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2008-09-17; Planning Commission; ; PUD 06-12(A) - ROBERTSON RANCH PA 16 and PUD 06-14(A) - ROBERTSON RANCH PA 18
The City of Carlsbad Planning Department A REPOR'l' TO THE PLANNING COMMISSION P.C. AGENDA OF: September 17, 2008 ItemNo. 0 Application complete date: June 6, 2008 Project Planner: Barbara Kennedy Project Engineer: Jeremy Riddle SUBJECT: PUD 06-12(A) -ROBERTSON RANCH PA 16 and PUD 06-14(A) - ROBERTSON RANCH P A 18 -Request for a determination that the projects are within the scope of the previously certified Robertson Ranch Master Plan Final Program EIR and that the Program EIR adequately describes the activities for the purposes of CEQA; and approval of Planned Development Permit Amendments for building elevations and plotting for the development of 85 single-family detached homes within Planning Area (P A) 16 and 110 single- family detached homes within P A 18 of the East Village of the Robertson Ranch Master Plan, generally located north of Cannon Road, west of College Boulevard, and east of future Wind Trail Way in Local Facilities Management Zone 14. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 6461 and 6462 APPROVING Planned Development Permit Amendments PUD 06-12(A) and PUD 06-14(A) based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant is requesting approval of Planned Development Permit (PUD) Amendments for the architecture and plotting for 85 dwelling units on 19.16 acres in P A 16, and for 11 0 dwelling units on 26.02 acres in P A 18 within the East Village of the Robertson Ranch Master Plan (MP). The lots for these planning areas were created through Tentative Map (TM) CT 04-26 and Planned Development Permits PUD 06-12 and PUD 06-14 which were recommend for approval by the Planning Commission on October 3, 2007 and approved by the City Council on November 6, 2007. Tentative Map CT 04-26 included the grading and subdivision of Robertson Ranch Planning Areas 16, 17 and 18 into 304 residential lots, 5 recreation area lots and 22 HOA lots. Planned Development Permit~ were required for these planning areas since the residential lot sizes are less than 7,500 square feet (sf). Pursuant to Section V.F.4 of the MP, architecture and plotting requires approval of a PUD Amendment by the Planning Commission. The residences in both PAs are a mixture of one and two-story homes, each consisting of four different floor plans for each planning area. Living areas range from 2,125 to 3,170 sf in PA 16 and from 2,425 to 3,385 sf in PA 18. Each of the projects incorporates three distinct architectural elevation styles and color schemes to provide variation throughout the planning areas. The development of the private recreation areas (PA 16: Lots 307 and 308; PA 18: Lot 309) and Centralized Community Recreation Area in P A 19 were approved concurrently with CT 04-26. Both projects comply with City standards including the MP and all necessary findings can be made for the approvals being requested. PUD 06-I2(A)-ROBERTSON RANCH PA I6 and PUD 06-I4(A)-ROBERTSON RANCH PA I8 . September I7, 2008 Pa e 2 III. PROJECT DESCRIPTION AND BACKGROUND Background On November I4, 2006, the City Council certified the Robertson Ranch Master Plan Final Program EIR (EIR 03-03), and approved the MP, East Village Master Tentative Map (CT 02- I6), and related applications for the Robertson Ranch project. The MP establishes the permitted uses, development standards, and design criteria for each planning area as well the method by which the MP will be implemented. Master Tentative Map CT 02-I6 established the boundaries of the various planning areas in the East Village of Robertson Ranch and CT 04-26, PUD 06-I2, PUD 06-I3, and PUD 06-I4 subdivided PAs I6, I7 and I8 into single-family residential lots and HOA lots. Final Maps have been approved for both CT 02-I6 and CT 04-26, grading and improvement plans have been approved, and construction is presently underway. Project Descriptions The development proposal consists of the review of the architectural design and plotting for PAs I6 and I8 located in the East Village of Robertson Ranch. The MP allows for a delayed review of architecture and plotting through a PUD Amendment. Pursuant to the MP, four different floor plans (inclusive of a modified Plan I(Plan IX)) are being proposed. The plans incorporate three distinct architectural styles for each plan and a number of different color schemes to provide variation throughout the project. The following descriptions and tables outline the square footage and building styles, and provide a brief summary for each planning area. PA I6 is generally located north of Cannon Road near the terminus of Wind Trail Way, and east of the central habitat corridor. The I9.16 acre site is subdivided into 85 single-family residential lots with a minimum lot size of 5,000 square feet, 7 HOA lots, and 2 recreation area lots totaling 27,I89 sf(gross). TABLE 1 -SUMMARY OF FLOOR PLANS-PA 16 PLAN 1ST 2ND LIVING GARAGE TOTAL ARCHITECTURAL NO. FLOOR FLOOR AREA SQ. FT. BLDG. STYLES SQ. FT. SQ. FT. SQ. FT. SQ. FT. I 2,I25 N/A 2,I25 485 2,6I6 Mission 2 car English Country Italian Tuscany IX 2,I25 605 2,730 485 3,2I5 Mission 2 car English Country Italian Tuscany 2 I,550 I,500 3,050 650 3,700 Mission 2 car English Country Italian Tuscany 3 I,542 I,628 3,I70 630 3,800 Mission 2 car English Country Italian Tuscany PUD 06-12(A)-ROBERTSON RANCH PA 16 and PUD 06-14(A)-ROBERTSON RANCH PA 18 September 17, 2008 Pa e 3 P A 18 is generally located east of the intersection of College Boulevard and Cannon Road. The 26.02 acre site is subdivided into 110 single-family residential lots with a minimum lot size of 5,000 square feet, except for those lots adjacent to Cannon Road which have a minimum lot size of 4,500 square feet. In addition to the residential lots, the subdivision includes 7 HOA lots and one 10,233 sf(gross) recreation area lot. TABLE 2-SUMMARY OF FLOOR PLANS-PA 18 PLAN 1ST 2ND LIVING GARAGE TOTAL ARCHITECTURAL NO. FLOOR FLOOR AREA SQ. FT. BLDG. STYLES SQ. FT. SQ. FT. SQ. FT. SQ. FT. 1 2,000 NIA 2,000 425 2,425 Mission 2 car California Bungalow Italian Tuscany IX 2,000 550 2,550 425 2,975 Mission 2car California Bungalow Italian Tuscany 2 1,400 1,400 2,800 555 3,355 Mission 2car California Bungalow Italian Tuscany 3 1,324 1,481 2,805 580 3,385 Mission 2 car California Bungalow Italian Tuscany To determine compliance with the provisions of the Master Plan and Planned Development Ordinance, a Major PUD Amendment is required for the development of homes in neighborhoods with minimum lot sizes of less than 7,500 square feet. The MP specifies that the Planning Commission shall be the final decision-making body (unless appealed) for any PUD amendment processed after approval of the TM, regardless of the number of units in the previously approved TM. IV. ANALYSIS The project is subject to the following land use plans, policies, programs and zoning regulations: A. Robertson Ranch Master Plan (MP 02-03), Planned Development Ordinance (CMC Chapter 21.45), City Council Policy 44, and City Council Policy 66. The recommendation for approval of these projects was developed by analyzing the projects' consistency with the standards contained in the Robertson Ranch Master Plan, the Planned Development Ordinance, and City Council Policies 44 and 66. Both projects comply with these standards as discussed in detail in the section below. A. Robertson Ranch Master Plan (including Planned Development Ordinance, City Council Policy 44, and City Council Policy 66) The Robertson Ranch Master Plan provides a framework for the development of vacant PUD 06-12(A)-ROBERTSON RANCH PA 16 and PUD 06-14(A)-ROBERTSON RANCH PA 18 September 17, 2008 Pa e 4 properties within the Master Plan area to ensure the logical and efficient provision of public facilities and community amenities for future residents. Planning Areas 16 and 18 were subdivided into residential lots through CT 04-26, PUD 06-12, and PUD 06-14 and compliance with the Master Plan and Planned Development standards relating to the subdivision were analyzed at that time. 'Previously approved features include project density, lot size, street design, trail system, pocket parks, community recreation area, affordable housing, and RV storage. The PUD Amendments reviewed herein focus only on the standards and criteria related to the architectural design and plotting of the residences in P A 16 and 18. In addition to the Master Plan requirements, this includes all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the Planned Development Ordinance (CMC Chapter 21.45) and City Council Policies 44 and 66, except as modified by the Robertson Ranch Master Plan. The staff report Attachments 10 through 13 (P A 16) and 15 through 18 (P A 18) demonstrate both projects compliance with all of the applicable requirements of Table C and D of the Planned Development Ordinance and City Council Policies 44 and 66. Additionally, the proposed architectural design and plotting layout meets or exceeds all of the unique development standards of the Master Plan and the Special Design Criteria for PAs 16 and 18 as outlined in Table 3 below. TABLE 3: COMPLIANCE WITH THE SPECIAL DESIGN CRITERIA OF THE ROBERTSON RANCH MASTER PLAN Standard Requirement Proposed Maximum Single-story and modified single-story: PA 16: 52.7% or less lot coverage Lot Coverage Maximum 60% of the net pad area. PA 18: 54.5% or less lot coverage Two-story: Maximum 45% of the net pad P A 16: 45% or less lot coverage area. PA 18: 44.5% or less lot coverage *This coverage shall include balconies and second-story decks. *Porches or covered entryways with no livable space above the porch or entryways are exempt from lot coverage requirements regardless of size or dimensions. Modified single-story: The livable space on P A 16: 23% of first floor area the second floor shall not exceed 25% of the PA 18: 22% of first floor area first floor lot coverage. Rear Yard 10 feet minimum PA 16: 10.5 feet or greater Setback PA 18: 10 feet or greater Side Yard 5 feet minimum P A 16: 5 feet or greater Setback P A 18: 5 feet or greater Private Rear Single-story or modified single-story: P A 16: Minimum 15 feet x 15 feet Yard 15 feet x 15 feet of useable rear yard PA 18: Minimum 15 feet x 15 feet PUD 06-I2(A)-ROBERTSON RANCH PA I6 and PUD 06-I4(A)-ROBERTSON RANCH PA I8 September I7, 2008 Pa e 5 TABLE 3: COMPLIANCE WITH THE SPECIAL DESIGN CRITERIA OF THE ROBERTSON RANCH MASTER PLAN CONTINUED Standard Private Rear Yard Structural Setbacks from Arterial Roadways Storage Space Building Height East Village Landscape Concept & Plant Palette Requirement Two-story: I8 feet x I8 feet of useable rear yard Cannon Road: 40 foot structural setback from right-of-way Proposed P A I6: Minimum I8 feet x I8 feet PA I8: Minimum I8 feet x I8 feet Only applies to P A I8 Cannon Road: 4I.3 feet or greater College Blvd.: 40 foot structural setback College Blvd.: 40 feet or greater from right-of-way Required storage space may include the P A I6: space within the garage: 392 cu. ft. min. Plan I and IX: 450 cu. ft. of storage space One-story: I5 feet to plate line and 20 feet maximum building height. Two-story: 30 feet and two stories with a minimum roof pitch of3:I2. Compliance with the landscape theme tree and plant varieties. Plan 2: I ,332 cu. ft. storage space Plan 3: I, II 0 cu. ft. of storage space PA I8: Plan I and IX: 392 cu. ft. of overhead storage space. Plan 2: 630 cu. ft. storage space Plan 3: 486 cu. ft. of storage space All DUs have a minimum 3: I2 roof pitch. PA I6: Plan IA: I8'-8" to 20'(1-story) Plan IXA: 23' to 24'-6" Plan 2: 25 '-4" to 2 7' -6" Plan 3: 25'-2" to 27'-8" PA I8: -- Plan I: I5'-IO" to I7'-2" (I-story) Plan IX: 22'-2" to 22'-8" Plan 2: 24'-2" to 25'-6" Plan 3: 24'-2" to 24'-IO" Developer-installed planting is proposed within the front yards of the residences within PAs 16 and I8. The Conceptual Landscape Plans comply with the MP theme tree and plant varieties. PUD 06-12(A)-ROBERTSON RANCH PA 16 and PUD 06-14(A)-ROBERTSON RANCH PA 18 September 1 7, 2008 Pa e 6 TABLE 3: COMPLIANCE WITH THE SPECIAL DESIGN CRITERIA OF THE ROBERTSON RANCH MASTER PLAN CONTINUED Standard Requirement Proposed Special P A 18: Provide a supplemental Acoustical The project is conditioned to Design Analysis comply with the noise mitigation Criteria measures recommended in the Robertson Ranch Planning Area 18 Final Noise Analysis, Urban Crossroads, December 3, 2007, to ensure that the interior noise level for the residential structures does not exceed the City of Carlsbad's 45 dBA interior noise standard, including, but not limited to, upgraded windows for residences located on Lots 208-212, 242-245, 247, 283, 285, 286, 288-292 and 301-304. Each PUD shall be designed with unique PAs 16 and 18 have been designed floor plans and architectural design. with unique floor plans and building designs that comply with the Robertson Ranch design guidelines. At least 20% ofthe homes in each PA shall PA 16: be designed as single-story, or alternatively, Single-story: 15.3% a total of 25% of the homes shall be Modified single-story: 11.8"o/o designed as either single-story or modified single-story provided that no fewer than PA 18: 15% of the homes are single-story. Single-story: 15.5% Modified single-story: 11.8% *Single-story and modified single-story shall be considered as two separate floor plans. PUD 06-12(A)-ROBERTSON RANCH PA 16 and PUD 06-14(A)-ROBERTSON RANCH PA 18 September 17, 2008 Pa e 7 TABLE 3: COMPLIANCE WITH THE SPECIAL DESIGN CRITERIA OF THE ROBERTSON RANCH MASTER PLAN CONTINUED Standard Requirement Proposed Special Modified single-story: Minimum 60% of PA 16-Plan IX: Design the roof area shall be single-story. Single-story roof area: 74-75% Criteria Livable space on the second floor shall not 2"d story element: 23% of 1st floor exceed 25% of the first floor and shall be PA 18-Plan IX: centrally located. Single-story roof area: 74% 2nd-story element: 22% of 1st floor Doors, porches, balconies and walkways PA 16: 75.3% of the homes have a should face the streets to promote social front door or entryway that is interaction. 