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2016-09-07; Planning Commission; ; CT 15-09/PUD 15-18 - QUARRY CREEK - PA R-4 (EAST)
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. G) P.C. AGENDA OF: September 7, 2016 Application complete date: August 16, 2016 Project Planner: Shannon Werneke Project Engineer: Tecla Levy SUBJECT: CT 15-09/PUD 15-18 -QUARRY CREEK -PA R-4 (EAST) -A request for approval of a Tentative Tract Map and Planned Development Permit for 150, two-story, airspace condominiums designed as duplexes and triplexes within Planning Area R-4 ofthe Quarry Creek Master Plan, located on the north side of Marron Road and the south side of Adobe Springs Road, in Local Facilities Management Zone 25. The City Planner has determined that the project is within the scope of the Environmental Impact Report (EIR) 11-02 that was prepared the Quarry Creek Master Plan and the EIR adequately describes the activity for the purposes of CEQA. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7195 APPROVING a Tentative Tract Map (CT 15-09) and Planned Development Permit (PUD 15-18) based on the findings and subject to the conditions therein. II. PROJECT DESCRIPTION AND BACKGROUND The proposed project implements the Quarry Creek Master Plan approved by the City Council in April 2013, as amended. The Quarry Creek Master Plan establishes the permitted uses, development standards, and design criteria for each planning area, as well as the development review process. A total of four (4) different residential planning areas exist within the Quarry Creek Master Plan. The proposed project is located within Planning Area R-4 (PA R-4), the last residential planning area to be developed. PA R-4 is located within the western portion of the Master Plan and is allocated a total 214 multi-family attached or detached courtyard homes. The planning area is required to be developed at a minimum density of 12 dwelling units per acre. The applicant, Cornerstone Communities, has requested to develop PA R-4 in two phases. The proposed project, identified as Quarry Creek Planning Area R-4 (EAST), represents the first phase and is limited to the eastern half of the planning area. Planning Area R-4 (EAST) is bound by Adobe Springs Road, a new public road, to the north, the future extension of Marron Road to south, an approved community recreation area to the east (Planning Area P-3) and a future residential area, also a part of PA R-4, to the west. Further west and beyond PA R-4, is Planning Area P-5, a community facilities site, as well as a large permanent open space area (OS-1). The proposed project includes a Tentative Tract Map (CT) and Planned Development Permit (PUD) to develop the eastern portion of PA R-4, a 11.94 gross acre site (11.39 net acres), with 150 two-story, airspace condominiums designed as duplexes (24) and triplexes (34). The project has a proposed density of 13.2 du/ac, which complies with the minimum density of 12 du/ac for PA R-4. CT 15-09/PUD 15-18-QUARRY CREEK PA R-4 (EAST) September 7, 2016 Page 2 Pursuant to the Quarry Creek Master Plan, a total of 214 dwelling units were originally anticipated to be constructed within Planning Area R-4. Currently, a total of 206 units are anticipated to be developed in PA R-4. As discussed above, the first phase includes 150 units; the second phase, to be brought forward to the Planning Commission at a future date, is anticipated to include the development of 56 units. To ensure that the minimum overall unit count for the Quarry Master Plan is achieved, the difference of eight (8) units has been transferred to Planning Area R-2 (PA R-2), which is also designated as a high density, multi-family site. The Site Development Plan for PA R-2, including the above-noted transfer of units, was approved by the Planning Commission on May 4, 2016 (SDP 15-22). Access to the development is proposed to be provided by two private driveways off of Adobe Springs Road, a new public street adjacent to the northern boundary of the site. Internal to the project site, a number of 24-foot-wide private drive aisles are proposed to provide access to each unit. Precise grading to develop the proposed project includes 41,000 cubic yards of cut and 1,500 cubic yards of fill. The balance of earthwork, 39,500 cubic yards, will be exported to assist with the development of PA R-3 to the east. A total of three architectural styles (Spanish Mediterranean, Tuscan, and Craftsman) and nine color schemes (three per style) are proposed which will provide architectural interest and variety throughout the community. Tables 1 and 2 below provide a summary ofthe square footage and height of each of the unit types. TABLE 1-DUPLEXES (24 buildings/48 units) Plan Bedroom/ 1st Floor SF 2nd Floor SF Garage Total Building Height Type Bathroom Area SF SF 1 4/2.5 733 1192 457 2,382 29'-6" 2 4/2.5 773 1237 446 2,456 29'-6" TABLE 2-TRIPLEXES (34 buildings/102 units) Plan Bedroom/ 1st Floor SF 2nd Floor SF Garage Total Building SF Height Type Bathroom Area SF 1 3/2.5 578 956 454 1,988 29' 2 3/2.5 574 1,036 462 2,072 29' 3 3/2.5 688 1,169 451 2,308 29' The Spanish Mediterranean architectural style incorporates details and forms that are consistent with the historic examples seen in southern California. The architectural vocabulary includes a concrete "S" tile roof, plaster corbels, decorative metal grille, vent tiles, fabric awnings, and plaster eaves and trim. The exterior color schemes include light integral plaster with complementary trim colors. The Tuscan design incorporates details and forms that are consistent with some of the historic examples found in the Tuscan farm houses in Italy. The details include a concrete "S" tile roof, stone and brick veneer, wood shutters, rafter tails and plaster corbels as well as decorative recesses. The exterior color schemes include earth tone integral plaster colors with complementary trim colors. The Craftsman architectural style incorporates details and forms that are consistent with the historic examples seen in southern California. The architectural details includes a flat concrete tile roof, wood CT 15-09/PUD 15-18-QUARRY CREEK PA R-4 (EAST) September 7, 2016 Page 3 shutters, horizontal lap siding, board and batten siding, plaster recesses, decorative corbels, wood knee braces, wood guardrails, and trellis details above the garage doors. The exterior color schemes are consistent with the architectural style through the incorporation of earth tone plaster with complementary trim colors. With exception to the exclusive use areas (i.e., balconies and rear yards), the underlying lot will be held in common interest divided between the 150 airspace condominiums. This commonarea includes, but is not limited to, the private driveways, landscaping, and sidewalks. In addition to the planned community recreation area which will serve the new residential development in Quarry Creek, a large centrally- located common area is provided on-site. Included within the area is a tot lot, barbeque/picnic area, trellises, and an open turf/play area. Further, an enhanced pedestrian connection between Adobe Springs Road to the north and Marron Road to the south is proposed adjacent to the western boundary of the site. The area will include arbors as well as enhanced landscaping. Parking is proposed to be provided by a two-car garage provided for each ofthe units. In addition, a total of 40 guest parking stalls are provided on-site. Table 3 below includes the General Plan designation, zoning and current land uses of the project site as approved in the Quarry Creek Master Plan and surrounding properties. TABLE 3 Location General Plan Designation Zoning Current Land Use Site R-15, Residential, 8-15 P-C Vacant dwelling units per acre Planned Community North OS, Open Space P-C Quarry Creek open space; includes Planned Community Buena Vista Creek South OS, Open Space P-C Existing steep slopes. Planned Community OS, Open Space P-C Approved PA P-3; future East Planned Community community recreation building and pool; construction anticipated to begin end of August. R-15, Residential, 8-15 P-C Vacant-future residential and West dwelling units per acre; CF, Planned Community community facilities development Community Facilities Ill. ANALYSIS The proposed project is subject to the following plans, ordinances, and standards as analyzed within the following section of this staff report. A. General Plan Land Use designation: Residential, 8-15 dwelling units per acre (R-15); B. Quarry Creek Master Plan, MP 10-01(A), and Planned Development Ordinance (CMC Chapter 21.45); C. lnclusionary Housing Ordinance (CMC Chapter 21.85); D. Subdivision Ordinance (CMC Title 20), and E. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 25. CT 15-09/PUD 15-18-QUARRY CREEK PA R-4 (EAST) September 7, 2016 Page 4 The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations above. The project's compliance with each of the above regulations and policies is discussed in the sections below. A. General Plan Planning Area R-4 of the Quarry Creek Master Plan has a General Plan Land Use designation of Residential, 8 to 15 dwelling units per acre (R-15). The proposal to build 150 multi-family units (24 duplexes and 34 triplexes) has a density of 13.2 du/ac, which complies with the minimum density of 12 du/ac for PA R-4. Pursuant to the Quarry Creek Master Plan, a total of 214 dwelling units were originally anticipated to be constructed within Planning Area R-4. Currently, a total of 206 units are anticipated to be developed in PA R-4. As discussed above, the first phase includes 150 units; the second phase, to be brought forward to the Planning Commission at a future date, is anticipated to include the development of 56 units. To ensure that the minimum overall unit count for the Quarry Master Plan is achieved, the difference of eight (8) units has been transferred to Planning Area R-2 (PA R-2), which is also designated as a high density, multi-family site. The Site Development Plan for PA R-2, including the above-noted transfer of units, was approved by the Planning Commission on May 4, 2016 (SDP 15-22). The development of Planning Area R-4 (EAST) with multi-family air space condominiums does not involve the addition of a new use which is not already depicted in the Master Plan. Therefore, the proposed project remains consistent with the previously-approved Quarry Creek Master Plan, which was analyzed and found to be consistent with the goals, objectives and policies ofthe city's General Plan. B. Quarry Creek Master Plan, MP 10-01(A), and Planned Development Ordinance (CMC Chapter 21.45) The Quarry Creek Master Plan is a regulatory land use document which defines the allowable type and intensity of land uses in each Planning Area and provides detailed development and design standards, as well as a method by which the Master Plan will be implemented. The framework for the Master Plan rests in the vision to develop a sustainable community which is both protective of the natural environment and history of the site, and is also aesthetically pleasing, with an appropriate balance of open space, residential and public land uses. The units proposed for Planning Area R-4 (EAST) are intended to enhance the diversity of housing opportunities available within the community by providing a medium to high density, attached, market rate housing product. Pursuant to the Master Plan, the units