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HomeMy WebLinkAboutSDP 07-05; Garfield Street Apartments; Planning Commission Determination (PCD)The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: September 17, 2008 Application complete date: June 10, 2008 Project Planner: Dan Halverson Project Engineer: Steve Bobbett SUBJECT: SDP 07-05/CDP 07-27 - GARFIELD STREET APARTMENTS - Request for approval of a Site Development Plan and a Coastal Development Permit for the demolition of a single-family residence and detached garage and the construction of a three (3) unit residential apartment complex with a subterranean garage on a .14 acre site generally located on the east side of Garfield Street between Juniper Avenue and Cherry Avenue, in the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 6458 and 6459 APPROVING Site Development Plan SDP 07-05 and Coastal Development Permit CDP 07-27 based upon the findings and subject to the conditions contained therein. II.INTRODUCTION The proposal includes the demolition of an existing single family home and detached garage and the construction of a three (3) unit residential apartment complex on a .14-acre site. The proposed project includes a two-story building with subterranean garage and storage area. The project was reviewed for consistency with the General Plan, applicable development standards, neighborhood compatibility, and architectural design. There are no significant issues outstanding and staff is recommending approval. III. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval to demolish a single-family dwelling with a detached garage and develop a three (3) unit residential apartment complex. The proposed development consists of a two-story structure over a subterranean parking garage. Each unit will have two parking spaces as well as direct access from the underground garage. The two required visitor parking spaces will also be provided in the underground parking area. The units range in size from 1,726 square feet to 1,938 square feet. Each unit has a separate front entrance, private patio, deck, and a private storage space in the underground garage area. The architecture is a mix of modern classic style which references contemporary detailing around the building. The proposed project will have a mixture of lap board siding and stucco coated walls that will be painted beige and creamy white. Pitched roofs, deck trellises, and stone veneer all contribute to this architectural style and assist in blending the project in with the surrounding mix of residential architecture. The interiors are arranged to capture ocean views c SDP 07-05/CDP 07-27 - GARFIELD STREET APARTMENTS September 17, 2008 Page 2 and take advantage of the ocean breezes. The townhome style design coupled with the massing makes each unit look and feel like an individual dwelling. Onsite existing vegetation consists primarily of grass and assorted shrubs. No habitat of substantial or significant value exists onsite. The applicant is proposing an eclectic mix of landscaping and hardscaping to soften all sides of the project. In the front there is a mix of 30" to 42" high CMU walls with stone veneer face and precast concrete caps along with rod iron fencing mixed in. The sides and the rear of the property has a mix of 6 foot high wood fencing and rod iron fencing along with raised planters with trees. The applicant is proposing artificial turf on the north side of the building which is over the subterranean garage entrance. The site and the surrounding area has a General Plan Land Use designation of Residential High Density (RH), which allows residential development within a range of 15 to 23 du/acre and a Growth Management Control Point of 19 units per acre. The zoning is R-3, which allows for multi-family residential dwellings. The 0.14-acre site is located east of Garfield Street between Juniper Avenue to the south and Cherry Avenue to the north. The site is currently developed with a single-family residence with a detached garage. Surrounding properties are developed with a mix of single-family and multi- family residences. The project site slopes moderately downward from Garfield Street. As part of this proposal, the applicant applied for and received approval of an Engineering Variance from the City's Design Standards for driveway slope. Because the project site is constrained by topography and size, constructing an underground garage with the standard 15% maximum slope was not feasible. The driveway access is for residents and guest parking only; therefore a 25% slope driveway was approved as part of the design. The driveway will not be used by emergency response or trash collection vehicles. A Site Development Plan (SDP) is required since the project is located in the Beach Area Overlay Zone (BAOZ). A Coastal Development Permit (CDP), issued by the City of Carlsbad, is required since the site is within the Mello II Segment of the Local Coastal Program. The site is not located in the appeals jurisdiction of the California Coastal Commission. The project is subject to the following plans, ordinances, and standards: A. Residential High Density (RH) General Plan Land Use designation; B. Multiple-Family Residential Zone (R-3)(Chapter 21.16 of the Zoning Ordinance) and Beach Area Overlay Zone (BAOZ)(Chapter 21.82 of the Zoning Ordinance); C. Mello II Segment of the Local Coastal Program and Coastal Resource Protection Overlay Zone (Chapters 21.201 and 21.203 of the Zoning Ordinance); D. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance); and E. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 1 Local Facilities Management Plan. SDP 07-05/CDP 07-27 - GARFIELD STREET APARTMENTS September 17,2008 Page 3 IV. ANALYSIS The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan The General Plan Land Use designation for the Garfield Street Apartments project is Residential High (RH) Density. The RH designation allows for the development of multiple-family residential units within a density range of 15 - 23 dwelling units per acre (du/ac) and at a Growth Management Control Point (GMCP) of 19 du/ac. The GMCP is used for the purpose of calculating the City's compliance with Government Code Section 65863. The site has a net developable acreage of .14 acres. The new 3-unit project has a density of 21.43 du/ac, which is within the RH density range of 15 - 23 du/ac, but is above the RH GMCP of 19 du/ac. At the GMCP of 19 du/ac 2.66 units would be permitted on the site, although the project density exceeds the GMCP of 19 du/ac by 2.43 dwelling units/acre the General Plan Land Use Element allows the City to approve residential development at a density that exceeds the GMCP provided the proposed residential development complies with certain findings as discussed below. To exceed the GMCP density and withdraw a fraction of a dwelling unit from the City's "Excess Dwelling Unit Bank" the project must comply with City Council Policy No. 43 (Proposition E "Excess Dwelling" unit bank) which sets the criteria for the allocation of excess dwelling units. City Council Policy 43 establishes a list of qualifying residential projects that are eligible for allocation of excess units, as long as the unit allocation does not exceed the Growth Management maximum dwelling unit cap of the applicable quadrant of the City. The northwest quadrant currently has approximately 12,797 existing dwelling units with an additional capacity of 2,573 dwelling units to reach the quadrant dwelling cap. At the GMCP of 19 du/ac the number of units allowed on the property would be 2.66 dwelling units. Pursuant to City Council Policy No. 43, if the GMCP density for the property results in a unit yield that includes a fractional unit of .5 or greater, the next whole unit may be granted provided the maximum density of the applicable General Land Use designation is not exceeded. Rounding up to the next whole unit, 3 units, results in .34 du's to be withdrawn from the City's excess dwelling unit bank. Also, to exceed the GMCP density, the project must be consistent with the following required General Plan findings: 1) that the project will provide sufficient additional public facilities for the density in excess of the control point to ensure that the adequacy of the City's public facilities plans will not be adversely impacted; 2) that there have been sufficient developments approved in the quadrant at densities below the control point so that the approval will not result in exceeding the quadrant limit; and, 3) all necessary public facilities required by the City's Growth Management Program will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with the adopted City standards. The above required findings can be made to approve the project's density above the GMCP in that: 1) all necessary public facilities have been constructed, or are conditioned to be constructed, SDP 07-05/CDP 07-27 - GARFIELD STREET APARTMENTS September 17,2008 Page 4 repaired, or replaced to accommodate the increased density; 2) there have been sufficient developments approved in the northwest quadrant below the control point so that approval of the project will not cause the quadrant cap to be exceeded and a fraction of a dwelling unit (.34 DUs) can be withdrawn from the dwelling unit bank; and, 3) the project is conditioned to pay the appropriate fees or construct facility improvements to comply with City's Growth Management Program, and the City's public facilities standards. The project complies with the Elements of the General Plan as outlined in Table A below: TABLE A - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use The General Plan Land Use designation for the site is Residential High Density (RH; 15to23du/ac;GMCPofl9 du/ac). The three-unit residential apartment project is at a density of 21.43 du/ac (3 du's) which is within the RH density range of 15 — 23 du/ac. While the density is above the GMCP of 19 du/ac, this is allowed by the General Plan as previously discussed. Yes Housing Objective 3.5 (Lower Income) Provide a range of new housing opportunities for lower-income households, in all areas of the City. The project will pay an affordable housing in-lieu fee for the new dwelling units in order to provide their proportionate share of affordable housing. Yes Open Space & Conservation Goal A. 1 - An open space system of aesthetic value that maintains community identity, achieves a sense of natural spaciousness, and provides visual relief in the cityscape while minimizing the environmental impacts to sensitive resources within the City. Utilize Best Management Practices for control of storm water and to protect water quality. The project does not impact any sensitive resources as the site has been previously disturbed and is currently developed with a single-family dwelling. Yes The project will conform to all NPDES requirements and provide a Storm Water Pollution Prevention Plan (SWPPP). Yes SDP 07-05/CDP 07-27 September 17, 2008 PageS GARFIELD STREET APARTMENTS TABLE A - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Noise Implementation Policy C.5 (Land Use) - To enforce the policy of the City that the residential exterior noise standard of 60 dB(A) CNEL and interior noise standard of 45 dB(A) CNEL be met. A noise study was prepared and the project is conditioned to comply with the exterior 60 dB(A) CNEL noise standard and the interior noise standard of45dB(A)CNELby implementing the mitigation measures of the study. Yes Circulation Implementation Policy C.I (Streets and Traffic Control) - To require new development to comply with the adopted Growth Management performance standards for circulation facilities. All public facilities including curb, gutter and sidewalk are conditioned to be built or improved along the property frontage. Yes B. Multiple-Family Residential Zone (R-3)(Chapter 21.16 of the Zoning Ordinance) and Beach Area Overlay Zone (BAOZ)(Chapter 21.82 of the Zoning Ordinance); The project is required to comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the R-3 zone (CMC Chapter 21.16) and the BAOZ (CMC Chapter 21.82). The R-3 zone allows for the development of multi-family housing. The Beach Area Overlay Zone (BAOZ) regulations are applicable to all residential developments within the Beach Area Overlay Zone and is intended to supplement the underlying zoning (R-3) by providing additional development regulations to: 1) ensure that proposed development is compatible with existing surrounding uses; 2) provide adequate parking for residential developments; 3) ensure that public facilities exist to serve the beach area; and, 4) protect the unique mix of residential development and aesthetic quality of the area. Table B below illustrates the project's compliance with the various chapters of the Zoning Ordinance. The development standard stated in Table B is the standard applicable to the project. SDP 07-05/CDP 07-27 - GARFIELD STREET APARTMENTS September 17, 2008 Pafie6 TABLE B - R-3 AND BAOZ COMPLIANCE APPLICABLE R-3 ZONING DEVELOPMENT