75% of the homes must have a clearly visible from the street. front door that is clearly visible from a PA 18: 100% ofthe homes have a street or courtyard. front door or entryway that is clearly visible from the street. Porches shall have a minimum depth of 6 Covered front porches and open feet and a minimum width of 1 0 feet. courtyards have a min. depth of 6 feet and a min. width of 1 0 feet. Building elevations visible from the All of the residences in P A 16 and surrounding roadways shall feature 18 have been designed with enhanced elevations. upgraded rear elevations. Residences with enhanced side elevations are plotted in instances where the side elevations are visible from surrounding roadways or open space areas. The Master Plan requires that the centralized Community Recreation Area in P A 19 shall be constructed concurrently with development of any market-rate units in the East Village. The Site Development Plan for P A 19 (SDP 06-06) was approved in conjunction with the subdivision map for PAs 16, 17 and 18 and helps to satisfy, in part, the active recreation requirement for PAs 16 through 21. Conditions were included for P A 19 to ensure that Phase I is constructed prior to the occupancy of the first market-rate units within the MP. Additionally, the previous conditions of approval for PUD 06-12 and PUD 06-14 include requirements to ensure that common recreation area Lots 308 (P A 16) and 309 (P A 18) are constructed with the first phase of development, and are completed prior to occupancy of any residential units, and that Lot 307 (within PA 16) is constructed prior to occupancy of the adjacent residences. The developer proposes to install landscaping within the front yards of each residence. The conceptual landscape plans have been reviewed to ensure consistency with the MP. However, because front-yard landscaping is an optional element, subsequent submittal of landscape and irrigation plans is not required. The proposed project is located within Local Facilities Management Zone 14 in the northeast quadrant of the City. The impacts on public facilities created by the two projects, and their PUD 06-12(A)-ROBERTSON RANCH PA 16 and PUD 06-14(A)-ROBERTSON RANCH PA 18 September 17, 2008 Pa e 8 compliance with the adopted performance standards was analyzed and evaluated at the time of approval ofEIR 03-03 and CT 04-26. V. ENVIRONMENTAL REVIEW The proposed projects have been reviewed pursuant to the California Environniental Quality Act (CEQA). Staff has analyzed the projects and has concluded that no potentially significant impacts would result with the implementation of the projects that were not previously examined and evaluated in the certified Final Program Environmental Impact Report for the Robertson Ranch Master Plan (EIR 03-03), dated April 2006, BRG Consulting, Inc. EIR 03-03 evaluates the potential environmental effects of the development and operation of the "Robertson Ranch Master Plan" and associated actions inclusive of the proposed residential neighborhood projects reviewed here. The City Council certified EIR 03-03 on November 14, 2006. At that time, CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program were approved. The EIR 03-03 "Findings of Fact and Statement of Overriding Considerations" applies to all subsequent projects covered by the Robertson Ranch Master Plan Final Program EIR. All mitigation measures contained in the adopted Mitigation Monitoring and Reporting Program from EIR 03-03 applicable to the proposed projects have been completed, incorporated into the project design, or are required as conditions of approval for the project or for the previously approved East Village Master Tentative Map (CT 02-16) and Tentative Subdivision Map for the Planning Areas 16, 17 and 18 (CT 04-26). All mitigation required for the grading plan and the Final Map for CT 02-16 and CT 04-26 to permit grading of the project area have been applied. Mitigation measures for the single-family residential housing project in P A 18 required preparation of a supplemental acoustical analysis. The acoustical analysis identified that in addition to the 6 to 1 0-foot high noise barrier that will be installed on College Boulevard and Cannon Road, additional noise mitigation measures are required to ensure that the interior noise level for the residential structures does not exceed the City of Carlsbad's 45 dBA interior noise standard. These mitigation measures include, but are not limited to, upgraded windows for residences located on Lots 208-212, 242-245, 247, 283, 285, 286, 288-292 and 301- 304. The project has been conditioned to comply with the noise mitigation measures recommended in the Robertson Ranch Planning Area 18 Final Noise Analysis, Urban Crossroads, December 3, 2007. The proposed project would have no effects beyond those analyzed in the program EIR, as they are a part of the program analyzed earlier. This project is within the scope of Final Program EIR 03-03 and no further CEQA compliance is required. EIR 03-03 is available for review at the Planning Department. ATTACHMENTS: 1. Planning Commission Resolution No. 6461 (PUD 06-12(A)) 2. Planning Commission Resolution No. 6462 (PUD 06-14(A)) 3. Location Map 4. Disclosure Form 5. Background Data Sheet -P A 16 PUD 06-12(A)-ROBERTSON RANCH PA 16 and PUD 06-14(A)-ROBERTSON RANCH PA 18 September 17, 2008 Pa e 9 6. Background Data Sheet-P A 18 7. Local Facilities Impact Assessment-P A 16 8. Local Facilities Impact Assessment-P A 18 9. Robertson Ranch Master Plan Land Use Plan 10. PA16-TableC , 11. P A 16 -Table D 12. P A 16 -City Council Policy 44 Compliance Table 13. PA 16-City Council Policy 66 Compliance Table 14. Reduced Exhibits for Robertson Ranch PA 16 15. PA 18-Table C 16. PA 18-TableD 17. P A 18 -City Council Policy 44 Compliance Table 18. P A 18 -City Council Policy 66 Compli<:mce Table 19. Reduced Exhibits for Robertson Ranch PA 18 20. Robertson Ranch PA 16 -Full Size Exhibits -"A" -"I" and 11" x 17" Architectural Exhibits-"J"-"KK" dated September 17, 2008 21. Robertson Ranch PA 18 -Full Size Exhibits -"A"-"I" and 11" x 17" Architectural Exhibits-"J"-"00" dated September 17, 2008 '/?A 1: · SITE MAP Rancho Carlsbad • N NOT TO SCALE Robertson Ranch PA's 16 and 18 PUD 06-12(A) and PUD 06-14(A) .. . . .. ~·· ···:~ ... ·.-· __ ............ ·.··.~.···: .. ··:,:·.·.· .. · · ......... ' ....... ,;·,•.·:.:• .,, -· City ·Of carlsbad . IRLI"•""·'•'Y.Giilul§eil DISCLOSURE STATEMENT Appllcanfs statement or disclosure of certain ownership interesl8 on aS appDcaUons which wil require • discretion action on the part of the C Council or any appointed Board, Commission or Committee. The following Information MUST be dlsdosed at the time of application submittal. Your project cannot be revieWed until this Information Is completed. Please print. 1. APPUCAHT (Not the applicant's agent) Provide the COMPLEU:. LEGAL namea and addressee of & persons hevlng a flnandal Interest In the application. If the applicant lnckJdes a et:~rporatlon or oartnersh!p. Include the names, title, addresses daD lndMduals owning more than ·10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE {NIA) IN THE SPACE BELOW. If a oubBclv=ownecl ~allon. Include the names, tlUes, and addresses of the corporate officers. (A separ.~te page may be attached If necessary.) Person Brookfield Tamarack LLC CorpiPart\..-_N_/ A ________ _ Tille Title,_ __________ _ Addre&s. ________ _ Address:_ _________ _ 2. OWNER (Not the oWner's agent) Provide the COMPL:ETE. LEGAL names and addresses of ALl persona having any OWI'lership· ·Interest In the property involved. Also, provide the nature of the legal ownerahlp {I.e. partnership, tenants In common, non.proflt. corporation. etc.). tf the ownership Includes a cot;poratlon or ·partnership, lnelude the names, title, addresses of all lndlvlduals owning more than 100.4 of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE :NON-APPUCABLE (N/A) IN THE ·SPACE BELOW. If a publlcty-owned corporation. nclude the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) P~n Calaver a Hills II LLC N/A ~M·------------------ True~------------------~~:-....--------------------- Address. ___________ _ Adm~·---------------------- 1&35 Feraclay AYIIrRII • Calbblld, CA 9200&-731.$ • (760)6Q2..4600 • liU (760) 802-8559 • WWIII.d.cartlbad,ca.us * .. 3. NON..PROFIT ORGANJZA TJON OR TRUST Jf any person Identified pursuant to (1) or (2) above is a nonprofit organization or a trust Jist the names and addresses of PJf!.. person serving as an officer or cftreclor of the llOfl"Profil organization or as trustee or benefiCiary of tne. Non Profit/Trust Non ProfitfTrust,_ _______ _ TiUe Title.__ __________ _ ~~~--------------A~~.__ _________________ _ 4. Have you had more than $500 worth of business transacted wllh any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? 0 Yes [KJ No If yes, please Indicate person(s):. _________ _ NOTE: Attach additional sheets If necessary. I certlfy \hal all the above information is true and correct to lhe best of my knowledge. .Sign ure By: Br kfield ;amarack LLC,Member Calavera Hills II LLC Print or type name of owner E.Dale Gleed, VP By: okfield Tamarack LLC, Member Calavera Hills II LLC Print or type name of applicant Signature of owner/applicant's agent if appltcableldate Print or type name of owner/applicant's agent Page2of2 CERTIFIED TRUE COPY OF CORPORATE RESOLUTION (Calavera Hills II LLC) . WHEREAS, Brookfield Tamarack LLC, a Delaware limited liability 'company ("Brookfield"), and McMillin Companies, LLC, a Delaware limited liability company ("McMillin"), were the members of the Company, and WHEREAS, McMillin was the managing member of the Company and has been executing any and all documents, agreements and any addenda and amendments thereto ("Documents"), and WHEREAS, it is the best interest of the Company for McMillin to transfer management and to sell its membership interest in the Company to Brookfield; NOW, THEREFORE, BE IT RESOLVED, that the Company authorizes Brookfield to execute all Documents including any addenda and amendments thereto, which shall bind the Company in all such respects. RESOLVED FURTHER, that the officers of Brookfield are, and each officer individually is, hereby authorized, empowered and directed, in the name and on behalf of the Company as the Managing and sole member of the LLC, to take or cause to be taken, any and all actions not inconsistent with these resolutions, including without limitation, the approval, negotiation, execution, acknowledgment, filing, amendment and delivery of any and all papers, certificat-es, agreements and documents as such officer may deem necessary or advisable to carry out the purposes and intent of the foregoing resolutions. RESOLVED FURTHER, that all actions taken and all instruments, documents and agreements executed by the officers or authorized representatives of the Company prior to the date of adoption of the foregoing resolutions are, in all respects, authorized, approved and ratified as acts and deeds of this Company. The undersigned Member hereby certifies that the execution and delivery by the Company of the transactions described in these Resolutions will not result in any breach, violation or default under, or be in· conflict with, any of the terms and provisions of the governing documents of the Company, or any other contracts, agreements or other obligations of the Company. The undersigned Member hereby certify that no consent, approval or authmization of any governmental authorities is required in connection with the execution and delivery of the documents relating to the transactions described in the Resolution. This is to certify that the foregoing is a true copy of a resolution adopted by Calavera Hills II LLC, a California limited liability company, on the 22nd day of April, 2008, and that such resolution is sti11 in full force and effect unamended. In witness whereof, I have hereunto signed my name as Secretary of Brookfield Tamarack LLC, managibg and sole member ofCalavera Hills II LLC, this 22nd day of April, 2008. CERTIFIED TRUE COPY OF CORPORATE RESOLUTION (Brookfield Tamarack LLC) ELECTION OF OFFICERS / RESOLVED, that the following persons are duly elected to serve as the officers of the Company by the Board of Managers or until the election and qualification of their respective successors or their earlier resignation or removal: STEPHEN P. DOYLE LARRY N. CORTES E. DALE GLEED DAVlD R. POOLE ELIZABETH ZEPEDA WILLIAM B. SEITH R. CASEY SCHNOOR President Chief Financial OfficeJ' and Vice President Vice President Vice President Secretary Assistant Secretary Assistant Secretary RESOLVED FURTHER, that the Acceptance of each Officer is attached hereto as EXHIBIT "A". RESOLVED FURTHER, that except when otherwise authorized or directed by the Board of Managers, or by law, the officers of the Company are authorized to execute, acknowledge and deliver any and all instruments of writing, including but not limited to, . subdivision maps, contracts, agreements for purchase and sale, leases, deeds, notes, security instruments and such other documentation necessary or appropriate in the ordinary course of business of the Company. Unless specifically authorized by the Board of Managers to the contrary, any and all subdivision maps, contracts, agreements for purchase and sale, .teases, deeds, notes, loan agreements, partnership agreements and security instruments, other than contracts involving amounts of less than $100,000 and deeds for the sale of a single family residence, shall require the signature oftwo officers of the Company. RESOLVED FURTHER, that no contract or obligation involving the transfer of a substantial rightin any major asset of the Company shall be signed without prior approval of the Board of Managers or any committee thereof duly authorized to give such approval. This is to certifY that the foregoing is a true copy of a resolution adopted by the Board of Managers of Brookfield Tamarack LLC, a Delaware limited liability company, on the 14th day of March, 2008, and that such resolution is still in full force and effect unamended. In witness whereof. I have hereunto signed my name as Secretary of Brookfield Tamarack LLC, this 22nd day of April, 2008. · i i I f 1 I BACKGROUND DATA SHEET CASE NO: PUD 06-12(A) CASE NAME: ROBERTSON RANCH PA 16 APPLICANT: Brookfield Tamarack LLC REQUEST AND LOCATION: A request for approval of a Planned Development Permit Amendment for building elevations and plotting for' the development of 85 single-family detached homes within Planning Area 16 ofthe East Village of the Robertson Ranch Master Plan on property generally located north of Cannon Road at the terminus of future Wind Trail Way in Local Facilities Management Zone 14. LEGAL DESCRIPTION: Lots 44 through 63 inclusive; Lots 89 through 99 inclusive; Lots 117 through 140 inclusive; and Lots 160 through 189 inclusive; per Map No. 15682, filed in the office of the County Recorder of San Diego County as File No. 2008-0192971 on April 11, 2008 APN: Portion of 168-050-47 Acres: 19.16 acres Proposed No. of Lots/Units: =85=-=u=ni=ts"------- GENERAL PLAN AND ZONING Existing Land Use Designation: Medium Density Residential (RM) Proposed Land Use Designation: "-..:N~/A~-------------------- Density Allowed: _:..4~-8!..,;d~u/=ac,__ ___ _ Density Proposed: -"'-5'-".1--=d=u/=a=c~-------- Existing Zone: P-C (underlying zone: RD-M) Proposed Zone: N~/A'-=----------- Surrounding Zoning, General Plan and Land Use: Site North South East West Zoning (underlying zone designation ) P-C (RD-M) P-C (RD-M) P-C (RD-M) P-C (RD-M) P-C (OS) General Plan RM RM E (future change to RM) andRH RM OS Current Land Use Vacant Vacant/future small-lot SFR Vacant/future small-lot SFR and affordable housing Vacant/future small-lot SFR OS conservation area Revised 01/06 LOCAL COASTAL PROGRAM Coastal Zone: 0 Yes [8J No Local Coastal Program Segment:N =...:"--'/A~------- Within Appeal Jurisdiction: 0 Yes [8] No Coastal Development Permit: 0 Yes [8] No Local Coastal Program Amendment: 0 Yes [8] No Existing LCP Land Use Designation: N/A Existing LCP Zone: =--N:..:..;/ A~------ Proposed LCP Land Use Designation: ::....:Nc....:/A~- Proposed LCP Zone:N !...."-'/A~-------- PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: ""'C~ar~ls~b~a::::.d ___ _ Equivalent Dwelling Units (Sewer Capacity): !!.8:<...5~E~D::..!U~-------------- ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption, ______________________ _ D Negative Declaration, issued. ____________________ _ [8J Certified Environmental Impact Report, EIR 03-03, dated November 14, 2006 D Other, -------------------------- Revised 0 I /06 BACKGROUND DATA SHEET CASE NO: PUD 06-14(A) CASE NAME: ROBERTSON RANCH PA 18 APPLICANT: Brookfield Tamarack LLC REQUEST AND LOCATION: A request for approval of a Planned Development Permit Amendment· for building elevations and plotting for the development of 110 single-family detached homes within Planning Area 18 of the East Village ofthe Robertson Ranch Master Plan on property generally located west of the intersection of College Boulevard and Cannon Road in Local Facilities Management Zone 14. LEGAL DESCRIPTION: Lots 195 through 304 inclusive per Map No. 15682, filed in the office of the County Recorder of San Diego County as File No. 2008-0192971 on April 11, 2008 APN: Portion of 168-050-47 Acres: 26.02 acres Proposed No. of Lots/Units: 110 units GENERAL PLAN AND ZONING Existing Land Use Designation: Medium Density Residential (RM) Proposed Land Use Designation: "-N!!-'/A'-=---------------------- Density Allowed: --=-4-_.::8'--'d=u/=-=ac=------Density Proposed: .:::..5:.