HomeMy WebLinkAbout2006-06-21; Planning Commission; ; SDP 05-07|CDP 05-18 - ACACIA ESTATESTh«t of Carlsbad Planning Department •
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: June 21, 2006
ItemNo. G)
Application complete date: October 25, 2005
Project Planner: Pam Drew
Project Engineer: David Rick
SUBJECT: SDP 05-07/CDP 05-18 -ACACIA ESTATES -Request for approval of a Site
Development Plan and Coastal Development Permit to demolish a single-family
residence and a detached garage and construct four (4) attached residential air-
space condominiums on a .32 acre site on property generally located on the south
side of Acacia A venue between Carlsbad Boulevard and Garfield Street in Local
Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 6103 and 6104
APPROVING Site Development Plan SDP 05-07 and Coastal Development Permit CDP 05-18
based upon the findings and subject to the conditions contained therein.
II. INTRODUCTION
The proposal involves the demolition of a single-family residence and a detached garage and the
construction of four ( 4) attached residential air-space condominiums on a .3 2-acre site. The
proposed project would include a two-story building, with private recreational areas above· a
semi-subterranean garage. A Site Development Plan (SDP) is required since the project is
located in the Beach Area Overlay Zone (BAOZ). The site lies within the Mello II Segment of
the Local Coastal Program and therefore, a Coastal Development Pettnit (CDP) will be issued by
the City of Carlsbad. The site is not located in the appeals jurisdiction of the California Coastal
Commission. The project also requires a Minor Condominium Permit (CP) and a Minor
Subdivision (MS). These administrative permits will be acted on by the Planning Director and
the City Engineer respectively, subsequent to the Planning Commission's decision on the Site
Development Plan and Coastal Development Permit.
The proposed project has been determined not to have a significant effect on the environment,
and is categorically exempt from the provisions of CEQA. The project conforms to all
applicable City development standards and regulations including the R-3 Zone, the Beach Area
Overlay Zone, the Planned Development Ordinance and the Local Coastal Program. The project
conforms to all applicable standards, there are no outstanding project issues, and findings can be
made for the approval of the project.
III. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting approval of a SDP and CDP to allow the development of four ( 4)
attached residential air-space condominiums. The 0.32-acre site, which slopes gently to the
west, is located on the south side of Acacia Avenue between Carlsbad Boulevard and Garfield
if'\ ,,. . .,
SDP 05-07 /CDP 05-18 -AC~ ESTA TES
June 21, 2006 •
Page 2
Street. The site has a Residential High Density (RH) General Plan land use designation and is
zoned Multiple-Family Residential (R-3). The existing site is presently developed with a single-
family residence and a detached garage and consists of two separate legal lots, each
approximately 50 feet wide and 140 feet deep. A Minor Subdivision and Minor Condominium
Permit has been submitted to consolidate the two lots into one lot with four-airspace
condominium units. Surrounding properties within the immediate neighborhood have already
been developed with a variety of residential uses, including older single-family residences and
multi-family projects.
The proposed development would consist of a two-story, four-unit condominium project with a
basement and semi-subterranean garage. The garage would provide two parking spaces for each
of the residents ( eight total spaces) and two guest parking spaces. The parking garage would be
accessed by stairs located along the south, east and west property lines. Units #1 & #2 (north
units) would be 3,047 square-feet each and units #3 & #4 (south units) would be 3,275 square-
feet each. Each unit has a separate exterior pedestrian entrance and private storage space in the
garage. In addition, each unit has private balconies, patios and decks, which provide the required
recreational space. The roof design is ridge and gable with a 3:12 pitch. The building would
have sand finished stucco siding with balconies and decorative metal handrails.
The project would take access off of Acacia A venue. Approximately 1,800 cubic yards of cut
and 300 cubic yards of fill grading would be required for the basement and garage. Runoff from
the site would be treated with catch basins before draining into the existing storm drain on
Acacia Avenue, in compliance with the City's National Pollutant Discharge Elimination System
Permit.
IV. ANALYSIS
The project is subject to the following regulations:
A. General Plan Residential High Density (RH) land use designation;
B. Multiple-Family Residential Zone (R-3)(Chapter 21.16 of the Zoning Ordinance),
Beach Area Overlay Zone (BAOZ)(Chapter 21.82 of the Zoning Ordinance), and
Planned Development Ordinance (Chapter 21.45 of the Zoning Ordinance);
C. Coastal Development Regulations (Chapter 21.201 and 21.203 of the Zoning
Ordinance);
D. Policy 66 (Principals for the Development of Livable Neighborhoods);
E. Subdivision Ordinance (Title 20, Chapter 20.24 of the Carlsbad Municipal Code);
F. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance); and
G. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) 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 detail in the sections below.
SDP 05-07 /CDP 05-18 -AC!{ ESTA TES
June 21, 2006
Page 3
A. General Plan
The General Plan land use designation for the property is Residential High (RH). The RH
designation allows residential development at a density range of 15 -23 dwelling units per acre
with a Growth Management Control Point (GMCP) of 19 units per acre. The project site is .32
acres. Table A below indicates the number of units yielded by the RH density requirements for
the site:
TABLE A
RH DENSITY REQUIREMENTS FOR PROJECT SITE
RH Density Unit yield
Minimum 4.80
15 du/ac (15 X .32)
GMCP 6.08
19 du/ac (19 X .32)
Maximum 7.36
23 du/ac (23 X .32)
The project proposes to construct 4 dwelling units on the project site, which is a .8 unit below the
minimum density unit yield and results in a density of 12.5 du/ac. On May 10, 2005, the City
Council approved an amendment to the Zoning Ordinance (ZCA 04-11) that established a
requirement to round-up or -down when the unit yield for a property includes a fractional unit
(the amendment became effective June 9, 2005). Based on the minimum of the density range, if
the unit yield on the property includes a fractional unit of .5 or greater, the unit yield must be
rounded up to the next whole unit, and rounded down if the unit yield includes a fractional unit
below .5.
As stated above, the unit yield for the project site (based on the RH minimum density) is 4.8
units, which would be required_to be rounded-up to 5 units based on the requirement that became
effective June 9, 2005. However, the project was designed and submitted prior to the effective
date of the requirement to round-up (the application was submitted April 27, 2005). Therefore,
the project is not subject to the rounding-up requirement. The applicant had designed the project
based on the City's prior policy of always rounding-down when the required density for a site
resulted in a unit yield that included a fractional unit.
The project is also 2.08 units below the GMCP density unit yield. The GMCP density is the
residential density used in the City's Housing Element to demonstrate compliance with Housing
Element law (to achieve the City's share of the regional housing need). Pursuant to Government
Code Section 65863, to approve a project with density below the density used to comply with
Housing Element law (GMCP) the city must find that the remaining sites identified in the
Housing Element are adequate to accommodate the City's share of the regional housing need.
Consistent with Program 3.8 of the City's certified Housing Element, when a property is
developed with units below the GMCP density, the number of units below the GMCP (excess
dwelling units) are deposited in the City's Excess Dwelling Unit Bank. These excess dwelling
units are available for allocation to other projects. Accordingly, although the project is 2.08 units
below the GMCP density of the RH designation, there is no net loss of residential unit capacity
in the City. There are adequate properties identified in the Housing Element allowing residential
SDP 05-07 /CDP 05-18 -AC..ii ESTA TES
June 21, 2006
Page4
development with a unit capacity, including second dwelling units, adequate to satisfy the City's
share of the regional housing need. •
The project complies with the Elements of the General Plan as outlined in Table B below:
TABLE B -GENERAL PLAN COMPLIANCE
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR PROPOSED USES &
ELEMENT PROGRAM IMPROVEMENTS COMPLIANCE
Land Use Site is designated for Residential Residential project at 12.5 Yes*
High at 15 to 23 du/ac. du/ac.
Housing Provision of affordable housing. The project will be Yes
required to pay an
affordable housing in-lieu
fee in order to provide
their proportionate share
of affordable housing.
Public Safety Reduce fire hazards to an Meets fire code. Yes
acceptable level.
Open Space Minimize environmental impacts Project does not impact Yes
& to sensitive resources within the sensitive resources.
Conservation City.
Utilize Best Management Project will conform to Yes
Practices for control of storm all NPDES requirements.
water and to protect water
quality.
Noise Residential exterior noise Project is not impacted by Yes
standard of 60 CNEL and potential noise generating
interior noise standard of 45 sources such as Carlsbad
CNEL. Blvd or the railroad.
