HomeMy WebLinkAbout2019-10-02; Planning Commission; ; CUP 2018-0023 (DEV2018-0222) – BUENA VISTA RESERVOIR SITEItem No.
Application complete date: June 1, 2019
P.C. AGENDA OF: October 2, 2019 Project Planner: Pam Drew
Project Engineer: David Rick
SUBJECT: CUP 2018-0023 (DEV2018-0222) – BUENA VISTA RESERVOIR SITE - Request for approval
of a Conditional Use Permit to allow for the construction of a passive park located at 1605
Buena Vista Way within Local Facilities Management Zone 1. The City Planner has
determined that the project constitutes in-fill development and is therefore categorically
exempt from the requirement for the preparation of environmental documents pursuant
to California Environmental Quality Act Guidelines Section 15332.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7348 APPROVING Conditional
Use Permit CUP 2018-0023 based upon the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site and Setting:
The 3.1 acre project site is located at 1605 Buena Vista Way as shown on the attached location map. The
site contains a large water storage reservoir built in 1918. The sides and bottom of the reservoir are below
grade, and the reservoir is uncovered. The reservoir was abandoned operationally in the 1960’s and
subsequently used as a city maintenance and storage facility.
The existing grades on the site slope from the edges of the reservoir at approximate elevation 188 feet
above Mean Sea Level (MSL) down and away toward the edges of the property. The lowest portion of the
property is at the northwest corner at approximate elevation 164 feet MSL. The bottom of the reservoir
is at about elevation 177 feet MSL. From the eastern and western property lines, the grades slope down
at approximately 2.4 to 1 (horizontal to vertical) to the top of the retaining walls in the backyards of the
residences to the east and west.
The vegetation on the site is classified as disturbed habitat, per the Biological Constraints Analysis
prepared by Dudek, dated October 1, 2018. Therefore, no impacts to sensitive vegetation or sensitive
species will result from the project.
Background
On March 14, 2017, the City of Carlsbad, North County Advocates, Lennar Homes, Preserve Calavera,
Friends of Aviara, and Friends of the Buena Vista Reservoir entered into a Community Benefit Agreement
(Agreement), the purpose of which was to: 1) settle the lawsuit challenging the city’s certification of the
General Plan Environmental Impact Report and approval of the General Plan Update and Climate Action
Plan; 2) develop the 3.1 acre Buena Vista Reservoir site as a new public park; and 3) achieve support for
1
CUP 2018-0023 (DEV2018-0222) – BUENA VISTA RESERVOIR SITE
October 2, 2019
Page 2
Lennar Homes’ proposal to develop a 123 unit, single family, detached unit condominium project
(Poinsettia 61) on land located south of Cassia Road, between the existing western and eastern segments
of Poinsettia Lane.
The Agreement obligates Lennar Homes to construct a 3.1-acre neighborhood park on the Buena Vista
Reservoir site, which is owned by the City of Carlsbad, with passive use amenities. The Agreement
requires Lennar Homes to enter into a Construction Agreement with the city to provide the park
improvements at a maximum cost of $3,028,700, inclusive of all costs associated with the design, public
outreach, permitting, plan processing, and construction. The Agreement further specifies that Lennar
Homes is to complete construction of the park improvements such that the new park is operational no
later than 30 months from the date of recordation of a final subdivision map or issuance of a grading
permit for the Poinsettia 61 Project, whichever is earlier. The city issued a grading permit for the
Poinsettia 61 project on July 25, 2018, therefore the park improvements are to be completed by January
25, 2021.
Early Public Notice and Community Workshops
In 2018, the project team held two community workshops in an effort to collect a diverse range of
community feedback to inform the structure, composition, and character of the proposed park. Each
workshop began with a project introduction and brief history of the project and the Agreement behind
the creation of the project, as well as a site analysis plan that identified both opportunities and constraints
associated with the project site.
The first workshop, which was held in June 2018, included two exercises for the community to participate
in. The layouts were very conceptual in nature and primarily focused on circulation patterns, spatial
relationships between different areas and uses, and various sizes and scale of the proposed amenities.
Each schematic design was accompanied by design character images to better depict the intended look
and feel of the landscape. Comments and feedback from the public were recorded by the facilitators.
The information, comments, and feedback received at the first workshop was used by the design team to
prepare a draft preferred concept plan. This plan, along with site sections and visual simulations of the
proposed design, were presented to the public at the second community workshop which was held in
September 2018. Community input was recorded during the workshop and used by the design team to
refine the park design into the current proposal.
For both workshops, the City utilized mailers, emails, and event posts on the City’s website to notify the
public of the workshops. For members of the public who were not able to attend the workshops
themselves, the materials shown at the workshops were also shared on the City’s website for review and
comment. Both workshops were held at Buena Vista Elementary School, which is near the project site.
