HomeMy WebLinkAbout2002-01-16; Planning Commission; ; SDP 00-18|CDP 00-66 - AYOUB TRIPLEXle City of Carlsbad Planning Departme
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: January 16, 2002
Application complete date: January 30, 2001
Project Planner: Paul Godwin
Project Engineer: David Rick
SUBJECT: SDP 00-18/CDP 00-66 - AYOUB TRIPLEX - Request for approval of a Site
Development Plan and Coastal Development Permit to construct a three-unit
apartment project on property generally located on the north side of Pine Avenue
just east of Garfield Street in Local Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 5051 and 5052
APPROVING SDP 00-18 and CDP 00-66, 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 apartment on property located on the
north side of Pine Avenue just east of Garfield Street. The project requires a Site Development
Plan (SDP) due to its location in the Beach Area Overlay Zone (BAOZ), as well as a Coastal
Development Permit (CDP). The project's proposed density of 14.28 units per acre is within the
Residential High (RH) density range and below the Growth Management Control Point of 19
units per acre. 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 the Local Coastal Program. Staff is
recommending approval of the requests.
III. PROJECT DESCRIPTION AND BACKGROUND
The applicant proposes to develop a two-story, three-unit apartment on a .19 acre site located on
the north side of Pine Avenue just east of Garfield Street, at 218 Pine Avenue. The General Plan
Land Use designation is Residential High (RH), which allows 19 units per acre. The zoning is
R-3, which allows for multiple family units.
A two-car garage is proposed for each unit, with one covered and one uncovered guest parking
spaces provided on site. The existing topography is basically level, with a slight slope towards
the northwest corner of the property. The apartment units range from 1,153 to 1,810 square feet.
Each unit has a separate exterior entrance. The building will have stucco coated walls and a tile
roof. Two of the garages are side-loaded and one is at the rear of the property, providing a more
attractive building elevation from Pine Avenue. An entry courtyard, second floor balcony with
decorative columns and numerous windows provide articulation and architectural interest for the
front elevation. The garages are slightly recessed under the building and are framed byo
SDP 00-18/CDP 00-66-
January 16, 2002
Page 2
'OUB TRIPLEX
decorative columns and archways. The covered guest parking space is integrated next to the
rear-most garage. Decorative tile pavers will be utilized to create an entry court for the two units
that do not face onto Pine Avenue.
The existing lot is 81.5 feet wide and 100 feet deep. The site is presently developed with a
single-family home, which will be removed. Adjacent development to the west and north is
older, established multi-family with a single-family residence to the east.
IV. ANALYSIS
The project is subject to the following plans, ordinances and standards:
A. Residential High Density (RH) General Plan Land Use Designation;
B. R-3 Multiple Family Residential Zone (CMC 21.16);
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 Ordinance (LFMP Zone 1).
This 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 High (RH). The RH designation allows
residential development at a density range of 15-23 units with a growth control point of 19 units
per acre. The project's proposed density is 14.28 units per acre. This project density is below
the growth point and thus will not adversely affect public facilities. The project complies with
all elements of the General Plan as outlined in the table below:
GENERAL PLAN COMPLIANCE
ELEMENT
Land Use
Housing
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
Site is designated for
Residential High at 15 to 23
du/ac.
Provision of affordable
housing.
PROPOSED USES &
IMPROVEMENTS
Apartment Project at 14.28
du/ac.
The payment of an in-lieu fee
per dwelling unit.
COMPLY?
Yes
Yes
SDP 00-18/CDP 00-66-
January 16, 2002
Page 3
OUB TRIPLEX
GENERAL PLAN COMPLIANCE
Public Safety
Open Space &
Conservation
Noise
Circulation
Reduce fire hazards to an
acceptable level.
Minimize environmental
impacts to sensitive resources
within the City.
Utilize Best Management
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.
The project includes measures
such as fire sprinklers.
Project does not impact
sensitive resources.
Project will conform to all
NPDES requirements and
provide a Storm Water
Pollution Prevention Plan
(SWPPP).
Project is not impacted by
potential noise generating
sources such as Carlsbad Blvd.
or Palomar Airport.
Project is conditioned to enter
into a city standard
development improvement
agreement to install all
necessary improvements, to
include sidewalk, driveway
approach, curb and gutter.
