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HomeMy WebLinkAbout2001-02-07; Planning Commission; ; SDP 00-13|CDP 00-45 - OCEAN VILLASft,e City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: February 7, 2001 Application complete date: October 23, 2000 Project Planner: Van Lynch Project Engineer: David Rick SUBJECT: SDP 00-13/gPP 00-4|\- OCEAN VILLAS - Request for approval of a Site Development Plan~ana Coastal Development Permit to construct a three-unit condominium on property located on the northeast corner of Ocean Street and Pacific Avenue in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4908 and 4909 APPROVING SDP 00-13 and CDP 00-45, based on the findings and subject to the conditions contained therein. II. INTRODUCTION The project is a request to construct a two-story, three-unit condominium on property located on the northeast corner of Ocean Street and Pacific Avenue. The project requires a Site Development Plan (SDP) for being in the Beach Area Overlay Zone. The project also includes a Condominium Permit and Minor Subdivision to be acted upon by the Planning Director and the Public Works Director following the Planning Commission's action on the SDP. The project's proposed density of 13 units per acre is within the Residential Medium High density range but above the 11.5 dwelling units per acre growth management control point. The project is an infill development of no more than four dwelling units and is exempt from CEQA review. The project complies with the requirements of the Zoning Ordinance, the Beach Area Overlay Zone, and Local Coastal Program and staff recommends that the requests be approved. III. PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to develop a two-story, three-unit condominium on a .217 acre site located on the northeast corner of Ocean Street and Pacific Avenue, 2490 Ocean Street. Subterranean parking, with nine parking spaces, is proposed with access from Ocean Street. The existing topography of the site slopes up from Ocean Street to an elevation approximately five feet higher than the street elevation. The units range in size from 2,856 to 3,113 square feet. Each unit has a separate exterior entrance, private rear yard patio, second level balcony, roof deck and private storage space in the basement/garage. Access to the roof deck of each unit is via a third-level mezzanine. A common recreation area is provided in the basement area and consists of an exercise room with equipment. The floor of the garage will be three feet lower than the street elevation. The basement is more below grade (8 feet) than above and qualifies as a basement and is not included in the building height. Building height is measured from the existing grade. SDP 00-13 / CDP 00-45 cEAN VILLAS February?, 2001 Page 2 The building will have stucco coated walls and mission style s-shaped roof tiles. The project has a large number of windows, to take advantage of ocean views, that will be dual glazed and tinted blue. Building relief is provided by balcony projections/recesses, architectural entrance elements, and contrasting color stucco finishes. The project proposes a five-foot tall masonry wall and/or a wood fence along the interior property lines. The wall will be stucco coated with decorative concrete cap. The wood fence will have vertical offset slats to provide screening and allow air flow. The site is made up of two lots (Lots 7 and 8) of the Granville Park subdivision. The property is 100 feet wide and 100 feet deep. Other homes on the east side of Ocean Street are built on single lots, which are 50 feet wide. Presently, the site is developed with a single-family home and a pool that were permitted in 1963. All of the existing improvements on the lot are to be removed. Adjacent development to the north is a single-story home and to the east is a two-story four unit apartment and a single-story home. The Army/Navy Academy is located across Pacific Street to the south. The project has complied with the Planning Department residential infill development project notification policy by posting a sign during the "Application in Process" and "Pending Public Hearing" periods. The applicant has also provided