Proposed Project
The composition and circulation of the park reflect a flowing and organic configuration. The park has two
entry points; the northeast entry includes an existing water tank and associated infrastructure. The tank
will be repurposed as an entry feature to honor the operational history of the site. A loop trail frames the
perimeter of the park, while a large turf area is at the center of the park. A children's play area and
adjacent picnic pavilion is located in the northeast corner of the park and offers a variety of play
opportunities for children. The adjacent picnic pavilion provides a gathering space for small groups. The
southern portion of the park is anchored by Buena Vista Point, a large mound and picnic area that offers
various views of the Pacific Ocean. A dry creek bed and water quality basin, which respond to the site's
natural topography, are located on the western edge of the park. Landscape areas line the loop trail, as
CUP 2018-0023 (DEV2018-0222) – BUENA VISTA RESERVOIR SITE
October 2, 2019
Page 3
well as a secondary trail in the western section of the park, of which includes various types of seating.
These landscape areas also act as a buffer to the surrounding neighbors to provide privacy from park
users. Privacy will be provided through the addition of a six-foot tall wood privacy fence, and a
combination of evergreen trees and shrubs. Eleven parallel parking spaces are proposed on Buena Vista
Way.
Proposed Grading: Estimated grading quantities include 6,400 cubic yards (cy) of cut, 5,760 cy of fill with
640 cy of export. A grading permit will be required for this project.
Table 1 below shows the General Plan designations, zoning, and current land uses of the project site and
surrounding properties.
TABLE 1 – LAND USE DESIGNATION AND ZONING OF SITE AND SURROUNDINGS SITES
Location General Plan Designation Zoning Current Land Use
Site R-4 R-1 Abandoned Concrete-lined Reservoir
North R-4 R-1 One-Family Residential
South R-4 R-1 One-Family Residential
East R-4 R-1 One-Family Residential
West R-4 R-1 One-Family Residential
III. ANALYSIS
The project is subject to the following regulations and requirements:
A. Residential (R-4) General Plan Land Use Designation;
B. Residential (R-1) Zone;
C. Conditional Use Permit regulations (CMC Chapter 21.42); and
D. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management
Zone 1.
E. Landscape Manual Policies and Requirements (February 2016)
F. Water Efficient Landscape Ordinance (CMC Chapter 18.50)
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. Residential (R-4) General Plan Land Use Designation
The site has a General Plan Land Use designation of Residential (R-4). Per Section 2.4 of the General Plan
Land Use & Community Design Element, all land use designations may include public facilities, such as
community centers, city libraries, and parks and open spaces.
B. Residential (R-1) Zone
Per Table A in CMC Chapter 21.10.020, the proposed public park in the Residential Zone (R-1) is a
conditionally permitted use as a public/quasi-public facility with the issuance of a Conditional Use Permit.
The project complies with all development standards with no structures proposed within setbacks except
for the existing Carlsbad Municipal Water District’s (CMWD) pressure reducing station and water tank,
both located in the northeastern corner of the property. All amenities proposed at the park are considered
CUP 2018-0023 (DEV2018-0222) – BUENA VISTA RESERVOIR SITE
October 2, 2019
Page 4
passive and do not include tall structures except a few proposed shade structures that are below the
maximum building height of 30-feet.
C. Conditional Use Permit regulations (CMC Chapter 21.42)
To approve or amend a conditional use permit, the Planning Commission must make the four specific
findings listed in CMC Section 21.42.030. As discussed below, each of these findings can be made.
1. That the requested use is necessary or desirable for the development of the community, and is in
harmony with the various elements and objectives of the General Plan, including, if applicable,
the certified local coastal program, specific plan, or master plan in that development of a public
park in the location proposed is supported by the community and the City Council. The proposal
also complies with Goal 4-G.6 of the Open Space, Conservation, and Recreation Element that
encourages a wide variety of recreational activities for all ages and interests.
2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located in that the project’s design fits well with and
complements its surroundings residential use and is proposed as a passive public park use. The
Agreement limits uses and activities at the park to ensure compatibility with surrounding
residences, and the recommended approval is conditioned accordingly. Further, by removing a
water storage reservoir built in 1918, the public park will improve the appearance of the
residential neighborhood and provide a desired, conveniently accessible public amenity.
3. That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, Planning
Commission or City Council, in order to integrate the use with other uses in the neighborhood in
that the 3.1 acre site can adequately accommodate the passive park uses, such as children’s
playground structures, picnic tables, shade structures, mounded turf, a meandering pedestrian
trail, benches, viewing areas, fences, drought tolerant landscaping, etc.
Chapter 21.44 of the Carlsbad Municipal Code (Parking) does not have a specific off-street
parking requirement for neighborhood parks, and, in accordance with the Agreement, no off-
street parking is proposed for this park. In cases where a use does not have a specifically-defined
parking standard, the City Planner shall determine the appropriate standard based on similarity
to a listed use in the parking chapter, or based on a parking study or other satisfactory evidence
(CMC 21.44.030). Additionally, the Planning Commission has the authority to establish the
parking requirement (if any) through the conditional use permit (CMC 21.42.140(A)(4)).
