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HomeMy WebLinkAbout2016-04-20; Planning Commission; ; CDP 15-26 - 4390 YUKI LANEThe City of CARLSBAD Planning Division A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. P.C. AGENDA OF: April20, 2016 Application complete date: September 30, 2015 ·Project Planner: Greg Fisher SUBJECT: Project Engineer: David Rick COP 15-26-4390 YUKI LANE-Request for approval of a Coastal Development Permit to allow for the construction of a 3,504 square foot single family residence with attached three-car garage within the Mello II Segment of the city's Coastal Zone located at 4390 Yuki Lane within Local Facilities Management Zone 1. The project site is not within the appealable area of the California Coastal Commission. 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 15303(a), construction of a single family residence, of the state CEQA Guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7156 APPROVING Coastal Development Permit CDP 15-26, based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The 0.359 acre {15,663 square feet) project site is a previously subdivided and graded infill parcel located along the east side of Yuki Lane, south of Hillside Drive as shown on the attached location map. Existing frontage improvements include curb, gutter and sidewalk. The topography of the site is generally level with a steep upslope along the northern property line. No agricultural activities, sensitive resources, geological instability, flood hazards or coastal access opportunities exist onsite. Table "A" below includes the General Plan Land Use designations, zoning and current land uses of the project site and surrounding properties. TABLE A I Location --------r- Current Land Use Genera! Plan Designation 1 Zoning Site R-4 (Residential) . ---·-~-1-10,000 Vacant North R-4 (Residential) R-1-10,000 Single Family ·-· South R-4 (Residential) R-1-10,000 Vacant East R-4 (Residential) R-1-7,500 Single Family West R-4 (Residential) R-1-10,000 Single Family Proposed Residential Construction: The project involves the construction of a new 3,504 square foot single-family residence with attached three-car garage on a previously graded lot. The two-story single- family residential structure is proposing a "Mediterranean" style of architecture with a barrel tile roof. CDP 15-26-4390 YUKI LANE April 20, 2016 Page 2 Exterior building materials consist primarily of stucco with a sahd finish. The 4 bedroom, 4 bath single- family home also includes a 135 square foot second floor deck. Proposed Grading: Estimated grading quantities include 75 cubic yards (CY) of cut with '75 CY of export. A minor grading permit will be required for this project. Ill. ANALYSIS The project is subject to the following regulations and requirements: A. R-4 Residential General Plan Land Use Designation; B. One-Family Residential (R-1-10,000) Zone (CMC Chapter 21.10); C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC 21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203); D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) -Airport Influence Review Area 2; E. lnclusionary Housing Ordinance (CMC Chapter 21.85); and F. Growth Management (CMC Chapter 21.90). 