HomeMy WebLinkAbout2019-12-18; Planning Commission; ; V 2018-0010/SDP 2018-0020 (DEV2017-0138) – 540 CHESTNUT SFR
Item No.
Application complete date: November 7, 2019
P.C. AGENDA OF: December 18, 2019 Project Planner: Cliff Jones
Project Engineer: David Rick
SUBJECT: V 2018-0010/SDP 2018-0020 (DEV2017-0138) – 540 CHESTNUT SFR – Request for
approval of a Variance and Minor Site Development Plan to allow for the construction of
a 2,128-square-foot two-story single-family residence with an attached 639-square-foot
accessory dwelling unit, a two-car garage and roof deck located at 540 Chestnut Avenue
in the Barrio Center (BC) District of the Village and Barrio Master Plan and within Local
Facilities Management Zone 1. The City Planner has determined that this 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 is therefore categorically exempt from the
requirement for the preparation of environmental documents pursuant to section
15303(a) (New Construction or Conversion of Small Structures) of the State CEQA
Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7354 APPROVING Variance V
2018-0020 and Minor Site Development Plan SDP 2018-0020 based on the findings and subject to the
conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The 0.08-acre (3,500 square feet) project site is located at 540 Chestnut Avenue as
shown on the attached location map. The narrow lot is 25 feet wide and 140 feet deep. The topography
of the site is relatively flat sloping from Roosevelt Street towards the rear of the property at Tyler Street.
The surrounding neighborhood is developed with a mixture of older one-to-two-story residences and two-
story apartments. The project is located within the Barrio Center (BC) District of the Village and Barrio
Master Plan (VBMP).
Table A below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan
Designation Zoning Current Land Use
Site Village/Barrio (VB) Village/Barrio (V-B) – Barrio
Center (BC)
Vacant
North Village/Barrio (VB) Village/Barrio (V-B) – Barrio
Center (BC)
Residential
South Village/Barrio (VB) Village/Barrio (V-B) – Barrio
Perimeter (BP)
Residential
1
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East Village/Barrio (VB) Village/Barrio (V-B) – Barrio
Center (BC)
Residential
West Village/Barrio (VB) Village/Barrio (V-B) – Barrio
Perimeter (BP)
Residential
Project Description: The project consists of a 2,128-square-foot two-story single-family residence with an
attached 639-square-foot accessory dwelling unit (ADU), a 462-square-foot two-car garage and 432-
square-foot roof deck. Hardscape, landscape, and drainage improvements are also proposed.
Architecturally, the home design is described as Contemporary. Materials include a stucco and horizontal
siding finish, an asphalt shingle roof, vinyl windows, and standing seam metal roofs at porches. Provided
the variance is approved, the attached 639-square-foot, two-story ADU will be processed administratively
per Carlsbad Municipal Code (CMC) Section 21.10.030. The proposed single-family residence is not
exempt from the Site Development Plan (SDP) procedures because the project application includes a
Variance request. A Variance is requested to allow for greater development area of the lot; the lot is
burdened by a narrow 25-foot-wide lot width while most lots in the BC District are 60-feet-wide or greater.
The variance request includes front and side yard setback reductions and the provision of only one clear
zone at the driveway located closest to the intersection of Chestnut Avenue and Tyler Street. Variance
findings and analysis are provided in Section C.
Proposed Grading: The project would require minimal grading of 64 net cubic yards. A grading permit
will be required.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village-Barrio (VB) General Plan Land Use Designation;
B. Village-Barrio (V-B) Zone (CMC Chapter 21.35) and Barrio Center District (Village and Barrio
Master Plan);
C. Variance (CMC Chapter 21.50);
D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1.
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
and policies is discussed in the sections below.
A. Village-Barrio (VB) General Plan Land Use Designation
The subject property has a General Plan Land Use designation of Village-Barrio (VB) and is within the Barrio
Center (BC) District of the Village and Barrio Master Plan (VBMP). The General Plan allows residential
development in the BC District at a density range of 8-15 dwelling units per acres (du/ac) with a Growth
Management Control Point (GMCP) of 11.5 du/ac. The project site has a net area of 0.08 acres and at the
GMCP, one dwelling unit is allowed (the ADU does not count toward density per CMC Section
21.10.030.E.). Therefore, the project complies with the VB General Plan Land Use Designation.
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Additionally, the project is subject to compliance with the Elements of the General Plan as outlined in
Table B below.
TABLE B – GENERAL PLAN COMPLIANCE
Element Use, Classification, Goal,
Objective, or Program Proposed Uses & Improvements Comply?
Land Use
and
Community
Design
Goal 2-G.4
Provide balanced neighborhoods
with a variety of housing types and
density ranges to meet the diverse
demographic, economic and social
needs of residents, while ensuring
a cohesive urban form with careful
regard for compatibility.
Goal 2-G.17
Ensure that the scale and character
of new development is appropriate
to the setting and intended use.
Promote development that is
scaled and sited to respect the
natural terrain, where hills, public
realm, parks, open space, trees,
and distant vistas, rather than
buildings, dominate the overall
landscape, while developing the
Village, Barrio, and commercial
and industrial areas as
concentrated urban-scaled nodes.
Goal 2-G.31
Promote rejuvenation of the Barrio
while maintaining its walkable,
residential character, and ensuring
that new development enhances
neighborhood quality and
character.
The proposed project enhances the
neighborhood community of the Barrio
by providing an additional single-family
residential home, and a design that is
complementary to surrounding
residences. The Barrio currently enjoys a
diverse mix of single-family and multi-
family housing uses.
The scale and character of the project is
consistent with the Barrio community’s
character and the development complies
with the Village and Barrio Master Plan’s
intent and standards, including
development of a project that provides a
cohesive transition between public and
private space.
The proposed residence with an ADU is
oriented so that the front entries face
Roosevelt Street and Chestnut Avenue
with the garage located at the rear of the
property off Tyler Street. This
orientation in design enhances the
walkability of public sidewalks along
Roosevelt Street and Chestnut Avenue;
residences with entries near public
sidewalks create pedestrian-friendly
streets and enhance a sense of
community. The project reinforces the
pedestrian orientation desired for the
Barrio by providing residents an
opportunity to walk to shopping,
recreation, and mass transit.
Yes
Mobility Goal 3-G.3
Provide inviting streetscapes that
encourage walking and promote
livable streets.
Policy 3-P.5
Require developers to construct or
pay their fair share toward
The proposed project is designed to meet
circulation requirements, which include
maintaining or enhancing frontage
improvements consisting of sidewalks
and landscaping.
