Loading...
HomeMy WebLinkAbout1997-02-05; Planning Commission; ; SDP 94-10A|HDP 94-09A|CDP 96-08 - MAR VISTA• • The City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: February 5, 1997 ItemNo. @ Application complete date: October 13, 1996 Project Planner: Anne Hysong Project Engineer: Mike Shirey SUBJECT: SDP 94-lO(A)/HDP 94-09(A)/CDP 96-08 -MAR VISTA -Request for a Site Development Plan Amendment, Hillside Development Permit Amendment and Coastal Development Permit to allow the construction of 49 single family homes on previously subdivided lots in the R-1-7500-Q zone and to revise the architec- ture, size, floor plan, and location of inclusionary second dwelling units, on prop- erty located within the Zone 20 Specific Plan and Local Facilities Management Plan area west of Hidden Valley Road between Palomar Airport Road and Camino de Las Ondas. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4056, 4057, and 4058 APPROVING SDP 94-l0(A), HDP 94-09(A) and CDP 96-08 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The project proposes architecture and building placement of 49 single family homes, and revi- sions to the architecture, floor plan, size and specific lot locations of eight second dwelling inclu- sionary units approved on standard single family lots in the R-1-7500-Q Zone by the Mar Vista Subdivision Map (CT 94-11), Site Development Plan (SDP 94-10), and Hillside Development Permit (HDP 94-09). As conditioned, the project complies with the Zone 20 Specific Plan and Hillside Development Ordinance architectural standards and the R-1 Zone development stan- dards which includes second dwelling units. III. PROJECT DESCRIPTION AND BACKGROUND UDC Homes is requesting approval of a site development plan amendment, hillside development plan amendment, and coastal development permit to allow the construction of 49 single family structures including 8 second dwelling units on standard single family lots ranging in size from 7,520 -35,298 square feet. The site was previously subdivided as part of the Mar Vista Subdivi- sion Map (CT 94-11) and is located west of Hidden Valley Road and north of Poinsettia Park in the R-1-7500-Q Zone within Planning Area B of the Zone 20 Specific Plan. The proposed single family units located along the bluff above Palomar Airport Road will be partially visible from this roadway. SDP 94-IO(A)/HDP 94-09,/CDP 96-08 -MAR VISTA • FEBRUARY 5, 1997 PAGE2 The Mar Vista project approvals included a site development plan (SDP 94-10) for eight second dwelling units to satisfy the project's inclusionary housing requirement, and a hillside develop- ment permit (HDP 94-09) for hillside grading. Except for the units containing second dwelling units, architecture and building placement were not proposed or approved as part of the original project, and CT 94-11 and HDP 94-09 were conditioned to require Planning Commission ap- proval of a site development plan and hillside development permit amendment to ensure compli- ance with the requirements of the Qualified Overlay Zone, consistency with the Zone 20 Specific Plan and Hillside Development Ordinance architectural standards, and the R-1 Zone develop- ment standards. The proposed project is also subject to the Mello II LCP segment which is now within the City's permit jurisdiction. The project therefore requires approval of a Coastal Devel- opment Permit which includes the proposed architecture and building placement on each single family lot, as well as proposed revisions to the approved second dwelling unit conceptual archi- tecture, floor plans, size, and specific lot locations. As approved, SDP 94-10 included prototypical preliminary building elevations for units con- taining second dwelling units, floor plans, and the specific location of eight second dwelling units to satisfy the project's inclusionary housing requirement. The proposed project amends that approval by: 1) proposing architectural elevations for all units which differ from the ap- proved conceptual architecture for units containing second dwelling units; 2) reducing the size and floor plan of the second dwelling units from a 640 square foot one bedroom unit to a 439 square foot studio unit; and 3) relocating two of the second dwelling units to different lots within the subdivision. Since no revisions to the approved subdivision map or grading are proposed, Planning Commis- sion review is limited to the architecture and placement of single family homes on each of the approved lots with respect to hillside architectural standards, building coverage, setbacks, and building height, and to the amended architecture, floor plans, size and location of second dwell- ing units. The proposed architecture consists of four floor plans (models) ranging in size from 2,376 to 3,408 square feet, each with three different facade treatments. In addition, Plans 2 and 3 provide the option of a two car front loaded garage in lieu of a three car side-loaded garage. This option is necessitated by the smaller building envelope of some lots which would not accommodate the side-loaded garages. Plan 1 is single story, Plans 2, 3 and 4 are two-story, and Plan 4 contains the proposed 439 square foot second dwelling unit above a separated third car garage from which interior access to the unit is provided. Architectural features include recessed, arched, and paned windows, stucco walls with wood and stone trim, and flat and barrel tile roofs. The visual im- pact to the street scene of continuous garage doors will be reduced by the provision of the Plan 2 and 3 side-loaded garage option on the majority of lots that can accommodate them. Although Exhibit "A" identifies a preferred floor plan on each lot, UDC Homes is requesting that the Planning Director be given authority to approve building permits for alternate floor plans (Plan 1, 2, 3, or 4) on each lot in the subdivision. A matrix of the proposed mix on each lot is attached to the staff report. SDP 94-l0(A)/HDP 94-091/CDP 96-08-MAR VISTA • FEBRUARY 5, 1997 PAGE3 The proposed project is subject to the following adopted land use plans and regulations and proj- ect approvals: IV. A. General Plan; B. Zone 20 Specific Plan 203; C. Mello II Local Coastal Program; and D. Carlsbad Municipal Code, Title 21 (Zoning Ordinance), including: 1. Chapter 21.06 -(Q) Qualified Overlay Zone; 2. Chapter 21.10 -(R-1) One Family Residential Zone/Second Dwelling Units 3. Chapter 21.53 -Site Development Plan for Affordable Housing 4. Chapter 21.95 -Hillside Development Regulations ANALYSIS The recommendation of approval for this project was developed by analyzing the project's con- sistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. A. General Plan The project consists of proposed architecture and structural placement of single family units proposed on lots approved by subdivision map CT 94-11, and revisions to the architecture, size, and location of second dwelling units approved by SDP 94-10 to satisfy inclusionary housing requirements. The Mar Vista subdivision, grading, and second dwelling units were approved based on findings of conformance with the General Plan Land Use, Circulation, Housing, Open Space, Noise, Park and Recreation, and Public Safety Element policies. Since no revisions to the approved subdivision map, grading, or number of approved second dwelling units have been proposed and the project adheres to the fire suppression and biological habitat buffers approved as part of CT 94-11, the project is consistent with the previously approved General Plan confor- mance findings of CT 94-11 and SDP 94-10 and remains consistent with the RM General Plan land use designation as stated below: ELEMENT Land Use GENERAL PLAN PERMITTED USE Site is designated for me- dium density residential (RM) development at a den- sity of 4-8 dwelling units/acre. PROPOSED LAND USE Project consists of 49 single family units and 8 second dwelling units on previously subdivided 7,500+ square foot lots at a density of 2.83 dwellin units/acre. COMPLIANCE ===ll Yes SDP 94-I0(A)/HDP 94-09,/CDP 96-08-MAR VISTA • FEBRUARY 5, 1997 PAGE4 B. Zone 20 Specific Plan (SP 203) Except for a determination of consistency with the SP 203 architectural standards, the proposed project is consistent with the policies and development standards of Specific Plan 203 as deter- mined by City Council approval of CT 94-11, SDP 94-10 and HDP 94-09. The proposed placement of structures and architecture are consistent with the architectural standards as speci- fied in the following table: DESIGN CRITERIA COMPLIANCE 10% of units visible from Palomar Two of six structures visible from Palomar Airport will be Airport Road shall be one story single story (33% of units) Variety of roof, wall, and accent ma-Four tile roof styles and colors; terials/ co 1 ors; and six exterior color schemes for wall, trim, and accent which will blend into the natural hillside landscape Variety of one and two story structures Four floor plans: 1 single story and three two-story (15% proposed as single story) Variety of building architectural ac-Stone trim, shutters, eaves, fascia, rafters cent features Roof heights and masses Combination of one and two story roof elements with com- bination of hip and gable roofs Window and door enhancement Recessed, arched, and paned windows on all elevations Variety of garage designs, facades, Combination of two and three car garages including front and orientations and side loaded garage plans and separated single and double garage doors Articulated building forms Recessed entries, doors, windows, and balconies; popouts, multiple building planes along front elevations; multi-level roofs; one and two story exterior elements Walls and fences Uniform fencing around the entire perimeter of project con- sisting of a combination of 5'-6' concrete block wall, 4' concrete block wall with 18" wrought iron, and 5' wrought iron fence C. Mello II Segment of Carlsbad Local Coastal Program A Coastal Development Permit for the Mar Vista project which included the subdivision of sin- gle family lots, grading, and provision of second dwelling units to satisfy inclusionary housing requirements has been issued by the California Coastal Commission based on findings of con- sistency with the Mello II Coastal Resource Protection Overlay Zone and Coastal Agricultural Overlay Zone policies, and Chapters 21.10, 21.53, and 21.85 of the Carlsbad Municipal Code regulating inclusionary housing/second dwelling units. The proposed project must receive ap- proval of a second Coastal Development Permit for the placement and architecture of proposed units to ensure compliance with the underlying R-1-7500-Q implementing zone and for revisions to the approved conceptual architecture, size, floor plans and location of second dwelling units on lots throughout the subdivision. As shown in the table provided in section D below, the proj- ect is consistent with all applicable sections of the Carlsbad Municipal Code. SDP 94-I0(A)/HDP 94-09,/CDP 96-08-MAR VISTA • FEBRUARY 5, 1997 PAGES D. Carlsbad Municipal Code, Title 21 (Zoning Ordinance): 1. Chapter 21.06 -Qualified Overlay Zone The Qualified Overlay Zone requires approval of a Site Development Plan prior to the construc- tion of units on the lots created by the Mar Vista Subdivision Map. The project includes a re- quest for approval of an amended Site Development Plan, SDP 94-1 0(A), which shows the pro- posed structural placement and architecture of 49 single family units including revisions to the approved eight second dwelling units. 2. Chapter 21.10 -One Family Residential Zone/Second Dwelling Units The project, including the revised floor plans for second dwelling units, complies with the appli- cable R-1 zone development standards as shown in the following table: STANDARD REQUIRED PROPOSED Lot coverage Maximum40% <40% Front yard setback 20' Minimum 20' Street side yard setback 10' 10' Side yard setback 10% of Lot width 10% of Lot width Rear yard setback 2 X Required side 2 X Required side and a 40'-60' fire suppression and habitat preservation setback on Lots 1-21 and 29-31 as required by CT 94-11. Building height Maximum -30' Maximum -26.5' Second dwelling unit parking One additional space Proposed: Separate single space car garage Approved: Separate single car garage Second dwelling unit floor area Maximum 640 square feet Proposed: 439 square feet* Approved: 640 square feet Second dwelling unit entrance Separate entrance Proposed: Separate en- trance through garage Approved: Same Second dwelling unit architec-Architectural compatibility with Proposed: Second dwelling ture the main unit unit within main structure above garage Approved: Same 'I' 1ne ro osed size and tloor >lan of the second dwellm umt has been reduced ti:om a 640 s uare teet p p p g q one bedroom unit which was approved as a conceptual design by SDP 94-10 to a 439 square feet studio unit integrated into the proposed Plan 4 second story floor plan. The Second Dwelling Unit Ordinance does not specify a minimum allowable area. 3. Chapter 21.53 -Site Development Plan for Affordable Housing SDP 94-10 was approved by the City Council for the prototypical preliminary floor plans and building elevations to illustrate the parking arrangement and how the second dwelling units inte- grate into residential structures. Due to the preliminary nature of the approved building eleva- • • SDP 94-l0(A)/HDP 94-09(A)/CDP 96-08 -MAR VISTA FEBRUARY 5, 1997 PAGE6 tions and floor plans, UDC Homes is requesting approval of revised floor plans and building elevations for the approved nine second dwelling units and the relocation of two of the second dwelling unit from Lots 2 and 28 to Lots 27 and 50. Second dwelling units are proposed in the Plan 4 floor plan, and the proposed relocation of second dwelling units is requested based upon lots which would best accommodate this floor plan. The project has therefore been conditioned to restrict the lots proposed for second dwelling units to the Plan 4 floor plan. As shown in the table provided in Section 2 above, the proposed second dwelling units, which are reduced in size from 640 square feet to 439 square feet, are consistent with the Second Dwelling Unit Ordinance standards. 