The URL can be used to link to this page

Home My WebLink About2012-08-01; Planning Commission; ; CT 11-02|PUD 11-05 – LA COSTA VISTA The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: April 30, 2012 P.C. AGENDA OF: August 1, 2012 Project Planner: Greg Fisher Project Engineer: Tecla Levy SUBJECT: CT 11-02/PUD 11-05 – LA COSTA VISTA – Request for approval of a Tentative Tract Map and Planned Development Permit to develop a seven unit multi-family residential air-space condominium project on a .40-acre infill site generally located at the northern end of Jerez Court in Local Facilities Management Zone 6. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 6902 and 6903 APPROVING a Tentative Tract Map (CT 11-02) and Planned Development Permit (PUD 11- 05), based upon the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant proposes to develop a 7-unit multi-family residential air-space condominium project on a .40-acre infill site located at the northern end of Jerez Court. Development of the condominium project requires the processing and approval of a Tentative Tract Map and Planned Development Permit. The proposed seven unit project has a density of 17.2 du/ac, which is within the Residential High (RH) density range of 15 – 23 du/ac, but is below the 19 dwelling units per acre Growth Management Control Point (GMCP) for the property’s Residential High Density (RH) General Plan designation. In order to meet the City’s Inclusionary Housing requirement, the applicant will purchase one housing credit within the Cassia Heights affordable housing project. The project meets the City’s standards for planned developments and subdivisions, and as designed and conditioned, the project is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code. The project will not have a significant effect on the environment and qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. A Notice of Exemption will be filed by the City Planner upon final project approval. The project complies with all applicable standards, there are no outstanding project issues, and findings can be made for approval of the project. III. PROJECT DESCRIPTION AND BACKGROUND The 0.40 acre project site is irregular in shape and is generally located at the northern end of Jerez Court and is adjacent to the La Costa Resort golf course. The vacant site has been previously graded and is devoid of any significant or sensitive vegetation. The site is zoned Residential Density-Multiple (RD-M) and has a General Plan Land Use designation of Residential High (RH). Surrounding properties to the north, south and east are designated RH and zoned RD-M and are developed with multi-family apartment and 1 CT 11-02/PUD 11-05 – LA COSTA VISTA August 1, 2012 PAGE 2 condominium projects. The property located to the west is designated Open Space and is part of the La Costa Resort golf course. The applicant proposes to develop a seven unit residential airspace condominium project on the subject site. Access to the garages and three open bay guest parking spaces is via a 24 foot wide private driveway enhanced with earth tone decorative pavers off of Jerez Court. The condominium units are arranged in a fourplex and triplex configuration within two separate buildings around the common driveway. The buildings are two-story (maximum 28.1 feet tall) structures with attached two car garages. There are three separate floor plans consisting of two and three bedroom units. The three 2-bedroom units are 1,092 square feet in size. The remaining five 3-bedroom units range in size from 1,493 square feet to 1,495 square feet. The project configuration will allow for an onsite trash and recyclable enclosure located along the southern property line. Each unit has a large ground level patio/yard area ranging from 152 square feet to 588 square feet in size. Each unit located in building one also has a deck accessed off the second story. The Santa Barbara architectural style structures will have stucco and stone veneer siding, mission style concrete roof tile, foam detailing around and underneath windows, wood rafter tails, and decorative wood deck rails on the private decks. The proposed colors for the buildings are beige/tan (Oatmeal & Café Mocha Merlex) colored stucco walls with taupe colored facia and trim elements, earthy/brown with orange and burnt red variegated roof tile and earth tone stone work. IV. ANALYSIS The project is subject to the following regulations: A. Residential High Density (RH) General Plan Land Use designation; B. Residential Density-Multiple Zone (RD-M), and Planned Development regulations (Chapters 21.24 and 21.45 of the Carlsbad Municipal Code); C. City Council Policy No. 66 (Principals for the Development of Livable Neighborhoods); D. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); E. Inclusionary Housing Ordinance (Chapter 21.85 of the CMC); and F. Growth Management Ordinance (Chapter 21.90 of the CMC) and Zone 6 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. A. General Plan Residential High Density (RH) Land Use Designation The General Plan Land Use designation for the property is Residential High (RH) density. The RH Land Use designation allows for the development of two-family and multiple-family residential units within a density range of 15 – 23 dwelling units per acre (du/ac) and at a Growth Management Control Point (GMCP) of 19 du/ac. At the RH GMCP, 7.6 dwelling units (8 when rounded up) would be permitted on this 0.40 acre property. The proposed 7-unit project has a CT 11-02/PUD 11-05 – LA COSTA VISTA August 1, 2012 PAGE 3 density of 17.5 du/ac, which is within the RH density range of 15 – 23 du/ac, but is 0.60 dwelling units below the GMCP of 19 du/ac. The GMCP is used for the purpose of calculating the City’s compliance with Government Code Section 65863. However, consistent with Program 3.2 of the City’s certified Housing Element, all of the dwelling units, which were anticipated toward achieving the City’s share of the regional housing needs that are not utilized by developers in approved projects, will be deposited in the City’s Excess Dwelling Unit Bank. This project will deposit 0.60 dwelling unit into the Dwelling Unit Bank and these excess dwelling units are then available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity, including second dwelling units, adequate to satisfy the City’s share of the regional housing need. The project complies with the Elements of the General Plan as outlined in Table A below: TABLE A - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use Site is designated for Residential High density, (RH – 15-23 du/ac) with a GMCP of 19 du/ac. 7.6 dwellings units could be constructed on the site at the GMCP (.40 acres x 19 du/ac). Residential project density at 17.5 dwelling units per acre (7 DUs) is within the RH density range of 15 – 23 du/ac. 0.60 dwelling unit will be deposited into the City’s Excess Dwelling Unit Bank. Yes Housing Provision of affordable housing. The project is conditioned to enter into an affordable housing agreement to purchase one (1) housing credit within the Cassia Heights affordable housing project. Yes Public Safety Reduce fire hazards to an acceptable level. The project meets the fire code. The project is required to provide an automatic sprinkler system within each dwelling unit and is located within a five minute response of Fire Station No 6. Yes CT 11-02/PUD 11-05 – LA COSTA VISTA August 1, 2012 PAGE 4 TABLE A - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Open Space & Conservation Minimize the environmental impacts to sensitive resources within the City. Utilize Best Management Practices for control of storm water and to protect water quality. The project will not have any environmental impacts to the previously graded site. The project is conditioned to conform to all NPDES requirements and has been designed to include Low Impact Design (LID) elements. Yes Yes Noise Comply with the residential exterior noise standard of 60 dB(A) CNEL in private and common recreation areas and interior noise standard of 45 dB(A) CNEL. The condominium project is not located adjacent to any noise source and complies with the exterior 60 dB(A) CNEL noise standard and the interior 45 dB(A) CNEL noise standard. Yes Circulation Construct roadway improvements needed to serve proposed development. All public facilities including curb, gutter and sidewalk have been constructed along the property Jerez Court frontage. Yes B. RD-M Zone (Chapter 21.24 of the CMC)/Planned Development Ordinance (Chapter 21.45 of the CMC) The proposed project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code (CMC) including the Residential Density-Multiple zone (CMC Chapter 21.24) and the Planned Development Ordinance (CMC Chapter 21.45). The RD-M zone allows for the development of multi-family residential housing and the Planned Development Ordinance allows for the development of a condominium use in the RD-M zone. The PD Ordinance provides the development standards for a seven unit residential airspace condominium project. The proposed project, which consists of two 2-story structures with attached garages, a building height of 28.1 feet with a roof pitch of 5:12, is compatible with the existing surrounding and proposed multi-family condominium and apartment projects. All public facilities including curb, gutter and sidewalk have been constructed along the property CT 11-02/PUD 11-05 – LA COSTA VISTA August 1, 2012 PAGE 5 frontage. The building elevations have been designed to include elements currently found in the neighborhood in order to blend into the surrounding development. The seven-unit residential air space condominium project meets or exceeds the requirements of the Planned Development regulations (Chapter 21.45) as outlined in Table B below: TABLE B PLANNED DEVELOPMENT ORDINANCE COMPLIANCE REF. NO. GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REQUIRED PROVIDED C.5 Drive-aisles Minimum driveway width of 20 feet. No parking permitted in the minimum required width of a drive-aisle. 24 foot back up in front of garages. No more than 24 dwelling units on a single entry drive aisle. Enhanced with decorative pavement. 