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 Land Use Designation The project site has a General Plan Land Use designation of R-4, Residential. The R-4 Land Use designation allows for the development of single-family residences 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's density was previously evaluated with the subdivision (MS 05-02/CDP 05-03/HDP 15-01) and is within the R-4 density range of 0-4 du/ac. This project consists of the subsequent development of a single family home on one of the three lots created by MS 05-02 and is therefore consistent with the General Plan Land Use Designation. B. One-Family Residential Zone with minimum 10,000 square foot lot size (R-1-10,000} The project is required to comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the One-Family Residential (R-1-10,000) zone. The proposed project meets or exceeds all applicable requirements of the R-1-10,000 zone as shown in Table "B" below. TABLE B-R-1-10,000 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED PROPOSED COMPLY Front Yard Setback 20ft. minimum 93ft. Yes Side Yard Setback 7.6 ft. minimum 8.3 ft. Yes -Rear Yard Setback 15ft. minimum 16.6 ft. Yes Max Building Height 30 feet with 3:12 roof pitch 24'-6" w/ 3.5:12 roof pitch Yes Lot Coverage 40% maximum 16% Yes Parking Two-car garage (20' x 20') >20' x 20' Tandem three-car garage Yes CDP 15-26-4390 YUKI LANE April 20, 2016 Page 3 C. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) The project site is located within the Mello II Segment of the Local Coastal Program and is not within the appeals jurisdiction. The site is also located within and subject to the Coastal Resource Protection Overlay Zone. The project's compliance with each of these programs and ordinances is discussed below: 1. Mello II Segment of the Certified Local Coastal Program and all applicable policies. The project is .located in the Mello II Local Coastal Program Segment. The subjectsite has an LCP Land Use Plan designation of Residential Low Medium (RLM), which allows for a density of 0 to 4 du/acre and 3.2 du/acre at the Growth Management Control Point (GMCP). The project density was previously evaluated with the subdivision (MS 05-02/CDP 05-03/CDP 15-01) and is within the RLM density range of 0-4 du/ac as discussed in Section "A" above. Therefore the project is consistent with the Mello II Segment of the LCP. The project consists of the construction of a new 3,504 square foot single-family residence with an attached three-car garage in an area designated for single-family residential development. The proposed two-story residence is compatible with the surrounding development of one and two-story single-family residential structures. Additionally, given the projects distance from the coastline, the two-story residence will not obstruct views of the coastline as seen from public lands or public right-of- way nor otherwise damage the visual beauty of the coastal zone. Furthermore, no agricultural uses exist on the previously graded site, nor are there any sensitive resources located on the site. The proposed single-family residence is not located in an area of known geologic instability or flood hazard; and given that the site does not have any frontage along the coastline, no public opportunities for coastal shoreline access or water-oriented recreational activities are available. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Carlsbad BMP Design Manual and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run-off, pollutants and soil erosion. No undevelopable steep slopes or native vegetation is located on the subject property and the previously graded site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods, or liquefaction. D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) -Airport Influence Review Area 2 The proposed project falls within the boundaries of