HomeMy WebLinkAbout1997-06-18; Planning Commission; ; SDP 93-09A - AVIARA PLANNING AREA 26 NORTH UNIT 1•• City or CARLSBAD Planning Departm•' tf5ll2
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: JUNE 18, 1997
Item No.®
Application complete date: January 31, 1997
Project Planner: Elaine Blackbum
Project Engineer: Clyde Wickham
SUBJECT: SDP 93-09(A)-A VIARA PLANNING AREA 26 NORTH UNIT 1 -Request
for an amendment to SDP 93-09 to revise the floor plans, building footprints, and
architecture for 18 previously-approved residential structures on a site located on
the southeast comer of Aviara Parkway and Kestrel Drive within Local Facilities
Management Zone 19.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4126
APPROVING revised floor plans, building footprints, and architecture for 18 residential
structures based upon the findings and subject to the conditions contained therein.
II. INTRODUCTION
The Developer is proposing to change the approved floor plans, building placement and
architecture for 18 homes in a portion of Planning Area 26 North of the Aviara Master Plan. The
7.6 acre subject site is the only undeveloped portion of Planning Area 26 North. The proposed
product revisions are in conformance with the applicable development and design standards of
the A viara Master Plan.
III. PROJECT DESCRIPTION AND BACKGROUND
In December, 1991, the City Council approved a Tentative Tract Map (CT 90-38) for Aviara
Planning Area 26 North. The project included 68 single family residential lots and 3 open space
lots. In February, 1994, the Planning Commission approved a Site Development Plan (SDP 93-
09) to construct 102 single family homes in Aviara Planning Areas 25 (34 units) and 26 North
(68 units). The applicant was Warmington Homes. The units were to be built on the previously
approved standard size lots ranging in size from 7,830 to 17,844 square feet. The previously
approved project consisted of five one-and two-story floor plans ranging in size from 2,320 to
2,888 square feet. Those structures ranged from 22' to 27'6" in height.
The current property owner (Aviara Land Associates) and builder (Taylor Woodrow Homes) are
requesting an amendment to change the approved building floor plans, footprints, and
architecture for the remaining 18 undeveloped lots in Aviara PA 26 North. As shown on
Exhibits "A" through "L", the applicant is proposing to build five new single family one-and
two-story homes (four one-story and 14 two-story) ranging in size from 2,850 to 3,780 square
feet. The proposed new floor plans/architecture were previously approved and built as the "Mar
Fiore" project in A viara Planning Areas 25 and 26 South (located down the street from the
it' .,. . .,
SDP 93-09(A) -AVIARA 'ANNING AREA 26 NORTH-UNIT I-JUNE 18, 1997
PAGE2
current project site). The architectural style is Mediterranean with S-tile roofs and stucco
exteriors. The structures provide good building articulation, roof line variation, and architectural
variety. Plans 1 and 5 are one-story structures. Plans 1, 2, 3, and 4 have split one-car and two-
car garages. Plan 5 has a two-car garage. (Plan 5 is similar to Plan 1, but has an extra bedroom
located where the one-car garage would be). Where there are two garages, a combination of
front and side entry for the garages is utilized, with the 2-car garage being side-entry (side-
loaded). All plans utilize a single driveway. Each floor plan is described in detail below.
1. Plan 1 is a one-story unit, 22 feet in height, with split (two-car and one-car)
garages. Both garages are accessed off a single driveway. This design creates a
courtyard entry area appearance. This plan contains 2,850 square feet of floor
area.
2. Plan 2 is a two-story plan, 26 feet in height, also with split (two-car and one-car)
garages. This plan contains 3,112 square feet of floor area.
3. Plan 3 is a two-story plan, 26 feet in height, also with split (two-car and one-car)
garages. This plan contains 3,253 square feet of floor area.
4. Plan 4 is a two-story plan, 26 feet in height, with split (two-car and one-car)
garages. This plan (the largest model) contains 3,780 square feet of floor area.
5. Plan 5 is a one-story plan very similar to Plan 1, 22 feet in height, but which
provides an additional bedroom where Plan 1 provides a one-car garage. The
remaining two-car garage is side-entry design. This plan contains 3,018 square
feet of floor area.
