HomeMy WebLinkAboutRP 14-10; Laguna Breeze Condominiums; Redevelopment Permits (RP)
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: October 8, 2014
P.C. AGENDA OF: December 17, 2014 Project Planner: Austin Silva
Project Engineer: Steve Bobbett
SUBJECT: RP 14-10 – LAGUNA BREEZE CONDOMINIUMS – Request for a recommendation of
approval of a Major Review Permit to allow for the demolition of a single-family residence
and the construction of a five-unit residential condominium development project on
property generally located at 735 Laguna Drive in Land Use District 8 of the Village Review
zone and within Local Facilities Management Zone 1. The City Planner has determined
that this project belongs to a class of projects that the State Secretary for Resources has
found do not have a significant impact on the environment, and is therefore categorically
exempt from the requirement for the preparation of environmental documents pursuant
to Section 15332 (In-fill Development Projects) of the State CEQA guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7077 RECOMMENDING
APPROVAL of Major Review Permit RP 14-10 to the City Council based on the findings and subject to the
conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The subject .24 acre site is located at the southeast corner of Laguna Drive and Madison Street, and is
currently addressed as 735 Laguna Drive. The project site is located outside of the coastal zone and within
Land Use District 8 of the Village Review zone. The site is currently developed with a single-family home.
A final map has been approved for this property for five airspace condominium units which was related
to a previous approval of a Major Redevelopment Permit (RP 06-01) and Tentative Tract Map (CT 06-01).
Table 1 below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE 1 – SURROUNDING LAND USES
Location General Plan Designation Zoning Current Land Use
Site V V-R Single-family residence
North V V-R Multi-family residential
South V V-R Single-family residence
East V V-R Single-family residence
West V V-R Single-family residence
The applicant is proposing to construct a five-unit condominium project that is separated into three
buildings, each with three stories. Building one fronts on Laguna Drive and contains three units, all
utilizing Plan 1. The other two units are located in buildings that stand alone and utilize Plan 2 and Plan
3. A detailed breakdown of each plan is summarized in Table 2 below.
1
RP 14-10 – LAGUNA BREEZE CONDOMINIUMS
December 17, 2014
Page 2
TABLE 2 – DETAILS FOR UNIT TYPE
Plan # Quantity Size
(sq. ft.)
Bedrooms/Bathrooms Garage Deck/Lanai Space
(sq. ft.)
1 3 2,033-2,086 3/3.5 Two-car 465-589
2 1 2,292 3/3.5 Two-car 517
3 1 2,064 3/3.5 Two-car 471
The site is accessed off Madison Street by a 24 foot wide driveway lined with permeable concrete pavers
that lead to attached two-car garages for each unit. Each unit has direct access to the sidewalk from their
front entryway porch and contains a roof deck and covered lanai providing private recreational space.
The buildings take on a Pacific Island architectural style by incorporating various elements into the design.
Visual interest is created by using multiple building materials, which include stone veneer at the base,
while stucco and board and batten siding are integrated throughout the remainder of the building
elevations. The use of building pop-outs and insets, projecting “lanais,” metal shutters, and varying roof
planes creates architectural relief. The upper roof utilizes composition shingles while the lower roofs use
corrugated metal.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review (VR) Zone (C.M.C. Chapter 21.35), District 8 (Village Master Plan and Design
Manual);
C. Inclusionary Housing Ordinance (CMC Chapter 21.85);
D. Growth Management Ordinance (CMC Chapter 21.90)
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
and policies is discussed in the sections below.
A. Village (V) General Plan Land Use designation
The General Plan does not assign densities to properties within the Village area. Rather, the Village Master
Plan establishes the minimum and maximum densities for residential development. Table 3 below
identifies the density range for properties located within Land Use District 8. Additionally, the allowable
range for the number of dwelling units, based on the acreage of the project site, and a comparison to
what is currently proposed is included in the table.
