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HomeMy WebLinkAbout2003-05-07; Planning Commission; ; CT 02-27|CP 02-12- LA COSTA FAIRWAY CONDOMINIUMSThe City of CARLSBAD Planning Department' A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: May 7, 2003 Application complete date: Project Planner: Project Engineer: December 20, 2002 Barbara Kennedy Jeremy Riddle SUBJECT: CT 02-27/CP 02-12- LA COSTA FAIRWAY CONDOMINIUMS - Request for approval of a Tentative Tract Map and Condominium Permit to develop a ten- unit residential condominium project on a site located north of La Costa Avenue, between El Camino Real and Viejo Castilla Way within Local Facilities Management Zone 6. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 5405, 5406 and 5407 ADOPTING the Mitigated Negative Declaration and Mitigation Monitoring Reporting Program and APPROVING CT 02-27 and CP 02-12 based upon the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant proposes to consolidate and develop two vacant lots totaling 1.15 acres with a ten- unit air space condominium project on an infill site located on the north side of La Costa Avenue, between El Camino Real and Viejo Castilla Way. The development proposal requires the processing and approval of a Tentative Tract Map and Condominium Permit. The project's proposed density of 8.7 dwelling units per acre is below the 19 dwelling units per acre allowed under the growth management control point for the property's Residential High (RH) General Plan designation. The project meets the City's standards for planned developments and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code. The project would not have a significant effect on the environment and a mitigated negative declaration has been prepared. The project conforms to all applicable standards, there are no outstanding issues, and the necessary findings for approval can be made. III. PROJECT DESCRIPTION AND BACKGROUND The 1.15-acre site is rectangular in shape and is located north of La Costa Avenue between El Camino Real and Viejo Castilla Way. The site consists of two previously graded vacant parcels and the site is devoid of any significant or sensitive vegetation. The site has been graded with terraced pads and the property slopes down from La Costa Avenue to the La Costa Golf Course on the north with about a 37-foot elevation difference. The site is zoned RD-M (Residential Density-Multiple) and has a General Plan designation of RH (Residential High Density - 19 du/ac). Surrounding properties to the east, west, and south are also developed with multi-family condominium projects. The La Costa golf course borders the site to the north. CT 02-27/CP 02-12- LA dBlA FAIRWAY CONDOMINIUMS May 7,2003 Page 2 The applicant is proposing to develop a ten-unit residential condominium project on the subject site. The units will be accessed via courtyard driveways off of a new private cul-de-sac street. The condominium units are configured within four separate structures which consist of two different building types. Building type "A" (which are the building types on the south half of the site) contains three units and is a three-story split-level structure with lower level parking and two floors of living area above. Building type "B" (which are on the north half of the site) contains two units and is also a three-story split-level design. The buildings have been designed to fit into the slope areas which is desirable since it reduces the amount of grading. It also results in the appearance of a reduced building mass since only two stories will be visible when viewed from La Costa Avenue. The overall building height is 34.5 feet on the north side, three-story elevation and is 24.5 to 25.5 feet on the south facing, two-story elevations. The six building "A" units contain approximately 1,990 square feet each and the four