24 feet proposed. No parking proposed within drive-aisle. Complies Complies Complies C.6 Visitor Parking for projects with 10 or fewer units .30 space per each unit (3 spaces total) Three open bay parking spaces (7 DUs x .30 = 2.1 rounded to 3) Complies C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public ROW. The guest parking spaces are adequately screened by landscaping. C.9 Community Recreational Space Applies to all projects with 11 or more dwelling units. The project is seven units therefore the standard does not apply. C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Existing street lighting will provide adequate lighting for both pedestrian and vehicular safety. CT 11-02/PUD 11-05 – LA COSTA VISTA August 1, 2012 PAGE 6 TABLE B – PLANNED DEVELOPMENT ORDINANCE COMPLIANCE CONTINUED REF. NO. GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REQUIRED PROVIDED C.11 Recreational Vehicle (RV) Storage Required for projects with 100 or more units. The project is seven units therefore the standard does not apply. C.13 Storage space 480 cubic feet per unit or 392 cubic feet per unit if located in one area. Storage is located within each separate enclosed parking garage and satisfies the storage requirement. REF. NO. CONDOMINIUM PROJECTS REQUIRED PROVIDED E.1 City Council Policy No. 66 (Livable Neighborhoods) See Table C below See Table C below E.2 Architectural Design Elements There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include but not be limited to building walls, windows and roofs. The buildings include a minimum of three building planes with a minimum offset of 18 inches between planes. All building elevations shall incorporate a minimum of four complementary design elements, including but not limited to: a variety of roof planes; windows and doors recessed a minimum of 2 inches; decorative window or door frames; exposed roof rafter tails; dormers; columns; arched elements; varied window shapes; exterior wood elements; accent materials such as brick, stone, shingles, wood, or siding; knee braces; and towers. The project includes a variety of architectural design elements including windows and doors recessed a minimum of 2 inches, a variety of roof planes, exposed roof rafter tails, arched elements, accent materials including stone veneer, decorative trim around windows, and varied window shapes. CT 11-02/PUD 11-05 – LA COSTA VISTA August 1, 2012 PAGE 7 TABLE B – PLANNED DEVELOPMENT ORDINANCE COMPLIANCE CONTINUED REF. NO. CONDOMINIUM PROJECTS REQUIRED PROVIDED E.3 Maximum Coverage (net developable acreage) 60% 37% E.4 Maximum Building Height 40 feet, if roof pitch is 3:12 or greater. 28.1 feet with a 3:12 roof pitch E.5 Minimum Building Setbacks from a Public Street. Note: The building setbacks from a side or rear perimeter property line shall be the same as required by the underlying zone. Residential Structure: Front: 10 Feet Interior Side Yard: 5 Feet Rear: 10 Feet Direct Entry Garage: 20 Feet From a drive-aisle: Zero Feet for residential structure and garage. Front: 35 Feet Interior Side Yard: 5 Feet Rear: 10 Feet N/A – There are no direct entry garages. Complies E.6 Minimum Building Separation 10 Feet 20.6 Feet E.7 Resident Parking Two spaces per unit provided as a two-car garage (minimum 20’ x 20’) located within 150 feet of unit entry. 14 total parking spaces. Each unit has an attached two-car garage with minimum 20 x 20 foot dimensions. E.8 Private Recreation Space shall be designed so as to be 1) functional, usable, and easily accessible from the dwelling it is intended to serve; 2) located adjacent to the dwelling unit: and 3) may not be located within any required front yard setback area, driveways, parking areas, storage areas, or common walkways. 60 square feet minimum total area per unit (patio, porch, or balcony); and six feet minimum dimension of patio, porch, or balcony. Each unit has a private exclusive use rear yard patio ranging from 152 – 588 square feet in size. CT 11-02/PUD 11-05 – LA COSTA VISTA August 1, 2012 PAGE 8 C. City Council Policy No. 66 (Livable Neighborhoods) The proposed project complies with the applicable guidelines of City Council Policy No. 66, Livable Neighborhoods as shown in Table C below. TABLE C – CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 1 Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. The project proposes a building façade with interest and character by using a variety of roof planes, exposed roof rafter tails, arched elements, accent materials including stone veneer, decorative trim around windows, and varied window shapes. The project provides clearly identifiable front entry ways and windows as well as front porches for the units facing Jerez Court. 2 Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side-loaded garages, front-loaded garages, alley-loaded garages and recessed garages. The project has been designed to feature the residence as the prominent part of the structure in relation to the street to the extent possible. The street scene is enhanced due to the absence of garage doors as parking has been provided within attached garages that are not readily visible from Jerez Court. 3 Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no 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 project is not of scale to implement this design guideline. CT 11-02/PUD 11-05 – LA COSTA VISTA August 1, 2012 PAGE 9 TABLE C – CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS CONTINUED Principle Compliance Comments 3 Street Design, Cont’d. 