Consistent with terms of the Agreement, project approval is conditioned to prohibit active uses
on site, including restroom building, parking lots, dog parks, sport courts, etc. Furthermore, the
permit is conditioned to prohibit the park from being rented out for events. Given these
limitations on park use and the expectation it will be used mainly by neighboring residents, the
City Planner has determined that no off-street parking is required. However, the project design
will accommodate 11 on-street parking spaces (ten standard spaces and one ADA compliant
space) as shown on the master park site plan (attached as Exhibit “B” and dated October 2,
2019).
CUP 2018-0023 (DEV2018-0222) – BUENA VISTA RESERVOIR SITE
October 2, 2019
Page 5
4. That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use in that the passive public park is not expected to add significantly
to existing residential traffic levels as many users will walk to the park from surrounding homes.
The expected trip generation is 18 average daily trips.
In addition to the above findings, Condition No. 5 in Resolution No 7348 requires special regulations for
public parks as contained in CMC 21.42.140(B)(100).
D. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Zone 1
The proposed public park is within Local Facilities Management Zone 1 in the city’s Northwest Quadrant.
The impacts on public facilities created by the proposed public park and its compliance with the adopted
performance standards are summarized in the table below.
TABLE 3 – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration No impact since the project
does not generate new
population
Yes
Library No impact since the project
does not generate new
population
Yes
Waste Water Treatment Minor impact from drinking
fountain use; project does not
propose any restroom facilities
Yes
Parks The project does not generate
new GMP park need, but
rather, would add 3.1 acres of
passive park to the northeast
quadrant’s park inventory
Yes
Drainage 2.36 CFS Yes
Circulation 18 ADT1 Yes
Fire Station 1 Yes
Open Space The park will provide 3.1 acres
of additional open space
Yes
Schools No impact since the project
does not generate new
population
Yes
Sewer Collection System Minor impact from drinking
fountain use; project does not
propose any restroom facilities
Yes
Water 35,000 Gallons per week for
irrigation and drinking fountain.
Recycled water will be used for
landscape irrigation when
available.
Yes
118 ADT, or average daily trips, is six ADT’s per picnic site for neighborhood parks as identified in the San Diego
Association of Governments’ 2002 traffic generation rates.
CUP 2018-0023 (DEV2018-0222) – BUENA VISTA RESERVOIR SITE
October 2, 2019
Page 6
E. Landscape Manual Policies and Requirements
The project is consistent with the planting policies of the city’s Landscape Manual in that the
project will utilize drought tolerant and low water use landscaping except in the areas to be
planted with turf. All trees are minimum 24” box providing an acceptable canopy coverage for a
newly developed park. A combination of evergreen and deciduous species provides seasonal
interest, visual accent, screening, shade during summer and extended sun exposure during
winter. Tree species are high quality California natives, enriching the Carlsbad tree canopy
inventory. Shrubs and groundcovers include 1 and 5-gallon native and drought tolerant plants
that are considered low maintenance. The plant palette includes flowering and screening shrubs,
perennials, grasses, and succulents and the bio-swales planting consists of native riparian species
that can tolerate periodic inundation.
F. Water Efficient Landscape Ordinance (CMC Chapter 18.50)
The project is consistent with the irrigation policies and low impact development (LID) features of
the city’s Landscape Manual in that the irrigation system has been designed to utilize recycled
water for all landscape improvements once recycled water is available in the area. The project
also includes low impact development (LID) features such as vegetated swales and landscape
buffer strips around the concrete walkway that filter storm runoff and increase on-site rainwater
retention from impervious areas.
IV. ENVIRONMENTAL REVIEW
This project constitutes an in-fill development project in an urbanized area, and is therefore exempt from
environmental review according to CEQA Section 15332. A Notice of Exemption will be filed by the City
Planner upon project approval.
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 to provide an opportunity for and consider
input from interested and affected stakeholders prior to project consideration by city decision makers.
The city outreach conducted as described below satisfies Policy No. 84 requirements.
Following the submission of an application for a Conditional Use Permit on December 13, 2018, a notice
letter including the project name, description, project website address, and a copy of the site plan was
mailed to residents within 600’ of the project site. A public notice sign was posted at the site on December
27, 2018. Because community workshops were held previously, where input was received that informed
the current design, a third public meeting was not scheduled. Instead, the rendered site plan, visual
simulations of the proposed design, conceptual planting plan, and graphic site sections were posted to
the project’s webpage within the City of Carlsbad’s website. Interested parties could review and provide
comments and questions to the project planner and applicant via the contact information listed in the
notice letter. No comments or questions have been received to date.