IV. ANALYSIS
The project is subject to the following regulations and requirements:
A. R-1 Zone regulations (Chapter 21.10 of the Carlsbad Municipal Code; and
B. Aviara Master Plan-MP 177(P).
Discussion
A. R-1 Zone
The Aviara Master Plan requires that this planning area be developed in conformance with the R-
I Zone standards except for those areas where the Master Plan contains more restrictive
standards than the R-1 Zone. (These items are discussed under Section B. "Aviara Master Plan"
of this report.) The project's compliance with the R-1 Zone development standards is illustrated
in Table 1 below.
SDP 93-09(A) -A VIARA .ANNING AREA 26 NORTH-UNIT I-
JUNE 18, 1997
PAGE3
Table 1: COMPLIANCE WITH R-1 ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED PREVIOUSLY PROPOSED APPROVED
Lot Size min. 7,500 sf min. 7,500 sf 7,507 -17,844 sf
Lot Width min. 60' 60' 60'
min. 3 3' (cul-de-sacs) 3 3' (cul-de-sacs) 3 3' (cul-de-sacs)
Front Yard Setback min. 20' 20'-32' 20'-31'
Street Side Yard min. 10' 10'-35' 10'-30'
Setback
Side Yard Setback I 0% of lot width
(5-10') 5'-38' 5'-30'
Rear Yard 2 x req'd side yard
(10-20') 24' -94' 19'-78'
Building Height max. 30' /2 stories 22'-27'6" 22'-26'6"
(Master Plan more
restrictive)
B. Aviara Master Plan
The A viara Master Plan requires that this planning area be developed in conformance with the R-
I Zone standards except for those areas where the Master Plan contains more restrictive
standards than the R-1 Zone. These areas of more restrictive standards are: a) a requirement for a
number of 22' high/I story units, b) increased (24') front setbacks for a number of the units, and
c) special setbacks from Aviara Parkway and Kestrel Drive. The project's compliance with the
Master Plan development standards is illustrated in Table 2 below.
Table 2: COMPLIANCE WITH MASTER PLAN DEVELOPMENT STANDARDS
STANDARD MASTER PLAN PREVIOUSLY PROPOSED REQUIREMENTS APPROVED
Min. Lot Size per R-1 Zone per R-1 Zone per R-1 Zone
Max. Building Height
All Units 30' 27'6" 26'6"
15% of Units 22'/1 story 22'/1 story 22'/1 story
Min. Front Yard
Setback
All Units 20' 20' 20'
37 Units (total) 24' 24' 24'
(6 units in project area) (6 units in project area)
Min. Side Yard 10% of lot width
Setback (5'-10') 5'-38' 5'-30'
Min. Rear Yard 2x req'd side yard
Setback (10'-20') 24'-94' 19'-78'
A viara Pky Setback 50' 62'-94' 56'-78'
SDP 93-09(A) -AVIARA .ANNING AREA 26 NORTH-UNIT 1-
JUNE 18, 1997
PAGE4
Kestrel Dr Setback 15' 35'-55'
C. Summary
30'-60'
Staff has concluded that the proposed SDP amendment complies with all applicable R-1 Zone
regulations and A viara Master Plan requirements. Therefore, staff is recommending approval of
the proposed project.
V. ENVIRONMENTAL REVIEW
The requested amendment, which includes changes to the floor plans, building placement, and
architectural elevations, will not create any additional impacts that have not otherwise been
evaluated in the General Plan Update Master EIR (EIR 93-01) and the Negative Declarations
prepared for the Tentative Tract Map CT 90-38 and the Site Development Plan (SDP 93-09).
Therefore, the Planning Director issued a Notice of Prior Compliance for the project on May 15,
1997.
ATTACHMENTS:
1. Planning Commission Resolution No. 4126
2. Location Map
3. Disclosure Statement
4. Planning Commission Resolution No. 3618, dated February 2, 1994
5. Reduced Exhibits
6. Exhibits "A"-"L", dated June 18, 1997
• -
AVIARA PLANNING AREA 26N
SOP 93-09(A)
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City of Carlsbad
I ::.1 bi •11111 i•I •%§ ·&J;;;,t4 1il
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.
TAYLOR WOODROW
24461 RIDGE ROUTE DR., # 100
. LAGUNA HILLS'? CA 92653.·
2. Owner
List the names and addressees of all person having any ownership interest in the property involved.
