HomeMy WebLinkAbout2022-02-16; Planning Commission; ; CDP 2021-0024 (DEV2021-0095) – BLAUVELT RESIDENCEItem No.
Application complete date: Nov. 19, 2021
P.C. AGENDA OF: Feb. 16, 2022 Project Planner: Esteban Danna
Project Engineer: Jennifer Horodyski
SUBJECT: CDP 2021-0024 (DEV2021-0095) – BLAUVELT RESIDENCE - Request for approval of a
Coastal Development Permit to allow for the demolition of an existing single-family
residence and construction of a new 3,107-square-foot single family residence with an
attached 770-square-foot accessory dwelling unit with an attached 470-square-foot two-
car garage within the Mello II Segment of the city’s Local Coastal Program located at 3259
Lincoln Street within Local Facilities Management Zone 1. The project site is not within
the appealable area of the California Coastal Commission. The City Planner has
determined that the project belongs to a class of projects that the State Secretary for
Resources has found do not have a significant impact on the environment, and it is
therefore categorically exempt from the requirement for the preparation of
environmental documents pursuant to Section 15303(a) construction of a single family
residence of the state CEQA Guidelines.
I.RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7437 APPROVING Coastal
Development Permit CDP 2021-0024 based upon the findings and subject to the conditions contained
therein.
II.PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The 0.1-acre (4,558 square feet) project site is located at 3259 Lincoln St., in between
Pine Avenue and Walnut Avenue, as shown on the attached location map. The lot is currently developed
with an 895-square-foot single-family residence and a 275-square-foot garage/workshop. The
surrounding neighborhood is developed with a mixture of single-family residences and multi-family
residences, generally bounded to the west by Carlsbad State Beach and Carlsbad Boulevard and to the
east by the Los Angeles – San Diego (LOSSAN) rail corridor. The project would require no significant
grading nor removal of native vegetation. No public beach access or coastal resources are identified
onsite. Table “A” below includes the General Plan designations, zoning and current land uses of the
project site and surrounding properties.
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CDP 2021-0024 (DEV2021-0095) – BLAUVELT RESIDENCE
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TABLE A
Location General Plan Designation Zoning Current Land Use
Site R-23 R-3 Single-family residence
North R-23 R-3 Multi-family residence
South R-23 R-3 Single-family residence
East R-23 R-3 Multi-family residence
West R-23 R-3 Multi-family residence
Proposed Residential Construction: The project consists of the demolition of the existing single-family
residence and detached garage and construction of a new 3,107-square-foot single-family residence with
an attached 770-square-foot accessory dwelling unit (ADU) and a 470-square-foot, two-car, attached
garage. The new residence will be two stories with a combination of flat and pitched roof elements. The
maximum height of the residence will be 28 feet 3 inches. The design of the proposed residence is a
contemporary architecture, typical of southern California coastal residences. Building materials used for
the exterior are a combination of stucco, wood siding, and glass guardrails.
Proposed Grading: Estimated grading quantities include 25 cubic yards (cy) of cut, 25 cy of fill with 295 cy
of remedial. A grading permit will be required for this project.
III.ANALYSIS
The project is subject to the following regulations and requirements:
A.R-23 Residential General Plan Designation;
B. R-3 Multiple-Family Residential Zone and Beach Area Overlay Zone (CMC Chapter 21.16
and CMC Chapter 21.82)
C.Coastal Development Regulations for the Mello II Segment of the Local Coastal Program
(CMC Chapter 21.201) and Coastal Resource Protection Overlay Zone (Chapter 21.203);
D.Inclusionary Housing Ordinance (CMC Chapter 21.85); and
E.Growth Management (CMC Chapter 21.90).
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable city regulations and policies. The project’s compliance with each of the above
regulations is discussed in detail in the sections below.
A.R-23 General Plan Land Use Designation
The project site has a General Plan Land Use designation of R-23 Residential which allows for the
development of single-family and multiple-family residences at a density of 15-23 dwelling units per acre
(du/ac) with a Growth Management Control Point (GMCP) of 19 du/ac. The project proposes the
demolition and reconstruction of a single-family dwelling unit, which is equivalent to a proposed density
of 10 du/ac. However, one single-family dwelling is permitted to be constructed on a legal lot that existed
as of October 28, 2004, pursuant to General Plan Residential Land Use Policy 2-P.7. The subject lot was
legally created prior to October 28, 2004; therefore, development of a single-family dwelling is consistent
with the R-23 General Plan Land Use designation.