STANDARDS STANDARD Setbacks Maximum lot coverage REQUIRED/ALLOWED Front Yard: 20 feet Interior Side Yard: 5 feet Rear: 10 feet 60% PROPOSED 20 feet 5 feet 10 feet 52% COMPLY? Yes Yes Yes Yes APPLICABLE BAOZ DEVELOPMENT STANDARDS STANDARD Building Height Resident Parking Visitor Parking REQUIRED/ALLOWED 30 feet with a 3:12 roof pitch Two (2) spaces per unit One space per two units or fraction thereof PROPOSED 30 feet with a 3: 12 roof pitch Six spaces (two per unit) provided. Two guest spaces are provided in the underground garage. COMPLY? Yes Yes Yes The proposed two-story, three-unit apartment project is compatible in size and mass with other existing multi-family developments in the surrounding neighborhood and in the BAOZ. Similar to other existing multi-family, two-family, and multi-story projects found in the BAOZ, the proposed apartment project has enhanced building elevations which include architectural treatments such as balconies and front porches. The inclusion of these architectural features will protect and enhance the unique residential mix and aesthetic quality of the beach area. The inclusion of an underground garage reduces the visual impacts typically caused by surface parking and visible garages. C. Mello II Segment of the Local Coastal Program and Coastal Resource Protection Overlay Zone (Chapters 21.201 and 21.203 of the Zoning Ordinance) The project is consistent with the Mello II segment of the Local Coastal Program as discussed below. The Garfield Street Apartments project site is located in the Mello II Segment of the Local Coastal Program (LCP), which contains land use policies for the development and conservation of coastal land and water areas within the Mello II segment boundaries. The LCP Land Use Plan designates the subject site for Residential High Density (RH) which allows development within a density range of 15-23 du/ac and the LCP zoning map designates the site as R-3 (Multiple-Family Residential). The proposed density of 21.43 du/ac is consistent with the RH density range and the lot can accommodate the proposed three dwelling units. The two-story project, which includes a subterranean garage, is consistent with the surrounding development of one and two-story single-family and multi-family structures. No agricultural uses currently exist on the site, nor are there any sensitive resources located on the previously SDP 07-05/CDP 07-27 - GARFIELD STREET APARTMENTS September 17,2008 Page 7 developed property. The project is not located in an area of known geologic instability or flood hazard. No public opportunities for coastal access are available from the subject site and no public access requirements are conditioned for the project since the project is not located between the first public roadway and the ocean. The residentially designated site is not suited for water-oriented recreation activities due to its location and the development does not obstruct views of the coastline as seen from public lands or public right-of-way. The subject site is located in the Coastal Resource Protection Overlay Zone; however, due to its location and the absence of slopes equal to or steeper than a 25% inclination and/or native vegetation, additional submittals, standards or requirements do not apply. The proposed project is required and conditioned to adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run off, pollutants and soil erosion. The project site is not located within the appeals jurisdiction area of the California Coastal Commission. D. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance) The City's Inclusionary Housing regulations require that a minimum of 15% of all approved units in any residential project be made affordable to lower income households. However, residential projects involving six or fewer dwelling units may satisfy their lower income inclusionary housing requirement by paying an in-lieu fee or other in-lieu contribution. Therefore, this project has been conditioned to pay an in-lieu fee per unit prior to building permit issuance. E. Growth Management Regulations (Chapter 21.90 of the Zoning Ordinance) and Zone 1 Local Facilities Management Plan. 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 adopted performance standards, are summarized in Table E below. TABLE E: GROWTH MANAGEMENT COMPLIANCE STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools IMPACTS 10.43 sq. ft. 5.56 sq. ft. 3EDU .02 acre (871 sq ft) Basin B - 6 c.f.s. 18ADT Station No. 1 0 acres Carlsbad Unified School Dist. COMPLIANCE Yes Yes Yes Yes Yes Yes Yes N/A Yes SDP 07-05/CDP 07-27 - GARFIELD STREET APARTMENTS September 17,2008 PageS TABLE E: GROWTH MANAGEMENT COMPLIANCE STANDARD Student Generation Sewer Collection System Water IMPACTS Elementary (.69) Junior high (.16) High school (.42) Total = 1.27 3EDU 750 GPD COMPLIANCE Yes Yes Yes Yes Yes The proposed project is .34 units above the Growth Management Control Point density for this RH designated property. Consistent with the General Plan and Policy No. 43, .34 du's will be withdrawn from the City's excess dwelling unit bank. V.ENVIRONMENTAL REVIEW The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. The project is consistent with the General Plan as well as with the Zoning Ordinance; the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has any 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 Planning Director upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 6458 2. Planning Commission Resolution No. 6459 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Statement 7. Reduced Exhibits 8. Exhibits "A" - "R" dated September 17, 2008 NOT TO SCALE SITEMAP Garfield Apartments SDP 07-05/ CDP 07-27 BACKGROUND DATA SHEET CASE NO: SDP 07-057 CDP 07-27 CASE NAME: GARFIELD STREET APARTMENTS APPLICANT: Blue Motif Architecture REQUEST AND LOCATION: A request for approval of a Site Development Plan and a Coastal Development Permit for the demolition of an existing single-family residence and associated detached garage and construct a three-unit (3) residential apartment complex with a subterranean garage on a 0.14 acre site generally located on the east side of Garfield Street between Juniper Avenue and Cherry Avenue, in the Mello II Segment of the Local Coastal Program and the Local Facilities Management Zone 1. LEGAL DESCRIPTION: Lot 8 in Block O of Palisades, in the City of Carlsbad. County of San Diego, State of California, according to Map thereof No. 1747, filed in the Office of the County Recorder of San Diego