in PA R-4 (EAST) are ideally situated in close proximity to the Quarry Creek Shopping Center, the Community Facilities site, as well as the community recreation area and other passive recreational and trail uses within the Quarry Creek Master Plan. Pursuant to Section 4.1.4 ofthe Master Plan (Planning Area R-4), multi-family airspace condominiums are required to comply with the Planned Development standards of the Zoning Ordinance (CMC Chapter 21.45) with some exceptions, which are outlined in Tables 4 and 5 below. An analysis of the project's compliance with the Planned Development Ordinance, as well as City Council Policy No. 66, Livable Neighborhoods, is included as Attachments 4, 5, and 6 of the staff report. The following Tables 4 and 5 demonstrate project compliance with the Development Standards, Special Design Criteria for Planning Area R-4, as well as the Architectural Design Guidelines contained within the Quarry Creek Master Plan. CT 15-09/PUD 15-18-QUARRY CREEK PA R-4 (EAST} September 7, 2016 Page 5 TABLE 4-PLANNING AREA R-4 DEVELOPMENT STANDARDS Planning Area R-3 Minimum Required Provided Standard Driveway (project) Parkways/sidewalks are not required in Each unit includes an attached two- motor courts which provide access to car garage which takes access off of garages a private drive aisle. In addition, sidewalks are provided throughout the development. Community A minimum of 200 square feet per unit of Reguired Community: Rec. Area: Recreation Space community recreation area shall be 200 SF x 150 {units)= 30,000 SF provided. Onsite reguirement: At least 25% of the required community 0.25 x 30,000 SF= 7,500 SF recreation requirement must be provided within Planning Area R-4. The balance Offsite reguirement: {75% of required area) shall be provided 0.75 x 30,000 SF= 22,500 SF as active facilities within Planning Area P-Provided Community Rec. Area 3, which is within convenient walking distance for the residents of Planning Area Onsite: 25,225 SF R-4. The overall aggregate community recreation space shall be provided as both A large common area is proposed passive and active recreation facilities for on-site which includes a tot lot, a variety of age groups {75% of the area barbeque area, picnic tables, allocated for active facilities at Planning trellises, and open turf area. Area P-3}. The portions of the recreation area designed for passive and active uses Offsite: shall be counted towards the common Pursuant to the Quarry Creek recreation area requirements pursuant to Master Plan, the community the Chapter 21.45. recreation facility is required to be constructed concurrently with the development of the first residential planning area {PA R-3}. The Site Development Plan (SDP 15-20} for Planning Area P-3 was approved by the Planning Commission on March 16, 2016 and includes a 2,281 square foot recreation building, swimming pool and surrounding pool deck, lawn area for lawn games and passive use, and small parking lot. The development of the 1.3-acre site satisfies the required common active recreation demand for Planning Areas R-3 and R-4. The building permit for the facility is currently under city CT 15-09/PUD 15-18-QUARRY CREEK PA R-4 (EAST) September 7, 2016 Page 6 Building Height 35 feet and three stories with a minimum roof pitch of 3:12 Minimum Building An enhanced 10-foot fully-landscaped .Setbacks Public structural setback shall be provided from Street the right-of-way on all public streets. No direct unit driveway access onto Street 'A' (measured from (Marron Road) is allowed. ROW line or curb if private street) Minimum Building Internal project setbacks from private Setbacks, Private streets or private drives shall be a Driveway minimum of 5 feet and 20 feet for drive- facing garages (may be reduced to 5-feet if (measured from visitor parking bays provided). ROW line or curb if private street) Minimum Building Structures: 10 feet Separation Garage: 30 feet between opposing garage doors Resident Parking Two-car garage per unit Private Recreation Minimum 6 feet x 10 feet covered porches Space or front or rear patios will be provided. review; anticipated issuance date is late September, 2016. Construction should be underway in October, 2016. 29'-6", two stories with a minimum roof pitch of 3:12 Minimum 10' landscaped structural setback provided from Marron Road and Adobe Springs Road; no direct unit access is proposed off of Marron Road (Street 'A') and Adobe Springs Road (Street 'D'). The residential buildings are setback a minimum of 5 feet from the private streets. As guest parking is provided on-site, the garages are setback a minimum of 5 feet from the drive aisles. Structures: 10 feet Garages: 30 feet between opposing garage doors Two car garage per unit Each duplex or triples includes an exclusive use area in the rear yard. The minimum proposed area is 275 square feet. CT 15-09/PUD 15-18-QUARRY CREEK PA R-4 {EAST} September 7, 2016 Pa e 7 TABLE 5-PLANNING AREA R-4 SPECIAL DESIGN CRITERIA Special Design Criteria Provided When noise walls over 6 feet high are required, a Noise walls are not required since the existing and combination of berm and maximum 6-foot high future noise levels are projected to be 60 dBA CNEL noise wall shall be used to mitigate noise impacts. or less. Doors, porches, balconies and walkways should As the proposed product type includes duplexes and face the streets, to the extent possible, to triplexes, as well as the requirement to develop the promote social interaction along the streetscape. site at a minimum of 12 dwelling units per acre, it is not feasible for all ofthe doors, porches and balconies to face the proposed drive aisles. In addition, because each of the units are setback 10 feet from the drive aisles, porches are not included in the design. Porches shall have a minimum depth of 6 feet and The proposed duplexes and triplexes do not include a minimum width of 10 feet. porches. However, each unit has an exclusive use rear yard with a minimum size of 275 square feet. No direct vehicular access onto Street 'A' shall be No direct vehicular access is proposed onto Street provided. "A". If attached courtyard homes are constructed, a N/A. No courtyard homes are proposed. landscaped buffer shall be provided between the driveway or auto court and the living area of the residential structure. Motor courts shall be landscaped and accented with enhanced paving. A 60-foot fire suppression zone shall be provided N/ A. The 60-foot-wide fire suppression zone is within Planning Area R-4 as part of a 100-foot located within the western portion of PA R-4, which enhanced landscape buffer {60 feet within PA R-4 will be developed under a separate discretionary and 40 feet within PA OS-1} on the north-westerly application. side of Planning Area R-4 to further reduce impacts to aesthetic resources. Reductions may be permitted for street-fronting units as approved by the City. Permitted intrusions into setbacks are per CMC Section 21.46.120. Reductions may be permitted for street-fronting units as approved by the City. Pedestrian connections shall be included to Pedestrian connections are provided off of Adobe facilitate access to the Community Facility site, Springs Road, as well as Marron Road through the public trails and adjoining neighborhoods. project site to the public trails. Specifically, there are public trails located on the north side of Adobe Springs Road and the south side of Marron Road. In addition, a pedestrian connection is proposed to link the subject development to the community recreation facility located adjacent and east of the site. CT 15-09/PUD 15-18-QUARRY CREEK PA R-4 {EAST) September 7, 2016 Page 8 TABLE 5-PLANNING AREA R-4 SPECIAL DESIGN CRITERIA Special Design Criteria Provided Lighting adjacent to Planning Area OS-3 shall use The project has been accordingly conditioned to low-sodium lighting and shall be shielded away require shielded, low pressure sodium lighting from the adjacent open spaces. adjacent to the open space. The first row of homes on the northernmost N/ A. This requirement is applicable to the future portion of the Panhandle parcel of the project development of PA R-4 {WEST). shall be restricted to two stories in height and shall be constructed with earth tone colors for elevations and rooftiles. Subject to the approval of the Fire Department, N/A. This requirement is applicable to the enhanced landscaping shall be planted on the development of PA R-4 (WEST). north-facing slope of the panhandle parcel in order to provide additional screening of the residential structures in this planning area. In addition to the development standards and special design criteria discussed above, the Quarry Creek Master Plan includes Architectural Design Guidelines which recommend five different architectural styles to be used throughout the Master Plan neighborhoods: Cottage, Craftsman, European Country, Monterey, and Spanish Colonial. The architecture for each project shall be internally consistent and provide sufficient architectural variation to create thematically-related, yet interesting neighborhood architectural concepts. A total of three architectural styles and nine color schemes (three per style) are proposed for PA R-4 (EAST) which provide architectural interest and variety throughout the community: Spanish Mediterranean, Tuscan, and Craftsman. The Spanish Mediterranean architectural style incorporates details and forms that are consistent with the historic examples seen in southern California. The architectural vocabulary includes a concrete "S" tile roof, plaster corbels, decorative metal grille, vent tiles, fabric awnings, and plaster eaves and trim. The exterior color schemes include light integral plaster with complementary trim colors. The Tuscan design incorporates details and forms that are consistent with some of the historic examples found in the Tuscan farm houses in Italy. The details include a concrete "S" tile roof, stone and brick veneer, wood shutters, rafter tails and plaster corbels as well as decorative recesses. The exterior color schemes include earth tone integral plaster colors with complementary trim colors. The Craftsman architectural style incorporates details and forms that are consistent with the historic examples seen in southern California. The architectural details includes a flat concrete tile roof, wood shutters, horizontal lap siding, board and batten siding, plaster recesses, decorative corbels, wood knee braces, wood guardrails, and trellis details above the front doors. The exterior color schemes are consistent with the architectural style through the incorporation of earth tone plaster with complementary trim colors. Although the Tuscan architectural style is not specifically listed as an allowable architectural style, it is staff's determination that the style still allows for a varied yet harmonious architectural theme. The details of each architectural style are carried around all four elevations and provide for an interesting and attractive neighborhood. CT 15-09/PUD 15-18-QUARRY CREEK PA R-4 (EAST) September 7, 2016 Page 9 C. lnclusionary Housing Pursuant to the Quarry Creek Master Plan, the inclusionary housing requirements for Planning Area R-4 shall be provided in Planning Area R-1 and/or R-2, in accordance with the schedule established by the recorded Affordable Housing Agreement. Pursuant to the Master Plan, no building permits