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HomeMy WebLinkAbout1998-01-07; Planning Commission; ; CT 97-01|PUD 97-01 - RANCHO CARRILLO VILLAGE H7e City of CARLSBAD Planning DepartmeiS A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: January 7, 1998 Application complete date: October 21, 1997 Project Planner: Brian Hunter Project Engineer: Mike Shirey SUBJECT: CT 97-01/PUD 97-01 - RANCHO CARRILLO VILLAGE H- Request for a Tentative Map and a Planned Development Permit to subdivide the property into 77 lots of which 73 lots would be for the purpose of single family development, 3 lots would be open space, and 1 lot would be used as a private street within Village H of the Rancho Carrillo Master Plan and Local Facilities Management Zone 18. I.RECOMMENDATION That the Planning Commission ADOPT PlanninR Commission Resolutions No. 4229 and 4230 RECOMMENDING APPROVAL of CT 97-01 and PUD 97-01 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant is requesting approval of permits to subdivide 52.1 acres into a total of 77 lots including 73 single family home lots with a minimum size of 8000 square feet, 3 open space lots, and one lot for private street purposes. This village will be developed as a gate guarded single family detached subdivision with semi-custom production homes on an average lot size of over 9500 square feet. As part of the Rancho Carrillo Master Plan development review process the applicant is requesting adoption of design guidelines which identify housing product plotting and other architectural guidelines. As designed and conditioned, the project is consistent with the General Plan, the Rancho Carrillo Master Plan (MP 139F), Subdivision Ordinance, and the relevant Zoning Chapters of the Carlsbad Municipal Code. III. PROJECT DESCRIPTION AND BACKGROUND Village H (formerly Villages H and I) of the Rancho Carrillo Master Plan is located south of the intersection of Melrose Drive and Palomar Airport Road on the west side of Melrose Drive immediately adjacent to Bressi Ranch and the interface between Local Facilities Management Zones 17 and 18. It is situated along two east west trending ridgelines and separated from Village J to the south by slopes of open space consisting primarily of chaparral vegetation. While Village H has a gross area of 33.9 acres and a net developable area of 29.3 acres, the map includes Master Plan open space areas to the north and south that includes 18.2 acres of Open Space not identified as part of the village. The site has been previously graded per Hillside Development Permit 91-17. CT 97-01/PUD 97-01 - RANCHO CARRILLO VILLAGE H January 7, 1998 PAGE 2 The Master Plan required by the Planned Community (PC) zoning of the property allows up to 94 dwelling units whereas 73 are proposed. Due to the desire of the applicant for private streets the Planned Development permit process is mandated. Access is provided from Melrose Drive and to the adjacent Bressi property via Lot 7. The proposed project is subject to the following adopted land use plans and regulations: A. General Plan; B. Rancho Carrillo Master Plan - MP139(F); C. Carlsbad Municipal Code, Title 21 (Zoning Ordinance), Chapter 21.45 - Planned Development Ordinance; E. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance); F. Growth Management Ordinance, (Zone 18 Local Facilities Management Plan); and G. Environmental Protection Procedures (Title 19) and the California Environmental Quality Act (CEQA). IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of the regulations/policies. A. General Plan The proposed project is consistent with the policies and programs of the General Plan as originally conditioned via the Rancho Carrillo Master Plan and the Environmental Impact Report (EIR) for that document. Issues particularly relevant to this concept include: Land Use - Village H has a General Plan Land Use Designation of Residential Low-Medium (RLM) which allows 0-4 dwelling units per net developable acre with a Growth Management Control Point of 3.2 dwelling units per acre. The project is proposing 2.5 dwelling units per acre. The Land Use section of the General Plan includes service and performance standards for public facilities. Prior to the recordation of any final map the deeding of an acceptable school site to the San Marcos Unified School District and a financing plan approved by the San Marcos School District guaranteeing the construction of the necessary school facilities must occur. Other public facilities of note are drainage and sewer. A major