HomeMy WebLinkAbout2020-06-03; Planning Commission; ; PUD 2018-0006/SDP 2018-0006/CDP 2018-0033/MS 2018-0006/V 2018-0004 (DEV2018-0094) - BREAKERS VIEW BEACH HOMES
Item No.
Application complete date: August 19, 2019
P.C. AGENDA OF: June 3, 2020 Project Planner: Chris Garcia
Project Engineer: Jennifer Horodyski
SUBJECT: PUD 2018-0006/SDP 2018-0006/CDP 2018-0033/MS 2018-0006/V 2018-0004 (DEV2018-
0094) – BREAKERS VIEW BEACH HOMES – Request for approval of a Planned
Development Permit, Site Development Plan, Coastal Development Permit, Tentative
Parcel Map, and Variance to demolish an existing three-unit residential structure and
construct a two-family, residential air-space condominium project on a 0.16-acre in-fill
site located at 3648 Carlsbad Boulevard, within the Mello II Segment of the Local Coastal
Program and Local Facilities Management Zone 1. The project site is located 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. 7368 APPROVING Planned
Development Permit PUD 2018-0006, Site Development Plan SDP 2018-0006, Coastal Development
Permit CDP 2018-0033, Tentative Parcel Map MS 2018-0006, and Variance V 2018-0004 based upon the
findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant proposes to demolish an existing three-unit residential structure and construct a two-family,
residential air-space condominium project on a 0.16-acre in-fill site within the Mello II Segment of the
Local Coastal Program and the Beach Area Overlay Zone (BAOZ). The development of the proposed
condominium project requires the processing and approval of a Planned Development Permit, Site
Development Plan, Coastal Development Permit, Tentative Parcel Map, and Variance. The Tentative
Parcel Map associated with the subdivision is considered minor because it involves the division of land
into four or fewer condominiums.
Topographically, the site is generally flat with an elevation approximately 48 feet above mean sea level
(MSL). The site is developed with a single-story, multi-family residential structure and does not contain
any sensitive vegetation.
The proposed project consists of one, two-story building with balconies and roof decks. The first floor
contains two, two-car garages, and living area for each unit. Access to the garages is located from an
existing access easement connecting to and from Juniper Avenue. No vehicular access is proposed from
Carlsbad Boulevard. One guest parking space is provided in front of each garage. Each unit has three
bedrooms, three and a half bathrooms, and is approximately 2,800 square feet. The units have their front
entries on opposite sides of the building. A pedestrian walkway from Carlsbad Boulevard is provided to
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and from the front entry of each unit. The underlying lot will be held in common interest divided between
the two air-space condominiums.
The two-unit condominium building reflects a mid-twentieth century Modern and Contemporary
architectural form, softened by elements and materials from the California Craftsman / Ranch House
architectural vocabularies. By combining these styles and elements, the vernacular of California’s
architectural styles is adapted to fit the larger scale required by the project. The tower elements that
contain stairs and elevators lean away from neighboring properties in order to soften the larger elements,
as well as preserve sight-lines of other buildings around the project. Primary building materials include
light tan and grey smooth finish stucco, ipe wood plank siding, stone veneer, decorative garage doors,
metal fascias, and dark bronze aluminum windows. Glass, ipe wood and cable railings surround the
balconies and roof decks. A standing seam metal roof covers the building and incorporates multiple roof
ridges. Mechanical ventilation units will be located on a flat roof area and will be screened by an
architecturally -compatible acoustical screen. All elements (i.e. site layout, architecture, landscaping)
create continuity in the overall project design.
Grading quantities include 255 cubic yards of fill and 893 cubic yards of remedial grading. A grading permit
will be required for the project.
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
Multiple-Family
Residential (R-3) Zone
within the Beach Area
Overlay Zone (BAOZ)
Three-unit multiple-family
residential
North R-23 Residential 15-23 du/ac R-3 within BAOZ Two-family residential
South R-23 Residential 15-23 du/ac R-3 within BAOZ Multiple-family residential
East R-23 Residential 15-23 du/ac R-3 within BAOZ Multiple-Family residential
West Open Space (OS) Open Space (O-S) Carlsbad Boulevard /
Carlsbad State Beach
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
0.16 acres 0.16 acres 3 units 2 units at 12.5 du/ac
In order to meet the City’s Inclusionary Housing requirements, the project is conditioned to pay an
affordable housing in-lieu fee on a per unit basis for two units if building permits for the two-unit project
have not been applied for within two years of demolishing the existing three-unit residential building on-
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site. No fee is assessed if the existing units are replaced within two years of demolishing the existing three-
unit structure.
Except for a reduced front yard setback, location of required guest parking, and reduced vehicle back-up
area, for which a variance is requested, the project meets the City’s standards for planned developments
and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision
Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code (CMC).
III. ANALYSIS
The project is subject to the following regulations:
A. R-23 Residential General Plan Land Use designation;
B. Multiple-Family Residential (R-3) Zone, Planned Development Regulations and Beach Area
Overlay Zone (BAOZ) (CMC Chapters 21.16, 21.45 and 21.82);
C. Variance (CMC Chapter 21.50);
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 1.
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 0.16 acres. The
project’s proposed density of 12.5 du/ac is below the R-23 Residential density range of 15-23 du/ac.
However, pursuant to CMC Section 21.53.230, unit yields rounded-down (0.16 acre x 15 du/ac = 2.4 du/ac)
that result in a density below the minimum density shall be considered consistent with the General Plan.
Furthermore, consistent with Program 3.2 of the city’s certified Housing Element, all the dwelling units
which were anticipated toward achieving the city’s share of the regional housing needs that are not
utilized by developers in approved projects will be deposited in the city’s Excess Dwelling Unit Bank
(EDUB). This project will deposit one dwelling unit into the EDUB and the excess dwelling unit is then
available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity.
There are adequate properties identified in the Housing Element allowing residential development with a
unit capacity, including accessory dwelling units, adequate to satisfy the city’s share of the regional
housing need.
Lastly, the project complies with the Elements of the General Plan as outlined in Table “C” below:
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TABLE C – GENERAL PLAN COMPLIANCE
Element Use, Classification, Goal, Objective or
Program Proposed Uses & Improvements Comply?
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 two-unit residential project has a
density of 12.5 dwelling units per acre
which is below the R-23 Residential
density range of 15-23 du/ac.
However, pursuant to CMC Section
21.53.230, unit yields rounded-down
that result in a density below the
minimum density shall be considered
consistent with the General Plan. The
project is one dwelling unit below the
unit yield at the GMCP (19 du/ac) and,
therefore, one dwelling unit will be
deposited in the city’s Excess Dwelling
Unit Bank consistent with Housing
Element Program 3.2 and City Council
Policy 43.
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 circulation
requirements, including a single
vehicular access point to and from
Juniper Avenue and pedestrian access
to and from Carlsbad Boulevard. In
addition, the applicant will be required
to pay any applicable traffic impact
fees, prior to issuance of a 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
Require a noise study analysis be
conducted for all discretionary
development proposals located where
projected noise exposure would be
other than “normally acceptable.”
The project consists of a two-family
dwelling and, therefore, a noise study
is not required. However, a noise
study (Ldn Consulting, Inc., dated April
14, 2016) was prepared given the
proximity to Carlsbad Boulevard.
Since the windows are required to be
closed to meet the required 45 dB(a)
CNEL interior noise level, mechanical
ventilation has been conditioned to be
required.
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 two
units if building permits for the two-
unit project have not been applied for
within two years of demolishing the
Yes
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Element Use, Classification, Goal, Objective or
Program Proposed Uses & Improvements Comply?
existing three-unit multi-family
residential project on-site.
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 proposed project is consistent
with all the applicable fire safety
requirements including fire sprinklers.
Furthermore, 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. Multiple-Family Residential (R-3) Zone, Planned Development Regulations, and Beach Area Overlay
Zone (BAOZ)
The proposed project is required to comply with all applicable land use and development standards of the
Carlsbad Municipal Code (CMC) including the Multiple-Family Residential (R-3) Zone (CMC Chapter 21.16),
Planned Developments (CMC Chapter 21.45), and the Beach Area Overlay Zone (BAOZ) (CMC Chapter
21.82).
With the exception of the variances described in Section “C” below, the two-family, residential air-space
condominium project meets or exceeds the requirements of the R-3 Zone and the BAOZ as outlined in
Table “D”. The Planned Development regulations provide most of the development standards except for
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.
The project is also subject to City Council Policy No. 44 – Neighborhood Architectural Design Guidelines
and City Council Policy No. 66 – Livable Neighborhoods. Please refer to Attachments No. 5 and 6 (Exhibits
“B” and “C”) for a detailed analysis of project compliance with these policies.
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TABLE D – BAOZ AND R-3 COMPLIANCE
C. Variance
The applicant has requested a variance for the following: a) to allow a reduced front yard setback from
20 feet to 18.4 feet consistent with adjacent developments; b) to allow required guest parking to be
located in front of the garages; and c) to allow a reduced back-up area for the guest parking spaces in
front of the garages. Each of the variance findings, pursuant to CMC Chapter 21.50, and the supporting
analysis are described below.
1. That because of special circumstances applicable to the subject property, including size, shape,
topography, location or surroundings, the strict application of the zoning ordinance deprives such
property of privileges enjoyed by other property in the vicinity and under identical zoning
classification.
The existing legal lot is substandard according to the R-3 zone regulations in that it is only 53 feet wide
and 6,892 square feet in lot area. The R-3 zone requires a minimum lot width of 60 feet and a minimum
lot area of 7,500 square feet. The lot is also currently encumbered by a 15-foot-wide access easement at
the rear of the property.
a) Given the substandard lot and the access easement, the lot’s buildable area is reduced in relation to
other standard lots in the area with the same zoning designation. While the project will meet or
exceed the required side and rear yard setbacks and lot coverage, the project proposes a front yard
setback equal to a line drawn between the adjacent structures immediately to the north and south of
the property. Projections such as eaves and balconies are proposed up to two feet further into the
front setback consistent with projections on adjacent properties. Furthermore, CMC Section
21.46.070 specifically allows this modification for unimproved lots intervening between lots having
nonconforming front yards. However, since this lot has been previously improved, a variance has been
requested and is supported.
b) The Planned Development Ordinance and the BAOZ both require one off-street guest parking space
for a two-unit condominium project. Given that the two-family project requires a two-car garage for
each unit, there is no room to provide guest parking along the sides of the garages. The Planned
Development Ordinance allows guest parking to be located in front of garages provided that all units
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
Decks = <24’; required guardrails
<27’-6” – permitted projection
per CMC Section 21.46.020
Elevator/Stair Tower = 32’ –
permitted projection per CMC
Section 21.46.020
Yes
R-3 Standards Required Proposed Comply?
Setbacks Interior Side: 10% Lot Width –
5.3’
Rear: 20% Lot Width – 10.6’
Sides: 5.3’
Rear: 16.9’
Yes
Lot Coverage 60% 58.6% Yes
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have a garage with at least a 20-foot driveway. However, this is only permitted in the BAOZ when
parking adjacent to the project is allowed on both sides of the street. Since Carlsbad Boulevard only
allows parking on one side of the street at this project’s frontage, guest parking in front of the garages
is not allowed (although Juniper Street, where this project will take access from but does not have
frontage, allows for parking on both sides of the street). Multiple projects that have frontage on
Carlsbad Boulevard have guest parking located in front of the garages. Therefore, the variance is
supported given that this is a privilege enjoyed by other property owners in the vicinity and under
identical zoning.
c) The project proposes one guest parking space in front of each two-car garage. Often, a garage is
accessed from a public street and guest parking is located in the driveway in front of the garage. In
that scenario, vehicles utilize the public right-of-way to back out of the driveway. However, this
project proposes the garages and guest parking at the rear of the property. Given the site constraints,
the 24 feet of back-up usually required behind parking spaces has been reduced to approximately 15
feet. However, by locating the garages and guest parking at the rear of the property, conflicts are
minimized between vehicles, bicycles, and pedestrians on Carlsbad Boulevard. This creates a more
desirable project design by not creating an additional curb opening on Carlsbad Boulevard and also
utilizes the existing access easement from Juniper Street. Vehicle turning movements have been
provided on Sheet 2 of the project’s civil plans. Furthermore, the property to the south is designed
with a substandard vehicle back-up distance into the same access easement. Therefore, the variance
is supported given that this is a privilege enjoyed by other property owners in the vicinity and under
identical zoning.
2. That the variance shall not constitute a grant of special privileges inconsistent with the limitations
upon other properties in the vicinity and zone in which the subject property is located and is subject
to any conditions necessary to assure compliance with this finding.
Although there are no known variances in the immediate area for reduced front setbacks, location of
guest parking, and/or reduced vehicle back-up distances, existing properties in the same zone and
surrounding Beach Area Overlay Zone have developed with substandard setbacks, substandard
parking requirements and substandard location of guest parking. The front setback would be in line
with adjacent properties which are developed to the north and south of the project. Other properties
in the area provide guest parking in front of their garages but some utilize Carlsbad Boulevard as their
required back-up distance. The plans show that adequate vehicle turning movements will be provided.
Therefore, granting the variance does not grant privileges inconsistent with the limitations upon other
properties in the vicinity and same zone as the proposed project.
3. That the variance does not authorize a use or activity which is not otherwise expressly authorized
by the zone regulation governing the subject property.
Granting a variance for a reduced front setback, location of guest parking, and reduced vehicle back-
up distance does not authorize a use which is not otherwise expressly permitted by the zoning
regulations. Two-family residential projects are allowed by right within the Multiple-Family
Residential (R-3) zone. Furthermore, a two-family condominium in the BAOZ is required to provide
on-site guest parking. Therefore, these deviations do not authorize a use or activity which is not
authorized by the zone.
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4. That the variance is consistent with the general purpose and intent of the general plan and any
applicable specific or master plans.
The proposed use is a two-family dwelling, consistent with the R-23 Residential designation as
discussed in Section “A” above. Setbacks, guest parking, and access to parking are all part of
residential development for properties with the R-23 Residential General Plan Land Use designation
and, therefore, consistent with the general purpose and intent of the General Plan.
5. The variance is consistent with the general purpose and intent of the certified local coastal program and does not reduce or in any manner adversely affect the requirements for protection of coastal
resources.
Granting a variance is consistent with and implements the requirements of the Local Coastal Program.
The variance will not have an adverse effect on coastal resources as discussed in Section “D” below
and will not have impacts on sensitive environmental resources. Therefore, granting such a variance
will not adversely affect the Local Coastal Program.
D. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203)
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies
The proposed site is in the Mello II Segment of the Local Coastal Program (LCP) and is 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 R-3, which are consistent with the city’s General
Plan and Zoning. The project’s consistency with the R-23 Residential General Plan Land Use
designation is analyzed in Section “A,” Table “C” above.
The project consists of the demolition of an existing three-unit residential building and the
construction of a two-family air-space condominium project. The proposed project is compatible
with the surrounding development of residential structures. The two-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 developed site, nor are there any sensitive resources located on-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.
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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 (two 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. The
proposal to demolish an existing three-unit residential building and construct a two-unit residential
condominium project has been conditioned to pay the applicable housing in-lieu fee for the two-units if
building permits for the two-unit project have not been applied for within two years of demolishing the
existing three-unit project on-site. Otherwise, no fee is assessed if the existing units are replaced within
two years.
G. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table “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 0.79 CFS Yes
Circulation 16 ADT Yes
Fire Station No. 1 Yes
Open Space 0 acres N/A
Schools Carlsbad (E=0.34/M=0.17/HS = 0.15) Yes
Sewer Collection System 2 EDU Yes
Water 1100 GPD Yes
The project proposes two dwelling units, whereas the unit yield at the GMCP of the property is three
dwelling units. The proposed two-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 City Council
Policy No. 43, one dwelling unit will be deposited in the city’s Excess Dwelling Unit Bank.
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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 five 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, including “historical resources.” Specifically, the existing structure, which is estimated to
be 68 years old and is proposed to be demolished, is not included in a local register of historical resources,
and a qualified professional has determined that it does not meet the criteria for listing on the California
Register of Historical Resources. A Notice of Exemption will be filed by the City Planner upon final project
approval.
The two-unit residential condominium project is required to comply with the city’s Climate Action Plan
and the recently adopted Climate Action Plan Ordinances, including electric vehicle charging
infrastructure (Ordinance No. CS-349), energy efficiency measures and solar photovoltaic systems
(Ordinance No. CS-347) and new residential standards for water heating (Ordinance No. CS-348).
ATTACHMENTS:
1. Planning Commission Resolution No. 7368
2. Location Map
3. Disclosure Statement
4. Planned Development Tables C & E
5. City Council Policy No. 44 Compliance Table
6. City Council Policy No. 66 Compliance Table
7. Reduced Exhibits
8. Full Size Exhibits “A” – “T” dated June 3, 2020
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ATTACHMENT 2
ATTACHMENT 3
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
The project has frontage along
Carlsbad Boulevard. However, the
project proposes a variance to
allow a setback of 18.4’. See the
project staff report for more
information.
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
The project proposes two, 24” box
king palms along the 53’ street
frontage. A landscaped planter is
located between the street and the
residential structure. An exclusive
use area is also provided between
the planter and the building and
the entire front area will be
maintained by Unit A since Unit B
does not have ground-floor
frontage in this area.
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.
No walls over 42 inches are
proposed in the setback area from
Carlsbad Boulevard.
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.