shall be issued for the development of any residential units, in any planning area, until a Site Development Plan (SDP) is approved for the affordable housing project. The SDP for the development of the inclusionary housing project in Planning Area R-1 was approved by the Planning Commission on March 16, 2016. As the SDP has been approved, building permits for 33% of the market-rate units (i.e., 188 units) and all of the affordable units can be issued. Once the foundation is complete for the inclusionary units, an additional 33% of the building permits (i.e., 188 units) for the market-rate units can be issued. Finally, once the certificate of occupancy is issued for the inclusionary units, the remaining building permits for the market- rate units can be issued {i.e. 34% or 196 units). D. Subdivision Ordinance The Engineering Department has reviewed the proposed project and has concluded that the airspace condominium unit subdivision complies with all applicable requirements of the Subdivision Map Act and Title 21. Specifically, the project complies with all ofthe major subdivision design criteria and the project is conditioned to install all infrastructure improvements concurrent with development. The developer will be required to offer various dedications {e.g., drainage easements, public utility and access easements) and install street lights and utility improvements, including but not limited to curbs, gutters, sidewalks, sewer facilities, drainage facilities, and fire hydrants. In addition, the proposed building setbacks will allow for adequate air circulation and the opportunity for passive heating and cooling. E. Growth Management The project is located within Local Facilities Management Zone 25 in the northeast quadrant of the City. The Quarry Creek Master Plan was adopted as being in compliance with the Zone 25 Local Facilities Management Plan. The proposed project is consistent with the Quarry Creek Master Plan and does not change the growth projections analyzed in the Zone 25 Local Facilities Management Plan. No new facilities analysis is required and no amendment to the facilities plan is necessary. A total of 214 dwelling units were originally anticipated to be constructed within Planning Area R-4. Currently, a total of 206 units are anticipated to be developed in PA R-4. The proposed project entails the first phase of the development of PA R-4 and includes 150 units; the second phase, to be brought forward to the Planning Commission at a future date, is anticipated to include the development of 56 units. To ensure that the minimum overall unit count for the Quarry Master Plan is achieved, the difference of eight (8) units has been transferred to Planning Area R-2 (PA R-2), which is also designated as a high density, multi-family site. The Site Development Plan for PA R-2, including the above-noted transfer of units, was approved by the Planning Commission on May 4, 2016 {SDP 15-22). This transfer of units to another residential planning area is permissible pursuant to Section 8.3 the Master Plan. No units are required to be withdrawn from the Excess Dwelling Unit Bank (EDUB) as the units were transferred with the approval of the Quarry Creek Master Plan. CT 15-09/PUD 15-18-QUARRY CREEK PA R-4 (EAST) September 7, 2016 Page 10 V. ENVIRONMENTAL REVIEW Pursuant to Section 15168(c)(2) of the California Environmental Quality Act (CEQA), staff has reviewed the project and concluded that no potentially significant impacts would result with the implementation of the project that were not previously examined and evaluated in the Final Program Environmental Impact Report for the Quarry Creek Master Plan MP 10-01 {EIR 11-02). EIR 11-02 was certified by the City Council on April 2, 2013; at that time, CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program {MMRP) were approved. EIR 11-02 evaluated the potential environmental effects of the development and operation of the Quarry Creek Master Plan and associated actions, inclusive of the Planning Area R-4. Pursuant to the MMRP for EIR 11-02, a number of Transportation and Traffic mitigation measures (T-1 through T-11), as well as Noise mitigation measure N-2 and Greenhouse Gas Emission mitigation measure GHG-1, are required to be satisfied prior to issuance of building permits. The biological resource mitigation measures, including the recordation of a conservation easement, as well as the preparation of a Preserve Management Plan (PMP) have been satisfied and the restoration of the open space is currently underway. The EIR 11-02 "Findings of Fact and Statement of Overriding Considerations" applies to all subsequent projects covered by the Quarry Creek Master Plan Final Program EIR. As the total number of Master Plan units evaluated in EIR 11-02 will not be increased and the development of Planning Area R-4 (EAST) would have no effects beyond those analyzed in the Program EIR, the project remains within the scope of Final Program EIR 11-02 and no further CEQA review is required. EIR 11-02 is available for review at the Planning Division. ATTACHMENTS: 1. Planning Commission Resolution No. 7195 2. Location Map 3. Disclosure Statement 4. Planned Development Compliance Table C 5. Planned Development Compliance Table E 6. City Council Policy No. 66 Compliance Table 7. Quarry Creek Master Plan Planning Areas 8. Reduced Exhibits 9. Full Size Exhibits "A-WW" dated September 7, 2016 • N NOT TO SCALE Quarry Creek, PA R-4 (East) CT 15-09 I PUD 15-18 ('cicyof Carlsbad DISCLOSURE STATEMENT p .. 1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note· c . . ·. . •. . · ' .· .. ·.. . . . .·· ..•.. · .• ·· · .. · · . . · Pers~n is defined as "Any individual, firm, co-partnership, joint venture; associc;ition, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in thisand any othefcounty, City and county, city municipality, district or other political subdivision or any other group orcomblnatione~cting as a unit." . . ·. >-. I ·• Agents may sign·this document; however, ttie legal· name and entity of the applicant and property owner must be provided below. --· · -· 1. 2. P-1(A) APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Ure R. Kretowicz Corp/Part Cornerstone Communities Corp. Title CEO Title Address 4365 Executive Dr., #600 San Diego, CA 92121 OWNER (Not the owner's agent) ---------------------------Address 4365 Executive Dr., #600 San Diego, CA 92121 Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part Presidio Cornerstone QC, LLC Title Title Owner Address __________________ _ ---------------------------- Address 4365 Executive Dr., #600 San Diego, CA 92121 Page 1 of 2 Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to ( 1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non ProfiUTrust Non ProfiUTrust. _________ _ Title __________ _ Title ____________ _ Address _________ _ Address ____________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes I I' I No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. the above information is true and correct to 1e best of my knowledge . .. ·~o·lS Signature of owner/date Signature of applicant/date Ure R. Kretowicz, Manager Ure R. Kretowicz, CEO Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 07/10 ATIACHMENT4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF SUBJECT NO DEVELOPMENT STANDARD COMPLIANCE COMMENT Per the underlying General Plan Land Use designation. When two or more General Plan The project complies with the Land Use designations exist within a planned development, the density may be minimum density of 12 du/ac as C.1 Density transferred from one general plan designation to another with a General Plan specified pursuant to the Quarry Amendment. Creek Master Plan for Planning Area R-4 (PA R-4). All dwelling units adjacent to any arterial road shown on the Circulation Element of the The project complies with the 10- General Plan shall maintain the following minimum setbacks from the right-of-way: foot-wide landscaped setback Prime Arterial 50 Feet requirement from Marron Road and Major Arterial 40 Feet Adobe Springs Road, as specified Secondary Arterial 30 Feet pursuant to the Quarry Creek Master Carlsbad Boulevard 20 Feet Plan. 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 C.2 Arterial arterials, and: N/A. Setbacks • Shall contain a minimum of one 24" box tree for every 30 lineal feet of street frontage; and • Shall be commonly owned and maintained 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: N/A. • Are required by a noise study, and • Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. Permitted Intrusions Permitted intrusions into required building setbacks shall be the same as specified in All intrusions (i.e., roof eaves and C.3 into Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall balconies) into the required setbacks Setbacks/ and building separation meet Section Building be permitted into required building separation. 21.46.120. Separation Minimum right-of-way width 56 feet Minimum curb-to-curb width 34 feet N/A. Project is not proposing a Private Minimum parkway width (curb 5.5 feet, including curb private street; private drive aisles are adjacent) proposed throughout the Minimum sidewalk width 5 feet (setback 6 inches from property development. line) Minimum right-of-way width 60 feet Minimum curb-to-curb width 34 feet Public Minimum parkway width (curb 7.5 feet, including curb Project includes the dedication of adjacent) Adobe Springs Road cul-de-sac. Minimum sidewalk width 5 feet (setback 6 inches from property C.4 Streets line) One-family dwellings and twin A minimum of one street tree (24-inch homes on small-lots box) per lot is required to be planted in N/A the parkway along all streets. Project complies. Street trees are Street Trees Street trees shall be spaced no further proposed adjacent to Marron Road, within Condominium projects apart than 30 feet on center within the Adobe Springs Road, as well as along parkways parkway. the main ingress/egress private drive aisles. Tree species should be selected to create a unified image for the street, The landscaping complies with the provide an effective canopy, avoid sidewalk damage and minimize water consumption. Quarry Creek Master Plan. PLANNED DEVELOPMENTS (CMC SECTION 21.4S.060} TABLE C: GENERAL DEVELOPMENT STANDARDS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO 3 or fewer Minimum 12 feet wide when the drive-aisle is not required for dwelling 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 units minimum of 20 feet wide. 4 or more All private drive aisles have a minimum dwelling Minimum 20 feet wide. units width of 20 feet. No parking shall be permitted within the minimum required width of a No parking is proposed within the minimum required width of the proposed drive-aisle. private drive-aisles. A minimum 24-foot vehicle back-up/maneuvering area shall be A minimum 24-foot vehicle back- c.s Drive-aisles provided in front of garages, carports or uncovered parking spaces (this up/maneuvering area is provided in front may include driveway area, drive-aisles, and streets). of the proposed garages and guest parking spaces. Additional width may be required for vehicle/emergency vehicle N/A All projects maneuvering area. A parkway which includes a sidewalk is Parkways and/or sidewalks may be required. proposed on both sides of the private driveway off of Marron Road and Adobe Springs Road. No more than 24 dwelling units shall be