HomeMy WebLinkAboutPUD 92-03B; Parkside; Planned Unit Development - Non-Residential (PUD)me City of CARLSBAD Planning Departm
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: February 17,1999
Item No.
Application complete date:
Project Planner:
Project Engineer:
April 1, 1998
Jeff Gibson
Mike Shirey
SUBJECT: CT 92-02fBVPUD 92-03(BVSDP 92-06(CVCDP 99-05 - PARKSIDE - Request
for a Tentative Tract Map Revision, Planned Development Permit Amendment,
Site Development Plan Amendment, and a Coastal Development Permit to
develop 48 single-family units on a 7.5 acre graded site located on the southeast
corner of Hidden Valley Road and Plum Tree Road, within Local Facilities
Management Plan Zone 20.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4456, 4457,
4458, and 4486 APPROVING CT 92-02(B), PUD 92-03(B), SDP 92-06(C), and CDP 99-05
based upon the findings and subject to the conditions contained therein.
II. INTRODUCTION
The application is a request for a revised tentative map and an amendment to a Planned
Development Permit, Site Development Plan, and a Coastal Development Permit for Planning
Area "D", which is a small part of the larger Sambi Seaside Heights project (see attached
exhibits). The original project, Sambi (CT 92-02), was approved by the City Council in March
1994 and included 349 dwelling units. In 1996 the City Council approved an amendment to the
Sambi project (Sambi Seaside Heights - CT 92-02(A)) which reduced the Sambi project's total
dwelling units to 277. The proposed revisions and amendments (CT 92-02(B)) to Planning Area
"D" would result in the replacement of the 58 approved twin-home units with 48 single-family
homes. This latest amendment request would reduce the overall Sambi Seaside Height's total
dwelling units from 277 to 267 units.
Planning Area "D" is located at the southeast comer of Hidden Valley Road and Plum Tree Road
and is within the Coastal Zone and Specific Plan 203(A). Planning Area "D" is graded into a
large flat and vacant building pad. The necessary surrounding infrastructure, including public
streets, curbs and gutters, has been constructed. Affordable townhomes are currently being
constructed in Planning Area "A" to satisfy the inclusionary housing for the entire Sambi Seaside
Heights project, including the requirements for Planning Area "D". The project complies with
City standards and all the necessary findings can be made for the approvals being requested. In
conclusion, staff believes that the project has addressed all issues and, therefore, recommends
approval.
(WSDP 92-06(C)/CDP 99-05 - PARKSlSCT 92-02(B)/PUD 92-03(^SDP 92-06(C)/CDP 99-05 - PARKSI
February 17, 1999
Page 2
III. PROJECT DESCRIPTION AND BACKGROUND
The project site, approximately 7.5 acres in size, is located on the southeast corner of Hidden
Valley Road and Plum Tree Road, and is within the Coastal Zone and Specific Plan 203(A). The
site has been rough graded into a large flat building pad and all the public roadway (Hidden
Valley Road & Plum Tree Road) and utility (sewer, drainage, & water) infrastructure around the
parcel has been constructed. All the proposed development would occur within the boundaries
of the existing rough graded pad area. The surrounding neighborhood consists of a graded and
vacant 1.8 acre community facility site to the north, single-family homes on 7,500+ square foot
lots to the east, a vacant 8 acre elementary school site to the south, and Poinsettia Community
park to the west.