Circulation Require new development to Project is conditioned to Yes
construct roadway repair all damaged
improvements needed to serve frontage public
proposed development. improvements.
*Per previous discussion on the rounding rule.
B. R-3, BAOZ, and Planned Development Regulations
The four-unit air space condominium project meets or exceeds the requirements of the R-3,
BAOZ, and Planned Development regulations as outlined in Table C below:
SDP 05-07/CDP 05-18 -AC·I~ ESTATES
June 21, 2006
Page 5
TABLE C -R-3, BAOZ, AND PLANNED DEVELOPMENT ORDINANCE
COMPLIANCE
Standard Required/ Allowed Proposed Comply?
Minimum lot 7,500 square feet (R-3) 13,962 square feet Yes
size
Maximum lot 60 % (R-3 and PUD) 49% Yes
coverage
Building 30 feet 3:12 (BAOZ) 29' 11 ¾" with >3:12 Yes
Height 24 feet< 3:12 roof pitch
Setbacks R-3, Front: 20 feet 20 feet Yes
BAOZ,PUD East Side Yard: 10 feet 10 feet Yes
West Side Yard: 10 Feet 10 feet Yes
Rear: 20 feet 20 feet Yes
Resident 2 spaces per unit. Each unit has two Yes
Parking 1 garage /1 uncovered (PUD). garage spaces.
Guest Spaces One Space for each 2 units. Two guest parking Yes
spaces.
Screening of Screened from adjacent property Parking is provided Yes
Parking Area (PUD). in a semi-
subterranean garage,
which will minimize
the visibility from
adjacent properties.
Recreation 15 foot by 15 foot patio or a 120 120 square-feet of Yes
space (private) square feet of balcony (PUD). balcony area per unit.
Storage space 480 cubic feet or 392 cubic feet if Units #1 & #2 Yes
in one location per unit (PUD). provide 8,208 cubic
feet and Units #3 &
#4 provide 2,808
cubic feet of storage
space in the garage /
basement area.
Architectural Three separate building planes on Each elevation has at Yes
Design all elevations. The minimum least three building
Elements offset in planes shall be 18 planes and a
(PUD) inches. minimum offset in
planes of 18 inches.
Building facades shall incorporate The building includes Yes
a minimum of four design elements such as
elements. varied shaped
windows, decorative
tile, arched doors,
varied roof styles,
and metal guardrails.
SDP 05-07/CDP 05-18 -Acf fA ESTATES
June 21, 2006
Page 6
C. Coastal Development Regulations
1. Conformance with the Certified Local Coastal Program and all applicable policies.
2.
The project is located in the Mello II Local Coastal Program Segment. In addition, this
project is not within the California Coastal Commission's appeals jurisdiction.
The project proposes the construction of a two-story four unit structure with a semi-
subterranean garage in an area designated for single-family, two-family and multi-family
development. The subject site has an LCP Land Use Plan designation of Residential
High (RH), which allows a density of 15-23 du/ac with 19 dwelling units per acre at the
Growth Management Control Point.
As mentioned under the General Plan land use designation section, the project is a .8 unit
below the minimum density unit yield and results in a density of 12.5 du/ac. However,
the project was designed and submitted prior to the City Council approval of an
amendment to the Zoning Ordinance (ZCA 04-11) that established a requirement to
round-up or -down when the unit yield for a property includes a fractional unit.
Therefore, the proposed project density is consistent with the RH LCP land use
designation.
The proposed condominium would be located on the south side of Acacia A venue
between Carlsbad Boulevard and Garfield Street. The two-story four unit structure
would be consistent with the surrounding development of one-and two-story single-
family and multi-family structures. The two-story structure would 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. No agricultural uses currently exist on the site, nor
are there any sensitive resources located on the property. The proposed condominium is
not located in an area of known geologic instability or flood hazard. No public
opportunities for coastal shoreline access are available from the subject site since it is not
located between the first public road and the ocean, and no public access requirements
are conditioned for the project. The residentially designated site is not suited for water-
oriented recreation activities.
Conformance with public access and recreation policies of Chapter 3 of the Coastal Act.
The subject site is located in the Coastal Resource Protection Overlay Zone; however,
due to its location and the absence of slopes equal to or steeper than 25% inclination
and/or native vegetation, additional submittals, standards or requirements do not apply.
D. Policy 66 (Livable Neighborhoods)
The proposed project complies with the applicable guidelines of City Council Policy 66 Livable
Neighborhoods as shown in Table D below. The air space condominiums as designed have met
all livable neighborhood guidelines for a four-unit development.
1
2
3
SDP os-011cDP os-1s-AclfAESTATES
June 21, 2006
Page 7
TABLED
CITY COUNCIL POLICY 66 -LIV ABLE NEIGHBORHOODS
Principle Compliance Comments
Building Facades, Front Entries, Porches
Facades create interest and character and should be The project provides second floor
varied and articulated to provide visual interest to balconies, roof decks and numerous
pedestrians. Clearly identifiable front doors and porches windows facing Acacia A venue.
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 All parking for the project is
the prominent part of the structure in relation to the provided for in a semi-subterranean
street. A variety of garage configurations should be garage.
used to improve the street scene. This may include
tandem garages, side-loaded garages, front-loaded
garages, alley-loaded garages and recessed garages.
Street Design
An interconnected, modified (grid) street pattern should This project does not involve any
be incorporated into project designs when there are no new streets.
topographic or environmental constraints.
Interconnected streets provide pedestrians and
automobiles many alternative routes to follow, disperse
traffic and reduce the volume of cars on any one street
in the neighborhood. Streets should be designed to
provide both vehicular and pedestrian connectivity by
minimizing the use of cul-de-sacs.
The street network should also be designed to create a
safer, more comfortable pedestrian and bicycling
environment. Local residential streets should have
travel and parking lanes, be sufficiently narrow to slow
traffic, provide adequate access for emergency and
service vehicles and emergency evacuation routes for
residents and include parkways with trees to 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.
SDP 05-07 /CDP 05-18 -ACI--A ESTATES
June 21, 2006
Page 8
TABLED
CITY COUNCIL POLICY 66 -LIV ABLE NEIGHBORHOODS CONTINUED
Principle Compliance Coinments
4 Parkways
Street trees should be planted in the parkways along all This project does not involve any
streets. Tree species should be selected to create a new streets.
unified image for the street, provide an effective
canopy, avoid sidewalk damage and minimize water
consumption.
5 Pedestrian Walkways
Pedestrian walkways should be located along or visible This project does not involve any
from all streets. Walkways (sidewalks or trails) should new streets. Each unit has separate
provide clear, comfortable and direct access to access from Acacia A venue. Unit 2
neighborhood schools, parks/plazas and transit stops. & 3 (west elevation) both have
Primary pedestrian routes should be bordered by ADA compliant vertical lifts to
residential fronts, parks or plazas. Where street allow visitors and/or owners to have
connections are not feasible (at the end of cul-de-sacs), access to the units if they cannot
pedestrian paths should also be provided. physically climb the stairs. A
vertical lift is also proposed in the
southwest corner of the backyard to
compensate for the difference in
grade from the back yard to the side
yard.
6 Centralized Community Recreation Areas The project consists of four units
Park or plazas, which serve as neighborhood meeting and is not required to provide a
places and as recreational activity centers should be community recreation area.
incorporated into all planned unit developments. As However, the project includes
frequently as possible, these parks/plazas should be separate recreational and open space
designed for both active and passive uses for residents areas, including patios, balconies
of all ages and should be centrally located within the and roof decks.
project. Parks and plazas should be not be site~ on
residual parcels, used as buffers from surrounding
developments or to separate buildings from streets.
E. Subdivision Map Act
The Engineering Department has reviewed the proposed Minor Subdivision (MS 05-09) and
concludes that the subdivision complies with all applicable requirements of the Subdivision Map
Act and the City's Subdivision Ordinance. The Engineering Department will approve the Minor
Subdivision subsequent to the Planning Commission approval of the SDP and CDP. The project
is conditioned to install all infrastructure improvements concurrent with development. The
proposed building setbacks will allow for adequate air circulation and the opportunity for passive
heating and cooling. •
SDP 05-07/CDP 05-18 -AC,IA ESTATES
June 21, 2006
Page 9
F. Inclusionary Housing Ordinance
For any residential development less than seven units, the inclusionary requirement may be
satisfied through the payment of an inclusionary housing in-lieu fee. The project has been
conditioned to pay the fee prior to building permit issuance.
G. Growth Management Regulations
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.