This housing development will help ensure the city achieves its goal of contributing housing with diversity
of types, prices, tenures, densities, and locations, and in sufficient quantity to meet the demand of
CDP 2021-0024 (DEV2021-0095) – BLAUVELT RESIDENCE
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anticipated city and regional growth and to meet or exceed the city’s established Regional Housing Needs
Allocation (RHNA).
Per Government Code Section 65863 (aka No Net Loss Law) a city cannot approve new housing at
significantly lower densities or at different income categories than was projected in the RHNA of the
Housing Element without making specific findings and identifying other sites that could accommodate
these units and affordability levels “lost” as a result of the approval. The so-called “no net loss” provisions
apply when a site is included in the jurisdiction’s Housing Element’s inventory of sites and is either rezoned
to a lower residential density or is approved at a lower residential density than shown in the Housing
Element.
The project site is not identified in the city’s General Plan Housing Element Residential Sites Inventory for
the 6th RHNA Planning Cycle. Because the provision of “no net loss” applies to housing located on any
site listed in the City’s Housing Element, the City does not need to determine if this project or a decision
related to this project would be subject to No Net Loss Law and its remedies.
B. R-3 Multiple-Family Residential Zone and Beach Area Overlay Zone (CMC Chapter 21.16 and CMC
Chapter 21.82)
The project is required to comply with all applicable regulations and development standards of the
Carlsbad Municipal Code (CMC) including the Multi-Family Residential (R-3) zone (CMC Chapter 21.16)
and the Beach Area Overlay Zone (CMC Chapter 21.82). Tables B and C below show how the project
complies with the applicable requirements.
TABLE B – R-3 ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED/ALLOWED PROPOSED
Front Yard Setback 20 feet minimum 20 feet
Side Yard Setback 5 feet 5 feet
ADU Side Yard Setback 4 feet 6 feet 6 inches
Rear Yard Setback 10 feet 11 feet
Lot Coverage 60 percent 55 percent
Parking Two-car garage Two-car garage
TABLE C – BAOZ COMPLIANCE
BAOZ Standards Required Proposed
Building Height 30 feet with a minimum 3:12
roof pitch provided or 24 feet if
less than a 3:12 roof pitch is
provided
28’-3” (3:12 roof pitch portion)
23’-10” (flat roof portion)
C. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local
Coastal Program (CMC Chapter 21.201) and the Costal Resource Protection Overlay Zone (CMC
Chapter 21.90).
The project site is located within the Mello II Segment of the Local Coastal Program (LCP) and is within the
appeals jurisdiction. The site is also located within and subject to the Coastal Resource Protection Overlay
Zone. The project’s compliance with each of these programs and ordinances is discussed below:
CDP 2021-0024 (DEV2021-0095) – BLAUVELT RESIDENCE
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1.Mello II Segment of the Certified Local Coastal Program and all applicable policies
The subject site has an LCP Land Use Plan designation of R-23 Residential, which allows for a density of 15
to 23 dwelling units per acre (du/ac) and 19 du/ac at the Growth Management Control Point (GMCP). At
the R-19 GMCP, two dwelling units would be permitted on this 0.1-acre (net developable) property. The
demolition and construction of a single-family residence will not increase the number of units on the
property. Therefore, no change in density is proposed or required to be analyzed with respect to
applicable LCP policies.
The project consists of demolition of an existing single-story single-family residence and construction of a
two-story single-family residence with an attached ADU and a attached, two-car garage. The new
residence will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor
otherwise damage the visual beauty of the coastal zone as there are currently no views of the coastline
from this location. No agricultural uses currently exist on the previously developed site, nor are there any
sensitive resources located on the site. The new residence is not located in an area of known geologic
instability or flood hazard. Since the site does not have frontage along the coastline, no public
opportunities for coastal shoreline access are available from the subject site. Furthermore, the
residentially designated site is not suited for water-oriented recreation activities.
2.Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city’s Master Drainage Plan,
Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management
Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. The subject property does
not include steep slopes (equal to or greater than 25 percent gradient) or native vegetation.
D.Inclusionary Housing Ordinance (CMC Chapter 21.85)
Pursuant to CMC Chapter 21.85.030 (D)(3), a project may be exempt from the inclusionary housing
requirement if the construction of a new residential structure replaces a residential structure that was
demolished within two years prior to the application for a building permit for the new residential
structure. The exemption is contingent upon the number of residential units not being increased from the
number of residential units in the previously demolished residential structure. Since there will not be an
increase in the number of units on the property, the project will be exempt from the inclusionary housing
requirement if building permits are issued within two years of the demolition of the existing residential
structure.
E.Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the city. There will be no impact to public facilities because the new single-family residence is replacing
an existing single-family residence.
