HomeMy WebLinkAbout2015-02-04; Planning Commission; ; CT 14-03|RP 14-16 - BEACHWALK AT MADISONThe City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
item No.
P.C. AGENDA OF: February 4, 2015
Application complete date: October 22, 2014
Project Planner: Shannon Werneke
Project Engineer: David Rick
SUBJECT: CT 14-03/RP 14-16 - BEACHWALK AT MADISON - Request for a recommendation of
approval of a Tentative Tract Map and a Major Review Permit to allow for the
construction of six (6) multi-family residential air space condominiums on a 0.28-acre
site on the east side of Madison Street in Land Use District 8 of the Village Review zone
and within Local Facilities Management Zone 1. The project qualifies as a CEQA
Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7083 RECOMMENDING
APPROVAL of Tentative Tract Map CT 14-06 and Major Review Permit RP 14-16 to the City Council based
on the findings and subject to the conditions contained therein.
II. PROJEa DESCRIPTION AND BACKGROUND
The subject 0.28-acre (gross) site is located on the east side of Madison Street, in between Laguna Street
to the north and Arbuckle Place to the south. In addition, the property is located within Land Use
District 8, the Residential Support Area, ofthe Village Master Plan and outside ofthe boundaries ofthe
coastal zone. Topographically, the site is generally flat and slopes from a high point of 52 feet above
mean sea level (MSL) along the eastern property line to 48 feet above MSL along the western property
line. The site is currently vacant and devoid of any sensitive vegetation.
The proposed project entails a request for approval of a Tentative Tract Map and Major Review Permit
to construct six (6) multi-family residential air-space condominiums which are configured as two
triplexes. Two unit types are proposed, each of which is approximately 1,600 square feet in size
(excluding the garage), three-stories and 34 feet-tall. Each unit incorporates two balconies totaling 192
square feet; at-grade porches are also proposed for the end units. Parking for each unit is proposed to
be provided by an attached two-car garage, which includes a direct entrance into the unit.
Except for the exclusive use areas (i.e., balconies and patios), the underlying lot will be held in common
interest divided between the six airspace condominiums. This common area includes, but is not limited
to, the private driveway, landscaping, and sidewalks. Grading quantities to prepare the site for
development include 850 cubic yards of cut, which results in 850 cubic yards of export. To
accommodate the project, retaining walls ranging up to 4 feet in height are proposed around the north,
south and east property lines. In addition, a standards modification is proposed to the front yard
setback. Instead of the desired front yard setback of 15 feet, a setback of 10 feet from the front (west)
property line is proposed
CT 14-03/RP 14-16 - BEACHWALK AT MADISON
February 4, 2015
Page 2
A detailed breakdown of each type of unit is summarized in Table 1 below.
TABLE 1 - DETAILS FOR UNIT TYPE
Unit Type Quantity
Size
(gross SF,
excluding
garage)
Bedroom/Bathrooms Garage Balconies Height
A 4 1,607 SF 3/3 2-car garage 192 SF 34' % "
B 2 1,594 SF 3/3 2-car garage 192 SF 34' % "
Access to the site is proposed to be provided by a 20-foot-wide driveway located off of Madison Street,
which will be enhanced with permeable pavers. The driveway centrally bisects the site and provides
access to each of the proposed internally-facing two-car garages. The primary entrance for the two
units with frontage on Madison Street is oriented towards the street while pedestrian access to the
remaining four units is provided by a common sidewalk which parallels the north and south property
lines.
The architectural design is characterized as contemporary with a coastal influence. Primary building
materials include a light cream-colored stucco and olive-colored horizontal siding. Asphalt shingles
cover a 5:12 pitched roof over each unit; and metal awnings adorn some of the windows, doors, and
balconies throughout. A variety of roof planes are included that provide different roof heights and each
elevation includes off-setting building planes.
The project meets the City's standards for subdivisions and, as designed and conditioned, is in
compliance with the General Plan, Village Master Plan, Subdivision Ordinance, and relevant zoning
regulations ofthe Carlsbad Municipal Code (CMC).
Table 2 below identifies the General Plan designations, zoning and current land uses ofthe project site
and surrounding properties.
