HomeMy WebLinkAbout2016-10-05; Planning Commission; ; CT 15-11 - YADA FAMILY FARM SUBDIVISIONThe City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
ltemNo. 8
P.C. AGENDA OF: October 5, 2016
Application complete date: May 3, 2016
Project Planner: Jason Goff
Project Engineer: Steve Bobbett
SUBJECT: CT 15-11 -YADA FAMILY FARM SUBDIVISION -Request for adoption of a Mitigated
Negative Declaration, Mitigation Monitoring and Reporting Program and Addendum; and
approval of a Tentative Tract Map to subdivide a 4.57 acre site into 12 single-family
residential lots and a remainder lot on property located at 1835 Buena Vista Way within
Local Facilities Management Zone 1. The City Planner has determined that through the
implementation of the proposed Mitigated Negative Declaration, Mitigation Monitoring
and Reporting Program and Addendum, the proposed project avoids the effects or
mitigates the effects to a point where clearly no significant effect on the environment
would occur, and there is no substantial evidence in light of the whole record before the
City that the project may have a significant effect on the environment.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7201 ADOPTING a Mitigated
Negative Declaration, Mitigation Monitoring and Reporting Program, and Addendum; and ADOPT
Planning Commission Resolution No. 7202 APPROVING Tentative Tract Map (CT 15-11), based upon the
findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The 4.57-acre project site is located at 1835 Buena Vista Way as shown on the attached location map (see
Attachment No. 3). The project site is generally bounded to the north by Buena Vista Way and existing
single-family residential; to the south by McCauley Lane, existing single-family residential and a church;
to the east by an approved 10-lot residential subdivision (presently developed with an existing single-
family home and previous nursery use); and to the west by Valley Street and existing single-family
residential. Buena Vista Way and Valley Street are considered alternative designed streets that are
presently improved without curb, gutter or sidewalk; while McCauley Lane is improved along one side
with curb, gutter and sidewalk. Approximately 3.7 acres of the site has historically been used for
agricultural purposes. Several small sheds and remnant greenhouse/shade structures still remain from
the prior agricultural use. Approximately 0.4 acres is developed in the northeast corner of the site with
an existing two-story single-family home and landscaped yard area; and approximately 0.47 acres exists
in a developed state, consisting of paved portions of Buena Vista Way and Valley Street, which are
presently encumbered by an easement granted to the City of Carlsbad. Topographically, the site is gently
sloping in the southwesterly direction with an overall gradient of 8:1 [horizontal:vertical] or flatter. The
subject property is described as disturbed with no native or wetland habitats or natural drainage areas
existing on the property.
CT 15-11-YADA FAMILY FARM SUBDIVISION
October 5, 2016
Page 2
The applicant is proposing to subdivide the 4.57 acre site into 12 single-family residential lots and a
remainder lot for a project density of 2.8 dwelling units per acre. Lots 1-12 are newly proposed, while the
thirteenth lot is identified on the subdivision map as "not a part" and is presently developed with an
existing two-story single-family home to remain. Residential dwelling units on Lots 1-12 are not proposed
as part of the subdivision, but in the future will include the development of 12 single-family homes
including two {2) second dwelling units as conditioned on Lots 1 and 5 to satisfy the project's inclusionary
housing requirements. The proposed residential lots range in size from 9,500 square feet to 15,720 square
feet. Four {4) of the proposed single-family lots, including the existing single-family home will access the
site from Buena Vista Way, while the remaining eight (8) lots will access the site from Valley Street by way
of a new public cul-de-sac street. All twelve {12) residential lots have a minimum lot width of 60 feet and
a minimum lot depth of 90 feet. The project will include demolition of small sheds and remnant
greenhouse/shade structures associated with the former agricultural use.
Table "A" below includes the General Plan Land Use designations, zoning and current land uses of the
project site and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site Residential, 0-4 du/ac with One-family Residential with Single-family home and
GMCP of 3.2 du/ac (R-4) 9,500 sq. ft. min. lots (R-1-9,500) agriculture
North R-4 R-1-9,500 Buena Vista Way and
Single-family homes
McCauley Lane, Church
South R-4 R-1-9,500 and Single-family
homes
Single-family home with
East R-4 R-1-9,500 approved 10-lot
residential subdivision
West R-4 R-1-9,500 Valley Street and single-
family homes
Table "B" below includes the project site's gross acreage, net developable acreage, the number of dwelling
units allowed by the General Plan's Growth Management Control Point {GMCP) density, and the number
of dwelling units and density being proposed.
TABLE B
Gross Acres Net Acres DUs Allowed at DUs Proposed
GMCP Density (Project Density)
12 DUs proposed
4.57 4.57 15 DUs 1 DU existing
{2.8 du/ac)
Project grading will affect approximately 3.48 acres of the total 4.57 acre site with grading quantities
consisting of 38,900 cubic yards of remedial (removal & compaction), 5,890 cubic yards of cut and 5,890
cubic yards offill proposed. The project proposes a volume of grading equal to 1,693 cubic yards per acre.
No import or export of materials is required.
CT 15-11-YADA FAMILY FARM SUBDIVISION
October 5, 2016
Page 3
While residential dwelling units are not proposed at this time, future construction will be reviewed by the
Planning Division at the time of building permit application in accordance with the requirement of City
Council Policy 44 (Neighborhood Architectural Design Guidelines), City Council Policy 66 (Livable
Neighborhoods) and the development standards of the One-Family Residential (R-1) Zone.
In order to meet the City's lnclusionary Housing requirements, the project is conditioned to enter into an
affordable housing agreement to provide two (2) SDUs on Lots 1 and 5.
As stated above, the project site has been previously used for agricultural purposes in addition to the
existing single-family residence. As part of the project's environmental review, a Phase I Environmental
Site Assessment and Limited Phase II Soils Evaluation was prepared. Toxaphene was detected in shallow
soils (upper 6-inch to 1-foot) and found to exceed the California Human Health Screening Levels for
residential properties (CHHSL-R) as developed by the California Environmental Protections Agency and
may possibly present a risk to human health and ground water if not properly mitigated. As such, the
appropriate environmental mitigation measures were incorporated into the project to mitigate the
identified environmental impacts to a less than significant level. The mitigation measures are listed within
the Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program and Addendum.
Ill. ANALYSIS
The project is subject to the following plans, ordinances and standards:
A. R-4 Residential General Plan Land Use designation;
B. One-family Residential (R-1-9,500) Zone (C.M.C. Chapter 21.10);
C. Subdivision Ordinance (C.M.C. Title 20);
D. City Council Policy 66-Livable Neighborhoods
E. lnclusionary Housing (C.M.C. Chapter 21.85); and
F. Growth Management Ordinance (C.M.C. Chapter 21.90) and Zone 1 Local Facilities Management Plan.
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
is discussed in the sections below.
A. General Plan
The General Plan Land Use designation for the property is R-4 Residential (R-4). The R-4 land use
designation allows for the development of one-family residential units within a density range of 0 - 4
dwelling units per acre with a Growth Management Control Point (GMCP) of 3.2 dwelling units per acre.
The project site has a net developable acreage of 4.57 acres. At the GMCP, 15 dwelling units would be
permitted on this 4.57 net developable acre property. Although the project is below the GMCP for the R-
4 General Plan Land Use designation by two (2) dwelling units, the General Plan Land Use Element allows
the City to approve residential development at a density that is below the GMCP for the applicable density
range provided that the proposed residential density (2.8 du/ac, 13 dwelling units) is within the R-4
density range of 0-4 du/ac. Consistent with Program 3.2 of the City's certified General Plan Housing
Element, all of the dwelling units which were anticipated toward achieving the City's share of the regional
housing needs that are not used by developers in approved projects will be deposited in the City's Excess
CT 15-11-YADA FAMILY FARM SUBDIVISION
October 5, 2016
Page 4
Dwelling Unit Bank. The project will deposit two (2) dwelling units into the bank, which will then be
available for allocation to another project. Accordingly, there is no net loss of residential unit capacity
and there are adequate properties identified in the Housing Element allowing residential development
with a unit capacity, including second dwelling units, adequate to satisfy the City's share of the regional
housing need.
