HomeMy WebLinkAbout1994-08-17; Planning Commission; ; SDP 94-05|MP 177K - GREYSTONE RESIDENTIAL DEVELOPMENTAPPU~10N COMPLETE DATE:
JUNE 7. 1994
STAFF PLANNER -JEFF GIBSON c{ftJ-.
Sf AFP REPORT ®
DATE: AUGUSf 17, 1994
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: SOP 94-05/MP 17700-GREYSfQNE RESIDENITAL DEVELOPMENf -
Request for approval of a Site Development Plan and Minor Master Plan
Amendment to construct 118 single family homes on pregraded, subdivided
lots within Planning Area 24 in Phase II of the Aviara Master Plan, and to
amend the development standards in Planning Area 24 of the master plan to
allow a less restrictive 15 foot front yard setback for one-story, side-loaded
garages. Planning Area 24 is generally located southeast of the Poinsettia
Lane and Alga Road intersection, in Local Facilities Management Zone 19.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution Nos. 3702, and
3703, APPROVING SOP 94-05, and MP 177(1{), based on the findings and subject to the
conditions contained therein.
II. PROJECT DESCRIPTION & BACKGROUND
Greystone Homes Inc., is requesting approval of a Minor Master Plan Amendment and Site
Development Plan to allow the construction of 118 single-family homes in Aviara Planning
Area 24, within Phase II of the master plan, and to amend the development standards in
Planning Area 24 to allow a less restrictive 15 foot front yard setback (A 20 -24 foot
setback is currently required) for one-story, side-loaded garages. A Site Development Plan
is required according to Section III(B)(2) of the Aviara Master Plan (MP 177(J)), which
states that no building permit may be issued within any planning area without the prior
approval of a Site Development Plan. The intent of the Site Development Plan is to ensure
that all applicable development standards and design criteria of the master plan are
incorporated into any proposed construction.
Aviara Planning Area 24 is located within Phase II of the master plan, southeast of the
Poinsettia Lane and Alga Road intersection between Poinsettia Lane and Towhee Lane.
The planning area has been partially graded as part of an approved grading permit and has
been subdivided into 118 single-family lots and 5 open space lots by recorded Final
Subdivision Map Nos. 12969 -12972. As shown on Exhibits "A" -"P", dated August 17,
1994, the planning area takes access off Alga Road at Towhee·Lane and Nightshade Road.
SOP 94-05/MP 177(K) 0
GREYSTONE RESIDENTIAL DEVELOPMENT
AUGUST 17, 1994
PAGE 2
The proposed single-family homes will range in size from 2,175 to 2,770 square feet and
will include both one and two-story homes. As illustrated on Exhibits "G" -"O", dated
August 17, 1994, the proposed architecture is a contemporary Mediterranean style with tile
roofs and stucco exteriors. To add visual interest to the neighborhood, each plan proposes
three different front elevations with differing materials, window treatments, and roof
configurations. The units are arranged with varied front and side yard setbacks and
building orientations to provide a more pleasing street scene. Street trees, slope
landscaping, and selective enhanced front yard landscaping will be installed by the
developer.
The applicant is also requesting an amendment to the Planning Area 24 section of the
existing Aviara Master Plan text (MP 177(J)) to allow a less restrictive 15 foot front yard
setback (A 20 -24 foot setback is currently required) for one-story, side-loaded garages.
This proposal was placed on the Planning Commission agenda with the Site Development
Plan because Section 21.38.120 of the Carlsbad Municipal Code requires that a Master Plan
Amendment be presented to the Planning Commission to determine the magnitude of the
request. If the Commission determines the amendment to be minor in nature, then the
request can be approved by the Planning Commission in conjunction with the Site
Development Plan.
III. ANALYSIS
1. The findings required for the approval of a Site Development Plan can be found in
Section 21.06.020 of the Carlsbad Municipal Code, as well as the attached Planning
Commission Resolution No. 3702. Therefore, the following analysis stresses the
essential aspects of these findings.
A. Is the proposal consistent with the various elements and objectives of the
General Plan?
B. Is the proposal consistent with the applicable sections of the Aviara Master
Plan (MP 177(J)) and the Carlsbad Municipal Code?
C. Is the proposal consistent with the approved subdivision map (CT 90-15) for
Planning Area 24?