AVIARA LAND ASSOC. LP
2011 PALOMAR AIRPORT ROAD
SUITE 206
CARLSBAD, CA. 92009 .
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
, ,
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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 _.k)_ 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)
~~' •/71~~
Signature of Owner/date
Print or type name of owner
DISCLOS.FRM 2/96
A \.+'vc-cJo 'F. Ayu_yd_D
Print or type name of applicant
PAGE 1 of-2
• •
ADDENDUM TO DISCLOSURE STATEMENT
AVIARA PLANNING AREA 26N
(SDP 96-12/CDP 96-12)
1. APPLICANT:
TAYLOR WOODROW HOMES
RICHARD E. POPE -PRESIDENT
ALFREDO F. AYUYAO -ASSISTANT SECRETARY
24461 RIDGE ROUTE DRIVE
LAGUNA HILLS, CA 92653
2. OWNER:
AVIARA LAND ASSOCIATES LIMITED PARTNERSHIP
A DELAWARE LIMITED PARTNERSHIP
LARRY CLEMENS -VICE PRESIDENT
SCOTT MEDANSKY -ASSISTANT SECRETARY
180 NORTH RIVERVIEW
ANAHEIM, CA 92808
J.
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_ PLANNfNG COMMfSSfON RESOLUTrON NO. 3618
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, APPROVING A SITE
DEVELOPMENT PLAN FOR THE CONSTRUCTION OF 102
SINGLE FAMILY HOMES WITHIN THE AVIARA MASTER PLAN
ON PROPERTY GENERALLY LOCATED SOUTH OF ALGA
ROAD, ON BOTH THE WEST AND EAST SIDES OF KESTRAL
DRIVE, IN LOCAL FACILITIES MANAGEMENT ZONE 19.
CASE NAME: AVIARA PLANNING AREAS 25 & 26 NORTH
CASE NO: SOP 93-09
WHEREAS, a verified application has been fil~d with the City of Carlsbad and
referred to the Planning Commission; and
WHEREAS, said verified application constitutes a request as provided by Title
21 of the Carlsbad Municipal Code; and
WHEREAS, pursuant to the provisions of the Municipal Code, the Planning
Commission did, on the 2nd day of February, 1994, consider said request on property
described as:
Lots 3 and 4 of Carlsbad Tract No. 89-37, Aviara Phase II, City
of Carlsbad, County of San Diego, according to Map No.
12967, filed on September 16, 1992 in the Office of the
County Recorder, County of San Diego, State of California.
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 SOP 93-09.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission
of the City of Carlsbad as follows:
A)
B)
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the Commission
APPROVES SOP 93-09, based on the following findings and subject to the
following conditions:
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Findings:
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This project will not cause any significant environmental impacts and a Negative
Declaration has been issued by the Planning Director on December 23, 1993. In
approving this Negative Declaration the Planning Commission has considered the
initial study, the staff analysis, all required mitigation measures and any written
comments received regarding the significant effects this project could have on the
environment.
The project is consistent with all City public facility policies and ordinances since:
a. The Planning Commission has, by inclusion of an appropriate condition to
this project, ensured building permits will not be issued for the project unless
the City Engineer determines that sewer service is available, and building
cannot occur within the project unless sewer service remains available, and
the Planning Commission 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. School fees will be paid to ensure the availability of school facilities in the
Carlsbad Unified School District, unless said fees are waived by the Carlsbad
Unified School District. ·
c. All necessary public improvements have been provided or will be required as
conditions of approval.
d. The applicant 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.
The requested single family use is properly related to the site, surroundings, and
environmental settings, since no significant alterations to the approved grading
scheme or open space boundaries are necessary for the construction of the single
family development. The proposed use is consistent with the various elements and
objectives of the General Plan, as evidenced by the proper residential density, the
adequate street circulation and parking, and the continued preservation of native
open space. The proposed use will not be detrimental to existing uses or to uses
specifically permitted in the area in which the proposed use is to be located because
all surrounding uses are the same as the proposed use and all are consistent with
the Aviara Master Plan and the General Plan. The proposed single family residential
use will not adversely impact the site, surroundings, or traffic circulation since the
planning areas were specifically designed for single family development of this scale.