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. This project does not include any new streets. 4 Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Jerez Court is a publicly dedicated roadway and no additional improvements including parkways with landscaping are required. The existing sidewalk also precludes the parkway landscape design. 5 Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de-sacs), pedestrian paths should also be provided. A pedestrian walkway with direct access to the front units has been provided along and visible from Jerez Court. 6 Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. Although the project consists of 7 DUs and is not required to provide community recreation areas, a passive grassy area (approximately 350 square feet) is provided near the front of the site. CT 11-02/PUD 11-05 – LA COSTA VISTA August 1, 2012 PAGE 10 D. Subdivision Ordinance The project includes seven (7) residential airspace condominium units and is therefore subject to the regulations of Chapter 20.16 of the Subdivision Ordinance. These subdivision regulations require the project to include required street dedications and improvements (streets, sewer, water, and drainage) to serve the proposed subdivision. The Engineering Division has reviewed the proposed Tentative Map and has concluded that the subdivision, as conditioned, complies with all the applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance. Jerez Court is a publicly dedicated roadway and no additional improvements or dedication of streets is required. All infrastructure improvements, including street frontage, drainage, sewer, and water facilities exist. General utility and access easements will be dedicated to allow for the construction of project drainage, sewer, and water facilities on the final map. No standards variances are needed to approve the project. Given the above, the proposed subdivision would provide all necessary facilities and improvements without producing land conflicts; therefore, the project is consistent with the Subdivision Ordinance. E. Inclusionary Housing Ordinance The proposed project involves the creation of seven residential units through a subdivision and, therefore, must provide affordable housing to lower-income households as specified in the Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential development of seven or more units, not less than fifteen percent of the total units approved shall be constructed and restricted both as to occupancy and affordability to lower-income households. This 7 unit project is therefore responsible for providing one inclusionary unit. Whenever reasonably possible, inclusionary units should be built on the residential development project site. However, based on the project’s small size, the Housing Policy Team is recommending support of the purchase of one housing credit within the Cassia Heights affordable housing project to satisfy their inclusionary housing obligations. Therefore, the applicant has been conditioned to satisfy the inclusionary housing requirement for lower-income households by entering into an Affordable Housing Agreement to purchase one (1) credit of affordable housing in the Cassia Heights affordable housing project, subject to City Council approval. By entering into the agreement prior to final map recordation the La Costa Vista residential condominium development is providing its fair share of housing affordable to lower income households and, therefore, is consistent with the Inclusionary Housing Ordinance. F. 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 D below. CT 11-02/PUD 11-05 – LA COSTA VISTA August 1, 2012 PAGE 11 TABLE D - GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 24.33 sq. ft. Yes Library 12.97 sq. ft. Yes Waste Water Treatment 7 EDU Yes Parks .0486 acre Yes Drainage 1.15 CFS Yes Circulation 56 ADT Yes Fire Station No. 6 Yes Open Space 0 acres N/A Schools Encinitas/San Dieguito (E=.76/M=.77/HS =.77) Yes Sewer Collection System 7 EDUs Yes Water 1,750 GPD Yes The project proposes 7 dwelling units whereas the maximum unit yield at the GMCP of the property is 7.6 dwelling units. Consistent with the General Plan and Policy No. 43, 0.60 DUs will be deposited into the City’s excess dwelling unit bank. V. ENVIRONMENTAL REVIEW The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. 