The proposed project is located
approximately one-half mile from the
Carlsbad Village train station which
Yes
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Element Use, Classification, Goal,
Objective, or Program Proposed Uses & Improvements Comply?
improvements for all travel modes
consistent with the Mobility
Element, the Growth Management
Plan, and specific impacts
associated with their
development.
provides rail and bus service throughout
the day. The existing bike lanes along
Roosevelt Street and throughout the
Barrio and Village provide residents the
opportunity to access the station and job
centers, thereby offering a method of
alternative transportation which reduces
vehicle miles traveled (VMTs) and overall
carbon footprint. Furthermore, the
project supports walkability and mobility
by being located near existing goods and
services in the Barrio and Village.
Noise Goal 5-G.2
Ensure that new development is
compatible with the noise
environment, by continuing to use
potential noise exposure as a
criterion in land use planning.
Policy 5-P.2
Require a noise study analysis be
conducted for all discretionary
development proposals (except for
developments of single-family
homes with four units or fewer)
located where projected noise
exposure would be other than
“normally acceptable.”
The proposed project is located in an
area which is considered to be “normally
acceptable” (i.e. the site is located in an
area that is below the maximum 60 dB(a)
CNEL noise level); therefore, a noise
analysis was not completed.
Furthermore, Policy 5-P.2 precludes the
preparation of a noise study for
development proposals of single-family
homes with four units or fewer in areas
where the projected noise exposure is
“normally acceptable.”
Yes
Public
Safety
Goal 6-G.1
Minimize injury, loss of life, and
damage to property resulting from
fire, flood, hazardous material
release, or seismic disasters.
Policy 6-P.6
Enforce the requirements of Titles
18, 20, and 21 pertaining to
drainage and flood control when
reviewing applications for building
permits and subdivisions.
The proposed structures would be
required to meet all seismic design
standards. In addition, the proposed
project is consistent with all applicable
fire safety standards as required by the
State’s building and fire codes.
The project is required to develop and
implement a program of “best
management practices” for the
elimination and reduction of pollutants
which enter into and/or are transported
within storm drainage facilities.
Yes
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Element Use, Classification, Goal,
Objective, or Program Proposed Uses & Improvements Comply?
Policy 6-P.34
Enforce the Uniform Building and
Fire codes, adopted by the city, to
provide fire protection standards
for all existing and proposed
structures.
Policy 6-P.39
Ensure all new development
complies with all applicable
regulations regarding the provision
of public utilities and facilities.
The project has been conditioned to pay
all applicable public facilities fees for
Zone 1.
Housing Policy 10-P.15
Pursuant to the Inclusionary
Housing Ordinance, require
affordability for lower income
households of a minimum of 15
percent of all residential
ownership and qualifying rental
projects.
The inclusionary housing requirement
may be satisfied through the payment of
an in-lieu fee for projects that have less
than seven units. Therefore, the project
has been conditioned to require the
payment of the housing in-lieu fee for
one unit prior to issuance of a building
permit.
Yes
B. Village-Barrio Zone (CMC Chapter 21.35) and Barrio Center District of the Village and Barrio Master
Plan
The subject property is located within the Barrio Center (BC) District of the Village and Barrio Master Plan
(VBMP). The project’s compliance with the development standards specific to the BC District, as well as
the area-wide standards within the VBMP, are provided in Tables C and D below. Please see Attachment
4 for an analysis of the project’s compliance with the Design Guidelines of the VBMP.
TABLE C – COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN
BARRIO CENTER (BC) DISTRICT STANDARDS
Standard Required/Allowed Proposed Comply?
Front Yard
Setback
Minimum of 15 feet (Roosevelt Street).
The proposed front yard setback
measures 10 feet. Variance
findings and analysis are provided
in Section C.
Yes, with
Variance
approval.
Side Yard
Setback
Minimum of five feet (Chestnut
Avenue and interior side).
The proposed side yard setback is
four feet facing Chestnut Avenue
and zero to four feet on the interior
side. Variance findings and analysis
are provided in Section C.
Yes, with
Variance
approval.
Rear Yard
Setback
Minimum of 20 feet for front loaded
garages.
The project proposes a 20-foot
front loaded garage accessed off
Tyler Street.
Yes
Lot Coverage 60 percent maximum.* 50 percent. Yes
Density 8 minimum and 15 maximum du/ac. 12.5 du/ac. Yes
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Standard Required/Allowed Proposed Comply?
Open Space
Private Recreational Space: minimum
total area of 400 square feet at ground
level (may consist of more than one
recreational space). The minimum
dimension of recreational space is 15
feet in one direction.*
The project includes a 16’ x 25’ (400
square feet) ground floor
courtyard. A 23.58’ x 15.83’ (373
square foot) roof deck is also
provided that does not count
towards the private (ground floor)
recreational space requirement.
Yes
Building
Height
Maximum 35 feet.
34’ - 6” Yes
* Per VBMP Sections 2.7.7.C and 2.7.7.E, small lots are subject to CMC Section 21.45.070 Table D,
Reference number D.4 (for Lot Coverage) and Reference number D.12 (for Open Space).
TABLE D – COMPLIANCE WITH THE VILLAGE AND
BARRIO MASTER PLAN AREA-WIDE STANDARDS
Standard Required/Allowed Proposed Comply?
Ingress and
Egress
Development shall permit one access
point from a public street.
A clear zone shall be provided at the
intersection of a driveway and a street
or alley to maintain a free line of sight.
a. The clear zone shall consist of
an isosceles right triangle with
7.5 feet on the driveway and
street/alley sides.
b. The clear zone shall not be
occupied by ground floor
building footprint site features,
or landscaping that is taller than
3.5 feet.
One vehicular access point is
proposed off of Tyler Street.
The required clear zone of 7.5
feet can only be accommodated
on one side of the driveway and
a variance is requested. Variance
findings and analysis are
provided in Section C.
Yes, with
Variance
approval.
Standard Required/Allowed Proposed Comply?
Property Line
Walls/Fences
Maximum height in front yard setback is
3.5 feet and 6 feet along the side and
rear setbacks.
Wall/fence height shall be measured
from the lowest side of finished grade.
The proposed wood fence and
wood fence atop block wall are
within the permitted height.
Yes
Building
Orientation
Buildings shall be oriented toward
primary street frontage.
The entrances to the single-
family house and ADU, which
include front porches, are
oriented towards Roosevelt
Street or Chestnut Avenue.
Yes
Parking Two spaces per dwelling. Spaces shall be
garaged. The ADU requires one space,
which may be provided through tandem
parking on a driveway.