The site is zoned RD-M-Q and the project consists of 32 foot wide private streets with sidewalks
on both sides leading to 48 single-family air space condominium units containing from 3,500 to
5,300 square feet of exclusive use yard area. There would also be two common passive
neighborhood recreational areas totaling 8,125 square feet in size and a 1,050 square foot
recreational vehicle storage area. The proposed two-story homes would range in size from 1,880
to 2,251 square feet and range in height from 25 to 26 feet. The proposed products include four
floor plans (each with different architectural treatments). They would also contain two-car
attached garages. The architectural style is generally described as a mix of beach cottage,
craftsman, and Spanish motif with concrete tile roofing, stucco building walls, exposed rafter
tails, paned windows, wood fascia, wood shutters, and gabled roofs. All homes feature front
porches or second story balconies. Garages (many with "Pasadena" driveways) are recessed 5 to
58 feet from the front of the houses which creates the opportunity for additional off-street guest
parking. Each home will have a minimum 15' x 15' private rear yard. The site plan consists of a
private street leading from Plum Tree Road. The homes are situated along this private street
which forms a circular loop through the 7.5 acre site. The Parkside project is an amendment to
plans approved by the Planning Commission and City Council and includes the following
comparative features:
A. A reduction from 58 approved twin-home units on small lots to 48 proposed single-
family air space condominium units;
B. An increase in the common recreational area from 6,724 square feet to 8,125 square feet;
C. A reduction in the building height from 28 feet to 25 to 26 feet;
D. The addition of a perpendicular guest parking bay with 5 parking spaces; and,
E. An enhanced street scene with traffic calming median islands in the private street, two-car
garages located near the rear of the homes and away from the private street, and the
addition of some turf lined "Pasadena" driveways.
IV. ANALYSIS
The project is subject to the following regulations and requirements:
A. Carlsbad General Plan - RM (Residential Medium Density) designation;
CT 92-02(B)/PUD 92-03
February 17, 1999
Page 3
i/SDP 92-06(C)/CDP 99-05 - PARKS
B. Specific Plan 203(A) (Zone 20 Specific Plan);
C. Planned Development Ordinance (Carlsbad Municipal Code Chapter 21.45) and, RD-M-
Q Zone (Carlsbad Municipal Code Chapter 21.10 and Chapter 21.06);
D. Subdivision Regulations (Carlsbad Municipal Code Title 20);
E. Mello II Segment of the Carlsbad Local Coastal Program; and,
F. Growth Management.
The recommendation for approval for this project was developed by analyzing the project's
consistency with the applicable regulations and policies. The project's compliance with each of
the above regulations is discussed in detail in the sections below.
A. General Plan
The General Plan land use designation for the Parkside property is Residential Medium (RM).
The City Council approved Specific Plan 203 (A) in 1996 and made the finding that the specific
plan implements the General Plan and is consistent with the goals, objectives, and policies of the
General Plan. The finding was based on the fact that the specific plan provides for the following:
(1) the provision of the necessary circulation element roadways and improvements (Aviara
Parkway, Hidden Valley Road, and Poinsettia Lane); (2) the protection and enhancement of the
native habitat areas; (3) the provisions for affordable housing; and (4) compliance with the Local
Facilities Management Plan Zone 20 for public facilities and services, including utility
infrastructure (sewer, water, drainage), open space, a park, and a school. Based on this
implementation and consistency relationship between Specific Plan 203(A) and the General Plan,
it can be assumed that if the Parkside project is consistent with the specific plan it is also
consistent with the General Plan.
B. Specific Plan 203(A)
The project is located within Specific Plan 203(A) which provides a framework for the
development of the vacant properties within Zone 20. The plan ensures the logical and efficient
provision of public facilities and community amenities for the residents of the planning area.
The Parkside project is consistent with Specific Plan 203(A) and meets all applicable
requirements as demonstrated in Table A below:
Table A - SPECIFIC PLAN 203(A) COMPLIANCE
STANDARD
Land Use - Residential
Medium 6 du/ac/RD-M-Q
Inclusionary Housing - 15%
of all market rate dus
PROPOSED
Single-family at 6.4 du/acre
Clustered development with
transfer of density via PUD
42 affordable housing units
under construction - Area "A"
COMPLIES?
