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2017-05-17; Planning Commission; ; CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: March 17, 2017 P.C. AGENDA OF: May 17, 2017 Project Planner: Shannon Werneke Project Engineer: Kyrenne Chua SUBJECT: CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES – Request for approval of a Tentative Tract Map, Planned Development Permit, Coastal Development Permit and Hillside Development Permit to allow for 1) the subdivision, grading and development of a 2.02-acre parcel currently developed with an existing single-family home into eight (8) single-family residential lots and two (2) common lots for the private drive aisle and detention basin; and 2) the construction of eight (8) single- family homes, on property located at 3794 Highland Drive within the Mello II Segment of the Local Coastal Program, and Local Facilities Management Zone 1. The project site is not located within the appealable area of the California Coastal Commission. The City Planner has determined that this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (In-fill Development Projects) of the state CEQA guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7242 APPROVING Tentative Tract Map CT 16-04, Planned Development Permit PUD 16-03, Coastal Development Permit CDP 16-21 and Hillside Development Permit HDP 16-01, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The 2.02-acre (gross) infill site, currently addressed as 3794 Highland Drive, is located on the east side of Highland Drive, between Tamarack Avenue and Magnolia Avenue. The site is presently developed with a single-family home, which is proposed to be demolished. Topographically, the site is located upon a moderately-inclined slope descending in a southeasterly direction from Highland Drive. The highest elevation of the property is at 172 feet above mean sea level (AMSL) in the area of the existing residence. The lowest elevation of the property is at the southeast corner of the property at 138 feet AMSL. A 15- foot-wide storm drain easement is located along the eastern property line, which is shared with Valley Middle School to the east. The site is extensively disturbed from previous agricultural and horse-grazing activities. Pursuant to the biological summary report (Rocks Biological Consulting, January, 2017), onsite vegetation consists of a mixture of disturbed (1.54 acres) and ornamental (0.21 acres) habitat. An existing six-foot-tall vinyl fence separates the subject property from an existing 20-unit residential condominium development (Highland Townhomes) along the north property line. To the south is an existing single- family residence. The applicant proposes to subdivide the 2.02-acre site into eight (8) single-family residential lots ranging in size from 7,648 to 9,860 square feet and two (2) common-interest lots for the private drive aisle and detention basin. Development of the site includes the construction of eight (8) detached, one and two- story single-family homes and three (3) attached accessory dwelling units. The living area (i.e., area 2 CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES May 17, 2017 Page 2 exclusive of the garage and workshop) of the homes ranges in size from 2,760 and 3,828 square feet. The attached accessory dwelling units, ranging in size from 637 to 639 square feet, are proposed to be integrated into the design of the homes proposed on Lots 2, 5 and 6. The accessory dwelling unit proposed on Lot 2 satisfies the inclusionary housing requirement for the proposed project. Please note that although the accessory dwelling units are identified on the proposed plans, a separate Minor Coastal Development Permit, subsequent to Planning Commission action, will be required to be administratively- approved for the accessory dwelling units. Table A below provides a detailed breakdown of the development proposed on each lot. TABLE A Lot # Lot Area Height Bedroom/ Bathrooms Living Area Garage + Storage/ Workshop Decks/ Porches Attached Accessory Dwelling Unit **Separate Minor CDP required 1 8,828 SF 28’-10” 4/4.5 3,801 SF Two-car garage + storage/workshop 1,044 SF 299 SF N/A 2 8,827 SF 28’-5” 4/3.5 3,070 SF Three-car garage + storage/workshop 2,147 SF 373 SF 637 SF *satisfies inclusionary housing req. 3 8,828 SF 18’-9” 3/2.5 2,760 SF Two-car garage + storage 551 SF 160 SF N/A 4 9,283 SF 17’-9” 3/2.5 2,760 SF Two-car garage + storage 551 SF 160 SF N/A 5 9,860 SF 29’ 4/3.5 3,095 SF Two-car garage + storage/workshop 2,065 SF 281 SF 639 SF 6 7,648 SF 29’-6” 4/3.5 2,990 SF Three-car garage + storage/workshop 2,140 SF 281 SF 638 SF 7 7,928 SF 29’-2” 4/4.5 3,828 SF Three-car garage + storage/workshop 1,044 SF 281 SF N/A 8 9,429 SF 28’-10” 4/4.5 3,801 SF Three-car garage + storage/workshop 1,044 SF 281 SF N/A Access to the development is proposed to be provided by a 24-foot-wide private drive aisle which is identified as Lot 10 on the tentative map. The drive aisle will be located within a 35-foot-wide general utility and access easement which includes a 5 ½ foot-wide pedestrian sidewalk on both sides of the drive aisle. The existing storm drain easement along the eastern boundary of the site is proposed to be reduced in width from 15 to five (5) feet. To address storm water requirements, a bio-filtration and detention basin, identified as Lot 9 on the tentative map, is proposed at the southeast corner of the site. Six (6) different floor plans and two (2) different elevation styles are proposed with design detailing and materials consistent with the Craftsman and Farmhouse architectural styles. The homes range in height from 17’-9” to 18’-9” for the single-story homes proposed on Lots 3 and 4 and 28’-5”to 29’- CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES May 17, 2017 Page 3 6” for the two-story homes. Each home includes a two or three-car garage and driveways with a minimum depth of 20 feet to accommodate guest parking. In addition, three (3) parallel guest parking stalls are proposed along the southern side of the private drive aisle. Table B below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE B Location General Plan Designation Zoning Current Land Use Site R-4 (Residential 0-4 du/ac) R-1-10,000 (One-Family Residential, 10,000 SF minimum lot size) Single-family home North R-4 P-C (Planned Community) 20-unit multi-family condominium development, 7.5 du/ac South R-4 R-1-10,000 Single-family home East P (Public) OS Valley Middle School West R-4 R-1-10,000 Single-family homes Table C below includes the project site’s gross and net acreage and the overall project density. TABLE C Gross Acres Net Acres Dwelling Units Proposed Project Density 2.02 acres 1.96 acres Eight (8) single-family homes 4 dwelling units/acre In order to create flat or split building pads on the moderately-sloped site, project grading consists of a total of 2,780 cubic yards of cut and 9,300 cubic yards of fill, resulting in a net import of 6,510 cubic yards. To accommodate the proposed cut and fill, retaining walls up to six (6) feet in height (42-inch maximum in front yard) are proposed around the perimeter of several of the lots. Stepped building pads are proposed for Lots 2, 5 and 6. In order to meet the City’s Inclusionary Housing requirements, the project applicant proposes to construct an attached accessory dwelling unit (ADU) on Lot 2. As discussed above, a Minor Coastal Development Permit is required for the ADU subsequent to discretionary approval. A Tentative Tract Map (CT) is required to subdivide the property into eight (8) residential lots and two (2) HOA-maintained lots. A Planned Development Permit (PUD) is required pursuant to Section 21.45.050 of the Carlsbad Municipal Code (CMC) which allows a PUD when the project site is contiguous to a higher intensity land use designation or zone, or an existing project of comparable or higher density. In addition, the PUD allows for the development of the private drive aisle and reduced lot sizes. A Coastal Development Permit (CDP), subject to the requirements of the Mello II Segment of the Local Coastal Program, is required because the project site is located within the Coastal Zone. A Hillside Development Permit is required as the property has a slope gradient of 15 percent or more and an elevation differential greater than 15 feet. CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES May 17, 2017 Page 4 III. ANALYSIS The project is subject to the following plans, ordinances and standards: A. Residential 0-4 du/ac (R-4) General Plan Land Use designation; B. One Family Residential Zone, 10,000 square foot minimum lot size (CMC Chapter 21.10) and Planned Development Regulations (CMC Chapter 21.45); C. Mello II Segment of the Local Coastal Program, and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203); D. Hillside Development Regulations (CMC Chapter 21.95) E. Inclusionary Housing (CMC Chapter 21.85); F. Subdivision Ordinance (CMC Title 20); and G. Growth Management Ordinance (CMC Chapter 21.90) and the Zone 1 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in the sections below. A. General Plan The General Plan Land Use designation for the property is Residential, 0-4 dwelling units per acre (R-4). The R-4 designation allows for residential development at a density range of 0-4 dwelling units per acre (du/ac) with a Growth Management Control Point (GMCP) of 3.2 du/ac. The project site has a net developable acreage of 1.96 acres. Table D below highlights the number of dwelling units allowed by the General Plan’s Growth Management Control Point (GMCP) and maximum density, as well as the number of proposed dwelling units and overall project density. TABLE D Gross Acres Net Acres DUs Allowed at GMCP Density (3.2 du/ac) DUs Allowed at Maximum Density (4 du/ac) DUs Allowed pursuant to General Plan Policy 2-P.16 in R-4 (25% increase or 5 du/ac) DUs Proposed/ Project Density 2.02 acres 1.96 acres 6.3 dwelling units 7.8 dwelling units 9.8 dwelling units Eight (8) single- family homes at a density of 4 du/ac The project’s proposed density, 4 dwelling units per acre, is at the top of the density range and therefore, also above the R-4 GMCP of 3.2 du/ac, which is utilized for the purposes of calculating the City’s compliance with Government Code Section 65863. At the GMCP, 6.3 dwelling units would be permitted on this 1.96-acre (net developable) property. Although the project exceeds the GMCP for the R-4 General Plan Land Use designation by 1.7 dwelling units, Policies 2-P.8 and 2-P.16 of the Land Use and Community Design Element allow the City to approve residential development at a density that exceeds the GMCP for the applicable density range, as well as a slightly higher yield than would be allowed at the maximum density, provided the proposed residential development complies with certain findings as discussed below. CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES May 17, 2017 Page 5 To exceed the GMCP density and withdraw the difference in dwelling units (i.e., 1.7 dwelling units or 2 units rounding up) from the City’s “Excess Dwelling Unit Bank” (EDUB), the project must comply with City Council Policy No. 43 (Proposition E “Excess Dwelling” Unit Bank), which sets the criteria for the allocation of excess dwelling units. City Council Policy 43 establishes a list of qualifying residential projects that are eligible for allocation of excess units, as long as the unit allocation does not exceed the Growth Management maximum dwelling unit cap of the applicable quadrant of the City. The EDUB currently has 408 excess dwelling units available for allocation. The northwest quadrant currently has a remaining capacity to accept 144 dwelling units. Furthermore, to exceed the GMCP density the project must be consistent with the following required General Plan findings: 1) that the project will provide sufficient additional public facilities for the density in excess of the control point to ensure that the adequacy of the City’s public facilities plans will not be adversely impacted; 2) that there have been sufficient developments approved in the quadrant at densities below the control point so that the approval will not result in exceeding the quadrant limit; and, 3) all necessary public facilities required by the City’s Growth Management Program will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with the adopted City standards. The proposed project is consistent with the above required findings in that there have been sufficient developments in the northwest quadrant that have developed at densities below the GMCP such that the allocation of 2 dwelling units would not result in exceeding the quadrant limit. In addition, the project is conditioned to pay the appropriate fees to comply with City’s Growth Management Program, and the City’s public facilities plans will not be adversely impacted as the allocation of 2 units has already been analyzed and anticipated within the northwest quadrant. Policy 2-P.16 of the Land Use and Community Design Element indicates that the allowed maximum density on properties with an R-4 designation can be increased by 25%, or up to 5 dwelling units per acre, when the project is consistent with the goals and policies of the General Plan, there is sufficient infrastructure to support the project, and the project qualifies for an allocation of “excess” dwelling units, pursuant to City Council Policy 43. As discussed in Table E below as well as in the attached resolution, the project is consistent with the General Plan and the findings can be made to support the slightly higher yield of eight (8) dwelling units. TABLE E – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use Policy 2-P.8 Do not permit residential development to exceed the applicable Growth Management Control Point (GMCP) density unless the project meets the following findings: • The project qualifies for an allocation of excess dwelling units; • There is adequate dwelling unit capacity in the quadrant and citywide; Eight (8) single-family dwelling units are proposed. The project’s density of 4.0 du/ac is within the density range of 0-4 du/ac, but exceeds the maximum development yield. In order to allow for an increase in the yield of dwelling units, the allowed maximum density on properties with an R-4 designation can be increased by 25%, or up to 5 dwelling units per acre, when the project is consistent with the goals and policies of the General Plan, there is sufficient infrastructure to Yes CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES May 17, 2017 Page 6 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE • All necessary public facilities will be provided or are guaranteed to be constructed. Policy 2-P.16 Allow residential development above the allowed maximum density on properties with an R-4 designation when the implementing zone would permit a slightly higher dwelling unit yield than the allowed maximum density, subject to the following findings: • Project is consistent with the General Plan; • There is sufficient infrastructure to support the project; • Density does not exceed allowed maximum by 25%; • Project qualifies for an allocation of excess dwelling units. support the project, and the project qualifies for an allocation of “excess” dwelling units, pursuant to City Council Policy 43. As discussed in the attached resolution, the project meets these findings. The project proposes to satisfy the inclusionary housing requirement of City Council Policy 43 on-site with the construction of an attached accessory dwelling unit on Lot 2; the proposed density is compatible with the surrounding development in that a multi-family condominium development with a density of 7.5 dwelling units per acre is adjacent to the northern boundary of the site and a middle school is adjacent to the eastern boundary of the site; there is adequate capacity in the city and the northwest quadrant to support the proposal to withdraw 2 dwelling units from the City’s Excess Dwelling Unit Bank; and there is sufficient infrastructure to support the project. Housing Goal 10-G.3 Sufficient new, affordable housing opportunities in all quadrants of the city to meet the needs of current lower and moderate income households and those with special needs, and a fair share proportion of future lower and moderate income households. Goal 10-P.15 Pursuant to the Inclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. Policy 10-P.18 Adhere to City Council Policy Statement 43 when considering An attached second dwelling unit is proposed on Lot 2, which is supported by the city’s Housing Policy Team. The project has been conditioned to enter into an Affordable Housing Agreement prior to recordation of the final map. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As discussed in the Land Use section above, the proposed project meets these findings. Yes CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES May 17, 2017 Page 7 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE allocation of “excess dwelling units” for the purpose of allowing development to exceed the Growth Management Control Point (GMCP) density. With limited exceptions, the allocation of excess dwelling units will require provision of housing affordable to lower income households. Public Safety Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. The proposed homes are required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all of the applicable fire safety requirements. Further, the project has been conditioned to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. Yes Sustainability Goal 9-G-2 Undertake initiatives to enhance sustainability by reducing the community’s greenhouse gas (GHG) emissions and fostering green development patterns- including buildings, sites, and landscapes. Policy 9-P.1 Enforce the Climate Action Plan as the city’s strategy to reduce greenhouse gas emissions. Based on the project type and size (8 single-family units), the project is consistent with the City’s Climate Action Plan in that the project is well below the screening threshold of 900 MT CO2e that would typically be generated by 50 single-family dwelling units. The project helps promote outdoor lifestyle with the inclusion of decks and/or porches for each unit, as well as a useable rear yard area of at Yes CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES May 17, 2017 Page 8 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Policy 9-P.10 Decrease the need for artificial cooling, heating and lighting, and promote outdoor lifestyles in Carlsbad’s sunny and moderate climate by: • Ensuring that the Zoning Ordinance provides for adequate private and common open spaces as part of multifamily developments. • Encouraging residential and office buildings to have windows that open to the outside in all habitable rooms, and maximize the use of daylight. least 400 square feet, which complies with the requirements of the Planned Development Ordinance. The proposed residential project will meet the energy reduction requirements of Title 24. In addition, each of the proposed single-family homes has windows on all four sides to maximize sun exposure and the use of daylight. Further, the project includes a landscape plan which has been determined to be consistent with the city’s Landscape Manual. Noise Goal 5-G.2 Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. Policy 5.P.2 Require a noise study analysis be conducted for all discretionary development proposals located where projected noise exposure would be other than “normally acceptable.” The proposed project is located in an area which is considered to be “normally acceptable”; therefore, a noise analysis was not completed. With exception to the home proposed on Lot 8, all of the homes will be shielded from traffic- generated noise along Highland Drive. Yes Mobility Goal 3-G.1 Keep Carlsbad moving with livable streets that provide a safe, balanced, cost-effective, multi- modal transportation system (vehicles, pedestrians, bikes, transit), accommodating the mobility needs of all community members, including children the elderly and the disabled. Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. The proposed project has been designed to meet all of the circulation requirements, which includes a 24-foot-wide private drive aisle within a 35-foot-wide general utility and access easement. The project includes sidewalks on both sides of the drive aisle, as well as street trees adjacent to the new sidewalks. As there are no sidewalks along Highland Drive (i.e., designated as an alternative design street), the proposed project does not include a curb, gutter or sidewalk along the project’s Yes CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES May 17, 2017 Page 9 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Highland Drive frontage. A large, existing Queen palm along Highland is proposed to remain which will provide an inviting entrance to the development. B. One-Family Residential Zone, 10,000 Square Foot Minimum Lot Size (R-1-10,000) and Planned Development Regulations (CMC Chapters 21.10 and 21.45) The subject property is located within the R-1-10,000 zone, which allows for detached single-family residential units on lots with a minimum size of 10,000 square feet. CMC Section 21.45.040 of Planned Development Ordinance allows for single-family homes on lots as small as 5,000 square feet in the R-1 zone if the project site is contiguous to a higher intensity land use designation or zone, or an existing project of comparable or higher density. The project proposes eight (8) single-family homes on lots which range in size from 7,648 to 9,860 square feet. The adjacent development to the north comprises 20 multi- family units at a density of 7.5 dwelling units per acre. Therefore, the applicant is able to process a Planned Development Permit for the reduced lot sizes. In addition, a Planned Development Permit is required for the private drive aisle. The project is compliant with all applicable requirements and development standards of the Planned Development Regulations as demonstrated in Attachment Nos. 4 and 5. Project compliance with all applicable requirements of City Council Policies No. 44 and 66, made pursuant to Planned Development Table D and E are also included as Attachment Nos. 6 and 7. C. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resources Protection Overlay Zone (CMC Chapter 21.203) The project site is located within the Mello II Segment of the Local Coastal Program, but is not within the appealable jurisdiction of the California Coastal Commission. The site is also located within and subject to the Coastal Resources Protection Overlay Zone. The project’s compliance with each of these programs and ordinances is discussed below: 1. Mello II Segment of the Certified Local Coastal Program and all applicable policies The project is located in the Mello II Segment of the Local Coastal Program. The project site has a Local Coastal Program Land Use designation of R-4, Residential 0-4 dwelling units per acre and is zoned R-1, One-Family Residential with a minimum lot size of 10,000 square feet, consistent with the City’s General Plan Land Use designation and Zoning for the site. The R-4 Land Use designation allows development of single-family residences at a density of 0-4 dwelling units per acre with a Growth Management Control Point (GMCP) of 3.2 dwelling units per acre. At the R-4 GMCP, 6.3 dwelling units would be permitted on this 1.96 acre (net developable) property. The project meets the findings for an allocation of 2 units for the proposal to develop eight (8) dwelling units. One of the primary requirements of the applicable coastal regulations pertains to the conversion of agricultural land to urban use. The project site is not identified as a “Map X - Designated Coastal Agricultural Lands” and therefore, is not required to be preserved nor is it subject to an agricultural conversion mitigation fee. The project is further consistent with the policies of the Coastal Act in that, a) the site is geologically stable; b) the project has been designed to reduce the amount of runoff off-site CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES May 17, 2017 Page 10 through the use of Low Impact Development (LID) design features and has been conditioned to implement the National Pollution Discharge Elimination System (NPDES) standards; c) the project does not preclude any recreational opportunities or shoreline access as the property is not located adjacent to any waterways or bodies of water; and d) the development does not obstruct views of the coastline as seen from public lands or public rights-of-way. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) in that the project will adhere to the City’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Carlsbad BMP Design Manual and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run-off, pollutants and soil erosion. While small, fragmented pockets of 25% slopes exist on-site (0.12 acres), the site has been previously disturbed and is not considered to comprise a natural slope. Further, the site does not contain any endangered animals or plant species nor is the site located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. D. Hillside Development Regulations (CMC Chapter 21.95) As discussed in Section II above, the site is located upon a moderately-inclined slope descending in the southeasterly direction from Highland Drive. The highest elevation of the property is at 172 feet above mean sea level (AMSL) in the area of the existing residence. The lowest elevation of the property is at the southeast corner of the property at 138 feet AMSL. As the site contains hillside conditions that include slopes greater than 15 feet in height with a gradient equal to or greater than 15%, a Hillside Development Permit is required pursuant to the city’s Hillside Development Ordinance (CMC Chapter 21.95). Grading for the development of the project consists of a total of 2,780 cubic yards of cut and 9,300 cubic yards of fill, resulting in a net import of 6,510 cubic yards. To accommodate the proposed cut and fill and create the flat or stepped building pads, retaining walls up to six (6) feet in height (42-inch maximum in front yard) are proposed around the perimeter of several of the lots. Stepped building pads are proposed for Lots 2, 5 and 6. Landscaping is proposed along the slopes as well as the perimeter of the detention basin at the southeast corner of the site. The grading design is consistent with the intent of the Hillside Ordinance, CMC Chapter 21.95 since the proposal includes 2:1 (minimum) slopes which will be contour graded, where practicable. In addition, the slopes do not exceed a height of 40 feet and the proposed quantity of grading, 4,603 cubic yards per acre, falls within the “acceptable” range, 0-7,999 cubic yards per acre. The required findings for the Hillside Development Permit are discussed in the attached Planning Commission Resolution No. 7242. E. Inclusionary Housing (CMC Chapter 21.85) For all residential development of seven (7) or more units, not less than 15% of the total units approved shall be constructed and restricted both as to occupancy and affordability to lower-income households. The proposal to subdivide the existing parcel into eight (8) single-family parcels results in the requirement to construct one inclusionary housing unit. Consistent with CMC Section 21.85.070(B), the applicant proposes to satisfy the requirement with the construction of one (1) accessory dwelling unit on Lot 2. The Housing Policy Team has reviewed the request and recommended approval on March 30, 2017. A note is included on the map to reflect the requirement. In addition, the project is conditioned to require the recordation of an Affordable Housing Agreement prior to final map approval. CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES May 17, 2017 Page 11 F. Subdivision Ordinance (CMC Title 20) The proposal to subdivide one lot into eight (8) single-family lots and two (2) common lots is subject to the regulations of Chapter 20.16 of the Subdivision Ordinance. These subdivision regulations require the project to include required improvements (streets, sewer, water, and drainage) to serve the proposed subdivision. The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has concluded that the subdivision, as conditioned, complies with all applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance. The project fronts on Highland Drive which is identified as an alternative design street. As such, it is not improved with a curb, gutter and sidewalk; therefore, no additional frontage improvements will be required along the frontage of Lot 8. However, should Highland Drive be improved in the future, a Neighborhood Improvement Agreement will be required for the future public improvement of Highland Drive along the property frontage for a half street width of 30 feet. The 24-foot-wide private drive aisle providing access to Lots 1-7 is required to be improved with a curb, gutter and sidewalk. General utility and access easements will be dedicated on the final map to allow for the construction of the private drive aisle, project drainage, sewer, and water facilities. No variances are needed to approve the project. Given the above, the proposed subdivision would provide all necessary facilities and improvements without producing land