HomeMy WebLinkAbout2019-05-01; Planning Commission; ; PUD 2018-0009/SDP 2018-0019/CDP 2018-0044/MS 2018-0013 (DEV2018-0172) –REDWOOD BEACH HOMESItem No.
Application complete date: February 1, 2019
P.C. AGENDA OF:May 1, 2019 Project Planner: Paul Dan
Project Engineer: Kyrenne Chua
SUBJECT: PUD 2018-0009/SDP 2018-0019/CDP 2018-0044/MS 2018-0013 (DEV2018-0172) –
REDWOOD BEACH HOMES - Request for approval of a Planned Development Permit, Site
Development Plan, Coastal Development Permit, and Tentative Parcel Map to demolish
two multi-family residential structures containing a total of four residential units and a
separate four car garage residence and construct four-detached residential air-space
condominiums on a 0.26-acre infill site located at 3861-3873 Garfield Street, within the
Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1.
The project is not within the appealable area of the California Coastal Commission. The
City Planner has determined that this project is exempt from the requirements of the
California Environmental Quality Act (CEQA) pursuant to Section 15332 “In-Fill
Development Projects” of the State CEQA Guidelines and will not have any adverse
significant impact on the environment.
I.RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7332 APPROVING Planned
Development Permit (PUD 2018-0009), Site Development Plan (SDP 2018-0019), Coastal Development
Permit (CDP 2018-0044), and Tentative Parcel Map (MS 2018-0013), based upon the findings and subject
to the conditions contained therein.
II.PROJECT DESCRIPTION AND BACKGROUND
The applicant is proposing to demolish two residential structures containing a total of four residential
units with a detached garage and construct four-detached residential air-space condominiums on a 0.26-
acre infill site within the Mello II Segment of the Local Coastal Program and Beach Area Overlay Zone
(BAOZ). More specifically, the site is located at 3861-3873 Garfield Street on the southwest corner of
Redwood Avenue and Garfield Street. The development of the proposed condominiums requires the
processing and approval of a Planned Development Permit, Site Development Plan, Coastal Development
Permit and Tentative Parcel Map. The subdivision is considered minor and requires a parcel map (MS –
minor subdivision) because it involves the division of land into four or fewer condominiums.
The site’s topography is relatively flat with an approximate elevation of 66 feet above mean sea level
(AMSL). The site is developed with no vacant properties surrounding the area, as well as no sensitive flora
or fauna onsite. The existing two multi-family residential units with detached garage, is a common type
of development on parcels of this size within the neighborhood. Redevelopment, or in-fill, development
has been a common occurrence in the area due to the permitted density of the land use designation and
the zoning.
1
PUD 2018-0009/SDP 2018-0019/CDP 2018-0044/MS 2018-0013 (DEV2018-0172) – REDWOOD BEACH
HOMES
May 1, 2019
Page 2
The proposed project is comprised of four-detached, three-story condominiums all constructed with the
garage on the first floor with habitable-space, and habitable-space on the second and third floor. Each of
the four units have a unique floorplan but all include living areas on all three floors. Square footage of the
units ranges from 2,786 square feet to 3,111 square feet, respectively. Each unit includes an entry porch,
balconies and/or private yard. No roof decks are proposed for any of the units.
The project is beach contemporary architecture. Primary building materials include smooth stucco finish,
fiber composite wood siding, hardie fiber cement siding, stone veneer, decorative metal trim, dark frames
which accents the light smooth stucco exterior, and glass balcony railing, respectively. Lastly, composite
shingle roof cover a 3:12 pitched roof over each unit. The project has a height limit of 30 feet pursuant to
the Beach Area Overlay Zone (BAOZ) (CMC 21.82.050). With a height of 30 feet tall as measured from the
existing or finished grade, the four-unit air-space condominium project satisfies the BAOZ height
requirement and is consistent with how building height is measured pursuant to CMC Section
21.04.065(2), Building Height.
Grading quantities include 90 cubic yards of cut, 50 cubic yards of fill, 40 cubic yards of export and 290
cubic yards of remedial grading.
Table “A” below includes the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
TABLE A - SITE AND SURROUNDING LAND USE
Location General Plan Designation Zoning Current Land Use
Site
R-23 Residential 15-23 du/ac
with a Growth Management
Control Point (GMCP) of 19
du/ac
Residential Density-
Multiple Zone (RD-M)
Two-detached multi-family
residences.
North R-23 Residential 15-23 du/ac Residential Density-
Multiple Zone (RD-M)
Single-family residence
South R-23 Residential 15-23 du/ac Residential Density-
Multiple Zone (RD-M)
Condominiums
East R-23 Residential 15-23 du/ac Residential Density-
Multiple Zone (RD-M)
Duplex
West R-23 Residential 15-23 du/ac Residential Density-
Multiple Zone (RD-M)
Multi-family residence
Table “B” below includes the project site’s gross and net acreage, the number of dwelling units allowed
by the General Plan’s Growth Management Control Point (GMCP) density and the proposed project’s
number of dwelling units and density.
TABLE B – PROPOSED DENSITY
Gross Acres Net Acres DUs Allowed at GMCP
Density (19 du/ac)
DUs Proposed and
Project Density
0.26 0.26 4.94 units 4 units at 15.38 du/ac
Pursuant to CMC Chapter 21.85.030(D)(3), a project may be exempt from the inclusionary housing
requirement if the construction of a new residential structures replace the residential structures that was
PUD 2018-0009/SDP 2018-0019/CDP 2018-0044/MS 2018-0013 (DEV2018-0172) – REDWOOD BEACH
HOMES
May 1, 2019
Page 3
demolished within two years prior to the application for a building permit for the new residential
structure. The exemption is contingent upon the number of residential units not being increased from
the number of residential units in the previously demolished residential structures. Since there will not
be an increase in the number of units on the property, the project will be exempt from the inclusionary
housing requirement if building permits are applied for within two years of the demolition of the existing
residential structure. If the applicant/developer demolishes the existing four residential units but does
not apply for a building permit within two years of demolition, then the applicant/developer shall pay the
inclusionary housing in lieu fee four units.
The project meets the City’s standards for planned developments and subdivisions, as designed and
conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning
regulations of the Carlsbad Municipal Code (CMC).
III. ANALYSIS
The project is subject to the following regulations:
A. R-23 Residential General Plan Land Use designation;
B. Residential Density Multiple (RD-M) Zone, Planned Development Regulations and Beach Area
Overlay Zone (BAOZ) (CMC Chapters 21.24, 21.45 and 21.82);
C. City Council Policies No. 44 and 66 (Neighborhood Architectural Design Guidelines and Livable
Neighborhoods);
D. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203);
E. Subdivision Ordinance (CMC Title 20);
F. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
G. Growth Management Ordinance (CMC Chapter 21.90) Local Facilities Management Plan Zone
The recommendation for approval of this project was determined by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
is discussed in detail in the sections below.
A. R-23 Residential General Plan Land Use Designation
The General Plan Land Use designation for the property is R-23 Residential which allows residential
development at a density range of 15-23 dwelling units per acre (du/ac) with a Growth Management
Control Point (GMCP) of 19 du/ac. The project site has a net developable acreage of 0.26 acres. The
project’s proposed density of 15.38 du/ac is within the R-23 density range of 15-23 du/ac and above the
15 du/ac that is used for the purpose of calculating the City’s compliance with Government Code Section
65863. At the GMCP, 4.94 dwelling units, or 5 when rounded up per CMC Section 21.53.230(e), would be
permitted on this 0.26 net-developable-acre property. Since the project does not exceed the GMCP, no
allocation of “excess” dwelling units is required.
Lastly, the project complies with the Elements of the General Plan as outlined in Table “C” below:
TABLE C – GENERAL PLAN COMPLIANCE
PUD 2018-0009/SDP 2018-0019/CDP 2018-0044/MS 2018-0013 (DEV2018-0172) – REDWOOD BEACH
HOMES
May 1, 2019
Page 4
ELEMENT
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES & IMPROVEMENTS COMPLIANCE
Land Use Policy 2-P.7
Do not permit residential
development below the
minimum of the density
range except in certain
circumstances.
Policy 2-P.8
Do not permit residential
development to exceed
the applicable Growth
Management Control
Point (GMCP) density
unless certain findings are
made.
The four-unit residential project has a
density of 15.38 dwelling units per acre
which is within the R-23 Residential density
range of 15-23 du/ac and does not exceed
nor is below the density range required for
this land use designation. The project also
satisfies the minimum dwelling units used
for the purpose of calculating the City’s
compliance with Government Code Section
65863.
Yes
Housing Program 3.1
For all ownership and
qualifying rental projects
of fewer than seven units,
payment of a fee in lieu of
inclusionary units is
permitted.
The project is conditioned to pay an in in-
lieu fee on a per unit basis for four units if
building permits for the four-unit project
have not been applied for within two years
of demolishing the existing two-detached
multi-family residences on-site.
Yes
Mobility Policy 3-P.5
Require developers to
construct or pay their fair
share toward
improvements for all
travel modes consistent
with the Mobility Element,
the Growth Management
Plan, and specific impacts
associated with their
development.
The proposed project has been designed to
meet all of the circulation requirements,
including a single driveway access point off
Redwood Avenue. In addition, the
applicant will be required to pay traffic
impact fees prior to issuance of building
permit that will go toward future road
improvements.
Yes
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
The project consists of four detached
condominiums and, therefore, a noise
study is not required. However, the project
has been conditioned to meet a 45 dB(a)
CNEL interior noise level when openings to
the exterior of the residence are open or
closed. If openings are required to be
closed to meet the interior noise standard,
then mechanical ventilation shall be
provided.
Yes
PUD 2018-0009/SDP 2018-0019/CDP 2018-0044/MS 2018-0013 (DEV2018-0172) – REDWOOD BEACH
HOMES
May 1, 2019
Page 5
Require a noise study
analysis be conducted for
all discretionary
development proposals
located where projected
noise exposure would be
other than “normally
acceptable.”
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 structural improvements will
be required to be designed in conformance
with all seismic design standards. In
addition, the project is consistent with all
of the applicable fire safety requirements
including fire sprinklers.
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
B. Residential Density-Multiple (RD-M) Zone, Planned Development Regulations, and Beach Area
Overlay Zone (BAOZ)
PUD 2018-0009/SDP 2018-0019/CDP 2018-0044/MS 2018-0013 (DEV2018-0172) – REDWOOD BEACH
HOMES
May 1, 2019
Page 6
The proposed project is required to comply with all applicable land use and development standards of the
Carlsbad Municipal Code (CMC) including the Residential Density-Multiple (RD-M) Zone (CMC Chapter
21.24), Planned Developments (CMC Chapter 21.45), and the Beach Area Overlay Zone (BAOZ) (CMC
Chapter 21.82).
The four-unit, air-space condominium project meets or exceeds the requirements of the RD-M Zone and
the BAOZ as outlined in Table “D” below. The Planned Development regulations provide most of the
development standards with the exception of those listed in the table below. The project complies with
all applicable development standards for Planned Developments (CMC Chapter 21.45). Please refer to
Attachment No. 4 (Exhibit “A”) for an analysis of project compliance with Tables C & E of the Planned
Development regulations.
TABLE D – BAOZ AND RD-M COMPLIANCE
BAOZ Standards Required Proposed Comply
Building Height 30 feet with a minimum 3:12 roof
pitch provided or 24 feet if less
than a 3:12 roof pitch is provided
Roof Peak = 30′ w/ 3:12 roof pitch
Yes
RD-M Standards Required Proposed Comply
Setbacks Interior Side: 5’
Rear: 10’
Sides: 5’
Rear: 10’
Yes
Lot Coverage 60% 40.1% Yes
C. City Council Policies No. 44 (Neighborhood Architectural Design Guidelines) and 66 (Livable
Neighborhoods)
The project is subject to City Council Policy No. 44 – Neighborhood Architectural Design Guidelines and
City Council Policy No. 66 – Livable Neighborhoods.
The proposed four-unit residential detached condominium project proposes a deviation to architectural
guideline #9 of City Council Policy No. 44 which states:
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 percent
of the perimeter of the building.
PUD 2018-0009/SDP 2018-0019/CDP 2018-0044/MS 2018-0013 (DEV2018-0172) – REDWOOD BEACH
HOMES
May 1, 2019
Page 7
This policy is intended for new single-family and two-family residential projects. City Council Policy No. 44
allows an applicant to propose an architectural style that complies with the purpose and intent of the
policy which states: “The purpose and intent of the architectural guidelines is to ensure that a variety of
architectural elements are incorporated into single-family homes and two-family structures so that they:
a) are visually interesting, b) have sufficient building articulation to reduce their bulk and mass, c) are in
scale to their lot size, and d) strongly contribute to the creation of livable neighborhoods.” A justification
of how the proposed project complies with the purpose and intent of City Council Policy No. 44 is provided
in Table “E” below.
TABLE E – CITY COUNCIL POLICY NO. 44 INTENT AND PURPOSE COMPLIANCE
Goal Justification
Visually interesting. The proposed buildings provide a front elevation offset and covered
patios, fenced private yards, landscaped setbacks, and covered
second-story balconies. The buildings have a variety of materials
consisting of white smooth finish stucco, fiber composite wood siding,
hardie fiber cement siding, stone veneer, decorative metal trim, dark
window frames which accents the light smooth stucco exterior, and
glass balcony railing, respectively.
Sufficient building
articulation to reduce bulk
and mass.
Although no single-story building edge is proposed along one side of
the building, the project provides articulation on each elevation. All
buildings contain more than four different building planes, and a
combination of covered porches and courtyards are setback in excess
of five feet. All windows in all residences shall be recessed a minimum
of 2 inches and contain dark frames. Lastly, the combination of
recessed entries and covered decks create a look of smaller scale
reducing bulk and creating variations from one residence to the next.
In scale to their lot size. The project is permitted to have a lot coverage up to 60 percent. The
project proposes a lot coverage of 40.1 percent which is well below
the 60 percent allowed. The project is in scale with the lot size and
consistent with other approved developments in the surrounding
Beach Area Overlay Zone.
Strongly contribute to the
creation of livable
neighborhoods.
The project site could accommodate up to 5 residential units given
the existing zoning (RD-M) and General Plan Land Use (R-23) while
replacing two-detached multi-family residences. The project site is
bordered by single-, two- and multi-family residential development
that is all within the Residential-Density Multiple (RD-M) Zone. The
four-unit project blends into the existing area and provides a single
driveway access, which reduces the need for multiple driveways and
provides off street parking for residents in two-car garages and
designated guest parking.
Please refer to Attachments No. 5 and 6 (Exhibits “B” and “C”) for a detailed analysis of project compliance
with the rest of City Council Policy No. 44 and full compliance with City Council Policy No. 66.
D. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203);
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies
PUD 2018-0009/SDP 2018-0019/CDP 2018-0044/MS 2018-0013 (DEV2018-0172) – REDWOOD BEACH
HOMES
May 1, 2019
Page 8
The proposed site is located in the Mello II Segment of the Local Coastal Program (LCP) and is not within
the appealable area of the California Coastal Commission. The project site has an LCP Land Use
designation of R-23 Residential and Zoning of RD-M, which are consistent with the City’s General Plan and
Zoning. The project’s consistency with the R-23 General Plan Land Use designation is analyzed in Section
“A,” Table “C” above.