TABLEE
GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 13.91 sq. ft. Yes
Library 7.42 sq. ft. Yes
Waste Water Treatment 4EDUs Yes
Parks .03 acre Yes
Drainage 2.3 CFS Basin B Yes
Circulation 32ADT Yes
Fire Station No. 1 Yes
Open Space 0 acres NIA
Schools Carlsbad Unified (E=.359/M=.159/HS = .197) Yes
Sewer Collection System 4EDUs Yes
Water 880 GPD Yes
The proposed project is below the Growth Management Control Point for RH properties. The
project proposes 4 dwelling units whereas the maximum unit yield of the property is 6.08
dwelling units. The project is 2.08 dwelling units below the GMCP.
V. ENVIRONMENTAL REVIEW
The project is consistent with the General Plan as well as with the Zoning Ordinance, the project
site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is
no evidence that the site has any value as habitat for endangered, rare, or threatened species;
approval of the project will not result in significant effects relating to traffic, noise, air quality, or
water quality; and the site can be adequately served by all required utilities and public services.
The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class
32 Categorical Exemption from CEQA. A Notice of Exemption will be filed upon final project
determination.
SDP 05-07/CDP 05-18-AC.lA ESTATES
June 21, 2006
Page 10
ATTACHMENTS:
1. Planning Commission Resolution No. 6103 (SDP)
2. Planning Commission Resolution No. 6104 (CDP)
3. Location Map
4. Background Data Sheet
5. Local Facilities Impact Assessment Form
6. Disclosure Statement
7. Reduced Exhibits
8. Exhibits "A" -"J" dated June 21, 2006
SITE MAP
• N
NOT TO SCALE
Acacia Estates
SOP 05-07/CDP 05-18
• .J BACKGROUND DATA SHEET
CASE NO: SDP 05-07 /CDP 05-18
CASE NAME: ACACIA ESTATES
APPLICANT: Frank Wilkinson =-=:;=--'-'-'===-==----------------------
REQUEST AND LOCATION: Request for approval of a Site Development Plan and
Coastal Development Permit to demolish a single-family residence and a detached garage and
construct four (4) attached residential air-space condominiums on a .32 acre site on property
generally located on the south side of Acacia A venue between Carlsbad Boulevard and Garfield
Street in Local Facilities Management Zone 1.
LEGAL DESCRIPTION: Lots F and H in block 1, of Palisades Heights, in the City of
Carlsbad, County of San Diego, State of California, according to Map thereof No. 1777, in the
Office of the County Recorder of San Diego County, January 11, 1924.
APN: 204-231-06, 08 Acres: J.L Proposed No. of Lots/Units: 1 lot/ 4 units
GENERAL PLAN AND ZONING
Existing Land Use Designation: :::.:R=es=i=de=n=ti=a~l H=ig=h:....,.(=RH=) _____________ _
Proposed Land Use Designation: N:....:.:..=/ A-=----------------------
Density Allowed: 15-23 du/ac Density Proposed: 12.5 du/ac (4 units)*
Existing Zone: Multiple-Family Residential (R-3) Proposed Zone:N ~ ..... /A~--------
*Due to the rounding rule.
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site R-3 .RH Single-family
North R-3 RH Multi-family
South R-3 RH Multi-family
East R-3 RH Single-family
West R-3 RH Multi-family
LOCAL COASTAL PROGRAM
Coastal Zone: [8J Yes D No Local Coastal Program Segment: =-M=e=ll=o-=I=-I _____ _
Within Appeal Jurisdiction: D Yes [8J No Coastal Development Permit: [8J Yes D No
Local Coastal Program Amendment: D Yes [8J No
Existing LCP Land Use Designation: RH
Existing LCP-Zone: R-3
Proposed LCP Land Use Designation:N :..cc..=/ A-=----
Proposed LCP Zone: :..:N"-.:/ A-=----------
Revised 01/06
• PUBLIC FACILITIES ._J
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad ------
Equivalent Dwelling Units (Sewer Capacity): ~4=E~D~UC....s'---------------
ENVIRONMENT AL IMPACT ASSESSMENT
C8] Categorical Exemption, Section 15332 (In-Fill Development Projects)
D Negative Declaration, issued ____________________ _
D Certified Environmental Impact Report, dated ______________ _
D Other,,~---------------------------
Revised 01/06
• 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: ACACIA ESTATES SDP 05-07 / CDP 05-18
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: Residential High (RH)
ZONING: =R:....:-3;....._ _______________________ _
DEVELOPER'S NAME: Frank Wilkinson ~==---'-'---==--c..=-------------------
A DD RESS: 25261 Paseo Del Valencia, Suite 3
PHONE NO.: 949-581-8890 ASSESSOR'S PARCEL NO.: =20::;....:4c...=-2;.;;;.3.;;...1--=-06=..:,.,....;:;.0.;:;..8 _____ _
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): =·3=-2 ....... ac=re=s ____ _
ESTIMATED COMPLETION DATE: =A=s-=-so=o=n::..::a=s....i::p=o=ss=ib=le.;:;..__ ___________ _
A. City Administrative Facilities: Demand in Square Footage= -"-1"""3. ____ 9 ___ 1 ____ _
B. Library: Demand in Square Footage= ~7'-'.4=2 ____ _
C. Wastewater Treatment Capacity (Calculate with J. Sewer) -=-4-=E=D;..;:U:;....._ ___ _
D.
E.
F.
G.
H.
I.
J.
K.
Park:
Drainage:
Demand in Acreage =
Demand in CFS=
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADT =
(Identify Trip Distribution on site plan)
.03
2.3 CFS
B
32ADT
Fire: Served by Fire Station No.= ..;..1 _____ _
Open Space: Acreage Provided= """0 _____ _
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 =
E=.359/M=.159/HS = .197
4EDU
lH
880
L. The project is 2.08 units below the Growth Management Dwelling unit allowance.
•c· · . 1ty of t!arlsbad
hEl,i,11 ,t~,M•l§ ·Ei ;1 ,,t4ti I
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all applications which will require
discretionary action on the part of the City Council or any appointed Board, Commission or Committee.
The following infonnation MUST be disclosed at the time of application submittal. Your pr~ject cannot
be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, £inn, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate·, trust, receiver, syndicate, in this and any other county, city and county, city
municipality, district or other political subdivision or any other group or ~ombination 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 IBAN 10% OF nrn SHARES, PLEASE INDICATE NON-
APPLICABLE (NI A) IN THE SP ACE BELOW If a publicly-owned cor:poration. include. the
names, titles, and addresses of the corporate officers. (A separate pa~e may be attached if
necessary.)
Person See attached Corp/Part. ____________ _
Title. ____________ _ Title. ______________ _
Address, ___________ _ Address. _____________ _
2. 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 IBE SHARES,
PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BEl,OW. If a publicly-
owned cornoration, include the names, titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person See attached Corp/Part. ___________ _
Title ____________ _ Title. _______________ _
Address ___________ _ Address. ____________ _
1635 Faraday Avenu·e • Carlsbad, CA 92008-7314 • {760) 602-4600 • FAX {760J 602-8559 (
3. NON-PRC"'-RGANIZATION OR TRUST
If any person identified pursuant to (I) or (2) above is a nonprofit onzanization or a trust. list the
names and addresses of ANY person serving as an officer or director of the non-profit
organization or as trustee or beneficiary of the.
Non Profit/Trust ___ N_._/_A _____ _ Non Profitffrust N/ A ·---'---------
Title ------------Title. __ -:------------
Address ·-----------Address ____________ _
4. Have you had more than $250 worth of business transacted with any member of City staff,
Boards, Commissions, Committees and/or Council wit~in the past twelve (l~) months?
D Yes GJ No If yes, please indicate person(s):. _____________ _
NOTE: Attach additional sheets ifnecessary.
I certify that all the above information is true and correct to the best of my lmowledge. ,
tAAN ~ W l ULt NSQN I I)AV ID G6(£6f2e:ffi: · 'FAANI'-N11-ll-{(\JSO~
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
,
H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2
(.
DISCLOSURE STATEMENT
APPLICANT:
1. Frank J. & Deborah A. Wilkinson, as trustees of the Frank J. Wilkinson and Deborah
A. Wilkinson UDT Living Trust dated 9/14/87
Title: Managing Partner
Address: 23021 Bartolome
Mission Viejo, CA 92692
2. Robert & Nancy Duell, as trustees of the Robert and Nancy Duell Family Trust UDT
dated 9/19/94
Title: Partner
Address: 31901 Paseo Cielo
San Juan Capistrano, CA 92675
3. David Eggebrecht, an Individual
Title: Partner
Address: 165 Pine Avenue
Carlsbad, CA 92008
OWNER:
Same as above
,.