a photo simulation of the project elevations. IV. ANALYSIS The project is subject to the following plans, ordinances and standards: A. Residential Medium-High Density (RMH) General Plan Land Use Designation; B. Planned Development regulations (CMC 21.45); C. Beach Area Overlay Zone (BAOZ) (CMC 21.82); D. Mello II Segment of the Local Coastal Program; E. Inclusionary Housing Ordinance (CMC 21.85); and F. Growth Management regulations (CMC 21.90). The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan The General Plan for the property is Residential Medium-High (RMH). The RMH designation allows residential development at a density range of eight to fifteen units per acre with a growth control point of 11.5 units per acre. The project's proposed density is 13.1 units per acre. The dwelling unit yield for the property is 2.6 units and 3 units are proposed. Although the project is above the growth management control point, the project will provide sufficient additional public facilities, in the form of development fees, for the density in excess of the control point to ensure that the adequacy of the City's public facilities plans will not be adversely impacted. There have also been sufficient developments in the northwest quadrant that have developed at densities below the control point so the project would not result in exceeding the quadrant limit. Please see the growth management section below for additional discussion. The project complies with all elements of the General Plan as outlined in the table below. ' SDP 00-13 / CDP 00-45 WCEAN VILLAS February 7, 2001 Page 3 GENERAL PLAN COMPLIANCE ELEMENT Land Use Housing Public Safety Open Space & Conservation Noise Circulation USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM Site is designated for Residential Medium- High at 8 to 15 du/ac. Provision of affordable housing. Reduce fire hazards to an acceptable level. Minimize environ- mental impacts to sensitive resources within the City. Utilize Best Manage- ment Practices for control of storm water and to protect water quality. Residential exterior noise standard of 60 CNEL and interior noise standard of 45 CNEL. Require new development to construct roadway improvements needed to serve proposed development. PROPOSED USES & IMPROVEMENTS Condominium project at 13.1 du/ac. The payment of an in- lieu fee per dwelling unit. The project includes measures such as fire sprinklers. Project does not impact sensitive resources. Project will conform to all NPDES requirements. Project is not impacted by potential noise generating sources such as Carlsbad Blvd. or Palomar Airport. Project is conditioned in MS 00-90 to enter into a Neighborhood Improvement Agreement for frontage improvements on Ocean Street and Pacific Avenue. COMPLY? Yes* Yes Yes Yes Yes Yes Yes * See discussion in Growth Management section B. Planned Development Regulations The project meets or exceeds the requirements of the Planned Development regulations as outlined in the table below: ' SDP 00-13 / CDP 00-45 flicEAN VILLAS February 7, 2001 Page 4 Planned Development Compliance Standard Density Setbacks Resident Parking Guest Spaces Screening of parking area Recreation space Storage space Required < 15du/ac Front - 20 feet Street Side -10 feet Interior Side - 10 feet Rear - 20 feet Six Spaces Two Spaces Screened from adjacent property Private and common passive - 200 square feet per unit - 15 by 15 foot private yard and a 300 square foot active rec area 480 cubic feet Proposed 13.1 du/ac 20 feet 10 feet 10 feet 20 feet Six subterranean spaces Three subterranean spaces Parking is subterranean and will not be visible from adjacent properties Private 20' by 24 '8" private yards and decks provided and a 334 square foot active recreation area At least 973 cubic feet/unit Because of the project's small size, recreational vehicle storage and centralized refuse areas are not required. C. Beach Area Overlay Zone Section 21.82.040 of the Carlsbad Municipal Code requires that a Site Development Plan be processed for residential uses (excluding single-family residences) within the BAOZ. The intent and purpose of the BAOZ is to supplement the underlying residential zone by