HomeMy WebLinkAbout2017-11-01; Planning Commission; ; RP 15-17/CDP 15-38 (DEV15067) – JEFFERSON LUXURY APARTMENTS
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: May 12, 2017
P.C. AGENDA OF: November 1, 2017 Project Planner: Shannon Harker
Project Engineer: Tecla Levy
SUBJECT: RP 15-17/CDP 15-38 (DEV15067) – JEFFERSON LUXURY APARTMENTS – Request for a
recommendation of approval of a Major Review Permit and Coastal Development Permit
to allow for the demolition of four, single-story offices and the construction of a four-
story, 11-unit residential apartment building, including two (2) affordable housing units,
located at 3039 Jefferson Street in Land Use District 2 of the Village Review zone, the
Village Segment of the Local Coastal Program, 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 15332 (In-fill Development
Projects) of the State CEQA guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7272 RECOMMENDING
APPROVAL of Major Review Permit RP 15-17 and Coastal Development Permit CDP 15-38 to the City
Council based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The 0.32-acre site (APNs 203-351-12,-13) is located on the west side of Jefferson Street, between Carlsbad
Village Drive to the north and Oak Avenue to the south. The Madison Street alley borders the site to the
west. The project area comprises four lots which are proposed to be merged through a lot line adjustment
to facilitate the development of the multi-family building. As the northern half of the project site is located
in the Village Segment of the Local Coastal Program, city staff has determined that the project is located
in the coastal zone and requires a Coastal Development Permit.
The site is currently developed with four, single-story office buildings totaling 4,803 square feet. Table 1
below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE 1 – SURROUNDING LAND USE
Location General Plan Designation Zoning Current Land Use
Site Village (V) Village Review (V-R) Land Use
District 2, Office Support Area
Four, single-story office
buildings
North Village (V) Village Review (V-R) Land Use
District 2, Office Support Area
Single-story, single-family
home
South Village (V) Village Review (V-R) Land Use
District 2, Office Support Area
Single-story, single-family
home/mortgage office
1
RP 15-17/CDP 15-38 (DEV15067) – JEFFERSON LUXURY APARTMENTS
November 1, 2017
Page 2
East Village (V) Village Review (V-R) Land Use
District 2, Office Support Area
Single-story, single-family
home and three-story
apartment building
West Village (V) Village Review (V-R) Land Use
District 1, Carlsbad Village
Center
Fast-food restaurant and
future four-story mixed use
building
(4 Plus 1 Luxury Living
RP 15-16/CDP 15-37)
The proposed project entails a request for approval of a Major Review Permit and Coastal Development
Permit to demolish four, single-story offices and to construct an 11-unit, four-story, multi-family
apartment building. Two (2) of the 11 units are proposed to be designated as affordable housing units
(i.e., income-restricted). The multi-family residential building has a maximum height of 45 feet and
comprises four stories of residential units above a subterranean parking garage. No architectural
projections are proposed. Grading for the project consists of 3,888 cubic yards of cut for the development
of the parking garage. As no fill is proposed, the soil will be exported from the site. A grading permit will
be required for the project.
A detailed breakdown of each type of unit is summarized in Table 2 below.
TABLE 2 – DETAILS FOR UNIT TYPE
Unit # Floor Size Bedrooms/Bathrooms Private Deck Space
1 1 2,206 SF 3/3.5 66 SF
2 1 2,206 SF 3/3.5 66 SF
3 1 1,200 SF
Income-restricted unit
2/2 64 SF
4 1 1,200 SF
Income-restricted unit
2/2 64 SF
5 2 2,050 SF 3/3.5 287 SF
6 2 2,050 SF 3/3.5 287 SF
7 2 2,588 SF 4/4.5 179 SF
8 3 1,943 SF 3/3.5 172 SF
9 3 1,943 SF 3/3.5 172 SF
10 3 2,252 SF 4/4.5 132 SF
11 4 2,660 SF 4/4.5 574 SF
Currently, the site is accessed by a driveway off Jefferson Street, as well as a driveway off the rear alley.