,
ACACIA ESTATES
MULTI-FAMILY RESIDENTIAL
A 4 UNIT CONDOMINIUM
163,165 ACACIA AVENUE
CARLSBAD, CALIFORNIA
GEOTECHNICAL,
GE0501L5 51-CI P.ALl"'ER WAY CAR&e.AP, CA ~1""8 PHCNE: t161Z'J 436•:l~
PROJECT DATA, SHEET SCHEDULE
StTE~TICN: ... , COVS:R 5t4E'ET SITE ACRl:AG£ .32 ACRES
SQFT. a= SITE B.~I.B85QFT. ... , SITE FLAN.
ZCNING IJ',FOf.'HATION, .... e..ASEMENT FLOOR BUILDING PLAN GENEJOA1. PLAN R·H =-.... A·4 FIR:ST FLOOR 6UILDING PL.AN
5ETeACKS, .... 55:CCND FLOOR BUILDIN::ar PLAN FRCN'TYAfi?:D 2'2)'-IZ>'
SIDE YARO Jl?)'.12)' A·& ROOF PLAN REAR'T'ARD 21Z>'-12)'
(ADJACENT TO RESIDENTIAL) ... , EXTERIOR ELEVATIONS
DENSITY a= RESU::>errlAL UNITS, E>.4 UNITS A•a EXTERIOR ELEVATION&
MAXMJM 2" UNIT-$ PER ACRE (WITH euBTERRANE.&N PA~J .... 6UILD!Na:i SECTICN ffiOF05ED RESIDENTIAL ll'>IITS, 4UNIT5
L•I CONCEPT LANDSCAPE FLAN 6UILDING COVERAGE ALLCUED, 60'. MAX.
elJILDING COVERAGE PPcOP05ED: .... APPLICATIONS, SUILDING H=IGMT ALLOUED,
MA>CM.11 ~ I-EIGHT LIMIT SlZ)'-12)' SITE DEYELOPMENT FLAN 5DP•0S·01
HEIGHT~ED 2~·-11 :l/4' CCNCOMINIUM FEFi!"IIT CP-,%)5-01 COASTAL DEVELOFMENT FEf<5"1lT CDP-05-16
CfF•6TREET FARKINi:.2 ReGll.llRED, RESIDENT/AL 2 STALLS~IT
VISITOR: I ST ALLn ~ITS DESCRIPTION OF WORK,
OFF·&TRE.ET PARK.ING FROPOSED1
RE51DENTIAL
REMOVAL OF TWO EXJ&TIN:ai SINGLE FAMILY & STALLS F!ESIDENc:ES ANO THE CGNTfa.lCTION OF
VISITOR
TOTAL
COMMON Afi!EA REQUIRED cot1'1a-l AREA PROPOSED
ST~ $PACE REQUIRED
480 aJelC FEETANIT STORAGE SPACE PROF05EO
6UILDn-leas ~ATIONi CONSTRUCf/ON rrFESi
2 ST ALLS FOL1R TW0-5TOR'l" CONDCHIN1ll'1S, OVER A 10 kZ1 STALLS CAR. GARAGE 6AeEMENT.
NIA
1,5,18 SQ. FT. {13J"->
1,920 cue,c FEET
:n.914 cuerc FEET
PROJECT ADDRESS,
163)65 ACACIA AVENUE
CARJ..S?3AO, CA ~006
A.P.N.,
204.231.0£:, • ee
OWNER/ APPLICANT,
eASEMENT TYPE 1-31-!R. FIFi£ S~EO DR ffiANK AND DEBSIE W!LKINSCN
'RE&IDENCE5 T1"FE Y•IHR FIF!E S~SD 2b261 PASEO DE VAL~IA, SUITE "3
a.llLD!Nc:t GR055 SQOARS: FOOTAGES: LAGI.NA MILLS, CA S26b3
BASEMENT PA~ 8A89 SQ. FT. Fl~T LEvf:L 6,612 SQ. FT. SECOND LEYEL 5,992 SQ. FT. LOCATION MAP, TOTAL 21)53 SQ. FT.
U5E 5QIJAfi!E FOOTAGES: 1.t,1tT I,
OTORAGE
PATIO AND e.ALCCN.Y flRST FLOOR AREA SECOND Fi.DOR ARl=A ROCFDECK
TOTAL lNJT 2,
OTORAGE PATIOANP6Al.CCNY
FIRST FLOOR Af<SA SECCND Fi.DOR AREA ficOa:DECK TOTAL.
I.NIT 31 STORAGE PATIO AND BALCONY
FIRST FLOOR AF?EA SECOND FLOOR: AREA ROOF DECK TOTAL I.NIT ◄:
STORAGE PATIO AND eAL.CCN-r FIRST FLOOR AREA SECOND Floo,;i! AREA
~DECK TOTAL TOTAL OF ALL FOUR l.NIT5,
OTORAG!S PATIO AND e.ALCON"r FIR5T FLOOR AREA 5ECONO FLOOR AREA
ROCFDECK TOTAL
CIVIL ENGINEER,
el-IA, INC.
CARLeeAO. CALIFC>f;NIA
T1-fCt1AS 6ROTI-IER5 11"6·E6
i~ ~ ~: .. , -.--,,,,..--,,. -,,-c,,-._ ....... ~,..,..,.,.i"'·""'=-,__,,... ...... ~=~~
I~ SQ. FT. ~/ "<' ''.?-~\;._ .. >'\~;r I,~;;~~: -,,,:! -,._~~~t
4~S 5Q. FT. .,, , •
~12 SQ. FT. 331 5Q. FT.
l~SQ.FT. 1,-42 SO.FT.
2bS SQ. FT. ◄~◄S SGt FT.
312 SQ.FT.
2b2 5Q.. FT. 1,782 SQ. FT. l,◄SS SQ. FT. 259 SQ. FT.
◄,09& SQ. FT.
312 5Q. FT. 2b2 SQ.FT.
1,782 5Q. FT. I,◄~ 5Q. FT. =:...;..'-"-_.;.-'-'"""'---'-'--"~"'--".....:.-"'---""-'
259 SQ, FT.
4~50.FT.
2,-4◄8 5Q. FT.
1,166 5Q. FT. 6,612 5Q. FT.
5,912 SQ. FT. )-'"6$Q.FT.
n,2~eQ.FT.
ARCHITECT,
4 DESIGN ARCHITECTURE f PLAJ\141N5 ~llH L. CHFe!S&, ARCHITECT TIHOTi-l'r 6. e!Neil-lAM,. ASSOCIATE
P.O. "°X 646 ~ OCEAN&IC>E, CA ~1>5-4 A-OE, <160> 433.ns,s
FAX, (160) ◄33•2610
c (.)
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u,
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51& A~DA ENCINAS. SUIT£ L
~SBAD. CALIFOf.t,IIA '321ZX!)8•'43&1 FMGt-lE1 (160) S:31•8100 A-1
FAX, {1t,0) ~I-11N> COVER SHEET
DETAILS,
C
D
SUILDING LINE
FRECAST
CONCRETE CAP
111.EYATION
MA5ClNR"l'FENCEAT FROFERTY LINE
GATE TO ca-tMON Af<.£A
a1cnoN
F'RECAST c;,6p
-EOa
TI-llN.5ET~vENEER
OVER 6" cc:NCRETE et.OCK
E PECORATM! FI..ANTERO
SITE PLAN
LEGEND,
EXlS.T!Nas etJ/J..D!Nc:il TO eE REMOVED
61.JILDIN/::sABOVE
eASEMENTl:5ELOJJ
--5S--TOFOGRAA-tl"
UP. (EJ ♦ UTILITY POLE <EXISTING)
...._ LNIT ENlRT'
OE~Tl\15 M!:TAL FENCE
I
I
I
SITE PLAN NOTES
[] EXISTING PAU1 1lcEE TO REMAIN
2. EXl&TINC!r PALM TREE TO 8E f<£MOVED .. EXISTJNe:, ~•-0• SIOEI.IJALJG
... ~ AININC:s W.ALL (HEIGi-fr VARIES WITH GRADE>
•. CONCRETE WALKWAYS
"· EXISTING-5T~Tt!ri£ TO 6E REMOVED ,. RAISED Fl.ANTER SEE Di:TAIL A/A-2
•. STEFS TO ~61DENCE, SEE DETAIL B/A-2 ... EXl&T~ MA5CNRT 4'·12>' HIGH F!=TAINING
WALL unn-1 2'-12>' WOOD FENCE ATOP
"' STAIRS TO 13A5EMENT
IL 5' MASCNRT' FENC5 AT PROFERr'J'" LINE. $EE DETAIL C/A-3.
o. GATE TO CCM"ICN AREA SC--E DETAIL
DIA-2.