CUP 2018-0023 (DEV2018-0222) – BUENA VISTA RESERVOIR SITE
October 2, 2019
Page 7
ATTACHMENTS:
1. Planning Commission Resolution No. 7348
2. Location Map
3. Reduced Exhibits
4. Exhibits “A” – “L” dated October 2, 2019
H
IG
H
L
A
ND
DR
BUENA VISTA WY
VAL
LE
Y
S
T
ELMWOOD STC A R L S B A D V IL L A G E D RARLANDRDKNOWLES AV
LASFLOR
ES
D
R
JAMES
D
RWIL
SO
N
S
T
OAK
A
VCRES
T
DRCYNTHIA LN
N E W L AND C T
STRATFORD LN LIDOPLMCCA
U
L
E
Y
L
N
YADA
P
L
J
A
MESDR CUP 2018-0023
BUENA VISTA RESERVOIR SITE
SITE MAP
J
SITE
E
L
C
AMINO
RE
ALLA COSTA AV
A L G A R DCARLSBAD
BL
POINSET
T
I
A
L
N
dd,D EdϮ
12BUENA VISTA RESERVOIR SITEPlot Date: 2019-09-09; 01:50pm, Drawing Title: 17-414 S-CUP Set.dwg, User ID: cmorrisNOT FOR CONSTRUCTIONCUP 2018-0023SDG PROJECT NO: 17-414PLT DATE: 09/09/19 DRAWN BY: CM, MMCHECKED BY: MM, JB01T-1.0BUENA VISTA RESERVOIR SITECONDITIONAL USE PERMIT for:1605 BUENA VISTA WAY, CARLSBAD, CALIFORNIAPARKS AND RECREATION DEPARTMENTPROJECT NO. CUP 2018-0023PROJECTSITEVICINITY MAPLOCATION MAPTOPOGRAPHY SHOWN ON THESE PLANS WAS GENERATED BY FIELDSURVEY METHODS FROM INFORMATION GATHERED ON 11/13/2017 BYTERRASCRIBE. TOPOGRAPHY SHOWN HEREON CONFORMS TONATIONAL MAP ACCURACY STANDARDS.SOURCE OF TOPOGRAPHYPROJECT LOCATIONBENCH MARKTHIS PROJECT IS LOCATED WITHIN ASSESSORS PARCEL NUMBER156-200-16-00.THE CALIFORNIA COORDINATE INDEX OF THIS PROJECT IS 386-1683.DESCRIPTION: CITY OF CARLSBAD POINT NO. 139, FOUND CADT DISKLOCATION: IN SOUTH SIDEWALK NEAR THE EAST END OF LAS FLORES DRIVE BRIDGE OVER INTERSTATE 5RECORDED: ROS 17271ELEVATION: 82.221 DATUM: NGVD 29DESIGN CONSULTANT(S):PRIME CONSULTANT & LANDSCAPE ARCHITECT:SCHMIDT DESIGN GROUP, INC.1310 ROSECRANS ST., SUITE GSAN DIEGO, CA 92106PHONE: (619) 236-1462CIVIL ENGINEER & LICENSED SURVEYORLATTITUDE 339968 HIBERT STREET, 2ND FLOOR,SAN DIEGO, CA 92131(858) 875-1754CONTACT: SEAN SCARAMELLAELECTRICAL ENGINEERALAGIA ENGINEERING17743 DEL PASO DR,POWAY, CA 92064(858) 746-7414CONTACT: NEAL ALAGIAGEOTECH ENGINEERGEOCON, INC.6960 FLANDERS DRIVE,SAN DIEGO, CA 92121(619) 818-0279CONTACT: SHAWN WEEDONENVIRONMENTAL CONSULTANTDUDEK27372 CALLE ARROYO,SAN JUAN CAPISTRANO, CA 92675(760) 479-4267CONTACT: ALEXANDRA MARTINIOWNER:CITY OF CARLSBAD PARKS ANDRECREATION DEPARTMENT799 PINE AVE., SUITE 200CARLSBAD, CA 92008PHONE: (760) 434-2826CONTACT: JT BARRPRINCIPAL email: jtbarr@schmidtdesign.comMARK MOSS PROJECT MANAGER email: mmoss@schmidtdesign.comCONTACT: KYLE LANCASTER PARKS & RECREATION DIRECTORemail: kyle.lancaster@carlsbadca.gov KASIA TROJANOWSKA PARKS PLANNING MANAGER email: kasia.trojanowska@carlsbadca.govPROJECT DIRECTORYCITY COUNCILMATT HALL - MAYORPRIYA BHAT PATEL - MAYOR PRO TEMKEITH BLACKBURN - COUNCIL MEMBERCORI SCHUMACHER - COUNCIL MEMBERBARBARA HAMILTON - COUNCIL MEMBERSCOTT CHADWICK CITY MANAGERKYLE LANCASTERPARKS & RECREATION