located along a single-entry No more than 24 dwelling units are drive-aisle. proposed along a drive aisle. All drive-aisles shall be enhanced with decorative pavement. The entrance for each drive aisle includes enhanced pavement. Number Projects with 10 units or fewer A .30 space per each unit. The proposed project includes 150 of Visitor A .25 space per each unit. dwelling units. As a result, a total of 38 Parking Projects 11 units or more visitor parking stalls are required. The C.6 Spaces When calculating the required number of visitor parking spaces, if the calculation project provides 40 stalls on-site and Required results in a fractional parking space, the required number of visitor parking spaces therefore complies with this (1) shall always be rounded up to the nearest whole number. requirement. PLANNED DEVELOPMENTS {CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO On-street visitor parking is permitted on private/public streets, subject Public parking will be permitted on to the following: Adobe Springs Road and Marron Road. • 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 On Private/ street(s) that is contiguous to the project boundary Public In parking bays along public/private streets within the project All proposed parking bays are located Streets boundary, provided the parking bays are outside the minimum outside the minimum street right-of-way required street right-of-way width. width. When visitor parking is provided as on-street parallel parking, not less The parallel parking stalls provided than 24 lineal feet per space, exclusive of driveway/drive-aisle throughout the development comply entrances and aprons, shall be provided for each parking space, except with this requirement. where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. Within the Beach Area Overlay Zone, on-street parking shall not count N/A toward meeting the visitor parking requirement. On Visitor parking must be provided in parking bays that are located The visitor parking stalls are located outside of the minimum drive aisle Drive-a isles outside the required minimum drive-aisle width. width. One required visitor parking space may be credited for Outside the each driveway in a project that has a depth of 40 feet or N/A Beach Area more. Location Overlay For projects with 10 or fewer units, all required visitor of Zone parking may be located within driveways (located in front N/A C.7 Visitor of a unit's garage), provided that all dwelling units in the Parking project have driveways with a depth of 20 feet or more. One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or N/A more. 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 On a Within the following Driveway Beach Area • All required visitor parking may be located within Overlay driveways (located in front of a unit's garage), provided that all dwelling units in the project have driveways with Zone a depth of 20 feet or more. N/A • 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). The minimum driveway depth required for visitor parking All (20 feet or 40 feet) applies to driveways for front or side- projects loaded garages, and is measured from the property line, N/A back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. For projects of more than 25 units, up to 25% of visitor parking may be Compact provided as compact spaces (8 feet by 15 feet). No overhang is No compact parking is proposed. Parking permitted into any required setback area or over sidewalks less than 6 feet wide. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO For all projects within the Beach Area Overlay Zone, up to 55% of the N/A visitor parking may be provided as compact spaces (8 feet by 15 feet). Distance Visitor parking spaces must be located no more than 300 feet as Visitor parking is located within 300 feet from unit measured in a logical walking path from the entrance of the unit it of the units it could potentially serve. could be considered to serve. Screening Open parking areas should be screened from adjacent residences and public .rights-Visitor parking is proposed to be C.8 of Parking of-way by either a view-obscuring wall, landscaped berm, or landscaping, except screened with landscaping, where Areas parking located within a driveway. appropriate. Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: Project complies. Please see Quarry Project is NOT within RH Minimum community general plan designation 200 square feet per unit Creek Master Plan analysis in the staff recreational space Project IS within RH general report for details. required plan designation 150 square feet per unit Projects with 11 to Community recreational space shall be provided as either (or N/A 25 dwelling units both) passive or active recreation facilities. Projects with 26 or Community recreational space shall be provided as both more dwelling passive and active recreational facilities with a minimum of N/A units 75% of the 'area allocated for active facilities. Community recreational space shall be provided as both Project complies. Please see Quarry passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active Creek Master Plan analysis in the staff facilities). report for details. Projects with 50 or For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community recreation space more dwelling units must be provided as pocket parks. • Pocket park lots must have a minimum width of 50 feet N/A and be located at strategic locations such as street intersections (especially "T-intersections") and where Community open space vistas may be achieved. C.9 Recreational Community recreational space shall be located and designed Project complies Please see Quarry Creek Space (ll so as to be functional, usable, and easily accessible from the Master Plan analysis in the staff report units it is intended to serve. for details. All projects Credit for indoor recreation facilities shall not exceed 25% of N/A (with 11 or more the required community recreation area. dwelling units) 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 N/A of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). In addition to required resident and visitor parking, Project complies. A community recreation area parking shall be provided, as follows: 1 space recreational center, which will include for each 15 residential units, or fraction thereof, for units parking, is required to be constructed as located more than 1,000 feet from a community recreation part of the Quarry Creek Master Plan. Recreation Area area. The site is located immediately to the Parking east of the subject site. The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that N/A required recreation area parking shall not be located within a driveway(s). Examples of recreation facilities include, but are not limited to, the following: PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO Swimming pool area Children's playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Active 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. Benches Passive Barbecues Community gardens Grassy play areas with a slope of less than 5%. Project complies. Pedestrian scaled path C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. lighting will be installed along the pedestrian walkways. C.ll Reserved 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. 20 square feet per unit, not to include area required for driveways and approaches. N/A 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 Recreational or residential specific plan. (.12 Vehicle (RV) RV storage areas shall be designed to accommodate recreational vehicles of various Storage (11 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 N/A 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. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO 480 cubic feet of separate storage space per unit. Each of unit proposes a two-car garage (20ft. x 20ft. minimum interior space), If all storage for each unit is located in one area, the space may be reduced to 392 which satisfies the storage space cubic feet. requirement. Required storage space shall be separately enclosed for each unit and be N/A Storage conveniently accessible to the outdoors. C.13 Space 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, N/A and does not impede the ability to utilize the parking stall (for vehicle parking). A garage (12'x20' one-car, 20'x20' two-car, or larger) satisfies the required storage N/A space per unit. This requirement is in addition to closets and other indoor storage areas. N/A (11 This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). ATIACHMENT 5 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO Livable Must comply with city council Policy 66, Principles for the Development of Livable E.1 Neighborhood SEE SEPARATE COMPLIANCE CHART Policy Neighborhoods. One-family and N/A. Pursuant to the Quarry Creek Must comply with city council Policy 44, Neighborhood Master Plan, the development of PA R-4 two-family Architectural Design Guidelines is not subject to City Council Policy No. dwellings 44. Project generally complies. At least three separate building planes are proposed on the front and rear elevations, as well as the side elevations which are visible from the public roads and private drive aisles. Due to the product type {i.e., duplexes and There shall be at least three separate building planes on all triplexes), as well as the requirement to building elevations. The minimum offset in planes shall be 18 meet a minimum density of 12 dwelling inches and shall include, but not be limited to, building walls, units per acre for PA R-4, a minimum windows, and roofs. building separation of 10 feet {i.e., 5- foot-wide side yard setback for each unit) is proposed for the majority of the units. As such, some units only have two separate building planes on the side elevations. Due to the limited space and visibility, staff is supportive of the proposed modification to the guideline. Project complies. Three different E.2 Arch itectu ra I architectural styles are proposed Requirements throughout PA R-4 {EAST), each of which Multiple-family incorporates a minimum of four dwellings complimentary design elements. All building elevations shall incorporate a minimum of four The Spanish Mediterranean design complimentary design elements, including but not limited to: incorporates a variety of roof planes, • A variety of roof planes; varied window shapes, fabric awnings, • Windows and doors recessed a minimum of 2 inches; decorative trim, plaster recesses, • Decorative window or door frames; decorative metal grilles and tiles, plaster • Exposed roof rafter tails; corbels, and vents . • Dormers; • Columns; The Craftsman design incorporates a • Arched elements; variety of roof planes and window styles, • Varied window shapes; wood shutters, horizontal lap siding, • Exterior wood elements; board and batten siding, plaster • Accent materials such as brick, stone, shingles, wood, or siding; recesses, decorative corbels, wood knee • Knee braces; and braces, wood guardrails, and trellis • Towers . details above the garage doors. The Tuscan design incorporates a variety of roof planes and window styles, brick veneer, wood shutters, rafter tails and plaster corbels as well as decorative recesses. Project complies. Total building E.3 Maximum 60% of total project net developable acreage. coverage for the 150 multi-family Coverage airspace condominium