HomeMy WebLinkAbout2017-08-02; Planning Commission; ; CT 2017-0002/PUD 2017-0001 (DEV2017-0021) – TYLER STREET RESIDENCES
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: May 10, 2017
P.C. AGENDA OF: August 2, 2017 Project Planner: Chris Garcia
Project Engineer: David Rick
SUBJECT: CT 2017-0002/PUD 2017-0001 (DEV2017-0021) – TYLER STREET RESIDENCES – Request
for approval of a Tentative Tract Map and Planned Development Permit to allow
development of an eight-unit, residential air-space condominium project on a 0.34 acre
site located at 3337 Tyler Street, within Local Facilities Management Zone 1. 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. 7256 APPROVING Tentative
Tract Map CT 2017-0002 and Planned Development Permit PUD 2017-0001, based upon the findings and
subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant proposes to demolish two existing single-family homes and construct an eight-unit
residential air-space condominium project on a 0.34 acre site located at 3337 Tyler Street. The project
proposes two buildings containing four units in each building. The development of the proposed
condominium project requires the processing and approval of a Tentative Tract Map and a Planned
Development Permit.
The proposed project contains a 24-foot wide pervious paver drive-aisle down the north side of the site.
Approximately half of the drive-aisle is located on the property to the north within an existing reciprocal
access easement. The eight residential units are located within two, three-story buildings on the south
side of the property. Each unit includes an attached two-car garage with direct entrance into each unit.
Seven of the units contain three bedrooms, a ground floor office, and three and a half baths. One unit
contains three bedrooms, a ground floor office, and two and a half baths. The units range in size from
2,131 square feet to 2,206 square feet. The two multi-family buildings are three stories tall with an overall
building height of 34’-9” as measured from the new finished grade. The finished grade for measuring
building height is being established slightly higher than the existing grade for a uniform design and for
drainage purposes. All units include a partially covered front porch and balconies off the second and third
floors. The underlying lot will be held in common interest, divided between the eight air-space
condominiums. The common area includes, but is not limited to, the private drive-aisle, guest parking
spaces, landscaping and a courtyard.
The architectural design pulls from a beach cottage aesthetic with touches of modern California
Craftsman. Simple hip roof forms with exposed rafters and knee braces provide visual interest. Building
materials include stucco, gray shingles and white vertical board and batt siding. Stone veneer entry walls,
wood railings, and door and window trim enhance the project’s architecture. Composite asphalt shingles
cover the roofs, with copper standing seam accent roofs to add variety and visual interest.
2
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Table “A” below includes the General Plan Land Use designations, zoning and current land uses of the
project site and surrounding properties.
TABLE A – SURROUNDING LAND USE
Location General Plan Designation Zoning Current Land Use
Site
R-30 Residential 23-30 du/ac
with a Growth Management
Control Point (GMCP) of 25
du/ac
Residential Density –
Multiple (RD-M) Zone Two, single-family homes
North R-30 Residential RD-M Single-family residential
South R-30 Residential RD-M Senior apartments
East R-30 Residential RD-M Single-family/multiple-
family residential
West
R-30
Residential/(Transportation
Corridor (TC)
RD-M/T-C Senior
apartments/Railroad
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 DUs Proposed and Project Density
0.34 acre 0.34 acre 9 units @25 du/ac. 8 units at 23.5 du/ac.
In order to meet the city’s Inclusionary Housing requirements, the project is conditioned to purchase an
inclusionary housing credit prior to final map approval.
Grading quantities include 245 cubic yards of cut, 145 cubic yards of fill, 100 cubic yards of export and
1,064 cubic yards of remedial grading.
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-30 Residential General Plan Land Use designation;
B. Residential Density – Multiple (RD-M) Zone and Planned Development Regulations (CMC.
Chapters 21.24 and 21.45);
C. City Council Policy No. 66 (Livable Neighborhoods);
D. Subdivision Ordinance (CMC. Title 20);
E. Inclusionary Housing Ordinance (CMC. Chapter 21.85); and
F. Growth Management Ordinance (CMC. Chapter 21.90) and Zone 1 Local Facilities Management
Plan.
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The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
is discussed in detail in the sections below.
A. R-30 Residential General Plan Land Use Designation
The General Plan Land Use designation for the property is R-30 Residential which allows residential
development at a density range of 23-30 dwelling units per acre (du/ac) with a Growth Management
Control Point (GMCP) of 25 du/ac. The project site has a net developable acreage of 0.34 acres. The
project’s proposed density of 23.5 du/ac is within the R-30 density range of 23-30 du/ac but is below the
R-30 GMCP of 25 du/ac (nine units). At the GMCP, nine dwelling units would be permitted on this 0.34
net developable acre property. However, consistent with Program 3.2 of the City’s certified Housing
Element, all of the dwelling units which were anticipated towards 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. Therefore, this eight-unit project will deposit one dwelling unit into the
Dwelling Unit Bank; these excess dwelling units are available for allocation to other projects. Accordingly,
there is no net loss of residential unit capacity and there are adequate properties identified in the Housing
Element allowing residential development with a unit capacity 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:
TABLE C – GENERAL PLAN COMPLIANCE
Element Use, Classification, Goal, Objective or
Program Proposed Uses & Improvements Comply
Land Use Policy 2-P.1
Maintain consistency between the
General Plan and Title 21 of the
Carlsbad Municipal Code (Zoning
Ordinance and map).