DIRECTORGOVERNING AGENCIES AND UTILITY CONTACTSUNDERGROUND SERVICE ALERTUNDERGROUND SERVICE ALERT800-227-2600GAS AND ELECTRICITYSAN DIEGO GAS & ELECTRIC4120 OCEANSIDE BLVD. #215OCEANSIDE, CA 92054EMERGENCY: 800-411-7343NEW SERVICE: 877-789-9866CABLE TELEVISIONTIME WARNER5720 EL CAMINO REALCARLSBAD, CA 92008760-931-7000WATER & RECYCLED WATERCARLSBAD MUNICIPAL WATER DISTRICT5950 EL CAMINO REALCARLSBAD, CA 92008760-438-2722SEWERCITY OF CARLSBAD5950 EL CAMINO REALCARLSBAD, CA 92008760-438-2722STORM WATERCITY OF CARLSBAD1635 FARADAY AVENUECARLSBAD, CA 92008HOTLINE: 760-602-2799SCHOOL DISTRICTCARLSBAD UNIFIED SCHOOL DISTRICT6225 EL CAMINO REALCARLSBAD, CA 92009760-331-5000PARKS AND RECREATION ADMINISTRATIONCITY OF CARLSBAD799 PINE AVE, SUITE 200CARLSBAD, CA 92008760-434-2826TELEPHONEAT&TNEW PHONE: 800-310-2355ENGINEERINGCITY OF CARLSBAD1635 FARADAY AVENUECARLSBAD, CA 92008760-602-2720BUILDINGCITY OF CARLSBAD1635 FARADAY AVENUECARLSBAD, CA 92008760-602-2700INSPECTION: 760-602-2725FIRECITY OF CARLSBAD2560 ORION WAYCARLSBAD, CA 92008760-931-2141POLICECITY OF CARLSBAD2560 ORION WAYCARLSBAD, CA 92008760-931-2131NNO.SHEET INDEXSHEETLABEL1 TITLE SHEETT-1.02 SITE PLANS-1.03LEGEND AND ABBREVIATIONSC-1.04 EXISTING SITE PLANC-2.05PRELIMINARY GRADING PLANC-3.06SURFACE IMPROVEMENTS AND UTILITIES C-4.07 DETAILS AND SECTIONSC-5.08RECYCLED WATER EXHIBITRW-1.09CONCEPTUAL LANDSCAPE PLANL-1.010CONCEPTUAL LANDSCAPE LEGENDL-1.111 WATER CONSERVATION PLANL-2.012 SITE SECTIONSL-3.0PROJECTSITE1. EXISTING LAND USE DESIGNATION:- ZONING: R1- GENERAL PLAN: R42. AREA OF THE SITE WHICH IS UNDEVELOPABLE PER ZONING ORDINANCESECTION 21.53.230. NOT APPLICABLE.3. SITE ACREAGE: 3.14. PERCENT OF SITE TO BE LANDSCAPED: 72%5. NUMBER OF PARKING SPACES PROVIDED: 11 (10 STANDARD, 1 ADA)6. AVERAGE DAILY TRIPS GENERATED: 6 / PICNIC SITES X 3 SITES = 18 ADT7. PROPOSED WATER DEMAND: 35,000 GALLONS PER WEEK FORIRRIGATION AND DRINKING FOUNTAIN.8. PROPOSED DRAINAGE DISCHARGE (CFS) AND MASTER DRAINAGE BASIN:Q50 = 2.09 CFS, Q100 = 2.36 CFS9. TOTAL REPLACED IMPERVIOUS AREA: 2,680 SF10. TOTAL NEW IMPERVIOUS AREA REPLACING PERVIOUS AREA: 20,702 SFSUMMARY TABLEASSESSORS PARCEL NUMBER: 156-200-16-00PROJECT ADDRESS: 1605 BUENA VISTA WAY, CARLSBAD, CALIFORNIA 92008LEGAL DESCRIPTIONREAL PROPERTY IN THE UNINCORPORATED AREA OF THE COUNTY OF SANDIEGO, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:THAT PORTION OF TRACT NUMBER ONE TWENTY-ONE (121) CARLSBADLANDS AS SHOWN ON MAP THEREOF NUMBER 1661 ON RECORD IN THEOFFICE OF THE RECORDER OF SAN DIEGO COUNTY BOUNDED BY A LINEDESCRIBED AS FOLLOWS, TO-WIT:BEGINNING AT THE MOST NORTHWESTERLY CORNER OF SAID TRACTNUMBER ONE TWENTY-ONE (121) AND RUNNING THENCE SOUTH EIGHTY-NINE DEGREES FIVE MINUTES (89° 05') EAST FIVE HUNDRED TWO (502.0)FEET TO A POINT: THENCE SOUTH TWENTY-THREE DEGREES