units is 37% {i.e., less than 60%). PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO Project complies. Please see Quarry Same as required by the underlying zone, and not to exceed three stories !1H71 Creek Master Plan analysis in the staff Maximum report for details. E.4 Building Projects within 40 feet, if roof pitch is 3:12 or greater Project complies. Please see Quarry Height the RH general 35 feet, if roof pitch is less than 3:12 Creek Master Plan analysis in the staff plan designation Building height shall not exceed three stories report for details. (1)(7) PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO From a Residential 10 feet Project complies. Please see Quarry private or structure Creek Master Plan analysis in the staff public Direct entry 20 feet report for details. streeti2H3l garage Residentia I 5 feet, fully landscaped (walkways providing Project complies. Please see Quarry structure (except as specified access to dwelling entryways may be located Creek Master Plan analysis in the staff below) within required landscaped area) report for details. Residential Project complies. Please see Quarry structure -directly 0 feet when projecting over the front of a garage. Creek Master Plan analysis in the staff above a garage report for details. Project complies. Please see Quarry 3 feet Creek Master Plan analysis in the staff Garage report for details. Garages facing directly onto a drive-aisle shall be Project complies. Please see Quarry equipped with an automatic garage door opener. Creek Master Plan analysis in the staff Minimum report for details. E.5 Building From a drive-Project complies. Please see Quarry aisle14l Projects of 25 Setbacks units or less 0 feet (residential structure and garage) Creek Master Plan analysis in the staff within the RMH report for details. and RH general Garages facing directly onto a drive-aisle shall be Project complies. Please see Quarry plan designations equipped with an automatic garage door opener. Creek Master Plan analysis in the staff report for details. 0 feet May cantilever over a drive-aisle, provided the Balconies/decks balcony/deck complies with all other applicable Project complies. Please see Quarry (unenclosed and requirements, such as: Creek Master Plan analysis in the staff uncovered) • Setbacks from property lines report for details. • Building separation • Fire and Engineering Department requirements From the perimeter property The building setback from an interior side or rear Project complies. Please see Quarry lines of the project site perimeter property line shall be the same as (not adjacent to a required by the underlying zone for an interior Creek Master Plan analysis in the staff public/private street) side or rear yard setback. report for details. Minimum Project complies. Please see Quarry E.6 Building 10 feet Creek Master Plan analysis in the staff Separation report for details. If a project is located within the RH general plan designation, resident parking shall be provided as specified below, and may also All dwelling be provided as follows: Project complies. Please see Quarry • 25% of the units in the project may include a tandem two-car Creek Master Plan analysis in the staff types garage (minimum 12 feet x 40 feet). report for details. • Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. E.7 Resident One-family 2 spaces per unit, provided as either: Project complies. A total of 24, two- Parking 16l • a two-car garage (minimum 20 feet x 20 feet), or family dwellings or duplexes are and two- family • 2 separate one-car garages (minimum 12 feet x 20 feet each) proposed. Each unit has a two-car dwellings • In the R-W Zone, the 2 required parking spaces may be provided garage with a minimum dimension of 20 as 1 covered space and 1 uncovered space l5l feet x 20 feet. Multiple-1.5 spaces per unit, 1 of which must be covered l5l family Studio and one-When calculating the required number of parking N/A. Three bedrooms are proposed for dwellings bedroom units spaces, if the calculation results in a fractional each unit. parking space, the required number of parking PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO spaces shall always be rounded up to the nearest whole number. 2 spaces per unit, provided as either: • a one-car garage {12 feet x 20 feet) and 1 covered or uncovered space; or 151 • a two-car garage (minimum 20 feet x 20 feet), Units with two or or Project complies. Please see Quarry more bedrooms • 2 separate one-car garages (minimum 12 feet x Creek Master Plan analysis in the staff 20 feet each) report for details. • 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 151 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 Project complies. Please see Quarry by 20 feet, exclusive of supporting columns; and Creek Master Plan analysis in the staff • A backup distance of 24 feet shall be maintained in addition to a report for details. minimum 5 feet turning bump-out located at the end of any stall series. Required resident parking spaces shall be located no more than 150 Project complies. Please see Quarry feet as measured in a logical walking path from the entrance of the Creek Master Plan analysis in the staff units it could be considered to serve. report for details. PLANNED DEVELOPMENTS (CMC SECTION 21.4S.080) TABLE E: CONDOMINIUM PROJECTS REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO Required private recreational space shall be designed so as to be Project complies. Private recreational functional, usable, and easily accessible from the dwelling it is space is designed to be functional, intended to serve. usable and easily accessible from the One-family, dwelling units it is intended to serve. two-family, Required private recreational space shall be located adjacent to the Project complies. Private recreational and unit the area is intended to serve. space is located adjacent to the units it is multiple-intended to serve. family Project complies. Private recreational dwellings Required private recreational space shall not be located within any space is not located within any required required front yard setback area, and may not include any front yard setback area; and does not driveways, parking areas, storage areas, or common walkways. include any driveways, parking areas, storage areas or common walkways. Projects not within the RMH or 400 square feet N/A. RH general plan designations Minimum Project complies. A total of 24, two- tota I a rea per Projects within the RMH or RH family dwellings or duplexes are unit general plan designations 200 square feet proposed. Each unit has a minimum exclusive use area (at-grade, rear yard) of 275 square feet. Project complies. In addition to the at- May consist of more than one recreational space. grade exclusive use area located in the rear yard, some units have the option of adding a deck as well. May be provided at ground level and/or as a deck/balcony on a Please see response above. second/third floor or roof. Private Not within the RMH E.8 Recreational or RH general plan 15 feet N/A. Space Minimum designations dimension Within the RMH or Project complies. The minimum RH general plan 10 feet designations dimension provided exceeds 10 feet. One-family Project complies. The slope gradient in and two-Shall not have a slope gradient greater than 5%. the exclusive use area does not exceed family 5%. dwellings Attached solid patio covers and decks/balconies may project into a required private recreational If provided at space, subject to the following: ground level • The depth of the projection shall not exceed 6 Project complies. The depth of the feet (measured from the wall of the dwelling projection of the optional patio covers that is contiguous to the patio/deck/balcony). does not exceed 6 feet. The length of the projection shall not be limited, except as required by any setback or lot coverage standards. Open or lattice-top patio covers may be located within the required private recreation space Project complies. The depth of the (provided the patio cover complies with all projection of the optional patio covers applicable standards, including the required does not exceed 6 feet. setbacks). If provided Minimum dimension 6 feet above ground Project complies. The minimum level as a dimension for the optional deck is 7' x deck/balcony or Minimum area 60 square feet 11'. roof deck REF NO PLANNED DEVELOPMENTS (CMC SECTION 21.4S.OSO) TABLE E: CONDOMINIUM PROJECTS SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Minimum total area per unit (patio, porch, or Project complies. Please see Quarry balcony) 60 square feet Creek Master Plan analysis in the staff report for details. Project complies. Please see Quarry Multiple-family Minimum dimension of patio, porch or balcony 6 feet Creek Master Plan analysis in the staff report for details. dwellings Projects of 11 or more units that are within the RH general plan designation may opt to provide an additional 75 square feet of Project complies. Please see Quarry community recreation space per unit (subject to the standards Creek Master Plan analysis in the staff specified in Table C of this Chapter), in lieu of providing the per unit report for details. private recreational space specified above. (11 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. (21 See Table C in Section 21.45.060 for required setbacks from an arterial street. (31 Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building. (41 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). (sl Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. (61 This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). (71 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. ATIACHMENT6 CITY COUNCIL POLICY NO. 66-LIVABLE NEIGHBORHOODS Principle Compliance Comments 1 Building Facades, Front Entries, Porches The three different architectural styles and nine Facades create interest and character and should be color schemes proposed for the project to create varied and articulated to provide visual interest to interest and character throughout the pedestrians. Clearly identifiable front doors and community. porches enhance the street scene and create Compliance with the requirements for Planning opportunities for greater social interaction within the Area R-4 of the Quarry Creek Master Plan neighborhood. Building entries and windows should includes developing the project at a minimum face the street. Front porches, bay windows, density of 12 dwelling units per acre, providing a courtyards and balconies are encouraged. two-car garage for each unit, as well as 10-foot- wide landscaped setbacks adjacent to Marron Road and Adobe Springs Road. As a result of these requirements, it is not feasible to orient all of the front doors to face the street (i.e., approximately 50%) since the units need to be attached and take vehicular access from the private driveways. However, there are a number of locations throughout the development where the front doors of one building face the front doors of an adjacent building, with landscaping and walkways in between, which creates a courtyard and an area for social interaction within the neighborhood. 