13. DECORATIVE FLANTERS &:'-E DETAIL E/A-2. , •. ;t.• 1-1\GH MAeCNRT' WALL
,._ NEW CONCRETE APPROACH
16. GARAGEV1:NT
n. SIDEWALK TO !35 SLOFED AT 8'-MAX. TO PUBLIC RIGMT-Cf=-lJ.1.d.Y. ,.. 3'•0" PRIVATE DECORATIVE GATE
"' aALCONY Ov!:RI-IAN:i A60VE
20. ADA VERTICAL LIFT
OPEN SPACE DATA
cct1MON AREA F"ROYIDE:D, l,!:,18 SQ.FT.
PRIVATE Afi'EA REQUJRECM.NIT1 IS'x!S' PAO OR
120 5Q. FT. a= eALCONY AREA PRIVATE AREA F'ROVIDED1 1.NIT I PATIO
BALCONY ROCFDECK I.NIT 2 PATIO
1"Al.CQIY ROCf='DECK LNIT 3 PATIO
BALCONY ROa='DECK
l.llllT4 PATIO
eAl.CQIY ROa:DEO::
183 ea. FT.
121Z'sa.FT. 2?,9SQ.FT.
185 5GtFT .
120 SQ.FT, 2!!>95Q.FT.
~25Q.FT.
1205a.FT. 259 SQ. FT.
132 SQ. FT •
1:20 SQ. FT. 25~ 6Q. FT.
TOTAL. PRIVATE AREA PROVIDED 2),=>0 SQ. FT.
► a:
■ ,c
(.)
Q -ti)
..J a: ,c
(.)
Iii ::::, z II.I > ,c
,c
0 ,c
(.) ,c
U) • co ...
~ :i ::; w a: A-2
SITE PLAN D.
40'-4'
Iliff 1
STOliAG!!! "' .....
,@--· -ll&IMlll'llll'
<~ ---II..Of'El"IAXll'U1
IMl'l'2
STOR&.81!! tlCtQ.l'T.
BASEMENT PLAN
TOTAL AF!:At e,489 SQ. FT.
LEGEND,
-CONCRETE eLOCK WALLS
FRAMEWAL.LS
TRA5M RECEPTACLE 5FACE
=I= I I
OUi!ST
I I ~
22'-4'
DASHED LINE tNDICATE5
SUILDINC:s.Aeovs
CONSTRUCTION OUTLINE IBASEMENTI
CQl::§JF!UCIICN• CON5naJCTION TO B= TT'PE I,
3-HR. CONCRETE CCN5TRIJCTED, FIRE 5F'Rl1'kLED.
~ SASEHENT FLOOR TO 6E A MINIHJM CF
-4' THICK ~ 5L.A6 ON GRADE.
EXIEBIOR WALLS· SOLID GROIJTSD CGNCfc£TE BLOCK LAIO IN R\JNNJN& eoND.
lNiffRIQR 654RN1r !!/ALLS SOLID GRCUTED CONCRElE BLOCK& LAIO IN ~ING 60ND.
INTfiEIQR Nct:H~EA81N4 lUA.LLS, TUlO I-IC\JR Cc:lN5~1CN FRAMED WJTM TUO LATER$ OF TYF5 'X' GYF&.IM BOARD EACM 51DE.
~ EXPOSED CCNQ<ETE.
~ DOORS ARE TO ae SOLID CORE FULL FACE METAL I-HR RATEO.
~ 1N1ERfOR GYFSU'1 BOARD SUffACES ARE TO BE FAINTED. DOOR& AND FRAMES TO SE
PANITED.
MECHANICAL, ELEcTRIC E><J.tAl.151 GARAGE MEC~ANICAL VENTILATION 5YSTEM TO 6E
INSTALLED.
~ ALL ELECTRICAL UJOF!K. TO SE PEI" 11,.(E NATICNAL. ELECTRIC COPE. ALL
ELECTRICAL. SERvlCE TO ee UNDERG:RCUND. FLUOf-=ESCENT CEILING LIGI-ITS Win-I FROTECTlvE
GRILLES TO eE USED T~ FOR LIG-ITING. Et"'ERGENC'I'" EXIT LIGHTING TO 6E INST AL LED.
BASEMENT STATISTICS
TOTAL eA$EMENT AREA PARKIN<>
STORAGE I.NIT I
I.NIT 2 ~IT3 LNIT4 ".OA
TOTAL,
Cl~ATION
RESIDENTIAL PARKIOO F'ROVIOED REQUIRED 2 5TALL5/ll'.nT
VISITOR P~ PROVIDED REQUIRED I STALL/2 l.tlllTS
TOTAL1
> a: ,c z
a,◄8'3 SQ, FT.
5,~SSQ.FT.
'312 SQ. FT.
~12 SQ.FT. 312 SQ. FT.
312 SQ. FT. '!,a,SQ.FT.
2,3"46 5a.FT.
SM-SQ, FT. •
&5TALL5
25T~
10 STALLS
...,..,. ...,..,. ....,_
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Q
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BASEMENT PLAND-
UNIT 1 A
TOTAL AREA
FIRST FLOOR AREA PATIO
UNIT 2 AR
TOTAL Af<EA
FIRST FLOOR AREA PATIO
3.041 SQ. FT. 1,554 ea. FT.
185 5Q. 'FT.
FIRST FLOOR PLAN
SCALE, VS' • 1'-0' TOTAL AF£A: 6~11 SQ. FT.
LEGEND,
PARTY WALL&
===== 6' FRAME WALLS
===== -4' FRAME WALLS
• FLEAS£ H0re TI-IAT THE ~m.JRE LAYOUTS OEPICTED IN THE65 D~IN55 .Af.E ~ sPACIAL LNDER:5T.At01N5 CNL Y, TI4E'Y' PO
HOT DICTATE ANY INTERIOR DESIGN.
UNIT 4 BR
TOTAL AREA FIRST FLOOR AFi!EA PATIO
TOTAL A1'!:A FIRaT FLOOR AREA PATIO
3;21& SQ. FT. l78'2 5G. FT.
132 SQ.FT.
3.21~ 50.FT. 1,182 SQ.FT. G2 SGl. FT.
FLOOR PLAN NOTES,
[jJ
,. ..
•.
•.
&.
,.
a. ..
10.
II.
n.
13.
RA15Et> FL.ANTER WITH DECORATIVE
CONCF!E1=CAP
DECORATlvE METAL. a.t.JARC>RAIL
J?ECORATl\11:: Ga-lCRETE BALL
NCN-OCCUPIAeLE VOID SPACE
CONCRETE $Tep$, UP TO ENTR'I", SEE DETAIL atA-m
DASHED LINE INDICATES STRUCTURE
AeOVE
DECORATIVE WALL WITH CCNCFcETE CAP
CONCftETE STEPS Dou..N TO BASEMENT
DECORATIVE METAL HANPRAIL
eASB1ENT Yi=NTIL.ATICN
eALCGNY OVEFa-lANG ABOVE
ELECTRICAL SERYICE
ADA VERTICAL LIFT
> a: C z :i ii a:
FIRST FLOOR PLAN a.
ci 0
Q
_,
££:
<C
0
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<C -0
<C
0
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A-4
UNIT 1 A
SECOND FLOOR AREA 1,493 SQ. FT.
DECK AREA 120 SQ. FT.
UNIT 2 AR
eECOND FLOOR AREA IA'a3 $GL FT. DECK AREA 120 5Gl. FT.
,_.,,
4'-0'
SECOND FLOOR PLAN
TOT.AL AFcEA, S.~ SQ.FT.
LEGEND,
-----PARrr UlALLS
===== 6' FRAME WALLS.
-----4" FRN"1E UlALLS
• PLEASE NOTE THAT TI-E R.lfi!NITUf.!E LAYOUTS DEPICTED IN Tf-lESE DRAWINGS ARE FOf<: SPACIAL ~TANDl»5 ONLY. TI£'I" DO
NOi DICTATE AN"T" INTERIOR DESIGN.
4S'-0'
UNIT 4 BR
SECOND FLOOR AREA 1.4~ 5Q. FT. DECK AREA 120 SQ. FT.