In addition to the above, the project also complies with the other Elements ofthe General Plan as outlined
in Table "C" below:
TABLE C-GENERAL PLAN COMPLIANCE
Element Goals & Policies Proposed Uses & Improvements Comply
Land Use & Goal 2-G.5-Protect the The proposed lots, ranging in size from 9,500 Yes
Community neighborhood square feet to 15,720 square feet, are generally
Design atmosphere and identity consistent with the larger lot sizes of the existing
of existing residential surrounding neighborhood. Additionally,
areas. orientation of Lots 9 through 12 fronting along
Buena Vista Way maintain continuity with the
existing residential lots located across the street
and also the existing single-family home that is
proposed to remain. The alternative designed
streetscape proposed along Buena Vista Way
maintains an existing informal appearance that is
synonymous with the surrounding neighborhood,
while also providing pedestrian connectivity to
Valley Street via a new 6-foot wide meandering
decomposed granite path separated by a
landscaped parkway.
Mobility Goal 3-G.2 -Improve The project's frontage along Buena Vista Way, Yes
connectivity for residents, Valley Street and McCauley Lane include inviting
visitors and businesses. streetscapes with pedestrian sidewalks,
Goal 3-G.3-Provide decomposed granite pathways, and landscaped
inviting streetscapes that parkways, which will improve connectivity for
encourage walking and residents, encourage walking and promote livable
promote livable streets. streets.
Housing Program 3.1-lmplement The project is conditioned to enter into an
lnclusionary Housing affordable housing agreement to provide two (2)
Ordinance and require a Second Dwelling Units (SDUs) on proposed Lots 1
minimum of 15 percent of and 5.
all ownership and
qualifying rental
residential projects of
seven or more units be
restricted and affordable
to lower income
households.
CT 15-11-YADA FAMILY FARM SUBDIVISION
October 5, 2016
Page 5
TABLE C-GENERAL PLAN COMPLIANCE (CONTINUED)
Element Goals & Policies Proposed Uses & Improvements
Noise Policy 5-P.2-Require a A noise study, prepared for the project by Ldn
noise analysis be Consulting, Inc. (December 16, 2015), determined
conducted for all existing and future noise levels to be below 60
discretionary dBA CNEL; and thus the project is considered
development proposals ~~normally acceptable" under the General Plan for
(except for developments residential single-family.
of single-family homes
with four units or fewer)
located where projected
noise exposure would be
other than "normally
acceptable".
Sustainability Policy 9-P.1-Enforce the A Greenhouse Gas Emissions study, prepared for
Climate Action Plan as the the project by Ldn Consulting, Inc. (December 16,
city's strategy to reduce 2015), determined the estimated C02 equivalent
greenhouse gas emissions. emissions associated with both construction and
operational activities to be below the 900 metric
ton screening threshold of the city's Climate
Action Plan; and thus the project is exempt from
the provisions of the CAP.
Public Safety Policy 6-P.23-Regulate Implementation of project Mitigation Measures
development on sites with HAZ-1 through HAZ-4 will remediate (i.e., clean-
known contamination of up) known soil contamination generated by the
soil and groundwater to project site's previous agricultural use and will
ensure that construction ensure that construction workers, future
workers, future occupants, and the environment as a whole, are
occupants, and the adequately protected from hazards associated
environment as a whole, with said contamination.
are adequately protected
from hazards associated
with contamination, and
encourage cleanup of such
sites.
B. One-family Residential (R-1-9,500) Zone
Comply
Yes
Yes
Yes
The proposed project is required to comply with all applicable use and development standards of the
Carlsbad Municipal Code {CMC), including the One-Family Residential (R-1) Zone {C.M.C. Chapter 21.10).
All of the proposed lots (including the remainder lot) comply with the minimum 9,500 square foot lot size
and minimum 60-foot lot width requirements. More specifically, Lots 1-12 range in size from 9,500 square
feet to 15,720 square feet with lot widths ranging from 60.7 feet to 90.7 feet. The remainder lot proposed
under the existing residence is also properly designed and sized such that the existing residence complies
with all required setbacks, lot size and lot width requirements.
CT 15-11-YADA FAMILY FARM SUBDIVISION
October 5, 2016
Page 6
C. Subdivision Ordinance
The proposed subdivision is subject to the regulations of Chapter 20.16 of the Subdivision Ordinance.
These subdivision regulations require the project to include street dedications and improvements (streets,
sewer, water, and drainage) to serve the proposed subdivision.
The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has
concluded that the subdivision, as conditioned, complies with all the applicable requirements of the
Subdivision Map Act and the City's Subdivision Ordinance. Where Buena Vista Way is designated as an
Alternative Design Street and is proposing an alternative design, the project is conditioned to enter into a
Neighborhood Improvement Agreement {NIA), which ensures that the property owner retains financial
responsibility for constructing potential future street improvements. Valley Street, which is also an
Alternative Design Street, is proposed to be developed with full width half-street improvements (including
detached sidewalk, parkway and street trees) along the project frontage. A NIA is not required for Valley
Street. General utility and access easements will be dedicated to allow for the construction of project
drainage, sewer, and water facilities on the final map.
No standards variances are needed to approve the project. Given the above, the proposed subdivision
would provide all necessary facilities and improvements without producing land conflicts; therefore, the
project is consistent with the Subdivision Ordinance.
D. City Council Policy 66-Livable Neighborhoods
Project compliance with applicable requirements of City Council Policy 66 -Livable Neighborhoods is
provided in Table 11D" below:
TABLED -LIVABLE NEIGHBORHOODS
Principle
Building Facades, Front Entries and Porches:
Facades create interest and character and should
be varied and articulated to provide visual
interest to pedestrians. Clearly identifiable front
doors and porches enhance the street scene and
create opportunities for greater social interaction
within the neighborhood. Building entries and
windows should face the street. Front porches,
bay windows, courtyards and balconies are
encouraged.
Garages: Homes should be designed to feature
the residence as the prominent part of the
structure in relation to the street. A variety of
garage configurations should be used to improve
the street scene. This may include tandem
garages, side-loaded garages, front-loaded
garages, alley-loaded garages and recessed
garages.
Compliance
NA. No residential dwelling units are proposed at
this time.
CT 15-11-YADA FAMILY FARM SUBDIVISION
October 5, 2016
Page 7
TABLED-LIVABLE NEIGHBORHOODS (CONTINUED)
Principle Compliance
Street Design: An interconnected, modified The unique constraints of this small infill site limit
(grid) street pattern should be incorporated into the project's ability to provide an interconnected,
project designs when there are no topographic modified (grid) street pattern. However, the
or environmental constraints. Interconnected street network design does provide for a safe and
streets provide pedestrians and automobiles comfortable pedestrian environment by including
many alternative routes to follow, disperse sidewalks and decomposed granite pathways
traffic and reduce the volume of cars on any separated by a landscaped parkway with street
one street in the neighborhood. Streets should trees. McCauley Lane, Valley Street and Yada
be designed to provide both vehicular and Place are all designed in accordance with city
pedestrian connectivity by minimizing the use street standards and provide adequate travel and
of cui-de-sacs. parking lanes. Buena Vista Way is an alternative
The street network should also be designed to design street and will maintain an existing
create a safer, more comfortable pedestrian and informal appearance that is synonymous with the
bicycling environment. Local residential streets surrounding neighborhood. While on-street
should have travel and parking lanes, be parking along the Buena Vista Way frontage
sufficiently narrow to slow traffic, provide would not be available, pedestrian connectivity
adequate access for emergency and service to Valley Street via a new 6-foot wide
vehicles and emergency evacuation routes for meandering decomposed granite path with
residents and include parkways with trees to landscaped parkway will be provided.
form a pleasing canopy over the street. Local
residential streets are the public open space in
which children often play and around which
neighborhoods interact. Within this context,
vehicular movement should be additionally
influenced through the use of City-accepted
designs for traffic calming measures.