2 Garages The unique constraints of the site, including the Homes should be designed to feature the residence as minimum 10-foot-wide landscape setback off of the prominent part of the structure in relation to the Marron Road and Adobe Springs Road, as well as street. A variety of garage configurations should be the requirement to provide a minimum density used to improve the street scene. This may include of 12 dwelling units per acre, limit the project's tandem garages, side-loaded garages, front-loaded ability to provide a variety of garage garages, alley-loaded garages and recessed garages. configurations as envisioned under this guideline (i.e., side-loaded and/or alley loaded garages). To ensure an improved street scene along the drive aisle, focused areas will be enhanced with stamped or colored concrete and landscaping will be provided between each two-car garage. Further, the garages will be screened from view from the adjacent pubic streets. 3 4 5 Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cui-de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City- accepted designs for traffic calming measures. Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cui-de- sacs), pedestrian paths should also be provided. The constraints of the small infill site combined with the requisite minimum density of 12 du/ac, limit the project's ability to provide an interconnected, modified (grid) street pattern. Instead, a series of private driveways are proposed throughout the development. In general, the reduced width that is permitted for drive aisles, when compared to a standard public street, is a mechanism for traffic calming. Two vehicular and pedestrian access points are provided off of Adobe Springs Road, and include landscaped parkways. In addition, pedestrian connections are provided from the development to the Community Recreation site to the east as well as the trail system to the north and south. The two drive-aisles off of Adobe Springs Road include landscaped parkways. Further, a minimum 10-foot-wide landscape setback is provided along Marron Road and Adobe Springs Road. Public sidewalks will be constructed along Marron Road and Adobe Springs Road. In addition, two pedestrian connections within the development are proposed to access Marron Road to the south. Further, an enhanced greenbelt pathway with arbors is located adjacent to the western boundary of PA R-4 (east); this enhanced walkway provides a pedestrian connection between the two public roads which border the project site to the north and south. Finally, a pedestrian connection is provided to the Community Recreation site to the east. Internal to the project site, pedestrian walkways are provided to the public sidewalk and common recreation areas. CITY COUNCIL POLICY 66-LIVABLE NEIGHBORHOODS Principle Compliance Comments 6 Centralized Community Recreation Areas Pursuant to the Quarry Creek Master Plan, a Park or plazas, which serve as neighborhood meeting community recreation facility is required to be places and as recreational activity centers should be constructed concurrently with the incorporated into all planned unit developments. As development of the first residential planning frequently as possible, these parks/plazas should be area. The Site Development Plan for the designed for both active and passive uses for development of Planning Area P-3 (SDP 15-20), residents of all ages and should be centrally located which will provide the balance of active open within the project. Parks and plazas should be not be space for PA R-4, was approved by the sited on residual parcels, used as buffers from Planning Commission on March 16, 2016 and surrounding developments or to separate buildings the building permit is currently under city from streets. review; anticipated issuance date is late September, 2016. Construction should commence in October, 2016. In addition to the planned community recreation area, a large centrally-located common area is provided on-site. Included within the area is a tot lot, barbeque/picnic area, trellises, and an open turf/play area. • Includes affordable and potential market rate units. 0 limits of Hardline Map Boundary ~ Brush Management Zone NOTES: 1. Units can be transferred subject to total project unit maximum. 2. For purposes of density transfer, planning areas R-1 & R-2 may be treated as a single planning area. Quarry Creek Master Plan ,.--... ---- I I I I I· / '~ I -•_>:-~ .... '\·~, ''-:; -~ 08-1 83.9 Gross ae. Open_ Space ··' .................. ; . '· ~ ,,..;'' .... > ...... ' . ,., ,_, _... ..... ....>- /~- /,' OS-2 , ' 20.1 Gross ac \ Open Space '._.,..,....-......----- ' I ,.,,,-' / ................ ' Specific alignment for roadway connection to be determined at planning area R-4 site design -· ""' lOOFT II "sw:t.!:f c •II ~ NOftTH MASTER LAND USE PLAN APRIL 3, 2014 .I.EJZEIJil. 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FlGtlliEJIJ-IfJ SB&O~ f""ANrJ,NC,l ~;N~-"l~Wf:f'lrNC: S'•.J<'•V::',YlNGl a:ilOORoWnR<>I><l,6<,1W100 5::t1f~;~~m (f;ri.£11ERfN(l PAHK/NG PlAN OUARRY CREEK PLANNING AREA R-4..4 (EAST) SHEET 9 I BLUESAGE AT THE PRESERVE CORNERSTONE COMMUNITIES CARLSBAD,CA PROJECT TEAM ~ VICINITY MAP a cmwo );=«"~""'~ ~ COUNTRY CL/J8 ~ VICINITY MAP NOT 1tJ SCAlE lHOAIAS BROTHERS PG. 1107. GN/0 A-2 200(j ElJillON PROJECT DATA SITE PLAN j I -' AREA ANALYSIS SHEET INDEX I I .-----------------------------------------,-----------------------------------------------~--------~---.------------~1 OF17 S T A R C K CA ARCHITECTURAL LICENSE C 10560 BLUESAGE AT THE PRESERVE TITLE SHEET CbRNERSTONE COMMUNITIES A R C H T U R E + P A N N N G 2045 KETTNER BOULEVli.RD SUITE 100 SAN DIEGO CALIFORNIA 92101 FoN: 619 299 7070 FAX: 619 295 8768 lrorlrlr-,1 lJ u u u Ll !!---------q I I 3 ,-----------------------------------------~~~~-------------------------------------------------------,------------~20F17 I BLUESAGE AT THE PRESERVE s T A R c K CA ARCHITECTURAL LICENSE c 10560 I A R 2045 KETTNER BOULEVARD CORNERSTONE COMMUNITIES C T SUITE 100 R E SAN DIEGO ' CALIFORNIA 92101 A FON: N N 619 299 7070 G FIRST FLOOR PLAN-A FAX: 619 295 8768 3/16"c:1'-0" 3 BLUESAGE AT THE PRESERVE I s T A R c K 3 OF 17 LA A~CHII t:C I URAL LICENSE C 10560 SECOND FLOOR PLAN - A A R C H I T E C T U R E 2045 KETTNER BOULEVARD SUITE 100 SAN DIEGO CORNERSTONE COMMUN111ES ' CALIFORNIA 92101 A N N I FON' 619 299 7070 FAX: 619 295 8768 3/16"=1'-0' BLUESAGE AT THE PRESERVE CORNERSTONE COMMUNITIES (----" :: l ~~ ii 'I I! (---Y -) 'I L~~"~~,,, R2 R1 II R3 -) STARCK A R C H I E T U 2045 KETTNER BOULEVARD SUITE 100 SAN DIEGO l ' CALIFORNIA (--- 92101 (--- 3 CA ARCHITECTURAL LICENSE C 10560 A N N I FON· 619 299 7070 FAX: 619 295 8768 LEFT SIDE ELEVATION FRONT ELEVATION-A SPANISH MEDITERRANEAN BLUESAGE AT THE PRESERVE STARCK CORNERSTONE COMMUNITIES A R H T U 201..5 KETTNER BOULEVARD SUITE 100 SAN DIEGO ' CALIFORNIA 92101 CA ARCHITECTURAL LICENSE C 10560 N N G FON: 619 299 7070 FAX: 619 295 8768 TYPICAL BUILDING KEYNOTES [!] """'~~"'"""' [!] """"'~~m'"'"'· ril'"'""""' 0"""'""'"" 0 "'""""""""" 0 ~'""""" 12Jo"0'AMo"~""''" lil"""""'"'""""'"" [!] "'"""""'""· 1'9 ""'"'~'" El'"'"~COMee"mooOoo El '""''""'"'""'~,., El :~:t::gg~·""'""."'"'~'""' E3 "'"""~OO"OM @!•"'""'"'" El '"'""'""' El "'"""""""'"'"" El•"'"""'""""' EJ ..om~"~'"""' 1'9 ""'"'"'"'"""' @!"·=-·, .. El '"'"'"""m"'"""" El•=••"' E3 """""""""""'"'~ El"'"'""""""'-"""""" EJ•~'"'"""m"'"'"'· "~'"'"'"""" §I'"''"""'"'"" El•""""' 1!9•"'""""""''" EJ•'""""'=•mo El"'''"'"'" El•""'"'"''" OJ••""'""'"""' li;!ooo~••"'"""""' '"'~""""""" , .... ""~'~""""" li;!o~~"'O'W'"''"" l'l "'"""""""'"'"'""'"'"""'""""' E9 ~~fii~~ti~i~~~~:i~i~~~. BLUESAGE AT THE PRESERVE CORNERSTONE COMMUNITIES REAR ELEVATION-ENHANCED (NO DECK) REAR ELEVATION-ENHANCED WITH DECK SPANISH MEDITERRANEAN STARCK A R H E T U 2045 KETTNER BOULEVI\.RD SUITE 100 SAN DIEGO ' CALIFORNIA 92101 CA ARCHITECTURAL LICENSE C 10560 N N I FON: 619 299 7070 FAx: 619 295 8768 [D•·oo~m"''«••• [D•w=••""'"'"""' 0'"'"'"'' 0••"'"""'"" [D .. """""m"'"' 0Mooooeo'< [Doo=M~o-oHco-.~0 0 "'""""""""'"w'"''w. 0""""'"""''"" i!S"'""'""" E3 ""'"""''"'"'"' '""' §!•""'"''"'"'~'-' §I :~:;,:;og: ......... , .•• ,._,.,,. E3 '"on'"'~'"'"" §!•""'"'"'" §!•""'"'" E3 "'''"""'""'"'"' §I ""on'""'""" E3•'""""'"'"""' """"""""'"'"" E3 ""-'""., S'"""'"'""m""""" §•=••"' El•"'""""""'"""'" E3••'"»'"W"'""~'"""'" E3'"''''""'"rr"''"'" ,,. ...... .. ""'"-"""" lil•"'""'"' E3 ""''"'"""'rr" """"""''""'"" §I•·""'"'" E3 "'""'"'" B•·.,••"•""'"' '""'""''""'"'"" E3 ~·~'"'""' B•=•""'''"~""'' Ei'""""'"''"'"~" "'"""""'"'"'"""'""'~··"=""· '",:;;::;:~.~;::;:::~:::c.::~~;;;;;;;::~ • At.). >'<000 N<O M~T;.C OCCM~~n TO 6~ PAINTCO. 2 p-------q I I I P"--------01 I I I 3 7 OF 17 ,----------8-l_U_E_S_A_G_E_A_T_T_H_E_P_R_E_S_E_R_V_E---------,-~ ~S:--:T~A~R:--:C~K------------------------------CA_A_R_C-HI-TE_C_T-UR_A_L_L_IC-EN_S_E_C_I_05_6_o-ri-----------'-- FIRST FLOOR PLAN-B A R H E C T 2045 KETTNER BOULEVARD SUITE 100 SAN DIEGO CORNERSTONE COMMUNITIES CALIFORNIA 92101 N I FNI: 619 299 7070 FAX: 619 295 8768 3116"''1'-0" 3 I BLUESAGE AT THE PRESERVE I s T A R c K 8 OF 17 ~045 R KETTNE; Bo~LEVAR~ ~U>TE c 100 T ~AN DIEGO I LA ARCHil CCI URAL LICENSE C 10560 SECOND FLOOR PLAN-B CORNERSTONE COMMUNITIES ' Cll.LIFORNIA 92101 N N FoN: 619 299 7070 FAx: 619 295 8768 3116"=1'-0" ..._ -1 R3 l ..._ i I _'1l ______ l L __ _, __ ,---------------------------------------,-~~~-----------------------------------------------------,------------~90F17 BLUESAGE AT THE PRESERVE s T A R c K CA ARCHITECTURAL LICENSE c 10560 I A R H E C T U 2045 KETTNER BOULEVARD SUITE 100 SAN DIEGO CORNERSTONE COMMUNillES ' CALIFORNIA 92101 A N N ROOF PLAN -B FoN: 619 299 7070 FAX: 619 295 8768 3{16"=1'-0" FRONT ELEVATION-B TUSCAN 0•••~~nMooo• 0 M=~wm<ooo•. 0"""""<' 0""'"='" 0 ""'"""" -~ 0"=·=··" 0•«•••"""''"'"~' 0"'""'""""'"'"""""· i'l"'''""~"'"' B """""'",. El '"'''"'""~'"~""'"'" El """"'"'"'~--B :~:;~c;-g." "''""" '"'"o"" El """""®"" ,,,, El '"'""'"'" E3 '"'"'""= EJ-'•="'"'""'""" '"'""'"""""'' E3n""""""'"" E!Jo.oo"'wo"""'~ El"'"'''"""' El·-"'"'="''~" El~=--" 8«=--'"'"'"""''""· E3 '"""""'""V-'"""M El·-·"-"""'"""''" El~--.. =· El """''"''"" EJ ...... ,.. EJo"'"""''"m" EJo.=·--···~·"" § ........ .. §]"""'<'"''" 8·--·=····"" El·--~···"'"""''' ,.,,., .... ,,~ ,"""''""'"""~"'"" '"""~"'"'"'""~' E3"'""'"'"'"~'"-"'"'""""'"'' E9 ~~:~[~~~~~~~1fiJt?1• • AC~ 1'<000 ANt> H<f"L. .L.E"1E~T~ roSE ~ ... INT~!>. 10 OF 17 ,---------------=B~l~U~E~S~A~G~E~A=T~T~H=E~P==R=E~S~E=R~V=E~-------------,~~s~T~A-R~C~K-------------------------------------------------------CA--AR-C-HI-TE-C-TU_R_A_L_LI_CE-N-SE_C __ I05_o_o-rl----------------~~ ELEVATIONS-B CORNERSTONE COMMUNITIES A R 2045 KETTNER BOULEVARD SUITE T 100 SAN DIEGO ' CALIFORNIA 92101 A FoN: N N I 619 299 7070 G FAX: 619 295 8768 3116"=1'-0" REAR ELEVATION-ENHANCED (NO DECK) RIGHT SIDE ELEVATION-ENHANCED REAR ELEVATION-ENHANCED WITH DECK TUSCAN BLUESAGE AT THE PRESERVE STARCK CORNERSTONE COMMUNITIES A R H I E C T 20L5 KETTNER BOULEVARD SUITE 100 SAN DIEGO CALIFORNIA 92101 CA ARCHITECTURAL LICENSE C 10560 ' N N FoN: 619 299 7070 FAx: 619 295 8768 [']••'"'"""""'"' [']•"'=""""''"""' [']•""'"''"' 0"~"'""" lil"'""'"'~"""" OJoooow""' ['] ·~~"'~"""'""'''" lil"""'""'"'"""'""'""' i1l"""'"""""'"" E'l ""'"'"'~' OJ""""'"''""'""'"'""" E'l '""'~"""'""'~'"' OJ :::;;;:;g,• """"""""""""'"" 8•""'""'"'""'"" """""'"'" 03 ""~"'''" CJ.eomo""""'""'=" """"'""""'"""· E'l•""'"""""""'"' §I"""'"'~"'"'"'' "'"""""'"'"" El "'"""'"'~'"'""'" EJ······" "'"""""'""""""'""~ El ""''"'""""'"""''""'"' ""'""'"""'"TI'"""'" El """'""""' '""""""""" "'"""'"" El"""""'~m'" EJ•••"""m'"" §!""""'"'" §loco"'"'"'" B•'""""""'''"" ~· .. ~··""""'"'"" 8•"'""""'"'"" El ....... --·~~'"" §I•"""""'"""''"""" El '""'"""""""'" •-"'""'"' """'""" '" ~~:~!