HomeMy WebLinkAbout2016-06-01; Planning Commission; ; CDP 15-52 - SCHMALTZ RESIDENCEThe City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
Item No.
P.C. AGENDA OF: June 1, 2016
Application complete date: April 25, 2016
Project Planner: Greg Fisher
Project Engineer: Kyrenne Chua
SUBJECT: COP 15-52-SCHMALTZ RESIDENCE-Request for approval of a Coastal Development
Permit to allow for the construction of a 2,929 square foot single family residence with
attached two-car garage on a 0.11 acre lot located at 6468 Franciscan Road within the
Mello II Segment of the city's Coastal Zone and within Local Facilities Management Zone
22. The project site is 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. 7172 APPROVING Coastal
Development Permit COP 15-52, based upon the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The 0.11 acre (4,911 square feet) project site is a previously subdivided and graded
infill parcel located along the east side of Franciscan Road, south of Island Way within the La Costa Downs
Specific Plan area as shown on the attached location map. Existing frontage improvements include curb,
gutter and sidewalk. The topography of the site is relatively level. 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. The property is surrounded by single family residences.
TABLE A
location General Plan Designation Zoning Current land Use
Site R-8 (Residential) R-1-10,000 Vacant
North R-8 (Residential) R-1-10,000 Single Family -·
South R-8 (Residential) R-1-10,000 Single Family
East TC (Transportation Corridor) T-C Railroad Tracks
West R-8 (Residential) R-1-10,000 Single Family
Proposed Residential Construction: The project involves the construction of a new two-story, 2,929
square foot single-family residence with attached two-car garage which fronts and is accessed off of
Franciscan Road. The proposed residence with "Mediterranean" architecture style features a reddish
brown tile roof and stucco walls with dove white finish. The 4 bedroom, 4 1/2 bath single-family home
also includes three second floor balconies/decks with decorative dark wrought iron simulated railings.
COP 15-52-SCHMALTZ RESIDENCE
June 1, 2016
Page 2
Review of La Costa Downs Specific Plan: In the 1920's, the La Costa Downs Subdivision was subdivided
into narrow streets and parcels that are now considered substandard to today's City standards. The La
Costa Downs Specific Plan (SP 201) was adopted on April 3, 1991, to provide a comprehensive set of
standards and guidelines for development of these lots. SP 201 includes residential development
standards that reflect typical R-1 standards. In some cases the development standards are more
restrictive than those of the standard R-1 zone. The applicant has satisfied all of the SP 201 requirements
applicable to this project as discussed in the Analysis Section below.
Proposed Grading: The project based upon a review of the proposed grading quantities will require a
minor grading permit.
Ill. ANALYSIS
The project is subject to the following regulations and requirements:
A. R-8 Residential General Plan Land Use Designation;
B. La Costa Downs Specific Plan (SP 201) and One-Family Residential (R-1-10,000) Zone {CMC
Chapter 21.10);
C. Coastal Development Regulations for the Mello I! 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-8, Residential. The R-8 Land Use designation
allows for the development of single-family residences at a density range of 4 to 8 dwelling units per acre
(du/ac) with a Growth Management Control Point (GMCP) of 6 du/ac. At the R-8 GMCP, .66 dwelling units
would be permitted on this 0.11 acre (net developable) property. However, One Single-family dwelling
unit is guaranteed pursuant to the following General Plan provision: "Notwithstanding the density
provisions and intent of each residential land use designation, a one-family dwelling shall be permitted
on any legal lot that existed as of October 28, 2004." The subject lot was legally created prior to October
28, 2004; therefore development of a one-family dwelling is consistent with the R-8 General Plan Land
Use designation.
B. La Costa Downs Specific Plan (SP 201) and One-Family Residential (R-1-10,000) Zone
The project is required to comply with all applicable regulations and development standards of the La
Costa Downs srecific Plan and One-Family Residential Zone. The proposed project meets or exceeds all
applicable requirements of SP 201 and the R-1-10,000 Zone as shown in Table "B" below.
