PUD 14-06 – MILES BUENA VISTA
November 4, 2015
Page 3
In order to meet the City’s Inclusionary Housing requirements, the project is conditioned to enter into an
affordable housing agreement to provide two (2) SDUs on Lots 9 and 10.
As stated above, the project site has been previously used as a wholesale palm nursery in addition to the
existing single-family residence. As part of the project’s environmental review, a Phase I Environmental
Site Assessment and Limited Phase II Soil Evaluation was prepared on the project site. Concentrations of
DDE, DDT, Chlordane, Dieldren, Heptachlor Epoxide and Toxaphene were detected; however, the
detected concentrations of DDE, DDT, Dieldrin and Toxaphen did not exceed the California Human Health
Screening Levels (CHHSLs) developed by the California Environmental Protections Agency, so as not to
present a risk to human health; and Heptachlor Epoxide did not exceed the Regional Screening Levels as
set forth by the US Environmental Protection Agency. In contrast, Chlordane was detected in shallow soils
(upper 8 inches to 1 foot) that exceed the CHHSLs and may possibly present a risk to human health and
ground water if not properly mitigated. Therefore, the appropriate environmental mitigation measures
were incorporated into the project to mitigate the identified environmental impacts to a less than
significant level. The mitigation measures are listed within the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program.
A Tentative Tract Map (CT 14-04) is required to subdivide the property into the ten (10) residential lots
and one (1) private street/open space lot, while the Planned Development Permit (PUD 14-06) is required
solely for the creation of a private street/open space lot (Lot 11). The future dwelling units are not subject
to any development standards of the Planned Development Ordinance.
III. ANALYSIS
The project is subject to the following plans, ordinances and standards:
A. Residential Low Medium Density (RLM) General Plan Land Use designation;
B. One-family Residential (R-1-9,500) Zone (C.M.C. Chapter 21.10), and Planned Development
Regulations for (C.M.C. Chapter 21.45);
C. Subdivision Ordinance (C.M.C. Title 20);
D. Inclusionary Housing (C.M.C. Chapter 21.85); and
E. Growth Management Ordinance (C.M.C. Chapter 21.90) 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 the sections below.
A. General Plan
The General Plan Land Use designation for the property is Residential Low-Medium (RLM). The RLM
designation allows for residential development at a density range of 0 to 4 dwelling units per acre (du/ac)
with a Growth Management Control Point (GMCP) of 3.2 du/ac. The project site has a net developable
acreage of 3.12 acres. The project’s proposed density of 3.21 du/ac is within the RLM density range of 0
to 4 du/ac, but is slightly above the RLM GMCP of 3.2 du/ac used for the purpose of calculating the City’s
compliance with Government Code §65863. At the GMCP, 9.98 dwelling units, or 10 dwelling units when
rounded up per C.M.C. Section 21.53.230(e), may be permitted on this 3.12 net developable acre
property. Although the project exceeds the GMCP for the RLM General Plan Land Use designation by the
fractional unit allocation of 0.02 dwelling units, the General Plan Land Use Element allows the City to
CT 14-04/PUD 14-06 – MILES BUENA VISTA
November 4, 2015
Page 4
approve residential development at a density that exceeds the GMCP for the applicable density range
provided the proposed residential development complies with certain findings as discussed below.
To exceed the GMCP, the project must be consistent with the following required General Plan findings:
1) that the project will provide sufficient additional public facilities for the density in excess of the control
point to ensure that the adequacy of the City’s public facilities plans will not be adversely impacted; 2)
that there have been sufficient developments approved in the quadrant at densities below the control
point so that the approval will not result in exceeding the quadrant limit; and 3) all necessary public
facilities required by the City’s Growth Management Program will be constructed, or are guaranteed to
be constructed, concurrently with the need for them created by this development and in compliance with
the adopted City standards. The proposed project is consistent with the above required findings in that
there have been sufficient developments in the northwest quadrant that have developed at densities
below the GMCP such that the allocation of 0.02 dwelling units would not result in exceeding the quadrant
limit; the project is conditioned to pay the appropriate fees to comply with City’s Growth Management
Program; and the City’s public facilities plans will not be adversely impacted as the allocation of 0.02 units
has already been analyzed and anticipated within the northwest quadrant.