building "B" units contain approximately 2,419 square feet each. All units have an enclosed two-car garage, additional storage space, and balconies to take advantage of the golf course views. Five additional open parking spaces are provided for guest parking and are located in both the upper and lower portions of the site. The architectural design is Spanish Colonial Revival and utilizes classic elements and design features including an off-white stucco exterior, red Mission barrel tile roof, exposed rafter tails, decorative chimney elements, a variety of window styles and sizes, shutters, recesses and balconies. The landscape design incorporates a variety of materials including palms, canopy trees, and accent plants which will complement the architectural design. IV. ANALYSIS The project is subject to the following regulations and requirements: A. General Plan R-H (Residential - High Density) designation; B. RD-M (Residential Density-Multiple) Zone and Condominium Permit (Planned Development) regulations (Chapters 21.24 and 21.45 respectively of the Carlsbad Municipal Code); C. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); D. Inclusionary Housing (Chapter 21.85 of the Carlsbad Municipal Code); and E. Growth Management (Chapter 21.90 of the Carlsbad Municipal Code). The recommendation for approval for 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. CT 02-27/CP 02-12- LA CWTA FAIRWAY CONDOMINIUMS May 7,2003 Page 3 A. General Plan The proposed project is consistent with the policies and programs of the General Plan. The property has a General Plan designation of RH. The RH designation allows the development of multi-family residential units at a density of 15 - 23 dwelling units per acre. The growth control point is 19 dwelling units per acre. The proposed project involves ten condominium units being developed on a 1.15 acre, rectangular-shaped lot. Development at the growth control point would allow 21 units on the property. The proposed project is for ten condominium units at a density of 8.7 dwelling units per acre. The project complies with all the Elements of the General Plan as outlined in Table 1 below: Table 1 - GENERAL PLAN COMPLIANCE ELEMENT Land Use Housing Public Safety Noise Open Space & Conservation Circulation USE, CLASSIFICATION, GOAL OBJECTIVE OR PROGRAM Site is designated for Residential High density at 19 du/ac. 15% inclusionary housing requirement per Objective 3.6. Provide project review that allows consideration of seismic and geologic hazards. Residential interior noise standards of 45 dB(A) CNEL. Exterior noise level of 60 dB(A) CNEL in private open space areas. Minimize environmental impacts to sensitive resources within the City. Utilize Best Management Practices for control of storm water and to protect water quality. Requires new development to construct improvements needed to serve proposed development. PROPOSED USES & IMPROVEMENTS Multi-family residential units at 8.7 du/ac. Project conditioned to purchase 2 affordable housing credits. Project improvements will not significantly impact or be impacted by geologic or seismic conditions. The project is conditioned to comply with the 45 dB(A) CNEL interior noise standard. North-facing private open space balconies comply with the 60 dB(A) exterior noise level standard. Project will not have any environmental impacts to the existing pre- graded site. The project will conform to all NPDES requirements. All public facilities including curb, gutter and sidewalk exist along the property frontage. COMPLY Yes Yes Yes Yes Yes Yes CT 02-27/CP 02-12- LA CWLA FAIRWAY CONDOMINIUMS May 7,2003 Page 4 B. RD-M Zoning/Condominium (Planned Development) The proposed project is subject to the RD-M Zone regulations and the Planned Development (PD) regulations. The PD regulations are the development standards for condominium projects. The proposed