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HomeMy WebLinkAboutPUD 05-11B; La Costa Oaks Neighborhood 3.1; Planned Unit Development - Non-Residential (PUD)· The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION ltemNo. 8 P.C. AGENDA OF: October 20,2010 Application complete date: September 9, 20 I 0 Project Planner: Van Lynch Project Engineer: Tecla Levy SUBJECT:· PUD 05-ll(B)-LA COSTA OAKS NEIGHBORHOOD 3.1-Request for a determination that the project is within the scope of the previously certified Villages of La Costa Program EIR and that the Program EIR adequately describes the activity for the purposes of CEQA; and a recommendation of approval of a Planned Development Permit Amendment for building floor plans, elevations and plotting for the development of 80 single-family detached homes within the Villages of La Costa Oaks North, Neighborhood 3.1, generally located west of Rancho Santa Fe Road, south of Melrose Drive and north of Cadencia Street in Local Facilities Management Zone 11. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6730 RECOMMENDING APPROVAL of Planned Development Permit Amendment PUD 05- 11 (B) based on the findings and subject to the conditions contained therein. II. INTRODUCTION On October 23, 2001 the City Council certified the Final Program EIR, approved the Master Plan, a Master Tentative Tract Map and related applications for the Villages of La Costa project. The Villages of La Costa Master Plan establishes the permitted uses, development standards, and design criteria for each neighborhood as well as the development review process to be utilized. Master Tentative Tract Map CT 99-04 subdivided the area into open space areas and established the neighborhood development area boundaries. A Tentative Map (CT 99-04) and final map have been recorded for the Oaks; grading and improvement plans have been approved; and construction is presently ongoing. The proposed project is also located within Local Facilities Management Zone 11 in the southeast quadrant of the City. The impacts on public facilities created by the project, and the project's compliance with the adopted performance standards were analyzed and evaluated at the time of approval of CT 05-14 (La Costa Oaks North Neighborhood 3.1 Subdivision). III. PROJECT DESCRIPTION AND BACKGROUND The proposed project includes approval of architecture and plotting for 80 single-family dwelling units located in the Villages of La Costa Oaks North, Neighborhood 3.1. The lots for these neighborhoods were created through Tentative Map (CT 05-14) and Planned Development Permit (PUD 05-11 ), approved by the City Council on September 26, 2006. A Planned Development Permit was required for Neighborhood 3.1 because the minim4m lot sizes are less than 7,500 square feet. Architecture for the units was not proposed at that time and pursuant to ~' ,. . ., PUD 05-11(B)-LA COSTA OAKS NEIGHBORHOODJ.l November 3, 2010 PAGE2 Section 5.2.8 of the Master Plan and PUD 05-11 Condition of Approval No. 7, could be processed at a later date through a Major Planned Development Permit Amendment. This PUD amendment application (PUD 05-11(B)) is for the architecture and plotting ofNeighborhood 3.1. At over 50 units, this project also requires City Council approval pursuant to the Planned Development Ordinance (Section 21.45.050(B)(l)). The proposed one and two-story homes consist of 4 separate and distinct floor plans (Plan 1, 2, 3 and 4) with living areas ranging in approximate size from 2,078 square feet to 3,332 square feet. Plan 3 has a variation (Plan 3x) which is 80 square feet smaller. Plan 1 is the only one-story plan. Plans 2, 3, and 4 are two-story plans. The project incorporates three distinct architectural styles including: Santa Barbara Mediterranean, Craftsman Bungalow, and Italian/Tuscan, as well as 12 different color schemes to provide street scene variation throughout the project site. Plans 1, 2, and 4 have a proposed two-car attached garage and Plan 3 proposes two single-car attached garages. The project complies with City standards including the Villages of La Costa Master Plan and all necessary findings can be made for the approval being requested. The following table provides a summary of square footage and elevation styles: TABLE 1 -SUMMARY OF FLOOR PLANS PLAN 1ST 2ND *LIVING GARAGE TOTAL ARCHITECTURAL NO. FLOOR FLOOR AREA SQ. FT. BLDG. STYLES SQ. FT. SQ. FT. SQ. FT. SQ. FT. 1 2,078 n/a 2,078 485 2,563 Santa Barbara 2 car Mediterranean Craftsman Bungalow Italian/Tuscan 2 1,440 1,590 3,030 580 3,610 Santa Barbara 2 car Mediterranean Craftsman Bungalow Italian/Tuscan 3 1,440 1,722 3,162 712 3,874 Santa Barbara 2 single-Mediterranean car Craftsman Bungalow Italian/Tuscan 4 1,582 1,750 3,332 606 3,938 Santa Barbara 2 car Mediterranean Craftsman Bungalow Italian/Tuscan . . *L1vmg area excludes garage square footage . IV. ANALYSIS A. Villages of La Costa Master Plan (MP 98-0l(G)) The recommendation for approval of this project was developed by analyzing the project's consistency with the standards contained within the Villages of La Costa Master Plan. The Master Plan maps and text define the allowable type and intensity of land uses in each village and provides detailed development and design standards, development phasing and timing, and PUD 05-11(B)-LA COSTA OAKS NEIGHBORHOOD 3.1 November 3, 2010 PAGE3 the method by which the Master Plan will be implemented. An overall goal of the Master Plan is to create a balanced, open space oriented residential community. The development standards contained in the Master Plan support this goal by describing the design elements that are shared ·by all neighborhoods within the three Master Plan Villages. As previously discussed, the subject neighborhood was divided into residential lots through CT 05-14 and PUD 05-11, and complies with the Master Plan standards relating to the subdivision that was analyzed at that time. The proposed project meets all applicable development standards of the Villages of La Costa Master Plan. Please see Attachments 5 through 8 (Tables 1-4) for project compliance. B. Local Facilities Management Plan Zone 11 The project is located within Local facilities Management Zone 11 in the southeast quadrant of the City. The impacts on public facilities were assessed during the review of the tract map CT 05-14 for the original subdivision ofthe property. Adequate services and facilities are in place to serve the project. V. ENVIRONMENTAL REVIEW The proposed project' has been reviewed pursuant to the California Environmental Quality Act (CEQA). Staff has analyzed the project and has concluded that no potentially significant impacts would result with the implementation of the project that were not previously examined and evaluated in the certified Final Program Environmental Impact Report for the Villages of La Costa Master Plan (2000) MP 98-01 (EIR 98-07), dated July 16, 2001. EIR 98-07 evaluates the potential environmental effects of the development and operation of the "Villages of La Costa Master Plan (2000)" and associated actions inclusive of the proposed neighborhood project reviewed herein. The City Council certified EIR 98-07 on October 23,2001. At that time CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program were approved. All mitigation measures contained in the adopted Mitigation Monitoring and Reporting Program from EIR 98-07 applicable to the proposed Villages of La Costa Neighborhood 3.1 project have been completed, incorporated into the project design or are required as conditions of approval for the project. The EIR 98-07 "Findings of Fact and Statement of Overriding Considerations" applies to all subsequent projects covered by the Villages of La Costa Final Program EIR. The proposed project would have no effects beyond those analyzed in the program EIR, as they are a part of the program analyzed earlier. This project is within the scope of Final Program EIR 98-07 and no further CEQA compliance is required. EIR 98-07 is available for review at the Planning Department. ATTACHMENTS: 1. Planning Commission Resolution No. 6730 2. Location Map 3. Background Data Sheet 4. Disclosure Statement 5. Table 1 -Residential Architectural Criteria Compliance PUD 05-ll(B)-LA COSTA OAKS NEIGHBORHOOD 3.1 November 3, 2010 PAGE4 6. Table 2 -Front Yard Setbacks 7. Table 3 -Individual Lot Data 8. Table 4-Building Elevation Design Elements 9. Reduced Exhibits 10. Full Size Exhibits "A"-"XX" dated October 20, 2010 --------r----. • N NOT TO SCALE Villages of La Costa Neighborhood 3.1 PUD 05-11(8) BACKGROUND DATA SHEET CASE NO: PUD 05-11(B) CASE NAME: LA COSTA OAKS NEIGHBORHOOD 3.1 APPLICANT: 'Standard Pacific Corp./Jack Henthorn & Associates REQUEST AND LOCATION: Planned Development Permit Amendment for building floor plans, elevations and plotting for the development of 80 single-family detached homes within the Villages of La Costa Oaks North, Neighborhood 3.1, generally located west of Rancho Santa Fe Road, south of Melrose Drive and north of Cadencia Street in Local Facilities Management Zone 11. LEGAL DESCRIPTION: Lot 1 through 80 inclusive, of City of Carlsbad Tract 05-14, Villages of La Costa-La Costa Oaks North-Neighborhood 3.1, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 15595, filed in the Office of the County Recorder of San Diego County August 22, 2007 as file No. 2007-0560435. APN: 223-830-01-00 through 41and 223-831-01 through 39. Acres: 16.8 Gross Acres Proposed No. ofLots/Units: 80 lots GENERAL PLAN AND ZONING Existing Land Use Designation: "'-'R=L=Mc:.