conflicts; therefore, the project is consistent with the Subdivision Ordinance. G. Growth Management Ordinance The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table F below. The numbers in the table are based on a net increase of 7 dwelling units for the site. TABLE F – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 24.34 SF Yes Library 12.98 SF Yes Waste Water Treatment 7 EDU Yes Parks 0.05 acre Yes Drainage 5.18 CFS/Drainage Basin “D” Yes Circulation 70 ADT Yes Fire Station No. 1 Yes Open Space 0 acres NA Schools Carlsbad (E= 2.8/M= 0.83/HS = 0.77) Yes Sewer Collection System 7 EDU Yes Water 3,850 GPD Yes The unit yield of the property at the R-4 GMCP (3.2 du/ac) is 6.3 dwelling units; 8 units are proposed to be constructed. Therefore, the proposed project is 1.7 units above the GMCP for the R-4 property. As a result, 2 units will be withdrawn from the City’s Excess Dwelling Unit Bank. CT 16-04/PUD 16-03/CDP 16-21/HDP 16-01 (DEV 11-036) – HIGHLAND VIEW HOMES May 17, 2017 Page 12 IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan and the Zoning Ordinance; the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. The project, which proposes a net gain of seven (7) single-family dwelling units, is in compliance with the City of Carlsbad’s Climate Action Plan (CAP) in that a single-family housing development with less than 50 dwelling units does not meet the screening threshold to require a greenhouse gas (GHG) analysis and is not subject to CAP measures. The California Air Pollution Control Officers Association (CAPCOA) has published screening thresholds to guide agencies in determining which projects require greenhouse gas analysis and mitigation for significant impacts related to climate changes. With this guidance, the city has determined that new development projects emitting less than 900 MTCO2e annual GHG would not contribute considerably to climate change impacts, and therefore do not need to demonstrate consistency with the CAP. ATTACHMENTS: 1. Planning Commission Resolution No. 7242 2. Location Map 3. Disclosure Statement 4. Planned Development Compliance Table C 5. Planned Development Compliance Table D 6. City Council Policy 44 Compliance Table 7. City Council Policy 66 Compliance Table 8. Reduced Exhibits 9. Full Size Exhibits “A” – “II” dated May 17, 2017 MAGNOLIA AV HI G H L A N D D R V A L L E Y S T TAMARACK A V JEANNE PL B R A D Y C R J A M E S D R P O L L Y L N Y V E T T E W YHILLVIEW CT A D A I R W Y G R E C O U R T W Y M A RGARET WY G L O RIALN A N DREA A VLARKSPUR LN CT 16-04 / PUD 16-03 / CDP 16-21 / HDP 16-01 Highland View Homes SITE MAP SITE E L C AMINO RE ALLA COSTA AV A L G A R DCARLSBAD B L C 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: Person is defined as "Any individual, firr:n , co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, •city municipality, district or other political subdiVIsion or any other gmup or comoination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. 2. 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.) // · 'r 1 / Person //dta/;ff.lc {oGfJbee.{~ Corp/PartL ~{3'+0 G~lfl--V!€WS Title cb-&lf;-462.. Title Gt> ~z_ Address '2, 13/ ~.N 5r Address 2?3! [1:"&;~-ul ?Jr {Jtdc;;8,.t·i)l C+ 92CCJ2> a~2-M"") Of azco~ OWNER (Not the owner's agent) '/1 v 1 / 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 ~~l(A.& l a:J/..<f(l!A.M Corp/Part.e-{2.....__ _______ _ Title Co-~e!2-Title ___________ _ Address 2J'!;j U~ ~ Address _________ _ c:ifhbA1)c ut--{j?PXb I t 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 ProfiVTrust Non ProfiVTrust ·-------------------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? DYes ~ If yes, please indicate person(s): ___________ __ NOTE: Attach additional sheets if necessary. 1 bove information is true and correct to the best of my knowledge. Signature of applicant/date 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 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. N/A C.2 Arterial Setbacks All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet N/A Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and: Shall contain a minimum of one 24” box tree for every 30 lineal feet of street frontage; and Shall be commonly owned and maintained N/A Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that: Are required by a noise study, and Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. N/A C.3 Permitted Intrusions into Setbacks/ Building Separation Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. A 2’ porch overhang projects into the front yard setback as allowed by CMC Section 21.46.120. C.4 Streets Private Minimum right-of-way width 56 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 5.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Public Minimum right-of-way width 60 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 7.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Street Trees within parkways One-family dwellings and twin homes on small-lots A minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. N/A Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. Street trees adjacent to the proposed sidewalks are shown on conceptual landscape plan and will be approved with final landscape plan. Project complies. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. See above C.5 Drive-aisles 3 or fewer dwelling units Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. N/A If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. 4 or more dwelling units Minimum 20 feet wide. A 24-foot-wide private drive aisle is provided. Project complies. All projects No parking shall be permitted within the minimum required width of a drive-aisle. A total of three (3) parallel parking stalls are proposed outside of the drive aisle. Project complies. A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). Each garage which does not directly face the drive aisle includes a minimum 24 ft. vehicle back- up/maneuvering area. Project complies. Additional width may be required for vehicle/emergency vehicle maneuvering area. Fire Prevention has reviewed and approved of the proposed design. Project complies. Parkways and/or sidewalks may be required. Sidewalks are proposed on both sides of the private drive aisle. Project complies. No more than 24 dwelling units shall be located along a single- entry drive-aisle. N/A All drive-aisles shall be enhanced with decorative pavement. Project drive-aisle has been enhanced with decorative pervious pavers. Project complies. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit Project proposes eight (8) units. At 0.30 spaces per unit, an 8-unit project would require 2.4 spaces or 3 spaces based on rounding up to the nearest whole number. Project provides three (3) visitor parking spaces adjacent to the drive aisle. Project complies. Projects 11 units or more A .25 space per each unit When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. C.7 Location of Visitor Parking On Private/ Public Streets On-street visitor parking is permitted on private/public streets, subject to the following: The private/public street is a minimum 34-feet wide (curb- to-curb) There are no restrictions that would prohibit on-street parking where the visitor parking is proposed The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary N/A In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. N/A Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. N/A On Drive- aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. Three (3) parallel parking stalls are proposed in parking bays which are located outside of the 24-foot-wide drive aisle. Project complies. On a Driveway Outside the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. The homes with front-loaded garages (i.e., directly face the drive aisle) are setback a minimum of 20 feet to allow for guest to parking in the driveway. Each side-entry garage also has a driveway depth of at least 20 feet and can accommodate guest parking. Project complies. Within the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A If the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following: All required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). N/A All projects The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side-loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. All driveways have a minimum depth of 20 feet, taken from the back of the sidewalk or the property line, as applicable. Project complies. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Compact Parking For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. N/A For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). N/A Distance from unit Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. Distance from visitor parking spaces to the furthest unit is less than 300 ft. Project complies. C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public rights-of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. The two front visitor parking spaces closest to Highland Drive will be screened by an existing Queen palm which is proposed to remain. The third parking stall is proposed to be located at the rear of the site and approximately 20 feet below the grade of Highland Drive. Project complies. C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: N/A Minimum community recreational space required Project is NOT within R-23 general plan designation 200 square feet per unit Project IS within R-23 general plan designation 150 square feet per unit Projects with 11 to 25 dwelling units Community recreational space shall be provided as either (or both) passive or active recreation facilities. N/A Projects with 26 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. N/A Projects with 50 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities). N/A For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community recreation space must be provided as pocket parks. Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially “T- intersections”) and where open space vistas may be achieved. N/A All projects (with 11 or more dwelling units) Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. N/A Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). N/A Recreation Area Parking In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1,000 feet from a community recreation area. N/A The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). N/A Examples of recreation facilities include, but are not limited to, the following: Active Swimming pool area Children’s playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5% C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. The project is conditioned to complete a final landscape plan. Appropriate lighting for the eight unit project will be evaluated with the final landscape plan. Project complies. C.11 Reserved C.12 Recreational Vehicle (RV) Storage (1) Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the R-15 or R-23 land use designations. N/A 20 square feet per unit, not to include area required for driveways and approaches. Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. N/A C.13 Storage Space 480 cubic feet of separate storage space per unit. Each unit provides a two or three- car garage with minimum dimensions of 20’x20’. Project complies. If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. This requirement is in addition to closets and other indoor storage areas. (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: ONE-FAMILY DWELLINGS AND TWIN-HOMES ON SMALL LOTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT D.1 Livable Neighbor- hood Policy Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART D.2 Architectural Requirements Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines. SEE SEPARATE COMPLIANCE CHART D.3 Minimum Lot Area One-family dwellings 5,000 square feet (one dwelling per lot) Project complies. The project proposes lots sizes ranging from 7,648 to 9,860 square feet. Twin-homes 3,750 square feet (one dwelling per lot) N/A Exception 3,500 square feet (one-family or twin-home - one dwelling per lot) when either: 1. The project site contains sensitive biological resources as identified in the Carlsbad habitat management plan; or 2. The site has a general plan designation of RMH and unique circumstances such as one of the following exists: a. The project is for lower income or senior citizen housing; b. The site is located west of Interstate 5; c. The dwelling units are designed with alley-loaded garages; or d. The site is either located contiguous to a Circulation Element roadway or within 1200 feet of a commuter rail/transit center, commercial center or employment center. N/A D.4 Maximum Lot Coverage 1 story homes 60% of the net pad area Project complies. The single-story homes proposed on Lots 3 and 4 have a lot coverage of 43 and 41%, respectively. Homes with 2 or more stories 45% of the net pad area for all lots in a project, if the minimum lot area in the project is 5,000 square feet or greater. Project complies. The two-story homes proposed on Lots 1, 2 and 5-8 have lot coverages ranging from 35 to 43%. 50% of the net pad area for all lots in a project, if the minimum lot area in the project is less than 5,000 square feet. N/A Porches with no livable space above the porch, and porte-cocheres no more than 20 feet in width and 6 feet in depth are exempt from lot coverage requirements. N/A D.5 Minimum Lot Width (1) One-family dwellings on lots equal to or greater than 5,000 square feet 50 feet (35 feet when a lot is located on a cul-de-sac, or the curved portion of a sharply curved street/drive-aisle) Project complies. Each lot has a minimum width of 50 feet. One-family dwellings on lots less than 5,000 square feet 40 feet (35 feet when a lot is located on a cul-de-sac, or the curved portion of a sharply curved street/drive-aisle) N/A Twin-homes 35 feet N/A D.6 Minimum Street/Drive -Aisle Frontage Lots located on the curved portion of sharply curved streets/drive-aisles or cul-de- sacs: 25 feet. N/A D.7 Minimum Setback from a Private or Public Street(2) (3) Residential structure 10 feet Project complies. Highland Drive is a public street. The home proposed on Lot 8 is setback a minimum of 20 feet. Direct entry garage 20 feet Project complies. The direct-entry garage on Lot 8 is setback a minimum of 20 feet. PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: ONE-FAMILY DWELLINGS AND TWIN-HOMES ON SMALL LOTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT D.8 Minimum Setback from a Drive- Aisle(4) Residential structure 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) Project complies. The homes proposed on Lots 1-7 are setback a minimum of 5 feet from the private drive aisle. Garage 3 feet Project complies. In order to allow guest parking in the driveway, the direct-entry garages are setback a minimum of 20 feet from the private drive aisle. The side entry garages are setback a minimum of three feet and also have a driveway depth of 20 feet to accommodate guest parking. Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Project complies. Projects of 25 units or less within the RMH and RH general plan designations 0 feet (residential structure and garage) N/A Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. N/A D.9 Minimum Interior Side Yard Setback One-family dwellings Option 1 Residential structure Each interior side yard setback shall be a minimum of 10% of the lot width; provided that each side yard setback is not less than 5 feet, and need not exceed 10 feet. Project complies. The side yard setback for each lot except Lot 5 is a minimum of 10% of the lot width. Lot 5 utilizes Option 2 below. Garage Located on the front half of the lot Same as required for residence. Project complies. The garage for each of the homes is setback the requisite distance. Located on the rear half of the lot Need not exceed 5 feet N/A Any living space above a garage shall observe the same interior side yard setback required for the residence. Project complies. All living area above the garage complies with the setbacks for the homes. Option 2 Residential structure & Garage One interior side yard setback may be reduced to 0 feet (zero lot line); provided the other side yard setback is a minimum of 20% of the lot width, and need not exceed 20 feet. Project complies. Lot 5 proposes side yard setbacks of 8.3’ (where 10’ would be required) and greater than 20’ on the opposite side. Twin- homes One side yard – 0 feet (the side yard where the dwellings on each lot are attached). The other side yard setback shall be a minimum of 20% of the lot width, and need not exceed 20 feet. N/A D.10 Minimum Rear Yard Setback (where the rear property line does not front on a street or drive- aisle) Residential structure 20% of lot width, provided the rear yard setback is not less than 10 feet, and need not exceed 20 feet. Project complies. Each lot provides a rear yard setback which is 20% of the width of the lot and maximum of 20 feet. Garage (located on the rear half of the lot) 5 feet from rear property line N/A Any living space above a garage shall observe the same rear yard setback required for “residence”, above. D.11 Maximum Building Height/ Number of Stories Same as required by the underlying zone, and not to exceed three stories (5)(8) Project complies. The underlying zoning designation is R-1, One-Family Residential. Pursuant to the R-1 zone, the building height in the R-1 zone shall not exceed 30 ft. with a 3:12 pitched roof or 24 ft. for less than a 3:12 pitched roof. The homes range in height from 17’-9” PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: ONE-FAMILY DWELLINGS AND TWIN-HOMES ON SMALL LOTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT for the single-story homes to 29’-6” for the two story homes. The roof pitches for the homes are a mixture of 3:12, 3.5:12, and 4:12. D.12 Private Recreational Space Minimum total area per unit 400 square feet (may consist of more than one recreational space) Project complies. Each home has a minimum recreation area of 400 square feet. Minimum dimension of recreational space 15 feet Project complies. Each recreation space has a minimum dimension of 15 feet. Required private recreational space shall be located at ground level and designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve, and shall not have a slope gradient greater than 5%. Project complies. The required private recreational space is flat, functional, usable, and easily accessible from the dwelling. Required private recreational space shall not be located within front yard setback areas, and may not include any driveways, parking areas, storage areas, or walkways (except those walkways that are clearly integral to the design of the recreation area). Project complies. The required private recreational space is not located within the front yard setback area, and is free of any driveways, parking areas, storage areas, and walkways. Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks specified in Section 21.45.090). Project complies. There are no open or lattice-top patio covers proposed within the required private recreational space. Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following: The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. The patio cover/deck/balcony shall comply with all applicable standards, including the required setbacks specified in Section 21.45.090. Project complies. There are no attached solid patio covers, decks or balconies projecting into the required private recreational space. D.13 Resident Parking 2 spaces per unit, provided as either:(6) a two-car garage (minimum 20 feet x 20 feet), or Project complies. Each unit includes either a two or three-car garage with a minimum 20 ft. x 20 ft. interior dimension. 2 separate one-car garages (minimum 12 feet x 20 feet each) D.14 Garages for 3 or more cars-in-a- row No more than 20% of the total project units may include garages with doors for 3 or more cars-in-a-row that directly face the street, including garages constructed as 3 one-car garages located adjacent to each other, or constructed as a two-car garage separated from a one-car garage with all garage doors directly parallel to the street. N/A Garages that are recessed 20 feet or more back from the forward-most plane of the house shall not be subject to the 20% 3-car garage limitation stated above. N/A Garages with doors for 3 or more cars in-a-row shall not be permitted on lots less than 5,000 square feet in area. N/A D.15 Driveways Driveways for side-loaded garages must be enhanced with decorative pavement to improve appearance. N/A (1) Lot width is measured 20’ behind the front property line. (2) See Table C in Section 21.45.060 for required setbacks from an arterial street. (3) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) property line; or b) the outside edge of the required street right-of-way width. (4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) property line; b) the outside edge of the required drive-aisle width; c) the back of sidewalk; or d) the nearest side of a parking bay located contiguous to a drive-aisle (excluding parking located in a driveway in front of a unit’s garage). (5) 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. (6) The required resident parking within the R-W zone shall be 2 spaces/unit, 1 of which must be covered. Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. (7) Garage location standards do not apply to projects where all garages are alley loaded. (8) 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. APPLICABLE FOR PROJECTS WITH 5 OR MORE HOMES CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations 1. All residential projects shall be required to have a minimum number of different floor plans, different front and corresponding matching rear elevations with different color schemes as identified below: 2-4 dwelling units shall provide 1 floor plan and 2 different elevations. 5-12 dwelling units shall provide 2 different floor plans and 2 different elevations. 13-20 dwelling units shall provide 2 different floor plans and 3 different elevations. 21+ dwelling units shall provide 3 different floor plans and 3 different elevations. Project complies. Project proposes six (6) different floor plans and two (2) different architectural styles, Farmhouse and Craftsman, as well as six (6) different color palettes. In addition, the materials utilized on the front elevation are carried around to the side and rear elevations. 2. Every house should have a coherent architectural style. All elevations of a house, including front, side and rear, should have the same design integrity of forms, details and materials. Project complies. Two (2) different architectural styles are proposed, Farmhouse and Craftsman. Each elevation incorporates detailing, materials and a color palette which complement the style of architecture proposed. 3. In addition to the previous requirements, design details should reinforce and enhance the architectural form and style of every house and differ from other elevations of the same floor plan. A minimum of 4 complimentary design details, including but not limited to those listed below, shall be incorporated into each of the front, rear and street side building façade(s) of the house. Design Details Project complies. A minimum of four (4) complimentary design details for are used to reinforce and enhance the architectural form and style of the proposed homes. Details include exposed rafter tails, stone and brick veneer, decorative window trim, shutters, corbels, decorative railings/gable vents, and fiber cement board and batt and shake siding. Balconies Decorative eaves and fascia Exposed roof rafter tails Arched elements Towers Knee braces Dormers Columns Exterior wood elements Accent materials (i.e.; brick, stone, shingles, wood or siding) 4. Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. Project complies. A variety of roof ridges, roof pitches and roof heights are provided. 5. Houses with both the same floor plan and elevation style shall not occur on adjacent lots. Project complies. The same floor plan and elevation do not occur on adjacent units. 6. Reverse floor plans shall be included where possible to add variety to the street scene. Project complies. Reverse floor plans are proposed. CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Single Story Requirements 7. A minimum of 15% of the total number of homes shall be single-story structures. Single-story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330. or A minimum of 10% of the total number of homes shall be single-story structures and 15% shall be reduced second story structures. A reduced second story structure shall comply with the following criteria: A minimum of 60% of the roofline shall be single story; A 2-story element may be added in the central portion of the front and rear elevation; and The second story element may be no greater than 25% of the floor area of the first floor of the house (including garage). or For alley-loaded product, a minimum of 20% of the homes shall be single-story for the front 20% of the home (overall depth of house times 20%). Project complies. The project consists of eight (8) dwelling units. The applicant proposes two (2) or 25% of the units as single-story units (Lots 3 and 4, 18’-9” and 17’- 9”) which satisfies the requirement. 8. A maximum of 20% of the total number of homes are exempt from the requirement to have a single-story building edge. Acknowledged. One of the homes is exempt from this requirement. 9. The remaining total number of homes shall comply with one of the following guidelines: The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering the single- story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single-story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line are not required to have a single-story building edge. The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building. The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. Project complies. The remaining five (5) units are required to comply with the single-story building edge requirement. Each unit either has a stepped pad design, a porch or a single-story, one-car garage offset from the two-car garage with a separate roof plane. Multiple Building Planes 10. For at least 66% of the homes in a project, there shall be at least 3 separate building planes on street side elevations of lots with 45 feet of street frontage or less and 4 separate building planes on street side elevations of lots with a street frontage greater than 45 feet. Balconies and covered porches qualify as a building plane. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, porches and roofs. The Project complies. The project has at least 4 separate building planes on the drive-aisle side elevations. Several of the units also have porches and/or balconies which help to break up the elevations. CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Single Story Requirements minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet. A plane must be a minimum of 30 sq. ft. to receive credit under this section. 11. Rear elevations shall adhere to the same criteria outlined in Number 10 above for front elevations except that the minimum depth between front and back planes on the rear elevation shall be 4 feet. Rear balconies qualify as a building plane. Project complies. The project has at least 4 separate building planes on the rear elevation. 12. For at least 66% of the homes in a project, one side elevation shall have sufficient offsets or cutouts so that the side yard setback averages a minimum of 8.5 feet. Project complies. Each unit has at least one side elevation that is setback an average of 8.5 feet. Windows/Doors 13. At least 66% of exterior openings (door/windows) on every home in the project shall be recessed or projected a minimum of 2 inches and shall be constructed with wood, vinyl or colored aluminum window frames (no mill finishes). Project complies. At least 66% of all windows and doors have a trim which projects a minimum of two inches. 14. Windows shall reinforce and enhance the architectural form and style of the house through, the use of signature windows and varied window shapes and sizes. Project complies. Each dwelling unit provides multiple window shapes and sizes which complement the architectural style. Front Porches 15. Fifty percent (50%) of the homes shall be designed with a covered front porch, open courtyard, or balcony (each with a minimum depth of 6 feet and a minimum area of 60 square feet) located at the front of the dwelling. The minimum depth for a covered front porch shall be measured from the front façade of the home to the inside of any supporting porch posts. The front and sides of porches shall be open except for required and/or ornamental guardrails. A variety of roof elements shall be provided over porches. Porches may not be converted to living space. Project complies. At least 50% or four of the units have a covered front porch that is at least 6’x10’. Front Entries 16. Seventy-five percent (75%) of the homes must have a front entry to the home that is clearly visible from the street. Walkways from the front door to the street are encouraged. Project complies. Seven of the eight units are designed to have a front entry facing the private drive aisle. Chimneys 17. Chimneys and chimney caps shall be in scale with the size of the home. No more than 2 chimneys shall be allowed for homes on lots in planned developments having an area less than 7,500 square feet. Project complies. Garage Doors 18. Garage doors for 3 or 4 cars in a row that directly face the street must have a minimum of an 18” plane change between the garage doors after the 2 car garage door. Project complies. No three-car garages are proposed that face the drive aisle. Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to achieve the best project design as determined by the project planner. When a percentage of units are described in the guidelines, the intent is to have that percentage spread throughout the entire project. CITY COUNCIL POLICY NO. 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 1. Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. Project complies. The proposed building facades are varied and well-articulated which helps to create visual interest and character. In addition, the covered porches on Lots 1, 2, and 6-8, as well as clearly identifiable front doors, provide an opportunity for social interaction within the neighborhood. 2. Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side-loaded garages, front-loaded garages, alley-loaded garages and recessed garages. Project complies. Lots 1, 2, 5, 6, and 7 propose side-loaded garages which improve the street scene by highlighting the homes as opposed to the garages and provide a variety of architectural interest. 3. Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul- de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City- accepted designs for traffic calming measures. N/A. The unique constraints of this small infill site limit the project’s ability to provide an interconnected, modified (grid) street pattern. 4. Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Project complies. The project does not propose any public or private streets. However, a private drive aisle is proposed off of Highland Drive which provides access to seven of the eight units. While traditional parkways are not proposed, street trees are proposed adjacent to the sidewalks and in front of each home. 5. Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de- sacs), pedestrian paths should also be provided. Project complies. Highland Drive is considered to be an alternative design street. As such, no curbs, gutters or sidewalks exist; therefore, none are proposed along the frontage of Lot 8. The project proposes a sidewalk with a curb and gutter in front of each of the units which take access from the drive aisle. 6. Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. N/A. A community recreation area is not required for projects consisting of 10 units or less. CLS#1317 VICINITY MAP (T. B. #:1.:1.47-B7) NTS GRAPHIC SCALE 0 30 60 COASTAL LAND SOLUTIONS, INC. 577 SECOND STREET ENCINITAS, CA 92024 PI-I (760) 230-6025 FAX (760) 230-6026 90 30' 30' I w > . -0 It 0 n <D I "' "' n 3: • z "' "' -( -.... _J 0 • I I en "' \1) z -I I TENTATIVE MAP CT 16-04 PUD 16-03 HDP 16-01 CDP 16-21 HIGHLAND VIEW HOMES [b@11 "&"" ©£00[b@~£[Q) 1100£©11 [i'!_]@D z;'~ ~~ [)@£[,") [i'!J@o z;'rp},z;'z;' N61 '52'27"E 382.80' r---------------------r---------------------~------------------~~------------------~ 124.00' I II 00@"0" ~ [?~ [?~©[§[!:. IJJ~IJJ @[p ~~ Ill rc'IJO'dDlrr:>rcm tJJrg:Hil @12 @[§!ru'ij'. @[p ©@[MJ[?. PROPOSED 5' lr"tr.llnl~LSL.!:. ~ lr' STORM ORA IN ©l§!ru'ii'. @[p ©@[MI[?I.UJ/A\00@[§ 00@. ~'i]@~ EASEMENT OED. I ~ 5 · TO CITY OF 1 00@. ~'i]~ 00[§@. ~W 'iJ@il ~'i]@ CARLSBAD 15 · I OOl§©. ~w 'il®~~ 2-l®'il® i-1 I 11 ©@OO©lYJiillrnliiD!I'ii' @\V.iY/OOrn!~IMJO(iil "' LOT 1 LOT 2 LOT 3 I 11 moo~"~ ~ I !I PROPOSED 35' GENERAL UTILITY I " ( -r AND ACCESS EASEMENT (WIDTH VARIES) SEWEPRROAPN00SEADCC2EOSS. I 11l OED. TO CITY OF CARLSBAD PROPOSED 35' GENERAL UTILITY AND ACCESS EASEMENT OED. J I ( / L-10. 78' ~ L-9.19' EASEMENT OED. TO CIT~)\ TO CITY OF~~ 11 23.54' 50 14 , \\ 1-------0F ~ARL?BADlk ---------~~---\ _____ CARL~BAD )\ ~~ ~. 1-. FRI~ A ,;'~~lYE AISL.e ___ r-LOT 10 _________ --,-1---1/L -~ I ------;L;;,._-_ 1 __ ~1 '-:--p=~--T-~=,--: r---------~\_ __ _/r ----------~" / ________ _j : I P-3 ----___________ j " / LOTS [?~@[§[!:. IJJ~IJJ @[p ©l§!ru'ii'. @[p ©@rMil?. 00@. 2-l®'il~ OOl§©. IMJIA\W 'il®~~ 2-l®'il® LOT7 N61 '52' 27"E 192.00' [?~©[§[!:. 'il l?c[M]a OO@c ~ -"' 0 "' .... 3: "' "' .... a • CD "' z SEE SHEET 3 FOR INTERIOR LOT DIMENSIONS AND SETBACK INFORMATION LOT6 \ I \ I I 1 I I I lt-. I I~ I I~ L PROPOSED GENERAL ~---,-f:::::l:'-~ UTILITY AND ACCESS ! I EASEMENT OED. TO I ( \ CITY OF CARLSBAD. LOT4 I \ WIDTH VARIES moo~~~~ 1 I I r---------------~-L--~,_-+J I LOTS L. 10 · I I ~'"'\- '-PROPOSED 10 ' L __ ..--c=r--PRIVATE STORM DRAIN MAII'IT, AND ACCESS ESNT . LOT9 NON-BUILDABLE LOT I I I I I I I I I jl CJCJUJ .<D • W<CUJO"''"'tD t-a:JUJC\J(T]UJ ZUJO ...... ~ <C...JQ.:C'q" ..... U:U:U:U"''"'t<C (!I<C=:lCI:I...J UQ.<(OU 1-::1!:011-zu..z H UJOH • •=:t ~ <CUOC?J -UJ >CI:UJZ <D Uli-CJII: UJ 0 <C...,. UJCII ~ UJU~ ·...J CI:UHO 0 (!JUJOOU..t-CT1 Z:C~CJ ~ H~cn en . = ~ CI:<CCI: CTl cnoa:w · CTl H~OQ.OO -XLJ...Cl .... UJ OllJ... 0 ..--tO • CD "' z ~ 11 --------------------------------li....------------....... ""T""---___._......,__ - - - - N61'52'59"E 190.80' I 1100£©11 rp},~z;'~ 11[g]QD~ [b&~[Q)~ [)@£[,") [i'!_]@D 'il @,@~ THE FOLLOWING IS A TABLE OF PROPOSED DIMENSIONS AND AREAS IN REFERENCE TO MINIMUM REQUIREMENTS AS DESCRIBED IN CMC SECTION 21.45. REFER TO SHEET 3 FOR PROPOSED SETBACK AND MINIMUM SETBACK REQUIREMENTS AS DEPICTED ON THE SETBACK EXHIBIT. NET AREA CALCULATED BELOW EXCLUDES PROPOSED PRIVATE ROAD ACCESS EASEMENTS AND THE PROPOSED PUBLIC STORM DRAIN EASEMENT. BUILDING ENVELOPE AREA INCLUDES THE LIVABLE SQUARE FOOT AREAS AT FIRST LEVEL ALONG WITH DECKS, PORCHES, GARAGES AND WORKSHOPS. LOTS 9 AND 10 ARE NON-BUILDING LOTS. SAID BUILDING ENVELOPE AREAS WERE TAKEN DIRECTLY FROM SHEET CS AND A1.1 THROUGH A8.3 OF THE ARCHITECTURAL PLANS PREPARED BY SPIRE ARCHITECTURAL DESIGNS INC. DATED 1:1.-23-16. LOT# PROP. LOT GROSS AREA PROPOSED LOT NET AREA MIN. LOT AREA BLDG. ENVELOPE AREA PROP. LOT COVERAGE MAX. LOT COVERAGE PROP. LOT WIDTH MIN. LOT WIDTH :1. 8, 828 SF 8, 354 SF 5, 000 SF 2, 93:1. SF 35% 45% 86.27' 50' 2 8, 827 SF 8, 353 SF 3, 500 SF 3, :1.57 SF 38% 45% 86.26' 50' 3 8, 828 SF 8, 069 SF 5, 000 SF 3, 47:1. SF 43% 60% 86.27' 50' 4 9, 283 SF B. 409 SF 5, 000 SF 3, 47:1. SF 41% 60% 94.27' 50' 5 9, 860 SF 9, 459 SF 5, 000 SF 2. 984 SF 32% 45% 117.91. 50' 6 7, 648 SF 7, 080 SF 5, DOD SF 3, 059 SF 43% 45% 86. 12' 50' 7 7, 928 SF 7, 491 SF 5, DOD SF 2, 913 SF 39% 45% 79.55' 50' 8 9, 429 SF 8, 572 SF 5, DOD SF 2, 635 SF 31% 45% 90.67' 50' 9 5, 114 SF N/A N/A N/A N/A N/A N/A N/A 10 12, 635 SF N/A N/A N/A N/A N/A N/A N/A SHEET 1 OF9 OWNER'S CERTIFICATE I HEREBY CERTIFY THAT I AM THE RECORD OWNER OF THE PROPERTY SHOWN ON THE ATTACHED TENTATIVE MAP AND THAT SAID MAP SHOWS THE ENTIRE CONTIGUOUS OWNERSHIP. I UNDERSTAND THAT PROPERTY IS CONSIDERED CONTIGUOUS EVEN IF IT IS SEPARATED BY ROADS, STREETS, UTILITY EASEMENTS OR RAILROAD RIGHTS-OF-WAY. OWNERS: BRIAN SULLIVAN HIGHLAND VIEW HOMES SUBDIVIDER'S ADDRESS: 3840 DON LORENZO CARLSBA~ CA 920:1.0 SITE ADDRESS: 3794 HIGHLAND DRIVE CARLSBA~ CA 920DB LEGAL DESCRIPTION: THAT PORTION OF PARCELS 2 AND 3 OF PARCEL MAP NO. 20948, IN THE CITY OF CARLSBAD. COUNTY OF SAN DIEGO, STATE OF CALIFORNIA. FILED IN THE OFFICE OF THE SAN DIEGO COUNTY RECORDER ON JANUARY 30. 2012 AS DOC. #2012-0050442. SEE CERTIFICATE OF COMPLIANCE RECORDED ON MAY 16, 2016 AS DOC. #2016-0234272 OF OFFICIAL RECORDS AND GRANT DEED RECORDED ON NOV. a 2016 AS DOC. #2016-0595780 OF OFFICIAL RECORDS. ASSESSOR PARCEL NUMBER (APN): 205-220-94 PREVIOUS APN'S; 205-220-92 AND 93 CALIFORNIA COORDINATES: 362-1665 MAP TOTAL GROSS ACREAGE: 88,379 SQUARE FEET-2.029 ACRES MAP TOTAL NET ACREAGE: 85, 574 SQUARE FEET -1. 965 ACRES (EXCLUDING 1/2 OF SLOPE >25%) AREA DEVOTED TO NON-BUILDABLE LOT -LOT 9 -5, 114 SF PROPOSED LOTS: STREETS -LOT 10 -12. 739 SF (0. 292 AC) SLOPES 25-40% -5, 224 SF SLOPES OVER 40% -193 SF PANHANDLES -0 PRESENT ZONING REGULATIONS: R-4 (RESID. 0-4 DUlAC) PROPOSED DENSITY (DWELLING UNITS PER ACRE) -4 THIS PROJECT PROPOSES TO APPLY THE PLANNED DEVELOPMENT ORDINANC~ CMC CHAPTER 21. 45, UNDER "PRESENT ZONING REGULATIONS" THE SDU ON LOT 2 IS PROPOSED TO SATISFY THE INCLUSIONARY HOUSING REQUIREMENTS PER CMC CHAPTER 21.45. GENERAL PLAN DESIGNATION: DENSITY: HEIGHT: PRESENT AND PROPOSED USE: RESIDENTIAL RLM 30 FEET PRESENT USE -:1. RESID. LOT AND HOUSE PROPOSED USE -(8) RESIDENTIAL; (:1.) NON-BUILDABLE LOT; (1) STREET LOT ACCESS: ACCESS IS FROM HIGHLAND DRIVE UTILITIES: WATER: CITY OF CARLSBAD FIRE: CITY OF CARLSBAD SEWER: CITY OF CARLSBAD ELEMENTARY SCHOOL: CITY OF CARLSBAD HIGH SCHOOL: CITY OF CARLSBAD SOLAR STATEMEN~ THIS IS A SOLAR SUBDIVISION AS REQUIRED BY THE SUBDIVISION ORDINANCE. ALL PARCELS TO HAVE AT LEAST 100 SQUARE FEET OF UNOBSTRUCTED ACCESS TO SUNLIGHT ON THE BUILDABLE PORTION OF THE PARCEL TOPOGRAPH~ COASTAL LAND SDLUTION~ INC. BASED ON PHDTDGRAMMETRY PREPARED BY MERCATOR AND ASSOCIATES AND UPDATED BY CONVENTIONAL METHODS FOR THE OFFSITE ADJOINER AT THE SOUTHWESTERLY SIDE OF SITE, DATED: MARCH 28, 2007 AND JULY 19, 2016 PROPOSED PROJECT IMPACTS: PROPOSED PROJECT WATER USAGE -+/-467 GALLONS PER DAY FOR EACH LOT PROPOSED TRAFFIC IMPACTS BASED ON 10 ADTS PER HOUSE -80 ADTS TOTAL PROPOSED SEWER IMPACTS -+/-8 EDU'S (BASED ON 1 EDU PER :1. SINGLE FAMILY RESIDENCE) PROPOSED DRAINAGE-5.:1.87 CFS FOR :1.00-YEAR POST DEVELOPMENT. IMPACTS PEAK FLOW RATES WILL DECREASE BY 0.369 CFS. MAP PREPARED BY: COASTAL LAND SOLUTIONS 577 SECOND STREET ENCINITAS, CA 92024 (760) 23D-6025 --PRELIMINARY-- SEAN CHARLES ENGLER~ LS 7959 EXPIRATION DATE: 3-31-18 SUBDNIDER'S CER1'1F1CATE THE SUBDIVIDER AGREES TO DEFEN~ INDEMNIFY AND HOLD HARMLESS THE CITY OF CARLSBAD AND ITS AGENT~ OFFICERS AND EMPLOYERS FROM ANY CLAI~ ACTION OR PROCEEDING AGAINST THE CITY OF CARLSBAD OR ITS AGENT~ OFFICERS OR EMPLOYEES TO ATTACK. SET ASIDE. VOID OR ANNUL AN APPROVAL FROM THE CITY OF CARLSBAD CONCERNING THE SUBDIVISION WHEN SUCH ACTION IS BROUGHT WITHIN THE TIME PERIOD SPECIFIED IN GOV. CODE SECTION 66499.37. THIS CERTIFICATE IS CONDITIONED UPON THE CITY OF CARLSBAD PROVIDING PROMPT NOTICE TO THE SUBDIVIDER AS PROVIDED BY THE ACT. (GOV. CODE 66474. 9). SUBDIVIDER: BRIAN SULLIVAN HIGHLAND VIEW HOMES TENTATIVE MAP HIGHLAND VIEW HOMES 3794 HIGHLAND DRIVE CARLSBAD, CA 92008 4/4/2017\\Clsserver\c\CLS SHARED FILES\CLS Job Files\CLS1317 Sullivan (Highland) \CLS1317 Sullivan (Highland) TM_4-4-17.pro CLS#1317 'a< ·< ... ] I I I I I I I I I I I I I B~/ ;'-- \ \ \ \ I I / / 0 0 ·f'J o X ....,...:"lV COASTAL LAND SOLUTIONS, INC. 577 SECOND STREET ENCINITAS, CA 92024 PH (760) 230-6025 FAX (760) 230-6026 I \ I I I I I I I I I I h I I 1 ·S ... \ t~' I I I I I I I I I \ \ \ \ I I I I I I I I I '- I ... --... L----..,----} ..... _ ..... \ '>~ ·S ... \ I I I \ \ \ \ '>~ ·> ... I I I I I I I I \ \ \ \ \ '>o --·6 \ ... \ \ ' ~~ \ " CONC DRIVEWAY --- ------- - TENTATIVE MAP CT 16-04 SHEET20F9 3 HDP 1 21 I ' , ' '>~ .,.·.t I I I '>~ ·fl ... I I \ \. \ !g~ ·fl ... 8 'as ,_·6 ,.~I ilrl I I GROUNj OBSCyRED // I //r---L--~~" EXISTING RESIDENCE TO BE REMOVED ~&~©~ll '(]'. I \ \ \ \ ' \ I \ I I I I I I I I 1 I I I I I I ... SHED HOUSE ~D~D ~®®~ ,-----------' I *I I I * I \. I I I I I I I 1 I I 1 I I 1 I I I I NOTE: I I I I / \1 I I I I I I I I I I 11 I I 1 1 I I 11 I I I I I I SEE SHEET 1 FOR ALL LOT DIMENSION~ SIZES AND OTHER PLANNING RELATED INFORMATION. THIS EXHIBIT WAS PREPARED TO DEPICT THE EXISTING SITE CONDITIONS WITH THE PROPOSED LOT OVERLAY INFORMATION. .... GRAPHIC SCALE 0 20 40 TENTATIVE MAP HIGHLAND VIEW HOMES 3794 HIGHLAND DRIVE CARLSBAD, CA 92008 60 4/4/2017\\Clsserver\c\CLS SHARED FILES\CLS Job Files\CLS1317 Sullivan (Highland)\CLS1317 Sullivan (Highland) TM_4-4-17.pro CLS#1317 30 I >-z w " w > .. a. "-0 w "' 0 w X 30 \ COASTAL LAND SOLUTIONS, INC. 577 SECOND STREET ENCINITAS, CA 92024 PI-I (760) 230-6025 FAX (760) 230-6026 TENTATIVE MAP CT 16-04 PUD 16-03 HDP 16-01 CDP 16-21 N61'52'27''E 382.80' ~~~~~~---r---"'T"'"-----,-----~---""T""-----"'T"'"--"""T"---~-~~--"T"""--"'T"""'' 86. 27. 86. 26 86. 27 -II -~~~~~~ CD m 124.00' NOT APART [!] ~UJ ·>-rnm 8.6' SYSB 14.5' ~&lRJ©~[b '0 C\J 0 ~ ~ D[R{A]O [j(I_]@O ~@®@]@ C<Jrn m ,..:>-~0: ------------------- ' ~~}:t<~~\,1-. '1 n n LOTl 2-STORY HOUSE r--- lO C\J ------------ 8.6' SYSB "' 0 lfl r--- ~ (f) 1!1 CD 1 I I I I 0 0 C\J . ~ ,..: ~ PORCH I OJ frJ CO ru rn ~;COVERED ~ ,--------~ c~~mo ~0: ---1 r·F-~_o:_,__.;r·:-"·;..·""-'If•"'·--:·,;:''"'· ::;:O._V""EtrR-HA_N_G_~Tf-------, ~ I I I I I 117.91 20.0' SYSB 1!1 0 0 r--- PROPOSED 10' PRIVATE STORM DRAIN MAINT. AND ACCESS ESMT. LOT9 NON- BUILDABLE LOT 72.89' (f) 0 0 " 5' lD 0 "' 0"1 r--- 0 . m C\J z PROPOSED 5' STORM DRAIN EASEMENT OED. TO CITY OF CARLSBAD ------------------------------------------------~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ I uM©'IT ~@.lu<~ u[){]lliJ~ lb&[j(IJ[Q)@ [R{A]£~ [j(I_]@D '0 ®®'0 N61'52'59''E 190.80' THE FOLLOWING IS A TABLE LISTING THE PROPOSED AND REQUIRED SETBACKS FOR LOTS 1 THROUGH 8: ABBREV. N-NORTH, S-SOUTH, E-EAST, W-WEST LOT # PROP. FYSB MIN. FYSB PROP. SYSB MIN. SYSB PROP. SYSB MIN. SYSB PROP. RYSB 1 15. 1 . 5.0' 14.5' w B.6' w 12.5' E B.6' E 26.7' 2 14.9' 5.0' 13.0' w B.6' w 22.9' E B.6' E 1B.9' 3 19.0' 5.0' 10.0' w B.6' w 20.1' E B.6' E 17.4. 4 9.6' 5.0' 10.2' w 5.0' w 21.7' E 1B.9' E 19.4' 5 15.3' 5.0' B.3' w 0' w 22.5' E 20.0' E 20.0' 6 15. 1 . 5.0' 8.7' w 8.7' w 8.9' E 8.7' E 23.6' 7 14.5' 5.0' 8.0' w 8.0' w 12.2' E 8.0' E 21.7' B 20.0' 20.0' 25.8' N 9. 1 . N 13.4' s 9. 1 . s 1B.4' lRJo@o@o I [j(l_]@o I MIN. RYSB 17.3. 17.3. 17.2. 1B.9' 20.0' 9.9' 17. 7. 18. 1 . SHEET30F9 NOTE: 1. THIS EXHIBIT WAS PREPARED TO DEPICT THE PROPOSED LOCATION OF THE NEW HOMES IN RELATIONSHIP TO THE BOUNDARY AND SETBACK LINES AS DEPICTED HEREON. 2. THE LOTS THAT HAVE PROPOSED SIDELOADED GARAGES ARE REQUIRED TO HAVE ENHANCED DECORATIVE PAVEMENT FOR THE DRIVEWAYS. SETBACK NOTES: THE PROPOSED SETBACKS AS DEPICTED HEREON ARE BASED UPON CMC SECTION 21.45.070 (CMC) FOR PLANNED DEVELOPMENTS WITH THE FOLLOWING NOTES PERTAINING THE CRITERIA FOR THE LAYOUT OF SAID SETBACK LINES: 1. REFER TO SECTION D.8 OF CMC REGARDING SETBACKS FROM DRIVE ISLES FOR PROPOSED GARAGES AND STRUCTURES. 2. REFER TO SECTION D.9 FOR SIDE YARD SETBACKS FOR ONE-FAMILY DWELLINGS. BOTH OPTIONS ONE AND TWO WERE UTILIZED . 3. REFER TO SECTION D.10 FOR REAR YARD SETBACKS FOR RESIDENTIAL STRUCTURES (20% OF LOT WIDTH) . 4. LOT WIDTH FOR PURPOSES OF SETBACK DETERMINATION WAS IS MEASURED AT A POINT 20-FEET BEHIND THE FRONT BOUNDARY LINE. 5. BUILDING SETBACKS WERE MEASURED FROM THE POINT THAT IS CLOSEST TO THE BUILDING FROM EITHER THE BOUNDARY LIN~ OUTSIDE EDGE OF THE DRIVE AISL~ BACK OF SIDEWALK, OR THE NEAREST SIDE OF THE PARKING BAY LOCATED CONTIGUOUS TO THE DRIVE AISLE AS DEPICTED HEREON. 