UNIT 3 B
SECOND FLOOR AREA 1,4S3 SQ. FT.
DECK AREA 120 5Q. FT.
FLOOR PLAN NOTES,
III
2. ..
4.
s.
NCN•OCCUPIAeLE VOID SPACE
DECORATIVE MET.AL HANDRAIL
JULIET BALCONY"
EXTEr-tlOR 5TAlfi?6 TO ROOF" DECK
eAsa-tENT vENTILATICN
~ ,c z i ::; w IC SECOND FLOOR PLAN"'
.,._, ...,. .. .,.,. ...
c
(.)
Q
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A-5
UNIT 1 A
ROOF DECK A'FiSA 259 SQ.FT.
UNIT 2 AR
ROOF DECK A'REA 259 SQ. FT.
II II
II I
I II •===1 r===•
II II
ll~f,_ :: r~
g r=-=-=-=:!1::.-=-~
_____ l J _______ JiL _______ rL -----r---1-------iir------T---1---
~ ft 11 ~ ~~ v-=-r====--="'"""'l=-
1 II
ROOF PLAN
TOTAL PECK AfcEA1 1,036 5a. FT.
LEGEND,
U.IALLS eELOW
'ROOF LINES
>-DQ 51.Qf'E a= ROOF
UNIT 4 BR
ROCFDECKAfi!EA
UNIT 3 B
ROOF PLAN NOTES
[jJ TILE ROOF TO ee LIGl-ll\LEIG14T ~ "S' TILE
'· STUCCO PARAPET
• UEATI-re:RFROOF EXTE:RIOR DECK eu,,FACE
4. OECORATIYE GUARCRAIL
•. DECORATIVE HANDRAIL
6. EXTERIOR PRIVATE STAIRS DOII.N TO 5ECCNO FLOOR ,. DECORATIVE GAS FIRED FIREPLACE YENT. TYPICAL C'f' e
a JULIET eALca,rr 6ELOW
s. BA5EMENT YENTILATICN SELOJJ
GENERAL NOTES
ALI. EAVES AND HIP~ AT EXTI:RI~ elllLPINC!s LINE &HALL J.£'.CEIYE GUTTERS wm-1 C>ClUN5POUT5.
ROOF PLAN
. C 0
0 ... a: C 0
u.i ::::, z II.I > C
C u C
0 C
co ...
A-6
FROF05ED GRADE r
$i fu<~; ING GRABE
NORTH ELEVATION
EAST ELEVATION
EXTERIOR ELEV A TIONS
SCALE: Im' • 1'•0'
ELEVATION NOTES
[I] ~AND FINl5HEC> STUCCO EXTERIOR S1DrNG
'· LIGMTUEIGl-fT CONOETE •e• TILE .. TI-IIN•SET MA50NRl" VENEER: .. FRECAST CONCRETE CAP
•. I-IARDl60AFl:D FASCIA
h, vtN'T"l. CLAD WOOD WINDCU.S ,. DECORATIVS METAL GUARDRAIL
• DECORATIVS CONCRETE 6ALL .. DECORATIVE UANDOJJ SILL AND APRON
""· DECORATIVE EXTERIOR LIGl-fT FIXTlJRE
IL DECORATIVS ATTIC GABLE VENT
n. DECORATIVE GAS FIRED Fl~PLACE
VENT
,., DECORATIVE METAL I-IANDRA1L
14. DECORATIVE TILE AT ARCHED ENTR'T" DOOR
5. DECORATIVE METAL GATE wtTI-I Fl><ED
ARCH PANEL
"'· 6ASEMENT BELOW
n. RA1"1PT06.ASEMENT6ELOUJ
le. SCFiEEN WALL WITI-I THIN-SET MA50NRY' \.£NEER EACH SIDE AND A CONCfi?ETE
CAP
10. 2-306& BLIND CUT DOORS FOR ELECTRICAL SERVICS ACCE55.
> ~ z :i iii a:
EXTERIOR ELEVATIONS 11.
ci
0
Q
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0
ui ::, z w > ct
ct u
ct
(J
ct
IO
C0 ....
A-7
~I !i i, f, :
I ~i-I
-~
$~oEci< I
$?i~l-Fl.OOR
$ ~it::T FLOOR
$~&Uc
$ futi~rlli GRADE
I
1l
SOUTH ELEVATION
WEST ELEVATION
EXTERIOR ELEV A TIONS
SCALE, 1/a' • 1'-0'
ELEVATION NOTES
[iJ
2.
'·
4, ..
Ii>. ,.
8 ..
"" II,
"·
"·
14
"'·
Iii>.
n.
18
"'·
2<Z>.
2l
5AND FIN\5HED STUCCO EXTERIOR SIDING
LIGHTUEIGl-fr CONCRE1E TILE
Tl-lll'h5E.T HASONRY VENEER
FRECAST CONCRETE CAP
HARDl60ARD FASCIA
VINTL CLAD WOOD WINOCWS
OECORATIYE METAL 61.JARDRAIL
DECORATIVE C<::INCF:ETE 6.ALL
DECORATIVE WINDOW SILL AND APRCN
DECORATIVE EXTERlOR LIGl4T FIXTURE
DECORATIVE ATTIC GABLE '111:;NT
DECORATIVE GA& FIREO FIF<!:FLACE """" DECORATIVE METAL HANDRAIL
DECORATIVE TILE AT ARCi.tED ENTRT' DOOR
DECORATIVE METAL GATE WITI-I FIXED ARC!-1 PANEL
BASEMENT eELOUJ
RAMP TO 6ASEHENT BELOW
SCREEN WALL Wlll-l THIN-SET NASONR'T'"
VENEER EAC!-1 SIDE ANO A CONCRETE CAP
DECORATIVE 6A5EMENT VENT
CONCREiE 5TEFS TO LNIT, SEE DETAIL 6/A-02
ADA VERTICAL LIFT
> IC C z j ::;
Ill IC EXTERIOR ELEVATIONS A.
.
C 0
~
U)
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C 0
u.i ::::, z w > C
C c3 C
0 C
~ CW)
(0 ...
A-8
04-&19.A
31 ~: ~, i1 ~ :
$ ~;:~ FLOOR 1:
$ ~if~jt FLooR
$~EDGRAD
$ e:i~r!NG GRADE
I ----L ____________ ..
ROOF ·~.-:-:-:-· ' -
DECK
SECTION A
SECTION B
BUILDING SECTIONS
SCALE, ve· • r-0·
CONSTRUCTION OUTLINE,
ISTRUCTUREI
C<itUiJBUCJIQJ, CCNSTRUCTION TO 6E TYPE v-1 1-1R. CON$,TFaJCTION wrrn FR SPRINKLERS.
FIW FLOOR• THE FLOOR ~L I-IAYE A CGNCF?ETE SLAB TI-IAT IS POURED IN PLACE
OTHsR fl 001§ TI-JE5E FLOORS 51-!ALL eE
UJOOt>Ffs!AMEFL~.
EXIEBIQB Ul.4.LLS· Tl-IE EXTERIOR WALLS SI-IALL ee WOOD FRAMING WITH STUCCO FINISH OVER
EXPAJ-.IDED METAL LATH OVER 60 LS etJILDING! FAPEfc AT Ti-lE EXTERIOfi! 51DE AND eMOOTH
FINISl-l GYFSlN BOARD AT TJ.e: INTERIOR 51DE. Tl-e INTERIOR eu,;:FACE &HALL HAYE A SFRAY
ON: SMOOTH FINIS!-1.
INTFRIO'R !I/Al J S, THE INTERIOR NCtH3!:ARINa 1.U,OJ_LS 5J.4ALL SE WOOO fRAJ"'IIN,::, WITH GYFSI.N
60ARD COYERING: ANO A S~Y ON SANDED eHoon-1 FINIS!-!. KITCI-IEN, BATHS AND OTHER UET
AREAS $-!ALL I-IAVE WATER PROOF GYP$1..M BOARD.
FABIX WALL$• TI-IE PARTT WALLS SI-W.L SE DClleLE 2x.6 WOOD ~ING WITH GYF5U'1 BOARD COVERING: AND A SPRAY G'N 5.6NDED
SMOOTH FINISl-l. J.l·IR. FIRE RATED WITH !;,11) 5.T.C.
BQQEi. ROOFING TO eE CLA55 A 61.JIL T-UF ROOFING OR: J.IGHTUEIGl-ff CONCRElE TILE.