TABLE 2 - SURROUNDING LAND USES
Location General Plan Designation Zoning Current Land Use
Site V V-R Vacant
North V V-R Business office
South V V-R Single-family residential
East V V-R Multi-family residential
West V V-R Multi-family residential and single-family
residential
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review (VR) Zone (CMC Chapter 21.35), Land Use District 8 (Residential Support Area,
Village Master Plan and Design Manual)/Development Standards Modification;
C. Inclusionary Housing Ordinance (CMC Chapter 21.85);
D. Subdivision Ordinance (CMC Title 20); and
E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1.
CT 14-03/RP 14-16 - BEACHWALK AT MADISON
February 4, 2015
Page 3
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 and policies is discussed in the sections below.
A. Village (V) General Plan Land Use Designation
The subject property has a General Plan Land Use designation of Village (V). As discussed in the Village
Master Plan, properties within the Village Area do not have an assigned residential density as it relates
to Growth Management Plan compliance. Therefore, the minimum and maximum densities for
residential development are established in the Village Master Plan. Table 3 below identifies the
permissible density range for properties located outside ofthe coastal zone and within Land Use District
8. In addition, the allowable range for the number of dwelling units based on the size of the project site
and a comparison to what is currently proposed is included in the table.
TABLE 3 - PROPOSED DENSITY
Gross Acres Net Acres
Allowable Density Range;
Min/Max Dwelling Units per Village Master
Plan
Project Density;
Proposed Dwelling Units
0.28 0.26
18-23 du/ac
Minimum: 4 dwelling units
Maximum: 6 dwelling units
21.43 du/ac
6 units
As identified above, the project's density of 21.43 dwelling units per acre falls within the allowable
density range of 18 to 23 dwelling units per acre.
Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has
not been established for residential development in the Village, all residential units approved in the
Village must be withdrawn from the City's Excess Dwelling Unit Bank (EDUB). The EDUB is implemented
through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation
of dwelling units shall agree to provide the number of inclusionary units as required pursuant to CMC
Section 21.85.110. As discussed in Section C below, because less than seven (7) units are proposed, the
inclusionary requirements may be satisfied through the payment to the city of an in-lieu fee.
In approving a request for an allocation of excess dwelling units, the project shall meet the findings
identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be
compatible with adjacent land uses and the project shall be found to be consistent with the General Plan
and any other applicable planning document. As discussed in the attached Planning Commission
Resolution No. 7083, the proposed project meets these findings. As the proposed project requires
approval from City Council, the City Council is the final decision-making authority for the allocation from
the EDUB.
The following Table 4 describes how the proposed Beachwalk at Madison project is consistent with the
various elements ofthe Carlsbad General Plan.
CT 14-03/RP 14-16 - BEACHWALK AT MADISON
February 4, 2015
Page 4
TABLE 4-GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY?
Land Use Goal A.l
A City which preserves, enhances
and maintains the Village as a
place for living, working,
shopping, recreation, civic and
cultural functions while retaining
the Village atmosphere and
pedestrian scale.
Goal A.3
A City which encourages new
economic development in the
Village and near transportation
corridors to retain and increase
resident-serving uses.
The proposed project, which includes
the construction of 6 new multi-family
airspace condominiums, will enhance
the vitality ofthe Village by providing
new residential land uses in close
proximity to the downtown area. The
project reinforces the pedestrian-
orientation desired for the downtown
area by providing the residents an
opportunity to walk to shopping,
recreation, and mass transit functions.
The project's proximity to existing bus
routes and mass transit will help to
further the goal of providing new
economic development near
transportation corridors.
Overall, the residential project will
contribute to the revitalization ofthe
Village area.
Yes
Housing Goal 3
Sufficient new, affordable
housing opportunities in all
quadrants ofthe City to meet the
needs of the current lower and
moderate income households
and those with special needs, and
fair share proportion of future
lower and moderate income
households.
Policv 3.4
Adhere to City Council Policy No.
43 when considering allocation of
units from the Excess Dwelling
Unit Bank.
As less than seven (7) units are
proposed, the inclusionary
requirements may be satisfied
through the payment to the city of an
in-lieu fee. The project has been
accordingly-conditioned to require the
payment of the applicable housing in-
lieu fee for six units prior to
recordation ofthe final map.
In approving a request for an
allocation of excess dwelling units, the
project shall meet the findings
identified in CC Policy No. 43.
Specifically, the project location and
density shall be found to be
compatible with adjacent land uses
and the project is consistent with the
General Plan and any other applicable
planning document. As discussed in
the attached Planning Commission
Resolution No. 7083, the proposed
project meets these findings.