The project proposes to remove the existing driveway off Jefferson Street and replace it with a pedestrian
sidewalk, which will allow for additional on-street parking. Vehicular access to the proposed multi-family
building will be taken from the rear of the property off the Madison Street alley where residents and
guests will have access to a 22-space subterranean parking garage, which includes six (6) guest parking
stalls. In addition, three, two-car garages are provided at-grade off the alley, for a total of 28 parking
spaces. Pedestrian access to the project from Jefferson Street will be provided by a walkway which bisects
the Jefferson Street sidewalk. Each of the apartments includes a private deck, ranging in size from 64 to
574 square feet.
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November 1, 2017
Page 3
The architectural style of the building includes contemporary building features such as a standing seam
metal roof, cable railings, a significant ledgestone accent around the base of the building including the
entry and garages, horizontal composite wood paneling on the side elevations to accent the elevator and
stairwells, and decorative molding to visually break up the second and third floors. A warm, neutral earth
tone color scheme is proposed with the use of two different stucco colors. The project is consistent with
the design guidelines of the Village Master Plan and Design Manual by providing access to the parking
area from the alley, stepping the building back at upper levels, utilizing simple building forms, and
providing visual interest on all sides of the building.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review (VR) Zone (CMC Chapter 21.35), Land Use District 2, Office Support Area (Village
Master Plan and Design Manual);
C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC
Chapter 21.81 and Village Master Plan and Design Manual);
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 (V) General Plan Land Use designation
The subject property has a General Plan Land Use designation of Village (V). As discussed in the Village
Master Plan, properties within the Village Area do not have an assigned residential density as it relates to
Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential
development are established in the Village Master Plan. Table 3 below identifies the permissible density
range for properties within Land Use District 2, Office Support Area, of the Village Master Plan.
TABLE 3 – PROPOSED DENSITY
Gross Acres Net Acres
Allowable Density Range;
Min/Max Dwelling Units per
Village Master Plan
Project Density;
Proposed Dwelling Units
0.32 0.32 28-35 du/ac
Minimum: 9 dwelling units
Maximum: 11 dwelling units
34.4 du/ac
11 dwelling units
As identified above, the project’s density of 34.4 dwelling units per acre falls slightly below the maximum
allowable density of 35 dwelling units per acre and, therefore, complies with the allowed density for Land
Use District 2.
Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has
not been established for residential development in the Village, all residential units approved in the Village
must be withdrawn from the city’s Excess Dwelling Unit Bank (EDUB). The EDUB is implemented through
City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling
RP 15-17/CDP 15-38 (DEV15067) – JEFFERSON LUXURY APARTMENTS
November 1, 2017
Page 4
units shall agree to provide the number of inclusionary units as required pursuant to CMC Section
21.85.050 and shall execute an Affordable Housing Agreement (AHA) prior to issuance of the building
permit pursuant to CMC Section 21.85.140. As discussed in Section D below, the proposal to designate
two (2) of the 11 multi-family units as inclusionary units is consistent with the inclusionary housing
requirement as set forth in City Council Policy No. 43. In addition, the project is conditioned to require
the execution of the AHA prior to issuance of the building permit.
In approving a request for an allocation of excess dwelling units, the project shall meet the findings
identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be
compatible with adjacent land uses and applicable provisions of the General Plan and other applicable
planning documents. As discussed in the attached Planning Commission Resolution No. 7272, the
proposed project meets these findings. Since the proposed project requires approval from the City
Council, the City Council is the final decision-making authority for the allocation from the EDUB.
Table 4 below summarizes the project’s compliance with the General Plan.
TABLE 4 – GENERAL PLAN COMPLIANCE
Element Goal/Policy Compliance with Goal/Policy
Land Use Goal 2-G.29:
Maintain the Village as a center for residents
and visitors with commercial, residential,
dining, civic, cultural, and entertainment
activities.
Goal 2-G.30:
Develop a distinct identity for the Village by
encouraging a variety of uses and activities,
such as a mix of residential, commercial office,
restaurants and specialty retail shops, which
traditionally locate in a pedestrian–oriented
downtown area and attract visitors and
residents from across the community by
creating a lively, interesting social
environment.
