The URL can be used to link to this page

Home My WebLink About2008-08-06; Planning Commission; ; CDP 07-11 - MORRISON RESIDENCEThe City Of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. P.C. AGENDA OF: August 6, 2008 Application complete date: March 11, 2008 Project Planner: Greg Fisher Project Engineer: Tecla Levy SUBJECT: CDP 07-11 - MORRISON RESIDENCE - Request for approval of a Coastal Development Permit to allow for the construction of a 2,225 square foot single family residence within the City's Coastal Zone located at 4338 Highland Drive south of Hoover Street within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6428 APPROVING Coastal Development Permit CDP 07-11 based upon the findings and subject to the conditions contained therein. II.INTRODUCTION This item was heard and public testimony was taken at a public hearing duly noticed and held on June 18, 2008. Due to various concerns from the Planning Commission and the Assistant City Attorney, the item Was continued to August 6, 2008. The continuation allowed the Assistant City Attorney to review the City's requirements for panhandle widths. The Planning Commission had concerns with the building encroachment, and requested that staff verify the minimum driveway width and project boundary dimensions. The Planning Commission and Assistant City Attorney concerns have now been addressed. Planning Commission Resolution No. 6428 for the Coastal Development Permit (CDP 07-11) has been revised to reflect two new conditions (Conditions 16 and 17) relating to the building encroachment to the satisfaction of the Assistant City Attorney. Regarding the property boundaries, the preliminary grading plans reviewed by staff were prepared by a licensed civil engineer. The engineer certified that the plans accurately reflect the actual site conditions and staff is satisfied with the information provided. Therefore, no further action is required by the applicant. The staff report for the June 18, 2008 meeting is attached. ATTACHMENTS: 1. Staff Report dated June 18, 2008 2. Planning Commission Resolution No. 6428 (CDP) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Statement 7. Reduced Exhibits 8. Full Size Exhibits "A" - "H" dated June 18, 2008 The City Of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. P.C. AGENDA OF: June 18, 2008 Application complete date: March 11, 2008 Project Planner: Greg Fisher Project Engineer: Tecla Levy SUBJECT: CDP 07-11 - MORRISON RESIDENCE - Request for approval of a Coastal Development Permit to allow for the construction of a 2,225 square foot single family residence within the City's Coastal Zone located at 4338 Highland Drive south of Hoover Street within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1 . I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6428 APPROVING Coastal Development Permit CDP 07-1 1 based upon the findings and subject to the conditions contained therein. II.INTRODUCTION Pursuant to Section 21.201.030 of the Carlsbad Municipal Code, the construction of a single family home within the City's Coastal Zone requires the processing and approval of a Coastal Development Permit (CDP). The project site is not located within the appeals jurisdiction of the California Coastal Commission. The CDP application was reviewed for consistency with the Mello II Segment of the Local Coastal Program (LCP). There are no unresolved issues. The staff recommendation of approval with conditions is supported by the analysis as follows. HI. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The panhandle shaped lot is located at 4338 Highland Drive, south of Hoover Street as shown on the attached location map. The infill lot is .45 acres (19,721 square feet) in size and has been previously graded. The site is currently undeveloped and bordered on the north, south, east, and west by existing single family residential dwelling units. Topographically, from east to west, the lot includes a mostly level pad that transitions into a 20' tall uphill eastern facing 50% gradient perimeter slope. The uphill perimeter slope contains primarily ice plant and other non-native plant species. The southern portion