The project consists of a four-unit three-story air-space condominium project. The proposed project is
compatible with the surrounding development of single-, two- and multi-family residential structures. The
three-story structure will not obstruct views of the coastline as seen from public lands or the public right-
of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist
on the previously graded site, nor are there any sensitive resources located on the developable portion of
the site. The proposed project is not located in an area of known geologic instability or flood hazard.
Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline
access are available from the subject site. Furthermore, the residentially designated site is not suited for
water-oriented recreation activities.
2. Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City’s Master Drainage Plan,
Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management
Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. The subject property does
not include steep slopes (equal to or greater than 25 percent gradient) nor native vegetation. In addition,
the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or
liquefaction.
E. Subdivision Ordinance
The Land Development Engineering Division has reviewed the proposed Tentative Parcel Map and has
found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the
City’s Subdivision Ordinance (Title 20) for Minor Subdivisions. The subdivision is considered minor
because it involves the division of land into four or fewer condominiums (four condominiums proposed).
The project has been conditioned to install all infrastructure-related improvements and the necessary
easements for these improvements concurrent with the development.
F. Inclusionary Housing Ordinance
For all residential development less than seven units, the inclusionary housing requirement may be
satisfied through the payment of an inclusionary housing in-lieu fee. However, pursuant to Carlsbad
Municipal Code Section 21.85.030(D)(3), the construction of a new residential structure which replaces a
residential structure that was destroyed or demolished within two years prior to the application for a
building permit for the new residential structure is exempt from affordable housing requirements.
Meaning a like for like demolition in the quantity of residences on the same lot is exempt from the in-lieu
fee. The proposal to demolish two existing multi-family residences and construct a four-unit residential
condominium project has been conditioned to pay the applicable housing in-lieu fee for the two additional
units, or four units if building permits for the four-unit project has not been applied for within two years
of demolishing the existing home.
PUD 2018-0009/SDP 2018-0019/CDP 2018-0044/MS 2018-0013 (DEV2018-0172) – REDWOOD BEACH
HOMES
May 1, 2019
Page 9
G. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of
the City. There will not be an increase in the number of residential units on the site. The impacts on public
facilities created by the project, and its compliance with the adopted performance standards, are
summarized in Table “F” below.
TABLE F – GROWTH MANAGEMENT COMPLIANCE
Standard Impacts Comply
City Administration 6.95 sq. ft. Yes
Library 3.71 sq. ft. Yes
Waste Water Treatment 2 EDU Yes
Parks 0.014 acre Yes
Drainage 1.0 CFS Yes
Circulation 32 ADT Yes
Fire Station No. 1 Yes
Open Space 0 acres N/A
Schools Carlsbad (E=.3416/M=.1682/HS = .1466) Yes
Sewer Collection System 3 EDU Yes
Water 1,000 GPD Yes
The project proposes four dwelling units, whereas the unit yield at the GMCP of the property is five
dwelling units. The proposed four-unit project is one unit below the Growth Management Control Point
density for this R-23 Residential designated property. Consistent with the General Plan and Policy No. 43,
one dwelling unit will be deposited in the City’s Excess Dwelling Unit Bank.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found do not have a significant impact on the environment, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant to
Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines.
The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is
within the city limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence
that the site has value as habitat for endangered, rare, or threatened species; approval of the project will
not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be
adequately served by all required utilities and public services. In making this determination, the city
Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply
to this project. A Notice of Exemption will be filed by the City Planner upon final project approval.
The four-unit residential condominium project will be required to comply with the recently adopted
Climate Action Plan Ordinances, including energy efficiency measures and solar photovoltaic systems
(Ordinance No. CS-347, estimated effective date June/July 2019) and electric vehicle charging
infrastructure (Ordinance No. CS-349, effective April 11, 2019). If building permits are not issued by
January 1, 2020, the project will also be subject to the new residential standards for water heating.
ATTACHMENTS:
PUD 2018-0009/SDP 2018-0019/CDP 2018-0044/MS 2018-0013 (DEV2018-0172) – REDWOOD BEACH
HOMES
May 1, 2019
Page 10
1. Planning Commission Resolution No. 7332
2. Location Map
3. Disclosure Statement
4. Exhibit “A” – Planned Development Table C & E
5. Exhibit “B” – City Council Policy No. 44 Compliance Table
6. Exhibit “C” – City Council Policy No. 66 Compliance Table
7. Reduced Exhibits
8. Full Size Exhibits “A”- “II” dated May 1, 2019
REDWOOD AVG
A
R
FIEL
D ST
TAMARACK AVHEMLOCK AVC
A
R
L
S
B
A
D B
L
PUD 2018-0009 / SDP 2018-0018CDP 2018-0044 / MS 2018-0013
Redwood Beach Homes
SITE MAP
J
SITE
EL
CAMINO
R
E
A
LLA COSTA AV
A L G A R D
C
A
R
L
S
B
A
D
B
L
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.
No intrusions into required building
setbacks are proposed. Project
complies.
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.
The conceptual landscape plan
shows no street trees further apart
than 30 feet. The project is
conditioned to require final
landscape plan approval.
Tree species should be selected to create a unified image for
the street, provide an effective canopy, avoid sidewalk damage
and minimize water consumption.
The street trees proposed are
consistent with the City’s
Landscape Manual.
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. The project drive-aisle is 20 feet
wide. Project complies.
All
projects
No parking shall be permitted within the minimum required
width of a drive-aisle.
Project does not propose any
parking within the 20 ft. wide
driveway. 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 parking space, including visit
parking space includes a minimum
24 ft. vehicle back-up/maneuvering
area behind each space. Project
complies.
Additional width may be required for vehicle/emergency
vehicle maneuvering area. N/A
Parkways and/or sidewalks may be required.
Project is conditioned to construct
infrastructure improvements
where necessary.
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 is conditioned to provide
decorative pavement in the drive-
aisles.
C.6
Number of
Visitor
Parking
Spaces
Required (1)
Projects with 10 units or fewer A .30 space per each unit. Project proposed four (4) units. At
0.30 spaces per units, a four-unit
project requires 1.2 spaces or 2
spaces on rounding up to the
nearest whole number. Project
provides four (4) visitor parking
spaces. 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
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.
Project is located within the BAOZ.
All required visitor parking is being
provided onsite. Project complies.
On Drive-
aisles
Visitor parking must be provided in parking bays that are
located outside the required minimum drive-aisle width.
Project proposed four (4) visitor
parking spaces on-site provided in a
parking space that is outside of the
required minimum driveway width.
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.
N/A
Within
the Beach
Area
Overlay
Zone
One required visitor parking space may be credited
for each driveway in a project that has a depth of
40 feet or more.
N/A
If the streets within and/or adjacent to the project
allow for on-street parking on both sides of the
street, then visitor parking may be located in a
driveway, subject to the following:
• All required visitor parking may be located
within driveways (located in front of a unit’s
garage), provided that all dwelling units in the
project have driveways with a depth of 20 feet
or more.
• If less than 100% of the driveways in a project
have a depth of 20 feet or more, then a .25
visitor parking space will be credited for each
driveway in a project that has a depth of 20 feet
or more (calculations resulting in a fractional
parking space credit shall always be rounded
down to the nearest whole number).
N/A
All
projects
The minimum driveway depth required for visitor
parking (20 feet or 40 feet) applies to driveways for
front or side-loaded garages, and is measured from
the property line, back of sidewalk, or from the
edge of the drive-aisle, whichever is closest to the
structure.
N/A
Compact
Parking
For projects of more than 25 units, up to 25% of visitor parking
may be provided as compact spaces (8 feet by 15 feet). No
overhang is permitted into any required setback area or over
sidewalks less than 6 feet wide.
N/A
For all projects within the Beach Area Overlay Zone, up to 55%
of the visitor parking may be provided as compact spaces (8
feet by 15 feet).
The visitor parking space is a
standard space with a minimum
dimension of 8.5’ X 20’.
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 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 visitor parking spaces will be
screened from adjacent residences
and public right-of-way by
landscaping, and walls. 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
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 lighting plan. Appropriate lighting for the four unit project will be evaluated with the final lighting 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.
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 offers a minimum of 480
cubic feet of storage. 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. N/A
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).
N/A
A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required
storage space per unit.
Each unit has a 20’x20’ two-car
garage. Project complies.
This requirement is in addition to closets and other indoor storage areas. N/A
(1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
E.1
Livable
Neighborhood
Policy
Must comply with City Council Policy 66, Principles for the Development
of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART
E.2 Architectural
Requirements
One-family and
two-family
dwellings
Must comply with City Council Policy 44, Neighborhood
Architectural Design Guidelines SEE SEPARATE COMPLIANCE CHART
Multiple-family
dwellings
There shall be at least three separate building planes on
all building elevations. The minimum offset in planes
shall be 18 inches and shall include, but not be limited
to, building walls, windows, and roofs.
All buildings contain at least four or
more separate building planes on all
building elevations that are at a
minimum of 18”. Project complies.
All building elevations shall incorporate a minimum of
four complimentary design elements, including but not
limited to:
• A variety of roof planes;
• Windows and doors recessed a minimum of 2 inches;
• Decorative window or door frames;
• Exposed roof rafter tails;
• Dormers;
• Columns;
• Arched elements;
• Varied window shapes;
• Exterior wood elements;
• Accent materials such as brick, stone, shingles, wood,
or siding;
• Knee braces; and
• Towers.
Project shall provide recessed
windows of 2 inches, varied window
shapes, exterior wood elements,
accents materials such as stone, and
siding. Project complies.
E.3 Maximum
Coverage 60% of total project net developable acreage.
Proposed building coverage is 40.1%
of the net lot area (0.26 acres).
Project complies.
E.4 Maximum
Building Height
Same as required by the underlying zone, and not to exceed three stories
(1)(7)
The project is located within the
BAOZ, and therefore pursuant to
Footnote #1 below, building height
shall be subject to the requirements
of C.M.C. Chapter 21.82. Pursuant
to C.M.C. Section 21.82.050, no
residential structure shall exceed 30
feet when providing a minimum
3:12 roof pitch, or 24 feet when
providing less than a 3:12 roof pitch.
The project is proposing a building
height of 30’ with a 3:12 roof pitch.
Project complies.
Projects
within the R-
23 general
plan
designation
(1)(7)
40 feet, if roof pitch is 3:12 or greater N/A. Project is located within the
BAOZ. Therefore, pursuant to
Footnote #1 below, building height
shall be subject to the requirements
of C.M.C. Chapter 21.82. As
discussed above, project complies.
35 feet, if roof pitch is less than 3:12
Building height shall not exceed three stories
E.5
Minimum
Building
Setbacks
From a
private or
public
street(2)(3)
Residential
structure 10 feet Side yard minimum is 5’ 11”, side
yard shall be ten feet, with
exception that: the required ten-
foot side yard abutting a street may
Direct entry
garage 20 feet
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
be reduced to five feet, providing
parking spaces do not open directly
onto the street and, that the side
yard is landscaped and maintained
as prescribed in Section 21.24.040.
Landscaping along Redwood will be
provided, as well as no parking shall
be open directly onto the street.
Project complies.
From a drive-
aisle(4)
Residential
structure
(except as
specified
below)
5 feet, fully landscaped (walkways
providing access to dwelling entryways
may be located within required
landscaped area)
N/A. Project is less than 25 units
and located within the R-23 General
Plan designation (see section below
for compliance).
Residential
structure –
directly
above a
garage
0 feet when projecting over the front of a
garage.
N/A. Project is less than 25 units
and located within the R-23 General
Plan designation (see section below
for compliance).
Garage
3 feet N/A. Project is less than 25 units
and located within the R-23 General
Plan designation (see section below
for compliance).
Garages facing directly onto a drive-aisle
shall be equipped with an automatic
garage door opener.
Projects of 25
units or less
within the R-
15 and R-23
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
Balconies/
decks
(unenclosed
and
uncovered)
0 feet
N/A
May cantilever over a drive-aisle,
provided the balcony/deck complies with
all other applicable requirements, such
as:
• Setbacks from property lines
• Building separation
• Fire and Engineering Department
requirements
From the perimeter property
lines of the project site (not
adjacent to a public/private
street)
The building setback from an interior side
or rear perimeter property line shall be
the same as required by the underlying
zone for an interior side or rear yard
setback.
The underlying zone for the project
is RD-M. The required interior side
yard setback for RD-M is 10% of the
lot width or 5 feet for this property.
The project has an interior side yard
setback of 5 feet along both sides.
The required rear yard setback for
RD-M is double the interior side yard
or 10 feet for this property. The
project provides a rear yard setback
of 10 feet. Project complies.
E.6
Minimum
Building
Separation
10 feet N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
E.7 Resident
Parking (6)
All dwelling
types
If a project is located within the R-23 general plan
designation, resident parking shall be provided as
specified below, and may also be provided as follows:
• 25% of the units in the project may include a tandem
two-car garage (minimum 12 feet x 40 feet).
• Calculations for this provision resulting in a fractional
unit may be rounded up to the next whole number.
N/A
One-family
and two-
family
dwellings
2 spaces per unit, provided as either:
• a two-car garage (minimum 20 feet x 20 feet), or
• 2 separate one-car garages (minimum 12 feet x 20
feet each)
• In the R-W Zone, the 2 required parking spaces may
be provided as 1 covered space and 1 uncovered
space (5)
Each unit proposed a two-car garage
provided with interior dimensions of
a minimum of 20’x20’. Project
complies.
Multiple-
family
dwellings
Studio and
one-bedroom
units
1.5 spaces per unit, 1 of which must be
covered (5)
N/A
When calculating the required number of
parking spaces, if the calculation results
in a fractional parking space, the
required number of parking spaces shall
always be rounded up to the nearest
whole number.
Units with two
or more
bedrooms
2 spaces per unit, provided as either:
• a one-car garage (12 feet x 20 feet)
and 1 covered or uncovered space;
or(5)
• a two-car garage (minimum 20 feet x
20 feet), or
• 2 separate one-car garages (minimum
12 feet x 20 feet each)
• In the R-W Zone and the Beach Area
Overlay Zone, the 2 required parking
spaces may be provided as 1 covered
space and 1 uncovered space (5)
N/A
Required parking may be provided within an enclosed
parking garage with multiple, open parking spaces,
subject to the following:
• Each parking space shall maintain a standard stall size
of 8.5 feet by 20 feet, exclusive of supporting
columns; and
• A backup distance of 24 feet shall be maintained in
addition to a minimum 5 feet turning bump-out
located at the end of any stall series.
N/A
Required resident parking spaces shall be located no
more than 150 feet as measured in a logical walking
path from the entrance of the units it could be
considered to serve.
N/A
E.8
Private
Recreational
Space
One-family,
two-family,
and multiple-
family
dwellings
Required private recreational space shall be designed so
as to be functional, usable, and easily accessible from
the dwelling it is intended to serve.
All four units have required private
recreational space located adjacent
to the unit and exclusive to each
unit. Project complies. Required private recreational space shall be located
adjacent to the unit the area is intended to serve.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
Required private recreational space shall not be located
within any required front yard setback area, and may not
include any driveways, parking areas, storage areas, or
common walkways.
One-family
and two-
family
dwellings
Minimum
total area
per unit
Projects not within the R-
15 or R-23 general plan
designations
400 square
feet
The project is located within the R-
23 general plan designation and
provides at least 200 square feet of
recreational space per dwelling.
Project complies.
Projects within the R-15 or
R-23 general plan
designations
200 square
feet
May consist of more than one recreational space. N/A
May be provided at ground level and/or as a
deck/balcony on a second/third floor or roof.