County, February 5, 1923. APN: 204-240-16 Acres: 0.14 Proposed No. of Lots/Units: 1 Lot and 3 Units GENERAL PLAN AND ZONING Existing Land Use Designation: RH - (High Density Residential) Proposed Land Use Designation: N/A Density Allowed: 15-23 du/ac Density Proposed: 21.43 du/ae Existing Zone: R-3 (Multi-Family Residential) Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: General Plan Current Land Use Site R-3 RH Single-Family Res. North R-3 RH Single-Family Res. South R-3 RH Single-Family Res. East R-3 RH Condominium Res. West R-3 RH Condominium Res. LOCAL COASTAL PROGRAM Coastal Zone: IXI Yes I I No Local Coastal Program Segment: Mello II Within Appeal Jurisdiction: |~~| Yes [X] No Coastal Development Permit: IXI Yes | | No Local Coastal Program Amendment: I I Yes 1X1 No Existing LCP Land Use Designation: RH - (High Density Residential) Proposed LCP Land Use Designation: N/A Revised 01/06 Existing LCP Zone: R-3 (Multi-Family Residential) Proposed LCP Zone: N/A PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 3 EDU's ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, 15332 In-fill Development Projects Negative Declaration, issued I I Certified Environmental Impact Report, dated_ D Other, Revised 01706 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: Garfield Street Apartments - SDP Q7-Q5/CDP 07-27 LOCAL FACILITY MANAGEMENT ZONE: 1_ GENERAL PLAN: RH ZONING: R-3 (Multi-Family Residential) DEVELOPER'S NAME: Blue Motif Architecture ADDRESS: 2311 Kettner Blvd., San Diego, CA 92101 PHONE NO.: 619-269-5288 ASSESSOR'S PARCEL NO.: 204-240-16 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 0.14 AC. ESTIMATED COMPLETION DATE: Unknown A. B. C. D. E. City Administrative Facilities: Library: Wastewater Treatment Capacity Park: Drainage: Demand in Square Footage = 10.43 Demand in Square Footage = 5.56 (Calculate with J. Sewer) 3 EDU .02 1 Basin B F. G. H. I. Demand in Acreage = Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = No. 1 18 Open Space: Schools: J. K. L. Sewer: Water: Acreage Provided = Elementary: Junior High: High School: Total: Demands in EDU Demand in GPD = N/A Carlsbad Unified ,69 A6 A2 1.27 3 EDU 750 The project is .34 units over the Growth Management Dwelling unit allowance. 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: , ; > "; ,.-• ,,t ._-,:.., ,^ , ' ,:-% - ' Person is defined as "Any individual, fir pi, 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!' _ r -, i-*-"*,^^--»"•":- "v • • 'i - * * -^ ^*> n 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 publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part Title Title Address Address 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 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 ^-0t>_ ns^kfsirfa && (~~M^eA Corp/Part_ Title _ Title Address Address 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us 1 •» K> ^ I -3 I NO. : 7689422074 |^ Sep. CS6 2387 99:2941 PS 3. NON-PROFIT ORGANIZATION OR TRUST If any perron fd«ntifl«d purauant to (1) or <Z) above IK a Non ProttrrniBt Noo Profltrrruat Tito TH1«_ 4' SfSJf^ had- 52? ^ *^° ^5 bu*'ne8S fr anwcw «*»* «V nwn*«r of Cfcy staff,Boards, Comm'rt^n,. Commmees andter Council wtthin Jha past tw4va(12)menttM? No If jw$, plMio Indies p«non(&): NOTE: Attach «ddtfcna! sheets tfneoesaaiy. I certify (hat «l ihe above information te true and correct to the best of my knowtods*. wrw/dat* sifnatura of a^pftsantWftta Print or type Mm* of owrw Print or fype name of applicant Slgnrtum of owner/appllcarrfs agnrrt if app!teabteWat« Print or typa nanui of ownti/appltGant'« agent 18/Oft PaQ«2of2 CIRCUIT, MCKELLOGG, KlNNEY & ROSS LLP LAW OFFICES RICHARD K, CIRCUIT MANCHESTER FINANCIAL BUILDING R. KGITH MCKELLOGG 1205 PROSPECT STREET, SUITE 400 RICHARD R. K1NNEY, JR. I A IOLI A TAT [FORNIA Q2017 GEORGIA A. COCHRANSCOTT HUNTER ROSS LA JULLA, CALU-OKJNIA WUJ / KIMBBRLY J. KNIGHT DARL. R. DANFORD ParalegalsPHILLIPC. WING TELEPHONE (858) 459-0581 ™pim FACSIMILE (858) 459-0690 NORA p. LOPEZROBERTS v ' Legal Administrator February 21, 2007 Ms. Sandra J. Riccitelli Mr. Ronald J. Faulkner Ms. Susan Faulkner 3622 Garfield Street Carlsbad, California 92008 Dear Sandy, Joe and Susan: As a matter of continued housekeeping, the Rules of Professional Conduct of the State Bar of California, specifically Rule 3-310 ("Rules"), limit our ability to provide concurrent representation in a common business enterprise where the scope of the representation could include the representation of adverse interests. We may, however, represent multiple parties who do not have conflicting interests. However, we must advise clients of any actual or potential conflict, and obtain such clients' informed consent before continuing the representation. The limited liability company, not any of you individually, will be our client. The Rules also require us to advise you of the reasonably foreseeable adverse effects that might arise from this representation. The following are typical occasions where conflict problems may arise, although this list is not exhaustive: (1) Any matters that one of you, in your capacity as manager or member of the limited liability company, might discuss with us, would not be protected by the attorney/client privilege from disclosure to the other. The Rules prohibit us from agreeing with any of you to withhold information from another. (Of course, anything any of you discusses with us is privileged from disclosure to third parties.) (2) If any of you have a difference of opinion concerning the capitalization of the limited liability company, income tax elections, or any matter concerning the continued operations of the limited {GS2074.DOC:} CIRCUIT, MCKELLOGG, KlNNEY & ROSS LLP LAW OFFICES February 21, 2007 Page 2 liability company, we can point out the pros and cons of such differing opinions in the context of our representation of the limited liability company. Nevertheless, the Rules prohibit us from advocating one of your positions over another. (3) If ever an actual conflict does arise of such a nature that it is impossible, in our judgment, to perform our obligations to the limited liability company hi accordance with this letter, it may become necessary for us to advise you to obtain independent counsel to represent your separate and individual interests. We also must retain the right to withdraw as counsel to the limited liability company at any time we believe it prudent to do so. This law firm has had a long history of representing limited liability companies. We look forward