Parkways: Street trees should be planted in the Street trees are proposed to be planted in all of
parkways along all streets. Tree species should the parkways proposed along McCauley Lane,
be selected to create a unified image for the Valley Street, Yada Place and Buena Vista Way.
street, provide an effective canopy, avoid Tree species have been chosen to create a unified
sidewalk damage and minimize water image for the street, provide an effective canopy,
consumption. avoid sidewalk damage and minimize water
consumption.
CT 15-11-YADA FAMILY FARM SUBDIVISION
October 5, 2016
Page 8
TABLED-LIVABLE NEIGHBORHOODS (CONTINUED)
Pedestrian Walkways: Pedestrian walkways Pedestrian sidewalks are provided along all
should be located along or visible from all portions of the project frontage on a public
streets. Walkways (sidewalks or trails) should street. The 6-foot wide meandering decomposed
provide clear, comfortable and direct access to granite path with landscaped parkway proposed
neighborhood schools, parks/plazas and transit along Buena Vista Way will connect with a
stops. Primary pedestrian routes should be similarly designed pedestrian path that was
bordered by residential fronts, parks or plazas. approved as part of the Miles Buena Vista (CT 14-
Where street connections are not feasible (at 04) subdivision to the east. At completion of
the end of cui-de-sacs), pedestrian paths should both projects, pedestrian connection will be
also be provided. made from Crest Drive to Valley Street allowing
for safer routes to school from the proposed
project as well as from the existing adjacent
surrounding neighborhoods.
Centralized Community Recreation Areas: Park NA. A Planned Unit Development is not
or plazas, which serve as neighborhood meeting proposed.
places and as recreational activity centers should
be incorporated into all planned unit
developments. As frequently as possible, these
parks/plazas should be designed for both active
and passive uses for residents of all ages and
should be centrally located within the project.
Parks and plazas should be not be sited on
residual parcels, used as buffers from
surrounding developments or to separate
buildings from streets.
E. lnclusionary Housing Ordinance
The proposed project involves the creation of 12 new single-family residential lots through the subdivision
of land and therefore must provide affordable housing to lower-income households as specified in the
lnclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). The existing residence located
on the proposed remainder lot is not subject to these requirements or included in the following
calculations. For residential development of seven (7) or more units, not less than fifteen percent of the
total units approved shall be constructed and restricted both as to occupancy and affordability to lower-
income households. This 12 lot subdivision for future single-family development is therefore responsible
for providing two (2) inclusionary units. Whenever reasonably possible, inclusionary units should be built
on the residential development project site. The developer is proposing the construction of two (2)
second dwelling units (SDUs) to satisfy their inclusionary housing obligation. Therefore, the applicant has
been conditioned to satisfy the inclusionary housing requirement for lower-income households by
entering into an Affordable Housing Agreement (AHA) to construct two (2) SDUs on Lots 1 and 5, subject
to City Council approval of the AHA. By entering into the agreement prior to final map recordation, the
project is providing its fair share of housing affordable to lower income households and therefore is
consistent with the lnclusionary Housing Ordinance.
CT 15-11-YADA FAMILY FARM SUBDIVISION
October 5, 2016
Page 9
F. Growth Management Ordinance
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 COMPLY
City Administration 42.44 sq. ft. Yes
Library 22.63 sq. ft. Yes
Waste Water Treatment 12 EDU Yes
Parks 0.084 acre Yes
Drainage 5.5 CFS/Drainage Basin "A" Yes
Circulation 120ADT Yes
Fire Station No. 1 Yes
Open Space N/A N/A
Schools Carlsbad (E= 4.24/M= 1.24/HS = 1.15) Yes
Sewer Collection System 12 EDU Yes
Water 6,500GPD Yes
IV. ENVIRONMENTAL REVIEW
Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance
(Title 19) of the Carlsbad Municipal Code, staff conducted an environmental impact assessment to
determine if the project could have any potentially significant impact on the environment. The
environmental impact assessment identified potentially significant impacts to Biological Resources,
Cultural Resources and Hazards/Hazardous Materials. Mitigation measures were incorporated into the
design of the project or have been placed as conditions of approval for the project such that all potentially
significant impacts have been mitigated to below a level of significance.
A Notice of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and
Reporting Program (MMRP) was published in the newspaper and sent to the State Clearinghouse
(SCH#2016061036) for public review. One public comment was received by an adjacent resident (Mary
Anne Viney) during the 20-day public review period, which began on June 15, 2016 and ended on July 5,
2016. Ms. Viney's comment along with staffs response is included as an attachment to the back of the
MND. An addendum has been prepared in accordance with Section 15164 of CEQA to disclose the
proximity of two schools located within a 0.25-mile radius of the project site as it relates to Section Vlll.c
-Hazards and Hazardous Materials of the Initial Study checklist. This addition has no new significant
environmental effects not analyzed in the previously circulated MND, and none of the circumstances
requiring recirculation or a subsequent Mitigated Negative Declaration under CEQA Guidelines Section
15162 exist.
ATTACHMENTS:
1. Planning Commission Resolution No. 7201
2. Planning Commission Resolution No. 7202
3. Location Map
4. Disclosure Statement
5. Reduced Exhibits
6. Full Size Exhibits "A"-"F" dated October 5, 2016
SITE MAP
• N
NOT TO SCALE
Yada Family Farms Subdivision
CT 15-11
Ccityof
Carlsbad
DISCLOSURE STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the Ciiy Council or any appointed Board, Commission
or Committee.
The following information MY.§! be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
:.:;/~:~-;.~; .. ~;}~~::/·: Agi~ may ~ign thi_S: d9cimn~ni; howe
m_ust .!J~J:>ro,Vid!ild · ~~19)"1.. · :. : · . . .._
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A} IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Jim Yada Corp/Part /
Title Trustee Title /
Address 1835 Buena Vista Way Address /
Carlsbad, CA 92008 -//~~------------------
2. OWNER (Not the owner's agent)
P-1(A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
~~~ Yada Family Trust
~toc~-------------------
Corp/Part. ____ ~/ ____ _
Title ____ ----r-/ _____ _
Address / Address 1835 Buena Vista Way
Carlsbad. CA 92008 /
/
Page 1 of2 Revised 07/10
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) ,..atfo':e is a nonprofit organization or a trust,
list the names and addresses of ANY pe.,on serving as an officer or director of _the non-
profit organization or as trustee or benetrciary of the. ,"
Non Profitrrrust / Non Profitrrrust /~~--
~ // ~ /
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 0 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.