=.2'-..!d"-"u/"'-'a=c<------------ Existing Zone: P-C (underlying zone: RD-M) Proposed Zone: N~/ A~--------- Surrounding Zoning, General Plan and Land Use: Site North South East West Zoning (underlying zone designation ) P-C (RD-M) P-C (RD-M) P-C (OS) P-C (OS) · P-C (RD-M and OS) General Plan RM RM OS OS RMH, RM, and OS Current Land Use Vacant Vacant/future small-lot SFR Cannon Road, open space lot, Rancho Carlsbad beyond. College Boulevard with OS conservation area beyond Vacant/future detached condominiums, community recreation area and small-lot SFR Revised 0 I /06 LOCAL COASTAL PROGRAM Coastal Zone: D Yes 1:8] No Local Coastal Program Segment: .:....N"-'/A:....:.._ ______ _ Within Appeal Jurisdiction: D Yes 1:8] No Coastal Development Permit: D Yes 1:8] No Local Coastal Program Amendment: DYes I:8J No Existing LCP Land Use Designation: N/A Existing LCP Zone: "--'N"-'1 A-=-------- Proposed LCP Land Use Designation: =--N"-'/A--=---- Proposed LCP Zone: .:....N;.:...:/A:....:.._ _______ _ PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad ===---- Equivalent Dwelling Units (Sewer Capacity): ~1 ~1 0"--='E=Dc..::U::..__ _____________ _ ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption, ______________________ _ D Negative Declaration, issued. ____________________ _ ~ Certified Environmental Impact Report, EIR 03-03, dated November 14, 2006 · D Other, -------------------------- Revised 0 I /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: Robertson Ranch PA 16-PUD 06-12(A) LOCAL FACILITY MANAGEMENT ZONE: H GENERAL PLAN: =R=M,__ _____ _ ZONING: P-C (underlying zone: RD-M) DEVELOPER'S NAME: Brookfield Tamarack LLC ADDRESS: 12865 Pointe Del Mar, Ste 200 Del Mar, CA 92014-3859 PHONE NO.: 619-794-1252 ASSESSOR'S PARCEL NO.: Portion of 168-050-47 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 19.16 acres, 85 DUs ESTIMATED COMPLETION DATE: unknown A. B. c. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage= Library: Demand in Square Footage= Wastewater Treatment Capacity (Calculate w.ith J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) 295.52 sq. ft. 157.61 sq. ft. 85EDU 0.59 acres 1.84 CFS (East Village) Basin B 850 ADT Fire: Served by Fire Station No.= =-3-=an=d:::....=:;_5 ___ _ Open Space: Schools: Acreage Provided = Provided throughout Master Plan CUSD E = 19.88 I Middle= 9.95 I HS = 12.56 Sewer: Demands in EDU 85EDU Identify Sub Basin= ..:....14..:..:.A..:...._ ____ _ (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 0.019 MGD L. The project is 0 units below the Master Plan Dwelling unit allowance. CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: Robertson Ranch PA 18-PUD 06-14(A) LOCAL FACILITY MANAGEMENT ZONE: 14 GENERAL PLAN: .!..!R=..!.;M!...._ _____ _ ZONING: P-C (underlying zone: RD-M) DEVELOPER'S NAME: Brookfield Tamarack, LLC ADDRESS: 12865 Pointe Del Mar, Ste 200 Del Mar, CA 92014-3859 PHONE NO.: 619-794-1252 ASSESSOR'S PARCEL NO.: Portion of 168-050-47 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 26.02 acres, 110 DUs ESTIMATED COMPLETION DATE: unknown A. B. c. D. E. F. City Administrative Facilities: Library: Demand in Square Footage= 382.44 sq. ft. Demand in Square Footage= 203.97 sq. ft. Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) 110 EDU 0.76 acres 1.84 CFS (East Village) Basin B 1,100 ADT G. Fire: Served by Fire Station No.= =-3...::a=nd=:c..=....5 ___ _ H. Open Space: Acreage Provided = Provided throughout Master Plan I. Schools: CUSD E = 25.73 I Middle= 12.88 I HS = 15.86 J. Sewer: Demands in EDU 110 EDU Identify Sub Basin = ..:...14..:..::A-=------- (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 0.024MGD L. The project is 0 units below the Master Plan Dwelling unit allowance. MO~HR PLUN MAXIMUM RESIDENTIAl UNIT AllOCATION Ea!'t Villagt:: Wes! Villi1gtt PROI'Q'ifO P~iiPOSto J>w)lcl PlOild Y,lTH PA.,.13&14 A.!TfltmJM 469 463 671 1,122 1,1S4 \ PA 13 and 14 Alternative Use NOTES: PA 23F l.3GrnuAC. Opc-nSv.Ki! ~ ALTI:RNATIVE USES AVAU.ABLE ·SEE TEXT '"" SEE TEXT FOR DISCUSSION • J • a tsa 300· soo·w_ lll~~rn F1GURE No. 11-4 MASTER PLAN LAND USE PLAN PAGE 11-12 Standard Density Arterial Setbacks Building Setbacks Permitted Intrusions into Setbacks Visitor Parking On Private/Public Streets Driveways ROBERTSON RANCH PA 16-PUD 06-12(A)-TABLE C PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Requirement Per the underlying General Plan designation. When two or more General Plan Land Use designations exist within a planned development, the density may not be transferred from one general plan designation to another without a general plan amendment. All dwelling units and accessory structures adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: Prime Arterial Major Arterial Secondary Arterial Carlsbad Boulevard 50 Feet 40 Feet 30 Feet 20 Feet An average of 50% of the required setback area that is located closest to the arterial shall be landscaped to enhance the str~etscene and buffer homes from traffic on adjacent arterials. Project perimeter walls shall not be located in the landscaped buffer. The landscaped buffer shall contain a minimum of one 24" box tree for every 30 lineal feet of street frontage. This arterial landscape setback shall be commonly owned and maintained by the homeowners' association. All setbacks shall be measured from the property line, from the back of sidewalk or from the edge of the project driveway, whichever is closest to the structure. Projecting architectural features, which do not increase the useable living area of a dwelling unit, (including, but not limited to, cornices, eaves, belt courses, sills, buttresses and fireplaces) may intrude up to 2 feet into required building setbacks. 1. 10 units or less: 1 space for each 2 units or fraction thereof. 2. 11 units or more: 5 spaces for the first 10 units, plus 1 space for each 4 units above I 0. 3. Housing for senior citizens: I space for each 5 units. 4. In cases where a fractional parking space is required, the required number of spaces shall be rounded to the nearest highest whole number. Visitor parking may be provided: (I) along both sides of a minimum 34-foot wide private/public street; or (2) in perpendicular bays. When visitor parking is provided on-street, not less than 24 lineal feet per space, exclusive of driveway entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway aprons, then 20 lineal feet may be provided. Visitor parking must be provided in parking bays. 1 Compliance Comment Master Plan allows 85 DUs in PA 16. 85 DUs are proposed. N/A All setbacks are measured from the property line. The only intrusions into required setbacks are fireplaces and decorative shelves and the intrusions do no exceed 2 feet. 26 visitor spaces required. 103 visitor parking spaces are provided on the public streets. (see above) N/A ROBERTSON RANCH PA 16-PUD 06-12(A)-TABLE C Private Streets Minimum 34 feet wide (curb-to-curb) with parkways N/A (minimum 5.5' wide) and sidewalks (minimum 5' wide) on both sides of the street. Public Streets Minimum 34 feet wide (curb-to-curb) with parkways All streets, except cul-de-sac streets, are (minimum 7' wide) and sidewalks (minimum 5' wide) on 34 feet wide with 7 foot wide parkways both sides of the street. and 5 foot wide sidewalks on both sides of the street. Parkways with Minimum 5.5 feet wide parkways are required along both The street tree plan was approved as part Street Trees sides of private streets. For small-lot, single-family and two-of CT 04-26/PUD 06-12. family projects, a minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. For multi-family projects, street trees shall be spaced no further apart than 30 feet on center within the parkway. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Driveway I. Minimum 24 feet wide with no parking permitted in travel N/A (Project) way. 2. Additional width may be required for maneuvering area in front of garages, carports or uncovered parking spaces or to provide transition to a driveway approach. 3. No more than 20 single-family/two-family dwelling units shall be located along a single-entry driveway. 4. Parkways/sidewalks may be required. 5. Driveways in motor courts shall be constructed of concrete. 6. All driveways/motor courts shall be accented with enhanced _IJ_avement treatment. Dwelling Unit All dwelling units shall be set back a minimum of 5 feet from N/A Setback from open parking areas. Open Parking Screening of All open parking areas shall be screened from adjacent N/A Parking Areas residences and public rights-of-way by either a view- obscuring wall or landscaping. 2 Community Recreational Space Recreation Area Parking Lighting Utilities ROBERTSON RANCH PA 16-PUD 06-12(A)-TABLE C All projects of more than I 0 dwelling units shall provide 200 square feet of centralized, community recreatiomi.I space per unit. Projects with 25 or fewer units shall provide passive or active recreation facilities. Projects with more than 25 units shall provide both passive and active recreational facilities with a minimum of75 percent of the area allocated for active facilities. Projects of more than 50 units shall provide recreation facilities for a variety of age groups. Examples of recreation facilities include, but are not limited to, the following: Active: Swimming pool with cabana, children's playground equipment, spa, tennis court, racquetball court, volleyball court, basketball court, recreation rooms or buildings, horseshoe pits, pitch and putt, grassy play areas a minimum of I 00 feet by I 00 feet and any other facility deemed by the planning director to satisfY the intent of providing active recreational facilities. Passive: Benches, barbecues, community gardens or grassy play areas with a slope of less than 5%. I. Credit for indoor recreation facilities shall not exceed 25% of the required centralized community recreation area. 2. Required recreation areas shall not be located in any required front yard and may not include any driveways, parking areas, walkways, storage areas, or any slopes of 5% or greater. 3. For single-family or two-family projects of 50 units or more, at least 25 percent of the common recreation space must be provided as pocket parks. Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially "T-intersections") and where open space vistas may be achieved. Note: These community recreational space requirements shall not apply to housing for senior citizens (refer to Chapter .21.84 of this code for common area requirements for housing for senior citizens). I space for each 15 residential lots or fraction thereof for lots located more than I ,000 feet from a centralized community recreation center lot. Note: Housing for senior citizens is not required to be provided with recreation area parking. Lighting adequate for pedestrian and vehicular safety shall be provided. Separate utility systems shall be provided for each unit. 3 P A 16 contains two recreation area lots totaling 27,189 gross sf. 17,000 sf of recreation area is required with a minimum of 12,750 sf of active recreation facilities. 21,320 sf of recreation area is provided on site with 12,698 sf of active area. An additional 52 sf of active recreation area is provided as part of PA 19. All recreation areas were approved as part ofCT 04-26/PUD 06-12. 30 residences in the East Village of Robertson Ranch are located more than 1000' from PA 19 (26 in PA 16). 2 spaces are required. 6 spaces and I HC space are provided. Street and pedestrian lighting was reviewed and approved as shown on DWG 453-8 (Street Imp.) and DWG 458- 8L (Landscape) for streets and pedestrian paths. These plans meet the safety re_guirements for this standard. Each unit has its own sewer, water and dry utility. ROBERTSON RANCH PA 16-PUD 06-12(A)-TABLE C Recreational 1. Required for projects with 25 or more units! 8, I 80 sf of RV Storage (not including Vehicle 2. 20 square feet per unit exclusive of area required for driveway access, turn~around area or Storage driveways and approaches. visitor parking) will be provided in PA 22 3. Developments located within master plans or residential to satisfy the RV storage requirements for specific plans may have this requirement met by the PAs 14, 16, 17, 18 and 21. common RV storage area provided by the master plan or residential specific plan. 4. The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be landscaped to screen vehicles to the maximum extent feasible. Note: Housing for senior citizens is not required to be provided with recreational vehicle storage. If no R V storage is provided for housing for senior citizens, the CC&Rs for the project shall clearly specify that RV storage is not available. Storage Space 480 cubic feet of separate storage space per unit. If all storage 392 cu. ft. of storage will be provided for each unit is located in one area, the space may be reduced within each garage. Plans I & 1 X have to 392 cubic feet. This space shall be separately enclosed for overhead storage and Plans 2 & 3 have each unit and be conveniently accessible to the outdoors. The extended spaces located within the same space may be designed as an enlargement of the required area in the garage for storage. covered parking structure provided it does not extend into the (see Table C ofthe staff report for more area of the required parking stall. This requirement is in detail) addition to closets and other indoor storage areas. Antennas Each project shall have a master antenna and/or a cable PA 16 is served by a commercial cable television hookup. Antennas are permitted subject to the system. The system provider is Time provisions of Chapter 21.53 ofthis code and any applicable Warner. federal regulations. 4 ROBERTSON RANCH PA 16-PUD 06-12(A)-TABLED PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLED: SMALL-LOT, SINGLE-FAMILY AND TWO-FAMILY DWELLING DEVELOPMENT STANDARDS Standard Requirement Compliance Comment Livable Must comply with city council Policy 66, Principles for the This project complies with Neighborhood Development of Livable Neighborhoods. Policy 66. Policy See Policy 66 Table. Architectural Must comply with city council Policy 44, Neighborhood This project complies with Requirements Architectural Design Guidelines. Policy 44. See Policy 44 Table. Minimum Lot I. Single-family: 5,000 square feet; except that lots sizes less I. Lot sizes were approved Size or than 5,000 square feet to a minimum lot size of3,500 with CT 04-26/PUD 06-12 Exclusive Use square feet may be used when the site has a general plan and range in size from Area designation of RMH and when unique circumstances such 5,000 to I 0,065 square feet. as one of the following exists: a. The project is for lower income or seniors housing; b. The site is located west oflnterstate 5; c. The dwelling units are designed with alley-loaded garages; or d. The site is either located contiguous to a Circulation Element roadway or within I 200 feet of a commuter rail/transit center, commercial center or employment center. 2. Two-family: 3,750 square feet when developed as a twin 2.N/A home; 7,500 square feet when developed as a duplex. Maximum Lot I. 2 story homes-Lots equal to or greater than 5,000 square I. The PD requirements are Coverage feet, 40% of the net pad area; lots less than 5,000 square superseded by the feet, 50% of the net pad area. Robertson ranch Master Plan (MP) requirements. All two-story homes, regardless of lot size, are designed with a lot coverage less than or equal to 45% of the net pad area, including balconies and second-story decks. 2. I story homes-60% of the net pad area. 2. All single story and modified single story homes are designed with a lot coverage less than or equal to 60% of the net pad area. At the modified single-story, the livable space on the second floor does not exceed 25% of the first floor lot coverage. See plans for individual lot coverage. 3. Porches with no livable space above the porch and porte-3. In accordance with the MP cocheres no more than 20 feet in width and 6 feet in depth requirements, porches or are exempt from lot coverage requirements. covered entry ways with no livable space above the porch or entry way are exempt from lot coverage requirements regardless of size or dimensions. 