A two-car garage is proposed and
the driveway accommodates the
ADU parking space.
Yes
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Site Development Plan:
The proposed single-family residence is not exempt from the Site Development Plan (SDP) procedures
because the project application includes a Variance request. The required findings and justification for
approving the SDP are detailed in the attached resolution and summarized below.
The proposed project is consistent with the General Plan and, with the approval of the Variance, satisfies
all minimum requirements of the Village and Barrio Master Plan and Title 21 of the Carlsbad Municipal
Code. Given the residential character of the neighborhood the residential project is compatible with
existing and future land uses. The residential project will not adversely impact the site, surroundings, or
traffic circulation in that the existing surrounding streets have adequate capacity to accommodate the 10
Average Daily Trips (ADT) generated by the project. The project provides adequate parking on-site and
does not result in any significant environmental impacts. The project meets the Variance findings for
reduced setbacks and one driveway clear zone. Therefore, the site is adequate in size and shape for the
development of a single-family home and ADU. A single-family home is permitted on the lot and the
project falls within the allowable density range. With the approval of the Variance, the project meets all
development standards for the site including yards, setbacks, walls, fences, and landscaping. Landscaping
along the outer edge of the property, including the areas along Roosevelt Street, Chestnut Avenue and
Tyler Street will be provided consistent with the requirements of the City’s Landscape Manual. In addition,
privacy walls/fences will be provided on the property and will complement the character of the
neighborhood. The street system serving the proposed development is adequate to handle the 10 ADT
generated by the project and Roosevelt Street, Chestnut Avenue, and Tyler Street are already improved
with pavement, curb, gutter and sidewalks.
C. Variance (CMC Chapter 21.50)
The applicant has requested a Variance for the following: a) to allow a ten-foot front yard setback facing
Roosevelt Street where a 15-foot front yard setback is required per VBMP Section 2.7.7.A.1; b) to allow a
zero-foot garage setback and four-foot interior side yard setback for the habitable space (VBMP Section
2.7.7.A.2 requires a five-foot side yard setback); c) to allow a four-foot street side yard setback along
Chestnut Avenue where a five-foot setback is required per VBMP Section 2.7.7.A.2; and d) to allow the
required clear zone of 7.5 feet on only one side of the driveway (VBMP Section 2.6.1.A.4.a. requires a clear
zone of an isosceles right triangle with 7.5 feet at both sides of a driveway where it intersects with a
street/alley). Each of the variance findings, pursuant to CMC Chapter 21.50, and the supporting analysis
is described below.
1. That because of special circumstances applicable to the subject property, including size, shape,
topography, location or surroundings, the strict application of the zoning ordinance deprives such
property of privileges enjoyed by other property in the vicinity and under identical zoning
classification.
a) Due to the narrow 25-foot width of the lot, the variance is requested to allow for a reasonable
development area for the proposed residence and accessory dwelling unit. The proposed 10-foot
setback in the front yard is similar to the setbacks of existing homes on Roosevelt Street that vary
from nine feet to over 20 feet, and on Chestnut Avenue that vary from 8.6 feet to over 10 feet as
shown on the setback exhibit of the plans. Many of the homes in the vicinity are on lots that are sixty
feet or wider (sixty feet is the minimum lot width requirement for standard lots) and still benefit from
a reduced front yard setback area. The strict application of the code would result in a smaller home
that is set back further than other homes in the zone that are not burdened by such a narrow lot
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width. Lastly, the prior zoning of the subject property and neighboring properties was Residential
Density – Multiple (RD-M), which allows a 10-foot front yard setback provided carports or garage
openings do not face the street and the front yard is landscaped and irrigated. The proposed 10-foot
front yard landscaped setback is similar to the setback allowed under the prior RD-M zone and
consistent with homes that developed under that development standard.
Although not part of the variance finding, it is important to note that the property abuts the Barrio
Perimeter District (BP) of the VBMP to the south (along Chestnut Avenue and along the west side of
Roosevelt Street), which allows for front yard setbacks of 10 feet. The proposed ten-foot setback is
the same as the ten-foot standard allowed for properties within the BP District of the VBMP south of the site and would be compatible with properties fronting Roosevelt Street and Chestnut Avenue.
b) The proposed four-foot interior side yard setback for habitable areas will allow for a home to be
developed at a size that is comparable to homes developed under the same zoning designation that
are not burdened by a narrow lot width. Allowing the zero-foot interior side yard setback for the
garage will allow for the development of a standard two-car garage with a 20-foot wide interior
dimension on the narrow 25-foot wide lot. A zero-foot garage setback is enjoyed by the abutting
property, which is located in the same zone. Furthermore, the proposed four-foot habitable building
setback is similar to the abutting property that also has a reduced habitable building setback of 4’-6”.
There is a handful of other developed properties within the BC District with similar lot widths and
reduced setbacks. Strict application of five-foot side yard setbacks would deprive this property of
development rights enjoyed by other properties within the BC District.
c) The proposed four-foot setback will allow the building to encroach one foot into the street side
yard. The four-foot street side yard setback will allow for a home and garage to be developed at a
size that is comparable to homes developed under the same zoning designation that are not burdened
by a narrow lot width. Furthermore, one foot of encroachment into the street side yard setback will
not be discernable to the public as 15 feet of landscaped right-of-way is provided with the project in
addition to the four feet of landscaped setback area. The 15 feet of landscaped right-of-way between
Chestnut Avenue and the property and the additional four feet of landscape setback area will help to
visually offset the one foot of building encroachment.
d) The proposed clear zone of 7.5 feet is provided on only one side of the driveway whereas it is
required on both sides of the driveway. To provide a clear zone of 7.5 feet on both sides of a standard
20-foot-wide driveway (necessary for a standard 20’ x 20’ garage) would require a lot width of 35 feet
or greater and the lot is only 25 feet wide. Therefore, a clear zone of 7.5 feet can only be provided on
one side of the driveway on the 25-foot wide lot. The clear zone is proposed at the south side of the
driveway closest to the intersection of Tyler Street and Chestnut Avenue where site distance is of
concern. The city engineering division has reviewed the project and determined that adequate site
distance is provided for the project as designed with the proposed variance.
2. That the variance shall not constitute a grant of special privileges inconsistent with the limitations
upon other properties in the vicinity and zone in which the subject property is located and is subject
to any conditions necessary to assure compliance with this finding.