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 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 is exempt from further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 6902 (CT) 2. Planning Commission Resolution No. 6903 (PUD) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Statement 7. Reduced Exhibits 8. Exhibits “A” – “L” dated August 1, 2012 SITIO ISADORALA COSTA AV A V E N ID A V A L E R A PIRINEOS WY RO M ERI A STNAVARRA DR VIEJO CASTILLA WYJE RE Z CT G IB R A L T A R S T CT 11-02/PUD 11-05La Costa Vista SITE MAP J SITE EL CAMINO REAL LA COSTA AVCOLLEGE BLC A R L S B A D B L A VIARA PY M E L R O S E D R Revised 01/06 BACKGROUND DATA SHEET CASE NO: CT 11-02/PUD 11-05 CASE NAME: LA COSTA VISTA APPLICANT: TMS Development REQUEST AND LOCATION: Request for approval of a Tentative Tract Map and Planned Development Permit to develop a seven unit multi-family residential air-space condominium project on a .40-acre infill site generally located at the northern end of Jerez Court in Local Facilities Management Zone 6. LEGAL DESCRIPTION: Lot 365 of La Costa South Unit No. 5, in the City of Carlsbad, County of San Diego, State of California, according to Map Thereof No. 6600, filed in the office of the County Recorder of San Diego County on March 10, 1970. APN: 216-290-09 Acres: .40 Proposed No. of Lots/Units: 7 GENERAL PLAN AND ZONING Existing Land Use Designation: Residential High Density (RH) Proposed Land Use Designation: N/A Density Allowed: 15 - 23 du/ac Density Proposed: 17.5 du/ac Existing Zone: RD-M Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site RD-M RH Vacant North RD-M RH Multi-Family South RD-M RH Multi-Family East RD-M RH Multi-Family West PC Open Space Golf Course LOCAL COASTAL PROGRAM Coastal Zone: Yes No Local Coastal Program Segment: N/A Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No Local Coastal Program Amendment: Yes No Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A Existing LCP Zone: N/A Proposed LCP Zone: N/A Revised 01/06 PUBLIC FACILITIES School District: Encinitas/San Dieguito Water District: Carlsbad Sewer District: Leucadia Waste Water Equivalent Dwelling Units (Sewer Capacity): 7 ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, Section 15332 (In-Fill Development Projects) Negative Declaration, issued Certified Environmental Impact Report, dated Other, 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: La Costa Vista - CT 11-02/PUD 11-05 LOCAL FACILITY MANAGEMENT ZONE: 6 GENERAL PLAN: RH ZONING: RD-M DEVELOPER’S NAME: TMS Development ADDRESS: 32 Sylvan, Irvine, CA 92603 PHONE NO.: 951-801-0888 ASSESSOR’S PARCEL NO.: 216-290-09 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): .40 AC. ESTIMATED COMPLETION DATE: Unknown A. City Administrative Facilities: Demand in Square Footage = 24.33 B. Library: Demand in Square Footage = 12.97 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 7 EDU D. Park: Demand in Acreage = .0486 E. Drainage: Demand in CFS = 1.15 Identify Drainage Basin = D (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 56 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 6 H. Open Space: Acreage Provided = N/A I. Schools: 2.3 (Demands to be determined by staff) J. Sewer: Demands in EDU 7 Identify Sub Basin = N/A (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 1,750 L. The project is 0.60 units below the Growth Management Dwelling unit allowance. REVISIONS ISSUE DATE 11/16/11 A-1Architect 3450 E.Spring St., Ste. 118 Long Beach, CA 90806562.988.1174ProjectLa Costa Vista!7-unit Townhome Development7500 Jerez CourtCARLSBAD, CAOwnerTMS DEVELOPMENT32 SYLVANIRVINE, CA 92603951-801-0883CT 11-02! PUD 11-05 10-31-2011 11-09-201115'-0"93'-3"5'-2"13'-1 1 2"47'-6" 20'-0 1 2"47'-8"24'-0" 5'-0"19'-8"24'-0"19'-0"15'-0"9'-0"8'-0"24'-0"5'-0"4'-0" 39'-4" 39'-4"4'-0"4'-0"17'-0"5'-2"20'-8"1"20'-8"1"20'-8"21'-6"2'-6"10'-0"62'-2"5'-0"10'-0"21'-6"1"25'-0"1"25'-0"1"21'-6"10'-0" 52'-0" 52'-0" 50'-0" 50'-0"8'-1"back-up/manuvering existing!water easmentback-up/! manuvering 1' 20'-6"2'-6" bldg.! separation bldg.! separation back-up/!manuveringpavers8'-0" 11' - 1 0 " 48' - 0 " R 10'-0" 35' - 0 " 10'-0"10'-0 "4'-0"6'-6"17'-0"4'-0"4'-0" 2'11'-1"1'-6" 5'-0"19'-0"9'-0 " 7'-5" Site Plan: 1.2 0 scale: 1/8"=1'-0" 5 10 ft. Unit #5! Plan C1:2-bdr! 1092 sf Unit #7! Plan C3:2-bdr! 1092 sf Unit #6! Plan C2:2-bdr! 1092 sf 12 Jerez Court Unit #4! Plan A:3-bdr! 1495 sf Unit #1! Plan A:3-bdr! 1495 sf landscape landscape landscape landscape landscape enhanced! concrete! drive landscape accessible! adaptable! unit 8'x15' compact! parking space 4' w i d e a c c e s s i b l e ! pat h w a y line of 8' min.! perimeter! landscape strip landscaperefuse bin enclosure! type A per GS-16 landscapeProposed! Building 1 4' conc. walk entry! deck/! stair property line 146.25' S88°04'39"W existing 6' high! block wall property line 139.00' S88°04'39"W prope r ty l ine 81 .45 ' N30 °42 '42 "Wproperty line 113.65' N05°27'34"W6' h igh b lock wa l l landscape 4' conc.! walk Unit #3! Plan B:3-bdr! 1493 sf Unit #2! Plan B:3-bdr! 1493 sf planter planter planter planter planter planter entry! courtyard 4' conc. walk 4'! conc.! walk proposed! 2' high! block wall w/! open w.i. fence! 4' high! max. total ht.:! 6'0" block wall w/! w.i. fence! 6' high block wall w/! w.i. fence! 6' high 6' high! block wall 6' high! block wall 6' high! block wall 6' high! block wall 6' high! block wall entry! deck/! stair wheel! stop sign pavement! signroll-up door!w/auto openerroll-up door!w/auto openerroll-up door!w/auto opener2-car garage! 20'x20' 2-car garage! 20'x20' 2-car garage! 20'x20' private! patio! 155 sfroll-up door!w/auto openerroll-up door!w/auto openerroll-up door!w/auto openerroll-up door!w/auto opener2-car garage! 20'x20' 2-car garage! 20'x20' 2-car garage! 20'x20' 2-car garage! 20'x20' private! patio! 152 sf private! patio! 155 sf private! patio! 390 sf private! patio! 428 sf private! patio! 588 sf private! patio! 