IV.ENVIRONMENTAL REVIEW
The California Environmental Quality Act (“CEQA”), and its implementing regulations (“CEQA Guidelines”)
adopted by the Secretary of the California Natural Resources Agency, list classes of projects that have
been determined not to have a significant effect on the environment and as a result are exempt from
CDP 2021-0024 (DEV2021-0095) – BLAUVELT RESIDENCE
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further environmental review under CEQA. City staff completed a review of the project and potential
environmental impacts associated with the project pursuant to CEQA and concluded that the project
qualified for an exemption pursuant to CEQA Guidelines section 15303(a) (New Construction or
Conversion of Small Structures).
A notice of intended decision regarding the environmental determination was advertised on December
20, 2021 and posted on the city’s website. The notice included a general description of the project, the
proposed environmental findings, and a general explanation of the matter to be considered. The findings
and determination contained in that notice was declared as final on the date of the noticed decision,
unless appealed as provided by the procedures commencing in Chapter 21.54 (Procedures, Hearings, Notices, and Fees) of the Zoning Ordinance.
During the 10-day public review period, the city received no comment letters from the public regarding
the prospective environmental determination. Since no appeal was filed and no substantial evidence was
submitted that would support a finding that the exemption requirements would not be satisfied, the
project was determined by the city planner to not have a significant effect on the environment. The CEQA
Determination letter is attached to this staff report as Attachment 4 and demonstrates that the project is
categorically exempt from further environmental review. The city planner’s written decision is final and
the CEQA determination is not within the Planning Commission’s purview. With the appropriate
environmental clearances in place, all of the city’s procedural requirements and relevant aspects of CEQA
have been satisfied.
The CEQA Guidelines include a list of classes of projects which have been determined not to have a
significant effect on the environment and which shall, therefore, be exempt from the provisions of CEQA.
CEQA Guidelines Section 15303(a) is a Class 3 exemption for new construction or conversion of small
structures. Exempted are single-family residences or second dwelling units in residential zones. The
proposed project and site meet the criteria of the Section 15303(a) Class 3 existing facilities exemption.
ATTACHMENTS:
1.Planning Commission Resolution No. 7437
2.Location Map
3.Disclosure Form
4.CEQA Determination of Exemption
5.Reduced Exhibits
6.Exhibit(s) “A” – “I” dated Feb. 16, 2022
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CARLOSISSUE DATE:09/03/2021carlosarchitects incPROJECT: BLAUVELT RESIDENCE
ADDRESS: 3259 LINCOLN STREET CARLSBAD, CA 92008
DESCRIPTION: SINGLE FAMILY RESIDENCE & ADUCDP I:03/08/2021CDP II:09/03/2021CDP III:12/08/2021A-1.0ARCHITECTURALSITE PLANARCHITECTURAL SITE PLAN1SCALE: 18"=1'-0"NORTHPROJECT DESCRIPTIONGIS DATAKEYNOTESPROJECT TEAMSHEET INDEXLEGAL DESCRIPTIONCDP 2021-0024ATTACHMENT 5
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GRAPHIC SCALE
Sheet 1 of
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3259 LINCOLN STREET
CARLBAD, CA 92008Revisions
NORTH
BA
BOUNDARY - TOPOGRAPHIC
IMPROVEMENT SURVEY
1
3D-ALTITUDE, LLC.
P.O. BOX 460571
ESCONDIDO, CA 92046-0571
SYMBOL LEGEND
THIS TOPOGRAPHIC MAP WAS PREPARED BY ME, OR UNDER MY DIRECTION, IN
CONFORMANCE WITH THE PROFESSIONAL LAND SURVEYOR'S ACT
SURVEYOR NOTE
BRANDON S. ALLEN
LS NO. 9093
PRELIMINARY TITLE REPORT
NO PRELIMINARY TITLE REPORT WAS PROVIDED. ALL
EASEMENTS MAY NOT BE PLOTTED. RESEARCH WAS DONE
THROUGH FIRST AMERICAN DATATREE REPORTS AND SAN
DIEGO COUNTY ONLINE SURVEY RECORDS.
CITY OF CARLSBAD CONTROL MAP RECORD OF SURVEY 17271 CONTROL
MAP OF POINTS 131 AND 141 PER SURVEY CONTROL MAP NAD83 1991.35
POINT CSLB-141 AND POINT CSLB-131
N 22°30'58" E
BASIS OF COORDINATES AND BEARINGS
REAL PROPERTY IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGOU, STATE
OF CALIFORNIA, DESCRIBED AS FOLLOWS:
THE NORTH ONE-HALF OF THE EAST ONE-HALF OF THE NORTH ONE-HALF OF
TRACT TWO HUNDRED FIFTEEN, IN THE THUM LANDS, IN THE COUNTY OF SAN
DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1681,
FILED IN THE OFFICE OF COUNTY RECORDER OF SAN DIEGO COUNTY,
DECEMEBER 9, 1915.