All balconies, overhangs, and
architectural projections comply with the maximum two-foot
allowance per CMC Section
21.46.120.
C.4 Streets
Private
Minimum right-of-way width 56 feet
N/A
Minimum curb-to-curb width 34 feet
Minimum parkway width
(curb adjacent) 5.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from
property line)
Public
Minimum right-of-way width 60 feet
N/A
Minimum curb-to-curb width 34 feet
Minimum parkway width
(curb adjacent) 7.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from
property line)
ATTACHMENT 4
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 parkway in front of this project
is only 1.5’. Therefore, two street
trees are provided in planter areas
just beyond the parkway.
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 are consistent with
the city’s landscape manual and
have been reviewed by the city’s
landscape consultant.
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.
An existing 15’ access easement is
located along the rear of the
property. A minimum 12’ wide
paved access is provided within this
easement and has been deemed
adequate for emergency access.
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. N/A
All
projects
No parking shall be permitted within the minimum required
width of a drive-aisle.
No parking is proposed within the
drive-aisle.
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).
A minimum 24’ back-up area is
provided for each two-car garage.
However, a variance is proposed
for a reduced back-up area for
guest parking in front of the
garages. See the project staff
report for more information.
Additional width may be required for vehicle/emergency
vehicle maneuvering area. No additional width is required.
Parkways and/or sidewalks may be required.
No parkways or sidewalks are
required or proposed along the
drive-aisle. Pedestrian access is
provided from Carlsbad Boulevard.
No more than 24 dwelling units shall be located along a single-
entry drive-aisle.
The drive-aisle does not serve more
than 24 units.
All drive-aisles shall be enhanced with decorative pavement. The portion of the drive-aisle on-
site contains decorative pavers.
C.6
Number of
Visitor
Parking
Spaces
Required (1)
Projects with 10 units or fewer A .30 space per each unit. Project proposes two (2) units. At
0.30 spaces per unit, a two-unit
project would require 0.6 space or
one (1) space based on rounding up
to the nearest whole number.
Project provides two (2) visitor
parking spaces, one in front of each
garage.
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
on-site.
On Drive-
aisles
Visitor parking must be provided in parking bays that are
located outside the required minimum drive-aisle width.
N/A
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
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
Overlay
Zone 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).
Both (all) units have a driveway
with a depth of 20 feet to
accommodate visitor parking. Since
Carlsbad Boulevard only allows
parking on one side of the street at
the project’s frontage, this is not
typically allowed. However, a
variance has been requested since
multiple projects that have
frontage on Carlsbad Boulevard
have guest parking located in front
of the garages. In addition, Juniper
Street, where this project will take
access from but does not have
frontage, allows for parking on
both sides of the street. See the
project staff report for more
information.
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.
The driveways in front of the
garages are 20 feet in depth.
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).
No compact parking is proposed.
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.
Visitor parking is located directly in
front of each unit’s garage.
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.
All parking is located behind the
building and therefore screened
appropriately.
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.
Appropriate lighting for the two-
family project will be evaluated
with the final building plans.
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 provides a two-car garage
that satisfies the storage space
requirement, plus the project is providing additional attic storage
space.
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. See above.
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.
N/A
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.
N/A
E.3 Maximum
Coverage 60% of total project net developable acreage. Proposed building coverage is 58.2% of
the net lot area (0.16 acres).
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 CMC Chapter
21.82. Pursuant to CMC Section
21.82.050, no residential structure
shall exceed 30’ when providing a
minimum 3:12 roof pitch, or 24’ when
providing less than a 3:12 roof pitch.
The project is proposing a building height of 30’ with a 3:12 roof pitch.
The roof decks are under 24’ at 23.8’
with allowable guardrail projections.
The elevator/stair tower is at 32’ but is
also an allowed projection per CMC
Section 21.46.020.
Projects
within the R-
23 general
plan
designation
(1)(7)
40 feet, if roof pitch is 3:12 or greater N/A. The project is located within the
BAOZ. Therefore, pursuant to Footnote
#1 below, building height shall be
subject to the requirements of CMC
Chapter 21.82. As discussed above, the
project complies.
35 feet, if roof pitch is less than 3:12
Building height shall not exceed three stories
E.5 Minimum
Building
From a
private or
Residential
structure 10 feet The residential structure is located
18.4’ from Carlsbad Boulevard where a
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
Setbacks public
street(2)(3) Direct entry
garage 20 feet
20’ arterial setback is typically
required. However, the project
proposes a variance to allow a setback
of 18.4’. See the project staff report for
more information.
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.
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.
Garage
3 feet N/A. Project is less than 25 units and
located within the R-23 General Plan
designation.
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) No setback required. However, garage
is setback 20’ from the drive-aisle.
Garages facing directly onto a drive-aisle
shall be equipped with an automatic
garage door opener.
Garages will be equipped with
automatic garage door openers.
Balconies/deck
s (unenclosed
and
uncovered)
0 feet
No balconies or decks cantilever over
the drive-aisle.
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
R-3. The required interior side yard
setback for R-3 is 10% of the lot width
or 5.3’ for this property. The project
has an interior side yard setback of 5.3’
along both sides. The required rear
yard setback for R-3 is double the
interior side yard or 10.6 feet for this
property. The project provides a rear
yard setback of 16.9’.
E.6
Minimum
Building
Separation
10 feet N/A
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).
No tandem garages are proposed.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
• Calculations for this provision resulting in a fractional
unit may be rounded up to the next whole number.
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)
A two-car garage is provided for each
unit.
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.
Both units have required private
recreational space located adjacent to
and accessible by each unit. Unit A has
access to a roof deck, as well as a front
patio that is located within the front
yard setback. Unit B has access to a
second-floor balcony and a roof deck.
Required private recreational space shall be located
adjacent to the unit the area is intended to serve.
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.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
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
over 200 square feet of recreational
space per dwelling.
Projects within the R-15 or
R-23 general plan
designations
200 square
feet
May consist of more than one recreational space. In addition to the private roof decks,
each unit has access to a patio or
balcony. May be provided at ground level and/or as a
deck/balcony on a second/third floor or roof.
If provided
at ground
level
Minimum
dimension
Not within
the R-15 or R-
23 general
plan
designations
15 feet N/A; Unit A’s front patio is within the
front yard setback and does not count
toward required private recreational
space. Within the R-
15 or R-23
general plan
designations
10 feet
Shall not have a slope gradient greater
than 5%. N/A
Attached solid patio covers and
decks/balconies may project into a
required private recreational space,
subject to the following:
• The depth of the projection shall not
exceed 6 feet (measured from the
wall of the dwelling that is contiguous
to the patio/deck/balcony).
The length of the projection shall not be
limited, except as required by any
setback or lot coverage standards.
N/A
Open or lattice-top patio covers may be
located within the required private
recreation space (provided the patio
cover complies with all applicable
standards, including the required
setbacks).
N/A
If provided
above ground
level as a deck/ balcony
or roof deck
Minimum dimension 6 feet The project is located within the R-23
general plan designation and provides
roof decks that have a minimum 6’ dimension and minimum area of 60
square feet.
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
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
N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
recreational space specified above.
(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.
APPLICABLE FOR PROJECTS WITH 2-4 HOMES
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Floor Plans and Elevations
1 All residential projects shall be required to have a minimum number
of different floor plans, different front and corresponding matching
rear elevations with different color schemes as identified below:
2-4 dwelling units shall provide 1 floor plan and 2 different
elevations.
5-12 dwelling units shall provide 2 different floor plans and 2
different elevations.
13-20 dwelling units shall provide 2 different floor plans and 3
different elevations.
21+ dwelling units shall provide 3 different floor plans and 3
different elevations.
The project is one building
containing two residential units.
Two floor plans are proposed
and since there is only one
building, the elevation
requirement is not applicable.
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 design on all
elevations.
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 two-unit building features
balconies, eaves, and fascia
details that break up the vertical
planes. Balconies and roof
projections create depth and
variation in facades. Accent
materials include stone, metal,
and wood elements that
complement the architecture. Balconies
Decorative eaves and fascia
Exposed roof rafter tails
Arched elements
Towers
Knee braces
Dormers
Columns
Exterior wood elements
Accent materials (i.e.; brick,
stone, shingles, wood or siding)
4 Floor plans in a project shall exhibit a variety of roof ridges and roof
heights within a neighborhood.
The roof varies from flat to
gabled, to shed roofs.
ATTACHMENT 5
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 home shall have a single-story building edge with a depth of
not less than 5 feet and shall run the length of the building along
one side. The roof of the single-story element shall be
substantially lower than the roof for the two-story element of the
building.
The home shall have a single-story building edge with a depth of
not less than 3 feet for 40% of the perimeter of the building.
The two-unit building provides a
single-story building edge of at
least three feet for 40 percent
of the building perimeter. The
building design utilizes
balconies, roof projections, and
covered outdoor areas to
enhance the single-story
building edge.
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 four
separate building planes on the
Carlsbad Boulevard elevation.
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 four
separate building planes on the
rear elevation.
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).
At least 66 percent of the
exterior doors and windows are
