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SDP 14-09; Tamarack Beach Custom Homes; Site Development Plan (SDP)
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: January 7, 2015 Application complete date: October 8, 2014 Project Planner: Chris Garcia Project Engineer: Steve Bobbett SUBJECT: SDP 14-09/PUD 14-07/CDP 14-23/MS 14-09 - TAMARACK BEACH CUSTOM HOMES - Request for approval ofa Site Development Plan, Planned Development Permit, Coastal Development Permit, and Tentative Parcel Map to demolish two existing single-family homes and to allow for the development of a three-unit, detached single-family residential air-space condominium project on a 0.31 acre infill site located at 295 Chinquapin Avenue, within the Mello II Segment ofthe Local Coastal Program and Local Facilities Management Zone 1. The project site is not within the appealable area ofthe California Coastal Commission. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 "In-Fill Development Projects" of the State CEQA Guidelines and will not have any adverse significant impact on the environment. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7078 APPROVING Site Development Plan (SDP 14-09), Planned Development Permit (PUD 14-07), Coastal Development Permit (CDP 14-23), and Tentative Parcel Map (MS 14-09), based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to demolish two existing single-family homes and to allow for the development of three detached, single-family residential air-space condominiums on a 0.31 acre infill site within the Mello II Segment of the Local Coastal Program and the Beach Area Overlay Zone (BAOZ). More specifically, the site is located at 295 Chinquapin Avenue on the south side of the street. The development of the proposed condominium project requires the processing and approval of a Site Development Plan, Planned Development Permit, Coastal Development Permit, and Tentative Parcel Map. The Tentative Parcel Map associated with the subdivision is considered minor because it involves the division of land into four or fewer condominiums. Topographically, the site is generally flat with an elevation approximately 52 feet above mean sea level (MSL). The site is developed with two existing single-family homes and does not contain any sensitive vegetation. The proposed project contains a 20 foot wide pervious paver drive aisle along the west side of the property with a turnaround area between Home 2 and Home 3 toward the rear and a perpendicular guest parking space between House 1 and 2. Each home includes an attached two-car garage with direct entrance into each unit. Each of the three homes have their own floor plan consisting of three or four bedrooms and ranging in size from 2,521 square feet to 2,875 square feet. The front door of Home 1 faces Chinquapin Avenue to the north, while Home 2 and Home 3 are oriented towards the drive aisle that runs along the western side of the property. The homes all consist of three stories with an overall SDP 14-09/PUD 14-07/CDP 14-23/MS 14-09 - TAMARACK BEACH CUSTOM HOMES January 7, 2015 Page 2 building height of 29'-4" tall as measured from the new finished grade. The finished grade for measuring building height is being established at a height of up to 1' higher than the existing grade. The increase in grade is proposed for drainage purposes. Each unit includes balconies off the second and/or third floor and an exclusive use area at the ground level. The underlying lot will be held in common interest divided between the three airspace condominiums. This common area includes, but is not limited to, the private driveway, guest parking area and landscaping. The project is beach contemporary architecture. Primary building materials include colored stucco, horizontal siding, and masonry veneer. Asphalt shingles cover a 3:12 pitched roof over each unit and a stainless steel railing is included around some of the balconies. A variety of roof planes are included that provide different roof heights and each elevation includes off-setting building planes. Table "A" below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Residential Medium-High Density (RMH) 8-15 du/ac with a Growth Management Control Point (GMCP) of 12 du/ac. Residential Density- Multiple (RD-M) Zone with Beach Area Overlay Zone (BAOZ) Two single-family homes. North Residential High Density (RH) RD-M with BAOZ Multiple-family Residential South RMH R-2 with BAOZ Multiple-family Residential East RMH RD-M with BAOZ Multiple-family Residential West RMH/RH RD-M with BAOZ Single-family/Multiple- family Residential Table "B" below includes the project site's gross and net acreage, the number of dwelling units allowed by the General Plan's Growth Management Control Point (GMCP) density and the proposed projects number of dwelling units and density. TABLE B Gross Acres Net Acres DUs Allowed at GMCP Density DUs Proposed and Project Density 0.31 acres 0.31 acres 3.72 units 3 units at 9.7 du/ac In order to meet the City's Inclusionary Housing requirements, the project is conditioned to pay an affordable housing in-lieu fee on a per unit basis priorto final map approval. Grading quantities include 250 cubic yards of cut, 100 cubic yards of fill, and 150 cubic yards of export. The project meets the City's standards for planned developments and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations ofthe Carlsbad Municipal Code (C.M.C). SDP 14-09/PUD 14-07/CDP 14-23/MS 14-09 - TAMARACK BEACH CUSTOM HOMES January 7, 2015 PageJ : III. ANALYSIS The project is subject to the following regulations: A. Residential Medium-High Density (RMH) General Plan Land Use designation; B. Residential Density - Multiple (RD-M) Zone, Planned Development Regulations and Beach Area Overlay Zone (BAOZ) (C.M.C. Chapters 21.24, 21.45 and 21.82); C. City Council Policy Nos. 44 and 66 (Neighborhood Architectural Design Guidelines and Livable Neighborhoods); D. Mello II Segment of the Local Coastal Program; E. Subdivision Ordinance (C.M.C. Title 20); F. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85); and G. Growth Management Ordinance (C.M.C. Chapter 21.90) and Zone 1 Local Facilities Management Plan. 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 Residential Medium-High Density (RMH) Land Use Designation The General Plan Land Use designation for the property is Residential Medium-High (RMH). The RMH designation allows residential development at a density range of 8-15 dwelling units per acre with a Growth Management Control Point (GMCP) of 12 dwelling units per acre. The project site has a net developable acreage of 0.31 acres. The project's proposed density of 9.7 du/ac is within the RMH density range of 8-15 du/ac but is below the RMH GMCP of 12 du/ac used for the purpose of calculating the City's compliance with Government Code Section 65863. However, consistent with Program 3.2 of the City's certified Housing Element, all ofthe dwelling units, which were anticipated toward achieving the City's share ofthe regional housing needs that are not utilized by developers in approved projects, will be deposited in the City's Excess Dwelling Unit Bank. This project will deposit .72 dwelling units into the Excess Dwelling Unit Bank and the excess dwelling units are then available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity, including second dwelling units, adequate to satisfy the City's share ofthe regional housing need. Lastly, the project complies with the Elements ofthe General Plan as outlined in Table "C" below: SDP 14-09/PUD 14-07/CDP 14-23/MS 14-09 - TAM ARACK BEACH CUSTOM HOMES January 7, 2015 Page 4 TABLE C - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJEaiVE OR PROGRAM PROPOSED USES & [MPROVEMENTS COMPLIANCE Land Use Site is designated for Residential Medium-High density, (RMH; 8-15 du/ac) with a GMCP of 12 du/ac. 3.72 dwelling units (4 when rounded up) could be constructed on the site at the GMCP (0.31 acres x 12 du/ac). The residential project density at 9.7 dwelling units per acre (3 DUs) is below the RMH GMCP of 12du/ac used for the purpose of calculating the City's compliance with Government Code Section 65863 but is within the RMH density range of 8-15 du/ac. Therefore, 0.72 dwelling units will be deposited in the City's excess dwelling unit bank consistent with Housing Element Program 3.2 and City Council Policy 43. Yes Housing Provisions for affordable housing. The project is conditioned to pay an affordable housing in-lieu fee on a per unit basis prior to final map approval. Yes Public Safety Reduce fire hazards to an acceptable level. The project site is located within a five minute response time of Fire Station No. 1 and has been designed to comply with the fire code, including provisions for an automatic sprinkler system within each dwelling unit. Yes Open Space & Conservation Minimize 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 will not create any environmental impacts to the previously graded and developed site. The project is conditioned to conform to all NPDES requirements and has been designed to include Low Impact Design (LID) elements. Yes Noise Require that a "Noise" Study be submitted with all discretionary applications for residential projects of five or more single-family dwelling units or any multiple-famjiy dwelling units located within or SOO-feet beyond the 60 dB(a) CNEL noise contour lines as shown on Map 2: Future Noise Exposure Contour Map. The project consists of three detached single-family dwelling units and therefore a noise study is not required. However, the project has been conditioned to meet a 45 dB(a) CNEL interior noise level when openings to the exterior of the residence are open or closed. If openings