Yes
CT 14-03/RP 14-16
February 4, 2015
Page 5
BEACHWALK AT MADISON
TABLE 4-GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY?
Circulation Objective B.l
Provide adequate circulation
infrastructure concurrent with or
prior to the actual demand for
such facilities.
The proposed project has been
designed to meet all ofthe circulation
requirements, which include a 20-
foot-wide unobstructed driveway off
of Madison Street.
Yes
Public
Safety
Policy C.l
Design all structures in
accordance with the seismic
design standards of the California
Building Code (CBC) and State
building requirements.
Policv B.4
Review new development
proposals to consider emergency
access, fire hydrant locations and
fire flow requirements.
The proposed structural
improvements are required to be
designed in conformance with all
seismic design standards.
The proposed project is consistent
with all ofthe applicable fire safety
requirements.
Yes
Noise Policv C.5
Interior noise standard of 45 dBA
for residential land uses.
A noise study was prepared for the
proposed project (Weiland Acoustics,
October 24, 2014). Pursuant to the
report, the project will comply with
the city and state interior noise
standards utilizing standard residential
building construction with mechanical
ventilation.
Yes
Village Review Zone (CMC Chapter 21.35), Land Use District 8, Residential Support Area
(Village Master Plan and Design Manual)
The subject property is located within Land Use District 8, Residential Support Area, of the Village
Master Plan. The proposed project entails a request to construct a total of six (6) multi-family
residential airspace condominiums. The specific development standards for new development within
Land Use District 8 and the project's compliance with these standards are shown in Table 5 below:
CT 14-03/RP 14-16 - BEACHWALK AT MADISON
February 4, 2015
Page 6
TABLE 5
VILLAGE MASTER PLAN, LAND USE DISTRICT 8, RESIDENTIAL SUPPORT AREA
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY?
Intent Intent
Develop Land Use
District 8 with a
relatively dense urban
residential
neighborhood with a
Village scale and
character.
The proposed project
contributes towards the
overall goal of creating a
dense urban residential
neighborhood since the
density is being
maximized and a
Contemporary Seaside
architectural design is
proposed which
complements the Village
atmosphere.
Yes
Front Yard Setback 5-15 feet 10'1 %" No**
Side Yard Setback 10% of lot width, 5-10
feet
10' Yes
Rear Yard Setback 5-10 feet 10 Yes
Max Building
Height
35' 34' % " Yes
Building Coverage 60-80% 45.06% Yes. Pursuant to the Universal
Standards in the Village
Master Plan, the bottom of
the range is considered the
desired standard. Due to
setback, access and
stormwater requirements, it is
not feasible to meet the
bottom of the range for the
building coverage. Further, a
Standards Modification is only
required for projects which
exceed the maximum ofthe
range (i.e., 80%).
Parking 2 spaces per unit, one
of which is required to
be covered
Two-car garage per unit,
20' X 20'
Yes
Open Space 20% = 2,276 SF
*lncludes
patios/balconies,
landscape
planters/pockets
47.97% or 5,460 SF Yes
Density 18-23 dwelling
units/acre
21.43 dwelling units/acre Yes
**A standards modification Is proposed to the front yard setback. Instead of the desired front yard setback of 15 feet, a
setback of 10 feet from the front (west) property line is proposed. Pursuant to Land Use District 8 of the Village Master Plan
(VMP), a front yard setback range of 5 to 15 feet is established. As stated In the VMP, the top of the range is considered the
desired setback. However, a reduction in the standard, down to the minimum or anywhere within the range, can be permitted
if project warrants such a reduction due to good project design and/or the provision of other project features which benefit the
CT 14-03/RP 14-16 - BEACHWALK AT MADISON
February 4, 2015
Page 7
Village Area. As discussed in the attached Planning Commission Resolution No. 7083, the findings for the modification to the
front yard setback can be supported.
C. Inclusionary Housing
For all residential development less than seven units, the inclusionary housing requirement may be
satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct six (6)
condominium units has been conditioned to pay the applicable housing in-lieu fee for six units prior to
final parcel map approval.
D. Subdivision Ordinance
The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has
found that the subdivision for six air-space condominiums complies with all applicable requirements of
the Subdivision Map Act and the City's Subdivision Ordinance (Title 20). The project has been
conditioned to install all infrastructure-related improvements and the necessary easements for these
improvements concurrent with the development, including the dedication of 10 feet for frontage
improvements adjacent to Madison Street.