recessed at least two inches.
14 Windows shall reinforce and enhance the architectural form and style
of the house through, the use of signature windows and varied
window shapes and sizes.
Large picture windows and
floor-to-ceiling windows add to
the architecture.
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.
A 394-square-foot, partially-
covered patio/courtyard is
provided for Unit A at the front
of the building.
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.
Given the narrow lot width and
side-yard setback requirements,
front doors facing the street for
the two-unit project is difficult
to provide. However, clear
paths to the front entries from
Carlsbad Boulevard are located
on each side of the building. In
addition, entry gates and
address numbers will be
provided on each side to assist
in identifying each unit’s entry.
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.
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.
No garage doors are proposed
that face the street.
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 west elevation facing Carlsbad
Boulevard provides multiple material
finishes, a front patio, balconies, and
offset building planes. Although the
front entries are located on each side
of the building in part due to the
narrow lot, clear paths to the front
entries are located on each side. In
addition, the front patio, balconies and
roof decks add to the project’s street
presence along Carlsbad Boulevard.
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.
Both (all) dwelling units have a two-car
garage at the rear of the building and
not visible from Carlsbad Boulevard.
Therefore, the residences are the
prominent part of the structure in
relation to the street.
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
adjacent to an existing public street
(Carlsbad Boulevard) presently
developed as part of an existing
interconnected modified street pattern
in the Beach Area Overlay Zone. The
existing street design in this area,
provides curb adjacent sidewalks. No
additional right-of-way is needed in
this area at this time. Two street trees
will be installed and maintained as part
of this project.
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.
Since the parkway is only 1.5’ along the
project’s frontage, two street trees will
be located in planters at the front of
the project. The trees have been
evaluated for consistency with the
city’s Landscape Manual.
5 Pedestrian Walkways
Pedestrian walkways should be located along or visible from all
streets. Walkways (sidewalks or trails) should provide clear,
The project provides for pedestrian
circulation in the form of existing
sidewalks along its frontage with
Carlsbad Boulevard. An existing
ATTACHMENT 6
comfortable and direct access to neighborhood schools,
parks/plazas and transit stops. Primary pedestrian routes should
be bordered by residential fronts, parks or plazas. Where street
connections are not feasible (at the end of cul-de-sacs), pedestrian
paths should also be provided.
sidewalk is located on both sides of the
street with a pedestrian crosswalk
located one-half block to the north.
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 two dwellings
and is not required to provide
community recreation areas.
ARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #s04.22.202011:09:40BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008 TSJ. JENSENJ. MOLGRENTITLE SHEETCITY OF CARLSBAD - PROJECT#SDP 2018-0006/CDP 2018-0033PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-0004OWNER:THE IANNI LIVING TRUST2337 CATALINA AVE.VISTA, CA 92084SITE ADDRESS:3648 CARLSBAD BLVD.CARLSBAD, CA 92008APN:204-232-12-00LEGAL DESCRIPTION:BLK. 2*LOT P* PALISADES HEIGHTS, CITY OF CARSLBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP NO. 001777 AS FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON JAN. 11, 1924.ZONING DESIGNATION:R-3 (MULTI-FAMILY RESIDENTIAL)OCCUPANCY:R-3GEN. PLAN LAND USE:R-23 RESIDENTIALDENSITY:15-23 DU/AC MAX. (12.5 DU/AC AS PROPOSED)CONSTRUCTION TYPE:V-BOVERLAY ZONES:BEACH OVERLAY ZONE / COASTAL ZONELOT AREA (GROSS):0.16 AC. (6, 892 S.F.)HEIGHT LIMIT:30' @ ROOF PITCH ≥3/12 / 24' @ ROOF PITCH < 3/12SETBACKS:REQUIRED ACTUAL (AS PROPOSED)FRONT 20.0'BLDG: 18.4'/19.0'EAVE: 16.4'/17.0'REAR = 20% OF LOT WIDTH 10.5'BLDG: L1=28.6'/L2=16.9' EAVE: 16.9'SIDE = 10% OF LOT WIDTH 5.3'BLDG: 5.3' ea.EAVE: 3.3' ea.1. DEMO (e) S.F.D. + OTHER (e) STRUCTURES2. CONSTRUCT NEW 3-STORY (30 FT. HIGH) 2-FAMILY CONDOMINIUM (UNITS A + B)A. 3 BEDROOMS/3.5 BATHROOMS PER UNITB. NEW 2-CAR ATTACHED GARAGE PER UNITC. OUTDOOR OPEN SPACE + ROOF DECKS3. BUILDING AREA PER UNIT:A. APPROX. 2,800 S.F. LIVABLE PER UNITB. APPROX. 700 S.F. GARAGE + CARPORT PER UNITC. APPROX. 850 S.F. COVERED OUTDOOR PER UNITPROJECT SITEG A RFI E L D S T .I-5
ARCHITECTURALSHEET #TITLE TS TITLE SHEET GN GENERAL NOTES + PROJECT INFORMATION A-1.0 SITE PLAN A-2.0 FLOOR PLANS A-2.1 ROOF DECK PLAN A-2.2 SQUARE FOOTAGE OVERLAY PLANS A-3.0 ROOF PLAN A-4.0 ELEVATIONS A-4.1 ELEVATIONS A-4.2 PERSPECTIVE VIEWS A-5.0 BUILDING SECTIONS A-5.1 BUILDING SECTIONS A-5.2 BUILDING SECTIONSCIVILSHEET #TITLE1 KEY MAP + NOTES2 GRADING + DRAINAGE PLAN3 DEMOLITION PLAN + DETAILS4 SETBACK EXHIBIT5 TOPOGRAPHY EXHIBITLANDSCAPESHEET #TITLEL-1 LANDSCAPE TITLE SHEETL-2 LAYOUT + PLANTING PLANPROPOSED APPLICATIONS:PLANNED DEVELOPMENT PERMITSITE DEVELOPMENT PLANCOASTAL DEVELOPMENT PERMITTENTATIVE PARCEL MAP AND VARIANCEPLANNING CODES:TITLE 21 CHAPTERS:21.16 R-3 MULTI FAMILY RESIDENTIAL21.82 BAOZ/BEACH AREA OVERLAY ZONECITY COUNCIL POLICY 44 POLICY 66 LIVABLE NEIGHBORHOODSPARKING:REQUIRED(PER UNIT)2 GARAGE SPACES + 1 GUEST SPACEPROVIDED(PER UNIT)2 SPACES IN EA. GARAGE1 GUEST PARKING SPACE IN EA. DRWY. (IN FRONT OF EA.GARAGE)LOT COVERAGE CALCULATIONSSITE GROSS ACREAGE = .16 AC. (6, 892 S.F.)MAX. ALLOWABLE:60% = 4,134 S.F.PROPOSED LOT COVERAGE:4,041 S.F. / 6,892 S.F. = 58.6%LANDSCAPED AREA:775 S.F. / 6,892 S.F. = 11.3%PROPOSED DRAINAGE DISCHARGE: 0.63 CFSNOISE ELEMENT (PER CARLSBAD GENERAL PLAN)THE PROJECT IS LOCATED IN A NOISE ELEMENT AREA DESIGNATED TO BE 65 DB AS SHOWN ON THE CITY OF CARLSBAD GENERAL PLAN. AN ACCOUSTICAL PROFESSIONALAN PERFORMED AN ANALYSIS AND DETERMINED THE PROJECT COMPLIES WITH THE REQUIRED 45 DB FOR HABITAL ROOMS ONLY WHEN THE WINDOWS ARE CLOSED. MECHANICAL VENTILATION HAS BEEN DESIGNED TO PROVIDE A MINIMUM OF 2 AIR CHANGES PER HOUR.TAMARACK AVE.JUNIPER AVE.CHERRY AVE.C ARLSBAD BL.CARLSBAD VILLAGE DR.PACIFIC OCEANN1. 2-FAMILY RESIDENTIAL CONDOMINIUM - NEW CONSTRUCTION2. GEN. PLAN LAND USE IS CONSISTENT WITH THE R-23 RESIDENTIAL ZONE3. THE RESIDENCES WILL, AT A MINIMUM, MEET REQUIREMENTS FOR SOLAR READYBUILDINGS PER CBEES §110.10• SOLAR ZONES = 250 S.F. MIN. PER UNIT• ELECTRICAL PANEL SHALL HAVE RESERVED SPACE "FOR FUTURE PV SYSTEM"• LISTED RACEWAY SHALL BE INSTALLED FROM THE PANEL TO THE "SOLAR ZONE"4. E.V. CHARGING SHALL BE INSTALLED IN EA. UNIT PER CBEES §4.106.4• MIN. 40-AMP / 240V DEDICATED CIRCUIT TERMINATING IN GARAGE FOR E.V.CHARGING5. RESIDENCES SHALL BE HIGH-EFFICIENCY WATER HEATER READY• DEDICATED + CONNECTED REECEPTACLES• 120/240 VOLT 3 CONDUCTOR, 10AWG BRANCH CIRCUIT6. ALL RECESSED LUMINAIRES SHALL COMPLY WITH CBEES §150• NOT SCREW BASED• LED LIGHTS WITH JA8-2016 CERTIFICATION• DIMMER/VACANCY CONTROLLED7. ENERGY MANAGEMENT CONTROL SYSTEM SHALL BE INSTALLED PER CBEES §150.0(k)GOVERNING CODES2019 CALIFORNIA RESIDENTIAL CODE (CRC) - BASED ON THE 2018 IRC2019 CALIFORNIA BUILDING CODE (CBC) - BASED ON THE 2018 IBC2019 CALIFORNIA ELECTRICAL CODE (CEC) - BASED ON THE 2017 NEC2019 CALIFORNIA PLUMBING CODE (CPC) - BASED ON THE 2018 UPC BY IAPMO2019 CALIFORNIA MECHANICAL CODE (CMC) - BASED ON THE 2018 UMC BY IAPMO2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (CalGreen)2019 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS (CBEES)2019 CALIFORNIA FIRE CODE (CFC) - BASED ON THE 2018 IFC2017 SAN DIEGO COUNTY CONSOLIDATED FIRE CODETHIS PROJECT SHALL COMPLY WITH THE FOLLOWING CODES:REFERENCE THE 2019 CALIFORNIA RESIDENTIAL CODEVISUALLY GRADED LUMBER SPECIES AND GRADEGLUE LAMINATED LUMBERCONCRETE Fc = 2000 psi MIN.REINFORCING STEELUNIT MASONRYSTRUCTURAL STEEL Fy = 36KSEC. R502.1/R602.1/R802.1SEC. R502.1.5/R602.1.2/ R802.1.4SEC. R402GRADE 40SEC. R607/R609A36 STRUCTURALREFERENCESABCDE2019 CALIFORNIA RESIDENTIAL CODETIMBER CONSTRUCTION MANUALREINFORCED MASONRY ENGINEERING HANDBOOKREINFORCED CONCRETE DESIGNSIMPLIFIED DESIGN OF STRUCTURAL STEELMATERIAL SPECIFICATIONSCLIMATE ACTION PLANPROJECT DATASHEET INDEXPROJECT TEAMENERGY CONSULTANT:STRUCTURAL ENGINEER:CIVIL ENGINEER:LANDSCAPE ARCHITECT:ARCHITECT:CONTRACTOR:PROJECT MANAGER:JOHN P. JENSEN ARCHITECT130 S. CEDROS #220SOLANA BEACH, CA. 92075PH: 858.756.2526jjensen@johnjensenarchitect.comTECHNICAL ENERGYBRIAN HANSEN, R08-09-18274336 GOLDFINCH STSAN DIEGO, CA. 92103PH: 858.472.2680bhansen@jwdainc.comROD BRADLEYBHA, INC.5115 AVENIDA ENCINAS, STE. "L"CARLSBAD, CA. 92008PH: 760.931.8700rbradley@bhaincsd.comKMB DESIGN STUDIOKARI M. BROONER, RLA #5621CARLSBAD, CA 92067PH: 714.488.8096kari@kmbdesignstudio.comJASON MOLGRENPH: 281.684.4871jmolgren@johnjensenarchitect.comVICINITY MAPSCOPE OF WORKPROPOSAL DATAREVISIONSNO.DATEATTACHMENT 7
NOTICE OF SPECIAL INSPECTIONSNOTICE TO THE APPLICANT / OWNER / OWNER'S AGENT / ARCHITECT / ENGINEER OF RECORD:BY USING THESE PERMITTED CONSTRUCTION DRAWINGS FOR CONSTRUCTION / INSTALLATION OF THE WORK SPECIFIED HEREIN, YOU ACKNOWLEDGE AND ARE AWARE OF, THE REQUIREMENTS CONTAINED IN THE STATEMENT OF SPECIAL INSPECTIONS. YOU AGREE TO COMPLY WITH THE REQUIREMENTS OF CITY OF SAN DIEGO FOR SPECIAL INSPECTIONS, STRUCTURAL OBSERVATIONS, CONSTRUCTION MATERIAL TESTING AND OFF-SITE FABRICATION OF BUILDING COMPONENTS, CONTAINED IN THE STATEMENT OF SPECIAL INSPECTIONS AND, AS REQUIRED BY THE CALIFORNIA CONSTRUCTION CODES.NOTICE TO THE CONTRACTOR / BUILDER /INSTALLER / SUB-CONTRACTOR / OWNER-BUILDER:BY USING THESE PERMITTED CONSTRUCTION DRAWINGS FOR CONSTRUCTION / INSTALLATION OF THE WORK SPECIFIED HEREIN, YOU ACKNOWLEDGE AND ARE AWARE OF, THE REQUIREMENTS CONTAINED IN THE STATEMENT OF SPECIAL INSPECTIONS. YOU AGREE TO COMPLY WITH THE REQUIREMENTS OF CITY OF SAN DIEGO FOR SPECIAL INSPECTIONS, STRUCTURAL OBSERVATIONS, CONSTRUCTION MATERIAL TESTING AND OFF-SITE FABRICATION OF BUILDING COMPONENTS, CONTAINED IN THE STATEMENT OF SPECIAL INSPECTIONS AND, AS REQUIRED BY THE CALIFORNIA CONSTRUCTION CODES.SPECIAL INSPECTIONS REQUIRED.SEE SPECIAL INSPECTIONS NOTES / FORMS ON SHEET(S):"GN" + "SN2/3"SPECIAL INSPECTIONS NOTES1. A CERTIFICATE OF SATISFACTORY COMPLETION OF WORK REQUIRING SPECIAL INSPECTION MUST BE COMPLETED AND SUMMATED TO THE INSPECTION SERVICES DIVISION.2. THE SPECIAL INSPECTOR MUST BE CERTIFIED BY THE BUILDING DIVISION, IN THE CATEGORY OF WORK REQUIRED TO HAVE SPECIAL INSPECTION.3. FABRICATOR MUST BE REGISTERED AND APPROVED BY THE ENFORCING AGENCY FOR THE FABRICATION OF MEMBERS AND ASSEMBLIES ON THE PREMISES OF THE FABRICATOR'S SHOP.4. FABRICATOR SHALL SUBMIT AN APPLICATION TO PERFORM OFF-SITE FABRICATION TO THE INSPECTION SERVICE DIVISION FOR APPROVAL PRIOR TO COMMENCEMENT OF FABRICATION5. A CERTIFICATE OF COMPLIANCE FOR OFF-SITE FABRICATION MUST BE COMPLETED AND SUBMITTED TO THE INSPECTION SERVICES DIVISION PRIOR TO ERECTION OF PREFABRICATED COMPONENTS.6. A PROPERTY OWNER'S FINAL REPORT FORM FOR WORK REQUIRED TO HAVE SPECIAL INSPECTIONS, TESTING AND STRUCTURAL OBSERVATIONS MUST BE COMPLETED BY THE PROPERTY OWNER, PROPERTY OWNER'S AGENT OF RECORD, ARCHITECT OF RECORD OR, ENGINEER OF RECORD AND SUBMITTED TO THE INSPECTION SERVICES DIVISION.7. THE SPECIAL INSPECTIONS IDENTIFIED ON PLANS ARE, IN ADDITION TO, AND NOT A SUBSTITUTE FOR, THOSE INSPECTIONS REQUIRED TO BE PERFORMED BY A CITY'S BUILDING INSPECTOR.8. WELDS IDENTIFIED AS REQUIRING CONTINUOUS OR PERIODIC SPECIAL INSPECTION NEED NOT HAVE SPECIAL INSPECTION WHEN THE WELDING IS DONE IN A FABRICATOR'S SHOP APPROVED AND REGISTERED BY THE ENFORCING AGENCY. HOWEVER, THE APPROVED FABRICATOR MUST SUBMIT A CERTIFICATE OF COMPLIANCE IN ACCORDANCE WITH CBC SECTION 1701.79. THE SPECIAL INSPECTION IDENTIFIED ARE IN ADDITION TO THOSE REQUIRED BY SEC. 108 OF THE BUILDING CODE, AS AMENDED. SPECIAL INSPECTION IS NOT A SUBSTITUTE FOR INSPECTION BY A CITY INSPECTOR.10. SPECIAL INSPECTION IS REQUIRED VERIFYING THE REINFORCING PRIOR TO CLOSING THE FORMS OR DELIVERY OF CONCRETE TO THE JOBSITE.11. SOILS SPECIAL INSPECTIONS SHALL BE PERFORMED BY THE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE (SOILS ENGINEER OR GEOTECHNICAL ENGINEER OF RECORD), WHO HAS PREPARED THE APPROVED GEOTECHNICAL INVESTIGATION REPORT.12. SPECIAL INSPECTION REQUIREMENT FOR HERS VERIFICATION OF THE FOLLOWING ITEMS:A. IAQ MECHANICAL VENTILATIONB. MINIMUM AIRFLOWC. FAN EFFICACY WATTS/CFMD. DUCT SEALINGFIRE SPRINKLER NOTES1. AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEMS SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH CRC SECTION R313 / CBC SECTIONS 903.2.8 AND 903.2.18 / NFPA 13D.A. SPRINKLERS REQUIRED (Y/N): ________B. AREAS TO BE SPRINKLED: ________________________________________________2. THE SUBMITTAL OF RESIDENTIAL FIRE SPRINKLER PLANS REQUIRED BY SECTION R313 OF THE 2016 CALIFORNIA RESIDENTIAL CODE AND/OR REQUIRED BY SECTION 903 OF THE 2016 CALIFORNIA BUILDING CODE HAS BEEN DEFERRED. 