of the slope appears to have been previously graded, due to its uniform and rounded appearance while the northern end of the slope includes a 20 foot high natural bluff that ascends from the existing pad elevation to the northwest property line. The upper half (top 1 1 feet) of the bluff is scoured and is at a vertical to near vertical inclination. A six foot tall masonry retaining wall is proposed along the toe of the slope of the existing bluff. No development is proposed on the natural bluff. A six foot high retaining wall is also proposed along the southern most portion of the eastern facing CDP 07-11 - MORRISON RESIDENCE June 18, 2008 Page 2 slope to accommodate the proposed residence. The existing slope encompasses approximately 40% of the width of the lot significantly reducing its developable area therefore necessitating the need for the retaining wall. Access into the site is provided by a 25 foot wide panhandle access way off of Highland Drive. Proposed Residential Construction: The applicant is proposing a new two story single family residence totaling 2,225 square feet in size with an attached two car garage. The structure will be constructed of wood framing with a composition shingle roof. The exterior of the structure will consist primarily of hardboard siding. Decorative elements include wood trim, exterior crown molding, louvered shutters, window planter boxes, front porch with brick veneer siding, decorative columns and railings, wood pediments over the garage doors and windows, and two individual eight foot wide roll-up garage doors with windows. Proposed Grading: Estimated grading quantities include 150 cubic yards (cy) of cut, 150 cy of fill, and 750 cy of remedial grading. The project is conditioned to apply for and obtain a grading permit prior to the issuance of a building permit. NOTE: On May 19, 2008, a stop work notice was filed by the City's Engineering Inspection Department. The applicant graded the subject site without an approved grading permit. Impact on Coastal Resources: The development is a single-family residence on a previously graded residential lot. No agricultural activities, sensitive resources, geological instability, flood hazards or coastal access opportunities exists onsite, and the development does not obstruct views of the coastline as seen from public lands or public right-of-way or otherwise damage the visual beauty of the coastal zone. IV. ANALYSIS The project is subject to the following regulations and requirements: A. General Plan Residential Low-Medium Density (RLM) designation; B. R-l-15000 Zone (Single-Family Residential, CMC Chapter 21.10); C. Coastal Development Regulations for the Mello II Segment of the LCP (CMC Chapter 21.201); and Coastal Resource Protection Overlay Zone (CMC Chapter 21.203); D. Hillside Development Regulations (CMC Chapter 21.95) and Hillside Development & Design Guidelines; and E. Growth Management (CMC Chapter 21.90). The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable city 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 proposed project is consistent with the policies and programs of the General Plan. The property has a General Plan Land Use designation of Residential Low-Medium Density. The RLM Land Use designation allows development at a density of 0-4 dwelling units per acre with a CDP 07-11 - MORRISON RESIDENCE June 18, 2008 Page 3 Growth Management Control Point (GMCP) of 3.2 dwelling units per acre. At the RLM GMCP, 1.0 dwelling unit would be permitted on this 0.32 acre (net developable) property. The project's proposed density at 3.1 dwelling units per acre is .02 dwelling units below the RLM GMCP of 3.2 dwelling units per acre used for the purpose of calculating the City's compliance with Government Code Section 65863. However, consistent with Program 3.8 of the City's certified Housing Element, all of the dwelling units which were anticipated toward achieving the City's share of the regional housing need that are not utilized by developers in approved projects, including fractional units, are deposited in the City's Excess Dwelling Unit Bank. These excess dwelling units are available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity, including second dwelling units, adequate to satisfy the City's share of the regional housing need. B. One-Family Residential (R-l) Zone (C.M.C. 21.10) Regulations As shown in Table 1 below, the project complies with all of the development standards of the R- 1 zone. TABLE 1 - R-l ZONE DEVELOPMENT STANDARDS COMPLIANCE STANDARD Front Yard Setback Side Yard Setback Rear Yard Setback Max Building Height Lot Coverage REQUIRED/ALLOWED 20' 10' 10' 30' 40% PROPOSED 49' 12' >20' 29' 8% COMPLY Yes Yes Yes Yes Yes C. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). The project site is located within the Mello II Segment of the Local Coastal Program and is not in the appeal jurisdiction. The site is also located within and subject to the Coastal Resource Protection Overlay Zone (Chapter 21.203) of the Carlsbad Municipal Code. The project's compliance with each of these programs and ordinances is discussed below: 1.Mello II Segment of the LCP The subject site has an LCP Land Use Plan designation of RLM (Residential Low-Medium Density), which allows for a density of 0-4 du's/acre and 3.2 dwelling units per acre at the Growth Management Control Point (GMCP). The density of the project is 3.1 dwelling units per acre. At the RLM GMCP, 1.0 dwelling units would be permitted on this 0.32 acre (net developable) property. Therefore the project is consistent with the Mello II Segment of the LCP. The project proposes to construct a new 2,225 square foot single family residence with an attached two car garage in an area designated for single family development. The proposed two- story, single-family residence would be consistent with the surrounding development of one and CDP 07-11 - MORRISON RESIDENCE June 18,2008 Page 4 two-story single-family structures. The two-story residence will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the site, nor are there any sensitive resources located on the property. The proposed single-family residence is not located in an area of known geologic instability or flood hazard. Since the site is not located in close proximity to the coast, no public opportunities for coastal shoreline access are available from the subject site. The residentially designated site is not suited for water-oriented recreation activities. 2.Coastal Resource Protection Overlay Zone The project site is located in the Coastal Resource Protection Overlay Zone. This overlay zone allows development of steep slopes of 25% or greater that do not contain endangered plant/animal species and/or coastal sage scrub or chaparral plant communities, subject to specific findings. As previously discussed, the project is proposing a retaining wall that encroaches into the toe of an existing 20' tall natural slope with a gradient of 50%. The slope does not contain sensitive habitat and therefore is consistent with the Coastal Resource Protection Overlay Zone. The proposed project complies with all of the required findings of the Coastal Resource Protection Overlay Zone as illustrated in the Table 2 below. TABLE 2 - COASTAL RESOURCE PROTECTION OVERLAY ZONE COMPLIANCE FINDING RESPONSE That a soils investigation be conducted to determine that the site slope areas are stable and grading and development impacts mitigable for at least 75 years, or the life of the structure. A soils and geologic analysis of the site was prepared in conformance with City requirements. The study determined that the proposed development impacts to the site are mitigable for at least 75 years, or the life of the structure, that the development will not adversely effect nor interfere with the stability or existing geologic condition of the subject slope area, and that the site is suitable for the proposed residence. Grading of the slope is essential to the development of the site. The proposed grading is essential to the development of the site in that the slope encompasses approximately 40% of the width of the lot significantly reducing its developable area. Slope disturbance will not result in substantial damage or alteration to major wildlife corridors, habitat or native vegetation. Slope disturbance