1 ROBERTSON RANCH PA 16-PUD 06-12(A)-TABLED Minimum Lot 1. Single-family on lots equal to or greater than 5,000 square 1. Lot widths were approved Width<t> feet: 50 feet. as part of CT 04-26/PUD 06-12 with a minimum lot size of 5,000 SF and a minimum lot width of 50 feet, except for homes located on sharply curved streets or cui-de-sacs. 2. Single-family on lots less than 5,000 square feet: 40 feet, 2.NA 35 feet on cul-de-sac. 3. Two-family: 35 feet when developed as a twin home; 70 3. NA feet when developed as a duplex. Maximum Maximum 30 feet and two stories if a minimum roofpitch of In accordance with the Building 3/12 is provided or 24 feet and two stories if less than a 3112 Robertson Ranch Master Plan Height roof pitch. (MP) requirements, all single story homes have a minimum roofpitch of 3:12 and comply with the maximum building height of 20 ft. A II two story homes have a minimum roof pitch of3:12 and comply with the maximum 30 ft. building height. (See Table C of the staff report for more detail) Minimum Front porches are set back 8' Front Setback: min. Residences are set back 10' min., 13.5' avg. There are A. From a I. Covered front porch: 8 feet. no side-entry garages. private or 2. Residence: 12 feet average(3>, 1 0 feet minimum. Garages are set back 20' min. public 3. Side-entry garage: 1 0 feet. street (Zl 4. Direct entry garage: 20 feet. B. From a 1. Residence: 8 feet, fully landscaped. N/A driveway 2. Garage: 5 feet. (project) 3. Garages facing directly onto a project driveway shall be equipped with an automatic garage door opener. Minimum On sharply curved streets or cui-de-sacs: 35 feet. This Street frontages were reviewed Street frontage may be reduced to a minimum of 25 feet if adequate and approved with CT 04-26/ Frontage guest parking (that does not directly back onto the street) is PUD 06-12. provided near the end of the cul-de-sac in parking bays or another acceptable manner. Such lots must reach a width of 35 feet at some point near the middle of the lot. Minimum 10 feet; 20 foot setback required for garages that face a street There are no street side yards. Street Side side yard. Side yards are separated from Yard Setback streets by minimum 5 foot wide landscaped HOA lots. 2 ROBERTSON RANCH PA 16-PUD 06-12(A)-TABLED Minimum Side I. Two-story homes on lots with a minimum width of 60 feet PD requirements are Yard Setback and all one-story homes regardless of lot width shall have superseded by the Robertson a minimum side yard setback equal to I 0% of the lot width Ranch Master Plan. on each side. Side yard setbacks are 5 feet 2. All two-story homes on lots that are less than 60 feet wide minimum per the approved shall have a combined minimum side yard setback equal to Master Plan. 25% of the lot width with a minimum side yard setback of 5 feet. 3. Zero lot line homes may reduce one side yard setback to 0 feet provided that the other side yard setback is equal to 20% or 25% of the lot width as required herein. Minimum Rear I. 20% of lot width. PD requirements are Yard Setback 2. 5 feet from rear property line. superseded by the Robertson for Garages 3. Any second story living space above a garage shall Ranch Master Plan. located on the observe a minimum I 0 foot setback from the rear property Rear yard setbacks are I 0 feet rear half of the line. minimum per the approved lot Master Plan. Recreational Space Private Rear I. Projects of 1-10 dwelling units: 25 feet x 25 feet of useable The PD requirements are Yard rear yard with no slope gradient greater than 5 percent. superseded by the Robertson 2. Projects of more than 10 dwelling units: 18 feet x 18 feet Ranch Master Plan of useable rear yard with no slope gradient greater than 5 requirements. Single story or percent. modified single story homes 3. Alley-loaded projects: 15 feet x 15 feet ofuseable side have 15'x15' of useable rear yard with no slope gradient greater than 5 percent. yard and two story homes have 18' x 18' of useable rear yard per the approved Master Plan. Common I. Projects of more than 10 dwelling units: See General Standards, Table recreation C. Tandem Credit for one tandem visitor parking space in front of a N/A Visitor Parking garage may be given for: Credit I. Existing two-family homes that are proposed to be converted to condominiums provided that the garage is set back a minimum of 20 feet from the front property line; and 2. Single-family or two-family home lots with a driveway that is equal to or greater than 40 feet in length. Resident Two car garage (minimum 20 feet x 20 feet). All plans have two car garages Parking with a minimum of20 feet x 20 feet clear interior dimension. 3 ROBERTSON RANCH PA 16-PUD 06-12(A)-TABLED Garages 1. On a project basis, garages for single-family or two-family home dwelling units shall be sited as follows:<4> 1. a. For a project with 3 floor plans: a. N/A I. A minimum of33% of all units shall include garages that are recessed a minimum of 5 feet behind the front house fayade; ii. An additional33% of all units shall include garages that are located a minimum of 30 feet behind the front property line; I iii. A maximum of 33% of all units may be side loaded or project 6 feet forward of the front house fayade provided that the garages do not exceed 50% of the total house frontage; b. For a project with 4 or more floor plans: b. i. A minimum of 50% of all units shall include garages i. 62% of the units have that are recessed a minimum of 5 feet behind the garages recessed a front house fayade; minimum of 5 feet behind the front house facade. Those qualifying are plans I, IX&2. ii. A maximum of25% of all units may be side loaded ii. None of the units have or project 6 feet forward of the front house fayade side loaded garages or provided that the garages do not exceed 50% of the those that project 6 feet total house frontage; forward of the front of the house fayade. Garages c. No more than 20% of the total project units may include c. None of the units have (continued) three-in-a-row car garages that directly face the street. three-in-a-row car garages. Three-in-a-row garages that directly face the street are defined as garages having space for three cars whether constructed as 3 one-car garages located adjacent to each other or constructed as a two-car garage separated from a one-car garage with all garage doors directly parallel to the street. The garages must have a plane change of a minimum of 18 inches between the two-car and one-car garages. This configuration must also break the roof plane with a design element such as a gable or trellis. Garages that are recessed 20 feet back from the forward- most plane of the house are exempt from this provision. Such garages may occur only when they do not exceed 40% of the width of the home along the street frontage. In special circumstances, when lots less than 5,000 square feet in size are permitted in a planned development, three-in-a-row car garages may not be used. Tandem garages are exempt from this requirement. 2. Driveways forside-loaded garages must incorporate 2. No units have side-loaded enhanced pavement to improve appearance. garages. (I) Lot w1dth IS measured 20' behmd the front property hne. (2) Setbacks are applicable to streets that include parkways and sidewalks along both sides. For existing streets without parkways, the front setback shall be as follows: Front porch-15', Residence-15' (average), I 0' (minimum), Side-entry garage-10', Direct entry garage-20'. (3) The average frontyard setback is determined by adding together all of the unit frontyard setbacks (the setback for each unit should be measured from that element of each building, excluding projections, that is located closest to the front property line) and dividing that total by the total number of project units. (4) Garage standards do not apply to alley loaded projects. 4 ROBERTSON RANCH PA 16-PUD 06-12(A)-CITY COUNCIL POLICY 44 APPLICABLE FOR PROJECTS WITH 5 OR MORE HOMES CITY COUNCIL POLICY 44-NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations 1 All residential projects shall be required to have a minimum The project has been designed with (4) number of different floor plans, different front and corresponding floor plans (a single story, a modified single matching rear elevations with different color schemes as identified story and (2) two-story) and (3) different below: elevation styles. D 2-4 dwelling units shall provide 1 floor plan and 2 different elevations. D 5-12 dwelling units shall provide 2 different floor plans and 2 different elevations. D 13-20 dwelling units shall provide 2 different floor plans and 3 different elevations. ~ 21 + dwelling units shall provide 3 different floor plans and 3 different elevations. 2 Every house should have a coherent architectural style. All Each plan has (3) different architectural elevations of a house, including front, side and rear, should have styles, Mission, English Country and Italian the same design integrity of forms, details and materials. Tuscany. All elevations of each style include unique detailing and materials. 3 In addition to the previous requirements, design details should Each of the (3) architectural styles reinforce and enhance the architectural form and style of every incorporate at least ( 4) of the design details house and differ from other elevations of the same floor plan. A on the front, rear and street side building minimum of 4 complimentary design details, including but not facade of the house. limited to those listed below, shall be incorporated into each of Mission the front, rear and street side building far;:ade(s) of the house. • Ceramic tile shelf Design Details • Ceramic tile surrounds ~ Balconies • Decorative gable end medallion ~ Decorative eaves and fascia • Exposed rafter tails ~ Exposed roof rafter tails • Window mullions ~ Arched elements • Decorative foam trim ~ Towers • Wrought iron pot shelf and juliette D Knee braces balconies D Dormers • Wood bays ~ Columns • Wood corbels ~ Exterior wood elements • Wood paneling ~ Accent materials (i.e.; brick, stone, shingles, wood or siding) • Elliptical window • Arched openings • Decorative foam chimney cap • Mission style garage door English Country • Exposed rafter tails • Wood shutters • Brick wainscot cap • Brick wainscot • Brick lintels • Brick window head and sill • Brick veneer • Decorative foam trim • Wood bay w/ brick accent • Arched openings • Window mullions • Decorative brick chimney cap • English Country style garage door ROBERTSON RANCH PA 16-PUD 06-12(A)-CITY COUNCIL POLICY 44 Floor Plans and Elevations (continued) 3 Design Details (continued) 4 Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. Site Planning 5 Houses with both the same floor plan and elevation style shall not occur on adjacent lots. 6 Reverse floor plans shall be included where possible to add variety to the street scene. Single Story Requirements 7 8 A minimum of 15% of the total number of homes shall be single- story structures. Single-story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330. or A minimum of 1 0% of the total number of homes shall be single- story structures and 15% shall be reduced second story structures. A reduced second story structure shall comply with the following criteria: 1:8] A minimum of 60% of the roofline shall be single story; 1:8] A 2-story element may be added in the central portion of the front and rear elevation; and 1:8] The second story element may be no greater than 25% of the floor area of the first floor of the house (including garage). or For alley-loaded product, a minimum of 20% of the homes shall be single-story for the front 20% of the home (overall depth of house times 20%). A maximum of 20% of the total number of homes are exempt from the requirement to have a single-story building edge. 2 Italian Tuscany • Decorative foam eave • Decorative foam chimney cap • Stone veneer • Cut hearth stone cap at shelves • Decorative metal awning • Italian style garage door • Decorative foam trim • Window mullions • Decorative gable end medallions • Balcony with wood deck • Wrought iron railings • Smooth wood paneling • Sculpted foam sills Roofheights.range from 18'-8" up to 27'- 8". Mission and Italian Tuscany elevations have a 4:12 roof pitch, whereas the English Country has a 6:12 roof pitch. A variety of roof configurations with hips, gables, etc. are used on each plan for diversity and to distinguish between elevation styles. Houses with the same floor plan and elevation style do not occur on adjacent lots in this project. 56% of units are reversed. They add variety to the street and allow more flexibility throughout the project. In accordance with the Robertson Ranch Master Plan (MP) requirements, the single-story homes make up 15.3% of the project meeting the min. 15% requirement. Modified single-story homes make up 11.8% of the project. • 74% of the roofline is single-story @Plan 1XA & lXC • 75% of the roofline is single-story @Plan 1XB • A 2-story element sits in the central portion of the front and rear elevation • The second story element is 23% of the first floor area. All of the houses in this project have a single story edge or complies with #9 requirements. ROBERTSON RANCH PA 16-PUD 06-12(A)-CITY COUNCIL POLICY 44 Single Story Requirements (continued) 9 The remaining total number of homes shall comply with one of the The modified single story (Plan 1 X) meets following guidelines: the first requirement of a min. 8 foot deep single-story building edge running the [81 The home shall have a single-story building edge with a depth length of one side of the building. of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering Both 2-story houses (Plans 2 & 3) have the single-story element shall incorporate a separate roof plane courtyards that are a minimum of 15 feet and shall be substantially lower than the roof for the two-story wide located along the side of the house element. Porches and porte-cochere elements shall qualify as a and setback a minimum of 15 feet from single-story edge. Houses with courtyards that are a minimum the property line. of 15 feet wide located along the side of the house and setback Plan 2-15' -0" x 17'3 side courtyard a minimum of 15 feet from the property line are not required Plan 3-16'-4" x 15'-0" side courtyard to have a single-story building edge. D The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building. D The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. Multiple Building Planes 10 For at least 66% of the homes in a project, there shall be at least 3 Plans IX, 2 & 3 (84.7% of the homes in separate building planes on street side elevations of lots with 45 feet the project), have a minimum of ( 4) of street frontage or less and 4 separate building planes on street separate building planes on the front and side elevations of lots with a street frontage greater than 45 feet. street side elevations meeting the 66% Balconies and covered porches qualify as a building plane. requirement. The minimum offset in planes shall be 18 inches and shall include, A minimum of(4) planes ofPlans IX, 2 but not be limited to, building walls, windows, porches and roofs. & 3 front and street side elevations have a The minimum depth between the faces of the forward-most plane minimum offset of 18" between planes, a and the rear plane on the front elevation shall be 10 feet. A plane min. of30 sq. ft. and a least 10' between must be a minimum of 30 sq. ft. to receive credit under this the forward-most plane and the rear plane. section. 11 Rear elevations shall adhere to the same criteria outlined in Both Plans 2 & 3 (72.9% of the homes in Number 1 0 above for front elevations except that the minimum the project), have a minimum of (4) depth between front and back planes on the rear elevation shall be separate building planes on the rear 4 feet. Rear balconies qualify as a building plane. elevation meeting the 66% requirement. A minimum of(4) planes at Plans 2 & 3 rear elevations have a minimum offset of 18" between planes, a min. of 30 sq. ft. and at least 4 '-0" between the forward- most plane and the rear plane. 