the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) -Airport Influence Review Area 2. The ALUCP was adopted on March 4, 2010 and all projects within its boundary are required to be reviewed for consistency with its goals and policies. In accordance with the ALUCP, the proposed residential project has been appropriately conditioned to record an overflight notification on the site as it is located within the Airport Overflight Notification Area. CDP 15-26-4390 YUKI LANE April 20, 2016 Page 4 E. lnclusionary Housing Ordinance (CMC Chapter 21.85} For any residential development of less than seven (7) units, the inclusionary housing requirements may be satisfied through the payment of an inclusionary housing in-lieu fee. The project's obligation to pay an inclusionary housing in-lieu fee was previously fulfilled with the approval of Final Map (PM 05-02). Therefore, the project, to construct one (1) single-family residential dwelling unit, is consistent with the lnclusionary Housing Ordinance. F. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table "C" below. TABLE C-GROWTH MANAGEMENT COMPLIANCE - STANDARD IMPACTS COMPLIANCE City Administration 3.48 sq. ft. Yes ~-Library 1.85 sq. ft. Yes Waste Water Treatment 1 EDU Yes Parks .0069 acre Yes Drainage 0.9 CFS/Basin B Yes Circulation 10ADT Yes Fire Station No. 1 Yes Open Space N/A N/A Schools Carlsbad (E=.35/M=.1036/HS = .0959) Yes Sewer Collection System 1 EDU Yes Water 550 GPD Yes IV. 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. A Notice of Exemption will be filed by the City Planner upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7156 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits "A -I" dated April 20, 2016 SITE MAP • N NOT TO SCALE 4390 YUKI LANE COP 15-26 DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applicaiions 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. N()te:-_ _____ -•. -_____ .-. __ }'< .-:.:, > _,,-._. _ .:-;,:•'•_ __--__ --·-·--_,-___ -__ ---•••'· .__ , _ _ : , _------·-• : :; ·:::>:--:,,••-. _----.,_--_··-•-, ______ • ,, >;;,: :: P~rs,o11 is· defin$d:<3_s "},\ny !ndiyigual; fill!li _co~pariliership.Jgint;yenture;' ~s§ociatiof1; social cl~b;· fr13.te~flC\I orga.nization, cb~orcUioil; estate~. trust; reyeiv~r. syndicate.nn this and-any other ·coi.mty, city' and. county;:: city municipality;· distri~t pr other political subdivision ol' any othergtoup or combination_ ac:ting as a unit .. ~:, _A~ents': rnay~i~rithis,·ddcum~rlt;.:'h<Swe~er;•the •. l~gal:_--n~rri:e·:and-··entrry.of--th~:apptidant---and'•·proP_e.rtY•-·ow,~~f m~st be prqyideci below; · ---· · · · · · · · · · · 1. 2. P-1(A) 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 SHAIRES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporat13 officers. (A separate page may be attached if necessary.) A Person .b4J l_ \,IJ ..... \ tq {A1f· Corp/Pa ~ "lq_c,Qlc_1~~\1;J"Wv \ Title W_,Pf=H~;t \ ......._/ N(<:N\.~ Address GT2fl. ~VB ~ l . Kz SS. L;l'lcvth (A · ~:r&cu~ cc--uJ'""Jr -' 4<-oLY OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest ih 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 namE:ls, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp Part I ~o o~c. '?7e <(_("'-20tL{ L4 u1 Title Title cu +-"'-1.. / \t ~~----------~------------ Address Address !lO(o 1-f\cA 8L "l:t' ZSS EV~.C., ..... J-.) Q4 ~'La LL.-t } Page 1 of 2 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 Profit/Trust Non Profit/Trust. __________ _ 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? D Yes ~ If yes, please indicate person(s):. ____________ _ NOTE: Attach additional sheets if necessary. 