CDP 15-52-SCHMALTZ RESIDENCE
June 1, 2016
Page 3
TABLE 8 -LA COSTA DOWNS AND R-1-10,000 DEVELOPMENT STANDARDS
STANDARD REQUIRED PROPOSED
Front Yard Setback 20 feet minimum 21 feet
Side Yard Setback 6 feet minimum 7 feet
Rear Yard Setback 15 feet minimum 15 feet
Max Building Height 25 feet with minimum 3:12 24'-5" w/ 4:12 roof pitch
roof pitch
Lot Coverage 40% maximum 40%
Parking Two-car garage Two-car garage
La Costa Downs Specific Plan Design Standards
COMPLY
Yes
Yes
Yes
Yes
Yes
Yes
The La Costa Downs Specific Plan has a number of design standards to create a visually interesting and
diverse neighborhood. The applicant has satisfied the standards through the use of interesting fac;:ade
treatments including the use of wood and wrought iron in ornate railings; attractive wood overhangs to
accent and diversity the textured stucco walls; dark rich colors of trim, railings, window frames and roof
tile contrast the earth tones used on the walls and fascia; attractive borel tile is used on both the first and
second floor roofs in a diversified design that presents gable, hip and shed style roofs and multiple ridge
lines and heights; contrast and interest is facilitated by many insets and articulations and by several
variations in horizontal planes and at least one variation in the vertical plane of every elevation.
C. Conformance with the Coastal Development Regulations for the Mello II SegmEmt 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 iis 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 LCP Land Use Plan designates the subject site for RM (Residential Medium) density development. The
property is zoned R-1"10,000, but has special zoning provided by Specific Plan 201 in that each existing
legal lot can be developed with a single family unit and the project therefore is consistent with the zoning.
The proposed residence will be located on the east side of Franciscan Road. The two-story residence is
consistent with the surrounding development of two story structures within the La Costa Downs
subdivision.
The project consists of the construction of a new 2,929 square foot single-family residence with an
attached two-car garage in an area designated for single-family residential development. The proposed
two-story residence is compatible with the surrounding development of two-story single-family
residential structures. Additionally, 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
CDP 15-52-SCHMALTZ RESIDENCE
June 1, 2016
Page 4
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 ofthe 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. The project based upon a review of the proposed grading quantities will require a minor
grading permit.
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.
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 proposal to construct one (1)
single-family residential dwelling unit has been conditioned to pay the applicable housing in-lieu fee prior
to the issuance of a building permit.
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 ·-
CDP 15-52-SCHMALTZ RESIDENCE
June 1, 2016
Page 5
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.
ATIACHMENTS:
1. Planning Commission Resolution No. 7172
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits "A -F" dated June 1, 2016
SITE MAP
NOT TO SCALE
Schmaltz Residence
COP 15-52
\
L
Cicyof
Carlsbad,
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 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 defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this 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 corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page way be attached if necessary.)
;J0.5 ~f~ 'fY\ · Sc.-h..fY"\4 t-r...z Person !A=NNez \[• Se-kM.o, l:t:z Corp/Part. ____________ _
Title 0 vJ f\e.Y5 -"'-vt5 BA-r0..0 -w> l~<:.Title ----------------<0-2> 4.-C!tt ~~().(..A. D k" I c. I }(' Address Efi' .... K' ', G '•:? @\;;cf\ Q;Gc Address ____________ _
ot :J-o ll
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 (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
.:JD;:. R:...f"' ,{\(\ s~~ b-r -:r
Person frtJ rv e.. v 6 c.J-.... ~ t r::z_ Corp/Part. ___________ _
Title (1 vJ A.&-x -.... ~S. &:!:v0.0 -W i..(:c. Title. ____________ _
" Addressh.?Cf4' f-1L.a-..xOV"-~y ' <-t ~Address ------------------
c A-v\5 b~ C-'\_ "J-vl L -----------------
Page 1 of2 Revised 07/10
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
· Non Profit/Trust Non Profit/Trust. _________ _
Title ___________ _ Title ______________ _
Address _________ _ Address ____________ _
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
D Yes I:2J No · If yes, please indicate person(s):---'------,---·-----
NOTE: Attach additional sheets if necessary.