12 For at least 66% of the homes in a project, one side elevation shall A minimum of 66% of the homes in the have sufficient offsets or cutouts so that the side yard setback project have sufficient offsets or cutouts averages a minimum of 8.5 feet. so that the side yard setback averages 8.5 feet. (See Exhibit "B"-Eng. sheet 2 for more information) 3 ROBERTSON RANCH PA 16-PUD 06-12(A)-CITY COUNCIL POLICY 44 Windows/Doors 13 At least 66% of exterior openings (door/windows) on every home 100% of the exterior openings in the project shall be recessed or projected a minimum of 2 inches (doors/windows) are either recessed a and shall be constructed with wood, vinyl or colored aluminum minimum of 4" or have decorative trim window frames (no mill finishes). constructed of brick, wood, or foam that projects 2" min. from the building fac;ade. All windows are constructed with vinyl. 14 Windows shall reinforce and enhance the architectural form and Each elevation incorporates various style of the house through, the use of signature windows and varied window shapes, surrounds, and mullions window shapes and sizes. to bring character to each architectural style. Front Porches 15 Fifty percent (50%) of the homes shall be designed with a-covered 50% of the homes are designed with a front porch, open courtyard, or balcony (each with a minimum covered front porch or open courtyard. depth of 6 feet and a minimum area of 60 square feet) located at the Plan 3 complies with this requirement front of the dwelling. The minimum depth for a covered front porch with 37.6% of the project designed with a shall be measured from the front fac;ade of the home to the inside of covered front porch. In addition, all of the any supporting porch posts. The front and sides of porches shall be Plan 2A (11 houses) comply with this open except for required and/or ornamental guardrails. A variety of requirement with 12.9% of the project roof elements shall be provided over porches. Porches may not be designed with an open courtyard. Both the converted to living space. covered front porches and open courtyards meet the minimum depth of 6 feet and width of 10 feet per the Robertson Ranch Master Plan (MP) requirements. Front Entries 16 Seventy-five percent (75%) of the homes must have a front entry 75.3% of the homes have a front entry that to the home that is clearly visible from the street. Walkways from is clearly visible from the street with a the front door to the street are encouraged. majority of the walkways from the front door to the street (depending on lot conditions). Plans lA, lB, lC, lXA, lXB, lXC, 2C, 3A, 3B & 3C meet this requirement. Chimneys 17 Chimneys and chimney caps shall be in scale with the size of the Each home comes with (1) standard home. No more than 2 chimneys shall be allowed for homes on fireplace. Plan 3 offers a 2nd optional lots in planned developments having an area less than 7,500 fireplace. No plan offers more than (2) square feet. fireplaces. Gar a e Doors 18 Garage doors for 3 or 4 cars in a row that directly face the street All of the homes have garage doors for (2) must have a minimum of an 18" plane change between the garage cars in a row. This requirement does not doors after the 2 car garage door. • apply. Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to achieve the best project design as determined by the project planner. When a percentage of units are described in the · guidelines, the intent is to have that percenta~g_e spread throughout the entire _p_roject. 4 2 3 4 5 ROBERTSON RANCH PA 16-PUD 06-12(A)-CITY COUNCIL POLICY 66 CITY COUNCIL POLICY 66-LIVABLE NEIGHBORHOODS Principle Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side-loaded garages, front- loaded garages, alley-loaded garages and recessed garages. Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cui- de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cui-de-sacs), pedestrian paths should also be provided. Compliance Comments All of the homes have detailing and materials unique to each of the three styles (Mission, English Country and Italian Tuscany). Front entries are visible from the street and the different elevations include balconies, wood window bays, porches and courtyards to provide visual interest and promote social interaction. All garage doors are recessed and range from 4 '-1" to 10 '-0" behind the forward most plane. The street design was approved as part ofCT 04-26/PUD 06-12. Parkway and street tree planting was approved as part of CT 04-26/PUD 06- 12. The plan is in compliance with this policy. PA 16 is designed as a walkable neighborhood with internal and external paths and trials. The pedestrian circulation system was approved as part of CT 04-26/PUD 06-12. Internal paths and non-contiguous walks provide multiple routes of access throughout the community and to the Recreation Center and trail systems. ROBERTSON RANCH PA 16-PUD 06-12(A)-CITY COUNCIL POLICY 66 6 Centralized Community Recreation Areas The Community Recreation Center in Park or plazas, which serve as neighborhood meeting places and as P A 19 is located near the center of the East Village development with access recreational activity centers should be incorporated into all planned via paths and sidewalks from all unit developments. As frequently as possible, these parks/plazas directions. should be designed for both active and passive uses for residents of The location was approved with SDP all ages and should be centrally located within the project. Parks 06-06 and is in compliance with this and plazas should be not be sited on residual parcels, used as Policy. buffers from surrounding developments or to separate buildings from streets. 2 RECREA170N SUMMARY m /NT> ST. -.... ,.., IIE<IWOifiOIN-9P Rl® l!iSACT/1€ I ...... ~ATPAII' " lfJO ,. WXXI ' f------r%.-" ,. 200 ,.. ,,. ' " ~ f---1 :::; '""' "' .. ""' HO "" • 1115 (T}RlUIEAtltll MDSifi'OIIO Cll-5111; SJJP. (11-01 "(1)LD1S.IOT.-D '"'" ~'!~ (.J)tDIS.JaJ.-D (4)tOTJOI f'}t.OTitTCT(ll-11 '01:1UD"Sl.f6Uutf'R~ EASEMENTS OF BECORQ OJlJI!Jm 1E1I /fl!UMVr HE il1'flff If IIISTAIDIDII Dr~~ ACUIII/IlltJIIIOI~ 'TV ... P\.I!POSE REC.Il'.TE TYPE .-;f1.1RA1l1f GENERAL NOTES RRPA M .mnmrS' .PMal lb la • 'DTAlADi!S. 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'111 111. stM[: , •• v.t ROB£RTSON RANCH PA-16 Slf!CT 4 OF 5 Slf£J:TS OE:SICMEDIIY:.&IL...____w.m-~ DIWftiiJ'I'l_j,I,_SCALE:~ Am.IECI'~.IOIINO~~ 1"110._ __ Qol~. --n:na -~ ~~ -....... -SEE SHEET 4 - ©2007 Q'Day Consultant., Inc. ., BENCHMARK; DESC:RFI'Di:" STMfWil111-to S1lltCT aJIIDUE --~ ~~="4$H~ l'fRitS~I RECOADfiiOii:autTYIJOtlallflll.S(ItlJ.autTYIER[ CDflRCl .. '<l WYAJDt. am DAUt us:t:-•~:..s: -~121110 -- 0;\PI1D14\IPI1 _ _,--211, ID:III 4oc:epm SHEET 5 OF 5 SHEETS P.U.D. 06-12(A) I a '" .. >1 1111 SCALE: 1". 411 ROB£RTSON RANCH PA-16 SHEET 5 01' 5 SH££TS DESDED 11'1": JU:L__ Dl.lE: ....&lli.....ZI DfWIH ur:_l.l.__ SCoiU: ~ PRO.IECTir&Cit.:....Jl. ... MO~ '"" ~32014 ,._ Dll~ 0114115tR; 011-.rtto OllaW':. 011411'-Gc on-. 011411'11"; ou~ 011..., ou.ovrv, on..,u I 91 g I I ! I I I I 50'-0' FIRST FlOOR PlAN@ ElEVATION 'A' PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES :-: : ,, ,: ir' ,-, . ., iiiili5.AOi ii.i '"" 11'<3" l PLAN ONE SQUARE FOOTAGE SUMMARY: i_OT CC'N'tMOE 263'Ht 16e!l. "'3000'Sf') ftiStruxl'lt: 'TOTN,;, """""'' PROJECT lNfORMAllON: CONSTittJCTJOH ~ \m~HCnR!Qt}) "'""'""' f0.51N(XI! fM41tY Ul·l't!WATEGAJIAGE Hl'IGiif: w·.tr ~-IS'·crTO""TfUN!! ·•cOMf'UCN-ICEW/ CAti..SMO HEIGHT OI!OIHANC! :!'UI.t,065 0/C, 2001 O'C?<IO» ""'""" Cf'Ci001 PLAN ONE 2125 SF MISSION ENGLISH COUNTRY ~~~---------------- ITALIAN TUSCANY PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES COt«llm 6:12 PrTOI 'RAl'Tli.EROCI' PLAN ONE ELEVATIONS LEFT ELEVATION A RIGHT ELEVATION A REAR ELEVATION A ...... ........ ---- -----~-------- PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES '""'""""""" 'INI'IB:WfjliiC'II. -~.._ ICJU:It'lr-r.cr• t ROOF PlANA PLAN ONE MISSION " MAY16,2007 f'rolac!NCl.:749.025 LEFT ELEVATION 8 RIGHT ElfVATION 8 REAR ElfYATION 8 PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES ROQFPLAN8 PLAN ONE ENGLISH COUNTRY MAYI6,2007 " l'rofedNu.:749.025 LfFT ELEVATION C I IIIl t----------- 1 I I RIGHT El£VATION C REAR ELEVA liON C --.. _ -----1------- PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES '""'""""'"' 'IMI'I&LCII'CII!CM. _,..,."""" tc.tu:lflr-rq RQOFPI.ANC PLAN ONE ITALIAN TUSCANY 16 MAY 16,2007 F'n::ljed No.: 7.49.025 RIGHT ENHANCED ElfVATION A ENHANCED LEFT ElfVADON B MWI:HIRIDI'I7f --.......... ------1-------- PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES ""''"""*-VCI'IBIDI'j!EIOII,. """""""""""' ICU-I(Ir-f.CI' PLA.N ONE ENHANCED ELEVATIONS " MAY 16, 2007 f'rai-;1 No.: 7-49.02S -----~-------- ENHANCED RIGHT ELEVATION C PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN ONE ENHANCED ELEVATIONS " MAY 16,2007 Proied No.: 749.025 50' -0' FIRST flOOR PlAN @ 'B' ELEVATION PA 16 @ ROBERTSON RANCH SROOKF\ElD HOMES PLAN ONE X SQUARE FOOTAG'E SUMM.AR't': lOr C~MQE, '2634 Sf /ltO'!Io " .::1000 Sf'1 SINQU:.SfORY ROOR!Nf@"A I. c: 19!1~ 51 P•"'' RCOND-STOJ!Y llDOf'UNf@ A$ C: 680 SF !26 ... ) SlNGI.I:-stO*'t'toOfllf«Clll: 'l'Ot6Sfj7~) SKONb.!HOII!V ROOtt.lNI< ® 9· 6&) !¥ (2!>~ 7175Sf SB:OHo flOORf 60:'> , !23!tOffll!5ll"t..OtlOlCCM:IJ'.Gf] 10TN...< li'Tl'OSI' ~-4$$1' PROJECT INFORMATION; CONS'tlruOlON l"''1'E• VN~(R§NOfllfQ'O) U·I'RIVAT!Gi'\I!AOf OCCUI"ANY: "SINO.t PAHA.Y NON-MTfO "'COMPUCANCEW/ CAR!.SSAO ~Oilt:IIH."<HC£>!i.O~.C6'5' CDC lOQ1 CPC2001 CEC 7007 CK2001 PLAN ONEX 2730 SF r------------------• ------------__, I I I I L----------------- """"' OI>I.Y@ D ·~~TION'1--I------It::t::ffi/=!=l;; 11'·10" 16'-10" SECOND FLOOR PLAN@ 'B' ELEVATION ,._, 10'-T PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES 11'..r' PLAN ONE X SQUARE FOOTAGE SUMMARY: LOT CoYERi'Gf: 2'63~ Sf (60'1. ~ 3000 SfJ SINGLE-STORY ltOOftiNE@ A & C: 19.54 SF (74,.) stcONJ.STQRY ROOFIJNE 6 A & C: 680 Sf (26'11o) SINGLE-STOilYRQOFtiNE(@B: 2016SF(7.W.) stCOND-5fOII:Y I!OOfi.JNl@ 8: &110 S~ 05'1.} flRSTA.OOR: SECOND FLOOR: 605 5f j'l:ftOf f\IIS'I" flOO.lO'\" COVfUG() 1730Sf 485SF PROJECT INFORMATION: CON511WCTIC:IN • TYPE: 't'N(SI'RINKLEirSNOTREQ'O) IU-SII'IGL!.FAMilY U-PIIIVATEGAJtAGE SINGLE FAMILY NON-IV-TEO •'COMPI.JCANCE W/ CAAUBAD HEIGI-IT OIIOINANCE 21.0~.0M BUilDING CoPES: CPC2007 CEC'2007 CFC2007 PLAN ONEX 2730 SF MAY16, 2007 " ProjajNo.:749.025 A. XX <I XX MISSION ENGLISH COUNTRY ITALIAN TUSCANY PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN ONE X ELEVATIONS MA.Yl6,2007 " l'n:ljtdNo..:7.49.025 LEFT ELEVATION A RIGHT ELEVATION A REAR ELEVATION A ...... - PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES ...,,.,,..., ... , 'IMI'IBUJrCDCM. ......... """"""' ROOF PLANA PLAN ONE X MISSION 16 MAY 16,2007 Prq.dNa.: 149.025 ....... ..... LEFT ElfVATION B RIGHT ELEVAl!ON 8 REAR EI.P/ATION 8 PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES ROOEPIANB PLAN ONEX ENGLISH COUNTRY 16 MAY 16,2007 Ftujed No.: 749.025 LEFT ElfVADON C RIGHT ELEVATION C REAR ElfVADON C PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES ROOFP\ANC PLAN ONEX ITALIAN TUSCANY MAY16,7Q07 16 Pruj.dNo.:7.411.025 ENHANCED RIGHT EUVADON A ENHANCED RIGHT ELEVADON C PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN ONE X ENHANCED ELEVATIONS 16 MAYI6,2007 t'nlj-=tNo.:749.025 ~I ' ' ' 50'-0" oP 1 r 1 ijo . ~a ' ' ' STORAGE ~~~20J r=:r ' ' ' ' ..... ' ' :·:·.· ... 7·:-:::::.!~ r ! I I I MaG@T.O.sv.B @HOUSE 70-0XXI.OQtAR -------,-----~--1 -"'~ i ~~~ f1~~,T. '"'" :_; BAI.COHY@C .... ruv'""" .... SEfCMl.~SFOR Ofi!NFtiAYI"JJf.WIU CONFIGUI!ATrJN lfR lOT FIR5T FlOOR PlAN@ ElEVA nON 'A' PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES SUCML!VNS FOR DfNFNAY/'S6J(W~ CONFIGURATlON Ft:R lOT 19'-11fl' FIRST FlOOR PlAN@ ElEVATION 'C' i~AALO~~ ·~If\~~~ i~---·····--~l sa~PI.ANSFOt DIJNEWAY/Sif}EWJ.JJ. CONfiGLft!,OON lfR LOT 12'-11" FIRST FlOOR PlAN@ ELEVATION 'B' PlAN TWO SQUARE FOOTAGE SUMMARY: tOtC~GEiif'A&B: 2230Sf!45'111•22SOf LOT COVU.O.GE@ c, 22!>0 S~ !4~-2250) l!!l!io()!.f. 1300SF JO!IO s~ ''"" PROJECT INFORMATION: CONST1:UCT10N TYPE: VN(5PIUI'>IKLI'IISNOTREO'O) U-I'III\I'A,TfG,ot,Jt.t..Gt SIN~ FMUI.T t.IOI'UtATED ""COMf'\JCANC[ WJ CARI.Slt.oi.O HEIGHT OROIN.otof-oiCE 21.04.CM5 PLAN TWO 3050 SF " MAY td,2007 "'*'No.: 749.02.5 11'-41/T •·• SECOND FLOOR PLAN@ ELEVATION 'A' 15'·21/T ... OPEN TO BELOW PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN TWO SQUARE FOOTAGE SUMf<AARY: LOT COVEIV<CE ~A 3 8: 2730 Sf !45'110 ., nSOJ L01 COVEIL".GE Ci1 C: 22SO Sf [45'4 ., 22501 FlltSTFIOOR: SfCOHDf\.OCMI.: JO:KlSf 650Sr' PROJECT INFOR!V\ATION: VN[SPI'IINIQ£1lS,...OTREQ'Oj U·f'bV"TEO.O.IL".GE SINGLEf.I.MI\.'fHQN.II.J.TED •·cOMPI.ICANCE WI CA.II1.SIIAD HfiGHl ORDINANCE 2l.ll4.Di>5 CBC ~007 CMC'"'" CPC 7007 CEC:7007 CFC: 2007 PLAN T'NO 3050 SF MAY 16,2007 " Prat-!Ho.:7A9.025 MISSION ~-~ap---- ENGLISH COUNTRY ITALIAN TUSCANY PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES ftATTUIOOf PLAN TWO ELEVATIONS W.Yh1,2007 " Proi1C!No.:7.49.o:z5 lff[ ElfVATION A RIGHT ELEVATION A REAR ElfVATION A PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES ROQFPIANA PLAN TWO MISSION " MAY16,2007 f'rcitc1Ha.:7A9.025 H~-~--------------lm----------- LEfT ELEVATION 8 .............. -···· ···-· ...... . ,,.,.,..__ WJIBIOI'CIICM. _. .. """"' 101t:2/I,_NJ' -1----1---1----------'-+--"~""" ~ III'GICCR'04W.f Mllllai'I!BCM. -.......... RIGKT ELEVATION 8 REAR ELEVATION 8 PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES ROOFPLAN8 PLAN TWO ENGLISH COUNTRY " MAY 16,. 2007 Prq.d teo.: 7-49.025 LEFT ElfYADON C '"""""""'"" '1'1111181£111'!111011 RIGHT ElfVAJJO'ffE .. """"" REAR ElfVATION C PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES ROOEPIANC " W.Y16,2007 ,..Ho.:749.025 PA 1 6 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN TWO ENHANCED ELEVATIONS 16 MAY16,2007 Prajw:fNo,.,]-49.025 r L SEl:CM.I\ANSFOR ~AY/SIOfWAI.J( COI'IAGURA110NFULOT FIRST FLOOR PlAN@ ELEVATION 'A' PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES 1B'·71fl" ~---=-----l-· :',, III'-O"X18'-0"MIN.IJSE.IAEREARYAIO /"' ' ' ' I .... , .. E 19'~1fZ" PLAN THREE SQUARE FOOTAGE SU.v.MARY: LOT COVE .... GE@ A· LOTCc:JVEAAG.f@ll: tOTCOVER.o..Gf@C: 2lll6SF(•S"'" 22501 2199Sf'l•s'll.-n50! 2216Sf!•5"-2250) TOTAl.! GAAAOE: \54'2Sf 161!1Sf' :J170SF 6JOSf PROJECT INFORMATION: BUILDING C008: ~(Sf'RINKLERSNOTREQ'DJ U-PIIIYATEGAitAGE SII'IGLEF........,._YNON-llATfO .. COoW'UCANCE W/ CAI!l58AD HEK:;I-IT ORDII'IANCE 21.0~.065 CBC2007 CMc: ;1001 C1'<:'2007 Cf.C2007 crc2001 PLAN THREE 3170 SF MAY16,2007 " l'rq.:tNo.:7A9.0'2.5 14'-0" [ _______________ er-r I ~J WIC 14'-CI" SECOND FlOOR PLAN@ ElEVATION 'A' 10' .... I f1-r 11'-1" OPEN TO BELOW Ol'l>ll fll!l'lACE : I ~ 1-------------------------~ --- 111'-J" PLAN THREE SQUARE FOOTAGE SUMMARY: LOT COVERAGE® A. lOT COVBtAGE 0 1: ::ZI965Ff.!l"'"" 2:1.50) 2199SI'f•S'Jo .. 1:l!~ 2::Z16SF1•S"-22.50) LOT COVERAGE (jjl C: TOTAL: GARAG!: 162'8SF 3170!.F PROJECT INFORMATION: CON~CTION TYPf:: VNiSPAINIO:lERSNOTREQ'O) Rl-SINGtfFA.MILV ·•COMPt.ICA.NCE W/ CA.Iri.Sa,.t.O HI'IGHT OI1DII'I'A.NCE 21.0~.065 CBC::Z007 CMC2007 crc::zoo7 CEC'2001 PLAN THREE 3170 SF MA.Y 16,2007 l'rojmNo.:749.015 PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES I-~ ,;.o;·...:l. ~~~~"""-rti>IJ<:f ~-~~·==-"""" ENGLISH COUNTRY IT AllAN TUSCANY PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN THREE ELEVATIONS LEFT ELfVATION A RIGHT ELfVATION A ::0--·d~~~ :m· oom~~ REAR ELEVATION A PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES ·. ~---:=:u ROOf PlANA PLAN THREE MISSION " MAYT6,21X17 l'roj8dHo.:7•9.025 ~-----T LfFT ELfVADON B RIGHT ELEVATION B REAR ELEVADON 8 PA 1 6 @ ROBERTSON RANCH BROOKFIELD HOMES -. ROOEPlANB PLAN THREE ENGLISH COUNTRY MAY16,2007 " Prvt-:tHa.:7A9.02' LEFT ELEVATION C RIGHT El.fVATION C ~·~ -··=·· ~~~ ' ' . ,. REAR El.fVADON C ... ·. a:I'ICIE'II:..,I,IIIDI ...... PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES ROOFPlANC PLAN THREE ITALIAN TUSCANY " IAAY 16,1007 ,.,.,No.: 749.015 ' ' •••••j ' ' ' ' ............ ·-····1: ::_CJ I ' 1 1 I ' ' I ' ' ENHANCED RIGHT ElfVATION A MWICEDAtiDI"I. ENHANCED RIGKT ELEVADON B ENHANCED RJGif[ ElfVATION C ·~ . . .... PA 16 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN THREE ENHANCED ELEVATIONS " MAY 16, 2007 l'rojKt ~: 7.9.0'15 FRJVATELY I'IAIHTAIHI!!D 'N'PIC.AL FRONT YNID FLANTINe U!eEND I"'CR AU. 1'11&&1014 STY!..E AR.(;Hiit;(;1'lJIIQ; 5:iliiii1 ~5CO.'!!INI!»''I"H'I'!!' 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I e.t.L.~ 10051 ~JA5MINOII:IE!5 OTAA.~ 1~.:2o4'0L. {~ :' ~'1!1 'NIP~ HNtATl40M u ~ MOre• A1..L I"'..JJIroPfT! ~ n? ~l'\11! A M'IJIICIH.M 5' I.AnR OP ~ BNVC PU.GoH ,o,c:;c:;eKT VINes St-eT TITLE• I I I I I I I I 'L--------J PRIVATELY MAII-ITAINED TYPICAL FI'!01-IT YARD PLANTINe l.E5END FOR AU.. ITALIAN TIJ5C.ANY ARQIITEC.~ mEE\!5 ...,.ANICAL-COMMON-1!1%1!< .OIZA~~'HI...!IOHII' ""'""""'"'"""' :2o4'1!10X . .,..................,.._,.. IT.a.uN!c;.~ .. -. F'OIH>ATION !!HRI.e$ Ei] ~~ l"'r«C!Iii!!ATHOI-~~ ......... ...,. L..Ja.e'T1Uof .J. 'T1!XNU1' ,_.........,. 5&1rl...,IOO. ~"T\Jee.HII!!ILJ2' ........,......,..,_.,.,... ,~1000. -~ ......... _,.,....... LA.'T'~nt!!HU! 1""'-'""'"' eAVrHAM'I"eetJCC& "''l9..1'Co'toMIX' ~HIXSAVrHA PLA'm l2"0L, ~'I'EIH..Jri,D~,.,...... ,_,. ...... ......., 1 ...... """' !lolr.l.VIA~on:::e ...,.,._......, 1 ...... .,.,.. .,. "<:Hr9 OYVHT1I'A ......,.,_ I ..... 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ITALIAN ilJSGAN"( ARGHITI11(;.~ 1'REE9 BOTNfi(:.AL--~.....,.--·· . --PaU«DAT1CN !!IHRIJBS lil ~~ U&!l.ls"""".l~ ...,........,........,......, -............................ ~~~HI}(' ~"'f"\!J!Jft4.0"~~ &ol<.l..vtA~OI::Je &f~~ C<:lMMOK!Woll! """"""""""" -""-"'* I!!ReA'nol Of' teA'IEK """""-11/IICN(-- -- l::tNI P'<:itN'I'!' J:III!L. MAlt "-'"1"' •20(:1 mL ~ t;.A, "'1':2014 !II.ZI! ::M"fliQ.X ....... .-...,.,. ,..._,lOO!IJ '~1005l ,-.,.,.,. "-AT5170.G.. .............. ........ """' '""""'"""' """ Standard Density Arterial Setbacks Building Setbacks Permitted Intrusions into Setbacks Visitor Parking ROBERTSON RANCH PA 18-PUD 06-14(A)-TABLE C PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Requirement Per the underlying General Plan designation. When two or more General Plan Land Use designations exist within a planned development, the density may not be transferred from one general plan designation to another without a general plan amendment. All dwelling units and accessory structures adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: Prime Arterial Major Arterial Secondary Arterial Carlsbad Boulevard 50 Feet 40 Feet 30 Feet 20 Feet An average of 50% of the required setback area that is located closest to the arterial shall be landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials. Project perimeter walls shall not be located in the landscaped buffer. The landscaped buffer shall contain a minimum of one 24" box tree for every 30 lineal feet of street frontage. This arterial landscape setback shall be commonly owned and maintained by the homeowners' association. All setbacks shall be measured from the property line, from the back of sidewalk or from the edge of the project driveway, whichever is closest to the structure. Projecting architectural features, which do not increase the useable living area of a dwelling unit, (including, but not limited to, cornices, eaves, belt courses, sills, buttresses and fireplaces) may intrude up to 2 feet into required building setbacks. I. I 0 units or Jess: I space for each 2 units or fraction thereof. 2. 11 units or more: 5 spaces for the first I 0 units, plus I space for each 4 units above I 0. 3. Housing for senior citizens: I space for each 5 units. 4. In cases where a fractional parking space is required, the required number of spaces shall be rounded to the nearest highest whole number. Visitor parking may be provided: Compliance Comment Master Plan allows II 0 DUs in PA 18. 110 DUs are proposed. 40 foot minimum building setbacks are maintained from Cannon Road and College Boulevard. A minimum of20 feet of landscape area is provided from the College Blvd. r.o.w. and the perimeter wall, and a minimum of30 feet of landscape area is provided from the Cannon Road. r.o.w. and the perimeter wall. Landscaping along the arterial roadways and within the parkways of the residential subdivision were previously reviewed in conjunction with the Master Tentative Map (CT 02-16) and Tentative Map for PA 16, 17 and 18 (CT 04-26) within the East Village of Robertson Ranch. All setbacks are measured from the property line. The only intrusions into required setbacks are fireplaces and decorative shelves and the intrusions do not exceed 2 feet. 30 visitor spaces required. 141 visitor parking spaces are provided on the public streets. (see above) On (I) along both sides of a minimum 34-foot wide Private/Public private/public street; or Streets (2) in perpendicular bays. Driveways Private Streets When visitor parking is provided on-street, not Jess than 24 lineal feet per space, exclusive of driveway entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway aprons, then 20 lineal feet may be provided. Visitor parking must be provided in parking bays. Minimum 34 feet wide (curb-to-curb) with parkways (minimum 5.5' wide) and sidewalks (minimum 5' wide) on both sides of the street. 1 N/A NIA ROBERTSON RANCH PA 18-PUD 06-14(A)-TABLE C Public Streets Minimum 34 feet wide (curb-to-curb) with parkways All streets, except cul-de-sac streets, are (minimum 7' wide) and sidewalks (minimum 5' wide) on 34 feet wide with 7 foot wide parkways both sides of the street. and 5 foot wide sidewalks on both sides ofthe street. Parkways with Minimum 5.5 feet wide parkways are required along both The street tree plan was approved as part Street Trees sides of private streets. For small-lot, single-family and two-of CT 04-26/PUD 06-12. family projects, a minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. For multi-family projects, street trees shall be spaced no further apart than 30 feet on center within the parkway. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Driveway I. Minimum 24 feet wide with no parking permitted in travel NIA (Project) way. 2. Additional width may be required for maneuvering area in front of garages, carports or uncovered parking spaces or to provide transition to a driveway approach. 3. No more than 20 single-family/two-family dwelling units shall be located along a single-entry driveway. 4. Parkways/sidewalks may be required. 5. Driveways in motor courts shall be constructed of concrete. 6. All driveways/motor courts shall be accented with enhanced pavement treatment. Dwelling Unit All dwelling units shall be set back a minimum of 5 feet from N/A Setback from open parking areas. Open Parking Screening of All open parking areas shall be screened from adjacent NIA Parking Areas residences and public rights-of-way by either a view- obscuring wall or landscaping. 2 Community · Recreational Space Recreation Area Parking Lighting Utilities ROBERTSON RANCH PA 18-PUD 06-14(A)-TABLE C All projects of more than I 0 dwelling units shall provide 200 PA 18 contains one recreation area lot square feet of centralized, community recreational space per with a gross area of I 0,233 sf. unit. Projects with 25 or fewer units shall provide passive or 22,000 sf of recreation area is required active recreation facilities. Projects with more than 25 units with a minimum of 16,000 sf of active shall provide both passive and active recreational facilities recreation facilities. I 0,009 sf of active with a minimum of 75 percent of the area allocated for active recreation area is provided onsite with the facilities. Projects of more than 50 units shall provide balance of the recreation area requirement recreation facilities for a variety of age groups. Examples of being provided by PA 19. All recreation recreation facilities include, but are not limited to, the areas were previously approved as part of following: CT 04-26/PUD 06-14. Active: Swimming pool with cabana, children's playground equipment, spa, tennis court, racquetball court, volleyball court, basketball court, recreation rooms or buildings, horseshoe pits, pitch and putt, grassy play areas a minimum of I 00 feet by I 00 feet and any other facility deemed by the planning director to satisfy the intent of providing active recreational facilities. Passive: Benches, barbecues, community gardens or grassy play areas with a slope of less than 5%. I. Credit for indoor recreation facilities shall not exceed 25% of the required centralized community recreation area. 2. Required recreation areas shall not be located in any required front yard and may not include any driveways, parking areas, walkways, storage areas, or any slopes of 5% or greater. 3. For single-family or two-family projects of 50 units or more, at least 25 percent of the common recreation space must be provided as pocket parks. Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially "T-intersections") and where open space vistas may be achieved. Note: These community recreational space requirements shall not apply to housing for senior citizens (refer to Chapter 21.84 of this code for common area requirements for housing for senior citizens). I space for each 15 residential lots or fraction thereof for lots located more than I ,000 feet from a centralized community recreation center lot. Note: Housing for senior citizens is not required to be l"'ovided with recreation areaparking. Lighting adequate for pedestrian and vehicular safety shall be provided. Separate utility systems shall be provided for each unit. 3 30 residences in the East Village of Robertson Ranch are located more than I 000 feet from PA 19 (none in P A 18). 2 spaces are required. 6 spaces and 1 HC space are provided. Street and pedestrian lighting was reviewed and approved as shown on DWG 453-8 (Street Imp.) and DWG 458- 8L (Landscape) for streets and pedestrian paths. These plans meet the safety requirements for this standard. Each unit has its own sewer, water and dry utility. R 0 BERTSON RANCH PA 18-PUD 06-14(A)-TABLE C Recreational I. Required for projects with 25 or more units! 8, 180 sf of RV Storage (not including Vehicle Storage 2. 20 square feet per unit exclusive of area required for driveway access, turn-around area or driveways and approaches. visitor parking) will be provided in P A 22 3. Developments located within master plans or to satisfy the RV storage requirements for residential specific plans may have this requirement PAs 14, 16, 17, 18 and 21. met by the common R V storage area provided by the master plan or residential specific plan. 4. The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be landscaped to screen vehicles to the maximum extent feasible. Note: Housing for senior citizens is not required to be provided with recreational vehicle storage. If no RV storage is provided for housing for senior citizens, the CC&Rs for the project shall clearly specify that RV storage is not available. Storage Space 480 cubic feet of separate storage space per unit. If all 392 cu. ft. of storage will be provided storage for each unit is located in one area, the space may within each garage. Plans 1 & I X have be reduced to 392 cubic feet. This space shall be overhead storage and Plans 2 & 3 have separately enclosed for each unit and be conveniently extended spaces located in one area accessible to the outdoors. The space may be designed as within the garage to meet the minimum an enlargement of the required covered parking structure storage requirement. provided it does not extend into the area of the required (see Table 3 of the staff report for more parking stall. This requirement is in addition to closets detail) and other indoor storage areas. Antennas Each project shall have a master antenna and/or a cable P A 18 is served by a commercial cable television hookup. Antennas are permitted subject to the system. The system provider is Time provisions of Chapter 21.53 of this code and any Warner. applicable federal regulations. 4 ROBERTSON RANCH PA 18-PUD 06-14(A)-TABLED PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLED: SMALL-LOT, SINGLE-FAMILY AND TWO-FAMILY DWELLING DEVELOPMENT STANDARDS Standard Requirement Compliance Comment Livable Must comply with city council Policy 66, Principles for the This Project complies with Neighborhood Development of Livable Neighborhoods. Policy 66. Policy See Policy 66 Table Architectural Must comply with city council Policy 44, Neighborhood This Project complies with Requirements Architectural Design Guidelines. Policy 44. See Policy 44 Table Minimum Lot 1. Single-family: 5,000 square feet; except that lots sizes less I . Pursuant to the Master Size or Exclusive than 5,000 square feet to a minimum lot size of3,500 Plan, lots adjacent to Use Area square feet may be used when the site has a general plan Cannon Road may have a designation of RMH and when unique circumstances such lot size of 4,500 square as one of the following exists: feet, and the remaining lots in PA 18 must have a a. The project is for lower income or seniors housing; minimum lot size of 5,000 b. The site is located west oflnterstate 5; square feet. Lot sizes c. The dwelling units are designed with alley-loaded were approved with CT garages; or 04-26/PUD 06-14 and d. The site is either located contiguous to a Circulation range in size from 4,646 to Element roadway or within 1200 feet of a commuter 7,795 square feet. rail/transit center, commercial center or employment center. 2. Two-family: 3,750 square feet when developed as a twin 2.N/A home; 7,500 square feet when developed as a duplex. Maximum Lot I. 2 story homes -Lots equal to or greater than 5,000 square 1. The PO requirements are Coverage feet, 40% of the net pad area; lots less than 5,000 square superseded by the feet, 50% of the net pad area. Robertson Ranch Master Plan (MP) requirements. All two-story homes, regardless of size, are designed with a lot coverage less than or equal to 45% of the net pad area, including balconies and second- story decks. 2. I story homes-60% of the net pad area. 2. All single story and modified single story homes are designed with a lot coverage less than or equal to 60% of the net pad area. At the modified single-story, the livable space on the second floor does not exceed 25% of the first floor lot coverage. See plans for individual lot coverage. 3. Porches with no livable space above the porch and porte-3. In accordance with the MP cocheres no more than 20 feet in width and 6 feet in depth requirements, porches or are exempt from lot coverage requirements. covered entry ways with no livable space above the porch or entry way are exempt from lot coverage requirements regardless of size or dimensions. 