D. Will the proposal be properly related to the site, surroundings and
environmental settings, not detrimental to existing or future uses, and not an
adverse impact to the site, surroundings, or traffic circulation?
SOP 94-05/MP 177(1<) "
GREYSTONE RESIDENTIAL DEVELOPMENT
AUGUST 17, 1994
PAGE 3
2. Can the proposed Master Plan Amendment be considered minor in nature, according
to the criteria in Section 21.38.120 of the Carlsbad Municipal Code? Is the less
restrictive 15 foot front yard setback for side-loaded garages consistent with the
intent of the master plan and compatible with the surrounding neighborhood?
DISCUSSION
1.
A.
SITE DEVELOPMENT PLAN:
General Plan Consistency:
The proposed development is consistent with the various goals and objectives of the
General Plan. The Land Use Element designates the property for residential land use at a
low-medium density (RLM). The project's density of 2.18 dwelling units per acre falls
within the low-medium density range of 0.0 to 3.2 dwelling units per acre. Two objectives
of the Circulation Element require adequate sidewalks and traffic safety measures for
residential development. The proposed project will meet these objectives by including
sidewalks on both sides of the street, the local streets are designed to meet all City
Standards, and the proposed fencing would not interfere with intersection sight distance
requirements.
Due to the project's proximity to Alga Road, an arterial roadway, noise attenuation walls
would be provided along the roadway to shield adjacent homes from excessive traffic noise.
In addition, 18 of the homes would be required to include mechanical ventilation so that
windows need not be opened and interior noise levels can be lowered to 45 dBA CNEL.
By doing so, the project conforms with the goal of the Noise Element, which seeks to
achieve and maintain an environment free from excessive or hannful noise~ All public
facilities would be in place prior to or concurrent with development, in conformance with
the objective of the Public Facilities Element.
By adding housing stock to the City's housing inventory, the proposed single-family
development is consistent with one of the goals of the Housing Element, which calls for
the development of sufficient new housing to meet the City's share of the total regional
housing need. There is also an affordable housing agreement for the Aviara Master Plan
which ensures the provision of affordable housing for the master plan. The master plan
developer is participating in the provision of affordable housing units as part of the Villas
Affordable Housing Project located on the west side of El Camino Real in Local Facilities
Management Zone· 21.
As part of the approved subdivision (CT 90-15), 5 open space lots have been established
that protect coastal sage scrub and chaparral habitat on the intervening hillsides
throughout the project site, therefore, the development is consistent with the goals and
objectives of the Local Coastal Program and the Open Space and Conservation Elements.
SDP 94-05/MP 177(1<) C
GREYSTONE RESIDENTIAL DEVELOPMENT
AUGUST 17, 1994
PAGE4
B. Aviara Master Plan and Municipal Code Consistency:
The Aviara Master Plan contains most of the development standards and design criteria
that guide development within Planning Area 24. In addition to the master plan criteria,
the single family neighborhood is subject to the provisions of the R-1 Single Family
Residential Zone. As part of this project the development standards for Planning Area 24
would be amended to allow a reduced 15 foot front yard setback for single-story, side-
loaded garages on no more than 33% of the 118 lots. The applicant is proposing to
develop 11 or 9% of the homes with 15 foot front yard setbacks and side-loaded garages.
To offset every home that has a 15 foot front yard setback, an additional home would be
required to have a 24 foot front yard setback where 20 feet is currently required. This will
balance or average out the front yard setbacks, create larger offsets to enhance the street
scene, while at the same time encouraging the use of side-loaded garages. The project's
street scene can be improved by turning the garages to the side and away from the street,
and by enhancing the landscaping and facade along the building elevation facing the street.