three-story structure, with a maximum building height of 34.5 feet, will be compatible with existing and proposed developments and complies with all of the requirements of the RD-M zone and Planned Development regulations for multi-family developments. The project will be compatible in size, scale, and design with the surrounding multi- family/condominium projects. Access to the site meets all fire department and engineering department standards and the proposed parking (2 spaces per unit and 5 guest parking spaces) meets the parking requirements. Public facilities, including curb and gutter, exist along the property frontage. The project is conditioned to add a new sidewalk along the frontage to connect with the existing sidewalks. The Spanish Colonial Revival architectural style is compatible with the surrounding neighborhood and typifies an architectural style found throughout the La Costa area. Table 2 (below) illustrates how the project complies with the applicable RD-M zoning and PD development regulations. Table 2: RD-M ZONING AND PD (CONDOMINIUM) STANDARDS COMPLIANCE STANDARD Min. Lot Size Max. Lot Coverage (RD-M) Secondary Arterial Setback - La Costa Avenue (PD) Min. Side Setback (RD-M) Min. Rear Setback (RD-M) (PD Setbacks) Setback from private street Setback from driveway (garage) Setback from driveway (residence) Min. Building Separation (PD) Max. Building Height (PD/RD-M) Resident Parking (PD) Visitor Parking (PD) PERMITTED/ REQUIRED 1 0,000 s.f. 60% 30' measured from ROW 5' 10' 15' 5' 8' 20' average/10' minimum 35V3 stories 2 spaces/du - 1 covered/ 1 uncovered 0.5 space/unit (units 1-10) (5 required) PROPOSED 50,094 s.f. 30% 30' to structure 5' 20' 15' Bldg"A"-10VBldg"B"-5' 8' min. 20' min. 34.5 73 stories 2 car garage for each unit 5 spaces CT 02-27/CP 02-12- LA CWTA FAIRWAY CONDOMINIUMS May 7,2003 Page 5 Table 2: RD-M ZONING AND PD (CONDOMINIUM) STANDARDS COMPLIANCE (continued) Common Recreation Space Private Recreational Space (PD) Storage Space (PD) None required. 120 sf. balcony/unit 392 cubic feet unit 43% landscape area 124 sf. balcony or greater/unit Bldg "A" - 437cubic feet/unit Bldg. "B" - 514 cubic feet/unit C. Subdivision Ordinance The Engineering Department reviewed the proposed tentative map and concludes that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. The project is conditioned to install all infrastructure improvements concurrent with development. Access to the site will be from a private cul-de-sac street off of La Costa Avenue. The proposed building setbacks will allow for adequate air circulation and the opportunity for passive heating and cooling. D. Inclusionary Housing The City's Inclusionary Housing Ordinance (Chapter 21.85) requires that a minimum of 15% of all approved units in any qualified residential subdivision be made affordable to lower income households. The inclusionary housing requirement for this project would be 1.76 dwelling units. The applicant is proposing to satisfy this requirement by purchasing two affordable housing credits. The project has been conditioned to enter into an Affordable Housing Agreement with the City to purchase and deed restrict two (2) units in the Villa Loma Apartment Project as affordable to lower-income households for the useful life of the dwelling units, in accordance with the.requirements set forth in Chapter 21.85 of the Carlsbad Municipal Code. Therefore, with this condition in place, the proposed project complies with all applicable inclusionary housing requirements. E. Growth Management The proposed project is located within Local Facilities Management Zone 6 in the Southeast 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 3 below. Table 3: GROWTH MANAGEMENT STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation IMPACTS 34.77 sf 18.54 sf n/a 0.07 ac Batiquitos Watershed 80ADT COMPLIANCE Yes Yes Yes Yes Yes Yes CT 02-27/CP 02-12- LA CWTA FAIRWAY CONDOMINIUMS May 7,2003 Page 6 Table 3: GROWTH MANAGEMENT (continued) STANDARD Fire Open Space Schools Elem. = 1.09, JH=1.1,HS= 1.1 Sewer Collection System Water IMPACTS Stations No. 2 & 6 n/a EUSD/ San Dieguito USD 10EDU 2,200 GPD COMPLIANCE Yes Yes Yes Yes Yes *The project is 11.85 dwelling units below the Growth Management Dwelling Unit allowance of 21.85 dwelling units for the subject property. V. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. Since the project is subject to noise impacts from the adjacent roadway, an acoustical analysis was prepared for the project and it was determined that the existing noise levels could impact the project. The required private recreation areas on the north side of the buildings will not be subjected to noise levels exceeding 60 dBA CNEL. However, the project will be required to implement the recommendations outlined in the Acoustical Analysis to ensure that interior noise levels do not exceed 45 dB(A) CNEL. The necessary mitigation measures have been agreed to by the developer and a mitigation monitoring and reporting program has been prepared. Consequently, a Notice of Intent to adopt a Mitigated Negative Declaration was published in the newspaper and sent to the State Clearinghouse for public agency review. No public comments were received during the 30-day public review and comment period. ATTACHMENTS: 1. Planning Commission Resolution No. 5405 (Mit. Neg. Dec.) 2. Planning Commission Resolution No. 5406 (CT) 3. Planning Commission Resolution No. 5407 (CP) 4. Location Map 5. Background Data Sheet 6. Local Facilities Impact Assessment Form 7. Disclosure Statement 8. Reduced Exhibits 9. Exhibits "A" - "Q" dated May 7, 2003 SITE LA COSTA FAIRWAY CONDOMINIUMS CT02-27/CP02-12 BACKGROUND DATA SHEET1 CASE NO: CT 02-27/CP 02-12 CASE NAME: La Costa Fairway Condominiums APPLICANT: SCI Enterprises. LLC REQUEST AND LOCATION: 10-unit airspace condominium on the north side of La Costa Avenue between El Camino Real and Vieio Castilla Way. LEGAL DESCRIPTION: Lots 4 and 5 of La Costa Greens, in the City of Carlsbad. County of San Diego, State of California, according to Map thereof No. 6708, filed in the Office of the County Recorder of San Diego County. APN: 216-310-04. & 05 Acres: 1.15 acres. Proposed No. of Lots/Units: 1 lot/ IQ-units GENERAL PLAN AND ZONING Land Use Designation: RH - Residential High Density Allowed: 19 du/acre Density Proposed: 8.7 du/acre Existing Zone: RD-M Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site North South East West RD-M P-C RD-M RD-M RD-M RH OS RMH RH RH Vacant La Costa golf course Multi-family condo Multi-family condo Multi-family condo PUBLIC FACILITIES School District: Encinitas/San Dieguito Water District: Carlsbad Sewer District: Leucadia Equivalent Dwelling Units (Sewer Capacity): 10EDU ENVIRONMENTAL IMPACT ASSESSMENT /\ Mitigated Negative Declaration, issued May 7. 2003 Certified Environmental Impact Report, dated_ Other, City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on tie part of the City Council or any appointed Board, Commission or Committee. • The following information MUST be disclosed at the time of application subrnittal. 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, fratemaj 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, title, 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.) Corp/Part SCI Enterprises, LLCPerson SEE ATTACHED Title Title Applicant Address - Address 567 San Nicolas Drive, Ste.320 Newport Beach, CA 92660 OWNER (Not the owner's agent) 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, title, 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 publicIv- owned corporation, include the names,-titles', and addresses of the corporate officers. (A separate page may be attached if necessary.) Person. Title SEE ATTACHED