Signature~ Signature~
Print or type name of owner Print or type name of applicant
ent if applicable/date
P-1(A) Page 2 of2 Revised 07/10
BENCHMARK
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LEGALDESCRIPTTON
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(i)N1FA5DiliHRR'IHC~SHOIMIIEJ.DIMIDIIfM1SINCIJDI1N.1HER£1r1ASSETmmHIIIA -GRMI1ElJ m.. arr OF OW5IMO """""'--.IIE4 !MIG Ml PP=·1"H!ZIZHQ!I8fQ'l!llS"
r:sa;;';D~,/-~A JIO/I1I(/II OF $41.1 INIJAWJ ISIQIE" Rl.LY
HYDROLOGY ANDHYDRAULICRFPORT
SEE H'IDRa.OGY MD H'IDRAIJUC REPORT PREPARED BY 8HA, INC. AID
OA7lll: oUE .2 201'
GBDTEaiNlCAL REPORT
SECIEPOIIT*ISPI'IWYMIPY~MC'IIG!lnrt~IIY GED:!il:llS,IIIC.I:Mmi:MJGUST.J.201$.
LEGEND
~ ,.,
~
c::==:::J PRtPOSEJ) AC PKIT,;1rAS£
!l..OPEDIRECTION
F1NtSH GRADE OONTOUt
PRO.ECTIJOI.JICMRY
RIQIT OF lillY 1M£
EXIS11NG l!ot1E7i' 1M£
EXIS11NG 5£JD' lJIE
Df1511NGG.4SIMC
---EXIS11NG OIE1i'I£AD ElECTRIC UN£
DIIS"TWG 01{Jif£AD 1ElD'HONC UN£ --55--CXIS11NGOONFOORIIA.JtR
-s-s--s--o-s-
-·~· ...
lXIS11NG COIFOOR 1M10R
_...,.._
"""""""""""IINIHa£ PRtPOSEJ) lllt1ERUN£
PRCPOSED .5£JIElt LAIE7l'AL.
PRCPOSED 114 rrR 1E1ER
CMS1WG FJRC H'rrJRANT
PROPOSE1J FIIEHYCJRANT
PRCPOSED RcrNM«: IIW.
PROPOSED 6' lfCH SCREEN IIMU. PER ,_,....
~ ~PROPOS£/J!l..CJI£fMIANIQENT{WAX2:1)
~ PRCPOSED .5£"1lrA~ AR£A
-¢:::1 ¢::> -¢:::1 PROPOSED tiROflf tJtTaf
-tt--ftt---PROPOSED WT,#I.L LIE
TENTATIVE MAP
FOR
YADA FAMILY FARM SUBDIVISION, CARLSBAD, CA cr 15-11
'L---1 ,-----II
II I I Ill ~=I==I===~JI1
i~: f--~
100' 50'
KEY MAP CONnGUOUS OWNERSHIP 0' 100' 200'
SCALE•1"•100'
JOO' ~
,. ., """""
) ,. j '"I ~·t-
,. P!aJC 0 0-.__,.."""'
I'ArrR 6" Pli'I'VA1E__,-DRAM
= '"'
.!DE7i' TYPICAL SECI10N
YADAPIACE(PUBUqNEDlRECI10N
...
JO' JO' ...
<= ,,..
SAIICUTAND
.DN ""'""' PfiOI'OSEI).f"ACP'ttiT O\O.f"A8{IIMIUI)
TYPICALSECI10N
BUENA YISTA WAYNEDIRECI10N
NOT TV $C.IJ.E
APPROVED
THIS IS 11£ APPRO'o£D 7CNTATIYE: IIAP/511f:
PLAN FOR PRO.ECT NO._ P!R CCHJITIQN NO._OF PUNM«'1 COIIIIISSION R£SOI..U11QN ""-
~DIIt4SION DA"If: EJiQI£ERINGDIIIISICW DATF
=' ,,..
KEY MAP LEGEND
~ CASEJENriO!lEarYCI'CMiUJJCOI'fR ()(J(;.N(J.ji().....Wlt.UOR!C..AJIE4,1flfl0
SHEEr INDEX
1 CD\f1i'SHEIT
2 IEHTAm£1JN'DESIQI .J ,c;naJtAL GRADING DETJLS
' I
"' :so'
<= '"'
OWNER:s' CER17FICATE
liE" HEREBY CERTFY 7HA T II£ ARE 11£ R£CORD Ollft'fl'?S OF THE PRa'£RTY ~ON 7HE 7CNTATI\o£ SUfJOIItfSION MAP AND THAT SAID flAP SHOWS AJ..J.. 01../R CONOOVQlJS O'MERSHP W lfHfCH II£ HAY£: ANY OCED OR TRUST INTEREST. M£ IMD£RSTAND "fl>fJ.T OUR PfKP£RTY IS CONSIDERED CONTIGUaJS n£N FIT IS SCPARA"TFD BY ROADS. S111£E1S, U1f.ITY £ASDIEN1S, OR RAII..ROAD RIGHTS-fY-WAY.
OWNER/DEVELOPER
YAOA FAMLY TRUST I~BUENA\fSTAI'AY CAIIt.S8AO.CA9200! -· ~ Y~T
ENGINEER OF WORK
bliA.Inc. la'ldllkrri"lg.c:M~.....,.,t'lg
5115 A'o'ENIOA ENCINAS SUITE "L" CARLSBAD, CA. 92008-4367 (760) 931-8700
""""L RKE RC£ 60676
PROJECT DATA
GEJERAJ.. PLAN 0£9QIATICW WID USC ca.tSTAI..Zr:NE DRAJNA~DISrr«:T: S1£NI£A DrElLWC IHTS EXIS11NG HOUSE TO RDIAM LOTSIZC:
DIIS7WGDEHS/TY PRa'OSEDDEHS/TY GRA/JINC OOANTITIES "" "'-"""""' AR£AIHAr'SLI'ttlE\o£l.CPABU"
AR£A C£ GRADINC KI.LAIEOFGRAJJINGP£RGRADEIJACR£ TOTAL SIT£" RIJNCFF": tHJCTAN£0; orr_,
lt/AS1ERDRAINA~BASIN:
SETBACK DATA
"'"" -'""'-REAR
A YERAGEDAILYTRAFFIC
{72RCSIOCNTIAI..}
IH-9500(ale-FAJ.Mt..YR£S/DCNTIAI.. 9,500S.F. Mfi. LOT SIZE)
~;,:u~pMNT J.2 DU/AC}
NO A {NWQUAJJRANT) .f.57AC
12FtJTUR£. I fXIS1WG NOT A PART 9,500S.F.JMJ.
.f.OW/At:: 2.6 OU/AC. (IJ DU/4.57 AC)
~890 CY ~890 CY
JB,900CY D.C J..f8AC 1,WCY/AC
""' <J cr.;
BASINA,;BUENAl.fSTAWAT[RSH£[)
20' 1fm OF LOT 1/MJTH ,..
(2 X 52:£ YARD SETBACK)
10 ADT PER f.HT X 12 '"' 120 ADT
cr 15-11
{E"Xa.taS E:XISTING R£SlD£NC£ LAEEL£0 AS 'NoT A PARI)
PUBUC UI1L/TlES
WA1ERSI.PPf.Y ...... ~SkCUCTRIC
CJ.R131ADitlf.N(FAJ..WArrRM"TiiYCT-A~POTJ.Bl.Eif'ArrRD£11AN0:6500GPD(55lXlPDX12}
aTYOFCA!aSBAO: 12WU'S
""""""' -!'aXE
5.D.G.k£. ATkT
aTYC£CA!aSBAD aTYOFCNi't.SBAD SOK>aS CARl.SBADIMF1CDSCHOOLDISTRICT """ """""""""" CUNSTRAINTS INFORMA110N
NO CONSTRAINTS DaST. SITr HAS tEEN 100 PfRCOIT DISTUR9£D, AND THERE AR£ NO I.JNDEIIfiOPABI..E LANDS PfMSUANT TO SECTION 21.53.2.10 OF ~ CARLSBAD Ml..lftfOPAL CODE:.