The project also conforms to the required development standards as follows:
(1) The rear yard setbacks conform to the 20 percent of the lot width standard;
(2) At a minimum, 4 7 of the homes would have 24 foot front yard setbacks. 11 of the
homes would have reduced 15 foot front yard setbacks with single-story, side-loaded
garages, and the remaining homes would have, at a minimum, 20 foot front yard
setbacks;
(3) The homes would be setback a minimum of SO feet from Alga Road and future
Poinsettia Lane;
( 4) The homes would be setback a minimum of 30 feet from the SDG&E powerline
easement and 25 feet from the westerly planning area boundary;
(5) At least 15% of each lot would be reserved for recreational open space;
(6) As shown on Exhibits "G" -"O", dated August 17, 1994, all the homes within the
planning area are limited to the maximum height of 30 feet, with the required
minimum 15 percent of the homes being limited to one-story and 22 feet in height;
(7) The architectural style would be in keeping with the master plan design criteria,
which requires rectangular building forms, varied massing, and stucco exteriors with
clay tile roofs. The architectural elevations have also been approved by the Aviara
Master Association Architectural Review Committee;
SOP 94-05/MP 177(K)
GREYSTONE RESIDENTIAL DEVELOPMENT
AUGUST 17, 1994
PAGE 5
(8) All homes would have at a minimum a 20 feet by 20 feet, two car garage, with the
majority of the homes containing a three car garage.
The applicant is requesting, per Section 21.10.040 of the Carlsbad Municipal Code, that
19 or 16% of the homes be permitted to have a reduced side yard setback on one side of
the lot. For administrative permits the Planning Director is given the authority to approve
side yard reduction requests, however, since this is a Site Development Plan, the Planning
Director is recommending that the Planning Commission approve the request based on the
following findings:
1) On all the lots requesting a side yard reduction: (1) the reduced side yard is at least
5 feet wide; (2) the opposite side yard is at least 10 feet wide; and (3) the opposite
side yard has been increased in width an amount equal to the reduction;
2) None of the reduced side yard setbacks abut another lot that also has a reduced side
yard. In all cases where side yard reductions are requested there is at least 15 feet
of building separation between the homes on adjoining lots;
3) When the homes are viewed from the street the reduced setback on one side of the
lot would not be visually apparent due to the fact that adequate building separation
would be maintained. Portions of the project site are graded with stepped building
pads containing intervening fill slopes between the pads. A reduction in the side
yard setback on the downhill side of the building pad would allow the home to be
shifted away from the toe of the intervening uphill slope, thus, creating more level
pad area for lot drainage along the side of the home.
All of the large graded slopes along the perimeter and throughout the planning area would
be planted with the permanent landscaping approved by the subdivision map (CT 90-15).
As illustrated on Exhibit "P", dated August 17, 1994, the project's landscaping conforms to
the provisions of the master plan and the City's Landscape Manual by providing street trees
and slope planting. The developer would be required to provide the front yard landscaping
for the homes having reduced 15 foot front yard setbacks and side-loaded garages per
Exhibit "P", dated August 17, 1994. On the remaining lots the individual homeowner
landscaping will be installed by the homeowner and each landscaping palate could vary.
The perimeter planting contains trees and shrubs that will accomplish the necessary
landscaped screening along Alga Road and all the fire suppression zones were established
through the approved subdivision map.
By incorporating these various aspects into the project, the Site Development Plan proposal
has demonstrated consistency with the provisions of the Aviara Master Plan and the R-1
Single Family Residential Zone.
SDP 94-05/MP 177(1() C
GREYSTONE RESIDENTIAL DEVELOPMENT
AUGUST 17, 1994
PAGE6
C. Consistency with The Approved Subdivision Map:
The proposed construction of the 118 single family dwellings does not include any changes
to the approved lot lines or perimeter and slope landscaping. No alterations to the
approved street, storm drain, sewer, or water line improvements are proposed with this
development. Therefore, since no significant changes to the existing approvals are
proposed, the Aviara Planning Area 24 Site Development Plan is consistent with the
approved subdivision map (CT 90-15).
D. Proper Relation to Site and Surroundings:
Aviara Planning Area 24 is in the process of being graded and improved per the approved
subdivision map (CT 90-15) and grading permit. The open space boundaries have already
been established and all access points and internal circulation patterns have been set. The
proposed construction of the homes on pregraded lots does not include any substantial
changes to the existing grading plan, open space system, or circulation patterns. The
single-family residential homes comply with adopted development standards. In addition,
the homes would consist of a mix of one and two-stories and would incorporate a variety
of setbacks, building elevations, materials, and roof lines. Since no substantial changes to
the approved grading and circulation plans are proposed, and the buildings would vary in
size, shape, and position on the lot, the proposed development in Planning Area 24 is
properly related to the site, surroundings, and environmental setting.