TABLE 3 – PROPOSED DENSITY
Gross Acres Net Acres Allowable Density Range; Min/Max
Dwelling Units per Village Master Plan
Project Density;
Proposed Dwelling
Units
.24 N/A 18-23 du/ac
Minimum: 4 dwelling units
Maximum: 5 dwelling units
20.83 du/ac
5 units
RP 14-10 – LAGUNA BREEZE CONDOMINIUMS
December 17, 2014
Page 3
As shown above, the project’s density of 20.83 dwelling units per acre falls within the allowable range. A
Growth Management Control Point has not been established for residential development within the
Village. Therefore, all residential units approved in the Village must be withdrawn from the city’s Excess
Dwelling Unit Bank (EDUB). The EDUB is implemented through City Council Policy No. 43. In order to
qualify for an allocation of excess units, the four findings identified in the policy must be made. The
project’s consistency with City Council Policy 43 is shown in Table 4 below. As the project requires
approval from City Council, the City Council is the final decision-making authority for the allocation from
the EDUB.
TABLE 4 – CITY COUNCIL POLICY 43 COMPLIANCE
Findings Compliance with Findings
1. That the project location and density are
compatible with existing adjacent residential
neighborhoods and/or nearby existing or planned
uses.
The project is surrounded by both single-family
and multi-family residential uses. Additionally, the
surrounding properties have densities that are
similar to the density of the proposed project.
2. That the project location and density are in
accordance with the applicable provisions of the
General Plan and any other applicable planning
document.
As noted earlier, the General Plan does not assign
densities to properties within the Village area. The
Village Master Plan designates the minimum and
maximum densities for properties located within
Land Use District 8. The density range for Land
Use District 8 is 18 -23 du/ac, and the proposed
project has a density of 20.83 du/ac.
3. That the project complies with the findings
stated in the General Plan Land Use Element for
projects that exceed the growth management
control point for the applicable density range.
(This finding applies only to properties outside the
Village Review Zone.)
This finding is not applicable because the
proposed project is located inside the Village
Review Zone.
4. That the project complies with the findings
stated in the Carlsbad Village Master Plan and
Design Manual, Chapter 3, Development
Standards, for projects that exceed the maximum
densities set forth therein. (This finding applies
only to properties inside the Village Review Zone.)
The proposed project is located inside the Village
Review Zone. However, the density of the project
(20.83 du/ac) does not exceed the maximum
density (23 du/ac) set forth for Land Use District 8.
Therefore, this finding is not applicable.
Table 5 below discusses how the proposed project is consistent with the goals for the Village identified
in the General Plan.
RP 14-10 – LAGUNA BREEZE CONDOMINIUMS
December 17, 2014
Page 4
TABLE 5 – GENERAL PLAN COMPLIANCE
Element Goals Compliance with Goals
Land Use (Village) Goal A.1
A city which preserves, enhances
and maintains the Village as a
place for living, working,
shopping, recreation, civic and
cultural functions while retaining
the Village atmosphere and
pedestrian scale.
Goal A.2
A city which creates a distinct
identity for the Village by
encouraging activities that
traditionally locate in a
pedestrian-oriented downtown
area, including offices,
restaurants, and specialty shops.
Goal A.3
A city which encourages new
economic development in the
Village and near transportation
corridors to retain and increase
resident-serving uses.
Goal A.4
A city that encourages a variety
of complementary uses to
generate pedestrian activity and
create a lively, interesting and
social environment and a
profitable business setting.
The proposed project is consistent with the
goals for the Village, as outlined within the
General Plan, because it provides a multi-
family residential condominium use in an
appropriate location (Residential Support
Land Use District No. 8) within the Village.
This in turn serves to enhance and maintain
the area as a residential neighborhood and
encourages greater residential support
opportunities in the Village. It also increases
the number of and improves the condition
and appearance of housing units within the
Village. By providing more residential
opportunities, the project helps to create a
lively, interesting social environment by
encouraging and increasing the opportunity
for 24-hour life in the Village, which
provides the necessary customer base to
attract complementary commercial and
community uses. The project reinforces the
pedestrian-orientation desired for the
downtown area by providing the new
residents an opportunity to walk to
shopping, recreation, and mass transit
functions. The projects proximity to existing
bus routes and mass transit will help to
further the goal of providing new economic
development near transportation corridors.