will not damage or alter major wildlife habitat or native vegetation since it is an infill lot and the site has been previously graded. There is no sensitive habitat or native vegetation located on the site. CDP 07-11 - MORRISON RESIDENCE June 18, 2008 PageS TABLE 2 - COASTAL RESOURCE PROTECTION OVERLAY ZONE COMPLIANCE CONTINUED No grading or removal of steep slopes will be permitted unless all environmental aspects have been mitigated. Review of the proposed project has concluded that the site contains no sensitive habitats or wildlife and that no environmental impacts will result from the project. No grading will occur on the slope except for that needed to build a six foot high retaining wall at the base of the 2:1 slope. The site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction The project is also consistent with the other provisions of the Coastal Resource Protection Overlay Zone in that the project will adhere to the City's Master Drainage Plan, Chapter 15.16 - Grading and Erosion Control Ordinance, Chapter 15.12 - Storm Water Management and Discharge Control Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP), and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban runoff, pollutants, and soil erosion. D. Hillside Development Regulations (CMC Chapter 21.95) and Hillside Development & Design Guidelines The project site includes a slope with a gradient of 15% or more and an elevation differential greater than 15 feet. Generally, a project proposing development on such slopes would require a Hillside Development Permit (HDP). However, pursuant to Section 21.95.040(A)(1) of the Carlsbad Municipal Code, development of one single-family dwelling unit on a residentially zoned lot is exempt from the HDP process. While a HDP is not required for the project, it must still demonstrate conformance with the Hillside Development Regulations and the City's Hillside Development & Design Guidelines. The development complies with the Hillside Development ordinance and the Hillside Guidelines as follows: a) the proposed project is consistent with the Land Use and Open Space/Conservation Elements of the General Plan since the site has been previously graded, and the project site has no value as habitat for endangered, rare or threatened species; b) the project design minimizes the amount of grading to an acceptable quantity of 652 cubic yards per acre, incorporates an aesthetically pleasing design, and limits the grading mostly for excavating portions of the driveway and to accommodate the proposed retaining walls along the western elevation; c) while the project is proposing a retaining wall that encroaches into the toe of an existing 20' tall natural slope with a gradient of 50%, the slope does not contain sensitive habitat; d) there will be no impact on lagoons or riparian ecosystems in that the project has been conditioned to comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit and the City's Standard Urban Storm Water Mitigation Plan (SUSMP), and the project will be required to construct improvements pursuant to 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. CDP 07-11 - MORRISON RESIDENCE June 18, 2008 Page 6 E. Growth Management The project is subject to the provisions of the Growth Management Program, as contained in Chapter 21.90 of the Zoning Ordinance. The project's conformance with the requirements of the Growth Management Regulations is detailed in Table 3 below: TABLE 3 - GROWTH MANAGEMENT COMPLIANCE STANDARD City Administration Library Waste Water Treatment Park Drainage Circulation Fire Open Space School Districts (Carlsbad Unified) Sewer (Carlsbad) Water (Carlsbad) IMPACTS/STANDARDS 3.4767 sq. ft. 1.85424 sq.ft. 1 EDU .0069534 acre 1 .39 CFS / Drainage Basin "B" 10ADT Station Nos. 1 & 3 N/A Elementary = 0.2339 Middle School = 0.1 171 High School = 0.1 442 1EDU 220 GPD COMPLY Yes Yes Yes Yes Yes Yes Yes N/A Yes Yes Yes The project site is located within the area covered by Local Facilities Management Zone 1. There are no special conditions or requirements within the Zone 1 Local Facilities Management Plan that apply to this single-family residential project. However