Furthermore, pursuant to City Council Policy No. 43 – Proposition E “Excess Dwelling” Unit Bank, in
approving a request for an allocation of excess dwelling units, the following three findings must also be
made:
1) That the project location and density are compatible with existing adjacent residential neighborhoods
and/or nearby existing or planned uses;
2) That the project location and density are in accordance with the applicable provisions of the General
Plan and any other applicable planning documents; and
3) That the project complies with the findings stated in the General Plan Land Use Element for projects
that exceed the GMCP for the applicable density range.
The proposed project is consistent with the above required findings for the allocation of excess dwelling
units, in that 1) the project is located within a Residential Low-Medium (RLM) General Plan Land Use
designation and One-Family Residential (R-1-9,500) zone, which consists predominantly of single-family
homes that are approved at similar densities (0-4 du/ac) as the density of the proposed project (3.21
du/ac) and which are also situated on 9,500 square foot minimum lot sizes; 2) the project’s location and
density described above are in accordance with the applicable provisions of the General Plan for the RLM
Land Use designation, and 3) as discussed in the above paragraph, the project complies with the findings
stated in the General Plan Land Use Element for projects that exceed the GMCP (3.2 du/ac) associated
with the RLM Land Use designation.
CT 14-04/PUD 14-06 – MILES BUENA VISTA
November 4, 2015
Page 5
Lastly, the project complies with the Elements of the General Plan as outlined in Table “C” below:
TABLE C – GENERAL PLAN COMPLIANCE
ELEMENT
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES & IMPROVEMENTS COMPLY
Land Use Site is designated as RLM
(Residential Low-Medium
Density; 0-4 du/ac with a
GMCP of 3.2 du/ac).
The residential project density at 3.21 du/ac is
slightly above the RLM GMCP of 3.2 du/ac used
for the purpose of calculating the City’s
compliance with Government Code Section
65863, but is within the RLM density range of
0-4 du/ac. Therefore, a fraction of a dwelling
unit (0.02 unit) will be withdrawn from the
City’s excess dwelling unit bank consistent with
City Council Policy No. 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 (SDUs) on proposed
Lots 9 and 10.
Yes
Public Safety Reduce fire hazards to an
acceptable level
The project site is located within a less than five
minute response time of Fire Station No. 1 and
has been designed to comply with the fire
code, including provisions for an automatic
sprinkler system within each dwelling unit.
Yes
Noise Comply with the residential
exterior noise standard of
60 dB(A) CNEL and interior
noise standard of 45 dB(A)
CNEL.
The project will not result in exposure of
persons to or generation of noise levels in
excess of standards established in the City’s
General Plan or Noise Guidelines Manual in
that the proposed project is located outside the
60 dB(A) CNEL noise contour as indicated in the
City of Carlsbad’s General Plan Noise Element
and Noise Guidelines Manual (Carlsbad Future
Noise Exposure Contours Map, forecast year
2010), and is outside the 60 dB(A) CNEL noise
contour as indicated in Exhibit III-1 of the
McClellan-Palomar Airport Land Use
Compatibility Plan (ALUCP). To insure that the
City of Carlsbad Noise Guidelines Residential
Interior Noise Standard of 45 dB(A) CNEL is
achieved, future homes have been conditioned
to provide a noise assessment prior to issuance
of building permit(s).
Yes
CT 14-04/PUD 14-06 – MILES BUENA VISTA
November 4, 2015
Page 6
TABLE C – GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Open Space &
Conservation
Minimize the environmental
impacts to sensitive
resources within the City.
The project will not have any environmental
impacts to the previously graded site that is
void of sensitive habitat.
Yes
Utilize Best Management
Practices for control of storm
water and to protect water
quality.
The project is conditioned to conform to all
NPDES requirements and has been designed
to include Low Impact Design (LID) elements.
Circulation Construct roadway
improvements needed to
serve proposed
development.
The project fronts to both Buena Vista Way
(an Alternative Designed Street) and
McCauley Lane.
Frontage improvements to McCauley Lane
include completion of the half street right-of-
way improvements at the existing cul-de-sac
bulb and street frontage, including but not
limited to curb, gutter, detached sidewalk
and parkway (w/ street trees).
Improvements to the portion of the project
fronting along Buena Vista Way include
widening the existing street width, providing
a new asphalt berm, and installing a 6 ft.
wide meandering sidewalk.