Yes
Yes
CT 92-02(B)/PUD 92-03
February 17, 1999
Paee4
DP 92-06(C)/CDP 99-05 - PARKS
Architectural Standards:
Window/door enhancements
Individualized entry
treatments -
Articulated building forms -
Curvilinear street design -
Recessed windows with border
treatment/several door styles
with differing details
4 plans, each with 3 different
front building elevations (see
Table B small lot guidelines)
Circular looping street system
Yes
Yes
Yes
Landscaping:Landscaped slopes, project
entryway, and front yards with
a combination of trees, shrubs
and ground cover
Yes
Special Design Criteria:
Enhanced Street Planting
Hidden Valley Road -
Earth Tone Roof Colors -
Street trees,
ground cover
Valley Road
shrubs, and
along Hidden
Grey-green/grey-
brown/brown-red
Yes
Yes
C. Planned Development & RD-M-Q Zone
The utilization of the Planned Development (PD) Ordinance in conjunction with the tentative
map for this project provides a method to approve the separate ownership of the air space
condominium single-family homes located on the one common 7.5 acre lot. Planning Area "D"
currently has an approved PD Permit (PUD 92-03 (A)) for 58 twin-home units and the Parkside
project represents an amendment to that permit. The zoning for the property is RD-M-Q and the
RD-M zone allows one-family homes, in addition to two-family and multiple-family product
types.
The PD Ordinance states that, in addition to the general provisions and development standards in
the PD regulations, the requirements of the underlying zone shall also apply. In general, the
City's PD regulations supersede the development standards contained within the RD-M zone.
However, where the PD regulations are silent, the RD-M zone is in effect. Single-family units
may be clustered using any of several options and variations of the standard PD regulations for
lot size, setbacks, and lot frontage. In return for these more flexible regulations, the City
Council, via its Policy 44, established special architectural guidelines for small lot subdivisions.
These guidelines require the project's architecture to be enhanced on certain percentages of the
homes. Among other things, the enhancements include requirements for a minimum number of
offsetting planes in both front and rear building elevations and roof lines. Based on all this, the
project meets or exceeds all applicable requirements of the PD regulations, the RD-M-Q Zone,
and the small lot single-family guidelines as demonstrated in Table B below.
CT 92-02(B)/PUD 92-0
February 17, 1999
Page 5
i)/SDP 92-06(C)/CDP 99-05 - PARKSJTOE
Table B - DEVELOPMENT STANDARDS
STANDARD
Min lot area: (PD)
3,500 sq. ft.
Setbacks (Minimum)
Front (PD) (off private
street)
Garage: 20 ft.
Home: 10 ft. with 15 ft
average
Front (off public street):
(RD-M)
20ft.
Street Side - Hidden
Valley Road: 10 ft.
Interior Side: 5 ft.
Rear: 10ft.
Min distance between
structures: (PD) 10ft.
Parking (PD)
Resident: 2 covered spaces
per unit - 96 spaces
Visitor: 15 spaces
RV Storage: (PD) 960 sq. ft.
Storage Space: (PD) 480
cf/du
Height Limit: (PD) 30 ft.
Private Street: (PD) 30 ft.
min
Common Rec. Area (PD)
200 sq. ft./du = 9600 sq.
ft.
Private Passive:
Rear Yard 15x1 5 ft.
S.F. Common, Passive:
4,800 sq. ft.
PROPOSED
3,500 - 5,300 sq. ft. exclusive
use yard area**
20ft.
10ft. with 15 ft. average
20 ft. from Plum Tree Rd
30 ft. from Hidden Valley Rd
50ft.
10ft.
10ft.
Two-car garage per home
25 spaces -along private street
and in parking bay
1,080 sq.ft. .-
provided within individual
two-car garages
25 - 26 ft.
32 ft. wide, parking one side
15x15 ft. rear yards - 225 sq.
ft. x 48 = 10.800 sq.ft.
8.125 sq. ft.
COMPLIES?
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
** Note - With an air space condominium project there is one large common lot. Residents own
the structure and the air space within their single-family home. They do not own the land under
or around it. To meet the intent of the PD regulations for single-family development, the
Planning Department requires that each home have a minimum of 3,500 sq. ft. of area under and
around the home for the exclusive use of the homeowner. This exclusive use right is established,
defined, and protected through the project's approved site and landscaping plan, conditions of
approval of the tentative map, and eventually the required CC&Rs. The project entry area,
streets, slopes, front yard landscaping, drainage facilities, and other common areas will be
maintained by the homeowners' association. Rear and side yard landscaping will be maintained
CT 92-02(B)/PUD 92-03
February 17, 1999
Page 6
(™SDP 92-06(C)/CDP 99-05 - PARKSID?
by the individual homeowner.