-___________________ _ Proposed Land Use Designation: N!.2!...!/A~-------------------­ Density Allowed: ....:..4 -"d=u....:../-"a""'cro..::e'------- and 16 Density Proposed: 2.8 du I ac avg. (CT 05-14, 15, Existing Zone: "-P-'-C:::...._ ______ _ Proposed Zone:N "-'"-'/A~----------- Surrounding Zoning, General Plan and Land Use: Zoning General Plan Site P-C RLM North P-C OS South P-C RLM East P-C RMH West P-C RLM LOCAL COASTAL PROGRAM Current Land Use Vacant graded lots Open Space Village 3.4 vacant lots Rancho Santa Fe Rd/RV ParkingN acant Child Care Facility lot Open Space/Recreation Facility Coastal Zone: D Yes ['8J No Local Coastal Program Segment: N"--"'-'1 A~------- Within Appeal Jurisdiction: D Yes ['8J No Coastal Development Permit: DYes ['8J No Local Coastal Program Amendment: D Yes ['8J No Revised 01/06 Existing LCP Land Use Designation: N/A Existing LCP Zone: N"--"-'1 A'-"-------- Proposed LCP Land Use Designation:N "-""""/A--=---- Proposed LCP Zone: N=-..:.:....:1 A'-"---------- PUBLIC FACILITIES School District: San Dieguito Unified Water District: Vallecitos Sewer District: Vallecitos Equivalent Dwelling Units (Sewer Capacity): =8-=-0 ________________ _ ENVIRONMENTAL IMPACT ASSESSMENT 0 Categorical Exemption,N """''-'--'/A~--------------------- 0 Negative Declaration, issued "-N'-'-'/A'-=-------------------- 0 Certified Environmental Impact Report, datedN """''-'--'/A~------------- ~ Other, prior compliance with EIR 98-07. Revised 01/06 .-, . ......_,_ r.--------___;.___ )------------)------------. l·~lk . ,-.,11 •· CITY OF DISCLOSURE STATEMENT P-1 (A) Development Services Planning Department 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov CARLSBAD 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 information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, 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 combination acting as a unit.' Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1 . APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 1 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person See Attached Title ----------------------------------Address Corp/Part Standard Pacific Corp. Title Address 26 Technology, Irvine, California 92618 2. OWNER (Not the owner's agent) P-1 (A) 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, 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 publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person See Attached Title Address ___________ _ Corp/Part Standard Pacific Corp. Title Address 26 Technology, Irvine, California 92618 Page 1 of 2 Revised 04/09 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 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 Non Profit/Trust ------------------Title Title ---------------------------Addrnss __________________ __ Address ______________________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? o Yes a( No If yes, please indicate person(s): _________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. 7-14-10 Edward T. McKibbin, Authorized Representative Print or type name of owner 7-14-10 Edward T. McKibbin, Authorized Representative Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1 (A) Page2 of2 Revised 04/09 ) SECRETARY'S CERTIFICATE OF STANDARD PACIFIC CORP. I, the undersigned, hereby certify that I am John P. Babel, Secretary of Standard Pacific Corp., a company duly organized and existing under the laws of the State of Delaware (the "Company"). I further certify that the following Resolutions were duly adopted by the Executive Committee ofthe Board ofDirectors of the Company on February 1, 2010, are now in full force and effect, and have not been amended, modified or revoked: Standard Pacific of Orange County RESOLVED, that notwithstanding the fact that the Orange County division of this Company is not a separate legal entity, the following individuals will serve as officers of the division indicated, in replacement of any and all officers previously designated: Edward T. McKibbin Neil A. Weiderhaft Michael C. Battaglia Brian K. Bencz David J. Bulloch Suzanne Ek Gary A. Jones Douglas G. Campbell Karna L. Pryor Margie DeRuyter Laura D. Mass as Kelly Moore Larry T. Atkinson Brenda Echternach Connie Phillips Sandra D. Mindt Stephanie Y ee Offsite Leslie A. Goodale Division President Vice President -Finance Vice President -Project Development Vice President -Purchasing & Land Development Vice President -Operations · Vice President-Sales & Marketing Vice President -Land Acquisition Director ofNew Home Warranty Director of Design Studio Controller Sales Manager Sales Manager Purchasing Agent Purchasing Agent Purchasing Agent Purchasing Agent Purchasing Agent Escrow Manager RESOLVED FURTHER, that the above-listed persons be, and each of them hereby is, authorized to negotiate, approve, execute and deliver, either as designated officers ofthe division or as authorized representatives of the Company, grant deeds, warranty deeds, land purchase and option agreements, joint venture agreements, financing agreements, development, land use and other entitlement applications and agreements, and all other agreements and documents relating to the real estate development and construction business conducted by this Company, in such counties or areas in which such division may from time to time conduct business; and RESOLVED FURTHER, that the above-listed persons be, and each of them hereby is, authorized and directed to execute, deliver and file, as appropriate, such certificates, affidavits, agreements and other documents, including a Fictitious Business Name Statement identifying such · person's division as a division ofthis Company, and such other documentation as may be deemed necessary, desirable or appropriate to effectuate the purposes of these resolutions. 1007007MS IN WITNESS WHEREOF, I hereunto subscribe my name and affix the seal of the Company on this July 12, 2010. l007007MS ATTACHMENT 5 TABLE 1-RESIDENTIAL CRITERIA COMPLIANCE GUIDELINE STANDARD COMMENTS (VLCMP REFERENCE) Front Yard Setback 15' minimum, 20' neighborhood average Please refer to Attachment 6-Table (4.6.2.B.2.a) (See YLCMP for instructions about 2 "Front Yard Setbacks" for the 15' calculating averages). minimum setback compliance. Neighborhood Average Front Yard Setback === 22.0 I.' All units comply with the front yard setback requirements. Rear Yard Setback 15' minimum setback. All units comply with 15' minimum (4.6.2.B.2.e & rear yard setback. 7.7.3.3.i) Please refer to Attachment 7 -Table 3 "Individual Lot Data" for individual lot rear yard setbacks. Minimum rear yard area is 15' by 15.' All lots provide the required 15' x 15' usable rear yard area. Side Yards Combined 25% of the minimum standard Please refer to Attachment 7 -Table ( 4.6.2.B.2.c) lot size width for lots less than 60' wide. 3 "Individual Lot Data" for side yard setbacks. All lots comply. • Minimum combined side yard setback: 12.5.' • Minimum of 5' per side . • Maximum setback does not need exceed 20' in aggregate. • Lots at the end of cui-de-sacs may reduce each side yard to 5'. At least 50% of the units in each Plan type 2 incorporates side yard neighborhood shall have one side elevation offsets. This plan type is plotted on where there are sufficient offsets or cutouts 20 lots or 25.0% of the unit mix. so the side yard setback averages a The remaining 25% is met by lots minimum of 7'. with side yards of 7 feet or greater. Street Side Setback 10' minimum. All units comply with the minimum (4.6.2.B.2.d) 10' street side setback. Slope Edge All main and accessory buildings that are All proposed units will meet the Building Setback developed on hilltops and/or pads created required slope edge setbacks by (4.3.4) on downhill perimeter slopes of greater than maintaining the minimum rear yard 15' in height shall be setback so that the setback. Please refer to the Slope building does not intrude into a .7' Edge Building Setback Exhibit "C" horizontal to I' vertical imaginary diagonal (full size plans) ofthe enclosed site plane that is measured from the edge of plans for further details. slope to the building. For all buildings, which are subject to this slope edge building setback standard, a profile ofthe diagonal plane shall be submitted with all other development application requirements. ATTACHMENT 5 TABLE 1: RESIDENTIAL CRITERIA COMPLIANCE (CONTINUED) GUIDELINE STANDARD COMMENTS (VLCMP REFERENCE) Lot Width (4.6.2.8.1 & 7.7.3.3.g) Building Coverage (4.6.3.B.2) Building Height (4.6.3.B.1 & 7.7.3.3.j) Front Building Planes (4.6.3.B.4.e & 4.6.3.B.4.f) Minimum lot width shall be 50'. 