3. TO AVOID DELAYS IN CONSTRUCTION, PLANS FOR FIRE SPRINKLERS SHALL BE SUBMITTED NOT LESS THAN 30 CALENDAR DAYS PRIOR TO INTALLATION, OR PRIOR TO REQUESTING A FOUNDATION INSPECTION WHEN THE SUBMITTAL OF FIRE SPRINKLER PLANS IS DEFERRED.4. A FRAMING/ROUGH INSPECTION SHALL NOT BE REQUESTED PRIOR TO APPROVAL OF THE FIRE SPRINKLER PLANS.5. A HYDRO INSPECTION OF THE FIRE SPRINKLER SYSTEM IS REQUIRED PRIOR TO FRAME INSPECTION. ONLY THE NEW PIPING SHALL BE TESTED.6. COMPLETE PLANS AND SPECIFICATIONS FOR ALL FIRE EXTINGUISHING SYSTEMS, INCLUDING AUTOMATIC SPRINKLER AND RELATED APPURTENANCES SHALL BE SUBMITTED TO THE CITY FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. (CFC 901.2)7. WATER METERS FOR COMBINED DOMESTIC WATER AND FIRE SPRINKLER SYSTEMS SHALL NOT BE INSTALLED UNTIL THE FIRE SPRINKLER SYSTEM HAS BEEN SUBMITTED AND APPROVED BY THE BUILDING OFFICIAL.8. LOCATION AND SIZE OF WATER SERVICE UNDERGROUND SHALL BE INSTALLED AS SHOWN ON APPROVED FIRE SPRINKLER PLANS. A MINIMUM 1 INCH WATER METER SHALL BE INSTALLED.9. AFTER THE BUILDING PERMIT HAS BEEN ISSUED, THE OWNER SHALL BE RESPONSIBLE FOR ANY COSTS INCURRED AS A RESULT OF CHANGES TO THE DESIGN OF THE FIRE SPRINKLER SYSTEM WHICH PRODUCE A HIGHER GPM AND A LARGER METER SIZE REQUIREMENT.10. A FIRE UNDERGROUND FLUSH CERTIFICATION SHALL BE REQUIRED AT FINAL INSPECTION.OWNER SIGNATURE:YENTIRE STRUCTURE + ATT. GARAGESCAL GREEN CODES1. §102.3 VERIFICATION. DOCUMENTATION OF CONFORMANCE FOR APPLICABLE GREEN BUILDING MEASURES SHALL BE PROVIDED TO THE ENFORCING AGENCY. 2. §702.2 SPECIAL INSPECTION. SPECIAL INSPECTORS MUST BE QUALIFIED AND ABLE TO DEMONSTRATE COMPETENCE TO THE ENFORCING AGENCY IN THE DISCIPLINE IN WHICH THEY ARE INSPECTING.3. §703.1 DOCUMENTATION.VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY WHICH SHOW SUBSTANTIAL CONFORMANCE.4. §301.1.1 ADDITIONS AND ALTERATIONS.MANDATORY MEASURES SHALL BE APPLIED TO ADDITIONS OR ALTERATIONS THAT INCREASE THE EXISTING RESIDENTIAL BUILDING’S CONDITIONED AREA, VOLUME, OR SIZE. THE REQUIREMENTS SHALL APPLY ONLY TO THE SPECIFIC AREA OF THE ADDITION OR ALTERATION.• ALL NONCOMPLIANT PLUMBING FIXTURES IN EXISTING BUILDING SHALL BEREPLACED WITH WATER-CONSERVING PLUMBING FIXTURES (SEE CIVIL CODE §1101.1 FOR REQUIREMENTS).5. §4.106.2 STORM WATER DRAINAGE AND RETENTION DURING CONSTRUCTION.PROJECTS WHICH DISTURB LESS THAN ONE ACRE OF SOIL SHALL MANAGE STORM WATER DRAINAGE DURING CONSTRUCTION BY ONE OF THE FOLLOWING:• RETENTION BASINS.• WHERE STORM WATER IS CONVEYED TO A PUBLIC DRAINAGE SYSTEM, WATERSHALL BE FILTERED BY USE OF A BARRIER SYSTEM, WATTLE, OR OTHER APPROVED METHOD.6. §4.106.3 GRADING AND PAVING.SITE GRADING OR DRAINAGE SYSTEM WILL MANAGE ALL SURFACE WATER FLOWS TO KEEP WATER FROM ENTERING BUILDINGS THROUGH THE USE OF SWALES, WATER COLLECTION, FRENCH DRAINS, ETC.• EXCEPTION:ADDITIONS / ALTERATIONS NOT ALTERING THE DRAINAGE PATH. 7. §4.106.4 ELECTRIC VEHICLE (EV) CHARGING FOR NEW CONSTRUCTION. ELECTRICAL VEHICLE SUPPLY EQUIPMENT(EVSE) IS REQUIRED IN NEW 1 AND 2 FAMILYDWELLINGS AND TOWNHOMES WITH ATTACHED GARAGES.• A MIN. 1" SIZE CONDUIT ORIGINATING FROM A PANEL OR SERVICE HAVING A SPARE 40-AMPERE 240 VOLT CAPACITY TERMINATING IN A BOX LOCATED IN CLOSE PROXIMITY TO THE LOCATION OF THE FUTURE EV CHARGER SHALL BE PROVIDED.• SEE ELECTRICAL PLANS (E SHEETS).8. §4.303.1 WATER CONSERVING PLUMBING. PLUMBING FIXTURES AND FITTINGS SHALL COMPLY WITH THE FOLLOWING:• WATER CLOSETS: ≤1.28 GAL/FLUSH • WALL MOUNTED URINALS: ≤0.125 GAL/FLUSH; OTHER URINALS ≤0.5 GAL/FLUSH• SHOWERHEADS: ≤2.0 GPM @ 80 PSI• LAVATORY FAUCETS: ≤1.2 GPM @ 60 PSI / ≥0.8 GPM AT 20 PSI)• METERING FAUCETS: ≤0.25 GALLONS PER CYCLE• KITCHEN FAUCETS: ≤1.8 GPM @ 60 PSI (DEFAULT); TEMPORARY INCREASE TO 2.2 GPM ALLOWED9. §4.304.1 AUTOMATIC IRRIGATION SYSTEM. CONTROLLERS FOR LANDSCAPING PROVIDED BY THE BUILDER AND INSTALLED AT THE TIME OF FINAL INSPECTION SHALL COMPLY WITH THE FOLLOWING:• CONTROLLERS SHALL BE WEATHER- OR SOIL MOISTURE-BASED CONTROLLERSTHAT AUTOMATICALLY ADJUST IRRIGATION IN RESPONSE TO CHANGES IN PLANTS’ NEEDS AS WEATHER CONDITIONS CHANGE.• WEATHER-BASED CONTROLLERS WITHOUT INTEGRAL RAIN SENSORS OR COMMUNICATION SYSTEMS THAT ACCOUNT FOR LOCAL RAINFALL SHALL HAVE A SEPARATE WIRED OR WIRELESS RAIN SENSOR WHICH CONNECTS OR COMMUNICATES WITH THE CONTROLLER(S).• SOIL MOISTURE-BASED CONTROLLERS ARE NOT REQUIRED TO HAVE RAIN SENSOR INPUT.10. §4.406.1 RODENT PROOFING.ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER OPENINGS IN SOLE/BOTTOM PLATES AT EXTERIOR WALLS SHALL BE CLOSED WITH CEMENT MORTAR, CONCRETE MASONRY OR A SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AGENCY TO PREVENT PASSAGE OF RODENTS.11. §4.408.1 CONSTRUCTION WASTE REDUCTION. MIN OF 65% OF CONSTRUCTION WASTE IS TO BE RECYCLEDIN ACCORDANCE WITH EITHER SECTION 4.408.2, 4.408.3 OR 4.408.4; OR MEET A MORE STRINGENT LOCAL CONSTRUCTION AND DEMOLITION WASTE MANAGEMENT ORDINANCE.• DOCUMENTATION IS REQUIRED PER SECTION 4.408.5.• EXCEPTIONS FOR EXCAVATED SOIL, LAND-CLEARING DEBRIS, OR REMOTE/ISOLATED SITES (SEE CODE SECTION FOR SPECIFIC EXCEPTIONS)12. §4.408.2 CONSTRUCTION WASTE MANAGEMENT PLAN. THE CONTRACTOR SHALL SUBMIT A CONSTRUCTION WASTE MANAGEMENT PLAN TO THE JURISDICTION AGENCY THAT REGULATES WASTE MANAGEMENT.13. §4.410.1 OPERATION AND MAINTENANCE MANUAL.AT THE TIME OF FINAL INSPECTION, A MANUAL, COMPACT DISC, WEB-BASED REFERENCE OR OTHER MEDIA ACCEPTABLE TO THE ENFORCING AGENCY WHICH COVERS 10 SPECIFIC SUBJECT AREAS SHALL BE PLACED IN THE BUILDING.14. §4.503.1 FIREPLACES. ANY INSTALLED GAS FIREPLACE SHALL BE A DIRECT-VENT SEALED-COMBUSTION TYPE. ANY INSTALLED WOOD STOVE OR PELLET STOVE SHALL COMPLY WITH THE U.S. EPA NEW SOURCE PERFORMANCE STANDARDS (NSPS)EMISSION LIMITS AS APPLICABLE AND SHALL HAVE A PERMANENT LABEL INDICATING THEY ARE CERTIFIED TO MEET THE EMISSION LIMITS. WOOD STOVES, PELLET STOVES, AND FIREPLACES SHALL ALSO COMPLY WITH LOCAL ORDINANCES.15. §4.504.1 PROTECTION DURING CONSTRUCTION.DUCT OPENINGS AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS SHALL BE COVERED DURING CONSTRUCTION.16. §4.504.2 FINISH MATERIAL POLLUTANT CONTROL.ADHESIVES, SEALANTS, AND CAULKS (PER §4.504.2.1), PAINTS, STAINS AND OTHER COATINGS (PER §4.504.2.2), AEROSOL PAINTS AND COATINGS (PER §4.504.2.3), SHALL BE COMPLIANT WITH VOC AND OTHER TOXIC COMPOUND LIMITS. VERIFICATION OF COMPLIANCE SHALL BE PROVIDED AS REQUESTED BY THE ENFORCING AGENCY, AND AS REQUIRED IN SECTION 4.504.2.4.17. §4.504.3 CARPET SYSTEMS. CARPET, CUSHIONS, AND ADHESIVES SHALL MEET THE TESTING AND PRODUCT REQUIREMENTS FOR VOC AND OTHER TOXIC COMPOUND LIMITS IN THIS SECTION.18. §4.504.4 RESILIENT FLOORING.80% OF FLOOR AREA RECEIVING RESILIENT FLOORING SHALL COMPLY WITH THE VOC-EMISSION LIMITS DEFINED IN THE COLLABORATIVE FOR HIGH PERFORMANCE SCHOOLS (CHPS) LOW-EMITTING MATERIALS LIST OR BE CERTIFIED UNDER THE RESILIENT FLOOR COVERING INSTITUTE (RFCI) FLOOR SCORE PROGRAM. 19. §4.504.5 COMPOSITE WOOD PRODUCTS. PARTICLEBOARD, MEDIUM DENSITY FIBERBOARD (MDF), AND HARDWOOD PLYWOOD USED IN INTERIOR FINISH SYSTEMS SHALL COMPLY WITH LOW FORMALDEHYDE EMISSION STANDARDS. VERIFICATION OF COMPLIANCE SHALL BE PROVIDED AS REQUESTED BY THE ENFORCING AGENCY, AND AS REQUIRED IN SECTION 4.504.5.1.20. §4.505.2 CONCRETE SLAB + CAPILLARY BREAK.A CAPILLARY BREAK CONSISTING OF A 4-INCH-THICK (101.6 MM) BASE OF 1/2 INCH (12.7 MM) OR LARGER CLEAN AGGREGATE SHALL BE PROVIDED. A VAPOR RETARDER IN DIRECT CONTACT WITH CONCRETE AND A CONCRETE MIX DESIGN, WHICH WILL ADDRESS BLEEDING,SHRINKAGE, AND CURLING, SHALL BE USED.21. §4.505.3 MOISTURE CONTENT OF BUILDING MATERIALS. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED.• WALL AND FLOOR FRAMING SHALL NOT BE ENCLOSED WHEN FRAMING MEMBERS EXCEED 19% MOISTURE CONTENT.• MOISTURE CONTENT SHALL BE VERIFIED BY EITHER A PROBE TYPE OR CONTACT TYPE MOISTURE METER IN COMPLIANCE WITH CGBSC SECTION 4.505.3.• INSULATION PRODUCTS SHALL BE REPLACED OR ALLOWED TO DRY.22. §4.506.1 BATHROOM EXHAUST FANS. EACH BATHROOM CONTAINING A BATHTUB, SHOWER, OR TUB/SHOWER COMBINATION SHALL BE MECHANICALLY VENTILATED. FANS SHALL BE ENERGY STAR RATED, DUCTED TO TERMINATE OUTSIDE THEBUILDING, AND CONTROLLED BY A HUMIDITY CONTROL.23. §4.507.1 HVAC SYSTEM DESIGN.APPROVED SOFTWARE USED TO SIZE, DESIGN, AND SELECT HEATING AND AIR CONDITIONING EQUIPMENT: ENERGYPRO v7.2.4CGBSC RESIDENTIAL MANDATORY MEASURES (CH. 4):BUILDING ADDRESS CODESNEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. THESE NUMBERS SHALL BE A MINIMUM OF 4” INCHES HIGH WITH A MINIMUM STROKE OF .5 INCHES. WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE.MAXIMUM FLOW RATE(CALGREEN §4.303.1)SHOWER HEADS (RESIDENTIAL)LAVATORY FAUCETS (RESIDENTIAL)FAUCETS (COMMON & PUBLIC USE AREAS)KITCHEN FAUCETSMETERING FAUCETSWATER CLOSETURINALS (WALL-MOUNTED)FIXTURE TYPE1.8 GPM @ 80 PSIMAX 1.2GPM @ 60PSI / MIN 0.8GPM @ 20PSI0.5 GPM @ 60 PSI1.8 GPM @ 60 PSI0.25 GAL/CYCLE1.28 GAL/FLUSH0.5 GAL/FLUSH (0.125 GPF)INDOOR WATER USEHERS + TITLE 24 VERIFICATIONCERTIFICATES OF INSTALLATION (CF2R)PROPERLY COMPLETED AND SIGNED CERTIFICATES OF INSTALLATION (CF2R FORMS) SHALL BE PROVIDED TO THE INSPECTOR IN THE FIELD. FOR PROJECTS REQUIRING HERS VERIFICATION, THE CF2R FORMS SHALL BE REGISTERED WITH A CALIFORNIA-APPROVED HERS PROVIDER DATA REGISTRY (CBEES 10-103). AN ELECTRONICALLY SIGNED AND REGISTERED INSTALLATION CERTIFICATE(S) (CF2R) POSTED BY THE INSTALLING CONTRACTOR SHALL BE SUBMITTED TO THE FIELD INSPECTOR DURING CONSTRUCTION AT THE BUILDING SITE. A REGISTERED CF2R WILL HAVE A UNIQUE 21-DIGIT REGISTRATION NUMBER FOLLOWED BY FOUR ZEROS LOCATED AT THE BOTTOM OF EACH PAGE. THE FIRST 12 DIGITS OF THE NUMBER WILL MATCH THE REGISTRATION NUMBER OF THE ASSOCIATED CF1R. CERTIFICATE OF OCCUPANCY WILL NOT BE ISSUED UNTIL FORMS CF2R IS REVIEWED AND APPROVEDCERTIFICATES OF VERIFICATION (CF3R)PROPERLY COMPLETED CERTIFICATES OF VERIFICATION (CF3R FORMS) SHALL BE PROVIDED TO THE INSPECTOR IN THE FIELD FOR ITEMS REQUIRING HERS VERIFICATION. CF3R FORMS SHALL BE REGISTERED WITH A CALIFORNIA-APPROVED HERS PROVIDER DATA REGISTRY (CBEES 10-103). AN ELECTRONICALLY SIGNED AND REGISTERED CERTIFICATE(S) OF FIELD VERIFICATION AND DIAGNOSTIC TESTING (CF3R) SHALL BE POSTED AT THE BUILDING SITE BY A CERTIFIED HERS RATER. A REGISTERED CF3R WILL HAVE A UNIQUE 25-DIGIT REGISTRATION NUMBER LOCATED AT THE BOTTOM OF EACH PAGE. THE FIRST 20 DIGITS OF THE NUMBER WILL MATCH THE REGISTRATION NUMBER OF THE ASSOCIATED CF2R. CERTIFICATE OF OCCUPANCY WILL NOT BE ISSUED UNTIL CF3R IS REVIEWED AND APPROVED.TITLE 24 SPECIAL FEATURESNONEBUILDING OPERATIONS MANUALNOTICE TO BUILDER: PROVIDE BUILDING OWNER w/ COMPLIANCE, OPERATING, MAINTENANCE, AND VENTILATION MANUAL AS REQUIRED BY CBEES CODE §10-103.MANUAL, AT A MINIMUM, SHALL INCLUDE THE FOLLOWING:COMPLIANCE INFORMATIONA. FOR LOW-RISE RESIDENTIAL BUILDINGS, AT FINAL INSPECTION, THE ENFORCEMENT AGENCY SHALL REQUIRE THE BUILDER TO LEAVE IN THE BUILDING, COPIES OF THE COMPLETED, SIGNED, AND SUBMITTED COMPLIANCE DOCUMENTS FOR THE BUILDING OWNER AT OCCUPANCY. FOR LOW-RISE RESIDENTIAL BUILDINGS, SUCH INFORMATION SHALL, AT A MINIMUM, INCLUDE COPIES OF ALL CERTIFICATE OF COMPLIANCE, CERTIFICATE OF INSTALLATION, AND CERTIFICATE OF VERIFICATION DOCUMENTATION SUBMITTED. THESE DOCUMENTS SHALL BE IN PAPER OR ELECTRONIC FORMAT AND SHALL