E. Growth Management
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 6 below.
TABLE 6 - GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 20.86 sq. ft. Yes
Library 11.13 sq.ft. Yes
Waste Water Treatment 6 EDU Yes
Parks 0.04 acres Yes
Drainage 0.57 CFS Yes
Circulation 36 ADTs Yes
Fire Station 1 Yes
Open Space n/a n/a
Schools E: 1.02, M: 0.50, H: 0.44 Yes
Sewer Collection System 1,320 GPD Yes
Water 1,500 GPD Yes
Properties located within the boundaries ofthe Village Master Plan do not have a Growth Management
Control Point or an allocation for dwelling units. Therefore, as 6 units are proposed, a total of six (6)
dwelling units are proposed to be deducted from the City's Excess Dwelling Unit Bank. Pursuant to
Planning Commission Resolution No. 7083, the allocation from the EDUB can be supported.
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 Village Master Plan as well as the General
Plan, the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses;
CT 14-03/RP 14-16 - BEACHWALK AT MADISON
February 4, 2015
Page 8
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. 7083 (CT 14-06/RP 14-16)
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits "A" - "R" dated February 4, 2015
LAGUNA DR
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SITE MAP
Beachwalk at Madison
CT 14-03/RP 14-16
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^ DISCLOSURE Development Services
STATEMENT Planning Dhridon
^ CITY OF p «1/A\ 1635 Faraday Avenue
PARI ^SRAD (760)602^10 V-.r\r\L_JUr^L^ www.car1djadca.Bov
AppHcanrs statement or disclosure of certain ownership interests on all applications which mil
require discretionary action on the part of the City Coundi or any appointed Board, Commission
or Committee.
The following infomiation MUST be disclosed at the time of application siAm'rttal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Peison is defined as 'Any individuai, fimn. co-partnership, joint venture, assodcition. social dub. fiatemal
oiigianisiation, corporation, estate, trust receiver, syndicate, in this and any ottier county, ciiy and county.
cHy munidpaGty, disbict or other pofitical subdivision or any other gitxip or comtwi^ion acting as a unit*
Agents may sign this document; however, the legal name and entity of the appficsait and property owner
must be pro\rided 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, titles, addresses of all indi>nduals owning more than 10% of tfie
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPUCABLE (N/A) IN THE SPACE BELOW. If a DubBdv-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separatBp^mayt)e attached if necessary.) , K I \]
Person^Gsf^i /^^r coroff'art /Q*Crf{t Q^ebpMtJY
Title ^fik^dZd Title
Address Address rM 3^* h<P}i)jC> iZ/6l
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, prowde the nature of the legal
ownership Q.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES. PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a pubfidy-owned conaoration. include the nam^. tftles, and
addresses ofthe corporate officers. (A separate page may be attached if necessary.)
Person ^^Sfiri Cona/Part Vrojac^- l^j^-j- Thdl^
Vx'f o "A^z-zc . Title noir\- ^^o^'{ Cor^ . Title
Address M/s> ^V" Address ^^vw.
P-1(A) Page lof 2 Revised 07/10
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust
list the names and address^ of ANY person serving as an officer or director of the non-
prafitorgariization or as trustee or benefidary of ttie.
(^^pTd^^ Vroycy >4.^ Xv/il l^on Profit/Tmst ^^CUJ\
Title (^JnJlvA-A.^[t. fo,ln^Jl^^^rnr^ Title
Address r>r\ Address
4. Have you had more than $500 wortti of business transacted wHh any member of City
staff. Boards, Commissions, Committees and/or Coundl within the past twelve (12)
months?
• Yes \^No Ifyes, please indicate person(s):
NOTE: Attach addHional sheets if necessary.
I certify that all the above uiformation is true and correct to tfie
Signature ofowner/date Signature of applicant/date
Print or type name of owner Print or type name (rf applicant y^Jf/W Of^^^f^*^
Signature of owner^appiicanf s agent if applicable^date
Print or type name of owner/applicant*s agent
p-1 (A) Page 2 of 2 Revised 07/10
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UNIT SUMMARY
"--'^ ! Floors F
3rd
Floor S.F
Total
<•
hid Fir Balcony
S F.
