The URL can be used to link to this page

Home My WebLink About2015-11-18; Planning Commission; ; CDP 15-35 – JAMES RESIDENCE 1 The City of CARLSBAD Planning Division A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. Application complete date: September 23, 2015 P.C. AGENDA OF: November 18, 2015 Project Planner: Jason Goff Project Engineer: Tecla Levy SUBJECT: CDP 15-35 – JAMES RESIDENCE 1 – Request for approval of a Coastal Development Permit to allow for the construction of a 2,710 square foot single family residence with attached two-car garage within the Mello II Segment of the city’s Coastal Zone located at 4020 James Drive within Local Facilities Management Zone 1. The project site is not within the appealable area of the California Coastal Commission. 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 15303(a) construction of a single family residence of the state CEQA Guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7132 APPROVING Coastal Development Permit CDP 15-35, based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The 0.25 acre (10,764 square feet) project site is a previously subdivided and graded infill parcel located along the east side of James Drive, north of Tara Court as shown on the attached location map. Existing frontage improvements include curb, gutter and sidewalk. The topography of the site is generally level with a gentle upslope towards both the north and east property lines. No agricultural activities, sensitive resources, geological instability, flood hazards or coastal access opportunities exist onsite. The onsite vegetation includes 0.25 acres of previously graded disturbed lands (HMP Habitat Group F). Table “A” below includes the General Plan Land Use designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site RLM (Residential Low Medium) R-1-7,500 Vacant North RLM (Residential Low Medium) R-1-7,500 Single-Family Dwelling South RLM (Residential Low Medium) R-1-7,500 Single-Family Dwelling East RLM (Residential Low Medium) R-1-7,500 Single-Family Dwelling West RLM (Residential Low Medium) R-1-7,500 Vacant Proposed Residential Construction: The project involves the construction of a new 2,710 square foot single-family residence with attached two-car garage on a previously graded lot. The one-story single- family residential structure is proposing a “Coastal Craftsman” style of architecture with a 4:12 asphalt 2 CDP 15-35 – JAMES RESIDENCE 1 November 18, 2015 Page 2 composition shingle roof. Exterior building materials consists primarily of stucco (sand finish) with secondary elements consisting of horizontal composite wood siding and stone veneer wrapped entry columns. Additional architectural elements include exposed wood rafter tails and outriggers, wood fascia, decorative chimney cap, and stylized windows and doors. The 4 bedroom/3.5 bath single-family home also includes a 16 square foot covered front porch and a 168 square foot covered veranda off the rear elevation. Proposed Grading: Estimated grading quantities include 68 cubic yards (CY) of cut, 12 CY of fill with 56 CY of export. A minor grading permit will be required for this project. III. ANALYSIS The project is subject to the following regulations and requirements: A. Residential Low-Medium (RLM) Density General Plan Land Use Designation; B. One-Family Residential (R-1) Zone (CMC Chapter 21.10); C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC 21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203); D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and E. Growth Management (CMC Chapter 21.90). The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable city regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan Land Use Designation Table “B” below includes both the gross and net developable acreage of the project site, the number of dwelling units allowed by the General Plan’s Growth Management Control Point (GMCP) density; and the proposed number of dwelling units and the density of the project. TABLE B Gross Acres Net Acres DUs Allowed at GMCP Density DUs Proposed and Project Density 0.25 acres 0.25 acres 0.8 Dwelling Unit (DU) 1 DU proposed at 4 du/ac The General Plan Land Use designation for the property is Residential Low-Medium (RLM). The RLM designation allows for residential development at a density range of 0 to 4 dwelling units per acre (du/ac) with a Growth Management Control Point (GMCP) of 3.2 du/ac. The project site has a net developable acreage of 0.25 acres and at the 3.2 GMCP, 0.8 dwelling units are allowed. The project’s proposed density of 4 du/ac is within the RLM density range of 0 to 4 du/ac, but is slightly above the RLM GMCP of 3.2 du/ac used for the purpose of calculating the city’s compliance with Government Code §65863. However, one single-family dwelling unit is guaranteed pursuant to the following General Plan Land Use provision: “Notwithstanding the density provisions and intent of each residential land use designation, a one-family dwelling shall be permitted on any legal lot that existed as of October 28, 2004.” The subject lot was legally created prior to October 28, 2004; therefore, development of a one- family dwelling is consistent with the RLM General Plan Land Use designation. CDP 15-35 – JAMES RESIDENCE 1 November 18, 2015 Page 3 B. One-Family Residential Zone with minimum 7,500 square foot lot size (R-1-7,500) The project is required to comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the One-Family Residential (R-1-7,500) zone. The proposed project meets or exceeds all applicable requirements of the R-1-7,500 zone as shown in Table “C” below. TABLE C – R-1-7,500 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED PROPOSED COMPLY Front Yard Setback 20 ft. minimum 20 ft. Yes Side Yard Setback 10 ft. minimum 10 ft. Yes Rear Yard Setback 20 ft. minimum 20 ft. Yes Max Building Height 30 feet with 3:12 roof pitch 17’-4” w/ 3:12 roof pitch Yes Lot Coverage 40% maximum 31% Yes Parking Two-car garage (20’ x 20’) Two-car garage (20’-7” x 20’-2”) Yes C. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). The project site is located within the Mello II Segment of the Local Coastal Program and is not within the appeals jurisdiction. The site is also located within and subject to the Coastal Resource 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 Local Coastal Program Segment. The subject site has an LCP Land Use Plan designation of Residential Low Medium (RLM), which allows for a density of 0 to 4 du/acre and 3.2 du/acre at the Growth Management Control Point (GMCP). The project density of 4 du/ac is consistent with the RLM General Plan Land Use designation as discussed in Section “A” above. Therefore the project is consistent with the Mello II Segment of the LCP. The project consists of the construction of a new 2,710 square foot single-family residence with an attached two-car garage in an area designated for single-family residential development. The proposed one-story residence is compatible with the surrounding development of one- and two-story single- family residential structures. Additionally, given the projects distance from the coastline and location within a valley, the one-story residence will not obstruct views of the coastline as seen from public lands or public right-of-way nor otherwise damage the visual beauty of the coastal zone. Furthermore, no agricultural uses exist on the previously graded site, nor are there any sensitive resources located on the site. The proposed single-family residence is not located in an area of known geologic instability or flood hazard; and given that the site does not have any frontage along the coastline, no public opportunities for coastal shoreline access or water-oriented recreational activities are available. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan CDP 15-35 – JAMES RESIDENCE 1 November 18, 2015 Page 4 (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run- off, pollutants and soil erosion. The subject property is a previously graded parcel that does not include steep slopes (equal to or greater than 25% gradient) nor native vegetation. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. D. Inclusionary Housing Ordinance (CMC Chapter 21.85) For any residential development of less than seven (7) units, the inclusionary housing requirements may be satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct one (1) single-family residential dwelling unit has been conditioned to pay the applicable housing in-lieu fee prior to the issuance of a building permit. E. 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 “D” below. TABLE D – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 3.48 sq. ft. Yes Library 1.85 sq. ft. Yes Waste Water Treatment 1 EDU Yes Parks .0069 acre Yes Drainage 0.9 CFS/Basin B Yes Circulation 10 ADT Yes Fire Station No. 1 Yes Open Space N/A N/A Schools Carlsbad (E=.34/M=.1184/HS = .1032) Yes Sewer Collection System 1 EDU Yes Water 550 GPD Yes IV. ENVIRONMENTAL REVIEW This project is exempt from CEQA per the exemptions listed below: (1) Section 15303 of CEQA exemptions (Class 3) exempts the construction of single family residences in urbanized areas from environmental review. A Notice of Exemption will be filed by the City Planner upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7132 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits “A – E” dated November 18, 2015. PARK DR J A M E S D R H I G H L A N D D R JEANNE PL G L O R I A L N CHINQU API N AV SUNRISE CR PRIVATE DY TARA CT CDP 15-35James Residence 1 SITE MAP SITE ELCAMINO R E A LLA COSTA AV A L G A R D C A R L S B A D B L info@pacificlegacyhomes.com 858.756.3313 858.756.1191 SAN DIEGO, CA 92127 SUITE 400 16870 W. BERNARDO DR MICHAEL D. GRAHAM C 49116 EXP.ENO.TEREGIS* STATREDPAEROFION SS L A* GI NEERCIVIL LIFORNI EN O CAF PLAN CHECK 09.15.15 09-30-16 4020 JAMES DRIVE CARLSBAD, CALIFORNIA 92008REVISIONS CHECKED BY MDG DRAWN BY MDG PLOT DATE 8.31.15 JOB NO. 2015-04SINGLE-FAMILY RESIDENCEJAMES RESIDENCECDP 15-35 0 1"1".5" RELATIVE BORDER SCALE: 1" = 1" SCALE: 1" = 10' SITE PLAN / PLOT PLAN 6. 