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 P·1(A} Page 2 of 2 Revised 07/10 ..... -·· Note Projilcis Which disturb tess tha-n one acre of SOil shill nlanage storin water drainagedurlngconstruclionbyoneofthefollowing; A. ReteniionbEISins. B. Where storm water iswnveyed to a public drainage system, water shalt be filtered by use of a barrier system, wattle or other approved method. CGC 4.106.2. ___ _ ,Note. _ .. ___ $it8gradinQ-Ord~;in-ageSYstelnwHi manage elf surfaCe weter Hews to keep water from entering buildings (swates, water colleCtion, French drains, etc.). CGC 4.106.3. NorG: o~~lie.::> 0Uf?~-tt'rf?>.l...~eQ"""OO l"t!<-~T7U1~-::o -Nor-t:S: tz..lm,.ttJII-lc, \XI~l-L lb f'l:..<:Zi WA 6~.&rz;.,.D.I'-l'-•' -f!,!w.ti"" Note priortofinalinspectionlhelloensedcontraclor,arch!tact orenglneerinresponslblechargeoftheoverallcanatructionmustprovidetothe bUildlngdepartmentofficialwrtttenverificatlonthatallapplrcableprovisions from the Green Building Standards Code have been implemented as part of the 'construction. CGC102.3.Couldnotlocatathl9note. Note for new reslde-~tlal ~onstructlan where landscape lrrlgatlonwat9risplannedawaterbudgetshallbedevelopedthatconformsto lo0<1llandscape ordinance or the California Department of Water Resources Model Water Efficient Landscape Ordinance (MWELO), which ever is more stringent. 1-lat-t;S ~ -"A.Oi"lr' ao~e: .t..w..,..l \'"lU!Iot •,,,:t~J.ct'~..-1!<-"', H1ll-·t.·'~ UJ ltl-llf-' to', (l"'""''e>eH;Jt-0\.9:) 19\!J;,,.:QUG 6QJI>Jfil'tt~~ cu, t'\l.L. J!t-?""1" IMfO~­ '\'.i;Mt;;Olli)... /!> (t1!::t9 N/k 1S W· ~to .. N!~ N/• ,/ / L±:t!·!.-· / { ~-.ALL FUTURE FENCING SH.ALL. COMPLY WITH CON DillON 18 OF THE CllY OF CARLSBAD'S APP!<OVJ'>L LETTET< FOR CDP 05-03/HDP 05-0t ,!"',; ~ ~: ______,_ ""--t== __L-// "" s_ ""1~'"''"""'7 ._ ' -· F , .... _, /) .. 'u-' '' ;, -.-•• ~-____o:J ----------~ .;1{-/ I ~ ~-::'El"CL"1-'C..!if...'"W VICINITY MAP l Em.!!ElliQ ~ 9:3i-O' FRONTYAI2D INTERIOR SIDEO YARI7 """" 813 .2XSIDEYARD ~QMT. "16.26' 8'-4" (sc;~ 15'-0' (NORTI--i) {"INTERIOR SIDE y,A.RD M.A.Y BE= 10% OF' LOTWIPll-1) AVEI<:AGE LOT WIDTH"' 81.37 X .10 = 8.13' IMPERVIOUS AREAS. HOUSE/ROOF: 2574 S.F. PAVING (PORTION OF DRIVE. PA1l0S): 4657 PERVIOUS PAVINGIPG AT TOP/BOITOM OF DrllVE (SEE LANDSCAPE PJ....,<\N) ,PROJECT DAIT'A ADDRESS: 4390 YUKI LANE? LAND USE DESIGNATION: RLM PROPOSED USE: SINGLE FAHIL Y I<RESDENCE LOT AREA: 15,663 S.F BUILDING AREA: Gahog<> Livmg,.,..,_.,a SECOND FLOOR Uvinghea DeckAreo LMngArea SITE PLAN '""e "'-"' .3504 S.F. iOTAL PROPOSED FLOOR AREA· 4.210 SF. (lndud1ng 706 5.<". G<J~age) LOT COVERAGE ALLOWED· 4-C% (6265 s.f.) J'CTUAL: 16% (.2574 sf.) LANDSCAPED AREA OF LOT: 46.9% (SEE LA'-JDSCAPE PLANS) OCCUPANCY CLASS: R3 I U CONSTRUCTION TYPE:: VB PARKING REQUIREMENT. 1WO CAR G.ARAGE. PROVlDED. 2 CAR GA~E CODES IN EFFECT 208 CBC. CRC. CPC, CMC, CFC, NEC, C.AC TITLE .24 PERMIT.S REQUIRED. BUILDiNG, COASTAL DEVELOPMENT . (NO ROW WORK PROPOSED) PARKING REQUI~MENT: 1\NO CAR G.ARAGE. PRO'vlDED: 2 GAR G.ARA.GE SCOPE OF WORK: CONSTI<UCT A DETPCHED TVVO STORY SINGLE FAMILY RESIDENCI'O WITH ATT.ACHEOD .3 SP.ACE GARAGE APN· 207-360-5!1-00 LEGAL; Lot 1. P<Jrcel M<l» 211~~ DRAWING INDEX 1 I ·n-nx~f'M-{;;.~ e·IT1Zl-4rl(~.os:r~>- />..SI'l·'LI t>.IZC.UlW::::r,.i\.<tt, 'Sf<'Cif'"ll'bT!CN~, c.p..:'~?CtJ~?." A! I f1t0f R.-a::r.-, ~~*-.' 1-'\t>.l I Fi\2.'7it='l-CO~l"it;!'c.i{;fU.C...'l~4~_;- J.d ... I y,?,: . .t:>.~·; :-:-~...({'7;.<.;"'~.' M_ ~z.. ,I t:Jer.£i.D ~ ,\'O I '~+e.! w;" I ItA- p)-I !PX(!e-'\::-\Of-, ~wt>---r \o~J...--.::;:o l C. 1· t,..H-1~~ t.a.JG87! \~ /:>.":;JI t:rf:t"'r'J2tn:..