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Home My WebLink About2015-08-05; Planning Commission; ; CT 14-05|PUD 14-08|CDP 14-27 - MAGNOLICA TOWNHOMES The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: January 27, 2015 P.C. AGENDA OF: August 5, 2015 Project Planner: Christer Westman Project Engineer: Steve Bobbett SUBJECT: CT 14-05/PUD 14-08/CDP 14-27 – MAGNOLIA TOWNHOMES – Request for approval of a Tentative Tract Map, Planned Development Permit, and Coastal Development Permit to demolish existing single-family structures and develop a 16-unit multi-family residential condominium project on a 0.68 acre infill site generally located on the south side of Magnolia Avenue, west of Jefferson Street, within the Mello II segment of the Local Coastal Program and in Local Facilities Management Zone 1. The project is not within the appealable area of the California Coastal Commission. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 “In-Fill Development Projects” of the State CEQA Guidelines and will not have any adverse significant impact on the environment. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7116 APPROVING a Tentative Tract Map (CT 14-05), Planned Development Permit (PUD 14-08), and Coastal Development Permit (CDP 14-27) based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to demolish the existing single-family residential structures on-site, including homes and detached garages, and develop a 16-unit multi-family residential condominium project on a 0.68-acre infill site located on the south side of Magnolia Avenue, west of Jefferson Street. The development of the proposed condominium project requires the processing and approval of a Tentative Tract Map, Planned Development Permit, and Coastal Development Permit. The site is comprised of two parcels that have been developed with single-family homes and detached garages. Topographically, the lots slope down moderately from Magnolia Avenue to the southern rear property lines by approximately 5 feet. The condominium units are arranged in three buildings flanking a private driveway. The buildings are two and three stories tall with living areas located on each floor and an attached two-car garage at driveway grade for each unit. Building “A” is three stories and buildings “B” and “C” are two-stories. The condominium units in building “A” are 1,565 square feet with three bedrooms and four bathrooms. The condominium units in building “B” are 1,120 square feet with two bedrooms and two bathrooms. The condominium units in building “C” are 1,092 square feet with two bedrooms and two bathrooms. The two units adjacent to Magnolia Avenue have front doors and porches facing the street. The remaining units in buildings “A” and “C” have side property line facing front doors and all of the units in building “B” have front doors facing the drive-aisle. Private storage space will be located within each two car garage. All of the units have direct access to a ground floor patio. 3 CT 14-05/PUD 14-08/CDP 14-27 – MAGNOLIA TOWNHOMES August 5, 2015 Page 2 A private 24 foot wide decorative, porous pavement drive-aisle will provide access into the project from Magnolia Avenue. All of the attached 20’ x 20’ resident garages are accessed from the private drive- aisle. The four required visitor parking spaces are provided offsite along Magnolia Avenue in front of the project and a single accessible parking space is provided onsite. The architectural style for the project is an eclectic blend of Spanish elements. The building materials include stucco, stone veneers, wood, and a decorative colored tile roof. The building colors and accent trim consists of warm brown and beige/cream tones. Table “A” below includes the General Plan designations, zoning, and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Residential R-30 (R-30) Residential Density-Multiple (RD-M) Single-Family Residential North Residential Medium High (RMH) Residential Density-Multiple (RD-M) Single-Family Residential South Residential Medium High (RMH) Residential Density-Multiple (RD-M) Single-Family Residential East Residential R-30 (R-30) Residential Density-Multiple (RD-M) Multi-Family Residential West Residential R-30 (R-30) Residential Density-Multiple (RD-M) Multi-Family Residential Table “B” below includes the project site’s gross and net acreage, the number of dwelling units allowed by both the General Plan’s Growth Management Control Point (GMCP) and the Regional Housing Needs Assessment (RHNA) Base density and the proposed projects number of dwelling units and density. TABLE B Gross Acres Net Acres DUs Allowed at GMPC Density (25 du/ac) DUs Proposed and Project Density 0.68 acres 0.68 acres 17 units* 16 units at 23.53 du/ac *The proposed 16-unit project at a density of 23.53 du/ac is within the Residential R-30 (R-30) density range of 23 – 30 du/ac yet is under the GMCP of 25 du/ac; however, the project is consistent with the minimum R-30 Density of 23 du/ac as required by the City’s General Plan. For further information, refer to the General Plan Land Use designation discussion in the analysis Section “A” below. In order to meet the City’s Inclusionary Housing requirement, the applicant will need to enter into an affordable housing agreement to purchase two housing credits prior to final map approval or an alternative inclusionary housing solution will need to be authorized by the City Council prior to final map approval. Grading quantities include 754 cubic yards of cut, 330 cubic yards of fill, and 424 cubic yards of export. Retaining walls, ranging up to three feet in height will extend along the south and west property lines to accommodate the project. The Preliminary Geotechnical Investigation prepared for the project, (September 10, 2014, Strata-Tech, Inc.) concludes that the development is considered feasible provided the recommendations contained within the Geotechnical Investigation are implemented in the design and construction which is a minimum 2-foot thick compacted fill blanket below the bottom of the footings. The project has been conditioned accordingly. CT 14-05/PUD 14-08/CDP 14-27 – MAGNOLIA TOWNHOMES August 5, 2015 Page 3 The project meets the City’s standards for planned developments and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code. III. ANALYSIS The project is subject to the following regulations: A. Residential R-30 (R-30) General Plan Land Use designation; B. Residential Density Multiple Zone (RD-M) and Planned Development regulations (Chapters 21.24, and 21.45 of the Carlsbad Municipal Code); C. City Council Policy No. 66 (Principals for the Development of Livable Neighborhoods); D. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); E. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance); F. Local Coastal Program; and G. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 6 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan Residential R-30 (R-30) Land Use Designation The General Plan Land Use designation for the property is Residential R-30 (R-30). The R-30 designation allows for the development of two-family and multiple-family residential units within a density range of 23 – 30 dwelling units per acre with a Growth Management Control Point (GMCP) of 25 dwelling units per acre. The project site has a net developable acreage of 0.68 acres. At the GMCP, 17 dwelling units would be permitted on this 0.68 net developable acre property. Although the project is below the GMCP for the R-30 General Plan Land Use designation by 1 dwelling unit, the General Plan Land Use Element allows the City to approve residential development at a density that is below the GMCP for the applicable density range provided that the proposed residential density (23.53 du/ac -16 dwelling units) is within the R-30 density range of 23 – 30 du/ac. Consistent with Program 3.2 of the City’s certified General Plan Housing Element, all of the dwelling units which were anticipated toward achieving the City’s share of the regional housing needs that are not used by developers in approved projects will be deposited in the City’s Excess Dwelling Unit Bank. The project will deposit one dwelling unit into the bank and it will then be available for allocation to another project. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity, including second dwelling units, adequate to satisfy the City’s share of the regional housing need. The project complies with the Elements of the General Plan as outlined in Table C below: CT 14-05/PUD 14-08/CDP 14-27 – MAGNOLIA TOWNHOMES August 5, 2015 Page 4 TABLE C – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use Site is designated for Residential R- 30 density, (R-30 – 23-30 du/ac) with a GMPC 25 du/ac.; 17 dwellings units could be constructed on the site. The 16 unit residential project has a density of 23.53 dwelling units per acre which is within the R-30 density range of 23 – 30 du/ac. Yes Housing Provision of affordable housing. The project is conditioned to enter into an affordable housing agreement to purchase two (2) housing credits prior to final map approval. Yes Public Safety Reduce fire hazards to an acceptable level. The project meets the fire code. The project is required to provide an automatic sprinkler system within each dwelling unit and is located within a five minute response time of Fire Station No. 1. Yes Open Space & Conservation Minimize the environmental impacts to sensitive resources within the City. Utilize Best Management Practices for control of storm water and to protect water quality. The project will not have any environmental impacts to the previously developed site. The project is conditioned to conform to all NPDES requirements and has been designed to include Low Impact Design (LID) elements. Yes Yes Noise Comply with the residential exterior noise standard of 60 dB(A) CNEL in private recreation areas and interior noise standard of 45 dB(A) CNEL. The proposed project is not located within an area of 65 dB(A) CNEL noise standard. Measures are conditioned for the project to comply with the interior 45dB(A) CNEL noise standard for residential uses. Yes Circulation Construct roadway improvements needed to serve proposed development. All public facilities including curb, gutter and sidewalk exist along the property frontage (Magnolia Avenue). Yes B. Residential Density-Multiple Zone (RD-M)/Planned Development Regulations The proposed project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code (CMC) including the Residential Density-Multiple Zone (CMC Chapter 21.24) and the Planned Development Regulations (CMC Chapter 21.45). CT 14-05/PUD 14-08/CDP 14-27 – MAGNOLIA TOWNHOMES August 5, 2015 Page 5 The RD-M zone allows for the development of multi-family residential housing and the Planned Development (PD) Ordinance allows for the development of a condominium ownership project in the RD-M zone. The PD Ordinance provides most of the development standards with the exception of those standards included in Table D below for a 16-unit residential airspace condominium project. The project complies with all applicable development standards of the PD Ordinance. Refer to Attachments No. 4 and 5 for an analysis of the project compliance with Tables C & E of the Planned Development Ordinance. The proposed project, which consists of 3 buildings, two two-story and one three-story structures with attached garages, and a maximum building height of 33 feet 9 inches with a roof pitch of 5:12, is compatible with the existing surrounding and proposed multi-family condominium and apartment projects. All public facilities including curb, gutter and sidewalk have been constructed along the property frontage. The building elevations have been designed to include elements currently found in the neighborhood in order to blend into the surrounding development. TABLE D – RD-M ZONE COMPLIANCE RD-M Standards Required Provided Setbacks Interior Side Yard: 5 feet Rear: 10 feet minimum Interior Side Yard: 5 feet Rear: 10 feet Minimum Lot Area 10,000 square feet .68 acre (29,621 square feet) C. City Council Policy No. 66 (Livable Neighborhoods) The project complies with City Council Policy No. 66 (Livable Neighborhoods). Refer to Attachment No. 6 for an analysis of project compliance with City Council Policy No. 66, Livable Neighborhoods. D. Subdivision Ordinance The project includes sixteen (16) residential air-space condominium units and is therefore subject to the regulations of Chapter 20.16 of the Subdivision Ordinance. These subdivision regulations require the project to include required street dedications and improvements (streets, sewer, water, and drainage) to serve the proposed subdivision. The Land Development Engineering Division has reviewed the proposed Tentative Map and has concluded that the subdivision, as conditioned, complies with all the applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance. Magnolia Avenue is a publicly dedicated roadway and no additional improvements or dedication of streets is required. All infrastructure improvements, including street frontage, drainage, sewer, and water facilities exist. General utility and access easements will be dedicated to allow for the construction of project drainage, sewer, and water facilities on the final map. No standards variances are needed to approve the project. Given the above, the proposed subdivision would provide all necessary facilities and improvements without producing land conflicts; therefore, the project is consistent with the Subdivision Ordinance. E. Inclusionary Housing Ordinance The proposed project involves the creation of sixteen residential units through a subdivision and, therefore, must provide affordable housing to lower-income households as specified in the Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential development of seven or more units, not less than fifteen percent of the total units approved shall be constructed and restricted CT 14-05/PUD 14-08/CDP 14-27 – MAGNOLIA TOWNHOMES August 5, 2015 Page 6 both as to occupancy and affordability to lower-income households. This 16 unit project is therefore responsible for providing two inclusionary units. Whenever reasonably possible, inclusionary units should be built on the residential development project site. However, based on the project’s small size, the Housing Policy Team is recommending support of the applicant entering into an affordable housing agreement prior to final map approval to purchase two housing credits or an alternative solution will need to be authorized to satisfy their inclusionary housing obligations prior to final map approval. Therefore, the applicant has been conditioned to satisfy the inclusionary housing requirement for lower- income households by entering into an Affordable Housing Agreement to purchase two (2) credits prior to final map approval or an alternative solution will need to be authorized, subject to City Council