0 0 'EASEMENTREAR YARD20.00' FRONT YARD 20.00' J AME S DRI VE INSTALLED AND MAINTAINED. MANAGEMENT PRACTICE MEASURES MUST BE CONTROL AND PERIMETER PROTECTION BEST 6. ADEQUATE EROSION AND SEDIMENT WITH 3/4 INCH MINIMUM AGGREGATE. 5. ALL GRAVEL BAGS SHALL BE BURLAP TYPE SHALL BE REMOVED AFTER EACH RAINFALL. PERCENT (40%). SILT AND OTHER DEBRIS PROBABILITY FORECAST EXCEEDS FORTY DAY WHEN FIVE (5) DAY RAIN BE IN PLACE AT THE END OF EACH WORKING 4. ALL REMOVABLE PROTECTIVE DEVICES SHALL ARISE. UNFORSEEN CIRCUMSTANCES WHICH MAY TO UNCOMPLETED GRADING OPERATIONS OR ENGINEERING OR BUILDING INSPECTOR DUE AS MAY BE REQUIRED BY THE CITY ADDITIONAL EROSION CONTROL MEASURES 3. THE OWNER/CONTRACTOR SHALL INSTALL PRODUCING RAINFALL. THE CITY ENGINEER AFTER EACH RUN-OFF WORKING ORDER TO THE SATISFACTION OF ALL EROSION CONTROL DEVICES TO 2. THE OWNER/CONTRACTOR SHALL RESTORE EMINENT. SEDIMENT CONTROL BMPS WHEN RAIN IS RAPID INSTALLATION OF EROSION AND SHALL BE AVAILABLE ON SITE TO FACILITATE 1. ALL NECESSARY EQUIPMENT AND MATERIALS STORM WATER POLLUTION PREVENTION NOTES:SI DE YARD1 0 .00'SIDE YARD10.00' 10' 20' 20' 10' 40' 30' 30' 60' PARCEL 1 PM 17747 EXIST 5' WOOD FENCE PILASTER FENCE EXIST 5' WOOD AND EXIST. 5' VINYL FENCE PARCEL 2 PM 10776 LOT 9 MAP 5054 LOT 4 MAP NO. 11086 LOT 3 MAP NO. 11086 TO PARCEL 1, PER PM 17747 DRAINAGE EASEMENT GRANTED EXIST. 6' PRIVATE SEWER AND 2:12:1PROPOSED SFR 2-SPACE GARAGE PROPOSED ATTACHED PROP 5' FENCE PROP 5' FENCE RET. WALL PROP 3' (MAX.) E XIS T. S/WE XIS T. S/WE XIS T. 6" AC P WAT E R C L PROJECT INFORMATION ASP 18.0 0' DRIVEWAYPROPOSED OVERHANG, TYP. 2' ROOF EAVE M) 619.993.8896 O) 858.756.1191 PACIFIC LEGACY HOMES MICHAEL GRAHAM, PE MAP/PLAN PREPARER: 10,764 SF. - 0.25 ACRES (NET) SITE INFORMATION: NO. 1996-459468, FILED SEPTEMBER 10, 1996. OF CALIFORNIA, ACCORDING TO DOCUMENT OF CARLSBAD, COUNTY OF SAN DIEGO, STATE ALL OF PARCEL 2 PARCEL MAP 17747 IN THE CITY LEGAL DESCRIPTION: APN 207-022-65-00 CARLSBAD, CA 92008 4020 JAMES DRIVE SITE ADDRESS: M) 760.809.8732 O) 858.756.1191 PACIFIC LEGACY HOMES ALVIN WASHINGTON CONTACT: 858.756.1191 SAN DIEGO, CA 92127 16870 W. BERNARDO DRVE, STE 400 PACIFIC LEGACY HOMES, INC. OWNER: SITE PLAN VICINITY MAP SITE PROJECT SOURCE: CITY OF CARLSBAD GIS-NET FH EXIST. & COVER, TR WM BOX COVERED ENTRY PORCH, & COVERED VERANDA. 4 BEDROOM, 3.5 BATH, ATTACHED 2 CAR GARAGE, PROPOSED SINGLE-FAMILY RESIDENCE: 1-STORY, SCOPE OF WORK: U, PRIVATE RESIDENTIAL GARAGE R-3, SINGLE-FAMILY RESIDENTIAL OCCUPANCY CLASSIFICATIONS 10,764 SQ.FT. - 3,815 SQ.FT. = 6,949 SQ.FT. (64%) PERCENT OF SITE LANDSCAPED PROPOSED: 3,347 SQ.FT./10,764 SQ.FT.