3id Fir Balcony
SF Balh
UNIT 1 PLANA 1 (6!SF SOOSf 444 S.F I.MIT S.F 4K8 S.F 117SF >
UNIT 2 PLANB 2 3S0SF wosr MJS.F 1.S94 S.F. 1*8 S.F. 75 SF II7SF J
UNIT 3 PLANA 1 1 Bh.l S F SOQS.F -.SF 1,«I7S.F. 4KK S F ,5SF n,sf > >
UNIT 4 PLAN A 1 M3S F SOOSF 444 S.F. 1,607 S F. 4sa S F 7SSF insF > !
UNITS PLANB 2 3S0SF SOOSF «4S.f 7iSF 117 S.F > !
UNIT 6 PLANA 1 363 5 F SOOSF 444 SF 1,607 SF 48fl S.F „SF ,„SF 1 >
BEACHWALK @ MADISON
VESTA PACIFIC
SCALE. 1/8"- r-0"
GENERAL rNFORMATION:
GENERAL PLAN
ZONLNG
EXISTING LOT
PROPOSED LOT
APN
ED NUN MrNIUM
TOTAL GROSS AREA:
DEDICATION AREA:
NET AREA:
SITE ADDRESS:
MADISON •iVE^l.E
EXISTING USE
PROPOSED USE
REFERENCE N
PROPOSED DENSITY
~ BUILDING COVERAGE
BUILDING FOOTPRINT
LANDSCAPED AREA
_ IMPERVIOUS PAVING
TOTAL IMPERVIOUS AREA
PARKING SPACES
WATER DISTRICT
SCHOOL DISTRICT
SEWER DISTRICT
aiY Oh CARLSBAU
QF SITE UNDEVELOf !X)NING SECTION 21.5
FIRE SPRINKLERED
TYPE OF CONSTRUCTION
APPROVED
CT 14-03
RP 14-16
APPLICANT
CrviL ENGINEER
LOT SUMMARY
BUILDING AREA SUMMARY
UNIT COUNT
PARKING SL'MMARY
GUEST NOT REQUIRED
^ NOT REQUIREIVJ UNITS OR LESS
SETBACK'^s'uilMARV
REOUiREjy'Kr Pf
STORAGE SL'MMARY
RECREATIONAL AREA
LEGAL DESCRIPTION
)iaED IM DOCUMENT NUMBE* DATED
TOPOGRAPHY SURVEY
DISCRETIONARY APPROVALS
PROPOSED SEWER
GENERATION
Y ASSOC. INC
SEPtEMBER 10,2014
CT 14-03
RP 14-16
FIRST FLOOR BUILDING PLAN BLDG 1
UNIT SUMMARY
BEACHWALK @ MADISON
VESTA PACIFIC SCALE: 1/4-- r-0"
Plan Type. Floor S F. 2nd Floor S.F 3rd 1 Total Floor S.F. ] Living SF. Giiagc S.F. Jnd Fir. Balcony
S.F.
3rd Fir. Balcony S.F Bedroom Biih
UNIT 1 PLANA 363 S.F 800 S.F. 444S.F. 1,607 S F. 488 S.F. 75 S.F. 117 S.F )
UNIT 2 PLANB 2 350 S.F ROO S.F. 444 S.F. 1JMS.F 4R8 S.F 75 S.F. 117 S.F. !
UNIT 3 PLANA 1 363 S.F. BOO S F 444 S.F. 1.607 S.F 488 S.F. 75 S F. II7S.F. )
UNIT 4 PLANA 1 363 S,!'. SOOSF. ; 444 S.F. 1.607 S.F. 488 S F. 75 S F-117 S.F. 1 )
UNITS PLANB 2 3S0S.F. SOOSF. 444 S.F. 1,594 S.F. 488 S.F. 75S.F 117 S.F, ! 3
UNIT 6 PLANA 1 363 S.F. 800 S.F. 444 S.F 1.607 S.F. 488 S.F, 75 S-F. 117 S.F. 3 3
A-2
SHEET 2 OF 13
CT 14-03
RP 14-16
UNIT 4 - PLAN A UNIT 5 - PLAN B UNIT 6 - PLAN A
SECOND FLOOR BUILDING PLAN BLDG 1
UNIT SUMMARY
BEACHWALK (al MADISON
VESTA PACIFIC
SCALE: i/4-- I'-O"
THE McKTKLEY ASSOC^ [NC iMtCHITECTUHr * PLANSIINC
SEPTEMBER 10.2014
Plan Type Floor S.F. 2nd Floor S.F. 3rd noorS.F Tolal Living S.F. Garage S.F. Ind Fir. Balcony
S.F.
