HomeMy WebLinkAbout2018-02-07; Planning Commission; ; CDP 16-24 (DEV16032) – PEELLE RESIDENCE ADDITION
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
Item No.
Application complete date: January 23, 2017
P.C. AGENDA OF: February 7, 2018 Project Planner: Greg Fisher
Project Engineer: David Rick
SUBJECT: CDP 16-24 (DEV16032) – PEELLE RESIDENCE ADDITION – Request for approval of a
Coastal Development Permit to allow for the addition of 965 square feet of habitable
space, addition of 80 square feet to the existing garage, and a new below-grade pool and
pervious pavers to an existing single-family residence within the Mello II Segment of the
city’s Local Coastal Program located at 2441 Buena Vista Circle within Local Facilities
Management Zone 1. 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
15301(e), additions to an existing structure, of the state CEQA Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7286 APPROVING Coastal
Development Permit CDP 16-24, based upon the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The 0.40 acre (17,437 square feet) project site is located at 2441 Buena Vista Circle
just north of Laguna Drive as shown on the attached location map. The site is developed with a 2,044
square foot one-story residence with attached two-car garage, which is primarily located near the front
and relatively flat portion of the site. The property slopes from a high point of approximately 46 feet
above mean sea level (MSL) along Buena Vista Circle to a low point of approximately 10 feet above MSL
adjacent to the Buena Vista Lagoon. The western half of the property (below the 42’ contour line) is
comprised of slopes with a gradient of 25-40 percent. However, no work is proposed on the slope. The
neighborhood is characterized by one- and two-story single-family residences, with mostly two-car
garages. The proposed project, an addition to a single-family residence, is a common occurrence in this
neighborhood. Table “A” below includes the General Plan designations, zoning and current land uses of
the project site and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site R-4-Residential R-1-10000 Single-family residence
North R-4-Residential R-1-10000 Single-family residence
South V-Village V-R Single-family residence
East R-4-Residential R-1-10000 Single-family residence
West OS Open Space Buena Vista Lagoon
1
CDP 16-24 (DEV16032) – PEELLE RESIDENCE ADDITION
February 7, 2018
Page 2
Proposed Residential Construction: The project consists of an addition of 965 square feet of new habitable
space to the existing 2,044 square foot residence, addition of 80 square feet to the existing garage, and a
new below-grade pool and pervious pavers. The proposed remodel will have a unified contemporary
architectural style with finishes that include white and medium grey stucco, light grey wood fascia, and
reddish/brown standing seam metal roof. Access to the two-car attached garage is provided off Buena
Vista Circle. Landscape improvements will be located mostly at the front of the home and along the sides.
All proposed vegetation adjacent to the lagoon buffer/slope is conditioned to be native/non-invasive so
as not to indirectly impact the buffer/slope area. The existing landscape on the slope will remain
protected in place.
Proposed Grading: Estimated grading quantities include 100 cubic yards (cy) of cut, and 30 cy of fill. A
grading permit will be required for this project.
III. ANALYSIS
The project is subject to the following regulations and requirements:
A. R-4 Residential General Plan Land Use Designation;
B. One-Family Residential Zone (R-1, CMC Chapter 21.10);
C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
Chapter 21.201), the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) and the
Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204);
D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
E. 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. R-4 Residential General Plan Land Use Designation
The project site has a General Plan Land Use designation of R-4 Residential, which allows for the
development of single-family residences at a density of 0-4 dwelling units per acre (du/ac) with a Growth
Management Control Point (GMCP) of 3.2 du/ac. The addition to the existing single-family home does
not increase the number of units on the property and, therefore, no change in density is proposed or
required to be analyzed.
B. One-Family Residential Zone (R-1, CMC Chapter 21.10)
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) zone. Table “B” below shows
how the project complies with the applicable requirements of the R-1 zone.