The zoning for the property includes the Qualified Development Overlay Zone (Q) which also
requires the processing of a Site Development Plan. The Q Overlay ensures compatibility with
the public park and surrounding development, as well as requiring attractive and harmonious site
design. A Site Development Plan has been submitted with the project in compliance with
Chapter 21.06.
D. Subdivision Regulations
The Engineering Department has reviewed the proposed project and has concluded that it
complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision
regulations as designed and conditioned. The project will not result in any environmental
damage to the site since it contains no sensitive species or habitat. The site is of sufficient size
and configuration to accommodate the proposed development while complying with all
development standards, including structure setbacks and separation requirements. The proposed
building height, setbacks, structure separations, and the design of the homes will allow adequate
opportunities for passive heating and cooling. The project is conditioned to require and install
private interior street improvements to a 32 foot wide right-of-way, including curbs, gutters,
parkways, sidewalks, street lights, and fire hydrants. Adequate drainage facilities will be
provided and maintained by the project's homeowners' association. The existing slopes within
the project site have terrace drains; the homes will have roof drains; and there will be
subterranean drains in the rear and side yards to protect the yards from flooding. Hidden Valley
Road, Plum Tree Road, and the associated frontage improvements and utilities for Planing Area
"D" have all been constructed and would adequately serve the needs of the project.
E. Mello II Segment
The project is located within the Coastal Zone. A coastal development permit for the approved
Sambi Seaside Heights project (CT 92-02(A)), which included the subdivision of the original 68
acre property into separate legal lots, infrastructure location and construction, and mass grading
was issued by the California Coastal Commission. The permit was approved based on findings
of project consistency with the policies and standards of the Mello II Coastal Resource Protection
Overlay Zone and Coastal Agricultural Overlay Zone. The City of Carlsbad has taken over
permit jurisdiction in the coastal zone, therefore, since the proposed project does not change or
affect the original coastal development permit the changes will be subject to a new coastal
development permit reviewed by the Planning Commission.
The Sambi Seaside Heights project, including Area "D", has been mass-graded in compliance
with the approved coastal development permit. The project was conditioned to mitigate impacts
to sensitive coastal resources including riparian and coastal sage scrub habitat. The required
project resource mitigation, including receipt of various Federal and State permits and the
purchase of mitigation credits from the Carlsbad Highlands Mitigation Bank have already been
implemented. The Sambi Developer has also paid the required "Agricultural Conversion
Mitigation Fee" to the California Coastal Conservancy.
The project site is already graded, and contains no native habitat. The project will not impact
agricultural resources or operations in the area. The site is not located in any coastal viewshed
CT 92-02(B)/PUD 92-03W/SDP 92-06(C)/CDP 99-05 - PARKSlK
February 17, 1999
Page?
area and will not negatively impact coastal view resources. The project must comply with the
City's Storm Water Management Ordinance and meet all standards of the City's NPDES Permit
to reduce urban pollutant runoff from the site. Therefore, the project is in compliance with the
Mello II Segment policies and will not negatively impact the resources of the Coastal Zone.
F. Growth Management
An amendment to the Local Facilities Management Plan for Zone 20 was approved concurrently
with Specific Plan 203(A). At that time all facility impacts were analyzed and it was determined
that all facilities would be provided prior to or concurrent with need pursuant to the facilities
performance standards of Growth Management. Since the proposed project is consistent with the
specific plan in which all facilities were determined to be in compliance with adopted
performance standards and the project has been conditioned to comply with all requirements of
the LFMP for Zone 20, no further growth management analysis is necessary. Facility impacts
are noted on the attached Local Facilities Impacts Assessment Form.