=0.31 (31%) ALLOWABLE: 0.40(10,764) = 4,305 SQ.FT. LOT COVERAGE REAR YARD - TWICE SIDE YARD WIDTH SIDE YARDS - 10% OF LOT WIDTH, 5' MIN, 10' MAX FRONT YARD - 20 FT. SETBACKS: RLM GENERAL PLAN: R-1 ZONING INFORMATION: EXPORT:....56 CY REMEDIAL:...0 CY FILL:............12 CY CUT:............68 CY EARTHWORK VOLUMES: PROPOSED DRAINAGE DISCHARGE: 0.9 CFS, B: B PROPOSED SEWER GENERATION: 1 EDU PROPOSED WATER DEMAND: 550 GPD SCHOOL DISTRICT: CARLSBAD UNIFIED WATER AGENCY: CARLSBAD SEWER AGENCY: CARLSBAD AVERAGE DAILY TRAFFIC: 10 ADT 453 SQ. FT.ATTACHED GARAGE, 36 SQ. FT. PORCH, 168 SQ. FT. COVERED PATIO, 2,710 SQ. FT FIRST FLOOR, SINGLE-FAMILY DWELLING, 2,710 SQ. FT. PROPOSED FLOOR AREA: PROPOSED LAND USE: SINGLE-FAMILY DWELLING EXISTING LAND USE: VACANT SUMMARY TABLE 14% FOR GRADING AND DRAINAGE IMPROVEMENTS 1. REFER TO THE GRADING AND DRAINAGE PLAN C-1 NOTE:28.36'N26°28'26"EN2 8 ° 3 6'2 4 "W10 9.0 6' 88.79' N85°09'43"E N71°03'18"E75.43'106.52'N12°09'36"E XIS T. 6" AC P WAT E R E XIS T. 10 " P VC S E WE R E XIS T 4 8" R C P S DLATERALEXIST SEWERSERVICEEXIST WATER 130.40 James Sheet AS1_Site Plan.dgn 9/22/2015 3:12:10 PM SCALE: 1" = 4'A-1 SHEET NUMBER REFERENCE DETAIL MARK INTERIOR ELEVATION MARKER SHEET NUMBER REFERENCE BUILDING SECTION MARK 1 1 D1 1 1 D1 SYMBOLS LEGEND 1 A 1 2x6 CHANGE IN ELEVATION WINDOW SCHEDULE NUMBER DOOR SCHEDULE NUMBER ROOM NUMBER SHEET NUMBER REFERENCE DETAIL MARK INTERIOR ELEVATION MARKER SHEET NUMBER REFERENCE BUILDING SECTION MARK 6" A A1 PLAN KEYNOTES / NOTES FLOOR PLAN FLOOR PLAN NOTES A A3 A A3 B A3 B A3 2'-11"3'-3 1/2 "3'-1 1/2 "5'-5"2'-5"6'-11"9'-2"3'-11"8'-0"14'-9"22'-5"45'-2"8'-7 1/2 "8'-7 1/2 " 4'-11"12'-9"5'-5"12'-10" 6'-2" 3'-0"15'-0"3'-0" 21'-0"17'-3"35'-11" 3'-6" 77'-8"8'-0"13'-7"7'-7"8'-0"4'- 1/2 "5'-9"21'-7"15'-7"37'-2"8'- 1/2 "8'- 1/2 " 3'-2 1/2 "3'-2 1/2 " 2'-0"5'-0"2'-0"4'-0"8'-10 1/2 "9'-3 1/2 "12'-3"4'-10"5'-9" 2'-11"5'-11 1/2 "1'-7 1/2 "5'-9"10'-1"10'-6" C A3 C A3 D A3 D A3 SOFFIT OPTIONAL ITEM (NOTED IN ITALICS) CENTERLINE HIDDEN ITEMS PROPERTY LINE P.C.C WALL C.M.U. WALL WOOD FRAMED - SOUND TRANSMISSION WOOD FRAMED WALL - STUD SIZE AS NOTED WOOD FRAMED WALL 2 x 4 STUDS 04 S&PS&P S&P S&P UTILITY SERVICE PROVIDERS AND SUBCONTRACTORS. 09 UTILITIES LOCATION COORDINATE REQUIREMENTS WITH AND EXTERIOR. SLOPE TO DRAIN AWAY FROM HOUSE. COORDINATE HEIGHT DIFFERENTIAL BETWEEN INTERIOR 08 CONCRETE PATIO/STOOP WITH ACID ETCHED FINISH. 07 WETBAR 06 CUSTOM SHELVING PROVIDE NICHE IN WALL. HOT-MOPPED SHOWER PAN. ALL WALLS TO BE TILED. 05 CUSTOM SHOWER AND GLASS ENCLOSURE. PROVIDE 04 CUSTOM CABINETRY 03 SOFFIT ABOVE. 02 CHANGE IN CEILING HEIGHT ABOVE OR APPROVED EQUAL. CASTINGS, MAJESTIC PRODUCTS, OR BY SUPERIOR ICC NO. 01 FACTORY-BUILT METAL FIREPLACES SHALL BE BY VERMONT 07 OPTIONAL GUEST SUITE WET BAR. 10. NO COOKING FACILITIES SHALL BE PROVIDED TO THE SIMILAR APPLIANCES. GRILLS, OVENS (GAS OR ELECT); MICROWAVE OVENS OR WIRING EXCEEDING 110V; AND STOVES, STOVETOPS, BUILT-IN OR COUNTER SPACE EXCEEDING 8 LF; GAS LINES; ELECTRICAL DIA., A DEPTH OF 18" OR AN OVERALL SIZE OF 2 SF; CABINETRY 6 CF IN CAPACITY; A SINK WITH A WASTE LINE EXCEEDING 1-1/2" 9. WETBAR SHALL NOT CONTAIN: A REFRIGERATOR EXCEEDING BLOCKED. THIS INCLUDES THE FAU PLATFORM AND WALKWAY. 