1-story units: 50% of net pad area. 2-story units: 40% of net pad area. Includes: • Garages and the perimeter area of a basement. Excludes: • Exterior structures: covered porches; • Overhanging balconies that project< 8' from the building (or similar structure); • Porte Cochere's not> 22' length and 8'width; • Roof eaves not extending 30" from the face of any building; • Awnings; • Open parking areas; • Structures under 30" in height; and • Masonry walls< 6' in height (wing~ walls, planter walls, grade separation retaining walls). Maximum of 30' and 2 stories. All lots were previously approved by CT 05-I 4 and have a minimum width of 50'. Lot Coverage: Plan 1: 2,563 sq. ft. Plan 2: 2,020 sq. ft. Plan 3: 2, !52 sq. ft. Plan 3X: 2,110 Plan 4: 2, 188 sq. ft. Plan I is a single-story structure and does not exceed the maximum 50% building coverage of net pad area as required. Plan types 2, 3 and 4 are two-story structures and do not exceed the maximum 40% building coverage of net pad area as required. Please refer to Attachment 7 -Table 3 "Individual Lot Date" for building coverage. All lots comply. Plan 1 = 18' -2" max and 1 story Plan 2 =25'-3" max and 2 stories Plan 3 and 3X = 27' -1" max and 2 stories Plan 4 = 24' -8" max and 2 stories 50% of units in the neighborhood must have Please refer to the architectural 18 inch offset planes with a minimum of 1 0' plans for the building plane exhibits. between front and rear planes. Each plane is 30 SF minimum. 3 separate building planes for lots with 45' of frontage or less. 4 separate building planes for lots with a frontage greater than 4 5'. 33% of the above 50% required, may reduce the limit from 4 separate planes to 2 if a fully landscaped front courtyard is substituted. Plan* SB CB IT 1 2 4 3 2 2 2 2 3and 6 6 6 3X 4 5 5 5 Plan types 1 B, 3, 3X, and 4 incorporate the minimum 4 front building planes. These plan types are plotted on 57 lots or 71.3% of the unit mix. * SB -Santa Barbara, CB-Craftsman Bungalow. IT-Italian Tuscan 2 ATTACHMENT 5 TABLE 1: RESIDENTIAL CRITERIA COMPLIANCE (CONTINUED) GUIDELINE STANDARD COMMENTS (VLCMP REFERENCE) Rear Building Planes ( 4.6.3 .B.4.g) Front Building Elevations (4.6.3.B.6) Side & Rear Elevations ( 4.6.3 .B. 7) Elevations Fronting Circulation Element Roads (4.6.3.A.l.a) Floor Plans (4.6.3.B.5.c & 4.6.3.B.5.d) 50% of units in the neighborhood must have 18 inch offset planes with a minimum of 3' between face of the forward-most plane and rear planes. Each plane is 30 SF minimum. 3 separate building planes for lots with 45' of frontage or less. 4 separate building planes for lots with a frontage greater than 45'. Front building facades shall incorporate a minimum of 4 varieties of design elements to create character and interest to the home. These elements vary depending on the architectural style used. Minimum of 2 elements of enhanced architectural detailing incorporating good design is required for side & rear elevations adjacent to public/private roads. Homes adjacent to circulation element roads are required to receive special attention to detailing on the elevation fronting the roads. This will include window detailing equal to or better than that of the front elevation. The introduction of additional wall planes and balconies, where noise standards allow, is encouraged. Minimum of 3 per neighborhood. Minimum of 3 front elevations shall be provided for each floor plan. Please refer to the architectural plans for the building plane exhibits. Plan * SB CB IT 1 2 2 2 2 1 1 I 3and 3X 4 4 4 4 4 4 4 Plan types 3, 3X and 4 incorporate the minimum 4 rear building planes. These plan types are plotted on 55 lots or 68.8% of the unit mix. Please refer to Attachment 8 - Table 4 "Building Elevation Design Elements" and the architectural plans that detail the various design elements incorporated for each front elevation type. All plan types and elevation styles comply. Please refer to Attachment 8 - Table 4 "Building Elevation Design Elements" and the architectural plans that detail the various design elements incorporated for each side and rear elevation type. All plan types and elevation styles comply. Please refer to the enclosed architectural plans that detail the various design elements incorporated into the proposed elevations fronting Rancho Santa Fe Road. All plan types and elevation styles comply. The proposed project includes four floor plans with three distinctive elevation types for each plan. Please refer to the enclosed architectural _IJ_Ians. 3 ATTACHMENT 5 TABLE 1: RESIDENTIAL CRITERIA COMPLIANCE (CONTINUED) GUIDELINE STANDARD COMMENTS (VLCMP REFERENCE) Entries, Front 25% of the units must have either a porch at 56.3% ofthe elevations incorporate Porches, least 5' deep, across 33% of the width of the a porch (Elevation styles B and C Courtyards, & dwelling, or a courtyard or balcony, for Plans 3 and 3X and all Styles of Balconies whichever is consistent with the Plan 4). (4.6.3.B.9 & architectural style. 4.6.2.B.f) Porches require a minimum front yard Please refer to the enclosed site setback of 10.' plan for setback compliance. All porches comply. Porches shall have a minimum depth and Plan 3, 3X: 6.5' D x 13' L length of 5 ' .. Plan 4: 6' D x 17' L A variety of roof elements (gables, shed, All porches comply. Please refer etc.) shall be provided over porches. A to the enclosed architectural plans balcony over a porch may also serve as this for porch design compliance. purpose. The front and sidewall of porches shall be All porches comply. Please refer open except for required and ornamental to the enclosed architectural plans guardrails. These features shall qualify as a for porch design compliance. plane for the purposes of the architectural guidelines. Buildings on corner Jots should consider All highly visible corner Jots have having the porch wrap around the side of porches and/or porticos seen from the building. the street side. Non-enclosed and non-habitable porches Please refer to the enclosed site and balconies may encroach up to 5' and 8' plan for setback compliance. All respectively into the required front yard porches comply. setback. Courtyard walls with a maximum height of No courtyard walls are proposed. 42 inches may intrude up to 2' into the required setbacks. Courtyard walls with a maximum height of No courtyard walls are proposed. 42 inches may encroach standard distances into the r~uired yard areas. Octagonal or Round May encroach into the required side yard None are proposed within the side Entry Tower setbacks a maximum of2'. The total length yard setback. (4.6.2.B.3.a) of the encroachment may not exceed 8' and shall be located within the larger side yard. The roof eave may encroach a maximum of an additional 12" into the required setback. A minimum 5' setback must be maintained. 5 ATTACHMENT 5 TABLE 1: RESIDENTIAL CRITERIA COMPLIANCE (CONTINUED) GUIDELINE STANDARD COMMENTS (VLCMP REFERENCE) Single-story units For neighborhoods on ridgelines/hilltops This neighborhood is located on a (4.4 & 4.6.3.8.4.1) that are visible from a circulation element ridgeline that is visible from a roadway, at least 20% of the units shall be circulation element roadway single-story. (Rancho Santa Fe Road). There • Single-story shall be defined as a are 24 homes along the ridgeline plate-line maximum of 15', (1 0' and 5 of those homes are single- preferred) story units which is 20% of the total homes located along the ridge line. Plan 1 single-story homes do not exceed the plate-line maximum of 15 feet. Two Story Units Must include some single-story features. Please refer to the enclosed (4.6.3.B.4.n & architectural plans that detail the 4.6.3.B.5.b) The second-story must not exceed 80% of single story features provided for the first-story square footage, including all the two-story units. All proposed garage area. plans comply. Plan 2: 78.7% Plan 3: 80.0% Plan 3X: 79.8% Plan 4: 80.0% Where three two-One of the three units must have a single-Plan type 2 incorporates a single story units occur in story building edge at least I 0' deep and story building edge that is at least a row situated less shall run the length ofthe building. 1 0' wide and runs the length of the than 15 feet apart-building. This plan type is plotted (4.6.3.B.4.b) Single-story shall be defined as a plateline where there are three (3) 2-story maximum of 15'. homes in a row with Jess than 15' between them. Where three two-One of the three units must have a single-Plan type 2 incorporates a single story units occur in story building edge at least 5' deep and shall story building edge that is at least a row situated run the length of the building. 