The proposed single-family residential development will not be detrimental to existing land
uses or to the land uses specifically permitted in the area in which the proposed project is
to be located. The surrounding land uses are the same as the proposed land use (RLM and
Open Space) and are consistent with the Aviara Master Plan and the General Plan Land
Use Element. The proposed single-family development will not adversely impact the site,
surroundings, or traffic circulation since Aviara Planning Area 24 has been specifically
designed for single-family development at a scale appropriate for 7,500 square foot single-
family lots.
2. MASTER PLAN AMENDMENT:
According to Section 21.38.120 of the Zoning Ordinance, a Minor Master Plan Amendment
"shall not change the densities, or the boundaries of the property or involve an addition
of a new use or group of uses not shown on the original master plan or the rearrangement
of uses within the master plan". The proposed Master Plan Amendment involves an
addition to the development standards for Planning Area 24. The minor amendment meets
the criteria in Section 21.38.120 and would potentially affect only 38 single-family lots in
the entire master plan by creating a development standard intended to enhance the
planning area's street scene and encourage the use of single-story, side-loaded, garages,
therefore, the Planning Director recommends that the Minor Master Plan Amendment be
approved by the Planning Commission concurrently with the Site Development Plan.
SOP 94-05/MP 177(K)
GREYSTONE RESIDENTIAL DEVELOPMENT
AUGUST 17, 1994
PAGE 7
To meet the intent of the Aviara Master Plan to provide site plans that incorporate an
informal, almost random arrangement of buildings and to create a neighborhood that has
a varied and visually interesting street scene, the applicant is proposing to amend the
development standards of Planning Area 24 in the following manner:
(1) No more than 33% of the lots in the planning area would be permitted to contain
a one-story, side-loaded garage with a reduced 15 foot front yard setback. These
lots must be dispersed throughout the planning area. This would ensure that there
is a variety of front yard setbacks along the street, ranging from 15 to 24 feet. If
the standard is utilized to its fullest potential, 1 in every 3 homes could be located
5 feet closer to the street.
(2) For every lot developed with a reduced 15 foot front yard setback associated with
a side-loaded garage there would be an additional increase of 4 feet on a lot
required to have a minimum 20 foot setback. This would help balance the front
yard setbacks and create an average front yard setback closer to 20 feet. Creating
this 15 to 24 feet offset accentuates the variation in the front yard setbacks and
provides more visual relief and interest along the street.
(3) Due to the fact that the home would be located 5 feet closer to the street, on lots
containing the 15 foot front yard setback associated with a side-loaded garage, there
would be a requirement for the developer to provide enhanced landscaping and
building elevations on the side of the garage facing the street in order to soften the
visual appearance of the structure.
( 4) Homes with the reduced front yard setback have been located on lots that have less
level pad area. By placing the home 5 feet closer to the street there would be more
level and useable pad area in the backyard of the home. ·
IV. ENVIRONMENf AL REVIEW
In review of the proposed project the Planning Department has taken into consideration
the Environmental Impact Report (EIR 83-02(A)) for the Aviara Master Plan and the
Mitigated Negative Declaration that was completed in March 1991 when the planning area
was subdivided into 118 residential lots, (CT 90-15/Final Maps 12969-12972). The
proposed Site Development Plan is consistent with the mitigation requirements of these
adopted environmental documents and the appropriate mitigation measures have been
incorporated into Planning Commission Resolutions No. 3702. The site planning and
construction of the 118 individual homes on already subdivided and graded lots would not
create additional significant impacts beyond what was already discussed and evaluated in
the two existing environmental documents.
,,...~
SOP 94-05/MP 177(K) ~
GREYSTONE RESIDENTIAL DEVELOPMENT
AUGUST 17, 1994
PAGES
Homes would be setback a minimum of 50 feet from Alga Road, 28% of the homes are
single-story, and the homes would incorporate design features such as varying front yard
setbacks, enhanced building elevations, and varying roof lines, therefore, any subsequent
visual impacts from the public roadways would be reduced to below a level of significance.
In addition, the Minor Master Plan Amendment to allow the reduced front yard setback for
side-loaded garages would also not significantly impact the environment. Creating a new
development standard that encourages the design of garages that do not face directly onto
the public right-of-way, and requires enhanced architecture and landscaping along the front
building elevations would help reduce visual impacts along the street.