TABLE B – R-1-10,000 ZONE DEVELOPMENT STANDARDS
Standard Required/Allowed Proposed
Front Yard Setback 20’ minimum 20’
Side Yard Setback 9’-8” minimum 9’-10”
Rear Yard Setback 19’-4” minimum 98’
Lot Coverage 40 percent maximum 22 percent
Parking Two-car garage (20’ X 20’) Two-car garage (20’ X 20’)
CDP 16-24 (DEV16032) – PEELLE RESIDENCE ADDITION
February 7, 2018
Page 3
C. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local
Coastal Program (CMC Chapter 21.201), the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203) and the Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204)
The project site is located within the Mello II Segment of the Local Coastal Program (LCP) and is within the
appeals jurisdiction. The site is also located within and subject to 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’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 subject site has an LCP Land Use Plan designation of R-4 Residential, which allows for a density of 0-4
dwelling units per acre (du/ac) and 3.2 du/ac at the Growth Management Control Point (GMCP). Based
on a density of 3.2 du/ac, the lot could accommodate one dwelling unit. One dwelling unit is presently
developed on-site and the proposed renovations do not increase the property’s overall density.
Therefore, the project is consistent with the R-4 LCP Land Use Plan designation.
The project consists of an addition of 965 square feet of new habitable space to the existing 2,044 square
foot residence, addition of 80 square feet to the existing garage, and a new below-grade pool and pervious
pavers. The project is compatible with the surrounding development of one- and two-story single-family
residences. The addition to the existing one-story residence will not obstruct views of the coastline as
seen from public lands or the public right-of-way, or otherwise damage the visual beauty of the coastal
zone. No agricultural uses currently exist on the previously developed site, nor are there any sensitive
resources located on the developable portion of the site. The existing single-family residence is not
located in an area of known geologic instability or flood hazard. Since the site does not have frontage
along the coastline, no public opportunities for coastal shoreline access are available from the subject
site. Furthermore, the residentially designated site is not suited for water-oriented recreation activities.
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 requires a grading permit and will adhere to
the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and
Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil
erosion. No development is proposed in areas of steep slopes (equal to or greater than 25 percent
gradient) and no native vegetation is located on the site pursuant to a Biological Resources Technical
Report prepared by Brian F. Smith & Associates dated May 2016. In addition, the site is not located in an
area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. Minimum setbacks
of at least 100 feet from wetlands/lagoon shall be required in all development, in order to buffer such
sensitive habitat areas from intrusion. Although, in the event that a wetland area is bordered by steep
slopes (in excess of 25 percent) which will act as a natural buffer to the habitat area, a buffer area of less
than 100 feet in width may be permitted. The subject property contains slopes in excess of 25 percent
along areas adjacent to the Buena Vista Lagoon. The proposed habitable addition will meet the 100 foot
wetlands buffer while the existing patio and proposed pool with encroach into the wetland buffer by
approximately 14 feet. However, the existing 86 foot wetlands buffer with an elevation difference of 32
feet will be sufficient to ensure protection of the sensitive resource by preventing noise and light, that
could disrupt habitat.
CDP 16-24 (DEV16032) – PEELLE RESIDENCE ADDITION
February 7, 2018
Page 4
3. Coastal Shoreline Development Overlay Zone
As the project site is located within the Mello II Segment of the Local Coastal Program and is located
between the ocean and the first public road parallel to the ocean (Buena Vista Lagoon), it is subject to the
provisions of the Coastal Shoreline Development Overlay Zone. The proposed development complies with
all applicable requirements of the Coastal Shoreline Development Overlay Zone as illustrated in Table C
below:
TABLE C – COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE COMPLIANCE
Standard Provided
Lateral Access
25’ dry sandy beach
The project has been conditioned to dedicate an
irrevocable 25’-wide lateral access easement along the
Buena Vista Lagoon to the California Coastal Commission.
Geotechnical Report
Analyze bluff erosion and geologic
conditions.
The project has been conditioned to provide a
Geotechnical report consistent with Section 21.204.110 of
the Carlsbad Municipal Code prior to the issuance of a
grading permit. The analysis will need to conclude that
the proposed development will have no adverse effect on
the stability of the bluff/slope and that the site is suitable
for the proposed additions.
Appearance
Building developed on site with a
general attractive appearance related to
surrounding development and natural
environment.
The proposed remodel will upgrade the exterior of the
home and have a unified contemporary architectural style
with finishes that include white and medium grey stucco,
light grey wood fascia, and a grey standing seam metal
roof which is compatible with the surrounding
development and natural environment.