0 GRAPHIC SCALE 20 40 60 PROPOSED LOTS AND SETBACKS HIGHLAND VIEW HOMES 3794 HIGHLAND DRIVE CARLSBAD, CA 92008 ... "' "' 170 4~" 0 CLS#1317 I I I I I Cl I \ ~ +. ' I I I I I "e-r I I I I I (f) (f) (f) I I I I (f) \ I I I I I I kn I I I I lm ~ 0 (f) 0 (f) 0 (f) 0 (f) .I Jl ' ' I I I I \ 4s.o_, \ \ -I - '>.J ·S k I I '> I --:., \ \ \ \ \ \ \ '>.J \ \ ·> \ k I \ \ \ FACE OF GARAGE FINISH FLOOR \ \ 4+" I '>• ·S k ' '>.J ·• k -+ 'Bs ·< ,~OT CU'~R '•.J ·• k 0 I I I I I I \ \ \ \ X I I AR t \ RSH tP \ \ \ \ \ \ I \ I I I 'a• I k·6 ,_ I I J PRELIMINARY GRADING PLAN HIGHLAND VIEW HOMES ' LOT ) J ) ,, \ I I I It '-----+1'.~---35' UllUTY AND !cESS EASEMENT 11.1 I VARIES'-'1-4.5' 12'----l---12''----l--5.~ VARIES ,--12' MIN. '----+--:35' UllUTY AND ACCESS EASIEMEIIT---t--~ FACE OF GARAGE -. · .....•... '. 1 ROLLED CURB PER 1 2:1: IIAX I SDR50 G-4A, TYPE A _!!!ll .• . .,. .. F .. , ·. FINISH FLOOR I V~ 12XMAXI -. . ; ROLLED CURB isoR:SD G-4A, TYPE A _!!!ll I 2:1: MAX ROLLED CURBI PER . ~' I ODNCRETE SIDEWALK COASTAL LAND SOLUTIONS, INC. 017 SEOONO SlREET 5DR5D G-4A, TYPE A PCC PAVEMENT OVER BASE I /' 0.. ROLLED CURBI SDR50 G-4A, TYPE A PUBUC WATER MAIN _/ '-PUBUC SE'ItER MAIN TYPICAL PRIVAJE STREET SECTION (PCC PAVEMENT) PERVIOUS PAVEMENT ' /' PUBUC WATER MAIN_/ ~ PUBUC SEYI£R MAIN TYPICAL PRIVAJE STREET SECTION (PERVIOUS PAVEMENT) ENCINITAS. CA 92024 PH (760) 2311-6025 FAX (760) 2311-6026 ~NTS ,.,.,_., N1S I I \ II ~6'11 eli'u B.l : I I ""' 3 \I I I I I I I ~<t I I I I I (/) CT16-04/PUD 16-03/CDP 16-21/HDP 16-01 SHEET 4 's, ·6 D k NO. m [l] 's, BEARING DISTANCE S61"52'27'1¥ 23.54' 6=3"48'36" L=10.78' R=162.00 S65"41 '17'1¥ 50.14' EASEMENT NOlES: @ PROPOSED 5 FT 'MOE STORM DRAIN EASEMENT DEDICATED TO lHE CITY OF CARLSBAD ® PROPOSED 20 FT 'MOE SEYtER AND ACCESS EASEMENTS DEDICATED TO lHE CITY OF CARLSBAD 6 rn k [±] 6=61'52'27" L=9.19' R=138.00 @ PROPOSED 35 FT 'MOE GENERAL UllUTY AND ACCESS EASEMENT DEDICATED TO lHE CITY OF CARLSBAD m S61'52'27'1¥ 30.48' ® PROPOSED 10 FT PRIVATE STORM DRAIN MAINTENANCE AND ACCESS EASEMENT CONSTRUCTION NOlES: CD MASONRY RETAINING WAll ,, \ k @ INFIL1RA110N BASIN, SEE DETAIL SHEET 5 @ RISER INLET PER DETAIL SHEET 5 k 'S.J \ ·• \ \ I @ CATCH BASIN @ BROW DITCH PER 5DR50 D-75, TYPE B @ lRENCH DRAIN PER DETAIL SHEET 5 OR EQUIVALENT I (Z) PERIIEABLE PAVERS, SEE DETAIL SHEET 5 ifi @ PCC PAVEMENT @ DRIVEWAY PER 5DR50 G-14A @) ODNCRETE SIDEWALK 'ss @ PUBUC FIRE HYDRANT ·> k @ PRIVATE SlREET UGHT @) lRANSFDRMER 001 @ SlRAIGHT HEADWAll PER 5DR5D 0-30 @) RIP RAP ENERGY DISSIPATER PER SDR50 D-40, -. T=1.1' NO. 2 BACKING @) SAFETY RAIL @ YARD INLET 'Se \ ·< @ ADA RAMP AULEY TYPE PER CITY OF CARLSBAD GS-20 ' ' -@) STORM DRAIN CLEAN OUT @) SIGHT DISTANCE, NO OB..ECT ABOVE 3' PERMITTED IN lHE AREA '-+ @ FRONTAGE IMPROVEMENTS ON HIGHLAND DRIVE FOR GRADING OF A V 2:1: CROSS SLOPE AND STABIUZAllON 'MlH D.G. (' -, '-...) ~ I -; I /~J '•~, I I • \ ' I I . \ r ' I ', ' I .I I; ® I rl ,., /,.,.s I X ·9 I I k " ESTIMATED EARTHWORK QUANTITIES I ! ·I I ~i I I ~~ .I I I ----"1 I II I \ '• [ I ce .s:, I I 1 I 1 I Ii -- I \I ,., I ·• I I ' 2, 780 CUBIC YARDS CUT 9,300 CUBIC YARDS FILL 6,520 CUBIC YARDS NET" • ESTIMATE DOES NOT INCLUDE STRIPPING$, UTIUTY TRENCH VOLUMES OR ANY OVEREXCAVA TION, IF REQUIRED BY SITE CONDITlONS CONTRACTOR SHALL SATISFY SELF THAT ESTIMATES ARE CORRECT PRIOR TO COMMENCEMENT OF WORK. EARTHWORK QUANTITIES ARE ESTIMATED FOR PERMIT PURPOSES ONLY. (CALCULATED ON A THEORETICAL BASIS. ACTUAL QUANTITIES MAY VARY DUE TO SHRINKAGE OR SWELL FACTORS). PREPARED BY: COASTAL LAND SOLUTIONS, INC. 577 SECOND STREET ENCINITAS, CA 92024 760-230-6025 3-31-17 DAVID V. CARON, RCE 70066 DATE GRAPHIC SCALE -----,.=20' ------0 20 40 60 ' ~ v~------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ ... CB OVERFLOW OUll.ET WA 1ER SURFACE AT VaMP -------"-- PIPE INUET 18" MEDIA 'MlH MIN. 5 IN/ltR AL TRA llON RATE 12"X12" (INSIDE DIM.) PCC. BOX TO BE BUILT PROFILE INFILTRATION BASIN NTS TG=SEE PLAN FLAT BASIN FLOOR 'MlH NA llVE GRASS PERVIOUS BOTTON RISER INLET DETAIL N.T.S. VOID ALlER -1/rf TO 3/8" (NO. AGGREGATE IN DECORAllVE PERVIOUS PAVERS CHOKER COURSE -4" lHICK OF 3/8" TO 1 /2" (NO. 57) CRUSHED ROCK SOIL SUBGRADE PERMEABLE PAVERS DETAIL N.T.S. NOTES: -ALL AGGREGATE MUST BE CLEAN/WASIHED AND FREE OF ANES (SAND, SILT, ETC.) -EACH COURSE SHALL BE VIBRATORY COMPACTED BEFORE PLACEMENT OF NEXT COURSE -NO IMPERVIOUS UNER OR AllER FABRIC IS TO BE USED -SPECIAL APPROVAL REQUIRED FOR USE IN HIGHLY EXPANSIVE SOIL -SUBDRAIN MAY BE REQUIRED. -PAVERS SHALL SUPPORT A MINIMUM LOAD OF 75,000 LBS CLS#1317 COASTAL LAND SOLUTIONS, INC. 577 SECOND STREET ENCINITAs. CA 92024 PH (760) 230-6025 FAX (760) 230-6026 PRELIMINARY GRADING PLAN HIGHLAND VIEW HOMES ACO KLASSIKDRAIN KlOOS FRAME AND OR -J 4• 1 LENGlH AS SHOWN ON PLANS ~ :_'. 5-PER ~ I ~ ~~ :J':tt:.'-~:;;:: .r_:,:·:; ::I 2 at SEC"QCII A A tjQ][; -Is• I- . ·, ·:"· ~-~-·· -~;·:·~ ·." . J .... ~ ~ : .. . .-~.:-; :j_···. -~;-<: ::.: . : ·:-·,•· .·· ... · -.;.~:: ·!-:"· ,· ·~;;;;.,\ """"· . ... ~ ~· ,;:;·.-. , .. . a.o· END lr!EW ACO KLASSDRAIN D.5ll: SLOPED CHANNELS SHALL BE CONNECTED TO CREATE CONllNUOUSLY SLOPING RUN. HALF METER CHANNELS AND NEUTRAL SLOPING CHANNELS ARE ALSO AVAILABLE. INSTALL PER MANUFACTURERS RECOMMENDAllONS. 6" WIDE TRENCH DRAIN (PVT) 180 170 160 0+75 150 140 130 0+75 160 150 140 130 0+75 160 150 140 0+75 I RETAINING WALL ~ VARIES 1 ~ EXISllNG ~FACE VAijrES 9.1 / .,QEW,u.,.. PROPO oo su~_/ /: r CURB AND GU 1+00 I PARKING AREA-I PRIVATE SffiEET SECTION A-A SCALE. HOR.: 1" = 20' VERT: 1" = 10' [1ER 150 INALTRAllON -' I INFll' BASIN \ /"""-... ~ EXISllNG SURFACE -~ L 140 PROPOSIOD SURFACE____, I 1+00 "" -"\ "" \ - ~ SEC]ON 8-8 SCALE. HOR.: 1" = 20' VERT: 1" = 10' r L EXISllNG 130 1+75 ---\/ 1+00 :-' PRIVATE SffiEET SECTION C-C SCALE. / HOR.: 1• = 20' VERT: 1" = 10' -TOP OF STAIR 1,...---BUILDING l !All 160 ~ ,....__ '\ -.::::::\ ...... - \ "-- \._ 1+00 WALL EXISllNG "" SURFACE SECTION D-D SCALE. HOR.: 1" = 20' VERT: 1" = 10' 150 140 1+75 180 170 160 2+00 160 150 140 130 2+00 CT16-04/PUD 16-03/CDP 16-21/HDP 16-01 SHEET 5 PREPARED BY: COASTAL LAND SOLUTIONS, INC. 577 S£COND STRffT E:NCINITAS, CA 92024 760-230-6025 3-31-17 DAVID V. CARON, RCE: 70066 DA 7E GRAPHIC SCALE 1"=20' -----------0 20 40 60 ' ~ v~------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------~ .... PRELIMINARY GRADING PLAN HIGHLAND VIEW HOMES CT16-04/PUD 16-03/CDP 16-21/HDP 16-01 SHEET 6 180~------~----~-------------------------r--------------------------------~------------------------------~------~180 It ~ BUILDING FACE --......_ It 1--------t---==-~~::---j/---------'~---~~~BUILDING FACE---....__ 170 I r---.. .......... ~--r--- 170 ~~~--ff-~_~.~~~~--~1 FF=163.00 RETAINING WALL ----' ; ~..=o ' l[l. 160 r-------r---_, ___ \~-=~==~----==~~--~~7~r~~:\=~=====~---------t-------r--r-----------------------.------+-------1160 '--STORM DRAIN RETAINING WALL/ t-: It STORM DRAIN _/ ~ ff=154.00 ~ BUILDING FACE ~ STORM DRAIN ~ I 150 ~------+--------------------------------+------------------~---/------IT=1~~r----l--------,11----r11--~-------1150 PROPOSED SUR~..____ -----~ .... STORM DRAIN ____::.....< ~-::---...-STORM DRAIN / 1-----~-----------------~----------~RET~AIN~IN~G~W~ALL~:_~~~~~~~===-~==~==~-=--~~~=~~BR~O~W ~~~~~----1 140 140 \___ 'IEGETAll'IE DRAINAGE CHANNEL ---' PROF!!.£; Z-Z HOR.: 1"=20' VERT: 1"=10' EXISllNG SURFACE 130~------~------------------------------~--------------------------------~------------------------------~------~130 0+75 1+00 2+00 3+00 4+00 4+25 180 r----~-----------------r-------~----------+----.lt------------~-----------------r----------------~1~ R/W ~ BUILDING FACE ---........... ::~jt=-~==~W~-1~7~0.00~~--~~;=:r~-----------1~~---l·---t~--------------~~~-------------------------------t--------~---------------------i ~~BUILDING FA:JCE -~ v~ BUILDING FACE ---- 170 r-----[::::=----:::=:::--::::;:;;~~== -170 ~ II I FF=16"4.70 1 ltL----flt:;?,.--PRIVATE ROAlD 11.1 PROPOSED SURFACE __/ j _ 1./ PERVIOUS PAVEMENT RETAINING WALL =1.. STORM QRAIN ~ [---~ 160 j-------j-------------t----------------t-------------t-~\~~~~------j-~ ~~-t~=C~===fF~,~~l!5~9~.00~----------~---t-------r----,-------------~--------~~---------------------j 160 \...._ STORM DRAIN "". = ---~ BUILDING FACE ~ ; RETAI lNG WALL__/ ~ II BROW ~TCH ----;-\.II ~~=1"'9.~00 : " 150 ~------t--------------------------------t--------------------------------j--------------------~~~~==~~~~~p---\l~~t===:!ff~1~~~~ .. W!===j=~==~-----1~---------------------1 100 I -----..v ~ v I ___...../ - PRIVATE RAID------f\---8" WATER MAIN I --140 ~--~-------------~-------------~----------~~~~~~-~\~~~~-~~~==~~~~--~;-_~t\=~~~-----~140 I 8" STORM ORA I _/ \...._ 8" SEVER MAIN _;----\__ BROW ~~ PROFILE: Y Y HOR.: 1"=20' VERT: 1"=10' EXISllNG SURFACE _/ 'IEGETAll'IE DRAINA j;E CHANNEL ---' 130~------~------------------------------~--------------------------------~------------------------------~------------------------------~------------------------------~1~ 0+ 75 1+00 2+00 3+00 4+00 5+00 6+00 L---+------1--::;:::;-~~~B~UI':"LD~ING~FA~CE:._:• --.........=:::~,H --~It~=::=o-i~'7=, PRIVATE ROAD 170 r ........_!' I/ COIICREIE PAVEt;tEN..----,--+---------1--------B-UILD-I-NG-F-ACE----....__---I+----------l 170 v--It f-SIDEWALK I PRIVATE ROAlD It ""'-It ,/r SIDEWALK " I ~ ~-B_UILD_I_NG_F_ACE_. __ ~~~+---------~-----II------PF ... ~.-----14-----~----------~160 -------~----=_,.,._ -~~~~ =~:::;:::::f..!b~~ FF-157.00 FF=163.00 ~STORM DRAIN BROW DITCH I RETAINING WALL 160 1---------+----IHI ~ = --+--BROW Dl~ -~ ---I 8" WATER MAIN _/ / BROW Dl~ 150 L_------i------r----------------------------t--------~S~I~~DR~AI~N~~-t====~fF~,=1~~9~.00~.~=i~======~-i~~Rfl~~~~===-~==-i=====1f==--------1100 f '---RETAINING WALL '---\___ 8" STORM DRAIN RE AINING WALL _/ 8" SEVER MAIN STORM RAIN _/ 140~------~--------------------------------~--------------------------------_.--------------------------------~----------------~140 0+75 1+00 2+00 PROFILE; X-X 3+00 4+00 4+00 HOR.: 1"=20' VERT: 1"=10' D -COASTAL LAND SOLUTIONS, INC. Ctl 577 SECOND S1REET ~ -'\ ENCNITAS. CA 92024 "\..J ~<mAl~~ PREPARED BY: COASTAL LAND SOLUTIONS, INC. 577 S£COND STRffT E:NCINITAS, CA 92024 760-230-6025 3-31-17 DAVID V. CARON, RCE: 70066 DA 7E ~ CLS#1317 v~------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------~ .... "' "' 170 I I I I I I Cl I +. ' "s.r ' I I I I (f) (f) (f) =~~~_;____.j \ (f) 0 I I I I I I I I I I I I I (f) I I I I kn I I I I I en 0 (f) 0 (f) 0 (f) 0 0 (f) 0 (f) 0 (f) .I II ' -- '>.J ·S \ \ \ I \ \ \ \ k \ \ \ '- '>.J ·> k '~ D -COASTAL LAND SOLUTIONS, INC. Ctl 577 SECOND S1REET ~ -'\ ENCINITAS. CA 92024 "\..J ~<mAl~~ I I I I \ 4s.o_, \ \ I I I '>• I ·• \ \ \ \ \ ' \ \ 4+" I '>• ·S k \ ' '>.J ·• k T 8 I I I I I I \ \ \ \ ' X I I AR t \ I RSHtP\ I I \ \ LOl] 1 I \ \ \ \ I I \ I I I I I I I 'as 1 I k·B I I I I I I PREll M I NARY UTILITY PLAN HIGHLAND VIEW HOMES ' ' I - \ I I I I I f I x I 1) I I I \ \ \ I I I I \ I I I I I I I I I I I :udli I I I I I I I I I :~ I I I I I I I I \ I I ) J I I < ' ,, J I I I I I I )x I I ' ( I I I I I I I I I I I I I I I ls i I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ) I I I I I I I I I I I , ) \ I I I I I I I I I I I I ~, :I I I I 1-- \ \ r-------,-L(If?~:-J ' LOT 3 :"-< .. '- I 10 IO 1[7? I o I § I"' 10 .. 0 's• 6 \ k \ I I \ \ \ ~ \ \ \ ,, k \ k 'S.J \ ·• \ \ I 'I (f) I 1\ l I \---I lui I -"' "' 'ss ·> k co, - 'Se ·< '-'- CT16-04/PUD 16-03/CDP 16-21/HDP 16-01 SHEET 7 EASEMENT NOTES: @ PROPOSED 5 FT \\1DE STORM DRAIN EASEMENT DEDICATED TO lHE CITY OF CARLSBAD ® PROPOSED 20 FT WIDE SE'ItER AND ACCESS EASEMENTS DEDICATED TO lHE CITY OF CARLSBAD @ PROPOSED 35 FT WIDE GENERAL UllUTY AND ACCESS EASEMENT DEDICATED TO lHE CITY OF CARLSBAD ® PROPOSED 10 FT PRIVATE STORM DRAIN MAINTENANCE AND ACCESS EASEMENT. COVENANT FOR PRIVATE STDRII DRAIN AND MAINTENANCE ACCESS OVER LOT 5. UTILITY NOTES: @ SE'ItER MANHOLE PER CITY STD. S-1 @ 8" PUBUC SEWER MAIN -SDR 35 @ 4" SE'ItER LA llERAL PER CITY STD. 5-7 @ 8" PUBUC PVC WATER MAIN @) 1" WATER LATERAL PER CITY STD. w-JA @) PRIVATE STORM DRAIN MANHOLE PER SDRSD D-09 @ 8" PRIVATE HOPE STORM DRAIN @ 4" PRIVATE HOPE STORM DRAIN @ 12" PRIVATE HOPE STORM DRAIN @) PERFORATED UNDER DRAIN PIPE PREPARED BY: COASTAL LAND SOLUTIONS, INC. 577 S£COND STRffT E:NCINITAS, CA 92024 760-230-6025 3-31-17 DAVID V. CARON, RCE: 70066 DA 7E GRAPHIC SCALE 1"=20' -----------0 20 40 60 ~ CLS#1317 v~------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ ... "' "' 170 I I I I I I Cl I \ (f) \ \(f) \ 0 (f) 0 (f) I' \l i7l (f)'~-1/ ~ (f) I (f) I I I 0 (f) 0 (f) ' -- '>.J ·S + I I \ I \ I \ \ I =~~~_;____.j \ (f) 0 CLS#1317 I I I I I I I I I I I I I (f) I I I I kn I I I I I en 0 (f) 0 (f) .I I COASTAL LAND SOLUTIONS, INC. 017 SECOND S1REET ENCNITAS. CA 92024 PH (760) 230-6025 FAX (760) 230-6026 '- '>.J ·> + I I I I \ 4s.o_, I \ I I I '>, I ·< \ \ \ I \ ' \ \ '>.J 4+" ·• + I '>• ·S + I ' T 8 ........ "'::::..__ -- ~ I I I I I I \ I I \ ' X I I AR t \ I RSHtP\ \ \ \ I \ I I I I I I I I I 'as 1 I +'6 I I I I I I I! II I I PRELIMINARY GRADING PLAN HIGHLAND VIEW HOMES ' / ~ I \ I I \ I f I x 1) \ I I \ I \ I I \ I \ I I I I I I I I XI I I I LO li 1 I I I I ~d T! I I I I LOT 3 ( I I ) I I I I I I I I I I I I I I I I I I I I I I I I I I I I ) I I I I I I I I I I \ I \ \ I I I I I I I I I I :~ I I I I I \ I I I I ' J I I I .ixl ' ( I I I I I I I I I I I I I I I I I I 11 pi I I I I I I I I I I I 1 I I I I I 1 I I I I I 1 I I I I t :s: I I I I I I I 1 I I 1 I I 1 I I 1 I I 1 I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I , ) \ I I I I I I I I I I I I I I I I l j I I I I I :~-~ I I I I I I I I I I I I I ' 'ld; 5 { i I I i I I I ( 1 I~ I I 1 I I I I g: I I I I t I I I I I lUll I ~ I' I I I I I 10 IO 1[7? I 0 I c ;;o \fTI 0 \ \ \ I I I I I I 's, ·6 + D CT16-04/PUD 16-03/CDP 16-21/HDP 16-01 SHEET 8 PREPARED BY: COASTAL LAND SOLUnONS, INC. 577 SECOND STI?ffT ENCINITAS, CA 92024 760-230-6025 J-J!-17 DAVID V. CARON, RCE: 70066 DA 1E GRAPHIC SCALE -----,.=20' ------0 20 40 60 ' ~ v~------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------~ ... , __ _ X ------------ s-- --- D -COASTAL LAND SOLUTIONS, INC. Ctl 577 SECOND S1REET ~ -'\ ENCNITAS. CA 92024 "\..J ~<mAl~~ LINE OF SIGHT HIGHLAND VIEW HOMES ~-v .v ~ --r., w l I f-/ v I~J;;= ~ ,_--fJ+------l-----,.__--.--T"' & !"' ,J &' '11-c;d'----"t_.--:-1r''--"-' .i <o ~~~ /~ CT16-04/PUD 16-03/CDP 16-21/HDP 16-01 SHEET 9 PREPARED BY: COASTAL LAND SOLUnONS, INC. 577 SECOND STI?ffT ENCINITAS, CA 92024 760-230-6025 J-J!-17 DAVID V. CARON, RCE: 70066 DA 1E GRAPHIC SCALE -----,.