4. Chapter 21.95 -Hillside Development Regulations HDP 94-09 was conditioned to require Planning Commission approval of an amendment to the Hillside Development Permit to ensure that future architecture is consistent with the Hillside De- velopment Ordinance architectural standards. The proposed building placement and architecture are consistent with architectural standards as shown in the following table: STANDARD View preservation and en- hancement Hillside architecture Walls/fence accessory structures REQUIRED Sufficient setback from adjoining downhill slope 1) Dominate roof and hillside slope are the same 2) Exterior material and colors are consistent with natural landscape Accessory structures which are in scale and proportion to the hillside landform V. ENVIRONMENTAL REVIEW PROPOSED Mimmum 16.9' 1) Dominate roof and hill- side slope are the same and single story units will be required for units that are the most visible from Palo- mar Airport Road. 2) Exterior materials and colors include cement tile roofs, stucco exterior walls, stone trim, and accent colors which are consistent with the natural landscape. Walls/fences proposed are uniform 5' -6' high solid stucco walls; 4' stucco wall with 18" wrought iron; or 5' wrought iron located at the top of slopes which follow the hillside contour and will be a color that is consistent with the hillside landscape. The Planning Director has determined that the proposed residential project is pursuant to and in conformance with Specific Plan 203 for which an Environmental Impact Report was prepared; therefore, the project is exempt under Section 15182 of the California Environmental Quality Act and upon project approval, a Notice of Exemption will be filed by the Planning Director. .. ___ _j SDP 94-IO(A)/HDP 94-09,/CDP 96-08-MAR VISTA • FEBRUARY 5, 1997 PAGE7 ATTACHMENTS: Planning Commission Resolution No. 4056 Planning Commission Resolution No. 4057 Planning Commission Resolution No. 4058 Location Map 1. 2. 3. 4. 5. Planning Commission Resolutions No. 3875 (CT 94-11) , 3876 (SDP 94-10), and 3877 (HDP 94-09) 6. 7. 8. 9. 10. Background Data Sheet Disclosure Statement Reduced Exhibits "Mar Vista Product Mix" dated December 19, 1996 Full Size Exhibits "A"-"X" dated February 5, 1997. AH·kr • • ♦SITE · MAR VISTA SOP 94-1 0(A)/HDP 94-09(A)/ CDP 96-08 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 f 23 24 25 26 27 28 to wit: • • PLANNING COMMISSION RESOLUTION NO. 3875 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A TENTATIVE MAP TO SUBDIVIDEA34 ACRE PARCEL INTO 49 SINGLE-FAMILY LOTS WITH A MINIMUM LOT SIZE OF 7,500 SQUARE FEET AND 1 OPEN SPACE LOT, AND PROVIDE 8 SECOND DWELLING UNITS, ALL ON PROPERTY GENERALLY LOCATED NORTH OF CAMINO DE LAS ONDAS, EAST OF PASEO DEL NORTE, AND SOUTH OF PALOMAR AIRPORT ROAD, WITHIN SPECIFIC PLAN 203, IN LOCAL FACILITIES MANAGEMENT PLAN ZONE 20. CASE NAME: MAR VISTA CASE NO: CT 94-11 WHEREAS, McReynolds has filed a verified application for certain property Parcel C of Parcel Map No. 2949, in the City of Carlsbad, County of San Diego, State of California, filed in the office of the County Recorder of San Diego County, August 9, 1974, as File No. 74-216632 of official records. with the City of Carlsbad which has been referred to the Planning Commission; and WHEREAS, said verified application constitutes a request for a Tentative Map to subdivide a 34 acre parcel into 49 single-family lots with a minimum lot size of 7,500 square feet and 1 open space lot, and provide 8 second dwelling units as shown on Exhibits "A-J", dated January 3, 1996, on file in the Planning Department and incorporated by this reference ("Tentative Map for Mar Vista" CT 94-11) as provided by Chapter 20.12 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did on the 3rd day of January, 1996, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Tentative Map. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22. : 23 24 25 26 27 28 • • NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: That the foregoing recitations are true and correct. A) B) ' That based on the evidence presented at the public hearing, the Commission /i APPROVES Carlsbad Tract CT 94-11, based on the following findings and . subject to the following conditions: / i I Findings: 1. The Planning Commission of the City of Carlsbad has reviewed, analyzed and considered Recirculated Mitigated Negative Declaration for the Mar Vista project, 1 the environmental impacts therein identified for this project and said comments thereon, and the Mitigation Monitoring and Reporting Program, on file in the Planning Department, prior to recommending approval of the project. Based on the EIA Part-II and comments thereon, the Planning Commission finds that there is no substantial evidence the project will have a significant effect on the environment and hereby recommends approval of the Recirculated Mitigated Negative Declaration. 2. The Planning Commission does hereby find that the Recirculated Mitigated Negative Declaration for the Mar Vista project and Mitigation Monitoring and Reporting Program have been prepared in accordance with requirements of the California i Environmental Quality Act, the State Guidelines, and the Environmental Protection l Procedures of the City of Carlsbad. ! ! 3. The Planning Commission finds that the Recirculated Mitigated Negative i Declaration for the Mar Vista Project reflects the independent judgment of the Planning Commission of the City of Carlsbad. 4. The Planning Commission finds that the project, as conditioned herein for CT 94-11 is in conformance with the Elements of the City's General Plan, based on the following: a. The project is consistent with the City's General Plan since the proposed density of 2.45 du/acre is less than the density range of 4 to 8 dus/acre specified for the site as indicated on the Land Use Element of the General Plan, and is below the growth control point of 6 du/acre. b. Circulation -The local streets serving the project have 51 to 60 feet of public right-of-way, and connect to Hidden Valley Road which is a non-loaded collector street. All the local, collector, and major streets within this area would be constructed to full public street width standards, and have curb, gutters, sidewalks, and underground utilities. The proposed street system is adequate to handle the project's pedestrian and vehicular traffic and accommodate emergency vehicles. PC RESO NO. 3875 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 C. d. e. • • Noise -A noise study was completed for the project, and noise from the I airport and Palomar Airport Road can be mitigated with sound walls and building construction techniques. I The project is consistent with the Housing Element of the General Plan and i the lnclusionary Housing Ordinance since the Developer has been conditioned ! to enter into an Affordable Housing Agreement to construct 8 second dwelling 1 units. The remaining .647 fraction of an inclusionary dwelling unit will be satisfied through the payment of a fee equal to the fraction (.647) times the average subsidy needed to make affordable to a lower-income household, one newly constructed typical housing unit. Open Space and Consexvation -The project is designed to avoid the steep slopes surrounding the mesa and riparian drainage area in the western finger canyon. This 19.24 acre open space lot would connect with the open space on Poinsettia Park to the north. City Wide Trail Link No. 29 would be aligned to the east to minimize gnatcatcher, coastal sage, and riparian impacts in the western finger canyon. Native habitat impacts have been reduced or mitigated by the design of the project, in that the Cherry Blossom Road alignment is the most sensitive in terms of habitat and slope impact as follows: a. b. c. d. e. The 0.05 acre take area is located outside of any Preserve Planning Areas (PP As); The habitat loss will not preclude connectivity between areas of high I I habitat values since this area is not included as a part of a Linkage Planning Area (LPA); The habitat loss will not preclude or prevent the preparation of the Carlsbad Habitat Management Plan in that the area is not a part of a Linkage Planning Area, makes no contribution to the overall preserve system and will not significantly impact the use of habitat patches as archipelago or stepping stones to surrounding PP As; Mitigation for the loss of the 0.05 acres of Coastal Sage Scrub (CSS) will be in the form of the acquisition of habitat credits as discussed above. The loss of habitat on the MSP California LLC property will not appreciably reduce the likelihood of the survival and recovery of the gnatcatcher; The habitat loss is located in a disturbed area that is directly adjacent to Hidden Valley Road and the Poinsettia Community Park, therefore, large blocks of habitat will not be lost and fragmentation will not occur; PC RESO NO. 3875 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22. ! 23 24 25 26 27 28 f. g. • • f. The habitat area being impacted is at the periphery of a larger CSS habitat area; it is not in the center where the loss of habitat would be more important; Parks and Recreation -The project is required to pay park-in-lieu fees; Public Safety -The proposed project is required to provide sidewalks, street i lights, and fire hydrants, as shown on the tentative map, or included as conditions of approval. 5. The project is consistent with the City-Wide Facilities and Improvements Plan, the applicable local facilities management plan, and all City public facility policies and ordinances since: a. The project has been conditioned to ensure that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the project is conditioned such that a note shall be placed on the final map that building permits may not be issued for the project unless the District Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the District Engineer is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project; b. Prior to final map approval the developer is conditioned to enter into an agreement with the appropriate school district to ensure that adequate school facilities are available to serve the project; c. Park-in-lieu fees are required; d. All necessaiy public improvements have been provided or are required as conditions of approval; and, e. The developer has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan. 6. The project has been conditioned to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. 7. This project has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 20. PC RESO NO. 3875 -4- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 ! 23 24 25 26 27 28 8. 9. 10. 11. 12. 13. • • i I i The project is consistent with the Comprehensive Land Use Plan (CLUP) for the j McOellan-Palomar Airport, dated April, 1994 in that the developer is conditioned I to record a notice concerning aircraft noise and an avigation easement. The project i is compatible with the projected noise levels of the CLUP; and, based on the / noise/land use compatibility matrix of the CLUP, the proposed land use is compatible I with the airport, in that residential development is conditionally compatible within ; the 60 to 65 CNEL and the project has been conditioned to mitigate interior noise J1 levels to 45 dBA CNEL. ! That the project is consistent with the City's Landscape Manual, adopted by City / Council Resolution No. 90-384. i I ! That the proposed map and the proposed design and improvement of the subdivision / as conditioned, is consistent with and satisfies all requirements of the General Plan, l any applicable specific plans, Titles 20 and 21 of the Carlsbad Municipal Code, and j the State Subdivision Map Act, and will not cause serious public health problems, in / that the proposed project is required to provide sidewalks, street lights, and fire hydrants, as shown on the tentative map, or included as conditions of approval. The ! local streets have adequate public right-of-way and connect to Hidden Valley Road which is a non-loaded collector street. All the local, collector, and major streets within this area would be constructed to full public street width standards, and have curb, gutters, sidewalks, and underground utilities. The proposed street system is adequate to handle the project's pedestrian and vehicular traffic and accommodate i emergency vehicles. ! I I That the proposed project is compatible with the surrounding future land uses since 1 surrounding properties are designated for residential development less than 4 to 8 dus/acre in the General Plan, in that the proposed residential land use is buffered from the park, compatible with the residentially designated property to the east, and consistent with the CLUP. Public street improvements would be provided to accommodate traffic generated by the project. A 40 foot buffer and local street would separate the residential lots from the community park, and the residential land use is compatible with the RM residential land use designation on the property located directly east. That the site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the density proposed, in that the residential development complies with all city policies and standards, including zoning, without the need for variances from development standards. That the design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that the project has been designed and structured such that there are no conflicts with any established easements. PC RESO NO. 3875 -5- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22. r 23 24 25 26 27 28 • • 14. That the property is not subject to a contract entered into pursuant to the Land Conseivation Act of 1965 (Williamson Act). 15. That the design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, in that the 7,500+ square foot lot sizes allow for a variety of building placement alternatives, including the adequate placement and separation of the homes, in combination with the proposed variety of future floor plans and the dominant western wind patterns/solar radiation patterns, will allow utilization of natural heating and cooling opportunities. , 16. That the Planning Commission has considered, in connection with the housing proposed by this subdivision, the housing needs of the region, and balanced those housing needs against the public seIVice needs of the City and available fiscal and environmental resources. 17. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat, in that all feasible mitigation measures or project alternatives identified in the Recirculated Mitigated Negative Declaration and certified Final EIR 93-03 which are appropriate to this project have been incorporated into the project and no significant impacts to fish, wildlife or their respective habitats will occur. 18. That the discharge of waste from the subdivision will not result in violation of existing California Regional Water Quality Control Board requirements, in that the drainage requirements of Specific Plan 203, City ordinances, and Mello II have been considered and appropriate drainage facilities have been designed and secured. In addition to City Engineering Standards and compliance with the City's Master Drainage Plan, National Pollution Discharge Elimination System (NPDES) standards will be satisfied to prevent any discharge violations. 19. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. 20. That the property cannot be seived adequately with a public street without panhandle lots due to unfavorable conditions resulting from unusual topography, surrounding land development, or lot configuration, in that steep slopes to the north and the eastern property line both create isolated areas of buildable land that is not feasible to access with a full width public street. 21. That subdivision with panhandle lots will not preclude or adversely affect the ability to provide full public street access to other properties within the same block of the subject property, in that the lots are located at the end of cul-de-sac streets and are bordered by Open Space Lot No. 1. PC RESO NO. 3875 -6- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 : 23 24 25 26 27 28 • • 22. That the buildable portion of the panhandle lots consists of 8,000 sq. feet, which meets the requirements of Section 21.10.080(d)(l) of the Carlsbad Municipal Code; Planning Conditions: 1. The Planning Commission does hereby recommend approval of the Tentative Map for the CT 94-11 project entitled "Mar Vista". {Exhibit "A" -11J" on file in the Planning Department and incorporated by this reference, dated January 3, 1996), subject to the conditions herein set forth. Staff is ·authorized and directed to make or require the Developer to make all corrections and modifications to the exhibits/or documents, as necessary to make them internally consistent and conform to City Council's final action on the project. Development shall occur substantially as shown on the approved exhibits. Any proposed development substantially different from this approval, shall require an amendment to this approval. 2. The Developer shall comply with all applicable provisions of federal, state, and local ordinances in effect at the time of building permit issuance. Maps and Exhibits 3. The Developer shall provide the City with a reproducible 24" x 36", mylar copy of the Tentative Map as approved by the final decision making body. The Tentative Map shall reflect the conditions of approval by the City. The Map copy shall be submitted to the City Engineer and approved prior to building, grading, final map, or improvement plan submittal, whichever occurs first. 4. The Developer shall provide the Planning Director with a 500' scale mylar of the subdivision prior to the recordation of the final map. Said map shall show all lots and streets within and adjacent to the Project. 5. The Developer shall include, as part of the plans submitted for any permit plan check, a reduced, legible version of the approving resolution/resolutions on a 24" x 3611 blueline drawing. Said blueline drawing(s) shall also include a copy of any applicable Coastal Development Permit and signed approved site plan. Facilities & Services 6. The Developer shall pay the public facilities fee adopted by the City Council on July 28, 1987 (amended July 2, 1991) and as amended from time to time, and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted-to implement a growth management system or Facilities and Improvement Plan and to fulfill the subdivider's agreement to pay the public facilities fee dated November 7, 1994, a copy of which is on file with the City Oerk and is incorporated by this reference. If the fees are not paid, this application will not be consistent with the General Plan and approval for this project will be void. PC RESO NO. 3875 -7- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22. ' 23 24 25 26 27 28 7. • • The final map shall not be approved unless the City Council finds as of the time of such approval that sewer service is available to serve the subdivision. 8. 9. Building permits will not be issued for development of the subject property unless the District Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of l occupancy. A note to this effect shall be placed on the final map. I Prior to approval of a final map or the issuance/approval of a building permit, which : ever occurs first, the Developer shall submit evidence to the Planning Director that i impacts to school facilities have been mitigated in conformance with the City's i Growth Management Plan to the extent permitted by applicable state law. If the / mitigation involves a financing scheme such as a Mello-Roos Community Facilities / District which is inconsistent with the City's Growth Management Plan including i City Council Policy Statement No. 38, the Developer shall disclose to future owners l in the project, to the maximum extent possible, the existence of the tax and that the / school district is the taxing agency responsible for the financing district. 1 10. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 20 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. General Conditions 11. If any condition for construction· of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this residential housing project are challenged this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 12. Approval of CT 94-11 is granted subject to the approval of the Recirculated Negative Declaration, ZC 94-04, LCPA 94-04, SDP 94-10, and HDP 94-09. CT 94-11 is subject to all conditions contained in Planning Commission Resolution Nos. 3872, 3873, 3874, 3876, and 3877. 13. The Developer shall establish a homeowner's association and corresponding covenants, conditions and restrictions. Said CC&Rs shall be submitted to and approved by the Planning Director prior to final map approval. The CC&R's shall include provisions specifying Homeowner's Association maintenance responsibility for all natural open space (Lot 1), slope maintenance and landscape easements (Lots 2 to 12, 18 to 20, and 22 to 30,), as shown on the approved tentative map and landscape plan which is on file in the Planning Department, or as conditioned by this resolution. 14. Prior to approval of the final map the developer shall dedicate Open Space Lot No. 1 to the Homeowner's Association and dedicate a perpetual open space easement PC RESO NO. 3875 -8- I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 : 23 24 25 26 27 28 15. 16. 17. 18. j{L,/ 19. ~ jo. • • over Open Space Lot No. 1 to the City of Carlsbad. i I Removal of native vegetation and development of Open Space Lot No. 1, including J but not limited to fences, walls, decks, storage buildings, pools, spas, stairways, and i I landscaping, other than that approved as part of the tentative map for the sewer line l and drainage facilities as shown on Exhibit "B", is specifically prohibited, except ; upon written order of the Carlsbad Fire Department for fire prevention purposes, I or upon written approval of the Planning Director, and (California Coastal Commission if in the Coastal Zone), based upon a request from the Homeowner's ! Association accompanied by a report from a qualified arborist/botanist indicating the ! need to remove specified trees and/or plants because of disease or impending danger i to adjacent habitable dwelling units. For areas containing native vegetation the report required to accompany the request shall be prepared by a qualified biologist. ! Prior to approval of a final map the Developer shall establish a 60 foot wide open I I space easement and deed restriction along the rear of Lots 2 thru 21, and 29 thru 31 for purposes of native habitat protection and fire suppression. No development shall be permitted in this 60 foot buffer/open space easement; including future regrading of the building pad and manufactured slopes, the construction of habitable and non-habitable accessory structures, patio covers, pool rooms, solariums, and second-story decks and balconies, wooden decks and spas 42 inches above grade, and any other structures that require a building permit. Screen walls/fences, landscaping in accordance with the approved fire suppression plan for the project, hardscape features such as brick or cement walkways and patios, pool equipment, and grade level pools and spas shall be permitted. In addition, the CC&Rs for the project shall stipulate the above mentioned restrictions. Prior to approval of the final map or issuance of building·permits, whichever occurs first, the developer shall notify, to the satisfaction of the Planning Director and City Attorney, all owners, users and tenants of this project that a community park site is located adjacent to this project to the south. The Developer shall provide a minimum of 25 percent of the lots with adequate sideyard area for Recreational Vehicle storage pursuant to City Standards. The CC&Rs shall prohibit the storage of recreational vehicles in the required front yard setback. Prior to issuance of any building permits for the project the Developer shall receive approval of a Site Development Plan (SDP) by the Planning Commission in accordance with Chapter 21.06 of the Carlsbad Municipal Code. The single-family homes within this tentative map shall be developed consistent with the project's final approved SDP. Unless otherwise approved through the future Site Development Plan process, the lots shall not be sold for the purpose of developing individual custom homes on each separate lot. The applicant shall submit a wall and fencing plan subject to Planning Director approval prior to issuance of building permits. PC RESO NO. 3875 -9- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22· I 23 24 25 26 27 28 • • 21. The Developer shall provide bus stops to service this development at locations and with reasonable facilities to the satisfaction of the North County Transit District and the Planning Director. Said facilities, if required, shall at a minimum include a bench, free from advertising, and a pole for the bus stop sign. The bench and pole shall be designed to enhance or be consistent with the basic architectural theme of the project. 22. The Developer shall display a current Zoning and Land Use Map in the sales office at all times, or suitable alternative to the satisfaction of the Planning Director. 23. All sales maps that are distributed or made available to the public shall include but not be limited to trails, future and existing schools, parks, and streets. Landscape 24. The Developer shall prepare a detailed landscape and irrigation plan in conformance with the approved Preliminary Landscape Plan and the City's Landscape Manual. The plans shall be submitted to and approval obtained from the Planning Director prior to the approval of the final map, grading permit, or building permit, whichever occurs first. The Developer shall construct and instaII aII landscaping as shown on the approved plans, and maintain aU landscaping in a healthy and thriving condition, free from weeds, trash, and debris. 25. The first submittal of detailed landscape and irrigation plans shaU be accompanied by the project's building, improvement, and grading plans. 26. Prior to approval of the landscape and irrigation plans, all manufactured off-site slopes created by this project shall be landscaped to the satisfaction of the Planning Director, and shall include at a minimum, landscaping to control erosion and to provide visual screening of the slopes. 27. All building pad and street areas that are graded and remain vacant or undeveloped for a period of more than 6 months after the grading operation is completed shall be seeded and adequately irrigated to reduce erosion and visual impacts. If grading is phased, the six month time period shall start at the completion of each individual grading phase, subject to the review and approval of the Planning Director. 28. All landscaping shall comply with the Landscape Requirements of Specific Plan 203. Contingency Permits/Other Agencies 29. Prior to approval of the Final Map, the Developer shall receive approval of a Coastal Development Permit issued by the California Coastal Commission that substantially conforms to this approval. A signed copy of the Coastal Development Permit must be submitted to the Planning Director. If the approval is substantiaUy different, an amendment to CT 94-11 shaU be required. PC RESO NO. 3875 -10- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22· I 23 24 25 26 27 28 • •- 30. Prior to approval of the final map, the Developer shall be required: (1) to consult with the United States Fish and Wildlife SeIVice (USFWS) regarding the impact of the project on the Coastal California Gnatcatcher and Coastal Sage Scrub Habitat; and, 2) obtain any permits required by the USWFS. Environmental ' i 31. The Developer shall diligently implement, or cause the implementation of, all i mitigation measures identified in the Final EIR 90-03 that are found by this i resolution to be feasible. 32. The Developer shall implement, or cause the implementation of the Final EIR and Recirculated Mitigated Negative Declaration's Mitigation Monitoring and Reporting Program. I I I 33. Paleontology: I a. Prior to any grading of the project site, a paleontologist shall be retained to perform a walkover survey of the site and to review the grading plans to determine if the proposed grading will impact fossil resources. A copy of the paleontologist's report shall be provided to the Planning Director prior to issuance of a grading permit; b. A qualified paleontologist shall be retained to perform periodic inspections of the site and to salvage exposed fossils. Due to the small nature of some of the fossils present in the geologic strata, it may be necessary to collect matrix samples for laboratory processing through fine screens. The paleontologist shall make periodic reports to the Planning Director during the grading process; c. The paleontologist shall be allowed to divert or direct grading in the area of an exposed fossil in order to facilitate evaluation and, if necessary, salvage artifacts; d. All fossils collected shall be donated to a public, non-profit institution with a research interest in the materials, such as the San Diego Natural History Museum; and, e. Any conflicts regarding the role of the paleontologist and the grading activities of the project shall be resolved by the Planning Director and City Engineer. 