I ~a~th~ation is true and co'Zf~ ~ledge. 6f~cr S:P~~ ft!'-rvt u ~-c__;h-
signature of owner/date Signature of applicant/date 0
:)0$ -e.-{''-\ ~ k""T\ .N .:) ~ [ +-z_
f\iYrV'X \/., Sc~lf-:2-
Print or type name of owner
:to se./fu (Y\ -S c.h(V\Cc l +z
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 of2 Revised 07/10
DEVELOPMENT SUMMARY
IO[JWNER-BUILDER
113,436 SF" T'olll STORY SINGLE F AHIL Y DWELLING
•1,964 SF FIRST FLR I F"DDTPRINT
-t,472 SF" SECOND F"LR
•484 SF" GARAGE
11505 SF CDNC, DRIVEWAY
•TOTAL HABITABLE F"LDDR SPACE = 2,929 SF"
~DT SIZE ~ 4,911 SF" ~DT COVERAGE = 40.0X ~ANDSCAPED • 40X
-rALLEST HEIGHT = 24'5' I MAX. HGT. = 25'
.PARKING SPACES • 2 REQUIRED I 4 PROVIDED ~D EXISTING DR PROPOSED RETAINING WALLS ~D GRADING -NO IMPORTED SOIL
~ASEMENTS DEDICATED TO CITY PER REC. NBR. 1995-00107881RDAD & 1995-00147011PUBUC UTILITY
SUMMARY TABLE
I-EXISTING LAND USE • VACANT 2-ADT=B
3-SE\o/ER & WATER •CITY OF" CARLSBAD,
CARLSBAD UNIFIED SCHOOL DISTRICT
4-SSOGPD PROPOSED WATER DEMAND
lEDU SE\o/ER GENERA TIDN RESULTING F"RDM PROJECT
5-0.9CFS PROPOSED DRAJNAGE DISCHARGE
MASTER DRAJNAGE BASIN = BASIN B
6-GENERAL LAND USE DE SIGNA TIDN ~ R-8
LEGAL DESCRIPTION
LOT 4, BLOCK 22, LA COSTA DD\o'NS UNIT ND. 1,
HAP ND. 2013
ZONING R-1-10,000
NOTICE OF CODES
THIS PROJECT SHALL CDHPL Y WI THE 2013
CALIFORNIA RESIDENTIAL CODE WHICH ADOPTS
THE 2012 IRC, 2012 UMC, 2012 UPC, 2011 NEC.
AND THE 2013 GREEN BUILDING CODE.
ENERGY CONSERVATION
COMPLIANCE \llTH THE DOCUMENTATION REQUIREMENTS Dr THE 2013 ENERGY
EFFICIENCY STANDARDS IS NECESSARY F"DR
THIS PROJECT. REGISTERED, SIGNED AND
DATED CDP!ES Dr THE APPROPRIATE CF!R,
CF"2R AND CF3R F"ORMS SHALL BE MADE
AVAJLABLE AT NECESSARY INTERVALS F"DR
BUILDING INSPECTOR REVlEW. FINAL COMPLETED FORMS \llLL BE AVAILABLE
FOR THE BUILDING 0\o'NER.
VICINITY
?'A-n?!465 ~015
6471 214-022~017
6477
22-025
a
i
6462
214-023-03
6474
214-023-05
PAGES
1.. COVER SHEET /SITE PLAN
2. FLOOR PLAN
3. ELEVATIONS
4. ROOF PLAN
Ll. LANDSCAPE PLAN
L2. LANDSCAPE PLAN
CDP
~E~J..~ ~Dt~LK,.._
O'w'NERS-
REVISIONS
SCALE: 1"=10'