are required to be closed to meet the interior noise standard, then mechanical ventilation shall be provided. Yes Circulation Construct roadway improvements needed to serve proposed development. All public facilities including curb, gutter and sidewalk are conditioned to be built along the property frontage (Chinquapin Avenue). Yes SDP 14-09/PUD 14-07/CDP 14-23/MS 14-09 - TAMARACK BEACH CUSTOM HOMES January 7, 2015 Page 5 B. Residential Density-Multiple (RD-M) Zone, Planned Development Regulations, and Beach Area Overlay Zone (BAOZ) The proposed project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code (CMC) including the Residential Density-Multiple (RD-M) Zone (C.M.C. Chapter 21.24), Planned Developments (C.M.C. Chapter 21.45), and the Beach Area Overlay Zone (BAOZ)(C.M.C. Chapter 21.82). The three-unit detached single-family residential air-space condominium project meets or exceeds the requirements of the RD-M Zone and the BAOZ as outlined in Table "D" below. The Planned Development regulations provides most of the development standards with the exception of those listed in the table below. The project complies with all applicable development standards for Planned Developments (C.M.C Chapter 21.45). Please refer to Attachment No. 4 (Exhibit "A") for an analysis of project compliance with Tables C&E ofthe Planned Development regulations. Table D - BAOZ AND RD-M COMPLIANCE BAOZ Standards Required Proposed Comply Building Height 30 feet with minimum 3:12 roof pitch is provided or 24 feet if less than a 3:12 roof pitch is provided Roof Peak = 29'-4" w/ 3:12 roof pitch Decks = <24 ft. Yes RD-M Standards Required Proposed Comply Setbacks Interior Side: 5' Rear: 10' Interior Side (West): 24' Interior Side (East): 5'2" Rear: IO'l" Yes Lot Coverage 60% 29% Yes C. City Council Policies No. 44 (Neighborhood Architectural Design Guidelines) and 66 (Livable Neighborhoods) The project is subject to City Council Policy No. 44 - Neighborhood Architectural Design Guidelines and City Council Policy No. 66 - Livable Neighborhoods. The proposed three-unit, detached single-family residential air-space condominium project proposes a deviation to architectural guideline #9 of City Council Policy No. 44 which states: The remaining total number of homes shall comply with one ofthe following guidelines • The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering the single-story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single-story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side ofthe house and setback a minimum of 15 feet from the property line are not required to have a single-story building edge. The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building. SDP 14-09/PUD 14-07/CDP 14-23/MS 14-09-TAMARACK BEACH CUSTOM HOMES January 7, 2015 Page 6 • The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. House #2 has a courtyard and therefore complies with the first guideline option. House #1 and House #3 propose to deviate from this requirement. The policy is geared toward traditional two-story single-family development, but applies to detached single-family condominiums as well. The property's Residential Density-Multiple zoning allows for detached single-family condominiums to go above the two-story requirement of the R-l (One-Family Residential) zone and therefore the guideline regarding single-story building edge City Council Policy No. 44 allows an applicant to propose an architectural style that complies with the purpose and intent of the policy which states: "The purpose and intent of the architectural guidelines is to ensure that a variety of architectural elements are incorporated into single-family homes and two- family structures so that they: a) are visually interesting, b) have sufficient building articulation to reduce their bulk and mass, c) are in scale to their lot size, and d) strongly contribute to the creation of livable neighborhoods." A justification of how the proposed project complies with the intent and purpose of City Council Policy No. 44 is provided in Table "E" below. Table E - CITY COUNCIL POLICY NO. 44 INTENT AND PURPOSE COMPLIANCE Goal Justification Visually interesting. The proposed homes provide covered first level porches, second story decks and third story decks. All houses have a variety of materials consisting of colored stucco, stone veneer, horizontal lap siding and steel railing around the decks. Sufficient building articulation to reduce bulk and mass. The second and third story decks provide articulation on various elevations. The third story living area is reduced in size compared to the second story. Both of these features reduce the bulk and mass of the project. In scale to their lot size. The project is permitted to have a lot coverage up to 60%. This project proposes a lot coverage of about half the permitted allowance (29%). The project is in scale with the size ofthe lot. Strongly contribute to the creation of livable neighborhoods. The project site could accommodate up to 4 attached multi-family dwellings given the existing zoning (RD-M) and General Plan Land Use (RMH). The project site is bordered to the west by a single-family home and also a multi-family project. There is also a multi-family project to the south and east ofthe project site. By developing three detached single-family condominiums, the project blends into the existing area and provides future tenants with more privacy than an attached multi-family development. Please refer to Attachments No. 5 and 6 (Exhibits "B" and "C") for a detailed analysis of project compliance with the rest of City Council Policy No. 44 and full compliance with City Council Policy No. 66. SDP 14-09/PUD 14-07/CDP 14-23/MS 14-09 - TAMARACK BEACH CUSTOM HOMES January 7, 2015 Page 7 D. Local Coastal Program The proposed site is located outside the appeals area ofthe City's Coastal Zone and lies within the Mello II Segment ofthe Local Coastal Program. The project site has an LCP Land Use designation of RMH and Zoning of RD-M, which are consistent with the City's General Plan and Zoning. The projects consistency with the RMH General Plan Land Use designation is analyzed in Section "A," Table "C above. The proposed project is consistent with the Mello II Segment of the Local Coastal Program which contains land use policies for development and conservation of coastal land and water areas within its boundaries. The policies of the Mello II Segment emphasize topics such as preservation of agriculture and scenic resources, protection of environmentally sensitive resources, provision of shoreline access and prevention of geologic instability and erosion. The project is consistent with the coastal act policies as follows: a) no agricultural lands exist on the project site, therefore no impacts to such will occur; b) the site does not contain or impact environmentally sensitive habitats, water or marine resources; c) the site is geologically stable and the proposed grading for the site has been limited to the area necessary to develop the site; d) the project has been designed to reduce the amount of off-site runoff and has been conditioned to implement the NPDES standards to ensure the quality of the water leaving the site; e) the project meets the parking requirements for one-family condominiums; f) the project does not preclude any recreational opportunities or shoreline access as the property is located on the south side of Chinquapin Avenue between Garfield Street and the railroad tracks; and, g) the development of three detached single-family residential air-space condominiums will not obstruct views of the coastline as seen from public lands or public right-of-way. Given the above, the project is consistent with the Mello II segment land use policies. E. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Parcel Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance (Title 20) for Minor Subdivisions. The subdivision is considered minor because it involves the division of land into four or fewer condominiums. The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. F. Inclusionary Housing Ordinance 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 three detached single-family residential condominium units has been conditioned to pay the applicable housing in-lieu fee for three units prior to final parcel map approval. G. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table "F" below. SDP 14-09/PUD 14-07/CDP 14-23/MS 14-09 - TAMARACK BEACH CUSTOM HOMES January 7, 2015 Page 8 TABLE F - GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 10.43 sq. ft. Yes Library 5.57 sq.ft. Yes Waste Water Treatment 3 EDU Yes Parks 0.021 acre Yes Drainage .53-1.10 CFS Yes Circulation 30 ADT Yes Fire Station No. 1 Yes Open Space 0 acres N/A Schools Carlsbad (E=.5124/M=.1698/HS = .2199) Yes Sewer Collection System 3 EDU Yes Water 1650GPD Yes The project proposes 3 dwelling units whereas the unit yield at the GMCP of the property is 3.72 dwelling units. The proposed 3-unit project is 0.72 units below the Growth Management Control Point density for this RMH designated property. Consistent with the General Plan and Policy No. 43, 0.72 dwelling units will be deposited in the City's excess dwelling unit bank. IV. ENVIRONMENTAL REVIEW The City Planner has determined that the 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 it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. 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 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. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7078 2. Location Map 3. Disclosure Statement 4. Exhibit "A" - Planned Development Tables C&E 5. Exhibit "B" - City Council Policy No. 44 Compliance Table 6. Exhibit "C" - City Council Policy No. 66 Compliance Table 7. Exhibit "D" - Site Perspectives 8. Reduced Exhibits 9. Full Size Exhibits "A - U" dated January 7, 2015 wor ro SCALE S/r£ MAP Tamarack Beach Custom Homes PUD 14-07 / SDP 14-09 / CDP 14-23 / MS 14-09 ^ CITY OF CARLSBAD DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carisbadca.gov 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 politicai 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. 2. 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 corooration 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 publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) "JHIIV^VIAS^ 'S^^^T Person Coro/Part U . ^ Title Title Address Address ^^AA/ >^<,e^i 2^ U CA/^-.) 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 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_ Title Corp/Part_ Title Address Address p-1 (A) Page 1 of 2 Revised 07/10 NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a tmst. list the names and addresses of ANY person sen/ing as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust_ Title Non Profit/Tmst Title Address Address Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? • Yes No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary. I certify that all the above infonmation is tme and correct to the best of my knowledge. Signature of owner/date Print or type name of owner Sigrfature of applicant/date Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent p-1 (A) Page 2 of 2 Revised 07/10 Addendum to: Disclosure Statement P-l(A) Applicant/Owner Information RREG Investments Series, LLC Series 1013 1520 N El Camino Real #5 San Clemente, CA 92672 Managing Member Rincon Real Estate Group, Inc. 1520 N El Camino Real #5 San Clemente, CA 92672 Corporate Board Kevin Dunn (33.33%) Vice-President 1245 Gold Flower Road Carlsbad, CA 92011 Cameron St. Clair (33.33%) Secretary 1944 Cobalt Drive Carlsbad, CA 92009 Thomas St. Clair (33.33%) President 614 Clubhouse Avenue Newport Beach, CA 92663 EXHIBITA PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. N/A C.2 Arterial Setbacks All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of- way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet N/A C.2 Arterial Setbacks Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and: • Shall contain a minimum of one 24" box tree for every 30 lineal feet of street frontage; and t Shall be commonly owned and maintained N/A C.2 Arterial Setbacks Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion ofthe arterial setback, except noise attenuation walls that: • Are required by a noise study, and • Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. N/A C.3 Permitted Intrusions into Setbacks/ Building Separation Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. Pursuantto C.M.C. Section 21.46.120(#3) balconies may project into any required yard, but in no case shall such intrusions extend more than two feet into such required yard. Along the north elevation of House #1, a second floor balcony extends two feet into the ten foot front yard setback and is eight feet from the front property line. C.4 Streets Private Minimum right-of-way width 56 feet N/A C.4 Streets Private Minimum curb-to-curb width 34 feet N/A C.4 Streets Private Minimum parkway width (curb adjacent) 5.5 feet, including curb N/A C.4 Streets Private Minimum sidewalk width 5 feet (setback 6 inches from property line) N/A C.4 Streets Public Minimum right-of-way width 60 feet N/A C.4 Streets Public Minimum curb-to-curb width 34 feet N/A C.4 Streets Public Minimum parkway width (curb adjacent) 7.5 feet, including curb N/A C.4 Streets Public Minimum sidewalk width 5 feet (setback 6 inches from property line) N/A C.4 Streets Street Trees within parkways One-family dwellings and twin homes on small-lots A minimum of one street tree (24- inch box) per lot is required to be planted in the parkway along all streets. N/A C.4 Streets Street Trees within parkways Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. N/A C.4 Streets Street Trees within parkways Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. N/A C.S Drive- aisles 3 or fewer dwelling Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief A 20 foot drive aisle is provided with a two foot landscape and hardscape EXHIBITA PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT units If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. buffer on each side. 4 or more dwelling units Minimum 20 feet wide. N/A No parking shall be permitted within the minimum required width of a drive-aisle. Project does not propose any parking within the 20 ft. wide drive-aisle. Project complies. A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). Each garage space and visitor parking space includes a minimum 24 ft. vehicle back-up/maneuvering area behind each space. Project complies. All projects Additional width may be required for vehicle/emergency vehicle maneuvering area. An emergency vehicle turn around has been provided toward the rear of the property. Parkways and/or sidewalks may be required. N/A No more than 24 dwelling units shall be located along a single-entry drive-aisle. N/A All drive-aisles shall be enhanced with decorative pavement. Project drive-aisle has been enhanced with decorative pervious pavers. Project complies. Number of Projects with 10 units or fewer A .30 space per each unit. Project proposes three (3) units. At 0.30 spaces per unit, a 3 unit project would require .9 space or 1 space Visitor Projects 11 units or more A .25 space per each unit. Project proposes three (3) units. At 0.30 spaces per unit, a 3 unit project would require .9 space or 1 space C.6 Parking Spaces Required (1) When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. based on rounding up to the nearest whole number. Project provides one (1) visitor parking spaces. Project complies. On Private/ On-street visitor parking is permitted on private/public streets, subject to the following: • The private/public street is a minimum 34-feet wide (curb-to-curb) • There are no restrictions that would prohibit on-street parking where the visitor parking is proposed • The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and 0 Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary N/A C.7 Location of Visitor Parking Public Streets In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. N/A Location of Visitor Parking When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. N/A Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. Project is located within the BAOZ. All required visitor parking is being provided onsite. Project complies. On Drive-aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. Project proposes one (1) visitor parking space on-site provided in a parking bay that is located outside of the required minimum drive-aisle width. Project complies. EXHIBITA PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Outside the Beach Area Overlay Zone On a Driveway Within the Beach Area Overlay Zone Compact Parking Distance from unit All projects One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit's garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. N/A One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A If the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following: • All required visitor parking may be located within driveways (located in front of a unit's garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. • If less than 100% ofthe driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). N/A The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side- loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. N/A For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. N/A For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. The visitor parking space is a standard 8.5 ft. X 20 ft. in dimension. Project complies. Distance from visitor parking spaces to the furthest unit is less than 300 ft. Project complies. C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public rights-of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. The visitor parking space is located between House 1 and House 2 and therefore screened from adjacent residences and the public right-of-way. Project complies. Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: C.9 Community Recreational Space Minimum community recreational space required Projects with 11 to 25 dwelling units Project is NOT within RH general plan designation Project IS within RH general plan designation 200 square feet per unit N/A 150 square feet per unit Community recreational space shall be provided as either (or both) passive or active recreation facilities. N/A EXHIBIT A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Projects with 26 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. N/A Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% ofthe area allocated for active facilities). N/A Projects with 50 or more dwelling units For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community recreation space must be provided as pocket parks. • Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially "T-intersections") and where open space vistas may be achieved. N/A Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. N/A All projects (with 11 or more Credit for indoor reci-eation facilities shall not exceed 25% of the required community recreation area. N/A dwelling units) Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design ofthe recreation area). N/A Recreation Area In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof for units located more than 1,000 feet from a community recreation area. N/A Parking The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). N/A Examples of recreation facilities include, but are not limited to, the following: Active Swimming pool area Children's playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities. Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5%. CIO Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. The project is conditioned to complete a final landscape plan. Appropriate lighting for the three home project will be evaluated with the final landscape plan. Project complies. EXHIBITA PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.11 /Reservec/ C.12 Recreational Vehicle (RV) Storage Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the RMH or RH land use designations. N/A C.12 Recreational Vehicle (RV) Storage 20 square feet per unit, not to include area required for driveways and approaches. N/A C.12 Recreational Vehicle (RV) Storage Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. N/A C.12 Recreational Vehicle (RV) Storage RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A C.12 Recreational Vehicle (RV) Storage The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. N/A C.13 Storage Space 480 cubic feet of separate storage space per unit. N/A C.13 Storage Space If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. N/A C.13 Storage Space Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. N/A C.13 Storage Space Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area ofthe required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). N/A C.13 Storage Space A garage (12'x20' one-car, 20'x20' two-car, or larger) satisfies the required storage space per unit. Each unit provides a two (2) car garage that satisfies the storage space requirement. Project complies. C.13 Storage Space This requirement is in addition to closets and other indoor storage areas. Each unit provides a two (2) car garage that satisfies the storage space requirement. Project complies. (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). EXHIBITA PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.l Livable Neighborhood Policy Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART One-family and two-family dwellings E.2 Architectural Requirements Multiple-family dwellings Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines SEE SEPARATE COMPLIANCE CHART There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. N/A All building elevations shall incorporate a minimum of four complimentary design elements, including but not limited to: A variety of roof planes; Windows and doors recessed a minimum of 2 inches; Decorative window or door frames; Exposed roof rafter tails; Dormers; Columns; Arched elements; Varied window shapes; Exterior wood elements; Accent materials such as brick, stone, shingles, wood, or siding; Knee braces; and Towers. N/A E.3 Maximum Coverage 60% of total project net developable acreage. Proposed building coverage is 29% of the net lot area (0.31 acres). Project complies. Same as required by the underlying zone, and not to exceed three stories *^"^> E.4 Maximum Building Height Projects within the RH general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories The project is located within the BAOZ, and therefore pursuant to Footnote #1 below, building height shall be subject to the requirements of C.M.C. Chapter 21.82. Pursuant to CM C. Section 21.82.050, no residential structure shall exceed 30 ft. when providing a minimum 3:12 roof pitch, or 24 ft. when providing less than a 3:12 roof pitch. The project is proposing a building height of 29'-4" with a 3:12 roof pitch. 2"" and 3'^'' floor roof decks are less than 24 ft. in height. Project complies. NA. Project is located within the BAOZ. Therefore, pursuant to Footnote #1 below, building height shall be subject to the requirements of C.M.C. Chapter 21.82. As discussed above, project complies. E.5 Minimum Building Setbacks From a private or public street(2)P) Residential structure Direct entry garage 10 feet 20 feet Chinquapin Avenue is a public street. The residential structure is setback 10 ft. as measured from the outside edge of the required street right-of-way width. Project complies. N/A r EXHIBITA PLANNED DEVELOPMENTS (CMC SECTiON 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Residential structure (except as specified below) 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) N/A. Project is less than 25 units and located within the RMH General Plan designation (see section below for compliance). Residential structure - directly above a garage 0 feet when projecting over the front of a garage. N/A. Project is less than 25 units and located within the RMH General Plan designation (see section below for compliance). 3 feet N/A. Project is less than 25 From a drive-aisle'"' Garage Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. units and located within the RMH General Plan designation (see section below for compliance). Projects of 25 units or less within the RMH and RH general plan designations 0 feet (residential structure and garage) Residential structure and garage is setback so ft. from the drive-aisle. Project complies. Projects of 25 units or less within the RMH and RH general plan designations Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Each garage is equipped with an automatic garage door opener. Ofeet Balconies/decks (unenclosed and uncovered) May cantilever over a drive-aisle, provided the balcony/deck complies with all other applicable requirements, such as: • Setbacks from property lines • Building separation • Fire and Engineering Department requirements N/A. Project does not propose any decks or balconies cantilevered over the drive- aisle. From the perimeter property lines of the project site (not adjacent to a public/private street) The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. The underlying zone for the project is RD-M. The required interior side yard setback for RD-M is 5 ft. The project has an interior side yard setback of 5'2" along the east side, and approximately 24 ft. along the west side. The required rear yard setback for RD-M is 10 ft.. The project provides a rear yard setback of IO'I" along the south side. Project complies. E.6 Minimum Building Separation 10 feet The homes are separated by at least 10'. Project complies. All dwelling types If a project is located within the RH general plan designation, resident parking shall be provided as specified below, and may also be provided as follows: • 25% of the units in the project may include a tandem two-car garage (minimum 12 feet x 40 feet). • Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. N/A E.7 Resident Parking One-family and two- family dwellings 2 spaces per unit, provided as either: • a two-car garage (minimum 20 feet x 20 feet), or • 2 separate one-car garages (minimum 12 feet x 20 feet each) • In the R-W Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space A two-car garage is provided for each dwelling. House 1 - 20'x21' interior dimension. House 2 - 20'x20.5' interior dimension. House 3 - 20'x20' interior dimension. Project complies. Multiple-Studio 1.5 spaces per unit, 1 ofwhich must be covered family dwellings and one- bedroom units When calculating the required number of parking spaces, if the calculation results in a fractional parking N/A EXHIBITA PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT space, the required number of parking spaces shall always be rounded up to the nearest whole number. Units with two or more bedrooms 2 spaces per unit, provided as either: • a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or • a two-car garage (minimum 20 feet x 20 feet), or • 2 separate one-car garages (minimum 12 feet x 20 feet each) • In the R-W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space N/A Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following: • Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns; and • A backup distance of 24 feet shall be maintained in addition to a minimum 5 feet turning bump-out located at the end of any stall series. N/A Required resident parking spaces shall be located no more than 150 feet as measured in a logical walking path from the entrance ofthe units it could be considered to serve. Each unit provides a two-car garage with direct access into the unit. Project complies. Required private recreational space shall be designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve. Each home provides a private recreation area in the form of ground level area, second level One-family, Required private recreational space shall be located adjacent to the unit the area is intended to serve. balconies and third level decks which meet or exceed the 200 two-family, and multiple- family dwellings Required private recreational space shall not be located within any required front yard setback area, and may not include any driveways, parking areas, storage areas, or common walkways. total sq. ft. requirement. The balconies are easily accessible from the interior living area. None of these areas encroach within the required front yard setback; nor include any driveways, parking areas, storage areas, or common walkways. Project complies. Minimum total area per unit Projects not within the RMH or RH general plan designations 400 square feet The project is located within the RMH general plan designation E.S Private Minimum total area per unit Projects within the RMH or RH general plan designations 200 square feet and provides at least 200 sq. ft. of recreational space per dwelling as discussed above. Project complies. Recreational Space May consist of more than one recreational space. Recreational space is located at the ground level, second level and third level ofeach dwelling. Project complies. One-family and two- May be provided at ground level and/or as a deck/balcony on a second/third floor or roof Balconies and decks are included in the recreational space. Project complies. family dwellings Not within the RMH or RH general plan designations 15 feet The project is located within the RMH general plan designation family dwellings If provided at Minimum dimension Within the RMH or RH general plan designations 10 feet and provides at least a 10 ft. dimension for required recreational space located at the ground level. Project complies. ground level Shall not have a slope gradient greater than 5%. The ground level does not have a slope of greater than 5%. Project complies. Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following: NA EXHIBITA PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT • The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length ofthe projection shall not be limited, except as required by any setback or lot coverage standards. Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). N/A If provided above ground Minimum dimension 6 feet The project provides at least a 6 ft. dimension and a minimum 60 sf in area for required recreational space located above ground level as a balcony or deck. Project complies. level as a deck/ balcony or roof deck Minimum area 60 square feet The project provides at least a 6 ft. dimension and a minimum 60 sf in area for required recreational space located above ground level as a balcony or deck. Project complies. Minimum total area per unit (patio, porch, or balcony) 60 square feet N/A Multiple-family dwellings Minimum dimension of patio, porch or balcony 6 feet N/A Multiple-family dwellings Projects of 11 or more units that are within the RH general plan designation may opt to provide an additional 75 square feet of community recreation space per unit (subject to the standards specified in Table C of this Chapter), in lieu of providing the per unit private recreational space specified above. N/A (1) (2) (3) (4) (5) 0) (7) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. See Table C in Section 21.45.060 for required setbacks from an arterial street. Building setbacks shall be measured from the outside edge ofthe required street right-of-way width, whichever is closest to the building. Building setbacks shall be measured from one ofthe following (whichever is closest to the building): a) the outside edge of the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-aisle (excluding parking located in a driveway in front of a unit's garage). Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 ofthis code. Such protrusions include protective barriers for balconies and roof decks. EXHIBIT B CITY COUNCIL POUCY 44 - NEIGHBORHOOD ARCHITEaURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations 1 All residential projects shall be required to have a minimum number of different floor plans, different front and corresponding matching rear elevations with different color schemes as identified below: X 2-4 dwelling units shall provide 1 floor plan and 2 different elevations. 1 1 5-12 dwelling units shall provide 2 different floor plans and 2 different elevations. Q 13-20 dwelling units shall provide 2 different floor plans and 3 different elevations. 1 1 21+ dwelling units shall provide 3 different floor plans and 3 different elevations. The project is three single family condominium dwellings with three individual floor plans and elevations. Project complies. 2 Every house should have a coherent architectural style. All elevations of a house, including front, side and rear, should have the same design integrity of forms, details and materials. All homes have this consistent design on all elevations. Project complies. 3 In addition to the previous requirements, design details should reinforce and enhance the architectural form and style of every house and differ from other elevations of the same floor plan. A minimum of 4 complimentary design details, including but not limited to those listed below, shall be incorporated into each ofthe front, rear and street side building fa5:ade(s) of the house. Design Details The homes feature at least one balcony or deck and a variety of materials that include painted horizontal lap siding, stacked stone pattern masonry veneer, metal molding, steel guardrails, asphalt roof shingles, and a variety of window sizes. Project complies. 3 X Balconies O Knee braces IXI Decorative eaves and fascia Q Dormers 1 1 Exposed roof rafter tails Columns Q Arched elements |XI Exterior wood elements 1 1 Towers X Accent materials (i.e.; brick, stone, shingles, wood or siding) The homes feature at least one balcony or deck and a variety of materials that include painted horizontal lap siding, stacked stone pattern masonry veneer, metal molding, steel guardrails, asphalt roof shingles, and a variety of window sizes. Project complies. 4 Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. A variety of pitched roof ridges, flat decks, and different heights are provided on each of the three dwellings. Project complies. EXHIBIT B CITY COUNCIL POLICY 44- NEIGHBORHOOD ARCHITEaURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Single Story Requirements The remaining total number of homes shall comply with one of the following guidelines: IXI The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length ofthe building along one side except for tower elements. The roof covering the single-story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single-story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line are not required to have a single-story building edge. I I The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building. I I The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. All of the homes are three stories in height and this guideline only addresses two- story single family homes. House #2 contains a courtyard and therefore complies with this guideline. House #1 and 3 do not technically meet this guideline. However, the homes meet the purpose and intent of City Council Policy 44 which provides guidelines for homes to be visually interesting, have sufficient building articulation to reduce their bulk and mass, are in scale to their lot size and contribute to the creation of livable neighborhoods. See Section III.C of the staff report for more information. Multiple Building Planes 10 For at least 66% of the homes in a project, there shall be at least 3 separate building planes on street side elevations of lots with 45 feet of street frontage or less and 4 separate building planes on street side elevations of lots with a street frontage greater than 45 feet. Balconies and covered porches qualify as a building plane. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, porches and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet. A plane must be a minimum of 30 sq. ft. to receive credit under this section. Only House # 1 has a true street side elevation facing Chinquapin Avenue. House #3 faces Chinquapin Avenue to an extent. These elevations have at least 4 separate building planes and comply with this guideline. House #2 has at least 4 building planes facing the drive aisle and complies with this guideline. 11 Rear elevations shall adhere to the same criteria outlined in Number 10 above for front elevations except that the minimum depth between front and back planes on the rear elevation shall be 4 feet. Rear balconies qualify as a building plane. All ofthe dwellings have at least 4 separate building planes on the rear elevation. Project complies. Windows/Doors 13 At least 66% of exterior openings (door/windows) on every home in the project shall be recessed or projected a minimum of 2 inches and shall be constructed with wood, vinyl or colored aluminum window frames (no mill finishes). All windows and doors are recessed at least 2 inches and consist of a vinyl frame. Project complies. EXHIBIT B 14 Windows shall reinforce and enhance the architectural form and style of the house through, the use of signature windows and varied window shapes and sizes. All ofthe dwellings provide for multiple window shapes and sizes. Project complies. Front Porches 15 Fifty percent (50%) of the homes shall be designed with a covered front porch, open courtyard, or balcony (each with a minimum depth of 6 feet and a minimum area of 60 square feet) located at the front of the dwelling. The minimum depth for a covered front porch shall be measured from the front fagade of the home to the inside of any supporting porch posts. The front and sides of porches shall be open except for required and/or ornamental guardrails. A variety of roof elements shall be provided over porches. Porches may not be converted to living space. 100% of homes comply. House 1 has a front balcony approximately 12'xl2'. House 2 has an open courtyard approximately 15'xl2' and House 3 has a covered front entry of 6'xl3'. Project complies. Front Entries 16 Seventy-five percent (75%) ofthe homes must have a front entry to the home that is clearly visible from the street. Walkways from the front door to the street are encouraged. 