V. ENVIRONMENTAL REVIEW
The proposed project was included in the Program EIR prepared with Specific Plan 203. The
Program EIR addressed subsequent discretionary approvals of the specific plan, including actions
such as tentative maps and site plans. The proposed project is consistent with the land uses,
design guidelines, and facility improvements required in the specific plan. No new impacts are
anticipated and no new mitigation measures are necessary, therefore, no further environmental
review is required. Through an Initial Study, the Planning Director has determined that the
proposed residential project is pursuant to and in conformance with Specific Plan 203 for which
a Program Environmental Impact Report was prepared and certified, therefore, the project is
exempt from further environmental review under Section 15182 of the California Environmental
Quality Act.
ATTACHMENTS:
1. Planning Commission Resolution No. 4456 (CT)
2. Planning Commission Resolution No. 4457 (PUD)
3. Planning Commission Resolution No. 4458 (SDP)
4. Planning Commission Resolution No. 4486 (CDP)
5. Location Map
6. Background Data Sheet
7. Disclosure Statement
8. Local Facilities Impact Assessment Form
9. Exhibit "XX", Sambi Seaside Heights
10. Reduced Exhibits
11. Exhibit "YY" Maintenance Responsibility
12. Small Lot Single-Family Architectural Guidelines Summary
13. Full Size Exhibits "A" - "Z" dated January 20,1999
JG:eh:mh
r i i i
PARKSIDE
CT 92-02(B)/PUD 92-03(B)/
SDP 92-06(C)/CDP 99-05
BACKGROUND DATA SHEET
CASE NO: CT 92-02(BVPUD 92-03(BVSDP 92-Q6(CVCDP 99-05
CASE NAME: PARKSIDE
APPLICANT: SHEA HOMES
REQUEST AND LOCATION: 48 single-family homes on a previously graded 7.5 acre lot
located at the southeast comer of Hidden Valley Road and Plum Tree Road
LEGAL DESCRIPTION: Lot 141 of CT 92-02. City of Carlsbad. San Diego County.
State of California, according to Map No. 13378. filed in the office of the County Recorder.
December 9. 1996.
APN: 214-544-04 Acres: 7.5 Proposed No. of Lots/Units: 48 units
GENERAL PLAN AND ZONING
Land Use Designation: Residential Medium
Density Allowed: 4-8 du/acre Density Proposed: 6.4 du/acre - Clustered development
Existing Zone: RD-M-0 Proposed Zone: N/A
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning Land Use
Site RD-M-Q RM/VACANT
North RD-M-Q .^ KM/COMMUNITY
FACILITY SITE
South RD-M-Q RM/SCHOOL SITE
East RD-M-Q RM/SINGLE-FAMILY
West PC OS/PARK
PUBLIC FACILITIES
School District: CARLSBAD Water District: CARLSBAD Sewer District: CARLSBAD
Equivalent Dwelling Units (Sewer Capacity): 48
Public Facilities Fee Agreement, dated: Augusts. 1998
ENVIRONMENTAL IMPACT ASSESSMENT
2<j Certified Environmental Impact Report, dated PROGRAM EIR 90-03/SPECIFIC PLAN
203(A)
Other, EXEMPTION PER SECTION 15182 OF THE CEOA GUIDELINES
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all applications which will require
discretionary action on the part of the City Council or any appointed Board, Commission or Committee.
The following 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, title, 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 publiclv-owned corporation, include the
names, titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.)
person Corp/Part Shea Hones Land Holdings LLC
Title Title__
Address Address 10721 Treena Street, Ste. 200
San Diego, CA 92131
2. OWNER (Not the owner's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership
interest in the property involved. Also, provide the nature of the legal ownership (i.e,
partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a
corporation or partnership, include the names, title, addresses of all individuals owning more
than I0% 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 publiclv-
owned corporation, include the names, titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person Corp/Part Shea Homes Land Homings LLC
Title Title
Address Address 10721 Treena Street; Ste. 200
San Diego, CA 92131
2075 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (760) 438-O894
Disclosure Statement, Attachment
Parkside - CT 92-02(B) / PUD 92-03(6) and SDP 92-06(C)
Shea Homes Land Holdings, LLC
The following individuals own more than 10% of the shares of Shea Homes Land
Holdings, LLC:
General Partner
Limited Partner
Limited Partner
Limited Partner
Limited Partner
Limited Partner
Limited Partner
J.F Shea Company, Inc.