Furthermore, the project will provide a
strong street presence with extensive
architectural relief, landscaping and visually
subordinate parking. Overall, the new
residential units will enhance the Village as
a place for living.
B. Village Review Zone (C.M.C. Chapter 21.35), Land Use District 8 (Village Master Plan and Design
Manual)
The subject property is located within Land Use District 8, Residential Support Area, of the Village Master
Plan. Residential uses are permitted in Land Use District 8. The specific development standards for new
development within Land Use District 8 and the project’s compliance with these standards is shown in
Table 6 below:
RP 14-10 – LAGUNA BREEZE CONDOMINIUMS
December 17, 2014
Page 5
TABLE 6 – COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 8
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Front Yard Setback
(Madison Street)
5 – 15 feet 5 feet Yes*
Street Side Yard
Setback
(Laguna Drive)
5 – 10 feet 5 feet Yes*
Interior Side Yard
Setback
10% of lot width (10 feet) 5 feet Yes**
Rear Yard Setback 5 – 10 feet 5 feet Yes*
Building Height 35 feet 39.5 feet Yes***
Building Coverage 60 – 80% 41% Yes
Open Space 20% (2,090 sq. ft.) 55%
Landscape Areas – 3,293 sq. ft.
Roof Decks – 2,001 sq. ft.
Lanais – 506 sq. ft.
Total – 5,800 sq. ft.
Yes
* In all cases where a range has been established as the appropriate setback standard within a given
district, the top of the range shall be considered the desired standard. However, a reduction in the
standards to the minimum, or anywhere within the range, may be allowed if the project warrants such
reduction due to good project design.
The majority of the building closest to Laguna Drive, including the first and third floors of the building, is
set back nine feet from the street side property line, which is at the top of the range. The “Lanais” are set
back five feet, in which they comprise approximately two-thirds of the building frontage on the second
floor only. Furthermore, the long building frontage is broken up by the architectural relief that is provided
by the “Lanais.” The front and rear yard setbacks are also proposed to be five feet. The front and rear
building elevations provide articulation through the use of building recesses and pop-outs, multiple
building materials, and varying roof lines. Staff is supporting a reduction to the street side, front and rear
yard setback to five feet due to the above noted building features, which lends itself to a good project
design.
** Development standard modifications may be permitted by the City Council for projects that assist the
Council in meeting the goals and objectives set forth within the Village Master Plan and Design Manual.
The proposed project assists in meeting the following goals and supporting objectives:
The proposed project will be able to address goals and supporting objectives as outlined within the Village
Master Plan and Design Manual as follows:
Goal 1: Establish Carlsbad Village as a Quality Shopping, Working and Living Environment.
The proposed project will result in the development of new condominium units where residents will be
located within close proximity of District 1, the retail and commercial core of the Village Area. The new
residences will increase the number, quality and diversity of housing units within the Village, particularly
those in proximity to transit, shopping and employment for those people seeking to reside in the
downtown area. The attractive architectural design will serve to enhance the site and the surrounding
area.
RP 14-10 – LAGUNA BREEZE CONDOMINIUMS
December 17, 2014
Page 6
Goal 2: Improve the Pedestrian and Vehicular Circulation in the Village Area.
The project will provide a new sidewalk along Madison Street and Laguna Drive improving pedestrian
circulation in the area. Additionally, the proposed project will be in close proximity to both bus and rail
mass transit options and will thus encourage and promote the use of mass transit.
Goal 3: Stimulate Property Improvements and New Development in the Village.