472 sf L=51.31' R=48.00'Proposed! Building 2 eco-stone pavers ﬁre dept. access road 42' high! block wall 42' h igh !block wa l l existing 6' high! block wall proposed 1.5' high! retaining wall w/! block wall! max: 6' high proposed 1.5' high! retaining wall w/! block wall! max: 6' high ﬁre dept. access road! 70 ft. long! "all-weather" surface! min. 75,000 lbs axel wt. existing 10'! water easmenttrash! bin recyclable! bin 4' conc.! walk 4'0"x1'6"! planter 4'0"x1'6"! planter 4'0"x1'6"! planter 4'0"x1'6"! planter 9'x19' accessible! parking space 8'x19' accessible! loading aisle 4' wide accessible! pathway 3 9'x19' parking spacelandscapelandscape adjacent property! driveway apron proposed!driveway apronenhanced! concrete! drive 5' se tback l ine 10' setback line5' setback! line 5' setback line10' setback linePlan A (3-bed rm): 2-units @1,495 sq.ft. = 2,990 sq.ft. Unit Floor Area: Plan B (3-bed rm): 2-units @1,493 sq.ft. = 2,986 sq.ft. Plan C (2-bed rm): 3-units @1,092 sq.ft. = 3,276 sq.ft. Total: 12-units 9,252 sq.ft. Maximum Lot Coverage Allowed: Lot coverage Proposed: 10,605 sq.ft. = 60% 6,534 sq.ft. = 37% General Plan: Residential-High Density (RH)! Zoning: Residential Density-Multiple (RD-M) Site Area: 17,675 sq.ft. (.4 acre) Density Allowed: 19 units/acre (7.7-units) Density Proposed: 17.2 units/acre (7-units) Private Patio Area Required: 60 sf/unit (min) Private Patio Area Proposed: 117-588 sf/unit (min-max) 0.3 guest spaces/unit Total spaces required 2.0 garage spaces/unit = 14.0 spaces visitor spaces (standard)= 2.0 spaces Parking required: Parking provided: 2.0 spaces/unit x 7 = 14.0 spaces = 2.1 spaces = 16.1 (17) spaces Total spaces provided = 17.0 spaces Project La Costa Vista! 7-unit Residental Condominium Project 7500 JEREZ COURT, CARLSBAD, CA APN: 216-290-09 owner/developer:! TMS DEVELOPMENT! 32 SYLVAN! IRVINE, CA 92603! 951.801.0888! architect:! BEGOVICH+HAUG ARCHITECTS! 3450 E. SPRING ST. #118! LONG BEACH, CA 90806! 562.988.1174! civil engineer:! DMS CONSULTANTS! 12377 LEWIS ST. #101! GARDEN GROVE, CA 92840! 714.740.8840! landscape design:! GARCIA LANDSCAPE! 1918 KEMPER AVE! SANTA ANA, CA 92705! 714.538.6000 general information project dataapplication types Planned Development Permit Tentative Tract Map Legal Description: Lot 365 of map #6600,! La Costa South Unit No. 5, ! in the City of Carlsbad, County of S.D. Proposed Land Use: 7-Condominium units Landscape Area: 5,195 sq.ft. (29%) Sewer/Water: Carlsbad Municipal Water District! School: Carlsbad Uniﬁed School District Proposed Building 1: 7,712 sq.ft. Proposed Building Floor Area: Proposed Building 2: 4,602 sq.ft. Total: 12,314 sq.ft. Occupancy: Units (R-3 townhouses) Garages (U)! Type of constructions: Type VB! Fire sprinklers: Automatic ﬁre sprinklers required for all ! residential occupancies! Water meters: Install (1") or greater water service & water meter Existing Land Use: vacant Undevelopable area of site: not applicable visitor spaces (cpmpact)= 1.0 spaces REVISIONS ISSUE DATE 3/2/11 A-2Architect 3450 E.Spring St., Ste. 118 Long Beach, CA 90806562.988.1174OwnerTMS DEVELOPMENT32 SYLVANIRVINE, CA 92603951-801-0883ProjectLa Costa Vista!7-unit Townhome Development7500 Jerez CourtCARLSBAD, CAtwhtwh twhtwh 93'-3" 21'-6"1"21'-0"8'-1"21'-0"1"21'-6" 21'-6"1"25'-0"1"25'-0"1"21'-6" 7'-0"7'-0"14'-6"14'-6"11'-4"11'-4"10'-4"10'-4"3'-4"3'-4"52'-0"52'-0"20'-4"20'-4"9'-6"9'-6"5'-0"5'-0"12'-8"12'-8"4'-6"4'-6"3'-2"3'-2"50'-0"50'-0"3'-0"3'-0"20'-4"20'-4"5'-6"5'-6"7'-6"7'-6"7'-8"7'-8"7'-10"5'-0"7'-10"1'-0"1'-0"upup kitchen! 10'0"x10'0" kitchen! 10'0"x10'0"kitchen! 9'0"x12'0" kitchen! 9'0"x12'0" dining! 10'0"x12'0" dining! 10'0"x12'0" dining! 9'0"x12'0" dining! 9'0"x12'0" living! 19'0"x14'0" living! 19'0"x14'0" living! 15'6"x13'10" living! 15'6"x13'10" 2-car garage! 20'4"x20"0" 2-car garage! 20'4"x20"0" 2-car garage! 20'10"x20"0" 2-car garage! 20'10"x20"0" pwdpwd pwdpwd refrigrefrig refrigrefrig pantrypantry pantrypantry dwdw dwdwentryentry entryentryrange! micro range! micro range! micro range! micro utility closetutility closetcoatscoats upup unit #3! plan B! 597 sf unit #2! plan B! 597 sf unit #4! plan A! 624 sf unit #1! plan A! 624 sf coatscoatsentry! courtyard Building 1 scale:1/4"=1'-0" First Floor Plan entry! pergola REVISIONS ISSUE DATE 11/9/11 A-3Architect 3450 E.Spring St., Ste. 118 Long Beach, CA 90806562.988.1174OwnerTMS DEVELOPMENT32 SYLVANIRVINE, CA 92603951-801-0883ProjectLa Costa Vista!7-unit Townhome Development7500 Jerez CourtCARLSBAD, CA93'-3" 10'-6"10'-6"1"14'-2"14'-2"8'-1"1" 21'-6"1"25'-0"1"25'-0"1"21'-6" 7'-0"7'-0"14'-6"14'-6"13'-10"13'-10"52'-0"52'-0"42'-0"42'-0"4'-6"4'-6"3'-2"3'-2"46'-6"46'-6"3'-0"3'-0"7'-6"7'-6"5'-0"5'-0"7'-10"5'-0"7'-10"1'-0"1'-0"11'-0"11'-0"6'-10"6'-10"5'-6"5'-6"3'-6"3'-6"3'-4"3'-4"7'-0"7'-0"11'-2"11'-2" 1'-4"1'-4"8'-0"8'-0"4'-6"4'-6" Building 1 scale:1/4"=1'-0" Second Floor Plan downdown linenlinen m.bathm.bath m.bedroom! 13'10"x14'10" m.bedroom! 13'10"x14'10" bedroom 3! 10'4"x11'6" bedroom 3! 10'4"x11'6" bathbath dryerdryer washerwasher bedroom 2! 10'2"x12'2" bedroom 2! 10'2"x12'2" deck! 7'0"x13'10" deck! 7'0"x13'10" m.clst! 6'10"x8'2" m.clst! 6'10"x8'2" showershower tubtub tub! shower tub! shower seatseat dryerdryer washerwasher linenlinen m.clst! 7'0"x10'0" m.clst! 7'0"x10'0" bedroom 3! 