8. ALL PLYWOOD IN THE ATTIC SHALL BE 3/4" T&G WITH ALL EDGES LESS THAN 24" WIDE. THAN 30" H x 30" W AND HAVE CONTINUOUS SOLID FLOORING NOT 7. ATTIC PASSAGEWAY SHALL BE UNOBSTRUCTED NOT LESS APPLIANCE WHERE ATTIC PASSAGEWAY HEIGHT IS LESS THAN 6'. LARGEST APPLIANCE COMPONENT. LOCATED 20' MAX FROM 6. PROVIDE 22"x30" MIN. CLEAR ATTIC ACCESS, OR SIZE OF ARE NOTED ON THE ENERGY COMPLIANCE SHEETS. FIREPLACE REQUIREMENTS, HVAC, WATER HEATING, EQUIPMENT REQUIREMENTS, INFILTRATION/EXFILTRATION CONTROLS, 5. EXTERIOR GLAZING, SHADING DEVICES, INSULATION THE GARAGE AND LIVING SPACE. OR 1-3/8" SOLID OR HONEYCOMB-CORE STEEL DOOR BETWEEN 20 MINUTE FIRE-RATED DOOR, OR 1-3/8" THICK SOLID WOOD DOOR, 4. PROVIDE A TIGHT FITTING, SELF-CLOSING, AND SELF-LATCHING, ACCESSIBLE SPACE UNDER STAIRS. 3. PROVIDE 1/2" GYP. BD. ON WALLS AND CEILINGS OF ENCLOSED WALLS THAT AT ARE WITHIN THIS AREA. PROVIDE 1/2" GYP. BD. MIN. ON THE INTERIOR SIDE OF EXTERIOR D. GARAGES LOCATED LESS THAN 3 FEET FROM A DWELLING: POSTS. PROVIDE 1/2" GYP. BD. MIN. ON FRAMING, BEAMS AND EXPOSED C. STRUCTURES SUPPORTING FLOOR/CEILING ASSEMBLIES: SEPARATING GARAGE FROM HABITABLE ROOMS ABOVE 5/8" TYPE "X" GYP. BD MIN. ON GARAGE SIDE OF FLOORS/CEILINGS B. GARAGES WITH HABITABLE ROOMS ABOVE GARAGE: PROVIDE ROOF DIAPRAGM). TO ROOF DIAPHAGM (APPLY GYPSUM BOARD FROM MUDSILL TO DWELLING AND ATTICS. EXTEND WALL FRAMING AND 1/2" GYP. BD. ON GARAGE SIDE OF ASSEMBLIES SEPARATING GARAGE FROM A. GARAGE WITH ATTIC ABOVE: PROVIDE 1/2" GYPSUM BOARD MIN. 2. DWELLINGS AND GARAGES SHALL BE SEPARATED AS FOLLOWS: 1. STUD SIZES AND SPACING ARE SHOWN ON THE FRAMING PLANS.REF20'-2"20'-7"LIMITS 20'x20' CLR 8'-0"01 01 06 03 03 - TYPE V, SPRINKLERED TYPE OF CONSTRUCTION - GARAGE: U - RESIDENCE: R-3 OCCUPANCY CLASSIFICATIONS - GARAGE: 453 SF - COVERED FRONT PORCH: 36 SF - COVERED PATIO: 168 SF - LIVING AREA: 2,710 SF PROPOSED SQUARE FOOTAGE: info@pacificlegacyhomes.com 858.756.3313 858.756.1191 SAN DIEGO, CA 92127 SUITE 400 16870 W. BERNARDO DR MICHAEL D. GRAHAM C 49116 EXP.ENO.TEREGIS* STATREDPAEROFION SS L A* GI NEERCIVIL LIFORNI EN O CAF PLAN CHECK 09.15.15 09-30-16 4020 JAMES DRIVE CARLSBAD, CALIFORNIA 92008REVISIONS CHECKED BY MDG DRAWN BY MDG PLOT DATE 8.31.15 JOB NO. 2015-04SINGLE-FAMILY RESIDENCEJAMES RESIDENCECDP 15-35 0 1"1".5" RELATIVE BORDER SCALE: 1" = 1" GARAGE 2 SPACE PORCH ENTRY BEDROOM MASTER BEDROOM 3 KITCHEN BEDROOM 2 ROOM GREAT DWNOOK WIC. DW REF OVENMICROPDRCLO.LINENPANTRY WIC. WIC. SITTING 2 BATH BATH 3 LAUNDRY OPTIONAL DINING OFFICE/ OPTIONAL GATHER ROOM VERANDA/ BATH MASTER PANTRYBUTLERGUEST SUITE OPTIONAL BEDROOM 4/ CLO. WH TANKLESS OPTIONAL GATHER ROOM FIREPLACEOPTIONAL DINING WIC. BATH 3 GUEST SUITE OPTIONAL James Sheet A1_Floor Plan.dgn 8/31/2015 10:13:31 AM SCALE: 1" = 4'A-2 ROOF PLAN RIDGERIDGERIDGEVALLEYVALLEYVALLEYVALLEY RIDGERIDGEVALLEYVALLEYVALLEY VALLEY 2'-0"2'-0"2'-0"2'-0"2'-0"4:124:124:12 4:12 4:12 4:12 4:124:12 4:124:12 FIREPLACE OPTIONAL LEGEND ROOF PLAN NOTES SHEET NUMBER REFERENCE DETAIL MARK INTERIOR ELEVATION MARKER SHEET NUMBER REFERENCE BUILDING SECTION MARK 1 1 D1 AX.XX X OPTIONAL ITEM CENTERLINE HIDDEN ITEMS ROOF AREA: A=3,920 SQ.FT. 4. TOTAL NET FREE VENTILATION PROVIDED: 13.20 sq. ft. 10 "ER" VENT AT 0.66 sq.ft. EACH 6.60 sq. ft. B. ROOF VENTS - LOW 10 "ER" VENT AT 0.66 sq. ft. EACH 6.60 sq. ft. A. ROOF VENTS - HIGH 3. NET FREE VENTILATION PROVIDE BY: AT EAVES OR WITHIN 3 FT OF EAVES (LOW). PROVIDED AT LEAST 3 FT. ABOVE EAVES (HIGH), THE BALANCE LOCATED