drainage issue associated with this project is the mitigation of on-site surface runoff so as not to adversely affect on and off-site ANC:CT 97-01/PUD 97-01 - RANCHO CARRILLO VILLAGE H January?, 1998 PAGE 3 downstream properties. Runoff attenuation measures have been installed, concurrent with the Rancho Carrillo mass grading operation, to mitigate surface runoff impacts. Rancho Carrillo currently does not have any accessible sewer facilities. Therefore major offsite sewer line construction is required. This construction will occur across adjacent property ownership. The tentative map will be conditioned so that occupancy of units cannot occur until such time as sewer facilities are made available to the project. Housing - With the recent approval of the Rancho Carrillo Master Plan Amendment at City Council (Ordinance No. NS-425 adopted on 10-28-97) it is the applicant's intention to relocate the previously approved affordable housing sites to Village B (SDP 97-15, CT 97-02, and PUD 97-02 (pending)). CT 97-01 has been conditioned that prior to recordation an affordable housing agreement must be entered into which provides for and deed restricts dwelling units as affordable to lower-income households for the useful life of the dwelling units in accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad Municipal Code. Open Space - 189.9 acres or over 35% of the net developable property of the Master Plan has been left as open space. Circulation - Two major items with regards to circulation are associated with this and future Rancho Carrillo projects. First, major roadway infrastructure must be constructed to gain site access. This will include construction of Melrose Drive to a minimum number of lanes, rather than the ultimate land configuration. As part of the mass grading for the site, which is currently being conducted, the grading for the ultimate street improvements is being completed. Construction of the remaining lanes of Melrose Drive will be achieved through subdivision frontage improvement conditions of approval, for the remaining tentative maps within Rancho Carrillo. Ultimately, Melrose Drive will be improved to full width prime arterial standards (i.e., 6 travel lanes with bicycle lanes and a raised median). Additionally, each Rancho Carrillo tentative map, as a condition of approval of the project, will be required to complete the roadway system which is needed to access the given site. The potential exists for development of the adjacent property to the west (Bressi Ranch). Access to the developable portion of this property may ultimately be gained from Melrose Drive. This access potential will be reserved through this project at proposed Lot No. 7. Reservation of this potential access will be a condition of approval of this project. Noise - Prior to occupancy the applicant shall construct community theme, noise attenuation walls to meet the standards contained within the General Plan and submit a detailed noise study addressing necessary interior noise mitigation measures for this Village. Park and Recreation - A parks agreement has been entered into between the City of Carlsbad and the Zone 18 property owners. Public Safety - The proposed project is required to provide sidewalks, street lights, and fire hydrants, as well as contribute to the public facilities fee program, as shown on the tentative map, or included as conditions of approval. ANC1CT 97-01/PUD 97-01 - RANCHO CARRILLO VILLAGE H January 7, 1998 PAGE 4 B. Rancho Carrillo Master Plan Village H is described within the Master Plan as a Single Family Development that allows up to 94 dwelling units, whereas 73 are proposed. As the Master Plan further implements the General Plan and the Growth Management Program identified within the Master Plan, much of what has been noted previously is repeated here, such as, public facilities and infrastructure, open space, housing, and land use. The Master Plan reflects the school condition within the Local Facilities Management Plan which requires dedication and financing to the satisfaction of the school district. The Master Plan identifies the Development Review Process necessary to achieve entitlements that includes Delayed Architectural Review for planned developments, which is why the project includes design guidelines instead of floor plans or elevations. At the time of tentative map approval these guidelines are adopted by the Planning Commission and City Council. The design guidelines include the following information. The semi-custom single family