34. Prior to the recordation of the first final map or the issuance of building permits, whichever occurs first, the Developer shall prepare and record a Notice that this property may be subject to noise impacts from the proposed or existing Transportation Corridor in a form meeting the approval of the Planning Director and City Attorney. PC RESO NO. 3875 -11- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 t 23 24 25 26 27 28 • • 35. Prior to the recordation of the first final map or the issuance of building permits, whichever occurs first, the Developer shall prepare and record a Notice that this property is subject to overflight, sight, and sound of aircraft operating from McClellan-Palomar Airport in a form meeting the approval of the Planning Director , and the City Attorney. l / 36. Prior to issuance of building permits, the Developer shall record an Avigation i Easement for all lots located within the 60 to 65 CNEL contour, including Lots 19, / 20, 21, 29, 31, and 32 to the County of San Diego and file a copy of the recorded i document with the Planning Director. 37. The Developer shall post aircraft noise notification signs in all sales and/or rental offices associated with the new development. The number and locations of said signs , shall be approved by the Planning Director. I 38. Prior to occupancy of any dwelling units the developer shall construct a sound attenuation wall along the northern boundary of the site per Exhibit "A", dated January 3, 1996, and mitigate the interior noise levels of the homes in accordance with the policies of the Noise Element of the General Plan and the recommendation of the project's noise study prepared by REC ON, dated December 1994, and on file in the Planning Department. 39. To offset the conversion of non-prime agricultural land to urban land uses per the requirements of the Mello II Local Coastal Program, the applicant shall provide payment of an agricultural mitigation fee, the amount of which shall not be less than $5,000 nor more than $10,000 for each net converted acre of non-prime agricultural land. The amount of the fee shall be determined by the City Council prior to approval of the final map and shall be consistent with the provisions of Carlsbad's LCP. 40. Compliance with APCD Rules 51 (The "Nuisance" Rule), 52 (Particulate Matter), and 54 (Dust and Fumes) of the Air Quality Chapter would effectively mitigate dust impacts generated during grading operations. A note shall be placed on the grading permit stipulating that the following measures shall be required to achieve compliance with these rules, and reduce construction-related air pollutants: a. The watering of all surfaces being graded and haul routes shall be required during dry weather conditions; b. All unpaved areas shall be revegetated according to approved landscape plans as soon as possible after grading; c. All construction-related traffic shall be restricted to routes that are dust-controlled, and reduced speed limits shall be maintained for all haul and construction vehicles; PC RESO NO. 3875 -12- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 ! 23 24 25 26 27 28 • • d. All construction activities shall be limited during periods of high winds; e. All heavy-duty, diesel-powered construction equipment shall be operated according to manufacturers suggested operating instruction (with the fuel-injection timing retarded to recommended levels for NO" emissions, but which would not result in excessive visible smoke emissions) in order to control pollutant emissions; f. Construction equipment shall be subject to regularly scheduled maintenance/tune-ups, and be turned off when not being utilized to avoid excessive idling emissions; g. The application of architectural coating and cut-back asphalt shall adhere to APCD Rules 67.0 and 67.7, to effectively control other construction-related emissions of air pollutants; and, h. The Engineering Department shall monitor for compliance during all grading operations of the project. 41. The Homeowners Association shall obtain and distribute to owners and tenants annual information from Caltrans and North County Transit regarding the availability of public transportation, ride-sharing, and transportation pooling services in the area. This information shall also be provided in the sales office of the project. A condition so stating this shall also be placed in the CC&Rs for the project. 42. Prior to occupancy of individual units a solid wall or fence, and landscaped windbreaks shall be installed along the perimeter of any future developable area that abuts property under "open field" cultivation, in order to reduce public nuisance effects of adjacent pesticide spraying and dust generation from farm vehicles and operations. 43. Prior to approval of a final map or issuance of a building permit, which ever occurs first, an infrastructure improvement plan shall be submitted to the Planning and Engineering Departments for review and approval by the Planning Director and City Engineer. This plan shall illustrate the temporary road connections required to maintain continued access to adjacent agricultural properties that could be impacted by future roadway improvements. 44. Drainage water from buildings, streets, parking lots, and landscaped areas within the project shall be disposed of through stormdrains or otherwise in a manner that will avoid any runoff onto agricultural areas whether planted or fallow. All runoff agricultural and urban shall conform with the National Pollution Discharge and Elimination System Permit requirements pursuant to San Diego Regional Water Quality Control Board Order No. 90-42, adopted by City Council Resolution No. 90- 235. PC RESO NO. 3875 -13- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22· 23 24 25 26 27 28 45. • • Prior to issuance of a building permit the project shall comply with the City of Carlsbad's standards for solid waste management. 46. Prior to approval of the final map or issuance of building permits, whichever occurs first, the applicant shall notify, to the satisfaction of the Planning Director and City Attorney, all owners, users and tenants of this project that this area is subject to / dust, pesticides, and odors associated with adjacent agricultural operations, and that ' the owners, users, and tenants occupy this area at their on risk. 47. All grading shall comply with the recommendations incorporated by Geosoils, Inc and Leighton and Associates in the geotechnical investigations of the site dated June 15, 1994, and September 18, 1995 and any amendments or updates of those reports, on file in the Planning Department. 48. Prior to approval of a final map, improvement plans shall be submitted to the Engineering Department showing locations and sizing of reclaimed and or urban runoff diversion facilities, in accordance with the Carlsbad Municipal Water District requirements and the phasing schedule provided in the Zone 20 LFMP. Reclaimed water facilities shall be constructed in all major roadways within the project . . 49. Prior to approval of the Site Development Plan for the project, as required by Chapter 21.06 of the Carlsbad Municipal Code, a visual analysis of the project shall be conducted by the Developer. This analysis shall consist, at a minimum, of computer-enhanced photo-modifications showing development conditions proposed by the development of homes as viewed from Palomar Airport Road. The purpose of this analysis is to determine the specific visual impacts that the proposed project could have on the Palomar Airport Road viewshed. If the Planning Director determines, based on future visual analysis, that there is a potentially significant visual impact created by the construction of homes, mitigation to reduce this impact shall be consistent with Section 3.13.3 of Final EIR 90-03 and may include, but not be limited to, the following measures: (1) reduced building height along the top of the bluff; (2) varying rooflines and roof massing; (3) enhanced rear building elevations that are visible from Palomar Airport Road; ( 4) increased landscape screening; (5) earth tone roof and building wall material and colors; and (6) increased building separation. Housing 50. Prior to the approval of the final map for any phase of this project, or where a map is not being processed, prior to the issuance of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement with the City to provide and deed restrict the 8 lots for second dwelling units (including: Lots 2, 8, 18, 24, 28, 32, 35, and 44) in accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad Municipal Code. The recorded Affordable Housing Agreement shall be binding on all future owners and successor~ in interest. PC RESO NO. 3875 -14- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22· : 23 24 25 26 27 28 • • Upon showing by the developer that an onsite contribution is not appropriate for the project, a second inclusionary housing option available to the developer shall be that prior to final map approval, the developer shall enter into an agreement with the City to purchase affordable credits from Villa Loma or participate in an offsite combined inclusionary project within the southwest quadrant and as appropriate, in accordance with the requirements set forth in Chapter 21.85 of the Carlsbad I Municipal Code, the Zone 20 Specific Plan, and City Council Policies 57 and 58 I dated September 12, 1985. Prior to City Council approval, the developer shall submit a signed Affordable Housing Agreement to the Housing and Redevelopment Director. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. 51. Prior to City review and approval of the offsite option, the approval of a Specific Plan amendment to SP 203 shall be required to designate the proposed offsite combined inclusionary project as an approved location for the provision of affordable units to satisfy the inclusionary requirements of Zone 20 properties. 52. The Developer shall construct the required inclusionary units concurrent with the project's market rate units, unless both the final decision making authority of the City and the Developer agree within an Affordable Housing Agreement to an alternate schedule for development. Engineering Conditions: Note: Unless specifically stated ln the condition, all of the following engineering conditions, upon the approval of this proposed major subdivision, must be met prior to approval of a final map. 53. The developer shall provide for sight distance corridors at all street intersections in accordance with Engineering Standards and shall record the following statement in the project's CC&Rs: "No structure, fence, wall, tree, shrub, sign, or other object over 30 inches above the street level may be placed or permitted to encroach within the area identified as a sight distance corridor in accordance with City Standard Public Street-Design Criteria, Section 8.B.3. The underlying property owner shall maintain this condition." The above statement shall be placed on a non-mapping data sheet on the final·map. 54. Drainage outfall end treatments for any drainage outlets where a direct access road for maintenance purposes is not provided, shall be designed and incorporated into the grading/improvement plans for the project. These end treatments shall be designed so as to prevent vegetation growth from obstructing the pipe outfall. Designs could consist of a modified outlet headwall consisting of an extended concrete spillway section with longitudinal curbing and/or radially designed rip-rap, PC RESO NO. 3875 -15- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22- 23 24 25 26 27 28 55. 56. 57. 58. 59. 60. 61. 62. • • or other means deemed appropriate, as a method of preventing vegetation growth directly in front of the pipe outlet, to the satisfaction of the Community Services Director and the City Engineer. A funding mechanism for the full improvements for Poinsettia Lane and Alga Road must be approved or fees paid, in conformance with the updated Zone 20 Local Facilities Management Plan funding program. This project is approved specifically as 1 (single) unit for recordation. 1 i The owner of the subject property shall execute an agreement holding the City 1 harmless regarding drainage across the adjacent property. The developer shall defend, indemnify and hold harmless the City and its agents, officers, and employees from any claim, action or proceeding against the City or its / agents, officers, or employees to attack, set aside, void or null an approval of the City, the Planning Commission or City Engineer which has been brought against the City within the time period provided for by Section 66499.37 of the Subdivision Map Act. The developer shall pay the local drainage area fee or shall construct drainage systems in conformance with Master Drainage Plan and City of Carlsbad Standards as required by the City Engineer. The owner shall execute a hold harmless agreement for geologic failure. The owner shall make an offer of dedication to the City for all public streets and easements required by these conditions or shown on the tentative map. The offer shall be made by a certificate on the final map for this project. All land so offered shall be granted to the City free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not required to be rededicated. The developer shall comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit. The developer shall provide best management practices, as referenced in the "California Storm Water Best Management Practices Handbook" to reduce surface pollutants to an acceptable level prior to discharge to sensitive areas. Plans for such improvements shall be approved by the City Engineer. The plans shall include, but not be limited to the following, which shall be included in the project's CC&Rs: a. b. The homeowner's association shall coordinate the use of the City's established program to assist residents with the removal and proper disposal of toxic and hazardous waste products. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil, antifreeze, solvents, paints, paint thinners, wood preservatives, and other such fluids shall not be discharged into any street, public or private, or into storm PC RESO NO. 3875 -16- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 63. • • drain or storm water conveyance systems. Use and disposal of pesticides, fungicides, herbicides, insecticides, fertilizers and other such chemical treatments shall meet Federal, State, County, and City requirements as prescribed in their respective containers. c. Best Management Practices shall be used to eliminate or reduce surface pollutants when planning any changes to the landscaping and surface improvements. Plans, specifications, and supporting documents for all public improvements shall be prepared to the satisfaction of the City Engineer. In accordance with City Standards, the developer shall install, or agree to install and secure with appropriate security as provided by law, all improvements shown on the tentative map as follows: a-1. Hidden Valley Road full width improvements (68' Right-of-way/48' Curb to j curb width) from Cherry Blossom Road to Camino De Los Ondas, including: • Asphalt/Concrete Pavement. • Concrete Curb and Gutter. • Concrete Sidewalk on one (1) side. • Street Light Standards on one (1) side. Hidden Valley Road secondary access width improvements (68' Right of way/28' Benn to berm width) from Cherry Blossom Road to Palomar Airport Road, including: • Asphalt/Concrete Pavement. • Asphalt/Concrete Benns. Traffic signal modification at Palomar Airport Road and Hidden Valley Road -OR- I a-2. Hidden Valley Road full width improvements (68' Right-of-way/48' Curb to I curb width) from Cherry Blossom Road to Palomar Airport Road, including: 1 • Asphalt/Concrete Pavement. • Concrete Curb and Gutter. • . Concrete Sidewalk on one (1) side. • Street Light Standards on one (1) side. Traffic signal modification at Palomar Airport Road and Hidden Valley Road Hidden Valley Road secondary access width improvements (68' Right of way/28' Curb to curb width) from Cherry Blossom Road to Camino De Los Ondas, including: PC RESO NO. 3875 -17- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22· ! 