The recreation areas are provided as
ground floor rear yard, and second
floor balconies. Project complies.
If provided
at ground
level
Minimum
dimension
Not within
the R-15 or R-
23 general
plan
designations
15 feet The project is located within the R-
23 general plan designation and
provides a rear yard for the ground
floor unit that has a 10 foot
minimum dimension. Project
complies.
Within the R-
15 or R-23
general plan
designations
10 feet
Shall not have a slope gradient greater
than 5%.
The rear yard is relatively flat in
slope. Project complies.
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 balconies do not encroach into
the required private recreation area
located on the ground level. Project
complies.
Open or lattice-top patio covers may be
located within the required private
recreation space (provided the patio
cover complies with all applicable
standards, including the required
setbacks).
N/A
If provided
above ground
level as a
deck/ balcony
or roof deck
Minimum dimension 6 feet The private balcony provided for the
second floor unit has a minimum
dimension of 15 feet and is over 200
square feet in size. Project
complies.
Minimum area 60 square
feet
Multiple-family
dwellings
Minimum total area per unit (patio,
porch, or balcony)
60 square
feet N/A
Minimum dimension of patio, porch or
balcony 6 feet N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
Projects of 11 or more units that are within the R-23
general plan designation may opt to provide an
additional 75 square feet of community recreation space
per unit (subject to the standards specified in Table C of
this Chapter), in lieu of providing the per unit private
recreational space specified above.
N/A
(1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter
21.82 of this code.
(2) See Table C in Section 21.45.060 for required setbacks from an arterial street.
(3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to
the building.
(4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of
the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-
aisle (excluding parking located in a driveway in front of a unit’s garage).
(5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be
tandem.
(6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
(7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include
protective barriers for balconies and roof decks.
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.
The project is one building
containing four residential units.
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.
All elevations of the project
have consistent on all elevation.
Project complies.
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
The proposed four-unit building
provides a front elevation offset
and covered patios, fenced
private yards, landscaped
setbacks, and covered second-
story balconies. The buildings
have a variety of materials
consisting of white smooth finish
stucco, fiber composite wood
siding, hardie fiber cement siding,
stone veneer, decorative metal
trim, dark frames which accents
the light smooth stucco exterior,
and glass balcony railing,
respectively.
Balconies
Decorative eaves and fascia
Exposed roof rafter tails
Arched elements
Towers
4 Floor plans in a project shall exhibit a variety of roof ridges and roof
heights within a neighborhood.
A variety of pitched roof ridges
are provided with the two-
family building. Project
complies.
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Single Story Requirements
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 project does not technically
meet this guideline. However,
the homes meet the purpose
and intent of City Council Policy
44 which provides guidelines for
homes to be visually interesting,
have sufficient building
articulation to reduce their bulk
and mass, are in scale to their
lot size and contribute to the
creation of livable
neighborhoods.
See Section III.C of the staff
report for more information.
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
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.
The project has at least 4
separate building planes on
street side elevations. Project
complies.
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.
The project has at least 4
separate building planes on the
rear elevation. Project
complies.
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).
All windows and doors are
recessed at least 2 inches.
Project complies.
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.
Each dwelling unit provides
multiple window shapes and
sizes. Project complies.
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES CONTINUED
Architectural Guideline Compliance Comments
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.
The project has a 400 square
foot front balcony that runs the
width of the building. Project
complies.
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.
75 percent of the
condominiums are clearly visible
from the street. Project
complies.
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.
No chimneys are proposed.
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.
N/A
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 66 – LIVABLE NEIGHBORHOODS
Principle Compliance Comments
1 Building Facades, Front Entries, Porches
Facades create interest and character and should be varied and
articulated to provide visual interest to pedestrians. Clearly
identifiable front doors and porches enhance the street scene and
create opportunities for greater social interaction within the
neighborhood. Building entries and windows should face the
street. Front porches, bay windows, courtyards and balconies are
encouraged.
The four-unit residential air-space
condominium project will enhance the
neighborhood by offering new
development that is yet characteristic
of the neighborhood. Material finishes
such as smooth stucco, wood trim,
paneling, and varied roof lines are
complementary to the community.
Project complies.
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.
The residences will have a distinctive
design that will be easily identified
from the street. The garage will not be
visible from the street, however front
doors and recessed patios will be which
will encourage a community feel and
improve the street scene. Project
complies.
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.
The project is developing on an existing
multi-family residentially zoned lot. In
addition, this project site is located on
a corner lot, both being existing public
streets (Redwood Avenue & Garfield
Street) presently developed as part of
an existing interconnected modified
street pattern in the Beach Area
Overlay Zone. The existing street
design in this area, where already
improved, provides sidewalks next to a
curb adjacent parkway. Street trees
will be maintained or installed for the
project. Project complies.
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.
Street trees, that are permitted under
the city’s Landscape Manual will be
planted and maintained. In addition,
the project is conditioned to attain final
landscape approval prior to building
permit issuance. Project complies.
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,
The project provides for pedestrian
circulation in the form of existing
sidewalks along its frontage with
Redwood Avenue. The project is also
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.
conditioned for pedestrian
improvement along Garfield Street.
Project complies.
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.
The project consists of four dwellings
and is not required to provide
community recreation areas. Project
complies.
Date:4-5-19Sheet Title:Sheet Number:Project:File:Revisions:1REDWOOD HOMES3861-3873 GARFIELD AVENUE
CARLSBAD, CA
REDWOOD BEACH HOMES KIRK MOELLER ARCHITECTS, INC.KIRK@KMARCHITECTSINC.COMPLANNING COMMENTS 1 11/14/18PUD 2018-0009SDP 2018-0009CDP 2018-0044MS 2018-0013TYPE OF CONSTRUCTION:VBBUILDING OCCUPANCY:R-2ARCHITECT: MAA ARCHITECTS, INC.CONTACT: KIRK MOELLER2173 SALK AVENUE, SUITE 250CARLSBAD, CALIFORNIA 92008760-431-7775GOVERNING CODE:YES - NFPA 13D30'-0"3RESIDENTIALDESCRIPTION OF USE:HEIGHT:STORIES:FULLY SPRINKLERED:NOTE: ALL PROJECT SIGNAGE TO BE UNDER A SEPARATE PERMITOCCUPANT LOAD:REMOVAL OF (2) MULTI-FAMILY RESIDENTIAL STRUCTURES AND A SEPARATE (4) CAR GARAGE.CONSTRUCTION OF A (4) UNIT 3 STORY SEPARATE BUILDING RESIDENTIAL CONDOMINIUM PROJECT.3861 - 3873 GARFIELD STREETOWNER: MICHAEL ENRIGHT204-253-01-00***THE LAND REFERRED TO HEREIN BELOW IS SITUATED CARLSBAD IN THE COUNTY OF SAN DIEGO,STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:LOTS 14 AND 15 IN BLOCK “G” OF PALISADES, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATEOF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1747, FILED IN THE OFFICE OF THE COUNTYRECORDER OF SAN DIEGO COUNTY, FEBRUARY 15, 1923.ARCHITECTURALA0.1COVER SHEETA1.1SITE PLANA2.1AFIRST FLOOR PLAN BUILDING AA3.1ABUILDING A ELEVATIONSLOT AREA:EXISTING LOT:11,325 S.F. / .26 ACRESIDENTIAL UNITS:GENERAL PLANZONINGMASTER PLANYESCOASTAL ZONENOTE: ENTIRE BUILDING SHALL BE FIRE SPRINKLERED PER NFPA STANDARD 13 ANDCITY OF CARLSBAD REGULATIONS. RESIDENTIAL250 GPD X 4 UNITS = 1,000 GPDPROJECT TOTAL1,000 GPD / 1440 = .69 GPMRESIDENTIAL8 TRIPS PER D.U. X 4 UNITS = 32 ADTPROJECT TOTAL32 ADTAPPROVEDTHIS IS THE APPROVED TENTATIVE MAP/SITEPLAN FOR PROJECT NO. PER CONDITIONPLANNING DIVISION DATEENGINEERING DIVISION DATENO. OF PLANNING COMMISSIONRESOLUTION NO.PARKING REQUIREDMULTI FAMILY CONDO (4 - 3 BDRM. UNITS X 2)8 GARAGE SPACESCARLSBAD UNIFIED SCHOOL DISTRICTSCHOOL DISTRICTCARLSBAD MUNICIPLE WATER DISTRICTWATER SERVICECARLSBAD WASTEWATER DIVISIONSEWER SERVICERESIDENTIAL(EDU) = 220 GAL/DAY X 4 DU X (1 EDU PER/DU) = 880 GAL/DAYPROJECT TOTAL880 GAL/DAY / .00242 MGDTOTAL CONDOMINIUM UNITS4 UNITSDWELLING UNIT DENSITY:.26 AC X 19(G.M.C.P.) = 4.94 UNITS BUILDING / LOT COVERAGE:TOTAL GRADE USEABLE AREA AND GARAGE AREA4,544 SF / 11,325 = 40.1%DRAINAGE BASIN BTHIS IS A MAP OF A CONDOMINIUM PROJECT AS DEFINED IN SECTION 4125 OF THE CIVIL CODE OF THESTATE OF CALIFORNIA AND IS FILED PURSUANT TO THE SUBDIVISION MAP ACT. THE NUMBER OFRESIDENTIAL AIRSPACE CONDOMINIUM UNITS IS 4.CARLSBAD, CALIFORNIAEXISTING PARCEL ADDRESS0-ALLOWABLE ARCHITECTURAL STAIR PROJECTION:PLANS SHALL BE PROVIDED TO THE FIRE DEPARTMENTFOR REVIEW AND APPROVAL.EXISTING BUILDING:EXISTING STRUCTURE TO BE REMOVED RESIDENCERESIDENCE (A) AREAS:1ST FLOOR717 S.F.1,182 S.F.2ND FLOOR1,170 S.F.3RD FLOORTOTAL3,069 S.F.GARAGE AREA:457 S.F.TOTAL RESIDENCE(S) HABITABLE AREA:11,760 S.F.4 DU / .26 AC = 15.4 DU / AC PROPOSEDBDRAINAGE DISTRICT2ND FLR DECK:300 S.F.R-23RD-MNAA2.2ASECOND FLOOR PLAN BUILDING A3RD FLR DECK:143 S.F.CONSTRUCTED IN APPROXIMATELY 1953NONE REQUESTEDkirk@maaarchitects.com2016 CALIFORNIA BUILDING CODE2016 CALIFORNIA FIRE CODE2016 CALIFORNIA PLUMBING CODE2016 CALIFORNIA MECHANICAL CODE2016 CALIFORNIA ELECTRICAL CODE2016 CALIFORNIA EXISTING BUILDING CODE2016 CALIFORNIA GREEN BUILDING STANDARDS CODE(BASED ON 2015IBC)(BASED ON 2015 IFC)(BASED ON 2015 UPC)(BASED ON 2015 UMC)(BASED ON 2015 NEC)2016 CALIFORNIA ENERGY CODE72 TREMONT PLACELOS ANGELES, CA 90005310-556-7648YESBEACH OVERLAY ZONEB.O.Z. GUEST PARKING.3 X 4 UNITS = 1.2PARKING PROVIDEDMULTI FAMILY CONDO (11 - 3 BDRM. UNITS X 2)8 GARAGE SPACESB.O.Z. GUEST PARKING4 SPACESCIVIL: PASCO LARET SUITER & ASSOCIATESCONTACT: TYLER LAWSON535 N. HIGHWAY 101 SUITE ASOLANA BEACH, CALIFORNIA 92075858-259-8212tlawson@plsaengineering.commenrigh@chartwell.netA2.3ATHIRD FLOOR PLAN BUILDING AA3.2ABUILDING A ELEVATIONSA2.4AROOF PLAN BUILDING AA2.1BFIRST FLOOR PLAN BUILDING BA3.1BBUILDING B ELEVATIONSA2.2BSECOND FLOOR PLAN BUILDING BA2.3BTHIRD FLOOR PLAN BUILDING BA3.2BBUILDING B ELEVATIONSA2.4BROOF PLAN BUILDING BA2.1CFIRST FLOOR PLAN BUILDING CA3.1CBUILDING C ELEVATIONSA2.2CSECOND FLOOR PLAN BUILDING CA2.3CTHIRD FLOOR PLAN BUILDING CA3.2CBUILDING C ELEVATIONSA2.4CROOF PLAN BUILDING CCIVILC-1COVER SHEET/ SITE LAYOUTLANDSCAPEL-1TREE SURVEY PLANL-2CONCEPTUAL LANDSCAPE PLANWATER CONSERVATION PLANLANDSCAPE: DAEDALUS DESIGN GROUPCONTACT: JEFFREY SMITH2725 JEFFERSON STREET, STE 15BCARSLBAD, CALIFORNIA 92008760-720-9337jeff@ddgla.comC-2PRELIMINARY GRADING PLANC-3SECTIONS AND DETAILSESTIMATED FIRE FLOW DEMAND* MIN. GPML-4LANDSCAPE WATER USE EXHIBITL-5LANDSCAPE MAINTENANCE RESPONSIBILITY EXHIBITRESIDENCE (B) AREAS:1ST FLOOR609 S.F.1,121 S.F.2ND FLOOR1,064 S.F.3RD FLOORTOTAL2,794 S.F.GARAGE AREA:465 S.F.2ND FLR DECK:186 S.F.3RD FLR DECK:234 S.F.RESIDENCE (C) AREAS:1ST FLOOR719 S.F.1,279 S.F.2ND FLOOR1,113 S.F.3RD FLOORTOTAL3,111 S.F.GARAGE AREA:456 S.F.2ND FLR DECK:217 S.F.3RD FLR DECK:324 S.F.RESIDENCE (D) AREAS:1ST FLOOR588 S.F.1,169 S.F.2ND FLOOR1,029 S.F.3RD FLOORTOTAL2,786 S.F.GARAGE AREA:533 S.F.2ND FLR DECK:143 S.F.3RD FLR DECK:121 S.F.TOTAL10 SPACESTOTAL12 SPACES1.22 CFSLANDSCAPE AREA:3,321 S.F. / 29.3%L-3FENCING / WALL DETAILSL-6
48"T
D
XXXXXXX
XXXXXXXXXXXXXXXXXXXXXXXXXXXXOEOEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOEOE
OE
OE
OE
G
S
W
W
S
XXX
X
X
X
X
X
X
X
X
X
X
X
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE
OE
OE
OE
E E
E
E
GG
G G
TW=
6
8.
5
TW=
6
7.
9
EXIS
TI
N
G
1
S
T
O
R
Y
B
UI
L
DI
N
G
EXIS
TI
N
G
1
S
T
O
R
Y
BUIL
DI
N
G
EXISTING 2 STORY BUILDINGEXIS
TI
N
G
2
S
T
O
R
Y
BUIL
DI
N
G
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOERIM=
6
0.
5
RIM=
6
3.
4
OE
OE
OE
OE
OE
X
X
X
X
X
X
X
X
XXXX12"T
D
GRA
S
S
GRA
S
S GRA
S
S
STAMPEDCONCRETE63.4
63.1
60.9
61.4
61.3
64.0
64.0
64.0
63.9
63.9
63.2
63.2
63.1
63.0
62.9
63.0
62.9
62.8
62.6
62.2
61.7
60.9
62.8
63.2
63.5
63.5
63.663.5
63.6
64.0
64.3
63.9
6' SD
G
&
E
E
A
S
E
M
E
N
T
P
E
R
B
O
O
K
9
6
1,
P
A
G
E
3
O
F
D
E
E
D
S
REC.