The project is required to enter into a
Neighborhood Improvement Agreement
(NIA)* where Buena Vista Way is designated
as an Alternative Designed Street. The
project provides adequate circulation
infrastructure to serve the projected
population; and provides 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. 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 14-04/PUD 14-06 – MILES BUENA VISTA
November 4, 2015
Page 7
B. One-family Residential (R-1-9,500) Zone, and Planned Development Regulations for (C.M.C. Chapter
21.10 and 21.45)
The proposed project is required to comply with all applicable use and development standards of the
Carlsbad Municipal Code (CMC), including the One-Family Residential (R-1) Zone (C.M.C. Chapter 21.10);
and the private street is subject to compliance with the private street standards of the Planned
Development Ordinance (C.M.C. Chapter 21.45).
As summarized in Table “D” below, the project meets or exceeds the requirements of the R-1 Zone and
Planned Development regulations.
TABLE D – R-1 ZONE AND PLANNED DEVELOPMENT ORDINANCE COMPLIANCE
Applicable R-1 Zoning Development Standards
Standard Requirement Proposed Comply
Lot Area 9,500 sq. ft. min. 9,500 sq. ft. to 15,527 sq.
ft. Yes
Lot Width 60 ft. min. 70 ft. to 95.5 ft. Yes
Panhandle Lot 5
Buildable Area 10,000 sq. ft. min. 15,527 sq. ft. Yes
Panhandle Access Width 20 ft. min. 20 ft. Yes
Panhandle Access Length 150 ft. max. 110 ft. Yes
Applicable Planned Development Standards
Standard Requirement Proposed Comply
Private Street
56 ft. min. right-of-way width 60 ft. Yes
34 ft. min. curb-to-curb width 34 ft. Yes
5.5 ft. min. parkway width
(including curb) ≥5.5 ft. (including curb) Yes
5 ft. min. sidewalk width 6 ft. Yes
C. Subdivision Ordinance
The project includes ten (10) single-family residential lots and one (1) private street/open space 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
McCauley Lane and will be required to enter into a Neighborhood Improvement Agreement (NIA), where
Buena Vista Way is designated as an Alternative Design Street. The developer will also be required to
install street and utility improvements for the proposed private street, including but not limited to curbs,
gutters, parkway, sidewalk, and sewer and drainage facilities. General utility and access easements will
be dedicated to allow for the construction of project drainage, sewer, and water facilities on the final map.
CT 14-04/PUD 14-06 – MILES BUENA VISTA
November 4, 2015
Page 8
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 ten (10) 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 (7) 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 ten (10) lot subdivision for future single-
family development is therefore responsible for providing two (2) inclusionary units. Whenever
reasonably possible, inclusionary units should be built on the residential development project site. The
developer is proposing the construction of two (2) second dwelling units (SDUs) to satisfy their
inclusionary housing obligation. Therefore, the applicant has been conditioned to satisfy the inclusionary
housing requirement for lower-income households by entering into an Affordable Housing Agreement
(AHA) to construct two (2) SDUs on Lots 9 and 10, subject to City Council approval of the AHA. By entering
into the agreement prior to final map recordation, the Miles Buena Vista 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 Ordinance
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 “E” below.
TABLE E – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLY
City Administration 34.77 sq. ft. Yes
Library 18.54 sq. ft. Yes
Waste Water Treatment 10 EDU Yes
Parks 0.07 acre Yes
Drainage 5.46 CFS/Drainage Basin “A” Yes
Circulation 100 ADT Yes
Fire Station No. 1 Yes
Open Space 11,546 sq. ft. N/A
Schools Carlsbad (E= 3.4/M= 1.184/HS = 1.032) Yes
Sewer Collection System 10 EDU Yes
Water 5,500 GPD Yes
The project subdivision allows for the future development of ten (10) single-family dwelling units, whereas
the maximum unit yield at the RLM GMCP of the property is 9.98 dwelling units. Consistent with the
General Plan and Policy No. 43, 0.02 dwelling units will be withdrawn from the City’s Excess Dwelling Unit
Bank.
CT 14-04/PUD 14-06 – MILES BUENA VISTA
November 4, 2015
Page 9
IV. ENVIRONMENTAL REVIEW
Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance
(Title 19) of the Carlsbad Municipal Code, staff conducted an environmental impact assessment to
determine if the project could have any potentially significant impact on the environment. The
environmental impact assessment identified potentially significant impacts to Cultural Resources and
Hazards/Hazardous Materials. Mitigation measures were incorporated into the design of the project or
have been placed as conditions of approval for the project such that all potentially significant impacts
have been mitigated to below a level of significance.
A Notice of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and
Reporting Program (MMRP) was published in the newspaper and sent to the State Clearinghouse
(SCH#2015091017) for public review. The requisite 30-day public review period for the MND occurred
from September 8, 2015 to October 8, 2015. At the end of the 30-day public review period no comments
were received.