OF 1:300 ACCEPTABLE IF 50% OF THE REQUIRED VENTILATION IS TO BE NOT LESS THAN 1:150 OF THE AREA TO BE VENTILATED. NET VENT AREA 2. REQUIRED VENTILATION: 13.07 sq. ft. 1. AREA TO BE VENTILATED: 3,920 sq. ft. ROOF SPACE VENTILATION ROOF PLAN BELOW. TYP. LINE OF EXTERIOR WALL2'-0"2'-0"2'-0"2'-0"IF OCCURS CRICKET CRICKET RUNNING THE FULL LENGTH OF THE VALLEY. RESISTANT METAL INSTALLED OVER A 36 IN. WIDE UNDERLAYMENT CAP SHT 12. EXPOSED VALLEY FLASHINGS SHALL BE AT LEAST 26-GA. CORROSION (NO. 30) FELT LAPPED 2 IN. HORIZONTALLY AND 6 IN. VERTICALLY. 11. UNDERLAYMENT SHALL BE A MIN. SINGLE LAYER OF ASTM D226 TYPE II CAULKING. REFER TO INSTALLATON INSTRUCTIONS PROVIDED WITH VENTS. 10. O'HAGIN'S "ER" VENTS TO BE INSTALLED WITH APPROVED FIRE RATED SHINGLES SHALL CONFORM TO EVALUATION REPORT ICC-ESR 1475. 9. ROOF TILE SHALL BE GAF ROOFING PRODUCTS TIMBERLINE. THE LEGACY-ESR-9650A. FOR ROOF VENTILLATION. THE VENTS SHAL COMPLY WITH ICC 7. O'HAGIN, INC. EMBER RESISTAN "ER" "FLAT" ROOF VENTS TO BE USED IN DIMENSION AND LOUVERS. CORROSION-RESISTANT METAL MESH WITH OPENINGS OF 1/4-inch 6. ATTIC VENTILLATION OPENINGS SHALL BE COVERED WITH INSTALLATION INSTRUCTIONS. 5. INSTALL ROOF VENTS PER THE MANUFACTURER'S WRITTEN VENTILATION CALCULATIONS. 4. ROOF SPACE VENTILLATION VENTS, AS REQUIRED. SEE ROOF SPACE 3. EAVE AND RAKE OVERHANGS ARE DIMENSIONED ON THE ROOF PLAN. 2. ROOF SLOPE IS NOTED ON THE ROOF PLANS. COLOR TBD 1. ROOFING MATERIAL ASPHALT COMPOSITION SHINGLES, CLASS A ROOF. info@pacificlegacyhomes.com 858.756.3313 858.756.1191 SAN DIEGO, CA 92127 SUITE 400 16870 W. BERNARDO DR MICHAEL D. GRAHAM C 49116 EXP.ENO.TEREGIS* STATREDPAEROFION SS L A* GI NEERCIVIL LIFORNI EN O CAF PLAN CHECK 09.15.15 09-30-16 4020 JAMES DRIVE CARLSBAD, CALIFORNIA 92008REVISIONS CHECKED BY MDG DRAWN BY MDG PLOT DATE 8.31.15 JOB NO. 2015-04SINGLE-FAMILY RESIDENCEJAMES RESIDENCECDP 15-35 0 1"1".5" RELATIVE BORDER SCALE: 1" = 1" James Sheet A2_Roof Plan.dgn 8/31/2015 10:14:41 AM SCALE: 1" = 4' A-3 SCALE: 1" = 4' SCALE: 1" = 4'SCALE: 1" = 4' 12 4 12 4 REAR (EAST) ELEVATION FRONT (WEST) ELEVATION LEFT (NORTH) ELEVATION RIGHT (SOUTH) ELEVATION13'-2"14'-0"16'-8"16'-8"12 4 12 4 ELEVATIONS LEGEND SHEET NUMBER REFERENCE DETAIL MARK INTERIOR ELEVATION MARKER SHEET NUMBER REFERENCE BUILDING SECTION MARK 1 1 D1 AX.XX X OPTIONAL ITEM CENTERLINE HIDDEN ITEMS 8"8"GRADE TYP. EXISTING PLAN KEYNOTES / NOTES EXTERIOR ELEVATION NOTES FF (TYP.) 08 01 03 02 12 12 FF (TYP.) 11 09 05 04 16 15 16 DECORATIVE PREFABRICATED SHROUD 15 CHIMNEY 14 2X SHAPED TRIM 13 2X SHAPED TRIM AT HEAD, 2X SHAPED TRIM AT JAMB & SILL 12 VINYL DOOR SYSTEM, SEE DOOR/WINDOW SCHEDULE 11 VINYL WINDOW SYSTEM, SEE DOOR/WINDOW SCHEDULE 10 ENTRY DOOR, SEE DOOR/WINDOW SCHEDULE 09 SECTIONAL GARAGE DOOR, SEE DOOR/WINDOW SCHEDULE 08 ROOF TILE, SEE ROOF PLAN 07 EXPOSED OUTRIGGES, TYP. 06 EXPOSED BEAMS AND EAVES, TYP. 05 EXPOSED RAFTER TAILS 04 WOOD FASCIA, PAINTED COLOR TBD 03 STACKED STONE VENEER, COLOR TBD 02 HORIZONTAL COMPOSITE WOOD SIDING, PAINTED COLOR TBD 01 EXTERIOR CEMENT PLASTER (STUCCO) LIGHT SAND FINISH 14 13 13 WALLS: SEE ELEVATIONS DOOR: SEE ELEVATIONS WINDOW: SEE ELEVATIONS AS FOLLOWS, UNLESS NOTED OTHERWISE ON THE ELEVATION DRAWINGS: 2. TRIM FOR THE ELEVATION IS EXTERIOR