approval. By entering into the agreement prior to final map approval the project is providing its fair share of housing affordable to lower income households and, therefore, is consistent with the Inclusionary Housing Ordinance. F. Local Coastal Program The project site is located within the Mello II Segment of the Local Coastal Program, but is not within the appealable jurisdiction of the California Coastal Commission. The site is also located within and subject to the Coastal Resources Protection Overlay Zone. The project’s compliance with each of these programs and ordinances is discussed below: 1. Mello II Segment of the Certified Local Coastal Program and all applicable policies. The project is located in the Mello II Segment of the Local Coastal Program. One of the primary requirements of the applicable coastal regulations pertains to the conversion of agricultural land to urban use. The project site is not identified as a “Map X - Designated Coastal Agricultural Lands” and therefore, is not required to be preserved nor is it subject to an agricultural conversion mitigation fee. The project is further consistent with the policies of the Coastal Act in that, a) the site is geologically stable; b) the project has been designed to reduce the amount of runoff off-site through the use of Low Impact Development (LID) design features and has been conditioned to implement the National Pollution Discharge Elimination System (NPDES) standards; c) the project does not preclude any recreational opportunities or shoreline access as the property is not located adjacent to any waterways or bodies of water; and d) the development does not obstruct views of the coastline as seen from public lands or public rights-of-way. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (C.M.C. Chapter 21.203) in that the project will adhere to the City’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run-off, pollutants and soil erosion. No development is proposed in areas of natural steep slopes (≥25% gradient) and no native vegetation is located on the subject property. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. G. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table E below. CT 14-05/PUD 14-08/CDP 14-27 – MAGNOLIA TOWNHOMES August 5, 2015 Page 7 TABLE E – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 55.60 sq. ft. Yes Library 29.66 sq. ft. Yes Waste Water Treatment 16 EDU Yes Parks .12 acre Yes Drainage 2 CFS Yes Circulation 128 ADT Yes Fire Station No. 1 Yes Open Space 0 acres N/A Schools Carlsbad (E=2.73/M=1.34/HS = 1.17) Yes Sewer Collection System 16 EDUs Yes Water 4,000 GPD Yes The project proposes 16 dwelling units whereas the maximum unit yield at the GMCP of the property is 17 dwelling units. The proposed 16-unit project is 1 unit below the Growth Management Control Point density for this R-30 designated property. Consistent with the General Plan and Policy No. 43, 1 DU will be deposited into the City’s excess dwelling unit bank. IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7116 2. Location Map 3. Disclosure Statement 4. Planned Development Compliance Table C 5. Planned Development Compliance Table E 6. City Council Policy No. 66 7. Letter dated July 9, 2015 from John Bailey 8. Letter dated July 14, 2015 from John Bailey 9. Reduced Exhibits 10. Full Size Exhibits “A – J” dated August 5, 2015 MAGNOLIA AV J E F F E R S O N S T ANCHOR WY MAGNOLIA TOWNHOMESCT 14-05/PUD 14-08/CDP 14-27 SITE MAP J SITE EL CAMINO R E A LLA COSTA AV A L G A R D C A R L S B A D B L ATTACHMENT NO. 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. The R-30 General Plan Land Use designation has a density range of 23-30 dwelling units per acre. The project density is 23.53 du/ac. C.2 Arterial Setbacks All dwelling units 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 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet N/A Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and:  Shall contain a minimum of one 24” box tree for every 30 lineal feet of street frontage; and  Shall be commonly owned and maintained N/A Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that:  Are required by a noise study, and  Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. N/A C.3 Permitted Intrusions into Setbacks/ Building Separation Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. An 18” built-out window surround is included at the master bedroom windows on the second floor of building “B” C.4 Streets Private Minimum right-of-way width 56 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 5.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Public Minimum right-of-way width 60 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 7.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Street Trees within parkways One-family dwellings and twin homes on small-lots A minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. N/A Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. N/A Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. N/A ATTACHMENT NO. 4 REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.5 Drive-aisles 3 or fewer dwelling units Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. N/A If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. 4 or more dwelling units Minimum 20 feet wide. 21 foot width provided All projects No parking shall be permitted within the minimum required width of a drive-aisle. Resident parking is provided in enclosed garages and guest parking is provided on-street A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). Buildings are setback from the 21 foot wide drive aisle to provide a minimum 24 foot depth for garage access. Additional width may be required for vehicle/emergency vehicle maneuvering area. N/A Parkways and/or sidewalks may be required. N/A No more than 24 dwelling units shall be located along a single-entry drive-aisle. 16 dwelling units are proposed All drive-aisles shall be enhanced with decorative pavement. A ten foot width of permeable pavers provides a decorative enhancement. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit. Four guest parking spaces are required. Four parallel on-street parking spaces with a length of 24 feet are provided plus one on-site space is provided. Projects 11 units or more A .25 space per each unit. When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. ATTACHMENT NO. 4 REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.7 Location of Visitor Parking On Private/ Public Streets On-street visitor parking is permitted on private/public streets, subject to the following:  The private/public street is a minimum 34-feet wide (curb-to-curb)  There are no restrictions that would prohibit on-street parking where the visitor parking is proposed  The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary Four parallel on-street parking spaces with a length of 24 feet are provided In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. One on-site guest parking space is provided in a parking bay. When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. Four parallel on-street parking spaces with a length of 24 feet are provided Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. N/A On Drive-aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. One on-site guest parking space is provided in a parking bay On a Driveway Outside the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. N/A Within the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A If the streets within and/or adjacent to the project allow for on- street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following:  All required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more.  