ATTACHMENTS:
1. Planning Commission Resolution No. 7127 (MND)
2. Planning Commission Resolution No. 7128 (CT14-04/PUD 14-06)
3. Location Map
4. Disclosure Statement
5. Reduced Exhibits
6. Full Size Exhibits “A – H” dated November 4, 2015.
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«~'> ~ CITY OF
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov CARLSBAD
Applicant's statement or disclosure of certain ownership interests ori' all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note::··' · ·<,_._,.... ''·.: ': >:.-. ·, • · ·· .
Person is defirfec{as ;.Any iridMdu~(firtn, oo-partnership,. joint venture,. amiociation; social club,: fratefJla[
organi~tion; crirporatior,, estate, t~st, J'eCE?iver; _ syridicate,)i,_ t6is, and any otper ·county, city and county;
:city _mi.Jni~ipalify\ QiSJDct o.r oth1_:tr: p<>!itical subdMsi<>n. o(any,(?tnet group ·or,.cor:nbin.,atior, __ ~cting. as a u~it." . ' ~~Wii~t~i~w~.t~¥{1.h .• ~~,f ~:~d·~nt1y.~'W;.~1;i~p~~r1y>c,;.~
1. APPLICANT (Not the applicant's agent}
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE {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 Robert Miles Corp/Part ____________ _
Title. __ O_wn_er _______ _ Title _____________ _
Address 1833 Buena Vista Ave Address ___________ _
2. OWNER {Not the owner's agent}
P-1 (A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (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 Robert Miles Corp/Part ___________ _
Title Owner Title _____________ _
Address 1833 Buena Vista Ave Address. ____________ _
Page 1 of2 Revised 07/10
'T
/ /
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 ProfiVTrust _________ _ Non Profrt/Trust ------------Title ___________ _ Tit I e "'
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?
D Yes &o If yes, please indicate person(s}: __________ _
NOTE: Attach additional sheets if necessary.
above information is true and correct to the best of my knowledge.
Signature of owner/date Signature of applicant/date
Robert T Miles
Print or type name of owner Print or type name of applicant
BHA, Inc (Dale J. Clark)
Print or type name of owner/applicant's agent
P-1 (A) Page 2 of2 Revised 07/10
----------------···-------.--------------------------------------
BENCHMARK
THE BENCHMARK FOR THIS SURVEY IS THE CITY OF CARLSBAD SURVEY CONTROL
POINT #122, AS SHOWN ON RECORD OF SURVEY 17271. A 2.5-INCH BRASS DISC
IN THE NORTHWESTERLY TOP OF CURB OF CARLSBAD VILLAGE DRIVE. 680-FEET
MORE OR LESS NORTHEASTERLY FROM PIO PICO ORNE.
ELEVATION = 127.190' NGVD 29
BASIS OF BEARINGS
THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CALIFORNIA COO RD I NA TE SYSTEM,
NAO 83 (CCSB3) [EPOCH 1991.35}. ZONE 6, AS DETERMINED LOCALLY BY A LINE
BETWEEN FIRST ORDER CONTROL STATIONS .122. AND .1;Jfl BEING A GRID BEARING OF
N45' 17'23"Yf. AS DERIVED FROM GEODETIC VALUES SHOWN ON RECORD OF SURVEY
17271 (CITY OF CARLSBAD SURVEY CONTROL), FILED ON FEBRUARY 08, 2002 AS
FILE NUMBER 2002-0112862 IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DIEGO COUNTY.
QUOTED BEARINGS FROM REFERENCE MAPS OR DEEDS MAY OR MAY NOT BE IN
TERMS OF SAID SYSTEM.
THE COMBINED SCALE FACTOR AT STATION "122• IS 0.999957690
GRID DISTANCE = GROUND DISTANCE MULTIPLIED BY THE COMBINED SCALE FACTOR.
122 = FOUND 2.5-INCH BRASS DISC STAMPED "CLSB-122 L.S.
17271.
N:2,005,450.968 E:6,22B,316.937 EPOCH 7991.35
6215: PER ROS
139 = FOUND 2.25-INCH CALTRANS BRASS DISC STAMPED "5-50.7 1989".