5' wide and runs the length ofthe between I 5 and 20 building. This plan type is plotted feet apart-Single-story shall be defined as a plateline where there are three (3) 2-story ( 4.6.3.B.4.c) maximum of 15'. homes in a row with 15' to 20' between them. Single-Story 33% of units within a Neighborhood must Plan types 2, 3, 3X, and 4 Elements have a single-story element, with a incorporate a single story building ( 4.6.3 .B.4.d) minimum depth of 3' which is 40% or element that is greater than 40% of greater of the front elevation width. the front elevation width and a Porches and porte cochere elements qualify. minimum depth of 3 feet. These plan types are plotted on 75 lots or 93.8% of the unit mix. Percent of the front elevation width that is a single-story element with a minimum depth of 3': Plan 2:47% Plan 3: 100% Plan 4: 100% 4 ATTACHMENT 5 TABLE 1: RESIDENTIAL CRITERIA COMPLIANCE (CONTINUED) GUIDELINE STANDARD COMMENTS (VLCMP REFERENCE) Projections (4.6.2.8.3) Recreation Parking (4.6.2.B.4.b) Resident Parking (4.6.2.B.4.a) Garage Criteria (4.6.2.B.2.b, 4.6.3.B.4.h, & 4.6.3.B.13) Fireplace structures not wider than 8', cornices, eaves, belt courses, sills, buttresses, and other similar architectural features projecting from the building may intrude up to 2' into the required setbacks. Common recreation areas: • • Less than 8,000 SF-Do not require off-street parking. "Pocket Parks" -Not required to provide parking. Within a 1/4 mile radius ofthe units for which they are required to serve shall include 1 space for every 20 units. • More than a 1/4 mile radius from any of the units for which it is required to serve requires parking for those additional units at a rate of 1 space per 15 units. (See VLCMP for alternative recreation parking options) Minimum 2-car garage with interior measurements of20' by 20'. Two one-car garages each having interior measurements of 12' in width by 20' in length may be provided as an alternative. 20' minimum setback from the property line where garage doors face the street. Side-loaded garages must maintain a 15' setback from property line. They also must be designed to appear as a livable portion of the home. For neighborhoods with a minimum lot size of 5,000 sf or greater, an additional 25% of the units may have three-car in a row garages facing the street provided garages do not exceed more than 50% of unit's frontage. Projects with three-car garages shall be a mix of two door garages, three door garages, and offset two door garages (2 _planes separated by at least 18 inches). No projections extend into the side, rear or front yard setback. The common recreation area for the subject neighborhood is located within Neighborhood 3.1. Recreation parking will be provided in Neighborhood 3.1. Plan types 1, 2, and 4 include a minimum 2-car garage with interior measurements of20' x 20.' Plan types 3 and 3X propose two single-car garages with an interior dimension of 12' X 20'. All setbacks for garages that face the street are no less than 20 ft. Not Applicable No floor plan provides three-car in a row garages. Plans 2, 3, and 4 have a three-car garage with a tandem space configuration; therefore, only one garage door is required. 6 ATTACHMENT 5 TABLE 1: RESIDENTIAL CRITERIA COMPLIANCE (CONTINUED) GUIDELINE STANDARD COMMENTS (VLCMP REFERENCE) Garage Criteria A variety of garage configurations should All garages and garage doors have (4.6.2.B.2.b, be used within each neighborhood to been designed to fit the proposed 4.6.3.B.4.h, & improve the street scene. elevation. 4.6.3.8.13), Cont'd. Roll-up garage doors are required. All garage doors comply. Architectural projections may encroach into All homes comply. the setback a maximum on 18" for garages. However, the projection shall not extend to the second story living space. Roofs Varied building roof heights and roof A variety of roof forms and (4.6.3.B.4.k & massing shall be incorporated into unit massing are proposed with changes 4.6.3.8.8) designs for each master plan neighborhood. in direction and pitches. See • Changes in roof direction shall be elevations and roofplans for provided to create diversity and compliance. interest. • Roof planes of units located at the All roofs provide change in roof top of slopes should attempt to direction, top of slope compliance, parallel the slope. a variety of roofing tiles and colors, • A variety of roof colors shall be and have a minimum roof pitch of used within each neighborhood. 3:12. • Minimum roof pitch of 3:12 . Colors Colors should be consistent with the Each plan type plotted on the site ( 4.6.3.8.12) architectural style selected. Warm, earth plan includes a color scheme tones are preferred; however other color designation to match the proposed combinations are acceptable depending architectural style. upon architectural style. Within each neighborhood, a minimum of 3 There are four color schemes for different exterior color schemes shall be each floor plan within the same used for each floor plan within the same architectural styles. architectural styles. In all master plan neighborhoods, adjacent Please refer to the attached plotting units within the same architectural style plan. All homes comply. shall not utilize the same color scheme. However, similar or same colors may occur within different color schemes. "Adjacent" includes units on either side of the subject unit as well as those directly across the street. Accessory Patio and accessory structures shall comply All plan types comply. Structures with development standards set forth in (4.6.3.8.3) Section 21.10.050 of the Carlsbad Municipal Code. 7 ATTACHMENT 5 TABLE 1: RESIDENTIAL CRITERIA COMPLIANCE (CONTINUED) GUIDELINE STANDARD COMMENTS (VLCMP REFERENCE). Architectural Styles Each Neighborhood shall contain one or The architectural styles included Permitted more of the following Architectural Styles: are as follows: (4.6.3.C & 7.6) • Santa Barbara Mediterranean • Craftsman Bungalow • Santa Barbara Mediterranean • Spanish Colonial • Craftsman Bungalow • Monterey Ranch • Italian/Tuscan • Italian/Tuscan • Euro_pean Country Design Standards 50% of exterior openings (doors/windows) The windows and doors on the (4.6.3.B.4.i & in the front of each unit shall be recessed or front elevations are recessed a 4.6.3.B.5.e) projected a minimum of 2 inches or shall be minimum of 2" and are trimmed trimmed with wood or raised stucco. with either wood or raised stucco. Colored aluminum window frames shall be Please refer to the enclosed used (no mill finishes). elevations on the architectural plans for compliance. All plans "Handcrafted" detailing, exposed rafter comply. tails, knee braces and columns shall be used when appropriate to the proposed architectural style. Chimneys The chimney and chimney cap shall be in All chimneys and their caps ( 4.6.3.B.11) scale with the size of the structure. 2-comply with proper scale and chimney limit for dwelling units on lots less proportion. than 7,500 SF. Window Detailing The design ofthe windows shall include Please refer to the enclosed ( 4.6.3.8.1 0) one or more of the following features: elevations on the architectural plans for compliance. All plans • Deeply recessed windows comply . • Paned windows • Decorative window ledges • Accent and varied shape windows • Window boxes and planters with architecturally evident supports . Exterior wood trim surrounds • Accent colors on shutters or other elements • Arched elements • Shutters • Raised stucco trim around windows • Window lintels 8 TABLE 2 Lot# Floor Plan 1 4R 2 3 3 2 4 1 5 3 6 4 7 1 8 4 9 3 10 4 1------11 r-------1 12 3 13 2 14 4 15 1 16 4R 17 3 18 4 19 2R 20 2 1-------------21 3X R 22 4R 23 1 R 24 3R 25 4 26 3 27 2R 28 4 29 2R 30 1------4 r-------31 3X 32 2R 33 4R 34 3R 35 4R 36 4R 37 2R 38 4R 39 3R 40 4R -------------41 3R 42 2R 43 4R 44 3R 45 2R 46 4R 47 3 48 3 8/27/2010 ATTACHMENT 6 Front Yard Setbacks Individual Building Plane Setbacks in Feet Weighted Plane #1 Plane #2 Plane #3 Plane #4 Plane #5 Plane #6 Average 21.30 23.20 22.33 23.30 32.80 22.70 26.39 20.20 24.70 20.75 20.50 21.40 20.94 22.20 31.80 21.60 25.32 19.10 20.40 19.81 19.10 20.90 19.98 20.70 20.00 20.32 22.00 31.60 21.30 25.09 20.90 22.30 21.66 -----------------------------------------------19.50 21.00 20.23 20.90 31.40 20.90 24.53 20.30 24.80 20.84 21.00 23.00 22.09 20.00 21.50 20.73 21.40 22.80 22.16 21.70 31.70 21.20 24.99 22.20 21.10 21.60 18.40 22.90 19.12 17.80 22.80 18.85 -----------------------------------------------20.00 30.00 20.00 23.45 19.40 20.00 19.73 16.50 20.20 18.31 22.10 30.90 20.20 24.52 16.00 21.00 18.72 28.40 32.20 20.00 26.96 15.00 29.40 15.00 23.90 21.50 22.59 18.50 23.00 19.21 19.00 21.00 20.09 -----------------------------------------------20.30 30.80 20.30 23.93 16.40 21.20 17.47 18.80 21.50 20.27 21.80 32.40 23.00 25.85 20.30 21.40 20.90 21.10 23.10 22.19 17.70 22.20 18.49 19.50 21.30 20.48 20.40 31.00 21.60 24.45 17.30 20.10 18.82 -----------------------------------------------20.00 30.60 20.70 16.00 21.50 19.30 20.50 21.00 31.50 22.00 16.00 21.10 19.40 20.00 20.90 30.90 21.00 20.20 30.20 20.20 1 23.89 17.49 19.95 24.95 17.27 19.73 24.39 23.65 Neighborhood 3.1 Section B Table 3 Page 3 of6 TABLE 2 Lot# Floor Plan 49 2 50 4 ------~------51 3 52 4 53 2 54 4 55 3X 56 2 57 3X 58 2 59 4R 60 3R 1------r-------61 4R 62 3R 63 4R 64 2R 65 3R 66 4R 67 3 68 4 69 3 70 4 -------------71 2 72 3X 73 4 74 2 75 4 76 2R 77 2 78 4R 79 2R 80 3R I 8/27/2010 ATTACHMENT 6 Front Yard Setbacks Individual Building Plane Setbacks in Feet Weighted Plane #1 Plane #2 Plane#3 Plane #4 Plane#5 Plane#6 Average 18.90 23.60 ~ 19.68 20.30 21.50 20.95 -----------------------------------------------22.10 31.60 21.30 25.12 20.20 20.10 20.15 20.90 24.90 21.12 19.90 21.10 20.55 23.10 33.00 22.30 26.26 19.80 23.80 20.12 22.00 32.00 22.00 25.45 17.10 22.10 18.22 20.10 22.30 21.30 21.90 30.90 20.60 24.58 -----------------------------------------------19.50 20.60 20.10 21.50 31.10 20.20 24.39 20.50 21.10 20.83 22.70 26.80 22.80 31.50 35.00 20.10 28.98 27.70 20.00 23.51 25.20 30.80 20.00 25.43 17.90 20.40 19.26 34.00 38.80 26.20 33.11 19.20 20.00 19.64 -----------------------------------------------17.40 21.90 22.20 32.20 18.10 22.00 17.00 23.50 40.70 34.50 18.20 22.70 19.20 23.70 22.90 24.40 18.50 23.40 23.50 33.40 22.20 23.00 2 18.22 25.65 20.22 18.94 37.33 18.94 19.85 23.72 19.43 26.76 NEIGHBORHOOD AVERAGE: I 22.01 Neighborhood 3.1 Section B Table 3 Page4 of6 I TABLE 3 Average Lot# Plan Elevation Color Front Rear 1 4R ·A 1 22.33 19.9 2 3 c 9 26.39 27.4 3 2 B 5 20.75 24.1 4 1 B 7 20.94 22.5 5 3 A 3 25.32 22.6 6 4 c 10 19.81 21.3 7 1 A 1 19.98 17.3 8 4 B 7 20.32 21.1 9 3 c 10 25.09 21.2 10 4 A 3 21.66 21.3 11 1 c 12 20.23 20.9 12 3 B 7 24.53 21.9 13 2 A 2 20.84 23 14 4 c 10 22.09 20.9 15 1 B 5 20.73 18 16 4 R A 4 22.16 25.3 17 3 c 9 24.99 18.5 18 4 B 6 21.60 26.4 19 2 R c 11 19.12 24.7 20 2 B 8 18.85 23.1 21 3X R A 2 23.45 17 22 4R c 10 19.73 15 23 1 R A 1 18.31 15.6 24 3 R B 6 24.52 15 25 4 A 3 18.72 45.4 26 3 c 11 26.96 30.5 27 2 R B 5 15.00 49.4 28 4 B 7 22.59 54.5 29 2 R c 9 19.21 43.7 30 4 A 1 20.09 27.8 31 3X B 5 23.93 79.4 32 2 R A 3 17.47 74.1 33 4 R c 12 20.27 63.4 34 3 R A 1 25.85 51.4 35 4 R B 8 20.90 52.5 36 4R A 4 22.19 48.1 37 2 R c 11 18.49 48.3 38 4 R B 6 20.48 43.7 39 3 R A 2 24.45 42 40 4 R c 9 18.82 49.7 41 3 R B 5 23.89 45.8 42 2 R A 4 17.49 53 43 4R B 8 19.95 45.3 44 3 R c 11 24.95 41.8 45 2 R c 12 17.27 50.2 46 4R B 6 19.73 47.5 47 3 A 2 24.39 48.3 48 3 B 7 23.65 15 49 2 B 6 19.68 17.3 50 4 A 2 20.95 15.1 51 3 c 11 25.12 15.2 52 4 B 8 20.15 15 53 2 A 1 21.12 15.6 54 4 A 3 20.55 15.4 55 3X B 5 26.26 15 56 2 c 9 20.12 17.6 57 3X A 1 25.45 15.1 58 2 B 8 18.22 19.2 59 4R c 9 21.30 15 60 3 R A 4 24.58 15 61 4R B 6 20.10 15.2 62 3 R B 5 24.39 20.2 63 4R A 2 20.83 22.3 64 2 R B 8 22.80 29.6 65 3 R c 11 28.98 40.1 66 4 R B 5 23.51 27.7 67 3 A 3 25.43 15 68 4 c 12 19.26 18.6 69 3 B 7 33.11 39.7 70 4 A 1 19.64 24 71 2 c 9 18.22 29.4 72 3X A 4 25.65 24.9 73 4 c 10 20.22 31.2 74 2 B 7 18.94 31.2 75 4 A 3 37.33 53 8/27/2010 Individual Lot Data La Costa Oaks North Neighborhood 3.1 Setbacks (ftl Side Yard Left Right Combined 6.8 11.4 18.2 7.3 10 17.3 15.2 15.5 30.7 9.4 11.5 20.9 11.6 13 24.6 11.3 13 24.3 7.3 14.5 21.8 9.1 11.7 20.8 11.4 11.9 23.3 12.5 12.5 25 11.2 12 23.2 9.1 8 17.1 7.3 11 18.3 8.6 11 19.6 8.5 12.5 21 6.5 16.7 23.2 11 8.6 19.6 8.9 10.7 19.6 6.1 6.7 12.8 7.4 5.3 12.7 6.2 6.5 12.7 6 8.4 14.4 6.3 6.3 12.6 7 7.2 14.2 5.3 9.8 15.1 12 7.8 19.8 5.3 7.4 12.7 5.9 6.8 12.7 5.3 7.4 12.7 6.3 6.4 12.7 7.2 5.3 12.5 7.8 6.3 14.1 11.7 7.3 19 9.2 8.5 17.7 22 10.9 32.9 13.4 37 50.4 11.5 7.5 19 9.8 7 16.8 9.3 5.6 14.9 9.4 10.8 20.2 9.2 6.8 16 10.4 6.4 16.8 8.8 8.4 17.2 9 6.2 15.2 10.5 7.1 17.6 10.1 6.3 16.4 28.2 9 37.2 8.5 21.8 30.3 9.8 10.4 20.2 7.5 10.2 17.7 8.2 8 16.2 5.5 11.9 17.4 10.6 9.8 20.4 7.7 10 17.7 8.9 9 17.9 8.3 12.7 21 5.3 8.8 14.1 29 8 37 10.8 27.5 38.3 7.6 9.3 16.9 9.1 8.9 18 7 11 18 12 8.6 20.6 10 12.3 '22.3 11 11.2 22.2 8.5 10.6 19.1 24 12.5 36.5 16.7 13 29.7 17.1 6.5 23.6 10.1 10 20.1 6.7 6.4 13.1 5.1 7.8 12.9 7.6 8.4 16 6.7 7.5 14.2 20.4 21.8 42.2 1 Garage 23.2 22.7 24.7 21.4 21.6 20.4 20.9 20 21.3 22.3 21 20.9 24.8 23 21.5 22.8 21.2 21.1 22.9 22.8 20 20 20.2 20.2 21 20 29.4 21.5 23 21 20.3 21.2 21.5 21.8 21.4 23.1 22.2 21.3 20.4 20.1 20 21.5 20.5 21 21.1 20 20.9 20.2 23.6 21.5 21.3 20.1 24.9 21.1 22.3 23.8 22 22.1 22.3 20.6 20.6 20.2 21.1 26.8 20.1 20 20 20.4 24.8 20 21.9 22.2 22 23.5 34.5 Net Pad Porch Area (SF) 15.3 5,468 20.8 6,330 7,178 13.3 6,666 24.9 6,725 12.9 6,353 19.9 6,412 13 6,211 19.6 6,488 14.8 6,725 16.5 6,596 24.6 6,018 5,838 15 5,968 12.9 6,430 14.9 5,917 19.3 6,076 14.6 6,691 5,345 5,271 23.2 5,271 13 5,760 5,656 24.1 5,374 10 7,054 20.3 7,231 7,393 16.3 7,334 6,592 13 5,827 24 5,319 5,147 12.8 5,731 25.5 5,765 12.5 5,849 15.1 7,909 5,999 12 5,708 24.2 5,611 11.4 5,940 23.9 5,647 5,593 11.7 5,654 19.5 5,581 5,676 11.8 5,561 24.1 5,643 23.4 5,995 5,745 14.1 5,811 19.6 5,761 12.7 5,766 5,741 13.7 5,803 26.1 5,344 5,176 25.2 5,357 5,428 14.1 6,203 24.1 5,925 11.7 6,029 24.2 6,511 14.1 6,824 7,424 24.5 8,173 18.4 7,080 24.1 9,888 11.9 10,593 32.1 9,762 12.6 6,780 5,044 25.4 5,311 12.2 5,888 5,046 33.3 9,982 ATTACHMENT 7 Building Coverage 11 Sq. Footage 2,188 2,152 2,020 2,563 2,152 2,188 2,563 2,188 2,152 2,188 2,563 2,152 2,020 2,188 2,563 2,188 2,152 2,188 2,020 2,020 2,110 2,188 2,563 2,152 2,188 2,152 2,020 2,188 2,020 2,188 2,110 2,020 2,188 2,152 2,188 2,188 2,020 2,188 2,152 2,188 2,152 2,020 2,188 2,152 2,020 2,188 2,152 2,152 2,020 2,188 2,152 2,188 2,020 2,188 2,110 2,020 2,110 2,020 2,188 2,152 2,188 2,152 2,188 2,020 2,152 2,188 2,152 2,188 2,152 2,188 2,020 2,110 2,188 2,020 2,188 %of Net Pad 40.0% 34.0% 28.1% 38.4% 32.0% 34.4% 40.0% 35.2% 33.2% 32.5% 38.9% 35.8% 34.6% 36.7% 39.9% 37.0% 35.4% 32.7% 37.8% 38.3% 40.0% 38.0% 45.3% 40.0% 31.0% 29.8% 27.3% 29.8% 30.6% 37.5% 39.7% 39.2% 38.2% 37.3% 37.4% 27.7% 33.7% 38.3% 38.4% 36.8% 38.1% 36.1% 38.7% 38.6% 35.6% 39.3% 38.1% 35.9% 35.2% 37.7% 37.4% 37.9% 35.2% 37.7% 39.5% 39.0% 39.4% 37.2% 35.3% 36.3% 36.3% 33.1% 32.1% 27.2% 26.3% 30.9% 21.8% 20.7% 22.0% 32.3% 40.0% 39.7% 37.2% 40.0% 21.9% Neighborhood 3.1 Section B Table 4 Page5of6 TABLE 3 Lot# Plan Elevation Color Average Front Rear Individual Lot Data La Costa Oaks North Neighborhood 3.1 Side Yard Left Right Combined Garage Porch Net Pad Area (SF) ATTACHMENT 7 Coverage 11 Sq. Footage % of Net Pad 1/ "Building Coverage"= net pad area of a site occupied by the habitable area of any building or structure as measured from the outside of its surrounding external walls or supporting members. Includes garages ar£1 the perimeter.area of a basement. Excludes exterior structures such as covered porches, pennanent structural elements protruding from buildings such as overhanging balconies that project less than 8ft. from the building, arxl porte cocheres oot exceeding a length of 22 feet and a 'Nidth of 8 feet. Also excluded are roof eaves extending less than 30 inches from the face of any building, awnings, open parking areas, structures under 30 inches in height and masonry walls not greater than 6 feet in height such as wing·walls, planter walls or grade--separation retaining walls. 2 8/27/2010 Neighborhood 3.1 Seclion B Table 4 Page 6 of6 TABLE 3 Front Building Plane Data Floor Plan# Plane #1 Plane #2 Plane #3 Plane #4 1 Frontage 19.9 19.1 % of total Frontage 51.03% 48.97% 0.00% 0.00% 2 Frontage 13.5 20.3 3.5 % of total Frontage 36.19% 54.42% 9.38% 0.00% 3 Frontage 12.6 13.3 12.6 % of total Frontage 32.73% 34.55% 32.73% 0.00% 3X Frontage 12.6 13.3 12.6 %of total Frontage 32.73% 34.55% 32.73% 0.00% 4 Frontage 17 20.3 % of total Frontage 45.58% 54.42% 0.00% 0.00% 8/27/2010 3 Plane #5 Plane #6 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% ATTACHMENT 7 Total Frontage 39.0 100.0% 37.3 100.0% 38.5 100.0% 38.5 100.0% 37.3 100.0% Neighborhood 3.1 Section 8 Table 2 Page 2 of 6 TABLE 3 Unit Summary Table 1st Floor 2nd Floor Garage % of 2nd Floor Total Plan Area Area Area vs. 1st Floor 11 Area 1 2,078 485 0.0% 2,563 2 1,440 1,590 5_80 78.7% 3,610 3 1,440 1,722 712 80.0% 3,874 3X 1,398 1,684 712 79.8% 3,794 4 1,582 1,750 606 80.0% 3,938 1/ The 2nd story of any house does not exceed 80% of the 1st story square footage, including all garage area. 21 Building heights shown indicate the maximum building height for each proposed plan type. Plan 2 includes an additional30 sf for the for cantilever area and Plans 3/3X includeds an additional12 SF. 8/27/2010 4 ATTACHMENT 7 Building' Height 21 18'-2" 25'-3" 27'-1" 27'-1" 24'-8" Neighborhood 3.1 Section B Table 1 Page 1 of 6 DESIGN ELEMENTS a. Variely ol Roof Planes b. Deeply Recessed Windows and Doors c. Paned Windows and Doors PI.AN ONE ~anta ~aroara .... Mediterranean Craftsman Bungalo .. on J e a Italian La Costa Oaks North Neighborhood 3.1 BUILDING ELEVATION DESIGN ElEMENTS PI.ANTWO ~anta ~aroara C at 8 1 Mediterranean ~ lsman unga ow Italian r I I .ill>O Sllle JlmJ .flOOI r ld PI.AN THREE AND THREE X ~anta ~arDara Mediterranean Craf!sman Bungalow r 1 Italian ~anta Haroara Mediterranean I ., ., ., ., ., PI.AN FOUR Craftsman Bungalow Italian ro e --1----+--+--I--+--+--1--+---+--H-+--+·--1--+--t--l--r----., ., ., l----+---l---l----j-+---J--~-tr--ll--t---+--l---+-+--l-+----ll---ll--______,l---l---l--+-----+--l---l---+--ll---+-t---l--1----+--l---+---t--- lr-------------H·-~-t--l--+--+--l---t--+-ll----+-~--l----+--r-l---+-+--t-l--t--+-l---+-~-1--+-~--J--+--t--1--+--+--1--t-~-~ d. Exposed Roof Beams or Rafter Tails -------------~1--+--+--l--t--+--l--+---+--l+--l----1---~+---+-----+--t-~l--+--t~-I--~--+--I--+--+--------+--1--+---+--I--+--+---Y e. Decorative Window Ledges Y" -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' j -1' -1' -1' -1' ,/ -1' -1' -1' -1' -1' -1' -1' ,/ -1' -1' -1' -1' -1' ,/ -1' -1' ,/ -1' ~-Accent Male rials such as Stucco, Wood, -· -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' ,/ -1' ~ and Stone .. --1-----1---1--1----+-+-+---l---t---1--l---t---r------,.