providing additional regulations for development within the beach area to: 1) ensure development will be compatible with existing and proposed developments; 2) provide adequate parking for residential projects; 3) ensure that public facilities exist to serve the beach area; and, 4) protect the unique mix of residential development and aesthetic quality of the area. The proposed two-story units would be compatible with the existing and proposed developments. The type of development is similar to other multi-family, multi-story, projects on Ocean Street and Garfield Street, other homes in the area, and the Army/Navy Academy housing units. The building height in the BAOZ is 30 feet to the peak of the roof from existing grade for roof pitches with a minimum of 3/12. The project proposes 30 feet with one 1'4" architectural element located over the southern stairwell. The roof pitch proposed is 4/12, a little steeper than the minimum. Two chimneys will also project above the building height. Architectural projections above the building height are permitted if they do not add floor space. The nine subterranean parking spaces meet the six resident spaces and two-guest spaces requirement. The project has been conditioned in the minor subdivision (MS 00-09) to enter into a Neighborhood Improvement Agreement to ensure that adequate public facilities exist to serve the beach area. D. Local Coastal Program The project site is located in the Mello II Segment of the Local Coastal Program (LCP). Approval of a Coastal Development Permit is required for the project. The LCP Land Use Plan ' SDP 00-13 / CDP 00-45 WcEAN VILLAS February 7, 2001 Page 5 designates the subject site for Residential Medium-High (RMH) density development. Based on a maximum density of 15 du/ac, the lot can accommodate three dwelling units. No agricultural uses currently exist on the site, nor are there any sensitive resources. The project is not located in an area of known geologic instability or flood hazard. No public opportunities for coastal access are available from the subject site and no public access requirements are conditioned for the project. Since the project is not located between the first public roadway and the ocean, the residentially designated site is not suited for water-oriented recreation activities and the development does not obstruct views of the coastline as seen from public lands or public right- of-way. The project does not have any components (i.e. steep slopes or vegetation, susceptibility to landslide or slope instability, seismic hazards, or floodplains) subject to the Coastal Agriculture Overlay Zone, Coastal Resource Protection Overlay Zone, or Coastal Shoreline Development Overlay Zone. The property does not front onto, or drain into, Buena Vista or Agua Hedionda lagoons. The Engineering Department has determined that the project will not require a grading permit. The project will be required to conform with the best management practices for soil erosion and sediment control. E. Inclusionary Housing Ordinance For any residential development less than seven units, the inclusionary housing requirements may be satisfied through the payment, to the city, of an in-lieu fee. The project has been conditioned to pay this fee prior to the issuance of building permit. F. Growth Management Regulations The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in the table below. GROWTH MANAGEMENT COMPLIANCE STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water IMPACTS 10.4 sq. ft. 5.6 sq. ft. 3EDU .02 acre (908 sq ft) Basin A 24ADT Station No. 1 0 acres Carlsbad Unified 1 elementary students 1 junior high students 1 high school students 3EDU 660 GPD COMPLIANCE Yes Yes Yes Yes Yes Yes Yes N/A Yes Yes Yes The proposed project is .4 units above the Growth Management dwelling unit allowance. The density yield of the property is 2.6 units and 3 units are proposed. The allowance to exceed the SDP 00-13 / CDP 00-45 ^BCEAN VILLAS February?, 2001 Page 6 growth management control point can be justified through City Council Policy 43. The first priority of use of the excess units per policy 43 is lower-income housing projects. If it is found that there are a