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 eight-unit multi-family residential
project density of 23.5 dwelling units
per acre is within the R-30 Residential
density range of 23-30 du/ac and
below the GMCP (25 du/ac). The
project will deposit one dwelling unit
into the city’s Excess Dwelling Unit
Bank. Therefore, the project is
consistent with the project site’s
Residential Density – Multiple (RD-M)
zoning and the General Plan Land Use
Designation of R-30 Residential.
Yes
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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.
Goal 3-G.3
Provide inviting streetscapes that
encourage walking and promote livable
streets.
The proposed project has been
designed to meet all of the circulation
requirements, which include a single
driveway access point from Tyler
Street. In addition, the applicant will
be required to pay traffic impact fees
prior to issuance of building permits
that will go toward future road
improvements.
The proposed project will construct a
sidewalk along Tyler Street and will
provide pedestrian access to and from
the project.
Yes
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 of the applicable fire safety
requirements including fire sprinklers.
Further, the project has been
conditioned to develop and
implement a program of “best
management practices” for the
elimination and reduction of
pollutants which enter into and/or are
transported within storm drainage
facilities.
Yes
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
The project consists of two, four-unit
condominium buildings (eight units).
A noise study by Ldn Consulting, Inc.,
dated April 3, 2017, was provided.
The windows of each unit will need to
be closed to meet a 45 dB(a) CNEL
interior noise level. Therefore,
mechanical ventilation is required. In
addition, the project is conditioned to
comply with the construction
Yes
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projected noise exposure would be
other than “normally acceptable.”
requirements of the aforementioned
noise study.
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 City’s Housing Policy Team
reviewed the proposed eight-unit
project and recommended the
applicant purchase one inclusionary
housing credit in the Tavarua
Affordable Housing Project to fulfill
the project’s affordable housing
requirement. The project has been
conditioned to require the approval of
an Affordable Housing Agreement
prior to recordation of the final map.
Yes
B. Residential Density – Multiple (RD-M) Zone and Planned Development Regulations
The proposed project is required to comply with all applicable use and development standards of the
Carlsbad Municipal Code (CMC) including the Residential Density – Multiple (RD-M) Zone (CMC Chapter
21.24). The eight-unit residential air-space condominium project meets or exceeds the requirements of
the RD-M Zone as outlined in Table “D” below. The Planned Development regulations provide most of
the development standards with the exception of those listed in the table below. The project complies
with all applicable development standards for Planned Developments (CMC Chapter 21.45). Please refer
to Attachment No. 4 (Exhibit “A”) for an analysis of project compliance with Tables C & E of the Planned
Development regulations.
TABLE D – RD-M COMPLIANCE
Standards Required Proposed Comply
Building Height 35’. Up to 40’ per CMC 21.45 Roof Peak = 34’-9” Yes
Setbacks Interior Side: 5’
Rear: 10’
Interior Sides:
South – 8’ / West – 15.67’
Rear: 10’
Yes
Lot Coverage 60% 47% Yes
C. City Council Policy No. 66 (Livable Neighborhoods)
The project is subject to City Council Policy No. 66 – Livable Neighborhoods. The project complies with
the applicable standards by providing a visually interesting project, side-loaded garages, front porches,
pedestrian walkways and community recreation areas. Please refer to Attachment No. 5 (Exhibit “B”) for
a detailed analysis of compliance with City Council Policy No. 66.
D. Subdivision Ordinance
The Land Development Engineering Division has reviewed the proposed Tentative Tract 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 Major Subdivisions. The subdivision is considered major because
it involves the division of land into five or more condominiums (eight condominiums proposed). The
project has been conditioned to install all infrastructure-related improvements and the necessary
easements for these improvements concurrent with the development.
CT 2017-0002/PUD 2017-0001 (DEV2017-0021) – TYLER STREET RESIDENCES
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Page 6
E. Inclusionary Housing Ordinance
The city’s Housing Policy Team has reviewed the project and recommended that the developer purchase
one (1) affordable housing credit in lieu of providing an affordable unit on-site. The developer has shown
that constructing one affordable housing unit on-site would not be financially feasible since it would
require the market rate units to be offered for sale well above the prevailing market prices. In addition,
the eight-unit project is the minimum number of units required for the R-30 Residential designated site
and the project has already maximized the space in which to build the eight units. The affordable housing
credit is available for purchase from the Tavarua Affordable Housing Project. As required by CMC Chapter
21.85, the project has been accordingly-conditioned to require the approval of an Affordable Housing
Agreement prior to recordation of the final map.