the project is conditioned to pay the appropriate public facility fees, water and sewer connection fees, traffic impact fees, and school fees. All facility improvements necessary to accommodate the development will be in place prior to, or concurrent with development. Therefore, the project is consistent with the Zone 1 Local Facilities Management Plan. At the RLM Growth Management Control Point of 3.2 dwelling units per acre, 1.0 dwelling unit is allowed on the subject site. The project proposes 1 dwelling unit and is therefore .02 units below the GMCP. This .02 excess dwelling units will be deposited into the City's Excess Dwelling Unit Bank for future allocation to other projects. V. ENVIRONMENTAL REVIEW This project is exempt from CEQA per Section 15303(a) of CEQA exemptions (Class 3), which exempts the construction of one single-family residence in a residential zone on a legal parcel from environmental review when it can be clearly seen that there are no environmental impacts. A Notice of Exemption will be filed by the Planning Director upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 6428 CDP 07-11 - MORRISON RESIDENCE June 18, 2008 Page 7 2. Location Map 3. Disclosure Form 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Exhibit(s) "A" - "H", dated June 18, 2008 SITEMAP NOT TO SCALE Morrison Residence CDP 07-11 BACKGROUND DATA SHEET CASE NO: CDP 07-11 CASE NAME: MORRISON RESIDENCE APPLICANT: Kevin Morrison REQUEST AND LOCATION: Request for approval of a Coastal Development Permit to allow for the construction of a 2,225 square foot single family residence within the City's Coastal Zone located at 4338 Highland Drive south of Hoover Street within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. LEGAL DESCRIPTION: Parcel 3 of Parcel Map No. 11553, 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 4, 1981 as File No. 81-246605 of Official Records. APN: 206-192-31-00 Acres: .45 Proposed No. of Units: One GENERAL PLAN AND ZONING Existing Land Use Designation: Residential Low Medium Density (RLM) Proposed Land Use Designation: N/A Density Allowed: 0-4 units per acre Density Proposed: 3.12 units per acre Existing Zone: R-1-15,OQQ Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-l-15,000 RLM Vacant North R-l-15,000 RLM Single Family Dwelling South R-l-15,000 RLM Single Family Dwelling East R-l-15,000 RLM Single Family Dwelling West R-l-15,000 RLM Single Family Dwelling LOCAL COASTAL PROGRAM Coastal Zone: IXI Yes I I No Local Coastal Program Segment: Mello II Within Appeal Jurisdiction: | | Yes 1X1 No Coastal Development Permit: IXI Yes I I No Local Coastal Program Amendment: | | Yes 1X1 No Existing LCP Land Use Designation: RLM Proposed LCP Land Use Designation: N/A Existing LCP Zone: R-l-15,000 Proposed LCP Zone: N/A Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): One ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, Section 15303(a) of CEO A exemptions (Class 3) Revised 01/06 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: Morrison Residence - CDP 07-1 1 LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN:RLM ZONING: R-l -15,000 DEVELOPER'S NAME: Kevin Morrison ADDRESS: 1035 East Vista Wav. #172, Vista, CA 92084 PHONE NO.: 760-644-3025 ASSESSOR'S PARCEL NO.: 206-192-31-00 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): ESTIMATED COMPLETION DATE: Unknown .45 acres A. City Administrative Facilities: Demand in Square Footage = 3.4767 B. Library: Demand in Square Footage = 1.8542 C. Wastewater Treatment Capacity (Calculate with J. Sewer) I D. Park: Demand in Acreage = .006953 E. Drainage: Demand in CFS = 1 Identify Drainage Basin = B (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 10 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 1 &3 H. Open Space: Acreage Provided = N/A I. Schools: 4952 (Demands to be determined by staff) J. Sewer: Demands in EDU 1 Identify Sub Basin = IE (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 220 L. The project is .02 unit below the Growth Management Control Point for RLM designated properties. City of Carlsbad 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 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 . 