N:2,007,465.166 E:6,226,282.274 EPOCH 1991.35
LEGAL DESCRIPTION
PORTION OF LOT 30 OF PATTERSON'S ADDITION TO THE TOWN OF CARLSBAD, IN
THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO MAP THEREOF NO. 565, FILED IN THE OFFICE OF THE COUNTY
RECORDER OF SAN DIEGO COUNTY ON SEPTEMBER 22, 1888 AND A PORTION OF
SECTION 31, TOWNSHIP 11 SOUTH, RANGE 4 WEST, SAN BERNARDINO MERIDIAN.
REFERENCE QUITCLAIM DEED DOC/2012-0250570
APN: 156-220-02
SITE ADDRESS: 1833 BUENA VISTA WAY. CARLSBAD, CA 92008
EASEMENT NOTES
AN EASEMENT FOR THE PURPOSE SHOWN BELOW ANO RIGHTS INCIDENTM THERETO AS SET FORTH IN
A DOCUMENT.
SAN DIEGO GAS AND ELECTRIC COMPANY
PUBLIC UT/UT/ES, INGRESS, EGRESS
JNIUAHY 21. 1937 IN BOOK 617. PAGE 78 Of OFFICIAL RECORDS
GRANTED TO:.
PURPOSE:.
RECORDED:.
AFFECTS:. THE ROUTE THEREOF AFFECTS A PORTION OF SAIO LAND ANO IS MORE FULLY
DESCRIBED IN SAID DOCUMENT.
HYDROLOGY AND HYDRAULIC REPORT
SEE HYDROLOGY AND HYDRAULIC REPORT PREPARED BY BHA, INC. AND
DA TED: AUGUST 14, 2014
GEOTECHNICALREPORT
GEOSOILS, INC.
5741 PALMER WAY
CARLSBAD, CA. 92010
(760) 438-3155
SEE GEOTECHNICAL REPORT DA TED: MAY 14, 2014
LEGEND
EXISTING ELEVATION
PROP.
R/W
10'
EXIS.
AC BERM
PROP. CURB
& GUTTER
. ..-....
PROPOSED 5'
NON-CONTIGUOUS
SIDEWALK
2% -
30'
_._,,---·
60'
2d 20'
TENTATIVE~ MAP
FOR
--------------
CT 14-04/PUD 14-06
OWNER'S CERTIFICATE
WE HEREBY CERTIFY THAT WE ARE THE RECORD OWNERS OF THE
PROPERTY SHOWN ON THE TENTATIVE SUBDIVISION MAP AND THAT SAID
MAP SHOWS ALL OUR CONTIGUOUS OWNERSHIP IN WHICH WE HA VE ANY
DEED OR TRUST INTEREST. WE UNDERSTAND THAT OUR PROPERTY IS
CONSIOERED CONTIGUOUS EVEN IF IT IS SEPARATED BY ROADS,
STREETS, UTILITY EASEMENTS, OR RAILROAD RIGHTS-OF-WAY.
OWNER/DEVELOPER
JifffRluffffSVISTA WAY
CARLSBAD, CA 92008
ROBERT MILES SUBDIVISjrON, CARLSBAD, CA
JO'
------~3 -----------,.----------
PROJECT --------BOUND_ARY---------/
4 .. ---____ ... ----111 r"'""-----c-_ -_-__ -__ ::c--=--'"i _,.
2 /
KEY MAP
80' 40' o· 80' 160' 240'
10'
~~ iiiiiiiiiiiiiiiiiiiiiiiiiiiiii ~~ - ---
EXIST.
R/W
EXIST.
R/W
SCALE: 1" = 80'
JO'
VARIES
60'
JO'
14'
.. (fl)
16'
EXIST.
R/W
l
I
BIORETENTION
BASIN
PAD
PHONE: 760-889-1
ROBERT DATE
EN():INEER OF WORK CITY OF CARLSBAD
PLANNING COMMISSION
b~A,lnc.
Case Name, Milt:, 'is.I.for, \/;<;\-r,._
land. planning. cMI engineering. surveying Case No.: tT l'.\-o~ I 'Pu.D 1~-0L,.
KEY MAP LEGEND
SHEET INDEX
1 COi/ER SHEET
SHEET REFERENCE
PROJECT BOUNDARY
2 EXISTING CONDITIONS/DEMO PIAN
J TENTATIVE MAP DESIGN
4 REMEDIAL GRADING DETAILS
LOT 11
I 35• 25' CITY OF t------.C..::..-------1~--="'-----~ CARLSBAD
, ___ 17_.5_'_-",___17_._5' __ _, SAFETY= 1.5
I
5115; AVENIDA ENCINAS
SUITE "L" ' CARLSBAD, CA. 92008-4387
(760) 931-8700
RONALD L. HOLLOWAY
RCE 29271
PRO.[ECT DATA
NO. OF LOTS: 11
ZONINU
GENERAL PLAN DESIGNATION
LAND USE
COAST~L ZONE ~r:~wiA DISTRICT:
DWELUr,JG UNITS
~~~::Jr;o DENSITY
'
~:i~~/;L Q~~~~~iz & RE-COMPACT) CUT .