8QOE PECKS ANO BALCONIES DECKS AND 6ALCONIES Sl-:IALL CON515T OF UEATf.tERFROOF DECK.5l.lffACE. •
~ THE CEILINGS SHALL eE Gi'l'FSUl1 BOARD ATTACHED TO WOOO FRAHINS WITH A
5PRAY CN fiANPED SHOOTl-4 FIN\5+-1 u.ET AREAS 51-tALL MAYE WATER PROOF GYF51.1'1 eoARD.
~ ALL FRAMED EXTERIOR WALLS TO
F?ECEIYE FIBERGrL.ASS eATT INSULATION TO MEET TITLE 24 f.£GULATICNS. A.LL INTERIOR WALLS
F?ECEIYE FIBERCILAS& eATT INSULATION.
~ EXTERIOR ENTRANCE~ TO eE SOLID CORE UIOOD uJlTM SOLID ~ 6UTT5
EXTERIOR OTI-ER EXTERIOR DOORS TO 6E METAL DOOR5. INTERIOR NON:-AATED DOOF!S
$!ALL SE A RAISED PANEL FIBERGLASS. GARAGE DOOR TO eE ALll11NL11 ROU:.-UP.
GLAS$ ANO GI AZD:+:it All UIJNDOW5 TO eE DUAL GLAZED VINYL CLAD uJ000 WJNDOJJ SYSTEM WITH SCf,?EENEP OPENING. ALL GLASS TO eE LOW 'E' TYPE,
~ ALL EXTERIOR SUfi!FACES NOT MA1-I..FAC11JfcED SHALL BE PAINTED. INTERIOR 5UM'ACE5 TO fi!ECElvE ONE COAT PA.TNT. ENAMEL PAINT 51-1.ALL 6E USED IN ALL KITCHEN ANO
6ATM A.Po!E.4$. ALL WP.,:ACES TO eE PAINTED IN THE eE&T PRACTICE AND WITH QUALITY
MATERIALS.
E>re:<?$P treIAL• ALL MET AL TMAT 1$ EXP05ED TO THE EXTERIOR eiHALL ee COFFER.
~ ALL FIXTURES TO 6E 'KOHLER' OR AN A~ EQUAL. ALL R-1..l"e!N::i TO es INSTAU.EP AS FER THE UP.C. WATER HEATER$ TO eE GAS-FIRED. ALL PLl.8'19TNG-SHALL eE FER THE LNIFOR1 PLUMe!NC:s CODE.
MECHANICAL, INSTALL A CENT~ FORCED AIR HEATING AND COOLtNGs 5YSTEH5. I-IEAT TO BE GAS-FIRED. ALL ~ SHALL BE FER Tl-IE l.NIFOFIM MECMANICAL COCE.
~ ALL ELECTRICAL uJOfii!K TO ee PER THE NATICNAL ELECTRiC CODE. PREIURE
FOR CABLE T.V .. SECURITY SY&TEN. AUPIO SYSTEM, TELEPHONE, AND COMPUTER WITM tNTEf.N:T SYSTEM.
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BUILDING SECTIONS
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CONCEPTUAL LANDSCAPE PLAN
SCALE, 3/32" ■ 1'-0'
PLANT LEGEND,
SYHeOI. Fl-ANT NAME
ED TIJfo!= Af;£,A SOD -A. ALPINA 'RED
AJ"A..E'{GRO..ND COVEl'VFLAT -O.FRUTICOSU1 'TRALINGc~lCAN
OAl5Y'FLAT
0 AGAPANTI-l.15 <SHRUe.) & GAL. • WA5HINC:rTCN1A ROeUSTA T1£XICAN
FAN PALM' 36' eALL
F. RJ"'IILA 'Cfii/!EEPINC!:s
~ FIB (YINEJ I GAL
5TRE!-ITZIA NICOLAI 0 GIANT BIRD OF
0 PARADISE 24' eox
k?>GAL. . CAN'LACEAE 'C.ANNA
LILY'
!J FL.ANTEReoxES • CHR1AERQF5l-USMILL5
MEDITERRANEAN FAN PALM ' 36" eox ... C!-L'MAE!001'51-LMII.L5 •
'MEDITEF1RAN5AN FAN PALM' 2-4" eox
Gl!ANTITI' IF:!RIGATION DE5CRIPTION
S4(Z) SF. lc:!!>'/YR TO PLANT GR.455 ~ACEB F~ 500. MIX HJTRIENTS IN SOIL LEvEL 5EEOeED. WATER eEEDeEO ~ Y TO 5ElTl.E SOIL. LIGHTLY F«'LL. SOIL TO LEvEL.. $FREAD FERTILIZER SOW
eEED. RAKE 5EED IN LIGHTLY. AFFL Y M.LCH I/S'•3/16' ATOP SEEDED SU,.,:ACE. LIGHT LY~ 1"1.JLCM OVER &EEO&. KSEP 1"1.lLCM HOIST LNTIL GNA5S 15 UP. •
:ZQ!:IIZ> 5.F. t2'·1&'1YR. TO PLANT G~RS Fr;!C,:M FLATS, PREPA~ SOIL ANO ADD ANENDl"ENTS 4 FERt'ILIZERS.
320 5.F. I2'-1&"rrR.
~5.F. ~·rrR.
l-45.F. te'-24'/YR.
DIG HOLE LAfa:j:E ENOUGH FOR ROOTS. LtFT 5EEDLINS:5 FR:::t1 THE FLATS WITH RITTY te:NIFE.. PLACE IN ..ioLE. FIRM SOIL ~ ROOT MASS HAKE e,ASIN AROlND PLANT FOR UJ.ATERJNG. M.IL..ci-1
AFTEf<lll',m,JN<>_
TO PLANT!!> GAl.. 5HF!Ue5, DIG HOLE 2X St%E OF CONT A~ L005ENC> ROOT& WITH POINTED SITCK. FILL HOLE WITH WATER THEN LET IT DRAIN AWAY. SET 'R.ANT IN HOLE. FILL HALFWAY WITH
SOIL. AD..k.15T FL.ANT. WATER FINISH ADDING SOIL H.AKE UIATERN::!s eASJN. UIATER AGAIN.
TO PLANT PALM, DIG HOLE 15 TIME& 5JZE OF ROOT 5Y6TEM. LINE ..ioLE WITH ◄'-6' OF 'TRANSITIGN ZONE' SOIL MIX G'N eoTTCM OF I-IOLE. FL.ACE SALL ON &OIL MIX I-IOU: WITH NATIYE TOP SOI,
eESUfo£ e,ACKFILL 601L I& Flfa"U-Y COMPACTED M-?OlND THE ROOT e.ALL TO AVOIP AIR ~ •
ZONE
45.F. 12'-18'/T'R. TO Pl!.ANT I GAL. eHRl,.le,5, DIG !40LE 2X SIZE OF CCNTAINTER. LOOSEN ROOT& WITH FOll'frED &TICK 1,2
WS.F. 12'•16'/T'R.
&Sf.
605.F. ~·rrR.
2 SF . t&-24'/YR.
2 SF.
FlLL l40l..E UIITI-1 WATER iHEN LET IT DRAIN AWAY. SET F'l..,.ANT IN HOLE. FILL I-IALFWAY WITH SOIL. APJIJ&T PLANT. WATE~ FINl5J..1 AODINGI 601L. MAKE UIA~ e.AelN. U!ATI:R AGAIN.
TO PLANT GIANT 61~5. DIG HOLE l5 TIME& A5 WID!: AND TWICE AS DEEP. BACK FILL THE HOLE 1,2
WITH A MIXTUfi:E CF ~ NATIYE SOIL AND MJLCH. PLACE FLANT IN Tt-E HOU: 50 THAT THE TOP OF THE ~ I& I' TO 2' A60'-IE GROt..NO LEvEL. FlLI. ~ ~ WITH &015-D
Mlxru,.!£ TAHP POlLN SOIL. SOAK THE~ ~ Y Ulffi.l WATER
TO FL.ANT LILIES, DIG HOLE lh' DEEP. PLACE PLANT IN 1-10LE AND FILL IN WITH FOTTINC::i SOIL OR 1,2,3
PLANTING MIX TAMPING WITH FEET lNTIL LE.vEL uJTH EXIST~ &OIL LINE. UIATER.
ALL FL.ANTER eG><E.5 WIL.L eE FILLED WITH A MIX OF POTTING eolL <MINIMJM OF 6' ). eoxe& WILL BE PLANTED WITH Atff.JALS.