F. 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 28.3 sq. ft. Yes
Library 15.1 sq. ft. Yes
Waste Water Treatment 8 EDU Yes
Parks 0.06 acre Yes
Drainage .83 CFS Yes
Circulation 64 ADT Yes
Fire Station No. 1 Yes
Open Space N/A N/A
Schools Carlsbad (E=.72/M=.32/HS = .39) Yes
Sewer Collection System 8 EDU/1,760 GPD Yes
Water 2,000 GPD Yes
The project proposes eight dwelling units whereas the unit yield at the GMCP of the property is nine
dwelling units. The proposed eight-unit project is one unit below the GMCP unit yield for this R-30
Residential designated property. Consistent with the General Plan and Policy No. 43, one dwelling unit
will be deposited into the City’s Excess Dwelling Unit Bank.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found do not have a significant impact on the environment, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant to
Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines.
The project is consistent with the General Plan as well as with the Zoning Ordinance. The project site is
within the city limits, is less than 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. The site can be
adequately served by all required utilities and public services. In making this determination, the City
Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply
to this project. A Notice of Exemption will be filed by the City Planner upon final project approval.
CT 2017-0002/PUD 2017-0001 (DEV2017-0021) – TYLER STREET RESIDENCES
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The eight-unit condominium project is not subject to Climate Action Plan measures because the project is
below the 70-unit multi-family housing screening threshold listed in the city’s Climate Action Plan (Section
5.3).
ATTACHMENTS:
1. Planning Commission Resolution No. 7256
2. Location Map
3. Disclosure Statement
4. Exhibit “A” – Planned Development Tables C & E
5. Exhibit “B” – City Council Policy No. 66 Compliance Table
6. Neighborhood Letters of Support
7. Reduced Exhibits
8. Full Size Exhibits “A” – “N” dated August 2, 2017
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CT 2017-0002 / PUD 2017-0021 (DEV 2017-0021)
Tyler Street Residences
SITE MAP
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LCAMREALLA COST A AVCARLSBADBLCARLSBADVILLAGEDRELCAMINOREAL MELR
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RAVIARAPY
RAN CHO S A NTAFERDCOLL
EGEBLSITE
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profitrrrust ~& Non Profitrrrust ________ _
Title ___________ _ Title ___________ _
Address Address ----------------------
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (1 2)
months?
D Yes lvl No If yes, please indicate person(s): __________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
I I)/ ,efJ_ </'J"?/r.f-~ dJ
dvl?~ 'F/:f2-ti1141-f~Wl. 'tt.~ ~ '£;;~?-I
Signature of owner/date " ~ifi~ i•t~ I-LC" Signare of applicant/da~~~e-ul"'ti!c·•
Tyler Street Development, LLC Tyler Street Development, LLC
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Stan Weiter, Howes Weiler & Associates
Print or type name of owner/applicant's agent
P-1(A) Page 2 of2 Revised 07/10
ATTACHMENT TO DISCLOSURE STATEMENT P-l(A):
SECTION 1: APPLICANT: Applicant is Tyler Street Development, LLC. The owners/members of
Tyler Street Development, LLC are:
Nuast Corporation: Nuast owns a 50% membership interest in Tyler Street Development, LLC.
Nuast is owned 100% by Elizabeth laGrua and is its CEO/President and sole shareholder. Nuast
is the manager of Tyler Street Development and Ms. LaGrua is authorized to sign all documents
on behalf of Tyler Street Development as the CEO/President of Nuast. The address for both
Nuast Corporation and Elizabeth LaGrua is 4459 Hackett Ave, Lakewood, CA 90713.
Gio Group, Inc.: Gia owns a 50% membership interest in Tyler Street Development. Gio is
owned 100%v by Johnny Gomez and is its CEO/President and sole shareholder. The address for
both Gio Group, Inc. and Johnny Gomez is 16911 Bellflower Blvd., Suite 210, Bellflower, CA
90706.
SECTION 2: OWNER: The owner of the property is Tyler Street Development, LLC: The
owners/members of Tyler Street Development, LLC are:
Nuast Corporation: Nuast owns a 50% membership interest in Tyler Street Development, LLC.
Nuast is owned 100% by Elizabeth LaGrua and is its President and sole shareholder. Ms. LaGrua
is the manager of Tyler Street Development and is authorized to sign all documents on its
behalf as its manager. The address for Nuast Corporation and Elizabeth LaGrua is 4459 Hackett
Ave, Lakewood, CA 90713.
Gio Group, Inc.: Gio owns a 50% membership interest in Tyler Street Development. Gio is
owned 100%v by Johnny Gomez and is its President and sole shareholder. The address for Gio
Group, Inc. and Johnny Gomez is 16911 Bellflower Blvd., Suite 210, Bellflower, CA 90706.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.1 Density
Per the underlying General Plan designation. When two or more general
plan land use designations exist within a planned development, the
density may be transferred from one general plan designation to another
with a general plan amendment.