~'-E\C.i;t";r:~,J·:;,1 ~,-tc,l...\.-:'7 51>tP I f0'1l [£i}..')S\ "b.'~~'f' flJ•N •'\;_;::5?.,:.> ~ALL INFO"<MATION REGARDING 7HE CREATION OF Tf--<15 PRO..IECTS SXISTI'-JG I ·;~·~--:;;-r<~~:\~ ~~~J~ ~~~~:~~~~~~~;;~c;~~~Ac;_oNRGURATION. SEE CARLSBAD MiNOR ~~.~,:::,.,::_t---'6"-11,'C\F:_f>c_!-'_'_f.;Ji..:_>\,-e.-\-OT'-==-.-,'. bi'f-,--,-Vc-?~---Jf-~+-~~~~~-~~~~~---J @ ~I '"'" f\p'g \'\,_ \0\ OWNER. P.ACIFIC BEr'\CH 2014, LTD c/o SAN DIEGUITO DEVELOPMENT 1106 SECOND STT<EET PMB 255 E_NCINrTAS, CA. 92024 760/635-7633 f ... r--((): (,) (!')~; ~ R~ -m., s· :E 8 "'i ~ ~ .. m:~ ca ol{) D:: :9 ~ ~ c ' .5 !lll ~ ..J ~ g -OJ~~ .!!! h~ s::::: ..0 ~ ca f<'lm 0 c li).,@ w lj z w D U)l'l ws [llul w ~ ~ z ~ ~ <( f ~~ _} <(~\.l lL-. Q llj~~ ::J l') 0 <l) >-;;':~~ ll1-.u '"DATE~ '"1REVIS!UI'<<=o &~ &~ &-·,\1\•.:-l<'?_ ~~ .~~~:~, ~ ~~- ,. ,j.\,110 4h £ £-., ~\ZCOI"<:\ ~f'a..!.W~r1 I .O...c... to1~o" 41-1' to1-q11 l '~'N l ' .B~T FLOOR PLAN -?lie: fit' '::>\(~. l!q,. -~OrE~ CM O!!Te<Wi:t? c -;.,r. -~~~ }>,., !<1>-tzw~.~~~-"T'f Cj'/,l4~ 1/J)L~'' 1111-'/-1/l k-+ .::t ~ ® .~ =~ ~i &f>\'~b.<ffi.. ~SOI-l s" 'bffi\l(1:;lV\_ 2._ ?-:JIR'-f.)l,;,'l & 6,i..A,'!'{4\ ------+-- & @ PLAN NOTES !JYP.l t ;.""' "' -~ •t -I .. 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[ -il 0 ~~D 1 z co lliD 0 Ill D J ~ ? •. liD [] ~ YUKI LANE RESIDENCE Daniel Linn architect ©fi, SINGLE FAMILY DWELLING 5732 bellevue avenue lajollo co 92037 4390 YUKI LANE 858 A.59--8108 fax 858 459-8718 CARLSBAD, CALIFORNIA 9ll~v %6' Xl:l.t OOL'6""'6EV ese LEOr:.6 ~ onof or arlli&M anMIIaq L.ELE vtN<=~O:::lnV'::> ·avgsi<=~V'::> 3Nv'1 l>in.J... 06<C17 9NI"Tl3/Y\O ).:liWVd 3"19NIS 3:::)N30IS3C! 3N'VI l~n.A "" " ~ t ul ~ . .b ' J J ~ "' "-- $'. 11l~,o1 ~ ,)_ r' I" \' PLA.NT MATERIAL LEGEND ~;,:~~:lbTOTAtj l'>FT!'illi](5TOTAU l'>fTBTii ~~ CUPI'tf55U55EMPI:R.VIREN5 CLUMFI~G GIANTBA~·BOO 15 G>'.L MEOIUM ,, fORMAL SHEERED HEDGES: n 0 Q 0 i I .. ~ '\ • @ @ ., • TALL~ MWIUM HIGH SHRUB MASSING: Ai:ONIUMVOODOOGIANT ARTifiCIAl-TURf-'BI:RMIJDAAf'FEARANCE',\\IITHCO"'CRI:HR.EINFOKCir.tGBA5EfOR VEMICULARACCE55 ARt"iTIDAf'URf'UREA'FURFUR.EA' SEE SLOPE PLANTING LEGEND (LOCATED TO THE RJGHT) '~ cow '~ LOW ~ ww ww ww ww 'f~~~~~ ~~~:~ TAlL~ MEDIUM HIGH SMRUEI MASSING AG,VA/Wf;,]CANA MAAGN~TA VARJfGATE!lCfNTU~YF'LA'If 5 GAL og~;g~;~~~:;~ce :g t·".'""'"'."''' ............. . ,Ji. • • SITE ITEM CALL OUTS' ITI'MNUMBERS: <D EXISTING SLOPE PLANTING TO REMAIN, ADJUST PLANTING AT />$£A Of RECONSTRUCTION, NEW IRRIGATION SYSTEM ON SLOPE WOOD FER.GOlA STRUCTURE W1Tl1 LIGHTING ® ALTERNATE DECORATIVE PERVIOUS CONCRETE PAVERS @ COLORED CONCRETE PERVIOUS PAVING DRIVEWAY @ HYOR.OLOGIC PERMEABLE FAVERS OR PERVIOUS CONCREll:: @ STONE SET ON SAND OR SOUP UNIT PAVERS @ DECOMPOSED GRANITE PATH OR FATIO SFACE 0 D.G. TREE Wfl.l., DG TO BE I .5' BELOW PAVING @) C.M.U. RETAINING WALL WITH STUCCO FINISH ® 12" HIGH RAISED DECORATIVE PLANTER WALL WITH TILE CAP @ WALL fOUNTAIN WATER FEATURE (!) RAISED WATER FEATURE ([') FROFOSED SLOPE PlANTING FE~ SECTION 7-SLOPE PER THE RE-VEGETATION I E~OSION CONTROL REQUIREMENTS (!]) 15 FT MINIMUM SIGHT DISTANCE FROM ENTR.Y DRIVE TO TREE TRUNK (j]l OFF SITE TEMP SLOPE FLANTING WITH CEANOTHU5 AND ROTATOR HEADS ON RJ5ERS AND BROWNLINE FIFE FRO EROSION CONTROL. TO ACiiiEVE I 00% COVERAGE (@J BID SWAt£ APPROXIMATE LOCATION, FINAL 13Y ENG -150 Sf OF BASIN WITH 2 FT Of 2: I SIDE SLOPES Yuk1 Lane Spec House YUKI LANE CARLSBAD, CALIFORNIA. CONGEPTUAL•••LANDSCAFE PLAN LOT 3 (OFF SITE MANUFACTURED SLOPE) 100% OF THE SLOPE AREA PLANTED WITH CEANOTHUS HEARSTIORUM