~
1
Joseph II. Anne SchMol tz
6349 Alexondrl Circle
Corlsbod CA 92011
TEL• 760-524-6186
SITE
6468 Fronciscon Rood
A.P.N. 214-023-04
DESIGNER Steven Lutzke
76D-468-3333
steve.lutzke@yo.hoo.coM
3301 La. Costa. Ave Co.rlsbo.d CA 92009
SITE PLAN 1 of4
z
I ----~~-~--o
2ND FLOOR
FIRE SAFETY
M'W[ WJECJ18t IN I£Y CENnRUCTDI SHHJ.. 1£ I'EJttWENTt. Y YDtD wl lf\TT, MCIClP -TlCISE IN EXISTINii~CMIEMTTEJrt
______GMAGE._ IIIEGUDIE$ liE~ IXUPNCY SEPMAllDI ~ IJrl TME GIIRAGE SIDE IH.'t \MERE lT 4.IDNS n£ REST ..-lt£ JLII6.
IJE H:la FlRE-RESJSTt\IE 51'8"' ZRYVM.L ON 11U. liHifiiiiE VM.L$ ' CEJUNG,
1-318" SII.D VIXID mF-a.DSJJG IIDt lit A SELF'~ nGHT Fln1NG IIIIa VI FIRE PRO'fECTD:N RllllNG rT NlT LESS: ltWI !0 MDIJT£$ TD PltDTECT EftNINii IENEEN GMMit ' ~
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1ST FLOOR
---='-I-N-
SCALE• 1/4' = 1'-0'
.........
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TEMPERED GLASS
M.L VJNIIJ'WS ar AJUVE 1l£ Fl.lD: 1:1t WITHIN 24~ ot.RC tF IIDt SYlN6 Nl£ TDFEII£D GLASS.
0\r/NERS
Mo.rtin & Anne SchMo.ltz
6468 Fro.nc~co.n Roo.cl
760-524-6186
A.P.N. 214-023-04 .............. ...._ ,.,_......,.
.W.e.lutZk~ 330.1LaCos'koll" ,.,.,_,. .....
FLOOR PLAN 2of4
f7l
t.:.l z ~ ~ ~
~ ~ ~
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I I I I II '>W I I I I I ::SI.Iil
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SOUTH
IJINDOIJS
ALL• 7' HDR HGT ALL• VDM. CLAJ 'IIIIID,. LD--£ 3 SlliES •DUH.. PM£ 'JEST JHX S111E • Tlm'I.E PAtE
RAILINGS
42" IGT W 2" 1W11E RAIL ' MIN. 4" IIE'T'JEEN M.J.USTDS 1r~TD'JRIIIGHI'otiii..I.M. ATIP 24" nuca:J 't1M.1.
IJINDOIJS
P:'RE\I£M.IILLSDIES lRDf-F"RRJrrl'-CO£ET£
ALL an£R • STUCCO
EAVES 2' ttl IDTH $DIES JrDE DVD F'REIIr 1:.: REM" IPEN SDFTIT Yl/ T1U CEDAR FftSClA
CHIMNEY
I£TAL INSERT JNSIJE waJD FRAME AND STUCCO
EXTERIOR COLOR & MATERIALS
OVNERS
Mo.rtin & Anne SchMol tz
6468 Fronc~con Rood
Corlsbod
760-524-6186
A.P.N. 214-023-04
Jl[SJGN:R SWWn ~ -3333 -ELEVATIONS PAGE3
~
ROOFING
...aM. CEMENT TIL£ ICC-E'SR-J017 US llL£ CLAY 1D.£ CDK N't"RIIVM.L
llfEV REDlNG SHM.L J£ 1X1VnD WITH " F111E ROMIMT RED' aM:RDii l*T IS AT
WSTCI.ASS •
KIP.
I
!
i
0\•/NERS
Mo.rtin 8. Anne SchMo.l tz
6468 Fro.nclsco.n Roo.d
Co.rlsbo.d
760-524-6186
A.P.N. 214-023-04
lltSI~ "'--nl.ut:lb ,.._468-3333 ---
ROOF PLAN 4of4
Notes
i """'"'''"'='"'block""'
E>cistlngS'tallcorn:retebloO:wall
3'wkreconcretesldewalk
Fence Gate
concrete patio
existingdrlveW<~y!n<:orporated
irlto11ewdrJveway
~"'"'~ Exlsting6'tallwoodfence
6'Wideutifltveasement
ale)(fstlngwallsandlencesr)Jcof
prOperty line
@eonctetewlthrocksa!tflnlsh 0 @~~~~~::!rdo
edging
(§} Uoperme<lblesurfate D
l"·l"walkonRedwoodtlarf<path
muk:h
@eiroJ~araggregatePil'/l!I'S{Jsi~es) wlthdymO!l<.lia9f"OLII')(!!XIver~nd redwoodheaderboardedglng
'F electricmeter
G gas
alrtondllioner
@lJ waterll\!!ter
General Notes
D
D
Code Type QTY Size
AS Tree 24"Box
AcacCul Shrub 15Gal
AGV2 Shrub OSGal
AGV4 Shrub OS Gal
AGVS Shrub 05Gal
AGZ2 Shrub OlGa I
Aloel Shrub OSGal
CAL2 Shrub OlGa!