The Master Plan and Design Manual was developed in an effort to stimulate new development and/or
improvements to existing buildings in the Village. The intent is that new development or rehabilitation of
existing facilities will then stimulate other property improvements and additional new development. One
of the objectives of this goal is to increase the intensity of development within the Village. The proposed
project will assist in the continued effort to improve the Village Area by developing an underutilized lot in
the Residential Support Area (Land Use District 8) of the Village providing an appropriate intensity of
residential development that is desired. Staff sees the development of the vacant property as a catalyst
for future redevelopment along both Laguna Drive and Madison Street.
Goal 4: Improve the Physical Appearance of the Village Area.
The project has a design that is visually appealing and sensitive to surrounding development within the
area. The architecture of the new structure meets the requirements of the design guidelines for the
Village. The new structure is three stories, and is stepped back from the property lines, which reduces
the impact the building has on the surrounding neighborhood. Therefore, construction of the proposed
project will reinforce the Village character with appropriate site planning and architectural design and
materials that comply with City standards and requirements.
Additionally, portions of the second and third floor are setback at eight feet and ten feet for a portion of
the length along the interior side yard, and the use of windows are minimized to lessen the impact on the
adjacent single-family residence to the south.
*** The maximum allowed building height for Land Use District 8 is 35 feet. However, pursuant to Chapter
21.46.020 of the C.M.C., chimneys and parapet walls may extend above the height limits since they do
not provide additional floor space. The project includes chimneys and parapet walls above the permitted
35 foot tall building height.
C. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85)
For all residential development less than seven units, the inclusionary housing requirement may be
satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct five
condominium units has been conditioned to pay the applicable housing in-lieu fee for five units prior to
issuance of a building permit.
D. Growth Management Ordinance (C.M.C. Chapter 21.90), Local Facilities Management Zone 1
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table 7 below.
RP 14-10 – LAGUNA BREEZE CONDOMINIUMS
December 17, 2014
Page 7
TABLE 7 – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 17.38 sq. ft. Yes
Library 9.27 sq. ft. Yes
Waste Water Treatment 5 EDUs Yes
Parks .034 acres Yes
Drainage 1 CFS Yes
Circulation 40 ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools 1.3 students Yes
Sewer Collection System 1,100 GPD Yes
Water 1,250 GPD Yes
IV. ENVIRONMENTAL REVIEW
The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Project) Class 32 Categorical
Exemption. The project is consistent with the Village Master Plan as well as the General Plan, the project
site is within the city limits, is less than 5 acres in size, and is surrounded by urban uses; there is no
evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the
project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the
site can be adequately served by all required utilities and public services. The project is exempt from
further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice
of Exemption will be filed by the City Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7077
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits “A” – “N” dated December 17, 2014
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RP 14-10
Laguna Breeze Condominiums
SITE MAP
PALOMAR AIR P ORTRD
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LCAMREALL A COSTA AVCARLSBADBLELCAMINOREAL MELR
OSEDRAVIARAPY
RAN CHO S A NTAFERDCOLLEGEBLSITE
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«~ ~ CITY OF
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
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 (Notthe applicant's agent) *" S, e. e. C\ ~"' v~eJ P (),~e.,
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 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 Chervl Lou Zavalani
Title Owner
Corp/Part Zephyr Partners RE-LLC
Title LLC
Address 1868 Crest Drive, Encinitas, CA 92024 Address 700 Second Street. Encinitas, CA 92024
2. i,f. 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, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
P-1 (A)
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 Chervl Lou Zavalani
Title Owner
Corp/Part Laguna Breeze Condominiums LLC
Title LLC
Address1868 Crest Drive, Encinitas, CA 92024Address1868 Crest Drive, Encinitas, CA 92024
Page1 of2 Revised 07/10
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1. APPLICANT
Person Rudolph Christopher Zavalani
Title Owner
Address 1868 Crests Dr. Encinjtas. CA 92024
2. OWNER
Person Rudolph Christopher Zavalani
Title ~
Address 1868 Crests Dr. Encinitas. CA 92024
------------------
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3. NON.PROFIT ORGANIZATION OR TRUST
If any pen1011ldentillad pursuant to (1) or (2) above is a noncmfd oman!za!lpn or a trust
list the na1111111 and acldressea of 6ffi person serving as an ol6~r or director of the non-
prollt organization or as trustee or beneficiary of the.