--·1--+-+--1--l--+---1 . -,---+--1--t'----+--1---+---+--11 g. Window and Door lintels 11------------1---+-+--l----t--l--1·--+--+---+·---tl---l--+--+----l·--+--r-ll--+--+---1--t--+--I--+--+--H,-·-+-~-f--+--+--r--+--+- h. Dormers 11-----------------1-·---~-+--+--+-~--t--+---ll--+---+--l----+--+--l--l---+--ll--+-~1---~--+-+--l'--+--l---l r-----1----1---+--+---11 I. Accent and Varied Shape Windows -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' -1' ,/ -1' -1' -1' -1' -1' -1' ,/ -1' -1' -1' -1' -1' -1' -1' -1' -1' ,/ -1' jWi"rlow Boxesand Planters with l---+-t----l-+-+-_,-ll-0-._,-,+--f---l+-_,-t-+-.,-l-.,-l---;,--t-.,-l·-.,-+-+-l· ---·--1--_,-+--+-.,--I--+-+-H--+--f--1---+_,-+-_,--1-+-+--11 · Archlleclu.ralfv Evident Su!!!!o.,_rts"'---l--+-~--l---+--+-+'"-. -'-+1 '---+---ll---+--+--l--ti---+--I--+---+--H--+-+--1--+--+-·I--I--+--. --r-----:---1-- k. Exterior Wood Elements I Variations in Colors of Stucco and otiie-:-r--l~--1/-/-+--/l--/+---+--I --+-+--ll---+--l--l-+-+--l--+--+--ll---+--+-~------'~--+--1--·+---+--l· ---r---r-·--11--+--+--1--+--+--1' v v v v .,.,.,.,., .,.,.,.,.,.,.,.,., .,.,.,.,.,.,.,.,., ,/,/,/,/,/,/,/,/,/ · Elements Accent Colors on Doors, Shutters or oilier· ·-.,-+-_,-+-.,-I--_,-+-_,--:; _, _, _, _, _, _, _, -1' -1' -1' -1' -1' -1' -1' -1' -1' _, -1' -1' -1' _, -1' -1' -1' -1' -1' -1' -1' -1' -1' 11-m·~Eie~m~e~nts~---------ll--+--t--I---+---+--I--+--+--H--+--+---I·-~--+--I--+-+--II--+--+---I--t--+--l--+--t--lll----+--+--·l--r-----l--+--+-; n. Stucco Wainscoting ll-------------H--+--!--1----+-+--I--+--I---·I--+--+--I--+-+--I--!-·-+---II--+---+--I--+---+--I--+---+--H----+---+--I--+---+--I--tl---+-ll o. Covered Balconies p. Arched Elements ., ., ., -------ll--+--+--1--t--ti---J--~--+-ll--t-+--l-+-+--l-+-+---l-1---t---1--t--+-·1--t--+-11--+--t--11----+-+---1--+--t--11 q. Shutters ., ., ., ., ,/ ., ., ., ., ,/ ., ., ., ., ., Raised Stucco Trim around Windows and r. Don~< ., ., ,/ ., ., ., 412612010 Section A, Item 119 ... , .... (---------~ I I ~ j i : ~ ! r ~.:= r I I --r-~--L _________ J i i i i i i s \ i i i i i i PLAN PLAN 2 2,078 S.F. 3,000 S.F. FLOOR PLAN COMPOSITE -COMPLIANCE EXHIBIT [fJ LA COSTA OAKS SrANI't'~ft'""" CARLSBAD ,CA r : r 't 3 . I --=~00::.--SCALE 118" = 1'-lr PLAN 3 & 3X 3, ISO S.F. M(N ___________________ _ PLAN 4 3,332 S.F. (4.6.3.B.4.F & 1.6.3.B.4.G) SECOND STORY FRONT & REAR BUILDING PLANES SEE CIRCLED NUMBERS llASSENIAN AS *MM Lt'CCN J52.JOJ78 08.3 0. I 0 ~I I L' "'\ -I o, "' o, ~I o, _, 7'-6" 39'-0" REAR YARD IS' X IS' MIN +--{9------------------------------....... :!}----'!.- 50.00' MIN FIRST FLOOR REFLECTS SANTA BARBARA ELEVATION LA COSTA CARLSBAD ,CA i I I II SCALE liB""' 1'..()" ,l:\GROUP'l\t52\0l78\0I78FUliAJ:t!NG OAKS 3 . I PLAN lA 2,078 S.F. TOTAL: 2,078 S.F. GARAGE: 485 S.F. FOOTPRINT: 2,563 S.F. OCCUPANCY: R-3, U CONSTRUCTION: TYPE VB MSSENIAN AS¥& &A I.J'CCN I 52. I 0 I 78 0 8.3 0. I 0 FRONT ROOF PLAN 4:12U.N.O. O.H.AT EAVE: 8" O.H. AT RAKE: 3" PLAN lA SANTA BARBARA LA COSTA CARLSBAD ,CA SCAL£ Ill"= I'Q j:\G1lOUPl\15110178\DI78EL\II.DWG 16 I OAKS SANTA BARBARA A 114'-1'-0" 3 . I ELEMENTS OF SANTA BARBARA A. S-TILE ROOFING B. PREDOMINATELY GABLE ROOF FORMS C. SAND FINISH STUCCO D. SHAPED EAVE DETAIL E. DECORATIVE TILE AT ENTRY OR PRINCIPLE OPENING OR WINDOW F. WROUGHT IRON DETAIL {PLANSJ & 4) G. ARCHED WINDOW WITH STUCCO COLLAR TRIM H. DECORATIVE VENT RECESS DETAIL L DECORATIVE STUCCO CORBELS AT PRINCIPLE OPENINGS J. CLEAN WHITE STUCco·coLOI\5 TO WARM SANDY HUES ACCENTED WITH EARTHY WOOD TONES AND TRADITIONAL TERRA COTTA BARREL TILE ROOFING K. METAL ROUL UP CARRIAGE GARAGE DOOR BA.5SENlAN eaaa IS2.1017B 08.30.10 7'-6" ~I I ~ I:• -I o, o, ~I o, _, PORCH 39'-0" ,----------, REAR YARD IS' X IS' MIN -'1.---{9------------------------------<fl)----'lr 50.00' MIN FIRST FLOOR REFLECTS CRAFTSMAN BUNGALOW ELEVATION LA COSTA OAKS CARLSBAD ,CA I I I 11 SCAL.EIIS"~I'Q J:\GROUP2\15210178\0l78Flll1B.DWG 3 . I PLAN 2, 0 7 I FIRST: GARAGE: FOOTPRINT: OCCUPANCY: IB S. F. 2,071 S.F. 485 S.F. 2,556 S.F. R-3, U CONSTRUCTION: TYPE VB PASSENIAN 1M 9 @ LACCN I 52. I 0 I 78 08.3 0. I 0 • FRONT CRAFTSMAN BUNGALOW B LHT ROOF PLAN 4:12 U.N.O. O.H. AT EAVE: 24" O.H. AT RAKE: 18" PLAN I B CRAFTSMAN BUNGALOW LA COSTA OAKS CARLSBAD ,CA " j:~,IIOUP2\J52JDJ11\0178ELVLDWG fliGHT 3 . I 1/4'-1'-0' ELEMENTS OF CRAFTSMAN BUNGALOW A. FLAT CONCRETE TILE ROORNG B. PREDOMINATa Y GABLE ROOF FORMS C. SAND FINISH STUCCO D. 6X6 WOOD RAFTER TAILS E. RECESSED GABLE END VENT F. DECORATIVE WOOD OUTLOOKERS G. WOOD POTSHELVES H. WOOD SIMULATED HEAD & SILL TRIM AT WINDOWS I. DECORATIVE SHUTTERS J. WOOD SIMULATED SIDING OR SHINGLE AT GABLE END K. WOOD POST ON BATTERED PEDESTALS W/ STONE VENEER L EARTHY TANS TO KHAKI GREEN STUCCO COLOR RANGE ACCENTED WITH RICH WOOD TONES AND FLAT BRUSHED TILE ROOFING M. METAL ROLL UP CARRIAGE GARAGE DOOR BASSENIAN &4i¥M*M¥' l.IGCN 152.10178 08.30.10 ~I I I:• ,. -I o, &> o, ~I o, _, r----------, REAR YARD IS'XIS'MlN I I I I I I I -'ir-------{:9---------------------------- 50.00' MIN FIRST FLOOR REFLECTS ITALIAN ELEVATION LA COSTA CARLSBAD ,CA f 1 I I SCALE 11'1" .. I'.()" J:IGR.OUPll 1521017810 178FL.R.I c.rJWG OAKS· . ' ::a 3 . I PLAN 2, 0 7 I FIRST: GARAGE: FOOTPRINT: OCCUPANCY: IC S. F. 2,071 S.F. 485 S.F. 2,556 S.F. R-3, U CONSTRUCTION: TYPE VB 152.10178 08.30.10 STANDAROPAcnriC HoMES FRONT ROOF PLAN 4:12 U.N.O. O.H. AT EAVE: 18" O.H. AT RAKE: 4 .. PLAN I C ITALIAN LA COSTA CARLSBAD ,CA .,.____ SCALEUB"~I'.V J:\GilOUPl\JS210l78\DI7BELVIDWG 1\EAJ\ OAKS ITALIAN C ---------- 3 . J 1/4'-1'-0" ELEMENTS OF ITALIAN A. S. TILE ROOFING B. PREDOMINATELY HIP ROOF FORMS C. SAND FINISH S'TUCCO D. SHAPED CORBELS AT EAVE E. SAND FINISH S'TUCCO CORNER BAND F. STONE VENEER (PLANS 3 & -4) G. ARCHED WINDOW WITH S'TUCCO TRIM (PLAN 2) H. AACH OR ARCADE AT ENTRY I. WROUGHT IRON RAIL OR POT SHELF (PLANS 2, 3, & -4) J. DECORATIVE SHUTTERS K. BUTTERY GOLD TO EARTHY MEDIUM S'TUCCO TONES ACCENTED WITH RICH WOOD HUES AND RED/TERRA COTTA BARREL TILE ROOFING L METAL ROLL UP CARRIAGE GARAGE DOOR 152.10178 08.30.10 • z :L 0 0 0 0 7'-6" 37'-4" 5'-2" ~---------------------------1--- I I I r---------, I I I I I I I I I I REAR YARD I I I 15'XIS'MIN I I I I I I I I I ~ I I ' omCINot.Lili*ISLGLDOCJil. I L I J I --------' IElEi!Jl;;:aJ I I I 2'-0~~ 0£)1®1 "tlJ I © cr'~=,~, I I -"-'' & ~"' ~ i rD bd Dl ' LAU I I ITCHEN m I •·•· = I ' I I •·•·= I • , • I I I I t I . rrlJ?[ : I Od!®l LL,, 1-I I r-=f;;:clr\ ~ I I ~ ------------------------ XXX XXX XX XX TA EM GA GE n Vx ~ ~ 0 I , 1= DINING 16 .. !.11!! 0 .HO y ~ >§ ~& ~ 1\oi"Q.G. Ql,. 9..! ~-=r;- Y-h.Z )9 rs• ~ r-tfffij In ~ ~ i ~1 ·~ : ! ! )< >j:__ i ENTRY ~)6 ~ I ... = ______ """-" STO"""' STO "" 149CU FT ,., FT. 2.rX6.S'X8.S' <t'X6.5' I !()I -:J IIWlH ------ I GARAGE BATH~•·= 2(1..!! ~ lQ..! I 7\i:::::i.l I :83~ I I I I ~ ~ BEd~M4 0 I -----1 11 II.! I 18 El:f:l.----------------------------------L----i----------I _j I I ----------------------- I I I I I I I I &-----'------------------------- 50.00' MIN FIRST FLOOR REFLECTS SANTA BARBARA ELEVATION I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ! I ! I I I I I I I ;._ LA COSTA OAKS 3 . I CARLSBAD ,CA f 1 I I SCAL.EIJ.4",.1'.()" J:IGIUJUP'l\15210178\DESIGN\AA.CHIVE\PI.AN 2 DESIGN\0178FLJUA.IST.DWG ~ ~ "' . "" .,;, "' ~ ;.., "" = ~ ~ - PLAN 2A 3, 0 0 0 S. F. FIRST: 1,410 S.F. SECOND: 1,590 S.F. TOTAL: 3,000 S.F. GARAGE: 580 S.F. FOOTPRINT: 2,020 S.F. FIRST: 1,410 S.F. GARAGE: 580 S.F. CANTILEVER: 30 S.F. OPT. HOBBY SPACE: +93 S.F. (TOTAL: 3,093 S.F .) OCCUPANCY: R-3, U CONSTRUCTION: TYPE VB &\SSENlAN •. ,. 152.10178 08.3 0 .. I 0 cr------------------------------~ I I MASTER BEDROOM 16-hiS.! c11 I I I G------------------------------~ SECOND FLOOR REFLECTS SANTA BARBARA ELEVATION LA COSTA OAKS 3 . I CARLSBAD ,CA 0 ' ' ------SCl.LE 11-t"•l'..t:!' J:\GP.OUPl\15110 118\0 178FLRlA-lND.DWG PLAN 2A B-'ISSENlAN e MMFSAA 152.10178 08.3 0. l 0 • Sr~cmc FRONT ROOF PLAN 4:12 U.N.O. O.H. AT EAVE: 8" O.H. AT RAKE: 3" PLAN 2A SANTA BARBARA LA COSTA CARLSBAD ,CA f : f SCALE 118"=1'-tf " ' OAKS SANTA BARBARA A 3 . I l/4~ ~ 1'-0" ELEMENTS OF SANTA BARBARA A S. TILE ROOFING B. Pl\EDOMINA TEL Y GABLE ROOF FORMS C. SAND FINISH STUCCO D. SHAPED <AVE DETAIL E. DECORATIVE TILE AT ENTRY OR PRINCIPLE OPENING OR WINDOW F. WROUGHT IRON DETAIL (PLANS3&4) G. ARCHED WINDOW WITH STUCCO COllAR TRIM H. DECORATIVE VENT RECESS DETAIL L DECORATIVE STUCCO CORBB.S AT PRINOPLE OPENINGS J. CLEAN WHITE STUCCO COLORS TO WARM SANDY HUES ACCENTED WITH EARTHY WOOD TONES AND TRADITIONAL TERRA COTTA BARREL TILE ROOFING K. METAL ROLL UP CARRIAGE GARAGE DOOR &-\SSENJAN 8¥ I 52. I 0 I 78 08.30. I 0 z l: 0 0 0 0 I I 7'-6" r---------, REAR YARD IS' X IS' MIN 37'-4" 5'-2" d1-------------__ _j_ __ ------'----f">-----'~ 50.00' MIN FIRST FLOOR. REFLECTS CRAFTSMAN BUNGALOW ELEVATION LA COSTA OAKS 3 . I CARLSBAD ,CA 1 i l I SCAL..EIW•I'oO" j:\GROUPl\15210178\DESIGN\AFI.CHIVE\PlAN 2 DESIGN\0178FL.Rl&oiSTDWG PLAN 2B 3 '0 0 0 S. F. FIRST: 1,410 S.F. SECOND: 1,590 S.F. TOTAL: 3,000 S.F. GARAGE: 580 S.F. FOOTPRINT: 2,020 S.F. FIRST: 1,410S.F. GARAGE: 580 S.F. CANTILEVER: 30 S.F. OPT. HOBBY SPACE: +93 S.F. (TOTAL: 3.093 S.F.) OCCUPANCY: R-3, U CONSTRUCTION: TYPE VB IYISSENIAN MM8 * LAGCNl 152.10178 08.30.10 ~-----------------------------~ I I I clr--------------------------------0 SECOND FLOOR REFlECTS CRAFTSMAN BUNGAlOW ElEVATION LA COSTA CARLSBAD ,CA 1 1 I SCAI.Eii<f""'l'.o" J:\CII.OUP2\1Sli017810178Fl.IUB-lND.DWG OAKS 3 . I PLAN 2B IY\SSENIAN MS&M 152.10178 0 8. 