N/A
C.2 Arterial
Setbacks
All dwelling units adjacent to any arterial road shown on the Circulation
Element of the General Plan shall maintain the following minimum
setbacks from the right-of-way:
Prime Arterial 50 Feet
Major Arterial 40 Feet
Secondary Arterial 30 Feet
Carlsbad Boulevard 20 Feet
N/A
Half (50%) of the required arterial setback area located closest to the
arterial shall be fully landscaped to enhance the street scene and buffer
homes from traffic on adjacent arterials, and:
Shall contain a minimum of one 24” box tree for every 30 lineal
feet of street frontage; and
Shall be commonly owned and maintained
N/A
Project perimeter walls greater than 42 inches in height shall not be
located in the required landscaped portion of the arterial setback, except
noise attenuation walls that:
Are required by a noise study, and
Due to topography, are necessary to be placed within the required
landscaped portion of the arterial setback.
N/A
C.3
Permitted
Intrusions
into
Setbacks/
Building
Separation
Permitted intrusions into required building setbacks shall be the same as
specified in Section 21.46.120 of this code. The same intrusions specified
in Section 21.46.120 shall be permitted into required building separation.
Balconies overhang two feet into
the setbacks as allowed by CMC
Section 21.46.120.
C.4 Streets
Private
Minimum right-of-way width 56 feet
N/A
Minimum curb-to-curb width 34 feet
Minimum parkway width
(curb adjacent) 5.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from
property line)
Public
Minimum right-of-way width 60 feet
N/A
Minimum curb-to-curb width 34 feet
Minimum parkway width
(curb adjacent) 7.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from
property line)
Street
Trees
within
parkways
One-family dwellings and
twin homes on small-lots
A minimum of one street tree
(24-inch box) per lot is required
to be planted in the parkway
along all streets.
N/A
Condominium projects
Street trees shall be spaced no
further apart than 30 feet on
center within the parkway.
Street trees shown on conceptual
landscape plan and will be
approved with final landscape plan.
Project complies.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
Tree species should be selected to create a unified image for
the street, provide an effective canopy, avoid sidewalk damage
and minimize water consumption.
See above
C.5 Drive-aisles
3 or fewer
dwelling
units
Minimum 12 feet wide when the drive-aisle is not required for
emergency vehicle access, as determined by the Fire Chief. N/A If the drive-aisle is required for emergency vehicle access, it
shall be a minimum of 20 feet wide.
4 or more
dwelling
units
Minimum 20 feet wide. A 24’ wide drive aisle is provided.
Project complies.
All
projects
No parking shall be permitted within the minimum required
width of a drive-aisle.
Project does not propose any
parking within the drive aisle.
Project complies.
A minimum 24-foot vehicle back-up/maneuvering area shall be
provided in front of garages, carports or uncovered parking
spaces (this may include driveway area, drive-aisles, and
streets).
Each garage space and visitor
parking space includes a minimum
24 ft. vehicle back-up/maneuvering
area behind each space. Project
complies.
Additional width may be required for vehicle/emergency
vehicle maneuvering area.
Fire Prevention has reviewed and
approved of the proposed design.
Parkways and/or sidewalks may be required. N/A
No more than 24 dwelling units shall be located along a single-
entry drive-aisle. N/A
All drive-aisles shall be enhanced with decorative pavement.
Project drive-aisle has been
enhanced with decorative pervious
pavers. Project complies.
C.6
Number of
Visitor
Parking
Spaces
Required (1)
Projects with 10 units or fewer A .30 space per each unit Project proposes eight units. At
0.30 spaces per unit, an eight-unit
project requires 2.4 visitor parking
spaces or three spaces based on
rounding up to the nearest whole
number. Project provides three
visitor parking spaces on site.
Project complies.
Projects 11 units or more A .25 space per each unit
When calculating the required number of visitor parking spaces, if the
calculation results in a fractional parking space, the required number of
visitor parking spaces shall always be rounded up to the nearest whole
number.
C.7
Location of
Visitor
Parking
On
Private/
Public
Streets
On-street visitor parking is permitted on private/public streets,
subject to the following:
The private/public street is a minimum 34-feet wide (curb-
to-curb)
There are no restrictions that would prohibit on-street
parking where the visitor parking is proposed
The visitor parking spaces may be located:
o Along one or both sides of any private/public street(s)
located within the project boundary, and
o Along the abutting side and portion of any existing
public/private street(s) that is contiguous to the project
boundary
No on street visitor parking is
proposed.
In parking bays along public/private streets within the project
boundary, provided the parking bays are outside the minimum
required street right-of-way width.
N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
When visitor parking is provided as on-street parallel parking,
not less than 24 lineal feet per space, exclusive of
driveway/drive-aisle entrances and aprons, shall be provided
for each parking space, except where parallel parking spaces
are located immediately adjacent to driveway/drive-aisle
aprons, then 20 lineal feet may be provided.