Most properties in the vicinity are not burdened by a narrow lot configuration. Only one other
property in the immediate vicinity under the same zoning is burdened with such a narrow lot
configuration (i.e. abutting property). The abutting property enjoys a similar reduced side yard
setback of 4.5 feet for the home and zero feet for the garage. Furthermore, many properties along
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Roosevelt Street have front yard setbacks that are less than 15 feet. Lastly, requiring a clear zone of
7.5 feet on both sides of a driveway is particularly punitive to a narrow 25-foot-wide lot that is
significantly narrower than most properties in the vicinity. The project provides the required clear
zone at the driveway located closest to the intersection of Chestnut Avenue and Tyler Street where
the city has determined it to be desirable for safety purposes. Therefore, the variance will not
constitute a grant of special privilege to this property.
3. That the variance does not authorize a use or activity which is not otherwise expressly authorized
by the zone regulation governing the subject property.
The granting of the variance does not authorize a use which is not otherwise expressly permitted by
the zoning regulations. The zoning of the property is V-B and governed by the Barrio Center (BC)
District regulations of the Village and Barrio Master Plan (VBMP). The residential use a is a permitted
use within the BC District of the VBMP. Therefore, a deviation to allow reduced setbacks and one
clear zone area does not authorize a use or activity which is not authorized by the zone because
residential uses are allowed by right in the BC District of the VBMP.
4. That the variance is consistent with the general purpose and intent of the General Plan and any
applicable specific or master plans.
The proposed residential use is expressly authorized by the VBMP and General Plan regulations
governing the subject property as described above. The granting of a variance to allow reduced
setbacks and one clear zone area for a residential home is consistent with the general purpose and
intent of the General Plan for the Village-Barrio Land Use designation, which allows residential uses
by right.
D. Inclusionary Housing (CMC Chapter 21.85)
Per CMC Section 21.85.110, the inclusionary housing requirement may be satisfied through the payment
of an inclusionary housing in-lieu fee when residential development is less than seven units. The proposal
to construct one single-family residential dwelling unit has been conditioned to pay the applicable housing
in-lieu fee prior to the issuance of a building permit.
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. 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 Compliance
City Administration 3.54 sq. ft. Yes
Library 1.89 sq. ft. Yes
Waste Water Treatment 24.5 EDU Yes
Parks 0.007 acre Yes
Drainage Basin B; 1 CFS Yes
Circulation 10 ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
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Standard Impacts Compliance
Schools Carlsbad (E=.35/M=.1036/HS =
.0959)
Yes
Sewer Collection System 1.5 EDU Yes
Water 220 GPD Yes
IV. ENVIRONMENTAL REVIEW
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) (New Construction or Conversion of Small Structures) Class 3 Categorical Exemption of
the State CEQA Guidelines. In making this determination, the City Planner has found that the exceptions
listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. There is no evidence
that the site has value as habitat for endangered, rare, or threatened species. Approval of the project will
not result in significant effects relating to traffic, noise, air quality, or water quality. The site can be
adequately served by all required utilities and public services. A Notice of Exemption will be filed by the
City Planner upon final project approval.
The single-family home will be required to comply with the recently adopted Climate Action Plan
Ordinances, including energy efficiency measures (Ordinance No. CS-347), and electric vehicle charging
infrastructure (Ordinance No. CS-349). The project will also be subject to the new residential standards
for water heating and solar photovoltaic systems that will go into effect in January.
V. DEVELOPMENT PROJECT PUBLIC INVOLVEMENT POLICY
The proposed project is subject to the Early Public Notice and the Enhanced Stakeholder Outreach
processes outlined in City Council Policy No. 84 – Development Project Public Involvement Policy. The
policy requires applicants of certain development projects, such as the proposed Variance, to provide an
opportunity for, and to consider input from interested and affected stakeholders prior to project
consideration by city decision-makers.
On August 7, 2019, the applicant mailed an early public notice and information packet to property owners
within 600 feet of the project site that included the project site plan, color elevations, project description,
project number, project location, applicant name, and an option to provide comments on a self-
addressed, stamped comment card. 102 public notice and information packets were sent to addresses of
property owners within a 600-foot radius of the property as required. Two responses were received with
concerns about the project and are provided within the attached Enhanced Stakeholder Outreach Report.
The early public notice and the information packet described above satisfy the requirements of City
Council Policy No. 84.
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ATTACHMENTS:
1.Planning Commission Resolution No. 7354
2.Location Map
3.Disclosure Statement
4.Village and Barrio Master Plan Design Guidelines Analysis
5.Reduced Exhibits
6.Enhanced Stakeholder Outreach Report - Early Public Notice and Information Packet
7.Full Size Exhibits “A” – “J” dated December 18, 2019
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VILLAGE AND BARRIO MASTER PLAN DESIGN GUIDELINES
V 2018-0010/SDP 2018-0020 (DEV2017-0138) – 540 CHESTNUT AVENUE SFR
INTENT
The Design Guidelines (guidelines) intend to implement and enhance the existing character within the Village and Barrio as new
development and property improvements occur. Together, the Village and Barrio are a unique, mixed-use environment. They
serve as both a shopping and entertainment destination as well as a place to live and work. The guidelines aim to improve the
character of the Village and Barrio while improving livability. Guidelines address many components of building style and
orientation, including site layout, building massing, roof form, building façades, and appurtenances. Images are intended to provide a visual example of a targeted topic described in the caption and may not represent all aspects and direction provided
within this document. Through these areas of focus, the guidelines strive to foster authentic designs with straightforward and
functional construction.
All development should align with the spirit and intent of the design guidelines presented in this chapter. Designers and
developers should consider at a minimum that these guidelines are a starting point for quality development, and do not
comprise every possible strategy for achieving high quality design. Therefore, it is prudent that designers use their own
techniques for achieving authentic, high quality design. The following guidelines apply to all new and remodeled development
within the entire Master Plan Area unless exempt as determined by Section 6.3.2.
2.8.2 SITE PLANNING GUIDELINES CONSISTENCY STATEMENT
A. Site layout
1. Place buildings adjacent to, and oriented towards, the street. Locate prominent
architectural features near corners and intersections.
2. Orient storefronts and major building entries towards major streets, courtyards,
or plazas.
3. Minimize gaps between buildings in order to create a continuous, pedestrian-
oriented environment.
4. Place parking lots so as not to interrupt commercial street frontages.
5. Incorporate functional and aesthetic vehicular and pedestrian connections to
adjacent sites.
6. Create small pedestrian plazas along the street wall through the use of
recesses in building form.
7. Provide easily identifiable pedestrian access from the street and/or sidewalk to
key areas within the site.