If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). N/A All projects The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side-loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. N/A Compact Parking For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. N/A For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). N/A Distance from unit Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. All of the dwelling units are within 300 feet of the guest parking spaces. ATTACHMENT NO. 4 REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public rights-of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. N/A C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: 150 square feet per unit is required for projects in the R-30 land use designation. 2,400 square feet is required and 2,500 square feet is provided cumulatively in three separate areas onsite Minimum community recreational space required Project is NOT within RH general plan designation 200 square feet per unit Project IS within RH general plan designation 150 square feet per unit Projects with 11 to 25 dwelling units Community recreational space shall be provided as either (or both) passive or active recreation facilities. Passive is provided Projects with 26 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. N/A Projects with 50 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities). N/A For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community 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. N/A All projects (with 11 or more dwelling units) Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. All community areas are easily accessible. Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. N/A Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). Complies Recreation Area Parking In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1,000 feet from a community recreation area. N/A The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). N/A Examples of recreation facilities include, but are not limited to, the following: Active Swimming pool area Children’s playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities. ATTACHMENT NO. 4 REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5%. C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Complies C.11 Reserved C.12 Recreational Vehicle (RV) Storage (1) Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the RMH or RH land use designations. N/A 20 square feet per unit, not to include area required for driveways and approaches. Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A 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 screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. N/A C.13 Storage Space 480 cubic feet of separate storage space per unit. Complies If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. Complies Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). Complies A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. A garage with minimum interior dimensions of 20 ft. X 20 ft. are provided. This requirement is in addition to closets and other indoor storage areas. Complies (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). ATTACHMENT NO. 5 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.1 Livable Neighborhood Policy Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART E.2 Architectural Requirements One-family and two-family dwellings Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines SEE SEPARATE COMPLIANCE CHART Multiple-family dwellings There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. Complies All building elevations shall incorporate a minimum of four complimentary design elements, including but not limited to:  A variety of roof planes;  Windows and doors recessed a minimum of 2 inches;  Decorative window or door frames;  Exposed roof rafter tails;  Dormers;  Columns;  Arched elements;  Varied window shapes;  Exterior wood elements;  Accent materials such as brick, stone, shingles, wood, or siding;  Knee braces; and  Towers.  A variety of roof planes;  Windows and doors recessed a minimum of 2 inches;  Decorative window or door frames;  Exposed roof rafter tails;  Varied window shapes;  Exterior wood elements;  Stone accent materials E.3 Maximum Coverage 60% of total project net developable acreage. 42% E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) Projects within the RH general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater 33 feet 9 inches maximum height 5:12 roof pitch 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories E.5 Minimum Building Setbacks From a private or public street(2)(3) Residential structure 10 feet N/A Direct entry garage 20 feet From a drive-aisle(4) Residential structure (except as specified below) 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) See below for residential over garage Residential structure –directly above a garage 0 feet when projecting over the front of a garage. Complies Garage 3 feet See below for projects within the R- 30 and fewer than 25 units Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Projects of 25 units or less within the RMH and RH general plan designations 0 feet (residential structure and garage) Complies Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Complies Balconies/decks (unenclosed and uncovered) 0 feet N/A May cantilever over a drive-aisle, provided the balcony/deck complies with all other applicable requirements, such as:  Setbacks from property lines  Building separation  Fire and Engineering Department requirements From the perimeter property lines of the project site (not adjacent to a public/private street) The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. Five feet minimum side yard setback required and provided. Minimum 10 foot rear yard setback required and provided. ATTACHMENT NO. 5 REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.6 Minimum Building Separation 10 feet 15 feet minimum between Building “A” and Building “B” E.7 Resident Parking (6) All dwelling types If a project is located within the RH general plan designation, resident parking shall be provided as specified below, and may also be provided as follows:  25% of the units in the project may include a tandem two-car garage (minimum 12 feet x 40 feet).  Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. N/A One-family and two- family dwellings 2 spaces per unit, provided as either:  a two-car garage (minimum 20 feet x 20 feet), or  2 separate one-car garages (minimum 12 feet x 20 feet each)  In the R-W Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) N/A Multiple-family dwellings Studio and one-bedroom units 1.5 spaces per unit, 1 of which must be covered (5) N/A When calculating the required number of parking spaces, if the calculation results in a fractional parking space, the required number of parking spaces shall always be rounded up to the nearest whole number. Units with two or more bedrooms 2 spaces per unit, provided as either:  a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or (5)  a two-car garage (minimum 20 feet x 20 feet), or  2 separate one-car garages (minimum 12 feet x 20 feet each)  In the R-W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) All resident parking is provided in an enclosed two-car garage. Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following:  Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns; and  A backup distance of 24 feet shall be maintained in addition to a minimum 5 feet turning bump-out located at the end of any stall series. N/A Required resident parking spaces shall be located no more than 150 feet as measured in a logical walking path from the entrance of the units it could be considered to serve. All resident parking is attached to its respective dwelling unit ATTACHMENT NO. 5 REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.8 Private Recreational Space One-family, two-family, and multiple- family dwellings Required private recreational space shall be designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve. Complies Required private recreational space shall be located adjacent to the unit the area is intended to serve. Complies Required private recreational space shall not be located within any required front yard setback area, and may not include any driveways, parking areas, storage areas, or common walkways. Complies One-family and two-family dwellings Minimum total area per unit Projects not within the RMH or RH general plan designations 400 square feet N/A Projects within the RMH or RH general plan designations 200 square feet May consist of more than one recreational space. N/A May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. N/A If provided at ground level Minimum dimension Not within the RMH or RH general plan designations 15 feet N/A Within the RMH or RH general plan designations 10 feet Shall not have a slope gradient greater than 5%. N/A Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following:  The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. N/A Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). N/A If provided above ground level as a deck/ balcony or roof deck Minimum dimension 6 feet N/A Minimum area 60 square feet Multiple-family dwellings Minimum total area per unit (patio, porch, or balcony) 60 square feet Complies Minimum dimension of patio, porch or balcony 6 feet Complies Projects of 11 or more units that are within the RH general plan designation may opt to provide an additional 75 square feet of community recreation space per unit (subject to the standards specified in Table C of this Chapter), in lieu of providing the per unit private recreational space specified above. N/A (1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. (2) See Table C in Section 21.45.060 for required setbacks from an arterial street. (3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building. (4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-aisle (excluding parking located in a driveway in front of a unit’s garage). (5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. (6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). (7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. ATTACHMENT NO. 6 CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 1 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. The project was designed with a focus on the elevations facing Magnolia Avenue. Front doors and porches face the street. Varied building planes on these building elevations create visual interest. 2 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. Garages are “side-loaded” and do not therefore dominate the street scape. 3 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 cul-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. N/A 4 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. Magnolia Street has curb adjacent sidewalks. The parkway adjacent to the sidewalk will be landscaped and maintained by the project. ATTACHMENT NO. 6 Principle Compliance Comments 5 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 cul-de-sacs), pedestrian paths should also be provided. Public sidewalks are provided adjacent to Magnolia Avenue and on-site pedestrian paths are provided for access into the site and to individual units. 6 Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. 2,500 square feet of centralized community recreation is provided onsite. Planning Commission Planning Division lAW OFFICES HALL & BAILEY 25014 Las Brisas Road South, Suite B Murrieta, California 92562 Telephone: (951) 304-7566 Facsimile: (951) 304-7571 < July 9, 2015 ATTACHMENT NO. 7 City of Carlsbad JUL l 3 2015 PlanninG Division 1635 Faraday Avenue Carlsbad, California 92008 Via u.s. mail Traffic Safety Commission City of Carlsbad Attn: John Kim Via email at John.Kim@Car1sbadca.gov Re: Project Reference: CT 14-05 Magnolia Townhomes 749 and 763 Magnolia Avenue, Carlsbad, California Dear Mr. Kim and Commission: My wife and I own a home across the street from the above- referenced project. It is our understanding that the project calls for the construction of 16 townhouses on the properties located at 749 and 763 Magnolia Avenue, Carlsbad, California (the •Project") . From my communications with Christer Westman, Sr. Planner, it is my understanding that the Project calls for attached two-car garages for each of the 16 townhouses, and one guest (handicapped accessible) parking space located on-site, together with enough street frontage on Magnolia to allegedly accommodate four additional parking spaces needed for the Project. The purpose of this correspondence is to express our concern about the parking allocated for this Project. Although Mr. Westman has indicated that the Project is Code compliant for the spaces allocated, it is our concern that this Project will impose a significant and heavy burden on the street parking. Over the past approximately five years, the street parking in the area has become more and more congested. There is not sufficient street parking available for the existing residences on Magnolia Avenue. < Planning Commission Planning Division lAW OFFICES HALL & BAILEY 25014 Las Brisas Road South, Suite B Murrieta, California 92562 Telephone: (951) 304-7566 Facsimile: (951) 304-7571 July 14, 2015 ATTACHMENT NO.8 City of Carlsbad JUL 1 7 2015 Planning Division 1635 Faraday Avenue Carlsbad, California 92008 Via U.S. mail Traffic Safety Commission City of Carlsbad Attn: John Kim Via email at John.Kim@Carlsbadca.gov Re: Project Reference: CT 14-05 Magnolia Townhomes 749 and 763 Magnolia Avenue, Carlsbad, California Planning Commission Meeting: August 5, 2015 Dear Mr. Kim and Commission: On July 14, 2015, I had a telephone conversation with Tony Sfreddo, who I understand to be the contact for the owner/developer of the above Project. During our conversation, Mr. Sfreddo indicated to me that he could not place an additional four parking spaces on the Project site. Mr. Sfreddo stated that, at the most, he could possibly add one more parking space onto the Project site, only if the City would waive the landscaping requirements. Mr. Sfreddo also stated that he initially proposed the Project to the City as a 14-unit Project, but was informed that there needed to be at least 17 to 19 units on the site. After working with the City further, it was ultimately agreed that 16 units would be sufficient for this new Project development. I would think that if the site was reduced to 14 units, all visitor parking could be placed on the Project site. Mr. Sfreddo also indicated to me that his current "footprint" for all the buildings on the Project covers approximately 42% of the total Project site, and he is allowed up to 60%. Notwithstanding the