TO PLANT PALM. DIG WOL.E l5 TM:5 SIZE OF ROOT SYSTEM. LINE HOl..E WITH '4"•6' OF ~ITICN
ZCNE' &OIL MIX G'N earTCM OF HOLE. PLACE eALL G'N &OIL MIX MOLE UATH NATIVE TOP SOIL. e5 5URE e.ACKFILL SOIL IS FtF?1L Y COMPACTED AR::llN:> THE ROOT eALL TO AVOID AIR FOCKET&.
LANDSCAPE NOTES,
L 2S"-OF Tl4E TOT AL SITE 15 FROPOSED FOR L,6N05CAFE AJ~. 2. ALL Fl.ANTS USED WILL BE OF DRC0Grl4T
TOLERANT PLANTS. 3. A SOIL TEST TO eE CONOUCTED AFTER COMPLETION OF THE FINle-H GRADES. -4. A MJN.n-tJH 3' OF HJ.LCM SMALL 65
fii!EQIJ\,ep IN ALL NON·TUFii!-' Pi.ANTING Afii!EAS LESS TI-lAN 3,L
~-ALL TF!EE& U&eD ON51TE IN THI& PROJECT WILL eE A MINIMUM CF 15' GALLCN CCNTAINERS.
b. ALL NEW ~ U$ED FOR Tt-115 FROJECl WILL eE A MINIMlM CF S GALLON CCNTAINERS. 1, CNE TREE FOR EYER'f' 4 P~ STAL!.5. NINE 1F!EE5 Ar.£ ffiOF08:D WD PARKING ST ALL.SJ. e. SIGHT DISTANCES Ar.£ MAINTAINED AND ARE NOT IMPEDED AT INTERSECllON (NO LANDSCAPE ELEMENTS OVER 30' IN MEIGl-rrJ. ~ PL.ANTS Ar.£ LOCATED FOR MICRO CLIMATE ENHANCEMENT AND SOLAR ACCESS, Fi.ANTS WITH SIMILAR CULTURAL fi£QJ1J;£MENTS a= EXP05LIR!::, SOILS, AND
WATER NEED& ARE GROJF'ED To::.ETHER. kZ>. Tl.ff AREAS AF<!: LIMITED TO 30'.. COLD SEASON GRAS$. TOTAL TUF!' Afi£A; TOTAL LAND&CAFE AFcEA, PERCENT AGE CF TIJp;a=,
IL THREE Tf,!EJ:5 Afii!E PF!OF'OSED IN RE5F'ON6E TO THE CNE TREE FER -40' CF
STfc!:ET FRCNT.AGE. PLACE A HIN!t"U1 CF S' ~ PAVING, 1'.FRCtt SEU.ER LINE&, AND
NOT IN CCN=LICT WITH FUeLIC UTILITIES. 12. TF<EE& UIITI·IIN S' CF f'IJSLIC SICEWALKS SHALL HAYE RC'OT 6A~IER5, 13. &.OPES ADJACEm TO F'U6LIC WALK& OR
STREETS eHALL MAYE A COVER CROP/.A.ITE MESH<~~). iJ.llS APPLIES TO ALL SLOPE& 3' Ofie: LESS. 1-4. OFEN AIQEA5 IN Tl-IE BACK CF UNll TO eE
LAND5CAJ"'EC) ~y THE INDIVIDUAL OCOJF'ANTS OF EACH lJ',,ltT.
LANDSCAPE ZONES,
:zc::NE I • LueH LANC>!CAFE AREAS CF LUSH Gfo£EN LAND5CAFE •
HIGH U$E OR Vl$UAL n-tPOfUANCE. ~Fi!! -"'' CIF SUPPLEMENTAL UIATER Al-HlAL INTENSIYE HA!tffl:NANCE.
ZCNE 2 • REFINED LANDSCAFE AF!EA5 CF t.N1AN1CURE0 AF'f'EA~E.
NOT l.N<E:Pf • I-IJGH USE OR VISUAL. IHFORTANCE. eEJUEEN 10' AND 31Z>' CIF
~AL WATER AJflJAL. LESS INTEN:5M:: MAINTENANCE.
%ONE 3 • NA1URALIZINC:i LANDecAFE
LOJJ US: AREAS CF ~INED AA='EARANCE. 6ELOW ID' CF
~AL UIATERAl-NJAL.LOuJ MArNTENANCE.
ZCNE ◄ -NATM:: LANDSCAPE
EXISTING vEG:ET.ATICN. NO OR \<£RT LITTLE 0161\Jfe.ANCE. REMAIN
REL.ATIVEL Y DRY.
IRRIGATION NOTES,
1. WATER FLCUI V£LOCITIES IN PIFS ARE TO eE AT&• FER SECOND OR LE55. 2. FRSSSUfi?E DIFFERENTIAL. WITHIN CIRCUITS SHALL SE LESS TI-lAN 2~. STSTS1& Sl-tALL eE DESIGNED TO MINIMIZE OVERSPRAY CNTO ADJACENT F'ROFERTY. CHECK VALVE& $HALL eE USED TO F'F!EvENT LOW HEAD DfiMTNAarE. 3. DESIGN SYSTEM TO UTILIZE RECLAIMED WATER Uj.Efc:E CURRENTLY OR IN RJTlJRE, 4. IF<:Rl6ATION CIRCUITS S14ALL ee ORai:ANIZEP INTO 'trrDRO ZCNE5'.
S. 6~ER HEAD SPACING IN LAU.N A~Ae AND Ul-lERE S~ .&PRATS.
ROTORS OR IMPACTS A'RE U&ED $HALL eE DUAL TO 5""' OF DIAMETER: SFRAY.
6. TREES PLANTED IN LAUN AREAS $HALL MAvE 'DEEP WATEfc!NG DEVICE'. 1. ALL AREA!! REQIJlftED TO eE FLANTSD l.NDER 5ECTION IV E.3 1-!AvE AUTCHATIC
l~ATICN STSTEM. THE DE516N SHALL FOLLOJJ THE APF'RO'A:D "FIRE ~&SICN
PLAN' llJ.ERE APPLICAeLE. a THER!: WILL eE A SEPARATE WATER
METER FOR THE LANDSCAPE l~GATION SY&TEM. THIS SYSTEM 51-{ALL. INCLUDE
CONTROL VALYES. 'a. PROVIDE A eACl< FLOW F'REvENTER FER
CODE. PIPE eETUEEN METER AND eACK FLCUJ ~Fi!! SMALL 6E '5CI-IEDULE K
HARD COPFS:R". 10. f"'ROVIDE A Pfii':E,55Up;;f: REGULATORS
WHEN OYaa 60 PSI. IL ffi:OVIDE AUTOMATIC CONT~l-LER5 WITH
DUAL OR MJLTIPLE PROGR,11,M/1'1UL TIPLE CTCLE START CAPACITY.
12. eALL VALYE5 TO eE IN5TALLED FOR "ZONE CCNTF!OL '. QUICK COJFLING VAL YES U5ED EYER'T' ~ FEET. 'PRE.&51.lfii!E
REGULATIN6 T'l'PE' ~OTE CGN'TRoL VALVES tl.1-{EN OYER 6(1!) F'Sl. 5E~CEA6LE CHECK VA1.YE& TO eE LOCATED IN VALVE eo><E& OR G'N Rl5ER5 < AeOV!S. GRACE)
REQJIREO tu-EFE ELEVATION DIFFERENTIAL MAY CAU5E LOW HEAD D,eAtNAGE.
1:3. PIPE LOCATEP eELOUJ GF!ADE 6E A5 FOLL.OJ.&. t&' COVER ON MAIN AND 12'
COYER: ON LATERALS. PYC MAINS SHALL BE CLASS 36. PYC LATERALS SHALL eE CLASS
2f!Xl), EXCEPT FOR 112". COLORED PIPE DENOTINC:s fc£CLAU1EP WATER uee FL.ACE
TH'Rl.15T SLCICl<5 ON MAINS AT DIF!ECTION CHANGE&.
J.4. POP UP HEAD& &HALL eE USED WITHIN '0' CF .ANY PEDESTRIAN U5E.
~. RISERS OYER 12' AeOYE. GRAPE TO BE STAKED. CCNTROLLER Wit,.£ SLEEVED
LNDE'R IMF'RO'v1=MENT5. PROYIOE A RAIN $UT OFF DEVICE.
LEGEND,
OIRECTION OF F051TIYE DRAINAGE
DD STCR"I DAAIN INLET
= = ~~ DRAINAGS FRCt-1 STOF<!"1 DRAIN
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LANDSCAPE PLAN