FOURMINUTES (23° 04') EAST FOUR HUNDRED THIRTY-FOUR AND FIFTY-EIGHTHUNDREDTHS (434.58) FEET TO A POINT: THENCE SOUTH FIFTY-FIVEDEGREES TWENTY-SEVEN MINUTES (55° 27') WEST TWO HUNDRED FEET(200) TO A POINT: THENCE NORTH THIRTY-FOUR DEGREES THIRTY-THREEMINUTES (34° 33') WEST FIVE HUNDRED NINETY-FIVE AND THIRTY-FOURHUNDREDTHS (596.34) FEET TO A POINT: THENCE NORTH EIGHTY-NINEDEGREES FIVE MINUTES (89° 05') WEST, ONE HUNDRED SIXTY-NINE ANDFORTY-TWO HUNDREDTHS (169.42) FEET TO A POINT: THENCE NORTH NODEGREES FIFTY-TWO MINUTES (0° 52') WEST TWENTY-EIGHT ANDTWENTY-FIVE HUNDREDTHS (28.25) FEET TO THE POINT OF BEGINNING.DATE: SEPTEMBER 9, 2019ATTACHMENT 3
NOPARKING
ARLAND ROADBUENA VISTA WAY31409131418201921232627282930323312637TURFPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPA6'8'-6"8'-6"24'7'1739112438344040312517'8'-6"24'8'10'-6"8'4'5'7'8'5'14'41424143162228'-3"30'7'-4"21'44EXISTING FENCE TO BE REPLACED WITH NEW WOOD FENCEAROUND EXISTING PRESSURE-REDUCING STATIONSYMBOLDESCRIPTIONEXISTING CARLSBAD MUNICIPAL WATER DISTRICT FACILITYTO REMAINEXISTING CHAINLINK FENCE TO REMAINEXISTING WATER TANK TO REMAIN (REPURPOSED FORPARK SIGNAGE)EXISTING ADA RAMP TO REMAINPROPOSED CROSSWALK STRIPINGEXISTING CURBPARALLEL PARKING STALL (TYP. OF 11)1234567PROPOSED ASPHALT PAVINGSTORMWATER BASINVEGETATED SWALEPEELER POLE FENCEPLAYGROUND EQUIPMENTEXISTING STREET LIGHT TO REMAINPROPOSED STREET LIGHT TO MATCH EXISTING WITH SHIELDING TO LIMIT LIGHT SPILL ON TO RESIDENTIAL LOTSCONCRETE WALK89101112131415DECOMPOSED GRANITEPEDESTRIAN LIGHTING6` LONG BENCH, TYPICAL OF 48` LONG PICNIC TABLE, TYPICAL OF 4ADA ACCESSIBLE PICNIC TABLE, TYPICAL OF 2CONCRETE STAIRS WITH HANDRAILSREMOVABLE BOLLARDS, TYPICAL OF 48` WIDE VEHICULAR GATEPROPOSED 6` TALL WOOD PRIVACY FENCEBARK MULCH WITHIN CMWD ENCLOSUREBIKE RACKS, TYPICAL OF 4OVERHEAD SHADE STRUCTUREDRINKING FOUNTAIN16171819202122232425262728BARBECUE AND PREP TABLE, TYPICAL OF 2TRASH AND RECYCLING RECEPTACLES, TYPICAL OF 4ROUND PICNIC TABLEADA ACCESSIBLE ROUND PICNIC TABLERESILIENT PLAY SURFACINGENGINEERED WOOD MULCHPROPOSED 6" CONCRETE CURBRELOCATED STOP SIGNPROPOSED THICKENED 8" CONCRETECURB AT RESILIENT SURFACINGEXISTING TREE TO REMAINPROPOSED ADA RAMPMOW CURB293031323334353637383940EXISTING STOP SIGN TO REMAINPROPOSED STREET MARKING FOR STOP SIGN TO REPLACE EXISTINGEXISTING STREET MARKINGS TO REMAINPROPOSED SHADE SAIL AT PLAYGROUND41424344PLANTED AREAPA12BUENA VISTA RESERVOIR SITEPlot Date: 2019-09-09; 01:51pm, Drawing Title: 17-414 S-CUP Set.dwg, User ID: cmorrisNOT FOR CONSTRUCTIONCUP 2018-0023SDG PROJECT NO: 17-414PLT DATE: 09/09/19 DRAWN BY: CM, MMCHECKED BY: MM, JB02LEGEND:S-1.001020 401" = 20'-0"SCALE :CUP 2018-0023NOTES:1. STREET CROSS-SECTION ON DETAILS AND SECTIONS SHEET. SEE SHEET 07 (C-5.0).2. SEE CIVIL SHEETS FOR EXISTING AND PROPOSED UTILITIES.