LEGAL DESCRIPTION
BENCHMARK DESCRIPTION
CITY OF CARLSBAD BENCHMARK NUMBER 141 BEING A 2.5" BRASS DISK
STAMPED "CLSB-141 LS 6215", SET IN TOP OF CURB AT THE ANGLE POINT IN
THE CURB AT THE SOUTH EAST CORNER OF A VAULT HAVING AN ELEVATION
OF 26.518' FEET NVGD29.
CSLB-141
NORTH 1998492.074
EAST 6226887.075
CSLB-131
NORTH 1999998.010
EAST 6227511.351
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TCETIHCRADRNo. 33194EXPIRES31 AUG 2021STATEOFCALI
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CARLOSISSUE DATE:09/03/2021carlosarchitects incPROJECT: BLAUVELT RESIDENCE
ADDRESS: 3259 LINCOLN STREET CARLSBAD, CA 92008
DESCRIPTION: SINGLE FAMILY RESIDENCE & ADUCDP I:03/08/2021CDP II:09/03/2021CDP III:12/08/2021A-2.1FIRST AND SECOND FLOOR PLAN1SCALE: 1/4" = 1'-0"1ST & 2NDFLOOR PLANNORTHCDP 2021-0024
12354678910.25:12 SLOPE71ABC23.25:12 SLOPE3:12 SLOPE3:12 SLOPE56342109813:12 SLOPEV1ABC23LOT COVERAGE CALCULATIONSHEET NUMBERREVISIONSESNE
CIL
TCETIHCRADRNo. 33194EXPIRES31 AUG 2021STATEOFCALI
FORNIA WERD
NA
CARLOSISSUE DATE:09/03/2021carlosarchitects incPROJECT: BLAUVELT RESIDENCE
ADDRESS: 3259 LINCOLN STREET CARLSBAD, CA 92008
DESCRIPTION: SINGLE FAMILY RESIDENCE & ADUCDP I:03/08/2021CDP II:09/03/2021CDP III:12/08/2021A-2.2LOT COVERAGE EXHIBIT1SCALE: 1/4" = 1'-0"NORTHKEYNOTESLEGENDGENERAL NOTESROOF PLANNORTHCDP 2021-0024ROOF PLAN2SCALE: 3/16" = 1'-0"
321827163259512345678910113213414ABC321103SHEET NUMBERREVISIONSESNE
CIL
TCETIHCRADRNo. 33194EXPIRES31 AUG 2021STATEOFCALI
FORNIA WERD
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CARLOSISSUE DATE:09/03/2021carlosarchitects incPROJECT: BLAUVELT RESIDENCE
ADDRESS: 3259 LINCOLN STREET CARLSBAD, CA 92008
DESCRIPTION: SINGLE FAMILY RESIDENCE & ADUCDP I:03/08/2021CDP II:09/03/2021CDP III:12/08/2021A-3.0SIDE (NORTH) ELEVATION3SCALE: 1/4" = 1'-0" EXTERIORELEVATIONSFRONT (EAST) ELEVATION1SCALE: 1/4" = 1'-0"REAR (WEST) ELEVATION2SCALE: 1/4" = 1'-0"KEYNOTES
ABC419111234567891011SHEET NUMBERREVISIONSESNE
CIL
TCETIHCRADRNo. 33194EXPIRES31 AUG 2021STATEOFCALI
FORNIA WERD
NA
CARLOSISSUE DATE:09/03/2021carlosarchitects incPROJECT: BLAUVELT RESIDENCE
ADDRESS: 3259 LINCOLN STREET CARLSBAD, CA 92008
DESCRIPTION: SINGLE FAMILY RESIDENCE & ADUCDP I:03/08/2021CDP II:09/03/2021CDP III:12/08/2021A-3.1SIDE (SOUTH) ELEVATION3SCALE: 1/4" = 1'-0" EXTERIORELEVATIONS1SCALE: NTSKEYNOTESRENDERING VIEW
CDP2021-0024
LPC2018-0030
DEV2018-0030
3259 LINCOLN STREET
KS
KS
BD
1 3
C:\Users\ksimon\Dropbox\sIMON dESIGN\2108 Blauvelt Residence\2108 Design Drawings\2108 Working Drawings\2108 Construction Drawings\3130 Landscape Const.dwg, 12/10/2021 9:16:33 AM, Kyle SImon
IRRIGATION NOTES:
1.IRRIGATION CONTROLLER SHALL BE:
HUNTER IRRIGATION X-CORE 8 STATION
WALL MOUNT CONTROLLER. MODEL # XC-800.