@~l{l~fg~~~:][iJ:'P· • ~cc "aoo ""o "'"'"" """"""'" ~o ~e ~"',..,-""'· I BLUESAGE AT THE PRESERVE I s T A R c K 12 OF 17 A R H I T c T u R E I 2045 KETTNER BOULEVARD SUITE 100 SAN DIEGO LA ARCHIII::C I URAL LICENSE C 10560 CORNERSTONE COMMUNITIES CALIFORNIA 92101 A N N I FoN: 619 299 7070 FAX: 619 295 8768 FIRST FLOOR PLAN-C 3/16"=1'-0" 2 BLUESAGE AT THE PRESERVE STARCK 2045 KETTNER 80ULEVA.RD CORNERSTONE COMMUNITIES A R SUITE T 100 u SAN DIEGO ' CALIFORNIA 92101 ' FON: CA ARCHITECTURAL UCENSE C 10560 N N I 619 299 7070 FAX: 619 295 8768 f•~:" ' I ' BLUESAGE AT THE PRESERVE CORNERSTONE COMMUNITIES I; I -------f---------~ ii ii I, T II :: ""'"f s~oPe 4,1:2 u.N.O II 1 I R2 i'"~1i=if R1 --) I r------ 1 !I ii I II ~ I! L~~~~~~~r--==_.,, :: ~ --) R3 /~-------t-----~/~ 2 STARCK A R C H E C T 20L.5 KETTNER 80ULEVli.RD SUITE 100 SAN DIEGO 1 ' CALIFORNIA ~ 3 92101 CA ARCHITECTURAL LICENSE C 10560 A N N I FeN: 619 299 7070 FAX: 619 295 8768 LEFT SIDE ELEVATION RIGHT SIDE ELEVATION BLUESAGE AT THE PRESERVE CORNERSTONE COMMUNITIES 5/19/16 2015033P44.DWG FRONT ELEVATION-C CRAFTSMAN STARCK A R C H E T U 2045 KETTNER BOULEVARD SUITE 100 SAN DIEGO + CALIFORNIA 92101 CA ARCHITECTURAL LICENSE C 10560 N N I fDN: 619 299 7070 fAX; 619 295 8768 1YPICAL BUILDING KEYNOTES Ill '«••••"'"""""" Ill""'="'"'""""""'· CJ•"m"""" 0~--··~., W'"'""""~'"""" s~·····"' Ill"="""'"""""'' Iii•"''"""""'""''"'"" W"'""""""'='· B•=•--=•• El'""'"'''"'""""~"'"" g .............. ~,-- E;] :~;:;';';;~' "'"""'" ,.,,, '~'"'"' El '""'""""""'"" El """"'"'~· El .... ,. ••• EJ"'"""""~'"'oo" El '"'""'u"'""" "'''"'"""""""'"' '"" .. """""'"""' El"'"''-"'"' El''"""'"m'"'""~ El•••••"' E3 P~COJ<~Tt<I~~LJ.<>TEI<IOO!<l>"- §•""''"'~"''"'~'''" '"'""'"-""'n""'"'"' El'""""=' '"""'"'""'''" El•""'""' Ejo"o"m'"m'" El'"""'"'""'"'' "'"""'"''" """"'"'"'" EJ••oooo'""""'""' ""'""'""""'"'"' "'""""~"'' >l 00000"""''~~"'~ ""''"~'"~'"'"~' ""''"'"'"""""'"''"""'"'"~"'~"' " ~~~~1~ii£~[~~~~~'"i~'P· "Ai.l..>'!OOO;..H<>""T~~e<.!'MOHT5TO~~PNNTEO REAR ELEVATION- RIGHT SIDE ELEVATION-ENHANCED CRAFTSMAN BLUESAGE AT THE PRESERVE STARCK CORNERSTONE COMMUNITIES A R H E T 2045 KETTNER BOULEVARD SUITE 100 SAN DIEGO + CALIFORNIA 92101 JI:J3 CA ARCHITECTURAL LICENSE C 10560 N N ' FON: 619 299 7070 FAx: 619 295 8768 TYPICAL BUILDING KEYNOTES [!]•'••••"""'-'"w 0""wo«m=••oc. 0-~·~""'' 0·•-«•""' [;] '<-'OOOM"o"'"" 0 ~ooooeo<c El'""'"""'""""'' El"'""'"'"'""''"~"-0"'""'"'""'" '""'"'"'"'" El ""''"'"'"'""" ""' '"""'""'""""'~"' El :~;:;:;og~-"'""'''"''''"'''"' El "''"'"""'"~" El-~"""'"'" E3 """"" El >OWO"'"'"'OWooo '""""'"""'""''" El •. ,.,,._,.,.,. .. ,,. "'"''""'""'""~ lil"'"'''"'~B'"""'"'m"'"""" § "'""'"' I'JoowoMwoec"''"'"'" El•""'""'"''""'"""""' El"'"""'""'m'"""~ El'"'"'"""" El'""""'""'" I!J .. ,., .... '"'"'"'"'"""IT<" El '"""""'""'"'' El'"'""""" I!Jow.o""'" El ... ~ .. -~'""' §J•o•=•'""""""' '""'"'""""' § ""'"'"'"'~"'~""' '"""""'"'"m""'" I'Jo•"'-'"""'-'"""'"'""=""' E3 ~~~f~~~ifl~~f~~rl~[f"li!,P· • ;.u. """'" ,...., "'ar"o. "'"""•~r~ ~o s~ ~,..,,..,.., BLUESAGE AT THE PRESERVE CORNERSTONE COMMUNllES CORNERSTONE (2015033): BLUESAGE AT THE PRESERVE i.IARRON Ra40 BLDG NUMBER I ELEVATION STYLE I COLOR SCHEME I ENHANCEMENTS ISSUE DATE: 07125116 -BLUESAGE REAR ENHANCED ELEVATION IIIID BLUESAGE SIDE ENHANCED ELEVATION ...... El£Vj<l1()H ~-·~ D --~ FAOHT El£VAlKlH • • COlON IICH<ME1 COlOR ICHEMf2 • COlOR ..,. .... • D COlOA !Ctft:l.l::-4 COLON ..,......, 0 OOU)A ec:Hf.MI!I o ~1 0 COlOR """ ..... • COlOR ICUf.Mf:' A=SPANISH B =TUSCAN C = CRAFTSMAN r·~~~~~---@51 ! c i :~···············~?.; LOT ......... ~ © 1 ncvATlON L__ T'YPI' 17 OF 17 S T A R C ~ CA AQCH,~ECH.JM_ .._,(;;1\,S~ C IU:,60 BLDG.NUMBER/ELEVATIONSTYLE/ A R C It I r C U ~ £ • p L A "-"' "' G COLORSCH~i.'TE~ENTS 2().1.~ ~El'M:R Bou...fv&RO SU l E 100 SA'< ~IE50 (.1~1t-f.M'Iol-l ioiZK) f~»t. b 9 Z,9'J 1070 F u blt:.l 29~ 81b8 N.T.S ACACIA AT THE PRESERVE VILLAGE 4A2 CORNERSTONE COMMUNITIES CARLSBAD,CA PROJECT TEAM o....,.eR CORN~RBTONECOMMUNITI~~ ~~GSE>t>O\.II~o0r.,$"ll>600 ~:..::~J.:-:R:;~ (!l!;ljj<IG!I-9100•120 BII'IU J~o~..,n@oo""',."'""O<>nlmon~""' .. "' AAC!li'IECT ST~~CKARCfliTECTURE •PLANNING 211-15~11oor~l,o.StJio100 S•oOoogo,CAP21~1 Co...,otO.nt.I"'IOn,Sotllam"''""'""""~~hoh 1619\2W.707tiX1!M(O.nl>tsateanrom) omojOo"li'"''"""'peom.l>Ohi0!1l(l!ol>rok<poorn !.ANbllCMEAIIC111TEC'I'll• ;:-"~~~~!ArtS, INC ~:~:g:.;,~.~~ (61~) 11!1-!i!lllO•IO~O!Ioo (~1~i81J.Ol!'I!;CEU. ~M~•l:j<>hnQI>oll':lrOoo .. o.oom VICINITY MAP PROJECT DATA AGQUSTiCAlREQIJIREME~TS VICINITY MAP ""'"' SCN£ 11{()fr1AS BROTHfRS ffi 1107. GRID A-2 """""""' SITE PLAN AREA ANALYSIS SHEET INDEX .-----------------------------------------,-------------------------------------------------------------~------------~1 OF10 CA ARCHITECTURAL LICENSE C 10560 C I CTURE + PANNING RVE TITLE SHEET KETTNER BOULEVARD SUITE 100 SAN DIEGO CALIFORNIA 92101 FoN: 619 299 7070 FAX: 619 295 8768 ISSUE DATE: 8/22/16 ,'f f!] I' . ~I OPTDECK II b !' 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B "'"'"'"'""'"'"' I'J eooo "''' """""'" E'J eooo-.mo CA ARCHITECTURAL LICENSE C 10560 N N I G 619 299 7070 FAX: 619 295 8768 l'l NOOO '"" '"""' l'l ""'0"'''"' §] e<O<O<OOO< B ""'~"~ '"''' OOO< §I "'""""""ooo< §I ""''"~"""'"'"'"'"oo< l'l """'"'''' B"""'''""' B <'<OOO'OOOO'OO"'"'"''''"' B "''""""""'""'"" l'l'"'"'""""" §I """"""'0'"' STARCK CORNERSTONE (2015013): ACACIA AT THE PRESERVE BLDG NUMBER I ELEVATION STYLE I COLOR SCHEME I ENHANCEMENTS ISSUE DATE: 07/25116 • CX>lOA • 00.011 D CXLOA IOE ... I ..,......, ..,......, -ACACIA REAR ENHANCED ELEVATION 1IIID ACACIA SIDE ENHANCED ELEVATION REAM ELEVA 1lON • CX>lOA 0 COIOII 0 <X>C>l """""'' ICHfMf6 SCI<fMI!I •=3 0 COlOR • COlOR ICHIOolE6 OOIEUI!I lHTSO:::nEVi'.liON 0 --·- FROHTElEVATlOtl A=SPANISH B =TUSCAN C = CRAFTSMAN r·~~~--~ .. @5 ! B :. ............ ~~~- lDT -----, NI..IAUER I ® L_~04 CA ARCHI-ECT~Al LICENSE C 10560 AR C HI ~fClURf PLA"'I ... "< ZOl.S KE.TTNf;N BotliVARO Sum. ~00 Su. DIEGO CA.:fORNI.t. 9210 FCH: 619 299 7070 FAX 619 295 8768 LANDSCAPE ARCHITECTURAL CONCEPT PLANS FOR QUARRY CREEK PLANNING CARLSBAD Statement of Plan Preparer: "Ism fsmfllsrwllh thtl1'tJQU/18mfH1ts forl8ndscsp88fld ltrfgSUon p/BIIBoonlllfnfld In lh9 Cllyof CStfsbsd's WStw EJIIclsnt l...8ndtlcspiJ Rflguletloils. I UJJd6fBfsrld that CMSI!uctlon dtriWingS 818 to b8 pmpt;mJd In compl1snce wllh lhoss ffiiJUistlorJ6 snd lh8 Lsndscspo Msnu8/. I osrtJiy 111111 th6 p/8111 wlllbtlptri(Mll8d/mplfNrltlnfJtJthDstJITJgU/BflonBtoprovldeflfflclsniUIJSofit8ir." ~ AuguBt 16,2016 .M!int~P1fiUJIInt -HowantAMocltlles, Inc. Key Map Not To Scale CA. ' Vicinity Map Not To Scale ) AREA 4A Sheet Index SHEET SHEET TITLE 1 Title Sheet 2-4 Landscape Concept Plan 5-7 Plan Enlargements 08 Plant Legend 09 Hydrazone Diagram 10 Water Conservation Plan 11 Maintenance Responsibility PlansPreraredfur Presidio Cornerstone QC, LLC 4365 Executive Dr., Suite 600 San Diego, CA 92101 (858) 458.9700 X 120 Landsc:apeArchilec~ Howard Associates, Inc. 2442 Second Avenue San Diego, CA 92101 julie@howardassoc.com (619) 358.9483 North r:..r--:0 Scale 1"=60' II I 00 ~ N "' rn~ ~o ~ ~ ~ ~~ ~~ E-< -~ ~ ..<:1£ <t:" ... - t--1 (lj ~ v1i u 0 ~ '" " "' ~ 0 l:: r/)"d rn ; I -< '2 M ~ ~ I~ m Q) := .<:: "' til Q) ~ ~ ..: .,. "' i" ..: ~ g> '§ ~ "' a: ~ -" Q) 5 E' "' c3 DATE: Oi/21/20 6 DRAY'lN3"'= J~/HH .)03 N.JV3ER• 508€> ?~=C.T 15-0" "'JO 15-lb ~I50N5: 0 OF II SHEETS Entry walls with signage see sht 7 for conceptual R.O. W/Propery Boundary. __ ______., Light pole (TYP.) Emergency Access Easement Decorative Pavement Greenbelt pathway with pedestrian arbors "' 1--0 _, ~ l.LJ a 2 ~ ~ Light pole (TYP.) See SheetS for plan enlargement Emergency Access Easement Parkway planting per Quarry Creek 'HOA Common Area Plans 'DWG# 484-SN '\ ' '\ ' planti(lj:;,per Quarry Creek Slope L'a_nd§Jcape Plans DWG# 484-5M, \ See Sheet 8 '\ '\ for Plant Legend, "-, • North Fencing Legend and f"' Conceptual Details '\~0• Scale 1"=30' Q (/) ~ ~ u " ~~~ -< >-< ~ ~ () ~ ;:> 0 ~ 0 (/)~ (/); :r:: ~- ~ ~ ~ c "' O::c -lll 8~ §B ()~ ~e "'"-~-~ eLL "' ..J <( ..,. "' i" <( ~ g> .§ ~ "' ~ a: j "' OJ i" () ~ "' a OATE• 01/21/.:201fl DRAI"'N Etf, ..JII'.IHIHH JOS NJMaER= 150fr6 O)'olcSII,GT 15-0<f F'UD 15-lf.J 0 OF II SHEETS Light pole (TYP.) Property Line (TYP.) R.O.W. Block wall at street (to match Master Plan) Emergency Access Easement Parkway planting per Quarry Creek HOA Common Area Plans DWG#484-5N Slope planting per Quarry Creek HOA Slope Landscape Plans DWG#484-5M See Sheet 8 " ~ r"\ ifJ ~ "1-1 ~ ~ ~~~ ......,-4 .... -~"'""'"'~ () "d rs o ~~ ifJ "'"' 0 ifJ ~ ::c-<- ~ !rl g " ~ D.." -.!ll :rr-o.. "" §2 ~M c.E' rJO.. "'Q) -.:::;~.!:::; ooU.. ~ <( ..,. "' l!! <( ~ g> '§ c "' s a: j "" Q) 1! u ~ iii ::> 0 !:lATE• 01/.:21/.:20lb oRAI"'N B'T', J~/HH JOB NJM6E!t, 150e6 D~·GT 15-~ RID 15-l& ~15101>1.5, for Plant Legend, Fencing Legend and Conceptual Details • North I 0 90' 3 t-U----1 Scale 1"=30' QF II SHEETS ROW planted per Quany Creek HOA Common Area Landscape Plans DWG #484-5N 5' combination block wall (per Master Plan)ltubular steel fence overlooking open space Landscape Buffer Line Decorative Pavement 5' vinyl side/rear yard fence (typical) Light pole (TYP.) 5' combination block wall match master plan)/ itlu1ar steel fence ra~J;R6c. Lot '(ec.r.;enrer Plans Parkway planting per Quany Creek HOA Common Area Plans DWG#484-5N Slope planting per Quany Creek HOA Slope Landscape Plans DWG#484-5M See Sheet8 • North for Plant Legend, Fencing Legend and Conceptual Details t1.]-i' Scale 1",30' Q (/) .2 ~<J v ~~~ <e: ~ ~ ~ () ~ ;::;> 0 ~ 0 (/)~ (/); ::c ~- c .!!! (LC -.!!! ISIL ~ (,.) c c c 0 f= 0:;::::; tu 0 ~ ~ ~£ ~-~ cu.. "' ..J <( ... "' ~ <( ~ w g> ~ .E ~ c E ~ "' 8 0:: ~ ~ "' "' J ~ () ~ "' ::> 0 ! DATE• 01/21/20lb OAAWN BY, J~I-I/HH ..JOB N.JMBER., l50e6 Dl't!>II"::.T 15-0<f RJD 15-lb REVI!OolaN=, 0 OF II SHEETS ,142 ") \ ~~ t143 ~ '-··-i~jt5, li!P~ '',"'-, Covered seating area CMU block wall per master plan j;,"' 147 "_5-7- 9 Vinyl Fencing North t1..]"-1' s~ale 1"= 10' ~ <lJ ~Q U)~o ri:l () ~ ~f-.·;~ ..c:'"--<<J <e: .. -t--4 (lj ~ U"il ~ ~~ 0 ~~ U) "'w Qrn] -<-::c :;; "' ~ I? .§ "' a: "" 5 f; "' a 10 ., E ., le' .l!! c: UJ "' ~ <( c: 0 ~ ~ ., 0:: 01/21/2016 ORAI'\N Sl"• ~HIHH JOa ~MEIER• 150e6 OWc!oli,GT 15-0<1 PUO 15-IEI 0 OF I! SHEETS PROJECT NAME Quarry Creek Planning Area 4A SHEET TITLE Recreation Area Enlargement HOWARJ5 2681 ASSOCIATES Cornerstone Communities landscape architecture 2442 Second Avenue San Diego, CA 92101 (619)718-9660 8 8 ..... m ~ it m (fl -; -; m m z z -; -; ~ ;a -( ~ ~ )> )> r r r r )> )> z e \J (fl (fl q; q; z z (\ (\ () () z z (\ (\ m m -n -n -; -; c c )> )> r r \J \J m m -; -; 1': 1': r r Q 0 ll -. 0 ~ l' ~ I ~ ~ m 9 ~ ffl 2 ;:; ~ ~ ~ ~ ul 0 ~ ~ , ~ I ~ PROJECT NAME Quarry Creek Planning Area 4A Cornerstone Communi~es SHEET TITLE Recreation Area Enlargement HOWARI5 2681 ASSOCIATES landscape architecture 2442 Second Avenue San Diego, CA 92101 (619)718-9660 ~ . 10 ~ (0 TRELLIS STRUCTURE Block wall*, color and finish consistent with approved Master plan @ COMBO VIEY'I FENCE 0 Y'IALL AND PILASTER Stone veneer pilaster at property comers ~PVC Rails and Fencing Boards ~] 11111111111111 ~:~-- 0 VINYL FENCIN6 Slope Planting Notes Preliminary 1-'lant Legend SlopBs t1:1 or .tsBper mquftfng BIDBion oontm1 tnfNitiUIU 81 specll/8dhtlmlntJh81/btJITBBisdwithontJormoMofthfl ---8. SlsndrmJ 1-Rslnf'rxr:Bdsltawmatling Cover crop shaD be IJ BS6d miX t}plcs/¥ mads up of qUick gflf/1liiWtlngsndf88lr:oVfldng{/1'8118a,do~sndliY ~ Submltfh6speclflc896dmlxfOrC/ly1JpptOvsl prlortosppl/cstlon. 