Yes
Yes
Yes
Yes
Yes
B.&C.R-3 Zoning and Beach Area Overlay Zone
The project meets all development standards required in the R-3 zone, to include setbacks, lot
coverage, parking and height restrictions, as shown in the table below:
R-3 Zone Compliance
Standard
Density
Setbacks
Resident Parking
Guest Spaces
Building Height
Lot Coverage
Required
19 du/ac
Front - 20 feet
Interior Side -8. 15 feet
Rear -16.3 feet
Six Spaces
Two Spaces
30 feet*
60%
Proposed
14.28 du/ac
20 feet
8.15 feet
16.3 feet
Three two-car garages
One covered & one open space
30 feet
39%
Comply?
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
* 30' maximum height required by BAOZ
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 beaoh area to: 1) ensure development will be
compatible with existing and proposed developments; 2) provide adequate parking for residential
SDP 00-18/CDP 00-66 -7?YOUB TRIPLEX
January 16, 2002
PaRe4
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, three unit apartment project would be compatible with the existing and
proposed developments in the area. This type of development is similar to other multi-family,
multi-story projects in the BAOZ. There are existing apartment buildings to the west, north and
south of the subject site. Adequate parking will be provided in that three two-car garages satisfy
the parking requirement for the three units and two on-site parking spaces (one covered and one
uncovered) satisfy the guest parking requirement of the BAOZ. All necessary public facilities
have been conditioned to be provided concurrent with development. An entry courtyard for the
front unit, balcony, decorative columns, numerous windows and decorative tile pavers help to
create an aesthetically pleasing fa9ade and auto court, which will protect and enhance the unique
residential mix and aesthetic quality of the beach area.
The maximum allowed building height in the BAOZ is 30', as measured from the peak of the
roof from the existing grade for roofs with a minimum pitch of 3:12. This project proposes a 30'
maximum height and a minimum roof pitch of 3:12.
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
designates the subject site for Residential High (RH) density development. Based on a
maximum density of 19 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 project will be required to conform with the best management
practices for soil erosion, sediment control and stormwater/urban runoff.
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
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.
SDP 00-18/CDP 00-66-
January 16, 2002
Page 5
OUB TRIPLEX
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
18ADT
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
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 has been filed with the state.
ATTACHMENTS:
1. Planning Commission Resolution No. 5051 (SDP)
2. Planning Commission Resolution No. 5052 (CDP)
3. Location Map
4. Background Data Sheet
5. Local Facilities Impact Assessment Form
6. Disclosure Statement
7. Reduced Exhibit
PG:cs
S/T£
AYOUB TRIPLEX
SDP 00-18/CDP 00-66
BACKGROUND DATA SHEET
CASE NO: CDP 00-66/SDP 00-18
CASE NAME: Avoub Triplex
APPLICANT: Karnak Architecture. Inc.
REQUEST AND LOCATION: Two-story, three unit apartment complex at 218 Pine Street
with three attached two-car garages.
LEGAL DESCRIPTION: That portion of Tract 100 of Carlsbad Lands, in the City of
Carlsbad, County of San Diego, according to Map thereof No. 1661, filed in the Office of the
County Recorder of San Diego County, March 1, 1915.
APN: 203-250-11-00 Acres: A9 Proposed No. of Lots/Units: 3 units
GENERAL PLAN AND ZONING
Land Use Designation: RH - Residential High Density
Density Allowed: 19 du/ac Density Proposed: 14.28 du/ac
Existing Zone: R-3 Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site
North
South
East
West
R-3
R-3
R-3
R-3
R-3
RH
RH
RH
RH
RH
Single Family Res.
Multi-Family Res.
Multi-Family Res.
Single Family Res.
Multi-Family Res.
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_
/\ Other, Class 1 Catagorical Exemption under the California Environmental Quality Act
(Guidelines Section 15303b)
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO:CDP 00-66/SDP 00-18 - Ayoub Triplex
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RH (Residential High)
ZONING: R-3
DEVELOPER'S NAME: Karnak Architecture
ADDRESS: 2802 State Street. Carlsbad. CA
PHONE NO.: 760-434-8400 ASSESSOR'S PARCEL NO.: 203-250-11-00
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): .19 acres
ESTIMATED COMPLETION DATE: August 2002
A. City Administrative Facilities: Demand in Square Footage = 10.43
B. Library: Demand in Square Footage = 5.56
C. Wastewater Treatment Capacity (Calculate with J. Sewer) N/A
D. Park: Demand in Acreage = .0208
E. Drainage: Demand in CFS = N/A
Identify Drainage Basin = B
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 1_8
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 5
H. Open Space: Acreage Provided = N/A
I. Schools: ELM=687 HS=.156. HS=42 Total=1.263
(Demands to be determined by staff)
J. Sewer: Demands in EDU 3
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 660
of Cfarlsbad
Planning Department
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 prim.