23 24 25 26 27 28 • • • Asphalt/Concrete Pavement. • Asphalt/Concrete Berms. b-1. Cherry Blossom Road full width improvements (60' Right-of-Way/40' Curb to curb width) from Hidden Valley Road to Calle Serena, including: · • Asphalt/Concrete Pavement. • Concrete Curb and Gutter. • Concrete Sidewalk. • Street Light Standards. -OR- b-2. Cherry Blossom secondary access width improvements (72" Right-of-Way/52' , Curb to curb with) from Hidden Valley Road to "A" Street, including: • Asphalt/Concrete Pavement. • Concrete Curb and Gutter. • Concrete Sidewalk. • Street Light Standards. Note: Roadway Improvement B-2 above will only be required if Poinsettia Park is not constructed prior to building permits being issued for Mar Vista. If Poinsettia Park is constructed, prior to building permits being issued for Mar Vista, then this widened roadway section will not be required (site specific secondary access will be gained through the park as indicated on the tentative map.) c. Vista De Olas full width improvements (51' Right-of-Way/36' Curb to curb width) from Calle Serena to the northern terminus, including: • Asphalt/Concrete Pavement. • Concrete Curb and Gutter. • Concrete Sidewalk one (1) side. d. Calle Serena full width improvements (56' Right-of-Way/36' Curb to curb width) from Vista De Olas to the northern terminus, including: • Asphalt/Concrete Pavement. • Concrete Curb and Gutter. • Concrete Sidewalk one (1) side. • Street Light Standards. e. "A" Street access width improvements (60' Right-of-Way/40' Curb to curb width) from Cherry Blossom to the northern terminus, including: PC RESO NO. 3875 -18- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 f 23 24 25 26 27 28 • • • Asphalt/Concrete Pavement. • Concrete Curb and Gutter. • Concrete Sidewalk one (1) side. • Street Light Standards. Note: If roadway improvement E above is constructed prior to any development on that property (MSP California, LLC) a private reimbursement agreement, j' between the Mar Vista property owner (McReynolds) and adjacent property owner (MSP California, LLC), over the construction of the roadway could be pursued. f. Sewer and Drainage Alternative "A" (as indicated on the tentative map.) Note: Prior to final map approval the Developer shall revise the tentative map to eliminate Sewer/Stonndrain Alignment "B." g. In accordance with the project supplemental soils report (Leighton Report, dated October 18, 1995) and to mitigate for any potential future landslide deficiencies for proposed Lot's 21, 29, 30 and 31, the following shall be done: 1). The back property line shall be relocated from the top of the natural slope to 20' away (a 20' setback) from the top of the natural slope. The 20' setback shall be placed in an Open Space easement dedicated to the City with maintenance· responsibilities placed on the Homeowners Association. The maintenance responsibilities shall be included in the project's CC&R's. 2). Within the 20' setback, grade a 4% minimum slope from the top of the natural slope to the new property lines, as referenced in Item No. 1 above. From the property line, grade a 2% minimum slope to the residence and then grade to City Standard GS-15 slope gradient requirements to the proposed street. 3). The natural slope within the landslide area shall not be irrigated. 4). Any landscaping within this area shall use drought tolerant plants. 5). Rain gutters must be provided to convey roof drainage to an underground yard drain system discharging through curb drains to the street, to the satisfaction of the City Engineer. A list of the above improvements shall be placed on an additional map sheet on the final map per the provisions of Sections 66434.2 of the Subdivision Map Act. Improvements listed above shall be constructed within 18 months of approval of the secured improvement agreement or such other time as provided in said agreement. PC RESO NO. 3875 -19- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22· : 23 24 25 26 27 28 • • Note: Unless specifically stated in the condition, all of the following engineering conditions, I upon the approval of this proposed major subdivision, must be met prior to approval 1 of any building or grading permits for the project. I ! I 64. The owner of the property on behalf of itself and all of its successors in interest shall / execute and record a notice of disclosure and a hold harmless agreement for Lots ! No. 21, 29, 30 and 31 noticing any future owners of the presence of a previous suspect landslide and indemnify the City of Carlsbad's, agents, officers, and employees from any action that may arise through any subsequent geologic failure, ground water seepage, or land subsidence and subsequent damage that may occur on or adjacent to Lots No. 21, 29, 30 and 31, due to its construction, operation, or maintenance. A notice to this effect and a reference to the recorded document shall be included on a non-mapping data sheet of the final map. 65. 66. 67. 68. 69. 70. Upon completion of grading, the developer shall ensure that an "as-graded" geologic plan is submitted to the City Engineer. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a contour map which represents both the pre and post site grading. This plan shall be signed by both the soils engineer and the engin_eering geologist. The plan shall be prepared on a 24" x 36" mylar or similar drafting film and shall become a permanent record. If the disturbed area is five acres or more the developer shall submit proof that a Notice of Intention has been submitted to the State Water Resources Control Board. Prior to issuance of building permits, the developer shall underground all existing I overhead utilities within the subdivision boundary. / I The applicant shall pay all current and fees and deposits required. I The developer shall submit proof that a Notice of Intention has been submitted to i the State Water Resources Control Board. I I Prior to approval of any grading or building permits for this project, the owner shall I give written consent to the annexation of the area shown within the boundaries of 1 the site plan into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 on a form provided by the City. Fire Conditions: 71. Prior to the issuance of building permits, complete building plans shall be approved by the Fire Department. 72. Additional on-site public water mains and fire hydrants are required. 73. Applicant shall submit a site plan to the Fire Department for approval, which depicts location of required, proposed and existing public water mains and fire hydrants. The PC RESO NO. 3875 -20- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 1 23 24 25 26 27 28 • • plan should include off-site fire hydrants within 200 feet of the project. i 74. Applicant shall submit a site plan depicting emergency access routes, driveways and I traffic circulation for Fire Department approval. 75. An all weather, unobstructed access road suitable for emergency service vehicles shall be provided and maintained during construction. When in the opinion of the Fire Chief, the access road has become unserviceable due to inclement weather or other reasons, he may, in the interest of public safety, require that construction operations cease until the condition is corrected. 76. All required water mains, fire hydrants and appurtenances shall be operational before combustible building materials are located on the construction site. 77. All security gate systems controlling vehicular access shall be equipped with a 11Knox", key-operated emergency entry device. Applicant shall contact the Fire Prevention Burea:u for Specifications and approvals prior to installation. 78. Native vegetation which presents a fire hazard to structures shall be modified or removed in accordance with the specifications contained in the City of Carlsbad Landscape Guidelines Manual. Applicant shall submit a Fire Suppression plan to the Fire Department for approval. 79. The applicant shall provide a street map which conforms to the following requirements: A 400 scale photo-reduction mylar, depicting proposed improvements and at least two existing intersections or streets. The map shall also clearly depict street centerlines, hydrant locations and street names. Water District Conditions: 80. The entire potable water system, reclaimed water system and sewer system shall be evaluated in detail to ensure that adequate capacity, pressure and flow demands can be met. 81. The Developer shall be respop.sible for all fees, deposited and charges which will be collected before and/or at the time of issuance of the building permit. The San Diego County Water Authority capacity charge will be collected at issuance of application for meter installation. 82. Sequentially, the Developers Engineer shall do the following: a. Meet with the City Fire Marshal and establish the fire protection requirements. Also obtain G.P .M. demand for domestic and irrigational needs from appropriate parties. b. Prepare a colored reclaimed water use map and submit to the Planning Department for processing and approval. PC RESO NO. 3875 -21- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22. 23 24 25 26 27 28 83. 84. 85. 86. 87. C. • • Prior to the preparation of sewer, water and reclaimed water improvement plans, a meeting must be scheduled with the District Engineer for review, comment and approval of the preliminary system layouts and usages (ie - GPM -EDU). This project is approved upon the expressed condition that building permits will not be issued for development of the subject property unless the water district serving the development determines that adequate water service and sewer facilities are available at the time of application for such water service and sewer permits will continue to be available until time of occupancy. this note shall be placed on the final map. The Developer shall be required. to: 1) 2) Enter into an agreement for reimbursement of costs for the construction of . Poinsettia Park Off site Sewer, CMWD Project No. 94-404, provide the necessary construction area for the installation of the Poinsettia Park Off-site Sewer through out CT 94-11 including the granting of the necessary right-of-ways and easements, 3) · construct minimum 8" diameter gravity sewer mains in Calle Serena and Vista De Olas. The Developer shall construct a 12" potable water line (375' H.G.) in Hidden Valley Road from Palomar Airport Road to Cherry Blossom Road. Also, a water analysis shall be required to establish the size of water lines in Cherry Blossom Road, Calle Serena and Vista De Olas. In any event, 8" diameter water lines will be the minimum size installed. The Developer shall ·construct a 12" reclaimed water line (384' H.G.) in Hidden Valley Road from Palomar Airport Road to Cherry Blossom Road and shall install reclaimed water lines deemed necessary after the colored use map is reviewed and needs established. If any of the foregoing conditions fail to occur; or if they are, by their terms, to be implemented and maintained over time; if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke or further condition all certificates of occupancy issued under the authority of approvals herein granted; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Resolution. PC RESO NO. 3875 -22- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 ! 23 24 25 26 27 28 • Planning Code Reminders Fees • 88. The Developer shall pay park-in-lieu fees to the City, prior to the approval of the / final map as required by Chapter 20.44 of the Carlsbad Municipal Code. / I I 89. The Developer shall pay a landscape plan check and inspection fee as required by j' Section 20.08.050 of the Carlsbad Municipal Code. , i Final Map Notes I ! I I I 90. The Developer shall provide the following note on the final map of the subdivision i and final mylar of this development submitted to the City: i I I "Chapter 21.90 of the Carlsbad Municipal Code establishes a Growth Management I Control Point for each General Plan land use designation. Development cannot I exceed the Growth Control Point except as provided by Chapter 21.90. The land use I designation for this development is RM. The Growth Control Point for this designation is 6 dwelling units per nonconstrained acre. Parcels 1 thru 50 were used to calculate the intensity of development under the General Plan and Chapter 21.90. Subsequent redevelopment or resubdivision of any one of these parcels must also include parcels 1 thru 50 under the General Plan and Chapter 21.90 of the Carlsbad Municipal Code." 91. The following note shall be placed on the Final Map: "Prior to issuance of a building permit for any buildable lot within the subdivision, the Developer shall pay a one- time special development tax in accordance with the City Council Resolution No. 91- 39." 92. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provide herein. 93. The Developer shall submit a street name list consistent with the City's street name policy subject to the Planning Director's approval prior to final map approval. Landscape 94. All landscape and irrigation plans shall be prepared to conform with the Landscape Manual and submitted per the landscape plan check procedures on file in the Planning Department. PC RESO NO. 3875 -23- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22. f 23 24 25 26 27 28 • • Signs 95. Any signs proposed for this development shall at a mm1mum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Planning Director prior to installation of such signs. Engineering Code Reminders: 96. Approval of this tentative tract map shall expire twenty-four (24) months from the date of City Council approval unless a final map is recorded. An extension may be requested by the applicant. Said extension shall be approved or denied at the discretion of the City Council. In approving an extension, the City Council may impose new conditions and may revise existing conditions pursuant to Section 20.12.110(a)(2) Carlsbad Municipal Code. 97. Prior to issuance of a building permit for any buildable lot within the subdivision, the property owner shall pay a one-time special development tax in accordance with City Council Resolution No. 91-39. 98. Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a grading permit for this project is required. Toe developer must submit and receive approval for grading plans in accordance with City codes and standards. 99. No grading for private improvements shall occur outside the limits of the subdivision unless a grading or slope easement or agreement to grade is obtained from the owners of the affected properties. If the applicant is unable to obtain the grading or slope easement or agreement to grade, no grading permit will be issued. In that case the developer must either amend the tentative map or modify the plans so grading will not occur outside the project site in a manner which substantially conforms to the approved tentative map as determined by the City Engineer and Planning Director. 100. Prior to hauling dirt or construction materials to or from the site, the developer shall submit to and receive approval from the City Engineer for the proposed haul route. Toe developer shall comply with all conditions and requirements the-City Engineer may impose with regards to the hauling operation. 101. Toe developer shall exercise special care during the construction phase of this project to prevent of:fsite siltation. Planting and erosion control shall be provided m accordance with the Carlsbad Municipal Code and the City Engineer. 102. Additional drainage easements may be required. Drainage structures shall be provided or installed prior to or concurrent with any grading or building permit as may be required by the City Engineer. PC RESO NO. 3875 -24- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 f 23 24 25 26 27 28 • • 103. Some improvements shown on the tentative map and/or required by these conditions are located offsite on property which neither the City nor the owner has sufficient title or interest to permit the improvements to be made without acquisition of title or interest. The applicant shall conform to Section 20.16.095 of the Carlsbad Municipal Code. Final Map Note: The developer shall place the following note on a non-mapping data sheet of the final map: Geotechnical Caution: The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any geological failure, ground water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, held on the 3rd day of January, 1996, by the following vote, to wit: ATTEST: A YES: Chairperson Compas, Commissioners Monroy, Nielsen, Noble, Savary and Welshans NOES: None ABSENT: Commissioner Erwin ABSTAIN: None WILLIAM COMPAS, cKairperson CARLSBAD PIANNING COMMISSION Planning Director PC RESO NO. 3875 -25- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 to wit: • • PLANNING COMMISSION RESOLUTION NO. 3876 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A SITE DEVELOPMENT PLAN FOR 8 SECOND DWELLING UNITS WITHIN A 49 LOT SINGLE-FAMILY SUBDIVISION TO SATISFY THE INCLUSIONARY HOUSING REQUIREMENTS OF CHAPTER 21.85 OF THE CARLSBAD MUNICIPAL CODE, ALL ON PROPERTY GENERALLY LOCATED NORTH OF CAMINO DE LAS ONDAS, EAST OF PASEO DEL NORTE, AND SOUTH OF PALOMAR AIRPORT ROAD, WITHIN SPECIFIC PLAN 203, IN LOCAL FACILITIES MANAGEMENT PLAN ZONE 20. CASE NAME: CASE NO: MAR VISTA SDP 94-10 WHEREAS, McReynolds has filed a verified application for certain property Parcel C of Parcel Map No. 2949, in the City of Carlsbad, County of San Diego, State of California, filed in the office of the County Recorder of San Diego County, August 9, 1974, as File No. 74-216632 of official records. with the City of Carlsbad which has been referred to the Planning Commission; and WHEREAS, said verified application constitutes a request for a Site Development Plan to subdivide a 34 acre parcel into 49 single-family lots with a minimum lot size of 7,500 square feet and 1 open space lot, and provide 8 second dwelling units as shown on Exhibits "A-J", dated January 3, 1996, on file in the Planning Department and incorporated by this reference ("Site Development Plan for Mar Vista" SDP 94-10) as provided by Section 21.53 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did on the 3rd day of January, 1996, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Site Development Plan. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 , 23 24 25 26 27 28 • • NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission APPROVES SDP 94-10, based on the following findings and subject to the following conditions: Findings: 1. That the requested use is properly related to the site, surroundings and environmental settings, is consistent with the various elements and objectives of the General Plan, will not be detrimental to existing uses or to uses specifically permitted in the area in which the proposed use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that a. The project is consistent with the City's General Plan since the proposed density of 2.45 du/acre is less than the density range of 4 to 8 dus/acre specified for the site as indicated on the Land Use Element of the General Plan, and is below the growth control point of 6 du/acre; b. Circulation -The local streets serving the project have 51 to 60 feet of public right-of-way, and connect to Hidden Valley Road which is a non-loaded collector street. All the local, collector, and major streets within this area would be constructed to full public street width standards, and have curb, gutters, sidewalks, and underground utilities. The proposed street system is adequate to handle the project's pedestrian and vehicular traffic and accommodate emergency vehicles; c. Noise -A noise study was completed for the project, and noise from the airport and Palomar Airport Road can be mitigated with sound walls and building construction techniques; d. The project is consistent with the Housing Element of the General Plan and the lnclusionary Housing Ordinance since the Developer has been conditioned to enter into an Affordable Housing Agreement to construct 8 second dwelling units. The remaining .647 fraction of an inclusionary dwelling unit will be satisfied through the payment of a fee equal to the fraction (.647) times the average subsidy needed to make affordable to a lower-income household, one newly constructed typical housing unit; e. Open Space and Conservation -The project is designed to avoid the steep slopes surrounding the mesa and riparian drainage area in the western finger canyon. This 19.24 acre open space lot would connect with the open space on Poinsettia Park to the north. City Wide Trail Link No. 29 would be aligned PC RESO NO. 3876 -2 - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 f 23 24 25 26 27 28 • • to the east to minimize gnatcatcher, coastal sage, and riparian impacts in the western finger canyon. Native habitat impacts have been reduced or mitigated by the design of the project, in that the Cherry Blossom Road alignment is the most sensitive in terms of habitat and slope impact as follows: 1) The 0.05 acre take area is located outside of any Preserve Planning Areas (PPAs); 2) The habitat loss will not preclude connectivity between areas of high habitat values since this area is not included as a part of a Linkage Planning Area (LPA); 3) The habitat loss will not preclude or prevent the preparation of the Carlsbad Habitat Management Plan in that the area is not a part of a Linkage Planning Area, makes no contribution to the overall preserve system and will not significantly impact the use of habitat patches as archipelago or stepping stones to surrounding PP As; 4) Mitigation for the loss of the 0.05 acres of Coastal Sage Scrub (CSS) will be in the form of the acquisition of habitat credits as discussed above. The loss of habitat on the MSP California LLC property will not appreciably reduce the likelihood of the survival and recovery of the gnatcatcher; 5) The habitat loss is located in a disturbed area that is directly adjacent to Hidden Valley Road and the Poinsettia Community Park, therefore, large blocks of habitat will not be lost and fragmentation will not occur; and, 6) The habitat area being impacted is at the periphery of a larger CSS habitat area; it is not in the center where the loss of habitat would be more important. f. Parks and Recreation -The project is required to pay park-in-lieu fees; and, g. Public Safety -The proposed project is required to provide sidewalks, street lights, and fire hydrants, as shown on the tentative map, or included as conditions of approval. 2. That the site for the intended use is adequate in size and shape to accommodate the use, in that the lots are a minimum of 60 feet wide and the second-dwelling units would have exterior access, be incorporated into the second-story of the primary home, and utilize a portion of the three-car garage for parking. 3. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will PC RESO NO. 3876 -3 - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 4. • • be provided and maintained in that the second dwelling units would be integrated into the primary dwelling units and meet all the development standards of the R-1- 7500 Zone. That the street systems serving the proposed use is adequate to properly handle all traffic generated by the proposed use. Planning Conditions: 1. 2. 3. 4. The Planning Commission does hereby recommend approval of the Site Development Plan for the SDP 94-10 project entitled "Mar Vista". (Exhibit "A" -"J" on file in the Planning Department and incorporated by this reference, dated January 3, 1996), subject to the conditions herein set forth. Staff is authorized and directed to make or require the Developer to make all corrections and modifications to the exhibits/or documents, as necessary to make them internally consistent and conform to City Council's final action on the project. Development shall occur substantially as shown on the approved exhibits. Any proposed development substantially different from this approval, shall require an amendment to this approval. Approval of SDP 94-10 is granted subject to the approval of the Recirculated Mitigated Negative Declaration, ZC 94-04, LCPA 94-04, CT 94-11, and HDP 94-09. SDP 94-10 is subject to all conditions contained in Planning Commission Resolution Nos. 3872, 3873, 3874, 3875, and 3877. Prior to approval of the final map the Developer shall deed restrict Lots No. 2, 8, 18, 24, 28, 32, 35, and 44 to require the construction of a second .dwelling unit in conjunction with the primary dwelling unit i.n compliance with the floor plans and architectural elevations of Site Development Plan SDP 94-04. Any changes to the lot designations, or approved floor plans and architectural elevations of the second dwelling units shall require the approval of a minor amendment to SDP 94-04 by the Planning Director. Prior to the approval of the final map for any phase of this project, or where a map is not being processed, prior to the issuance of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement with the City to provide and deed restrict the 8 lots for second dwelling units (including: Lots 2, 8, 18, 24, 28, 32, 35, and 44) in accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad Municipal Code. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. Upon showing by the developer that an onsite contribution is not appropriate for the project, a second inclusionary housing option available to the developer shall be that prior to final map approval, the developer shall enter into an agreement with the City to purchase affordable credits from Villa Loma or participate in an offsite combined inclusionary project within the southwest quadrant and as appropriate, in accordance with the requirements set .forth in Chapter 21.85 of the Carlsbad Municipal Code, the Zone 20 Specific Plan, and City Council Policies 57 and 58 PC RESO NO. 3876 -4 - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 : 23 24 25 26 27 28 • • dated September 12, 1985. Prior to City Council approval, the developer shall submit a signed Affordable Housing Agreement to the Housing and Redevelopment Director. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. 5. The Developer shall construct the required inclusionary units concurrent with the project's market rate units, unless both the final decision making authority of the City and the Developer agree within an Affordable Housing Agreement to an alternate schedule for development. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, held on the 3rd day of January, 1996, by the following vote, to wit: ATTEST: A YES: Chairperson Compas, Commissioners Monroy, Nielsen, Noble, Savary and Welshons NOES: None ABSENT: Commissioner Erwin ABSTAIN: None CARLSBAD PIANNING COMMISSION PC RESO NO. 3876 -5 - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 • • PLANNING COMMISSION RESOLUTION NO. 3877 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A HILLSIDE DEVELOPMENT PERMIT TO GRADE AND SUBDIVIDE A 34.3 ACRE PARCEL INTO 49 SINGLE- FAMILY LOTS WITH A MINIMUM LOT SIZE 7,500 SQUARE FEET, DEVELOP 8 SECOND DWELLING UNITS, AND CREATE A 19 ACRE OPEN SPACE LOT, ALL ON PROPERTY GENERALLY LOCATED NORTH OF CAMINO DE LAS ONDAS, EAST OF PASEO DEL NORTE, AND SOUTH.OF PALOMAR AIRPORT ROAD, WITHIN SPECIFIC PLAN 203, IN LOCAL FACILITIES MANAGEMENT PLAN ZONE 20. CASE NAME: MAR VISTA CASE NO: HDP 94-09 WHEREAS, McReynolds has filed a verified application for certain property to wit: Parcel C of Parcel Map No. 2949, in the City of Carlsbad, County of San Diego, State of California, filed in the office of the County Recorder of San Diego County, August 9, 1974, as File No. 74-216632 of official records. with the City of Carlsbad which has been referred to the Planning Commission; and WHEREAS, said verified application constitutes a request for a Hillside Development Permit to subdivide a 34 acre parcel into 49 single-family lots with a minimum lot size of 7,500 square feet and 1 open space lot, and provide 8 second dwelling units as shown on Exhibits "A-J", dated January 3, 1996, on file in the Planning Department and incorporated by this reference ("Hillside Development Permit for Mar Vista" HDP 94- 09) as provided by Section 21.95 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did on the 3rd day of January, 1996, hold a duly noticed public hearing as prescribed by law to consider said request; and ' WHEREAS, c1.t said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Hillside Development Permit. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 ' 23 24 25 26 27 28 • • NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission APPROVES Hillside Development Permit HDP 94-09, based on the following findings and subject to the following conditions: Findings: 1. The Planning Commission finds that the project, as conditioned herein for HOP 94- 09 is in conformance with the Elements of the City's General Plan, based on the following: a. The project is consistent with the City's General Plan since the proposed density of 2.45 dus/acre is less than the density range of 4 to 8 du/acre specified for the site as indicated on the Land Use Element of the General Plan, and is below the growth control point of 6 du/acre. b. Circulation -The local streets serving the project have 51 to 60 feet of public right-of-way, and connect to Hidden Valley Road which is a non-loaded collector street. All the local, collector, and major streets within this area would be constructed to full public street width standards, and have curb, gutters, sidewalks, and underground utilities. The proposed street system is adequate to handle the project's pedestrian and vehicular traffic and accommodate emergency vehicles; c. Noise -A noise study was completed for the project, and noise from the airport and Palomar Airport Road can be mitigated with sound walls and building construction techniques; d. The project is consistent with the Housing Element of the General Plan and the Inclusionary Housing Ordinance since the Developer has been conditioned to enter into an Affordable Housing Agreement to construct 8 second dwelling units. The remaining .647 fraction of an inclusionary dwelling unit will be satisfied through the payment of a fee equal to the fraction (.647) times the average subsidy needed to make affordable to a lower-income household, one newly constructed typical housing unit; e. Open Space and Conservation -The project is designed to avoid the steep slopes surrounding the mesa and riparian drainage area in the western finger canyon. This 19.24 acre open space lot would connect with the open space on Poinsettia Park to the north. City Wide Trail Link No. 29 would be aligned to the east to minimize gnatcatcher, coastal sage, and riparian impacts in the western finger canyon. Native habitat impacts have been reduced or PC RESO NO. 3877 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 2. 3. • • mitigated by the design of the project, in that the Cherry Blossom Road alignment is the most sensitive in terms of habitat and slope impact as follows: 1) The 0.05 acre take area is located outside of any Preserve Planning Areas (PP As); 2) The habitat loss will not preclude connectivity between areas of high habitat values since this area is not included as a part of a Linkage Planning Area (LPA); 3) The habitat loss will not preclude or prevent the preparation of the Carlsbad Habitat Management Plan in that the area is not a part of a Linkage Planning Area, makes no contribution to the overall preserve system and will not significantly impact the use of habitat patches as archipelago or stepping stones to surrounding PP As; 4) Mitigation for the loss of the 0.05 acres of Coastal Sage Scrub (CSS) will be in the form of the acquisition of habitat credits as discussed above. The loss of habitat on the MSP California LLC property will not appreciably reduce the likelihood of the survival and recovery of the gnatcatcher; 5) The habitat loss is located in a disturbed area that is directly adjacent to Hidden Valley Road and the Poinsettia Community Park, therefore, large blocks of habitat will not be lost and fragmentation will not occur; and 6) The habitat area being impacted is at the periphery of a larger CSS habitat area; it is not in the center where the loss of habitat would be more important. f. Parks and Recreation -The project is required to pay park-in-lieu fees; and, g. Public Safety -The proposed project is required to provide sidewalks, street lights, and fire hydrants, as shown on the tentative map, or included as conditions of approval. That hillside conditions have been properly identified on the constraints map Exhibit "G", dated January 3, 1996, which show existing and proposed conditions and slope percentages; That undevelop~ble areas of the project, i.e. slopes over 40%, have been properly identified on the constraints map Exhibit "G", dated January 3, 1996, and placed into a 19.24 acre Open Space (Lot 1); PC RESO NO. 3877 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 t 23 24 25 26 27 28 • • 4. That the development proposal is consistent with the intent, purpose, and requirements of the Hillside Ordinance, Chapter 21.95, in that the grading avoids steep slopes, manufactured slopes do not exceed 30 feet in height and follow the natural contours, grading volumes do not exceed 7,900 cubic yards per graded acre, the roadways are curvilinear and follow the natural contours, and the future homes would be setback 60 feet from the bluff top; 5. That the proposed development or grading will not occur in the undevelopable portions of the site pursuant to provisions of Section 21.53.230 of the Carlsbad Municipal Code, in that steep slopes and riparian areas are preserved in open space; 6. That the project design substantially conforms to the intent of the concepts illustrated in the Hillside Development Guidelines Manual, in that the roadways are curvilinear, grading follows the natural contours, the future homes would be setback 60 feet from the bluff top, and all the manufactured slopes will be screened with landscaping that includes a combination of ground cover, shrubs, and trees; and, 7. That the project design and lot configuration minimizes disturbance of hillside lands, in that project grading and development does not encroached into steep slopes. Planning Conditions: 1. The Planning Commission does hereby recommend approval of the Hillside Development Permit for the HDP 94-09 project entitled "Mar Vista". (Exhibit 11A11 - "J" on file in the Planning Department and incorporated by this reference, dated January 3, 1996), subject to the conditions herein set forth. Staff is authorized and directed to make or require the Developer to make all corrections and modifications to the exhibits/or documents, as necessary to make them internally consistent and conform to City Council's final action on the project. Development shall occur substantially as shown on the approved exhibits. Any proposed development substantially different from this approval, shall require an amendment to this approval. 2. Approval of HDP 94-09 is granted subject to the approval of the Recirculated Negative Declaration, ZC 94-04, LCPA 94-04, SOP 94-10, and CT 94-11. HOP 94-09 is subject to all conditions contained in Planning Commission Resolution Nos. 3872, 3873, 3874, 3875, and 3876. PC RESO NO. 3877 -4- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 ! 23 24 25 26 27 28 • • PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, held on the 3rd day of January, 1996, by the following vote, to wit: A YES: Chairperson Compas, Commissioners Monroy, Nielsen, Noble, Savary and Welshons NOES: None ABSENT: Commissioner Erwin ABSTAIN: None ATTEST: ~~~AH• On~ MICHAEL?u~ Planning Director PC RESO NO. 3877 -5- WILLIAM COMPAS,hairperson CARLSBAD PLANNING COMMISSION CASE NO: • BACKGROUND DATA SHEET • SDP 94-l0(A)/HDP 94-09(A)ICDP 96-08 CASE NAME: =MAR=--=-V--'--'I=S-=TA~------------------- APPLICANT: LADWIG DESIGN GROUP, INC./UDC HOMES REQUEST AND LOCATION: 49 single family units and 8 second dwelling units within the Mar Vista (CT 94-11) subdivision LEGAL DESCRIPTION: Parcel C of Parcel Map No. 2949, in the City of Carlsbad, County of San Diego, State of California, filed in the office of the County Recorder of San Diego County, August 9, 1974, as File No. 74-216632 of official records APN: 211-040-14 Acres: 34.3 Proposed No. of Lots/Units: 49 single family units and 8 second dwelling units GENERAL PLAN AND ZONING Land Use Designation: ~R~es~i=de=n=ti~· a_l ~M~e~d~ium=------------------ Density Allowed: ~6_D~u/=A~cr_e ___ _ Density Proposed: _2._8_3 __________ _ Existing Zone: =R:.....:-1:a....-..:....;75:;..;0::....::0'---O..,.__ ___ _ Proposed Zone: ____________ _ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site R-1-7500-Q Agriculture North OS Vacant South PC Park East R-1-7500-Q Agriculture West OS Vacant PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): ~57~E=D~U'----------------- Public Facilities Fee Agreement, dated: _S_,ep_t_em~be_r_1_3~, ~1~99_6 ____________ _ ENVIRONMENTAL IMPACT ASSESSMENT D Negative Declaration, issued ____________________ _ D Certified Environmental Impact Report, dated _______________ _ ~ Other, Exempt per Section 15182 of CEOA • •• City of Carlsbad ■ 4610 ,i i ,i·l ·l4·Si,; ,U4,il DISCLOSURE STATEMENT APPLICANT'SSTATEMENTOFDISCLOSUREORCERTAINOWNERSHIPINTERESTSONALLAPPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY APPOINTED BOARD, COMMISSION OR COMMITTEE (Please Print) The following information must be disclosed: 1. Applicant List the names and addresses of all persons having a financial interest in the application. UDC Homes, Inc. 438 Camino Del Rio South,_ Suite 112-B San Diego, CA 92108 2. Owner List the names and addressees of all person having any ownership interest in the property involved. McReynolds Family Trust Alan McReynolds -Trustee dated February 21, 1989 20 Rock Port Lane c/o Christa M,. McReynolds -Trustee Los Altos• CA 94024 • 2316 Calle Chiquita La Jolla, CA"·. 92037 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. DISCLOS.FRM 2/96 PAGE 1 of 2 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 • Disclosure Statement (Over) Page 2 5. Have you had more than $250.00 worth of business transacted with any member of City staff. Boards, Commissions, Committees and Council within the past twelve months? Yes __ No L If yes, please indicate person(s) ______________ _ Person is defined as "Any individual, firm, copartnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary) 8/11.t-/q(,, ~~ ¼,itc'~ Signature of Owner/date ate Christa M. McReynolds -Trustee UDC Homes, Inc. Print or type name of owner Print or type name of applicant DISCLOS.FRM 2/96 PAGE 1 of 2 MAR VISTA -PRODUCT MIX LOT PLm DECK I CP£H-SPACE 2u 2 3 .... 2 , .. 2R S••U 2 6 ' , ' 8 ◄R• ' ' 10 IR 11u 2R 12 .... 2•53,75 13uuJn-&75 1-4 .... 3·57,5 1500 , .... 16°••3-515 170 2R 18 ◄ • " ' 20 ' 21 I " ' 23 I 24 ,. " '" SECO,,O O'IIELLING lt,/tf ,. 8 2-1 /2 CAR CAAAC£ "ITH !fl REAA PCP-OUT STRAIGHT IN CNl:ACE PLAN 1 57 5' OEPrH -MOO, STIWCHT IN 800' OEPlll -STD MAR VISTA (CT 94-11) SITE DEVELOPMENT PLAN AMENDMENT 94-10-A HILLSIDE DEVELOPMENT PERMIT AMENDMENT 94-09-A COAST AL DEVELOPMENT PREMIT 96-08 LOT '"" " I " ,. " IR " ' 30 :IR 31 !~. " " ' " ' ,. , .. 36 ' " '" " ' " '" 40 ' " ' " :IR " !:. .. ., '" 460 ' ., '" " I ., ~-" PLOTTING HIX PLN-11 • 9 PLAN 2 • 15 PLAN 3 • 17 PL,tN ◄" 15 ..- PLAN 2 """' BUeACES 12, 25 REQUIRED (25,CJ 15 PROVEOED (J3lCl r;::"'::::.1 nJ1. ¼ill. PLAN < LEGEND NOTES nus SITE DEVEl.CP~T PLAN .Al"Et-Ol"ENT N-0 HILLSIDE DEVELCPt'Etn PERMIT T ARE FOO AN .APPROVEO ◄9 I.NIT SINCLE FAHILY SL801VJSIC'N IN ZCNE M f>l.ffOSE Cf" TH::SE N-Et-Ot-ENTS IS TO ~ss ING PLACOENT AM) S~ W.ll.L CONSTRUCTICN FOO J.N ENVIRCN'ENTAL STN<lPOINT AAE CRIJ;lJNC HAVE BEEN CCH'LET!D J.S FCR; CT 9◄-11 Tl-£ LOTS, STRE£TS #0 GRADING. JS S~ a-1 THE ATTA0£> Pt.Am. WERE PREPAAEO BY cru)SBY ~AO BENTCJ'4 t. ASSOCIATES FOO l1Afl VISTA AM) JS ~ Ctl CITY DRAIIINO NO 3◄8•7 3 0',,t,IER/,tJ:>pLICANT· l.CC ~S. INC , C/0 ot,.,,IIS FEROIC, ◄38 C.v1INO OEL RIO SOJTH, SUITE 112-B, SAN OIECO, CAI.IFMtHA, 92\06•35◄6 -TtLEPHCJ.£(6191 296-6070, r.-.cslHILE {619) 296-351◄, THIS PROJECT IS WITHIN ZCN:: 20 ,u,c IS PAAT CF TH<: SPECIFIC PLnl NO 203 5 LEGAL DESCRIPTION • PARCEL I a" AOJUSTt'ENT PLAT NO ◄6◄ 6 CROSS ACREAGE • 33 66 AC1!ES (PER AOJUS~T PLAT NO ◄8•0 EXISTING ,u,c PRCPOSED CE~RAI. PLAN OESICNATICtl -Rl1 -RES10£NTIAL t-EOIU1, 8 EXISTINC #C PRCPOSEO ZONINC -R-1-7. 500-0 ID, THE AACHlfECT~AI. PLANS FM nllS PROJECT ~RE PREPARED 9'!' THE CASE tru).I>, lADWIG DESIGN GROUP, INC. 703 PALOMAR AIRPORT ROAD SUITE 300 CAAISBAD, CA 92009 PHONE (619) 438-3182 FAX (619) 438-0173 4 • to-lCRETE BLOCK VJ.lL VI TH 18" \oROJCHT IROI 5' WROUCl·ff IRON fENCE MAR VISTA (CT 94-11} 5' V000 fENCE WITH STAIN 5 • CWCRE'TE BLOCK VALL PILASTER R£CREATIONA1.. vtHIQ.E SPACE SITE DEVELOPMENT PLAN 94-10-A HILLSIDE DEVELOPMENT PERMIT 94-09-A COASTAL DEVELOPMENT PERMIT 96-08 CITY OF CARLSBAD, CA. PREPARED FOR: HOUSE Pl.ANS UOC HOMES, INC. 436 CAMINO DEL RIO SOUTH SUITE 112-B SCllE1"•40' Y)CINIJY MAP 1,,,-., 12/19/96 JOB f L-103◄ SAH DIEGO, CA, 92 t 08 PH, 298-8070 SHEET 1 or 3 - - lot 1 Open Space ' I L Lt· !~. I I . \, I') ,, •S ··.\ ·. \a \ ,: \ '' "' \ \ \ \ 'f \ 30 • \ 1r1 \' '' I 'IC, r'c1!1 l'o _; \e', , •. 31 \.~ .,--\ ___ .,.- P.1,1 1/55 ,;,11, t219 98 - .--------,-lADWIG DUIGN GllOUP, INC. 703 PAlOIN'II AIRPORT ROAD SUITE300 CAAl58AD, CA 92009 PHONE (619) 438-3162 FAX (619) 438-0173 · MAR VISTA (CT 94-11) SITE DEVELOPMENT PLAN 94-10-A HILLSIDE DEVELOPMENT PERMIT 94-09-A COASTAL DEVELOPMENT PERMIT 96-08 CllY OF CARLSBAD, CA. PREPARED FOR: UOC HOMES, INC. -'3S CAMINO DEL RIO SOUTH SUIT£ 112-B SAN DIEGO, CA. 92108 SHEET 2 or 3 -· -.-· Lot 1 Open Space "· / .,, -~,.--,...,, ... ~ ,, t{1c 'l.l,l;' _J-- ,13; ,_, '' Pc! I. ;/ I : .. 11,:=::: ___ 3'~r ' -1 ~I / l11a ·1~'. •lv'(I :J ,i,1 I' '' 't(t • ,::••:--l • ,. .,..,a !! fl ! /,i ii « ... t/r../11 12/1i/90 UIDWIG DESIGN GllOUP, INC. 703 PALOINlR AIRPORT ROAD SUITE 300 CARLSBAD, CA 92009 PHONE (619) 438-3182 fAX (619) 438-0173 MAR VISTA (CT 9-4-11) SITE DEVELOPMENT PLAN 9-4-10-A HILLSIDE DEVELOPMENT PERMIT 9-4-09-A COASTAL DEVELOPMENT PERMIT 96-08 CITY OF CARLSBAD, CA. PREPARED FOR: UDC HOMES, INC, 438 CAMINO DEL RIO SOUTH SUITE t 12-8 SAN DIEGO, CA. 92108 SHEET 3 OF 3 r ------. ---------------,.-----....,~, tw;:;~==E'.:=====3==1---~ - r,:· :, .. i p I .b!Ylt:1§_ 11-I ,o•,1t• I---+ '2•c.MGtP:¾J: - PLAN No.I 2376 -~/ ,,•111 ur.,,,,. MAR VISTA \;,i='-. , 1 •11 II •f'l'<II t1•,1 lfll/''1-11~11 EMERALD RIDGE WEST UDCHOMES (7,•li//1 •fl/'~ifJpj ///l/19i/1r,1 C,1JU,SJIAIJ, C1ll,I/ORN!tl LEFT ELEVA TJON n__r--"7 ti J I ii •1.t/l 1t1•.1'!1" 7)/'JC~lt 1/NMI MAIINIAIS • HIM Kl1I A'/~111/fl • l\c~/flK1IIIA'l llh • ln~I/ITl,'lllf • .•11111"1.IU'A',fl'/'1{)7/(I),( • •fllu"t>IINI\II • ,\It/NI l'INIIK • IINll/lllAfllll\'/NIJcllW • l\l~!/l!>//fl/7/A\ • ,0~1/11,NIIHJ:.11/\ .I ~>i~----1,_., •1 .. -· -~ •••~•"'--"-' •,,_.,.._, -••--LI•' RIGHT ELEVATION .,, •'•''• ,,..... --J ..... __,,, =-----=-: ---1~ ROOF PLAN ,'II!"