substantial number of excess units available in the quadrant, allocation to a second or third priority project is acceptable. There are hundreds, but less than a thousand, of excess units in the northwest quadrant according to discussion with Dennis Turner, Principal Planner, Advanced Planning. The proposed project is a third priority project, which is an infill multi-family project that meets all development standards. There are other multi-family developments in the neighborhood that are developed at densities from 13 to 38.7 units per acre. V. ENVIRONMENTAL REVIEW The construction of a multi-family residential structure totaling no more than four dwelling units is categorically exempt per section 15303(b) of the State CEQA Guidelines. A notice of exemption will be filed with the State upon approval of the project. ATTACHMENTS: 1. Planning Commission Resolution No. 4908 (SDP) 2. Planning Commission Resolution No. 4909 (CDP) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Statement 7. Reduced Exhibit 8. Full Size Exhibits "A" - "K", dated February 7, 2001. VL:cs:mh SITE OCEAN VILLAS SDP 00-13/CDP 00-45 ^ BACKGROUND DATA SHEET CASE NO: SDP 00-13 / CDP 00-45 CASE NAME: Ocean Villas APPLICANT: Pat McGuire REQUEST AND LOCATION: Three unit condominium located on the northeast corner of Ocean Street and Pacific Ave. LEGAL DESCRIPTION: Lots 7 and 8 of Granville Park, in the City of Carlsbad. County of San Diego, State of California, according to map thereof no. 1782, filed in the office of the county recorder of San Diego County, February 21. 1924. APN: 203-002-02-00 Acres: .229 Proposed No. of Lots/Units: 3 units GENERAL PLAN AND ZONING Land Use Designation: Residential Medium-High (RMH) Density Allowed: 15 du/ac Density Proposed: 13.1 du/ac Existing Zone: R-3 Proposed Zone: R-3 Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site North South East West R-3 R-3 Village-Redevelopment R-3 R-3 RMH RMH Village (V) RMH RMH SFR SFR SCHOOL SFR/APARTMENT SFR PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 3 Edu ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated XI Other, Exempt. Section 153Q3(b) of the State CEOA Guidelines CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: OCEAN VILLAS - SDP 00-13 / CDP 00-45 LOCAL FACILITY MANAGEMENT ZONE: I GENERAL PLAN: RMH ZONING: R-3 DEVELOPER'S NAME: Pat McGuire ADDRESS: 2725 Jefferson Street, Suite 1. Carlsbad. CA. 92008 PHONE NO.: (760) - 729-6950 ASSESSOR'S PARCEL NO.: 203-022-02-00 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): .299 ac (10,006.9 sq. ft.) ESTIMATED COMPLETION DATE: unknown A. B. C. D. E. F. G. H. I. City Administrative Facilities: Library: Wastewater Treatment Capacity Park: Drainage: Circulation: Fire: Open Space: Schools: Demand in Square Footage = Demand in Square Footage = (Calculate with J. Sewer) Demand in Acreage = Identify Drainage Basin = Demand in ADT = Served by Fire Station No. = Acreage Provided = Carlsbad 10.4 5.6 3Edu .02 A 24 1 0 1 Elementary J. K. L. Sewer: Water: 1 Junior High 1 High School Demands in EDU Identify Sub Basin = Demand in GPD =660 The project is .4 units above the Growth Management Dwelling unit allowance. DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part_ Title Title Address Address^ 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person 44g.WgQ U . 44QlQ^ Corp/Part Title OU^N^gg. Title Address <?O3=r ^grFggSQKJ "ST. Address 3.NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address Have you had more than $250 worth of business transacted with any member of City staff. Boards. Commissions, Committees and/or Council within the past twelve (12) months? DYes No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessarv. I certify that all the above information is true and correct to the best of my knowledge. Signature Signature of applicant/dai 3-*^name of ovPrint or type name of owner Print or type name or applicant ii e or U. Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent SITE PLAN NOTES. Q E:xi5TM5 UTIL1TT POLE 2. EXIftTIMfl CURB EXIST^O OVERHEAD UTILITY LfNE* CONCRETE UJALK. ft, 4'-t>' WIDE METAL GATE 1 EXISTING &'-«>' HIGH MASONRT RETAININGWITH NEW *'~0" IUOOD FENCE ATOP UWICH ALLOW FREE AIR FLOUX 1C. CONCRETE PATtO CTYplCAL OF *,> It. LINE OF OASCMCNT BCLOOi 13. DECORATIVE SCREEN 3P* HIGH IWTH CONCRETECAP AMD ACCENT PILASTERS 13. EXISTING IUATER METER 14. THE AREA FROM THE LINE TO THE CURB SMALLHAVE NO OBJECTS IMPEDE VISION OF TRAFFICLANES HE. MAXIMUM OF 39* HEIGHT OF IUALL9,. PILASTERS, OPEN RAILS AND LANDSCA^NGAetovE STREET PAVNOJ 15. DECORATIve SCREEN 30' HIOM lUTH CONCRETECAP AND A METAL RAIL TO 43' HIGH AT0P. I*. FUTURE CURB, GUTTER AND SIDBVALK IT. PLANTER CNO MATERIAL TO EXCEED 30' MIOHJ I*. BALCONY OvERHANd ABOVE a'-0' FRBLD'a; n. EXISTING CABLE RISER PCX ac, EXISTING TELEP**OME RISER BOX. II, EXISTING FIRE HYDRANT PROJECT INFORMATION, SITE ACREAGE' IONUS,EXISTWG. LAND USE.EXIftTNS. PR3P09CD, tJCNERAl nAN DESIGNATION! TOTAL BUILDING COVERAGE. LANDSCAPE PERCENTAGE. BUILDING! SOUARS FOOTAGE' BASEMENT.FIRST FLOOR, SECOND FLOOR.HE IZ AN WE. BALCONIES'ROCPDECRS. TOTAL i PARKING.REQUIRED. PROPOSED- 0PEN SPACE SQUARE FOOTA6E. WIT AiIMTBt KMM 41% / 414144 SF. M» 4,H» SF.4jji SF. 131 if. FWC^OSED C«NaiTTr AVERSE DAILT TRIPS, 13*4 Dlt/AC, 3.431 CD. FT. SERVICESi CITY OF CARLSBAD CARLSBAD MUNICIPAL UldTER DISTRICT CARSLBAD UNIFIED SCHOOL DISTRICT A.P.N.I PROJECT ADDRESS. GENERAL NOTES, •-v 4. FOR APPROXIMATE LOCATION OF EXISTING ANDPROPOSED BUIUDNOS AND PERMANENTSTRUCTURES OUTSIDE AND UJITH IN W0' OF SITE, OCEAN VILLAS SEE CONSTRAINT MAP AND GRADING PLAN PREPARED BY TAtT CONSULTING, FOR TYPICAL STREET CROSS SECTIONS, SEE CONSTRAINT MAP PREPARED BY TAITCONSULTING. FOR GRAPHS AND DRAINAGE. REFER TOCiRADNO PLAN PREPARED BY TAiT CONSULTING. ZONKtt ORDINANCE SECTION ? 133.13C IS NOTAPPLICABLE TO THE AREA THAT IS UNDEVELOPED. MINIMlM REQUIRED FIRE FLOW AND FLOUDURATION FOR nJE BUILDING IS TO BE 3^ftS GALLONS PER MINUTE AS PER TABLE A-III-A-OF THE. C5C. PROJECT NAME. APPLICATIONS REQUIRED. COASTAL DEVELOPMENT PERMIT CDP 0®-45 CCNDCMINIUM P6RT11T CP *«-«>SITE DEvELOFTtENT PLAN 6DP C»-I3 OWNER. M9e OCXM 5merOWL90AO. Ci MBBB SITE PLAN LOCATION MAP, NO SCALE SITE APPLICANT, OCCW VliLAS NC. JTJ» ^FFERSON STREET. SUITE 1 >. CA 4)0*6 <O a<oo CO O (0 -I ItiOO SCALE. 1/8' . I'-C' 8YOHAOS « 1,103 CUMC FEET PSDVIDBD UNIT 'A*UNIT 'B'UNIT 'C' UNIT AMA »1 fla FT. &TOKOOE ARBA l*« 6a FT. BASEMENT PLAN 4,«28 .q. UNIT AREAS 163 SO. FT, STORAOE AREAS 4'ia SO. FT. BASEMENT CONSTRUCTION OUTLINE FLOgRi THE FLOOR &HAU. TO BE A CONCRETE6LAB POURED N PLACE WTH DRANAOE TOPUMP TOCUR9. EXTERIOR itlALLS, TMB EXTERIOR UULLfl SHALLBC CONCRETS BLOCK OH POURED M PLACECONCRETE WIN A UJATER PROOF BARRIER ANDPOSITIVE DRAINAGE AT THE EXTERIOR SIDE ANDA PAINTED NTER10R SURFACE. INTERIOR IHALJA THE NTCRIOK UJAIX* SHALL BESX4 \HOOP flWMNO AT »' OC. UTTM TUC" LAT6WGTPeCM BOARD CCVERINO AND A 6PRAT ONFINI5W. (HALLS SMALL BE I MOUR RATED. NflULATJONi NOULATICN TO MEET TITLE 74KEOUl.ATtON&. AtL rtTERIOR ttiAJ-Lft TO RECEIVEF(ftEfajLA6» ftATT INSOLATIOW. i EXTERIOfC BNTRAt^CE DOORft TO Be&OUD CORE FIBER&LA6& DCOR» UJTTH CLO&URE&.THE OTHER EXTEHJCPR POOR9 TO BE «OLID COREFlE€R»LAfl6 DoOtaS. OVEI&CAD SARAtlE DOORTO M A WOLk-UP ELCCTRICALLT OPERATEDDOdt. DOORS TO ftTAIftS SHALL BE I 1/7 MR, RATED . INTERIOR SURFACE 6 TO RECEIVE ONECOAT PANT ENAMEL. ALL WRFACE& TO ECPAINTED W TWE BE6T PRACTIC6 AND WTHOUALITT HATBWAL6. P^JJ-^ifl^Q] ALL PER WE U^C.PLLMBN3 TO BE INSTALLED A6 . 8A8CHENT AREA WALL BEMECHANICALLY VENTED. i ALL ELECTRICAL tuoftc ro BEPER TUG NATIONAL ELECTRJC CODE. BAftEHENTTO BE PRBUJIRBD fOR SECURITT 6T&TEM. o •to<ffl<0 ec (0 uoo UNIT 'A'UNIT 'B'UNIT FIRST FLOOR PLAN SCALEi V*' • \'-€f FLOOR AREA 4,n® SO. FT. CONSTRUCTION OUTLINE FIRST FLOOR BXTERlOtt II J-»t TUB, eXTElMOK (HALLS SMALLBE ZX* lUTH STUCCO rMISM OVER EXPANDEDMETAL LATH OVER fr« LB. BUILDING PAP8R, ATTHE EXTERIOR SIPE AND GYPSUn BOARD ATTHE INTERIOR SIDE. Tf46 NTEPIOR SURFACESMALL HAvt A SPRAY OH SMOOTH FINISM INTERIOR itlALLSi TME INTERIOR UJALL6 WALL BE3X4 WOOD FRAMING AT «,' OC. IUTH dYPSUnBOARD COVERING AND A SPRAY ON BriOOTMFINI6M. PAKTT HULL. HULL TO OB TWO 3)c4 UOOD PRAMflIUALL6 AT »• OC. LUtH A I' AIR 6PACE BETTUEEN,TYPE V dTPSUTl BOARD AT TME FlNlftWSURFACE IHTH A ftPftAY ON BnOOTH FINISH. EACWWALL WALL HAVE A OMB HOUR COfiSTKJCTlOMKATIN3. AMD A S0 6TC KATINO. . THE CEILN5 SHALL BE8OARD