100% of the homes comply. House 1 has a front entry directly facing Chinquapin Avenue. House 2 and House 3 have clear entries from the project drive aisle which they face onto. Project complies. Chimneys 17 Chimneys and chimney caps shall be in scale with the size of the home. No more than 2 chimneys shall be allowed for homes on lots in planned developments having an area less than 7,500 square feet. No chimneys are proposed. Side vent fireplaces will be installed. Project complies. Garage Doors 18 Garage doors for 3 or 4 cars in a row that directly face the street must have a minimum of an 18" plane change between the garage doors after the 2 car garage door. No three or four car garages are proposed. Project complies. Note ftl: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to achieve the best project design as determined by the project planner. When a percentage of units are described in the guidelines, the intent is to have that percentage spread throughout the entire project. EXHIBIT C CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS Principle Compliance Comments Building Facades. Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. The north elevation architecture facing Chinquapin Avenue provides multiple material finishes, varied window shapes, and articulated building planes. In addition, the project is oriented such that the closest dwelling faces the street with a clearly identifiable front door and a visible second and third floor deck. Project complies. Garages Homes should be designed to feature the residence as the prominent part ofthe structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side- loaded garages, front-loaded garages, alley-loaded garages and recessed garages. Each dwelling will include a two car garage and there is one additional parking space for visitors. All garages are accessed off of a private drive-aisle located along the western side yard ofthe project and oriented away from public view of the street. Project complies. Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on anyone street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul-de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. The project is developing on an existing multi-family residentially zoned lot adjacent to an existing public street (i.e.. Chinquapin Avenue) presently developed as part ofan existing interconnected modified street pattern in the Beach Area Overlay Zone. The existing street design in this area, where already improved, provides curb adjacent sidewalks as opposed to a parkway designed street system with street trees. For purposes of continuity, no parkways were required. Project complies. EXHIBIT C CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS (CONTINUED) Principle Compliance Comments 4 Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image forthe street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. N/A (see Section 3 above) 5 Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de-sacs), pedestrian paths should also be provided. The project provides for pedestrian circulation in the form of an attached curb adjacent sidewalk along its frontage with Chinquapin Avenue. An existing sidewalk is located on both sides of the street. Project complies. 6 Centralized Communitv Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. The project consists of only three dwellings and is not required to provide community recreation areas. SITE 30 VIEW COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/PUD14-07/ CDP 14-23/MS 14-09 '(^RINCON TAMARCK BEACH CUSTOM HOMES joew CHINQUAPIN 1 "»TE- 12/23/14 TIUE SITE PERSPECTIVES iAO.2 Tamarack Beach Custom Homes 295 Chinquapin Ave., Carlsbad CA 92008 FIRE NOTES DESCRIPTION PROJECT DATA PROJECT TEAM t ACCESS ROAD MIMMUM DIMENSIONS: FIRE APPARATUS ACCESS ROAOS SHALL HAVE AN UNOBSTRUCTED IMPROVED WIDTH OF NOT LESS THAN 2* FEET: CURB UNE TO CURB UNE. AND AN UNOBSTRUCTED VERTICAL CLEARANCE OF NOT LESS THAT 13 FEET 6 INCHES. EXCEPTION- SINGLE FAMILY RESIDENTIAL DRIVEWAYS; SERVING NO MORE THAN FOUR SINGLE FAMILY DWELLINGS. SHALl HAVE MINIMUM OF 16 FEET, CURB LINE TO CURB LWE. OF UNOBSTRUCTED IMPROVED WIDTH ACCESS ROADS SHALL BE DESIGNED AND MAINTAINED TO SUPPORT THE IMPOSED LOADS OF NOT LESS THAN 75.000 POUNDS ; RESPONSE MAPS; ANY NEW DEVELOPMENT. WHICH NECESSITATES UPDATING OF EMERGENCY RESPONSE MAPS BY VIRTUE OF NEW STRUCTURES, HVDRANTS. ROADWAYS, OR SIMILAR FEATURES. SHALL BE REQUIRED TO PROVIDE MAP UPDATES IN ONE OF THE FOLLOWING FORhMTS (AUTOCAD DWG, DXF. ESRI SHAPERLE. ESRI PERSONW. GEODATABASE, OR XML FQBMATl AND SHALL BE CHARGED A REASONABLE FEE FOR UPDATING ALL RESPONSEMAPS 3 CONSTRUCTION MATERIALS: PRIOR TO DELIVERY OF COMBUSTIBLE BUILDING CONSTRUCTION MATERIALS TO THE PROJECT SITE m OF THE FOLLOWING CONDITIONS MUST BE COMPLFTED TO THE SATISFACTION OF THE FIRE DEPARTMENT: 1) ALL WET AND DRV UTILmES SHALL BE INSTALLED AND APPROVED BY THE APPROPRIATE INSPECTING DEPARTMENT OF AGENCY; 2) AS A MINIMUM. THE FIRST LIFTOF ASPHALT PAVING SHAU BE IN PLACE TO PROVIDE A PERMANENT ALL WEATHER SURFACE FOR EMERGENCY VEHICLES: AND 3) ALL FIRE HVDRANTS SHALL BE INSTALLED, IN SERVICE AND ACCEPTED BVTHE FIRE DEPARTMENT AND APPLIC/^E WEATHER DISTRICT. 4. PDST»JG OR STRIPING ROADWAYS "NO PARKING FIRE LANE'-FIRE DEPARTMENT ACCESS ROADWAYS. WHEN REQUIRED. SHALL BE PROPERLV IDENTIFIED AS PER ENCINFTAS FIRE DEPARTMENT STANDARDS 5. ADORESS NUMBERS: APPROVED NUMBERS AND/OR ADDRESSES SHALL BE PLACED ON Aa NEW AND EXISTING BUILDINGS AND AT APPROPRIATE ADDITIONAL LOCATIONS AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OH ROADWAY FRONTING THE PROPERTY FROM EITHER DIRECTION OF APPROACH, SAID NUMBERS SHALL CONTRAST FROM THEIR BAKGROUNDS, AND SHALL MEET THE FOLLOWiNG MINIMUM STANDARDS AS TO SIZE: 4' HIGH wrm A 316- STROKE FOR RESIDENTIAL BUILDWGS. ADDITIONAL NUMBERS SHALL BE REQUIRED WHERE DEEMED NECESSARVBY THE FIRE MARSHALL. 6. AODRESS NUMBERS FOR STRUCTURES LOCATED CFF ROADWAY- WHERE STRUCTURES ARE LOCATED OFF A ROADWAY ON LONG EASEMENTSrtJRIVEWAVS, A MONUMENT MARKER SHALL BE PLACED AT THE ENTRANCEWHEHE THE EASEMENT/DRIVEWAY INTERSECTS THE MAIN ROADWAY. PERMANENT ADDRESS MARKERS WITH HEIGHT CONFORMING TO FIRE DEPARTMENT STANDARDS SHALL BE AFFIXED TO THIS MARKER. 7. AUTOMATIC FIRE SPRINKLER SVSTEM - ONE AND TWO FAMILV DWELLINGS: STRUCTURES SHALL BE PROTECTED BV AN AUTOMATIC FIRE SPRINKLER SVSTEM DESIGNED AND INSTALLED TO THE SATISFACTION OF THE I^IRE DEPARTMENT. PLANS FOR THE AUTOMATIC FIRE SPRINKLER SVSTEM SHALL BE APPROVED BY THE FIRE DEPARTMENT PRIOR TO THE ISSUANCE OF BUILDING PEflMITfS). The sne is locafed in an etisung msidBntial Iwach neighboihooi) OesigrialBd Residamial Meduim-High Density The neighbomg propenies ai« a mix ot one Glory, sirgle family residences and Two/three slory apsrtmenl Ouildings Tlie kll IS mostly Hal and itiere are no oOvious ocean of distant views Iron the proDerty. The new work will include the demolition ol trie two existing smgle story homes. The site will require minor grading for the cons^c1ior> of three detached single-family nesidencss with atlac>«d Vuo car garages. All of the homes will De three stones and fiave balconies on the second and thinj floors A common driveway and hammerhead style tum around will service each fuluse and a guest pai4< space will Oe previded M drvas and common ansas will be surfaced with pervious pavers and drought tolerant landscaping. The architn; rectangular fonYis and modest flat ill t>e a contemporary style using simple w slope gaDle roofs Each home will be un lis own individual design, color, materials a matenals selections wiH mdude cement stt. Stainless sleel cable rails, asphalt shingles painted metal window frames and oainied r dftootplan The tniilding 1X1. stone, horizontal siding, wood posts, Iwams and facias, elal garage doors. OWWRrRREG inveslment Senes, LLC Series 1-012 APn.lCAffT: Rincon Real Eslate Group, Inc. PROOECT STTE; 295 Chinquapin Ave , Ca'Isbad. CA 92006 APN: 206-080-1300 LEGAL DESCRIPTION: THE SOUTHWESTERLY 123 FEET OF LOT 6 IN BLOCK T OF PALISADES NO 2, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO. STATE OF CALIFORNIA. EXCEPTING THEREFROM THE SOUTHWESTERLY 63 FEET. ACCORDING TO MAP THEREOF NO. 1803. FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY. AUGUST 25,1924. CONSTRUCTION TYPE: VN. SPRINKLERED FROMT SETBACK: 10-O" SIDE ^TBACK: S'-O" ALtfr SETBACK: none REAR SETBACK: 10 0" MAX. HEIGKT: 24' flat roof, 3 STORIES: 3 LANOSCAPE 18.5%: PAI1KING:V: 13303 S.F. PROVIDED: 2 ENCLOSED PARK SPACES PER UNIT. ONE ADDrriONW. GUEST PARK SPACE TOTAL PARKING: 7 SPACES HOUSE 1: ISlNr- 784 sf 2nd fir- 1 ^00 3rd tir- 537 sl. Total: 2321 sf Garage 442 sf Footonnl- 1,226 sl HOUSE 2; ' slope roof @ 3 12 pilch islfh-- 9l7s( 2nd flr-1.182 sf 3rd ft-773 Gaiage 446 sl 8.023 SO. FT. ARCHnCCT: SHACKELTON DESIGN GROUP 1106 SECOND STREET, #359 ENCINITAS,CA 92024 760.889.2600 STEVE@SHACARCHrrECTURE.COM OVIL ENGINEER: TYLER LAWSON PASCO LARET SUITER AND ASSOCIATES 535 NORTH HIGHWAY 101. SUITE A SOLANA BEACH, CA 92075 (858)259-8212, TLAWS0N@PLSAENGINEERING.COM LAMDSCAPE ARCWTECT,- JOHN PATTERSON GILLESPIE MOODY PATTERSON, INC 4010 SORRENTO VALLEV BLVD., SUITE 200 SAN DIEGO, CA9212! (85815S8-8977 JOHN@(a^PLANDARCH.COM TITLE 24: DENNIS A. MCCLAIN TIUE 24 DATA CORP 633 MONTEREY TRAIL, PO BOX 2199 FRAZIER PARK. CA 93225-2199 (800)237-8824 T1TLE24@FRAZMTN.COM DEVELOPER / BUILDER: RINCON REAL ESTATE GROUP 1520 N EL CAMINO REAL, UNH" 5 SAN CLEMENTE. CA 92672 (888)357-3553 KDUNN(@)RINCONGRP .COM VICINITY MAP SHEET INDEX A1-2 1 A1 -2.2 A1 -3.1 A2-2,l A2-22 A2-3.1 A2-3.2 A3-2.! A3-2-2 A3-3.1 TTfLE SHEET SITE PLAN TENTATIVE PARCEL MAP PRELIMINARY GRADWG PLAN EXISTING CONDITIONS/ SLOPE ANALYSIS HOUSE 1 AREA PLANS HOUSE 2 AREA PLANS HOUSE 3 AREA PLANS HOUSE f FLOOR PLANS HOUSE 1 FLOOR 1, ROOF PLANS HOUSE 1 ELEVATIONS HOUSE 2 FL(XIH PLANS HOUSE 2 FLOOR S ROOF PLANS HOUSE 2 ELEVATIONS HOUSE 2 ELEVATIONS HOUSE 3 FLOOR PLANS HOUSE 3 FLOOR i ROOF PLANS HOUSE 3 ELEVATIONS HOUSE 3 ELEVATXJNS LANDSCAPE CONCEPT PLAN LANDSCAPE AREA PLAN COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SOP 14-09/PUD14-07/ CDP 14-23/MS 14-09 -([^RINCON TAMARCK BEACH CUSTOM HOMES 295 Chinquapin Ave. Carlsbad. CA 92008 JOBHO CHINQUAPIN 1 DATE: 12/23/14 TITLE: TITLE SHEET PERVIOUS