=20' ------$L-_c_LS~#-13_1_7 _______________________________________________________________________________________________________________________________________________________________________________________________ o ______ 2_o ______ 40 ______ s_o __ ~ PROJECT SUMMARY THIS IS AN 8 LOT SINGLE FAMILY PROJECT LOCATED ON HIGHLAND AVENUE BETWEEN TAMARACK AND MAGNOLIA AVENUE. IN CARLSBAD CA. POLICY 44 REQUIREMENTS INCLUDE: 2 OF THE 8 LOTS ARE SINGLE STORY (25%) RESIDENCES. EXPOSED RAFTER TAILS, KNEE BRACES, COLUMNS, BRICK AND STONE VENEER, FIBER CEMENT SIDING, DECKS AND BALCONIES, ARCHITECTURAL PLANE CHANGES AND A VARIETY OF ROOF HEIGHTS ARCHITECTURAL STYLES FARMHOUSE CRAFTSMAN HIGHLAND VIEW HOMES FOR CARLSBAD COASTAL VIEWS LLC IN CARLSBAD, CALIFORNIA BY SPIRE ARCHITECTURAL DESIGNS INC. (760-4 73-2415) ARCHITECTURE LOT 1 4 BEDROOM 41/2 BATH OFFICE, OPT. GUEST SUITE 3CARGARAGE TOTAL SF OF MAIN HOUSE IS 3,801 TOTAL GARAGE, STORAGE AND WORKSHOP SF IS 1,044 TOTAL DECKS/PORCH SF IS 299 LOT2 4 BEDROOM 31/2 BATH 3CARGARAGE TOTAL SF OF MAIN HOUSE IS 3,070 TOTAL SF OF AFFORDABLE /ACCESSORY DWELLING UNIT IS 637 TOTAL GARAGE, STORAGE AND WORKSHOP SF IS 2,147 TOTAL DECKS/PORCH SF IS 373 LOT3 3BEDROOM 21/2 BATH 2CARGARAGE TOTAL SF OF MAIN HOUSE IS 2,760 TOTAL GARAGE/STORAGE SF IS 551 TOTAL DECKS/PORCH SF IS 133 LOT4 3BEDROOM 21/2 BATH 2CARGARAGE TOTAL SF OF MAIN HOUSE IS 2,760 TOTAL GARAGE/STORAGE SF IS 551 TOTAL DECKS/PORCH SF IS 114 LOT5 4BEDROOM 31/2 BATH 3CARGARAGE TOTAL SF OF MAIN HOUSE IS 3,095 TOTAL SF OF ACCESSORY DWELLING IS 639 TOTAL GARAGE, STORAGE AND WORKSHOP SF IS 2,065 TOTAL DECKS/PORCH SF IS 281 LOT6 4BEDROOM 31/2 BATH 3CARGARAGE TOTAL SF OF MAIN HOUSE IS 2,990 TOTAL SF OF ACCESSORY DWELLING IS 638 TOTAL GARAGE, STORAGE AND WORKSHOP SF IS 2,140 TOTAL DECKS/PORCH SF IS 281 LOT? 4BEDROOM 41/2 BATH OFFICE, OPT. GUEST SUITE 3CARGARAGE TOTAL SF OF MAIN HOUSE IS 3,828 TOTAL GARAGE, STORAGE AND WORKSHOP SF IS 1,044 TOTAL DECKS/PORCH SF IS 281 LOTS 4BEDROOM 41/2 BATH OFFICE, OPT. GUEST SUITE 3CARGARAGE TOTAL SF OF MAIN HOUSE IS 3,801 TOTAL GARAGE, STORAGE AND WORKSHOP SF IS 766 TOTAL DECK SF IS 281 CODE INFORMATION CALIFORNIA BUILDING CODE (CBC) 2016 CALIFORNIA MECHANICAL CODE (CMC) 2016 CALIFORNIA PLUMBING CODE (CPC) 2016 CALIFORNIA ELECTRICAL CODE (CEC) 2016 CALIFORNIA FIRE CODE (CFC) 2016 CALIFORNIA ENERGY CODE (T-24) 2016 THIS PROJECT SHALL COMPLY WITH THE STATE OF CALIFORNIA GREEN BUILDING CODE. USE AND OCCUPANCY CLASSIFICATION RESIDENTIAL GROUP R-4 TYPE OF CONSTRUCTION R3 SINGLE FAMILY FULLY SPRINKLERED APN NUMBER 205-220-94 PLANNING SUBMITTAL 1 MAY 9, 2016 PLANNING SUBMITTAL 2 NOVEMBER 23, 2016 PLANNING SUBMITTAL 3 FEBRUARY 16, 2017 PLANNING SUBMITTAL 4 MARCH 27, 2017 ffi CLIENT REVISIONS 02-13-2017 JPJ J\ CITY OF CARLSBAD ~ PLANNING REVISIONS 10-12-2016 JPJ REVISIONS SHEET: cs DATE: 12-30-2016 DINING13'-0"x12'-3"20' x 20' CLEARGARAGEOFFICE/GUEST SUITE13'-6"x11'-6"FOYERPOWDERBATH 4GREAT ROOM16'-0"x17'-5"KITCHEN18'-0"x21'-0"GARAGE/STORAGEUPNOOKPANTRY8'-6"x8'-0"5' x 9' x 9'405 CUBIC FT.STORAGE2'-0" 2'-6"2'-10"2'-8"7'-6"47'-0"19'-9 1/2"24'-4 1/2"29'-7 1/2"8'-10 1/2"20'-6"17'-7 1/2"18'-2 1/2"7'-9"12'-3 1/2"20'-11"18'-3"8'-3 1/2"13'-0 1/2"5'-3 1/4"COVEREDPORCH19'-8"x7'-6"HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016FIRST FLOOR1,588 SF.3,801 SF. TOTALA1.1SHEET:SCALE: 1/4" = 1'-0"04816TWO STORYFLOOR PLANLOT 14 BEDROOM4 1/2 BATHOFFICE, OPT. BED 53 CAR GARAGE1CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ11 MASTERBEDROOM16'-2"x15'-6"MASTERBATH14'-4"x10'-4"BEDROOM 211'-5"x11'-2"BEDROOM 312'-0"x11'-4"BEDROOM 4COVEREDDECKOPEN TOBELOW13'-2"x14'-9"LOFTLOW LINENLOW LINEN W.I.C.DNBATH 2BATH 38'-7"x9'-0"LAUNDRYLOW LINENVANITYDECKOPEN TOBELOW2'-0" 2'-6"2'-10"3'-8"7'-6"47'-0"19'-9 1/2"24'-4 1/2"29'-7 1/2"8'-10 1/2"20'-6"17'-7 1/2"18'-2 1/2"7'-9"12'-3 1/2"HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016SECOND FLOOR2,213 SF.3,801 SF. TOTALA1.2SHEET:SCALE: 1/4" = 1'-0"04816TWO STORYFLOOR PLANLOT 14 BEDROOM4 1/2 BATHOFFICE, OPT. BED 53 CAR GARAGE EXPOSEDRAFTER TAILSTUCCODECORATIVEDECK RAILINGFIBER CEMENTBOARD AND BATTGABLE ENDDECORATIVE CORBEL+/- 28'-10"DECORATIVESHUTTERSEXPOSEDRAFTER TAILDECORATIVESTONEVENEERDECORATIVEWINDOW TRIMTOP OF PADEXPOSEDRAFTER TAILSTUCCODECORATIVEWINDOW TRIMDECORATIVECORBEL+/- 28'-10"FIBER CEMENTBOARD AND BATTGABLE ENDDECORATIVESHUTTERSCOMP SHINGLEROOFTOP OF PAD7'-6"9'-1" +/- 28'-10"DECORATIVESTONEVENEERDECORATIVESTONEVENEERSTUCCODECORATIVEWINDOW TRIMCOMP SHINGLEROOFDECORATIVEDECK RAILINGEXPOSEDRAFTER TAILTOP OF PADDECORATIVESTONEVENEERDECORATIVESHUTTERSEXPOSEDRAFTER TAILDECORATIVEWINDOW TRIM+/- 28'-10"EXPOSEDRAFTER TAILTOP OF PADRIDGE RIDGE RIDGE RIDGE3.5123.5123.5123.5123.5123.5123.5 12 3.512 3.5 12 HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016FRONT ELEVATIONA1.3SHEET:SCALE: 1/8" = 1'-0"081632ELEVATIONSLOT 14 BEDROOM4 1/2 BATHOFFICE, OPT. BED 53 CAR GARAGERIGHT SIDE ELEVATIONREAR ELEVATIONLEFT SIDE ELEVATIONROOF PLANARCHITECTURAL PLANE CHANGESINGLE STORY AREA12345123412351234461CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ11 UPENTRYBATHGARAGE20' x 20' CLEARGARAGEKEY DROP &STORAGE5' x 9' x 9'405 CUBIC FT.STORAGEWORKSHOP/STORAGEDININGLIVING14'-7"x11'-0"W/DBEDROOM10'-7"x12'-6"STORAGEPOWDER68'-6" 5'-0 1/2"2'-1"24'-3 1/2"22'-0"2'-5"50'-4"23'-0"6'-8"18'-4"2'-4"12'-8"14'-11"14'-4 1/2"6'-6 1/2"14'-6"HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016A2.1SHEET:SCALE: 1/4" = 1'-0"04816GARAGE ANDAFFORDABLE UNITFLOOR PLANLOT 2ENTRY107 SF.GARAGE/ STORAGE2,147 SF.AFFORDABLE UNIT637 SF.1CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ1AFFORDABLE UNIT1 BEDROOM 211'-5"x11'-2"DINING14'-6"x14'-0"FAMILY20'-9"x18'-2"DNMASTERBATHPANTRYBATH 3POWDERW.I.C.KITCHEN18'-4"x5'-0"11'-9"x11'-2"FOYERDECK22'-6"x14'-0"BEDROOM 4BATH 2BEDROOM 311'-8"x11'-2"MASTERBEDROOM14'-8"x18'-9"LINENLAUNDRY7'-0"x9'-0"6'-6"x6'-10"COVEREDPATIO17'-10"x11'-0"COVEREDPORCHOPTIONALFIREPLACEDNDN68'-6" 5'-0 1/2"2'-1"24'-3 1/2"34'-8"2'-5"50'-4"23'-0"25'-0"2'-4"HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016FIRST FLOOR2,963 SF.3,070 SF. TOTALA2.2SHEET:SCALE: 1/4" = 1'-0"04816TWO STORYFLOOR PLANLOT 24 BEDROOM3 1/2 BATH3 CAR GARAGE1CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ1 DECORATIVEDECK RAILINGFIBER CEMENTBOARD AND BATTGABLE ENDDECORATIVE CORBELAT GABLE+/- 18'-9"DECORATIVEFIBER CEMENTSIDINGDECORATIVEWINDOW TRIMWITH CORBELS+/- 28'-5"TOP OF EXISTINGGRADETOP OF PADCHIMNEY AT OPT.FIREPLACEEXPOSEDRAFTER TAILSTUCCODECORATIVEWINDOW TRIMCOMP SHINGLEROOF+/- 28'-5"FIBER CEMENTBOARD AND BATTGABLE ENDDECORATIVE CORBELAT GABLETOP OF PADCHIMNEY AT OPT.FIREPLACEDECORATIVE GABLEEND VENT+/- 19'-5"EXPOSEDRAFTER TAILDECORATIVEWINDOW TRIMTOP OF EXISTINGGRADEEXPOSEDRAFTER TAILDECORATIVEWINDOW TRIM+/- 17'-5" +/- 28'-5"COMP SHINGLEROOFSTUCCOTOP OF EXISTINGGRADETOP OF PADCHIMNEY AT OPT.FIREPLACERIDGE RIDGE RIDGERIDGEVALLEYVALLEYHIPHIP3.5123.5123.5123.5 123.5 12 3.5 12 HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016A2.3SHEET:SCALE: 1/8" = 1'-0"081632ELEVATIONSLOT 24 BEDROOM3 1/2 BATH3 CAR GARAGEFRONT ELEVATIONRIGHT SIDE ELEVATIONREAR ELEVATIONLEFT SIDE ELEVATIONROOF PLANARCHITECTURAL PLANE CHANGESINGLE STORY AREA1235123412141CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ11 69'-0"4'-8 1/2" 24'-4 1/2"13'-3"31'-4 1/2" 7'-9"51'-2"29'-5"21'-9"GREAT ROOM16 '-0"x16'-0"DINING16'-0"x14'-0"BEDROOM 3/OFFICEBATH 2COVEREDPORCHMASTERBEDROOM18'-5"x16'-0"MASTERBATHW.I.C.LAUNDRY8'-8"x14'-10"COURTYARDOPT. WALL & FIREPLACE NOOK13'-9"x9'-3"KITCHEN13'-9"x18'-0"POWDER20' x 20' CLEARBEDROOM 2FOYERGARAGECOVEREDPORCHBUTLER PANTRYLOW LINENVANITY LOW LINEN3'-9"12'-6"x11'-6"12'-0"x12'-0"7'-0"x9'-6"4' x 11' x 9'405 CUBIC FT.STORAGE13'-0"x8'-6"SCALE: 1/4" = 1'-0"04816HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016FIRST FLOOR2,760 SF.SINGLE STORYFLOOR PLANLOT 3A3.1SHEET:3 BEDROOM2 1/2 BATH2 CAR GARAGE1CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ1 STUCCODECORATIVE CORBELAT GABLEDECORATIVEWINDOW TRIM+/- 18'-9"FIBER CEMENTBOARD AND BATTSIDINGDECORATIVEBRICK VENEERDECORATIVEBRICK VENEERTOP OF PADEXPOSEDRAFTER TAILSTUCCOCOMP SHINGLEROOFFIBER CEMENTBOARD AND BATTSIDINGDECORATIVEBRICK VENEERFIBER CEMENTSIDING ATGABLE ENDFIBER CEMENTSIDING ATGABLE END+/- 18'-9"DECORATIVEWINDOW TRIMTOP OF PADDECORATIVEWINDOW TRIMFIBER CEMENTSIDING ATGABLE ENDFIBER CEMENTSIDING ATGABLE ENDFIBER CEMENTBOARD AND BATTSIDINGDECORATIVEBRICK VENEERCOMP SHINGLEROOF+/- 18'-9"TOP OF PADSTUCCOSTUCCOCOMP SHINGLEROOFDECORATIVE CORBELAT GABLEDECORATIVEWINDOW TRIM+/- 18'-9"TOP OF PADRIDGE412412 RIDGE412412RIDGE VALLEYVALLEY VALLEYVALLEYVALLEYVALLEY4 12 412412 4 12 4 12 412 SCALE: 1/8" = 1'-0"081632HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016ELEVATIONSLOT 3A3.2SHEET:3 BEDROOM2 1/2 BATH2 CAR GARAGEROOF PLANARCHITECTURAL PLANE CHANGESINGLE STORY AREA1231231212FRONT ELEVATIONRIGHT SIDE ELEVATIONREAR ELEVATIONLEFT SIDE ELEVATION1CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ11 GREAT ROOM16'-0"x16'-0"DINING16'-0"x14'-0"BEDROOM 3/OFFICE12'-6"x11'-6"BATH 2COVEREDPORCHMASTERBEDROOM18'-5"x16'-0"MASTERBATHW.I.C.LAUNDRY8'-8"x14'-0"COURTYARDOPT. WALL &FIREPLACE NOOK13'-9"x9'-3"KITCHEN13'-9"x18'-0"POWDER20' x 20' CLEARBEDROOM 212'-0"x12'-0"FOYER7'-0"x9'-6"GARAGECOVEREDPORCHBUTLERPANTRY LOW LINENVANITY4' x 11' x 9'405 CUBIC FT.STORAGELOW LINEN69'-0"4'-0 1/2"24'-4 1/2"13'-3"31'-4 1/2"51'-2"21'-1 1/2"8'-2 1/2"21'-10"7'-1 1/2"13'-0"x8'-6"3'-9"SCALE: 1/4" = 1'-0"04816HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016FIRST FLOOR2,760 SF.SINGLE STORYFLOOR PLANLOT 4A4.1SHEET:3 BEDROOM2 1/2 BATH2 CAR GARAGE1CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ1 EXPOSEDRAFTER TAILDECORATIVEWINDOW TRIMWITH SHUTTERSCOMP SHINGLEROOF+/- 17'-9"STUCCODECORATIVESTONE VENEERWITH BRICK CAPFIBER CEMENTBOARD AND BATTSIDINGTOP OF PADSTUCCODECORATIVEWINDOW TRIM+/- 17'-9"EXPOSEDRAFTER TAILDECORATIVECORBEL ATGABLE ENDDECORATIVECORBEL ATGABLE ENDDECORATIVESTONE VENEERWITH BRICK CAPFIBER CEMENTBOARD AND BATTSIDINGTOP OF PAD+/- 17'-9"DECORATIVEWINDOW TRIMCOMP SHINGLEROOFSTUCCODECORATIVESTONE VENEERWITH BRICK CAPEXPOSEDRAFTER TAILDECORATIVECORBEL ATGABLE ENDDECORATIVECORBEL ATGABLE ENDDECORATIVEWINDOW TRIMFIBER CEMENTBOARD AND BATTSIDINGTOP OF PAD+/- 17'-9"DECORATIVEWINDOW TRIMSTUCCOCOMP SHINGLEROOFEXPOSEDRAFTER TAIL+/- 17'-9"TOP OF PADRIDGE1212 RIDGE3.5123.512RIDGE VALLEYVALLEY VALLEYVALLEYVALLEY VALLEY3.5 12 1212 12 3.5 12 3.512 3.53.53.5 3.5 3.5 SCALE: 1/4" = 1'-0"081632HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016FRONT ELEVATIONFARMHOUSEELEVATIONSLOT 4A4.2SHEET:3 BEDROOM2 1/2 BATH2 CAR GARAGERIGHT SIDE ELEVATIONREAR ELEVATIONLEFT SIDE ELEVATION1CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ11231231212ROOF PLANARCHITECTURAL PLANE CHANGESINGLE STORY AREA DININGLIVING12'-11"x14'-7"BEDROOM11'-2"x10'-1"KITCHENGARAGE20' x 20' CLEARUPKEY DROP STORAGE FOYERBATHWORKSHOP/STORAGE5' x 9' x 9'405 CUBIC FT.STORAGE572 SQ. FT.609 SQ. FT.POWDER5'-6"x5'-6"W/DLOCKABLESTORAGEWORKSHOP/STORAGESHELF LINENCOATS70'-6" 11'-1"15'-3 1/2"34'-8"2'-5"50'-4"18'-6"6'-8"22'-11"HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016A5.1SHEET:SCALE: 1/4" = 1'-0"04816TUCK UNDERFLOOR PLANLOT 54 BEDROOM3 1/2 BATH2 CAR GARAGEGARAGE, STORAGE ANDWORKSHOP 2,065 SF.ACCESSORY DWELLING638 SF.1CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ1 "' ' "' ~ 14'-11" 14'-4" 12'-0" 2'-4" r 1 77 BEd, RooM 2 I I 16'-S'xTI I I !\1 ll_J ~r==~ II II -1-I BATH 2~ : U_U_U_lJD A 0 i 6'-7" COVERED PATIO 6'-6"x6'-10n 14'-6" 2'-8" 11'-10" h ()BAT~ J 0 '( Q D .----------'======--! I I I ~ l\\\I\\\\\IHI\I\\1\\\\I I BEDROOM4 () \_ r_) ao 11111111111111111 I = I 0 __) n MASTER I\ ~ --71 ~Aim n 0 BATH : ~< : P •• \R 'b-1/_~DR~ ~--~ : Q --G}---J I D ~D 12'-0"x11'-2~ W.I.C. 6'-6"x4'-8" 1\11\\\l\\\\\l\\l\\\\l\\l\\\ 1 = 1 r-----------~----------fl /~ I I -. v n--n n--n II II KITCHEN f,T/ I I I I I I I I 22._4·.,s·-s.. ~/~'~ I I I I II\ I I II m f==1 m I I II II :'>([::J81 ~ )I( : : II : : !?~.b~G: : D : : : : : : = c ~ = = = = = = = ~ l' II ~g~ II II II I I I I I I I I --&rv----------------r---r~~~ ------T-----~ U __ U __ U __ U p 1-- . 1--p ~=====!:==::::::.......':=::::;E::~~I ~ ffi I I If===\===='-'~ i::! - I I I FOYEI ~ COVERED PORCH I I OJ li I FAj'v11LY I - rl\ll\\1\1\11-~ N I ----'k------'1~---0::::: = = = = = = = 0::: = = = = = = = D DECK I I D D D D 25'-2'' I I D 22'-11" 48'-1" OJ MAIN HOUSE FLOOR PLAN 3,095 SF. TOTAL HIGHLAND VIEW HOMES FOR CARLSBAD COASTAL VIEWS LLC IN CARLSBAD, CALIFORNIA BY SPIRE ARCHITECTURAL DESIGNS INC. ffi CLIENT REVISIONS 02-13-2017 JPJ TUCK UNDER FLOOR PLAN LOTS 4 BEDROOM 3 1/2 BATH 2 CAR GARAGE NOVEMBER 23, 2016 SCALE: 1/4" = 1'-0" 0 4 B 16 12 3 ,---- L A 5 2 ' I I I I I I I I I ~--------------- 1 A I 4 I I 12~ I I 1 ' w (!) c a: 1/ 1/ / 1/ 1/ / 1/ m/ %t /RIDGE %1-; /~ "' :~:~~/ ',Y~/ 12 ----, 3 ...... 3 // %:/ ~~ /1 3 ' L--~ I ~----+-i ..... 1 '--=-=--:t---r-' ...... 2 ,- 1 ,----------' I I ------------~,---~----~~ I I 3 c a: 1~ A l '----------------------=-2--f------l----------------J ROOF PLAN A ARCHITECTURAL PLANE CHANGE ~~~ SINGLE STORY AREA COMP SHINGLE ROOF -------. EXPOSED RAFTER TAIL 1 DECORATIVE CORBEL AT GABLE DECORATIVE GABEL END VENT ' ' TOP DECORATIVE CORBEL ~ IIJi'-1++-----DECORATIVE :;: DECORATIVE NOTE: SEE LANDSCAPE DRAWINGS FOR STAIR RIGHT SIDE ELEVATION WINDOW TRIM + +----STUCCO . -.-.-.-.-.-.-.-.-.-. . -. ~.~n GRADE HIGHLAND VIEW HOMES FOR CARLSBAD COASTAL VIEWS LLC IN CARLSBAD, CALIFORNIA BY SPIRE ARCHITECTURAL DESIGNS INC. FIBER CEMENT COMP SHINGLE -EXPOSED BOARD AND BAn ROOF RAFTER TAIL GABLE END '\ \ \ ~ ~. II II II II 1111 II II II II I / . v ~ ~ ~p DECORATIVE & 1 [ lN & ::!: ::!: ffi J t:B Ill - "I No--.-·--·-·- ·--·-·- DECORATIVE WINDOW TRIM I I ;If I STUCCO -·-·-·-·-·-· LEFT SIDE ELEVATION DECORATIVE COMP SHINGLE STONE VENEER ROOF '\ v " IIA I u u ·-·-·-·- ·-·-·-·- e e 11m11 llllllll llllillllliii 1111111111 - - . e II~ ~-~ ~~ ~~ EXPOSED RAFTER TAIL STONE VENEER .I\__~ -·-·-· - gEjr I 00 00 • I~ -e ---I -_. I I I -· II I I I w DECORATIVE WINDOW TRIM ~ -~ REAR ELEVATION COMP SHINGLE ROOF ---, DECORATIVE STONE VENEER I FIBER CEMENT BOARD AND BAn GABLE END----------, FRONT ELEVATION DECORATIVE CORBEL AT GABLE ·-1- STUCCO DECORATIVE WINDOWTRIM & DECORATIVE STONE VENEER & CLIENTREVISIONS 02-13-2017 JPJ 1\ CITY OF CARLSBAD ~ PLANNING REVISIONS 10-12-2016 JPJ ELEVATIONS LOTS 4 BEDROOM 3 1/2 BATH 2 CAR GARAGE NOVEMBER 23, 2016 SCALE: 1/8" = 1'-0" 0 8 16 SHEET: A5.3 32 GARAGE20' x 20' CLEARUPENTRYBATH5' x 9' x 9'405 CUBIC FT.STORAGESTORAGELIVING13'-0"x14'-0"BEDROOM11'-2"x10'-1"KITCHENBATHDININGW/DPOWDER5'-6"x5'-6"WORKSHOP &STORAGE5'-0 1/2"12'-1"32'-5"18'-11 1/2"25'-1"23'-0 1/2"HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016A6.1SHEET:SCALE: 1/4" = 1'-0"04816TUCK UNDERFLOOR PLANLOT 64 BEDROOM3 1/2 BATH3 CAR GARAGEGARAGE, STORAGE ANDWORKSHOP 2,140 SF.ACCESSORY DWELLING 638 SF.1CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ11 50'-6" 13'-11" 17'-5" 8'-5" 5'-6" 12'-11/2" ~-------~~~~~~~~ D 0 ) dJ r~o=;==;;cl ft====;ll MASTER ~ I II BEDR(I OM 4 (~BATH " (J "~"q I D II 0 /~1 __) I II l::::::=::=====~ ~ = !! r /1/1!1/111111//111//l ~0----~o~~~~~~ ~ Q=k~~=J-~ D I ~I f-__ MASTER_ 1 ~ --+--BEDROCM"f - W.I.C. 5'-1" 2'-41/2" \ ) 14'-1" 2'-8" 11'-5" BEDROOM 3 11'-2"x11'-10n 0 '\__ "__) 0 BAT( Q ~~~ BEDROOM 2 \1\ll\11\\1\1\ \\H\11\11\\111 \Ill ~/~J ~~l!z~DR~ I I 16'-6"x14'-3" I I I I ------- ~-----~ /-; - ---L-i 0 1 ~ D ~--~D====~D~~~~~rr~(~~ -~~~~~~~=~~ -~--J ~ <> I c ====== c-dwoEP \.