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 publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Title frlA>iJ&L— Corp/Part Title 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 publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Corp/Part Title__Title Address */S5 (fi Address 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us 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 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? [. I Yes _1 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 knowledge. ranaturenof owner/date Signature of applicant/date ' Print o ^rviype name of owner Print or typje'name of applicant Signature of owner/applicant's agent if applicable/date H:ADMIN\COUNTER\DISCLOSURE STATEMENT 12/06 Page 2 of 2 ra.as LOCATION MAP PATRIOT RESIDENTIAL SERVICES Kevin Morrison 4338 HIGHLAND DRIVE CARLSBAD, CA 32008 160. &44.3025 5ITE PLAN STORM WATER QUALITY NOTES (CONSTRUCTION BMP'S) _ "THIS PROJECT SHALL COMPLY WITH ALL REQUIREMENTS OF THE CALIFORNIA REGIONALWATER QUALITY CONTROL BOARD, SAN OIECO REGION." NOTES 1-6 BELOW REPRESENT KEY MINIMUM REQUIREMENTS FOR CONSTRUCTION BMP'S 1. SUFFICIENT BMP'S MUST BE INSTALLED TO PREVENT SILT. MUD OR OTHER CONSTRUCTION DEBRIS FROM BEING TRACKED INTO ADJACENT STREET OR STORM WATER CONVEYANCESYSTEMS DUE TO CONSTRUCTION VEHICLES OR OTHER CONSTRUCTION ACTIVITY. THECONTRACTOR SHALL BE RESPONSIBLE FOR CLEANING ANY SUCH DEBRIS THAT MAY BE IN THE STREET AT THE END OF EACH WORK DAY OR AFTER A STORM EVENT THAT CAUSESBREACHING OF THE INSTALLED CONSTRUCTION BMP'S. 2. ALL STOCK PILES OF UN-COMPACTED SOIL AND/OR BUILDING MATERIALS THAT AREINTENDED TO BE LEFT UNPROTECTED FOR A PERIOD GREATER THAN SEVEN (7) CALENDARDAYS ARE TO BE PROVIDED WITH EROSION AND SEDIMENT CONTROLS. SUCH SOIL MUST BE PROTECTED EACH DAY WHEN THE PROBABILITY OF RAIN IS 40S OR GREATER.J. A CONCRETE "WASHOUT" SHALL BE PROVIDED ON ALL PROJECTS WHICH PROPOSE THECONSTRUCTION OF ANY CONCRETE IMPROVEMENTS THAT ARE TO BE POURED IN PLACE AT THE SITE.4. ALL EROSION/SEDIMENT CONTROL DEVICES SHALL BE MAINTAINED IN WORKING ORDER AT ALL TIMES.5. ALL SLOPES THAT ARE CREATED OR DISTURBED BY CONSTRUCTION ACTIVITY MUST BEPROTECTED AGAINST EROSION AND SEDIMENT TRANSPORT AT ALL TIMES. fi.' THE STORAGE OF ALL CONSTRUCTION MATERIALS AND EQUIPMENT MUST BE PROTECTEDAGAINST ANY POTENTIAL RELEASE OF POLLUTANTS INTO THE INVIRONMENT. LOT" MINOR SUBDIVISION NO. &14 PARCEL "3APN 706-132-31 ZONING RS LOT COVERAGE CALCULATIONS LOT 61ZE.RESIDENCE. GARAGETOTAL COVERAGE ALLOWED. COVERAGE 6WOHN. THIS PROJECT 9H4LL COMPLY WITH TME ra^l UBC. 2000 UMC AND ?000 UPC THE 3*0! NEC AND TWE 3005 EDITION OP THE CALIFORNIA BUILDING CODECTITLE 14> STANDARDS FOR RESIDENTIAL AND h40NRE9IDENTIAL BUILDINGS NOTE, FINISH GRADING SMALL O1REC1SURFACE WATER AWAT FROMEUJILDING FOUNDATIONS AT A MINIMUM SLOPE OF IM"PER FOOT FOR AT LEAST 5 FEET. _ Q_ ill NOV. 2006 SP1 I OF 31 SHEETS SSSSBssa— FIRST FLOOR PLAN DOOR SCHEDULE SPRING MINOEP FRENCH POOR DECOR FRONT BED ROOMS N5TR. BATH WINDOW SCHEDULE gfe;&H TRIPLE TrPE NO. MAT'L VEN GLZ SLIDER FIXED VINYL VINYL 1.61 » 3?^" 2nd PLR • 5TAIR6 NOTE iQLA&S IN WINDOWS TO BE TEMPERED &AFTEV QLA65. ALL WINDOWS TO BE DOUBLE GLAZED. WINDOWS NOTED AS CNJ ARE NEW TO THIS PROJECT. HSTR. BEDROOMJnd FLR. FOVER 2nd FLR. POTER Jnd FLR BATU MSTR. BATHWINDOWS 1 WINDOW MA9TER -«e>0 6EWCB s/iNYiea EQUAL. 111 _Q_ (K O O DOOR SCHEDULE FRENCH POOR DECOR FRONT 16TR. BATU WINDOW SCHEDULE jgJCIRCLETOP TYPE NO, MAT'L SLIDER VINYL un. VINYL \O.e> l€..j6».I....._4Xfe_ LIV./DtN./F^iH. RM. 4><fe NOTE. GLASS IN WINDOWS TO BE TEMPERED SAFTEY GLASS. ALL WINDOWS TO BE DOUBLE GLAZED. WINDOWS NOTED A3 CNJ ARE NEW TO THIS PROJECT, BRKF5T. AREA BEDROOMS .AUMDRT ROOM BEDI^OOH .'3.... M5TR. BEDROOM_ M5TR. BEDROOM, ind PLR. FOYER Jnd FLR_BATH__ M5TR- BATM NfNDOWS TO BEWINDOW MASTER 600 SERIES VTHVL SECOND FLOOR PLAN H ss*S»!£Hi _ Q_ (K O 0_jLL Qz 0Om A3 5M x 6 CORNERBOARDS ON PROMTONLY CTTP.)- EAST ELEVATION NORTH ELEVATION 4" CROWN OVERI x » FRIEZE W/PANEL MOULDING fTTPJ EBHfflnnnnnnnnn \e>" LOAD BEARINGCOLUMNS - SEEDETAIL 1 SHEET b HE5T ELEVATION SOUTH ELEVATION o LU_J 111 O LUt—XIII A4