NonPnmVrrust~-----------
T~e~-----------------Address, ____________ _
--·~---~------
Non Profit/Trust~--------------
T~e~-----------------------
Addre~·---------------------
4. Have you hac! more than $500 worth of business transaCIBd with any member of City
staff, BoaRia, Commissions, Committees and/or Council within the past twelve (12)
months?
0 Yes lXJ No If yes, please indicate parson(s):, _____________ _
NOTE: Attach addllfonal shaels If IKIC8SS8JY.
1 C8l1lfy that aU !he above lnformatkln Is true and correct to !he best of my knowledge.
C?/-1{-/ 'f O~•t-n-{'f
Signature can!JI &!It
OJ~~~~~/ J.:. · "-II tA.f o..vr-:. o.b.v~ . f-. z..__v tA.( (.(.nt'
Print or name of owner Pffntor e name of applicant
Signature of owner/applicant's agent If applicable/data
Print or type name of owner/appllcanfs agent
Rudolph Christopher Zavalani
Print or type name of owner
P·1(A)
Rudolph Christopher Zavalani
Print or type name of applicant
Ravii!Od 07110
9'-0"5'-0"5'-0
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Laguna Drive
24'-0"20'-6"Plan 2
FF=46'
Plan 1Plan 1 Plan 1
FF=47.5'FF=47'FF=46.5'
Plan 3
FF=46'24'-0
"2'-9
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Area
Turn-Around
Laguna Breeze -735 Laguna Dr., Carlsbad, CA5'-0"24'-0"6'-0"
PROJECT DATA
Address:735 Laguna Drive, Carlsbad, CA
APN 203-110-48
Lot Area:10,453.55 sq. ft. , .24 Acres
General Plan Land
Use Designation: Village (V)
Zoning Designation: Village Review (V-R), District 8
Proposed Density: 5/.24 = 20.83 U/A
Building Coverage: Allowed = 60-80%
Proposed = 4,251 sq. ft. or 41%
Total Building S.F.: Living Areas = 10,527 s.f.
Garages = 2,245 s.f.
Total = 12,772 s.f.
Open Space:Required = 10,453.55 x 20% = 2,090 s.f.
Proposed:
Landscape Areas 3,293
Roof Decks 2,001
Lanais 506
Total =5,800.55 or 55%
Sewer:Carlsbad Municipal Water District
Water:Carlsbad Municipal Water District
School:Carlsbad Unified School District
Owner/Developer
Zephyr Partners
700 Second Street
Encinitas, CA 92024
P 858-461-5127
Contact: Mandy Miller
Architect
Mark Gross & Associates, Inc
8881 Research Drive
Irvine, Ca 92618
P 949-387-3800
Contact: Mark Gross
Civil Engineer
Landmark Consulting
9555 Genesee Ave, Suite 200
San Diego, CA 92121
P 858-587-8070
Contact: Jason Gordon
Landscape Architect
Gillespie Moody Patterson, Inc.
4125 Sorrento Valley Blvd., Suite D
San Diego, CA 92121
P 858-558-8977
Contact: James Revicsky
Acoustic Study
Investigative Science & Engineering, Inc.
PO Box 488
Ramona, CA 92065
P 760-787-0016
Contact: Rick Tavares, Ph.D.
7'-3"
6'-0"
1'
-
6
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10
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-0
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S
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k
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F
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s5'-0"5'-0"Outline of Lanai above
Kitchen
Bedroom 3
Ba. 3
2-Car Garage
34'-0"26'-0"
Pwd'r.
Laun.
Master
Bath
Porch
Entry
Great Room
Bedroom 2
Master Bedroom
Roof Deck
FIRST FLOOR PLAN
TOTAL FLOOR AREA:
SECOND FLOOR PLANTHIRD FLOOR PLAN
Covered Lanai
ROOF PLAN
Interior Unit - 510 sq. ft.