27 PC RESO NO. 3618 . -2-
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The site for the intended single family residential uses is adequate in size and shape
to accommodate the uses, as evidenced by the project's conformance with all
applicable development standards and design criteria and all previously approved
grading plans and tentative maps, and the lack of any open space encroachments.
All of the yards, setbacks, walls, fences, landscaping, and other features necessary
to adjust the requested single family residential uses to existing or permitted future
uses in the neighborhood will be provided and maintained, as shown on the
approved site plan and the project's conformance with all applicable development
standards.
The street system serving the proposed single family residential uses is adequate to
properly handle all of the 10,200 average daily trips (ADT) generated by the
proposed uses since Kestral Drive and Alga Road are designed to handle this level
of traffic.
Conditions:
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Approval is granted for SDP 93-03, as shown on Exhibits "A" -"W", dated February
2, 1993, incorporated by reference and on file in the Planning Department.
Development shall occur substantially as shown unless otherwise noted in these
conditions.
The developer shall provide the City with a reproducible 24" x 36", mylar copy of
the site plan as approved by the Planning Commission. The site plan shall reflect
the conditions of approval by the City. The plan copy shall be submitted to the City
Engineer and approved prior to building permit issuance.
This project is approved upon the express condition that 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 occupancy.
This project is also approved under the express condition that the applicant 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 May 4, 1993, a copy of which is on file with the City Clerk 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.
27 PC RESO NO. 3618 -3-
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The applicant shall provide school fees to mitigate conditions of overcrowding as
part of building permit application. These fees shall be based on the fee schedule
in effect at the time of building permit application. All or a portion of said fees may
be waived subject to approval of the Carlsbad· Unified School District.
This project shall comply with all conditions and mitigation measures which may
be required as part of the Zone 19 Local Facilities Management Plan and any
amendments made to that Plan prior to the issuance of building permits.
Approval of this request shall not excuse compliance with all sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building
permit issuance.
The developer shall install street trees at the equivalent of 40-foot intervals along
all public street frontages in conformance with City of Carlsbad standards. The
trees shall be of a variety selected from the approved Street Tree List.
The developer shall avoid trees that have invasive root systems, produce excessive
litter and/or are too large relative to the lot size.
The applicant shall prepare a detailed landscape and irrigation plan which shall be
submitted to and approved by the Planning Director prior to the approval of grading
or building plans, whichever occurs first.
All landscape plans shall be prepared to conform with the Landscape Manual and
submitted per the landscape plan check procedures on file in the Planning
Department.
The applicant shall pay a landscape plan check and inspection fee as required by
Section 20.08.050 of the Carlsbad Municipal-Code.
The first set of landscape and irrigation plans submitted shall include building plans,
improvement plans and grading plans.
All landscape and irrigation plans shall show existing and proposed contours and
shall match the grading plans in terms of scale and location of improvements.
The number of trees in a residential project shall be equal to or greater than the
number of residential units.
All landscaped areas shall be maintained in a healthy and thriving condition, free
from weeds, trash, and debris.
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Building .identification and/or addresses shall be placed on all new and existing
buildings so as to be plainly visible from the street or access road; color of
identification and/or addresses shall contrast to their background color.
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.
Engineering Conditions:
19. Unless a standards variance has been issued, no variance from. City Standards is
authorized by virtue of approval of this site plan.
20. The driveway widths as shown on this site plan have been specifically approved by
8 the City Engineer through a standards variance, dated December 16, 1993 and on
file in the Planning Department.
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The applicant shall comply with alf the rules, regulations and design requirements
. of the respective sewer and water agencies regarding services to the project.
The applicant shall be responsible for coordination with S.D.G.&E., Pacific Bell
Telephone, and Cable TV authorities.
The applicant 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.
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.
Prior to grading and building permit issuance the applicant shall pay all current fees
and deposits required.
The owner of the subject property shall execute an agreement holding the City
harmless regarding drainage across the adjacent property prior to approval of any
grading or building permit for this project.
Based upon review of the proposed grading quantities shown on the site plan, a
grading permit for this project is required. Prior to issuance of any building permits
for this project, a grading permit shall be obtained and grading work be completed
in substantial conformance with the approved grading plans. If previous grading
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permits have been issued for the proposed subdivisions in substantial conformance
with this project, no additional grading permits are required.