Policy 2-P.70:
Seek an increased presence of both residents
and activity in the Village with new
development, particularly residential,
including residential as part of a mixed-use
development, as well as commercial,
entertainment and cultural uses that serve
both residents and visitors.
The proposal to construct 11 multi-
family units will enhance the vitality
of the Village by providing new
residential units in close proximity to
the downtown core area, as well as
the train station. The project
reinforces the pedestrian orientation
desired for the downtown area by
providing an opportunity for the
residents to walk to shopping,
recreation, and mass transit
functions. The project’s proximity to
existing bus routes and mass transit
will help to further the goal of
providing new economic
development near transportation
corridors.
Overall, the residential project will
contribute to the revitalization of the
Village area.
Mobility Goal 3-G.3:
Provide inviting streetscapes that encourage
walking and promote livable streets.
The proposed project has been
designed to meet all of the
circulation requirements, which
includes vehicular access off the
Madison Street alley. In addition, the
applicant will be required to pay
RP 15-17/CDP 15-38 (DEV15067) – JEFFERSON LUXURY APARTMENTS
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Policy 3-P.5:
Require developers to construct or pay their
fair share toward improvements for all travel
modes consistent with the Mobility Element,
the Growth Management Plan, and specific
impacts associated with their development.
traffic impact fees prior to the
issuance of building permits that will
go towards future road
improvements.
The proposed project is located
approximately a half mile from the
train/coaster station which provides
service throughout the day. The
project’s close proximity to the
transit stop will provide residents
with the opportunity to commute to
major job centers, thereby reducing
vehicle miles traveled (VMTs) and
their carbon footprint. Furthermore,
the project supports walkability and
mobility by locating the project near
existing goods and services within
the Village.
In addition, the removal of the
existing driveway off Jefferson Street
will enhance the streetscape with the
addition of landscaping and the
extension of the pedestrian sidewalk.
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.
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 proposed structural
improvements are required to be
designed in conformance with all
seismic design standards. In
addition, the proposed project is
consistent with all of the applicable
fire safety requirements.
Further, the project is conditioned 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.
Noise Goal 5-G.2:
Ensure that new development is compatible
with the noise environment, by continuing to
The noise study prepared by Ldn
Consulting, Inc. (August 6, 2015)
determined that the worst-case
RP 15-17/CDP 15-38 (DEV15067) – JEFFERSON LUXURY APARTMENTS
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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 located where projected noise
exposure would be other than “normally
acceptable.”
cumulative noise level from the
surrounding roadways was 65 dBA
CNEL at the property line. The
project is conditioned to comply with
the recommendations of the noise
study to ensure that the proposed
building design adequately
attenuates the noise levels for the
new apartments. The windows of
each unit will need to be closed to
meet a 45 dBA CNEL interior noise
level, mechanical ventilation will be
required, and the windows and glass
doors will be required to have a
minimum STC rating of 26.
Housing Goal 10-G.3:
Sufficient new, affordable housing
opportunities in all quadrants of the city to
meet the needs of current lower and
moderate income households and those with
special needs, and a fair share proportion of
future lower and moderate income
households.
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.
Policy 10-P.18
Adhere to City Council Policy Statement 43
when considering allocation of “excess
dwelling units” for the purpose of allowing
development to exceed the Growth
Management Control Point (GMCP) density.
With limited exceptions, the allocation of
excess dwelling units will require provision of
housing affordable to lower income
households.
The city’s Housing Policy Team
reviewed the proposed project and
recommended the applicant
designate two (2) of the 11 multi-
family units as inclusionary units (i.e.,
rent-restricted). The project design
reflects this requirement. The
project is conditioned to require the
approval of an Affordable Housing
Agreement prior to issuance of the
building permit.
In approving a request for an
allocation of excess dwelling units,
the project shall meet the findings
identified in CC Policy No. 43.
Specifically, the project location and
density shall be found to be
compatible with adjacent land uses,
the General Plan and any other
applicable planning document. As
discussed in the attached Planning
Commission Resolution No. 7272, the
proposed project meets these
findings.