Plot Date: 2019-05-08; 03:11pm, Drawing Title: CUP C-1.0 Legend and Abbreviations.dwg, User ID: jgordonNOT FOR CONSTRUCTION12BUENA VISTA RESERVOIR SITECUP 2018-002303C-1.0
Plot Date: 2019-05-08; 03:11pm, Drawing Title: CUP C-2.0 Existing Site Plan.dwg, User ID: jgordonNOT FOR CONSTRUCTION12BUENA VISTA RESERVOIR SITECUP 2018-002304C-2.0
Plot Date: 2019-05-08; 03:12pm, Drawing Title: CUP C-3.0 Grading and Drainage.dwg, User ID: jgordonNOT FOR CONSTRUCTION12BUENA VISTA RESERVOIR SITECUP 2018-002305C-3.0
Plot Date: 2019-05-08; 03:12pm, Drawing Title: CUP C-4.0 Surface Improvements.dwg, User ID: jgordonNOT FOR CONSTRUCTION12BUENA VISTA RESERVOIR SITECUP 2018-002306C-4.0
Plot Date: 2019-06-10; 10:13am, Drawing Title: CUP C-5.0 Details and Sections.dwg, User ID: jgordonNOT FOR CONSTRUCTION12BUENA VISTA RESERVOIR SITECUP 2018-002307C-5.018"x18" CATCH BASIN24"x24" CATCH BASINEARTHEN SWALEAC PAVEMENTPCC PAVEMENTBIOFILTRATION BASIN (BF-1)SECTION A-A
NOPARKING
ARLAND ROADBUENA VISTA WAYRECYCLED WATERLEGEND:97,749 SF12BUENA VISTA RESERVOIR SITEPlot Date: 2019-09-09; 01:51pm, Drawing Title: 17-414 WATER CONSERVATION PLAN.dwg, User ID: cmorrisNOT FOR CONSTRUCTIONCUP 2018-0023SDG PROJECT NO: 17-414PLT DATE: 09/09/19 DRAWN BY: CM, MMCHECKED BY: MM, JB08RW-1.001020 401" = 20'-0"SCALE :CUP 2018-0023NOTE:AT THIS TIME, POTABLE WATER WILL BE USED FOR IRRIGATION;HOWEVER, THE PARK WILL BE PLUMBED FOR RECYCLED WATERFOR FUTURE USE WHEN INFRASTRUCTURE IS PROVIDED ALONGBUENA VISTA WAY.
NOPARKING
ARLAND ROADBUENA VISTA WAY12BUENA VISTA RESERVOIR SITEPlot Date: 2019-09-09; 01:51pm, Drawing Title: 17-414 S-CONCEPTUAL LANDSCAPE PLAN.dwg, User ID: cmorrisNOT FOR CONSTRUCTIONCUP 2018-0023SDG PROJECT NO: 17-414PLT DATE: 09/09/19 DRAWN BY: CM, MMCHECKED BY: MM, JB09L-1.001020 401" = 20'-0"SCALE :SEE SHEET L-1.1 FOR LANDSCAPE PLANTING LEGENDCUP 2018-0023
SHADE TREES (EVERGREEN)100% - 24" BOXPINUS TORREYANA / TORREY PINEQUERCUS AGRIFOLIA / COAST LIVE OAK MULTI-TRUNKQUERCUS ENGLEMANNII / ENGELMANN OAKQUERCUS ILEX / HOLLY OAKQUERCUS SUBER / CORK OAKQUERCUS VIRGINIANA / SOUTHERN LIVE OAKSHADE TREES (DECIDUOUS)100% - 24" BOXPLATANUS RACEMOSA / CALIFORNIA SYCAMORESCREENING TREES (EVERGREEN)100% - 24" BOXRHUS LANCEA / AFRICAN SUMACACCENT TREES (EVERGREEN)100% - 24" BOXARBUTUS UNEDO / STRAWBERRY TREE MULTI-TRUNKACCENT TREES (DECIDUOUS)100% - 24" BOXCERCIS OCCIDENTALIS / WESTERN REDBUDEXISTING TREES-SHRUBS AND GROUNDCOVER50% - 5 GALLON, 50% - 1 GALLONABUTILON PALMERI / INDIAN MALLOWACHILLEA MILLEFOLIUM / COMMON YARROWAGAVE ATTENUATA . / FOX TAIL AGAVEAGAVE SHAWII / COASTAL AGAVEALOE STRIATA / CORAL ALOEALOE X `BLUE ELF` / ALOEARCTOSTAPHYLOS X `HOWARD MCMINN` / HOWARD MCMINN MANZANITAARISTIDA PURPUREA / PURPLE THREEAWNBACCHARIS PILULARIS `PIGEON POINT` / COYOTE BRUSHCALLIANDRA