J
U
L
Y
1
0,
1
9
2
3
RF=9
0.
6
RF=8
8.
3
DRIV
E
W
A
Y
HCR
DRIVEWAYGAR
A
G
E
GAS
ELEC
T.
64
636364 646363
62
61
6
3
6461GAR
A
G
E
RF=7
5.
3
RF=7
5.
5 SSSSSSSSSSSSSSSSSSSSSSSSTW=
6
2.
8
TW=
6
3.
0
BW=
6
1.
5
WOO
D
WALL
8" BL
O
C
K
W
A
L
L
6" B
L
O
C
K
W
A
L
L
TW=
6
4.
0
TW=
6
2.
7
BW=
6
1.
3SSSSSSS GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW
W
W
W
W
W
W
W
SSSS
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W WWWWWWWWWWWWWWWWWWWWWWWWWW
W
S
S
S
S
S
S
S
S
S
S
S WW
W
W
W
SSSSSSSSSSSS
S
S
S
MATCH
T
O
E
XI
S
TI
N
G
6" PC
C
C
U
R
B;(TC=63.
1); (
F
L
=
6
2.
6)
PROP
O
S
E
D
A
D
A
P
E
D
RAMP
P
E
R
S
D
R
S
D
G-
2
7;
REMO
V
E
A
N
D
R
E
P
L
A
C
E
EXISTI
N
G
C
U
R
B
R
A
M
P
PROP
O
S
E
D
1
"
D
O
M
E
S
TI
C
SERVI
C
E
WI
T
H
FI
R
E
S
P
RI
N
K
L
E
R
SYST
E
M
P
E
R
C
M
W
D
W-
3
A
(TYP.)
PROP
O
S
E
D
SI
D
E
W
A
L
K
UNDE
R
D
R
AI
N
P
E
R
S
D
R
S
D
D-27 (X
2); (I
E
O
U
T
=
6
0.
7)LALALA
LA
ROW
CL
(63.0
5
F
S)
MATC
H
T
O
E
XI
S
TI
N
G
6" PC
C
C
U
R
B;(TC=6
2.
1); (
F
L
=
6
1.
6)
APPR
O
XI
M
A
T
E
L
O
C
A
TI
O
N
OF EXI
S
TI
N
G
S
E
W
E
R
LATER
A
L
T
O
B
E
ABAN
D
O
N
E
D
A
T
M
AI
N
EXISTI
N
G
FENC
E
T
O
BE RE
M
O
V
E
D
EXISTI
N
G
P
O
W
E
R
UNIT A
3 STORY
3069 SF
10'-0"
8'
-
6
"
18'-0"
5'
-
0
"
S
.
Y
.
S
.B
.
10'-0"10'-0" F.
Y.
S.
B.
20'-0"
GARAGE
ENTRY
ENTRY
ENTRY
ENTRY
DRIVEWAY
VISITOR A
VISITOR B
VISITOR D
VISITOR C
1
0
'
-
0
"
1'
-
0
"
UNIT B
3 STORY
2794 SF
UNIT D
3 STORY
2786 SF
UNIT C
3 STORY
3111 SF
BUILDING ABOVE TYP.
GARAGE
GARAGE
GARAGE
R
T
R
T
R
T
3'-
0
"
R
T
8'
-
1
"
S
.
Y
.
S
.
B
.
10'-7"
2'
-
1
"
5'
-
1
"S.
Y
.
S
.
B
.
5'
-
1
"
S
.Y
.S
.B
.
A
B
V
.24" AR
C
H.
P
R
OJ
E
C
TI
O
N
10'-0"
PRIVATE PATIO
2'-0"
PRIVATE PATIO
6' TALL
GATE
42" TALL
GATE
PRIVATE YARD
PRIVATE YARD
GATE
PRIVATE YARD
PRIVATE YARD
24'-0"24'-0"
6' TALL
GATE
5'
-
1
"
1
0
'
-
6
"
1
0
'
-
0
"
24" A
R
C
H.
PROJ
E
C
TI
O
N
12" AR
C
H.
P
R
O
J
E
C
TI
O
N
1
1
'
-
0
"
8'
-
6
"
20'-0"
20'-0"
8'
-
6
"
8'
-
6
"20'-0"
NEW 42" HIGH
DECORATIVE HORIZONTAL
REDWOOD FENCE TYPICAL
NEW DECORATIVE 42"
TALL HORIZONTAL
REDWOOD FENCE
NEW 72" HIGH
DECORATIVE
HORIZONTAL
REDWOOD FENCE
TYPICAL
NEW 72" HIGH
DECORATIVE
HORIZONTAL REDWOOD
FENCE TYPICAL
NEW 72" HIGH DECORATIVE
HORIZONTAL REDWOOD
FENCE BEGINNING AT
BUILDING CORNER
NEW 42" HIGH DECORATIVE
HORIZONTAL REDWOOD
FENCE TYPICAL
NEW 42" HIGH DECORATIVE
HORIZONTAL REDWOOD
FENCE TYPICAL
EXISTING 72" WOOD
FENCE TO REMAIN
NEW 42" HIGH
DECORATIVE HORIZONTAL
REDWOOD FENCE ENDING
AT BUILDING CORNER
5'
-
0
"S.
Y
.
S
.
B
.
6' TALL
GATE
6' TALL
GATE
START OF NEW 72"
HIGH DECORATIVE
HORIZONTAL
REDWOOD FENCE
TYPICAL
START OF EXISTING 72"
WOOD FENCE TO REMAIN
EXISTING 42" WOOD
FENCE TO REMAIN
42" TALL
GATE
NEW 42" HIGH DECORATIVE
HORIZONTAL REDWOOD
FENCE TYPICAL
NEW 42" TALL
FENCE
EXISTING RESIDENCE
EXISTING RESIDENCE
EXISTING GARAGE
EXISTING DRIVEWAY
EXISTING DRIVEWAY
EXISTING RESIDENCE
EXISTING RESIDENCE
EXISTING RESIDENCE
EXISTING DRIVEWAY
EXISTING DRIVEWAY
EXISTING DRIVEWAY
EXISTING RESIDENCE
EXISTING DRIVEWAY
EXISTING RESIDENCE
EXISTING DRIVEWAY
EXISTING RESIDENCE
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A1.1
SCALE: 1" = 10'-0"
5'10'0 20'
APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO. PER CONDITION
PLANNING DIVISION DATE ENGINEERING DIVISION DATE
NO. OF PLANNING COMMISSION
RESOLUTION NO.
UP
ELEVATORRT
FLOOR 1
717 SF
BEDROOM 4
FOYER
20'-0"20'-0"2'-6"8'-1"23'-8"9'-10"
36'-6"11'-5"18'-7"8'-6"BATHROOM 4
CLOSET
CLOSET
BONUS ROOM 11'-11"5'-6"11'-11"10'-11"11'-5"
YARD
4'-6"
3'-0"
GARAGE
3'-6"4'-6"3'-9"2'-9"SCALE: 1/4" = 1'-0"
2'4'0 8'
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.1A
SCALE: 1/4" = 1'-0"
2'4'0 8'
DN
UP
LIVING
REF
DINING
DECK
FLOOR 2
1182 SF17'-8"15'-6"17'-0"17'-9"7'-9"45'-6"BATHROOM 3
CLOSETBEDROOM 3 16'-10"11'-0"
15'-0"32'-8"ELEVATOR
19'-2"13'-4"
32'-6"
5'-1"4'-0"POWDER6'-7"5'-4"
HVAC
5'-6"6'-0"D/W PANTRYMIC.UNDER.15'-3"14'-7"
5'-0"3'-6"4'-0"9'-0"3'-0"Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.2A
SCALE: 1/4" = 1'-0"
2'4'0 8'
ELEVATOR
DECK
FLOOR 3
1170 SF
TOTAL 3069 SF
MASTER BEDROOM
MASTER BATHROOM
MASTER CLOSET MASTER CLOSET
BEDROOM 2
BATHROOM 2
15'-10"14'-6"1'-6"
12'-2"
19'-2"19'-3 15/16"6'-2"42'-6"DN
4'-0"
13'-4"
32'-6"17'-0"4'-10"9'-0"15'-5"
LINEN11'-6"W
LAUNDRY
LINEN
CLOSET
D
8'-0"2'-0"
6'-0"4'-0"HVAC
8'-2"5'-3"
DECK BELOW
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.3A
SCALE: 1/4" = 1'-0"
2'4'0 8'3:123:123:123:123:12 3:123:12 3:123:12Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.4A
9'-0"10'-0"7'-6"3'-6"A
A
A
A
9'-0"10'-0"7'-6"3'-6"A
A
A
A
SCALE: 1/4" = 1'-0"
2'4'0 8'
SCALE: 1/4" = 1'-0"
2'4'0 8'
A
F.F.E. = FINISH FLOOR ELEVATION.
T.O.P. = TOP OF PARAPET ELEVATION.
ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE.2.
3.
4.
ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O.1.
B
A
C
5.
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT GRAY)
ALL NOTES ARE TYPICAL.
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM GRAY)
PAINTED DARK TRIM
F
DECORATIVE PRE-FINISHED METAL TRIM
G
CLEAR GLAZING WITH DARK FRAMES
BUILDING HEIGHT HAS BEEN ESTABLISHED BASED ON THE NEW PAD
ELEVATION ESTABLISHED FOR THE CARLSBAD MUICIPLE CODE SECTION
21.04.065 ITEM #2.
H
J
DECORATIVE METAL ADDRESS LETTERS
GREY JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 1- UNITS B & C
B
A
C
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT TAN)
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM TAN)
F
G
CLEAR GLAZING WITH DARK FRAMES
H
J
DECORATIVE METAL ADDRESS LETTERS
BROWN JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 2- UNITS A & D
GLASS BALCONY RAILINGL
GLASS BALCONY RAILINGL
DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOFM
M DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOF
DECORATIVE PRE-FINISHED METAL TRIM
PAINTED DARK TRIM
C BEFG JK
A J B F G C KE L
L
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A3.1A
9'-0"10'-0"7'-6"3'-6"9'-0"10'-0"7'-6"3'-6"SCALE: 1/4" = 1'-0"
2'4'0 8'
SCALE: 1/4" = 1'-0"
2'4'0 8'
F.F.E. = FINISH FLOOR ELEVATION.
T.O.P. = TOP OF PARAPET ELEVATION.
ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE.2.
3.
4.
ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O.1.
B
A
C
5.
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT GRAY)
ALL NOTES ARE TYPICAL.
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM GRAY)
PAINTED DARK TRIM
F
DECORATIVE PRE-FINISHED METAL TRIM
G
CLEAR GLAZING WITH DARK FRAMES
BUILDING HEIGHT HAS BEEN ESTABLISHED BASED ON THE NEW PAD
ELEVATION ESTABLISHED FOR THE CARLSBAD MUICIPLE CODE SECTION
21.04.065 ITEM #2.
H
J
DECORATIVE METAL ADDRESS LETTERS
GREY JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 1- UNITS B & C
B
A
C
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT TAN)
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM TAN)
F
G
CLEAR GLAZING WITH DARK FRAMES
H
J
DECORATIVE METAL ADDRESS LETTERS
BROWN JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 2- UNITS A & D
GLASS BALCONY RAILINGL
GLASS BALCONY RAILINGL
DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOFM
M DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOF
DECORATIVE PRE-FINISHED METAL TRIM
PAINTED DARK TRIM
A BJ DFGELH H
H D A J B EFGLC
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A3.2A
SCALE: 1/4" = 1'-0"
2'4'0 8'
UP
ELEVATOR
BATHROOM
RT CLOSET
13'-0"4'-10"6'-10"10'-2"5'-5"2'-5"20'-0"14'-7"
7'-3"21'-2"6'-0"
34'-5"10'-3"25'-9"2'-6"38'-6"FLOOR 1
609 SF
2 CAR GARAGE
FOYER
BEDROOM 3
CLOSET
10'-11"1'-6"Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.1B
SCALE: 1/4" = 1'-0"
2'4'0 8'
LIVING
DINING
KITCHEN
MIC.UNDER.D/W
4'-6"
REF
PANTRYUP
ELEVATOR
DN
BEDROOM 3
DECK 17'-5"11'-0"15'-5"
15'-0"16'-9"12'-3"11'-0"11'-5"
BATHROOM 3
1'-0"15'-0"15'-5"
32'-11"15'-3"25'-9"2'-6"41'-0"FLOOR 2
1121 SF
POWDER
1'-6"4'-0"7'-9"CLOSET
CLOSET
HVAC 3'-0"3'-2"2'-0"
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.2B
SCALE: 1/4" = 1'-0"
2'4'0 8'
ELEVATOR
DN
BATHROOM 2
W D
DECK
MASTER BEDROOM
LAUNDRY
BEDROOM 2
LINEN
11'-0"21'-0"
16'-11"
13'-5"11'-3"4'-0"5'-9"1'-0"15'-0"15'-5"
32'-11"15'-3"25'-9"4'-4"41'-0"FLOOR 3
1064 SF
TOTAL 2794 SF
CLOSET
15'-6"MASTER
BATHROOM
MASTER
CLOSET
HVAC
4'-0"5'-0"7'-6"4'-1"2'-6"
1'-6"EYEBROW BELOW4'-3"2'-10"LINEN1'-8"1'-6"13'-9"19'-1"6'-8"Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.3B
SCALE: 1/4" = 1'-0"
2'4'0 8'
3:12
3:12
3:12 3:12
3:12
3:12 3:123:123:123:123:123:12Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.4B
SCALE: 1/4" = 1'-0"
2'4'0 8'
SCALE: 1/4" = 1'-0"
2'4'0 8'9'-0"10'-0"7'-6"3'-6"30'-0"9'-0"10'-0"7'-6"3'-6"30'-0"AFGCJLBEH
A B F G C H J L
F.F.E. = FINISH FLOOR ELEVATION.
T.O.P. = TOP OF PARAPET ELEVATION.
ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE.2.
3.
4.
ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O.1.
B
A
C
5.
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT GRAY)
ALL NOTES ARE TYPICAL.
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM GRAY)
PAINTED DARK TRIM
F
DECORATIVE PRE-FINISHED METAL TRIM
G
CLEAR GLAZING WITH DARK FRAMES
BUILDING HEIGHT HAS BEEN ESTABLISHED BASED ON THE NEW PAD
ELEVATION ESTABLISHED FOR THE CARLSBAD MUICIPLE CODE SECTION
21.04.065 ITEM #2.
H
J
DECORATIVE METAL ADDRESS LETTERS
GREY JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 1- UNITS B & C
B
A
C
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT TAN)
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM TAN)
F
G
CLEAR GLAZING WITH DARK FRAMES
H
J
DECORATIVE METAL ADDRESS LETTERS
BROWN JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 2- UNITS A & D
GLASS BALCONY RAILINGL
GLASS BALCONY RAILINGL
DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOFM
M DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOF
DECORATIVE PRE-FINISHED METAL TRIM
PAINTED DARK TRIM
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A3.1-2B
SCALE: 1/4" = 1'-0"
2'4'0 8'
SCALE: 1/4" = 1'-0"
2'4'0 8'9'-0"10'-0"7'-6"3'-6"30'-0"B
B
B
B
9'-0"10'-0"7'-6"3'-6"30'-0"A B CE F G JK
A C B F G M JE
F.F.E. = FINISH FLOOR ELEVATION.
T.O.P. = TOP OF PARAPET ELEVATION.
ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE.2.
3.
4.
ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O.1.
B
A
C
5.
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT GRAY)
ALL NOTES ARE TYPICAL.
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM GRAY)
PAINTED DARK TRIM
F
DECORATIVE PRE-FINISHED METAL TRIM
G
CLEAR GLAZING WITH DARK FRAMES
BUILDING HEIGHT HAS BEEN ESTABLISHED BASED ON THE NEW PAD
ELEVATION ESTABLISHED FOR THE CARLSBAD MUICIPLE CODE SECTION
21.04.065 ITEM #2.
H
J
DECORATIVE METAL ADDRESS LETTERS
GREY JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 1- UNITS B & C
B
A
C
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT TAN)
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM TAN)
F
G
CLEAR GLAZING WITH DARK FRAMES
H
J
DECORATIVE METAL ADDRESS LETTERS
BROWN JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 2- UNITS A & D
GLASS BALCONY RAILINGL
GLASS BALCONY RAILINGL
DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOFM
M DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOF
DECORATIVE PRE-FINISHED METAL TRIM
PAINTED DARK TRIM
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A3.2B
SCALE: 1/4" = 1'-0"
2'4'0 8'
2 CAR GARAGE
PATIO
BEDROOM 3
FOYER
RT11'-0"11'-6"9'-4"14'-1"14'-5"11'-10"
OPTIONAL
BONUS ROOM/
BEDROOM 4
BATHROOM 4
CLOSET
UP
2'-6"20'-0"20'-0"BUILDING ABOVE
FLOOR 1
CLOSET
36'-11"5'-0"719 SF
ELEVATOR4'-0"2'-1"9'-0"4'-11"
36'-11"
ARCHIT. FEATURE
15'-5"5'-6"7"2'-0"CLOSET
8"6'-0"8"2'-0"
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.1C
SCALE: 1/4" = 1'-0"
2'4'0 8'
DECK
LIVING
UP
DN
FLOOR 2 41'-11"1279 SF
ELEVATOR
7'-0"13'-6"14'-11"
4'-11"7"34'-10"
9'-0"15'-5"5'-6"2'-0"LINE OF VAULT CEILING
HVAC
KITCHEN
MIC.UNDER.D/W
REF
DINING
D
POWDER
LAUNDRY
PANTRY
BREAKFAST
W
12'-10"14'-3"
9'-7"8'-11"4'-0"12'-10"BAR
WINDOW
5'-8"
CLOSET
6'-6"ARCHIT. FEATURE
3'-0"4'-3"3'-10"5'-0"Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.2C
SCALE: 1/4" = 1'-0"
2'4'0 8'
DECK
BEDROOM 2
MASTER BEDROOM
13'-9"13'-8"23'-1"
BATHROOM 2
CLOSET
DN
FLOOR 3 41'-11"1113 SF
TOTAL 3111 SF
ELEVATOR
MASTER BATHROOM MASTER CLOSET
LINEN
8'-3"2'-1"13'-11"7"36'-11"15'-7"16'-0"4'-1"12'-11"UP
ARCHITECTURAL FEATURE PROJECTION
12'-8"2'-0"HVAC
4'-4"
17'-11"10'-5"6'-0"4'-0"4'-1"4'-2"BUILDING BELOW
SEAT WALL
SEAT WALL2'-6"10'-2"20'-4"2'-6"
SKYLIGHT
ABOVE4'-11"4'-2"10'-10"16'-9"12'-11"2'-0"14'-10"3'-11 1/2"17'-1 1/2"
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.3C
SCALE: 1/4" = 1'-0"
2'4'0 8'3:123:12
3:12
3:12
3:12
3:12
3:123:123:123:122%2%3:12Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.4C
SCALE: 1/4" = 1'-0"
2'4'0 8'
SCALE: 1/4" = 1'-0"
2'4'0 8'9'-0"10'-0"7'-6"3'-6"30'-0"2'-0"C
C
C
C
9'-0"10'-0"7'-6"3'-6"30'-0"C
C
C
C
F.F.E. = FINISH FLOOR ELEVATION.
T.O.P. = TOP OF PARAPET ELEVATION.
ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE.2.
3.
4.
ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O.1.
B
A
C
5.
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT GRAY)
ALL NOTES ARE TYPICAL.
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM GRAY)
PAINTED DARK TRIM
F
DECORATIVE PRE-FINISHED METAL TRIM
G
CLEAR GLAZING WITH DARK FRAMES
BUILDING HEIGHT HAS BEEN ESTABLISHED BASED ON THE NEW PAD
ELEVATION ESTABLISHED FOR THE CARLSBAD MUICIPLE CODE SECTION
21.04.065 ITEM #2.
H
J
DECORATIVE METAL ADDRESS LETTERS
GREY JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 1- UNITS B & C
B
A
C
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT TAN)
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM TAN)
F
G
CLEAR GLAZING WITH DARK FRAMES
H
J
DECORATIVE METAL ADDRESS LETTERS
BROWN JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 2- UNITS A & D
GLASS BALCONY RAILINGL
GLASS BALCONY RAILINGL
DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOFM
M DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOF
DECORATIVE PRE-FINISHED METAL TRIM
PAINTED DARK TRIM
B L DFG A EJJ K
D B J CK AFGHE
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A3.1-2C
SCALE: 1/4" = 1'-0"
2'4'0 8'
SCALE: 1/4" = 1'-0"
2'4'0 8'9'-0"10'-0"7'-6"3'-6"30'-0"9'-0"10'-0"7'-6"3'-6"30'-0"F.F.E. = FINISH FLOOR ELEVATION.
T.O.P. = TOP OF PARAPET ELEVATION.
ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE.2.
3.
4.
ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O.1.
B
A
C
5.
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT GRAY)
ALL NOTES ARE TYPICAL.
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM GRAY)
PAINTED DARK TRIM
F
DECORATIVE PRE-FINISHED METAL TRIM
G
CLEAR GLAZING WITH DARK FRAMES
BUILDING HEIGHT HAS BEEN ESTABLISHED BASED ON THE NEW PAD
ELEVATION ESTABLISHED FOR THE CARLSBAD MUICIPLE CODE SECTION
21.04.065 ITEM #2.
H
J
DECORATIVE METAL ADDRESS LETTERS
GREY JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 1- UNITS B & C
B
A
C
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT TAN)
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM TAN)
F
G
CLEAR GLAZING WITH DARK FRAMES
H
J
DECORATIVE METAL ADDRESS LETTERS
BROWN JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 2- UNITS A & D
GLASS BALCONY RAILINGL
GLASS BALCONY RAILINGL
DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOFM
M DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOF
DECORATIVE PRE-FINISHED METAL TRIM
PAINTED DARK TRIM
A J H F GE D B
J A H D B F G LE
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A3.1-2C
SCALE: 1/4" = 1'-0"
2'4'0 8'
BATHROOM
RTBEDROOM 4
2 CAR GARAGE
ELEVATOR
UP
CLOSET
FLOOR 1
588 SF
15'-11"5'-6"
35'-0"9'-7"27'-11"15'-11"11'-0"6'-4"7'-6"10'-6"5'-10"22'-0"
FLOOR ABOVE
CLOSET
2'-0"13'-7"
ARCHIT. PROJECTION2'-0"ROOF ABOVE
17'-1"18'-5"2'-0"21'-2"7'-10"6'-0"
HVAC
DROP
ABOVE
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.1D
SCALE: 1/4" = 1'-0"
2'4'0 8'
LIVING
DINING
ELEVATOR
UP
MIC.
UNDER.D/WREFKITCHEN
DN
DECK
FLOOR 2
1169 SFPANTRY BEDROOM 3
BATHROOM 3
VAULT CEILING ABOVE
29'-6"5'-6"
35'-0"9'-7"32'-11"1'-6"12'-6"11'-0"16'-4"16'-6"15'-10"
7'-0"4'-0"
4'-0"11'-8"18'-0"9'-6"14'-8"
CLOSET
BAR
WINDOW3'-6"HVAC
SKYLIGHT ABOVELOW SHELVINGLOW SHELVINGLOW FPROOF BELOW
16'-1"16'-9"9'-8"20'-2"13'-4"
CLOSET
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.2D
SCALE: 1/4" = 1'-0"
2'4'0 8'
BATHROOM 2
ELEVATOR
DN
BEDROOM 2
MASTER BEDROOM
DECK
FLOOR 3
1029 SF
TOTAL 2786 SF
LINE OF FLOOR BELOW
29'-6"5'-6"
35'-0"9'-7"22'-9"3'-8"6'-6"2'-6"
12'-5"
13'-9"15'-0"17'-5"6'-6"CLOSET
D
W
LAUNDRY
MASTER
BATHROOM
6'-4"9'-1"2'-5"11'-10"HVAC
8'-0"
6'-0"4'-0"MASTER
CLOSET
6'-5"4'-0"4'-2"LINE OF ROOF BELOW
ROOF BELOW
16'-1"19'-10 15/16"LINEN
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.3D
SCALE: 1/4" = 1'-0"
2'4'0 8'
3:123:12
3:123:12
3:123:12
3:123:123:123:123:12ROOF BELOW
DECK BELOW
ROOF
BELOW
3:12
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A2.4D
SCALE: 1/4" = 1'-0"
2'4'0 8'
SCALE: 1/4" = 1'-0"
2'4'0 8'9'-0"10'-0"7'-6"3'-6"D
D
D
D9'-0"10'-0"7'-6"3'-6"D
D
D
D
A H J C E K BFG
J C F G B M E L A
D
F.F.E. = FINISH FLOOR ELEVATION.
T.O.P. = TOP OF PARAPET ELEVATION.
ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE.2.
3.
4.
ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O.1.
B
A
C
5.
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT GRAY)
ALL NOTES ARE TYPICAL.
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM GRAY)
PAINTED DARK TRIM
F
DECORATIVE PRE-FINISHED METAL TRIM
G
CLEAR GLAZING WITH DARK FRAMES
BUILDING HEIGHT HAS BEEN ESTABLISHED BASED ON THE NEW PAD
ELEVATION ESTABLISHED FOR THE CARLSBAD MUICIPLE CODE SECTION
21.04.065 ITEM #2.
H
J
DECORATIVE METAL ADDRESS LETTERS
GREY JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 1- UNITS B & C
B
A
C
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT TAN)
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM TAN)
F
G
CLEAR GLAZING WITH DARK FRAMES
H
J
DECORATIVE METAL ADDRESS LETTERS
BROWN JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 2- UNITS A & D
GLASS BALCONY RAILINGL
GLASS BALCONY RAILINGL
DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOFM
M DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOF
DECORATIVE PRE-FINISHED METAL TRIM
PAINTED DARK TRIM
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A3.1-2D
SCALE: 1/4" = 1'-0"
2'4'0 8'
SCALE: 1/4" = 1'-0"
2'4'0 8'9'-0"10'-0"7'-6"3'-6"9'-0"10'-0"7'-6"3'-6"A
L H J A F GE C
M E D F GJ B
F.F.E. = FINISH FLOOR ELEVATION.
T.O.P. = TOP OF PARAPET ELEVATION.
ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE.2.
3.
4.
ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O.1.
B
A
C
5.
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT GRAY)
ALL NOTES ARE TYPICAL.
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM GRAY)
PAINTED DARK TRIM
F
DECORATIVE PRE-FINISHED METAL TRIM
G
CLEAR GLAZING WITH DARK FRAMES
BUILDING HEIGHT HAS BEEN ESTABLISHED BASED ON THE NEW PAD
ELEVATION ESTABLISHED FOR THE CARLSBAD MUICIPLE CODE SECTION
21.04.065 ITEM #2.
H
J
DECORATIVE METAL ADDRESS LETTERS
GREY JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 1- UNITS B & C
B
A
C
COMPOSITE SHINGLE ROOF
SMOOTH STUCCO (LIGHT TAN)
FIBERON WOOD-LOOK COMPOSITE SIDING
D
E
SMOOTH STUCCO (MEDIUM TAN)
F
G
CLEAR GLAZING WITH DARK FRAMES
H
J
DECORATIVE METAL ADDRESS LETTERS
BROWN JAMES HARDIE FIBER CEMENT SIDING
K
STONE
SCHEME 2- UNITS A & D
GLASS BALCONY RAILINGL
GLASS BALCONY RAILINGL
DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOFM
M DECORATIVE PRE-FINISHED STANDING SEAM METAL ROOF
DECORATIVE PRE-FINISHED METAL TRIM
PAINTED DARK TRIM
Date:4-5-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
REDWOOD HOMES3861-3873 GARFIELD AVENUECARLSBAD, CAREDWOOD BEACH HOMESKIRK MOELLER ARCHITECTS, INC.
KIRK@KMARCHITECTSINC.COM
PLANNING COMMENTS 1 11/14/18
PUD 2018-0009
SDP 2018-0009
CDP 2018-0044
MS 2018-0013
A3.1-2D
REVISIONS DATE
1
2
3
4
SHEET:
OF SHEETS6
PROJECT NO. :18-007
ISSUED FOR DATE
DRAWN BY:
CHECKED BY:
JSS
SCALE:PER PLAN
DATE:08/06/18REDWOOD HOMES REDWOOD AVE. AND GARFIELD ST.CARLSBAD, CALIFORNIA SHEET TITLE
JSS
PROJECT
STAMP
CITY SUBMITTAL
PRELIMINARY - 1st 9/17/18
11/29/182018-08-06_Redwood Homes_SD-DD.vwxCITY SUBMITTAL
PRELIMINARY - 2nd 11/29/18
L-1
TREE SURVEY
PLAN
10 0 5 10 20 40
SCALE: 1"=10'-0"FEET
northREDWOOD A VENUEG
A
R
F
I
E
L
D
S
T
R
E
E
TN55˚ 58' 49"E 120.01'N55˚ 57' 38"E 120.01'N
3
4
˚
0
1
'
4
0
"W
9
1
.9
9
'
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
N
3
4
˚
0
2
'
0
1
"W
9
1
.9
4
'
UNIT A
UNIT B
UNIT C
UNIT D XXXXX
X
X
X
XXX
XXXXX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE
OE
OEOE
OE
OEOEOE
OE
OEOE
OE
OE
OE
OE
G
S
W
W
S
X
X
X
X
X
X
X
XX
X
X
X
X
X
X
X
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE
OE
OE
OE
OE
OE
E E
EE
GG
G G
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE OEOE
OE
OE
OE
OE
OE
X
X
X
X
X
X
X
X
X
XXX
X
XX SSSS
SSSS
SSS
S
S
S
S
SSS
SSS
SSSS
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
WGGGGGGGGGGGGGGGGGGGG
GGGGGGGGGGGGGGGGGGGGGGGGSS S S SS S SSS S SS S SSS S SS S SS S S SS S
SSS
S
SSS
S
SS
S
SS
S
SSS
S
SSS
S
SS
S
S
SS
S
SS
S
SSS
SSS
S
SW
W
W
W
W
W
W
W
W
W
S
S
S
S WS
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
W
W
W
W W W W
S
S
S
S
S
S
S
S
S
S
S
S WWWW
W
W
W
W
W
WWWWWSSS
S
S
SSS
S
S
S
SWWWWWWS
S
S
S
S
W W
WW
X
X
X
X
X
X
XR
T
R
T
R
T
RT
X
X
X
X
X
X
X
XX
X
X
X
XXX
X
X
X
XX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XX
X
X
XXX
X
X
X
X
XXXXX
X
X
XX
X
X XX
XX
X
X
X
X
X
XYLOSMA CONGESTUM
EXISTING TREE
9" CALIPER
TREE TO BE REMOVED
PHOENIX ROEBELENII
EXISTING TREE
2'-6" BROWN TRUNK HEIGHT
TREE TO BE REMOVED
LIQUIAMBAR STYRACIFLUA
EXISTING TREE
6" CALIPER
TREE TO BE REMOVED
FICUS MIRCROCARPA
EXISTING TREE
48" CALIPER
TREE TO BE REMOVED
EUCALYPTUS CITRIODORA
EXISTING TREE
8" CALIPER
TREE TO BE REMOVED
PINUS CANARIENSIS
EXISTING TREE
9" CALIPER
TREE TO BE REMOVED
ARCHONTOPHENIX CUNNINGHAMIANA
EXISTING TREE
3' BROWN TRUNK HEIGHT
TREE TO BE REMOVED
MAGNOLIA GRANDIFLORA HYBRID
EXISTING TREE
7" CALIPER
TREE TO BE REMOVEDFICUS SPP.