The Planning Director has determined that the project is in prior compliance with EIR 83-
02(A) and the Mitigated Negative Declaration for CT 90-15, on file in the Planning
Department, and there are no additional significant adverse environmental impacts
associated with the project, therefore, no further environmental review of this project is
required. The Planning Director will send a Notice of Determination to the County Clerk
upon approval of the project by the Planning Commission.
V. SUMMARY
Considering that the proposed single-family development meets all applicable development
standards, the Master Plan Amendment is minor in nature and meets the intent of the
Aviara Master Plan, and will not have any significant adverse environmental impacts, staff
is recommending approval of SOP 94-05/MP 177(K).
ATIACHMENfS
1. Planning Commission Resolution No. 3702
2. Planning Commission Resolution No. 3703
3. Location Map
4. Background Data Sheet
5. Disclosure Statement
6. Local Facilities Impact Assessment Form
7. Reduced Exhibits
8. Exhibits "A" -''P", dated August 17, 1994.
JG:lh
JULY 12, 1994
AR'ORT
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• • • • • • • • • • • • • • • • .......... :
• • • • • • • 111111111•:
MTIQUITOS LAGOON
GREYSTONE RESIDENTIAL DEVELOPMEN
•
City of Carlsbad
MP 177(K)/
SDP 94-05
C BACKGROUND DATA SHEET :>
CASE NO: SOP 94-05/MP 177(1()
CASE NAME: Greystone Residential Development
APPLICANT: Greystone Homes Inc.
REQUFSf AND LOCATION: A Site Development Plan and Master Plan Amendment for the
construction of 118 single family homes on pregraded, subdivided lots within Planning Area 24
of the Aviara Master Plan, located southeast of the Poinsettia Lane and Alga Road intersection.
LEGAL DESCRIPTION: Units 1 -4, Lots 1 -122 of Carlsbad Tract No. CT 90-15, Aviara
Planning Area 24, City of Carlsbad, according to Map Nos. 12969 -12972, filed on September
17, 1992, in the Office of the County Recorder. County of San Diego, State of California.
APN: 215-642-01 -35/215-641-01 -32/215-640-01 -OS Acres 54.6 Proposed No. of Lots/Units 122 lots/118 units
(Assessor's Parcel Number)
GENERAL PLAN AND ZONING
Land Use Designation _.RL=M......_ ___________ _
Density Allowed 3.2 dus/acre Density Proposed 2.18 dus/acre
Existing Zone _ ___.P __ -C=-----Proposed Zone ---=-P....a-C"----
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
PUBLIC F ACILffiES
Site
North
South
East
West
Zoning Land Use
P-C
L-C
P-C
L-C
P-C
Partially Graded
Open Space
Alga Road
Agriculture/Open Space
Alga Road/PA 25
School District Carlsbad Water District Carlsbad Sewer District Carlsbad
Equivalent Dwelling Units (Sewer Capacity) .... l,._.1...,8=.0.._ ______________ _
Public Facilities Fee Agreement, dated ..... M ...... a"""y--=27....,, ....... 1 ..... 9._.9....,.4...__ _____________ _
ENVIRONMENTAL IMPACT ASSESSMENT
_ Negative Declaration, issued _____________________ _
Certified Environmental Impact Report, dated ________________ _
Other, Prior Compliance with EIR and Mitigated Negative Declaration JG:lh
01Y OF CARLSBAD
GROWTI-1 MANAGEMENT PROGRAM
LOCAL FAClLITIF.S IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTIIY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Greystone Residential Development -SDP 94-05/MP 177(K}
LOCAL FACIU1Y MANAGEMENT ZONE: 19 GENERAL PLAN: RLM ZONING:
DEVELOPER'S NAME: Greystone Homes Inc
ADDRESS: 495 E. Rincon Suite 115 Corona CA 91719
P-C
PHONE NO: (909) 273-9494 ASSESSOR'S PARCEL NO: 215-642-01 -35/215-641-01 -32/215-640-01 -OS
QUANTI1Y OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 54.6 acres, 118 dwelling units
ESTIMATED COMPLETION DATE:
A
B.
C.
D.
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F.
G.
H.
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City Administrative Facilities: Demand in Square Footage =
Library: Demand in Square Footage=
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park: Demand in Acreage =
Drainage: Demand in CFS=
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADTs =
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. =
Open Space: Acreage Provided -
Schools:
(Demands to be determined by staff)
Sewer: Demand in EDUs -
Identify Sub Basin -
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD -
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