Fill
AREA THA rs UNDEI/ELOPABLE
AREA OF GRADING
VOLUMF: OF GRADING PER GRADED ACRE
TOTALiSITE RUNOFF: UNDETAINED:
' DETAINED:
MASTE.1 DRAINAGE BASl,"'-1: ,-' --
SET]!ACK DATA
FRONT,
SIDE ..
S111EEf SIDE
REAR
I ,, (FACTOR 01 PROPERTY
I ~mB :
1.~:-:::-:1::-:7-:=----:-=::='1-'-7--I ', 17'-25' I AVERAGE DAILY TRAFFIC
\tl2Vi10'11' ;,f]D1'AE3lP5;UB'ff.Lif.lCr---j PROP. EXISTlffG:
AC BERM _.-I PROPOSED:
2% j!_ _,,, INCREASE:
-6' WIDE MEANDERING PCC I
Exhibil No.: '' /;I -1-l ''
-/6-I)
DATE
10 RESIDENTIAL LOTS
I PRIVATE STREET/OPEN SPACE LOT
R-1-9500 (ONE-FAMILY RESIDENTIAL
9,500 S.F. MIN. LOT SIZE)
RLM (LOW-MEDIUM DENSITY 0-4 DU/AC)
RESIDENTIAL
NO
A (NW QUADRANT)
J.13 AC
10 D/U
9,500 S.F. MIN.
Dale: II I ,i \ Zoe,
3.21 DU/AC (10 DU/3.12 NET DEV AC=3.21 DU/AC)
5,456 CY
4,970 CY
4,970 CY
346 SF (0.01 ACRES)
2.80 AC
1.775 CY/AC
Q= 5.46CFS
Q= 3.59CFS
BASIN A; BUENA WSTA WA 'JERSH[D
MINIMUMS
20'
10% OF LOT 'MOTH
10'
(2 X SIDE YARD SETBACK)
10 ADT PER UNIT X 1 = 70 ADT (EXISTING HOUSE)
10 ADT PER NURSERY X 1 = 10 ADT
10 ADT PER UNIT X 10 = 100 ADT
80 ADT TOTAL MINUS EXISTING USES t1x 11 • 11 , SIDEWALK. SEE LANDSCAPE PUBLIC UTILITIES
PROP. 6" I PLANS FOR COLOR/TEXTURE WATEd SUPPLY CARLSBAD MUNICIPAL WATER DISTRICT-AVG. POTABLE WATER DEMAND: 55()0 GPO (55()GPD X 10)
2,: 2!! PCC u AND SHALL BE TO THE SEWER' CITY OF CARLSBAD: 10 £DU'S
.;>----z.:p9~~~~s C 'RB JJ I) ~1/J.5!:f;,.~TION OF THE CITY GAS & ELECTRIC S.D.G.&£. ,.-C_c.;~T.Z: ,., ~ 0 "u"'00"' TELEPHONE AT&T ~ Z:"' .,-. ~ 6' WIDE MEANDERING PCC 8" PUBLIC O ig;Af,JORM Flp'RE I CITY OF CARLSBAD
5' 11'-74'
, 12' EXIST. CURB\ 11' & GUTTER
' _]!!, -------,::r:_~.--
SA WCUT AND JOIN
EXISTING
::, 21 EXISTING 5'
EXISTING WIDE SIDEWALK
AC PVMT
EXISTING I-SIDEWALK. SEE LANDSCAPE WATER 8• PRIVATE_/-PRCJi'OSED 4• AC PVMT OLICE; CITY OF CARLSBAD
AC PVMT 6"PRl'J'. :~iN~~°!f. ~~L~i-i:ruRE SEWER OVER 4• AB (MINIMUM) ~~~°!ls ~1:S:i#N%!/'~i~JCHOOL DISTRICT
~i!f~Ls1/;;G ACBERM sA TISFACTION OF THE ct TY TYPICAL SECTION . I
PROPOSED 4• AC PVMT-ENGINEER. PRIVATBSTREETEASEMENT CON$TRAJNTSINFORMATION
PROPOSED ELEVATION
PROPOSEV 4" AC PVMT
01/ER 4• AB (MINIMUM)
01/ER 4• AB (MINIMUM}
TYPICAL SECTION
BUENA VISTA WAY
NOT TO SCALE I 346 St; (0.01 ACRES) OF THE SITE IS WITHIN All AREA WITH SLOPES EQUAL OR GREATER TO 40% AS
IDENtlf/ED ON THE SLOPE ANALYSIS/ CONSTRAINTS MAP. THE REST OF THE SITE (3.12 ACRES) HAS
BEEN QISTURBED AND IS DEFINED AS NOT UN-DEVELOPABLE LANDS PURSUANT TO SECTION 21.53.230
OF THE CARLSBAD MUNICIPAL COD£. I .... I ......