smaller "footprint," Mr. Sfreddo made it clear to me that he could not accommodate any additional parking spaces on the Project site, except for possibly one as indicated above. A-1.1Conceptual Site Plan Magnolia Townhomes749 Magnolia Ave Carlsbad, CA 16-unit Condominium 7/10/15 BEGOVICH + HAUG ARCHITECTS begovich-haug.com 562-988-1174 DS PRODUCTS, INC. scale: 3/32"=1'-0" Lots 5 & 26 Property line dimensions based on Owner parcel map Architect assumes no responsibility for its accuracy 0 5 10 20 ft. An accessible (4ft. wide) path of travel connecting at least one accessible entrance of each covered multifamily dwelling unit with exterior spaces & facilities that serve the dwelling unit Path shall meet the following: 1. max 5% slope in direction of travel 2. max 2% cross slope 3. max 2% at change of direction, loading aisles & landings Community recreation area Plan 1 (2-bed rm): 5-units @1,092 sq.ft. = 5,460 sq.ft. Unit Floor Area: Plan 2 (2-bed rm): 4-units @1,120 sq.ft. = 4,480 sq.ft. Plan 3 (3-bed rm): 7-units @1,565 sq.ft. = 10,955 sq.ft. Total living area: 16-units 20,895 sq.ft. Maximum Lot Coverage Allowed: Lot coverage Proposed: 17,827 sq.ft. = 60% 12,425 sq.ft. = 42% General Plan: Existing RMH & Proposed R-30, Existing 8-15 units/ac & Proposed 23-30 units/ac Growth Management Control Point of Existing 12 units/ac & Proposed 25 units/ac Zoning: RD-M Residential Density-Multiple Site Area: 29,712 sq.ft. (.68 acre) Density Allowed: 23-30 units/acre Density Proposed: 23.5 units/acre (16-units) Private Patio Area Required: 60 sf/unit (min) Private Patio Area Proposed: 105-335 sf/unit (min) Community Rec. Space Required: 200 sf/unit = 3,200 sq.ft. Community Rec. Space Proposed: 226 sf/unit = 3,617 sq.ft. 0.25 guest spaces/unit Total spaces required Parking required: 2.0 spaces/2-bdrm unit x 9 = 24.0 spaces = 4.0 spaces = 36.0 spaces owner/developer: DS PRODUCTS, INC. 24 AMBERLEAF IRVINE, CA 92614 951.801.0888 architect: BEGOVICH+HAUG ARCHITECTS 3450 E. SPRING ST. #118 LONG BEACH, CA 90806 562.988.1174 civil engineer: DMS CONSULTANTS 12377 LEWIS ST. #101 GARDEN GROVE, CA 92840 714.740.8840 landscape design: GARCIA LANDSCAPE 1918 KEMPER AVE SANTA ANA, CA 92705 714.538.6000 general information project data Coastal Development Permit application types Planned Development Permit Tentative Tract Map Legal Description: That portion of Tract No.231, Thum Lands in the City of Carlsbad, County of San Diego, State of CA, according to map thereof #1681, ﬁled in the ofﬁce of the County Recorder of San Diego County, December 9, 1915, described as follows: Beginning at the Northeast corner of said Tract 231, said point being also the intersection of the Southerly line of Magnolia Ave with the Westerly line of Jefferson St., thence North 89 deg. 26' West along the Southerly line of Magnolia Ave, a distance of 157.59 ft. to the True Point of Beginning; thence South 28 deg. 39' East 275.93 ft.; thence South 61 deg. 21' West 65.00 ft.; thence North 28 deg. 39' West 312.38 ft.; to the Southerly line of Magnolia Ave; thence South 89 deg. 26' East; along Magnolia Ave 74.47 ft.; to the True Point of Beginning. APN: 204-280-26-00 Proposed Land Use: 16-Townhome Condominium units Landscape Area: 7,408 sq.ft. (25%) Sewer/Water: Carlsbad Municipal Water District School: Carlsbad Uniﬁed School District Building A: 10,955 sq.ft. (living) + 2,800 sq.ft. (garage) = 13,755 sq.ft. Building Floor Area: Building B: 4,480 sq.ft. (living) + 1,808 sq.ft. (garage) = 6,288 sq.ft. Building C: 5,460 sq.ft. (living) + 2,100 sq.ft. (garage) = 7,560 sq.ft. Total building area: 27,603 sq.ft. Fire sprinklers: All units require sprinklers designed to NFPA 13 standards 2.0 garage spaces/unit = 32.0 spaces on-site open spaces = 1.0 spaces Parking provided: Total spaces provided = 37.0 spaces on-street open spaces = 4.0 spaces 2.0 spaces/3-bdrm unit x 7 = 14.0 spaces 5 FWY Jefferson St. Garﬁeld St.Tamarack Averailroad tracks PROJECT SITE northHibiscus CircleMagnolia Avevicinity map (nts)Anchor Wayrevision#1: 12/19/201412'-0"17'-0"2'5'-0"19'-0"5'-0"19'-0"5'-0"7'-1"18'-0"18'-4"30'-0"24'-0"25'-6"25'-6"ﬁre dept.access drive20' wideopen to sky20'-0"9'-0"6'-10"4'13'-11"24'-0"35'-0"5'-6"24'-6"6'-0"7'-6"10'-6"39'-4"19'-6"9'-0"8'-0"103'-8"28'-6 1 2" 147'-6"36'-4"36'-4"18"13'-6"12'-0"36'-4"13'-6"7'-6"36'-4"12'-0"18"24'-0"22'-6"39'-4"18"39'-4"19'-3"6'-0"6'-0"12'-3"25'-6"ﬁre dept.access drive20' wideopen to sky20'-0"6'-0"13'-3"14'-11"98'-11"10'-0"24'-0"3'-3"5'-0"19'-0"5'-0"19'-0"5'-0"11'-9"6'-6"4'-6"18'-0" 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20'2-car garage 20'x20' 2-car garage 20'x20' Unit #3 Plan 3:3-bdr 1,565 sf Unit #4 Plan 3:3-bdr 1,565 sf Unit #2 Plan 3:3-bdr 1,565 sf Unit #5 Plan 3:3-bdr 1,565 sf Unit #1 Plan 3:3-bdr 1,565 sf Unit #6 Plan 3:3-bdr 1,565 sf Unit #7 Plan 3:3-bdr 1,565 sf Unit #8 Plan 2:2-bdr 1,120 sf Unit #11 Plan 2:2-bdr 1,120 sf Unit #9 Plan 2:2-bdr 1,120 sf Unit #10 Plan 2:2-bdr 1,120 sf property line 312.30' N28°39'00"W property line 65.00' N61°19'45"Eproperty line 151.70' S88°26'00"EMagnolia Ave10' min.setback linelandscape 2 3 10' min.setback lineproperty line 138.45' N28°39'00"W 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' 2-car garage 20'x20' Unit #12 Plan 1:2-bdr 1,092 sf Unit #15 Plan 1:2-bdr 1,092 sf Unit #16 Plan 1:2-bdr 1,092 sf Unit #13 Plan 1:2-bdr 1,092 sf Unit #14 Plan 1:2-bdr 1,092 sf 2nd ﬂoor projection 4 5 Bldg. A 3-story Bldg. B 2-story Bldg. C 2-story 1 van accessible loading aisle accessible parking stall 9'x19' refuse bin enclosure 6' high blk. wall w/gates ﬁre dept. turnaround no parking HCD accessible adaptable unit 4' conc. walk 4' conc. walk 2nd ﬂoor arch. projection private patio 135 sf private patio 135 sf private patio 135 sf private patio 335 sf2nd ﬂoor arch.projection 2nd ﬂoor arch.projection driveway w/ eco-stone pavers new 6' high block wall new 6' high block wall new 6' high block wall new 6' high block wall new 6' high block wallproperty line 67.41' N61°19'45"Eprivate patio 105 sf private patio 105 sf private patio 105 sf private patio 105 sf private patio 105 sf 4' conc. walk 4' conc. walk 2nd ﬂoor projection driveway w/ eco-stone pavers new 6' high block wall private patio 105 sf private patio 105 sf private patio 105 sf private patio 105 sf private patio 105 sf community rec. area 2,870 sq.ft. passive grassy play area private patio 105 sf private patio 105 sf 4' conc. walk 2nd ﬂoor projection HCD accessible adaptable unit community rec. area 280 sq.ft. passive grassy play area community rec. area 467 sq.ft. passive grassy play area 4' conc. walk 4' con c . w a l k4' conc. walk4' conc. walkpassive grassy play area entry porch entry porch entry porch entry porch entry porch entry porch entry porch entry porch entry porchentry porch 2nd ﬂoor projection planter planter planter planter planterplanter2nd ﬂoor projection planter planter planter 2nd ﬂoor projection 2nd ﬂoor projection 2nd ﬂoor arch. projection 2nd ﬂoor projection entry porch entry porch entry porch 4' conc. walk 3rd ﬂoor projection planter property line 99.80' N28°39'00"W recycl e bin trash bin A-1.2Roof Plans (rev) Magnolia Townhomes749 Magnolia Ave! Carlsbad, CA 16-unit! 