AC ASPHAJ..TIXNCR£1C BC fiWN CURl£ BIRO 8£QN t£RIICA£ GUi'l£ .. BOrroM l£ WAJ..L """ ctRB MD WT1ER CL ""'"""" "' 0£ANW' DC DEPR£5$0 .... EC END CURl£
EG EXISTING GOOMD
"' f1)(JC OF PA't6£JfT
"" END t£R11CAL ctli'l£ m; FRCMT FAC£ OF CURB Fl """"" "' FHSHED QWX "' QWX BR£AK , ""'""'"
bliA.Inc. landpbrri'tg.cM~~
5115 AVEN!OA ENONAS SUITE "L• CAR\..SIIAD, CA. 92008-4367 (760) 931-8700
E 1Nt£RTEIEYATION " UFT "" ....... NTS NOT ro SCAli PCC Pf»>TOF ca.tPOUND CURl£
PRC PCIINTC£~CU'\'YE: Ra' -=o<XWCRrn:Pff " ''"" .. RfGHT--0'"-WAY ss SAMTARY SE10' "' STrRII DRAM """" SAN DICGO AREA RmONAJ.. STANDARD DRA"MHC sw """"' "' ""(£ .... "' ""(£WAll
TENTATIVE MAP
Y ADA FAMILY TRUST
COVER SHEET
1835 BUENA VISTA WAY
CARLSBAD, CA
W.O. 993-1289-4()() I SHEET _j_ OF _1_
~
30' 15" JO' 60' 120'
SCALE: 1" • JO'
;I; i . ,: . j~'~! z ,...· ,··· ... · II
EASa181r·l't1!-~ ' - . - -" ,/ ~-................ .
j ... ~-~~~~_j
.'~~i·y1-·~ + ~i'l~~ ;:;.;;;;,::.= ~·::~
'\,~ ~~~~~
• , 1 ·,ALTSt<AlE """"" CEDOCA110N 'Jm::f:'·~ 5291. PA~,.~· :..::r-=r:r--,--::,~::-""·J ' ~~iR/W~CTI+-04
APPROVED
1HIS IS 7Hf APF'Ii'O\o£Il 1£HTA17\o£ IIAP/SIT£ ~ FOR PRO.ECT NO._ P£R CONDITIOH NO. __ OF PI.ANHIHG CGUMSstOH RCSOCU110H ""--
PI..AIMNG DMSION DAll" EHGINEERfNG DIWSION OAll"
I
LOT 5
""194.0 P.£. [
PROPOSE~
<;L14-Q4-;-o
;l [
·'
I-
SUMMARY TABLE
tord0'fg_ w• _.,"""""" "" "'"'(n) FRaiTINT.SOCSTRliTSIDC ....
' IUJ6 "·' 20 42 "' 16.4 RfSIOCN11AL
2 "" ''" 20 ' "' " ' "'' n.> 20 " "' '" . .. .,. ''" 20 ' .,. " ' '720 61.1 20 .. "' '" ' '"' "" 20 7 "' " 7 "'' 20 ., "' 17.8
8 '"' ,., 20 42 " ...
' ""' .. , 20 .. " 17.2
10 9,$12 7'" 20 7 "' " " 7,12 20 7 "' " 12 9,509 " 20 7 "' " NAP IJ,O.U " "" ' <2 "' "' GENERAL NOTES:
• Wilt/Uti LOT SIZ£fS9,5QOS.F.
•LOTIII)1HIS«<F£ITWfl.('osi,I!£DATFfKMTYARDS£1lMCK)
• FRONT YARO SCJBA(1( IS 20' •S1DCYAROS£1BACK£0UAI. II)I~(Fl0T1ll1H(Wf/. S'AMJ.fra!INOTD'afll lo')
• S'fflfiT 5llf" YARti.5F1Elo4CJriS 10'
CT 15-11
• A CO\EHANTU:EMDEJITWI.L fEED ro 8EfXECIIJEll ~ nJil(CQIIflAl'IGW lF 11Enu.L lt/AP. MCOI£HANT M:mS ro WQ.ta AU. aM1CM snHIIM'IER TRE'AIIEHT FAWll:S ~ C'OIIUCW PRI'YA'IF 5nMI DftiMS.
• PR£as£ GRADMC PlANS lllJ. 8C l!fCt.IRll FTR 'II£ GIWJMC AIEJ .lf'R'O\OIEHT(£ 1J£ Nnn/AL L07S. »£ S7DW !MD 1REA11EHT FACIIIES SH01W CJil 11£ PR£C1SE GltADiriG PUNS SHOW) BE SIZED ro ACCOWOOAJE" n£RtllarFRall 1H£ JOTAL llft7NOUS MeA PRfFOSfD 8Y DE GRNJIIJCANOBI.M..DIHGPUHS.
11£0TYIIAYREQII£A C£RIFJCA1[(£ctJIPI.JMICC~ TO 11EI1/JIM~Cf'M91T0Fll£PAJKH ~j(R 11£(§W(Ta'ANY££iEl.CRt:HTafiVIDINGI'fRitiTFTR 11£ "NNTAPARiPAAC£1..
• LOTS I ~ 5 1111. S.A1TSFY 11£ INQ.t/SKJNARY Ha1S1NG RCfXIIRDI€NT
(CtJNSTRUCTFIJ1UR£$ECCI<IOD'IIEJ.JJNGI.IMT} FIRE NOTES:
I. FfiE J.CaSSR(WI SI.RFACL 11£ SlllrAC£CT AU. Fr«:DEPAR1li£HTACCfSSR001ES SHALL flftTAH IIIPfRWXJS 'ALL-11£A1ht1t" gJRFA(I MAimAL. Df9GHEZl ro CARii'Y A WMUI LOAD rF J5.1Xll P0..H1S AXLE IIEJQIT.
2. FIRE UoN£S. FIREI.AHESNIC ro IJ£0fS(;WATfD 1MJ n£r9iAU. IJ£CQIE M R£S1'ClB81JTYrF M Df\fia'ER 1tlHA'I£"SADACCfSSR£SJRICTIGWSR(Cai00),1HATMOIHii'/SRCSPCHSill£JtlPROWJ(NCJWAINTAMm .l:lfJiYFY,ANDr:JISM£ENI'MCEJENTrF1HOS£DESICNA1EDACCESS.
:J. IN A~ 111H CAiil.S840 R£SilfHJIAI. AND FIRE a:II£S m:rcn\o£ JAMJARY I, 2011, AU. RESUHTIAL ~IESREGARDt£SSrFSil£allOCAJIO't'NOTPERUT1EDFORCt:IHS1RUC11CWF'Ria/IDJANIJARYI,2011SHAU. IJ£PR011)8)11fJHN#APPROIUI..WnliiA11CFIRESPflfNICURS"!'S"JDl
4. JHE: CfHIBfCR »£/UI'»£SJ"AKISTIMU. CR PRO.EC»CW rF »£011Ell/NG CWKJTDlf:EED ISOFfUFROI/11£
"aH!Bf-1..1£' rF »£ NEARESTFIREDEPARHEHTACCESS. IHS rJISTA/>IaiS.w£.A.SI.Ril AlONG A PAIH !HAT SIU.AJES JHE:RCJ.Tr£ A Frlf:FO{fERMAYTAKE JOACttSS Ali.. F'Cfint:WSrF M~ rF A SfRLICnft"~ »£ .I£ARESl" Pl8JC RONJ rFFIRE ACCDS RIWl
~ =r~~~~~~~==rt£?nr~~:"=~ANDAC~~~~~
rF01HEROS£SAND/(ROOliJIDS,£G.RfGA11CW. LEGEND:
@ 6" YARD DRAIN tfi!H AIRJUJ GII'All"
@ 6.0' IIIOC 6EAiaRWG PCC Sll£WALK. st:E.I..ANDSCN£ PUoNS ~ cctcwtj'!D.'1LRE AND9iAU.B£1D »£SAII:Sf"AC»CWOFJI£0TY£HQNHR.