to a long and pleasant relationship with 3622 Garfield Street, LLC, and wish you our best as you move forward with your endeavors. We advise each of you to consider very carefully this letter and urge you to review the contents with your advisors and legal independent counsel. If after such careful review you each consent to our representation on the foregoing terms, please sign and return the enclosed copy of this letter. A return envelope is enclosed for your convenience. By signing and returning this letter, you are acknowledging that you have read and understand this letter and wish us to proceed with your representation. Yours very truly, CIRCUIT, McKELLOGG, KINNEY & ROSS LLP Aaron D. Roberts ADR:gc (GS2074.DOC:) CIRCUIT, MCKELLOGG, KlNNEY & ROSS LLP LAW OFFICES February 21, 2007 Page 3 We have read the foregoing letter and understand its contents. We ..hereby consent to having Circuit, McKellogg, Kinney & Ross represent us. We understand the discussion of conflicts set forth above and agree that among us, with respect to information any of you provides to Circuit, McKellogg, Kinney & Ross, there shall be no confidential communications. SANDRA J. RICCITELLI RONALD J. FAULKNER SUSAN FAULKNER (GS2074.DOC:) MINUTES OF FIRST MEETING OF THE ORGANIZER AND THE SOLE MEMBER OF 3622 GARFIELD STREET, LLC A California Limited Liability Company The first meeting of the Organizer and Sole Member of 3622 GARFIELD STREET, LLC ("Company"), a California limited liability company, was held pursuant to a written Waiver of Notice and Consent at 9:30 a.m. on February 12, 2007, at 1205 Prospect Street, Suite 400, La Jolla, California. Present was AARON D. ROBERTS, the Organizer named in the Articles of Organization. Also present were SANDRA J. RICCITELLI, RONALD J. FAULKNER and SUSAN FAULKNER. The Organizer first appointed SANDRA J. RICCITELLI to act as the temporary Chairman and temporary Secretary of the meeting. MS. RICCrTELLI accepted the appointments and acted in said capacities. WAIVER The Chairman announced that the meeting was held pursuant to written Waiver of Notice and Consent signed by the Organizer of the Company. The Waiver and Consent was presented to the meeting, was made a part of its records, and now precedes the minutes of this meeting in the Minute Book of the Company. ARTICLES FILED The Chairman announced that the original Articles of Organization had been filed with the office of the California Secretary of State on January 12, 2007. The Chairman presented to the meeting a certified copy of the Articles of Organization, showing the filing as stated, and {GS2072.DOC:} - 1- r MR. ROBERTS was directed to insert that copy in the Minute Book of the Company. ELECTION OF MANAGERS The Chairman stated that the next order of business was the election of Managers for the Company. Thereafter, SANDRA J. RICCITELLI was elected as the sole Manager of the Company by the Organizer, to serve until her successor or successors shall have been properly elected and -A. qualified. At this time, the Chairman turned the meeting over to the sole Member of the Company. The sole Member then formally convened and proceeded to take all further actions and adopt the resolutions necessary and proper to perfect the organization of the Company. The temporary Chairman and the temporary Secretary continued to act in their respective capacities for the duration of the meeting. OPERATING AGREEMENT The first item acted upon by the sole Member was the adoption of the Operating Agreement for the Company, a copy of which was presented to the meeting. The sole Member then adopted the following resolutions: WHEREAS, an Operating Agreement for the regulation of the affairs of this Company has been presented to this meeting; and WHEREAS, it is deemed to be in the best interests of this Company and its members that this Operating Agreement be adopted as the Operating Agreement of the Company; NOW, THEREFORE, BE IT RESOLVED, that the Operating Agreement presented to this meeting is hereby adopted as the Operating Agreement of the Company; and RESOLVED, that MR. ROBERTS is authorized and directed to insert the Operating Agreement in the Book of Minutes of this Company and to see that a copy is kept at the principal office of the Company in accordance with Section 17058(a)(5) of the California Limited Liability Company Act. {GS2072.DOC:} -2- ELECTION OF OFFICERS The next matter considered by the sole Member was the election of officers of the Company. After a discussion of persons to hold the various offices of the Company, and upon motion duly made, the following persons were elected to the offices indicated before their respective names to serve until such time as their successors shall have been properly elected and qualified: Chairperson: SANDRA J. RICCUELLI President: SANDRA J. RICCITELLI Vice President: RONALD J. FAULKNER Secretary: SANDRA J. RICCTTELLI Assistant Secretary: AARON D. ROBERTS Chief Financial Officer: SUSAN FAULKNER MEMBERSHIP CERTIFICATE The Chairman presented to the meeting a membership certificate for use by the Company. MR. ROBERTS was instructed to insert a copy of the membership certificate in the Minute Book immediately following the minutes of this meeting. ISSUANCE UNDER PRIVATE PLACEMENT EXEMPTION The Chairman stated that the next order of business was to consider the issuance of the Company's membership interests pursuant to Section 25102(f) of the California Corporations Code. After considering the matter, upon motion duly made, the following resolutions were unanimously adopted: RESOLVED, that this Company, pursuant to Section 25102(f) of the Corporations Code of California, issue membership interests, in consideration for an assignment of a beneficial interest in real properties, less any liabilities, as follows: Percentage Name of Member Capital Contribution Interest SANDRA J. RICCITELLI 3622 Garfield Street 100% Carlsbad, California 92008 RESOLVED, that the fair market value to the Company in monetary terms of the above-described consideration is at least $574,000. {GS2072.DOC:} -3- RESOLVED, that the President or Secretary of the Company is directed to cause the notice required by Section 25102(f) of the California Corporations Code to be prepared and filed with or mailed for filing to the California Commissioner of Corporations not later than thirty (30) days after the Company has received the consideration specified above for issuance of its membership interests. RESOLVED, that on receipt by the Company of the consideration to