C orp/P art Ariana D_pyp1 Title Owner Address Address P.p. Bnv 4ft Q La Verne, CA 91750 ;c rs.ra.cav Avenue • •—•ansoaa. NON-PROFIT ORGANIZATION OR TRUST ' If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list rhe names and addresses of ANY person serving as an officer or director of the non-oroff: organization or as trustee or beneficiary' of the. Non Profit/Trust N/A _ . Non Profit/Trust _ Title _ Titlte ' Address : Address_ Have you had more than S250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months'? Yes 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. Si'gHamre^ of--apn.fa'cant/date Print or type name of owner ' Print or type name of applicant X//?//./^ / f/iiAtt-3, ' Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent n:ADMIN\CGUN •: H?,\DISCLQSURE 5 I A; iMEMT 3/S8 Disclosure Form-Additional Information La Costa Fairway Condominiums CT-02-27, CP 02-12 1. Applicant SCI Enterprises, LLC is made up of the following two members: Person: Brett M. Shaves Title: Member Address: 567 San Nicolas Drive, Ste. 320 Newport Beach, CA 92660 Person: Garrett E. Calacci Title: Member Address: 567 San Nicolas Drive, Ste. 320 Newport Beach, CA 92660 2. Owner The owner, Ariana Development, consists of a single individual: Person: Hassan Izad Title: Principal Street Address: 24050 Madison Street, #202 Torrance, CA 90505 ^•••v^V&^'V .. /';_>->;/ •• ...„, ^V--^'^"^^^--^! - ..: '•''. .-"^ ~~7 -wtw/ctt*.s!;nl1'(..J - ... £,' /'- r ^^^^'^^^ SUBDIVJDER: set mt Hcajts amr sujr x «w ne-Jio-ot t AFH rtt-jm-as\flOPKHT.JA lM!fDf> GENERAL NOTES INDEX MAP VMEL I.ISHOSSOMCKC anmoi nets sr JOTOMOHC rieiPitHT «w y- axeaKmr^rMaHC AKH Ht»7y s$rrow i/toscApr AOA jt.ia y 4jx-(xt s i A IW (3) LOT SOUUXN (W K JOttV AS EK (t) IOT CUtNC W*t IHfflHS)or to tMts AS Dfsago er SKVQN txoar r>f cvjnmu crx. 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OJiTtMtfCriL CMftOAl OtffPft STAV* t3ft* US ItOO-t autrrsoKH isms (m ccum w*j.onaa O*M) fuwnnt t»<x atiut uzc a ss DJAGRAMIIC SECTION "A" SCALE r • 10--0- " ~ ~" "" " < PL AN_A_QAR AQ E_LEVEL " -- BUILDING A SCALE 1/4' - v-0' UBC Occupancy Classi! cation Type cf Construction: 'vce V PLAN A ENTRY LEVEL m*n.y!.«..«~ LDING_A UBC Occupancy Classification: Type of Cc^stfucticn: T\pe V l~~twNCL, PLAN A UPPER LEVEL BUILDING ASCALE 1'4- . r-0" BUILDING "A" WEST ELEVATION1.-v-""~ • IiC/V .SOUTH^ELEVAIJON BUILDING 'A' NORTH ELEVATIONSCM.IMW .-v-b- — —- — — >_ m n PLAN B LOWER LEVEL BUILDING B SCALE 1/4* " T-fl7" UBC Occupancy Ciassif'cation- R-' Type of ConeSfusticr.: Tyre V PLAN B ENTRY LEVEL ttaitr y-' BUILDINGJ?SCALE 1/4' • r-0' UBC Occucancy Classification: R-1 Type of Construction: Type V PLAN B UPPER LEVEL u,i,v BUILDING B--~ U8C Occupancy Classif'cailorv. R-Type ct Ccnstructicn: Type V BLDG^B WEST .ELEVATION SCALE t/V • r-0' g <a g.52 K ti,»12 s 0 * u 5 ™* ^ ! iI 8I < B_SOUTH ELEVATION sens VJ- - v-o- BLDG, B EAST ELEYAJION. SCALE 1/4' • l'-C- If IsM Q\U-)j* 3^ r-Fill S o1 TO - VEGETATIVE 6UWLE IOITH DECORATIVE COBBLE AND S 'ACTS AS A BTOW1IKATER DETENTION BAStO DRY STREAMBED NCH-Ft ARABLE FETAINN51UALL PEDESTRIAN WALK CONCRETE TOTORCCURT6 UTH ENHANCED PAvHS TREATMEMT fTYPCAL) ENHANCED PEDESTRIAN CROS&NQ CTTP1CALJ SHRUB SCREEN TRASH EMCLO8URE PEDEStRUN WALK (TYP1CAU STREET TREES TO REPLACE EXISTING STREET TREES OYplCAU LANDSCAPE CONCEPT PLAN La Costa Fairways TREES- f APPROXWATELY 46 TREESJ •ft*- 14'BOX. K*- B GALLON ARECASTMJ-1 RCWANZOFfHANJI - QUEEN PALM (8' MINIMUM CLEAR TRUNK HE WT> CUPRE89US SEMFERVIREN3 - ITALIAN CTPRE66 JACARANDA MW061RXIA - JACARANPA JIWIPERU9 CmCN3ia TOWJLO9A VARIRiATA1 - VARIEGATED HOLLYWOOD JIWIPER 6TYRACHUA PALO ALTO1 - 6UEEI OK CT 02-27 CP 02-12 6URUBS- f APPROXIMATELY 3WJ SHRUB6' /?