Ocean Views
Building designed to preserve to the
extent feasible ocean views.
The project design is consistent with surrounding
development on Buena Vista Circle and the proposed
remodel complies with applicable side yard setback
requirements, which will, to the extent feasible, continue
to preserve existing lagoon views from the street.
Natural Features
To the extent feasible, retain natural
features and topography.
Although a minor grading permit is required, all earthwork
is considered minimal. Overall, the existing topography
will not change as no new retaining walls are proposed.
Grading
Grading executed so as to blend with
existing terrain.
The improved site has been previously graded to
accommodate the existing structure. Only minor grading
is proposed for flat work and drainage purposes. The
project is required to obtain a grading permit.
“Stringline”
Maintain a “stringline” setback for
structures, patios, decks, and other
similar structures.
The project adheres to all coastal “stringline” setback
requirements. The project consists of 965 square feet of
new habitable space, new pervious pavers and a below-
grade pool that will adhere to the stringline setback
requirement for both the residential structure and
patios/decks. Furthermore, the proposed stringline/site
plan exhibit has been previously reviewed by the California
Coastal Commission’s staff (San Diego office).
CDP 16-24 (DEV16032) – PEELLE RESIDENCE ADDITION
February 7, 2018
Page 5
D. Inclusionary Housing Ordinance (CMC Chapter 21.85)
Pursuant to CMC Section 21.85.030.D.1, a project may be exempt from the inclusionary housing
requirement if an existing residence is altered, improved, restored, repaired, expanded, or extended,
provided that the number of units is not increased. Since there will not be an increase in the number of
units on the property, the project is exempt from the inclusionary housing requirement.
E. Growth Management (CMC Chapter 21.90)
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of
the city. No impacts are associated with the project as the project consists of a remodel and addition to
an existing residence and no new impacts will be generated.
IV. ENVIRONMENTAL REVIEW
This project is exempt from CEQA per the exemptions listed below:
(1) Section 15301(e) of CEQA exemptions (Class 1) exempts additions to an existing structure.
A Notice of Exemption will be filed by the City Planner upon project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7286
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Exhibit(s) “A” – “K” dated February 7, 2018
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COPYRIGHT 2016: AS INSTRUMENTS OFINTELLECTUAL SERVICE, ALL DESIGNS,CONCEPTS & CONFIGURATIONSREPRESENTED BY THESE DRAWINGS ARETHE PROPERTY OF COHN + ASSOCIATESAND ARE NOT TO BE USED WITHOUTWRITTEN PERMISSION. COHN + ASSOCIATESSHALL BE THE ARCHITECT OF RECORD FORPROJECTS UTILIZING ALL OR PART OF THEIRDESIGNS.REN. 4/30/17No. C15560
COPYRIGHT 2016: AS INSTRUMENTS OFINTELLECTUAL SERVICE, ALL DESIGNS,CONCEPTS & CONFIGURATIONSREPRESENTED BY THESE DRAWINGS ARETHE PROPERTY OF COHN + ASSOCIATESAND ARE NOT TO BE USED WITHOUTWRITTEN PERMISSION. COHN + ASSOCIATESSHALL BE THE ARCHITECT OF RECORD FORPROJECTS UTILIZING ALL OR PART OF THEIRDESIGNS.REN. 4/30/17No. C15560