detached homes allow home buyers to select their lot, the floor plan, elevation and a number of other interior and exterior details to create a semi-custom look to their home. The color scheme of the homes is restricted so that two homes with the exact same color will not be plotted directly adjacent to one another. The creation of a diversified streetscape through a combination of roof colors, floor plans, front elevation treatments, and color schemes is ensured by the design guidelines for Village H. At a minimum there are three floor plans with two front elevations per floor plan, and one of those floorplans being a one story. Plotting of units shall alternate floor plans so that no individual elevation is plotted for more than 60% of the total units on any individual street. No two units with identical front elevations shall be plotted on adjacent lots on the same side of the street. Front setbacks reflect those as allowed by the Planned Development Ordinance; 20' for garages facing the street, 15' for the livable portion of the building, 10' for side loaded garages, and 5' for a front yard setback from a private driveway. Side yard setbacks are to be 10 % of the lot width up to a maximum of 10 feet. All buildings shall be setback from the top of slope 15 feet. The rear yard setback is twice the required side yard up to a maximum of 20 feet. Twenty five percent of all units shall be single story or have a single story edge for forty percent of the perimeter of the building. At least forty percent of the units in the project shall have at least three separate building planes on street side elevations. Up to 50 % of the lots in Village H may be developed with second dwelling units. C. Zoning Ordinance 1. Chapter 21.45- Planned Development Ordinance Even though the smallest lot within this subdivision is 8380 square feet which exceeds the standard single family lot area of 7500 square feet, the Developer is proposing the use of gated private streets. The only method the City has to approve separate ownership of planned unit development lots, which in this case includes the street, is the planned development ordinance. ANCCT 97-01/PUD 97-01 - RANCHO CARRILLO VILLAGE H January 7, 1998 PAGES As the findings for a planned development permit require that all of the design criteria contained within the ordinance have been met the following discussion is illustrative of this fact: Density - The number of dwelling units within a planned development shall not exceed the density range permitted by the underlying zone. The P-C zone requires a Master Plan to determine land use and density. As noted previously within the Master Plan discussion the project does not exceed the density range permitted by the underlying zone. In no case shall the density be inconsistent with the general plan. As noted previously within the General Plan discussion the density is consistent with the general plan. The density on the developed portion of the site shall be compatible with the surrounding development. While at the present time there is no surrounding development, with the exception of infrastructure and grading improvements, the Master Plan and General Plan propose single family housing to the south separated by open space from this project, and multi family to the north and east separated by a prime arterial circulation element roadway. To the west (Bressi Ranch) low density residential is identified by the General Plan, however at this time there are no requests for entitlement on the property. All of these land uses would be compatible with this development as they are consistent with the General Plan, Master Plan, Zoning, and the tenets of good planning that are inherent to these documents. Setbacks - Prime arterials require a fifty foot building setback and a fifty foot building setback is proposed along Melrose Drive. Front yard setbacks may be varied to a fifteen foot average with a ten foot minimum, and the front yard setback from a private driveway may be reduced to five feet. Garages that face directly onto a private driveway that have less than a twenty foot setback shall be equipped with an automatic garage door opener. There are thirteen lots within this subdivision that have been identified as potentially having a five foot setback. Garages with entries that face directly on a private street shall maintain a minimum setback of twenty feet. As this Village allows panhandle or flag lots via the Master Plan, there is a twenty five foot front yard setback for the eight flag