Shea Investments
Tahoe Partnership I
Balboa Partnership
John F. Shea, Trustee
John F. Shea Family Trust
Peter O. Shea
Edmund H. Shea, Jr. Trustee
Edmund and Mary Shea Real
Property Trust
655 Brea Canyon Road,
Walnut, CA 91789
655 Brea Canyon Road,
Walnut, CA 91789
655 Brea Canyon Road,
Walnut, CA 91789
655 Brea Canyon Road,
Walnut, CA 91789
655 Brea Canyon Road,
Walnut, CA 91789
655 Brea Canyon Road,
Walnut, CA 91789
655 Brea Canyon Road,
Walnut, CA 91789
irofit
NON-PROFIT O^ANIZATION OR TRUST
If any person identmed 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
Title
Non Profit/Trust
Title
Address Address
Have you had more than $250 worth of business transacted with any member of City staff.
Boards. Commissions, Committees and/or Council within the past twelve (12) months?
Yes X No If yes, please indicate person(s):_
NOTE: Attach additional sheets if necessary.
1 certify that all the above information is true and correct to the best of my knowledge.
Signature of owner/date Rick Schroeder Signature of applicant/date Rick Schroeder
Rick Schroeder
Print or type name of owner
Rick Schroeder
Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 O< 2
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: PARKSIPE - CT 92-02(6VPUD 92-02(BVSDP 92-06(CVCDP 99-05
LOCAL FACILITY MANAGEMENT ZONE: 20 GENERAL PLAN: RM
ZONING: RD-M-O
DEVELOPER'S NAME: SHEA HOMES LAND HOLDINGS LLC
ADDRESS: 10721 TREENA STREET. SUITE 200 SAN DIEGO CA 92131
PHONE NO.: N/A ASSESSOR'S PARCEL NO.: 214-544-04
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 7.5 AC/48 DU
ESTIMATED COMPLETION DATE: N/A
A. City Administrative Facilities: Demand in Square Footage = 166.88
B. Library: Demand in Square Footage = 89.0
C. Wastewater Treatment Capacity (Calculate with J. Sewer) N/A
D. Park: Demand in Acreage = .33
E. Drainage: Demand in CFS = N/A
Identify Drainage Basin = N/A
(Identify master plan facilities on site plan)
- «":=•""''
F. Circulation: Demand in ADT= 480
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = No. 4
H. Open Space: Acreage Provided = 1.1
I. Schools: Carlsbad Unified
(Demands to be determined by staff)
J. Sewer: Demands in EDU 48
Identify Sub Basin = D
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 10.560
L. The overall Sambi Seaside Heights project is 45.17 units below the Growth Management
Dwelling unit allowance.
EXHIBIT "XX"
SAMBI SEASIDE HEIGHTS,
~\\(
A PLANNING AREA "A" 82 DU
B PLANNING AREA "B" 35 DU
C PLANNING AREA "C" 102 DU
D PLANNING AREA "D" 58 DU
E PLANNING AREA "E" COMMUNITY FACILITY SITE
SAMBI SEASIDE HEIGHTS
CT 92-02(A)/PUD 92-03(A)/
SDP 92-06(A)
GENERAL INFORMATION:
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CARLSBAD
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CARLSBAD
PARKSIDE 1
JAN 2 8 1999
RIGHT SIDE ELEVATION
I,EFr SIDE EU^VATION FKONT ELEVATION PIJ\N 1 C
SHEA HOMES
CARLSBAD
PARKSIDE
inn op
.022 sf
PLAN JVo 2 Lower 1.0VC!