EXISTING TREE
6" CALIPER
TREE TO BE REMOVED
SCHINUS TEREBINTHEFOLIUS
EXISTING TREE
21" CALIPER
TREE TO BE REMOVED
LIQUIDAMBAR STYRACIFLUA
EXISTING TREE
9" CALIPER
TREE TO BE REMOVED
ARCHONTOPHENIX CUNNINGHAMIANA
EXISTING TREE
4' BROWN TRUNK HEIGHT
TREE TO BE REMOVED
FICUS MIRCROCARPA
EXISTING TREE
6" CALIPER
TREE TO BE REMOVEDSCHINUS TEREBINTHEFOLIUS
EXISTING TREE
8" CALIPER
TREE TO BE REMOVED
SCHINUS TEREBINTHEFOLIUS
EXISTING TREE
6" CALIPER
TREE TO BE REMOVED
SYAGRUS ROMANZOFFIANUM
EXISTING TREE
16' BTH
TREE TO REMAIN
PROGRESS SUBMITTAL
NOT FOR CONSTRUCTION
REVISIONS DATE
1
2
3
4
SHEET:
OF SHEETS6
PROJECT NO. :18-007
ISSUED FOR DATE
DRAWN BY:
CHECKED BY:
JSS
SCALE:PER PLAN
DATE:08/06/18REDWOOD HOMES REDWOOD AVE. AND GARFIELD ST.CARLSBAD, CALIFORNIA SHEET TITLE
JSS
PROJECT
STAMP
CITY SUBMITTAL
PRELIMINARY - 1st 9/17/18
11/29/182018-08-06_Redwood Homes_SD-DD.vwxCITY SUBMITTAL
PRELIMINARY - 2nd 11/29/18
L-2
CONCEPTUAL
LANDSCAPE PLAN
10 0 5 10 20 40
SCALE: 1"=10'-0"FEET
north
PLANTING LEGEND
SYMBOL BOTANICAL NAME COMMON NAME QUANTITY SIZE SPACING WUCOLS
TREES - Small Scale Accent
CASSIA LEPTOPHYLLA GOLD MEDALLION TREE 3 24" BOX, STD.M
LAURUS NOBILIS 'SARATOGA' SWEET BAY TREE 4 24" BOX, STD.L
BRAHEA ARMATA MEXICAN BLUE PALM 3 6' BTH, SINGLE
TRUNK M
SHRUBS - High Screening
TECOMA 'CRIMSON FLARE' CRIMSON FLARE 15 GAL.6' O.C.L
XYLOSMA CONGESTUM SHINEY XYLOSMA 5 GAL.6' O.C.L
COTONEASTER LACTEUS RED CLUSTERBERRY 5 GAL.6' O.C.L
MYRTUS COMMUNIS 'VARIEGATA' VARIEGATED TRUE MYRTLE 5 GAL.5' 0.C.L
SHRUBS - Low Level Accent
JASMINUM ANGULARE SOUTH AFRICAN JASMINE 5 GAL.4' O.C.M
NANDINA DOMESTICA 'HARBOR DWARF' DWARF HEAVENLY BAMBOO 5 GAL.3' O.C.L
LANTANA X 'NEW GOLD' NEW GOLD LANTANA 5 GAL.3' O.C.L
HAMELIA PATENS 'SIERRA RED' FIRE CRACKER BUSH 5 GAL.4' O.C.L
EUPHORBIA CHARACIAS 'BRUCE'S DWARF' BRUCE'S DWARF 'EUPHORBIA 1 GAL.3' 0.C.VL
SALVIA CHAMAEDRYOIDES SKY BLUE SAGE 5 GAL.3' O.C.L
ASPARAGUS DENSIFLORUS 'MEYERS' FOXTAIL FERN 1 GAL.2' O.C.M
WESTRINGIA FRUTICOSA MUNDI LOW COAST ROSEMARY 5 GAL.4' O.C.L
WESTRINGIA 'WYNYABBIE HIGHLIGHT' VARIEGATED AUTRAILIAN ROSEMARY 5 GAL.3' O.C.L
RUELIIA BRITTONIANA MEXICAN PETUNIA 5 GAL.4' O.C.L
PAVONIA PRAEMORSA YELLOW MALLOW 5 GAL.4' O.C.L
PITTOSPORUM TOBIRA 'TURNER'S VARIEGATED DWARF' TURNER'S MOCK ORANGE 5 GAL.3' O.C.M
SHRUBS - Espalier Form
SOLANUM RANTONNETII 'ROYAL ROBE' PARAGUAY NIGHTSHADE 15 GAL ESP.6' O.C.M
OSMANTHUS FRAGRANS SWEET OLIVE 15 GAL ESP.6' O.C.M
COTONEASTER LACTEUS RED CLUSTERBERRY 15 GAL ESP.6' O.C.L
HAMELIA PATENS FIRECRACKER BUSH 15 GAL ESP.6' O.C.L
FLOWERING PERENNIALS
LOBELIA LAXIFLORA ORANGE TORO BELLS 5 GAL.2' O.C.M
TRADESCANTIA PALLIDA PURPLE HEART 1 GAL.2' O.C.M
LIMONIUM PEREZII STATICE 1 GAL.2' O.C.L
HEMEROCALLIS SPP. DAYLILY 1 GAL.18" O.C.M
ERIGERON KARVINSKIANUS SANTA BARBARA DAISY 1 GAL.3' O.C.L
KNIPHOFIA 'PINAPPLE POPSICLE' YELLOW POKER PLANT 5 GAL.2' O.C.L
TEUCRIUM CHAMAEDRYS GERMANDER 1 GAL.2' O.C.L
DIETES GRANDIFLORA 'VARIEGATA' STRIPPED FORTNIGHT LILY 5 GAL.2'6" O.C.L
CLIVIA MINIATA KAFIR LILY 1 GAL.2' O.C.L
SANTOLINA NEAPOLITANA 'LEMON QUEEN' NAPLES LAVENDER COTTON 1 GAL.2' O.C.L
GERANIUM X CANTABRIGIENSE 'BIOKOVO' BIOKOVO CRANESBILL 1 GAL.2' O.C.M
PELARGONIUM SIDOIDES SOUTH AFRICAN GERANIUM 1 GAL.1'6" O.C.M
RUELLIA BRITTONIANA 'KATIE' DWARF RUELLIA 1 GAL.1'6"M
SUCCULENTS AND CACTI
PEDILATHUS MACROCARPUS DESERT PENCIL BUSH 5 GAL.3' O.C.L
AEONIUM SPP. NON COMMON NAME 1 GAL.1'6" 0.C.L
PORTULACARIA AFRA MINIMA EMERALD ELEPHANT CARPET 5 GAL.4' O.C.VL
SENECIO VITALIS BUSH BLUE PICKLE 1 GAL.2'6" O.C.L
BULBINE NATALENSIS ROOLWORTEL 1 GAL.2' O.C.L
CRASSULA ARBORENSCENS UNDULATIFOLIA 'RIPPLE JADE' RIPPLE JADE 5 GAL.3' O.C.L
AGAVE SP. MOONSHINE' MOONSHINE AGAVE 5 GAL.2'6" O.C.L
GRASSES - Large & Small Scale
CAREX DIVULSA BERKELEY SEDGE 1 GAL.18" O.C.L
LOMARDIA LONGIFOLIA BREEZE DWARF MAT RUSH 1 GAL.3' O.C.L
MUHLENBERGIA CAPILLARIS 'REGAL MIST. GULF MUHLY 1 GAL.2'6" O.C.L
BOUTELAUA GRACILIS 'BLOND AMBITION' BLOND AMBITION BLUE GRAMMA 1 GAL.2'6'L
VINES
BOUGANVILLEA SPP. BOUGAINVILLEA 5 GAL.6' O.C.L
HARDENGERIA VIOLACEA 'HAPPY WANDERER' PURPLE VINE LILAC 5 GAL.6' O.C.L
PADRANEA RICASOLIANA PORT ST. JOHN'S CREEPER 5 GAL.6' O.C.M
GROUND COVER - Organic
CAMPANULA POSCHARSKYANA SERBIAN BELL FLOWER FROM FLATS 12" O.C.M
PELARGONIUM PELTATUM 'BALCAN' IVY GERANIUM FROM FLATS 12" O.C.M
DYMONDIA MARGARETAE SILVER CARPET FROM FLATS 12" O.C.L
CEPHALOPHYLLUM RED SPIKE RED SPIKE ICEPLANT FROM FLATS 12" O.C.L
KURAPIA KURAPIA SOD N/A L
GROUND COVER - Inorganic
DECOMPOSED GRANITE
COLOR TO BE DETERMINED VL
R EDW O O D AVENUEG
A
R
F
I
E
L
D
S
T
R
E
E
T
N55˚ 58' 49"E 120.01'N55˚ 57' 38"E 120.01'N
3
4
˚
0
1
'
4
0
"W
9
1
.9
9
'
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
N
3
4
˚
0
2
'
0
1
"W
9
1
.9
4
'
1
0
'
-
0
"
UNIT A
UNIT B
UNIT C
UNIT D XX
XXX
X
X
X
X
XXXXXXX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
OE OE OE OE OE OE OEOEOEOEOEOE
OEOEOEOEOEOEOEOEOEOEOE
OE
OEOE
OE
OEOEOE
OE
OEOE
OE
OE
OE
OE
G
W
W
S
X
X
X
X
X
X
X
XX
X
X
X
X
X
X
X
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE
OE
OE
OE
OE
OE
E E
EE
GG
G G
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE OEOEOEOE OEOEOEX
X
X
X
X
X
X
X
X
XXX
X
XX SSSS
SSSS
SSS
S
S
S
S
SSS
SSSS
SSS
S
SSSSSSSSSSSSSSSSSSSSSSSSSSSSS
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
WGGGGGGGGGGGGGGGGGGGG
GGGGGGGGGGGGGGGGGGGGGGGGSS S S SS S SS S SSS S SSS S SS S SS S S SS S
SSS
S
SSS
S
SS
S
SS
S
SS
S
S
SS
S
SSS
S
SSS
S
SS
S
SS
S
SSS
S
SW
W
W
W
W
W
W
W
W
W
S
S
S
SWS
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
W
W
W
W
W W W
S
S
S
S
S
S
S
S
S
S
S
S WWWW
W
W
W
W
W
WWWWWSSS
S
SSSS
S
S
SSWWWWWW S
S
S
S
S
W W
WW
X
X
X
X
X
X
XR
T
R
T
R
T
RT
X
X
X
X
X
X
X
XX
X
X
X
XXX
X
X
XXX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XX
X
X
XXX
X
X
X
X
XXXXX
X
X
XX
X
X XX
X
X
X
X
X
X
X
EXISTING 12' SDG&E EASEMENT
150' SIGHT DISTANCE FOR PROPOSED DRIVEWAY
150' SIGHT DISTANCE FOR PROPOSED DRIVEWAY
DOMESTIC POTABLE WATER METERS WITH 1"
SERVICE TAP
PROPOSED DOMESTIC POTABLE WATER METERS
WITH 1" SERVICE TAP
PROPOSED 6" PVC SEWER MAIN
PROPOSED SIDEWALK UNDERDRAIN
12'-0"PROPOSED PRIVATE DRAINLINE
WITH 12" SQ. AREA DRAINS,
TYPICAL
EXISTING WALL TO BE REMOVED
EXISTING RETAINING WALL TO
REMIAN
PROPOSED MASONRY RETAINING
WALL, SEE CIVIL DRAWINGS FOR
HEIGHT
PROPOSED HORIZONTAL
REDWOOD FENCING, INSTALLED
ATOP MASONRY WALL AS SHOWN.
MAX HEIGHT TO BE 6', TYPICAL
EXISTING 6' HIGH WOOD FENCING
TO REMAIN
EXISTING 42" HIGH WOOD FENCING
TO REMAIN
EXISTING 6' HIGH WOOD FENCING
TO REMAIN 42"42"42"42"42"42"42"42"42"42"42"42"42"42"42"42"42"72"72"72"72"72"72"72"72"72"72"72"PROPOSED HORIZONTAL
REDWOOD FENCING, INSTALLED
ON GRADE. MAX HEIGHT TO BE 42',
TYPICAL
PROPOSED HORIZONTAL
REDWOOD, FENCING, INSTALLED
ON GRADE. MAX HEIGHT TO BE
72", TYPICAL
EXISTING WATER METER TO BE
ABANDONED AND REMOVED
TREES FALLING WITHIN THE LIMITS OF THE
SIGHT DISTANCE TRIANGLE ARE REQUIRED
TO MAINTAIN THE TREE CANOPY HEIGHT AT
A MINIMUM OF 6'-0" ABOVE THE
SURROUNDING GRADE. AL-3 BL-3PROGRESS SUBMITTAL
NOT FOR CONSTRUCTION
SPLIT FACE BLOCK RETAINING WALL - Elevation
Scale: 1/2" = 1'-0"BHORIZONTAL WOOD FENCING - Elevation
Scale: 1/2" = 1'-0"A
REVISIONS DATE
1
2
3
4
SHEET:
OF SHEETS6
PROJECT NO. :18-007
ISSUED FOR DATE
DRAWN BY:
CHECKED BY:
JSS
SCALE:PER PLAN
DATE:08/06/18REDWOOD HOMES REDWOOD AVE. AND GARFIELD ST.CARLSBAD, CALIFORNIA SHEET TITLE
JSS
PROJECT
STAMP
CITY SUBMITTAL
PRELIMINARY - 1st 9/17/18
11/29/182018-08-06_Redwood Homes_SD-DD.vwxCITY SUBMITTAL
PRELIMINARY - 2nd 11/29/18
L-3
CONCEPTUAL
CONSTRUCTION
DETAILS
PROGRESS SUBMITTAL
NOT FOR CONSTRUCTION
REVISIONS DATE
1
2
3
4
SHEET:
OF SHEETS6
PROJECT NO. :18-007
ISSUED FOR DATE
DRAWN BY:
CHECKED BY:
JSS
SCALE:PER PLAN
DATE:08/06/18REDWOOD HOMES REDWOOD AVE. AND GARFIELD ST.CARLSBAD, CALIFORNIA SHEET TITLE
JSS
PROJECT
STAMP
CITY SUBMITTAL
PRELIMINARY - 1st 9/17/18
11/29/182018-08-06_Redwood Homes_SD-DD.vwxCITY SUBMITTAL
PRELIMINARY - 2nd 11/29/18
L-4
WATER
CONSERVATION
PLAN
10 0 5 10 20 40
SCALE: 1"=10'-0"FEET
HIGH WATER USE- DRIP IRRIGATION
00 S.F.
.80 PLANT FACTOR (PF)
HIGH WATER USE - STREAM ROTOR IRRIGATION
00 S.F.
.80 PLANT FACTOR (PF)
MEDIUM WATER USE - DRIP IRRIGATION
466 S.F.
.50 PLANT FACTOR (PF)
MEDIUM WATER USE - STREAM ROTOR IRRIGATION
00 S.F.
.50 PLANT FACTOR (PF)
LOW WATER USE - DRIP IRRIGATION
2,309 S.F.