8. Incorporate plazas, landscaped areas, fountains, public art, textured pavement,
and vertical building features to create focal points that enhance a pedestrian’s
experience.
9. Utilize atriums and outdoor courtyards to increase the variety and number of
views and to bring additional sunlight into large developments.
10. Give careful design consideration to corner lots, as they are typically a focal
point in the urban fabric.
11. Utilize courtyards or other methods to break up the building mass and provide
natural ventilation, wherever possible.
The proposed site layout for the
single-family home takes advantage
of the configuration of the lot by
placing the front door of the single-
family home off of Chestnut Avenue
and the ADU front door off of
Roosevelt Street.
The architecture of the building
provides articulation along the
Roosevelt Street and Chestnut
Avenue street frontages providing
varied façades while incorporating
open space as well as landscaping
throughout the site.
Vehicular access to the garage is
provided off Tyler Street.
B. Parking and access
1. Locate parking behind buildings and away from the street, wherever possible.
2. Use pervious paving materials, whenever possible.
3. Buffer residential uses from commercial parking lots by landscaping, fencing,
and/or walls.
4. When walls or fences are utilized to screen parking, provide breaks to allow for
The garage is located at the rear of
the residence allowing the residence
to be oriented towards Chestnut
Avenue and Roosevelt Street. The
design complements the pedestrian-
oriented building and site design
desired for the Barrio. Likewise,
2
pedestrian circulation and limit height for safety and security purposes.
5. Divide large parking lots into smaller areas with landscaping and clearly
marked pedestrian paths.
6. Highlight primary pedestrian access paths within parking areas with decorative
paving, trellises, canopies, lighting, and similar improvements.
7. Create pedestrian paseos to parking lots of buildings.
8. Locate parking below grade or in structures, where feasible.
9. Design parking structures so their height and bulk are consistent with
adjacent buildings.
10. Provide bicycle parking at convenient locations such as entrances or other
visible and accessible areas.
11. Provide electric vehicle charging stations and equipment where feasible and
as otherwise required.
paved entryways are proposed to the
home and ADU, further adding to the
pedestrian-orientation of the
residence.
One vehicular access point is
proposed off Tyler Street. The
proposed driveway is deep enough to
avoid vehicles blocking access.
An attached two-car garage with a
direct entrance into the single-family
home is provided. Electric vehicle
charging stations are not required.
However, the circuiting necessary to
allow vehicle charging within the
private garage will be required so
that an owner may install a charging
station in the future.
C. Plazas and open space
1. Provide private or common open space and pedestrian connections to such
spaces to enhance the living environment and contribute to a walkable
neighborhood character.
2. Semi-public outdoor spaces, such as small plazas and courtyards are
encouraged between private and public spaces to support pedestrian activity and
connectivity.
3. Design plazas and building entries to maximize circulation opportunities
between adjacent uses.
4. Provide landscaping and high-quality paving materials, such as stone,
concrete or tile, for plazas and open spaces.
5. Place outdoor furniture, such as seating, low walls, trash receptacles, bike racks
and other elements, in outdoor pedestrian spaces.
6. Site buildings to define open space areas. Ensure that outdoor areas are visible
from public streets and accessible from buildings, as well as, streets and pedestrian
and bicycle networks.
The proposed single-family home
complies with the private open space
requirements of the Barrio Center
(BC) District of the Village and Barrio
Master Plan (VBMP), which requires a
minimum of 400 square feet of
ground level open space. The 16’ x
25’ (400 square feet) courtyard is
oriented towards Chestnut Avenue.
The design ensures that the outdoor
area is visible from the street and is
accessible from the home. The landscape proposed on-site and
within the extended right-of-way
enhances the visual aesthetic of the
project.
F. Mechanical Equipment and Service Areas
1. Carefully design, locate, and integrate service, utility, and loading areas into the
site plan. These critical functional elements should not detract from the public view
shed area or create a nuisance for adjacent property owners, pedestrian circulation,
or vehicle traffic.
2. Locate loading areas in the rear of a site where possible.
3. Locate mechanical equipment and service areas along and accessed from alleys
or the rear of properties, wherever possible.
4. Place public utility equipment, meter pedestals, and transformers underground
or away from sidewalks and pedestrian areas, where feasible.
5. Screen all mechanical equipment from public view.
6. Ensure roof mounted mechanical equipment and screening do not interfere
All utilities and HVAC systems will be
located out of public views and will
not protrude from rooftops. The
HVAC system is located within an
attic, which screens the system from
view and helps to maintain low noise
levels.
The single-family home will have its
own trash and recycling bins within
the private garage. The roof provides
3
with required solar zones or installed solar photovoltaic or solar water heating
systems.
7. Design trash and recycling enclosures to be consistent with the project and
building architecture, and site and screen them to minimize visual impact.
area for future photovoltaic and solar
water heating systems.
G. Landscaping
Landscaping shall meet the policies and requirements set forth in the City of Carlsbad
Landscape Manual.
1. Utilize landscaping to define building entrances, parking lots, and the edge of
various land uses.
2. Utilize landscaping to buffer and screen properties.
3. Consider safety, environmental impacts, and accent elements when selecting
and locating landscaping elements.
4. Landscaping, between the front property line and the building creates a visually interesting transitional space. Select and place plants to enhance and soften
architectural elevations, screen undesirable building features and contribute to the
overall quality of the streetscape.
5. Select species that are compatible with Carlsbad’s semi-arid Mediterranean
climate, and that will grow to an appropriate size at maturity.
6. When there are minimal landscape areas between the building and the street,
incorporate planters onto porches, recessed building entrances, and planters on decks
and balconies.
7. Minimize paved vehicle areas such as driveways and parking areas. Design
driveways to be no wider than necessary to provide access. Incorporate permeable
surfaces, such as interlocking pavers, porous asphalt, power blocks, and lattice blocks/
grass-crete or ribbon driveways where feasible.
8. Utilize planting to screen less desirable areas from public view, i.e., trash,
enclosures, parking areas, storage areas, loading areas, and public utilities.
9. Provide landscaping between any parking lot and adjacent sidewalks or other
paved pedestrian areas, as well as, within surface parking lots.
10. Incorporate native and drought tolerant vegetation whenever possible.
Avoid use of invasive or noxious plants.
11. Incorporate lattice work and landscaping onto existing blank walls to support
flowering vines growing out of planters placed at their base.
12. Plant trees and fast growing and flowering vines along fences and walls to
soften the appearance of the fencing and screen views to functional on-site work
and storage areas.