CONFORM TO THE APPLICABLE REQUIREMENTS OF SECTION 10-103(A).OPERATING INFORMATIONAT FINAL INSPECTION, THE ENFORCEMENT AGENCY SHALL REQUIRE THE BUILDER TO LEAVE IN THE BUILDING, FOR THE BUILDING OWNER AT OCCUPANCY, OPERATING INFORMATION FOR ALL APPLICABLE FEATURES, MATERIALS, COMPONENTS, AND MECHANICAL DEVICES INSTALLED IN THE BUILDING. OPERATING INFORMATION SHALL INCLUDE INSTRUCTIONS ON HOW TO OPERATE THE FEATURES, MATERIALS, COMPONENTS, AND MECHANICAL DEVICES CORRECTLY AND EFFICIENTLY. THE INSTRUCTIONS SHALL BE CONSISTENT WITH SPECIFICATIONS SET FORTH BY THE EXECUTIVE DIRECTOR. FOR LOW-RISE RESIDENTIAL BUILDINGS, SUCH INFORMATION SHALL BE CONTAINED IN A FOLDER OR MANUAL WHICH PROVIDES ALL INFORMATION SPECIFIED IN SECTION 10-103(B). THIS OPERATING INFORMATION SHALL BE IN PAPER OR ELECTRONIC FORMAT. FOR DWELLING UNITS, BUILDINGS OR TENANT SPACES THAT ARE NOT INDIVIDUALLY OWNED AND OPERATED, OR ARE CENTRALLY OPERATED, SUCH INFORMATION SHALL BE PROVIDED TO THE PERSON(S) RESPONSIBLE FOR OPERATING THE FEATURE, MATERIAL, COMPONENT, OR MECHANICAL DEVICE INSTALLED IN THE BUILDING. THIS OPERATING INFORMATION SHALL BE IN PAPER OR ELECTRONIC FORMAT. MAINTENANCE INFORMATIONAT FINAL INSPECTION, THE ENFORCEMENT AGENCY SHALL REQUIRE THE BUILDER TO LEAVE IN THE BUILDING, FOR THE BUILDING OWNER AT OCCUPANCY, MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT OR MANUFACTURED DEVICE. FOR LOW-RISE RESIDENTIAL BUILDINGS, THIS INFORMATION SHALL INCLUDE A SCHEDULE OF ALL INTERIOR LUMINAIRES AND LAMPS INSTALLED TO COMPLY WITH SECTION 150(K). FOR DWELLING UNITS, BUILDINGS OR TENANT SPACES THAT ARE NOT INDIVIDUALLY OWNED AND OPERATED, OR ARE CENTRALLY OPERATED, SUCH INFORMATION SHALL BE PROVIDED TO THE PERSON(S) RESPONSIBLE FOR MAINTAINING THE FEATURE, MATERIAL, COMPONENT, OR MECHANICAL DEVICE INSTALLED IN THE BUILDING. INFORMATION SHALL BE IN PAPER OR ELECTRONIC FORMAT.VENTILATION INFORMATIONFOR LOW-RISE RESIDENTIAL BUILDINGS, THE ENFORCEMENT AGENCY SHALL REQUIRE THE BUILDER TO LEAVE IN THE BUILDING, FOR THE BUILDING OWNER AT OCCUPANCY, A DESCRIPTION OF THE QUANTITIES OF OUTDOOR AIR THAT THE VENTILATION SYSTEM(S) ARE DESIGNED TO PROVIDE TO THE BUILDING’S CONDITIONED SPACE, AND INSTRUCTIONS FOR PROPER OPERATION AND MAINTENANCE OF THE VENTILATION SYSTEM. FOR BUILDINGS OR TENANT SPACES THAT ARE NOT INDIVIDUALLY OWNED AND OPERATED, OR ARE CENTRALLY OPERATED, SUCH INFORMATION SHALL BE PROVIDEDTO THE PERSON(S) RESPONSIBLE FOR OPERATING AND MAINTAINING THE FEATURE, MATERIAL, COMPONENT, OR MECHANICAL VENTILATION DEVICE INSTALLED IN THE BUILDING. THIS INFORMATION SHALL BE IN PAPER OR ELECTRONIC FORMAT.FOUNDATION INSPECTIONTHE STRUCTURE(S) WILL BE LOCATED ENTIRELY ON UNDISTURBED NATIVE SOIL.SIGNATURE:_____________________________________________________(OWNER/LICENSED ENGINEER OR ARCHITECT)AS A CALIFORNIA LICENSED ARCHITECT/ENGINEER, I HAVE CLASSIFIED THE UNDISTURBED NATIVE SOILS TO BE _______ AND PER TABLE 1806.2 OF THE 2016 CBC I HAVE ASSIGNED A FOUNDATION PRESSURE OF ________ PSF FOR THE DESIGN OF FOUNDATIONS RELATED TO THIS PROJECT.SIGNATURE:_____________________________________________________(LICENSED ARCHITECT/ENGINEER)IF THE BUILDING INSPECTOR SUSPECTS FILL, EXPANSIVE SOILS OR ANY GEOLOGIC INSTABILITY BASED UPON OBSERVATION OF THE FOUNDATION EXCAVATION, A SOILS OR GEOLOGICAL REPORT, AND RESUBMITTAL OF PLANS TO PLAN CHECK TO VERIFY THAT REPORT RECOMMENDATIONS HAVE BEEN INCORPORATED, MAY BE REQUIRED.IF THE BUILDING INSPECTOR SUSPECTS FILL, QUESTIONABLE, COMPRESSIBLE, EXPANSIVE, AND/OR SHIFTING SOILS, OR ANY GEOLOGIC INSTABILITY BASED UPON OBSERVATION OF THE FOUNDATION EXCAVATION, 2 COPIES OF A GEOTECHNICAL INVESTIGATION REPORT (STAMPED + SIGNED BY A CALIFORNIA REGISTERED GEOTECHNICAL ENGINEER), MUST BE PROVIDED TO THE CITY BUILDING DIVISION.WHERE A GEOTECHNICAL REPORT IS REQUIRED, TWO COPIES OF WRITTEN VERIFICATION (STAMPED + SIGNED) SHALL BE PROVIDED BY A CALIFORNIA REGISTERED GEOTECHNICAL ENGINEER STATING THAT SAID ENGINEER HAS REVIEWED PLANS AND SPECIFICATIONS FOR MEASURES THAT MEET THE RECOMMENDATIONS CONTAINED IN THE GEOTECHNICAL REPORT. THE GEOTECHNICAL REPORT AND PLANS MAY BE REQUIRED TO BE RESUBMITTED TO THE BUILDING DEPARTMENT, IN ORDER TO VERIFY THAT THE REPORT RECOMMENDATIONS HAVE BEEN INCORPORATED.(CRC §R401.2, §R401.4, CBC §1803.2-1803.6)SOILS REPORT BY: ___________________________________________________REF#: _______________________________ ISSUED: _______________________SEE STRUCTURAL SHEET FOR FOUNDATION DESIGN BASIS.THE INSPECTOR WILL RECHECK FOR EXPANSIVE SOILS AND/OR GRADING REQUIREMENTS AT FIRST FOUNDATION INSPECTION.ARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #s04.22.202011:30:05BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008GNJ. JENSENJ. MOLGRENGENERAL NOTES +PROJECTINFORMATIONCITY OF CARLSBAD - PROJECT#SDP 2018-0006/CDP 2018-0033PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-0004REVISIONSNO.DATE
C A R LS B A D B LV D .GGSSPROPOSED RESIDENCE(S)PAD EL. = 49.0F.S. EL. = 49.537'-8"44"-52" HIGH STUCCOED WALLS(MECHANICAL SCREENING)2 A.C. CONDENSERS PER UNITDASHED LINE INDICATES EDGE OF STRUCTURE BELOW, TYP.(n) P E R ME A B LE PA V E R D R IV E W A Y P E R C IV IL P LAN SUNIT BWASTE BIN LOCATION w/ PERMEABLE PAVER PADUNIT AWASTE BIN LOCATION w/ PERMEABLE PAVER PADUNIT "A"UNIT "B"ROOF EAVE + CUSTOM METAL FASCIA, TYP.GAS METER @ GROUND LEVEL PER CIVIL PLANGAS METER @ GROUND LEVEL PER CIVIL PLAN6'-0" HIGH STUCCOED CMU WALL w/ W.I. GATE6'-0" HIGH STUCCOED CMU WALL + W.I. GATE+ ACCESS ALLEY (PM #13938)20.0' PUBLIC UTILITY(e)SIDEWALK4.50'(P U B LIC R .O .W .)DRAINAGE SWALE PER CIVIL PLANS(n) 6" CONC. CURB PER CIVIL PLANS4.2%4.2%1.6%0.6%0.6%1.8%1.8%1.6%1.6%4.8%2%NEIGHBORING BLDG.APN 204-232-11NEIGHBORING BLDG.APN 204-232-13NEIGHBORING BLDG.APN 204-232-15AREAS AREOUND WALKWAYS TO BE LANDSCAPED + IRRIGATED PER LANDSCAPE PLANS, TYP.(e) 6'-0" HIGH (±) CMU W ALLS TO REMAIN, TYP.(e) POWER POLE TO REMAIN(e) UTILITY BOX + BOLLARDS TO REMAIN(e) 6'-0" HIGH WOOD FENCE TO BE REPLACEDPERMEABLE PAVERS PER CIVIL PLAN, TYP.ELEVATOR + STAIR TOWERGRILL ON ROOF LOWER TIER w/ SHADE STRUCTURE49.5 MSL FSPATIO "A" @ GROUND-FLOOR50'-0"PERMEABLE PAVER WALKWAY, TYP.COVERED ENTRY - UNIT "B"ROOF EAVE w/ CUSTOM SHEET METAL FASCIA, TYP.ROOF DRAIN, TYP.DISCHARGE TO PLANTERS36" HIGH PLANTER / ROOF DECK BARRIER42" HIGH CABLE GUARDRAIL w/ WOOD TOP RAIL @ ROOF DECKSEE CIVIL PLANS FOR EXISTING + PROPOSED U.G. UTILITIES FLOW THROUGH PLANTER AREAS w/ RIP-RAP ENERGY DISSIPATOR @ ROOF RUN-OFF LOCATIONS + BROOKS BOX PER CIVIL PLAN33° 57' 54"53.03'N
W
56° 02' 39"129.17'SW31° 4 6' 5 8"53 .01'S
E56° 04' 09"131.19'NE19.0' F.Y.S.B.S.Y.S .B .5.3'10.6'15.0'S.Y .S .B .5.3'18.4' F.Y.S.B.3" / 12"3" / 12"3" / 12"3" / 12"3" / 12"3" / 12"GG18'-6 1/2"ROOF DECK "B"ROOF DECK "A"3" / 12"59.8 MSL72.1 MSL71.1 MSL72.7 MSL60.0 MSL69.1 MSL79.8 MSLTW 51.5 MSLBW 48.2 MSLROOF DRAIN TO DISCHARGE TO LANDSCAPE AREAS / PLANTERS, TYP.30 7/8"16'-11"16'-11 3/4"24"40 3/8"23 1/4"19 3/8"63 5/8"51 1/2"12 1/8"45"18 5/8"45"18 1/2"63 5/8"40"23 1/2"63 5/8"40"23 5/8"24"24"15' PRIVATE ROAD ESMT. RECORDED 07.07.1952:DOC. NO. 81534, BOOK 4516 PAGE 314 OF OF OFFICIAL RECORDS.PROPERTY LINESETBACKS, TYP.EASEMENTSRIGHT-OF-WAY / CENTERLINE OF STREETPROPOSED BUILDING FOOTPRINT(LOT COVERAGE AREA)LANDSCAPED + PLANTER AREA (PER LANDSCAPE PLANS, TYP.)PERMEABLE PAVERSCONCRETE / IMPERVIOUS HARDSCAPEROOF AREA(INCLUDES OVERHANGS / EAVES)BUILDING FOOOTPRINT, TYP.STRUCTURE BELOW (IF OBSCURED BY UPPER LEVEL FOOTPRINT, ETC.)STREET NAME(PUBLIC/PRIVATE)BUILDING SECTION REFERENCEUNDERGROUND UTILITIES (FIELD VERIFY)ELECTRICAL PANEL PER PLAN(SHT. E-1 FOR AMPS, ETC.)240V ELECTRIC VEHICLE CHARGING LOCATION U.N.O.WATER METER + SERVICEBACKFLOW PREVENTERBSEWER LATERALSGAS METER + SERVICEGRIP RAP DISSIPATOR / DRAIN + GRATE PER PLANSTEEL BOLLARD(FILLED w/ CONC. U.N.O.)(e) POWER / UTILITY POLEA.C. CONDENSER, TYP.TANKLESS WATER HEATER (TYPE, SIZE, ETC. PER PLAN)SITE ACCESS + SECURITY GATES PER PLAN1A101SIMDETAIL # ON SHEETSHEET NUMBERWMARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #s1/8" = 1'-0"04.22.202011:10:51BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008 A-1.0J. JENSENJ. MOLGRENSITE PLANCITY OF CARLSBAD - PLANNING REVIEW - SUBMITTAL ON 03.05.2020PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-00041/8" = 1'-0" SITE PLAN1. CERTAIN AREAS OF NATIVE OR NATURALIZED VEGETATION ARE DETERMINED HAZARDOUS BY THE FIRE CHIEF AND POSE A FIRE RISK TO ADJOINING BUILDINGS AND STRUCTURES AND REQUIRE THE USE OF DIFFERENT MATERIALS AND METHODS OF CONSTRUCTION. THE BUILDING STANDARDS IN THIS DIVISION IMPOSE REQUIREMENTS ADDITIONAL TO ANY OTHER APPLICABLE BUILDING AND FIRE EQUATIONS, INCLUDING BRUSH MANAGEMENT REGULATIONS. (SDMC SEC. 145.0501)2. UNLESS OTHERWISE SPECIFIED, THE REGULATIONS OF THIS DIVISION APPLY TO ALL NEW CONSTRUCTION WITHIN 300 FEET, IN ANY DIRECTION, OF A BOUNDARY BETWEEN BRUSH MANAGEMENT ZONES 1 AND 2 AS DEFINED IN SECTION 142.0412. (SDMC SEC. 145.0502). THIS ORDINANCE IS EFFECTIVE ON OCTOBER 19, 2005, BASED ON SUBMITTAL DATE.BRUSH HAZARD ISSUESTITLE 24 SPECIAL FEATURESHERS FEATURE SUMMARYTHE FOLLOWING ARE FEATURES THAT MUST BE INSTALLED AS CONDITION FOR MEETING THE MODELED ENERGY PERFORMANCE FOR THE TITLE 24 COMPUTER ANALYSIS:THE FOLLOWING IS A SUMMARY OF THE FEATURES THAT MUST BE FIELD VERIFIED BY A CERTIFIED HERS RATER AS A CONDITION FOR MEETING THE MODELED ENERGY PERFORMANCE FOR THE COMPUTER ANALYSIS USED. ADDITIONAL DETAIL IS PROVIDED IN THE BUILDING COMPONENTS TABLES INCLUDED ON THE TITLE 24 SHEETS IN THE PLAN SET, AND IN THE TITLE 24 PACKAGE SUPPLEMENT:INSULATION REQ'DROOF INSULATION:WALL INSULATION:RAISED FLOOR INSULATION:SEALED DUCTWORK (5% MAX DUCT LOSS) + VERIFY DUCT LOCATION (DUCTSLOCATED ENTIRELY WITHIN CONDITIONED SPACECOOLING AIRFLOW AND FAN WATT DRAW (350 CFM/ton MIN & .58w/CFM MAX) + COOLINGSYSTEM ABOVE 14.0 SEER/11.7 EERIAQ FAN & VENTILATION (90 CFM min. & .25w/CFM MAX)QUALITY INSULATION INSTALLATIONR-30R-19N/ANSITE PLAN LEGENDSITE NOTESTHESE PLANS SHALL COMPLY WITH THE FOLLOWING BUILDING CODES AND ASSOCIATED COUNTY OF SAN DIEGO AMENDMENTS:A. 2016 CALIFORNIA RESIDENTIAL CODE AND/OR 2016 CALIFORNIA BUILDING CODE AS APPLICABLE.B. 2016 CALIFORNIA GREEN BUILDING STANDARDS CODEC. 2016 CALIFORNIA ELECTRICAL CODED. 2016 CALIFORNIA PLUMBING CODEE. 2016 CALIFORNIA FIRE CODEF. 2016 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS1. THIS STRUCTURE WILL CONNECT TO NATURAL GAS.2. THIS STRUCTURE WILL CONNECT TO A SEWER SYSTEM.3. THIS STRUCTURE WILL CONNECT TO AN ELECTRICAL GRID.4. THIS PROJECT WILL COMPLY WITH THE SAN DIEGO LIGHTING ORDINANCE.5. GAS, ELECTRIC, CABLE, FIBER OPTIC METERS, IRRIGATION AND LIGHTING CONTROLLERS SHALL BE LOCATED IN SIDE YARDS OF THE HOME, IF POSSIBLE, AND MUST BE HIDDEN FROM VIEW.6. SCOPE OF WORK - __________________________________7. EXTERIOR DOORS OF HOUSES LEADING TO THE POOL SHALL HAVE AN AUDIBLE ALARM WHEN OPENED.8. SIDE GATES OF THE HOUSE LEADING TO THE POOL SHALL COMPLY WITH THE REQUIREMENTS OF AN EXIT DOOR AND SHALL HAVE SELF-CLOSING AND SELF-LATCHING HARDWARE.9. FENCES SHALL COMPLY WITH SDMC CHAPTER 14, ARTICLE 2, DIVISION 3.10. WALLS/FENCES SHALL NOT EXCEED 42" IN THE FRONT YARD SETBACK OR 6' TO THE REAR OF THE FRONT YARD AS MEASURED FROM THE LOWEST ADJACENT GRADE.11. SWIMMING POOL + SPA (IF PROPOSED) WILL BE UNDER SEPARATE PERMIT.12. AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM SHALL BE INSTALLED FOR THE FOLLOWING:A. NEWONE+TWO-FAMILY DWELLINGS AND TOWNHOUSES.13. THE PROJECT PROPOSES TO EXPORT ___CUBIC YARDS OF MATERIAL FROM THIS SITE. ALL EXPORT MATERIAL SHALL BE DISCHARGED TO A LEGAL DISPOSAL SITE. THE APPROVAL OF THIS PROJECT DOES NOT ALLOW PROCESSING AND SALE OF THE MATERIAL, ALL SUCH ACTIVITIES REQUIRE A SEPARATE CONDITIONAL USE PERMIT.14. LOT SHALL BE SLOPED TO DRAIN SURFACE WATER AWAY FROM BUILDING + FOUNDATION WALLS. THE GRADE SHALL FALL A MINIMUM OF 6 INCHES WITHIN THE FIRST 10 FEET.TWO-FAMILY RESIDENCE1. WALLS + FENCES SHALL NOT EXCEED 42" IN THE FRONT YARD SETBACK OR 6' TO THE REAR OF THE FRONT YARD AS MEASURED FROM THE LOWEST ADJACENT GRADE.2. CITY OF CARLSBAD NOTES0REVISIONSNO.DATE