.30 PLANT FACTOR (PF)
LOW WATER USE - STREAM ROTOR IRRIGATION
00 S.F.
.30 PLANT FACTOR (PF)
LOW WATER USE - NO IRRIGATION
000 S.F.
.00 PLANT FACTOR (PF)
SYMBOL DESCRIPTION
WATER USE HYDROZONE DATA LEGEND
HWU
(D)
MWU(D)
LWU(S)
LWU(D)
HWU
(S)
MWU(S)
NOTE:
EXTERIOR AREAS DESIGNATED AS PRIVATE YARDS HAVE NOT BEEN INCLUDED WITHIN THE SQUARE FOOTAGE
DATA PLACED WITHIN THIS LEGEND.
LWU(NI)
WATER CONSERVATION PRINCIPALS TO BE IMPLEMENTED WITHIN THIS PROJECT
1.GOOD PLANTING DESIGN BASED ON THE SELECTION OF A BALANCED PALLET OF LOW AND MEDIUM WATER
CONSUMING PLANTS AND MINIMAL USE OF HIGH WATER CONSUMING PLANT SPECIES. ARRANGMENT OF THESE
PLANTS INTO LIKE WATER USE ZONES.
2.THOROUGH SOIL PREPARATION BY INCORPORATING PROCESSED ORGANICS NTO THE EXISTING SITE SOIL.
THIS WILL INCREASE THE SOIL'S WATER HOLDING CAPACITIES AND ALSO ENCOURAGE HIGHER LEVELS OF
MICROBIC ACTIVITY IN THE SOIL. HIGHER LEVELS OF MICROBIC ACTIVITY PROMOTE GOOD PLANT HEALTH AND
GROWTH THUS LIMITING THE USE OF CHEMICAL FERTILIZERS.
3.LIMIT THE USE OF ORNAMENTAL TURF AREAS. NO ORNAMENTAL TURF WILL BE A PART OF THIS PROJECT.
4.SELECTION OF LOW WATER DEMAND PLANTS (PLEASE REVIEW PLANT LEGEND).
5.INCORPORATION OF EFFECTIVE AND EFFICIENT IRRIGATION DESIGN CONCEPTS, I.E. CIRCUIT ZONES BASED
UPON SUN / SHADE EXPOSURE AND SLOPE VS LEVEL PLANTING AREAS, GROUP TREES, SHRUBS, AND
GROUND COVERS SEPARATELY FROM LAWNS, USE OF SUBSURFACE DRIP AND MICROSPRAY IRRIGATION
WATER DELIVERY HARDWARE, SPECIFICATION OF WEATHER BASED IRRIGATION CONTROLLER WITH THE
ABILITY TO MANAGE MULTIPLE PROGRAMS, INCORPORATE ANTI DRAIN CHECK VALVES TO ELIMINATE LOW
HEAD DRAINAGE AND USE OF A FLOW SENSOR/MASTER VALVE CONFIGURATION PROGRAMMED TO DETECT
LINE AND SPRINKLER BREAKS AND TO SHUT THE SYSTEM DOWN WHEN BREAK ARE DETECTED.
6.INCORPORATION OF SHREDDED WOOD MULCH APPLIED TO THE SURFACE OF ALL SHRUB AND GROUND
COVER AREAS IN ORDER TO REDUCE SOIL MOISTURE EVAPORATION AND TO IMPROVE SOIL STRUCTURE
BY THE DECOMPOSITION OF THE ORGANIC MULCH OVER TIME.
7.PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT. THIS WILL BE ACCOMPLISHED BY HIRING A PROVEN
LANDSCAPE MAINTENANCE CONTRACTOR KNOWLEGABLE IN THE PRACTICE OF GOOD XERISCAPE PRINCIPALS.
THIS CONTRACTOR WILL PROVIDE AN ONGOING EVALUATION AND ADJUSTMENT PROGRAM TO INSURE THE
ABOVE MENTIONED PRINCIPALS ARE WORKING TO THEIR UTMOST EFFICIENCY OVER THE LIFE OF THIS
LANDSCAPE.
WATER CONSERVATION PRINCIPALS TO BE IMPLEMENTED WITHIN THIS PROJECT
1.GOOD PLANTING DESIGN BASED ON THE SELECTION OF A BALANCED PALLET OF LOW AND MEDIUM WATER
CONSUMING PLANTS AND MINIMAL USE OF HIGH WATER CONSUMING PLANT SPECIES. ARRANGMENT OF THESE
PLANTS INTO LIKE WATER USE ZONES.
2.THOROUGH SOIL PREPARATION BY INCORPORATING PROCESSED ORGANICS NTO THE EXISTING SITE SOIL.
THIS WILL INCREASE THE SOIL'S WATER HOLDING CAPACITIES AND ALSO ENCOURAGE HIGHER LEVELS OF
MICROBIC ACTIVITY IN THE SOIL. HIGHER LEVELS OF MICROBIC ACTIVITY PROMOTE GOOD PLANT HEALTH AND
GROWTH THUS LIMITING THE USE OF CHEMICAL FERTILIZERS.
3.LIMIT THE USE OF ORNAMENTAL TURF AREAS. NO ORNAMENTAL TURF WILL BE A PART OF THIS PROJECT.
4.SELECTION OF LOW WATER DEMAND PLANTS (PLEASE REVIEW PLANT LEGEND).
5.INCORPORATION OF EFFECTIVE AND EFFICIENT IRRIGATION DESIGN CONCEPTS, I.E. CIRCUIT ZONES BASED
UPON SUN / SHADE EXPOSURE AND SLOPE VS LEVEL PLANTING AREAS, GROUP TREES, SHRUBS, AND
GROUND COVERS SEPARATELY FROM LAWNS, USE OF SUBSURFACE DRIP AND MICROSPRAY IRRIGATION
WATER DELIVERY HARDWARE, SPECIFICATION OF WEATHER BASED IRRIGATION CONTROLLER WITH THE
ABILITY TO MANAGE MULTIPLE PROGRAMS, INCORPORATE ANTI DRAIN CHECK VALVES TO ELIMINATE LOW
HEAD DRAINAGE AND USE OF A FLOW SENSOR/MASTER VALVE CONFIGURATION PROGRAMMED TO DETECT
LINE AND SPRINKLER BREAKS AND TO SHUT THE SYSTEM DOWN WHEN BREAK ARE DETECTED.
6.INCORPORATION OF SHREDDED WOOD MULCH APPLIED TO THE SURFACE OF ALL SHRUB AND GROUND
COVER AREAS IN ORDER TO REDUCE SOIL MOISTURE EVAPORATION AND TO IMPROVE SOIL STRUCTURE
BY THE DECOMPOSITION OF THE ORGANIC MULCH OVER TIME.
7.PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT. THIS WILL BE ACCOMPLISHED BY HIRING A PROVEN
LANDSCAPE MAINTENANCE CONTRACTOR KNOWLEGABLE IN THE PRACTICE OF GOOD XERISCAPE PRINCIPALS.
THIS CONTRACTOR WILL PROVIDE AN ONGOING EVALUATION AND ADJUSTMENT PROGRAM TO INSURE THE
ABOVE MENTIONED PRINCIPALS ARE WORKING TO THEIR UTMOST EFFICIENCY OVER THE LIFE OF THIS
LANDSCAPE.
WATER CONSERVATION PRINCIPALS TO BE IMPLEMENTED WITHIN THIS PROJECT
1.GOOD PLANTING DESIGN BASED ON THE SELECTION OF A BALANCED PALLET OF LOW AND MEDIUM WATER
CONSUMING PLANTS AND MINIMAL USE OF HIGH WATER CONSUMING PLANT SPECIES. ARRANGMENT OF THESE
PLANTS INTO LIKE WATER USE ZONES.
2.THOROUGH SOIL PREPARATION BY INCORPORATING PROCESSED ORGANICS NTO THE EXISTING SITE SOIL.
THIS WILL INCREASE THE SOIL'S WATER HOLDING CAPACITIES AND ALSO ENCOURAGE HIGHER LEVELS OF
MICROBIC ACTIVITY IN THE SOIL. HIGHER LEVELS OF MICROBIC ACTIVITY PROMOTE GOOD PLANT HEALTH AND
GROWTH THUS LIMITING THE USE OF CHEMICAL FERTILIZERS.
3.LIMIT THE USE OF ORNAMENTAL TURF AREAS. NO ORNAMENTAL TURF WILL BE A PART OF THIS PROJECT.
4.SELECTION OF LOW WATER DEMAND PLANTS (PLEASE REVIEW PLANT LEGEND).
5.INCORPORATION OF EFFECTIVE AND EFFICIENT IRRIGATION DESIGN CONCEPTS, I.E. CIRCUIT ZONES BASED
UPON SUN / SHADE EXPOSURE AND SLOPE VS LEVEL PLANTING AREAS, GROUP TREES, SHRUBS, AND
GROUND COVERS SEPARATELY FROM LAWNS, USE OF SUBSURFACE DRIP AND MICROSPRAY IRRIGATION
WATER DELIVERY HARDWARE, SPECIFICATION OF WEATHER BASED IRRIGATION CONTROLLER WITH THE
ABILITY TO MANAGE MULTIPLE PROGRAMS, INCORPORATE ANTI DRAIN CHECK VALVES TO ELIMINATE LOW
HEAD DRAINAGE AND USE OF A FLOW SENSOR/MASTER VALVE CONFIGURATION PROGRAMMED TO DETECT
LINE AND SPRINKLER BREAKS AND TO SHUT THE SYSTEM DOWN WHEN BREAK ARE DETECTED.
6.INCORPORATION OF SHREDDED WOOD MULCH APPLIED TO THE SURFACE OF ALL SHRUB AND GROUND
COVER AREAS IN ORDER TO REDUCE SOIL MOISTURE EVAPORATION AND TO IMPROVE SOIL STRUCTURE
BY THE DECOMPOSITION OF THE ORGANIC MULCH OVER TIME.
7.PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT. THIS WILL BE ACCOMPLISHED BY HIRING A PROVEN
LANDSCAPE MAINTENANCE CONTRACTOR KNOWLEGABLE IN THE PRACTICE OF GOOD XERISCAPE PRINCIPALS.
THIS CONTRACTOR WILL PROVIDE AN ONGOING EVALUATION AND ADJUSTMENT PROGRAM TO INSURE THE
ABOVE MENTIONED PRINCIPALS ARE WORKING TO THEIR UTMOST EFFICIENCY OVER THE LIFE OF THIS
LANDSCAPE.
WATER CONSERVATION PRINCIPALS TO BE IMPLEMENTED WITHIN THIS PROJECT
1.GOOD PLANTING DESIGN BASED ON THE SELECTION OF A BALANCED PALLET OF LOW AND MEDIUM WATER
CONSUMING PLANTS AND MINIMAL USE OF HIGH WATER CONSUMING PLANT SPECIES. ARRANGMENT OF THESE
PLANTS INTO LIKE WATER USE ZONES.
2.THOROUGH SOIL PREPARATION BY INCORPORATING PROCESSED ORGANICS NTO THE EXISTING SITE SOIL.
THIS WILL INCREASE THE SOIL'S WATER HOLDING CAPACITIES AND ALSO ENCOURAGE HIGHER LEVELS OF
MICROBIC ACTIVITY IN THE SOIL. HIGHER LEVELS OF MICROBIC ACTIVITY PROMOTE GOOD PLANT HEALTH AND
GROWTH THUS LIMITING THE USE OF CHEMICAL FERTILIZERS.
3.LIMIT THE USE OF ORNAMENTAL TURF AREAS. NO ORNAMENTAL TURF WILL BE A PART OF THIS PROJECT.
4.SELECTION OF LOW WATER DEMAND PLANTS (PLEASE REVIEW PLANT LEGEND).
5.INCORPORATION OF EFFECTIVE AND EFFICIENT IRRIGATION DESIGN CONCEPTS, I.E. CIRCUIT ZONES BASED
UPON SUN / SHADE EXPOSURE AND SLOPE VS LEVEL PLANTING AREAS, GROUP TREES, SHRUBS, AND
GROUND COVERS SEPARATELY FROM LAWNS, USE OF SUBSURFACE DRIP AND MICROSPRAY IRRIGATION
WATER DELIVERY HARDWARE, SPECIFICATION OF WEATHER BASED IRRIGATION CONTROLLER WITH THE
ABILITY TO MANAGE MULTIPLE PROGRAMS, INCORPORATE ANTI DRAIN CHECK VALVES TO ELIMINATE LOW
HEAD DRAINAGE AND USE OF A FLOW SENSOR/MASTER VALVE CONFIGURATION PROGRAMMED TO DETECT
LINE AND SPRINKLER BREAKS AND TO SHUT THE SYSTEM DOWN WHEN BREAK ARE DETECTED.
6.INCORPORATION OF SHREDDED WOOD MULCH APPLIED TO THE SURFACE OF ALL SHRUB AND GROUND
COVER AREAS IN ORDER TO REDUCE SOIL MOISTURE EVAPORATION AND TO IMPROVE SOIL STRUCTURE
BY THE DECOMPOSITION OF THE ORGANIC MULCH OVER TIME.
7.PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT. THIS WILL BE ACCOMPLISHED BY HIRING A PROVEN
LANDSCAPE MAINTENANCE CONTRACTOR KNOWLEGABLE IN THE PRACTICE OF GOOD XERISCAPE PRINCIPALS.
THIS CONTRACTOR WILL PROVIDE AN ONGOING EVALUATION AND ADJUSTMENT PROGRAM TO INSURE THE
ABOVE MENTIONED PRINCIPALS ARE WORKING TO THEIR UTMOST EFFICIENCY OVER THE LIFE OF THIS
LANDSCAPE.
STATEMENT OF UNDERSTANDING AND COMPLIANCE
"I AM FAMILIAR WITH THE REQUIREMENTS FOR THE LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF
CARLSBAD'S LANDSCAPE MANUAL AND WATER 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 WATER."
BY: DATE:
PREPARER: JEFFREY S. SMITH, PLA 2994
DAEDALUS DESIGN GROUP
2725 JEFFERSON STREET, SUITE 15B
CARLSBAD, CALIFORNIA 92008
(760) 720-9337
STATEMENT OF UNDERSTANDING AND COMPLIANCE
"I AM FAMILIAR WITH THE REQUIREMENTS FOR THE LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF
CARLSBAD'S LANDSCAPE MANUAL AND WATER 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 WATER."
BY: DATE:
PREPARER: JEFFREY S. SMITH, PLA 2994
DAEDALUS DESIGN GROUP
2725 JEFFERSON STREET, SUITE 15B
CARLSBAD, CALIFORNIA 92008
(760) 720-9337
STATEMENT OF UNDERSTANDING AND COMPLIANCE
"I AM FAMILIAR WITH THE REQUIREMENTS FOR THE LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF
CARLSBAD'S LANDSCAPE MANUAL AND WATER 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 WATER."