17Jec:mo&rcmpllhsHbespp/18dsts rstssndmsntlfll'~toptDV/deBtmCIO\'MiJ1Swlfh/n lhhty(30)..,.. 1)ipltofrelnfrxr:sdstmwmst!lng BhBH bsiiiJ spp!t'JY8d by thBC/fyiHidslsklldtothflatopsal'tiCOitTITitJtbylhtJ """'"'""""· Rs/nfDrr:tJdstr.awmstllngllhBBbe18ql.l!rsd'NhenpltJnflng OCCUISbBiw88nAugust 15BJidAptf/15. TlleCOYBI'tmp BIJd/or rsinlorc:sd 8tlaW mst an bs UIJtld the rems/nderat tho year. b. stsnd8rr1 #2-Gtound Cowr 07s hllntl18d (10Dfl!) aflhe 811¥1' ShaH be plsntsdwllhs gmund aMII" known to have exr:s11ent soD binding ~{planiBdframsmln/mumtJ/zeoflfatfed mstsrlslsndtJpBCSdtoptr1VIdtJfuR~wffhlnOflliJ -~-c. stsndtn'ri#3-L.owsflrubs LrJwfJpnJBdlngKOOO)i"Shrubs{plsntodfromsmJnlmumol 2-3/41nchflntlnJ)ahlllloovsrllmlnlmumoiMV61'11yf70'J'J oftM6/optlfBQt(stmtlturetllze). d. Sblndstri#4-T18f1Btmdlor/slges!Jrubs Tmasstld<briBf11BIWubs8htl/lbsp/snt6d{frtlmtl minimum Df 1 gs/lon conlalnenJ) at s 111BXimcm11flt8 of 0119 (1)perNohurHinld(200)11qUM18fHt Slopes -8:1 or atsspsr Slid: II. 3'or/8111i/nVflrllcsJI16/ghtBndlllfl8dj8Ct1nttopubllc ltRikBOI'~frKiulrslltmln/mumStsndsrd#f. b. 3'/DB'InnrllcslhBJghttrlqlJ/r8standsrds#1{BI'Oillon control msttJng Bh8/l be IMtsii«J In D&u of s cowrcmp), #2snd#3. a. lnBXC811So/8'/nVfHficsfh6/ghtrsqulmstsndsn!s#1 (err:.lon ct:Jnfrol mtlll/nfl shaiJ bB lnBtslltJd In Heuofcowr crop). #2, #3811d#4. At8BB (lf8diJd ffllttBr thlln 6:1l'flql.l/r9 SlandstrJ #1 (cowr crop)wfi!J itlmpolalyllr/g8IJOnMJcmth6yh8V901J6 Ol'rnot9 afthefollowfngcondltlons: II. Shefll tpdsd pads not sc/lfKiullld for /mptDv8mtmt8 within B I7IOI1Ih8 of compl8t/On Df rough (/19dtng. b. Apotsnt/B/tJI'OS/onproblemssldentifl6dbylh6City. c. ldBntJflsdbyfhsC/lyiJIIh/ghfyvlslblslllrNIIItothe publlc0f'IUJV91{16C181oonclltion81h8t!t8MI'ntlnlmtiJd18t'9 - FIRE PROTECTION PLAN NOTE, There are no Fire Protecuon Lones on m1s s11e. IRRI6ATION NOTES, 1. All planting area shall have at least a 2% positive grade change to a flow for drainage away from structures. 2. Low volume or subsurface irrigation shalf be used to Irrigate vegetation within 24~ of impenneable surface unless the adjacent impermeable surfaces are designed and constn;cted to cause water to drain entirely into a landscape area. rotors and/or spray type sprinklers may not be used adjacent to hardscape that drains to the street. 3. A separate water service for landscaping shall be provided. GENERAL NOTES: -50% of shrubs planted will be at feast 5 gal. in size. (Except on Slopes 3:1 or steeper -Retaining waifs to have Rosmarinus spp. planted to grow over the top to soften/screen them. ® 0 ~ 0 0 0 0 0 -*WALLS TO BE SPLIT FACE BLOCK UNLESS MASTER PLAN IS APPROVED-THEN ALL WALLS TO BE SLUMP BLOCK Botan1caiName Common Name Entry Theme Tree-48" box minimum si<:e Ficusrubignoss •ouercusagrifolia Rust Fig Tree Coast Live Oak Flowering/Foliage Accent Tree-24" box minimum size Koelreuteriapanlculata Platanus'Aiamo' GoldenrainTree Mexican Sycamore Broad-headed Open Space Trees-24" box m1nimum si:ze 'Cinnamomum camphora Camphor Tree 'Tabebuiaipe PinkTrunpetTree ·auercusagrifolia CoastliveOak 'Tipuanatipu TipuTree Evergreen Street Trees-24" box minimum si<:e "Arbutus'Marina' •auercusilex No Common Name Holly Oak VerUcal Massing Trees-24" box minimum size Pinuscanariensls Podocarpusgrac111or Tristan1aconferta Canary Island Pine Fern Pine Brisbane Box Small Flowenng Accent Trees-24" box minimum size •cerclsoccidentalis "Lagerstroemiaindica WestemRedbud Crape Myrtle Small Evergreen Trees-24" box minimum s1ze Laurusnobilrs GrecianLaurel 'Rhaphiolep1s 'MajesUc Beauty' Standard Majestic Beauty 'Pittosporumundulatum V1ctoriaBox Small Evergreen Building Accents -5 gallon minimum size Podocarpus'Maki' ShrubbyPodocarpus Large Accent Shrubs -5 gallon minimum size 'Agaveattenuata FoxgloveAgave "Aiyogynehuegelil BlueHibiscus Bauhin1apunctata RedOrchidBush Beschomeria 'F. Glow' False Red Yucca 'Callistemonspp Bottlebrush Chondropetalum tectorum Cape Rush 'Feljoasellowlana P1neappleGuava 'ittosporum 'Sliver Sheen' No Common Name 'RhaphiolepiSindica lnd1aHawthom "Rosa'lceberg' lcebergRose 'Phormiumtenax New Zealand Flax Yellow Bells ~OORW~A~- ·: ~-~[-iiFJ __1C]I 0 ACCENT Y'IALL 0 CONRETE BENCH, Quan~ty/Spacing WUCOLS M M M M M M M M M M M ~ Foundation Shrubs-5 gallon minimum sl:ze. 36"-48" Spacing Myrtus Comm. Camp. Myrtle Rhaphiolepisindica Euryopsviridis Abeliagrandiflora Salv1a'WinnlfredGilman' Bougainvillea'Rosenka' Lantanaspp. Buxusj.m.'GreenBeauty' Dietesbicolor Prunus'Bright'nTight' Strelitzlajuncea Cistuspurpurea Indian Hawthorn Gold Shrub Daisy GlossyAbel1a Sage Bougainvillea Boxwood Fortnight lily Dwarf Carolina Cherry Bird of Paradise Rock rose Small Accent Shrubs -1 gallon minimum size-12"-18" Spacing Loropetalumspp. FringeFiower Nephrolepis cordifo~a Sword Fern Lirlopemuscari Lilyturf Cliv1aminiata Kaffirlily Philodendron'Xanadu' Asparagus'Meyef Hemerocalllsspp. Agapantilusorientalrs Agave'Vlo!orlaReglnae' Feliclaamelloldes Kalanchoethyrslfoha Hardenbergla'Meema' Dlanellatasmanlca Philodendron Asparagus Fern Day my LilyoftheNile Agave Blue Daisy Paddle Plan! Purple Vine Lilac Tasman F!axlily Groundcover-Minimum Si:ze Flats-Spaced 18" O.C. Lantanamontevidensis Lantana TrachelospennumJasminoides Jasmine Rosa'FiowerCarpet' Rose Rosmarinusspp. Myoporum'PutahCreek' Pyracanthaspp. Carissa'GreenCarpel' Baccharis'Centennial' Grev1llealanigera'Prostrata' Rosemary Creep1ngMyoporum Firethorn Natal Plum Coyote Brush ProstrateGrevlllea r~·: ·_. .·~· ~ .:;j Tu~arthon Fescue roo Sod Vines-5 gallon minimum size-Spaced 10' O.C. Jasminumspp. Distictusspp. Hardenbergiav1olacea Jasmine Red Trumpet Vine Purple Vine Lilac Svmbol Description ---5' Min Block Walt ----Combination Block Wall'fTubular Steel Fence ---o-5' Vinyl Fence ·····-42"wallorfence -*Walls to be split face block unless master plan change is approved-then all waifs to be slump block to match Master Plan. ~ " ~QU)~o " ~ ~ ~~ 0::: E-< .:: ~ .q>E- <t:" <r:: ~-~ ro~ U v<J ~ ~0 0 ~{ U) "'"' Om~ ::c~ "0 j w c ~ Q) 0 " "' Q) - 8 -'"'"' -.il ~ c a. "' " 0: g 0 () <( ..,. "' i" <( ~ ~ I? "§ ~ E irl "' 8 0: ~ ~ -"' ~ " 5 ~ ~ !!l 0 01/.:21/.:2016 JI-'\HIHH .JOB N.JMBEt, 1soee. DVI6••C..T 15-0<1 FUD 15-16 0 OF II SHEETS WATER CONSERVATION NOTES 1. ALL IRRIGATlON SHALL INCLUDE EFFECTlVE AND EFFICIENT WATERING METHODS UTlUZING HUNTER MP ROTATOR LOW-FlOW IRRIGATION HEADS & SUBSURFACE IRRIGATlON, 2. ALL IRRIGATTON CONTROLLERS SHALL HAVE AUTOMATlC RAIN SHUT-OFF SENSORS. 3. ALL PLANT MA 1ERIAL UTTLIZED IS CLASS/FlED AS 'LOW OR MODERATE WA 7ER USE' BY WUCOLS {WA T£R USE CLASS/RCA 110N OF LANDSCAPE SPECIES). 4. AU PLANTlNG AREAS SHALL RECEIVE REGULAR MAINTENANCE AND MANAGEMENT DESIGNED TO MAXIMIZE HEAL THY GROWTH 5. ALL PLANTlNG AREAS SHAlL RECEIVE COMPLETe AND APPROPRIA TC SOIL PREPARA TlON. 6. THE ETWU FOR THE SITE DOES NOT EXCEED THE MAWA I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGA TlON PLANS CONTAINED IN THE CITY OF CARLSBAD'S WATER EFRCIENT LANDSCAPE REGULATlONS. I UNDERSTAND THAT CONSTRUCTlON DRAWINGS ARE TO BE PREPARED IN COMPLIANCE 'MTH 7HOSE REGULA 710NS AND THE LANDSCAPE MANUAL. I CERT1FY THAT THE PLANS MLL BE PREPARED IMPLEMENnNG THOSE REGULA TJONS TO PROVIDE EfflCfENT USE OF WATER. ......... DATE ii'IATER CONSERVATION NOTES I. ALL IR!i:I6ATION SHALL INC.LUDE EFFECTIVE AND EFFICIENT ~ATERIN6 METHODS UTILIZING HUNTE!": MF ROTATOR LO~-FLO~ IRRIGATION HEADS. :2. ALL IRRI6ATION CONTROLLERS SHALL HAVE AUTOMATIC RAIN SHUT-OFF SENSORS. :1. ALL PLANT MATERIAL UTILIZED IS CLASSIFIED AS 'LO~ OR MODERATE WATER USE' SY V'UCOLS !WATER USE CLASSIFICATION OF LANDSCAPE SPECIES). $. ALL PLANTIN6 AREAS SHALL RECEIVE fi:E6ULAR MAINTENANCE AND MANP6EMENT DESI6NED TO MAXIMIZE HEALTHY 6ROY'ITH b. ALL PLANT!N6 AREAS SHALL REGE!VE COMPl-ETE AND APP~PRIATE SOIL PREPARATION. 1. LO~ VOLUME OR SUBSURFACE IRRIISATION SHALL BE USED TO IRRIGATE ANY VE6ETATION VllllHIN T~ENTY-FOUR INCHES OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO THE LANDSCAPED AREA. ROTORS AND/OR SPRAY TYPE SPRINKLERS MAY NOT SE USED ADJACENT TO HARDSGAPE THAT DRAINS INTO THE STREET. \• \'\ \', \', \' '\"\ M'rilfiWJMGWMI#IMIMII¥mt.i'4*M•m• Mh''!!'M"•!ii'3!1MM!!•L1§1iifi.ii¥iii§§• M'Ai!#!.B!.'"MNi¥'@'!'!!•ML!M¥iM'MMa••m•*"'*'MLW•A·61! nm• Evapottan$plrationRate Evepollan•plratlonRtlte EvapotransplralionR~te evapotranspiration Rate Total ETWU: 1 797 427 ~r·~"r··,~·· ~':!l:l:li;;;~·::~···'"'""'"'T:m BIB I I m~~·l !~;~~~~ .. ·-·~·~""' ! ~~~~!IIOOIEiiJilil:liul!lil:ii:il!i:iffiliiniiii!!II!J Total MAWA: 2,o9l,986 ln1gltionEmcieney ESTIMATED TOTAL WATER USE 11A.{TQil\H)'tllt>l:QneA"'af.1SI®e5" SLAlSF••I~l~od•~"!>f!A~)" Max;11W'tiApp5edGaAM~IYur,. l;t.)(0.62)(1>f~HA~'£ 3~7,601 ESTIMATED TOTAL WATER USE HA ~TQ!~I !o!t<I$.Q11e Alf~}2 Turf>< 6!.A.(Spe:c1~1 l.al>d$~1!!}&AI(I~l"' t,'.a.;lllW<IAPJ)lO!dG;I!!<)ti~IY•ar" ew(Q.I12Y.I>~1HAJil~ 227,907 ESTIMATED TOTAL WATER USE HA (Total tl)ldonOO!I A'l!~N Omornm!l~" av. (8P~~e<al Lund$~11fll' A"n) ~ Ml>rll\1trmA~piJWGallontl'ft'llf= !:!~(l:l.61)1P.F~HA.YIE U21,11l SlA (Spaoiallar.dttQpeAma)~ Mlll<•rmrmAWliotdGllllono'Yo:mr ~ !E!aj62~107~LA/<'(.3x Si.A) 2,1192,91!5 WATER CONSERVATION INFORMATION SYMSOC ~ ~ DESC.R!PTlON 1-!ydro:zone 1-Sio~eRotator-, wlt.h ~cycled water 1-!ydro:zone .2-Turl Tlri epra~ heode vtlth Ro!IG!JGied 1'1Gitel" 1-!ydro:zone 9-ornameni:.GII l.Gind&o:ap!ng ~tGI~!m 1111t.h ~Gied i"'c::ter PERCENTAGE OF TOTAL SITE USED FOR LANDSCAPING, 20% 180'&B rt.J-1 .. Scale 1"=60' North " .. rt);:l Q ~0 ~ 0~ voo f-< ~ ~ ~ '~~ .<::'"-<r::" « -.-~a$~ () "d ~oH rn "'m Om~ ::c-:r:: ~ a_ <= ~ ~ " i c " ~ 0 0 2 ~ ..: ... "' i" ..: ~ g> 'c <= irl "' a: ~ "' " i" 0 ~ " 0 01/:21/.:2016 JVIIH/HH JOB NJMBEFl.· 150e6 DYI6#oGT 15-0<t PUD 15-15 REVISIONS• 0 OF II SHEETS '', \,\ ,, \,\ ,, ,,, '\\ ,, I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGA 710N PLANS CONTAINED IN THE CITY OF CARLSBAD'S WATER EFRCIENT LANDSCAPE REGULA 710NS. I UNDERSTAND THAT CONSTRUC11DN DRA 'MNGS ARE TO BE PREPARED IN COMPLIANCE tMTH THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I CER11FY 7HAT THE PLANS Kt'LL BE PREPARED IMPLEMEN71NG THOSE REGULA 110NS TO PROVIDE EFFJaENT USE OF WATER. otmJIO JUi DAlE RECYCLED WATER USE AREAS ~ Ill Area of Rec.yc.led l't:ll:elr u~ u ru--~r Scale1",60' North <U ~ ~Q rJ) ~0 ,. ~ (.)~ <!)~ f-< ~ ~ ~ ·~~ .q£ ~(.) ~ H-~ CIJ~ u <U~ ~0~~ rJ) "'"' 0 rJ) ~ ::c~ c: -'1! D.. :Ji ~ :::J i:' 2 "' ffi ~ '" '0 ., u ~ Q) "' ..: ... "' 1' ..: g> ~ ·c lij ;;;: "" Q) 1' (_) ~ iii " 0 0'1/.::!i/.:2016 OAA~ e'!", JViHIHH JOe t.I.JM6ER., Jsoee. OYicSil,C.T 15--0<f F\10 15-16 ~~~ION=• 0 OF II 5HEE~ I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGA 710N PLANS CONTAINED IN THE CfTY OF CARLSBAD'S WA 7ER EFFICIENT lANDSCAPE REGULATIONS. I UNDERSTAND THAT CONSTRUCTION DRAWINGS ARE TO BE PREPARED IN COMPLIANCE WITH THOS£ REGULATIONS AND THE LANDSCAPE MANUAL I CERTIFY 7HAT THE PLANS WilL BE PREPARED IMPLEMEN71NG THOSE REGULA T10NS TO PROVIDE EfflCJENT US£ OF WA 1ER. ........... DATE \\ \\ I r~~r: ~ards to maintained b~ Individual home o~"',ers ,\, \' \ ', MAINTENANCE RESPONSIBILITY LEGEND 5YMBOL DE5C.RIPTION HOA Maintained-Reco~coled 11'\ater Scale1",60' • North " ~Q U) ~ ~ ~ ~~ ~f-.-~~ ..0~ <e::() ...,.....t .... -~ ........ '"~ () Vd ~ o.' p:-0 d U) ~ w 0 U) ;~ :r:~-~ c .!2 a. -~ :a -~ ~ &! g "' c ~ 'iii :;; ~ DATE, 01/2i/2016 ORAY\N BY, JV\H/HH ...JOB NJMBER· 15086 OKSII,GT 15-0<1 F'UD 15-10 ~~~IONS,