13. Utilize vines, espaliers, and potted plants to provide wall, column, and post
texture and color and to accentuate entryways, courtyards, and sidewalks.
14. Incorporate large planters into seating areas. Planters should be open to the soil
below and should incorporate permanent irrigation systems.
15. Maintain landscaping and yard areas regularly to keep a desirable, healthy
appearance, eliminate trash, and control vermin.
16. Incorporate Low Impact Development (LID) strategies, site design, and source
control measures into projects. Examples include rain gardens, rain barrels, grassy
swales, soil amendments, and native plants.
17. Utilize seasonal shading from trees and shrubs when developing planting
schemes for courtyards and streetscapes on south and west facing facades.
The proposed landscape plan
complies with the city’s Landscape
Manual. Landscaping is provided
throughout the project site and
adjacent to Chestnut Avenue,
Roosevelt Street and Tyler Street.
4
H. Fences and walls
1. Construct fences of quality and durable materials, such as, wood, vinyl or
wrought iron.
2. Architecturally treat all site walls to complement the building design.
3. Chain link fences and other “see-through” fences are not appropriate for
screening.
4. Fences and walls directly adjacent to sidewalks and pedestrian plazas in
commercial and mixed-use areas should be avoided unless designed as a
pedestrian amenity or a low wall landscape feature.
The project proposes a wood fence
and wood fence atop proposed block
wall along the common property line
with the adjacent neighbor that are
within the permitted height.
2.8.3 BUILDING FORM AND MASSING GUIDELINES CONSISTENCY STATEMENT
A. Building Form and Articulation
1. Reduce the imposing appearance of tall buildings by stepping back from street
level on elevations above the ground floor.
2. Utilize horizontal and vertical articulation to break up monolithic street walls
and facades.
3. Utilize techniques to reduce massing, such as variation in wall plane and height
and variation in roof form and levels.
4. Surface detailing may be used, but does not serve as a substitute for distinctive
massing.
5. Consider adjacent low density uses when designing and orienting a building.
For example, avoid balconies overlooking rear yards.
6. Minimize the vertical emphasis of architectural design elements by
incorporating features such as horizontal bands, reveals, trims, awnings, eaves, and
overhangs or other ornamentation, along different levels of the wall surface.
7. Minimize blank walls by:
a. Adding window openings and/or entrances and other relief.
b. Providing recessed glazing and storefronts.
c. Adding vertical pilasters which may reflect internal building structure.
d. Changing color and texture along the wall surface.
e. Varying the planes of the exterior walls in depth and/or direction.
f. Adding trims, projections, and reveals along different wall surfaces.
g. Articulate the building façade by varying building elements to create
contrast. Integrate all architectural elements into the building design to
avoid the look of “tacked on” architectural features.
8. Utilize facade projections and recesses such as bay windows, planter boxes, roof
overhangs, and entry way recesses.
9. Arrange columns such that they appear to support the weight of the
building or feature above and are balanced in height, weight, and depth. Spindly
columns can appear out of proportion with the element it is supporting.
10. Size shutters appropriately, when used to cover the window opening.
11. Avoid exterior sliding or fixed security grilles over windows along street
frontages.
12. Discourage and avoid “chain” corporate architecture and generic designs. Each
project should strive to achieve the unique architectural style or character.
13. Design roofs to accommodate a solar photo-voltaic system and/or solar water
The building is designed with
alternating planes. The rooflines are
also appropriately varied in pitch and
height. Doors, windows, as well as
adequately weighted architectural
projections minimize potentially
blank walls. The building uses a
variety of materials that complement
the design and provide architectural
interest such as incorporating
horizontal shiplap siding, stucco,
varied window sizes, and varied roof
planes. The roof provides area for
future photovoltaic and solar water
heating systems. Recessed entry to
the house and projecting porch roofs
will help create shadow patterns on
wall surfaces. Light and neutral base
colors consisting of tan, grey and
white are provided.
5
heating system, as required by California Building Code.
14. Utilize details such as wall surfaces constructed with patterns, changes in
materials, building pop-outs, columns, and recessed areas to create shadow
patterns and depth on the wall surfaces.
15. Ensure that proportions are consistent with selected architectural styles.
16. Incorporate the characteristic proportions of traditional facades in new infill
development.
17. Balance the ratio of height, width, and depth of arches and columns to
emphasize strength and balance.
18. Ensure consistency between the height of a column and its mass or thickness
with the weight of the overhead structure the column supports.
19. Infill buildings that are much wider than the existing facades should be broken
down into a series of appropriately proportioned structural bays or components.
20. Consider transitions between the height of new development and the height
of adjacent existing development.
21. Utilize vertical building focal elements. Towers, spires, or domes may foster
community identity and serve as landmarks.
22. Utilize windows and open wrought iron balconies to provide opportunities for
residents to passively observe and report suspicious activity.
23. Utilize accent materials to highlight building features and provide visual
interest. Accent materials may include any of the following:
a. Wood
b. Glass
c. Glass block (transom)
d. Tile
e. Brick
f. Concrete
g. Stone
h. Awnings
i. Plaster (smooth or textured)
24. Use building materials and finishes that are true to the structure’s architectural
style.
25. Windows, doors, and entries should be designed to capture the desired
architectural style of the building.
26. Generally, use no more than three different materials on exterior wall surfaces.
While certain styles may successfully incorporate multiple surface materials, caution
must be used as too many materials can result in a less than aesthetically pleasing
building.
27. Ensure material changes occur at intersecting planes, preferably at inside
corners of changing wall planes or where architectural elements intersect, such as a
chimney, pilaster, or projection.
28. Utilize light and neutral base colors. Generally muted color schemes will
promote visual unity and allow awnings, window displays, signs and landscaping
to be given proper emphasis.
29. Ensure lighting is architecturally compatible with the building.
6
30. Articulate storefronts with carefully arranged doors, windows, arches, trellises,
or awnings, rather than blank walls.
31. Ensure that the main entrance to a building is clearly identifiable and unique, as
it is the primary point of arrival and should be treated with significance.
32. Window type, material, shape, and proportion should complement the
architectural style of the building.
33. Utilize recessed windows where appropriate to the architectural style, to
provide depth.
C. Balconies
1. Place balconies adjacent to operable doorways. Faux balconies or those that do
not appear usable are discouraged.
2. Visually support all balconies, either from below by decorative beams and/or
brackets, from above by cables, or by other parts of the building.
3. On corners, balconies may wrap around the side of the building.
The project provides a roof deck as
opposed to balconies for upper floor
access to the outdoors.
D. Roof Forms
1. Ensure that roof materials and colors are consistent with the desired
architecture or style of the building.