11'0"x11'2" bedroom 3! 11'0"x11'2" bedroom 2! 10'6"x11'0" bedroom 2! 10'6"x11'0" tub! shower tub! shower showershower tubtub deck! 3'x8' deck! 3'x8' m.bedroom! 13'6"x14'8" m.bedroom! 13'6"x14'8" downdown m.bathm.bath unit #3! plan B! 896 sf unit #2! plan B! 896 sf unit #4! plan A! 871sf unit #1! plan A! 871sf ductsductsbathbathductsducts REVISIONS ISSUE DATE 11/9/11OwnerTMS DEVELOPMENT32 SYLVANIRVINE, CA 92603951-801-0883ProjectLa Costa Vista!7-unit Townhome Development7500 Jerez CourtCARLSBAD, CAattic! fau attic! fau attic! fau wall mounted! tankless wh wall mounted! tankless wh wall mounted! tankless wh62'-2"20'-8"1"20'-8"1"20'-8"2'-2"16'-4"2'-2"2'-6"39'-4"1'-4" 20'-4"19'-0"15'-6"10'-5"15'-6"1"15'-6"5'-2"3'-2"4'-1"3'-2"9"4'-1"4"39'-4"1'-4" 20'-4"10'-4"4'-4"8'-0"62'-2"20'-8"1"20'-8"1"20'-8"13'-10"2'-6"37'-8" 12'-10"6'-10"7'-0"6'-10"3'-0" 9'-0"15'-10"1'-4"15'-6"10'-5"15'-6"1"15'-6"5'-2"3'-2"4'-1"3'-2"9"4'-1"4"2'-0"2'-6" 1'-2" 37'-4" 31'-10" 4'-4"8'-0" 1'-4" 5'-6"2'-0"1'-2"35'-0"8'-0" 20'-4"14'-8" 1'-4"36'-2"8'-0" 4'-4"31'-10" up up up dn. dn. dn. dn. ref ref ref dw dw dw living! 11'10"x14'10" living! 11'10"x14'10" living! 11'10"x14'10" dining! 10'0"x9'4" dining! 10'0"x9'4" dining! 10'0"x9'4" m.bedroom! 13'2"x12'0" m.bedroom! 13'2"x12'0" m.bedroom! 13'2"x12'0" bath bath bath entry entry entry m.clst m.clst m.clst entry! deck kitchen! 10'0"x8'2" kitchen! 10'0"x8'2" kitchen! 10'0"x8'2"Architect3450 E.Spring St., Ste. 118 Long Beach, CA 90806562.988.1174A-4 up up up bedrm 2! 12'6"x10'6" bedrm 2! 12'6"x10'6" bedrm 2! 12'6"x10'6" bath bath bath storage storage storage 2-car garage ! 20'0"x 20'0" 2-car garage ! 20'0"x 20'0" 2-car garage ! 20'0"x 20'0" up dryer dryer dryer washer washer washer dn. range! micro range! micro range! micro tub-shower tub-shower tub-shower tub-shower tub-shower tub-shower! (optional)pantrypantrypantryentry! deck Building 2 scale:1/4"=1'-0" First Floor Plan Building 2 scale:1/4"=1'-0" Second Floor Plan up HCD accessible! adaptable unit unit #5! plan C1! 298 sf unit #6! plan C2! 298 sf unit #7! plan C3! 298 sf unit #5! plan C1! 794 sf unit #6! plan C2! 794 sf unit #7! plan C3! 794 sf accessible! entry door REVISIONS ISSUE DATE 5/11/11 A-5Architect 3450 E.Spring St., Ste. 118 Long Beach, CA 90806562.988.1174OwnerTMS DEVELOPMENT32 SYLVANIRVINE, CA 92603951-801-0883ProjectLa Costa Vista!7-unit Townhome Development7500 Jerez CourtCARLSBAD, CAroof ridgeroof ridgeroof hiproof hipvalley ﬂash'gvalley ﬂash'groof hiproof hiproof ridgeroof ridgevalley ﬂash'gvalley ﬂash'groof ridgeroof ridgeroof ridgeroof ridgeroof hiproof hiproof hiproof hipvalley ﬂash'gvalley ﬂash'gridgeridgeridgeridgeroof ridgeroof ridgevalley ﬂash'gvalley ﬂash'groof ridgeroof ridge roof hiproof hiproof hiproof hipvalley ﬂash'gvalley ﬂash'gvalley ﬂash'gvalley ﬂash'groof ridgeroof ridge roof hiproof hiproof ridgeroof ridgevalley ﬂash'gvalley ﬂash'groof hiproof hipridgeridge5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12!slope5:12!slope5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12!slope5:12!slope5:12!slope5:12!slope5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12!slope5:12!slope5:12! slope 5:12! slope 5:12!slope5:12!slope5:12! slope 5:12! slope 5:12!slope5:12!slope5:12! slope 5:12! slope 5:12!slope5:12!slope5:12! slope 5:12! slope 5:12!slope5:12!slope5:12!slope5:12!slope5:12!slope5:12!slope5:12!slope5:12!slopeunit! separation! walls unit! separation! walls unit! separation! walls mission style! concrete roof mission style! concrete roof mission style! concrete roof mission style! concrete roof mission style! concrete roof mission style! concrete roof mission style! concrete roof mission style! concrete roof Building 1 scale:1/4"=1'-0" Roof Plan REVISIONS ISSUE DATE 3/3/11 A-6Architect 3450 E.Spring St., Ste. 118 Long Beach, CA 90806562.988.1174OwnerTMS DEVELOPMENT32 SYLVANIRVINE, CA 92603951-801-0883ProjectLa Costa Vista!7-unit Townhome Development7500 Jerez CourtCARLSBAD, CAroof hiproof ridgeroof hipvalley ﬂash'gvalley ﬂash'gvalley ﬂash'gvalley ﬂash'groof ridgevalley ﬂash'gvalley ﬂash'gvalley ﬂash'groof ridge roof hiproof ridgevalley ﬂash'gvalley ﬂash'g5:12! slope 5:12! slope5:12!slope5:12! slope 5:12! slope5:12! slope 5:12!slope5:12!slope5:12!slope5:12!slope5:12! slope 5:12!slopeunit! separation! walls mission style! concrete roof mission style! concrete roof mission style! concrete roof Building 2 scale:1/4"=1'-0" Roof Plan5:12!slope5:12!sloperoof ridge roof ridge roof ridge 5:12!slope5:12!slope5:12!slope5:12!slope5:12!slope5:12!sloperoof ridge roof ridgevalley ﬂash'g5:12! slope 5:12! slope 5:12! slope5:12! slope 5:12! slope roof ridge5:12! slope unit! separation! walls 5:12! slope 5:12! slope valley ﬂash'gvalley ﬂash'g REVISIONS ISSUE DATE 11/9/11 A-7Architect 3450 E.Spring St., Ste. 118 Long Beach, CA 90806562.988.1174OwnerTMS DEVELOPMENT32 SYLVANIRVINE, CA 92603951-801-0888ProjectLa Costa Vista!7-unit Townhome Development7500 Jerez CourtCARLSBAD, CAtop of curb top of curb ﬁnish grade ﬁnish grade top plate top plate 9'-1"9'-1"9'-1"9'-1"top plate top plate 2nd ﬂoor 2nd ﬂoor 6"6"top of slab ﬁnish grade top plate 9'-1"9'-1"top plate 2nd ﬂoor 6"top of slab top of slab ﬁnish grade ﬁnish grade top plate top plate 