ATTACHED TO IUOODSPRAY ON SMOOTH PWI8H. T INSULATION. ALL ATTICSPACES TO RECEIVE FIBEROLAS6 PAT7f«4iLAT10H TO nEET TITLE 14 RECO.ATION3. ALLINTERIOR UlALLft TO REClEVE nBER&LA56 BATTINSULATION. , EXTERIOR ENTRANCE DOORS TO BEFIBERGLASS lUTH SOLID BRASS BUTTS EXTERIOR3*60 SOLID COPE DOORS OTHER B*TER)OR DOORS TO BE SOLD CORE COLONIST DOORS.INTERIOR POORS TO Bfi COLONIST. UJARDROBBBI-rAS8 OOOR 10 BE MLECTED BY OUNER, INSTALL SCREEN APtE* BUILPINa FINAL CLGANINO.ALL UC9T AND SOUTH FACK3 MNDOUJS TO BECOLO* TENTEP. CASINETSi ALLCUSTOM ORADE CABiKETS TO BE UARDIU0OD. L EXTElHOK EXTOSCP UJOOD TO RECEIVETuft? COATS OF HEAVY BODIGP STAIN, INTERIORSURFACES TO RECIEVE ONE COAT PAINT. ENAM=L PAWT SHALL BE USED IN ALL LAUNDRT,KITCHEN AND BATH AREAS. ALL SURFACES TOBE PANTED N THB BBSI PRACTICE AND U»THOLIALrTY MATBRIALS. . ALL FIXTURES TO BE XOWLKR1 OR AN APPROVED EQUAL. ALLPLireiNfl TO BE INSTALLED AS PER THE U/>£ OJATER CLOSETS TO BE OUTER SAVING, TYPE.UATf* HEATERS TO BC dAS-f IRKD. EACH UNITSMALL HAVE A CBNTRAL VACCUUM SYSTEM fieOtANtcAL. ALL UNITS SHALL fcJEOEVE ACENTRAL FORCED AIR HEATING UNIT. MEAT TOBE OA6-FIRED. . ALL BLBCTRICAL VJOfK TO BEPER THE N-AriONAL ELECTRtC CODE. EACH UNITTO BE PRElUREP FOR CABLE TV SECURITY SYSTEM, AUDIO 6YSTB1, TELEPWOK6D ANOCOMPUTER IWTH INTERNET SYSTEM o Q < 00 <0JDC < O (0 111oo UNIT *A' FLOOR AREA 1.432 SO. FT. BALCONY AREA 129 SCL FT. UNIT 'B' FLOOR AREA V2&1 SO. FT. BALCONY AREA 142 SO. FT. UNIT 'C' FLOOR AREA 1,432 SO. FT. BALCONY AREA 139 SQ. FT. SECOND FLOOR PLAN FLOOK AREAS 4X1 SO. FT. aitCONT AREAS 4GQ 9O. FT. CONSTRUCTION OUTLINE SECOND FLOOR CONSTRUCTION. CONSTRUCTION TO BE TYPE V UJOOO FRAME NON-RATED CONSTRUCTION WITH FIRE SPRINKLERS. FLOQSr THE FLOOR SHALL TO BE A GYPCRETE SLAB POURED IN PLACE OVER A PLYIUPOD SUBFLOOR AND TRUSS FLOOR FRAMING. EXTERIOR KJALLSi THE EXTERIOR UIALL9 SHALL BE ZXfe UJITW STUCCO FINISU OVER EXPANDED METAL LATH OVER fed LO. BUILDING PAPER. AT THE EXTERIOR SIDE AND GYPSUM BOARD AT THE INTERIOR SIDE. THE INTERIOR SURFACESHALL HAVE A SPRAY C>N SMOOTH FINISH. IMTERIORjUALtSt THE INTERIOR WALLS SHALL BE 2X4 WOOD FRAMING AT 16' OC- UJlTH GYPSUMBOARD COVERING AND A SPRAY ON SMOOTH FINISH PARTY UJALLi UJALL TO BE TI1JO 2X4 HOOD FRAME WALLS AT Ifc1 OC. UJITH A I' AIR SPACE BETWEEN. TYPE V GYPSUM BOARp AT THE FINISH SURFACE UJITH A &PRAY ON &T1OOTH FINISH. EACH IUALL SHALL HAVE A ONB HOUR CONSTRUCTION RATING. AND A 50 &TC RATING. CEJJMQ.THE CEILING SHALL BE GYPSUM BOARDATTACHED TO woop FRAMING WTH A SPRAY ON SMOOTH FINISH. INSULATION. ALL EXTERIOR UJALL9 TO RECEIVE FIBERGLA&ft &ATT tNSULATICM. ALL AniCSPACES TO RECEIVE FIBER5LA&9 BATT INSULATION TO MEET TITLE 34 REGULATIONS, ALL INTERIOR tUALLS TO RECIEvE FIBE-ROLASS BATT INSULATION. EXTERIOR ENTRANCE DOORS TO BEFIBERGLASS UJITH SOLID BRA&e. BUTTS SfrB® SOL IP CORE POORS OTHER EXTERIOR POORS TO BE SOLID CORE COLONIST DOORS. INTERIOR DOORS TO BE COLONIftT. UJARDROBE BI-PASS POOR TO BE SELECTED BY CUNER GLASS I AjINp. ALL UINDOUJ3 TO BE UJINDOIU MASTERS BOO SERIES DUAL GLAZED. INSTALL SCREEN AFTER BUILDING FINAL CLEAN ALL UC&T AND SOUTH FACING UJtNDOUJS TO BE COLOR TINTED- ALL. CABINETS TO BE HARDUKOP, CUftTCtl ORADE. PAlNTtN^ EXTERIOR EXPOSED LUOOD TORECEIVE TOO COATS OF HEAVY BODIED STAIN. INTERIOR SURFACES TO RECIEVg ONE COAT PAINT. feNAMEL PAINT SHALL BE U&ED IN ALL KITCHEN AND SATH AREAS. ALL SURFACES TO BE PAINTED IN THE BEST PRACTICE AND UJITH QUALITY MATERIALS. METj&L: ALL METAL THAT IS EXR5SED TO THE EXTERIOR SHALL BE COPPER HANDRAILS: EXTERIOR HANDRAILS AND GUARD RAILS SHALL BE TUBE STEEL HOT DIPPED QALv. . ALL FIXTURES TO BE XOHLER'OR AN APPROVED EQUAL. ALL PLUMBINGTO BE INSTALLED AS PER THE UF.C,IUATER CLOSETS TO B£ WATER SAVING TTPE,WATER HEATERS TO BE <5A6-FIRED. EACH UNITSHALL HAVE A CENTRAL VACCULM SYSTEM. MECHANICAL. ALL UNIT& SHALL RECIEVE ACENTRAL FORCED AIR MEATlNG UNIT, HEAT TOBE GAS-FIRED. ELECTRICAL, ALL ELECTRICAL WORK. TO BEPER THE NATIONAL ELECTRIC COOS, EACH UNITTO BE PREWIRED FOR CABLE T,V, SECURITYSYSTEM. AUDIO 5Y6TEM. TELEPHONE ANDCOMPUTER UJITH INTERNET SYSTEM. PECJS5; DECK3 ARE TO BE A UJEATHSR !TIGHT MARD SURFACE UIAL<ING DEOCUJITH A ONE HOUR FIRS UNIT 'A'UNIT 'B*UNIT 'C' FLOOR AREA 30 SO. FT. DECK