UPUPDNDNUPLINE OF ROOF EAVE ABOVEFIREPLACEEDGE OF STRUCTURE ABOVE28'-10 3/4"25'-10 1/2"21'-2 3/4"23'-8 1/4"31'-1"21'-2 3/4"20'-0"20'-0"GGSSCARLSBAD BLVD.A A-5.09'-0"20'-0"9'-0"B A-5.0C A-5.1D A-5.1E A-5.2PERMEABLE PAVERS @ PROPOSED TRASH/RECYCLE/YARD WASTE BIN STORAGE LOCATIONPERMEABLE PAVERS @ PROPOSED TRASH/RECYCLE/YARD WASTE BIN STORAGE LOCATIONPROPOSED 6" CONC. CURB + PERMEABLE PAVER DWY. w/ DRAINAGE SWALE PER CIVIL200A PANELPROPOSED RAISED PLANTER WALLS PER CIVIL, TYP.PERMEABLE PAVERS PER CIVILPROPOSED PLANTERS + LANDSCAPED AREAS PER LANDSCAPE PLANS, TYP.PROPOSED GAS METER LOCATION PER CIVIL PLANGPROPOSED GAS METER LOCATION PER CIVIL PLANG4.8%1%2.2%3.4%4.2%4.8%0.6%0.6%1.6%1.6%1.6%0.6%0.6%2%1.8%1.8%(e) 6'-0" HIGH (±) CMU WALL TO REMAIN, TYP.(e)POWER POLE TO REMAIN(e) UTILITY BOX + BOLLARDS TO REMAIN(e) 6'-0" HIGH WOOD FENCE TO BE REPLACED(PUBLIC R.O.W.)2%12'-8"x10'-9"BEDROOM 3UNIT "B"9'-0"CLG.LAUNDRY9'-1"CLG.LAUNDRY20'-0"x20'-0"2-CAR GARAGEUNIT "B"20'-0"x20'-0"2-CAR GARAGEUNIT "A"23'-2"x14'-6"LIVING ROOMUNIT "A"21'-8"x15'-1"KITCHENUNIT "A"PDR.12'-0"x11'-5"BEDROOM 3UNIT "A"9'-0"CLG.BATHROOM 39'-0"CLG.BATHROOM 39'-1"CLG.PANTRYCLOSET 3CLOSET 3FOYERUNIT "A"FOYERUNIT "B"7'-6"3'-1"1.6%1.6%0.2%19.0' F.Y.S.B.33° 57' 54"53.03'NW56° 02' 39"129.17'SWS.Y.S.B.5.3'10.6' R.Y.S.B.15.0' ESMT.31° 46' 58"53.01'SEDWREF/FRZS.Y.S.B.5.3'76'-0"3'-4 1/4" 3'-0"WINEPLANTERPLANTER9'-0"CLG.HALLWAY9'-0"CLG.HALLWAYPDR.PLANTER30'-4"x 13'-3"PATIOPLANTER18.4' F.Y.S.B.ELEVATOR9'-0"CLG.ENTRYUNIT "A"ENTRYUNIT "B"20'-4"x9'-3"DININGUNIT "A"19'-11"x19'-6"COVERED PARKINGUNIT "A"19'-11"x19'-6"COVERED PARKINGUNIT "B"76'-0"21'-2"3'-0"2'-11 3/4"30'-1"5'-1 1/2" 1'-0"42'-2 1/4"56° 04' 09"131.19'NE42'-5"ELEVATORF A-5.2F A-5.22%LINE OF BALCONY ABOVE18'-5"LINE OF BALCONY ABOVE4'-10 1/2"19'-8 3/4"3'-0"WW22'-6 3/4"20'-0 1/4"1'-0 3/4"20'-0 1/4"D12'-0"DWH200-AMP PANEL (UNIT "B")METER + MAIN LOAD COMBINATION16 5/8" 22" 36 1/2" 66 1/2"67 1/2" 36 1/2" 22" 16 5/8"21'-2"LINE OF BALCONY ABOVELINE OF BALCONY ABOVELINE OF ROOF EAVE ABOVELINE OF BALCONY ABOVE200-AMP PANEL (UNIT "B")METER + MAIN LOAD COMBINATIONFIREPLACE3'-5 3/4" 5'-8 1/4" 9'-9 1/2" 5'-10 1/4" 4'-11 1/2" 9'-2 1/2"16'-9"4'-3 1/2"17'-0 3/4"6'-2"11'-8 1/4"A A-5.0B A-5.0C A-5.1D A-5.1E A-5.21'-0" 6'-11 1/4" 6'-11 1/4" 6'-3 1/2" 6'-3 1/2" 6'-11 1/4" 6'-11 1/4" 1'-0"10'-9"CLG.LIVING ROOM9'-0"CLG.HALLWAY9'-1"CLG.HALLWAY15'-7" x 11'-3"11'-10"CLG.BEDROOM 217'-6" x 17'-2"12'-8"CLG.MASTER BEDROOMHVACHVACCLOSET 2CLOSET 226 SFBALCONY11'-8" x 5'-3"9'-0"CLG.BATHROOM 226 SFBALCONY15'-7" x 11'-3"11'-10"CLG.BEDROOM 217'-6" x 17'-2"12'-8"CLG.MASTER BEDROOM16'-1" x 6'-9"9'-0"CLG.MASTER CLOSET21'-7" x 8'-9"9'-0"CLG.MASTER BATHCLERESTORY21'-2"21'-2"5'-6" x 3'-9"9'-0"CLG.PANTRY16'-2" x 9'-7"15'-0"CLG.DINING18'-10" x 11'-8"9'-1"CLG.KITCHEN11'-10" x 5'-5"9'-0"CLG.BATHROOM 2OPEN TO BELOW12'-0" x 9'-2"9'-2"CLG.NOOKOVENSREF/FRZELEVATOR16'-1" x 6'-9"9'-0"CLG.MASTER CLOSET21'-6" x 8'-9"9'-0"CLG.MASTER BATHDWTABLE HEIGHT (≈30")14'-6"CLG.WINE TOWERCLERESTORY ABOVEDRYSTACKED STONE VENEER - LIGHTSANDSTONE, TYP.60 SFMASTER BALCONY60 SFMASTER BALCONYFP42" HIGH GLASS GUARDRAIL, TYP.S.S. EDGE5'UNIT "A" PATIO BELOW(PERMEABLE PAVERS)PLANTER AREA PER LANDSCAPE PLAN, TYP.PLANTER AREA PER LANDSCAPE PLAN, TYP.PLANTER AREA PER LANDSCAPE PLAN, TYP.9'-0" CLG.FP9'-6 1/2"10'-9 1/4"6'-8 1/4"23'-7 1/4"5'-9 3/4"17'-0 3/4"6'-2"11'-8 1/4"56° 02' 39"129.17'SW33° 57' 54"53.03'NW31° 46' 58"53.01'SE56° 04' 09"131.19'NE19.0' F.Y.S.B.S.Y.S.B.5.3'10.6' R.Y.S.B.15.0' ESMT.S.Y.S.B.5.3'18.4' F.Y.S.B.3'-0"34'-10 3/4"2'-1 1/2"2'-2"SINGLE-STORY EDGE39.2'42.2'94.9'42'-4"94'-11"SINGLE-STORY EDGE17.2'SINGLE-STORY EDGE17.2'40.3'3'SINGLE-STORY EDGE8.7'3'SINGLE-STORY EDGE8.7'METAL FASCIA - CHARCOAL GREY, TYP.DRYSTACKED STONE VENEER - LIGHTSANDSTONE, TYP.EXPOSED CMU BLOCK, SAND-BLASTED42'-2 1/4"3.6'5'3.5'CLERESTORYCLERESTORY ABOVE62'-1"x4'-7" (10'-1"CLG.)MAIN BALCONYUNIT "B"42" HIGH GL. GUARD42" HIGH GLASS GUARDRAIL, TYP.42" HIGH GL. GUARD(ZONE 1)RHEEM R96VA0702317MSA70,000 BTU/h; .96 AFUE(ZONE 1)RHEEM R96VA0702317MSA70,000 BTU/h; .96 AFUEELEVATORF A-5.2F A-5.23'-10 1/4"5'-11 3/4"40 1/4"23 3/8"1'-10"2'-0"ARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #s1/8" = 1'-0"04.22.202011:11:53BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008 A-2.0J. JENSENJ. MOLGRENFLOOR PLANSCITY OF CARLSBAD - PLANNING REVIEW - SUBMITTAL ON 03.05.2020PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-00041/8" = 1'-0" FLOOR PLAN - 1ST STORY1/8" = 1'-0" FLOOR PLAN - 2ND STORYALL ROOF-MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6SINGLE-STORY BUILDING EDGE CALCULATION:110.3' / 273.3' = 40.4%(MIN. = 40%)0'4'8'16'32'NREVISIONSNO.DATE
DNDNDNDN21'-2"21'-2"30'-3 1/2"47'-11 3/4"4'-10 1/2" 12'-3 3/4"OPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWA A-5.0A A-5.042" HIGH STUCCOED WALL(MECHANICAL SCREENING)2 A.C. CONDENSERS PER UNITB A-5.0B A-5.0C A-5.1C A-5.1D A-5.1D A-5.1E A-5.2E A-5.236"x36" ROOF SERVICE ACCESS DOOR, TYP.SHEET METAL FASCIA, TYP.STEEL TRELLIS, TYP.36"x36" ROOF SERVICE ACCESS DOOR, TYP.182 SF5'-2"CLG.ATTIC182 SF5'-3"CLG.ATTIC3'-9"x 3'-6"F.A.U. #23'-8"x 3'-6"F.A.U. #242" HIGH CABLE GUARDRAIL, TYP.24" HIGH PLANTERDESERT CRETE DECKING SYSTEM @ WALKABLE ROOF SURFACE(1-HR RATED POLYMER MODIFIED CEMENT FINISH)DESERT CRETE DECKING SYSTEM @ WALKABLE ROOF SURFACE(1-HR RATED POLYMER MODIFIED CEMENT FINISH)COVERED ENTRY BELOW42" HIGH WALL (GUARDRAIL)4'-6" HIGH ACOUSTICAL SCREENING w/ EXTRUDED METAL LOUVERS + PERFORATED METAL MESHFIREPITFIREPITPLANTER@ 36" A.F.F.10'-1"8'-3 1/4"18'-0 1/4"3'-0"PLANTER@ 24" A.F.F.PLANTER@ 24" A.F.F.PLANTER@ 36" A.F.F.PLANTER@ 36" A.F.F.336 SFROOF DECKUNIT "B"Not EnclosedROOF DECKUNIT "A"56° 02' 39"129.17'SW33° 57' 54"53.03'NW31° 46' 58"53.01'SESTEEL TRELLIS, TYP.OPEN TO BELOWFF = 70.5 MSLFF = 71.1 MSLFF = 72.1 MSLFF = 70.3 MSLFF = 70.5 MSL2'-1"56° 04' 09"131.19'NEF.Y.S.B.19.0'S.Y.S.B.5.3'10.6' R.Y.S.B.15.0' ESMT.S.Y.S.B.5.3'F.Y.S.B.18.4'6'-6"6'-6"EQEQFF = 70.3 MSLF A-5.2F A-5.2TW 74.1FF 71.1TW 74.6FF 74.5TW ???FF ???TW 71.6 MSLBW 69.0 MSLTW 73.6FF 71.6TW 72.9 MSLBW 69.0 MSLTW 72.6 MSLBW 70.6 MSLTW 75.1FF 72.1TW 74.4FF 72.1TW 74.3FF 70.3TW 71.3FF 69.1TW 72.2FF 70.3TW 72.2FF 70.3TW 71.1 MSLBW 70.3 MSLTW 75.1FF 72.1TW 73.6FF 71.174.673.473.472.174.974.159.951.351.351.349.551.351.369.170.359.872.746 SF8'-1"CLG.3RD STORYLANDINGELEVATORELEVATOR55 SF7'-6"CLG.3RD STORYLANDINGPLANTER@ 36" A.F.F.15'-6 3/4"15'-6 5/8"70.323 3/8"23 1/2"23 1/2"23 5/8"23 1/4"1/8" = 1'-0" ROOF DECK FLOOR PLANARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #s1/8" = 1'-0"04.22.202011:11:58BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008 A-2.1J. JENSENJ. MOLGRENROOF DECK PLANCITY OF CARLSBAD - PLANNING REVIEW - SUBMITTAL ON 03.05.2020PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-00040'4'8'16'32'ALL ROOF-MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6NREVISIONSNO.DATE
UPDNDNHABITABLE (CONDITIONED)1, 585 S.F.HABITABLE (CONDITIONED)635 S.F.GARAGE (UN-CONDITIONED)431 S.F.GARAGE (UN-CONDITIONED)431 S.F.COVERED PARKING378 S.F.COVERED PARKING378 S.F.OUTDOOR PATIO394 S.F.PLANTER AREA96 S.F.PLANTER AREAS81 S.F.PLANTER AREAS71 S.F.COVERED ENTRY21 S.F.COVERED ENTRY36 S.F.HABITABLE (CONDITIONED)1, 190 S.F.HABITABLE (CONDITIONED)2, 150 S.F.COVERED BALCONY270 S.F.COVERED BALC.27 S.F.COVERED BALC.25 S.F.ROOF AREAENTRY ROOF AREAENTRY ROOF AREAROOF AREACOVERED BALC.61 S.F.COVERED BALC.61 S.F.ATTIC STORAGE(UN-CONDITIONED)190 S.F.PLANTER62 S.F.OPEN TO BELOWROOF ACCESS(CONDITIONED)72 S.F.ATTIC STORAGE(UN-CONDITIONED)190 S.F.PLANTER61 S.F.OPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWROOF AREAROOF AREAROOF AREAPLANTER64 S.F.ROOF ACCESS(CONDITIONED)72 S.F.336 SFROOF DECKNot EnclosedROOF DECKUNIT AUNIT BHABITABLE AREA(CONDITIONED)GARAGE / ENCLOSED NON-HABITABLE(UN-CONDITIONED)OUTDOOR AREAPLANTER/LANDSCAPED AREAARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #s1/8" = 1'-0"04.22.202011:16:15BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008 A-2.2J. JENSENJ. MOLGRENSQUARE FOOTAGEOVERLAY PLANSCITY OF CARLSBAD - PLANNING REVIEW - SUBMITTAL ON 03.05.2020PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-0004UNIT A:FIRST STORY LIVING AREA:SECOND STORY LIVING AREA:THIRD STORY (ROOF) CONDITIONED AREA:TOTAL LIVING AREA:GARAGE AREA:COVERED PARKING AREA:COVERED ENTRY AREA:ATTIC STORAGE AREA:FIRST STORY OUTDOOR PATIO AREA:SECOND STORY OUTDOOR AREA:ROOF DECK AREA:TOTAL OUTDOOR AREA:1/8" = 1'-0" 1ST STORY1/8" = 1'-0" 2ND STORY1/8" = 1'-0" ROOF DECK1, 585 S.F.1, 190 S.F. 72 S.F.2, 847 S.F.431 S.F.378 S.F.36 S.F.190 S.F.394 S.F.86 S.F. 332 S.F.812 S.F.UNIT B:FIRST STORY LIVING AREA:SECOND STORY LIVING AREA:THIRD STORY (ROOF) CONDITIONED AREA:TOTAL LIVING AREA:GARAGE AREA:COVERED PARKING AREA:COVERED ENTRY AREA:ATTIC STORAGE AREA:FIRST STORY OUTDOOR AREA:SECOND STORY BALCONY AREA:ROOF DECK AREA:TOTAL OUTDOOR AREA:635 S.F.2, 150 S.F. 72 S.F.2, 857 S.F.431 S.F.378 S.F.21 S.F.190 S.F.0 S.F.358 S.F. 336 S.F.694 S.F.0'4'8'16'32'AREA LEGENDAREA CALCULATIONSNREVISIONSNO.DATE
ROOF DECK "B"(PER CIVIL ENGINEER + SURVEY DATA)A A-5.0FIREPITROOF DECK "A"42" HIGH STUCCOED WALL(MECHANICAL SCREENING)(n) RHEEM RA1442AJ1NA, 42,000 BTU CONDENSERS, TYP. OF 2 PER UNITPARAPETS PER PLANRIDGEB A-5.0C A-5.1D A-5.1E A-5.2SOLAR ZONE 1 (SERVING BOTH UNITS)422 S.F.9'-5"3'-1"32'-6"GAF TPO ROOFING SYSTEM @ FLAT/LOW-SLOPE ROOF AREAS (ADDITIONAL SOLAR ZONE IF REQ'D)SOLAR ZONE 2 (SERVING BOTH UNITS)422 S.F.STUCCOED PARAPET, TYP.36" HIGH PLANTER36" HIGH PLANTER36" HIGH PLANTERDESERT CRETE DECKING SYSTEM @ WALKABLE ROOF SURFACE(1-HR RATED POLYMER MODIFIED CEMENT FINISH)54" HIGH ACOUSTICAL PANEL WALL w/ PERFORATED METAL EXTERIOR FINISH(MECHANICAL SCREENING)CUSTOM SHEET METAL FASCIA PER PLAN, TYP.CABLE GUARDRAIL w/ WOOD TOP RAIL @ 42" A.F.F. MIN., TYP.33° 57' 54"53.03'NW56° 04' 09"131.19'NE56° 02' 39"129.17'SW31° 46' 58"53.01'SE3" / 12"3" / 12"3" / 12"3" / 12"FIREPIT3" / 12"19.0'15.0'18.4' F.Y.S.B.27" HIGH PLANTER10.6'5.3'5.3'3" / 12"3" / 12"36" HIGH PLANTERF A-5.2F A-5.2STANDING SEAM METAL ROOF -BERRIDGE "PREWEATHEREDGALVALUME" w/ FASCIA TO MATCH, TYP.⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.FS = 79.8 MSLTW = 80.3 MSL (HP)FS = 79.2 MSLTW = 79.5 MSLFF = 72.1 MSLTW = +36" A.F.F.TR = +42" A.F.F.TW = +27" A.F.F.TW = +6" A.F.F.TW = +36" A.F.F.TR = +42" A.F.F.STANDING SEAM METAL ROOF -BERRIDGE "PREWEATHEREDGALVALUME" w/ FASCIA TO MATCH, TYP.ROOF MATERIAL PER PLANROOFING MEMBRANE, RUN OVER FLASHING AND OVER ROOF DRAIN FLANGEPLYWOOD SHT'G (SLOPE TOWARD DRAIN)3"⌀ABS DRAIN PIPE, RUN INSIDE WALL AND TIE INTO LANDSCAPE DRAIN SYSTEMA.B.S. DOME STRAINER20 oz. COPPER SEAMLESS DRAIN BASIN w/ BOTTOM OUTLET + ATTACHED OVERFLOW2"3"⌀ABS DRAIN PIPE INSIDE WALL AND TIE INTO LANDSCAPE DRAIN SYSTEM(RUN OVERFLOW SEPARATE FROM MAIN) ARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #sAs indicated04.22.202011:16:19BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008 A-3.0J. JENSENJ. MOLGRENROOF PLANCITY OF CARLSBAD - PLANNING REVIEW - SUBMITTAL ON 03.05.2020PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-00041. SPARK ARRESTORS. ALL CHIMNEYS ATTACHED TO ANY APPLIANCE OR FIREPLACE THAT BURNS SOLID FUEL SHALL BE EQUIPPED WITH AN APPROVED SPARK ARRESTER. THE SPARK ARRESTOR SHALL MEET ALL OF THE FOLLOWING REQUIREMENTS (CRC SEC1003.9.1)A. THE NET FREE AREA OF THE ARRESTOR SHALL NOT BE LESS THAN FOUR TIMES THE NET FREE AREA OF THE OUTLET OF THE CHIMNEY FLUE IT SERVES.B. THE ARRESTOR SCREEN SHALL HAVE HEAT AND CORROSION RESISTANCE EQUIVALENT TO 12 - GAUGE WIRE, 19 - GAUGE GALVANIZED STEEL OR 24 - GAUGE STAINLESS STEEL.C. OPENINGS SHALL NOT PERMIT THE PASSAGE OF SPHERES HAVING A DIAMETER GREATER THAN 1/2 INCH (13 MM) NOR BLOCK THE PASSAGE OF SPHERES HAVING A DIAMETER LESS THAN 3/8 INCH (10 MM)D. THE SPARK ARRESTOR SHALL BE ACCESSIBLE FOR CLEANING AN THE SCREEN OR CHIMNEY CAP SHALL BE REMOVABLE TO ALLOW FOR CLEANING OF THE CHIMNEY FLUE.2. CHIMNEYS, FLUES, OR STOVEPIPES ATTACHED TO ANY FIREPLACE, STOVE, BARBECUE, OR OTHER SOLID OR LIQUID FUEL BURNING EQUIPMENT OR DEVICE SHALL BE EQUIPPED WITH AN APPROVED SPARK ARRESTOR. (CRC R327.11)3. PROVIDE ROOF GUTTERS, IF USED, WITH THE MEANS TO PREVENT THE ACCUMULATION OF LEAVES AND DEBRIS IN THE GUTTER. ALL ROOF GUTTER AND DOWNSPOUTS SHALL BE CONSTRUCTED OF NON-COMBUSTIBLE MATERIALS. (SDMC SEC. 145.0704 (a))4. WHEN DRIP EDGE FLASHING IS USED AT THE FREE EDGES OF ROOFING MATERIALS, IT SHALL BE NON-COMBUSTIBLE. (SDMC SEC. 145.0704 (b))5. WHEN PROVIDED, VALLEY FLASHING SHALL BE NOT LESS THAN 0.019-INCH (0.48 MM) (NO. 26 GALVANIZED SHEET GAUGE) CORROSION-RESISTANT METAL INSTALLED OVER A MINIMUM 36-INCH-WIDE (914 MM) UNDERLAYMENT CONSISTING OF ONE LAYER OF NO. 72 ASTM CAP SHEET RUNNING THE FULL LENGTH OF THE VALLEY. DETAIL ON PLANS. (CSC 705A.3/R327.5.3)6. TURBINE ATTIC VENTS (IF USED) SHALL BE EQUIPPED TO ALLOW ONE-WAY DIRECTION ROTATION ONLY AND SHALL NOT FREE SPIN IN BOTH DIRECTIONS. (CRC. R327.6(3))7. PAPER-FACED INSULATION IS PROHIBITED IN ATTICS OR OTHER VENTILATED SPACES.ALL ROOFING SHALL HAVE A CLASS "A" FIRE RATING, TYP.ROOF NOTES1/2" CDX STRUCTURAL II PLYWOOD OR EQ., MIN.PANEL INDEX: 24/0EDGE AND BOUNDARY NAILING: 8d @ 6" O.C.FIELD NAILING: 8d @ 12" O.C. NOTE: PLYWOOD SHEETS SHALL BE CONTINUOUS OVER TWO OR MORE SPANS AND FACE GRAIN OF PLYWOOD SHALL BE PERPENDICULAR TO SUPPORTS.ROOF SHEATHING NOTES1/8" = 1'-0" ROOF PLANNOTE:ALL ROOF-MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6ROOFING MATERIALSFLAT ROOFS (MINIMAL TRAFFIC): GAF EVERGUARD 60 MIL. TPO (UL ER1306-01)FLAT ROOFS (WALKABLE): DESERT CRETE DECK SYSTEM OVER 3/4" SHT'G., TYP.SLOPED ROOFS: BERRIDGE ZEE-LOC STANDING SEAM METAL PANELS (ICCESR-3486) OVER 1 LAYER GAF VERSASHIELD® (ICC ESR-2053)OVER 1 LAYER 30# FELT1N.T.S.T.P.O. LAP DETAILS FOR LOW-SLOPED ROOFS0'4'8'16'32'21 1/2" = 1'-0"TYPICAL ROOF DRAIN DETAIL @ LOW-SLOPED ROOFSREVISIONSNO.DATEN