9'-1"9'-1"9'-1"9'-1"top plate top plate 2nd ﬂoor 2nd ﬂoor 6"6"top of slab ﬁnish grade top plate 9'-1"9'-1"top plate 2nd ﬂoor 6"9'-1"9'-1"9'-1"9'-1"top of slab top of slab top plate top plate top plate top plate 2nd ﬂoor 2nd ﬂoor ﬁnish grade ﬁnish grade6"6"3'-0"3'-0"3'-0"3'-0"28'-1"roof peak Building 1 Driveway (East) Elevation scale:1/4"=1'-0" Sideyard (North) Elevation scale:1/4"=1'-0" Sideyard (South) Elevation scale:1/4"=1'-0" Patio (West) Elevation scale:1/4"=1'-0" entry door! w/transom! window exterior! plaster exterior! plaster 2x6 wood! rafters 2x6 wood! rafters deco plaster! foam trim deco plaster! foam corbel vinyl window! w/6" plaster! foam trim vinyl window! w/6" plaster! foam trim mission style! conc. rooﬁng mission style! conc. rooﬁng mission style! conc. rooﬁng mission style! conc. rooﬁng plaster! foam! plant-on plaster! foam! plant-on stone! veneer stone! veneer mission style! conc. rooﬁng mission style! conc. rooﬁng 2x6 wood! rafters 2x6 wood! rafters 4" plaster! foam trim 4" plaster! foam trim roll-up garage door! w/6" plaster foam trim roll-up garage door! w/6" plaster foam trim 2x6 wood! rafters 2x6 wood! rafters covered entry! pergola w/! arch sofﬁt stone! veneer stone! veneer exterior! plaster exterior! plaster 2x6 wood! rafters 2x6 wood! rafters deco plaster! foam corbel deco plaster! foam corbel vinyl window! w/6" plaster! foam trim vinyl window! w/6" plaster! foam trim mission style! conc. rooﬁng mission style! conc. rooﬁng plaster! foam! plant-on plaster! foam! plant-on 12" dia plaster! foam column 12" dia plaster! foam column inset french doors! w/sidelites (t.g.) inset french doors! w/sidelites (t.g.) plaster! foam! plant-on plaster! foam! plant-on 42" high! wood! guardrail 42" high! wood! guardrail inset french doors! w/sidelites (t.g.) inset french doors! w/sidelites (t.g.) french doors (t.g.)! w/6" plaster! foam trim french doors (t.g.)! w/6" plaster! foam trim line of block! wall w/w.i. fence! 6' high line of block! wall w/w.i. fence! 6' high 5 12 512 5 12 512 exterior! plaster exterior! plaster 2x6 wood! rafters 2x6 wood! rafters vinyl window! w/6" plaster! foam trim vinyl window! w/6" plaster! foam trim mission style! conc. rooﬁng mission style! conc. rooﬁng 5 12 512 4" plaster! foam trim 4" plaster! foam trim stone! veneer stone! veneer entry door! w/transom! window entry door! w/transom! window 42" high! wood! guardrail 42" high! wood! guardrail 6' high! block wall 6' high! block wall 512 5 12 vinyl window! w/6" plaster! foam trim vinyl window! w/6" plaster! foam trim line of stair line of stair mission style! conc. rooﬁng mission style! conc. rooﬁng 12" dia plaster! foam column 12" dia plaster! foam column 5 12 512 5 12 512 11 2233 33 1 plane 1 2 plane 2 3 plane 3 building plane legend each bldg. plane w/min. 18" offset 4 plane 4 5 plane 5 44 5 3 11 22 22 33 44 44 1 1 2 2 3 3 4 4 REVISIONS ISSUE DATE 7/8/11 A-8Architect 3450 E.Spring St., Ste. 118 Long Beach, CA 90806562.988.1174OwnerTMS DEVELOPMENT32 SYLVANIRVINE, CA 92603951-801-0888ProjectLa Costa Vista!7-unit Townhome Development7500 Jerez CourtCARLSBAD, CAtop of slab ﬁnish grade top plate top plate 2nd ﬂoor 6"8'-1"9'-1"3'-0"6"8'-1"9'-1"top of curb ﬁnish grade top plate top plate 2nd ﬂoor 8'-1"9'-1"top of curb ﬁnish grade top plate top plate 2nd ﬂoor 6"6"8'-1"9'-1"5'-6"top of slab top plate 2nd ﬂoor top entry landing top of slab ﬁnish grade clipped plate 6"5'-6"10'-11"6"8'-1"9'-1"top of slab ﬁnish grade top plate top plate 2nd ﬂoor 8'-1"9'-1"top of slab ﬁnish grade top plate top plate 2nd ﬂoor 6"6"8'-1"9'-1"top of slab top! plate 2nd! ﬂoor top of! entry landing top! plate 9'-6"3'-0"top plate 25'-5"roof peak Building 2 Driveway (West) Elevation scale:1/4"=1'-0" Sideyard (North) Elevation scale:1/4"=1'-0" Entry-Patio (East) Elevation scale:1/4"=1'-0" Sideyard (South) Elevation scale:1/4"=1'-0"3'-0"exterior! plaster 2x6 wood! rafters deco plaster! foam corbel vinyl window! w/6" plaster! foam trim mission style! conc. rooﬁng mission style! conc. rooﬁng plaster! foam! plant-on painted! downspout mission style! conc. rooﬁng 2x6 wood! rafters 4" plaster! foam trim roll-up garage door! w/6" plaster foam trim 2x6 wood! rafters stone! veneer 512 entry door! w/transom! window 5 12 2x6 wood! rafter exterior! plaster vinyl window! w/6" plaster! foam trim 2x6 wood! rafters deco plaster! foam corbel mission style! conc. rooﬁng plaster! foam! plant-on painted! downspout 4" plaster! foam trim! w/keystone 2x6 wood! rafters entry stair 512512 2x6 wood! rafter exterior! plaster vinyl window! w/6" plaster! foam trim 36" high! wood handrail plaster! foam! plant-on 42" high! wood! guardrail french doors (t.g.)! w/6" plaster! foam trim 6' high! block wall 5 12 5 12 2x6 wood! rafter plaster! foam! plant-on deco plaster! foam corbel exterior! plaster 4" plaster! foam trim stone! veneer 2x6 wood! rafters vinyl window! w/6" plaster! foam trim mission style! conc. rooﬁng exterior! plaster 36" high! wood handrail entry! stair exterior! plaster 4" plaster! foam trim stone! veneer mission style! conc. rooﬁng plaster! chimney 1 plane 1 2 plane 2 3 plane 3 building plane legend each bldg. plane w/min. 18" offset 4 plane 4 5 plane 5 1 2 23 4 111 222 4 3 3 5 1 23 11 22 3 4 4 1 2 3