3td Fir. Balcony
SF. BcdiDom Badi
UNIT I PLANA ! 363 S.F. BOO S.F. 444 S F 1.607 S F. 488 S.F. 75 S.F. 117 S F. 3 3
UNIT 2 PLANB J 350 S.F. 800 S,F. 444 S.F IJMS.F 488 S.F. 75 S.F. 117 S.F. 3 3
UNIT 3 PLANA 1 363 S,F 800 SF. 444 SF. 1.607 S.F 488 S.F. 75S.F. 117S.F. 3 3
UNIT 4 PLAN A ' 363 S.F. 800 S,F. 444 S F. 1.607 SF 488 S.F. 75 S.F. 117 S.F. 3 3
UNITS PLANB 2 350 S F. 800 S.F, 444 S.F. 1,594 S.F. 488 S F. 75 S.F-117 S.F. 3 3
UNIT 6 PLANA 1 363 S.F, 800 S,F, 444 S F. 1,607 S.F. 488 S.F. 75 S.F, 117 S.F. 3 3
A-3
SHEET 3 OF 13
CT 14-03
RP 14-16
THIRD FLOOR BUILDING PLAN BLDG 1
UNIT SUMMARY
Plan Type. Floor S F
2nd 3rd
Flow S F 1 Floor S F
TolBl
Living S,F.
1,607 SF.
Garage S,F.
488 S.F.
irtd Fir, Balcony
S,F
3nl Rr. Balcony
S.F. Bedroom Badi
UNIT 1 PLAN A 363 S.F. 800 S.F 444 S F
TolBl
Living S,F.
1,607 SF.
Garage S,F.
488 S.F. 75 S,F, 117 S.F. 3 3
UNIT 2 PLANB 2 350 S.F. 800 S.F. 444 S F 1,5'MS.F. 488 S,F, 75 S.F, 117 S.F. 3 3
UNIT 3 PLANA I 363 S F. 800 S F 444 S F. 1.607 S.F 488 S.F. 75 S,F 1I7S.F. 3 3
UNIT 4 PLANA 363 S.F 800 S F. 444 S F 1.607 S.F. 48B S,F, 75 S,F, i 17 S.F. 3 3
UNITS PLANB 2 350 S.F. SOOSF. 444SF I 1.594SF 488 S F 75 S F ins.F. 3 3
UNIT 6 PLANA 1 363 S.F. SOOSF. 444S.F. t,607S,F. 488 S,F, 75 S.F. 117 S.F. 3 3
BEACHWALK (5) MADISON
VESTA PACIFIC
SCALE: 1/4"- r-0-
THE McKlNLEY ASSOC, INC. |WCH1TKTIIRE A FLANGING
SEPTEMBER 10. 2014
A-4
SHEET 4 OF 13
UNIT 4 - PLAN A UNIT 5 - PLAN B UNIT 6 - PLAN A
CT 14-03
RP 14-16
ROOF PLAN BLDG 1 W = r-O-
BEACHWALK @ MADISON
VESTA PACIFIC SCALE: 1/4"- r-fl"
THE McKmiEY ASSOC^ INC
l«aiiTEcn.iiin t PLANVINC
SEPTEMBER 10.2014
A-5
SHEET SOP 13
CT 14-03
RP 14-16
2X6 WOOn FASCIA STUCCO ASPHALT SFUNGLE ROOF VINYL WINDOW METAL HANDRAIL COMPOSITE SIDING OPAQUE GLASS PRIV METAL AWNING
BUILDING 2
MADISON STREET ELEVATION
WEST ELEVATION
SCAl£: W • :'-0*
BUILDING 1
ARCHITECTURAL REQUIREMENTS
VARIED ROOF PLANES
USE OF MULTIPLE MATERIAL FINISHES: PLASTER. SIDtNG « ASPiiALT SHINGLES
VARIED WINDOW SHAPES
FROJECTINO IffiCKS AND VARIED BUILDING FORMS
COLOR AND MATERIAL BLOCKING
OFFSETTiNCr PLANE,': AT MATERIAL BREAKS
METAL AWNINGS
BEACHWALK (S) MADISON
VESTA PACIFIC
SCALE: 1/4"- I'-O"
THE McKIVLEY ASSOC, INC |«CHnECnJIlE « PLANMNG
SEPTEMBER 10. 2014
A-6
SHEET 6 OF 13
CT 14-03
]^ 14-16
BUILDING I SOUTH ELEVATION
BEACHWALK @ MADISON
VESTA PACIFIC
SCALE: I/4-- r-0"
THE McKlKLEY ASSOC., INC
|ARCHin;cTuiu: t PUNS/INC
SEPTEMBER 10.2014
A-7
SHEET 7 OF 13
CT 14-03
RP 14-16
FIRST FLOOR BUILDING PLAN BLDG 2
UNIT SUMMARY
FloOT S.F. Floor S F.