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B. Village Review Zone (CMC Chapter 21.35), Land Use District 2, Office Support Area (Village Master
Plan and Design Manual)
The subject property is located within Land Use District 2, Office Support Area, of the Village Master Plan.
Multi-family developments are permitted by right in Land Use District 2. In addition, the Village Master
Plan does not require office uses on the bottom floor for multi-family projects located on Jefferson Street.
The specific development standards for new development within Land Use District 2 and the project’s
compliance with these standards is shown in Table 5 below. No variances or standards modifications are
requested for the project.
TABLE 5 – COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 1
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Front Yard Setback For residential projects,
10 feet average for all floors
including the ground floor.
10-foot minimum for all floors,
with varying building setbacks;
up to 32 feet at the 4th floor.
Yes
Side Yard Setback No minimum or maximum
requirement
No setback at 1st floor; up to 30
feet for the 2nd-4th floors.
Yes
Rear Yard Setback No minimum or maximum
requirement
No setback at 1st floor; up to 47
feet for the 4th floor.
Yes
Building Height 45 feet 45 feet; no architectural
projections
Yes
Building Coverage 100% 92% Yes
Roof Pitch 50% of the total roof structure
must have a 5:12 roof pitch
At least 50% of the roof
structure has a 5:12 roof pitch
Yes
Open Space 20% (2,795 sq. ft.) 65%
Landscape areas – 1,672 sq. ft.
Private decks – 2,063 sq. ft.
Common decks – 2,806 sq. ft.
Total – 6,341 sq. ft.
Yes
Parking 2 spaces/unit for two and three-
bedroom units
11 x 2 = 22 spaces
Guest parking: 0.5 spaces/unit
for first 10 units; 0.25 spaces/unit
in excess of 10
10 x 0.5 – 5 spaces
1 x 0.25 = 0.25 spaces
5 + 0.25 = 5.25 or 6 spaces
22 + 6 = 28 spaces
Subterranean parking garage:
16 tenant, 6 guest spaces,
including 2 accessible spaces
=22 spaces
At-grade garages off alley:
3, two-car garages off alley
= 6 spaces
22 + 6 = 28 spaces
One additional on-street,
public parking space will be
added as a result of the
replacement of the existing
driveway with a curb, gutter
and sidewalk.
Yes
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C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC
Chapter 21.81 and Village Master Plan and Design Manual)
The site for the proposed project is located within the Village Segment of the Coastal Zone. Consistency
with the Village Local Coastal Program is required for this project. The Village Master Plan and Design
Manual function as the Local Coastal Program for the Village area. Therefore, as long as the project is
consistent with the Village Master Plan and Design Manual, the project is consistent with the Local Coastal
Program. Staff finds the proposed project, as discussed in the prior section, to be consistent with the
Village Master Plan and Design Manual and therefore the Local Coastal Program.
D. Inclusionary Housing Ordinance
Pursuant to the City’s Inclusionary Housing regulations, specifically CMC Chapter 21.85.030, for any
market-rate residential development of seven (7) units or more, not less than 15 percent of the total
number of units shall be restricted both as to occupancy and affordability to lower income households.
To satisfy the above-noted requirement, the applicant proposes to designate two (2) of the 11 units on-
site as inclusionary (i.e., rent-restricted) units. As required by CMC Chapter 21.85, the project is
conditioned to require the approval of an Affordable Housing Agreement prior to issuance of the building
permit.
E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Zone 1
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 6 below.
TABLE 6 – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 38.24 sq. ft. Yes
Library 20.40 sq. ft. Yes
Waste Water Treatment 11 EDUs Yes
Parks .08 acres Yes
Drainage Basin A, 1.49 CFS Yes
Circulation 88 ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools Carlsbad (E: 2.8, M: 0.9, H: 1.1) Yes
Sewer Collection System 2,750 GPD Yes
Water 1,254 GPD Yes
Properties located within the boundaries of the Village Master Plan do not have a Growth Management
Control Point or an allocation for dwelling units. Therefore, as 11 units are proposed, a total of 11 dwelling
units are proposed to be deducted from the city’s Excess Dwelling Unit Bank (EDUB). Pursuant to Planning
Commission Resolution No. 7272, the allocation from the EDUB can be supported.