3 0. I 0 FRONT ROOF PLAN 4:12 U.N.O. O.H. AT EAVE: 24" O.H. AT RAKE: 18" PLAN 2 B CRAFTSMAN BUNGALOW B 11<"-1'-0" -----------~----11--11 ------- ELEMENTS OF CRAFTSMAN BUNGALOW A FLAT CONCRET< TILE ROOFING B. PREDOMINATELY GABLE ROOF FORMS C. SAND ANISH STUCCO D. 6X6 WOOD RAFTER TAILS E. RECESSED GABLE END VENT F. DECORATIVE WOOD OUTLOOKERS G. WOOD POTSHELVES H. WOOD SIMULATED HEAD & SILL TRIM AT WINDOWS I. DECORATIVE SHUTTERS J. WOOD SIMULATED SIDING OR SHINGLE AT GABLE END K. WOOD POST ON BATTERED PEOEST AlS WI STONE VENEER L EARTHY TANS TO KHAKI GREEN STUCCO COLOR RANGE ACCENTED WITH RICH WOOD TONES AND FLAT BRUSHED TILE ROOANG M. METAL ROLL UP CARRIAGE GARAGE DOOR CRAFTSMAN BUNGALOW LA COSTA CARLSBAD ,CA r 1 r ., SCALE Ill" .. 1'..(1" OAKS 3 . I BIISSENlAN I 52. I 0 I 7 8 OB.lO. I 0 9 z I:, 0 0 0 0 I I 7'-6" r---------, REAR YARD lS'Xl5'1"1lN 37'-4" 5'-2" _j c,._ ___ --------------------·------fl)---"i.- 50.00' MIN FIRST FLOOR REFLECTS ITALIAN ELEVATION LA COSTA OAKS 3 . I CARLSBAD ,CA F 1 I I SCALE JW"' J'.()" PLAN 2C 3 '0 0 0 S. F. FIRST: 1,410 S.F. SECOND: 1,590 S.F. TOTAL: 3,000 S.F. GARAGE: 580 S.F. FOOTPRINT: 2,020 S.F. FIRST: 1.'110 S.F. GARAGE: 580 S.F. CANTILEVER: 30 S.F. OPT. HOBBY SPACE: +93 S.F. (TOTAL: 3,093 S.F.) OCCUPANCY: R-3, U CONSTRUCTION: TYPE VB 152.10178 0 8. 3 0. I 0 @---------------------------------Ep I I dt---------------------------------Eb SECOND FLOOR REFLECTS ITALIAN ELEVATION LA COSTA CARLSBAD ,CA f l : SCALE 1/<f""' l'.o" J:IGROUP2\15li0118\0178FLIUC.2NO.OWG OAKS 3 . I PLAN 2 C MSSENIAN MA39 9 ua::.N I 52. I 0 I 7 8 08.30.10 FRONT ROOF PLAN "1:12U.N.O. O.H. AT EAVE: 18" PLAN 2C ITALIAN LA COSTA CARLSBAD ,CA 4 8 16 -----SCAL£ 118"• I'.(J" j:\GROUI'l\15210178\0ESIGN\AR.CHIVE\A..AN 2 OESIGN\0178ELVlC.DWG OAKS 3 . I ITALIAN C I/<!"· I'.()" ELEMENTS OF ITAUAN A. S • TILE ROORNG B. PREDOMINAlUY HIP ROOF FORMS C. SAND RNISH STUCCO D. SHAPEDCORBB.SAT EAVE E. SAND RNISH STUCCO CORNER BAND F. STONE VENEER (PLANS 3 & 4) G. ARCHED WINDOW WITH STUCCO TRIM (PLAN 2) H. ARCH OR ARCADE AT ENTRY L WROUGHT IRON RAIL OR POT SHELF (PLANS 2. 3, & 4) J. DECORATM SHUTTERS K. BUTTERY GOLD TO EARTHY MEDIUM STUCCO TONES ACCENTED WITH RICH WOOD HUES AND RED I TERRA COTTA BARREL TILE ROOFING L METAL ROLL UP CARRIAGE GARAGE DOOR I 52. I 0 I 7 B 08.3 0. I 0 8'-0" 38'-6" 5'-2" -'lr--\0--------------------------- zl _, I:' . I 01 o' c:;;l ,----------, REAR YARD IS' X IS' MIN o: -~----- 50.00' MIN FIRST FLOOR REFLECTS SANTA BARBARA ELEVATION • 5TANDARDPAC1FlC H'""" LA COSTA CARLSBAD ,CA 1 1 I I SCALE 114",. 1'-0" j:\CiROUP2\15210118\0178FLRlADWG CONSERVATORY ~ _, ..... .... --------~2}----'k- OAKS 3. I OFf. HOBBY 12.-2~ 10.! OPT. HOBBY AT GARAGE AT DINING OPT. PARLOR AT DINING PLAN 3A 3, I 50 S. F. FIRST: 1,428 S.F. SECOND: 1,722 S.F. TOTAL: 3,150 S.F. GARAGE: 712 S.F. FOOTPRINT: 2,152 S.F. FIRST: 1,428 S.F. GARAGE: 712 S.F. CANTILEVER: 12 S.F. OPT. HOBBY: 128 S.F. (TOTAL: 3.278 S.F.) OCCUPANCY: R-3, U CONSTRUCTION: TYPE VB IS 2. I 0 I 7 8 08.3 0, I 0 FRONT ROOF PLAN 4:12 U.N.O. O.H. AT EAVE: 8" O.H. AT RAKE: 3" PLAN 3 A SANTA BARBARA LA COSTA CARLSBAD ,CA f : r j.'\GROUP2\IS110111'DJ78ELVJ.D'WG " I OAKS SANTA BARBARA A 1/4"-1'-C" REA.P. 3 . I ELEMENTS OF SANTA BARBARA A. S ·TILE ROOFING B. PREDOMINATELY GABLE ROOF FORMS C. SAND FINISH STUCCO D. SHAPED EAVE DETAIL E. DECORATIVE TILE AT ENTRY OR PRINCIPLE OPENING OR WINDOW F. WROUGHT IRON DETAIL (PLANS3&4) G. ARCHED WINDOW WITH STUCCO COLLAR TRIM H. DECORATIVE VENT RECESS DETAIL I. DECORATIVE STUCCO CORBELS AT PRINCIPLE OPENINGS J. CLEAN WHITE STUCCO COLORS TO WARM SANDY HUES ACCENTED WITH EARTHY WOOD TONES AND TRADITIONAL TERRA COTTA BARREL TILE ROOFING K. METAL ROLL UP CARRIAGE GARAGE DOOR AASSENII'.N A ARM&* lJ'(';CN 152.10178 08.30,10 FRONT ROOF PLAN 4:12 U.N.O. O.H. AT EAVE: 24" O.H. AT RAKE: 18" PLAN 3B CRAFTSMAN BUNGALOW B 114"-I'Q ~~~~~TE!.IHY llo\ltEI~!OCXAl!l-loT crr.»'l!lJ,•:na>IIIXIIO~ ELEMENTS OF CRAFTSMAN BUNGALOW A FLAT CONCI\ETl: TILE ROORNG B. PREDOMINA TILY GABLE ROOF FORMS C. SAND RNISH STUCCO D. 6X6 WOOD RAFTIR TAILS E. RECESSED GABLE END VENT F. DECORATIVE WOOD Ol/TLOOKERS G. WOOD POTSHELVES H. WOOD SIMULATID HEAD & SILL TRIM AT WINDOWS I. DECORA nVE SHliTTIRS J. WOOD SIMULATED SIDING OR SHINGLE AT GABLE END K. WOOD POST ON BATTIRED PEDESTALS W/ STONE VENEER L EARTHY TANS TO KHAKI GREEN STUCCO COLOR RANGE ACCENTED WITH RICH WOOD TONES AND FLAT BRUSHED TILE ROOFING M. METAL ROLL UP CARI\IAGE GARAGE DOOR CRAFTSMAN BUNGALOW LA COSTA CARLSBAD ,CA " ... _____ SCAI.EJII":J'.(J" j;\GRClUP2\ISli0171\011'BE.L.Vl.DWG OAKS 3. I BASSENIAN MS¥ *¥¥9 I.K.CN IS 2. I 0 I 7 8 DB .10. I 0 8'-0" 38'-6" 5'-2" +--@--------------------------- r---------~ I I I I . I REAR YARD IS' X 15'P1JN CONSERVATORY I I I T--t----.Jr----===1~--r~~~::~~;:;;;.-"'~-~~ 0 0 0 I I zl _, :L' -I 01 o' ol o: PO~CH -dt------- 50.00' MIN FIRST FLOOR REFLECTS ITALIAN ELEVATION LA COSTA CARLSBAD ,CA 1 i I sc.t.LE114'•1'o0" J:IGROUP'l\15ll017i\0178RJUc.DWG -----------EI)-------''1.- OAKS 3. I OPT. HOBBY ll.S•IO.! OPT. HOBBY AT GARAGE OPT. OFFICE '';..~:;:' () q]o 0 AT DINING () PT. PARLOt) t).±. 1512 r.l'aG. D 0 OPT. PARLOR AT DINING PLAN 3C 3' I 50 S. F. FIRST: 1,428 S.F. SECOND: 1,722 S.F. TOTAL: 3,150 S.F. GARAGE: 712 S.F. FOOTPRINT: 2,152 S.F. FIRST: 1,428 S.F. GARAGE: 712 S.F. CANTILEVER: 12 S.F. OPT. HOBBY: 128 S.F. [TOTAL: 3.278 S.F.) OCCUPANCY: R-3, U CONSTRUCTION: TYPE VB BASSENIAN && ea 152.10178 08. 30. I 0 cp-------------------------------~ I I I I S.S. EDGE DECK S.S. EDGE S.S. EDGE I Cr-------------------------------0 SECOND FLOOR REFLECTS ITALIAN ELEVATION STANDARDPAClFIC Ho= LA COSTA CARLSBAD ,CA P 1 I f SCALE IW"' 1'-0" j:\GROUP'l:\15li0178\0178FWC.OWG OAKS 3 . I DECK S.S.EDGE OPT. BATH 3 ATBEDROOM4 PLAN 3C BA.SSENIAN MS*M& LACCNI 152.10178 0 8. 3 0. I 0 FRONT ROOF PLAN 4:12 U.N.O. O.H. AT EAVE: 18" PLAN 3 C ITALIAN LA COSTA CARLSBAD ,CA f 1 ' 'l SCAI.EI/8""'1'-0"' J:\GROUP1115l!CI78\0!78aVJDNG OAKS ITALIAN C li'I"·I'.<J" I ------------------ 1\IGHT HCm.PA»GUNENl!CO'f!!.-AfDI'I.IA1M)"':r-~ ELEMENTS OF ITALIAN A. S • TILE ROOANG B. PREDOMINATELY HIP ROOF FORMS C. SAND FINISH STUCCO D. SHAPED CORBELS AT EAVE E. SAND FINISH STUCCO CORNER BAND F. STONE VENEER (PLANS 3 & 4) G. ARCHED WINDOW WITH STUCCO TRIM (PLAN 2} H. ARCH OR ARCADE AT ENYRY I. WROUGHT IRON RAIL OR POT SHELF (PLANS 2, 3, & 4) J. DECORATIVE SHUTTERS K.. BUTTERY GOLD TO EARTHY MEDIUM STUCCO TONES ACCENTED WITH RICH WOOD HUES AND RED I TERRA COTTA BARREL TILE ROOANG L METAL ROLL UP CARRIAGE GARAGE DOOR B'\SSENIAN 3. I MA¥2 9 VCCN 152.10178 08.30.10 38'-6" --'!.----@--------------------------- zl _, I:' -I o, o' ~I o: r----------, REAR YARD IS' X 15'MIN CONSERVATORY ~ I i i ~ 5'-2" -&-----------------------e:r---'1.- 50.00' MIN FIRST FLOOR REFLECTS SANTA BARBARA ELEVATION LA COSTA CARLSBAD ,CA I I l I SColllfll4'•1'.o"' j:\GROUf'liiSli0178\0178RAJXA.OWG OAKS 3. I OPT. HOBBY ·~·10.! OPT. HOBB AT GARAGE OPT. OFfiCE •>;,::;: 0 d[Jc 0 AT DINING OPT. PARLOR AT DINING PLAN 3XA 3 '0 7 0 S. F. FIRST: 1,386 S.F. SECOND: 1,684 S.F. TOTAL: 3,070 S.F. GARAGE: 712 S.F. FOOTPRINT: 2,110 S.F. FIRST: 1,386 S.F. GARAGE: 712 S.F. CANTILEVER: 12 S.F. OPT. HOBBY: 128 S.F. (TOTAL: 3, 198 S.F.) OCCUPANCY: R-3, U CONSTRUCTION: TYPE VB BA.SSENIAN MIRE? I 5 l. I 0 I 78 08.30.10 cr-------------------------------tp +------u-------.- 1 I S.S. EDGE S.S. EDGE I I I clr---------------------------------fb SECOND FLOOR REFLECTS SANTA BARBARA ELEVATION LA COSTA CARLSBAD ,CA I i I I SCALE ll'l"•l'.o" j:\GROUPl\152.1017a\0178Fl.RlXA.OWG OAKS 3 . I S.~ EDGE OPT. BATH 3 ATBEDROOM4 PLAN 3XA BA.SSENIAN A¥¥M?f¥W4 l.J'CCNI 152.10178 08.30.10 S'rANDARDPACIFIC HOM» FRONT ROOF PLAN 4:12 U.N.O. O.H. AT EAVE: 8" O.H.AT RAKE: 3'' PLAN 3XA SANTA BARBARA LA COSTA CARLSBAD ,CA f I I 'I SCALE 118"= 1'-0" J:'oGllOUI"l\15l10171Nli78Et.'o'lXDWG OAKS SANTA BARBARA A 3 . I 1/~·. 1'.()" ELEMENTS OF SANTA BARBARA A S • TILE ROOFING B. PREDOMINATELY GABLE ROOF FORMS C. SAND AN ISH STIJCCO D. SHAPI:D EAVE DETAIL E. DECORATIVE TILE AT ENTRY OR PRINCIPLE OPI:NING OR WINDOW F. WROUGHT IRON DETAIL (PLANS3&4) G. ARCHED WINDOW WITH STIJCCO COLLAR TRIM H. DE CORA TJVE VENT RECESS DETAIL I. DEC ORA TlVE STUCCO CORBELS AT PRINCIPLE OPENINGS J. CLEAN WHITE STIJCCO COLORS TO WARM SANDY HUES ACCENTED WITH EARTHY WOOD TONES AND TRADITIONAL TERRA COTTA BARREL TILE ROOFING K. METAL ROLL UP CARRIAGE GARAGE DOOR !WiSENIAN a a 152.10178 08.30.10 B' .. Q" 38'-6" ..._...---&--------------------------- zl _, l:' -I Oo o' c;;l o: ,-----------, REAR YARD IS' X IS' MIN CONSERYATORY ''"'' '" I i i i i - - ' KITCHEN 5'-2" -c!r-------------------------------€)---+ 50.00' MIN FIRST FLOOR REFLECTS CRAFTSMAN BUNGALOW ELEVATION LA COSTA OAKS 3 . I CARLSBAD ,CA 1 i I I SCAL..EI/ot".,l'.o" ):\GR.OUP2115l1017810178FLP.JX&.OWG OPT. HOBBY 11-!