COPYRIGHT 2016: AS INSTRUMENTS OFINTELLECTUAL SERVICE, ALL DESIGNS,CONCEPTS & CONFIGURATIONSREPRESENTED BY THESE DRAWINGS ARETHE PROPERTY OF COHN + ASSOCIATESAND ARE NOT TO BE USED WITHOUTWRITTEN PERMISSION. COHN + ASSOCIATESSHALL BE THE ARCHITECT OF RECORD FORPROJECTS UTILIZING ALL OR PART OF THEIRDESIGNS.REN. 4/30/17No. C15560
COPYRIGHT 2016: AS INSTRUMENTS OFINTELLECTUAL SERVICE, ALL DESIGNS,CONCEPTS & CONFIGURATIONSREPRESENTED BY THESE DRAWINGS ARETHE PROPERTY OF COHN + ASSOCIATESAND ARE NOT TO BE USED WITHOUTWRITTEN PERMISSION. COHN + ASSOCIATESSHALL BE THE ARCHITECT OF RECORD FORPROJECTS UTILIZING ALL OR PART OF THEIRDESIGNS.REN. 4/30/17No. C15560
COPYRIGHT 2016: AS INSTRUMENTS OFINTELLECTUAL SERVICE, ALL DESIGNS,CONCEPTS & CONFIGURATIONSREPRESENTED BY THESE DRAWINGS ARETHE PROPERTY OF COHN + ASSOCIATESAND ARE NOT TO BE USED WITHOUTWRITTEN PERMISSION. COHN + ASSOCIATESSHALL BE THE ARCHITECT OF RECORD FORPROJECTS UTILIZING ALL OR PART OF THEIRDESIGNS.REN. 4/30/17No. C15560
COPYRIGHT 2016: AS INSTRUMENTS OFINTELLECTUAL SERVICE, ALL DESIGNS,CONCEPTS & CONFIGURATIONSREPRESENTED BY THESE DRAWINGS ARETHE PROPERTY OF COHN + ASSOCIATESAND ARE NOT TO BE USED WITHOUTWRITTEN PERMISSION. COHN + ASSOCIATESSHALL BE THE ARCHITECT OF RECORD FORPROJECTS UTILIZING ALL OR PART OF THEIRDESIGNS.REN. 4/30/17No. C15560
COPYRIGHT 2016: AS INSTRUMENTS OFINTELLECTUAL SERVICE, ALL DESIGNS,CONCEPTS & CONFIGURATIONSREPRESENTED BY THESE DRAWINGS ARETHE PROPERTY OF COHN + ASSOCIATESAND ARE NOT TO BE USED WITHOUTWRITTEN PERMISSION. COHN + ASSOCIATESSHALL BE THE ARCHITECT OF RECORD FORPROJECTS UTILIZING ALL OR PART OF THEIRDESIGNS.REN. 4/30/17No. C15560
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MAINTENANCE: ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY OWNER.
REGULATIONS AND STANDARDS.
ALL LANDSCAPE AND IRRIGATION SHALL CONFORM TO THE CITY OF CARLSBAD LANDSCAPE
2.
1.
THE LANDSCAPE AREAS SHALL BE MAINTAINED FREE OF DEBRIS AND LITTER AND ALL
PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. DISEASED
OR DEAD PLANT MATERIAL SHALL BE SATISFACTORILY TREATED OR REPLACED PER
THE CONDITIONS OF THE PERMIT.
MULCH: ALL REQUIRED PLANTING AREAS SHALL BE COVERED WITH MULCH TO A MIN. DEPTH3.
OF 3 INCHES, EXCLUDING SLOPES REQUIRING REVEGETATION AND AREAS PLANTED WITH
GROUND COVER. ALL EXPOSED SOILS AREAS WITHOUT VEGETATION SHALL ALSO BE MULCHED
TO THIS MINIMUM DEPTH.
ALL CANOPY TREES SHALL BE PROVIDED WITH 40 SQ. FT. OF ROOT ZONE AND PLANTED IN4.
AN AIR AND WATER PERMEABLE LANDSCAPE AREA.THE MIN. DIMENSION (WIDTH) OF THIS AREA
SHALL BE 5 FEET.
TREE ROOT BARRIERS SHALL BE INSTALLED WHERE TREES ARE PLACED WITHIN 5 FEET OF PUBLIC5.
IMPROVEMENTS INCLUDING WALKS,CURBS,OR STREET PAVEMENT OR WHERE NEW PUBLIC
IMPROVEMENTS ARE PLACED ADJACENT TO EXISTING TREES. ROOT BARRIERS WILL NOT WRAPPED
AROUND THE ROOT BALL. ROOT BARRIERS SHALL BE BIO-BARRIER OR EQUAL.
OWNER IS RESPONSIBLE FOR MAINTAINING THE LANDSCAPE, INCLUDING THE PUBLIC RIGHT-OF-WAY,6.
IN A HEALTHY, DISEASE FREE CONDITION.