PAVERS — PROPERTY LINE "c CENTERtlNE PRrvACV FENCE PERVtOUS PAVER DRIVE AISIE CONC PATO OR WALKWAY AT GRADE EXISTING TREE TO REMAIN I INE Of SECOND FLOOR OVERHANG ff-e-W » 20\ GUEST PARKING EXISTING RETAINING WALL TO REMAIN EXISTING StTE WAU TO REMAIN- SEE CIVIL DRAWINGS 6 -0- HIGH CMU WALI WITH STONE VENEER FACING NEW RETAINING WALL SEE CML DRAWINGS FIREPLACE PROJECTION 6 -0" HIGH HORIZONTAL SLAT FENCE WITH GATE EXISTING FENCE ON NEIGHBORS PROPERTY TO BE PROTECTED IN PLACE EXISTING FIRE HYDRANT TO REMAtN 6* WOOD SLAT PRIVACY FENCE LINE OF DECK ABOVE LINE OF ROOF ABOVE PER CIV*. FENCE COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/ PUD14-07/ CDP 14-23/MS 14-09 INCON TAMARCK BEACH CUSTOM HOMES 295 Chinquapin Ave. Carlsbad, CA 92008 OATE 12/23/14 rm-E: SITE PLAN A0.1 REFERENCED DRAWINGS: UAP 1003 OWLSBAD DttG ML 3S7~M CMLSBAD NCL <JS-44 OUtLSEMD IMG^ M). I4£-e CARLSBAD om. tto. IM>« ofttsano ottG. wa 2«O-M FC/D 14-07/SDP14-09/DDP 14-23/MS 14-09 TAMARACK BEACH CUSTOM HOMES V////'//77\ \-- •'-' •• . I FUWM/OMNACC OHECIWN am/ mm. rat *ACn pyAia ondiHCw Eizcmc UNE ee PROTECTED n nAcc SECTION OmXJAPH^ AVE. GENERAL NOTES LAMD USE NuusEn OF (.on SOCR KsmCT 1M7ER aSTWCT scffooL Ksiwcr EI£crRIC lEliPMONE otAMAee BAsm fwe A*OI,«CE- CMJLr TRATnC CXMKATC P1KP0SEB OOtSITY fWOSeO f OF WHTS TOTAL: SnCK GCNERAnON nCURE: I IOT orv OF c tMTLSaAO UUNKVAL MWIER tXSTKCT CASIZSBAC UHTKD SCHOCX. OSTRICT SAN OEGO CAS * EU;CDRC ATtJ 1M£ «MWER CABII AGUA ttSUMOAAOS UOHOS OTY Of OAfCLSBAD JO MPS fJ • )D AD7/tXJ) a.7 ou/AC S UHITS 1 UNITS I CDU/OU TOTAL SE POTABLE WAlfn FiatJirE: JDTAl POTABiL WHIER: EXISWK ZONING PROPOSED ZOMNC DOSMQ GCNERAi. PIAN DESKMAIKM PROPOSED GOtNEKAL PLAN OESKNATION m-M: n J £DU 550 GPD/DU leSO CPP HeSM)£WTWi.-0£»ISlTr/IiM.rM£ (fto-u) ItESOeMTlAL-OOISrr/iMTtlE (RO-tt) SrIE ACKAOE PRoeCT GRAOMC CROSS liJW SF (O.JI VOLUME OF cur (PER GRACKNG PLAN); VOLUME OF OIHOi EXCAVATIONS: N/A TOTAL (XADED AHEA: liJ7a 5f (till AC) ZSO / 0.31 - 806 Cr/ACHE a06 CY/HOS < nil - 100 c.y. EXPORT - ISO cy 250 cr THESE OJAMTinES ARC APPROXIMATE AMO ARC SUBJECT TO CHAMX BASED ON FMAl EIXCWEEimC OESIGN AM) OETAJUNC. IISAL CESOHPTION: THE SOUTHNESTERy 133 fEET OF LOT e H BLOCK T OF PAUSAOES NO. I IN THE OTY OF CAHLSBAD. COUNTY OF SAN OCCO. STATE OF CALFORNIA. EXCCPTM: IHETSntOM THE SOumHESTERLr OJ f^ECT. ACCORDMG TD WAP THEREOF NO. IOOl FILED IN IHE OmCE OF IWE COUNTY RECOROEF OF SAM OCCO COUNIY. AUGUST 23i 182* PASCO LARET SUntS * ASSOCIATES OATES APRN. II. 2014 CtSe-tIS, BEING A HELL tMNUMEWT AT JHE CENTER OF TME CUL-OE-SAC flOlB AT DENSITY CAlXXfLAVONS: CROSS ACREAGE-t£S5 aEACHES-LESS PERUANENT SOnES OF HWTER-l£SS FIOOOWAYS-lESS SKNIflCANT WETLANDS' LESS SMMFKANT WOaOLAND HABITATS' IIJTa Sr/OJt ACRES 0 SF/b AdtES 0 SF/b ACRES 0 SF/0 ACRES 0 SF/b AOtES D SF/D A LESS LANO SUB.£rr ID tMJOR POWER IRAN5MSSKM EASEMENTS- 0 SF/V ACRES IfSSRAUKMC TRACK SEDS- 0 SF/O ACBFS NET ACRES' IX37a SF/ttJI ACHES ARFA fSF/ACRfSI U35S SF/0.S1 ACRES a07 SF/O ACRES 20 SF/O ACRES TOTAL- Z5-*7 •PBf IHE LAND USE £l£MENr - RNM: I ->5 OKtlS PER ACRE O o 2 cn QC 2 PRELIMINARY GRADING PLAN TAMARACK BEACH COSTOM HOMES •-EiaST. RETAMNG M NOTES: h -a. EJOSr. SURFACE- •^ AND PLUGGED AS ELEVAHONS SN0M4 ON THS PLAN ARE BASED ON THE NAVCW OATUU. TO OBTAIN NCVC 29 ELEVATIONS, SUBTRACT 2.14 FEET fSOURCE RECORD OF SURVEV NO. 1727t} SECTKIN A sis? _|Oi1 J •»i'.= u i ill III! SECTION B SECTION C Uj O 3: 5 a CQ 2 5C HOUBEK FF-526 P/ID-S22 SECTTON D GRAPHIC SCAIE 2 OF 3 SHEETS TOTAL GROSS LOT AflEA - 0.3? ACRES 25X TO •OX SLOPt AP£A - 0.07 sr - ao AC 0* tr BC TOTAL AKA CftAtf THAH •OS SLOPf EXISTING CONDITION/SLOPE ANALYSIS TAMARACK BEACH HOMES 20 30 'Sl 2 I !-i!2? iii UJ o 3: e UJ CQ <C QC c S. C 5 3 HOUSE 1 FVOOn AREA SCHEDULE ;)FCK AR£A TABULATION BUILDUG FOOTPRINT 1226 SF ALLOWABLE TOP LEVEL OECK AREA : 25% OF 1226 SF . 30' SF ACTUAI TOPIEVEL DECK AREA TOTAL 307 SF Jili^Z^ilLiiiili^^-;z±z^z^_.Z'.z .v:~: o •IZ.:-;.. ' Ll."i- ICv-i Af.-/. : Ar. HOUSE 1 FOOTPRINT AREA i .226 S F COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/PUD14-07/ CDP 14-23/MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES JOBNO CHINQUAPIN 1 DATE: 12/23/14 TIUE: HOUSE 1 AREA PLANS A0.4 LEVEL AREA PLAN Q H2 SECOND LEVEL ARE! HOOSE 2 FLOOR AREA SCHEDULE DFCh AREATABULATON I BUILDING FOOTPRINT 1296 SF ALLOWABLE TOP LEVEL OECK AREA 25% OF 1296 SF . 325 SF ACTUAL OECK AREA TOTAL 32« SF TOTAL PRIVATE RECREATION AREA PROVIOED 20<l SF I HOUSE 2 FOOTPRINT AREA; 1296 Sf. H2 THIRD LEVEL AREA PLAN COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/ PUD14-07/ CDP 14-23/MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES 295 Chinquapin Ave. Cartsbad. CA 92008 JOBNO CHINQUAPIN 1 DATE 12/23/14 TITLE HOUSE 2 AREA PLANS iAO.5 RECBtATWABe ROOF BELOW ROOf BELOW HOUSE 3 ENTRV LEVEL AHEA F HOOSE 3 FLOOR AREA SCHEDULE TOP LEVEL DECK AREA TAEULATK3N BUIDIMG FOOTPRINT 1363 SF ALLOWABLE TOP LEVEL DECK AREA 25% OF 1363 SF. 341 SF MAX ACTUAL TOP LEVEL DECK AHEA TOTAL JJi^F HOOSE 3 FOOTPRINT AREA 1363 Sf o HOUSE 3 THIRO LEVEL AREA PLAN MOUSE 3 SECOND LEVEL AREA PLAN COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/PUD14-07/ CDP 14-23/ MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES 295 Chinquapin Ave. Cartsbad, CA 92008 JOBNO CHINQUAPIN 1 DATE 12/23/14 TIUE HOUSE 3 AREA PLANS iAO.6 3 CONC. PATIO OR WALKWAY AT GHADE.TVP. SO WOOD COLUMN 57 DIRECT VENT GAS FIREPLACE COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/PUD14-07/ CDP 14-23/MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES 295 Ciiinquapin Ave. Cartsbad, CA 92008 JOB MO CHINQUAPIN 1 DATE: 12/23/14 NORTH FOOTPRINT. 1226 SF TITLE HOUSE 1 FLOOR PLANS iA1-2.1 HOUSE 1 THIRD LEVEL DO (5>~- UVMGROOM«2 24 COMPOSITION ASPHALT SHINGLE ROOFING 34 DECK BELOW 52 ROOF BELOW 55 LINE OF WALL BELOW (TYP.) COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/ PUD14-07/ CDP 14-23/MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES 295 Ciiinquapin Ave. Cartebad. CA 92008 xiBNo. CHINQUAPIN 1 DATE: 12/23/14 TITLE: HOUSE 1 FLOOR S ROOF PLANS iA1-2.2 ® HOUSE 1 WEST ELEVATION HOUSE 1 NORTH ELEVATION MATERIALS KEVWOTES MATERIALS KEVHOTES ROOFING SHINGLES. SAGE FASCIA PAINT, LOOKING GLASS EXPO STUCCO •CHRYSTAL WHITE' HARDIE PLANK, SMOOTH •AUTUMN TAN' ELDORADO STONE- CUT COURSE "OVSTER' WOOD TRIM STAIN 'ANTiaUE BRASS' STAINLESS STEEL- FEENEY'DESIGN RAIL- DOOR. CLAD EXTERIOR DOOR WINDOW FFRAME. TAN GARAGE DOOR 8 EXISTING GRADE 9 FINISH GRADE 24 COMPOSITION ASPHALT SHINGLE ROOFING 25 CEMENT STUCCO 26 METAL WALL REGLET (TYP ] 29 PAINTED METAL GARAGE DOOR WITH WINDOWS 31 STAINLESS STEEL GUARDRAIL 35 COMPOSITION ASPHALT ROOFING. TYP. 41 FACTORY FABRICATED WINDOW FRAME WITH DUAL GLAZED LOW-E GLASS- TEMPERED SAFETY GLAZING WHERE INDICATED (TYP ) KEYNOTES 43 MANUFACTURED MASONRY VENEER 45 METAL FLASHING CAP- PAINTED TO MATCH ADJACENT SURFFACE (TYP.) 46 HORIZONTAL LAP SIDING 47 PAINTED ROOF FACSIA 48 FACTORY FABRICATED DOOR FRAME WITH LOW DUAL GLAZED LOW-E GLASS- TEMPERED SAFETY GLAZING WHERE INDICATED (TYP ) 50 WOOD COLUMN HOUSE 1 EAST ELEVATION ©HOUSE 1 SOUTH ELEVATION COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/PUD 14-07/ CDP 14-23/MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES 295 Chinquapin Ave. Cartsbad. CA 92008 JOBNO; CHINQUAPIN 1 DATE: 12/23/14 TITLE: HOUSE 1 ELEVATIONS iA1-3.1 KEYNOTES 7 LINE OF SECOND FLOOFI OVERHANG 12 GAS FIXTURE 27 WOOD POST 28 WOOD BEAM AND TRELLIS 33 CONCRETE PATIO AT GRADE 39 WOOD SLAT GATE 42 CMU PRIVACY WALL WITH MANUFACTURED MASONRYVENEER 51 WOOD SLAT FENCE 54 LINE OF ROOF ABOVE COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/ PUD14-07/ CDP 14-23/MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES Q H2 ENTRY FOOTPRINT. 1296 SF 295 Chinquapin Ave. Carlsbad. CA 92006 JOBNO: CHINQUAPIN 1 DATE- 12/23/14 TIUE HOUSE 2 FLOOR PLANS iA2-2.1 24 COMPOSITION ASPHALT SHINGLE BOOFING 34 DECK BELOW 52 ROOf BELOW 55 LINE OF WALL BELOW fTYP 1 NORTH COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL sop 14-09/PUD14-07/ CDP 14-23/MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES 295 Chinquapin Ave. Cartebad. CA 92008 JOBNO CHINQUAPIN 1 DATE: 12/23/14 TITLE: HOUSE 2 FLOOR S ROOF PLANS iA2-2.2 KEYNOTES EXISTMG GRADE FINISH GRADE COMPOSfTON ASPHALT SHINGLE ROOFING CEMENTSTUCCO WOOD BEAM ANO TRELLIS PAINTED METAL GARAGE OOOR WITH WINDOWS STAINLESS STEEL GUARDRAIL WOOD SLAT GATE FACTORY FABRICATED WINDOW FRAME WITH DUAL GLAZED LOW-E GLASS- TEMPERED SAFETY GLAZING WHERE INDICATED (TYP.) MANUFACTURED MASONRY VENEER METAL F1>SHWG CAP- PAINTED TO MATCH ADJACENT SURFFACE (TYP.) HtWIZONTAL LAP SIDMG PAWTED ROOF FACSIA FACTORY FABRICATED OOOR FRAME WITH LOW DUAL GLAZED LOW-E GLASS- TEMPERED SAFETY GLAZING WHERE INDICATED (TYP.) WOOD BEAM WOOD COLUWI MATERIALS KEYNOTES ROOFING SHINGLES. SAGE FASCIA PAINT, LOOKING GLASS EXPO STUCCO. -BONF HARDIE PLANK, BEADED SMCXSTW 'HEATHERED MOSS- ELDORADO STONE- CUT COURSE "OYSTER' WOOD TRIM STAIN ANTIQUE BRASS' STAINLESS STEEL- FEENEY 'DESIGN RAIL' DOOR. CLAD EXTERKM DOOR WINDOW FFRAME. TAN GARAGE DOOR HOUSE 2 EAST ELEVATION & COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/PUDl 4-07/ CDP 14-23/MS 14-09 1^;^ RINCON TAMARCK BEACH CUSTOM HOMES 295 Chinquapin Ave. Cartsbad. CA 92008 X)BNO: CHINQUAPIN 1 DATE: 12/23/14 TITLE: HOUSE 2 ELEVATIONS iA2-3.1 EXISTING GRADE FINISH GRADE COMPOSITION ASPHALT SHINGLE ROOFING CEMENT STUCCO WOOD BEAM AND TRELUS STAINLESS STEEL GUARDRAIL FACTORY FABRICATED WINDOW FRAME WITH DUAL GLAZED LOW-E GLASS- TEMPERED SAFETY GLAZING WHEHE INOfCATEO (TVP.I CMU PRIVACY WALL WITH MANUFACTURED MASONRY VENEER MANUFACTURED MASONRYVENEER METAL FLASHING CAP- PAINTED TO MATCH ADJACENT SURFFACE (TYP | HORIZONTAL LAP SIDING PAINTED ROOF FACSIA FACTORY FMRICATED DOOR FRAME WITH LOW DUAL GLAZED LOW-E GLASS- TEMPERED SAFETY GLAZING WHERE INDICATED (TVP.) WOOD COLUMN WOOD SLAT FENCE MATERIALS KEYNOTES ROOFING SHINGLES. SAGE FASCIA PAINT, LOOKING GLASS EXPO STUCCO, 30NE' HARDIE PLANK. BEADED SMOOTH 'HEATHERED MOSS' ELDORADO STONE- CUT COURSE "OYSTER' WOOD TRIM STAIN 'ANTIQUE BRASS' STAINLESS STEEL- FEENEY'DESIGN RAIL' DOOR. CLAD EXTERIOR DOOR WINDOW FFRAME. TAN (5> HOUSE ; NORTH ELEVATION HOUSE 2 SOUTM ELEVATION 0 WJUSE COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SOP 14-09/PUD14-07/ CDP 14-23/MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES 295 Chinquapin Ave. Cartsbad. CA 92008 JOB NO CHINQUAPIN 1 DATE: 12/23/14 TITLE: HOUSE 2 ELEVATIONS iA2-3.2 KEYNOTES CONC. PATIO OR WALKWAY AT GRADE.TYP. LINE OF SECOND FLOOR OVERHANG WOOD POST LINE OF DECK ABOVE DIRECT VENT GAS FIREPLACE BEDROOM «3 aATVROOM«2 • a G> H3ENTRY LEVEL FOOTPRINT. 