In accordance with City Standards, all lots shall be graded so that all drainage is
conducted to the streets and not into drainage courses that cross lot lines and are
intended to capture the reclaimed water drainage being used on the landscaped
slopes.
Prior to hauling dirt or construction materials to or from any proposed construction
site within this project, the applicant shall submit to and receive approval from the
City Engineer for the proposed haul route. The applicant shall comply with all
conditions and requirements the City Engineer may impose with regards to the
hauling operation.
'The developer shall exercise special care during the construction phase of this
project to prevent offsite siltation. Planting and erosion control shall be provided
in accordance with the Carlsbad Municipal Code and the City Engineer. Reference
Chapter 11.06.
Rain gutters must be provided where positive drainage is less than 5 feet from the
footings for any significant length of the building perimeter to convey roof drainage
to an approved drainage course or street to the satisfaction of the City Engineer.
Prior to issuing a building permit on any lot within this project the final map that
creates that lot shall be recorded. This requires the recording of final maps for CT
90-37, Aviara Planning Area 25 and/or CT 90-38, Aviara Planning Area 26 North.
16 Fire Conditions:
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Prior to the issuance of building permits, complete building plans shall be submitted
to and approved by the Fire Department.
Additional onsite public hydrants are required.
Applicant shall submit a site plan to the Fire Department for approval, which depicts
location of required, proposed and existing hydrants.
An all-weather access road shall serve the project during construction.
All required fire hydrants, water mains and appurtenances shall be operational prior
to combustible building materials being located on the project site.
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Plans and/or specifications for fire alarm systems, fire hydrants, extinguishing
systems, automatic sprinklers, and other systems pertinent to the project shall be
submitted to the Fire Department for approval prior to construction.
Carlsbad Municipal Water District Conditions:
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The entire potable and non-potable water system/systems for subject project shall
be evaluated in detail to ensure that adequate capacity and pressure for domestic,
landscaping and fire flow demands are met.
The developer will be responsible for all fees and deposits plus the major facility
charge which will be collected at time of issuance of building permit. The developer
shall pay a San Diego County Water Authority capacity charge which will be
collected at issuance of application for meter installation.
Sequentially, the developer's engineer shall do the following:
a. Meet with the City Fire Marshall and establish fire protection requirements.
b. Prepare a colored reclaimed water use area map and submit to the Planning
Department for processing and approval.
c. Schedule a meeting with the District Engineer for review, comment and
approval of the preliminary system layout usage (G.P.M. -E.D.U.) plan for
potable, reclaimed and sewer systems prior to the preparation of
improvement plans.
This project is approved upon the express 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 and service is available at the time
of application for water service and will continue to be available until time of
occupancy.
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PJ\SSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on the 2nd day of February, 1994, by
the following vote, to wit:
AYES:
NOES:
Chairperson Savary; Commissioners: Schlehuber, Betz, Noble,
Welshans & Hall.
Commissioner Erwin.
ABSENT: None.
ABSTAIN: None.
PE~,~
CARLSBAD PLANNING COMMISSION
ATTEST:
~
PLANNING DIRECTOR
PC RESO NO. 3618 -8-
NOOK
~ KITCI-EN
1-CAR
GARA<?E
FM'LY
2-CAR GARAGE
-.r---------------------_§'.jl'._ ________ __j
FLOOR PLAN Pl.AN 1
2850SF,
Elevation Notes
LEFT ELEV A TION
SCALE: 1/4"•1'-<f
REAR ELEVATION FRONT ELEVATION
~-:i __ J L -~
BIGl:fT _ELEV A TlON =-====c=---=--:-c-==-=-==-==-C"". d~J::::...::=-:
I
i I
L-----, I ,_ _____ _J
SECOND FLOOR PLAN2
1683 SF.
FRST FLOOR
.:-~' ~: .. ,:11
45':Q'.__
2-CAR
GARAGE
· .. ,
II I
I I L__ r-
1rELEcmct.ETER
Ir'. .... u.. ,
PLAN2
1529SF.
3112 TOTAL S.F.
I ·---,.-
--------------E · · · · · ·
L.