Tnlal 2033 sf " 1T l]I sf run
SHEA HOMES
CARLSBAD PARKSIDE
JAN Z 8 1999
RIGHT SIDE ELEVATION
HOOK PUN"
REAR ELEVATION TYPICAL FINISH MATERIALS
•LOW PROFILE CONCHKIE HOOK I1I.E
•w<x>r> FASCIA
•VINYL WINDOWS
LEFTSIDE ELEVATION nrn
SHEA HOMES
CARLSBAD PARKSIDE
.IAN 2 8 1999
RIGHT SIDE ELEVATION
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REAR ELEVATION TVE!CAL_FINISI1_MATER1ALS
•u»w rnoHi.E roN<:nt:jE nnor III.K
•WCJOU FAKc:iA
•SUHX'O
•VINV1.W1NIHIWS
LEFT SIDE ELEVATION FRONT ELEVATION PlJ\N 2 B ru~i
SHEA HOMES
CARLSBAD
PARKSIDE
.IAN 2 8 1999
K1GMTSIDE ELEVATION
UJW WOFU.E CXlNrRETE HOOF I1I.E
WOOD FASCIA
wooDSinnTENS
LEFTSIDE ELEVATION FRONT ELEVATION PI-AN 2 C nrn
SHEA HOMES
CARLSBAD
PARKSIDE
inn o p 1QQQ
_ Upper Level
j 156 sf
['LAN No 3 Lower 1-eycl
toial 2100 sf " ~ " 94 f5 sf
SHEA HOMES
CARLSBAD PARKSIDE 9
KIOl IT SIDE ELEVATION REAR ELEVATION TYPICAL FINISH MATERIALS
UJW I'lmtMLE CONCHE1E HOOI- 'I1LE
EXIf )SEI) RAFItn TAIL
snicco
VIN>1. WINDOWS
woon
ELEVATION FRONT ELEVATION PLAN 3 A run
034 «
3CW.E !'<--! 0-
SHEA HOMES
CARLSBAD
PARKSIDE
RIGHT SIDE ELEVATION
LICIT SIDE ELICVATION FRONT ELEVATION H.AN :5 I?run
SHEA HOMES
CARLSBAD
PARKSIDE
JAN 2 8 1999 '
;x
1 1 ffl
—j II K
RIGHT SIDE ELEVATION rync/u, FINISH MATEHIALS
•U»W I-ROFILE CONCHK1E n«JOF [Il.E
•WUOU FASCIA
•SIUCUO
•VIHfl. WINFXJWS
•wuoi)smrnr.ns
LEFTSIDE ELEVATION FRONT ELEVATION I'lJVN 3 C run
SHEA HOMES
CARLSBAD
PARKSIDE
(AM 9 R 1QQQ
PLAN No 4 Upper Level
1085 si'"
PLAN No 4 1-ower Level
Toiaf 2151 sf liOOsf
SHEA HOMES
CARLSBAD PARKSID E
inn oo 1OOQ
RIGHT SIDE ELEVATION REAR ELEVATION TYPICAL FINISH MATERIALS
•LOW PROFILE CONCRE1E HOOF '11I.E
• EXPOSED RAFTER TAIL.
•wooosNirrTKH.i
•STUCCO
•VINYL WINDOWS
LEFT SIDE ELEVATION FRONT ELEVATION PLAN 4 A n_rn
SHEA HOMES
CARLSBAD
PARKSIDE 14
IflM 9. 8 1PP9
RIGHT SIDE ELEVATION REAR ELEVATION TYPICAL FINISH MATERIALS
U>W PROFILE CONCRETE ROOF 1H.K
EXTOSFJ) HAF[T-R TAU,
SllO O
VINYL WINDOWS
' 1 I I ( < I -t->
LEFT SIDE ELEVATION FRONT ELEVATION PIJVN4 n run
SHEA HOMES
CARLSBAD PARKSIDE
inn o o 1OOO
u
RIGHT SIDE ELEVATION
LEFT SIDE ELEVATION
SHEA HOMES
CARLSBAD
PARKSIDE
REAR ELEVATION TYPICAL FINISH MATERIALS
PROFILE CONCRF1C ROOF TILE
WOOD FASCIA
srucco
VINYL WINIKJWS
FRONT ELEVATION PLAN 4 C n_n
SCALE: 1/4'-1 0"
Pll
EXHIBIT "YY"
'dated February 17, 1999
PARKSIDE - CT 92/02(B)/PUD 92-03(B)/SDP 92-06(C)
UNIT OWNER MAINTENANCE
RESPONSIBILITY AREA (TYP.)