1363 SF HOUSE 3 SECOND LEVEL (36) (3A) — f MASTER BA-n-e Hg) 3B) (3A COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/PUD14-07/ CDP 14-23/MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES 295 Chinquapin Ave. Cartsbad. CA 92008 JOB NO : CHINQUAPIN 1 DATE: 12/23/14 TITLE: HOUSE 3 FLOOR PLANS iA3-2.1 HOUSE 3 THIRD LEVEL Q HOUS KEYNOTES 24 COMPOSITION ASPHALT SHINGLE ROOFING 31 STAINLESS STEEL GUARDRAIL 34 DECK BELOW 52 ROOF BELOW 55 UNE OF WALL BELOW (TVP.I Ci> HOUSE 3 ROOF PLAN COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/PUD14-07/ CDP 14-23/MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES 295 Chinquapin Ave. Cartsbad, CA 92008 JOBNO: CHINQUAPIN 1 DATE 12/23/14 TITLE: HOUSE 3 FLOOR 4 ROOF PLANS iA3-2.2 CD H3 ENTRY LEVEL ^ Cs> HOUSE 3 NORTH ELEVATION JD Cl • • • H3 THIRD LEVEL .tfv. TO' .6- W H3 SECOND LEVEL ^ 6r -6- ^ ®«3) H3 ENTRY LEVEL LEVEL 0>, sv-6' or HOUSE 3 SOUTH ELEVATION EXISTING GRADE FINISH GRADE COMPOSITION ASPHALT SHINGLE ROOFING CEMENT STUCCO METAL WAa REGLET (TYP.) WOOD BEAM AND TRELLIS PAINTED METAL GARAGE DOOR WITH WINDOWS STAINLESS STEEL GUARDRAIL FACTORY FABRICATED WINDOW FRAME WITW DUAL GLAZED LOW-E GLASS- TEMPERED SAFETV GLAZING WHERE INDICATED (TYPI MANUFACTURED MASONRY VENEER METAL FLASHING CAP- PAIWTEO TO MATCH ADJACENT SURFFACE (TYP ] HORIZONTAL LAP SIDING PAINTED ROOF FACSIA FACTORY FABRICATED DOOR FRAME WITH LOW DUAL GLAZED LOW-E GLASS- TEMPERED SAFETY GLAZING WHERE INDICATED (TYP) WOOD BEAM WOOD COLUMN MATERIALS KEYNOTES ROOFING SHINGLES, SAGE FASCIA PAINT. LOOKING GLASS EXPO STUCCO. 'OCEAN GRAY HARDIE PLANK, CUSTOM COLONIW. ROUGH SAWN 'MONTEREY TAUPE' ELDORADO STONE- CUT COURSE "OYSTER' WOOD TRIM STAIN 'ANTIQUE BRASS' STAINLESS STEEL- FEENEY DESIGN RAIL' OOOK. CLAD EXTERIOR DOOR WINDOW FRAME. TAN M3-7 M3-8 M3-9 M3-10 GARAGE DOOR COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/ PUD 14-07/ CDP 14-23/MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES 295 Chinquapin Ave. Cartebad, CA 92008 JOBNO CHINQUAPIN 1 DATE: 12/23/14 TITLE HOUSE 3 ELEVATIONS IA3-3.1 HOUSE 3 EAST ELEVATION 0 HOUSE EXISTING GRADE FINISH GRADE COMPOSfTION ASPHALT SHINGLE ROOFING CEMENT STUCCO METAL WAIL REGLET (TYP.) WOOO POST WOOD BEAM AND TRELLIS STAINLESS STEEL GUARDRAIL (X)MPOSITION ASPHALT ROOFING, TVP. 6-X 6-WOOD POST FACTORY FABRICATED WINDOW FRAME WITH DUAL GLAZED LOW-E GLASS- TEMPERED SAFETY GLAZING WHERE INDCATED (TYP ) MANUFACTURED MASONRY VENEER METAL FLASHING CAP- PAINTED TO MATCH ADJACENT SURFFACE (TVP ) HORIZONTAL LAP SIDING PAINTED ROOF FACSIA FACTORY FABRICATED DOOR FRAME WITH LOW DUAL GLAZED LOW-E GLASS- TEMPERED SAFETY GLAZING WHERE INDICATED (TYP ] WOOD BEAM WOOD COLUMN MATERIALS KEYNOTES M3-1 ROOFING SHINGLES. SAGE M3-2 FASCIA PAINT, LOOKING GLASS M3-3 EXPO STUCCO, -OCEAN GRAY M3-4 HARDIE PLANK. CUSTOM COLONIAL ROUGH SAWN 'MONTEREY TAUPE' M3-5 ELDORADO STONE- CUT COURSE "OYSTER' M3-6 WOOD TRIM STAIN "ANTIQUE BRASS' M3-7 STAINLESS STEEL- FEENEY 'DESKSN RAIL' M3-8 DOOR, CLAD EXTERIOR DOOR M3-9 WINDOW FRAME. TAN COASTAL DEVELOPMENT PERMIT SECOND SUBMITTAL SDP 14-09/PUD14-07/ CDP 14-23/MS 14-09 RINCON TAMARCK BEACH CUSTOM HOMES 295 Chinquapin Ave. Cartsbad. CA 92008 JOBNO: CHINQUAPIN 1 DATE: 12/23/14 TIUE: HOUSE 3 ELEVATIONS IA3-3.2 OTY. SYM BOTANICAL NAME COMMON NAME SIZE KSATER USE 12 © AEONlUM -MiNT SAJCER' MINT SAlXiER AEONlUM 1 6AL _ 16 A&AVE AT-TEMJATA FOXTAIL A&A-VE 5 &AL L 21 -ANi&OZANTHOS A^-©ER VELVET' <AN<&AROO "AA 1 <&AL. L n BOU&AINVILLEA -RCSENHA BOU&AINViL_LEA (SHI?UB 5 (&AL L FORM; IO o ELYMUS CONDENSATUS MAGELLAN I^IMEAT&RASS 6 6AL L ii @ PHORMH.M EVENIN* e>LO/\ FLAX 5 &/AL 15 O /NESTRINc&IA PRuTlCiC?5A COAST ROSEMA1Y 15 l&AL L VINES BOTANICAL NAME COMMON NAME SIZE WATER USE PASSlFl-C7<?A VITIFOLIA CRIMSON PASSION FLO/MER IS 6AL M RI30T BARRIER SMALL BE II6TAUEPI»CRETREB ARE HmiH 10'(3F ANT HARKCAPE ELEVEKT. SS R£30T BARRfR EETAl AU. SHRUB AREAS WTH DRP IRRI6A-nON SHAa RECEIVE A 3" LAlB? CF SHREtJOED BARK ULCH. CONIRACTOR SHAa «JT INSTALL Bi^RK MILCH ON aC*=E5 OVER 5' HI6H HITH A SLCPE 6REATER THAN 3.1 C0KIRA6TCR iHfil SteMIT BARK mCH SAf«=l£ TO LANKCAFt ARCHITECT FOR APPROVAL PRIOR TO OaiVERT Aa LANKCAPE AREAS SHC** nnHCUi (fiOKKChm CR FWT MATERIAL SHALL RECEIVE A 3' LAYER Cf StRETOED BARK MJLCH NO MXCM SHAa BE PLACED MITHIN O' OF TIC BUILI>IN6. Aa SHRie AREAS TO BE IWER-fl^NTC wrm 6RCWC0VER SCE PUN AND LE6END FOR TYPE AND LOCATION CONTRACTCR SHAa PRCWICt fWOS INDICATIVE OP Kl PuANT MATERIAL 5PECC5 15 6AL. SIZE AND LAR6ER AND FOR PLANTER POTS. SiS-STANDARO fLANT MATB^AL Wa BE REJECTED OH SITE. GMP JOB NO. 14-088 CZl firil C3 LANDSCAPE ARCHITECTURE & PLANNING !:?VI|CITY OF CARLSBAD 11 ^J"! CZl firil C3 LANDSCAPE ARCHITECTURE & PLANNING !:?VI|CITY OF CARLSBAD 11 ^J"! CZl firil C3 LANDSCAPE ARCHITECTURE & PLANNING LANDSCAPE CONCEPT PLAN FOR: TAMARACK BEACH CUSTOM HOMES 295 CMINOUAPW DBlVt CABiSBAD. CA 9eooe .... CZl firil C3 LANDSCAPE ARCHITECTURE & PLANNING LANDSCAPE CONCEPT PLAN FOR: TAMARACK BEACH CUSTOM HOMES 295 CMINOUAPW DBlVt CABiSBAD. CA 9eooe .... CZl firil C3 LANDSCAPE ARCHITECTURE & PLANNING LANDSCAPE CONCEPT PLAN FOR: TAMARACK BEACH CUSTOM HOMES 295 CMINOUAPW DBlVt CABiSBAD. CA 9eooe .... CZl firil C3 LANDSCAPE ARCHITECTURE & PLANNING LANDSCAPE CONCEPT PLAN FOR: TAMARACK BEACH CUSTOM HOMES 295 CMINOUAPW DBlVt CABiSBAD. CA 9eooe .... CZl firil C3 LANDSCAPE ARCHITECTURE & PLANNING LANDSCAPE CONCEPT PLAN FOR: TAMARACK BEACH CUSTOM HOMES 295 CMINOUAPW DBlVt CABiSBAD. CA 9eooe .... CZl firil C3 LANDSCAPE ARCHITECTURE & PLANNING ARPRDVtD CZl firil C3 LANDSCAPE ARCHITECTURE & PLANNING ARPRDVtD CZl firil C3 LANDSCAPE ARCHITECTURE & PLANNING AssiSTAj^T PLANNING DIRECIOH DATE CZl firil C3 LANDSCAPE ARCHITECTURE & PLANNING OAK •OK REVISION 0£SC»lPIlON DAH jD*i^BV^ II PROJCCI NO. |jDRAWNG NOj REVISION 0£SC»lPIlON ClHl. .J~0.. jD*i^BV^ II PROJCCI NO. |jDRAWNG NOj ZONE i /NA-ER USE LUS«- LAN:?SCAPE NO Tjjf poo-oseo IN T>tst oocjrcmt IC •Wl.5, SPAS 0« AATW tATl«K "^CPOSec rXATER PLANT MAIIWAL ZONE ^-OrPSRA-E f\A.-r^ JSE _Asr>SCA«^ AL.L "IO'T lAlCSCArt A«CAS 5«AU EE A c/>eiVAnc>l [T LO* A*0 HCCTRATE «ATBl".AKT MATERIA. ZONE 3: LOA INATER uSB NATURAL'ZEP LANSSCAPE ion AATER L6E PLA«" MATERIAL IS '^C'VbtO WTHIN HOCtRATI »1ATW Jf£ n>'fT1»IS AREAS ZONE ^ VER" LOA »\A-ER USE/SPECIAL -ANS^SCAPE NJ VW ton NATivt i>NDS6*T OR «CJAl LAWJSCAPE A«A6 "RCWSid * '-ts SCC^NIS i^ATER COHeERVATlOH PLAN ® /soo? V S". Trv,^r .ANPSCAPS AREAS .AN=^A"E zo»c aa PT. ARBA f*; ttt 1 WitR use US" LAWJSCAPl 0 ^. Z0« 2 t«OeRATt «ATERi« l«OSCA« i4TI cot ZCTC S. 10« IWlBi USC WTlHAtlZEO LA>C35C<« 0 c* Iirf A VBtr lO" l»Tg! u5£j«<ic*. iMtxcn 0 c* -QTA^ LAHacAW AHEA 2,411 5.r. LANC5CAPED AREA -WTE Ati -AKJSCAPt EiMNTS SMALL BE Bei*«0 'C 3SAIN A„ AATtR EVnRE.- INTO AN AO>CENT iA.'OSCAPtD AH£* Au. .»OS6APf AREAS ARE PRIVATTLT MAINTAffCD AND «RI&A1TP PROM A SCFARATE HATER .CTER TO BE PROVIOEO AATER CC?NSERVATION NOTES I, ftA-g BTtflg uipit/n stfu. hg^ tuffTP T>f >y7ff Mflrwte r9 K sim er cfLfofw AATER C<»6CRVAT1C». K LAIOSCWlWt AtT iN''ire'^^i:^ 'vi^-^iovKLifi^'f^^'eM^tVf«''.^>^\ a >n\iiT7 fWfflttitvM K »R<vrtgjKO -"rytfzc'ts p<»i gjaBn.pismewicw gf fn^Nt^ ryTg. MAINTENANCE EXHIBIT /NATER USE PLAN LANI::'SCAPEI> AREAS TO BE HC?A MAINTAINEC. SICEVNALK TO BE MAINTAINED BY THE CITY C'F CARLSBAD FUTURE LANDSCAPE TO BE INSTALLED 4 MAINTAINED BY HCMECmER HYDROZONE NOTE- Aa LANDSCA'^ AREAS ARE PLANTED «TH EXCLUSIVELY LOW AJO MODERATE WATQ! USE PLANT MATERIAL AJO THEREFORE CCtBIEERED OF TIC SAht HYDROZONE IRRI6ATI0N C«Ci;iT5 Wa BE DESlftiCD ACCORDiN&.Y AS JCJ. AS BEINS SfPARATED BY SOLAR ORiEVTATCN NO TiW AREAS ARE PROPOSED ••NOTE- li;.B6AL.TRaSHAaB£PRCWD£DPER5O0Sf OP StOPE 6REATER TW* 5'VERTICAL AW fl) 6 6AL TR2 PP? SOO SF «IU5 K ADD TONA. 5 6AL TREE =ER IOOO SF. FCR SLOPES 6REATER "HAN f VWTICAL. (2). *a TRaS »Nm 10' OF ANY WALK, CURB, DRIVE. EULDIN6, UTIITY OR HARDSCAPE ELENENT S»<Aa RECEIVE IC OF DHP ROOT BARRIER IRESS OT*RHISE INPICAIED ON THE PLANS Bl Aa SlRB AREAS SHAa RECEVE 3' LAYER OF BARK MICH EXCLUDI>*S SLOPES 3-.' AND STEEPER PCTAB.-E /NATER USE NOTE: NO AREAS SHALL UTILIZE RECYCLED OR (S»REY lAiATER OF ANY KIND ON SITE. I tn f AMILIAR MTM T« REOJIREMIVTS TOR LA^OSCAPE AND lRR*ATi£3N "LANS COflAINED IN nt cm C» CARLSOAO'S PIATIR CPPICCNT LANOStAPE RC6a>T10N5 I U»CO<STA»0 THAT CO«T^TlCT* DRAlNlNSS A« TO CC "RfARET IN COPLIAI« «•>• THOSE RC6aAT<Xe AM3 lit LAIOSCAPE MAHIA. 1 COtTirr THAT T>« nu. BE "WPAieP »*».iKKT*6 T.05£ RCetLATKM 'O »^(?ViDt E"'Ce*T LCC OP AATER 4^ .VTTt A IXr SARKER S-*_ L<1 . | AS-AjiEV- -o AN- iNDERSROAC PRA N .,1£S I AS A ^CAle OP PWOTECTW AM»eT ROOT Q INTRftO* PIRAL LOCATION C nOCT 9ARR.ERfS;l S-A.. BE r^-ER- NE:; CONSI^TION I GMP JOB HO: 14-088 gmp •i'VtO V.tfrti . .-iU-j ft)'." g mpta »»dii >« fw6-Ti LANDSCAPE ARCHITECTURE & PLANNING REVISION OESCRiPliON g'gjl ClTY^OF CARLSBADj^^^" UUBWAH TAMARACK BEACH CUSTOM HOMES ?9S cnmouAPiN Strive c«i.sB*:, c» voce