3rd
Floor S.F.
Toui
Living S.F. Garage S.F. tnd Fll. Baleonj
S.F.
3rd Fir Balcony
SF Bcdmom Balh
UNIT I PLANA 1 363 S F. 800 S F. 444 S F 1,607 S.F. 488 S.F. 75 S.F. 117 S.F, 3 3
UNIT 2 PLANB 2 350 S.F. ROO S.F, 444 S.F. . 1,594 S.F. 488 S F 75 S.F. 1I7S,F, 3 J
UNIT 3 PLANA 363 S.F. 800 S,F. 444 S.F. 1.607 S.F 488 S.F 75 S.F. II7S,F, 3 3
UNIT 4 PLANA I 363 S F. SOOSF. 444 S F 1.607 S.F. 488 S F. 75 SJ. I17SF. 3 3
UNITS PLANB 2 350 S.F-SOOSF. 444 S.F. 1.594 S.F 488 S F 75 S,F inSF-3 1
UNIT 6 PLANA 363 S,F. 800 S.F, j 444 S.F. 1,607 S.F. 488 S.F. 75 S,F, 117 S.F, 3 3
BEACHWALK @ MADISON
VESTA PACIFIC
SCALE: 1/4'- I'-O"
n THE McKrWl£¥ ASSOC, INC. J^l«:HITEcnl«t t PLANMNG
SEPTEMBER 10.2014
A-8
SHEET 8 OF 13
CT 14-03
RP 14-16
UNIT 1 - PLAN A UNIT 2 - PLAN B UNIT 3 - PLAN A
SECOND FLOOR BUILDING PLAN BLDG 2
UNIT SUMMARY
BEACHWALK @ MADISON
VESTA PACIFIC SCALE: 1/4"- r-0-
ZJ THE 1*«mLEV ASSOC, NC ^omcwn:«PLANtJiNG
SEPTEMBER 10. 2014
PljiiType. Flora S F.
2nd Floor S.f. 3rd
Floor S F.
Toial
: Living S.F. Gaiagc S.F. 2nd Ftl, Balcony
SF
3rd Fir Balcony
S,F Bed™,™ Bath
UNIT I PLANA 363 SF. BO0S.F 444 S.F ! 1.607 S.F 4BB S,F 75 S F 117 S.F 3
UNIT 2 PLANB 350 S.F 800 S.F. 444 S.F. 1.5*1 S.F. 488 S.F. 75 S.F. 1I7S.F 3 3
UNIT 3 PLANA 1 363 S.F 800 S F 444 S.F. 1.607 SF, 488 S.F, 75 S,F. I17S,F. 3 J
UNIT 4 PLANA 363 S.F. BOOSF. 444 S F 1.607 S.F. 488 S F 75 S,F. 117 S.F 3 3
UNITS PLANB 350 SF SOOSF. 444 SF. 1.594SF. 488 S F 75 S.F. 117 S F. 3 3
UNIT 6 PLANA 1 363 S F 800 SF. 444 SF. 1,607 S.F. 488 S,F. 75 S,F. I17S F. 3 3
A-9
SHEET 9 OF 13
CT 14-03
RP 14-16
UNIT I - PLAN A UNIT 2 - PLAN B UNIT 3 - PLAN A
THIRD FLOOR BUILDING PLAN BLDG 2
UNIT SUMMARY
Plan Type. Floor S.f 2nd Hoot S F 3rd Floor S.F Total Living S.F. Garage S.F, 2t>d Rr. Balcony S.F 3nd Fir Balcony
SF Bedroom Badi
UNIT I PLANA 363 S-F BOOSF 444 S.F. 1,607 S.F. 488 S.F. 75 S F 117SF 3 3
UNIT 2 PLANB 3 350 SF BOO S.F-444 S F 1.594 SF. 4BB S,F. 75 S.F 117 S F 3 3
UNIT 3 PLANA 363 S.F. 800 S F 444 S F. 1,607 S.F. 488 S.F 75 S F. !17S F. 3 3
UNIT 4 PLAN A 1 363 S.F. 800 S.F 444 S.F i
1.607 S.F. 488 S.F
75 S.F. 117 S.F. 3 3
UNITS PLAN B 350 S.F. SOOSF 444 S.F. 1.594 S.F 488 S.F. 75 S F. 117 S.F. 3 3
UNIT 6 PLANA 1 363 S.F. 800 S.F. 444 S.F i 1,607 S.F, 488 S.F. 75 S.F. 117 S.F. 3 3
BEACHWALK (5) MADISON
VESTA PACIFIC
SCALE 1/4"-r-O"
A-10