R/W
SECITON: A-A
OOU!!USCAI£
C:: J~~~lfl£Nrs~"~r,:_, ~ c~~._-:roo,flf:HTS ~ "J:~9~.a ""'· """"0"~~ .. ~-=~ ,, """"~ u.:::._~~ ~~!--;\-~a~:.-;,-71 PADI84.~ P~--SECfiQN: B-B SECITON: C-C
....,. m ""'~''" ....,. m <:r.,r
"""""""'""'"' ~~~PrR
'fNGM:fR(D D_ W)( SHAll PRO'otX A 1ANH11A1 SVSTMIW
N'l.mAIKW RA1FCF S'tf-R. WIXSHAU. /J£ SoW:IYLO.W 1tP SOL ~'IJIGCFSIJ:fS)NJ. JIJS"PUNJWGSOil, 20%9fifDDlD HNIDII!JOOM!.l.OI.
RfCNHmi'CIOGYRfPCf?T HOTIDSCAL£
bliA.Inc. knjplcrri'tg.clvl~~
5115 A'VENIDA ENONAS SUlTE"L" CARLSBAD, CA. 92008-4387 (760) 9J1-8700
TENTATIVE MAP
Y ADA FAMILY TRUST
PLAN SHEET
I835 BUENA VISTA WAY
CARLSBAD, CA
WO 993·1289400 I SHEET L "'..J..
~
_f
_______ , __
~
JO' 15' JO' 00' 120'
SCALE: 1• • 30'
»N '"""""""
12
t ~>--: ~.== ~~lj-:-·~··~ ~' .. --:
.; -_. -' (S)-,,, -=-;.,,~ ;;;--=-'J E
LOT 1 ills P.£
(W)~(W)-
.:;_,, LOT .5 • ~ 194.0 P.E.
LOT 10
198.1 P.E.
SECTION 'A-A'
WORK TO BE DONE:
I. CLEAR TOP 2' OF SIT£ AND STOCKPILE ON SIT£.
12,900 CY TOXAPHENE
2. EXCAVA T£ HOLE FOR TOXAPHENE, STOCKPILE
EXCAVAT£D I.IAT£RIAL ON SIT£. 26,000 CY
J. PLACE 12,900 CY OF TOXAPHENE IN BOTTOIJ OF
EXCAVAnON (16.0' DITP).
4. COIJPLET£ ON SIT£ GRADING FOR PROPOSED
DESIGNED SIT£ WORK.
TOTAL GRADED AREk REI.IEDIAL GRADING:
TOXAPHENE IAA T£RIAL:
0.84 ACRES J8,900 CY
12,900 CY
cr 15-11
~IJ-~-m~'i=--m w -<S) , "'' -<".J)-(Io'l-(lo'l-<lo')-.(>Jl'--~~<vl-<vl-----:~~~~~~~r~ NOTf: SITE IM'L.L 8( EN1FRED INTO THE SAN DIEGO COUNTY S/Tf -. ---· '~ ~-_ .. -_-_, ---d----~-----'------.----... _-/. -""""-< ~~~--· , .... :,.-. --' .--· __ --7 ASSESSMENT AND AltnGAnON (SAM) VOLUNTARY ASSISTANCE
./ L--~ -· -~:~-A-r-,--_~ -<~---.J ~-~~~~"!:~rs : ! ,. · .. ·1--·,·. :-~";.~~"-·------r-------P_R_OGR_AM_(_vA_P)--rFOR_o_~o£_R_SI_GH_T_OF_SDI_L_I.tl_n_GA_n_ON_. __ ----I
APPROVED
1HS IS rH£ APPI'fO\o£D TEHTAJ1\£ MAP/SITe PLAN roR FRO.ECT NO._ P£R COOJJCW NO._rTI"''..NHHGC'I:MISSIOHR£Sa.U11CW ,.. __
~DIWSII:M ~IF DIQIEERM'JOIWSION DATC
MtA.Inc. lent ptnro. eM~~
5115 A'IENIOA ENONAS SUitt"L"
CARLS8AO, CA. 92008-4387 (7&0) 931-11700
TENTATIVE MAP
YADA FAMILY TRUST
REMEDIAL GRADING EXHIBIT
I835 BUENA VISTA WAY
CARLSBAD, CA
W.O. 993-1289-4/l? I SHEEI' _.L_ OF_)_
SL<2f"E REAIE&eTAT!ON NQl'e•
5I....OPE5 6,1 OR 5~ ~IRIN6 EROSION CONTROL ~ A5 5Pf5G.IFIED IN THE LANP5CAPE MANJAL
!+tALL 1M: ~~ ~TH OIIE OR MORE OF' THE FOLLOI'tiN6 PLANTIN6 STANPAROS,
A. SIANpARp •t -CQv'E8 C.!!Qf'tREINFQ8&:.EP $'T'!IlM
~
COVER CROP SHALL BE A 5EEI) MIX T'Y'PIC.ALL Y
MADE UP Of' GIJ!c.K 6ERM!NATIN6 AND FAST
c.ov'ElllJN6 6RASSES, GLO\IEI!itS, AND/OR II'IILD
F~. 51JBtoo1'1T 1"HH: ~IP"IG 5EEO MIX FOR CITY A~AL. P"RIOR TO Af"PL.IGATION.. THE GOVER
c-ROP SHALL !5I! Afi'PI..I~ AT A !llAT!: AND MANNER. SUFFIC.IeN'r TO ~IDE .. Oil GCVERA6E i"ttTHIN
THIRT'r' (30) PA'1"'5. T"''l'"e OF REINFOR(;ED 5~
MATTINS SMALL !II!!' AS API"RR'VED """'THE CITY AND STAKeD TO THE SLOPe AS ReGOMMENOEP 6'1"' "Tlif:
MANJFAG1'\J!IteR.
REINFORCED 5'TRAJo'rl. MATTIN6 SHAL..L BE REGIUIReD ~ PLAATIN6 ~ eETi"EEH. AU6U5T 15 AND
APRIL 15. THe c.ovER CROP AtoU:>/OR REINFORCEO 5"1"RN"' MAT SHALL BE IJSED THE lltEMAINDER 01" THE
YEAR.
6. $IANPNlD ., -<5oRQltiP c.oyE!Il
ONE ~ (100!16) PERCENT O'F iHE AREA 5HAl...L BE PLAN'T'ED i"ttTH A 6ROUND GOVER KNO.I'+I TO HAVE
EXCEl....LENT SOIL BINDIN6 CHAJ!Ur~GTERISTIGS
(PLANreO FROM A MINIM.M SIZE OF FLATTE'I:>
MATERIAL. AND 5P"AeeD TO PROVIDE R.U... ~ i"ttTHIN Ol'e YEAR).
G. SIANQARP !S -l..QY'i $HRl.lB$
LOl"t 5PREAOIN6 )"'I()t)Y ~ (PL..AN;'ED FROM A
MINIMJM OF 2~1-4 ING.M LII'£R5) SHALL CoOVER A
MINIMJM Of'-~ ("TO'l) P"ERC.ENT OF THE SLOPE
FAC-E (AT MATVI'ItE SIZE).