2.RAIN SENSOR SHALL BE:
HUNTER IRRIGATION WIRELESS SOLAR SYNC
MODEL # WSS-SEN.
3.PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE
SYSTEM IS WITHIN THE MANUFACTURERS RECOMMENDED PRESSURE RANGE.
PRESSURE REGULATOR SHALL BE:
WILKINS #500 YSBR
FACTORY SET AT 70 PSI
PRESSURE REDUCING VALVE SHALL BE LOCATED AS CLOSE TO POINT OF CONNECTION AS POSSIBLE.
4.MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE
AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY.
5.ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD. ASABE/ICC 802-2014
"LANDSCAPE IRRIGATIOON SPRINKLER AND EMITTER STANDARD." AND ALL SPRINKLER HEADS SNSTALLED IN THE
LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL
DEFINED IN ASABE/ICC 802-2014.
OVERHEAD IRRIGATION NOZZLES SHALL BE:
HUNTER IRRIGATION MP ROTATOR
MODEL MP1000,2000,3000 AS NEEDED WITH A WORKING PRESSURE OF 40 PSI. DISTRIBUTION UNIFORMITY OF THESE
NOZZLES ARE .8 PER HUNTER.COM
DRIP IRRIGATION SHALL BE:
HUNTER IRRIGATION PLD DRIP LINE.
MODEL AND SPACING SHALL BE DETERMINED AFTER A SOILS REPORT IS COMPLETED. INSTALL PER MANUFACTURERS
RECOMMENDATION. DISTRIBUTION UNIFORMITY OF THIS LINE IS .9 PER HUNTER.COM
6.FOR GENERAL VALVE LOCATIONS REFER TO HYDROZONE CHART ON SHEET L1.1. SYSTEMS SHALL BE DESIGNED SO THAT
VALVES ONLY OPERATE HEADS INSIDE THE SAME HYDROZONE.
7.ALL HYDROZONES SHALL BE VALVED/ZONED SEPERATELY
IRRIGATION CONCEPT:
THE LANDSCAPE ASSOCIATED WITH THIS PROJECT SHALL BE IRRIGATED BY MEANS OF A POTABLE AUTOMATIC IRRIGATION
SYSTEM. THE SYSTEM SHALL INCLUDE THE FOLLOWING:
1. IRRIGATION SYSTEM SHALL BE PROTECTED BY A BACKFLOW PREVENTION DEVICE.
2. IRRIGATION SYSTEM SHALL BE AN AUTOMATIC, PERMANENT, BELOW-GRADE SYSTEM.
3. HOSE BIBBS SHALL BE INCLUDED TO SERVICE PLANTING AREAS.
4. IRRIGATION SYSTEMS SHALL BE SPRAY OR DRIP SYSTEMS.
5. NO IRRIGATION RUN-OFF SHALL DRAIN OFF-SITE INTO THE PUBLIC RIGHT-OF-WAY, STREETS, DRIVES, OR ALLEYS. A
CONNECTION SHALL NOT BE MADE TO ANY STORMWATER SYSTEM WITHOUT PROPER BMP'S.
6. THE BMP'S SHALL STORE AND TREAT ALL STORMWATER AND ACCIDENTAL IRRIGATION RUN-OFF PRIOR TO DISCHARGE
INTO CITY STORMWATER SYSTEM.
7. ALL IMPERMEABLE SURFACES SHALL BE CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA.
8. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN TWENTY-FOUR INCHES OF AN
IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE
WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA.
MAINTENANCE:
ALL REQUIRED LANDSCAPE AREAS (INCLUDING THE RIGHT OF WAY) SHALL
BE MAINTAINED BY THE OWNER. LANDSCAPE AREAS SHALL BE FREE OF
DEBRIS AND LITTER AND ALL PLANT MATERIAL SHALL BE MAINTAINED IN A
HEALTHY GROWING CONDITION
DESIGN CRITERIA:
1. ALL LANDSCAPE AND IRRIGATION SHALL CONFORM TO THE LANDSCAPE STANDARDS
OF THE CITY-WIDE LANDSCAPE REGULATIONS,THE CITY OF CARLSBAD LANDSCAPE
MANUAL AND ALL OTHER LANDSCAPE-RELATED CITY AND REGIONAL STANDARDS.
2. PLANTING WILL BE DESIGNED TO HIGHLIGHT ENTRANCE AREAS TO THE PROJECT
AND ADD VISUAL INTEREST TO THE SITE.