1 ROBERTSON RANCH PA 18-PUD 06-14(A)-TABLED Minimum Lot I. Single-family on lots equal to or greater than 5,000 square 1. Lot widths were approved Width (I) feet: 50 feet. as part of CT 04-26/PUD 06-14 with a minimum lot size of either 4,500 or 5,000 SF and a minimum lot width of 50 feet, except for homes located on sharply curved streets or cui-de-sacs. 2. Single-family on lots less than 5,000 square feet: 40 feet, 2.NA 35 feet on cul-de-sac. 3. Two-family: 35 feet when developed as a twin home; 70 3. NA feet when develo_!l_ed as a duplex. Maximum Maximum 30 feet and two stories if a minimum roofpitch of In accordance with the Building Height 3/12 is provided or 24 feet and two stories if less than a 3/12 Robertson Ranch Master Plan roof pitch. (MP) requirements, single story homes have a minimum roof pitch of 3: 12 and comply with the maximum building height of 20 ft. All two story homes have a minimum roof pitch of 3/12 and comply with the maximum 30 ft. building height. (See Table 3 of the staff report for more detail) Minimum Front Front porches are setback 8' Setback: min. Residences are setback I 0' min., 13.9' average. A. From a l. Covered front porch: 8 feet. There are no side-entry private or 2. Residence: 12 feet average(3), 10 feet minimum. garages. public street 3. Side-entry garage: I 0 feet. Garages are setback 20' min. (2) 4. Direct entry garage: 20 feet. B. From a 1. Residence: 8 feet, fully landscaped. N/A driveway 2. Garage: 5 feet. (project) 3. Garages facing directly onto a project driveway shall be equipped with an automatic garage door opener. Minimum Street On sharply curved streets or cui-de-sacs: 35 feet. This Street frontages were Frontage frontage may be reduced to a minimum of 25 feet if adequate reviewed and approved with guest parking (that does not directly back onto the street) is CT 04-26/PUD 06-14. provided near the end of the cul-de-sac in parking bays or another acceptable manner. Such lots must reach a width of 35 feet at some point near the middle of the lot. Minimum Street 10 feet; 20 foot setback required for garages that face a street There are no street side yards. Side Yard side yard. Side yards are separated from Setback streets by minimum 5 foot wide landscaped HOA lots. Minimum Side I. Two-story homes on lots with a minimum width of60 feet PD requirements are Yard Setback and all one-story homes regardless of lot width shall have superseded by the Robertson a minimum side yard setback equal to I 0% of the lot width Ranch Master Plan. on each side. Side yard setbacks are 5 feet 2. All two-story homes on lots that are less than 60 feet wide minimum per the approved shall have a combined minimum side yard setback equal to Master Plan. 25% of the lot width with a minimum side yard setback of 5 feet. 3. Zero lot line homes may reduce one side yard setback to 0 feet provided that the other side yard setback is equal to 20% or 25% of the lot width as required herein. 2 ROBERTSON RANCH PA 18-PUD 06-14(A)-TABLED Minimum Rear 1. 20% of lot width. PD requirements are Yard Setback 2. 5 feet from rear property line. superseded by the Robertson for Garages 3. Any second story living space above a garage shall Ranch Master Plan. located on the observe a minimum 10 foot setback from the rear property Rear yard setbacks are I 0 rear half of the line. feet minimum per the lot approved Master Plan. Recreational Space Private Rear 1. Projects of 1-10 dwelling units: 25 feet x 25 feet of The PD requirements are Yard useable rear yard with no slope gradient greater than 5 superseded by the Robertson percent. Ranch Master Plan. Single 2. Projects of more than 10 dwelling units: 18 feet x 18 feet story or modified single story of useable rear yard with no slope gradient greater than 5 homes have 15'xl5' of percent. useable rear yard and two 3. Alley-loaded projects: 15 feet x 15 feet of useable side story homes have 18' x 18' of yard with no slope gradient greater than 5 percent. useable rear yard per the approved Master Plan. Common 1. Projects of more than 10 dwelling units: See General Standards, Table recreation C. Tandem Visitor Credit for one tandem visitor parking space in front of a N/A Parking Credit garage may be given for: 1. Existing two-family homes that are proposed to be converted to condominiums provided that the garage is set back a minimum of20 feet from the front property line; and 2. Single-family or two-family home lots with a driveway that is equal to or greater than 40 feet in length. Resident Two car garage (minimum 20 feet x 20 feet). All plans have two car garages Parking with a minimum of20 feet x 20 feet clear interior dimension. Garages I. On a project basis, garages for single-family or two-family 1. home dwelling units shall be sited as follows:<4l a. For a project with 3 floor plans: a. N/A I. A minimum of 33% of all units shall include garages that are recessed a minimum of 5 feet behind the front house fa9ade; II. An·additional 33% of all units shall include garages that are located a minimum of 30 feet behind the front property line; iii. A maximum of 33% of all units may be side loaded or project 6 feet forward of the front house fa9ade provided that the garages do not exceed 50% of the total house frontage; b. For a project with 4 or more floor plans: b. i. A minimum of 50% of all units shall include garages i. All ofthe units have that are recessed a minimum of 5 feet behind the garages recessed a front house fa9ade; minimum of 5 feet behind the front house facade. ii. A maximum of25% of all units may be side loaded ii. None ofthe units have or project 6 feet forward of the front house fa9ade side loaded garages or provided that the garages do not exceed 50% of the those that project 6 feet total house frontage; forward of the front of the house fa9ade. 3 ROBERTSON RANCH PA 18-PUD 06-14(A)-TABLED Garages c. No more than 20% of the total project units may include c. None of the units have (continued) three-in-a-row car garages that directly face the street. three-in-a-row car garages Three-in-a-row garages that directly face the street are defined as garages having space for three cars whether constructed as 3 one-car garages located adjacent to each other or constructed as a two-car garage separated from a one-car garage with all garage doors directly parallel to the street. The garages must have a plane change of a minimum of 18 inches between the two-car and one-car garages. This configuration must also break the roof plane with a design element such as a gable or trellis. Garages that are recessed 20 feet back from the forward- most plane of the house are exempt from this provision. Such garages may occur only when they do not exceed 40% of the width of the home along the street frontage. In special circumstances, when lots less than 5,000 square feet in size are permitted in a planned development, three-in-a-row car garages may not be used. Tandem garages are exempt from this requirement. 2. Driveways for side-loaded garages must incorporate 2. No units have side loaded enhanced pavement to improve appearance. garages. (I) Lot w1dth 1s measured 20 behmd the front property I me. (2) Setbacks are applicable to streets that include parkways and sidewalks along both sides. For existing streets without parkways, the front setback shall be as follows: Front porch-15', Residence-15' (average), 10' (minimum), Side-entry garage-10', Direct entry garage-20'. (3) The average frontyard setback is determined by adding together all of the unit frontyard setbacks (the setback for each unit should be measured from that element of each building, excluding projections, that is located closest to the front property line) and dividing that total by the total number of project units. (4) Garage standards do not apply to alley loaded projects. 4 ROBERTSON RANCH PA 18-PUD 06-14(A)-CITY COUNCIL POLICY 44 APPLICABLE FOR PROJECTS WITH 5 OR MORE HOMES CITY COUNCIL POLICY 44-NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations I All residential projects shall be required to have a minimum The project has been designed with (4) number of different floor plans, different front and corresponding floor plans (a single story, a modified single matching rear elevations with different color schemes as identified story and (2) two-story) and (3) different below: elevation styles. D 2-4 dwelling units shall provide I floor plan and 2 different elevations. D 5-I2 dwelling units shall provide 2 different floor plans and 2 different elevations. D 13-20 dwelling units shall provide 2 different floor plans and 3 different elevations. ~ 21 + dwelling units shall provide 3 different floor plans and 3 different elevations. 2 Every house should have a coherent architectural style. All Each plan has (3) different architectural elevations of a house, including front, side and rear, should have styles, Mission, California Bungalow and the same design integrity of forms, details and materials. Italian Tuscany. All elevations of each style include unique detailing and materials. 3 In addition to the previous requirements, design details should Each of the (3) architectural styles reinforce and enhance the architectural form and style of every incorporate at least ( 4) of the design details house and differ from other elevations of the same floor plan. A on the front, rear and street side building minimum of 4 complimentary design details, including but not facade of the house. limited to those listed below, shall be incorporated into each of Mission the front, rear and street side building fayade(s) of the house. • Ceramic tile shelf Design Details • Ceramic tile surrouJ1ds ~ Balconies • Clay pipes ~ Decorative eaves and fascia • Sculpted foam eave ~ Exposed roof rafter tails • Window mullions ~ Arched elements • Decorative foam trim D Towers • Wrought iron pot shelf and juliette D Knee braces balconies D Dormers • Wood bays ~ Columns • Wood corbels ~ Exterior wood elements • Elliptical window ~ Accent materials (i.e.; brick, stone, shingles, wood or siding) • Elliptical arched porch • Decorative foam chimney cap • Mission style garage door California Bungalow • Exposed rafter tails • Wood trim • Wood lintels • Hardie shingle siding • Brick wainscot cap • Brick window sill • Stone veneer • Decorative foam trim • Wood outlookers • Window mullions • Decorative foam chimney cap • California Bungalow style garage door • Azek columns ROBERTSON RANCH PA 18-PUD 06-14(A)-CITY COUNCIL POLICY 44 Floor Plans and Elevations (continued) 3 Design Details (continued) 4 Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. Site Planning 5 Houses with both the same floor plan and elevation style shall not occur on adjacent lots. 6 Reverse floor plans shall be included where possible to add variety to the street scene. Single Story Requirements 7 8 A minimum of 15% of the total number of homes shall be single- story structures. Single-story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330. or A minimum of I 0% of the total number of homes shall be single- story structures and 15% shall be reduced second story structures. A reduced second story structure shall comply with the following criteria: [8J A minimum of 60% of the roofline shall be single story; I:8J A 2-story element may be added in the central portion of the front and rear elevation; and [8J The second story element may be no greater than 25% of the floor area of the first floor of the house (including garage). or For alley-loaded product, a minimum of20% of the homes shall be single-story for the front 20% ofthe home (overall depth of house times 20%). A maximum of20% of the total number ofhomes are exempt from the requirement to have a single-story building edge. 2 Italian Tuscany • Brick surrounds • Brick head and sill window accents • Brick lintels • Wrought iron grills • Exposed rafter tails • Decorative brick chimney cap • Adobe brick veneer • Wood shutters • Italian style garage door • Decorative foam trim • Window mullions • Wood outlookers • Decorative gable end medallions Roof heights range from 15'-10" up to 25'- 6". Mission and Italian Tuscany elevations have a 4: 12 roof pitch, whereas the California Bungalow has a 3.5:12 roof pitch. A variety of roof configurations with hips, gables, etc. are used on each plan for diversity and to distinguish between elevation styles. Houses with the same floor plan and elevation style do not occur on adjacent lots in this project. 55% of the units are reversed. They add variety to the street and allow more flexibility throughout the project. In accordance with the Robertson Ranch Master Plan (MP) requirements, the single-story homes make up 15.5% of the project meeting the min. 15% requirement. Modified single-story homes make up 11.8% of the project. • 74% of the roofline is single-story • A 2-story element sits in the central portion of the front and rear elevation • The second story element is 22% of the first floor area. All of the houses in this project have a single story edge or complies with #9 requirements. ROBERTSON RANCH PA 18-PUD 06-14(A)-CITY COUNCIL POLICY 44 Single Story Requirements (continued) 9 The remaining total number of homes shall comply with one of the The modified single story (Plan I X) meets following guidelines: the first requirement of a min. 8 foot deep single-story building edge running the ~ The home shall have a single-story building edge with a depth length of one side of the building. of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering Both 2-story houses (Plans 2 & 3) meet the single-story element shall incorporate a separate roof plane the third requirement of a single story and shall be substantially lower than the roof for the two-story building edge with a depth of not less than element. Porches and porte-cochere elements shall qualify as a 3 feet for 40% of the perimeter of the single-story edge. Houses with courtyards that are a minimum building. of 15 feet wide located along the side of the house and setback • Plan 2A -51% of the perimeter a minimum of 15 feet from the property line are not required is single-story to have a single-story building edge. • Plan 2B & C-54% of the D perimeter is single-story The home shall have a single-story building edge with a depth • Plan 3A-43% of the perimeter of not less than 5 feet and shall run the length of the building is single-story along one side. The roof of the single-story element shall be • Plan 38 & C-44% of the substantially lower than the roof for the two-story element of perimeter is single-story the building. ~ The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. Multiple Building Planes IO For at least 66% of the homes in a project, there shall be at least 3 Plans IX, 2 & 3 (84.6% of the homes in separate building planes on street side elevations of lots with 45 feet the project), have a minimum of ( 4) of street frontage or less and 4 separate building planes on street separate building planes on the front and side elevations oflots with a street frontage greater than 45 feet. street side elevations meeting the 66% Balconies and covered porches qualify as a building plane. requirement. The minimum offset in planes shall be I8 inches and shall include, A minimum of(4) planes ofPlans IX, 2 but not be limited to, building walls, windows, porches and roofs. & 3 front and street side elevations have a The minimum depth between the faces of the forward-most plane minimum offset of I8" between planes, a and the rear plane on the front elevation shall be I 0 feet. A plane min. of 30 sq. ft. and a least 10' between must be a minimum of 30 sq. ft. to receive credit under this the forward-most plane and the rear plane. section. II Rear elevations shall adhere to the same criteria outlined in Both Plans 2 & 3 (72.8% of the homes in Number I 0 above for front elevations except that the minimum the project), have a minimum of (4) depth between front and back planes on the rear elevation shall be separate building planes on the rear 4 feet. Rear balconies qualify as a building plane. elevation meeting the 66% requirement. A minimum of(4) planes ofPlans 2 & 3 rear elevations have a minimum offset of I8" between planes, a min. of30 sq. ft. and at least 4' -0" between the forward- most plane and the rear plane. I2 For at least 66% of the homes in a project, one side elevation shall A minimum of66% ofthe homes in the have sufficient offsets or cutouts so that the side yard setback project have sufficient offsets or cutouts averages a minimum of 8.5 feet. so that the side yard setback averages 8.5 feet. (See Exhibit "B"-Eng. sheet 2 for more information) 3 ROBERTSON RANCH PA 18-PUD 06-14(A)-CITY COUNCIL POLICY 44 Windows/Doors 13 At least 66% of exterior openings (door/windows) on every home 1 00% of the exterior openings in the project shall be recessed or projected a minimum of 2 inches (doors/windows) are either recessed a and shall be constructed with wood, vinyl or colored aluminum minimum of 4" or have decorative trim window frames (no mill finishes). constructed of brick, wood, or foam that projects 2" min. from the building fa9ade. All windows are constructed with vinyl. 