BY: DATE:
PREPARER: JEFFREY S. SMITH, PLA 2994
DAEDALUS DESIGN GROUP
2725 JEFFERSON STREET, SUITE 15B
CARLSBAD, CALIFORNIA 92008
(760) 720-9337
STATEMENT OF UNDERSTANDING AND COMPLIANCE
"I AM FAMILIAR WITH THE REQUIREMENTS FOR THE LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF
CARLSBAD'S LANDSCAPE MANUAL AND WATER 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 WATER."
BY: DATE: 11/29/18
PREPARER: JEFFREY S. SMITH, PLA 2994
DAEDALUS DESIGN GROUP
2725 JEFFERSON STREET, SUITE 15B
CARLSBAD, CALIFORNIA 92008
(760) 720-9337
WATER SUPPLY STATEMENT
1.ALL PLANTED AREAS REPRESENTED IN A HATCH PATTERN ON THIS SHEET ARE TO BE IRRIGATED WITH
POTABLE WATER.
LANDSCAPE MAINTENANCE RESPONSIBILITIES
1.THE INDIVIDUAL PROPERTY OWNER WILL BE RESPONSIBLE FOR MAINTAINING ALL LANDSCAPED AREAS
THAT LIE WITHIN THEIR PROPERTY LIMITS AND THE PLANTERS THAT FALL WITHIN THE PUBLIC
RIGHT-OF-WAY AS DEFINED BY THE PLAN LOCATED ON THIS SHEET.
HIGH WATER USE- DRIP IRRIGATION
00 S.F.
.80 PLANT FACTOR (PF)
HIGH WATER USE - STREAM ROTOR IRRIGATION
00 S.F.
.80 PLANT FACTOR (PF)
MEDIUM WATER USE - DRIP IRRIGATION
466 S.F.
.50 PLANT FACTOR (PF)
MEDIUM WATER USE - STREAM ROTOR IRRIGATION
00 S.F.
.50 PLANT FACTOR (PF)
LOW WATER USE - DRIP IRRIGATION
2,309 S.F.
.30 PLANT FACTOR (PF)
LOW WATER USE - STREAM ROTOR IRRIGATION
00 S.F.
.30 PLANT FACTOR (PF)
LOW WATER USE - NO IRRIGATION
000 S.F.
.00 PLANT FACTOR (PF)
NOTE:
EXTERIOR AREAS DESIGNATED AS PRIVATE YARDS HAVE NOT BEEN INCLUDED WITHIN THE SQUARE FOOTAGE
DATA PLACED WITHIN THIS LEGEND.
northREDWOOD AVENUEG
A
R
F
I
E
L
D
S
T
R
E
E
TN55˚ 58' 49"E 120.01'N55˚ 57' 38"E 120.01'N
3
4
˚
0
1
'
4
0
"W
9
1
.9
9
'
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
N
3
4
˚
0
2
'
0
1
"W
9
1
.9
4
'
UNIT A
UNIT B
UNIT C
UNIT D XXX
XXX
X
X
XXX
XXX
XXX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X OEOEOEOEOEOEOEOEOEOEOEOEOEOE
OE
OE
OE
OE
OE
OE
OEOE
OE
OEOEOE
OE
OEOE
OE
OEOEOE
OE
OE
OE
OE
G
W
W
S
X
X
X
X
X
X
X
XX
X
X
X
X
X
X
X
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE
OE
OE
OE
OE
OE
E E
EE
GG
G G
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOE OEOE
X
X
X
X
X
X
X
X
X
XX
XX
XX SSS
SSSS
SSSS
SSS
S
S
S
S
SSS
SSSS
SSS
S
SSSSSSSSSSSSSSSSSSSSSSSSSS
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
WGGGGGGGGGGGGGGGGGGGG
GGGGGGGGGGGGGGGGGGGGGGGGS SS S SS S SSS S SSS S SS S SS S S SS S
SSS
S
SSS
S
SS
S
SS
S
SSS
S
SSS
S
SS
S
S
SS
S
SS
S
SS
S
SSS
S
SSS
S
W
W
W
W
W
W
W
W
W
W
SS
S
S WS
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
W
W
W
W
W
W
W
S
S
S
S
S
S
S
S
S
S
S
S WWWW
W
W
W
W
W
WWWWWSSS
S
S
S
SS
S
S
S
SWWWWWWS
S
S
S
S
W W
WW
XX
X
X
X
X
XR
T
R
T
R
T
RT
X
X
X
X
X
X
X
XXX
X
X
X
XXXX
X
XXXX
X
X
X
X
X
X XXXX
X
X
X
X
X
X
X
X
XX
X
X
X
XX
XXX
X
X
XXX
X
X
X
XX
X
X XX
XX
X
X
X
X
X
MWU
(D)
MWU
(D)
MWU
(D)
MWU
(D)
MWU
(D)LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
MWU
(D)
MWU
(D)
MWU
(D)
MWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
MWU
(D)
LWU
(D)
MWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
LWU
(D)
PLANTING AND IRRIGATION NOTES:
1.50% OF THE SHRUBS USED ON THIS PROJECT (EXCEPT ON SLOPES 3:1 OF STEEPER) SHALL BE A MINIMUM
OF 5- GALLON IN SIZE.
2.ALL UTILITY ENCLOSURES SHALL BE HIDDEN WITH VEGETATION SO AS TO SCREEN FROM VIEWS
ALONG THE STREET FRONTAGE. FINAL LANDSCAPE CONSTRUCTION DRAWINGS WILL BE REQUIRED TO
SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING.
3.SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE
TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS:
a.STANDARD 1 - COVER CROP/REINFORCED STRAW MATTING:
COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST
COVERING GRASSES, CLOVERS, AND/OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR
CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND
MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS.
TYPE OF REINFORCED STRAW MATTING SHALL BE APPROVED BY THE CITY AND STAKED TO THE
SLOPE AS RECOMMENDED BY THE MANUFACTURER.
REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN
AUGUST 15 AND APRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED
THE REMAINDER OF THE YEAR.
b.STANDARD #2 - GROUND COVER
ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER
KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE
OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR).
c.STANDARD #3 - LOW SHRUBS
LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM 1-GALLON SIZE CONTAINER)
SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE).
d.STANDARD #4 - TREES AND/OR LARGE SHRUBS
TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON
CONTAINERS) AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) SQUARE FEET.
SLOPES - 6:1 OR STEEPER AND:
a.3' OR LESS IN HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM
STANDARD #1.
b.3' TO 8' IN VERTICAL HEIGHT REQUIRE STANDARD #1 (EROSION CONTROL MATTING SHALL BE
INSTALLED IN LIEU OF A COVER CROP). #2 AND #3.
c.IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING
SHALL BE INSTALLED IN LIEU OF A COVER CROP). #2, #3, AND #4.
AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION
WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS:
a.SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION
OF ROUGH GRADING.
b.A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.
c.IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL
CONDITIONS THAT WARRANT IMMEDIATE TREATMENT.
4.THE FINAL IRRIGATION CONSTRUCTION PLAN SHALL USE ONLY SUBSURFACE IRRIGATION METHODS TO
IRRIGATE ANY PROPOSED VEGETATION PLANTED WITHIN 24" OF AN IMPERMEABLE SURFACE UNLESS THE
PERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A
LANDSCAPED AREA.
5.THE CONTRACTOR SHALL PROVIDE POSITIVE SURFACE DRAINAGE (2% GRADE IN PLANTING AREAS) AWAY
FROM STRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM.
6.ALL TREES PLANTED WITHIN THE RIGHT OF WAY ALONG BOTH REDWOOD AVE. AND GARFIELD STREET ARE TO
HAVE THEIR CANOPY MAINTAINED AT A HEIGHT OF 6'-0" ABOVE THE ADJACENT FINISHED GRADE AT ALL TIMES.
PROGRESS SUBMITTAL
NOT FOR CONSTRUCTION
REVISIONS DATE
1
2
3
4
SHEET:
OF SHEETS6
PROJECT NO. :18-007
ISSUED FOR DATE
DRAWN BY:
CHECKED BY:
JSS
SCALE:PER PLAN
DATE:08/06/18REDWOOD HOMES REDWOOD AVE. AND GARFIELD ST.CARLSBAD, CALIFORNIA SHEET TITLE
JSS
PROJECT
STAMP
CITY SUBMITTAL
PRELIMINARY - 1st 9/17/18
11/29/182018-08-06_Redwood Homes_SD-DD.vwxCITY SUBMITTAL
PRELIMINARY - 2nd 11/29/18
L-5
LANDSCAPE
WATER USE
EXHIBIT
10 0 5 10 20 40
SCALE: 1"=10'-0"FEET
northREDWOOD A VENUEG
A
R
F
I
E
L
D
S
T
R
E
E
TN55˚ 58' 49"E 120.01'N55˚ 57' 38"E 120.01'N
3
4
˚
0
1
'
4
0
"W
9
1
.9
9
'
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
N
3
4
˚
0
2
'
0
1
"W
9
1
.9
4
'
UNIT A
UNIT B
UNIT C
UNIT D X
XXX
X
X
X
X
X
XXX
X
XXX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X OE OE OE OE OE OE OE OE OE OE OE
OE
OE
OE
OE
OEO
E
OE
OE
OE
OE
OEOEOE
OEOEOEOE
OEOEOE
OE
OE
OE
OE
OE
OE
G
S
W
W
S
XXX
X
X
X
X
XX
X
X
X
X
X
X
X
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE
OE
OE
OE
OE
OE
E E
EE
GG
G G
OEOEOEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOE
OE
OE
OE
OE
OE
X
X
X
X
X
X
X
X
X
XXXXXX S
SSSS
SSS
S
SSS
SSS
S
SSS
SSSS
SSS
SSSSSSSSSSSSSSSSSSSSSSSSSSSSS
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
WGGGGGGGGGGGGGGGGGGGG
GGGGGGGGGGGGGGGGGGGGGGGGSS S SS S SS S SSS S SSS S SS S S SS S SS S SSS
S
SSS
SSS
S
SS
S
S
SS
S
SS
S
SSS
S
SSS
S
SS
S
SS
S
S
SS
S
SSW
W
W
W
W
W
W
W
W
W
S
SSSWS
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
W
W
W
W
W W W
S
S
S
S
S
S
S
S
S
S
S
S WWWW
W
W
W
W
W
WWWWWS
S
S
S
SSS
S
SSSSWWWWWW S
S
S
S
S
W W
WW
X
X
XXXXX
R
T
R
T
R
T
R
T
X
X
X
X
X
X
X
X
X
XXXX
X
X
X
X
XX
X
X
XXX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XXXX
X
X
XXX
X
XXX
XX
XX
X
X
X
X
X
X
X
X
X
X
X
SYMBOL DESCRIPTION
FUTURE RECYCLED WATER USE AREA
POTABLE WATER USE AREA
LEGEND
PROGRESS SUBMITTAL
NOT FOR CONSTRUCTION
REVISIONS DATE
1
2
3
4
SHEET:
OF SHEETS6
PROJECT NO. :18-007
ISSUED FOR DATE
DRAWN BY:
CHECKED BY:
JSS
SCALE:PER PLAN
DATE:08/06/18REDWOOD HOMES REDWOOD AVE. AND GARFIELD ST.CARLSBAD, CALIFORNIA SHEET TITLE
JSS
PROJECT
STAMP
CITY SUBMITTAL
PRELIMINARY - 1st 9/17/18
11/29/182018-08-06_Redwood Homes_SD-DD.vwxCITY SUBMITTAL
PRELIMINARY - 2nd 11/29/18
L-6
LANDSCAPE
MAINTENANCE
RESPONSIBILITY
EXHIBIT
10 0 5 10 20 40
SCALE: 1"=10'-0"FEET
northREDWOOD AVEN UEG
A
R
F
I
E
L
D
S
T
R
E
E
T
N55˚ 58' 49"E 120.01'N55˚ 57' 38"E 120.01'N
3
4
˚
0
1
'
4
0
"W
9
1
.9
9
'
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
PRIVATE
YARD
N
3
4
˚
0
2
'
0
1
"W
9
1
.9
4
'
UNIT A
UNIT B
UNIT C
UNIT D XXXXX
X
X
X
X
XXX
X
XXX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X OE OE OE OE OE OE OE OE OE OE OE
OE
OE
OE
OE
OEOEOEOEOEOE
OEOEOE
OEOEOEOE
OEOEOE
OEOE
OE
OE
OE
OE
G
S
W
W
S
XXX
X
X
X
X
XX
X
X
X
X
X
X
X
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE
OE
OE
OE
OE
OE
E E
EE
GG
G G
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE OEOE
OE
OE
OE
OE
OE
X
X
X
X
X
X
X
X
X
XXXXXX S
SSSS
SSS
S
SSS
SSS
S
SSS
SSSSSSS
SSSSSSSSSSSSSSSSSSSSSSSSSSSSS
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
WGGGGGGGGGGGGGGGGGGGG
GGGGGGGGGGGGGGGGGGGGGGGGSS S SS S SSS SSS S SSS S SS S S SS S SS S SSS
S
SSS
S
SS
S
SS
S
S
SS
S
SSS
S
SSS
S
SS
S
SS
S
SSS
S
SS
S
SSW
W
W
W
W
W
W
W
W
W
S
SSSWS
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
W
W
W
W
W W W
S
S
S
S
S
S
S
S
S
S
S
S WWWW
W
W
W
W
W
WWWWWSS
S
S
SSS
S
SSSSWWWWWW S
S
S
S
S
W W
WW
X
X
XX
X
XX
R
T
R
T
R
T
R
T
X
X
X
X
X
X
X
X
X
X
X
XXX
X
X
X
XX
X
X
X
XX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XXXX
X
X
X
X
X
X
XXX
XX
XX
X
X XX
X
X
X
X
X
X
X
SYMBOL DESCRIPTION
UNIT A, PRIVATELY MAINTAINED LANDSCAPE AREA
(MAINTAINED PRIVATELY BY INDIVIDUAL
HOMEOWNERS)
LEGEND
UNIT B, PRIVATELY MAINTAINED LANDSCAPE AREA
(MAINTAINED PRIVATELY BY INDIVIDUAL
HOMEOWNERS)
UNIT C, PRIVATELY MAINTAINED LANDSCAPE AREA
(MAINTAINED PRIVATELY BY INDIVIDUAL
HOMEOWNERS)
UNIT D, PRIVATELY MAINTAINED LANDSCAPE AREA
(MAINTAINED PRIVATELY BY INDIVIDUAL
HOMEOWNERS)
PROGRESS SUBMITTAL
NOT FOR CONSTRUCTION
Community & Economic Development
Planning Division
1635 Faraday Avenue Carlsbad, CA 92008 760-602-4600 760-602-8560 fax
ERRATA SHEET FOR AGENDA ITEM #1
Memorandum
May 1, 2019
To: Planning Commission
From: Paul Dan, Associate Planner
Via Don Neu, City Planner
Re: Errata Sheet for Agenda Item #1 – PUD 2018-0009/SDP 2018-0019/CDP 2018-
0044/MS 2018-0013 (DEV2018-0172) – REDWOOD BEACH HOMES
Staff is recommending that the Planning Commission include the following revisions:
1. Revise Planning Commission Staff Report Attachment 5 City Council Policy 44, first page under
compliance comments to read:
The project is four detached buildings containing four residential units.
C cityof
Carlsbad