ANEA ISO SO. FT. MEZZANINE & DECK PLAN TOTAL FLOOR AREA 121 9A FT. TOTAL DECK AREA S«2 BO. FT. CONSTRUCTION OUTLINEROOF PLAN & ROOF DECK PLAN CONSTRUCTIOJ. CONSTRUCTION TO BE TYPE VUJOOD PRATE, NON-RATED CONSTRUCTION WTHFIRE SPWMCLERB. H.OOR| THE FLOOR SHALL TO BE ALkJMTUfficJMT CONCRETE SLAB pOURSD IN PLACEOVER A PLTUOOO SUBFLOOR AND TRUSS FLOOR FRAMMa. i THE EXTERIOR HULLS SBE 3X6- MTU STUCCO FINISH DvBl* EXPANPED METAL LATH OvER *C> LB, BUILDING PAPER. ATTHE EXTERIOR SIDE AND GTP8UM BOARD ATTHE WTERIOR SIDE. INTERIOR UtALLfij TOE INTERIOR UtALLS SMALL BE1X4 UJSOD FRAMINa AT I*' OC. UITH GTPSUMBOARD COVBRINS AND A SPRAT ON SMOOTH FNISH. PARTY yJALL, 1UALL TO BE TIU3 2X4 WOOD FRAPTE lUALLS AT I*' OC. lUTM A I' AIR SPACE BETOCGN.TTpE "X1 OTPSUM BOARD AT TME FINISHSURFACE UHTH A SPRAT ON SMOOTH FINISH. EACH(HALL 0HALL HAVE A ONE HOUR CONSTRUCTION RATING AND A Ml 6TC RATM&. ! ALU EXTEFHOR lUALLS TO RECEIVE S BAH NSULATIOH ALL ATTICSPACES TO REC*lv« Pl«RaLA«. BATTINSULATION TO MEET TITLE 34 MCOULATION5. (2CCB&. EXTERIOR DOORS TO BE SOLID COREFIBERGLASS COLONIST DOORS. TILEROOFi ROOF TILE «MALL BE A MlMICN STYLE'A' SHAPE OVER A UEATHER TIOWT *6ALED SURFACEOinUA O-A«a 'A1 RATttt- . ALL lUKPOUM TO BEUJNOOUI MASTERS tee SERIES DUAL <3LAZED. DELIVERED PRB-OLAZED AND OJITM SCREENSALL lUEST AND SOUTH FACINa lUNPOUW TO BECOLOR TENTED. PLAT ROOF AREAS SMALL.SLOPE AT V4' PER FOOT MNIMUtt WRPACE MATERJAL SHALL BE THE BAME AS TWE ROOFPECKS. RAJNTIHQi EXTERIOR ExPO&EP UIOOD TORECEIVE TUJO COATS OF HEAvr BODIED 9TAK.IKTERIOR SURFACES TO REClCvE ONE COAT PANT. ALL SURFACES TO BI PAINTED IN TMB BB9TrRACTICE AND UJITH OJALrrT MATERIAL*.auALirr MATERIALS. METALi ALL METAL THAT 16 EXPOSEDTO THE- EXTERIOR SHALL BE COPPER <?R ZINC. KOCf DECK» ARK TO BE AR TtOMT HARP SURFACE UU4.KN9 PECK lUtTMA ONE HOUR FinE RATINES. PLUnftlWi, ALL FIXTURES TO BE INSTALLED Ad PERTHE UPC. WATER UEA1ER3 TO BE OAS-FIRCP HEACH UNIT. 1-gCHAHICALi ALL LMIT0 SHALL RECIEvS A CENTRALFORCED AIR UEATINA UNIT. HEAT TO BE (5 AS -F IKED, EACH DECK SMALL HAVE A <3AS OUTLET FOR FUTURE USE. ALL PECKS SHALL MAvt [HTeflNEAL DRAWS,ALL SLOPN3 RcXFS SHALL E3E GUFTEWED. gLgCTKICAL, ALL ELECTRICAL U>PR< TO BE PER TME NATIONAL ELECTRIC CODE. EACM UNITTO BE PRElUIRED FOR CABLE T.V, S6CURITTSTSTEM. AUDIO 9TSTEM, TELEPHONED ANDCOMPUTER UTM fNTE»«T STSTBM. O Q DW ^K < O (0 111 O O ROOF PLAN SCALE. 3/16* * l'-e>' o Q 00 (0 Jicc o X. (0 .1 > oo WEST ELEVATION NOTEi NOTES. [7J CLAY 6-TILE F 1. BUILT-UP STUCCO CORNICE. SAND FINI3M STUCCO SIDINCk. ROOF DECK HORIZONTAL I'* PIPE BALGCNV RAIL • 56' DUAL GLAZED TINTED UlNDOUfS. CONTRASTlNfl COLOR STUCCO FWI9M. LINE OF BAfrEMEVT. COPPER RREPUACE CAPS. DUAL cSLAZED TNTED FRENCH 6LA99 BALCCNY. PRECAST CONCRETE CAP. NORTH ELEVATION EXTERIOR ELEVATIONS n o n Q ffi (0UEC < O ^ (0 uoo A-7 i e>e>-3ceA EAST ELEVATION NOTEi NOTES,m CLAT ft-TILE HCOFNOt BUILT-UP 6TUCCC- CORNICE. SAUP RMiaM ftTUCCO 6 ROOF DECK. DUAL OLAZED TN CONTRASTIWa COLOR STUCCO PWI5W. LIME OF BA&EMEMT. COPPER FIREPLACE CAP*. ED TNTEP FRENCH OLA59 BALCONY. PRECAST CONCRETE CAP, RAMP TO BASEHENT, SOUTH ELEVATION EXTERIOR ELEVATIONS a<a<o_iK <O ^> (0 uO O n A-8 I «>®-3#«A SECTION A SECTION B TYPICAL BUILDING SECTION 00 (0 o V.sJd IUoo LANDSCAPE NOTESi IRRIGATION NOTESi CONCEPTUAL LANDSCAPE PLAN SC/U.E, !»' . r.C PLANT LEGEND SYMBOL PLANT 1-WMC OWNTIrr IRRIGATtCN DCSCR1PTIC** E3 A MINIMUM »• OP MULCH SMALL. BE REQUIRED IN ALLNON-TURF PLANTINa AREAS LESS THAN 3,f. ALL TREES USED ONSITE JN THIS PROJECT HILL eE AMINIMUM OF IS OALLON CONTAINERS. THEY UJlLL BE STAKED OR OUTEO, LOCATE TREES A MINIMUM OFT-0' FROM ANT HARP-SURFACES OR CURB*. PRESSURE DEFERENTIAL UlTHN CIRCUITS SMALLBE LESS THAN WV SYSTEMS SHALL BE DESIONEITO MINIMIZE OVEftSFRAY ONTO ADJACENTPROPBRT r. CHECK VALVES SMALL BE USED TO PREVENT UOU> MEAD PRAtNAOE, DESIGN SYSTEM TO UTILIZE RECLAIMED WATERIIWERE CURRENTLY OR N FUTURE. SPRINKLER HEAP 6FACNS IN LAWN AREAS AND WHERE STISEAM SPRATS. ROTORS OR rt*ACTSARE USED SMALL BE EQUAL TO S«Jt Of DIAMETESPRAT. ». SIGHT OldTANCEft ARE MAINTAINED AND ARE NOTI-T^DED AT NTERSeCTION<'NO LANDSCAPEELEMENTS OVER 90* IN WEIGHT) 9. PLANTS ARE LOCATED FOR MICROCLIMATEeNHANCEMENT AMD SOLAR ACCC66. PLANTS WITHSIMILAR