14 Windows shall reinforce and enhance the architectural form and Each elevation incorporates various style of the house through, the use of signature windows and varied window shapes, surrounds, and mullions window shapes and sizes. to bring character to each architectural style. Front Porches 15 Fifty percent (50%) of the homes shall be designed with a covered 50% of the homes are designed with a front porch, open courtyard, or balcony (each with a minimum covered front porch or open courtyard. depth of 6 feet and a minimum area of 60 square feet) located at the Plan 2 complies with this requirement front of the dwelling. The minimum depth for a covered front porch with 35.5% of the project designed with a shall be measured from the front fa9ade of the home to the inside of covered front porch. In addition, Plan 1 B any supporting porch posts. The front and sides of porches shall be (lot 300), lC (lot 223), lXC (lots 207 & open except for required and/or ornamental guardrails. A variety of 232), 3B (lots 218, 242, 249, 253 & 262) roof elements shall be provided over porches. Porches may not be & 3C (lots 214,221,229,247,259,282 & converted to living space. 299) comply with this requirement with 14.5% of the project designed with an open courtyard. Both the covered front porches and open courtyards meet the minimum depth of 6 feet and width of 10 feet per the Robertson Ranch Master Plan (MP) requirements. Front Entries 16 Seventy-five percent (75%) of the homes must have a front entry 100% of the homes have a front entry that to the home that is clearly visible from the street. Walkways from is clearly visible from the street with a the front door to the street are encouraged. majority of the walkways from the front door to the street (depending on lot conditions). Chimneys 17 Chimneys and chimney caps shall be in scale with the size of the Each home comes with (1) standard home. No more than 2 chimneys shall be allowed for homes on fireplace and no optional fireplaces. lots in planned developments having an area less than 7,500 square feet. Gar a e Doors 18 Garage doors for 3 or 4 cars in a row that directly face the street All of the homes have garage doors for (2) must have a minimum of an 18" plane change between the garage cars in a row. This requirement does not doors after the 2 car garage door. apply. Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to achieve the best project design as determined by the project planner. When a percentage of units are described in the guidelines, the intent is to have that percentage spread throughout the entire project. 4 2 3 4 5 ROBERTSON RANCH PA 18-PUD 06-14(A)-CITY COUNCIL POLICY 66 CITY COUNCIL POLICY 66-LIVABLE NEIGHBORHOODS Principle Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side-loaded garages, front- loaded garages, alley-loaded garages and recessed garages. Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cui- de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Pedestrian ·walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cui-de-sacs), pedestrian paths should also be provided. Compliance Comments All of the homes have detailing and materials unique to each of the three styles (Mission, California Bungalow and Italian Tuscany). Front entries are visible from the street and the different elevations include balconies, wood window bays, porches and courtyards to provide visual interest and promote social interaction. All garage doors are recessed and at least 7 feet behind the forward most plane. The street design was approved as part ofCT 04-26/PUD 06-14. !Parkway and street tree planting was approved as part of CT 04-26/PUD 06- 14. The plan is in compliance with this tpolicy. P A 18 is designed as a walkable neighborhood with internal and external paths and trials. The pedestrian circulation system was approved as part ofCT 04-26/PUD 06-14. Internal paths and non-contiguous walks provide multiple routes of access throughout the community and to the Recreation Center and trail systems. ROBERTSON RANCH PA 18-PUD 06-14(A)-CITY COUNCIL POLICY 66 6 Centralized Community Recreation Areas The Community Recreation Center in Park or plazas, which serve as neighborhood meeting places and as P A 19 is located near the center of the East Village development with access recreational activity centers should be incorporated into all planned via paths and sidewalks from all unit developments. As frequently as possible, these parks/plazas directions. should be designed for both active and passive uses for residents of The location was approved with SDP all ages and should be centrally located within the project. Parks 06-06 and is in compliance with this and plazas should be not be sited on residual parcels, used as Policy. buffers from surrounding developments or to separate buildings from streets. 2 RECREATION SllMMARY "" -SF; --lifl: RB:I'ROoiiJO)~ ,.,.,..,.,... I ACIJt£/EEJXDATPA ,,_ ,. '"' ""' 17lltlfl 17 '"' 1110 "" ,., 110 ""' '"" .,, IH ' ""' "" "" • . 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EXISTING COLLEGE BLVD. {REACH B) (P£R or.; w-6) sTA. tOJ+.J4.72 m srA. 1!81-25.JI 1/WRCIID• 1.4 "'""" EXISTING WlNJ) TR.4IL WAY" STA.f~tr)Sil.I61JSIJ(J IRJlR1CNEX• I "'""" EXlST/l{GGLENAJIENUE" Slil~ID.sTA.IJIIUI 1/WRCNEX•I "'""" EXISTING HILLTOP STREET" STA. IO#JO m STA. 12+12.10 lllti!IRCIIEX•I BENCHMARK; DESa!IPllOH: .5'T.WWIP Il-l() S11llU CBf111U£ IEUIIHMNT L.CC.m)lt tDITDlliErFD. CMMI?Rfil: .IT OGEI1t'f SliiiJDi IMHI IUR.SI~I llEtOO) fRQ,I: aunriEJOII..llfLS(IG aunrtERr. awDia DATA) ELEVA'!Dt. 8#11 t.Mn.tCLSC:#U SH££T J OF 5 SH££TS U.D. 06-i4(A) I,«MU:ATaJiliJf (F ..... , 1L~~rgr:~ ~~~~~t;;~~~~~"'"'~ flDfi'a.J. Dllilll:C!IISI1iJ£1DI 1) lOTS ff..l $lHN:E IBW IIUSS W. Ol1DifiiSC. ·,tJMQ.I.IJI/RIIIII/ilf'fRCS-15. TYPICAL FINISH LOT DRAINAGE TEMPOBARY EROSION CONTROL DErAIL . II>Zflr ROBERTSON RANCH PA-18 SH££1 .1 OF 5 SH££TS 1 .. I I I ' I ~ I I I 'i- 1 I I I SCALI:,. •lfll ROBERTSON RANCH PA-18 -SEE S/lEE1' 4 - I ~2007 O'Day Consuttonts, Inc. I!RNCJOORK; OCSCRi"lQt SliltiMI!P*"JDS'Rl'Ta'11111iUtE --t«J.l'Ot aJI11JilM(Tll. G4iifilell£ft. ATIIIQIIlEII'SSTATKIIl!IHII RJIIR.S-..1 liECORI): fliCit aJUnr#DtltHI.IJIJ.S{JID. CtXIflY&t . artlU lNiifJ IIUII tMnlt «S:t: .tCJ: SH££.7 5 OF 5 SHEETS P. U.D. 06-:-14(A) ROBERTSON RANCH 50'-0' r r;: ~liffxJy""qMf4.------ ',USfAIILEREAIY.W ' 15'.Q" ' r-------~"~-1~~------~--------~,.~~~--------~----'~'~·~q----~,' 3'7.1CI).FT.OIO'tUHEAD STO~GE TO BE I'IIOVIOlD "'"""" GARAGE 9~a6@T.O.SIJI @HOUSE i_t=j ______________ _ '/!1-T ~:------1--.::__~~-:--jf ' SffOW.IV.HSFOR DIMWAYr..&DEWAU: C~IIOHI'fRlOT 1!1-9" FIRST FLOOR PLAN @ 'C' ELEVATION ·---, : ' , __ .. PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN ONE SQUARE FOOTAGE SUMMARY: 24455f(6011.-2700Sf) PROJECT INFORMATION: CONSTRUCTIOr<l BUILDING CODES: YN !SPIIINKL£15 NOT REO'O) U • ,.,...,,.I'E GAU.GE SIHGU ,I<NJI.Y NON-IAT'ED , . ..,. MA.l.15'-0'TOPV.TEliHE ''C:OMI'liCANCEW/~ HfiGHT ORDINANCE 21 .04 065 PLAN ONE 2000 SF MAY 16,2007 16 l'n:lftd~:7 .. 9.026 A.XX ol XX ~-#'F----------- MISSION CALIFORNIA BUNGALOW PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN ONE ELEVATIONS MAY16,2007 A.XX "' CALIFORNIA BUNGALOW COliJ'U8) 0 tolD ITALIAN TUSCAlW COW'r.IIDOWT22l PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN ONE ELEVATIONS (WITH COURTYAADS) A:U.. .. .. lfFTElfYATlONA ""'""""'"" WlfiB.LDI'I!HCM. ..._ .. """"" RIGHI El EVADQN A ~~-""-"'-, REAR ELEVATION A PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES ROOF PLANA PLAN ONE MISSION M.o\Y16,2007 " Prq.dND.:749.026 A.'f.X " Xl """"" - l.fEI ElfVADON B REAR El.f\IADON B ...... - PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES ROOFPI.ANB ... PLAN ONE CALIFORNIA BUNGALOW " MAY 16, 2007 l'qld Ho.: 749.026 lfFr ElEVATION C ~ """""""""" YIIIIIIUJI'f!IIICM. ......... ..,., RIGHT ELfVAllON C REAR ELfVAllON C PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES ...,.......,..., YllffB.UJI'f!B!CM. -~..._ 'ICJU:'!{\If-\'.Q' ROOFPlANC W.V16,2007 " Prq.d Ho.: 749.026 ENHANCED LEFT El.EVADQN A PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES .... """"' ... tJrlt'IPICIIj!lfCM. ..._ .. """"" SCN.I::VI,.I'-41' PLAN ONE ENHANCED ElEVATIONS MAY 16,.2007 " ~No.:749.026 " EHHANCEO RIGHr B£VATION c PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN ONE ENHANCED ELEVATIONS 0 .. 14 ..,_Y10,2007 ~~7of9.026 ~I SEECM.I'I.A/'6~ OiMWAY/SWEW...U: CONFIGURI.TK>N PU LOT FIRST FLOOR PLAN@ 'C ELEVATION PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN ONE X SQUARE FOOTAGE SUMMARY: LOTCOVERAGf: 2~4.5Sff60W.-:l7005FJ SINGL.f-5TORY ltOOfUI'<f: ID4115F [H .. J 5ECOND-5TOIIY ROOtl.ll'lf: 636 Sf {26'.11.) FIRSTFLOOII: SECOND FLOOR: .5~ SF [22'1. Of FWT ft_OOR lOT AJt£A1 25~5f PROJECT INFORMATION: auwNO CODES· VN (Sf'RINKLUS NOT REC'O) 113-SINGLI'F~lY u.I'II:IY .... u~ SINGLE fM'ILY t<ON-IlATfO MA}I..IS'-O"TO"-'TfUNE ''C0Mft..ICANCE WI CAal58AD H!'IGHT01t01~21.D4065 cac 2001 CMC2007 PLAN ONEX 2550 SF MAY16, 2007 16 f'laildHD.:74'-026 r- 1 14'-7" I I I I I I \ [__ 1-------,--------1- SECOND FlOOR PLAN @ 'C' ELEVATION . PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES 1 I , . .,. PlAN ONEX SQUARE: fOOTAGE SUMMARY: PROJECT INFORMATION: V'N lli,....NkU!It$ MOl UCI'f)! lla•lloiNOtf fAMkY :;ro•.Q" MAl(, lS'.()"fOP'LAUt.N •·C~EW/~ ~~1U)CJ365 PLAN ONEX 2550 SF MISS lOti_ ITAUAN TUSCANY PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN ONE X ElEVATIONS " W.Y l6, 1007 f'n:l;td Wo,; 1.W.OU LEFT ElfVADON B 1---<!-1 """""""'"" WCI'Illu:JII~Qfl _ .. _ RIGHT ELEVATION B REAR ELEVATION B PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES ROOFPI.ANB PLAN ONE X CALIFORNIA BUNGALOW 16 MAY16,:l007 f'nliKjNo.:7411.CI26 ITALIAN TUSCANY eot.m'AID (J lOT 207 & Zl2 PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN ONEX ELEVATIONS (Willi COUim'ARD) " MAY 16, 2007 l'ruj.d Ho.: 749.026 LEFT ElfVATION A ~ """""""'-'UIIt'IB.IOI'jiEICM. """"""'"""""' RIGHT ELEVATION A REAR ELEVATION A PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES ROOF PlANA PLAN ONE X MISSION 16 MAY 16, :Z007 l'rojed Ho.: 7.49,026 LEEr ELEVATION C ~4:·_·"""-~ REAR ELEVATION C PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES ICMUfhl'.,l'.(l' ROOFP!ANC PLAN ONEX ITALIAN TUSCANY " MAY 16, 2007 f'nli-d Ho.,; 749.026 ~ ""'""""'"' WMI'IfiiOI'IIIICWI. .._ .. =- ENHANCED RIGHT El.fi/ATION A BfWODATIDIS237&27~ l-----!.L-J .... """"""' 'IMI'IBLCII'IIdCM. ....... """""" ENHANCED RIGHT ElEVATION 8 ENMNODIJL012D7&261 PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN ONEX ENHANCED ELEVATIONS )M.'flO,'lOOl " ~~.:749.016 ~I SEECIVI.f'W.ISFOit DRIVEWAY/SIDEWAll CONFIGLIRAIIOH PER LOT FIRST FLOOR PLAN@ 'C ELEVATION 50'-0" PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES LMOf fRMG.!ElOW FIRST FLOOR PLAN@ 'A' ELEVATION SUCMI.i'\.1\NSFOl OI:MWAY/SIDEWAlX CONFIGUR.o.TIONPEIILOT FIRST FLOOR PLAN@ 'B' ELEVATION PlAN TWO SQUARE FOOTAGE SU!V.MARY: lOT COVEMGE@ k lOT COVE~E@ B & C· SECDI-ID FLOOR: TOTAL: BUILDII'IGI'fiiJMETER@A: ";!008SF(4S'A-202.5) 1006Sf(45'1t-70::Z5j J400SF 2800Sf $INGLE STOII'f BLDG. EDGE @A· 106'.1\" (51'11. OF PEIUMEURI BUILDING l"f~ER ® 8 & C SINGLE STOR'I' BLDG. EDGE@ 8 & C. 1'20'-11"(54" Of PERIMETER) PROJECT INfORMATION: CONSTRUCllON TYPE: VN (SPRINKLERS NOT llfQ'OJ BUILDING CODES: U-I"RRVATl: GNIAGE SINGLE fNoUlY NON-MTfO ••COMI'UCANCE WI CARJ.5BAD HLIGiiTOR~Ell.04.ot.S CEC2007 PLAN TWO 2800 SF M.\Y16,2007 16 Prvj.:IHo-:749.024 ·---------~~~ 7'-11112" 12'-10" SECOND FLOOR PLAN@ 'C' ELEVATION I I ______________ ] --------~~ 12'-2112" T-<1' PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN TWO SQUARE FOOTAGE SUMMARY: lOTCO\'f;V\Gf®"-' LQTCOYERAGE!WB&C fiRSTFLOOM: SECOND FLOOR: 2008~f t.t5'Jio .. 70:15) 2006Sff4S.. ~ '2025) l.o!OOSF I<IOOSF BUILDIHGI'fRIMCTER@k 21!1·0" SII'K>U STOIIY BLDG. EDGE@"' 106'-11" (51'11. OF I'UIMETtR) BUILDING l'tltiMfTER@ B & C: 224'-0' 511'1GLE5TORYBLOO.EOG£@11& C 12r1-1l"(:i<I ... OfPERIMET~RJ PROJECT INFORM<\TION: CQI'ISTRUCTION TYI'f: VN fSI'RINI(LfiS NOT ltfQ'D) 1(3-:!II.NGL.fFAMilY IIUILPING CODES: SINGLE FAMILY NON-RATED •·COMPLICANCE Wf CAftlsa.o.D HEIGiiT ORDINANCE 21.0<1.065 CMC2007 CI'C 2007 OC7007 PLAN TWO 2800 SF MAY16, 2007 16 PrvjKIHo..:7.t9.026 """"" """"00011-----' MISSION CALIFORNIA BUNGALOW ~.a-~------~~~ +-~~·- =DOC>t---------' ITALIAN TUSCANY PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN TWO ELEVATIONS LEFT ELEVATION A :-~----~----- RIGHT ELEVATION A REAR ELEVATION A PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN TWO MISSION MAY16,2007 16 l'rujodl-kl.:749.026 A. XX " "' LfET ElfVADQN B ICill.f:l/1 .. •1'4' ;-·---- RIGHT ELEVATION B REAR ELEVADON B PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES ROOF PLAN B PLAN TWO CALIFORNIA BUNGALOW·. 16 l'rojedHD.:7o49.Q26 A. XX ~ XX I ---------~----------- Cl _,.,_.., 'INI'I'IIIIIJijiiiiCM. -""'""""' IHT EIB'ATION C SCioif:l/'1 .... 1'-8' ..................... -··· ... :-•----1----- RIGHT EIB'ATION C REAR ELEVA'DON C PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES ROOFPIANC ... PLAN TWO ITALIAN TUSCANY 16 MAY 16,2007 Projecl ND.: 749.1.126 A. XX "' "' ENHANCED lEFT ELEVAlJON A ENHANCED RIGHT ELEVATION B PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PlAN TWO ENHANCED ELEVATIONS MAY16,2007 ENHANCED RIGKT ELEVA110N C PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN TWO ENHANCED ELEVATIONS 16 MAY 16, 2007 flroild No.: 749.Q26 I ~, ---~;;X~~-~~~;~~~: ' ' Sl:fCMLI'I.N'6FOit DRMWAY~DEWAJ.X CONflGllVAllOO. iU LOT FIRST FLOOR PLAN@ ELfVATION 'A' PA 18 @ ROBERTSON RANCH BROOKFIElD HOMES J PlAN THREE SQUARE FOOTAGE SUMI'YV.RY: LOT COVERAGE@ A: LOT COVERAGE@ B & C: ftllSTflOOI.: st:CONO fLOOR: TOrAL: CioNtAGE: 1988Sf!4S'IIo•2025) 197~ Sf{45"-2025) )3145f. 1481Sf 2805Sf """ BLillDINGPEilMfTfR@A!. 233'-r 51t4GlESlOil'fBUUDIHGE0GE@Jo.• \00-1l'\4:fti.Ofi'Bt~METU"r IIUII.DIHG PEIIIMETfll@ II & C: 230'-7" SINGLE STORY BUILDING EDGE@ 8 &. C: 100-H'{.(.(._Of HIUMETBI) PROJECT INFOR..V.ATION: CONSTRUCTION TYPE: YN !SI'RINitl.fRS NOT RfO'DI MLOWIIBLE HEIGHT: BUilDING CODES: U -PRIVATE GAV.GE SINGLf; f}IMIL'F NON-ItA.lUI ·•coi!U'UCANCE W/ CARLS8AD liCIGIIT OROINANCf 21.0<1.065 CMC2007 CPC2007 CfC2001 CfC2001 PLAN THREE 2805 SF MAY 16,2007 .. f'nlol.edNo.:149.070 A.XX ol XX r-<r '" .... I I I I 17..01!2" ~1--------------------! I I I I 1--------------- ___ ._Q ___ , _________ ~~~~~,~~---------~------~"~ ... ~-------~1 SECOND FLOOR PlAN@ ELEVATION 'A' PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN THREE SQUARE FOOTAGE SUMMARY: lOT COVEAADE @A.: ~OT COVEIIlAGE@ I & C· 1988 5I' j~SS-1025) 197~ Sf (4511. .. 20251 flltSTFLOOR: Sf.COI'CJFLOOR: HI1Sf 7805Sf IIUILDLNGPUIMETU@A: Ul'·l" SIHCiU:SlOR16\JilJllt.IG~O-., \00'-\\"I•J'I.Ofi'U»ooftaq IIUilDII'IG PliiiMfTER@ Ell. C: J30'-7" SIHGtE iriOAY BUILDING E~ C B&. C: 100'-11"(44~0F PERIMETER! PROJECT INFORMATION: CONSTIIUCllON l"l'PE: VN j.51"11:11'tKlflt$ NOT A£001 BUILDING CODES: U·Pf!IVA.TEGAIIII.Gt ~GI.Ef"""'"-YNON--JtAlED ""COMPLICo.NCf WI COJII..58AD llfiGHT ORDINANCE 21 .0<1 065 PLAN THREE 2805 SF MAY16,2007 " Prof-dHo.:749.0Z6 ::: MISSION CALIFORNIA BUNGALOW ITALIAN TUSCANY PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN THREE ELEVATIONS MAY 10,2007 ~-{f.F------------- CALIFORNIA BUNGALOW -~-~~~-- ---- - - - ---- I:OCOIATM """""' COUIJYAIDOlOTS218,2ol2, 249,253&262 ITALIAN TUSCANY COUIIYAID D t.OTS214, 221,229, 247,259,28212911 PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES PLAN THREE ELEVATIONS (WITH COURTYARDS) MAY16,2007 16 '"'ildNo.:749.D26 A.XX "' "' LEFT ELEVA"DON A RIGHT El.fYATION A &CAI!:I/I ... 1'4' REAR EI.E\IATION A PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES --'LMCIIIKI ROOF PLANA PLAN THREE MISSION MAY 16,2007 " l'nli-dNo.:749.026 LEFT ELfVATION B '--------1---·- REAR ELfVATION B PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES ROOFPI.ANB PLAN THREE CALIFORNIA BUNGALOW MAY16,20D7 16 f'rotldHo.:749.026 LEFT ELtVAJJON C '"""""""'"" 'IMIIB.!Orfi'ICIII. ..._ .. =- RJGHT ElfVADON C REAR ELEVATION C PA 18 @ ROBERTSON RANCH BROOKFIELD HOMES ROOEPLANC PLAN THREE ITALIAN TUSCANY " MAY 16,2007 l'nli-fNo.: 749.026 A. 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