2. Utilize multi-roof forms, hips, gables, shed roof combinations, and sufficiently
articulated flat roofs to create interesting and varying roof forms that will reduce
building mass, add visual appeal, and enhance existing Village and Barrio character
and massing.
3. Avoid long, unbroken, horizontal roof lines.
4. Avoid flat roofs unless sufficient articulation of detail is provided, such as
precast treatments, continuous banding or projecting cornices, lentils, caps, corner
details, or variety in pitch (sculpted), height, and roofline.
5. Avoid the “tacked on” appearance of parapets, and ensure their appearance
conveys a sense of permanence. If the interior side of a parapet is visible from the
pedestrian and/or motorist area of the project, utilize appropriate detail and properly
apply materials.
Roof forms consist of gabled, hipped,
and flat roofs. The proposed
rooflines are appropriately varied in
pitch and height, breaking up the
design of the building.
E. Lighting
1. Provide exterior building lighting, particularly in commercial and high-
pedestrian areas.
2. Design or select light fixtures that are architecturally compatible with the
building.
3. Integrate light fixtures that are downcast or low cut-off fixtures to prevent
glare and light pollution.
4. Design lighting in such a way as to prevent the direct view of the light source
from adjacent properties or uses, particularly residential properties or uses.
5. Utilize lighting on architectural details, focal points, and parking areas to
increase safety, help with orientation, and highlight and site attributes and the
identity of an area.
6. Use energy-efficient lamps such as LED lights for all exterior lighting along
with adaptive lighting controls to contribute to energy conservation and potentially
reduce long-term costs.
Exterior lighting fixtures will be
located throughout the building and
consistent with other typical
residential lighting.
F. Residential Design
1. Design with architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing, siding, and
The window/door proportions,
exterior siding, trim materials and
colors complement the overall
7
color scheme to complement the overall building design, site and neighborhood
context.
2. Incorporate porches, trellises, landscaping, and other features to extend the
living area toward the street, soften the transition between the street and the
dwelling, and encourage community.
3. Design and site units as much as possible to front primary streets to provide
“eyes on the street,” create pedestrian environments, and support the walkable,
connected character of the Village and Barrio.
4. Articulate windows with accent trim, sills, kickers, shutters, window flower
boxes, balconies, awnings, or trellises authentic to the architectural style of the
building.
5. Incorporate safe, efficient, and convenient access to usable open space within
multifamily developments.
6. Locate garages and parking areas to have the least amount of visual impact on
the street.
7. Design garages so that they are subordinate to the main living area, when
viewed from the street. Where possible, recess the garage behind the dwelling unit
and do not locate it between the main living area and the street.
8. Recess garage doors into the exterior wall, rather than keeping them flush.
9. Design detached garages and accessory structures to be an integral part of the architecture of the project. They should be similar in materials, color, and detail to the
principal structures of a development.
building design and the homes in the
neighborhood. Entrances front on a
public sidewalk and the primary
streets (Roosevelt Street and
Chestnut Avenue). Landscaping is
provided consistent with the City’s
Landscape Manual and designed
appropriately for the residential site.
Private open space is provided for the
home. The garage is located off Tyler
Street.
●ATTACHMENT 5
●
●
●
11777777711111117722221127777777777777777777552T1T2663663663666636666666666661111F111111T26666F1111T3T3T36666ADJACENT PROPERTYGARAGE ADJACENT PROPERTYRESIDENCE R.O.W.R.O.W.33333666633366888888T3T3FWALL, HEIGHTS VERY SEECIVIL DRAWINGSWOOD FENCE ATOP OF WALL ADJUST HEIGHT ASNECESSARY, MAX HEIGHT FROM FINISH GRADE 6'.WOOD FENCE MAX HEIGHTFROM FINISH GRADE 6'.PERVIOUS PARES PER CIVILOUTDOOR FIRE PLACE SEEARCHITECTURAL PLANS888836399699669996666LINE OF SIGHT PER CITY'SLANDSCAPE MANUALLINE OF SIGHT PER CITY'SLANDSCAPE MANUALEXISTING QUEEN PALM TOREMAIN APPROX. 10" CALIPEREXISTING QUEEN PALM TO BEREMOVED, APPROX. 