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C: Roof planridgeridge5:12!slopehipvalley ﬂshg5:12!slope5:12!sloperidge 5:12! slopehip5:12!slope10 ft. ridge ridgeridge ridgevalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgvalley ﬂshgridgeridgeridgeridgeridgeridgeridgeridge ridge5:12!slope5:12!slope5:12!slope5:12!slope5:12!slope5:12!slope5:12!slope5:12!slope5:12!slope5:12!slope5:12!slope5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12! slope 5:12! slope ridgeridge5:12! slope 5:12! slope 5:12! slope 5:12! slope Bldg. B: Roof plan Bldg. A: Roof plan 5:12!slope5:12!slopevalleyhip5:12! sloperidge5:12! slope 5:12! slope5:12!slope5:12! slope 5:12!slope5:12!slope 5:12! slope 5:12!slope 5:12! slope 5:12!slope5:12!slope ridgeridge ridgehip hipvalleyridge valleyvalleyvalleyvalleyridgevalleyhip5:12!slope5:12!slopevalleyhip5:12! slope ridge5:12! slope 5:12! slope 5:12!slope5:12! slope5:12!slope5:12! slope 5:12! slope 5:12! slope 5:12!slope 5:12!slope5:12! slope ridgeridge ridgehip hipvalleyridgevalleyvalleyvalley valleyridgevalleyhip5:12!slope5:12!slopevalleyhip5:12! slope ridge5:12! slope 5:12! slope 5:12!slope5:12! slope 5:12!slope5:12! slope 5:12! slope 5:12! slope 5:12!slope 5:12!slope5:12! slope ridgeridge ridgehip hipvalleyridgevalleyvalleyvalley valleyridgevalleyhip5:12!slope5:12!slopevalleyhip5:12! sloperidge5:12!slope 5:12! slope5:12!slope5:12! slope 5:12!slope5:12!slope 5:12! slope 5:12!slope 5:12! slope 5:12!slope5:12!slope ridgeridge ridgehip hipvalleyridge valleyvalleyvalleyvalleyridgevalleyhip5:12!slope5:12!slopevalley5:12! slope ridge5:12! slope 5:12! slope 5:12!slope5:12!slope5:12! slope 5:12!slope 5:12! slope 5:12!slope5:12!slope ridgeridge ridgehip hipvalleyvalleyvalleyvalleyridgevalleyhip5:12!slope5:12!slopevalleyhip5:12! slope ridge5:12! slope 5:12! slope 5:12!slope5:12! slope 5:12!slope5:12!slope 5:12! slope 5:12!slope 5:12! slope 5:12!slope5:12!slope ridgeridge ridgehip hipvalleyridgevalleyvalleyvalley valleyridgevalleyhip5:12!slope5:12!slopevalleyhip5:12! sloperidge5:12! slope 5:12! slope5:12!slope5:12! slope 5:12!slope5:12! slope 5:12! slope 5:12! slope 5:12!slope 5:12!slope5:12! slope ridgeridge ridgehip hipvalleyridge valleyvalleyvalleyvalleyridgevalleyhipridgevalley5:12!slope 5:12!slope A-2.1Bldg. A Floor Plans Magnolia Townhomes749 Magnolia Ave! Carlsbad, CA 16-unit! Condominium 12/19/14 BEGOVICH + HAUG ARCHITECTS begovich-haug.com 562-988-1174 DS PRODUCTS, INC. scale: 3/16"=1'-0"0 5 10 ft.revision#1: 12/19/2014 twh twh twh twh twhtwh twh 1'-6"21'-0"1"21'-0"1"21'-0"1"21'-0"1"21'-0"1"21'-0"1"21'-0" 147'-6" 21'-0"1"21'-0"1"21'-0"1"21'-0"1"21'-0"1"21'-0"1"21'-0" 147'-6"5'-0"1'-6"5'-4"31'-0"1'-6"37'-10"1'-6"34'-0"1'-6"39'-4"34'-10"2'-4"1'-6"1'-6"5'-0"12"12'-6"13'-2"8'-4"3'-0"5'-4"4'-2"25'-4"1'-6"1'-6"1'-6"5'-0"4'-6"7'-0"14'-0"1"13'-6"7"4'-2"7"4'-5"7"4'-2"7"13'-6"1"13'-6"7"4'-2"7"4'-5"7"4'-2"7"13'-6"1"13'-6"7"4'-2"7"4'-5"7"4'-2"7"13'-6"12"34'-10"3'-0"5'-4"4'-2"25'-4"5'-0"4'-6"7'-0"14'-0"1"13'-6"7"4'-2"7"4'-5"7"4'-2"7"13'-6"1"13'-6"7"4'-2"7"4'-5"7"4'-2"7"13'-6"1"13'-6"7"4'-2"7"4'-5"7"4'-2"7"13'-6"12" up up up up bath bath bath bath bath bath bath den/ofﬁce! 10'0"x11'0" den/ofﬁce! 10'0"x11'0"den/ofﬁce! 10'0"x11'0" den/ofﬁce! 10'0"x11'0" den/ofﬁce! 10'0"x11'0"den/ofﬁce! 10'0"x11'0" den/ofﬁce! 10'0"x11'0" 2-car garage! 20'0"x20"0" 2-car garage! 20'0"x20"0"2-car garage! 20'0"x20"0" 2-car garage! 20'0"x20"0" 2-car garage! 20'0"x20"0"2-car garage! 20'0"x20"0" 2-car garage! 20'0"x20"0" closet closet closet closet closet closet closet unit #7! plan 3 unit #4! plan 3unit #3! plan 3 unit #6! plan 3 unit #5! plan 3unit #2! plan 3 unit #1! plan 3 up up up up up up up Second Floor Plan First Floor Plan linen linen linen linen linen linen linen dw dw dw dw dw dw dw refrigrefrigrefrigrefrigrefrigrefrigrefrigpantrypantrypantrypantrypantrypantrypantrydndn dndn dndn dn up up up up up up up dn dn dn dn dn dn dn linen linen linen linen linen linen linen kitchen! 9'9"x11'6" kitchen! 9'9"x11'6"kitchen! 9'9"x11'6" kitchen! 9'9"x11'6" kitchen! 9'9"x11'6"kitchen! 9'9"x11'6" kitchen! 9'9"x11'6" dining! 9'6"x11'0" dining! 9'6"x11'0"dining! 9'6"x11'0" dining! 9'6"x11'0" dining! 9'6"x11'0"dining! 9'6"x11'0" dining! 9'6"x11'0" living! 13'4"x14'0" living! 13'4"x14'0"living! 13'4"x14'0" living! 13'4"x14'0" living! 13'4"x14'0"living! 13'4"x14'0" living! 13'4"x14'0" bedroom 3! 10'2"x12'0" bedroom 3! 10'2"x12'0"bedroom 3! 10'2"x12'0" bedroom 3! 10'2"x12'0" bedroom 3! 10'2"x12'0"bedroom 3! 10'2"x12'0" bedroom 3! 10'2"x12'0" bath bath bath bath bath bath bath entry entry entry entry entry entry entry unit #7! plan 3 unit #4! plan 3unit #3! plan 3 unit #6! plan 3 unit #5! plan 3unit #2! plan 3 unit #1! plan 3 range! micro range! micro range! micro range! micro range! micro range! micro range! micro entry! porch entry! porchentry! porch entry! porch dndn entry! porch dndn entry! porch entry! porch dndn up up up A-2.2Bldg. A Floor Plans Magnolia Townhomes749 Magnolia Ave! Carlsbad, CA 16-unit! Condominium 12/19/14 BEGOVICH + HAUG ARCHITECTS begovich-haug.com 562-988-1174 DS PRODUCTS, INC. scale: 3/16"=1'-0"0 5 10 ft.revision#1: 12/19/2014 attic! fau attic! fau attic! fau attic! fau attic! fau attic! fau attic! fau 14'-0"14'-0"14'-0"14'-1"14'-1"14'-1"7'-0"14'-0"14'-0"14'-0"14'-0"2'-4"23'-4"37'-10"147'-6"8'-4"1'-4"31'-2"2'-4"1'-8"21'-0"1"21'-0"1"21'-0"1"21'-0"1"21'-0"1"21'-0"1"21'-0"12"3'-10"1'-4"dn dn dn dn dn dn dn linen linen linen linen linen linen linen m.bedroom! 12'8"x13'4" m.bedroom! 12'8"x13'4"m.bedroom! 12'8"x13'4" m.bedroom! 12'8"x13'4" m.bedroom! 12'8"x13'4"m.bedroom! 12'8"x13'4" m.bedroom! 12'8"x13'4" bedroom 2! 10'2"x11'6" bedroom 2! 10'2"x11'6"bedroom 2! 10'2"x11'6" bedroom 2! 10'2"x11'6" bedroom 2! 10'2"x11'6"bedroom 2! 10'2"x11'6" bedroom 2! 11'6"x11'6" bath bath bath bath bath bath bath unit #7! plan 3 unit #4! plan 3unit #3! plan 3 unit #6! plan 3 unit #5! plan 3unit #2! plan 3 unit #1! plan 3 m.bath m.bath m.bath m.bath m.bath m.bath m.bath washer washer washer washer washer washer washer dryer dryer dryer dryer dryer dryer dryer Third Floor Plan A-2.3Bldg. A Elevations Magnolia Townhomes749 Magnolia Ave! Carlsbad, CA 16-unit! Condominium 12/19/14 BEGOVICH + HAUG ARCHITECTS begovich-haug.com 562-988-1174 DS PRODUCTS, INC. scale: 3/16"=1'-0"0 5 10 ft.revision#1: 12/19/20146"8'-1"9'-1"8'-7"top of slab top plate top plate 2nd ﬂoor ﬁnish grade top plate 3rd ﬂoor 6"8'-1"9'-1"8'-7"top of slab top plate top plate 2nd ﬂoor top plate 3rd ﬂoor ﬁnish grade6"8'-1"9'-1"8'-7"top of slab top plate top plate 2nd ﬂoor top plate 3rd ﬂoor ﬁnish grade 6"8'-1"9'-1"8'-7"top of slab top plate top plate 2nd ﬂoor top plate 3rd ﬂoor ﬁnish grade6"8'-1"9'-1"8'-7"top of slab top plate top plate 2nd ﬂoor top plate 3rd ﬂoor ﬁnish grade 33'-9"roof peak 3'-8"8'-4"15'-2" plt. ht.plaster foam! trim w/keystonevynil slider doors! w/temp. glass Sideyard! (West)! Elevation 42" high! wood! guardrail stone! veneer exterior! plaster 2x6 wood! rafters 4'0" high! plaster! patio wall mission style! conc. rooﬁng vinyl window! w/plaster! foam trim deco. plaster! plant-shelf vinyl window! w/plaster! foam trim 6x6! wood! post mission style! conc. rooﬁng 2x6 wood! rafters entry! steps deco.! wood! corbel roll-up! garage! door vinyl window! w/plaster! foam trim plaster! foam trim deco. plaster! plant-shelf painted! downspout 4'0" high! plaster! patio wall stone! veneer exterior! plaster 2x6 wood! rafters mission style! conc. rooﬁng vinyl window! w/plaster! foam trim plaster foam trim stone veneer exterior plaster 2x6 wood! rafters mission style! conc. rooﬁng vinyl window! w/plaster! foam trim plaster foam trim deco.! wood! corbel vinyl window! w/plaster! foam trim stone veneer exterior! plaster 2x6 wood! rafters mission style! conc. rooﬁng vinyl window w/! plaster foam trim plaster foam trim Driveway! (East)! Elevation Magnolia Ave! (North)! Elevation End! (South)! Elevation 42" high! wood! guardrail entry! steps deco. entry door 4'0" high! plaster! patio wall 2x6 wood! rafters mission style! conc. rooﬁng 6x6 wood post mission style! conc. rooﬁng deco! entry door entry! steps plaster! foam! trim stone! veneer stone! veneer A-3.1Bldg. B Floor Plans Magnolia Townhomes749 Magnolia Ave! Carlsbad, CA 16-unit! Condominium BEGOVICH + HAUG ARCHITECTS begovich-haug.com 562-988-1174 DS PRODUCTS, INC. scale: 3/16"=1'-0"0 5 10 ft. 4/10/14 revision#1: 12/19/2014 attic! fau attic! fau attic! fau attic! fau twh twhtwhtwh 24'-8"1"24'-8"1"24'-8"1"24'-8" 98'-11"1'-6"1'-4"25'-2"8'-6"3'-0"35'-0"24'-8"1"24'-8"1"24'-8"1"24'-8" 98'-11"25'-2"8'-6"39'-6"2'-10"3'-0"12"12" 4'-0"4'-0"6'-0"6'-0"6'-0"6'-0"14'-8"14'-8"14'-8"14'-8"2'-0 1 2"4'-0"2'-0 1 2" 4'-0"20'-8"1"20'-8"8'-1"20'-8"1"20'-8"4'-0" 2'-0 1 2"4'-0"2'-0 1 2" kitchen! 