be paid for its membership interests, the officers of the Company are directed to issue to the persons named in these resolutions the membership interests of the Company set forth above. DESIGNATION OF AGENT FOR SERVICE OF PROCESS The Chairman informed the sole Member that pursuant to Item 4 of the Articles of Organization, SANDRA J. RICCITELLI, 3622 Garfield Street, California, 92083, was designated the Agent for Service of Process on behalf of the Company. OFFICE OF COMPANY After some discussion, the location of the principal office of the Company in California, was fixed pursuant to the following resolution, which was adopted: RESOLVED, that 3622 Garfield Street, Carlsbad, California, 92008, is designated and fixed as the principal office for the transaction of the business of this Company in the State of California. COMPANY SEAL MR. ROBERTS then presented to the sole Member the proposed seal of the Company in the form and figures as follows: On motion duly made, the following resolution was adopted: RESOLVED, that the seal in the form, words and figures presented to this meeting is hereby adopted as the seal of this Company. {GS2072.DOC:} -4- BANK OF COMPANY; AUTHORITY TO SIGN CHECKS. DRAFTS. ETC. After a short discussion, the following resolutions were adopted: RESOLVED, that Union Bank is hereby selected and designated as a depository of funds for the Company and that a checking account be established and maintained by and in the name of the Company at the Carlsbad branch of said bank, on and subject to the terms and conditions as the sole Member of the Company may from time to time agree with said bank. -*. RESOLVED, that all checks, drafts and other instruments for the payment of money drawn or accepted by the Company for payment from such account or at such offices of the bank be signed on behalf of the Company by SANDRA J. RICCITELLI, RONALD J. FAULKNER or SUSAN FAULKNER. ADOPTION OF FISCAL YEAR The meeting next proceeded to the adoption of a fiscal year for the Company. Upon motion duly made, the following resolution was adopted: RESOLVED, that the fiscal year of the Company shall commence on January 1 and end on December 31 each year, and all of the Company's accounts and tax returns shall be prepared and filed on this basis. MEMBER MEETING The time for holding the next meeting of the sole Member was then discussed, and the following resolution was adopted: RESOLVED, that the time for holding the next meeting of the sole Member shall be December 15, 2007, at 9:00 a.m., at 1205 Prospect Street, Suite 400, La Jolla, California. There being no further business to come before the meeting, the same was adjourned. Dated: February 12,2007 SANDRA J. RICCITELLI Secretary of the Meeting APPROVED: SANDRA J. RICCITELLI Chairman of the Meeting {GS2072.DOC:( -5- Ronald J. Faulkner Susan Faulkner 1408 Forth St Norco, CA 92860 951-737-4268 Vice President Chief Financial Officer Sandra J. Riccitelli 3622 Garfield St Carlsbad, CA 92008 760-720-4680 Chairperson, President, Secretary GARFIELD STREET APARTMENTS 3622 GARFIELD STREET CARLSBAD, CA 92008 GENERAL NOTES SYMBOL LEGEND 1. THE SPECIFICATIONS. INCLUDED HEREWITH. ARE AN INTEGRAL PART OF THESE CONTRACT DOCUMENTS AND ALL CONDITIONS MENTIONED IN EITHER SHALL BE EXECUTED AS THOUGHSPECIF ICALLY MENTIONED IN BOTH. " OF THE LOCAL FIRE MARSHAL, THE CITY OF SAN DIEGO BUILDING OFFICIALS AND UTILITY COMPANIES FURNISHING SERV1CIES. MOTHIMG IN THE PLANS OR SPECIFICATIONS SHALL BE CONSTRUDED AS PERMITTING WORK THAT IS NOT IN CONFORMANCE WITH APPLICABLE 1997 UNIFORM BUILDING CODE, 2001 CALIFORNIA BUILDING CODE 2000 UNIFORM MECHANICAL CODE. 1998 CALIFORNIA MECHANICAL COOE 2000 UNIFORM PLUMBING CODE, 1998 CALIFORNIA PLUMBING CODE 1999 NATIONAL ELECTRICAL CODE, 1997 CALIFORNIA ELECTRICAL CODE 1997 UNIFORM FIRE CODE AND 1998 CALIFORNIA AMENDMENTS CALIFORNIA TITLt 24 AMERICANS WITH DISABILITIES ACT THESE PLANS AND ALL NEW WORK SI STANDARDS CODE FOUND H THE STi ADOPTED BY THE COUNTY OF SAN Dl •S EXCEED W«D VIOLATING CODE AND REGULATION REQUIREMENTS. CONTRACT DOCUMENTS SHALL TAKE PRECEDENCE. WHERE CODES CONFLICT. THE MORE STRINGENT SHALL APPLY. ALL REQUIRED PERMITS SHALL BE OBTAINED FROM THE BUILDING OFFICIALS AND THE LOCAL FIRE MARSHAL BEFORE THE BUILDING IS OCCUPIED. FIRE DEPT. APPROVAL SHALL BE REQUESTED PRIOR TO FRAMING INSPECTION CONDITIONS OF WALLS, DOORS. PLUMBING, MECHANICAL ELECTRICAL ITEMS ETC. (WHETHER SHOWN OR NOT SHOWN ON THE DRAWINGS) PRIOR TO START OF •PER PORTION INDICATES DETAB. NUMBER IEET WHERE DETAIL IS DRAWN IEET WHERE DETAIL ORIGINALLY TAKEN ALL TYPE SYMBOL ELEVATOR REFERENCE ELEVATED WALLS ARE SHOWN SHADED UPPER PORTION INDICATES DETAIL NUMBER /ATOR IS DRAWN 1NORIGINALLYTAKEN LEVATION SYMBOL IN INDICATES DETAIL NUMBER :T WHERE ELEVATION IS DRAWN WALL SECTION _L EXITS SHALL BE PXO\WING TO CHAPTER 10, OF THE UBC B ALLEHTDOORSSHALLBEOPENABLEFROMTHEINSID HANDICAPPED. PROVIDE PANIC HARDWARE Ar EXITS T REQUIRED BY CODE. iS SHALL COMPLY W CEMENTS OF CHAPTER: ABBREVIATIONS VICINITY MAP ADDRESS ASSIGNMENTS GENERAL NOTES GENERAL ' cncmGHS ifxnres n EITHER SWL K BtEurE^Mi'iMutt gjxfttuj tExncwED n oom. 1 Hi «DRK AM) MOGMS SMtil BE M tfCXRMNCE ITIH WUCME fl&MEMDffi OF THE LOCA RBE IMR9MLne OTY OF sawn BKH Gulow omoiis wo uTUTY ccuRwrs fWMswe SBWCES NOTHNG H me PUWSon SPOTKWOC atm K CMSTRUKD AS praumwo mm DOT c NOT H CCMFOMWCE WITH WFUCJOF cows 2DOi ouam> am** CODE (ITTIF 34} 21X1) UHFCM KOMUKM. CODE MCRGMG «TH BISWUTtS *T IWSE PIKE «o IL o we* swu COHR.T MTU nc OUTOHI* aftwe CTAOMDS CODE IDUND » THE SOTEOr MJUMl - TflE 14 KB AS HKKXXD fH3 AflOPTED BY THE O1Y «T SDLjUM KACK CDHFICT, THE W» SIBlCDfl 3VU. ABUT. euLHNC s octuWB. nffi DOT. JWROWU. swi EE tEQUsrni ran ID FRMWG HSPECTCH ' PUJVBtt. MECHMCAL ELCCmCIL THUS. FTC. [MCTHEK SHO*N OR NOT SHOW ON THE DRMHCS) PIMR TO ST"flI OF A. ALL EXITS SUML BE PHCMOED H ACCOHBHG TO CHAPTER ID. Of THE UBC ft ML EMI DOaS 9WLKOf>ENIB£ FROM TIC tSK WTHOUT USE Of » KEY CB j«< SFECN. KXOKLEDCt Oft H MY PCHIIC* Of A MMK MU. ENOD9C THESE COUWTUEMTS IWlff IW BOtT» EtCT OF TIC OA7MC 1 3lL*C MITWI It* Of OUtH WHTCIl 0»£ Of A OiKO) DOW HWtfl DC CLUM C MTHM 80" » lH D. ULMNC SLKFACE fTMH JB- OF QJCS BOTTDU EDGE Of THE OlOMG C «1IHW $0" OF THE WUOHG SUWACE. B. ML QjSS 94H1 COHFL> MH 1H REOU»U*)*TS OF CHWTW 2» OF Trf UK. SYMBOL LEGEND ^R WD1C*TES DETA«_ NUMBER SHEET WHEW [X}- W*U. TYPE SYMBOL A/^Vc WAILS ARE SHOWN SHADED UPPER PORTIOH L»\ EXTERKMt M MTERKM ELEVATION SYWKXCig? UPPER ptxmoM nmcAfts BETAM. NUMBEI*/~Tr~~~ SHEET WHEBE ELEVAT10H IS DRAWN SHEET^ W«RE ELEVATION ORI6INAILY TAKEN A WALL SECTION REFERENCE -^SfV UPPER PORTION INDtCAfB DETAIL NUMBER ^-— '- 5 MEET WHERE SECTION OMCWALLY TAKEK A REVISICM SYMBOL HUtlPER RELATES TO/*' ISSUED ADDENDA ,/~\ REVISIOM SYMBOL NUMBER NEIATES TO ABBREVIATIONS ss& ^& i^L vOo i" ^r* | ^, |i ps |!