3. ALL PLANT MATERIAL SELECTED FOR USE WILL BE OF A TYPE KNOWN TO BE
SUCCESSFUL IN THE AREA OR IN SIMILAR CLIMATIC AND SOIL CONDITIONS.
4. COLOR FROM PLANT FOLIAGE, BARK, OR FLOWER WILL BE UTILIZED TO CREATE AN
INVITING, WARM, AND VISUALLY APPEALING LANDSCAPE ENVIRONMENT.
MIN. TREE / IMPROVEMENT SEPARATION DISTANCE:
TRAFFIC SIGNAL / STOP SIGN - 20 FEET
UNDERGROUND UTILITY LINES - 5 FEET
ABOVE GROUND UTILITY STRUCTURES - 10 FEET
SEWERS - 10 FEET
DRIVEWAYS - 10 FEET
INTERSECTIONS (INTERSECTING CURB LINES OF TWO STREETS) - 25 FEET
WATER EFFICIENT LANDSCAPE DECLARATION
" I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS
CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT
LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH
THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH
ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY
THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF
WATER."
SIGNATURE___________________________________ DATE 12-01-2021
DESIGN STATEMENT:
THE LANDSCAPE CONCEPT FOR THE SINGLE FAMILY HOME IS INFLUENCED BY THE STYLE OF THE ADJACENT COMMUNITY AND
COMPLEMENTS THE ARCHITECTURAL STYLE OF THE BUILDING. THE ARRANGEMENT OF HARDSCAPE AND PLANTINGS PROMOTES
MOVEMENT THROUGH THE SITE. ORNAMENTAL VEGETATION HAS BEEN SELECTED WITH CONSIDERATION OF DROUGHT
TOLERANCE, EASE OF MAINTENANCE, STRUCTURE, FLOWER AND FOLIAGE. A RESTRICTED PALETTE OF PLANT MATERIAL SHALL
MAINTAIN THE COHESIVE THEME OF THE LANDSCAPE DESIGN. THE LANDSCAPE STYLE SHALL MAINTAIN CONSISTENCY TO
AVOID COMPLEX PLANT MIXTURES AND VISUAL CONFUSION.
GENERAL NOTES:
1.ALL GRADED, DISTURBED, OR ERODED AREAS THAT WILL NOT BE PERMANENTLY PAVED OR COVERED BY STRUCTURES
SHALL BE PERMANENTLY REVEGETATED AND IRRIGATED IN ACCORDANCE WITH THE STANDARDS IN THE CITY OF CARLSBAD
LANDSCAPE MANUAL.
2.GRADED PAD AREAS SHALL BE HYDRO-SEEDED TO PREVENT EROSION IN THE EVENT THAT CONSTRUCTION OF BUILDINGS
DOES NOT OCCUR WITHIN 30 DAYS OF GRADING. HYDRO-SEED SHALL BE IRRIGATED OR REAPPLIED AS NECESSARY TO
ESTABLISH GROWTH.
3.ALL PLANTING, IRRIGATION, AND LANDSCAPE RELATED IMPROVEMENTS WILL COMPLY WITH THE CITY OF CARLSBAD
LANDSCAPE REGULATIONS AND THE LANDSCAPE MANUAL STANDARDS.
4.ALL TREES SHALL BE MAINTAINED SO THAT ALL BRANCHES OVER THE PEDESTRIAN WALKWAYS ARE AT LEAST 6 FEET ABOVE
THE WALKWAY GRADE AND SO THAT ALL BRANCHES OVER VEHICLE TRAVEL WAYS ARE 14 FEET ABOVE GRADE OF THE
TRAVEL WAY.
5.ALL PLANTING AREAS SHALL BE MAINTAINED FREE OF WEEDS, DEBRIS, AND LITTER.
6.ALL PROPOSED IRRIGATION SYSTEMS WILL USE AN APPROVED RAIN SENSOR SHUTOFF DEVICE.
7.HIGH WATER USE PLANTS SHALL BE LIMITED TO NOT MORE THAN 10 PERCENT OF THE TOTAL DEVELOPED LANDSCAPE
AREA. ALL OTHER PLANTINGS SHALL BE COMPOSED OF LOW-WATER-USE PLANT MATERIAL.
8.AN AUTOMATIC, ELECTRICALLY CONTROLLED IRRIGATION SYSTEM SHALL BE INSTALLED AS SHOWN ON THE CONSTRUCTION
PLANS. IRRIGATION SYSTEMS SHALL ME MAINTAINED FOR PROPER DEVELOPMENT AND MAINTENANCE OF THE VEGETATION
IN A HEALTHY, DISEASE-RESISTANT CONDITION. THE DESIGN OF THE SYSTEM SHALL PROVIDE ADEQUATE SUPPORT FOR
THE VEGETATION SELECTED.