./ 1r t.,.,-~ • ...... --· • .._ ..... 1 • ._-. --- MAR VISTA EMERALD RIDGE WEST (/'11/0 \(1/''li/h1 J//IJ'flilhi CAR/,SIIAJJ. CAl,ll'ORNIA FRONT ELEVATION PLAN JA REAR ELEVATION UDCHOMES - P.L LEFT ELEVATION ,<CAtr 11,·., o· ,llJ/ ... OA""1-•-AHlt....,I/I ".,,,~ ........ "" .............. .. ,......,.,,,.,m0111,.....,,.,.,,,a~, .. TY/'ICAl IINl'ill !,UT/ RIALS • CtlNCR/11 /.tlO/ rllf • IVOtlnJ'A((l,t • 1Wlot,Rtll7IRTAIIS • l\t>t.JDl>I.IM • SltlCCCJWl&II'l'IOTRIM • SnJCCVIIN/(1/ • smNrVl,NUR • VIN)f,/RAMI/JWINDVIVS • ntXJIJSlllJ111/l.<: • IVVVDJ:NllPRAcrs .,_,,,i,. RIGHT ELEVATION WtGiou, / ROOF PLAN ,I/IJ".,/0" -i..., • ... ~---··•,_,•-,: • MAR VISTA EMERALD RIDGE WEST lT QHII ,,;nr 95.or..A 11/W 9WM CARl . .','llAO, CAI.I/ORN/A - FRONT ELEVATION PLAN 1B REAR ELEVATION UDCHOMES LEFT ELEVATION n.._r----, 0 I I I <CAIC 1/l"•t•o• ~II ll\'lJAHl>.....,~ .... Alf u ...... .,, n•"nAIOW ....... ...,~.,~ .... , ,.,....,....,.,,,.,,,,..,.AL..,,.,,en,., RIGHT ELEVATION c.urG1ou, TYPICAL TIN/SIi MATERIALS • CONCRITI ROVrTIJF. • IWXJDFAKIA • WOOD RAfTI R TA!l.S • IYOODTIUM • sn1ccoWRAl'l'IOTRIM • STUCCVIINKII • STONI. V,NIIR JIIN)/ JRAMIDWINDOIVS nwo,;mnTrRt • WOOJH.Nll ltRACIS ROOF PLAN MAR VISTA EMERALD RIDGE WEST cr~a, .(0P$i.(Ji(A, IIOP$i.(IM CARUm11n, CAI.IFORN/A - FRONT ELEVATION PLAN JC REAR ELEVATION UDCHOMES 0 I' I I LM!:!['1....!!1.0W I -=1 PLAN No.2 UPPER LEVEL 131 I sf • 111111111 r.··1--·11 -+ 1 I I I I ' -. r ::·· :.I Ii-~ I UV!!§_ 1--)J 11-"'~1b0 '-~=-'"'~'' _, ;I ~ 1-------~-r-j -;--·----_,,......_~~ PLAN No.2 27/Jsf LOWER LEVEL l402sf ,~ .,c,,, ,,, .• ,.,. EMERALD RIDGE WEST I I ''-//1 \/ll'iillr,,t lfl'l'!IHIM r,.11,,•1.c,11,10, CAIi/ORN/A UDCHOMES - - LEFT ELEVATION n..:.r---7 0 J f I $CAI£ t/1•.ro• ,tll••• ..... "l,.,._.•IWIA.,IO!_,r> t,1/U~AIU,1 MHl•IWl.url Vll<'YI /l.UIIIIW!IIIMlr...,.,Wl,11tc,,c ... RIGHT ELEVATION usrc~ou/' TYl'ICAl I INJS/1 MATCRULS • c<JM..·R111 RuormF • IV()Uf'JI.ASCIA • WOOfJ RAJTfR T.AflS • 11tJ(JDTRfM • sn/CCClll'llAl'/'rDTRIM ROOF PLAN ,1111·.,•,11• • S71l<,COJINIWI • S1t/Nl,l'INIIR • VINYI.IRAMIJ)IVINIXJIVS • 11VVl1,~lllllTIR5 • I\WOXNl,I. ITRAOS mm MAR VISTA cr·P-111 :mt'"'"'" 11111•.9.ul4,,i EMERALD RIDGE WEST tTt1~tU M1/'!X.fJM ll/1/''lf.ik>A CAHI.S/111/J, CAl.ll'OR.NIA • - FRONT ELEVATION PLAN2A REAR ELEVATION G, OF•t.•J. UDCHOMES LEFT ELEVATION ru---1 0 I I I SCALC 1/l"•/'0" A!l"•"IA"'l....,•>W1A■IIIIMMfl> "•IIUAT • ..,l,tHO...,AUVW'rl ,.....,,~ "11H"'1fr.lAI WII/JlC'l•I"'- RIGHT ELEVATION CASfGlOUf 71'/'ICAL 1/NISII AIATERUI.S • CONCR/71 kOOl'11U • W(Jtln/AS<.IA • U'tXJl)Jvl/71RTAflS • I\VOOTIUllf ROOF PLAN • SntCC(IIVMPl'fOTNIM • $11/Ct"CJIINISII • STVl'll'l'INIIN • ~•/NYI I >:AMI O IVINl)(Jl'l'S • IVr.)00Stlln1lRS • IWODANUBRACI.S mm MAR VISTA Cf9l11 .(l)f'!UltU llnP9l.f19A EMERALD RIDGE WEST 17 •HtO Mlf'9~/1t,A 11/ll''~I~ CANI.SIJAIJ, CAl,//ORN/A - FRONT ELEVATION PLAN 2A (ALTERNATE GARAGE) REAR ELEVATION UDCHOMES LEFT ELEVATION ,LAil lfl•.111• All 1,, .. , .~ .............. , l•I"""' 11011n,,..., .. ..,, ..... A•I'""' , • .u,,, .... ,,, ... ,., .... ,., ...... ,., .• , ... RIGHT ELEVATION • II~ 1(1/1 /.l•c /I • l\'fl(lf)J.:1IIIK7,1/I.\ • :,"/lhllll\'.l.l/'/'//11/UM • :>/ll(lf/JINl•fl , ~11/NI l'INIIN • f'INIIIN-t,\fl/JIV/N/ICIIV\ • Mlf.//1\lf/llllN• • IVOf,I/IJ..Nfl/11,'Afl, ROOF PLAN 1/1!"./'fl" mn EMERALD RIDGE WEST ,,,,.,11 ,,,,•y;i1p,t 111'1':1~4/t,.i CANJ.SIIA!), CA/./l'ORNIA • FRONT ELEVATION PLAN 2B REAR ELEVATION UDCHOMES LEFT ELEVATION Ml,-.,11•"''....,.•'WIAOII"""'''' n■un """' -•-~•' """' ,,,.,..,.., ... .,,..,.,,...,,.,.n••• >CAIL• 1/l"•l'D" Hl'/1",I/ lfNMI M.lll'}a~us -• 10/1\A'/"JIKfl/.l/11/I • 1\100111.hCH • IVOOIIJ.:irllkTAIIS • ll'cJ0/111.'IAI • j"ll/(t<IH'/,.',il'l'ln1Rt\l • SlllC,.-tlllNl>II • SlllNI l'JNIIN. • l'INIIIJ.:,IM/IIIVfN/J<IIV', HtJcl/ljll/1/IIK!> • 11'</f.lllA.Nllllli,lrlS --· --. -... --· -~::· ROOFPLAN 1/1!",./'II" =----..:.~----·---~-=-~-~~-----,, ......... ,.::..:.=-:~ m RIGHT ELEVATION CAJfG.tOU/' In: f-31 I I I I I I I 1 I I I, ] __ MAR Ii/STA EMERALD RIDGE WEST 11!/(,U ,\'l1l':H11t,-t ll()l•,<;11t,I CAIU.S/IAn, CA/,/J'ORNIA • FRONT ELEVATION PLAN 2B (ALTERNATE GARAGE) REAR ELEVATION UDCHOMES LEFT ELEVATION au1 .... ,.,mw,.,i.""l~ll1•1....,,o n•1111u•w,.,1<1•-.ur~11111 ,u ... uw,rl!l"Ul,0,IW,UllCJ••'" RIGHT ELEVATION 71'1'1(.AI IINl'i/1 M,171,RfALS • COM.Nl1f'IMOl'Tlll • /Vt.)(}{)l,H<IA • IVOOOJ/,111/J/TAfl.S • woon11aM • !,7lJ(C(llWM/'l'lnTNl/lf • :.·n1cco11N1:,11 • SnJNf,'VINILN V/NHIRAMlnlVINJ){llVS IW)(Jf1!,/llfl1INS , IVf.Jf.lllKNU.HkACIS ROOF PLAN ; ,i-' 1 I ::ii _, I I I I I I I I 1 I 11 MAR VISTA CT-fl.I ti 50P9NM IIOl'!Jl-09/1 EMERALD RIDGE WEST CT-9S-al snP-!X A>A IJl)p.95.()6,f CARI.SBAD, CA/.lfVRN/A • FRONT ELEVATION PLAN2C m REAR ELEVATION UDCHOMES LEFT ELEVATION Ml•••'"fA""•-•-AnUIMMrfl nolllVA!~IH -•••U., l'lfll'I >r 7Y/1/('A/, J'/N/Sll MA71.KfAIS • CON<'NLTLRO(JJ TIIL • IVO{lt>l,UC/A • IV()(JfJKAl7L'kTAIIS • IVOOIHKIM • Snl(C<IIVJ.',1/'l'lnTlaM • S11/CCOIINl)>/I • smNLVINL'/1( • V/NI i I IUMUl IVINnmvs • I\VOIISl/ll/UHS • ,nxmxNu. 11NActs ROOF PLAN J:vt ~I _, I . I I i I I I 1 I 1 I - FRONT ELEVATION PLAN 2C (ALTERNATE GARAGE) RIGHT ELEVATION REAR ELEVATION __ ....::::::::::~~~='======--------------;-;-;-;;-;-;;:;;;;;-:;----'----------.:==::===::=:::=::::::::'.:::'.:::::=::==;________:-. " MAR VISTA w1caou, er,,,,, sm•.u WA um• N <Y.M EMERALD RIDGE WEST Cr.9f-O.t snr-9S M,1 tml' ji"-CM CARI.SBAD, CAI.IFDRNIA UDCHOMES PLAN No.3 CASfGIOUr UPPER LEVEL /694 sf ___ ... ---·-··- PLAN No.3 3/33 sf MAR VISTA EM'7 "''' .•l'l'"llnfl/ll/'~t,:lf :_Jifit)LD RID_CE WEST ;.;1~:;•~/l•l/•l;l'"i1.r,,f11,,1~ ' · l Alllt1RN/A ~!/,Y Gb'TEJ. - DIHE l'!)",cli." □ - LOWER LEVEL /439 sf ,!\--_r-7 ' • •1·,ur 11, .• ,.11• UDCHOMES m LEFT ELEVATION 1tl'J1".,I/ /'INl\ll ,\11711-:J.II ... • uW<A'fllA1'fllflll • 1\fl{l/1/ 1,1/I ,,,,. .................... ,, ....... , .. 11,,,., ................. ,.,,,,,,, ,, .. u,,,.,,....,,., ...... w .. ,, .... • ,11h11•ll'A'll'l'/J>7A'l,\I • !>lllttll/lNl•II • \IIINIIINIIA' ROOF PLAN • l'IN)I/A'IMUlll'IN/'flll' f,l!".J// • 11,~ 1n ,111u118, • IO~I/IAN/1 /l!UcJ., mm • olt,....••-i..,•• -..,_.,~• .!_,_. ___ _../,<t..JJ...,.r•-•- RIGHT ELEVATION CASIC:IOU," / MAR VISTA II •Ill ,\fl/'-IJJ/111111/'•llf'>I EMERALD RIDGE WEST 1 / 1>111 \/IJ'">tt-1 l(IIJ"l•ll,,-I CAl.:t ... llA!), c',11.1/'0A'NIA - FRONT ELEVATION PLAN3A REAR ELEVATION I~,, • ,• UDCHOMES LEFT ELEVATION ~11 ......... _.~ .... , , ....... .. H•lfl•"""'hlNl•"'•'"'ll<II '""""hflfHHJ110llh1Jtt1uWr11 RIGHT ELEVATION CAJIOIOU, m 11/'lt";I/ /IN/\1/M.17/'A'ltlf,; ----,-,flM i:III J:1Jfll 1111 • Mlfl/l/,l\1/1 • l\'11t;I/IA'IJ'IIKl,11/\ • IW~l/1/1-:IH • :.ntt1lll\'IMl'l'I/IIIUM • :>1lft1tll/Nf.\ll • l/lWI l'INIII,/. • l'INI/IKIAfl/Jl\'INlltll\!l' • HY!il/1\llllf'III/\ • M-1/IJ..Nfl/1/Utl!> ROOF PLAN MAR VISTA c•,.,,u ,,,,..,,1111 /lfl/':JIWI EMERALD RIDGE WEST ,r";m .,11,..,,,,,._ .. 1111r!1ill(,.1 CARIS/M/J. rAtllOJ..'NIA - FRONT ELEVATION PLAN 3A (ALTERNATE GARAGE) REAR ELEVATION ,., ,•'(: UDCHOMES n-nV 1-i:'- l 1 11 1 I I l I- ' n LEFT ELEVATION n.___r-, ti 1 I I SCAt£ 1/1°•1~• MlfO(>(IOJA...,"""'IJC>WIA-ttlrMMCO fU,UV,1no,,""""",,.,AHW<n. rMWn.MTJ1aomr.u1M1>TTa.wac. m-- TYPICAL FIN/SI/ MATERIALS FRONT ELEVATION • CONCIU:rEROOrnu • WOVOFASCIA PLAN3B • WOOO lt.AnrR TAIU • f\UOOTRJM • STUCCO WRAPJ'FO TRIM • 5TVCCcJ nNISII • STUNF. VENEE/f ROOF PLAN • VJNYt.FMMEDWINDOWS ,J/Jr•t•.q• • W'OODSIIUTTERS • WOODKNEEIJR.ACES mm :=-() ) --:,,.,.._._;;ti:=;,,:;_:.._,_,.;;c===;:,b:z::;'.:===;:,--:;-;::=====c:;:-;;::______,===:.:-;:::;;=:fc,:::._=--"-"t"'""-} m RIGHT ELEVATION REAR ELEVATION -:--~-+==============:.......--------------------------------~-----------:...._...;;::::::=:::::::=========:___ __ _.!}_~--· ,...,., .. , ... lltl1t1ttt MARV/STA CT-H,11 S0/'!9f.lOA IIDPIUJ9A EMERALD RIDGE WEST CT·!IS41 SDP-!IS.QM IIOP 95-CM CARI.SHAO, CAl/TORNIA UDCHOMES .:1~t . I 11 1 I I l I- ' c; . LEFT ELEVATION J7-i:-7 ..,,,nr11J.u.tn-•11n1w«0 "lfU.V•r-D<(-,1,tC-f_n.....,,..,,,_..,,m:a.wot. ICAU 1/1"•1'6" RIGHT ELEVATION m . TYP/Dll FINIS/I MATCRUI S • CVN('/Jf"IC(JOfTIIE • WVOOfASCIA • WOOD /UfTf.R TAII.S • WOOIJT/t.lM • STI/fXO WRAPPED TRIM • STlJCQJFINISII • S1VNEIIENCEX • l'INYLT/CAMEDWINDOw.s' • WOOOSIIIJTTUS • WOODl:NCEl!ltACES mm ROOF PLAN \ii ~J MAR VISTA C1'-11-11 SDMI-IOA IIDP-!N./J1A EMERALD RIDGE WEST CT-9.U.IJ SOP 9S"'6A JIOP .lS'-MA CARI.SHAD, CAl/FORN/A ..-r. =· ~t:l.lll 'fl' -:,,..-..._; • FRONT ELEVATION PLAN 3B (ALTERNATE GARAGE) Do m ~() ) " v-> ..:I"'--· .. ,., ... --- REAR ELEVATION UDCHOMES · LEFT ELEVATION AU r,,,.u,_,,_,.,.,~., u, .. ,..,,, NIIIIVAl#IHll'!HIO"'IPl"11'tll 1•Awn~wrmW111141...,mrow,ot ,fCAlr 111•,1•~• RIGHT ELEVATION 7)/'ICA/, /IN/Sil MA11.'N.IAUi • cONCl/111110011/fJ • M1(Jf)f',H"('IA • 1m1.ll)l(Al1l'RTlll/.'i • l\tH.1{)1RIM • 51ll('('O ll'RArr, n TRIM • STllc.tOIINISII • 51llNl'l'INU.R • VINH IIUMI n IVINfXJ11'S • JitH.m.~111.ml,NS • MIO/lANll,PRACI.S ROOF PLAN 1111·,.,.~1· MAR VISTA EMERALD RIDGE WEST LT!JMI !mP,9.f-OM lll1P!JMM CARI.SI/All, CAl.ll"ORNIA FRONT ELEVATION PLAN JC REAR ELEVATION - fl. </ ~cf. ·P.L. UDCHOMES LEFT ELEVATION J7--r7 ,&11nuo~""'"""•""o,n ..... m NlflCVAIIIH>11NUlWl~ltHN'rt IUMlll>mUMU .. MWIIIIICl-ll._ SCALC JJl"•J'O" RIGHT ELEVATION m. 7Yl'ICAl rtNJ'ilf MA1'l,'R/AJS , ccwc1un 1wormr. • WCJOOfASC.U • hVOD RAITER rAIIS • Wf.)Uf)1NIM • 51?KCOl'llutf'ND1RIM • STUCCO I INISII • 51HNl,VINlllt • VIN)l,IRAMl011'/Nf}()IVS • l\t)(,JlJSl/lfl71.RS • Ht'KJIIJ.NII/IRAC/_t; _m --~ ROOF PLAN .,1,,r-r--0 MAR VISTA CT-9111 ,(nt'<ll,fl/A lll11'"m,t EMERALD RIDGE WEST CT 95 IU SDNJS-06A 1101' ~f-OM CARlSIIAn, CAI.IFORNIA - FRONT ELEVATION PLAN 3C /ALTERNATE GARAGE) .,..,. '□□ ft REAR ELEVATION UDCHOMES · .. -j Jil:J'i:, µv11'19 ei:LOW ,' PLAN No.4 UPPER LEVEL 1725 sf WIG~OUI' 4~1.o" _i,,'.l.:..::.:.___ __________________ --i r.===n==I=-~-1=-aaa-,r=_;;a __ 't-=i=ni--J-------.,--t J,-1 ,----, -., I OPT, fl,r,c.fl I ~ :bl==t='===f='ld±==i°)L ~-1 I / _pCf'Q[ PLAN No.4 D u-t=-P===I- /---------- / Meov,, _I 3408 :if LOWER LEVEL 1683 sf ~•cA«'I•·•••· MAR VISTA II •Ill/ \fl/'•111/11 llfl/'/1/tn,i EMERALD RIDGE WEST 11 i>(/1 •l'/"lil/rol lfl'l"Jill(ol UDC HOMES CAJU.S/UO, CAI 1/'0NNIA • • /1 J ~:.. LEFT ELEVATION I ~l'>tAlll/l••ID" ............................. , ...... ,,, 110111~11•"' """'""~" l'IHU ,. • .,w .. rrtum1,..,11wum,11,,. RIGHT ELEVATION 7'Yl'lc"AI 1/Nf<;f/ MAlfN/,1/<, • l'tlMJUII J(//f.111111 • 1\1()(/(1/:1\1/,1 • IW11'1fJ/MJ71N1AIJ<; • 1Ulfin7l<IM • \1/J<ttll'IIA'Al'l'/lt7k/M • :,1l/1CIIIINl,II • .,IH'llll'INIIN • l'INII I H,1Mlfl l'IINIIOIV\ • 11~1111,,,111111111., • n,~mANI/HK.i!I\ • FRONT ELEVATION PLAN4A ROOF PLAN 111r .. ,.,,. • REAR ELEVATION EMERALD RIDGE WEST UDCHOMES 1'T•li111 •fll'9itJtoi //lf/'~l'//r,,t CAA'/ SIMI>, C,111/'(Jl{NIA LEFT ELEVATIO_N ~I ft"Alt,tll••l'D' 0 ~.;mi~?$:?j~,~;;" RIGHT ELEVATION MMCRIALS 1YPICAI, 1/N/S:,~, ,w,.,rm.E : ~~~nr,1~,1RTAII.S • nvonu • ~':1~b~:~,.,., I) TRIM : SnJCco IINMt • sn!NI n7.,~~IHNVOl'IS : ::::,~,,(~fl7I~.( 'JS • llVUOANIIIIN.At [D ROOF PLAN ,11r.,,·.(I· MAR VI:STA ,, r;m,.,,,,1.1 tmrw"~:,rocT .,.,, . RIDGE ,r,,., EMERALD _,. 11,.r,.,.,, f 1 O{fU .(/l{'g{~AJ.lf"ORN/A CARI.S/IAD, FRONT ELEVATION PLAN4B REAR ELEVATION UDCHOMES • ti,,.,_ LEFT ELEVATION ~fl>(A/Lt/l••t•o• Alll'OU_,....., • ...,A.IU-1> Nolll>'l•W-•OlnHll'l"'I "Au•1twrrr11,,,., .. .,..,,,,.n••"' RIGHT ELEVATION WIGlOUI' 7ll'ICAI J/N/511 MAII.IUAIS • CtWOUTI kf/0/ 7111 • l\'f/rfll)/,H(U • M/rfll)k,11/lk1'AIIJ> • I\Hl01IUM • :,0/(COIVJ<Af'l'lf)JKIM • :.n,ccollNMI • :,nWl.l'INIIN • VfNH IIVMfliJIV/N/)(.11¥.t; • l\'P,,l/l:,/Jtl11IA'!.>' • IOl/lf)I.Nl,lllll1l/S ROOF PLAN 1/1}"•1'0" MAR VISTA CT91 ti Sf>P!N UM ll1'1'91"9A EMERALD RIDGE WEST Cr9'i 0..1 ,,;m• 9J OM llf>I' 9'i fl6A CARI.SHAD, CA/.lf'ORNIA • FRONT ELEVATION PLAN4C REAR ELEVATION UDCHOMES .. Ladwig Lot# 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 ✓ Preferred Plan Open-Space 2-2½ 2 STR 2 R-2½ 2 STR 3 3 4R-S 3 IR 2 R-2½ 2 STR 3 R-STR-57.5 3 -STR-57.5 1 MOD 3 -STR-57.5 2R-2½ 4-S .., .J 2 Plan Fit Reverse Plan I --- ✓ ✓ ✓MOD R MOD Modified -No Rear Pop-out Plan 1 = 3 Car Garage -Straight-in Plan 2 STD = 3 Car Garage -Turn-in Plan 2-2½ = 2½ Car Garage -Turn-in Plan 2 STR -2 Car Garage -Straight-in . -Design Group, Inc. MAR VISTA Product Mix Plan 2 Plan 2 -Plan 2 s 2½ STR STD STD --- ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ 2½ STR ------ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Second Dwelling Unit 2 ½ Car Garage Straight in Driveway Standard Plan 3 STD --- ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ATTACHMENT 9 Plan 3 STR --- ✓ ✓ ✓ ✓ ✓ ✓ ✓ L-1034 12/19/96 Page 1 Plan 4 --- ✓ ✓ ✓ ✓ ✓ ✓ ✓ Plan 3 STD= 3 Car Garage -2 Turn-in, 1 Straight-in Plan 3 STR = 3 Car Garage -Straight-in, 57.5 & 60' Depth Plan 4 = 3 Car Garage -Straight-in 703 Palomar Airport Road ♦ Suite 300 ♦ Carlsbad, California 92009 (619) 438-3182 FAX (619) 438-0173 Lot# 21 22 23 24 25 26 27 28 29 30 31 32 ,,,, .).) 34 35 36 37 38 39 40 41 42 ✓ R MOD Preferred Plan 1 2 1 4-S 3R 1 4-S IR 2 3R IR 4 R-S 2 3 4 R-S 2 3R 2 3R 2 3 3R Plan Fit Reverse • Plan 1 ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Modified -No Rear Pop-out Plan 1 = 3 Car Garage -Straight-in MAR VISTA Product Mix Plan 2 Plan 2 -Plan 2 s 2½ STR STD STD ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ 2½ STR Second Dwelling Unit 2 ½ Car Garage Straight in Driveway Standard Plan 3 Plan 3 STD STR ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Plan 3 STD= 3 Car Garage -2 Tum-in, 1 Straight-in L-1034 12/19196 Page 2 Plan 4 ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Plan 2 STD = 3 Car Garage -Tum-in Plan 3 STR = 3 Car Garage -Straight-in, 57.5 & 60' Depth Plan 2-2½ = 2½ Car Garage -Tum-in Plan 4 = 3 Car Garage -Straight-in Plan 2 STR -2 Car Garage -Straight-in 703 Palomar Airport Road ♦ Suite 300 ♦ Carlsbad, California 92009 (619) 438-3182 FAX (619) 438-0173 Lot# ✓ R MOD 43 44 45 46 47 48 49 50 Preferred Plan IR 4 R-S 3R 2-2½ 3R I 3R 4 R-S Plan Fit Reverse • Plan 1 ✓ ✓ ✓ ✓ ✓ Modified -No Rear Pop-out Plan 1 = 3 Car Garage -Straight-in MAR VISTA Product Mix • Plan 2 Plan 2 -Plan 2 s 2½ STR STD STD ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ 2½ STR Second Dwelling Unit 2 ½ Car Garage Straight in Driveway Standard Plan 3 Plan 3 STD STR ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Plan 3 STD= 3 Car Garage -2 Tum-in, I Straight-in L-1034 12/19/96 Page 3 Plan 4 ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Plan 2 STD = 3 Car Garage -Tum-in Plan 3 STR = 3 Car Garage -Straight-in, 57 .5 & 60' Depth Plan 2-2½ = 2½ Car Garage-Tum-in Plan 4 = 3 Car Garage -Straight-in Plan 2 STR -2 Car Garage -Straight-in 703 Palomar Airport Road ♦ Suite 300 ♦ Carlsbad, California 92009 (619) 438-3182 FAX (619) 438-0173