Ba. 2
End Unit - 386 sq. ft.Laguna Breeze, CarlsbadInterior Unit - 824 sq. ft.
End Unit - 798 sq. ft.
Unit - 902 sq. ft.
End Unit - 875 sq. ft.
Interior Unit - 360 sq. ft.
End Unit - 360 sq. ft.
Interior Unit - 2,086 sq. ft.
End Unit - 2,033 sq. ft.
GARAGE FLOOR AREA:
Interior Unit - 442 sq. ft.
End Unit - 470 sq. ft.4'-0"4'-0"
Laguna Breeze, CarlsbadFRONT ELEVATION
SOUTH ELEVATIONTYPICAL SIDE ELEVATION
MATERIAL NOTES
Upper Roof: 5:12 Pitch
Composition Shingles
Lower Roofs: 3:12 Pitch
Corrugated Metal
Shutters: Painted Metal
Railings: Painted Metal
Exterior: 16/20 Stucco
Board & Batten
Stone:Pre-cast Veneer
Posts & Beams Wood34'-1"33'-11"
Kitchen
Bedroom 3
Ba. 3
2-Car Garage 40'-4"26'-0"
Pwd'r.
Porch
Entry
Roof Deck
487 sq. ft.
FIRST FLOOR PLAN
TOTAL FLOOR AREA: 2,292 sq. ft.
886 sq. ft.
SECOND FLOOR PLANROOF PLAN
379 sq. ft.
Den
Dining
Family
Lanai
Laundry
Master
Bath
Master Bedroom
919 sq. ft.
THIRD FLOOR PLAN
Bedroom 2
Ba. 2
Laguna Breeze, CarlsbadGARAGE FLOOR AREA: 429 sq. ft.
Laguna Breeze, Carlsbad04'2' 4'
FRONT ELEVATION
LEFT SIDE ELEVATION
REAR ELEVATION
RIGHT SIDE ELEVATION (facing Madison St.)
MATERIAL NOTES
Upper Roof: 5:12 Pitch
Composition Shingles
Lower Roofs: 3:12 Pitch
Corrugated Metal
Shutters: Painted Metal
Railings: Painted Metal
Exterior: 16/20 Stucco
Board & Batten
Stone:Pre-cast Veneer
Posts & Beams Wood
Bedroom 3
Ba. 3
2-Car Garage
39'-2"29'-6"
Porch
Entry
439 sq. ft.
FIRST FLOOR PLAN
TOTAL FLOOR AREA: 2,064 sq. ft.
835 sq. ft.
SECOND FLOOR PLANROOF PLAN
340 sq. ft.790 sq. ft.
THIRD FLOOR PLAN
Laguna Breeze, CarlsbadGARAGE FLOOR AREA: 434 sq. ft.
Roof Deck
Dining
Kitchen
Pwd'r.
Family
LanaiBa. 2
Bedroom 2
Master Bedroom
Master
Bath
10'-0"
5'-0"
Laguna Breeze, Carlsbad04'2' 4'
FRONT ELEVATION
REAR ELEVATIONRIGHT SIDE ELEVATION
MATERIAL NOTES
Upper Roof: 5:12 Pitch
Composition Shingles
Lower Roofs: 3:12 Pitch
Corrugated Metal
Shutters: Painted Metal
Railings: Painted Metal
Exterior: 16/20 Stucco
Board & Batten
Stone:Pre-cast Veneer
Posts & Beams Wood
LEFT SIDE ELEVATION
MAP 1
5
8
1
8
Project Name: XXXX
City DWG #XXX-XL
Process
Step No.