7" CALIPER6666GROUND COVERS SYMCOMMON NAMEBOTANICAL NAMESIZETREESCOMMON NAMEBOTANICAL NAMEPLANT LEGENDSIZEQTYSYMSQFT.SHRUBSSYMCOMMON NAMEBOTANICAL NAMESIZEQTYT1124" BOXSHRUBBY YEW115 GAL.PODOCARPUS 'MAKI'25ICEBERG ROSE2ROSA 'ICEBERG'65 GAL.1.LANDSCAPE GENERAL NOTES:ALL LANDSCAPE SHALL CONFORM TO THE STANDARD'S OF THE CITY OF CARLSBAD LANDSCAPEREGULATIONS AND THE CITY OF SAN DIEGO LAND DEVELOPMENT MANUAL LANDSCAPESTANDARDS AND ALL OTHER RELATED CITY AND REGIONAL STANDARDS.2.MAINTENANCE: ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY OWNER. LANDSCAPE& IRRIGATION AREAS IN THE PUBLIC RIGHT OF WAY SHALL BE MAINTAINED BE THE OWNER.LANDSCAPE AREAS SHALL BE MAINTAINED FREE OF DEBRIS AND LITTER. ALL PLANT MATERIALSHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. DISEASED OR DEAD PLANT MATERIALSHALL BE SATISFACTORILY TREATED OR REPLACED PER THE CONDITIONS OF THE PERMIT.3.IRRIGATION: AN EFFICIENT, AUTOMATIC, ELECTRICALLY CONTROLLED IRRIGATION SYSTEM SHALLBE PROVIDED AS REQUIRED FOR PROPER IRRIGATION, DEVELOPMENT, AND MAINTENANCE OF THEVEGETATION IN A HEALTHY, DISEASSE-RESISTANT CONDITION. THE DESIGN OF THE SYSTEM SHALLPROVIDE ADEQUATE SUPPORT FOR THE VEGETATION SELECTED, THE PROPOSED IRRIGATIONSYSTEM SHALL BE A COMBINATION OF POP-UP SPRY HEAD AND DRIP LINE.4. ALL GRADED, DISTURBED, OR ERODED AREAS THAT WILL NOT BE PERMANENTLY PAVED ORCOVERED BY STRUCTURES SHALL BE PERMANENTLY RE-VEGETATED AND IRRIGATED.5 ARCHITECTURAL ELEVATIONS AND FEATURES SHALL BE CONSIDERED AND ENHANCED WITHPLANTINGS OF SIMILAR DESIGN CHARACTER.6. ALL LANDSCAPE AREAS SHALL HAVE POSITIVE (2% GRADE IN PLANTING AREAS) AWAY FROM ALLSTRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM.7. A SOIL TEST BY A QUALIFIED AGRONOMIST SHALL FURTHER INFLUENCE PLANT MATERIALS ANDINSTALLATION TECHNIQUES.8. ALL SOILS WILL BE FERTILIZED, AMENDED, AND TILLED TO CONFORM TO RECOMMENDATIONSMADE BY A SOIL TESTING LABORATORY AND/OR LANDSCAPE ARCHITECT IN ORDER TO PROMOTEHEALTHY AND VIGOROUS PLANT GROWTH.9. ALL PROPOSED PLANTING AREAS SHALL BE TREATED WITH SOIL CONDITIONERS TO INCREASEAND RETAIN SOIL MOISTURE.10 ALL PLANTER AREAS SHALL RECEIVE A 3" DEPTH OF SHREDDED BARK MUCH.11. ALL PLANTING AREAS WILL BE MAINTAINED IN A WEED AND DEBRIS FREE CONDITION.12.NON-BIODIGRADABLE ROOT BARRIERS SHALL BE INSTALLED WERE TREES ARE PLACED WITHIN 5'OF PUBLIC IMPROVEMENTS INCLUDING WALKS, CURBS, OR STREET PAVEMENT OR WHERE NEWPUBLIC IMPROVEMENTS ARE PLACED ADJACENT TO EXISTING TREES. ROOT BARRIERS WILL NOTBE WRAPPED AROUND THE ROOT BALL .---SENECIO1120CUTTINGS 12" O.C.502PHYLA NODIFLORAKURAPIANEW ZEALAND CHRISTMAS TREEMETROSIDEROS EXCELSAPURPLE FOUNTAIN GRASS315 GAL.PENNISETUM SATACEUM 'RUBRUM'145CENTURY PLANT6AGAVE 'AMERICANA'25 GAL.7ATLAS FESCUE1 GAL.FESTUCA MAIREI48ROCKROSE CISTUS 'SUNSET'285 GAL.224" BOXT2DYPSIS DECARYICRUSHED ROCK 3"-4" TAN/REDDISH COLOR950TRIANGLE PALMFLATS 16" O.C.VINESSYMCOMMON NAMEBOTANICAL NAMESIZEQTYCREEPING FIGFICUS PUMILA215 GAL.FWU-COLS524" BOXT3ARCHONTOPHOENIX CUNNINGHIANA KING PALMMOD.MOD.13. ALL TREES LOCATED WITHIN A VEHICULAR SIGHT LINE MUST HAVE ALL LIMBS REMOVED TO AHEIGHT OF 6 FEET ABOVE THE ADJACENT TOP OF CURB.14. ALL UTILITIES ARE TO BE SCREENED. LANDSCAPE CONSTRUCTION DRAWINGS WILL BE REQUIREDTO SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING.MOD.MOD.MOD.LOWV.LOWLOWLOWLOWLOWWU-COLSWU-COLSWU-COLSMOD.8GUARDSMAN NEW ZEALAND FLAXPHORMIUM TENAX 'GUARDSMAN'105 GAL.LOW15. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHINTWENTY-FOUR INCHES OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLESURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO ALANDSCAPED AREA.9VARIEGATED SMOOTH AGAVEAGAVE DESMETIANA 'VARIEGATA'75 GAL.LOWSHEET TITLE:SHEETDRAWNAPPROVEDJOB NO.DATESCALEPROJECT:REVISIONSJASCAS SHOWNPLOT DATE: 09-17-1909-17-19CSDAANEPHCIT TCE 01-31-20SIGNATURE RENEWAL DATESEAN R. CLARKELIC. #5299RA NSEILCELDIANROCFASTAMP DATE OFILS ATT E110 COPPERWOOD WAY #POCEANSIDE CA 92058760-716-3100CA. LLA#5299, C-27#94495509-17-19540 CHESTNUT AVE.SINGLE FAMILY RESIDENCECARLSBAD, CA 92008REV. 1 12-07-18REV. 2 02-04-19REV. 3 04-02-19REV. 4 09-17-190SCALE: - 1" =8'16'8'4'NORTHV 2018-0010/SDO 2018-0020(DEV2017-0138)-540 CHESTNUTTREE ROOT BARRIERL1 OF 2CHESTNUT AVE.TYLER ST.ROOSEVELT ST.LANDSCAPE CONCEPT6' MAX HEIGHT WOOD FENCE6' MAX HEIGHT FROM GRADEWOOD FENCE ATOP BLOCK WALL
HYDROZONE LEGENDSYMZONE/TYPE IRR.ZONE ONE / SHRUB DRIP IRRIGATIONZONE TWO / SHRUB DRIP IRRIGATIONZONE THREE / SHRUB DRIP IRRIGATIONZONE FOUR / TREE BUBBLERHYDROZONE LOWMODERATEMODERATEMODERATE NOTE: WATER SOURCE SHALL BE POTABLE WATERI AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED INTHE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS.I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH REGULATIONS TO PROVIDE EFFICIENT USE OFWATER.SIGNATURE DATE01/29/19ADJACENT PROPERTYGARAGE ADJACENT PROPERTYRESIDENCE R.O.W.R.O.W.SHEET TITLE:SHEETDRAWNAPPROVEDJOB NO.DATESCALEPROJECT:REVISIONSJASCAS SHOWNPLOT DATE: 09-17-1909-17-19CSDAANEPHCIT TCE 01-31-20SIGNATURE RENEWAL DATESEAN R. CLARKELIC. #5299RA NSEILCELDIANROCFASTAMP DATE OFILS ATT E110 COPPERWOOD WAY #POCEANSIDE CA 92058760-716-3100CA. LLA#5299, C-27#94495509-17-19540 CHESTNUT AVE.SINGLE FAMILY RESIDENCECARLSBAD, CA 92008REV. 1 12-07-18REV. 2 02-04-19REV. 3 04-02-19REV. 4 09-17-190SCALE: - 1" =8'16'8'4'NORTHV 2018-0010/SDO 2018-0020(DEV2017-0138)-540 CHESTNUTL2 OF 2CHESTNUT AVE.TYLER ST.ROOSEVELT ST.IRRIGATION CONCEPT
ATTACHMENT 6