9.INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES
INTO LANDSCAPE AREA (UNLESS CONTRAINDICATED BY A SOIL TEST).
10.AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A
CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE
AND IRRIGATION MAINTENANCE.
11. ALL LANDSCAPED AREAS SHALL RECEIVE A 3" LAYER OF WOOD BARK MULCH UNLESS OTHERWISE NOTED ON PLANS.
CDP2021-0024
LPC2018-0030
DEV2018-0030
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PLANT MATERIAL LEGEND
CALLOUT
SYMBOL BOTANICAL NAME COMMON NAME SIZE MINIMUM HEIGHT
AND SPREAD
IRRIGATION DEMANDS
H - HIGH
M - MODERATE
L - LOW
N - RAINFALL ONLY
REMARKS
TREES
ARB. UNE.ARBUTUS UNEDO 'MARINA'MARINA STRAWBERRY TREE 36"
BOX 8'X6'L MULTI- TRUNK; FULL HEAD, GOOD FORM AND
CALIPER
AVO. SPP AVOCADO SPECIES TO BE SELECTED BY OWNER 24"
BOX 6' X 3'M STRAIGHT TRUNK; FULL HEAD, GOOD FORM
CIT. SPP. CITRUS SPP.TRANSPLANTED CITRUS TREE EXIST -M EXISTING TREE TO BE RELOCATED
SHRUBS & SUCCULENTS
AGA. ATT. AGAVE ATTENUATA FOXTAIL AGAVE 1 GAL 16" x 12"L FULL FORM AND COLOR, VIGOROUS
ALO. ROO. ALOE RUDIKOPPE 'LITTLE GEM'LITTLE GEM ALOE 1 GAL. 12" x 12"L FULL FORM AND COLOR, VIGOROUS
BOU. GRA. BOUTELOUA GRACILIS 'BLONDE AMBITION' BLOND AMBITION BLUE GAMA GRASS 1 GAL. 12" x 12"L FULL TO GROUND, GOOD FORM AND COLOR
FUR. GIG. FURCREA GIGANTICA FALSE AGAVE 5 GAL.18" x 12"L FULL CLUMPS, FULL FORM, GOOD COLOR, VIGOROUS
MUH. RIG. MUHLENBERGIA RIGENS DEER GRASS 5 GAL. 18" x 12"L FULL CLUMPS, FULL FORM, GOOD COLOR, VIGOROUS
VER. LIL. VERBENA LILACINA 'DE LA MINA'PURPLE CEDROS ISLAND VERBENA 1 GAL. 12" x 12"L FULL TO GROUND, GOOD FORM AND COLOR
VIG. LAC. VIGUIERA LACINIATA SAN DIEGO SUNFLOWER 1 GAL. 12" x 12"L FULL TO GROUND, GOOD FORM AND COLOR
GROUNDCOVERS / VINES
SEN. SER. SENECIO SERPENS BLUE CHALKSTICKS 4" POT 4" x 4"L FULL CLUMPS, GOOD COLOR,
WATER USE TABLE
DESCRIPTION IRRIGATION TYPENUMBERSYMBOLAREA (SQ.FT.)
DRIPH1748 SQ. FT.
H2
1,091 SQ. FT.LOW WATER USE PLANTS = .3 WUCOLS VALUE
LOW WATER USE PLANTS = 575 SQ.FT (90% OF SITE PLANTING AREA)
R
TOTAL SHRUBS: 5 GALLON - 67 (67%)
1 GALLON - 33 (33%)
TOTAL EXTERIOR AREA
MINUS PAVING: 1,091 SQ.FT.
TOTAL MULCH AREA :0 SQ.FT. (0%)
LANDSCAPE AREA: 1,091 SQ.FT. (100%)
52 SQ. FT.MEDIUM WATER USE PLANTS,
FULL SUN
BUBBLER
3259 LINCOLN STREET
LOW WATER USE PLANTS, FULL SUN
H3 18 SQ. FT.FOUNTAIN - HIGH WATER USE NA
H4 273 SQ. FT.ARTIFICIAL TURF - VERY LOW
WATER USE
NA
DUE TO LIMITED PLANTING
AREA, THE PLANS QUALIFY
FOR A PRESCRIPTIVE
COMPLIANCE REVIEW.C:\Users\ksimon\Dropbox\sIMON dESIGN\2108 Blauvelt Residence\2108 Design Drawings\2108 Working Drawings\2108 Construction Drawings\3130 Landscape Const.dwg, 12/10/2021 9:17:05 AM, Kyle SImon
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LANDSCAPE SITE PLANL3
CDP2021-0024
LPC2018-0030
DEV2018-0030
1/8 INCH = 1 FT
4 0 4 16
GRAPHIC SCALE
(IN FEET)
88
NOTES:
1.ALL CONCRETE AREAS ARE IMPERVIOUS, AND
SHALL DRAIN INTO LANDSCAPED AREAS.