___ PANTRY -1--I I 0 0 H---------i S'-S"x6'-l" dJ llllllllllllllll/11 -------\p--Ovr--------I = I ~====~:::::::::::::::;::::::::::::::==:::!....':::====~ -----------'k---- ~ y KITCHEN n n 22'-6''x14'-0" I I I I II ~Hd= II I I I I I I I I [ I I e-~~,~~.~ I I tl] I I ~ /j[PPI I)( IL__JL_j - --~~-':L------------------------ I I I I I I I I I I I I I I I I I I II Ff~T II I I I I ggggt;::::::j II II ~=====T======~==~ U __ J......l __ u_/TlL~ U I I I I -I r-=====:::;:E:~-;£ II \\ Ill II \\Ill - I I D I D 11 1 I : I I I FOY~------1 ,------------r------. I I I I ( I COVERED DECK 19'-4~x9'-4" - I I I I - ,---L---_ -_ -_ -_ -_ -_ -_ -_ -_ -_ I_ ~e~e!_~Y II II I I I I I '---------+-1 ___J lj L -_j D I D I I I ~~--------~ ~==~==~~~~==3===~0----~~L~------~LJ------~L~----~~ 2'-4" 23'-0" 50'-6" 6'-8" 18'-6" MAIN HOUSE FLOOR PLAN 2,990 SF. HIGHLAND VIEW HOMES FOR CARLSBAD COASTAL VIEWS LLC IN CARLSBAD, CALIFORNIA BY SPIRE ARCHITECTURAL DESIGNS INC. ffi CUENT REVISIONS 02-13-2017 JPJ TUCK UNDER FLOOR PLAN LOT6 4 BEDROOM 3 1/2 BATH 3 CAR GARAGE NOVEMBER 23, 2016 SCALE: 1/4" = 1'-0" 0 4 B SHEET: A6.2 16 4~ 5 12 3,---- 1 ' w (.!) 0 ,----_j 12 I ---,3 ~ I L ______________ _j ROOF PLAN A ARCHITECTURAL PLANE CHANGE I:?J SINGLE STORY AREA EXPOSED DECORATIVE FIBER CEMENT SIDING TOP OF PAD DECORATIVE STONE VENEER _ _j A 1 'iCCil I col ,---, L 2 COMP SHINGLE ROOF ---._ _DECORATIVE_ WINDOW TRIM WITH CORBELS RIGHT SIDE ELEVATION 3 ' ' & +OP no ~-FIBER CEMENT BOARD AND BATT GABLE END m -t---DECORATIVE :} WINDOW TRIM I +--STUCCO -TOP·0F EXISTING _j FIBER CEMENT BOARD AND BATT COMP SHINGLE / GABLE END I ROOF ""' " I v -~~~ Wr Hi I y 1.-c IV m I~ ~ ± ± ± ·--· -~mm ' ·-·-·-· I I I I I Ll LEFT SIDE ELEVATION COMP SHINGLE ROOF ""' ""' ' "'\ ~ \ ' B B ®~_; ,-- I II & '== ·- Tnc no 1 1 . If> '& DECORATIVE I I REARIELEVATION I L __ -----f FIBER CEMENT BOARD AND BATT GABLE END-------,. I -I STONE VENEER ---------. DECORATIVE WINDOW TRIM WITH CORBELS DECORATIVE FIBER CEMENT SIDING DECORATIVE STONEVENEER --" FRONT ELEVATION 1- = I I= - - = 1:: - iV ~ I I I I I .I I L __ _j DECORATIVE CORBEL AT GABLE DECORATIVE DECK RAILING HIGHLAND VIEW HOMES FOR CARLSBAD COASTAL VIEWS LLC IN CARLSBAD, CALIFORNIA BY SPIRE ARCHITECTURAL DESIGNS INC. DECORATIVE STONE VENEER EXPOSED RAFTER TAIL DECORATIVE WINDOW TRIM_ "' ' (I> "' DECORATIVE -.t FIBER CEMENT+ -SIDING TOP OF PAD I II II II EXPOSED RAFTER TAIL DECORATIVE WINDOW TRIM STUCCO & CLIENTREVISIONS 02-13-2017 JPJ 1\ CITY OF CARLSBAD ~ PLANNING REVISIONS 10-12-2016 JPJ ELEVATIONS LOT6 4 BEDROOM 3 1/2 BATH 3 CAR GARAGE NOVEMBER 23, 2016 SCALE: 1/8" = 1'-0" 0 8 16 SHEET: A6.3 32 DINING12'-8"x12'-3"20' x 20' CLEARGARAGEOFFICE/GUEST SUITE13'-6"x11'-6"FOYERPOWDERBATH 4GREAT ROOM16'-0"x17'-5"KITCHEN18'-0"x21'-0"GARAGE/STORAGEUPNOOKPANTRY8'-6"x8'-0"5' x 9' x 9'405 CUBIC FT.STORAGE2'-0" 5'-8"7'-6" 2'-0" 29'-7 1/2" 63'-6" 18'-2 1/2"2'-6"2'-10"ENTRYPORCHHIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016FIRST FLOOR1,588 SF.3,828 SF. TOTALA7.1SHEET:SCALE: 1/4" = 1'-0"04816TWO STORYFLOOR PLANLOT 74 BEDROOM4 1/2 BATHOFFICE, OPT. BED 53 CAR GARAGE1CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ11 MASTERBEDROOM16'-2"x15'-6"MASTERBATH14'-4"x10'-4"BEDROOM 211'-5"x11'-4"BEDROOM 312'-0"x12'-4"BEDROOM 4COVEREDDECKOPEN TOBELOW13'-2"x14'-9"LOFTLOW LINENLOW LINEN W.I.C.DNBATH 2BATH 38'-7"x10'-0"LAUNDRYLOW LINENVANITYDECKOPEN TOBELOW2'-0" 5'-8"7'-6" 2'-0" 29'-7 1/2" 63'-6" 18'-2 1/2"2'-6"2'-10"HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016SECOND FLOOR2,240 SF.3,828 SF. TOTALA7.2SHEET:SCALE: 1/4" = 1'-0"04816TWO STORYFLOOR PLANLOT 74 BEDROOM4 1/2 BATHOFFICE, OPT. BED 53 CAR GARAGE EXPOSEDRAFTER TAILSTUCCODECORATIVEDECK RAILINGSTUCCO+/- 29'-2"DECORATIVESHUTTERSEXPOSEDRAFTER TAILDECORATIVESTONE VENEERWITH CAPDECORATIVEWINDOW TRIMFIBER CEMENTBOARD AND BATTSIDINGDECORATIVEGABLE END VENTTOP OF PADEXPOSEDRAFTER TAILDECORATIVEWINDOW TRIMW/ STUTTERCOMP SHINGLEROOF+/- 29'-2"FIBER CEMENTBOARD AND BATTSIDINGDECORATIVESTONE VENEERWITH CAPTOP OF PADCOMP SHINGLEROOFSTUCCODECORATIVEWINDOW TRIMEXPOSEDRAFTER TAIL+/- 29'-2"DECORATIVESTONE VENEERWITH CAPFIBER CEMENTBOARD AND BATTSIDINGTOP OF PADDECORATIVEWINDOW TRIMWITH CORBELSSTUCCO+/- 29'-2"EXPOSEDRAFTER TAILDECORATIVEDECK RAILINGSTUCCODECORATIVEGABLE ENDVENTTOP OF PADRIDGE RIDGE3.5123.512RIDGE3.512RIDGE3.5123.5123.512RIDGE3.5 12 3.512 3.512RIDGE3.512HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016A7.3SHEET:SCALE: 1/8" = 1'-0"081632FARMHOUSEELEVATIONSLOT 74 BEDROOM4 1/2 BATHOFFICE, OPT. BED 53 CAR GARAGEFRONT ELEVATIONRIGHT SIDE ELEVATIONREAR ELEVATIONLEFT SIDE ELEVATIONROOF PLANARCHITECTURAL PLANE CHANGESINGLE STORY AREA1434612342345123425161CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ111 DINING12'-8"x12'-3"20' x 20' CLEARGARAGEOFFICE/GUEST SUITE13'-6"x11'-6"FOYERPOWDERBATH 4GREAT ROOM16'-0"x17'-5"KITCHEN18'-0"x21'-0"GARAGE/STORAGEUPNOOKPANTRY8'-6"x8'-0"4' x 8' x 10'320 CUBIC FT.STORAGE2'-0" 2'-6"2'-10"2'-6"7'-8" 60'-6"47'-0"19'-9 1/2"24'-4 1/2"29'-7 1/2"1'-4 1/2"15'-6"7'-6"HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016FIRST FLOOR1,588 SF.3,801 SF. TOTALA8.1SHEET:SCALE: 1/4" = 1'-0"04816TWO STORYFLOOR PLANLOT 84 BEDROOM4 1/2 BATHOFFICE, OPT. BED 53 CAR GARAGE1CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ11 MASTERBEDROOM16'-2"x15'-6"MASTERBATH14'-4"x10'-4"BEDROOM 211'-5"x11'-6"BEDROOM 312'-0"x11'-6"BEDROOM 4DECKDECKOPEN TOBELOW13'-2"x14'-9"LOFTLOW LINENLOW LINEN W.I.C.DNBATH 2BATH 38'-7"x9'-0"LAUNDRYLOW LINENVANITY2'-10"2'-0" 2'-6" 3'-6"7'-8" 61'-6"47'-0"19'-9 1/2"24'-4 1/2"29'-7 1/2"1'-4 1/2"15'-6"7'-6"HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016SECOND FLOOR2,213 SF.A8.2SHEET:SCALE: 1/4" = 1'-0"04816TWO STORYFLOOR PLANLOT 94 BEDROOM4 1/2 BATHOFFICE, OPT. BED 53 CAR GARAGE STUCCODECORATIVEDECK RAILINGFIBER CEMENTSHAKE SIDING+/- 28'-10"EXPOSEDRAFTER TAILFIBER CEMENTSHAKE SIDINGDECORATIVEWINDOW TRIM+/- 28'-10"FIBER CEMENTBOARD AND BATTGABLE ENDTOP OF PADDECORATIVECORBELCOMP SHINGLEROOFSTUCCODECORATIVEWINDOW TRIM+/- 28'-10"EXPOSEDRAFTER TAILEXPOSEDRAFTER TAILTOP OF PADDECORATIVEWINDOW TRIMEXPOSEDRAFTER TAILDECORATIVEFIBER CEMENTSIDINGCOMP SHINGLEROOFSTUCCO+/- 28'-10"DECORATIVEDECK RAILINGEXPOSEDRAFTER TAILTOP OF PADFIBER CEMENTBOARD AND BATTGABLE ENDDECORATIVEWINDOW TRIMWITH CORBELSSTUCCO+/- 28'-10"TOP OF PADRIDGE RIDGE RIDGE3.5123.5123.5123.512 3.5123.5123.512HIGHLAND VIEW HOMESFOR CARLSBAD COASTAL VIEWS LLCIN CARLSBAD, CALIFORNIABY SPIRE ARCHITECTURAL DESIGNS INC.NOVEMBER 23, 2016A8.3SHEET:SCALE: 1/8" = 1'-0"081632ELEVATIONSLOT 84 BEDROOM4 1/2 BATHOFFICE, OPT. BED 53 CAR GARAGEFRONT ELEVATIONRIGHT SIDE ELEVATIONREAR ELEVATIONLEFT SIDE ELEVATIONROOF PLANARCHITECTURAL PLANE CHANGESINGLE STORY AREA12351212312341CITY OF CARLSBADPLANNING REVISIONS 10-12-2016 JPJ11 I \I lc f ' ' 11 ll d ' 0 UJ 9:JF:< I NORTH "f_J'"\ <.; LOT 8 PAD=170.00 \ CCI~C DRIVEWAY ~ // / ( '~ 8 I MAP LOT 7 PAR~TI 20948 I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WA1ER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WA1ER. 0 1 LOT 1 =AO=lc~OO 'IS8.94HP 163.00TII 158.008\Ai LOT 2 PAD= I :.JLJI] .. 162.21TG 161COIF l 26. 78T::; 149.001·~ FAD=14S.OO LOT 6 149.UUr :i 1 c7.50TVI 2 / I I I ArN: 2(17-lln_r,, I : I I ( / I I ( I I I I I NORT~ I I I I i'Z) I I I I I I I LOT 3 PAD=14,30::: 3 118.COFS LOT 4 P 1\D= 14R. JD 2!'Z) 4i'Z) 60 GRAF~IC SCALE I' =20' LANDSCAPE CONCEPT PLAN en PLANTING LEGEND &'T'MeOL 60T ANICALICOMMON NAME EYf~ &c~ENINc:. -mEE -20'-3&' EUCALPYTU& FICIFOLIA I ~D-FLOIU:~INc:. Gll'1 RHUS LANCEA I ~ICAN SUMAC QUE~ ILEX I I-lOLL Y 0/>K SIZE 24' 60X EYf~EN c DECIDUOJ&·S~ET ~E& 20·30' TALL AGONI& FLEXUOSA I FEI I ~ liNT -mEE 24' 60X AI"SSllJ& 'MA~INA' I MAAINA &T~AILI3E~ ~ KOEL~UTERIA PANICULATA I GOLDEN AAIN T~E 51-!Fi!Ue& -2'-4' AGAYf ATTENUATA I FOXTAIL AGAYf ALOE 'ALWAY& ~· I ALOE CISTUS HY6RIDA 'LITTLE MISS SUNSHINE' I DUR'. UJ.IITE CISTUS C~I\&5ULA 0. '5UN&ET' /5UN&ET JADE &GAL SGAL I GAL. I GAL. I GAL. I GAL. GAUAA LINDHEIME~I/ GAUAA Yf~NA LILACINA 'DE LA MINA'ICEDo& ISLAND Yff'5ENA 51-!Fi!Ue& -4'-6' 60\.JGAINVILLEA &PECIE& I 60UGAINVILLEA (.;'\ CA~I&&A MACROC~A I NATAL PLUM 0D AAFI-IIOLEPI& U. 'MIN~' I DWA~ YEDDO HAUII'HOI'<N SALVIA LEUCANTHA I MEXICAN SAGE UJES~INc:.IA '6LUE GEM' I COAST ~A~ 51-!Fi!Ue& -6'-10' 8 ELAEAGNU& f'\JNc:.EN& I &ILYf~~ Fij.lJ& OVAT A I 6UGA~ 61J514 LEPTOSFEJe'1\.IM LAEVIGATUM I AUS~IAN TEA ~ &c~ENINc:. &HI'iiU6& ~\ MELALEUCA NE&OFI-IILA I PINK MELALEUCA j VITEX ~FOLIA FUF<f'IJF!EA I A~IAN LILAC XYLO&MA CONc:.E&TUM I XYLO&MA GROUND COYE~ GAZANIA R LEUCOLAENA/ TAAILINc:. GAZANIA LANTANA 'NEW GOLD' I NEW GOLD LANTANA MY~ PA~IFOLIUM I MYOPOFiiJM SENECIO MAND~I&cAE I CHALK&TICK& YfGETATED 5UJALE ~A CA~X TUMICOLA I 6EJ;II(ELEY &EDGE LOMANDAA LONGIFOLIA '~EZE'IDUJA~ MAT Fi!U514 MUHLENeERCSIA RIGENS I DEE~&& 610 ~TENTION SLOPE A~A& I GAL I GAL. S GAL. S GAL. S GAL. S GAL. S GAL. S GAL. S GAL. S GAL. S GAL. FLAT& • 12' OC. I GAL • 30' oc. FLATS • 24' oc. FLATS • 24' OC. I GAL. • I&' OC. I GAL. • 36' OC. I GAL. • 36' OC. ..._''-...~'-..., -'-...;:--..._..._" EL '!1'tJ6 CONDENSATUS 'CANYON ~INCE' I WILD ~ RP LINE~ • 36' O.C. JLINCU5 PATENS I CALIFOI'ONIA GAAY FiiU5H RP LINER • 24' OC. ·--..._ '--..._ MUHLENeERCSIA ~IGEN& I DEE~&& RP LINE~ • 36' OC. 610 ~TENTION 6A&IN 60TTOM A~A [] DISTICHILIS 5PICATA /SALT GAASS + + MUHLENeERCSIA ~IGEN& I DEE~&& + RP LINER • 12' OC. RP LINER • 36' OC. A~A& TO 6E PLANTED/I~IGATED 6Y ~IV ATE I-IOMEOUJNE~ ENHANCED DRIVEWAY PAVING PLANTING NOTES QTY. WOCUL& LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW v. LOW LOW LOW LOW LOW LOW v. LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW I. SIZI'i OF THE 5~-~FiiUe MATE~IAL (EXCEPT ON SLOPES 3:1 ~ ~ATEFV SHALL 6E A MINIMUM OF S GALLON SIZE. 2. WHEN I~IGATION WILL 6E U&ED ~ YfGETATION WITI-IIN 24' OF AN IMFE~AeLE ~ACE. OYfRf.IEAD I~IGATION 51-!ALL NOT 6E PEJ;MITTED AND ONLY 5U6~ACE I~IGATION 51-!ALL 6E U&ED, UNLESS THE ADJACENT IMFE~AeLE 5U~ACES A~ DESIGNED AND CONSTI'iiUCTED TO CAU&E WATE~ TO DAAIN ENTI~L Y INTO A LANDSCAPED A~A 3. TI-lE~ IS TO 6E Po&ITIYf 5U~ACE DAAINAGE (2'10 GRADE IN PLANTING A~A&J AWAY ~ S~TU~S AND TEr;MINATINc:. IN AN APPOYfD DAAINAGE SYSTEM. 4. ST~ET ~ES 51-!ALL 6E LOCATED: A A MINI1'1JM OF &EVEN FEET ~ ANY &EWER LINE. 6. IN A~A& THAT DO NOT CONFLICT WITH FU6LIC UTILITIES. C. OUTSIDE OF SIGHT DISTANCE A~AS. D. INSIDE THE PU6LIC ~IGHT OF WAY, UNLESS OTHE~I&E ~D 6Y THE CITY. SLQFES 6:1 ~ STEEPE~ ~QUIRING EROSION CONmot.. MEA5U~S AS SPECIFIED HE~IN 51-!ALL 6E ~ATED WITH ONE ~ MO~ OF THE FOLLOWING PLANTING ST ANDA~S: A STANPA~"' -COYfl5 CfSQP/ ~!NfOFGEO 5"[1511111 MATTING COYE~ CROP 51-!ALL 6E A &EED MIX TYPICALLY MADE UP OF QUICK GEr;MINATINc:. AND FAST COYfRINc:. GAA5&ES, CLOYf~ AND~ WILDFLOIU:~. sueMIT THE SPECIFIC &EED MIX FOR CITY A~VAL ~~~TO APPLICATION. THE COYfR CROP 51-!ALL 6E APPLIED AT A AATE AND MANNER SUFFICIENT TO ~IDE NINETY (W'IOJ PERCENT COYERAGE WITHIN THIRTY (30) DAYS. TYPE OF ~INFORCED STRAW MATTING 51-!ALL 6E A& A~D 6Y THE CITY AND STI>KED TO THE SLOPE A& ~COMMENDED 6Y THE MANLFACTU~R ~I~D S~ MATTING 51-!ALL 6E ~QUI~D IJ.I.IEN PLANTING OCCU~ 6ETUJEEN AI ~T IS AND A~IL IS. THE COYE~ CROP AND/~ ~INFOFi!CED S~ MAT SHALL 6E U&ED THE ~AINDER OF THE YEAR e 5TANOA1512 '2 -GSQIJNP coveg ONE i-liND~D (J00'oJ PERCENT OF THE A~A 51-!ALL 6E PLANTED UlTH A ~ COYE~ I<NOWN TO HAYf EXCELLENT SOIL BINDING CHA~TERISTICS (PLANTED ~ A MINIMUM SIZE OF FLATTED MATE~IAL AND SPACED TO ~IDE FULL COYERAGE WITHIN ONE YEAR>. C. STANPA~ ":3 -LOW SHI5'15.S LOW ~ADINe:. WOODY 5J.II'iiU65 (PlANTED ~ A MINIMUM OF 2-* INCH LINE~> 5J.IALL COYE~ A MINIMUM OF SEVENTY (112"0! PERCENT OF THE &LOPE FACE (AT MATU~ SIZE>. p. STANPA~ 04-TREES AND/~ LA,....* 51-!R!IPS ~ES AND/~ LARCSE 514FiiU6S 51-!ALL 6E (PlANTED~ A MINIMUM OF I-GALLON CONTAINE~J AT A MINIMUM AATE OF ONE (IJ PLANT FER TWO HUND~D (200) SQU~ FEET. '1. 6. 3 FEET TO 6 FEET IN YfRTICAL HEIGHT ~QUI~ STANDAJ;OS'I (E~SION CONTROL MATTING 5J.IALL 6E INSTALLED IN LIEU OF A COYER CROP J, '2 AND ":3. C. IN EXCESS OF 6 FEET IN Yf~ICAL HEIGHT ~QUI~ STANDARDS 'I (E~ION CONTROL MATTING 5J.IALL eE INSTALLED IN LIEU OF A COYER CROPJ "1, ":3, AND "4. A~A& GAADED FLATTE~ THAN 6:1 ~QUI~ STANDA~ 'I (COYE~ CROPJ WITI-I ~~ I~IGATION UJ.IEN THEY HAYf ONE OR MO~ OF TI-lE FOLLOWING CONDITIONS: A. SHEET GAADED PADS NOT &cHEDULED ~ IMFROYEMENTS WITHIN SIX MONTHS OF COMPLETION OF ROUGH GAADING. e. A POTENTIAL E~SION ~LEM AS DETEJ;MINED I!IY THE CITY. C. IDENTIFIED BY TI-lE CITY A& HIGHLY VI516LE A~AS TO THE RI6LIC ~ HAYf SPECIAL CONDITIONS THAT ~T 11'1'1EDIATE T~ATMENT. REVI510N5 SY ::1-31-11 1'-20'-0' JB AFF~VED: ~ J06 NO: 16-0201 51-!EET: Ll OF ::1 0 vl ., I ' \ \ ' I _J '70.0DFS lg ;> ''·1 ~ . 0 \ I I ' ~, I \ LOT 7 PAD=164.7D 7 \ 1 LOT 1 =ArJ-IE:': OG '162.21TG 155 OOIF LOT 5 P ;0 _c:~ccn 1\ -'--1/,,_IU 5 1c7.50TW I I I I NORT~ I I I I I 163.00T'II I od.UU~W LOT 2 P/ID-1 :'1 1 .DO 2 '54 OITS -SJ '''' TW . L /. J(lt: IN I I (/) I I ' I I I I I SEvvE'\ 'IAI'I PEF ow¢ 16"-5+/_c_---j'----i.,Y E:<. 5' ex. 54' RCP SO "ER CW~ 'JJ73-7 ,uu'c'''E~I-~~R.~~ITED -o n-E CITY oF CARLSB~o/ FCR I PIJ'"JS=s-f'ER._OOC. 'T lj~R·:II 20, 1}"0 AS CILE lj [) 90-1473ljt!~ClJUO EE 3~Jf' .I " 1--....A~_.-,; ~ -----'+-'-::.._ LOT 3 PA:> 143.0::: 3 14tJ.cm-s 11 1v_-, PRCPOSCD 20 IT WID[ 5[\Ai[R 'ACCl:i:i c~'lll~lljl:i UlUic~llU 1:! ~ -" 0 THE CITY OF CARLSBAD 4 LOT 4 P/10=148.:::0 ' OSED l•l F-//IDE PRIVAE 5TORM DR Alii MA!rH[IIAIIC[ A 110 ~.CCESS EASclviE"T 147.65TG 146 00 F USU: ~ f I WIUl CATED ~C -HE I 'I ~;,,~IUl : ri ®F 2(/) 4(!) 6(/) GRAF~IC SCALE I' =20' CONCEPTUAL LANDSCAPE MAINTENANCE RESPONSIBILITY EXHIBIT REVI510N5 SY LEGEND S'I1160L DESCRIPTION AREA I ,' I ~~~~ PRIVATE YARD SLOPED LANDSCAPED AREAS -INSTALLED 6'Y DEvELOPER 12,311Z> SF -MAINTAINED 6'Y PRIVATE 1-!0MEOUNER (INCLUDES LOT ':I SLOPED AREAS OUTSIDE 6ASIN) ' ,' I ' vE~ET ATED &WALE AREA ll'l -INSTALLED 6'Y DEvELOPER 4SS SF -MAINTAINED 6'Y PRIVATE 1-!0MEOUNER + + + 610-6ASIN AREA ':11& SF SLOPED AREA + + -INSTALLED 6'Y DEvELOPER I,S41Z> SF 6ASIN AREA + + + + + -MAINTAINED 6'Y LOT S //;!//;! PRIVATE Y ARO LEvEL LANDSCAPED AREAS ;!1 1;!1 j!//;1// -INSTALLED 6'Y PRIVATE 1-!0MEOWNER 2&,22& SF I I 'I I ;11;;11/ -MAINTAINED 6'Y PRIVATE 1-!0MEOUNER '<· \ ::1-::11-11 1'-20'-IZI' JB AFF~VED: IC J06 NO: IE> ·IZI21Z11 51-!EET: L3 OF ::1