STORM DRAIN PIPE TO BE MAINTAINED
BY HOME OWNERS ASSOCIATION
EASEMENT
LINE
SIDEWALK
LEGEND
FENCE UNE
UNIT OWNER MAINTENANCE
RESPONSIBILITY AREA
HOMEOWNER ASSOCIATION
MAINTENANCE RESPONSIBILITY
AREA
HOMEOWNER ASSOCIATION
MAINTENANCE RESPONSIBILTY
AREA CTYP.)
DETAIL - MAINTENANCE RESPONSIBLITY
N.T.S.
PARKSIDE by UDC
SMALL LOT SINGLE FAMILY GUIDELINES
5/6/98
GUIDELINE
1.
2.
3.
4.
5.
6.
7.
8.
9.
In projects where there are three 2-story units in a row situated less than 15 feet apart, at least one of
the three units shall have a single story building edge. The depth of the single-story edge shall not be less
than 10 feet and shall run the length of the building pad, except that courtyards setback a minimum
of 15 feet from the property line and which are a minimum 5 feet wide are not required to have a
single story building edge. The roof covering the single story element shall be substantially lower
than the roof for the 2 story element to the unit (this is not intended to preclude long shed-tupe roofs
falling to a single-story element).
In projects where there are three 2-story units in a row situated between 15 and 20
feet apart, at (east one of the three units shall have a single story building edge with a
depth of not less than 5 feet running the length of the building pad. The roof of the
single story element shall be substantially lower than the roof for the two story
element of the building (this Is not intended to preclude long shed-type roofs falling
to a single-story element).
On a project basis, thirty-three percent (33%) of all units shall have a single story edge
for forty percent (40%) of the perimeter of the building. For the purpose of this
guideline the single story edge shall be a minimum depth of three feet (3'). The units
qualifying under the 33% shall be distributed throughout the project. The main
purpose of this guideline is to ensure some building relief on the front and sides of each unit.
Per project, 50% of all units with a lot frontage greater than 45 feet must have
(4) separate building planes on the front elevation.
Per project, 50% of all units with a lot frontage greater than 45 feet must have (4)
separate building planes on the rear elevation.
Per project, 50% of all units shall have one side elevation with a 7 feet average side yard setback.
Three-car garages limited to 75% of the total units where average lot size is 5,000 SF or less.
Three-car garages shall incorporate a mixture of 2 door, 3 door and offset 2 door designs.
50% of exterior door and window openings shall be projected or recessed a minimum of 2 inches.
The predominant roof framing for each floor plan in a project shall exhibit directional
variety to the other floor plans and to the street
MINIMUM
SIANUAKU
1of3
1of3
33%
50%
50%
50%
75%
50%
100%
%OF
COMPLIANCt
50%
2 Of 4
100%
33%
100%
73%
100%
N/A
100%
100%
COMMENTS
Plans 2 & 4 have a single story building edge which
is interrupted by a 30' x 13' courtyard.
The average building separation between 1 & 2 and
3 & 4 is approx. 20' (see sldeyard setback guideline 6).
Plans 2, 3 & 4 all have single story roof edge.
Plan 1 has single story edge at front and rear.
All plans have single story edges. Plan 2 has a 44%
single story edge and Plan 3-C has a 41% single story
edge. Lots 7, 17, 19, 21, 40 and 42 will be plotted with
a Plan 3-C which has a single story front and rear porch
to accommodate the 33% requirement
All Plans/elevations comply for 100%.
Exceeds min. standard. fl
Plans 1, 2 & 4 comply for 73%.
Exceeds min. standard.
All Plans exceed the 7' average setback:
P1 1 = 12.1 ft, PI 2 = 7.3 ft, PI 3 = 11.5 ft, PI 4 = 9.2 ft.
No 3-car garages used; all are 2 car garages.
All windows have trim surround. Exceeds min. stnd.
White vinyl windows will be used with exterior trim.
All elevations have directional and design variety as
required on the roof framing.
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