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 .
2.
APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial
interest in the application. If the applicant includes a 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 publiclv-owned corporation, include the
names, titles, and addresses of the corporate officers. (A separate page may be attached if
Title
Corp/Part
Title
//<
Address Address
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 publiclv-
owned corporation, include the names, titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person!
Title
Corp/Part.
Title
Address 3*3 #£?Address
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559
NON-PROFIT OW \NIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. i:s: :re-
names and addresses of ANY person serving as an officer or director of the non-nrofr.
organization or as trustee or beneficiarv of the.
Non Profit/Trust,
Title
Non Profit/Trust,
Title
Address Address
Have you had more than S250 worth of business transacted with any member of City staff.
Boards, Commissions, Committees and/or Council within the past twelve (-12) months0
| I Yes j j No If yes, please indicate person(s):
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowled:
Signature of owner/date
o
Print or type name of owner
Signature of applicant/date
"Trim or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2
' OTTT1 Til AM ^^S"ollb rLAlM y"
A ID A T^Tl/ll 1?TvTTAI AK 1' IVI JCj IN 1
BUILDING PERMIT APPLICATION
SHEET INDEX
ARCHITECTURAL,cio ccve* SWTET AND trm FLANGENERAL epecFICATICHSOCMEfUL «P6ClFICAnc»4tPIF»T FUOCf? PLAN(CCOHD IVOCW FLAN
A*~€> CXTERIOI* EUCvATIO*~ TERIOK El EvATlONS
SEWER AMD WATER :
CARLSBAD UUNdPAL VfAlER DISTRICT5950 D. CAMU4O HtALCARLSeM). CA 920O8(750) 438-3727
(760) aoI-3720
SCHOOL DISTRICT:
CARLSBAD UMHTD SCHOOL WSTHICTMl, PINE AVENUECARLSBAD. CA 82008
(7fiO) 729-9291
CONSULTANT INFORMATION
CIVIL ENGINEER
STRUCTURAL ENGINEER
CCWTACT. RASHMI BMATT
SOILS ENGINEER
VICINITY MAP
PROJECT DATA
APPLICANT / OWNER'S AGENT:
tT PWCMARDSCM
PROJECT ADDRESS:
J1O. P»« 9TI5EK'CARLteAc, CA Kteev
ASSESSOR'S PARCEL NUMBER;
303-360-B-OO
PROJECT DESCRIPTION:
-J CAB OARJViE*, I OJEST
SITE DATA
PROPOSED IAHO
NO. OF WITS: 3
rERCENTICE IANDSCAPIHC. ''-
PERCEHT LOT COVERAGE: (
LOT SIZE ^/4».B
ZONING:
SETBACKS:
AVERAGE DAILY THAIFFIC;
BUILDING ANALYSIS:
K*TMFt O STCfBES I
.TOTAL
<i*«*5*UNIT THREE
LEGAL DESOUIIlOh
TTul ponkn. gf Tnci One Hu^l™j of CbUted LJxdi. hi he CH) nf C*rf
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(J
Zz
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51 < ?
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SITE
I'LAN
WORK TO BE POKEme OMIHM mm SHALL covs'tr or rw eownwencw or ALL curt AW nui,
REMEDIAL WTAO'M. MAIMMC MClL/TICt. nOlfOM C<WT*5L MClLirrft. MDn.AWT'*M V PCMUNEMr L4HOICAOIM MO pfffPAPAnON OF Al-IUILT WMOIM fLMHS,AS-WILT dOLMIC lUfS tMD ttPMtS. HL U SHOW OH RtWIKO OH THIS XTor n.Ain tm rw CITY STAWAWI. spfctn CATIONS, w«"*neHM.
n tccomuici *<TH' r HE FOLLOW *»OOCUfHTS. COPOfHT AT TMT HK [V CO>K1"VCTIOH. AS DIICCTfD Br THE CITI
APN : 203-250-1 !-00
218 PINE AVENUE
CARLSBAD, CA 92008
LEGEND
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