N/A
Within the Beach Area Overlay Zone, on-street parking shall not
count toward meeting the visitor parking requirement.
N/A
On Drive-
aisles
Visitor parking must be provided in parking bays that are
located outside the required minimum drive-aisle width.
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
Overlay
Zone
One required visitor parking space may be credited
for each driveway in a project that has a depth of
40 feet or more.
N/A
If the streets within and/or adjacent to the project
allow for on-street parking on both sides of the
street, then visitor parking may be located in a
driveway, subject to the following:
All required visitor parking may be located
within driveways (located in front of a unit’s
garage), provided that all dwelling units in the
project have driveways with a depth of 20 feet
or more.
If less than 100% of the driveways in a project
have a depth of 20 feet or more, then a .25
visitor parking space will be credited for each
driveway in a project that has a depth of 20 feet
or more (calculations resulting in a fractional
parking space credit shall always be rounded
down to the nearest whole number).
N/A
All
projects
The minimum driveway depth required for visitor
parking (20 feet or 40 feet) applies to driveways for
front or side-loaded garages, and is measured from
the property line, back of sidewalk, or from the
edge of the drive-aisle, whichever is closest to the
structure.
N/A
Compact
Parking
For projects of more than 25 units, up to 25% of visitor parking
may be provided as compact spaces (8 feet by 15 feet). No
overhang is permitted into any required setback area or over
sidewalks less than 6 feet wide.
N/A
For all projects within the Beach Area Overlay Zone, up to 55%
of the visitor parking may be provided as compact spaces (8
feet by 15 feet).
N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
Distance
from unit
Visitor parking spaces must be located no more than 300 feet
as measured in a logical walking path from the entrance of the
unit it could be considered to serve.
Distance from visitor parking
spaces to the furthest unit is less
than 300 ft. Project complies.
C.8
Screening
of Parking
Areas
Open parking areas should be screened from adjacent residences and
public rights-of-way by either a view-obscuring wall, landscaped berm, or
landscaping, except parking located within a driveway.
The visitor parking spaces are
located between units and to the
rear of the units on-site and
therefore screened from adjacent
residences and the public right-of-
way. Project complies.
C.9
Community
Recreational
Space (1)
Community recreational space shall be provided for all projects of 11 or
more dwelling units, as follows:
N/A Minimum community
recreational space
required
Project is NOT within
R-23 general plan
designation
200 square feet per unit
Project IS within R-23
general plan
designation
150 square feet per unit
Projects with 11 to
25 dwelling units
Community recreational space shall be provided as
either (or both) passive or active recreation
facilities.
N/A
Projects with 26 or
more dwelling units
Community recreational space shall be provided as
both passive and active recreational facilities with a
minimum of 75% of the area allocated for active
facilities.
N/A
Projects with 50 or
more dwelling units
Community recreational space shall be provided as
both passive and active recreational facilities for a
variety of age groups (a minimum of 75% of the
area allocated for active facilities).
N/A
For projects consisting of one-family dwellings or
twin homes on small-lots, at least 25% of the
community recreation space must be provided as
pocket parks.
Pocket park lots must have a minimum width of
50 feet and be located at strategic locations
such as street intersections (especially “T-
intersections”) and where open space vistas
may be achieved.
N/A
All projects
(with 11 or more
dwelling units)
Community recreational space shall be located and
designed so as to be functional, usable, and easily
accessible from the units it is intended to serve.
N/A
Credit for indoor recreation facilities shall not
exceed 25% of the required community recreation
area.
N/A
Required community recreation areas shall not be
located in any required front yard and may not
include any streets, drive-aisles, driveways, parking
areas, storage areas, slopes of 5% or greater, or
walkways (except those walkways that are clearly
integral to the design of the recreation area).
N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
Recreation Area
Parking
In addition to required resident and visitor parking,
recreation area parking shall be provided, as
follows: 1 space for each 15 residential units, or
fraction thereof, for units located more than 1,000
feet from a community recreation area.
N/A
The location of recreation area parking shall be
subject to the same location requirements as for
visitor parking, except that required recreation
area parking shall not be located within a
driveway(s).
N/A
Examples of recreation facilities include, but are not limited to, the following:
Active
Swimming pool area
Children’s playground equipment
Spa
Courts (tennis, racquetball, volleyball, basketball)
Recreation rooms or buildings
Horseshoe pits
Pitch and putt
Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a
minimum dimension of 50 feet)
Any other facility deemed by the City Planner to satisfy the intent of providing active
recreational facilities
Passive
Benches
Barbecues
Community gardens
Grassy play areas with a slope of less than 5%
C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided.
The project is conditioned to
complete a final landscape plan.
Appropriate lighting for the eight-
unit project will be evaluated with
the final landscape plan. Project
complies.