REAR ELEV A TION
'~ ,:.__:_J
□
LEFT ELEV A TION
SCAl.E.1/4":1'-0"
RIGHT ELEVATION
FRONT ELEVATION
-.....-,---..----1~~--~~r.:-~~-=~
--------
B =
Elevation Notes
I 5WG<:Dwltlle<Vl<lll"l•M
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Pl.AN 2 aEVATIONS
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°""TO -"'-OW
BONUS ROOM
MASTER BEDROOM
,~ /1 r7::::_E~~-~LJL
~sLI t·:1-,:
SECOND FLOOR
,,
:,-1 --l: ,, ~~:;a;a=!!!a -c ==.JI
PLAN3
1622SJ'.
-_45'--<r
FIRST FLOOR
/ .. ._.,,g
I
I +----
PLAN3
1631SF
3253 TOTAL SJ':
'I\\
m
~-------
LEFT ELEVATION
SCALE.1/4"·1'-o"
BB DD m m m = = = =
tj~ Di
REAR ELEVATION
m
RIGHT ELEVATION
DD
FRONT ELEVATION
□□□ □□□□□□ B ffi
t]fj
Ill
Elevation Notes
l !lf""ow11n1.,,<1ll"l•h
2 Go"Geele~•111eroo,
3 1'1POd be.,,, • ..,d r••~c, toll1
AobtortHod11yArc:h11e<:ts
130 Newport Center Or
S1.1,111210
Nowpor! Beach, CA 92660
leJ• 714/644-4636
, .. ~ 714/644-5602
TAYlOA WOODROW HOMES
11,,ti..,,, ....... .,,.,
u----
... _____ _
Pl.AN 3 El.SVATIONS
SECOND FLOOR PLAN4
1770SF.
a.ECTRICMETER
: -}----
2-CAR
GARAGE
FF!ST FLOOR
.ct-·--t:::t::·.:::::l;] i:;;i:-::.:::----: :
I I I I
11 ----tl I I ----,Ii
ii 11 -□
11 FAMILY LOGGIA I :
: I □ 11 11 11 I
--~
I I I I
I I
J:!==,-=-L c:.:-=~-
---~~--
PLAN4
20108.F.
3780 TOTAL SF.
REAR ELEV A TION
..
1o .e
fE9 Ell ==
BBBBOOB 8
LEFT ELEV A TION
FRONT ELEVATION
RIGHT ELEV A TION
Elevation Notes
1 ~tM(..GO"'ll.h•ar>d flnl•~
2 GonGroto'!iotlkrOOI
3 r<ood~•....,•°"or,r1c,u,1•
1&1 714/644-4636
TAYLOR WOODROW HOMES
-
Pl.AN◄ B.EVATIONS
I
I
----1' --11
I I
NOOK
-"~ ~t f/
BEDROOM 3 .I "-l::.-::.:::--'
ili ~I, ' ----~ COURTYARD
\
GARAGE
2-CAR
l
I
'i IL,-_=_=_=_=_=_=_=_=_=_=+--l~1_
45'-0"
FLOOR PLAN ALTERNATE' PLAN 5
30185.F,
____ _.(,.
I--, .. -.
u.:1---------
"'m--====---
>-•-------
"•-------u .,_ ______ _
~
~ "--a er t;_ l
"""" .• -~ ---------"'• [ ~~ tE3 -.
I ffi
. . -
·~ ~ --,~ ·~
LEFT ELEV A TION
SCALE: 1/4".1'~
·.·~-~~.
j l__; I ,,
_J
REAR ELEVATION FRONT ELEV A TION
/ ---------------
I I I
R I
,===1-"" r•
"'¥"""-----1
I
X < ::;
~ YI· "Ii
! I I
-.. =t~:
--~--.---'P--'s==-:--e==a---~$=-=-=-=--=--=-~~==;,=,;==;=~
-------· --------.----
.. ..81Gfil.ELEY A TION. . . _ .
=.====-
w..ibi 1~1 I ''l -1=
Elevation Notes
I i!>tlluowltl'l•-f.,,,.,.
:Z U,,Grtlt'i!>t.llsroot
!I rlOOOl>•-•a,<1, .. C..,,u,!l
TAYLOR W00DROW HOMES
.. =~==:::=========--:,; =~===========--
u =~============= "=~=============
~ IS ELEVATIONS
-------