CISTl Shrub OlGa!
D Shrub GCflat
ENCl Shrub OlGa!
ET Shrub OSGat
EX Tree
KP3 Tree 24"Box
PHXR Tree 24"Box
PNl Shrub 22 OSGal
SAle Shrub OlGa!
Shrub GCflat
Shrub Gcliai.
Botanical Name Common Name
Aloe Bainesi! Tree Aloe
Acacia Cultriformis. Knlfeleaf Acacia
Agave attenuata Friendly Agave
Agave americana American Agave
Agave a variagata Variegated Agave
anigazanthos f!avidus Kangaroo Paw Red
Aloe aborescense multi Clumping Aloe
Calllandra (Qiifornica BajaFairvDuster
Cistus purpureas Rockrose
Dymondia margueritae Oymondta
Encef!a talifornica Coast sunflower
Euphorbia tirucali Sticks on Fire
Existing Syagrus romanziffiana Existing Queen Palm
Archontophoenix cunn!nghamiana King Palm
Phoenix roebelini Pvgmy Date Palm
Oeschampsla c. Northern Ughts Northern lights Hairgrass
Salvia clevelandli Cleveland Sage
Senedo serpens blue chalk sticks
Eiaccharis p pigeon point Clwart coyote bush
Notes
multi
6" OC Trangle Pattern
triple
triple
10" OC Triangle Pattern
18n OC Triangle Pattern
COP 15-52
REVISIONS
SCALE: 1 /8"=1'0"
WaterUse ETValue
Low 0.2
Low 0.2
Low 0.2
Very low 0.1
Very Low 0.1
Moderate 0.5
Low 0.2
Very low 0.1
LOW 0.2
Low 0.2
Very low 0.1
Very Low 0.1
Moderate 0.5
Moderate 0.5
Moderate 0.5
Moderate 0.5
Very low 0.1
Low 0.2
Low 0.2
OWNERS-
Joseph & Anne Schmaltz
6349 Alexandri Circle 92011
TEL: 760-524-6186
SITE
6468 Franciscan Road
A.P.N. 214-023-04
DESIGNER Jennifer Springer 76()..271-7526
C·27 Contractors Ucense # 980274
landscapeviUage@gmail.com
Landscape Concept Plan Ll of 2
Notes
1
.._, ... ~-~·
Elcislirlg5'ta!lenna-etEblodlwan
J'wldeCOI!(l(!teskleWafk:
Fent:eGate
conaetep!llio
exlstlnQIIrNewavln~bld Into new driveway
!'"""' Exlstlng6'talwoodfena!
G''M!ie\ltllltVe!ISelller'!t ,.._ .... , .. ,_"""' _ ..
@COn<n!teWlltlfOd<.saltflnlsh D ®:.:::=a=~~.·' edging D.:.J
®uDoermeabc.esulface 0 ~·.t~Wi!lkonR&IwwdbiiJI(path """"' @Orculi!r~P<Wer.;(lslzes) >Mihdymoodlagrnurnlcoverartd radwoodheaderboardedglog
'? electricmeter
'"" AC airOQmliti0111;1r
ffi] water~
H\'dr<m~l'l!!1 Vf!rytmvtol.Dwwaterllsage 60%ofTota)l..andso:apeArea
714.60squarefaa
H-2 MDderatl!WaberUsage 40%oftotai~M!a
476.4SQtlilll!'leet
N
CDP 15-52
REVISIONS
SCALE: 1/8"=1'0"
OWNERS-
Joseph & Anne Schmaltz
6349 Alexandri Circle 92011
TEL: 760-524-6186
SITE
6468 Franciscan Road
A.P.N. 214-023-04
DESIGNER Jennifer Springer 760·271· 7526
C-27 Contractors License # 980274
landscapevlllage@gmail.com
Water Conservation
Concept Plan
L2 of2