ALL LANDSCAPE AREAS SHALL BE FINISH GRADE TO REMOVE ROCKS AND ENSURE SURFACE7.
DRAINAGE IS 2% AND AWAY FROM BUILDINGS.
IRRIGATION: AN EFFICIENT, AUTOMATIC, ELECTRICALLY CONTROLLED IRRIGATION SYSTEM SHALL
BE PROVIDED AS REQUIRED FOR PROPER IRRIGATION, DEVELOPMENT, AND MAINTENANCE OF THE
VEGETATION IN A HEALTHY, DISEASSE-RESISTANT CONDITION. THE DESIGN OF THE SYSTEM SHALL
PROVIDE ADEQUATE SUPPORT FOR THE VEGETATION SELECTED, THE PROPOSED IRRIGATION
SYSTEM SHALL BE A COMBINATION OF POP-UP SPRY HEAD AND DRIP LINE.
8.
SENECIO SERPENS BLUE CHALK STICKS FLATTS 12" O.C.
JUNCUS EFFUSUS COMMON RUSH
5 GAL.AGAVE 'BLUE FLAME'---
1 GAL. 30" O.C.
GROUND COVERS
SYM COMMON NAMEBOTANICAL NAME
SHRUBS
SYM COMMON NAMEBOTANICAL NAME
1
SIZE
SIZE
LANDSCAPE GENERAL NOTES:
6
SQ.FT.
QTY
400
500
5 GAL.AGAVE 'BLUE GLOW'---2 8
15 GAL.PHYLLOSTACHYS NIGRA BLACK BAMBOO3 21
1 GAL.DIANELLA REVOLUTA LITTLE REV FLAX LILY4 22
5 GAL.AGAVE ATTENUATA 'VARIAGATA'VARIEGATED FOX TAIL AGAVE5 14
5 GAL.KALANCHOE THYRSIFLORA FLAP JACKS6 14
1 GAL.AEONIUM URBICUM SALAD BOWL7 11
5 GAL.ZINGIBER OFFICINALE GINGER8 26
5 GAL.ANIGOZANTHOS 'BUSH RANGER'RED KANGAROO PAW9 26
THYMUS SERPYLLUM CREEPING THYME FLATS 12" O.C.
OPHIOPOGON JAPONICUS MONDO GRASS
800
4704" POTS 12" O.C.
2-3" ROCK CLOR T.B.D 330
3/8" ROCK/GRAVEL
5 GAL.SANSEVIERIA TRIFSCIATA VARIEGATA VARIEGATED SNAKE PLANT10 21
520
15 GAL.PODOCARPUS 'MAKI'SHRUBBY YEW11 31
LANTANA 'NEW GOLD'NEW GOLD LANTANA 1 GAL. 18" O.C.650
24" BOXCERCIDIUM 'DESERT MUSEUM'DESERT MUSEUM PALO VERDE
TREES
SYM COMMON NAMEBOTANICAL NAME
T1
SIZE
2
QTY
LIPPIA NODIFLORA KURAPIA FLATS. 12" O.C.280
PLANT LEGEND
24" BOXCITRUS TREE MYERS LEMONC2 1
24" BOXCITRUS TREE WASHINGTON NAVAL ORANGEC3 1
THE PLAN SHALL PROVIDE THAT ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY
VEGETATION WITHIN TWENTY-FOUR INCHES OF AN IMPERMEABLE SURFACE UNLESS THE
ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO
DRAIN ENTIRELY INTO LANDSCAPE AREA.
9.
CITY NOTES
1. SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING
STANDARDS:
A) STANDARD1 - COVER CROP/REIFORCED STRAW MATTING:
COVER CROP SHALL BE SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILD FLOWERS. SUBMIT THE
SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90%
COVERAGE WITHIN THIRTY DAY. TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY
THE MANUFACTURER. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. THE COVER CROP
AND/OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR.
B) STANDARD #2 - GROUNDCOVER
ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOW TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED
FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE CULL COVERAGE WITHIN ONE YEAR.
C) STANDARD #3 - LOW SHRUBS
LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 2-3/4 INCH LINERS) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE
(AT MATURE SIZE).