2. ALL PLANTING AREAS SHALL BE GRADED AT 2%
AWAY FROM STRUCTURES AND TERMINATE IN AN
APPROVED DRAINAGE SYSTEM.
3. AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY
DIRECTION SHALL BE IRRIGATED WITH
SUBSURFACE IRRIGATION OR OTHER MEANS
THAT PRODUCES NO RUNOFF OR OVERSPRAY
4. ANY TREES LOCATED WITHIN A VEHICULAR SIGHT LINE
MUST HAVE ALL LIMBS REMOVED TO A HEIGHT OF 6
FEET ABOVE THE ADJACENT TOP OF CURB.
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VICINITY MAP
CONCEPTUAL MAINTENANCE RESPONSIBILITY EXHIBIT
SCALE:1" = 20'-0"
HYDROZONE DIAGRAM
SCALE:1" = 20'-0"
LANDSCAPE TO BE
MAINTAINED BY PROPERTY
OWNER (TYP. SYM.)
PROPERTY LINE (TYP. SYM.)
IRRIGATION CONTROLLER AND RAIN SENSOR TO
BE LOCATED ON BUILDING WALL
3" DEPTH MULCH -
KRC ROCK
LA PAZ BEACH PEBBLE (5/8" - 7/8")
OR APPROVED EQUAL
(TYPICAL SYMBOL)
COLORED CONCRETE -
DAVIS COLOR #677 'OUTBACK'
WITH TOP-CAST 'ACID ETCH' FINISH
(TYPICAL SYMBOL)R
6 MUH. RIG.
5 GAL.
9 ALO. ROO.
1 GAL.
66 SEN. SER
4" POT
6 AGA. ATT.
1 GAL.
1 ARB. UNE.
36" BOX
HYDROZONE 1 -LOW WATER
(748 SF.)
(TYP SYM)
HYDROZONE 2 - MED WATER
(52 S.F.)
(TYP SYM)LINCOLN STREETARTIFICIAL TURF
(TYPICAL SYMBOL)
TREES TO BE VALVED SEPERATELY
TYPICAL
MODULAR BBQ AND ISLAND PER
OWNERLINCOLN STREET3259 LINCOLN STREET
49 BOU. GRA.
1 GAL.
5 VER. LIL.
1 GAL.
2 AVO. SPP
24" BOX
1 CIT. SPP.
-
1 FUR. GIG.
5 GAL.
7 VIG. LAC.
1 GAL.
WALL FOUNTAIN -
SEE DESIGN IMAGER
ON SHEET L-3 LINCOLN STREETHYDROZONE 3 - HIGH WATER
(18 S.F.)
(TYP SYM)
WALL FOUNTAIN DESIGN IMAGERY WALL FOUNTAIN DESIGN IMAGERY
WALL FOUNTAIN DESIGN IMAGERY
HYDROZONE 4 - VERY LOW WATER
(273 S.F.)
(TYP SYM)
ENCROACHMENT REMOVAL:
ANY ENHANCED PAVING (PAVERS, POROUS,
COLORED OR STAMPED CONCRETE, ETC.) LOCATED
WITHIN UTILITY EASEMENTS, INCLUDING THE RIGHT
OF WAY, REQUIRE AN ENCROACHMENT AGREEMENT
WITH THE CITY OF CARLSBAD.
REFER TO CIVIL PLANS FOR PAVING WORK.
EXISTING LANDSCAPE
WITHIN R.O.W. TO BE
PROTECTED IN PLAVE
(TYPICAL SYMBOL)
CONCRETE PAVERS
BELGARD PAVERS -
- AQUALINE 80MM
- HERRINGBONE PATTERN WITH ENHANCED
CONCRETE BORDER
- RIO COLOR (TYPICAL SYMBOL)C:\Users\ksimon\Dropbox\sIMON dESIGN\2108 Blauvelt Residence\2108 Design Drawings\2108 Working Drawings\2108 Construction Drawings\3130 Landscape Const.dwg, 12/10/2021 9:18:15 AM, Kyle SImon