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IV. ENVIRONMENTAL REVIEW
The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Project) Class 32 Categorical
Exemption. The project is consistent with the Village Master Plan as well as the General Plan, the project
site is within the city limits, is less than 5 acres in size, and is surrounded by urban uses; 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; and the
site can be adequately served by all required utilities and public services. The project is exempt from
further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice
of Exemption will be filed by the City Planner upon final project approval.
The 11-unit multi-family project is not subject to Climate Action Plan measures as the project is below the
70 unit multi-family housing screening threshold listed in the city’s Climate Action Plan.
ATTACHMENTS:
1. Planning Commission Resolution No. 7272
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits “A” – “Q” dated November 1, 2017
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ATTACHMENT 2
r· . (_ City ofCarlsbad DISCLOSURE STATEMENT
P- 1 (A)
Development Services
Planning Division
1635 Faraday Avenue
(760)602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below.
1.APPLICANT (Not the applicant's agent)Provide the COMPLETE, LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASEINDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-ownedcorporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Tony Tonekaboni Corp/Part __________ _
Title ___________ _
Address 2652 Escala Circle, San Diego, CA 92108
Title _____________ _
Address ____________ _
2.OWNER (Not the owner's agent)
P-1(A)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legalownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, andaddresses of the corporate officers. (A separate page may be attached if necessary.)
Person __________ _ Corp/Part PRIVATE PROPERTIES, LLC
Title ___________ _ Title _____________ _
Address __________ _ Address P.O. BOX 669
POWAY, CA 92074
Page 1 of 2 Revised 07/1 O
ATTACHMENT 3
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust.________ Non Profit/Trust. _________ _
Title. ___________ _ Title. _____________ _
Address. __________ _ Address. ____________ _
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
D Yes 11"1 No If yes, please indicate person(s): ___________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
~--6._ &L,,,,J tt('\I\)
Signature of owner/date of applicant/date
Tony Tonekaboni
Print or type name of owner Print or type name of applicant
vi!-~£ &t/4,)
Signature of owner/applicant's agent if applicable/date
P-1(A) Page 2 of2 Revised 07 /1 O
PLANT LEGEND
SIZESYMBOL HT X SPD
STREET TREES
BOTANICAL NAME
COMMON NAME
ACCENT TREES
SIZESYMBOL HT X SPD
LARGE ACCENT SHRUBS
BOTANICAL NAME
COMMON NAME
COLEONEMA PULCHRUM
PINK BREATH OF HEAVEN
LEUCOPHYLLUM FRUTESCENS
TEXAS RANGER
LANTANA "GOLD MOUND"
YELLOW LANTANA
SIZESYMBOL HT X SPD
MEDIUM ACCENT SHRUBS
BOTANICAL NAME
COMMON NAME
CALLISTEMON CIT. 'LITTLE JOHN'
DWARF BOTTLEBRUSH
MYRTUS COMMUNIS COMPACTA
COMPACT MYRTLE
PHORMIUM TENAX 'ATROPURPUREUM'
PURPLE NEW ZEALAND FLAX
LAVENDULA ANGUSTIFOLIA "Munstead"
RUSSIAN LAVENDAR
ROSMARINUS OFFICINALIS
ROSEMARY
SMALL ACCENT SHRUBS
JUNCUS PATENS
CALIFORNIA GRAY RUSH
NANDINA DOMESTICA 'HARBOUR DWARF'
HEAVENLY BAMBOO HYBRID
LEYMUS CONDENSATUS
CANYON PRINCE WILD RYE
TULBAGHIA VIOLACEA
SOCIETY GARLIC
GROUND COVER
MYOPORUM PARVIFOLIUM
SYMBOL
FLATS
SYMBOL
VINES
5 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.