lots. The buildable portion of these lots has a minimum area of 8,000 square feet and they all will have three non-tandem parking spaces. Corner lots shall have a ten foot side yard setback from the street. The Planned Development Ordinance's intent is to provide substantial setback variation as shown in the design manual and the variation identified previously when combined with the curvilinear nature of the local street system will ensure this goal. Resident Parking - All units will have at a minimum a two car garage with a minimum interior dimension of 20 feet by 20 feet. Guest Parking - Visitor parking is required as follows: When the number of dwelling units exceeds 10 the requirement is 5 spaces plus 1 space for each 4 dwelling units above 10 or fraction thereof. The project is proposing 73 dwelling units which would require 21 spaces (5 + (63/4)) guest parking spaces. Credit for visitor parking may be given for frontage on adjacent local streets for detached single-family projects subject to the approval of the Planning Commission. The applicant has provided more than the required 21 spaces on adjacent streets and is requesting credit for the requirement. CT 97-01/PUD 97-01 - RA^CHO CARRILLO VILLAGE H January?, 1998 PAGE 6 Recreational Space - Open space areas designated for recreational use shall be provided for all residential developments at a ratio of two hundred square feet per unit and the housing product plotting assures that this ratio will be maintained. Projects where all dwelling units are on lots with a minimum size of seven thousand five hundred square feet are not required to provide common recreational facilities. As noted previously the minimum residential lot within this subdivision is 8,380 square feet, therefore no common recreational facilities are required. Streets - Private streets may be permitted within a planned unit development, provided their width and geometric design are related to the function, topography and needs of the development, and their structural design, pavement and construction comply with the requirement of the city's street improvement standards. Typical public local streets have a right- of-way width of 60 feet (56 feet for cul-de-sacs), while the proposed private street widths for Village H with the exception of the entry vary between 40 and 46 feet depending on whether curb-side parking is provided on one or both sides and provision for sidewalk. Pavement widths as required by ordinance is 32 feet for parking on one side and 36 feet for parking on both sides. All design has been reviewed by the City's Engineering Department and meets the appropriate street improvement standards. The use of private street standards is particularly appropriate for this site due to its exclusive single family nature, its natural constraints due to topography, and the man made constraints of adjacency to a prime arterial and the master plan boundary, all of which contribute to the design of a cul-de-saced subdivision. Recreational Vehicle Storage - The Rancho Carrillo Master Plan provides for a minimum one acre recreational vehicle storage site adjacent to El Fuerte Street which must be available with the construction of this Planning Area or an amendment to this Planned Unit Development Permit must be processed. Second Dwelling Units - Second Dwelling Units may be permitted on 50% of the lots within Village H according to the provisions of Section 21.10.015(c). None of these are intended as inclusionary dwelling units designed to meet the project's affordable housing requirement. 2. Chapter 21.85 Inclusionary Housing The Rancho Carrillo Master Plan shall provide Affordable Housing in conformance with the requirements of the Inclusionary Housing Ordinance. The Master Plan based on residential build out will be required to provide 272.4 affordable units. The majority of the Affordable Housing for Rancho Carrillo is planned to be developed in Village B as multi-family dwellings. However at this time that project is pending discretionary review. Per the Master Plan up to 20% of the required affordable units may be provided as Second Dwelling Units. Village H is conditioned to enter into an Affordable Housing Agreement pursuant to Section 21.38.120 of the Carlsbad Municipal Code. This agreement shall be approved by the City prior to recordation of a final map. All relevant terms and conditions of any Affordable Housing Agreement shall be filed and recorded as a deed restriction on those individual lots or units of a project which are designated for the location of Affordable dwelling units. CT 97-01/PUD 97-01 - RANCHO CARRILLO VILLAGE H January 7, 1998 PAGE 7 3. Chapter 21.95 Hillside Development Regulations A Hillside Development Permit was processed concurrently with MP 139(E) and approved in 1993. All grading required for this development is consistent with that previous approval, and no additional hillside development permits are required for the grading of this project. 