---36--
------(W) ------(W) --
-----(S) ----(S) --- -
----( G) ---(G) ----··· ···
--(E) (E) ----
-(T) (T) -
---55-------------------
-s s
-s -o-s -w w ----,@
----,@
y
i:::«l ....
y y
lB5' ---:_ __
<= <= <=
-1;--L;;---c
PROPOSED AC PVMT/BASE
PROPOSED ENHANCED PAVEMENT
SLOPE DIRECTION
FINISH GRADE CONTOUR
PROJECT BOUNDARY
RIGHT OF WAY LINE
EXISTING WATER LINE
EXISTING SEWER LINE
EXISTING GAS LINE
EXISTING OVERHEAD ELECTRIC LINE
EXISTING OVERHEAD TELEPHONE LINE
EXISTING CONTOUR MAJOR
EXISTING CONTOUR MINOR
PROP.
R/W
PROPOSED SEWER LINE
PROPOSED SEWER MANHOLE
PROPOSED WA TER LINE
PROPOSED SEWF:R LATERAL
PROPOSED WATER METER
PROPOSED 5'
NON-CONTIGUOUS
SIDEWALK
PROPOSED FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPOSED SLOPE EMBANKMENT (MAX 2: 1)
PROPOSED SETBACK AREA
PROPOSED BROW DITCH
PROPOSED CUT /FILL LINE
VARIES
10'
, TYPICAL SECTION
MCCAULEY LANE
NOT TO SCALE
VARIES
VA HIES'
PROP. CURB
& GUTTER
VARIES'
CUL DE SAC SECTION
MCCAULEY LANE
NOT TO SCALE
VARIES
5'
10'
EXIST.
R/W
NOT TO SCALE
2'
{
I 20'
I 16' 2'
18~~; tE. i:\>--r~_:n,;,~--~
2~%~~~2~~~:!_{·'i}""· -'--<·, l~grp~,.
/ :i: :'':'." PROP. 5•
PROP. 6' AC BERM
AC BERM PROPOSED 4' AC PVMT
OVER 4" AB (MINIMUM)
TYPICAL SECTION
PRIVATE DRIVEWAY
LOT5
NOT TO SCALE
APPROVED
THIS IS THE APPROVED TENTATIVE MAP /SITE
PLAN FOR PROJECT NO. PER CONDITION
NO. OF PLANNING COMMISSION RESOLUTION
NO. __
PLANNING DIVISION DATE ENGINEERING DIVISION DATE
VICINITY MAP
NO SCA1£
BUENA VISTA WAY
~ MCCAULEY ~ LN.
0
REV. DESCRIPTION DATE APPD
ABBREVIATIONS
AC
BC
BVC
BW
C&G
CL co
DC
EC
EG
EP
EVC
FFC
I I -
' -' j -
i -
i ' I -
FL . i -
FG . i -
GB
HP I I -
ASPHALT CONCRETE
BEGIN CURVE
BEGIN VERTICAL CURVE
BOTTOM OF WALL
CURB AND GUTTER
CENTERLINE
CLEANOUT
DEPRESSED CURB
END CURVE
EXISTING GROUND
EDGE OF PA 1/EMENT
END VERTICAL CURVE
FRONT FACE OF CURB
FLOWLINE
FINISHED GRADE
GRADE BREAK
HIGH POINT
bliAlnc.