C.11 Reserved
C.12
Recreational
Vehicle (RV)
Storage (1)
Required for projects with 100 or more units, or a master or specific plan
with 100 or more planned development units. Exception: RV storage is
not required for projects located within the R-15 or R-23 land use
designations.
N/A 20 square feet per unit, not to include area required for driveways and
approaches.
Developments located within master plans or residential specific plans
may have this requirement met by the common RV storage area provided
by the master plan or residential specific plan.
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.13 480 cubic feet of separate storage space per unit.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
Storage
Space
If all storage for each unit is located in one area, the space may be reduced
to 392 cubic feet.
Each unit provides a two-car
garage. Project complies.
Required storage space shall be separately enclosed for each unit and be
conveniently accessible to the outdoors.
Required storage space may be designed as an enlargement of a covered
parking structure provided it does not extend into the area of the required
parking stall, and does not impede the ability to utilize the parking stall (for
vehicle parking).
A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required
storage space per unit.
This requirement is in addition to closets and other indoor storage areas.
(1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
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 N/A
Multiple-family
dwellings
There shall be at least three separate building planes on all
building elevations. The minimum offset in planes shall be
18 inches and shall include, but not be limited to, building
walls, windows, and roofs.
All building elevations provide at
least three separate building planes
that include exterior walls, balconies
and roofs.
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.
All building elevations incorporate a
minimum of four complimentary
design elements including exterior
wood elements, varied window
shapes and accent materials
including stone veneer, board and
batt siding, shingle siding, wood
knee braces, and metal awnings.
Project complies.
E.3 Maximum
Coverage 60% of total project net developable acreage.
Proposed building coverage is 47%
of the net lot area (0.34 acre).
Project complies.
E.4 Maximum
Building Height
Same as required by the underlying zone, and not to exceed three stories
(1)(7) N/A. See below.
Projects
within the R-
23 or R-30
general plan
designations
(1)(7)
40 feet, if roof pitch is 3:12 or greater The project is located in the R-30
Residential general plan land use
designation and therefore allowed
up to 40’ with a minimum 3:12 roof
pitch. Project complies at a height
of 34-’9”.
35 feet, if roof pitch is less than 3:12
Building height shall not exceed three stories
E.5
Minimum
Building
Setbacks
From a
private or
public
street(2)(3)
Residential
structure 10 feet Tyler Street is a public street. The
residential structure is setback 10’
as measured from the outside edge
of the required street right-of-way
width. Balconies overhang two feet
into the setback as allowed by CMC
Section 21.46.120. No direct entry
garages are proposed from the
street. Project complies.
Direct entry
garage 20 feet
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-30 General
Plan designation (see section below
for compliance).
Residential
structure –
0 feet when projecting over the front of a
garage.
N/A. Project is less than 25 units
and located within the R-30 General
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
directly above
a garage
Plan designation (see section below
for compliance).
Garage
3 feet N/A. Project is less than 25 units
and located within the R-30 General
Plan designation (see section below
for compliance).
Garages facing directly onto a drive-aisle
shall be equipped with an automatic
garage door opener.
Projects of 25
units or less
within the R-15,
R-23 or R-30
general plan
designations
0 feet (residential structure and garage)
Residential structure and garage is
setback ≥ 0’ from the drive-aisle.
Project complies.
Garages facing directly onto a drive-aisle
shall be equipped with an automatic
garage door opener.
Each garage is equipped with an
automatic garage door opener.
Balconies/decks
(unenclosed and
uncovered)
0 feet
Project proposes balconies that
cantilever two feet over the 24’
drive aisle, but not into the required
20’. Project complies.
May cantilever over a drive-aisle, provided
the balcony/deck complies with all other
applicable requirements, such as:
Setbacks from property lines
Building separation
Fire and Engineering Department
requirements
From the perimeter property
lines of the project site (not
adjacent to a public/private
street)
The building setback from an interior side
or rear perimeter property line shall be
the same as required by the underlying
zone for an interior side or rear yard
setback.
The underlying zone for the project
is RD-M. The required interior side
yard setback for RD-M is five feet
and the project complies. The
required rear yard setback for RD-M
is 10 feet and the project complies.
E.6
Minimum
Building
Separation
10 feet The homes are separated by 12’.
Project complies.
E.7 Resident
Parking (6)
All dwelling
types
If a project is located within the R-23 or R-30 general plan
designation, resident parking shall be provided as specified
below, and may also be provided as follows:
25% of the units in the project may include a tandem
two-car garage (minimum 12 feet x 40 feet).
Calculations for this provision resulting in a fractional
unit may be rounded up to the next whole number.
The project site has an R-30
Residential general plan designation.
One unit (12.5%) provides a tandem
garage. Project complies.
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)
N/A
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
A two-car garage with a minimum
20’x20’ interior dimension is
provided for seven or the eight
dwellings. A tandem, two-car
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
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)
garage is provided for the remaining
unit (see above). Project complies.
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.
Each unit provides a two-car garage
with direct access into the unit.