CALIFORNICA / RED BAJA FAIRY DUSTERCISTUS X PURPUREUS / ORCHID ROCKROSEENCELIA CALIFORNICA / CALIFORNIA ENCELIAEPILOBIUM CANUM / HUMMINGBIRD TRUMPETERIGERON GLAUCUS / BEACH DAISYERIGERON GLAUCUS `WAYNE RODERICK` / SEASIDE DAISYERIOGONUM FASCICULATUM / COMMON BUCKWHEATERIOGONUM GRANDE RUBESCENS / RED BUCKWHEATGALVEZIA SPECIOSA `FIRECRACKER` / BUSH SNAPDRAGONHETEROMELES ARBUTIFOLIA / TOYONMUHLENBERGIA DUBIA / PINE MUHLYMUHLENBERGIA RIGENS / DEER GRASSRHAMNUS CALIFORNICA `EVE CASE` / CALIFORNIA COFFEEBERRYRHUS INTEGRIFOLIA / LEMONADE BERRYRHUS OVATA / SUGAR BUSHROMNEYA COULTERI / MATILIJA POPPYSALVIA APIANA / WHITE SAGESALVIA CLEVELANDII / CLEVELAND SAGESALVIA GREGGII `FURMANS RED` / FURMAN`S RED SALVIASALVIA X `BEE`S BLISS` / SAGESENECIO MANDRALISCAE / BLUE FINGERSESLERIA AUTUMNALIS / AUTUMN MOOR GRASSVERBENA LILACINA / LILAC VERBENAVIGUIERA LACINIATA / SAN DIEGO COUNTY VIGUIERAZAUSCHNERIA CALIFORNICA / CALIFORNIA FUCHSIABIO-SWALE & BASIN100% - 1 GALLONCAREX PRAEGRACILIS / SLENDER SEDGECAREX SPISSA / SAN DIEGO SEDGEJUNCUS ACUTUS / SPINY RUSHJUNCUS DUBIUS / QUESTIONABLE RUSHJUNCUS EFFUSUS / SOFT RUSHJUNCUS MEXICANUS / MEXICAN RUSHJUNCUS PATENS / CALIFORNIA GRAY RUSHJUNCUS TEXTILIS / BASKET RUSHLEYMUS CONDENSATUS `CANYON PRINCE` / CANYON PRINCE WILD RYESCIRPUS CALIFORNICUS / CALIFORNIA BULRUSHTURFFESTUCA ARUNDINACEA `MARATHON II` / DWARF COOL SEASON TURF12BUENA VISTA RESERVOIR SITEPlot Date: 2019-09-09; 01:51pm, Drawing Title: 17-414 S-CONCEPTUAL LANDSCAPE PLAN.dwg, User ID: cmorrisNOT FOR CONSTRUCTIONCUP 2018-0023SDG PROJECT NO: 17-414PLT DATE: 09/09/19 DRAWN BY: CM, MMCHECKED BY: MM, JB10CONCEPTUAL PLANT LEGEND:L-1.1SEE SHEET L-1.0 FOR LANDSCAPE PLANTING PLANCUP 2018-0023
NOPARKING
ARLAND ROADBUENA VISTA WAYLOW WATER USE - SHRUB AREASSPECIAL LANDSCAPE AREA - TURFHYDROZONE DIAGRAM32,745 SF65,004 SF12BUENA VISTA RESERVOIR SITEPlot Date: 2019-09-09; 01:51pm, Drawing Title: 17-414 WATER CONSERVATION PLAN.dwg, User ID: cmorrisNOT FOR CONSTRUCTIONCUP 2018-0023SDG PROJECT NO: 17-414PLT DATE: 09/09/19 DRAWN BY: CM, MMCHECKED BY: MM, JB11L-2.001020 401" = 20'-0"SCALE :CUP 2018-0023
NOPARKING
ARLAND R
OAD BUENA VISTA WAY12BUENA VISTA RESERVOIR SITEPlot Date: 2019-09-09; 01:51pm, Drawing Title: 17-414 S-SECTIONS.dwg, User ID: cmorrisNOT FOR CONSTRUCTIONCUP 2018-0023SDG PROJECT NO: 17-414PLT DATE: 09/09/19 DRAWN BY: CM, MMCHECKED BY: MM, JB12L-3.0510 201" = 10'-0"SCALE :0KEY MAPNTSAA'BB'ADJACENT HOUSINGADJACENT SLOPE LANDSCAPE BUFFERPATHINTERPRETIVE GARDENPATH PAVISTA POINTTURFSWALEPA PATHLANDSCAPE BUFFERBB'ADJACENT HOUSINGAA'ADJACENT SLOPELANDSCAPE BUFFERPATHPICNIC AREAPLAYGROUNDTURFINTERPRETIVE GARDENPATHPLANTING(PA)SWALELANDSCAPE BUFFER160165170175180185190195200160165170175180185190195+164.0'+174.0'+182.0'+174.5'+183.0'+163.0'+180.0'+187.0'+178.0'