•IO.! OPT. HOBBY AT GARAGE OPT. PARLOR AT DINING PLAN 3XB 3' 0 7 0 S. F. FIRST: 1,386 S.F. SECOND: 1,684 S.F. TOTAL: 3,070 S.F. GARAGE: 712 S.F. FOOTPRINT: 2,110 S.F. FIRST: 1,386 S.F. GARAGE: 712 S.F. CANTILEVER: 12 S.F. OPT. HOBBY: 128 S.F. (TOTAL: 3,198 S.F.) OCCUPANCY: R-3, U CONSTRUCTION: TYPE VB I>'\SSENIAN M&MH I 52. I 0 I 78 08.3 0. I 0 y--------------------------------~ I I I I S.S. EDGE I &-------------------------------~ SECOND FLOOR REFLECTS CRAFTSMAN BUNGALOW ELEVATION LA COSTA OAKS 3 . I CARLSBAD ,CA P i I I SCALE~~· • l'.o" J:\GROUP2\15li0178\0178FLIUXB.DWG OPT. BATH 3 ATBEDROOM4 PLAN 3XB BA5SENIAN AI'*?&* l.J\CCN 152.10178 08.3 0. I 0 FRO NT CRAFTSMAN BUNGALOW B ROOF PLAN 4:12 U.N.O. O.H. AT EAVE: 24" O.H. AT RAKE: 18" PLAN 3XB CRAFTSMAN BUNGALOW LA COSTA OAKS CARLSBAD ,CA " ------SCAI.iJJ8"aJ'~ j:\GROUPl\ISlJOI1110178ELVlXDWG 1/~'-I'Q lt.JGHT ~tiii>«<UNEtoDC;.O.'IlS­ATCI'T .... lt<IAT_.• ~~~~~r;T£!liON.T ~li*IIOCJ.TJ'l;-AT CI'TIATHIATI!I>IOOI1• -------------~--- ELEMENTS OF CRAFTSMAN BUNGALOW A. FLAT CONCRETE TILE ROOANG B. PREDOMINATELY GABLE ROOF FORMS C. SAND FINISH STUCCO D. 6X6 WOOD RAFTER TAILS E. RECESSED GABLE END VENT F. DECORATIVE WOOD OUTLOOKERS 3. I G. WOOD POTSHELVES H. WOODSlMULATEDHEAD&SILL TRIM AT WINDOWS L DECORATIVE SHUTTERS j. WOOD SIMULATED SIDING OR SHINGLE AT GABLE END K. WOOD POST ON BATTERED PEDESTALS W/ STONE VENEER L EARTHY TANS TO KHAKI GREEN STUCCO COLOR RANGE ACCENTED WITH RICH WOOD TONES AND FLAT BRUSHED TILE ROOANG M. METAL ROLL UP CARRIAGE GARAGE DOOR I 52. I 0 I 78 08.30. I 0 8'-011 38'-6" 5'-2" --'1.---9--------------------------- r---------, I I zl -I Ll -I 01 ol ol o: REAR YARD IS' X IS' MIN -clr------- 50.00' MIN FIRST FLOOR REFLECTS ITALIAN ELEVATION PO~CH i LA COSTA STANDARDPACifiC HoME> CARLSBAD ,CA w : ' 1t SCAI.Eif8""'1·.o" j:\GR.OUP2\I521017B\0178FLIUXC.OWG CONSERVATORY 13.£ ~ 10.! [J~·!f:-P i i i i KITCHEN ' ' --------~fl}----'1.- OAKS 3. I OPT. HOBBY ll-9.•10.! OPT. HOBBY AT GARAGE OPT. PARLOR AT DINING PLAN 3 x-c 3 '0 70 S. F. FIRST: 1,386 S.F. SECOND: 1,684 S.F. TOTAL: 3,070 S.F. GARAGE: 712 S.F. FOOTPRINT: 2,110 S.F. FIRST: 1,386 S.F. GARAGE: 712 S.F. CANTILEVER: 12 S.F. OPT. HOBBY: 128 S.F. (TOTAL: 3,198 S.F.) OCCUPANCY: R-3, U CONSTRUCTION: TYPE VB MSSEN!AN M&&!i?MAA l.J'GCN 152.10178 0 8.3 0. I 0 cr---------------------------------4 -+------.------...-- I 1 I I I S.S. EDGE LOFT ll.!xll.!.!! S.S. EDGE D .. ,.=~ tlo 0 DECK S.S. EDGE clr--------------------------------fb SECOND FLOOR REFLECTS ITALIAN ELEVATION LA COSTA OAKS 3 . I CARLSBAD ,CA f I I 11 SCALE 118" ~ 1'.(1" j:\CiROUP'll15l10178\0178FI.P.3XCDWG DECK S.S. EDGE OPT. BATH 3 ATBEDROOM4 PLAN 3XC IY\SSENlAN MWM& l.t'CCNI 152.10178 0 8. 3 0. I 0 FRONT ROOF PLAN 4:12 U.N.O. O.H.ATEAVE: 18" PLAN 3XC ITALIAN LA COSTA CARLSBAD ,CA !iCAL£ 118"e I'.()" " I OAKS ITALIAN C IW-1'-0" RIGHT NOT!>~I,M:IIIDIC.f.'ftJ­ATOIOT.U.l><l.lTMDIIC:O'I4 3 . I ELEMENTS OF ITALIAN A. S -TILE ROOFING B. PREDOMINATELY HIP ROOF FORMS C. SAND FINISH SiUCCO D. SHAPED CORBELS AT EAVE E. SAND RNISH S1UCCO CORNER BAND F. STONE VENEER (PlANS 3 & 4) G. ARCHED WINDOW WITH S1UCCO TRIM (PlAN 2) H. ARCH OR ARCADE AT ENTRY I. WROUGHT IRON RAIL OR POT SHELF (PlANS 2, 3, & 4) J. DECORATIVE SHUTTERS K.. BUTTERY GOLD TO EARTHY MEDIUM STUCCO TONES ACCENTED WITH RICH WOOD HUES AND RED I TERRA COTTA BARREL TILE ROORNG L METAL ROLL UP CARRIAGE GARAGE DOOR BASSENIAN .. 152,10178 0 8. 30. I 0 5'-2" zl _, :r:' -I 01 o' c;;l o: 37-4" T-6" ----------------------------iJ)---'!r- BEDROOM ~0 ii !I ll PORCH ~::::::::m::::::::: r---------~ REAR YARD 15'X/5'MIN l®litlJ§I FAMILY. ROOM ~ LJ q 0 "' -dr----------- - - - --€)--'!r- 50.00' MIN FIRST FLOOR REFLECTS SANTA BARBARA ELEVATION LA COSTA CARLSBAD ,CA 1 i I sc:.t.Lfll<l'•t'.()" ):\GROUP2\IS210178\0178R.R4A.DWG OAKS 3 . I TYPICAL MEDIA I FIREPLACE INTERIOR ELEVATION , .... ~ 0 ~ 8 8 lm~~ ~~~ il TYPICAL MEDIA I FIREPLACE INTERIOR ELEVATION FAMILY ROOM OPT. PLAY SPACE AT TANDEM GARAGE PLAN 3' 3 3 2 FIRST: SECOND: TOTAL: GARAGE: FOOTPRINT: FIRST: GARAGE: OPT. PLAY SPACE: (TOTAL: 3,470 S.F.) OCCUPANCY: 4A S. F. 1,582 S.F. 1,750 S.F. 3,332 S.F. 606 S.F. 2,188 S.F. 1,582 S.F. 606 S.F. +138 S.F. R-3, U CONSTRUCTION: TYPE VB &\SSENIAN Hi' 69*MW l.I'CCN JS2.JOJ78 0 8. 3 0. I 0 cp-------------------------------tp I I I I S.S. EDGE ~MASTE~o~ .~. ~=-"'I BEDROOM '' 19-l· 18.! S.S. EDGE DECK S.S. EDGE G--------------------------------tb SECOND FLOOR REFLECTS SANTA BARBARA ELEVATION STANDARDPACIFIC HoM» LA COSTA CARLSBAD ,CA r i : 1 ~·~· ... ·.()" J:>.GROUP2\15li0178\0178F\.R.'IA.OWG OAKS 3 . I OPT. BEDROOM 5 I BATH 4 AT BONUS ROOM PLAN 4A IVISSENIAN HM?Ad LACCN I 52. I 0 I 78 08.3 0. I 0 FRONT ROOF PLAN 4:l2U.N.O. O.H.ATEAVE: S" O.H.AT RAKE: 3" PLAN 4A SANTA BARBARA LA COSTA CARLSBAD ,CA f : ' '1 SCALE liB"= 1'-0" REAl\ OAKS SANTA BARBARA A 3. I 1./.4.-1'-C· ELEMENTS OF SANTA BARBARA A. S -TILE ROOFING B. PREDOMINATELYGABLEROOF FORMS C. SAND FINISH Sl1JCCO D. SHAPED EAVE DETAIL E. DECORATIVETILEATENTRYOR PRINCIPLE OPENING OR WINDOW F. WROUGHT IRON DETAIL (PLANS 3 & 4) G. ARCHED WINDOW WITH STIJCCO COLLAR TRIM H. DECORATIVE VENT RECESS DETAIL I. DECORATIVE STIJCCO CORBELS AT PRINCIPLE OPENINGS J. CLEAN WHITE STIJCCO COLORS TO WARM SANDY HUES ACCENTED WITIH EARTIHY WOOD TONES AND TRADITIONAL TERRA COTTA BARREL TILE ROOFING K. METAL ROLL UP CARRIAGE GARAGE DOOR 15Z.IOI78 08.30.10 5'-2" 37'-'1" 7'-6" ---------------------------€)-----''lr- r----------, O DINING~ ROOM I ~~~~~4 I I I REAR YARD !S'X!S'MrN ll--""!i'-!'""'i:J[ _____ l_ ____ JIIl"'....,_____, __ I zl _, I:' -I 01 o' ~I o: ~n ~u -~-------- 50.00' MIN FIRST FLOOR REFLECTS CRAFTSMAN BUNGALOW ELEVATION LA COSTA OAKS CARLSBAD ,CA 1 i I I sou.E 1/<f" .. !'.(J" J:\GkOUP2115liOl78\0118FLR-18.DWG ~ "' -----~--+ 3. I 6'<1' ~ ~or-~ B B . ~ _I r::ll lr::l T TYPICAL MEDIA I FIREPLACE INTERIOR ELEVATION TYPICAL MEDIA I FIREPLACE INTERIOR ELEVATION FAMILY ROOM OPT. PLAY SPACE AT TANDEM GARAGE PLAN 3' 3 3 2 FIRST: SECOND: TOTAL: GARAGE: FOOTPRINT: FIRST: GARAGE: OPT. PLAY SPACE: (TOTAL: 3,470 S.F.) OCCUPANCY: 4B S. F. 1,582 S.F. 1,750 S.F. 3,332 S.F. 606 S.F. 2,188 S.F. 1,582 S.F. 606 S.F. +138 S.F. R-3, U CONSTRUCTION: TYPE VB !Y\5SENlAN AM¥?28& LAGCNl IS 2. I 0 I 78 08.3 0. I 0 cp--------------------------------Ep I I I S.S. EDGE ~~~0~1!11--=, ~~ B~~·-~;>.M -1'+----------"."'i~N'-----------HII ~"'------+ I) S.~ EDGE c!1--------------------------------0 SECOND FLOOR REFLECTS CRAFTSMAN BUNGALOW ELEVATION LA COSTA OAKS 3 . I CARLSBAD ,CA 1 1 I I SCAI.EIW .. r'-tr j:\GFI.OUP2\15li0178\0178FUl~B.OWCi OPT. BEDROOM 5/ BATH 4 AT BONUS ROOM PLAN 4B • 152.10178 08.3 0. l 0 FRONT CRAFTSMAN BUNGALOW B LEF"r ROOF PLAN 4:12 U.N.O. O.H. AT EAVE: 24" O.H. AT RAKE: IS" PLAN 4B : I I I r----..:..--.,-- 1 ~ 112: 11 I I : J t-------..J __ I I , I RIGHT I I .._-I I --r------------~ : ~ ~ :~. ____________ j .L----------J ----- 11 I i i ~ ...,.... ! I L==-=.:=-=-=.J CRAFTSMAN BUNGALOW LA COSTA OAKS 3 . I CARLSBAD ,CA 0 .. 16 .,._____ SCALEIIB"•I'.o" 114"-1'-()' ELEMENTS OF CRAFTSMAN BUNGALOW A FLAT CONCRETE TILE ROOFING B. PREDOMINATELY GABLE ROOF FORMS C. SAND FINISH STUCCO D. 6X6 WOOD RAFTER TAILS E. RECESSED GABLE END VENT F. DECORATIVE WOOD OunOOKERS G. WOOD POTSHELVES H. WOODSIMULATEDHEAD&SILL TRIM AT WINDOWS I. DECORATIVE SHUTTERS J. WOOD SIMULATED SIDING OR SHINGLE AT GABLE END K. WOOD POST ON BATTERED PEDESTALS WI STONE VENEER L EARTHYTANSTO KHAKI GREEN STUCCO COLOR RANGE ACCENTED WITH RICH WOOD TONES AND FLAT BRUSHED TILE ROOFING M. METAL ROLL UP CARRIAGE GARAGE DOOR B'ISSENIAN ..... 1Sl.10178 08.30.10 5'-2" 37' -4" 7'-6" ----------------------------Q----''Io- I I zl _, :I:' -I 01 o' ~I o: 00/N/NG ROOM Ill• ISli 9'-l'a.G. -clr------------ 50.00' MIN FIRST FLOOR REFLECTS ITALIAN ELEVATION REAR YARD IS' X IS' MIN l®llt±BI ~ FAM/lYROOM ttjD LA COSTA OAKS CARLSBAD ,CA ! I I SCALE IJ.4" ~ l'.o" j:'GROUP2\15li0178\0178FUI.4C.OWG 9 b "' -------t')---'1.- 3 . I ~ r-[J-~ B B ~ ~ ITll::!L I~ I TYPICAL MEDIA I FIREPLACE INTERIOR ELEVATION TYPICAL MEDIA I FIREPLACE INTERIOR ELEVATION FAMILY ROOM OPT. PLAY SPACE AT TANDEM GARAGE PLAN 3' 3 3 2 FIRST: SECOND: TOTAL: GARAGE: FOOTPRINT: FIRST: GARAGE: OPT. PLAY SPACE: (TOTAL: 3,470 S.F.) OCCUPANCY: 4C S.F. 1,582 S.F. 1,750 S.F. 3,332 S.F. 606 S.F. 2,188 S.F. 1,582 S.F. 606 S.F. +138 S.F. R-3, U CONSTRUCTION: TYPE VB BA.SSENIAN GAM?¥ *3 l.!'CCN 152.10178 08.30. I 0 cr-------------------------------fP I I I I S.S. EDGE I d1-------------------------------0 SECOND FLOOR REFLECTS ITALIAN ELEVATION LA COSTA CARLSBAD ,CA f i I I SCALE 114" • J'.a' OAKS 3 . I PLAN 4C BASSINIAN MS&BB?MW LACCN IS 2. I 0 I 78 08.3 0. f 0 LEFT S'rANDAlillPACIFlC Ho""" FRONT ROOF PLAN 4:12 U.N.O. O.H.ATEAVE: 18" PLAN 4 C ITALIAN LA COSTA CARLSBAD ,CA r •t SCAI..EIJB"=I'.o" j:\GROUPll.lSliiii78\0178EL¥l..DW'G OAKS ITALIAN C RIGHT 3 . I 1/4"-I'-ll" ELEMENTS OF ITALIAN A. S • TILE ROOFING B. PREDOMINATELY HIP ROOF FORMS C. SAND FINISH S'J\JCCO D. SHAPED CORBELS AT EAVE E. SAND FINISH S'J\JCCO CORNER BAND F. STONE VENEER (PLANS 3 & 4) G. ARCHED WINDOW WITH S'J\JCCO TRIM (PLAN 2) H. ARCH OR ARCADE AT ENTRY I. WROUGHT IRON RAIL OR POT SHELF (PLANS 2. 3, & 4) J. DECORATIVE SHUTTERS K. BUTTERY GOLD TO EARTHY MEDIUM STUCCO TONES ACCENTED WITH RICH WOOD HUES AND RED I TERRA COTTA BARREL TILE ROOANG L METAL ROLL UP CARRIAGE GARAGE DOOR l S 2. I 0 178 08.30.10 .,. ·-