(Below)
1=VLW/DRIP 2=VLW/SPRAY 3=LW/DRIP 4=LW/SPRAY 5=LW/ROTOR 6=MW/DRIP
7=MW/TREE
BUBBLER 8=TURF/SPRAY 9(POOL/SPA) SLA=0
Evapotranspiration Rate
(Eto)*1
Conversion Factor 2
(Step 1 x Step 2)3
Plant Factor (PF)** (From
WUCOLS) (VLW - HW) (0.1 -
0.8)
4 0.1 0.1 0.3 0.3 0.3 0.5 0.5 0.8 0.8 TOTAL
Area of Hydrozone (sq. ft.)
(HA)5 0 0 2,188 0 0 879 44 0 0 3,111
(Step 4 x Step 5)6 0.00 0.00 656.40 0.00 0.00 439.50 22.00 0.00 0
Irrigation Efficiency (IE)***7 0.80 0.55 0.80 0.55 0.7 0.8 0.75 0.55 1
(Step 6 ÷ Step 7)8 0.00 0.00 820.50 0.00 0.00 549.38 29.33 0.00 0
(Total All Step 8 + Total SLA
sq. ft. in Step 5)9
(Step 3 x Step 9) Estimated
Total Water Use in gallons
per year (ETWU) - Total shall
not exceed MAWA
10
ETo* ***IE MAWA Calculation
West of I - 5 = 40.0 Micro-spray = 0.80 ETO = 40.00 (Eto x Conversion Factor)
East of I - 5 and West of El Camino Real = 44.0 Spray = 0.55 Conversion = 0.62 (Eto x 0.62)
East of El Camino Real = 47.0 Rotor = 0.70 Equals 24.80
Bubbler = 0.75
Drip = 0.80 ET Adjustment 0.70 (ET Adjustment x Landscape Area)
LA 3,111.00 (0.7 x LA)
Equals 2,177.70
**Plant Factor & Water Use Additional (Additional ET Adjustment x SLA)
0.1 = VLW - Very Low Water Use Plants ET Adjustment 0.30 (0.3 x SLA)
0.3 = LW - Low Water Use Plants SLA (sq.ft.) 0.00
0.5 = MW - Moderate Water Use Plants Equals 0.00
0.8 = HW - High Water Use Plants MAWA=(Eto)(0.62)[(0.7xLA)+(0.3xSLA)]
Total MAWA 54,006.96 Gallons Per Year
Estimated Total Water Use abbreviations Maximum Applied Water Allowance abbreviations
ETWU= Estimated Total Water Use in gallons per year MAWA=Maximum Applied Water Allowance in gallons per year
ETo=Evapotranspiration in inches per year ETo=Evapotranspiration in inches per year
0.62=ConversionFactor to gallons per square foot 0.62=ConversionFactor to gallons per square foot
PF=Plant Factor from Wucols III 0.7=ET adjustment Factor (ETAF) for plant factors and irrigation efficiency
HA=Hydrozone Area in square feet LA=Landscape Area includes special landscaped area in square feet
IE=Irrigation Efficiency of the irrigation method used in the hydrozone 0.3 The additional ET adjustment factor for a special landscaped area (1.0-0.7=0.3)
SLA=Special Landscape Area in square feet (pool/spa) SLA=Special Landscape Area in square feet (pool/spa)
Estimated Total Water Use Formula Maximum Applied Water Allowance Formula
ETWU= (Eto)(0.62)[PFxHA/IE+SLA] MAWA=(Eto)(0.62)[(0.7xLA)+(0.3xSLA)]
NOTE: A hydrozone is defined as
a zone where all similar plant
material & irrigation methods are
equal
EX): Zone 1 = All valves with VLW
Plants being irrigated with drip
Zone 2 = All valves with VLW
Plants being irrigated with
sprayers…etc.
34,700.37
CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU)
Applicant may provide different ETo if
supported by documentation subject to approval
by the City Planning Division
40.0
0.62
24.8
Hydrozone Number (1-5 with SLA Zone Below - use as many tables as necessary to complete all hydrozones)
1,399.21
Applicant may provide different IE if supported by
documentation subject to approval by the City
Planning Division (Turf and Landscape Irrigation
Best Management Practices, April 2005)
Project Name: XXXX