Project complies.
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.
Each home provides a private
recreation area in the form of
ground level area, second level
balconies and third level balconies
which meet or exceed the 60 total
square foot requirement per unit.
The balconies are easily accessible
from the interior living area. None
of these required areas encroach
within the front yard setback, nor
include any driveways, parking
areas, storage areas, or common
walkways. Project complies.
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.
One-family
and two-
family
dwellings
Minimum
total area per
unit
Projects not within the R-
15, R-23 or R-30 general
plan designations
400 square
feet
N/A Projects within the R-15, R-
23 or R-30 general plan
designations
200 square
feet
May consist of more than one recreational space. N/A
May be provided at ground level and/or as a deck/balcony
on a second/third floor or roof. N/A
If provided at
ground level
Minimum
dimension
Not within
the R-15, R-
23 or R-30
general plan
designations
15 feet
N/A
Within the R-
15, R-23 or R-
30 general
plan
designations
10 feet
Shall not have a slope gradient greater
than 5%. N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
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
N/A
Minimum area 60 square feet
Multiple-family
dwellings
Minimum total area per unit (patio,
porch, or balcony) 60 square feet
Each home provides a private
recreation area in the form of
ground level area, second level
balconies and third level balconies
which meet or exceed the 60 total
square foot requirement per unit.
Project Complies.
Minimum dimension of patio, porch or
balcony 6 feet The minimum dimension of six feet
is provided. Project complies.
Projects of 11 or more units that are within the R-23 or R-
30 general plan designation may opt to provide an
additional 75 square feet of community recreation space
per unit (subject to the standards specified in Table C of
this Chapter), in lieu of providing the per unit private
recreational space specified above.
N/A
(1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter
21.82 of this code.
(2) See Table C in Section 21.45.060 for required setbacks from an arterial street.
(3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to
the building.
(4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of
the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-
aisle (excluding parking located in a driveway in front of a unit’s garage).
(5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be
tandem.
(6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
(7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include
protective barriers for balconies and roof decks.
ATTACHMENT 5
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 east elevation architecture of
the building facing Tyler Street
provides multiple material finishes,
varied window shapes, and
articulated building planes. In
addition, the building that has
frontage along Tyler Street has
been designed with a clearly
identifiable front door and entry
courtyard. Project complies.
2. Garages
Homes should be designed to feature the residence as the
prominent part of the structure in relation to the street. A
variety of garage configurations should be used to improve
the street scene. This may include tandem garages, side-
loaded garages, front-loaded garages, alley-loaded garages
and recessed garages.
Each dwelling will include a two-car
garage and there are three
additional parking spaces for
visitors. All garages are accessed
off of a private drive-aisle located
on the north side of the project and
oriented away from public view of
the street. Project complies.
3. Street Design
An interconnected, modified (grid) street pattern should be
incorporated into project designs when there are no
topographic or environmental constraints. Interconnected
streets provide pedestrians and automobiles many
alternative routes to follow, disperse traffic and reduce the
volume of cars on any one street in the neighborhood. Streets
should be designed to provide both vehicular and pedestrian
connectivity by minimizing the use of cul-de-sacs.
The street network should also be designed to create a
safer, more comfortable pedestrian and bicycling
environment. Local residential streets should have travel
and parking lanes, be sufficiently narrow to slow traffic,
provide adequate access for emergency and service vehicles
and emergency evacuation routes for residents and include
parkways with trees to form a pleasing canopy over the
street. Local residential streets are the public open space in
which children often play and around which neighborhoods
interact. Within this context, vehicular movement should be
additionally influenced through the use of City-accepted
designs for traffic calming measures.
The project is developing on an
existing multi-family residentially
zoned lot adjacent to an existing
public street (Tyler Street)
presently developed as part of an
existing interconnected modified
street pattern in the Carlsbad
Village area. The existing street
design in this area, where already
improved, provides curb adjacent
sidewalks as opposed to a parkway
designed street system with street
trees. For purposes of continuity,
no parkways were required.
Project complies.
4. Parkways
Street trees should be planted in the parkways along all
streets. Tree species should be selected to create a unified
image for the street, provide an effective canopy, avoid
sidewalk damage and minimize water consumption.
N/A (see Section 3 above).
However, trees are provided
between the sidewalk and the front
of the building.
5. Pedestrian Walkways
Pedestrian walkways should be located along or visible from
all streets. Walkways (sidewalks or trails) should provide
clear, comfortable and direct access to neighborhood
schools, parks/plazas and transit stops. Primary pedestrian
routes should be bordered by residential fronts, parks or
plazas. Where street connections are not feasible (at the
end of cul-de-sacs), pedestrian paths should also be
provided.
The project provides for pedestrian
circulation in the form of an
attached curb adjacent sidewalk
along its frontage with Tyler Street.
An existing sidewalk is located on
both sides of the street in this area.
Project complies.