SHEET I OOF 13 SEPTEMBER 10.2014
UNIT 1 - PLAN A UNIT 2 - PLAN B UNIT 3 - PLAN A
CT 14-03
RP 14-16
ROOF PLAN BLDG 2
BEACHWALK (5) MADISON
VESTA PACIFIC
SCALE: l)4--l'-0"
THE MtKINLEY ASSOC, INC ^AliODTECIURi; * PLANtflNG
SEPTEMBER 10.2014
A-Il
SHEET II OF 13
METAL HANMIAIL
coMPosnr. smiNc OPAQUE GLASS PRIVACY W METAL AWNING
CT 14-03
RP 14-16
BUILDING I BUILDING 2
MADISON STREET ELEVATION
WEST ELEVATION SC*i£-. 1/4' • ••O"
BEACHWALK ® MADISON
VESTA PACIFIC
SCALE, 1/4*- r-O"
A-12
SHEET 12 OF 13 SEPTEMBER 10.2014
CT 14-03
RP 14-16 • • • • • n
EMSTMSMADE
BUILDING 2 NORTH ELEVATION
KAl£: 1/4' . •-0"
BEACHWALK @ MADISON
VESTA PACIFIC
SCALE: 1/4"- r-0"
A-13
SHEET 13 OF 13
CT M-Oa AP i-
LEGEND
STD. CTMBOL
43
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CT 14-^/RP 14-16
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CUPHEA lOCA ' CIGAR PLANT
100% tm. 5 GAL WETES BICOLOR ' FORTNIGHT LILY
100% MN, 5 GAL, GREVILLEA X KOELLK' 'GREVILLEA
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100% tM. S GAt-ROSA RUGOSA' RUGOSA ROSE
SGAL-SALVIACLEVELAMM WINIFRED GRJ.MAN 'CLEVELAND SAGE
»n 5 GAL, T80UOWA URVLLEANA I PRMCESS FLCWER
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100%t<IH. tSGAI-PITTOSPORUM TOHRA/MOCK ORANGE
100% WIN. 1£ GAL. PTTTOSPORUU LMCXAATUH
EVERGREEN V6RTKA1- SHBUB-1 GAL. AlOE RUOIKOPPE "LfTTLE GEM II ALOE STRIATA ' CORAL ALOE
DIANELLA REVOIUTA SPECES / FLAK LILY DIANELLA TASUANOt I FLAX Lfl.Y HEUCHERA SANOUVCA' CORAL BELLS
UtSCANTHUS SINENSIS I .lAPATCSE SLVER GRASS PHORMIUM TENAX ' NEW ZEALAND FLAX
SANSEVCRIA TtiFASCMTA ' MOTHER-IHUkW-S TONGUE
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MACFADY04A UNGWS-CATI' VELLOW TRUMPET VINE WISTERW SINENSIS ' CHINESE WISTERIA
BIO-reTENTION V^EA PLANTS- 1 GAL.
OAEX 5PIS5A / SAN DIEGO SEDGE 1«-0,C,
JUNCUS PATENS (CUJFORWA GRAY RUSH
WUHLENBERGIACAPIUARIS REGAL MST TV
GROUNOCOVEBS
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SENECIO MANDRAUSCAE ' BLUE FMCat
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CONCEPTUAL LANDSCAPE
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BEACHWALK
ATMADISON
. RETAINING VWU. HEIGHT VARIES FENCE HEIGHT DEPENDS ON RETAlN»Ki WftLL HEIOHI
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a
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BEACHWALK
AT
MADISON
irsLas
PAW MCCtJLLOUaH, ASiA