CULTURAL REOJIREnENTS OF EXPOSURE,SOILS. AND UJATHR NEEDS ARC GROUPED TOGETMCR. ». TURF AREAS ARE LIMITED TO 30% COLD SEASON GRASS.TOTAL TURF AREA 2.4O0 SF. TOTAL LANDSCAF6 AREA; «•* *F-PERCENTA3E OF TURF, *1» II TWO TREES ARE PROPOSED « RESPONSE TO THEONE TREE PET* 4tf Of STREET FRCNTAOE. PLACE AT A MINJTU1 OP y OUTSIDE PUBLIC RjOJtt PLACE AMINIMUM OF ft' PROM PAVfrtt, T PRCM SEliHR LINES, AMP NOT IN CONFLICT UJITH PUBLIC UTILITIES. I?.TREES HJITHN »' OF PUBLIC SIDElUALKS SHALLROOT BARRIERS. ALL AREAS REQUIRED TO BE PLANTED UNDERSECTION IV E.3-1 HAVE AUTOMATIC IRRIGATION SYSTEM. THE DESIGN SHALL FOLLOW THEAPPROVED *IRB SUPPRESSION PLAN* UMBREAPPLICABLE. THERE WILL BE A SEPARATE WATER METER FORTHE LANDSCAPE IRRIGATION SYSTEM. THIS SYSTEM, SMALL INCLUDE CONTROL VAW66. PROVIDE A BACK FLOW PREVENTER PER CODE.PIPE BETWEEN METER AND SACKFUOW PREVENTER SMALL BE "SCHEDULE K HARE?COPPER' la. PROVIDE A PRESSURE REGULATORS UJMEN OVER00 PSI. IL PROVIDE AUTOMATIC CONTROLLERS WITH pUAt OR MULTIPLE PROSRAM/riULTIPLE CYCLE STARTCApACITT. 0. BALL VALVES TO BE INSTALLED FOR 'ZONE CONTROL.' OJICK COUPLNa VALVES USED EVERY100 FEET. T"RE&flURE REGULATING TYPE' REMOTECONTROL VALVES IUHEN OVER 6C p*.SERVICEABLE CHECK VALVES TO BE LOCATED INVALVE BOXES OR ON RISERS''ABOvC GRAPE; REQUIRED WHERE ELEVATION DIFFERENTIAL MA'CAUSE LOUJ HEAP DRAINAGE. 13. PIPE LOGATEP BCLOW GRAPE S6 Aft FOLLOWS. IB' COVER ON MAIN ANP 13' COVER ON LATERALSPvC MAINS SHALL BE CLASS 3». PVC LATERALSSMALL BE CLASS 2ZW. EXCEPT FOR W. COLORED PIPE DENOTING RECLAMED WATER USEPLACE THRUST BLOCKS ON MAINS AT DIRECTIONCHANGES. W. POP UP MEADS SHALL BE USED WITHIN «' Of ANTPEDESTRIAN USE. ZONE 3 - REHNED LANDSCAPE ft. RISERS OVER B' ABOVE GRADE TO BE STAKED AREAS OF UNMANICUREP APPEARANCE, NOT CONTROLLER IUIRB SLEEVED UNDERUNKEPT - HIGH USE OR VISUAL IMPORTANCE. IMPROVEMENTS. PROVIDE A RAM SMUT OFFBETWEEN I*" AND W OP SUPPLEMENTAL WATER DEVICE.ANNUAL. LESS INTENSIVE MAINTENANCE. 13. SLOPES ADJACENT TO PUBLIC IUALK6 OR STREETSSMALL HAVE A COvO* CROP/JUTE HESMCI00% COV6RAQ6^ TMI6 APPLIES TO ALL SLOPES 3' OPLES5. M. OTCN AREAS IN TOE BACK Cf UNIT TO BE LAHPSCAPED BT THE INDIVIDUAL OCCUPANTS OF EACH OMIT. LANDSCAPE ZONES, ZONE I - LUSH LANDSCAPE AREAS OF LUSM GREEN LANDSCAPE • HIGHUSE OR vteUAL IMPORTANCE. CvtR 39' OP SUPPLEMENTAL UJATER ANNUAL- NTE>»IVE MAINTENANCE. ZONE 3 - NATURALIZING LANDSCAPE LOW USE AREAS Cf UNRCPINE APPEARANCE.BELOW W CF SUPPLEMEXTAL WATER ANNUAL. LOtU MAINTENANCE. ZONE A - t4ATtVt LANDSCAPE EXISTING VEGETATION NO OR VERY LITTLt DISTURBANCE. REMAIN RELATIVELY PRY. LEGEND AdAPANTHUS A M.PHA -RED tt"Pl£' - S*» SF. O'-B'/YR.fGROJND COVER/FLAT O. FRUTICOSUM •«• SA 12'-WVYR'TRAILING AFRICAN DAISY' 45 JACARANPA %(TREfiJISCkAL. F. PUMB.A 'CREEPtNa 1* O'/YR I?'.I8VYR TO PLANT ORASft SUKFACCA FROM SOD, MIX NUTRIENTS IN &OIU LEVEL SEEDBED. UWTERSSEDBED THOROUGHLY TO SETTLE SOIL. LlSHTLT ROLL SOIL TO LEVEL. SPREAD FERTILIZER SOUJ SEED. RAKE SEEP IN LkSHTLT. APPLY MULCH W-5/16' ATOP SEEDED SURFACE. LKWTLYROLL MULCH OVER SEEDS. KEEP MULCH MOIST UNTIL GRASS » UP. TO PLANT GROUNDCCVERS FROM aATS, PREPARE SOIL ANP ADD AMENDMENTS * FERTILIZERS.DkS HOLE LAROE ENOUGH FOR ROOTS, LIFT 9EEDLINO& PROM THE FLATS UJlTH PUTTY KNFE.PLACE IN MOLE. FIRM SOU. AROUND ROOT MASS. MAKE 0ASN AROUND PLANT FOR tUATERINa.MULCH AFTER U TO PLANT & OiL. SHRUBS, DK> MOLE 3X SIZE CF CONTAJfCR. UOO6EN ROOTS U/POlNTED STICKFILL MOLE UtUIATER THEN LET IT DRAIN AUJAY. SET PLANT N MOLE. FILL UALPUiAY OATM SOIL.ADJUST PLANT. tUATER FNISM ADPNQ SOIL. MAKE tUAT&RINa BASIN. llUTER AOAH TO PLANT & OAL. TREES. OhS MOLE IS TIMES SIZE OF ROOT SYSTEM, LINE HOLE lUTM -T-*' OFTRANSniON ZONE1 SOIL MIX ON BOTTOM OF HOLE. PLACE BALL ON SOIL MIX. PRIV1 STAKE fr'-d' LON3 IN DIRECTION OF PREVAILING OJNDS.RLL HOLE IUTM SOIL 5O THAT SOIL LINE ISLEVEL IUITM ORADB. MAKE BA&H IRRtOATC THOROUOHLY. TO PLANT 1 (SAL. 6MRJ&&, Dto MOLE 5X S1Z& OP CONTAWER. UOO&EN ROOTS UbPOtNTED STICKRLL MOLE UUOATER THEN LET IT DRAIN AUJAY, SET PLANT N HOLE. flUL HALntJAY lUTH SOIL.ADJUST PLANT. WATER FNI9H AODNS SOU,. HAKE ttWTBRtNfa OASlR WATER AOA1N. STORM PRAN INLET — UNDEROROUNP DRAFROM STORM DRAIN O a m(0 £C o ^x <o ^ uoo CONCEPTUAL LANDSCAPE PLAN LP