D. STANQARO ..... -TREES ANO/Ofl LAME SHR1.BS
T'REE9 AND/OR LAME SHII!I.IB5 SHALL BE (PLANTm
FROt-l A MINIMJM OF I 6Al..LON GONTAINE'Re) AT A
MINIMA-f RATE OF ONE (I) I"Et=t. Tl"44 ~ ('200)
SGIIJARE~.
SI....OPES-6·1 ~STEEPER ANI:), A, 3 FEeT OR LE55 IN VERTICAL HE16HT ANO AD.J..tr.GeHT
TO 1"\B..IG I"'ALK!o OR S'MiteETS REGIUIRE AT A
MINIMJM STANDARD •1 (c.ov'elt. CROP OR EROSION
~MATTIN6).
B. ISREATER 11-IAN 9 R:ET TO e FEET IN VERTICAL.
HEI6HT REGILIIRE STANDAR05 •1 (EROSION CONTROL. MATT1N6 5HAL.L ~ INSTAL.LED IN LIBJ OF' A ~
CROP), ll:z AND -s.
C.. IN Exc.E55 OF e FEET IN VERTIC:.AL. HEI6HT REGUIRE
STAND~ •t (EIIl.OSION c.oN'T1ItOL MATT1Ni5< 51-tALL
BE IN5TAI...LEO IN LIEU OF' A GO"v'Efft ~).•2, -s, AND ...
A~Q;EAS ~ FLATTEI't THAN 6d REGUIRE STANDARD
•t (c..o\IBil C.fltOID) ~11-1 ~ IRRI6ATION ~"f-EN
1l£'r'" HAVE Ot£ OR MORE OF TlE FOLLOI"tiN6 c.ol'oiDITIOJEor A. SHEET 6lltADEO f",r\DS NOT SGtEDI.A..EJ:) FOR
I~ )'rCITl-IIN 6 MONTHS OF GOHF'L.ETION OF
lltOU6+-I 6R.AOIN6. (l~ ARE SGHEOUI...EO
TO OGGUR ~111-IIN 6 MONTH!t OF 6RAOIN6)
B. A POreNTIAL. EROSION I"RReL.eM AS ~INED BY'
l1E C:.ITY. G. lt:emFIB) BY'~ CITY A$ Hl~"f VI$1BL...e: AREAS TO 11-E f"Uet..IG OR HAve ~1""-GONOITION5 11-IAT
lf'IARRANT IMMEDIATE 'l'ReATMENT.
~ aAHTJN& NC2'MS· S~ MATIIN6 SHALL !E lti!GUI~ vt-£N PL..ANTIN6
OGc.IJR5 BEil'£EN AIJc5tiJST 15 AND APRIL 15
~ IR8l&AIJQN NQTE• ALL LANDSCAPeD ~ EXGePT "T'H05e ~ ~11-1 NON-IRRI6AT'm ~. 5HALL BE IRRICStATEO ~TH A P!'!RMAtteNT AliTOMATIC.Al..L"f c.oN"f"RRO..1.
IMICStATION S"'"!'T!!M UTILIZINIS LO~If"ITATION
fltAT!!! EGVIP"MeNT. ONLT LO~ VOI...I.IMI! OR ~AGe
IRRI6ATIOH SHALL !E IJSel:) TO IRRI6ATE AK'f AREA LESer 11-IAN TE!M (lO) ~ ~C'e Ollt VECStETATION lo'mHIN
24" OF AN I~ !IIJ!V'AGe UNI...!!SS Tl-E
AO...J.AGE!NT I~ !SURFACe ARE: DeSI6fEO AND CON5TII!IJG.Tm TO CALISe .I'Vrt.TER TO DRAIN eNTI~T INTO A LAJII::)5G.Af'EI:) ~-
+-lOA LANDSGA,.IN6 to'GLL HAY!:: A t:lEDIGAT'ED
IR.R.I6ATIOH .I'Vrt.TER METER.
AN"!' RE!oiOENTIAL. LOT l't!Tlt ~ THAN 5.000 S.F. OF'
LAN05GAP'IN6 ~LL eE ~IIIU:D TO HAVE A SEPARATE ~iER t-eTER FOR IM16ATION.
PLANTIN& LE5END
SY'MBOL BOTANICAL NN-1E COMMON""'""' """"""
0
M'!llgT 'fRI!Z!5 -15 OAbLDH I Af"l'II!<))<JMAJrll' :40' Q.G
NOTE, BI.JI:NA VISTA ~T t MJirGG.ALIL..E'I" LANE DO NOT HAVE
AN eTAeLISHED STREeT "T'REE PAL.ETTE.
LOP"'HHSTEMON CONFERTA BRI!tBANE !SOX
TABEE!tJIA HE"1"ERRf""oN"L.LA PINK 'T'RUMPf!T TREE
VAI...LE'f STREET,
LMERSTROEMIA I. 'NATc.HEZ' GRAPE M'T'RTL.e
M
M
M
~ tltl4tfr or M'( 9HR!J!5 ~ MIN. I 8A1,. 012g q'ld "''I 5 &AL, !dzgJ ~ AND MQ.H2 t".01:lll «MIN Sl:zl! ~mJ
MAVE Ar ICNJ""r"
AEONIIJM~
BOU6AINV1LLEA ~·
FE5TVCA O'VINA 'ISL.AI.JCA'
~IARIISENS
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SENECIO SBtPENS
FOXTAIL AISAVE """'AAeoRBJM BOU6AINVIL.LEA
eu.e FE5GI.e
DeR6AA55
Ma:MAH~IA
c:.HAL..KSTIC.KS
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SALVIA LBJGANTHA
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MEXICAN E!llJSH SA6E
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e 'Q!CCNINO O!f!LI'O ,.. """'*' -, 6Al. MJH "Z!!
C.ALLISTB-fON VIM '5l.IM'
F'HLOMIS E '50~'
SAL. VIA ~INIFRED 6ILMAN'
GOU.01NAR """"-fi!RUS ..ERUSALEM • ......,
GL.eV'ELAND S.A6E
Ylt= -I 6AL MIN 5!ZI: I IQ' QG
GAL '1'5TE61A MAGROSTE61A CALIFORNIA MORNINS< 6LO!t'r" L
"-'ft !!lft.I!!O -I OAJ.. I !!' Q&. OiiN TQ GQY'IZ '7<* pr 5J2!I'C
rAQ: I'"QR !II.QII'e$ Qlmll !!' IN tt:1!!5HT) ~ BAC.GHARIS 'PIISeoN POINT' fi'R05TRATE COYOTE BUSH
~~-,_...m112"Q&. ~~~~ ROSMAR!~ 0. 'PROSTRATUS' T'RAILINI5< ROSeMAR"'I"'
~-D!CJReieNIIPN MOIN!!!!-~. 12° Q&. t-:-:-:-:1 C.AAEX PANSA
C.AAEX SPISSA LE"f'lollS C.ONDENSATIJS
&eNEBAl.. NOTES·
DUNE 5EI?6e
SAN Dl1:60 SED6E 61ANT I'IIILO R"r"'E
L REIN'ORGED S~ MAmN6 (SGI50 MA!IU'"AGl\RED
BY' NORTH A~IGAN ~ OR. eaJAL) SHALL eE
INSTAL..L.m ON ALL SLOF'ES FOR. eROSION~-2. ALL STREET ~ SHALL HAVE IRRI6ATION AND
ROOT BARRIER5 ll"foeN LOG-AT"eD I"''ITHIN 5' ~A CURB.
'· LAND5GAPe GONS1'M1Jc.TION CIRAYitiN65 SHALL ee PREPARED TO MEET THE REGIU!REMENTS OF' Al5 teet.