1 GAL.
1 GAL.
1 GAL.
1 GAL.
1 GAL.
18"x18"
18"x18"
18"x18"
18"x18"
4'X4'
24"x24"
METROSIDEROS EXCELSUS
NEW ZEALAND CHRISTMAS TREE
8'x4'24" BOX PROSTRATE MYOPORUM 18" O.C. SPACING
5 GAL.
VIBURNUM TINUS "Spring Bouquet"
LAURUSTINUS
5 GAL. 16"x16"
ANZIGOZANTHOS FLAVIDUS
KANGAROO PAW
5 GAL.18"x18"
CISTUS PURPUREUS
ORCHID ROCKROSE
1 GAL.FLATS
ROSMARINUS OFFICINALIS 1 GAL
TRAILING ROSEMARY 36" O.C. SPACING
BACCHARIS PILULARIS
COYOTE BRUSH 24" O.C. SPACING
1 GAL
8"x8"
8"x8"
8"x8"
8"x8"
8"x8"
8"x8"
8"x8"
NOTE: MIN. OF 3" LAYER OF BARK MULCH
FOR ALL LANDSCAPE AREAS (TYPICAL)
CASSIA LEPTOPHYLLA
GOLD MEDALLION TREE
8'x4'24" BOX
ACCENT PALMS
15 GAL 3'X4'
BTH = Brown Trunk Height
NO LAWN IS BEING PROPOSED
FOR THIS PROJECT.
WATER CONSERVATION PLAN
FESTUCA OVINA
BLUE FESCUE
1 GAL.8"x8"
STATEMENT:
ESTIMATED TOTAL WATER USE
ETWU= Estimated Total Water Use per year (gallons).
ETo= Reference Evapotranspiration (inches)
PF= Plant Factor from Wucols (U.C. extension)
HA = Hydrozone Area (high, med, low water use areas)
SLA= Special Landscape Area
0.62= Conversion factor
ETWU= (ET0) (0.62) (PF x HA/IE) + SLA
ETWU= (40.0) (0.62) (.5 x 2,723 / .80) = 42,207
IE= Irrigation Efficiency (minimum 0.71)
ETWU= 42,207 Gallons per Year
MAXIMUM APPLIED WATER ALLOWANCE (MAWA)
MAWA = Maximum Applied Water Allowance per year (gallons).
ETo= Reference Evapotranspiration (inches)
0.7 = ET Adjustment Factor
LA = Landscape Area including Special Landscape Area (square feet)
SLA= Special Landscape Area (square feet)
0.62= Conversion factor
MAWA = (ET0) (0.62) (0.7 x LA) + (0.3 X SLA)
MAWA = (40.0) (0.62) (0.7 X 2,723) = 47,271
MAWA = 47,271 Gallons per Year
0.3 = Additional ET adjustment Factor for Special Landscape Area
Show Values:
ETo = 40.0 in./yr.
LA = 2,723 Sq. Ft.
SLA = 0 Sq. Ft.JEFFERSONALLEYSTREETNOTE: 50% OF THE SHRUBS SHALL BE
A MINIMUM OF 5 GALLON SIZE. (TYPICAL)
CUPRESSUS SEMPERVIRENS
ITALIAN CYPRESS
15 GAL 3'X4'
BOUGAINVILLEA "BARBARA KARST"
BOUGAINVILLEA VINE
MACFADYENA UNGUIS-CATI
CAT'S CLAW VINE
IRRIGATION NOTE: IRRIGATION FOR LANDSCAPE SHALL
HAVE A SEPERATE WATER SERVICE - ALL IRRIGATION
FOR THIS PROJECT SHALL BE LOW VOLUME / DRIP
IRRIGATION SYSTEMS - NO SPRAY SYSTEMS.
NON-POTABLE, TREATED RECYCLED WATER(TYPICAL)
PHORMIUM TENAX SPECIES
NEW ZEALAND FLAX
15 GAL.4'X4'
BOTH POTOBALE AND RECYCLED IRRIGATION
SYSTEMS SHALL EMPLOY THE USE OF DRIP IRRIGATION.
CALLISTEMON CITRINUS
LEMON SCENTED BOTTLE TREE
8'x4'24" BOX Carlsbad, Ca.3039 Luxury Apartment3039 Jefferson StreetDr. Bruce BakerPoway, CA. 92074P.O.box 669
JEFFERSONALLEYSTREET
JEFFERSONALLEYSTREET