PLASTER OVER FOAM SIZED WALLS: EXTERIOR PLASTER. SOFFITS: EXTERIOR PLASTER OVER FOAM FASCIA: 2x8 ROOF: ASPHALT COMPOSITION SHINGLES UNLESS NOTED OTHERWISE ON THE ELEVATION DRAWINGS: 1. EXTERIOR FINISHES FOR THE ELEVATION ARE AS FOLLOWS,20'- 4-1/2 "2'-0"FIREPLACE OPTIONAL 10 FIREPLACE OPTIONAL 06 06 PL 10'-1" TYP.12'-1"PL info@pacificlegacyhomes.com 858.756.3313 858.756.1191 SAN DIEGO, CA 92127 SUITE 400 16870 W. BERNARDO DR MICHAEL D. GRAHAM C 49116 EXP.ENO.TEREGIS* STATREDPAEROFION SS L A* GI NEERCIVIL LIFORNI EN O CAF PLAN CHECK 09.15.15 09-30-16 4020 JAMES DRIVE CARLSBAD, CALIFORNIA 92008REVISIONS CHECKED BY MDG DRAWN BY MDG PLOT DATE 8.31.15 JOB NO. 2015-04SINGLE-FAMILY RESIDENCEJAMES RESIDENCECDP 15-35 0 1"1".5" RELATIVE BORDER SCALE: 1" = 1" James Sheet A3_Elevations.dgn 10/28/2015 7:14:16 PM info@pacificlegacyhomes.com 858.756.3313 858.756.1191 SAN DIEGO, CA 92127 SUITE 400 16870 W. BERNARDO DR MICHAEL D. GRAHAM C 49116 EXP.ENO.TEREGIS* STATREDPAEROFION SS L A* GI NEERCIVIL LIFORNI EN O CAF PLAN CHECK 09.15.15 09-30-16 4020 JAMES DRIVE CARLSBAD, CALIFORNIA 92008REVISIONS CHECKED BY MDG DRAWN BY MDG PLOT DATE 8.31.15 JOB NO. 2015-04SINGLE-FAMILY RESIDENCEJAMES RESIDENCECDP 15-35 0 1"1".5" RELATIVE BORDER SCALE: 1" = 1" SCALE: 1" = 10'6. 0 0 'EASEMENTJ AME S DRI VE 10' 20' 20' 10' 40' 30' 30' 60' PARCEL 1 PM 17747 EXIST 5' WOOD FENCE PILASTER FENCE EXIST 5' WOOD AND EXIST. 5' VINYL FENCE PARCEL 2 PM 10776 LOT 9 MAP 5054 LOT 4 MAP NO. 11086 LOT 3 MAP NO. 11086 TO PARCEL 1, PER PM 17747 DRAINAGE EASEMENT GRANTED EXIST. 6' PRIVATE SEWER AND 2:12:1RET. WALL PROP 3' (MAX.) E XIS T. S/WE XIS T. S/WE XIS T. 6" AC P WAT E R C L GRADING AND DRAINAGE PLAN C-1 PROJECT INFORMATION LEGEND D-25 EXIST. CURB OUTLET FH EXIST. VICINITY MAP SITE PROJECT SOURCE: CITY OF CARLSBAD GIS-NET F.L. 1% MIN. 4:1 AND COVER, TRAFFIC RATED INSTALL WATER METER BOX G-14FDRIVEWAY18' WIDE 133.5 PAD ELEV. EXISTING D-27 OUTLET D-27 14% C L CB 56 CYEXPORT: 0 CYIMPORT: 0 CYREMEDIAL: 12 CYFILL: 68 CYCUT: 5. EARTHWORK VOLUMES DITCHES SHALL HAVE A MIN. 1% SLOPE. IS NOT PERMITTED. ALL EARTHEN SWALES AND GRADING RESULTING IN THE PONDING OF WATER 4. ALL AREAS SHALL BE GRADED TO DRAIN. ANY APPROVED OTHERWISE BY THE CITY ENGINEER. FROM THE BUILDING UNLESS SPECIFICALLY POSITIVE DRAINAGE OF 2% TO SWALE 5' AWAY 3. FINISH GRADING SHALL PROVIDE A MINIMUM WHERE FLOW IS COLLECTED. 2. NON-EROSIVE DRAINAGE SURFACE REQUIRED AS SURFACE FLOW WHENEVER POSSIBLE. 1. DRAINAGE SHALL BE CONDUCTED TO STREET DRAINAGE PROPOSE DIRECTION OF LOT DRAINAGE EXIST DIRECTION OF LOT 1" WM WITH FS, CMWD W-3A RETAINING WALL SIDEWALK UNDERDRAIN PIPE, D-27 DRAIN BOX 9"x9" CATCH BASIN 4" SCHEDULE 40 PVC DRAIN PROPOSED DRAINAGE SWALE EXISTING DRAINAGE SWALE PROPOSED SLOPE EXISTING SLOPE BLDG FOOTPRINT PROPOSED28.36'N26°28'26"EN2 8 ° 3 6'2 4 "W10 9.0 6' 88.79' N85°09'43"E N71°03'18"E75.43'106.52'N12°09'36"E XIS T. 6" AC P WAT E R E XIS T. 10 " P VC S E WE R E XIS T 4 8" R C P S DLATERALEXIST SEWERSERVICEEXIST WATER HP(134.0) (131.0)TC(130.76) (130 .1) TC (129 .88 )TC (129 .78 )TC (130 .20 )130.40 HP 134.0TC(130.63) CB I E 132.4TG 133.4 HP 13 3.6 CB CB IE 132.3TG 133.3I E 132.0TG 133.0 HP 133.5HP 133.3HP 137.0 James Grading-Drainage Plan_C1.dgn 9/22/2015 3:20:57 PM