4. Chapter 20 Subdivision Ordinance The proposed tentative map complies with all the requirements of the City's Subdivision Ordinance, Title 20 of the Carlsbad Municipal Code. Primary access to the property is provided by Melrose Drive, a non loaded prime arterial. The proposed project is required to provide streets, sidewalks, street lights, and fire hydrants as shown on the tentative map or included as conditions of approval. The local streets have adequate private right-of-way. The proposed street system is adequate to handle the project's pedestrian and vehicular traffic and accommodate emergency vehicles. Traffic access to the adjacent western parcel has been considered and is a part of the design and conditioning of the subdivision. Drainage requirements of the Rancho Carrillo Master Plan have been considered and appropriate drainage facilities have been designed and will be installed as part of this subdivision. In addition to City Engineering Standards and compliance with the City's Master Drainage Plan, National Pollution Discharge Elimination System standards will be satisfied to help prevent any discharge violations. The subdivision will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision. The project has been designed and structured such that there are no conflicts with any established easements. D. Growth Management The proposed project is located within Local Facilities Management Zone 18. The Rancho Carrillo Master Plan has mitigated all impacts created by this subdivision. V. ENVIRONMENTAL REVIEW The direct, indirect, and cumulative environmental impacts from the future development of the Rancho Carrillo Master Plan were analyzed by the Rancho Carrillo Master Plan Environmental Impact Report (EIR) 91-04. The project qualifies as being within the scope of both the City's Master Environmental Impact Report for the General Plan and Final EIR 91-04 in accordance with Section 21083.3 of the California Environmental Quality Act; therefore, the Planning Director issued a Notice of Prior Environmental Compliance on October 24, 1997. With regard to air quality and circulation impacts, the City's MEIR found that the cumulative impacts of the implementation of projects consistent with the General Plan are significant and adverse due to regional factors, therefore, the City Council adopted a statement of overriding consideration. The project is consistent with the General Plan as to these effects; therefore, no additional document is required. CT 97-01/PUD 97-01 - RANCHO CARRILLO VILLAGE H January 7, 1998 PAGES ATTACHMENTS: 1. Planning Commission Resolution No. 4229 2. Planning Commission Resolution No. 4230 3. Location Map 4. Background Data Sheet 5. Notice of Prior Environmental Compliance dated October 24, 1997 6. Local Facilities Impact Assessment Form 7. Disclosure Form 8. Reduced Exhibits dated January 7, 1998 9. Full Sized Exhibits "A"-"K", dated January 1998 BH:mh cci I"RANCHO CARRILLO VILLAGE "H CT97-01/PUD 97-01 BACKGROUND DATA SHEET CASE NO: CT 97-01 CASE NAME: Rancho Carrillo Village H APPLICANT: Continental Ranch, Inc. REQUEST AND LOCATION: Subdivision and Planned Unit Development Rancho Carrillo Village H LEGAL DESCRIPTION: A portion of Fractional Sections 13 and 24. Township 12 South, Range 4 West, San Bernardino Meridian, and all that portion of Section 18 and 19, Township 12 South, Range 3 West, San Bernardino Meridian APN: 215-031-05.06 and 221-012-12 Acres: 52.1 Proposed No. of Lots/Units: 77/73 GENERAL PLAN AND ZONING Land Use Designation: RLM Density Allowed: 3.2 Density Proposed: 2.5 Existing Zone: PC Proposed Zone: PC Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site PC RLM North PC RH South PC RLM East PC RM West LC RL PUBLIC FACILITIES School District: San Marcos Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 73 Public Facilities Fee Agreement, dated: January 10, 1997 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated_ Other. Prior Compliance dated October 24. 