6. Centralized Community Recreation Areas
Park or plazas, which serve as neighborhood meeting places
and as recreational activity centers should be incorporated
into all planned unit developments. As frequently as
possible, these parks/plazas should be designed for both
active and passive uses for residents of all ages and should
be centrally located within the project. Parks and plazas
should be not be sited on residual parcels, used as buffers
from surrounding developments or to separate buildings
from streets.
The project consists of eight
dwellings and is not required to
provide community recreation
areas. However, the project does
provide a community recreation
area in between the two buildings.
This area is in addition to private
porches and balconies provided for
each unit.
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5845 Avenida Encinas, Suite 134760.602.0144760.602.0388Carlsbad, CA 92008.4430Scale....................................Date.....................................Project................................0 510 20T Y L E R S T R E E T3 3 3 7 T y l e r S t r e e t , C a r l s b a d , C AT y l e r S t r e e t D e v e l o p m e n t L L C1"=10'16.02024 Jan 17Revised..............................28 June 17L a n d s c a p e C o n c e p t P l a n1 of 5WATER EFFICIENT LANDSCAPE DECLARATION:LARRY SHEEHANEXPIRATION: 30 Nov 2017CA RLA NO. 3180(760) 602.0144I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANSCONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL & WATER EFFICIENTLANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSEREGULATIONS AND THE LANDSCAPE MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTSTHOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.VICINITY MAPPROJECTSITEMAINTENANCE RESPONSIBILITY:ALL LANDSCAPED AREAS (EXCEPT PRIVATE PATIOS) WILL BECOMMONLY MAINTAINED BY A HOMEOWNER'S ASSOCATIONPROJECT NUMBERS: CT2017-0002PUD 2017-0001
5845 Avenida Encinas, Suite 134760.602.0144760.602.0388Carlsbad, CA 92008.4430Scale....................................Date.....................................Project................................0 24 8T Y L E R S T R E E T3 3 3 7 T y l e r S t r e e t C a r l s b a d , C AT y l e r S t r e e t D e v e l o p m e n t L L C1/4" = 1'16.02024 Jan 17Revised..............................28 June 17C o u r t y a r d E n l a r g e m e n t2 of 5RECLAIMED WOOD GATE (6' HT.) W/ STEEL FRAME,SELF CLOSING HINGES, AND CALL BOX6" x 6" RECYCLED TIMBER POST W/ METAL RODSBETWEEN POSTS18" HIGH FREESTANDING SEAT WALL W/ HARDTROWEL PLASTER FINISHPATIO WALL AND GATE - SEE ARCHITECTURE PLANS6' TALL RECLAIMED WOOD ACCENT WALL27" BUILT IN STAINLESS STEEL GAS GRILL W/ HARDTROWEL PLASTER FINISH & P.I.P. CONCRETECOUNTER TOP18" HIGH FREESTANDING SEAT WALL W/ HARDTROWEL PLASTER FINISH(4) CLUB CHAIRS - BY OWNERBUILT IN GAS FIRE TABLESHRUB PLANTINGACCENT TREEOVERHEAD STRING LIGHTSPROJECT NUMBERS: CT2017-0002PUD 2017-0001
5845 Avenida Encinas, Suite 134760.602.0144760.602.0388Carlsbad, CA 92008.4430Scale....................................Date.....................................Project................................0 510 20T Y L E R S T R E E T3 3 3 7 T y l e r S t r e e t , C a r l s b a d , C AT y l e r S t r e e t D e v e l o p m e n t L L C1"=10'16.02024 Jan 17Revised..............................28 June 17C o n c e p t u a l W a t e r C o n s e r v a t i o n P l a n3 of 5MAXIMUM APPLIED WATER ALLOWANCEMAWA= (Eto)(0.62)[(0.55xLA)+(0.45xSLA)]MAWA= (40.0)(0.62)[0.55x1,493)+(0)]MAWA=20,365 gallonsTYLER STREET PROJECT NUMBERS: CT2017-0002PUD 2017-0001
5845 Avenida Encinas, Suite 134760.602.0144760.602.0388Carlsbad, CA 92008.4430Scale....................................Date.....................................Project................................0 510 20T Y L E R S T R E E T3 3 3 7 T y l e r S t r e e t , C a r l s b a d , C AT y l e r S t r e e t D e v e l o p m e n t L L C1"=10'16.02024 Jan 17Revised..............................28 June 17E x i s t i n g L a n d s c a p e P l a n4 of 5
5845 Avenida Encinas, Suite 134760.602.0144760.602.0388Carlsbad, CA 92008.4430Scale....................................Date.....................................Project................................0 510 20T Y L E R S T R E E T3 3 3 7 T y l e r S t r e e t , C a r l s b a d , C AT y l e r S t r e e t D e v e l o p m e n t L L C1"=10'16.02024 Jan 17Revised..............................28 June 17R e c y c l e d W a t e r U s e5 of 5PROJECT NUMBERS: CT2017-0002PUD 2017-0001