° ^ ET" eS?1" US'* IS^J scuz vm JgTj^^™"*1 T" DEFERRED SUBMITTAL SCOPE OF WORK DEMOLISH EXISTING SINGLE FAMILY RESIDENCE AND STORAGE SHED AND REPLACE IT WITH A NHW2-STORV, (3) UNIT MULTI-FAMILY DWB I.ING OVERSEM-SUBTFRRANEAN PARKING GARAGE. PROJECT DATA STREET ADRESS : 36HGARF1E1QSTREET CAW.SaAD,CASC«]flAPN#: 704-24O-16-ODSITE ACREAGE: 0.14 ACRES^ONE: R3 EXISTING LAND USE. SINGLE FAMILY RESIDENTIALPROPOSED LAND USE MULTIFAMLY RESIDENTIALTYPE OF CONSTRUCTION: TYPE V - 1 HOUR OCCUPANCY : RESIDENTIAL(RI) OVER GARAGE (U| PERCENT OF SfTl TO BE LANSCAPED: 20%HARDSCAPE AREA: T76 S. F. CUEUC FOOTAGE OF STORAGE SPACE: 4.743 CUBIC FT. AT GARAGE LEVEL NAME OF SEWER DISTRICT: CARLSBAD SEWER DISTRICTNAME OF WATER DISTRICT. CARLSBAD MUNICIPAL WATER DISTRICTSCHOOL DISTRICT: CARLSBAD UNIF ED SCHOOL DISTRICTAVERAGEO DAILYTRAFFIC: 40 TRIPS ALLOWABLE BUILDING COVERAGE: ACTUAL BUILDING COVERAGE; 3,145 SF/B.QDOS.F. = 52% ENCLOSED BUILDING FOOTPRINT: 3.068 SF 1 6.000 5 F. = 51% 3.140 00 - SF -Dec*Aroas 453.00 -SF TOTAL 2.808.00 -SF TOTAL AREA OF PROPOSED WORK' ] 9,064.00 -SF | PARKING ANALYSIS PARKING REQUIREMENTS: PARKING. (3) 3BEDROOM 1 7 = 3 TOTAL = 8 REQUIRED FIRE PROTECTION NOTES ALARM MUST BE SUBMITTED TO AND APPROVED BY. FIRE PLANCHECK BEFORE EQUIPMENT IS INSTALLED. WHEN ACTUATED. DETECTORS MUST BE PERMENANTLV WIRED WITH A BATTERY BACKUP PER (SEC. 31D.09) ROOMANDINA CENTRAL LOCATION TO PROTECT SLEEPINGAREAS IN ACCORDANCE WITH APPROVED MFGR'S INSTRUCTIONS. SMOKE DETECTORS MUST BE WSTALLED ON 4} ALL REQUIRED PERMIIS MUST BE OBTAINED FROM FIRE PLANCHECK BEFORE THE BUILDING IS OCCUPIED SYSTEMS; FIRE EXTINGUISHING SYSTEMS. INCLUDING AUTOMATICSPRINKLERS AND OTHER FIRE PROTECTION SYSTEMS SHALL BESUBMITTED TO FIRE AND LIFE SAFETY FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION STORAGE REQUIREMENTS UNFT LOCATION REQO PROVIDED - UNIT A PARKING GARAGE NVA 390 CU. FT, -UNTTa PARKING GARAGE N/A 346CU FT. LEGAL DESCRIPTION LOT 8. BLOCK -0-. OF PALISADES, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO. STATE OF CALIFORNIA. ACCORDING TO MAP THEREOF No. 1747. FILED IN THE OFFICE OFTHE COUNTY RECORDER OF SAN DIEGO COUNTY, FEBRUARY 5. 1923. PROJECT ANALYSIS DATA OCCUPANCY m CONSTRUCTION SPRINKLERED NUMBER OF HEIGHT0 FLOOR AREA FIRE RESISTIVE REQUIRSMHNTS •SEE SHEET A1 1 .1 FOR WALL TYPES AND F R. CONSTRUCTION NOTES OCCUPANCY TYPE: u TYPE OF CONSTRUCTION SPfWNKLERED NUMBER OF DESCRIPTION V-1HR YES 3 SOFT. 9.064 SF YES 1 FIRE RESISTIVE REQUIREMENTS •SEE SHEET A1 1.1 FOR WALL NOTES FLOOR AREA CALCULATIONS: BUILDING AREA(PROPOSED) . HI DENTtAL (R1) HVTB •LEVELS RESIDENTIAL (R1) TOTAL ANALYSIS R£9ClENTiALUNft$ PERCBC TABLE &A BEARING WALL: ,„, USED TO INCREASE ALLOWABLE BUILDING MAJL ALLOWABLE- 2 STORIES PER C.B.C. TABLE 5-B MAX. ALLOWABLE 50 FT. PER C.B.C. TABLE 5-B PERCBC.TABIEG-A SEARINCJ WAI L - EXTERIOR: HR. BEARING WALL -INTERIOR H, "STRUCTURAL FRAMED ~ PARTI IONS -PERMANENT: HH FLOORS S FLOOR-CEILINGS: HH RC»FS & ROOF CEILINGS: HR STAIRWAY CONSTRUCIION: WA PARKlMG GARAGE PER C.B.C. TABLE 5 A BEARING WALL: ,™ NON-BEARING WALL 1HB OPENINGS NOT PERNHTUKi FEET — PER C.B.C. TABLE B-A BEARING WALL - EXTERIOR: HH NONBEARING WALL - EXTERIOR: MB. STRUCTURAL FRAME m FLOORS (.FLOOR-CEtLmOS: EXTERIOR DOORS AND WINDOWS: e 1 45 EF-I.SEE BELOW 3.140 SF | N/A | TOTAL (LEVEL D); 3,140 SF AREA IDECKAREA I iESS«-5T»SF-[ij333F | 551 SF N/A pwtanenol counted jnr/W AREA OE^AREA SS ,"" — j TOTAL (LEVEL 1): 2.SO9 Sf [ W/ DECKS: Ji*1 SF jis^^s**11*"! |-(wMi DECKS) ' | — TOTAL DECK AREA: 453 EF z 3 ds* i 1 il | f ^r ~ LU • ^P ^*^S — 1 11 PROJECT ANALYSIS1 "-1 I DEMO PLAN GENERAL NOTES EXISTING/DEMO SITE PLAN DEMO PLAN KEYNOTES DEMO PLAN LEGEND ^'- ^ o ^ ^ s-1 C o - 3i m Ul § '•<- CZ1 ; STRUCTURE TO BE REMOVED C3 O-Z UJ W OT XUJ A0.2 NSECTION c ^SECTION UJ UJ, «|Q FLOOR ELEVATION 54.75 = -9 CEILING ELEVATION 62.41 FLOOR ELEVATION 53.84 10, L UJ < CD< BASEMENT DIAGRAM 048 16 A0.3 /c \SECTION 01 n PARTIAL SECTION BASEMENT FLOOR ELEVATION 54.75 = -9 CEILING ELEVATION 62.41 r- - (N) WALL AND FENCE LOWER BASEMENT FLOOR ELEVATION 53.84 , (N) WALL AND FENCE \EXISTING WALL ON - \ NEIGHBORING \ PROPERTY TO\ REMAIN 0 DRAWN BY. JQ JS. IE 08 -F- P LU ITAPARTIAL SECTION A0.4 EXISTING STRUCTURES AND IMPROVEMENTS AT PROPERTY LINES o GARAGE FLOOR PLAN Ill Q HI <<"JO ,"' ' L _^._J FLOOR PLAN GENERAL NOTES FLOOR PLAN KEYNOTES FLOOR PLAN LEGEND <3 SHOWN ARE TO FINISHED FACEOF WALL-AL EXTERIOR DIMENSIONS SHOWN ARE TO FlNIStD FACE OF SHEAFHWG(COffTRACTORTOFELDVERlFY) U.O.N. ON PLAN. ALL FRAMING SHALL COMPLY WITH ALL CURRENT APPLICABLE CODES ; WAILS W*E3l4SfJOS Miff OC.VflTrl GfPSU S AND WINDOWS SHALL BE FULLY WEATHl LOCATIONS OF FIXTURES WITH OWNER . STATEHEALTHANa5AFETYCOQESEC.17921.aE CHLORNATED POLYVWYL CHLORIDE (CPPVCJ FtSUPPLYPIPmO. ,. COMBUSTiaLEAIRFORFUELBURNIMGW, IN ACCORDANCE WITH C8C SECTION SOT I PROYIDEATLEASTONEMUMPaRCUn! (T) Ltf OF BUB.DING AB IE WAU5, FLOOR-CEIUNOS AND ROOF- BOTH SIDES. ALLOITERIOI COORDINATE INSTALLATION OF SMOKE DEIECTORS SHALL COMPLY WITH CBC SEC. 31D.9 ™E RJRNACE(S) REFER TO SHEET FOR HAILIMG SCHEDULE AND ShffAftWALL SCHETXJLE. '9 iJJgj/^EDnl WAITERI BATHROOM* i PERMANENT VACUUM BRFAKERS SMALL BE INCLUDED Wl ALL NEW HOSE COUNTERS IN SHOWERS AND TUB-SHOWEH COMBINATION.' Ot*STRUCTION OU RE-RESISTIVE RATTH JCTURAL FRAME FOR THE Tl © wv.aw (|) UEDILAI BROOM FINI (7) THASH LOCATION WALL TYPES se> o A1.0 rS SHALL BE REMOVED FROM THE SOIL TC . PROVIDE Ul X. 22. 0PM FLOW ON FAUCETS.ERTME SYOUCTUHE. Jf SMOKE DITTECTORS SHALL COMPLY \MORE THAN 1.6 GALLONS PI JD ASSOCIA1 LLUSENO 27. ALLFOUNDATIC Si' SECOND FLOOR PLAN FLOOR PLAN GENERAL NOTES FLOOR PLAN KEYNOTES FLOOR PLAN LEGEND (T) 36'HIGH .19.AND3a>QFTHE CBC.ALL NAIL4NQ SXALL CONFORM TO HIE CURRENT CBC NAILJNQ SCHEDULE HEADERS. ALLINTERIORS WALLS ARE ;«4 STUDS AT 1ffOC WTTH GVPS1IM BRD. Ol ALLEXTERIOH DOORS ANO W1NDOWSSHAU. BE FULLr WEATHERSTRIPPED. RECEPTACLE M REFER TO SHEET FOR MAILING SCHEDULE BBS . PROVIDEULTRA-LOWFLUSHTOILETSAN FTACLE OUTLET LOCATORS SHALL COMPLY WITH NEC ARTICLE AS THE SEPAR COUNTERS IN SHOWERS AND TUB-SHOWER COMBWATKJN, CONTROL VALVES MUST BE PRESSURE BALANCED OHTHUfcKMOSTATIC MIS»NG VALVES. Km uoc TABLE e-e (3) VANITY C( Q DUAL-SJD€D FIREPLACE BY © BUILT-IN CASEWORK @ LOWER CABINETS ©FHOSTfiO SLONG GlASS DOtMOVEABLEWALL (8) ENTERTAIN\ENTWALL 5 UNDCRCOUtJTT^R DISHWASHER J) AUOMABLE REAR YARD ENCROACHMENT S ALLOWBLESIDE' M iBM.eii i» »S THE WALL OR AS REQURED F FRAME FOR THE TYPE OF CONS1 WHICHEVER IS GREATER. o s;s'.