land pla,nnlng. cMI engineering. surveying
5115 AVENIDA ENCINAS
SUITE "L''
CARLSBAD, CA. 92008-4387
(760) 931-8700
IE
LT
MH
NTS
PCC
PRC
RCP
RT
RW
ss
SD
SDRSD
SW
TC
TW
INVERT ELEVATION
LEFT
MANHOLE
NOT TO SCALE
POINT OF COMPOUND CURI/£
POINT OF REI/ERSE CURV/i
REINFORCED CONCRETE PIPE
RIGHT
RIGHT-OF-WAY
SANITARY SEWER
STORM DRAIN
SAN DIEGO AREA REGIONAL
STANDARD DRAWING
SIDEWALK
TOP OF CURB
TOP OF WALL
TENTATIVE MAP
ROBERT MILES
COVER SHEET
1833BUENA VISTA WAY
CARLSBAD, CA
w.o. 901-1289-400 SHEET _1_ OF~
CT 14-04/PUD 14-06
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1833 BUENA VISTA WAY
CARLSBAD, CA
W 0. 901-1289-400 SHEET 2 OF 4
CT 14-04/PUD 14-06
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ROBERT MILES
EXISTING CONDITIONS/
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1833 BUENA VISTA WAY
CARLSBAD, CA
W 0. 901-1289-400 SHEET 2 OF 4
CT 14-04/PUD 14-06
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SIDEWALK TRANSITION
DETAIL
TENTATIVE MAP
ROBERT MILES
PLAN SHEET
1833BUENA VISTA WAY
CARLSBAD, CA
W 0. 901-1289-400 SHEET 3 OF 4
CT 14-04/PUD 14-06
CT 14-04/PUD 14-06
Landscape Concept Plan
and Fire Protection Plan
PROJECT NAME SHEET TITLE
Robert Miles Subdivision
Landscape Concept Plan
Carlsbad, CA
5 3 3 3 M i s s i o n C e n t e r R d . s u i t e 3 9 0 s a n d i e g o c a 9 2 1 0 8 619 718 9660
l a n d s c a p e a r c h i t e c t u r e
E
DO
A
H
C IS S O A T
AW R
S
r l a 2 6 8 1
Maintenance Responsibility and
Water Conservation Plan
PROJECT NAME SHEET TITLE
Robert Miles Subdivision
Landscape Concept Plan
Carlsbad, CA
5 3 3 3 M i s s i o n C e n t e r R d . s u i t e 3 9 0 s a n d i e g o c a 9 2 1 0 8 619 718 9660
l a n d s c a p e a r c h i t e c t u r e
E
DO
A
H
C IS S O A T
AW R
S
r l a 2 6 8 1 WATER CONSERVATION NOTES
Recycled Water Use Plan
PROJECT NAME SHEET TITLE
Robert Miles Subdivision
Landscape Concept Plan
Carlsbad, CA
5 3 3 3 M i s s i o n C e n t e r R d . s u i t e 3 9 0 s a n d i e g o c a 9 2 1 0 8 619 718 9660
l a n d s c a p e a r c h i t e c t u r e
E
DO
A
H
C IS S O A T
AW R
S
r l a 2 6 8 1
CT 14-04/PUD 14-06
CT 14-04/PUD 14-06
CT 14-04/PUD 14-06
Landscape Concept Planand Fire Protection Plan
PROJECT NAME SHEET TITLE
Robert Miles Subdivision
Landscape Concept PlanCarlsbad, CA
5 3 3 3 M i s s i o n C e n t e r R d . s u i t e 3 9 0 s a n d i e g o c a 9 2 1 0 8 619 718 9660
l a n d s c a p e a r c h i t e c t u r e
E
DO
A
H
CISSOA T
AW R
S
r l a 2 6 8 1
Maintenance Responsibility andWater Conservation Plan
PROJECT NAME SHEET TITLE
Robert Miles Subdivision
Landscape Concept PlanCarlsbad, CA
5 3 3 3 M i s s i o n C e n t e r R d . s u i t e 3 9 0 s a n d i e g o c a 9 2 1 0 8 619 718 9660
l a n d s c a p e a r c h i t e c t u r e
E
DO
A
H
CISSOA T
AW R
S
r l a 2 6 8 1 WATER CONSERVATION NOTES
Recycled Water Use Plan
PROJECT NAME SHEET TITLE
Robert Miles Subdivision
Landscape Concept PlanCarlsbad, CA
5 3 3 3 M i s s i o n C e n t e r R d . s u i t e 3 9 0 s a n d i e g o c a 9 2 1 0 8 619 718 9660
l a n d s c a p e a r c h i t e c t u r e
E
DO
A
H
CISSOA T
AW R
S
r l a 2 6 8 1