D) STANDARD #4 - TREES AND/OR LARGE SHRUBS
TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED A MINIMUM OF 1 GALLON CONTAINERS) AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) SQUARE
FEET.
2. SLOPES - 6:1 OR STEEPER AND:
A) 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1.
B) 3' TO 8' IN VERTICAL HEIGHT REQUIRED STANDARD # 1 (EROSION CONTROL MATTING SHALL BE IN LIEU OF A COVER CROP), #2, AND #3.
C) IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, #3, AND #4.
3. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1
(COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY
HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS:
A) SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING.
B) A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.
C) IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT SHEET TITLE:SHEET OF
DRAWN
APPROVED
JOB NO.
DATE
SCALEPROJECT:REVISIONS
SC
SC
AS SHOWNPEELLE RESIDENCEPLOT DATE: 11-08-1711-08-17
2
CSDAAN EP
HC
I
TTCE01-31-18
SIGNATURE
RENEWAL DATE
SEAN R. CLARKELIC. #5299
R
A
NSEILCELD
IANROCFA
STAMP DATE
O FILSA
T
TE
110 COPPERWOOD WAY # P
OCEANSIDE CA 92058
760-716-3100
CA. LLA#5299, C-27#944955
0
SCALE: - 1" =8'
16'8'4'2441 BUENA VISTA CIRCLECARLSBAD, CA 11-08-17
LANDSCAPE CONCEPT PLANBLACK BAMBOO TO BE PLACED IN 36" W/ GRAY
CONCRETE POTS
18", 16", 12" HIGH STEEL EDGE
EXISTING POWER LINE
TO BE REMOVED
RIGHT-OF-WAY
EXISTING LANDSCAPE ON SLOPE TO REMAIN PROTECT IN
PLACE. ANY DAMAGED OR DEAD LANDSCAPE SHALL BE
RE-VEGITATED PER CITY OF CARLSBAD LANDSCAPE
MANUAL
I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S
LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE
REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION
DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.
SIGNATURE DATE
11-08-17
1
PROJECT SITE
VICINITY MAP
NTS NORTH NORTH
NOTE:
THE CITY REQUIRES THAT 50% SHRUBS (EXCEPT ON SLOPES 3:1 OR STEEPER) MUS BE
AMINIMUM OF 5 GALLON IN SIZE
EXISTING DOUBLE KING PALMS
TO REMAIN PROTECT IN PLACE
TYP.
PERIMETER OF SOLID ROOF
OVERHANG
EXISTING KING PALMS TO
REMAIN PROTECT IN PLACE TYP.
EXISTING PALMS TO BE
REMOVED TYP.
6' STUCCO WALL DOES NOT EXTEND
INTO FRONT YARD SET BACK
6' STUCCO WALL
36" STUCCO WALL
19" SEAT WALL
ZERO CURB (TYPICAL)
42" STUCCO WALL IN
FRONT YARD SETBACK
HYDROZONE DIAGRAM LEGEND
1
SYM
HYDRO
2
3
DRIP IRRIGATION
IRRIGATION TYPE
DRIP IRRIGATION
BUBBLER
ZONE
LOW
WATER USE
MOD
LOW
PLANT TYPE
SHRUBS/G.C.
SHRUBS/G.C.
TREES
4 POOL HIGH POOL
WATER TYPE
POTABLE
POTABLE
POTABLE
POTABLE
SQ.FT.
1340
1010
100
445 SHEET TITLE:SHEET OF
DRAWN
APPROVED
JOB NO.
DATE
SCALEPROJECT:REVISIONS
SC
SC
AS SHOWNPEELLE RESIDENCEPLOT DATE: 11-08-1711-08-17
2
CSDAAN EP
HC
I
TTCE01-31-18
SIGNATURE
RENEWAL DATE
SEAN R. CLARKELIC. #5299
R
A
NSEILCELD
IANROCFA
STAMP DATE
O FILSA
T
TE
110 COPPERWOOD WAY # P
OCEANSIDE CA 92058
760-716-3100
CA. LLA#5299, C-27#944955
0
SCALE: - 1" =8'
16'8'4'2441 BUENA VISTA CIRCLECARLSBAD, CA 11-08-17
IRRIGATION EXHIBIT2