9'6"x12'0" kitchen! 9'6"x12'0" kitchen! 9'6"x12'0" kitchen! 9'6"x12'0" dining! 10'0"x11'0" dining! 10'0"x11'0" dining! 10'0"x11'0" dining! 10'0"x11'0" living! 13'0"x14'0" living! 13'0"x14'0" living! 13'0"x14'0" living! 13'0"x14'0" m.bedroom! 12'0"x12'6" m.bedroom! 12'0"x12'6" m.bedroom! 12'0"x12'6" m.bedroom! 12'0"x12'6" bath bathbath bath deck! 5'0"x6'0" deck! 5'0"x6'0" refrigrefrig refrigrefrigpantrypantry pantrypantry dwdw dwdw entry! porch entry! porch entry! porch linen linenlinen linen entry entryentry entry unit #10! plan 2 unit #9! plan 2 unit #11! plan 2 unit #8! plan 2 deck! 5'0"x6'0" deck! 5'0"x6'0" range! micro range! micro range! micro range! micro dn dndn dndn dndn upup upup bathbathbathbathbedroom 2! 11'6"x12'0" bedroom 2! 11'6"x12'0" bedroom 2! 11'6"x12'0" bedroom 2! 11'6"x12'0"washerwasherwasherwasher dryerdryerdryerdryer 2-car garage! 20'0"x20"0"! 452 sf 2-car garage! 20'0"x20"0"! 452 sf 2-car garage! 20'0"x20"0"! 452 sf 2-car garage! 20'0"x20"0"! 452 sf linenlinenlinenlinen storage storagestoragestorage unit #10! plan 2 unit #9! plan 2 unit #11! plan 2 unit #8! plan 2 stair! above stair! above stair! above stair! above upup upup up up Second Floor Plan First Floor Plan up A-3.2Bldg. B Elevations Magnolia Townhomes749 Magnolia Ave! Carlsbad, CA 16-unit! Condominium BEGOVICH + HAUG ARCHITECTS begovich-haug.com 562-988-1174 DS PRODUCTS, INC. scale: 3/16"=1'-0"0 5 10 ft.revision#1: 12/19/2014 4/10/14 deco. door! w/transom! window exterior! plasterexterior! plaster 2x6 wood! rafters2x6 wood! rafters mission style! conc. rooﬁngmission style! conc. rooﬁng vinyl window! w/plaster! foam trim wood!guardrailwood! guardrail stone! veneer plaster! foam trim Rear yard (Southeast) Elevation Side (Northwest) Elevation Sideyard (Southwest) Elevation exterior! plaster 2x6 wood! rafters french door! w/plaster! foam trim inset! vinyl! window painted! downspout exterior! plasterexterior! plaster 2x6 wood! rafters 2x6 wood! rafters roll-up! garage! door vinyl slider! w/plaster! foam trim stone! veneer stone! veneer plaster! foam trim mission! style! conc.! rooﬁng inset! vinyl! window wrought iron! rail@deco.! plaster! plant-shelf painted! downspout Driveway Elevation 42" high! wood! guardrail 6' high! plaster wall deco plaster! foam corbel entry stairs! w/wood! guardrail vinyl window! w/plaster! foam trim stone! veneer plaster! foam trim 6' high! plaster wall deco plaster! foam corbel entry stairs! w/wood! guardrail deco plaster! foam corbel vinyl window! w/plaster! foam trim covered entry! deck w/stairs 42" high! wood! guardrail plaster! foam trim mission! style! conc.! rooﬁng deco plaster! foam corbel mission! style! conc.! rooﬁng A-4.1Bldg. C Floor Plans Magnolia Townhomes749 Magnolia Ave! Carlsbad, CA 16-unit! Condominium 12/18/14 BEGOVICH + HAUG ARCHITECTS begovich-haug.com 562-988-1174 DS PRODUCTS, INC. scale: 3/16"=1'-0"0 5 10 ft.revision#1: 12/19/2014 attic! fau attic! fau attic! fau attic! fau attic! fau twh twhtwh twh twh 20'-8"1"20'-8"1"20'-8"1"20'-8"1"20'-8"2'-6"39'-4"1'-4"20'-8"1"20'-8"1"20'-8"1"20'-8"1"20'-8" 103'-8"2'-6"37'-8"3'-0"43'-2"15'-6"15'-6"10'-5"10'-5"15'-6"15'-6"15'-6" 103'-8" 5'-2"15'-6"1"15'-6"2'-10"4'-9"2'-10"15'-6"1"15'-6"2'-10"4'-9"2'-10"15'-6" 5'-2" upupup up up dn.dn.dn. dn. dn. refrefref ref ref dwdwdw dw dw living! 11'10"x14'10" living! 11'10"x14'10" living! 11'10"x14'10" living! 11'10"x14'10" living! 11'10"x14'10" dining! 10'0"x9'4" dining! 10'0"x9'4" dining! 10'0"x9'4" dining! 10'0"x9'4" dining! 10'0"x9'4" m.bedroom! 13'2"x12'0" m.bedroom! 13'2"x12'0" m.bedroom! 13'2"x12'0" m.bedroom! 13'2"x12'0" m.bedroom! 13'2"x12'0" bath bath bath bath bath entryentryentry entry entry m.clstm.clst m.clst m.clst m.clst entry! porch entry! porch entry! porch kitchen! 10'0"x8'2" kitchen! 10'0"x8'2" kitchen! 10'0"x8'2" kitchen! 10'0"x8'2" kitchen! 10'0"x8'2" upupup up up bedrm 2! 12'6"x10'6" bedrm 2! 12'6"x10'6"bedrm 2! 12'6"x10'6" bedrm 2! 12'6"x10'6"bedrm 2! 12'6"x10'6" bathbathbath bath bath closetclosetcloset closet closet 2-car garage ! 20'0"x 20'0" 2-car garage ! 20'0"x 20'0" 2-car garage ! 20'0"x 20'0" 2-car garage ! 20'0"x 20'0" 2-car garage ! 20'0"x 20'0" up dryerdryerdryer dryer dryer washerwasherwasher washer washer range! micro range! micro range! micro range! micro range! micro HCD accessible! adaptable unit HCD accessible! adaptable unit unit #16! plan 1 unit #12! plan 1 unit #15! plan 1 unit #13! plan 1 unit #14! plan 1 unit #16! plan 1 unit #12! plan 1 unit #15! plan 1 unit #13! plan 1 unit #14! plan 1 HCD accessible! adaptable unit dn. Second Floor Plan First Floor Plan up HCD accessible! adaptable unit up A-4.2Bldg. C Elevations Magnolia Townhomes749 Magnolia Ave! Carlsbad, CA 16-unit! Condominium BEGOVICH + HAUG ARCHITECTS begovich-haug.com 562-988-1174 DS PRODUCTS, INC. scale: 3/16"=1'-0"0 5 10 ft.revision#1: 12/19/2014 12/18/1 4 2x6 wood! rafter 2x6 wood! rafter plaster! foam! plant-on deco plaster! foam corbel deco plaster! foam corbel exterior! plaster exterior! plaster 4" plaster! foam trim 4" plaster! foam trim stone! veneer stone! veneer mission style! conc. rooﬁng mission style! conc. rooﬁng plaster! chimney exterior! plaster 2x6 wood! rafters roll-up! garage! door vinyl window! w/plaster! foam trim plaster! foam trim mission style! conc. rooﬁng deco. plaster! plant-shelf painted! downspout Driveway (West) Elevation mission style! conc. rooﬁng deco. door! w/transom! window plaster! foam trim vynil french doors! w/temp. glass Sideyard (East) Elevation 42" high! wood! guardrail entry stairs! w/wood! guardrail exterior! plaster 2x6 wood! rafters mission style! conc. rooﬁng vinyl window! w/plaster! foam trim deco. plaster! plant-shelf vinyl window! w/plaster! foam trim vinyl window! w/plaster! foam trim 4'6" high! plaster! patio wall 4'6" high! plaster! patio wall Rear yard (South) Elevation Magnolia Ave (North) Elevation covered entry! porch w/stairs vinyl window! inset covered entry! deck w/stairs deco plaster! foam corbel 4'6" high! plaster! patio wall deco. plaster! plant-shelf 4" plaster! foam trim stone! veneer stone! veneer 42" high! wood! guardrail 6x6! wood! post 6x6! wood! post stone! veneer8'-1"8'-1"9'-1"9'-1"top of slab top of slab ﬁnish grade ﬁnish grade top plate top plate top plate top plate 2nd ﬂoor 2nd ﬂoor 6"6"6"8'-1"9'-1"top of slab top plate top plate 2nd ﬂoor ﬁnish grade6"8'-1"9'-1"top of slab top plate top plate 2nd ﬂoor ﬁnish grade 5'-6"entry! landing9'-6"max building htﬁnish grade25'-6"roof peak 111CT 14-05XXXX0'2'4'6'8'10'20'30'40'50'SCALE: 1" = 10'-0"SITESITECONCEPTUAL LANDSCAPE PLAN3112