} AGAPANTHJS AfWCAMJB - LILY OF THE MILE (£) AGAVE ATTENUATA - ASAVE Q AUSIwJbMERIA - PERUVIAN LILY 0 BJXU6 JAPOMCA - JAPANESE BOXUDOD ^fe CYCAD REVOLLffA - SAGO PALM @ .... DIETES VEGETA - FORTNIGHT LILY (. jj^ ECMUM CAND1CAN6 - PRtDE OF HADERA (Q) FERNS - ASSORTED VARIETIES (/) OARPEMA MYSTERY' - GARDENIA Q RHAFMICtEPIS INDICA - K>IA WAUITWCW vtes-(^ BCU&AJNVlLLEA * BOUQAIMLLEA CLYTOftTOMA CAU.B1EG*C1DE& - VIOLET TRU1PET VINE FICU& PlttLA - CREEPN5 Fk3PANDOREA JASHNOIDES • TRUMPET VINE CKOWCOVgR- (APPROXIMATELY Ijfttfg Sf, h FIATSJ MTOPORM - PROSTRATE MTOPORfl ROSMARHJ6 OWCKALlS - RO6EMART6OLEIROLIA eCLElRCLII N- BABY'S TEARS f^yi FESiyCA RJBRA - CREEPINS RED F Y//\ HARAWON II SOD - TURT VICINITY NAP' •utr-ir-r (\rn\wmumnw SlUOtlltll miiimim '5 i£3 85 4 SECTION B-fl TRASH ENCLOSURE DETAIL NXS. IRASH ENCLOSURE TRELLIS DETAIL N.T.S. MO/0* KATEBA13 AS 1W PHOJECT TO WE S I me OCUHUK 9J.1 »C UVOtG MCA WAUr«aj»iE i* MUJHG cr am fat iwotn » *. AU CATSJHMJ- K 1 OATt UA1WWJ ID K MVIKMa IT PUWtMC lATCHEi KCUWC MlIX ™|f"*- *™TYPC on P«MBI 01 •""**" HMMTAMCD.«x> u»nc« cr nc £ W ft C«E BT C«I BAM HOKCT.Y W»l ™ DC MUC. II BKUKI5 SUU. «CO»OIA1tcon. ao«i« OF we CMFOBM meaSo «IAH« 10 AMA1 ra caitcmc »« u. R urauiii «ocwawn «€M « WOltCWM *CW«I MWWE COUKHID MATEWU l*««KtTMlt Bt "0 awiot THMI I CT 02-27 CP 02-12 USABLE SITE AREA SUMMARY Building Footprint 14,116 SF. 34 Acre 29 % Driveway and Parking 14,031 SF. 32 Acre 28 % Mardscape 4 UJataay 3268 5F. .01 Acre ~\ % _j-andscaj3e 18,013 5F. .42 Acre. 3fc % Total 50,034 SF. 1.15 Acre 100 % IRE uHffffSf PUHIIIG GROUP ruMiit SIlilfSIGIi [ANDItlFE ARCmiEtlllli lIHIIKCIIIlllllTf « co O O "A Irfr i- T-y-e:- hnlj LLB WATER CONSERVATION PIAN ZONE 1:LHUi Planting 1,500 S.F. Estimated fairly amount of SHiplemerrtal water: 58,000 gate ZONE 2: Refined Plantinj 16,060 S,F. Estimated yearly anoint of mpplamental water 381,000 fallens ZONE 3: Muraltrinn/toitional PlBntinj UBD $,F. Estimated yearly amonol of sopplemental water: 22,800 gallons — WfiUS BORDER — VEGETATIVE 9U1ALE WTH DECCRAflVE COBBLE AtO 6TONE fLE» THAN r-»' HlfiW PEDESTRIAN HWIK (TYFtCAU CT 02-27 CP 02-12 WATER CONSERVATION NOTES 38% OF TOTAL SITE TO BE LANDSCAPED. 1. City of Carlsbad Planting Zones Zone 11500 SF 8% Zone 2 16060 SF 85% Zone 3 1200 SF 7% Zone 4 0 SF 0% 2. Estimated Supplemental Water is 470,800 gal. per year for entire site. 3. Turf Is proposed only south of the vegetated swale. Annual color proposed only at the project entry. 4. All planted areas are to be HOA maintained. Owners to maintain private patios unless otherwise noted. 5. These plants have been selected for their aesthetic value as well as for their ability to thrive on the existing solar, wind, and water conditions of the site. These plants are well adapted to the Carlsbad climate and do not demand a high amount of water. Supplemental water Is estimated to be less than 470,800 gal. per year once the plants are established. 6. The soil shall be amended to Improve the plant's environment. Ground covers shall fill In between the shrubs to shield the soil from the sun and reduce evapotranspiration. All the flower and shrub beds shall be mulched to help conserve water, lower the soil temperature, and reduce weed growth. The shrubs shall be allowed to grow In their more natural forms. This will work together with the ground covers and mulches to reduce the evapotranspiration rates of the soil. 7. Proper landscape maintenance can provide energy and water conservation with the recycling and reuse of landscape trimmings and a reduction in the use of chemicals In the landscape. 8. The Irrigation system shall be designed with the following guidelines... * All valves to be connected to an automatic clock with multiple start times. * All clocks can be overridden by moisture sensors set into the planting areas at strategic locations. * Drip Irrigation can be utilized to supplement the overhead spray system where required. HE IHSHIF001 PUIIUG GROUP pimns SITEOEIIGIIumtmmmiECiuii IK'-"-1-uiiii •C .fc f*B!83 r- w-vir\w Llfi L*,