REG'(Gu;p M"Jl$•
NO ~Tc.Lm ~l!!R IS ~T AVAILABLE:, euT THE
IRRICStATION PLAN SHALL eE DE516NED TO UTILIZ!! Ree'T'"GL.e:D ~Tet IN Got+'ONLT MAINTAINED .AREAS IF
AND i"'tEN IT E!lEGOME5 AVA!~. ALL ~'T'"GLED ~-ret ~ SHALL BE SEPAAATm Ft=toM fii'OTAei...E
~TER AREAS B'!" A FeNG.e OR. c:.oNGRETE MO~ c.!Jie.
STREET TltEE I"'..ANTINEr NC2'JtS· S~ ~SHALL BE LOCATED MINIM.IM Of!', -5' FROM PAVIN6
-"T' FROt-l 5a"eR LINE5 -OIJ'T51De O'F STReET CORNER SI6HT LINES
M
M M
<D~~~~~~
0 SPLIT FACE WALL & PILASTER
r.;-, 8" T;l,N !PI..tr P'ACZ \:!1~,.~:2")(10"
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tlliil!lteT2I"QQII.M"fe' ~"TICINNC/_IteT. I"QQIl~NC/~ MTI!Il~T1DM.
I AM fAIIUAR W7H 11£ RCQUROEJiTS R:R LAMJSCA/1£ AMJ liRIGATKM PUNS
caiTAINED It 11£ QTY OF CARLSBAO:S
WA rER EFRCIENT lANDSCAPf RfGU.A 110NS. I UNDCRSTNIJ 7HA T CCNS1RUC110N ORA~ IRE 70 BC PRePARED It ca/PUANCC W1H THOSE R£tuA110NS NIJ H: I.ANOSCAPf IUHJAL I CERTIFY THAT H: PLANS -.! BC PRePARED IIPI.DIENTING 1HOSC R£GU.A 110NS 1lJ PROWJE EmCIENT
USE OF WA7ER.
~ ,1.2'1 ...
DATE HE HOIIIARD
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~1"•30' OF 3 SHEETS
WATER CONSERVATION NOTES
ALL IRRI6ATION SHALL INGUJDE EFFE!GTIV!: ANO EFFIGIENT I"'ATeRIN6 ~ l/Til..IZINS H..NTER MP
ROTATOR. ~LC»'( IM.I6.A.TION HEADS AND
Sl..eSURFAGE IRRI6ATION. 2. ALL lllt.RI6ATION ~ SH.tU. HAVE
AUTOMATIC:. RAIN 5!-IJT.oOFF SENSOR5. S. ALL PLANT MATeRIAL IITII..IZED IS GLASSIFIED 1'6
\.OY<I OR. ~'re JI'Vro.TER USE' B'r" I"'.JGGL5
{)!Vt.TER USE C:.LASSIFIGATION OF LANDSGAF'E SPEGIES).
4. I~ OF THE IRRI6Aret) LAN05G,A.PEO AREA 15
PI..ANTINS ZONe 9, NAil..RAL.IZIN6/TlUriNSITIONAL..
5. ALL F'LANTIN6 AREAS SHALL RECEIVE RE6ULAR MAINreNANCI! AND MANMEMENT PES16NEt> TO
MAXIMIZE HEAL TH'f 6ROY'(TH
6. ALL PLANTINS AREAS SHALL RECeiVE CCMPt....ETE:
AND A~IATE SOil.. ~ARAnON.
Water Efticlent Landscape Wortsheet
Evapolnnapll'lltlon Rate
(-QyoiCarioboodl.an!loc--)
IETo
Yearly
Maximum Ap~led Water
LA(Totall;onojgcapeAreal"
SLA(Spac"'llanmcapeA""")z ~
Maximum Applied Gillllore I y_. =
(Eio)(082M(055xLA}'>(03xSLA)J SU,130
WATER CONSERVATION INFORMATION
Slpbol OeeGI"'IptJon
~
Ill
R D
• •
Hydr"OZOMI I ~ 51~8A.orrl l<'iat.r
IIIUl! Potable~ I~
Hydrozon. 2 -stre•~·~ ~I ~yc:.led l'tatel"' I Drip
Hydrozon. S -Bc»lne/ModiBrat.
=.vee/ Reeyc.led I'Oater I
Hlfdr"ozon. 4 -sv .. t Tree& I Moct.rate ~tM vee I Re~led ~/B!bbler.
Hydr'ozone 5 -Slop•• I L.orrl ~,.. w. I Po~le lo"btM I Drip
City of Carlsbad Estim.ted Total Water Use {ETWU)
I
Ero(parCa1obadlndcpSt<U.
ConwtsoonF.ctor
I
(Siep1xSiep2)
PlantFa.ctor(PF)
l
tmgai""'E.c...-.::y(E)
(Siep41 Slep ~~
Areer.AHydrolone(HA)
I!SiepexSiep7)
I
(Total AIISiep B ~Total SlA
sfinSh!p5)
(Siep3xStep9)1':.'TWUon
gally&af
Step No , ...... ,
l'tfdroi-Number
, I 2 I • I • I
17.732
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~ "' 1.2!_7
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MAIN"''gHANCii!!! Pl§f"Qt§IDILID' MAP
M'f'N!LC IIU:C'(GLCP trtl!l!ft:ATtON
~I~IDn
~ • !l'ldlvlciiO! ~ mc:~lnta!r!HI -,.,...,. ........
HOA mc:~!ntolrwd -M.u!"• rM.IjG!.a .......
Maintenance Responsibility Map and
Potable/Recycled Irrigation Map
NTS
CT-15-11
~ I' 2
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VALLEY STREET
Water Conservation Plan
NOTE:
FOR PLANTING AND IRRIGATION NOTES, SEE SHEET 1.
FOR MAINTENANCE NOTES, SEE SHEET 3.
[ PERCENTAGE Of TOTAL SITE USED FOR LANDSCAPING: ~
I All FAIILJAR W7H 1f£ R£QUREJEN7S Fr:R
LANDSCAP£ AJl) Rli'JGA 1KJN Pf.NtS
CONTAIED II 1f£ QTY OF CARLSSAO~ WATER EF11CICNT LANIJSt:N1£ REQ.I.ATKJNS.
I UNDERSTAND 7HA T CiMS7RUC110N llli'AIWCS ARC 10 BC PRCPARCD IN COitiPUANCC W7H THOSe RE"GU.AOONS AMJ 1f£1..ANDSCAPCIIAMJAL. ICERTFY7HAT 1f£ Pf..ANS -.1. 8£ PRCPARfD IJPI.DJEN111C
7HOSE RftUA 1IONS TO PROW/£ URCIENT USC fT WA"TfR.
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.II£ HOWARD OA11C Sc.~e1•,.30' OF 9 51-!EETS
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EXISTING HOME TO REMAIN
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Recycled Irrigation Map
I AM FAJtlfUA.R lt1TH THE RfCMRDIENTS Ff:m
LANDSCAPE ANO IRRfGA 1100 PLANS CON rAIN[{) IN 11£ arr OF CARLSBAD'S WA TtR EmCifNT LANDSCAPf REGUU. TIONS. IIJND£1?STAND rHAT C~ST1WC710N
IJRAWNGS ARf ro BE PRfPARED IN COI.IPUANCE lttTH THOSE RfGULATIONS AND
THE WHJSCAPE JIANUAL I CERTIFY fHA T lH£ PLWS !tiLL 8£ PREPARED INPI.DIENT1NG
THOSE RfGULA TK»>S ro Pf?O~OC EFFIOENT USC OF WAlfR.
~ 05/I!J/3016
.AIL£ HOWARD DA1[
BEG)'Gb£;0 ttATEg. USE AREM ....,.,.,, • D•sGrlptlon
Areo of rec;.yc.led
l'later ~"
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