T.O. SLAB49.5T.O. SLAB49.5T.O. SHT'G 2ND FLOORT.O. SHT'G ROOFT.O. PL. 9¹ (1ST FLOOR)FIN. GRADE / PAD49.0T.O. PL. 9¹ (2ND FLOOR)EX. GRADE48.3EX. GRADE48.330' MAX. HT.30' MAX. HT.5.3'PLPL1'-4 3/4"9'-1"1'-4 3/4"9'-1"PROPOSED T.O. STRUCTURE80.3PROPOSED T.O. STRUCTURE80.3W.I. GATE, DARK BRONZE/BLACK⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.T.O. SHT'G. ROOF DECK "B"1'-2 3/4"9'-1"T.O. SHT'G. ROOF DECK "A"24' MAX. HT.24' MAX. HT.T.O. PL. 11¹ (2ND FLOOR)3'-6"1'-0"2'-6"3'-0" 6"3'-0" 6"2'-6"F A-5.232'-0 1/2"30'-0"24'-0"23'-9 3/4"22'-9 3/4"2'-0"1'-0"1'-7"1'-1"1'-11"1'-2 3/4"5.3'METAL FASCIA - CHARCOAL GREY, TYP.ALUM. CLAD D+W UNITS - DARK BRONZEANODIZED, TYP.DRYSTACKED STONE VENEER - LIGHTSANDSTONE, TYP.4" IPE WOOD PLANKS, TYP.⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.WOOD TOP RAIL, TYP.EXPOSED CMU BLOCK, SAND-BLASTEDT.O. SLAB49.5T.O. SLAB49.5T.O. SHT'G 2ND FLOORT.O. SHT'G ROOFT.O. PL. 9¹ (1ST FLOOR)T.O. PL. 9¹ (1ST FLOOR)FIN. GRADE / PAD49.0FIN. GRADE / PAD49.0T.O. PL. 9¹ (2ND FLOOR)T.O. PL. 9¹ (2ND FLOOR)30' MAX. HT.30' MAX. HT.1'-4 3/4"9'-1"1'-4 3/4"9'-1"5.3'5.3'PROPOSED T.O. STRUCTURE80.3PROPOSED T.O. STRUCTURE80.3ACOUSTICAL METAL PANEL - LIGHT GREYT.O. SHT'G. ROOF DECK "A"24' MAX. HT.24' MAX. HT.ALUMINUM / GL. GARAGE DOOR, TYP.ALUM. CLAD D+W UNITS - DARK BRONZEANODIZED, TYP.4" IPE WOOD PLANKS, TYP.DRYSTACKED STONE VENEER - LIGHTSANDSTONE, TYP.?W.I. GATE, DARK BRONZE/BLACKMETAL FASCIA - CHARCOAL GREY, TYP.ALUMINUM / GL. GARAGE DOOR, TYP.METAL FASCIA - CHARCOAL GREY, TYP.F A-5.211 3/4"1'-7"7.7'7.5'ARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #s1/4" = 1'-0"04.22.202011:16:28BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008 A-4.0J. JENSENJ. MOLGRENELEVATIONSCITY OF CARLSBAD - PLANNING REVIEW - SUBMITTAL ON 04.20.2020PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-00041/4" = 1'-0" WEST ELEVATION1/4" = 1'-0" EAST ELEVATION0'4'8'16'32'REVISIONSNO.DATE
T.O. SLAB49.5T.O. SHT'G 2ND FLOORT.O. SHT'G ROOFT.O. PL. 9¹ (1ST FLOOR)T.O. PL. 9¹ (2ND FLOOR)A A-5.030' MAX. HT.30' MAX. HT.B A-5.0C A-5.1D A-5.1E A-5.29'-1"9'-1"18.2' F.Y.S.B.10.6' R.Y.S.B.15.0' PRIVATE ROAD ESMT.PROPOSED T.O. STRUCTURE80.3PROPOSED T.O. STRUCTURE80.3ACOUSTICAL TILE OVER METAL FRAMINGT.O. SHT'G. ROOF DECK "A"24' MAX. HT.24' MAX. HT.1'-4 3/4"1'-4 3/4"4" IPE WOOD PLANKS, TYP.⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.STANDING SEAM METAL ROOF -BERRIDGE "PREWEATHEREDGALVALUME" w/ FASCIA TO MATCH, TYP.METAL FASCIA - CHARCOAL GREY, TYP.DRYSTACKED STONE VENEER - LIGHTSANDSTONE, TYP.?PERVIOUS PAVERS PERCIVIL/LANDSCAPE PLANS, TYP.4" IPE WOOD PLANKS, TYP.4" IPE WOOD PLANKS, TYP.⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.2'-7"T.O. SLAB49.5T.O. SHT'G 2ND FLOORT.O. SHT'G ROOFT.O. PL. 9¹ (1ST FLOOR)T.O. PL. 9¹ (2ND FLOOR)A A-5.030' MAX. HT.30' MAX. HT.B A-5.0C A-5.1D A-5.1E A-5.218.9' F.Y.S.B.10.6' R.Y.S.B.15.0' PRIVATE ROAD ESMT.PROPOSED T.O. STRUCTURE80.3PROPOSED T.O. STRUCTURE80.3T.O. SHT'G. ROOF DECK "B"T.O. SHT'G. ROOF DECK "A"24' MAX. HT.24' MAX. HT.9'-2 3/4"1'-2 3/4"1'-11 1/4"4'-5"1'-8"1'-4 3/4"9'-1"1'-4 3/4"9'-1"3'-0"3'-6"ARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #s1/4" = 1'-0"04.22.202011:16:36BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008 A-4.1J. JENSENJ. MOLGRENELEVATIONSCITY OF CARLSBAD - PLANNING REVIEW - SUBMITTAL ON 03.05.2020PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-00041/4" = 1'-0" NORTH ELEVATION1/4" = 1'-0" SOUTH ELEVATIONREVISIONSNO.DATE0'4'8'16'32'
ARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #s04.22.202011:16:59BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008 A-4.2J. JENSENJ. MOLGRENPERSPECTIVE VIEWSCITY OF CARLSBAD - PLANNING REVIEW - SUBMITTAL ON 03.05.2020PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-0004REVISIONSNO.DATE
T.O. SLAB49.5T.O. SLAB49.5T.O. SHT'G 2ND FLOORT.O. SHT'G 2ND FLOORT.O. SHT'G ROOFT.O. PL. 9¹ (1ST FLOOR)FIN. GRADE / PAD49.0FIN. GRADE / PAD49.0T.O. PL. 9¹ (2ND FLOOR)9'-1"9'-1"30' MAX. HT.5.3'5.3'PLPLPROPOSED T.O. STRUCTURE80.3(10'-9"CLG.)LIVING ROOMUNIT "B"23'-2"x14'-6" (9'-0"CLG.)LIVING ROOMUNIT "A"21'-8"x15'-1" (9'-0"CLG.)KITCHENUNIT "A"1'-6 3/4"1'-4"T.O. SHT'G. ROOF DECK "B"1'-2 3/4"T.O. SHT'G. ROOF DECK "A"T.O. SHT'G. ROOF DECK "A"24' MAX. HT.8"DRYSTACKED STONE VENEER - LIGHTSANDSTONE, TYP.METAL FASCIA - CHARCOAL GREY, TYP.W.I. GATE, DARK BRONZE/BLACKT.O. PL. 11¹ (2ND FLOOR) T.O. PL. 11¹ (2ND FLOOR)F A-5.210'-11"1'-9 1/2"DRYSTACKED STONE VENEER - LIGHTSANDSTONE, TYP.ALUM. CLAD D+W UNITS - DARK BRONZEANODIZED, TYP.STANDING SEAM METAL ROOF -BERRIDGE "PREWEATHEREDGALVALUME" w/ FASCIA TO MATCH, TYP.4" IPE WOOD PLANKS, TYP.⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.?DRYSTACKED STONE VENEER - LIGHTSANDSTONE, TYP.NEW SOIL FOR LANDSCAPED AREAS +PLANTER BOXESSETBACK, TYP.SETBACK, TYP.T.O. SLAB49.5T.O. SLAB49.5T.O. SHT'G 2ND FLOORT.O. SHT'G ROOFT.O. PL. 9¹ (1ST FLOOR)T.O. PL. 9¹ (2ND FLOOR)30' MAX. HT.30' MAX. HT.20'-9 1/2"5.3'5.3'PLPLPROPOSED T.O. STRUCTURE80.3PROPOSED T.O. STRUCTURE80.3(10'-9"CLG.)LIVING ROOMUNIT "B"18'-10"x11'-8" (9'-1"CLG.)KITCHENUNIT "B"21'-8"x15'-1" (9'-0"CLG.)KITCHENUNIT "A"CLERESTORY TOWERT.O. SHT'G. ROOF DECK "A"T.O. SHT'G. ROOF DECK "A"24' MAX. HT.23'-2"x14'-6" (9'-0"CLG.)LIVING ROOMUNIT "A"8'-9"x1'-10" (9'-0"CLG.)WINEUNIT "A"8'-2"x2'-0" (14'-6"CLG.)WINE TOWERUNIT "B"35'-11"x9'-4" (6'-7"CLG.)ROOF DECKUNIT "B"7'-10"1'-4 3/4"9'-1"1'-4 3/4"9'-1"21'-7 1/2"T.O. PL. 11¹ (2ND FLOOR)T.O. PL. 11¹ (2ND FLOOR)F A-5.248.8MSL49.5MSLARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #s1/4" = 1'-0"04.22.202011:17:03BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008 A-5.0J. JENSENJ. MOLGRENBUILDING SECTIONSCITY OF CARLSBAD - PLANNING REVIEW - SUBMITTAL ON 03.05.2020PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-00041/4" = 1'-0" SECTION - A1/4" = 1'-0" SECTION - BHIGH-POINT OF STRUCTURE @ ELEVATOR TOWERSTRUCTURE STEPS DOWN @ STAIRWELL + ROOF DECK ACCESS TO MINIMIZE IMPACT OF TOWER ELEMENTREVISIONSNO.DATE0'4'8'16'32'
T.O. SLAB49.5T.O. SHT'G 2ND FLOORT.O. SHT'G ROOFT.O. PL. 9¹ (1ST FLOOR)T.O. PL. 9¹ (2ND FLOOR)30' MAX. HT.30' MAX. HT.5.3'5.3'PLPL8'-1"1'-4 3/4"9'-1"1'-4 3/4"9'-1"PROPOSED T.O. STRUCTURE80.3PROPOSED T.O. STRUCTURE80.39'-8"CLG.FOYERUNIT "B"9'-7"CLG.FOYERUNIT "A"8'-1"T.O. SHT'G. ROOF DECK "A"6'-8"F A-5.29'-0"CLG.HALLWAY9'-1"CLG.HALLWAYFLOOR FRM'G. + SHT'G. PER PLAN6'-8"?T.O. SLAB49.5T.O. SLAB49.5T.O. SHT'G 2ND FLOORT.O. SHT'G ROOFT.O. PL. 9¹ (1ST FLOOR)T.O. PL. 9¹ (2ND FLOOR)30' MAX. HT.5.3'5.3'PLPL7'-10"HALLWAYCLOSET 211'-10"CLG.BEDROOM 2UNIT "B"8'-6"CLG.BALCONYUNIT "B"5'-3"CLG.ATTICUNIT "B"5'-2"CLG.ATTICUNIT "A"11'-10"CLG.BEDROOM 2UNIT "A"9'-0"CLG.BATHROOM 3UNIT "A"9'-1"CLG.LAUNDRYUNIT "A"9'-0"CLG.LAUNDRYUNIT "B"9'-0"CLG.BATHROOM 3UNIT "B"HALLWAYCLOSET 28'-3"CLG.BALCONYUNIT "A"13'-3"T.O. SHT'G. ROOF DECK "A"T.O. SHT'G. ROOF DECK "A"24' MAX. HT.F A-5.213'-3 3/4"⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.STANDING SEAM METAL ROOF -BERRIDGE "PREWEATHEREDGALVALUME" w/ FASCIA TO MATCH, TYP.⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.METAL FASCIA - CHARCOAL GREY, TYP.?1'-10"ARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #s1/4" = 1'-0"04.22.202011:17:07BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008 A-5.1J. JENSENJ. MOLGRENBUILDING SECTIONSCITY OF CARLSBAD - PLANNING REVIEW - SUBMITTAL ON 03.05.2020PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-00041/4" = 1'-0" SECTION - C1/4" = 1'-0" SECTION - D0'2'4'8'16'REVISIONSNO.DATE
T.O. SLAB49.5T.O. SLAB49.5T.O. SHT'G 2ND FLOORT.O. PL. 9¹ (1ST FLOOR)FIN. GRADE / PAD49.0FIN. GRADE / PAD49.0T.O. PL. 9¹ (2ND FLOOR)30' MAX. HT.1'-2 3/4"9'-1"1'-4 3/4"9'-1"5.3'5.3'PLPL9'-1"PROPOSED T.O. STRUCTURE80.3T.O. SHT'G. ROOF DECK "A"T.O. SHT'G. ROOF DECK "A"24' MAX. HT.F A-5.2TRASH ENCLOSURE1'-11 1/4"4'-5"9'-9 1/2"SETBACK, TYP.SETBACK, TYP.A/C CONDENSERS ON ROOF PER PLAN(TYP. OF 2/EA. DWELLING UNIT)ACOUTICAL METAL SCREEN @ MECHANICAL EQUIPMENTROOF DRAIN PER PLAN, TYP.9'-5"CLG.COVERED PARKINGUNIT "B"9'-3"CLG.COVERED PARKINGUNIT "A"9'-0"CLG.MASTER BATHUNIT "A"9'-0"CLG.MASTER CLOSETUNIT "A"9'-0"CLG.MASTER CLOSETUNIT "B"9'-0"CLG.MASTER BATHUNIT "B"TRASH ENCLOSURET.O. SLAB49.5T.O. SHT'G 2ND FLOORT.O. SHT'G ROOFT.O. PL. 9¹ (1ST FLOOR) T.O. PL. 9¹ (1ST FLOOR)FIN. GRADE / PAD49.0T.O. PL. 9¹ (2ND FLOOR) T.O. PL. 9¹ (2ND FLOOR)A A-5.030' MAX. HT.30' MAX. HT.B A-5.0C A-5.1D A-5.1E A-5.2PROPOSED T.O. STRUCTURE80.3PROPOSED T.O. STRUCTURE80.3T.O. SHT'G. ROOF DECK "B". ROOF DECK "A"T.O. SHT'G. ROOF DECK "A"24' MAX. HT.24' MAX. HT.T.O. PL. 11¹ (2ND FLOOR)T.O. PL. 11¹ (2ND FLOOR)1'-2 3/4"10'-11"1'-4 3/4"9'-1"18.8' F.Y.S.B.15.0' PRIVATE ROAD ESMT.2'-0"9'-1"13'-3"9'-1"9'-10"8'-7"8'-7 1/2"3'-2"9'-1"1'-4 3/4"9'-1"22'-8 3/4"22'-7 1/2"10.6' R.Y.S.B.9'-3"CLG.COVERED PARKINGUNIT "A"10'-0"CLG.2-CAR GARAGEUNIT "A"12'-8"CLG.MASTER BEDROOMUNIT "A"9'-0"CLG.MASTER BATHUNIT "A"11'-10"CLG.BEDROOM 2UNIT "B"9'-0"CLG.BATHROOM 3UNIT "B"9'-0"CLG.BEDROOM 3UNIT "B"8'-2"CLG.PDR.UNIT "B"9'-8"CLG.FOYERUNIT "B"9'-0"CLG.KITCHENUNIT "A"PATIOUNIT "A"10'-1"CLG.MAIN BALCONYUNIT "B"10'-9"CLG.LIVING ROOMUNIT "B"9'-1"CLG.HALLWAYUNIT "B"9'-0"CLG.BATHROOM 2UNIT "B"5'-3"CLG.ATTICUNIT "B"7'-6"CLG.3RD STORY LANDINGUNIT "B"ROOF DECKUNIT "B"PLANTER76.1MSL78.3MSL78.2MSL76.1MSL78.1MSL75.6MSL75.1MSL73.6MSL72.6MSL70.5MSL60MSL59.8MSL60MSL60.2MSL49.5MSL51.5MSL51.5MSL51.5MSLSTANDING SEAM METAL ROOF -BERRIDGE "PREWEATHEREDGALVALUME" w/ FASCIA TO MATCH, TYP.?⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.STANDING SEAM METAL ROOF -BERRIDGE "PREWEATHEREDGALVALUME" w/ FASCIA TO MATCH, TYP.STANDING SEAM METAL ROOF -BERRIDGE "PREWEATHEREDGALVALUME" w/ FASCIA TO MATCH, TYP.4" IPE WOOD PLANKS, TYP.?4" IPE WOOD PLANKS, TYP.⅞" STUCCO - LIGHT TAN/GREY(SMOOTH-TROWEL FIN.), TYP.ALUM. CLAD D+W UNITS - DARK BRONZEANODIZED, TYP.ALUM. CLAD D+W UNITS - DARK BRONZEANODIZED, TYP.ALUM. CLAD D+W UNITS - DARK BRONZEANODIZED, TYP.ALUMINUM / GL. GARAGE DOOR, TYP.PERVIOUS PAVERS PERCIVIL/LANDSCAPE PLANS, TYP.PERVIOUS PAVERS PERCIVIL/LANDSCAPE PLANS, TYP.PERVIOUS PAVERS PERCIVIL/LANDSCAPE PLANS, TYP.?(e) TO REMAINRECORDED EASEMENTSETBACK, TYP.PLPLSETBACK, TYP.ARCHITECTJOHN P.JENSEN130 S. CEDROS #220SOLANA BEACH, CA. 92075OFFICE: 858.756.2526FAX: 858.756.0210HOME OFFICE: 619.337.0030ScaleDateDrawn ByChecked ByJNTETICDNHONESRANJP.ECCILENO. C19680ESH NORAIFOEICALATS TFREN. 5.31.21ASSOCIATED APPROVAL / PLAN CHECK #s1/4" = 1'-0"04.22.202011:17:13BREAKERS VIEWCONDOMINIUMS3648 CARLSBAD BLVD.CARLSBAD, CA 92008 A-5.2J. JENSENJ. MOLGRENBUILDING SECTIONSCITY OF CARLSBAD - PLANNING REVIEW - SUBMITTAL ON 03.05.2020PUD 2018-0006 / SDP 2018-0006 /CDP 2018-0033MS 2018-0006 / V 2018-00041/4" = 1'-0" SECTION - E1/4" = 1'-0" SECTION - F0'2'4'8'16'REVISIONSNO.DATE
May 29, 2020
From: Bill Cima, President, Nob Hill HOA
To: Mr. Chris Garcia, Associate Planner, Community Development Department, 1635
Faraday Avenue, Carlsbad, CA 92008
Subj.: Development at 3648 Carlsbad Blvd.