°.ss8r,rs; —-0 ROOF PLAN LJJHI CO o ROOF PLAN GENERAL NOTES:ROOF PLAN KEY NOTES:ROOF PLAN LEGEND • REFER TO 'GENERAL NOTES' FOR ADDITIONAL INFORMATION \00\ ROOF DRAIN AND OVERFLOW D DOWNSPOUT J INDICATES DIRECTION OF ROOF SLOPE 3 ASPHALT COMPOSITION ROOF SHINGLES ooa: A1.3 Hi S3- — -1--, HI DC Ifo , ^T\BUILDING SECTION SECTION GENERAL NOTES SECTION KEYNOTES SECTION LEGEND 0. © STL K^HR BOXES © PIAKIERBBD © STOMEVENEEn (7) A3PHALT COMPOSITION SHINGLES @ PTD WOOOTREUJS @ 3-LAPSlDING(CEMENTCONPO3fIlo«) FFOM AT WWDOWS/OOORS, f) OJW. GLWED WINDOWS, Tl A4.0 /TABUILDING SECTION !UJ (0 O SECTION GENERAL NOTES SECTION KEYNOTES SECTION LEGEND IIJ.LOWABLE ENCROACHMENT iOOD IWUAT WINDOWS/DOORS, Tl (16) WATER FEATUREW/REFLECTIONP @ 36" HIGH PARAPET WALL rtg) FWEPIACEC A4.1 9 t FRONT (WEST) ELEVATION REAR (EAST) ELEVATION 5k •1-5?.H ;w*!'i>t EXTERIOR ELEVATION GENERAL NOTES EXTERIOR ELEVATION KEYNOTES EXTERIOR ELEVATION FINISH LEGEND 05CC. ZQ Qce HLLI < h- >X LUUJiri (7) 42" HIGH GUAKDRAl. ®™»«Y ^J PANTED WOOD TRIM A ®CED' •DOWN HOME ELDORADO EXTERIOR ELEVATION GENERAL NOTES EXTERIOR ELEVATION KEYNOTES EXTERIOR ELEVATION FINISH LEGEND Ul [Q |LU II ft& DRUWNBY CHECKED fn encc zo oo; i-UJ< X UJ111 _l © Pi @ 36'HIGHGIASSGUAI1DRAILWIPTSTLS ©^ © pro v @c CM) CMD (rj) NEW SITE WALL MO FENC SHUGLE OAKRJDGE SERIES A5.1 SDP 07-05 CDP 07-27 „_,„_,__ ,,__ y . ^M^./.V.'! EARTHWORK QUANTITIES 5 cr 975 C.Y. TOPOGRAPHY SOURCE PROJECT GARFIELD STREET APARTMENTS LANDSCAPE IMPROVEMENT PLANS 3622 GARFIELD STREET CARLSBAD, CALIFORNIA 92008 OWNER / APPLICANT: SUSAN FAULKNER 1408 4TH STREET NORCO, CA. 92860 PHONE: (909) 226-8531 LOCATION MAP SHEET INDEX LOCATION MAP SHEET TITLE TITLE SHEET LANDSCAPE CONCEPT PLAN WATER CONSERVATION PLAN SHEET NO. L- 1 L-2 VICINITY MAP PREPARER STATEMENT : KKEBr DECSJU1E T>AT I *v THE LICENSED DESIGNED 0= WOH< FCH THIS PROJECT, TMT I HAVE EXERCISED RESPONSIBLE OARGE oveq Th; OES G-J o= TKE PROJECT AS OE- KEO IN SECTION 6703 OF THE BUSINESS AND PRO=ESS cws CODE, A-J3 TVAT THE DESIGN IS CONSISTENT WITH CURRENT STAVJARDS. I UNDEHSTAN3 Th'ATTHE CHECK OF PBOJECT DRAW.,%5 AND SPEOr CATIONS BY THEOTT OF CARLSBAC IS CONFINED TO 3EVIEW OV.Y AND DOES NOT RELIEVE ME, AS THE LICtNSED 3E5'GKEH OF WORK, OF MY lESPONSm'TIES =OB PROJECTOESlGN. 3A£?A'.US DESiGN G10UP 272S JEFFERSON STREET, SUITE 1 £ CARL-SBAD. CAUFORS'A 9200B (760)720-9237 APPROVED iNGINEEl OATS *JG PL* Esa^-loc«c»l CHECKER DATf APR AND INCL LOG ARE REVISION DESCRIPTION ROVED FOR PLANTI IRRIGATION ONLY, UDING PRECISE ATION OF PLANTINC AS. DATE H-T1AL OTHER APPROVAL. BATE iNitiaT OTY AMUOVAL vIG "AS BUILT" TIT, , 0"E REVIEWED BY: IMSPEC70R OiTE ,s"Ey|| CITY OF CARLSBAD ||S™ETS L-1 |l PLA^llG DiPAI™»7 II OARFIELDSTREET APARTMENTS TITLE SHEET £mL°BRV & || SOP C7-05/ COP 07-27 || PLANTING LEGEND I a: tr<o LEGEND lYHBOL 0- 0- Q-a- a-a- |aj- a- ["iifL QD- E3- §> B- 0- 03- G3- Eh K!CJ»TO» »o»o,,0,x.mc. CRfWVENTAL OJ^T KQ OQTS, OP VARIOUS S'ZES AhD COLONS PAYMENT RUBLE FIELD. BaB,«-.1/r LANDSCAPE BOULDERS LANDSCAPE EDGING/ MOW CURB. TVP, RANDOM FOR^STEPPINOSTOSES CONCRETE CAPS NEW WALKWAY. INTEGRAL COlOTi: CONCRETE W/KEDiUMSALT FIN.SH WOOD FENCE NOT TO EXCEED 6-0" HIQi ENTRY DRIVE, TO BE COLORED CONCRETE Wff-EAVY BROOM FINI5- 30' HIGH CM U COLUMNS W STONE VENEER AND P=I=CAST LiWITS OF INFILTRATION TRSNCH REFER TO CIVIL ENS. PLANS FAUX TURF SET ATOP STRUCTURAL SLAB 30' HIGH RAISED PLASTER 18-H'GH RAISED PL»\TER 5--0- hlQH IRON =ENCE ANDQATE G SYMBOL 1 \ ©— ©~ 0 o 7Z~ ^ BOTANICAL NAME Enttlng Palm Tree „_ ~ Cimelll* sisangua 'Aeple fltosiom' Nanctntd. "Guff Strettn' H&n«roeillls hybrids 'Dttp Wife' Hsuchtn 'Cm/on CHtmtt' ficus putnila •^•^•^••Vl^ll i^f^gf^^f W °°3' COMMON NAME — ,.„ Rose Cimei : Hsavenly Bamboo Dayllly CO,!,,,, Violet Trumpet Virve Creeplns Fig ' CJUANTTTY 2 ' ' 19 e ,. SIZE ••- 5 Gal, 5 Gal. 15 Gal. 1! Gal. 1 Ga'. 1 Gal. 1 Gal. 1 Gal. 5 Gal. 5 Gal. From ats IEMARKS *efe- :o P.an for Size ^-^ Eioailcr fo-n on Trellis P-a^: 12"O.C. Staked or Trained to Fence Trained 13 Wa't PJ .12 O.C. SCALE: 1/B-. I'-O' APPROVED5 SIGSi'* ' UR" 't<aJ"tD °N P*GlL ' ENONEEFiNGPLA CHECKER OAIE ESSftEH 0- W0« APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS. . REVISION DESCRIPTOR \IT.*L OT.-<K APPROVAL CAT? crrr APPROVAL "AS BUILT" T1T1 C 3*^ REVIEWED BY: INSPECTOR DATE .Sh-%T|l CITY OF CARLSBAD ||«ns I- • * | I =LANNIMG OEPARTMEr^ | [ GARFIELD STREET APARTMENTS3622 GAR FIELD STREETCAP.LS3AD.CA. 82008 LANDSCAPE CONCEPT PLAN A£5SfaNT~L~NNING 3 ^CTOR GATE £/£nBH¥- II SJP C7^)5/ C3P 07-27 |j -t - PROJECT LANDSCAPE DATA SUMMARY: GROSS AREA: 6.000 S.F. OPEN SPACE AREA: -HARDSCAPE .N3SCAPE AREA PLANTING ZONES: ZONE 1 PLANT USAGE JUSTIFICATIONS 1. TURF HAS SEEN INCORPORATED INTO THE LANDSCAPE Di ON A VERY LIMFTED BASIS IN CKDER TO ALLOW FOR STO WATER PERCOLATION INTO THE =RO"OSED INFILTRATION ACCOMMODATIONS FOB RECLAIMED WATER 1. NO-JE AT THIS TIME. LANDSCAPE MAINTENANCE RESPONSIBILITIES 1. THE OWNER WILL BE RESPONSIBLE FOR MAINTAINING ALL AREAS THAT L'E WITHIN THE L'WITS OF THE SHE'S PTOPI WATER CONSERVATION PRINCIPALS TO BE IMPLEMENTED WlTHW THIS PROJECT I, GOOD DESIGN BASED 0\ THE SELECTION 0- A BALANCED PALLET OF MEDIUM AN LOW WATER REQUIREMENT PLANTiNGS AND ARRANGING THESE "LANTS INTO UK. WATER USE ZONES. Z. THOROUGH SOIL PREPARATION BT INCORPORATE PROCESSES ORGANICS INTO THE EXISTING SITE SOIL. THIS W LL INCREASE THE SOILS WATEf HOLD NG CAPACITIES AND ALSO ENCOURAGE H'GHEH LEVELS OF MiCHOBIC ACTIVITY IN THI SOIL, HIGHER LEVELS OF MICRO3IC ACTIVITY PROMOTE GOOD PLANT HEALTH AN[ 3. LIMIT THE USE OF O 4, SELECTION Of LOW - >tf AREAS. ID PLANTS (PLEASE REV.EW 5. EFFECTIVE AND EFFICIENT WAI iRING yETHODS, I.E. CIRCUIT ZONES BASED L.'=ON SJN / SHADE EXPOSURE AND SLOPE VS LEVEL PLANTING AREAS GROLP TREES, VALVES TO ELIMINATE LOW HEAD DRAINAGE, AVD FINALLY GOOD MAINTENANCE EASTOKE3UCESOILi. MULCH ALL SHRUB ANJ G^OLND COVI EVAPORATION AND TO IMPROVE SOIL : '. PROPiH LANDSCAPE MAINTENANCE AND MANAGEMENT. TH.S WILL HE ACCOMPUS1ED SY HIRING A PROVEN LANDSCAPE MAINTENANCE CONTRACTC ONGOING EVALUATION A\D ADJUSTMENT PROGRA" TO INSURE THESE PRINCI A^E WORKING TO THEIR 'JTMOST EFFICIENCY F01THE ENTi'RE L'FEO" TV-: LANDSCAPE. APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS, REVISION DESCRIPTrON "AS BUILT" CITY OF CARLSBAD QAHFIELD STREET APARTMENTS WATER CONSERVATION PI AN