1997 City of Carlsbad Planning Department PUBLIC NOTICE OF PRIOR ENVIRONMENTAL COMPLIANCE Please Take Notice: The Planning Department has determined that the environmental effects of the project described below have already been considered in; conjunction with previously certified environmental documents and, therefore, no additional environmental review will be required and a notice of determination will be filed. Project Title: Project Location: Rancho Carrillo Village H Southwest of future intersection of Palomar Airport Road and Melrose Drive Project Description: 77 lot subdivision Justification for this determination is on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within 20 DATED: CASE NO: CASE NAME: OCTOBER 24, 1997 CT 97-01/PUD 97-01 RANCHO CARRILLO VILLAGE H PUBLISH DATE: OCTOBER 24, 1997 MICHAEL J. HOLZ Planning Director 2075 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (76O) 438-O894 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Rancho Carrillo Village H CT 97-01 LOCAL FACILITY MANAGEMENT ZONE: 18 GENERAL PLAN: RLM ZONING: PC DEVELOPER'S NAME: Continental Ranch, Inc. ADDRESS: 12636 High Bluff Drive San Diego CA PHONE NO.: (619Y7932580 ASSESSOR'S PARCEL NO.: 2115-031-05.06. and 221-012-12 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 73 DU ESTIMATED COMPLETION DATE: 1999 A. B. C. D. E. City Administrative Facilities: Library: Demand in Square Footage = 254 Demand in Square Footage = 135 F. G. H. I. J. K. L. Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = Open Space: Acreage Provided = Schools: (Demands to be determined by staff) Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = see J per Parks Agreement Per Master Plan Per Master Plan 730 = 5 over 35% of Master Plan San Marcos Unified 73 Per Master Plan Per Master Plan The project is 21 units under the Growth Management Dwelling unit allowance. Cftty of Carlsbad Tgf- —•^^^^•^•^•••^••^•••^^•••^••^•••^Planning Department- DISCLOSURE STATEMENT APPLICANTS STATEMENTOFDISCLOSURE OR CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY .APPOINTED BOARD. COMMISSION OR COMMITTEE Please Print) fhe following information must be disclosed: '*. Applicant List the names and addresses of all persons having a financial interest in the application. Continental Ranch, Inc. 12636 High Bluff Drive, Ste. 300 San Diego, CA 92130 Owner List the names and addressees of all person having any ownership interest in the property' involve Continental Ranch. Tnr?. 12636 Hiah Bluff Drive. Sbe. 300 San Dieao. CA 92130 If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the nar and addresses of all individuals owning more than lO^r of the shares in the corporation or own any partnership interest in the partnership. 4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust. Us* names and addresses of any person sen-ing as officer or director of the non-profit organizatio as trustee or beneficiarv of the trust. DISCLOS.FRM Z/96 PAGE 1 of- 2OT5 _as Paimas Drive • Cansnac. Caurcrma 9ZOO9-1 5T6 - t6i9'i -38-" 1 6 ' (Over) Disclosure Statement Page 2 5. Have you had more than $250.00 worth of business transacted with any member of City staff. Boards, Commissions, Committees and Council within the past twelve months? Yes No x If yes, please indicate person(s) Person is defined as "Any individual, firm, copartnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, 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." (NOTE: Attach additional pages as necessary) Signature of Owner/date Signature of applicant/date Print or type name of owner Print or type name of applicant DISCLOS.FRM 2/96 PAGE 1 of 2 T E NT AT I V EM A R C.T. 97-01 / P.U.D. 97-01 IWVUMM MtantM MOM IM • •ataprariMri MMMM »y MM 0* EwjfcMT w Q CM*y fltlefM M OTMHI.MMMM ritf* m*M •*«•) an uii«*^»n MMfcW. riM.^* *,. --^-r. ^^ ^^^ "^ AM e-r«n»** tMAntml dltlwt parttoi <f ft«attM W «4 mToNMt•xutKR^W* P MM«^*Mj>m«rftaB MwUIMl Mri ^M h*« • jWtM rf • Owl Vh M«M ftr rid* yml *i*n«' Ml mtebiMnMrirt* ife«* *t«y MAMM* •% to *U^ *un treat «fMM IM*. .refty (OOn P-27), f ktfM <• (W •"*•«• I SIM Mop 0*MMN J.kW«*«AlttI.3B1CW EM* RKK ENONEERING COMPANY KUXW CT FM 3*000 CV Tnfrta 780 APT MI nil »m«ji «*** •»*d*i R A N C H O LEGEND R A N C H O m f £&ttJ£e7££X.'£A£ ton* •/ E&KEYMA* Landscape Maintenance Responsibility R A N C H O LEGEND Mfmtlff ItiH Tw» QD PLANTING ZONES NOTES **<*..Hk**i*ilbHiri i. mm —rti cimri'-r ff.ffl rf n*nnt4lfrtrte*rHM* Water Conseruatton Plan NOTES 0 *»»•««»» CV tf CMMM 1*K»BW* M r "j ThT^ •— -" H O Landscape Concept Details & Plant Palette 1. 1967 Mb HO J EDGE IEOEND JZf srC*WM«ltT TtMW* *«W. 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