Nob Hill HOA represents the owners of the four-unit building with addresses 3654, 3660, 3664
and 3668 Carlsbad Blvd. This is the adjacent building to the south of the proposed
development at 3648 Carlsbad Blvd, Carlsbad, CA. After careful review of the development
plans for the two unit condominium project at 3648 Carlsbad Blvd., Nob Hill HOA has the
following comments:
I. Parking and Construction.
1. Parking: We are concerned with the impact of the project on our
driveway easement across the subject property. Parking restrictions, both during construction
as well as upon completion, are of particular concern. There is nothing on the plans requiring
the developer to post permanent "No Parking" signs on the rear driveway. The
owner/developer now does short term vacation rentals at his property and he most likely will
use one or both of the new units for STVR as well. Without signs restricting parking on the
driveway, we are concerned about constant problems w ith short term renters parking on and
blocking the rear driveway.
We ask that the Planning Commission require the developer to post and maintain "No
Parking" signs on the rear driveway upon completion of construction.
2. Driveway Easement: In addition to the above concerns about parking after the
building is completed, we are also concerned about the developer using the rear drive for
parking and for a staging area during construction, thus blocking our access to the driveway.
We ask the Planning Commission to put a restriction in the approval prohibiting the
developer from using the rear driveway either for parking or as a staging area during
construction and that no construction equipment, supplies or trailers shall be parked on the
easement at any time.
3. Construction Hours: As a beachfront site, 3648 Carlsbad Blvd. is surrounded with
vacationers and residents who deserve peaceful evenings and early mornings, during the week
days and serenity over the entire weekend.
We ask that the Planning Commission impose restrictions on when construction can be
done at the project, such as, from 7:30 am until 4:30 pm Monday through Friday with no
construction on weekends or holiday.
4. Cleanup: A debris-strewn driveway/easement not only is unsightly, but also
increases the likelihood of nail puncture to tires.
We ask that requirements be imposed upon the developer to keep the rear driveway
easement open and unrestricted so that we have vehicle access at all times. In addition, he
should be required to keep the driveway clean. These restrictions should apply to the entire
driveway from Juniper Street to the north across all properties
II. Building Design
Since we are not experts on building design codes, but desire to preserve our views to
the greatest extent possible, while understanding Carlsbad has no view legislation, we ask
that any variances from code that affect our views or privacy be denied. Here are some the of
design features that give us concern:
1. Building Height: The maximum height of the building is listed at 30 FT, however the
plans show a "proposed" maximum height of 31 FT. This happens at the center mid-
front where the elevator shaft is. This 31 FT is the top of the parapet wall that surrounds
the top of the shaft. There is also an angled metal seamed roof top that covers their
internal stairs that is between 30 FT-31 FT as well.
2. Covered Entry: The covered entry for Unit "B" sticks out from the side of the building
by about 2 feet on our side. This puts the facia edge of this covered entry at 3 ft from
the property line. (5'3" S.Y.S.B side yard set back less 24"= 3'3" to line.) We are
concerned as to where this lines up with our building and in particular, how will it look
from our second floor unit and window, so we wanted to make sure that this 2 ft was
legal from a property line standpoint.
3. Building Setback: Front of building setback (F.Y.S.B.) is at 19'0" at the S.W. corner
closest to our N.W. corner. Th e main Front Balcony is at 17'0" set back. Since the front is
what will have the biggest negative impact on all of our views from our dining rooms
and Kitchen, we wanted to confirm legality. The problem with their south elevation is
that they have a "solid" 27' wall that doesn't terminate until 3 ft into their Roof Deck
"B". The top of this wall is actually a planter and we are concerned that tall plants could
be used that would be unsightly. Are bushes at roof top level restricted in height?
4. Impact of Solar Panels. Solar Zone on back Roof 422 SFT X 2. What does this mean?
Would our back unit and all of our back bedroom's be looking over solar panels? This
roof has roof pitch to it in each direction at it's ridgeline. We are concerned that the
reflection of the solar panels will go into our bedrooms.
5. Intrusive View from Balconies. 2nd Floor back master bedroom Balcony. Would people
on this balcony be looking directly into our 2nd floor back bedroom window or into our
back unit?
6. Size and Character of Easement. We have a 20FT recorded "easement" (actually
worded on their plans as 20' Public Utility+ Access alley) behind our property. But
behind their building, they have it listed as a "15' Private Road Easement". Do they not
also have a 5 FT utility easement also? Please confirm the easement dimensions listed
on the proposed plans.
7. Fireplace. Lastly, because one of our members is a fireplace guy, we have specific
comments in this area. They have a Linear gas fireplace drawn in which will be a "direct
Vent" style which is typical and very nice. The one problem is the ugly horizontal
termination cap used/required if they go up and out the side wall facing our building. It
would use the 58DVA-HC which is 16" X 16" square and 12 ½" out from the wall. Pretty
ugly. Small thing but not if you have to look at it all day. The decorative "Sconce" style
58DVA-HSC which looks a lot better and is only 11" X 11". Mid rise buildings require this
type of termination for aesthetic reasons.
Overall, we like the building and its design. It will look great on Carlsbad Blvd. and will certainly
help the continuance of increasing per square foot value to all properties with the view that our
building has. We ask that the footprint and set backs (including the requirements of balconies
and overhang) be compliant to the building codes, lot coverage maximums etc. Also,
improvements to the planter and solid wall on Roof Top "B' which we discussed would be
greatly appreciated.
Thank you for considering our comments.
Nob Hill HOA
t,t
760-415-7898
cimabill@aol.com
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May 30, 2020
From: Jason Ianni
Owner/ Developer
Re: Breakers View Development at 3648 Carlsbad Blvd.
To: Mr. Chris Garcia Associate Planner, Community Development Department, 1635 Faraday Ave.,
Carlsbad, CA 92008
I am the owner of the property located at 3648 Carlsbad Blvd. I plan to build a 2 unit
Condo called Breakers View and use one unit for my personal use and hopefully a long-term rental for the
other. I intend to keep this property for very long time and eventually passing it on to my children.
Although it is currently being used as a vacation rental because I do not want to get permanent residence
in there and have to evict them for my construction. It would not be right for those individuals. This
allows for some money to come in while I develop the property. Once developed I do not intend to
vacation rental, however if I cannot find long term renters, based on the current allowances by Carlsbad 1
feel I would have a right to Vacation rental it out. The representatives of Nob Hill HOA have expressed
their concerns for my development and I can respect that. So, 1 offered many time and variations of
improvements to their property and can provide prof if you want. I offered to rebuild their property
entrance after the development in exchange for a release of the easement or a portion of it. But Nob Hill
HOA came up with ridiculous requests and continue to try and stop my development in various fashions,
not worth mentioning. I have chosen to compromise in every fashion to try and be neighborly but still Nob
Hill HOA tries to make my development difficult. This is unfortunate because I would like to have positive
relations with the neighbors.
I will attempt to address all of Nob Hill HOA's comments in this letter.
I. Parking and Construction
1. Parking: I completely understand the parking concerns during and after construction. During
construction we will request all contractors not to park in the alley and enforce it consistently. We
all know there will be times where this happens, and the manager of the project will be looking for
the person to remove his car. We will ask that everyone either park within the property or out on
the street. We may even put up temporary no parking signs during construction. There will be
times that trucks will need to unload materials and as they enter the property we ask that they
stay in the vehicle so that they can move for NOB Hill HOA residence can enter and exit their
property. I ask that the city of Carlsbad and Nob Hill HOA understand that construction must
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happen and we will do all we can to make as little impact for Nob Hill HOA as Possible but the
more restrictions Nob Hill requests will cause delays and further the construction time.
After construction I can post standard no parking signs on the wall across from the Nob Hill
Condominium, but it is not my responsibility to maintain. I will need permission from Nob Hill HOA
if they will allow me to drill and fasten them to the wall.
2. Driveway easement: This is unfortunate that the members of Nob Hill HOA are not willing to
work with me during the construction time of this project. I have asked 4 other property owners
neighboring the property who had access to this easement to relinquish rights to the easement
and they all agreed. I have also asked the Nob Hill HOA the same, but they refuse. I will need to
have a staging area and they are making it impractical to do so. As l mentioned prior, I was
willing to give them a portion of the easement but if you visit the site they have no need for this
easement (although they claim they do}. There is plenty of room for them to turn around in their
garage. They are just trying to make it difficult for me to build because they do not want me to
build. I have a safety concern during construction and would require temporary fencing to be put
up on the property line during construction I request that during construction I am allowed to have
some staging area on easement for construction and allow temp fencing to go up to protect the
general public from getting hurt and mitigate theft.
3. Construction Hours: As I mentioned I always try to work with people and would have
accommodated the requested hours, however Nob Hill is trying to impose so many restrictions
that it is a financial impact on the development of my property. Therefore, I have no choice but to
maximize the hours of work allowable per the City of Carlsbad Construction hour Limitations. As I
understand it construction is allowed during these hours and I plan to use them as much as I can.
Monday thru Friday 7:00 am to 6:00pm and Saturday 8:00am to 6:00pm.
4. Cleanup: I try to be courteous all the time and we will continue to keep the driveway access
clean and clear. If there is a mess that occurs, we will address it ASAP. There will be natural
buildup and I anticipate Nob Hill complaining to the city regularly and will do our best to keep it
clear. However, I request that Nob Hill allow time to clean it up. To be clear my normal
construction practice is building solar carports in parking lots and I am very familiar with normal
post construction clean up and we do a scan of the area to remove any possibility of nails or
screws to avoid tire punctures. Also As mentioned above I need a staging area and I would like to
put up temporary fencing for safety and theft. This will be essential for the construction of this
project to limit the construction time frame and the impact to all the neighbors.
II. Building Design
1. Building Height Unfortunately the Nob Hill HOA Building was built so high (3 Stories with garage
below) and exceeds the current height restriction an ordinance was created to prevent other
developers from building as high as their building is. See rendering to compare how much taller
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they are. However, their request is invalid See Reference number E.4 in the Planning
commission Staff Report page 39. The project is located within the BAOZ. Therefore, pursuant to
footnote #1 below, building height shall be subject to the requirements of CMC Chapter 21.82.
As discussed above, the project complies. The elevator and stair towers are 32' but is also an
allowed projection per CMC Section 21.46.020. It appears once again Nob Hill HOA is trying to
prevent construction and wasting the City of Carlsbad and my time.
2. Covered Entry: See Planning Commission staff report Page 33 Reference number C.3 All
Balconies, overhangs, and architectural projections comply with the maximum two-foot allowance
per CMC Section 21.46.120. Once again Nob Hill HOA is trying to prevent construction and
wasting the City of Carlsbad and my time.
3. Building Setback: A variance has been proposed per the Planning commission staff report Page
33 Reference number C.2 and Staff report page 6. Because of various restriction including but
not limited to the width of property and an easement that unfortunately will not be released, it was
proposed that we draw a line between the two neighboring properties main building components.
Nob Hill HOA at 19'-4" ( portions of their building encroaching in set back by 2') and the northerly
neighbor 18' (portions of their building encroaching in set back by 5') and move Breakers view to
the line (still behind both properties by 1'-5'). 1 feel this is a reasonable request, however I would
prefer to be able to move my main building component all the way to the line and allow my
balconies to pass the line similar to the neighboring buildings. As for the planter on top for the
wall, the plants on the plans are based on growth heights 1 '-3' tall and are intended to beautify
the building. I do not have an intent to grow the bushes at outrageous heights (for maintenance
alone) I am not sure if there is a statement in the Planning commission Staff report about this. I
do not see a reason for a height restriction. Would there be a height restriction for palm trees on
the beach or sidewalk across from the property or on the property? It does not seem to be a
reasonable request. If a height restriction is imposed, I would disagree.
4. Impact of Solar Panels: As I mentioned prior, I am a contractor who does solar carports in
parking lots and this is the number one complaint from neighboring properties, and it is false.
They are not thermal solar panels that rely on reflection to heat the water. They are designed to
minimize glare to almost nothing. In addition, the design of the solar systems is to be
perpendicular with the sun for most of the year. For a glare to impact either property you would
need drastic angles. Fortunately, the Nob Hill property is on the southern side and should never
see the angle from the sun.
5. Intrusive View from Balconies: The Balconies are permitted, and I cannot help if they line up
with the neighbor's property back bedroom windows. The balconies are also bedrooms to the
Breakers View Condominiums. When we want privacy, we will use our window coverings. Just
like any home that is built in this tight of community. I do not see why there would be a restriction
for a balcony and window in this area. If there is a restriction I will dispute. Or I can suggest that
1770 La Costa Meadows Dr. San Marcos, CA 92078 I T (760) 744-4131 I F (760 }744-4449 I CA lie. 869960 I mbarconline.com
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we move the building closer to the front set back to avoid the bedroom windows and balconies
lining up.
6. Size and Character of Easement: Nob Hill HOA is incorrect in their statement of the 15'
easement and the 5' utility easement are added together. They are overlapping easements
according to Map thereof No. 1777. As with all the other 4 neighbors who relinquished rights to
their easement's they have a 15' easement. That was recorded on July 7, 1952 in Book 4516,
Page 314 of Official records. I am not sure why they would think it is 20'.
7. Fireplace: Although, this may be a silly request I do not have a problem with the proposed
sconce style vent. My intent is to make the Breakers View a beautiful project and unless the
costs for such vent are exuberant or it does not match architecturally, I will comply with it or
something better.
I want to close by stating that I too only want to build this building with incompliance and any allowable
variances. I want to try and be a good neighbor. I am sorry if there may be some exposed frustrations in
this letter but the members of Nob Hill HOA have proven to be unneighborly and at all cost try to prevent
the development of this property from it prior owner and now me the new owner. If this continues, I would
like to request that the City relinquish Nob Hill HOA's easement rights over my property as did all 4 other
property owners, on their own, who had rights to the easement. There is no use for this easement by
them. I feel it has been abandoned by them and others and should be removed. I have offered to do
post construction improvements aver $100,000 with to their driveway to the street with permeable pave rs
and new features as well or just to minimize the easement access to 5'-1 O' (at the time) for their turn
around and only was responded to with outrageous requests.
I hope this letter addresses NOB Hill HOA's comments and I hope the City of Carlsbad's Planning
department and board make the right choices to allow me to improve the property along Carlsbad Blvd,
=ly~
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Jason Ianni
Owner/ Developer
Breakers View Condominiums.
1770 La Costa Meadows Dr. San Marcos, CA 92078 I T (760) 744-4131 I F (760 )744-4449 I CA Lie. 869960 I mbarconline.com