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2014-05-21; Planning Commission; ; CT 13-06|PUD 13-11 - LA COSTA VILLAS
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: May 21, 2014 Application complete date: February 28, 2014 Project Planner: Christer Westman Project Engineer: Tecla Levy SUBJECT: CT 13-06/PUD 13-11 - LA COSTA VILLAS - Request for approval of a Tentative Tract Map and Planned Deveiopnnent Permit to develop an 8-unit multi-family residential condominium project on a 0.39 acre infill site generally located on the south side of Gibraltar Street, west of Jerez Court, and in Local Facilities Management Zone 6. 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. 7052 APPROVING a Tentative Tract Map (CT 13-06) and Planned Development Permit (PUD 13-11), based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to develop an 8-unit multi-family residential condominium project on a 0.39- acre infill site located on the south side of Gibraltar Street, west of Jerez Court. The development of the proposed condominium project requires the processing and approval of a Tentative Tract Map and Planned Development Permit. The undeveloped site has been previously rough graded and is devoid of any sensitive vegetation. Topographically, the pad rises moderately from north to south with elevations from sea level ranging from approximately 94 feet at Gibraltar Street to 104 feet at the southern end ofthe pad. The condominium units are arranged in two 4-plex buildings flanking a private driveway. The buildings are three stories (39 feet) tall with living areas located on each floor and an attached two-car garage at driveway grade for each unit. The north building has one 1,815 square foot floor plan which has four bedrooms and three and one half bathrooms. The south building has three floor plans ranging in size from 1,579 square feet to 1,798 square feet. Each unit has three bedrooms with two full bathrooms on the third floor, and one half bathroom on each of the first and second floors. Seven units have a front door facing the side property line and one, Unit 5, faces Gibraltar Street. Private storage space will be located within each two car garage. Units 1 through 7 have direct access to a private deck and two private balconies. Unit 8 has access to one private deck/terrace and one private balcony. Decks are either 61 square feet or 88 square feet in size. Balconies range in size from 25 square feet to 99 square feet. A private 24 foot wide decorative, porous pavement driveway will provide access into the project from Gibraltar Street. All of the attached 20' x 20' resident garages are accessed from the private driveway. The three required visitor parking spaces are provided offsite along Gibraltar Street in front of the project. CT 13-06/PUD 13-11 May 21, 2014 Page 2 LA COSTA VILLAS The architectural style for the project is an eclectic blend of Mediterranean elements. The building materials include stucco, stone veneers, wrought iron, wood, fabric awnings, and a decorative colored tile roof. The building colors and accent trim consists of warm brown and beige/cream tones. Table "A" below includes the General Plan designations, zoning, and current land uses ofthe project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Residential High (RH) Residential Density-Multiple (RD-M) Vacant North Residential High (RH) Residential Density-Multiple (RD-M) Multi-Family Residential South Residential High (RH) Residential Density-Multiple (RD-M) Multi-Family Residential East Residential High (RH) Residential Density-Multiple (RD-M) Vacant West Residential High (RH) Residential Density-Multiple (RD-M) Multi-Family Residential Table "B" below includes the project site's gross and net acreage, the number of dwelling units allowed by both the General Plan's Growth Management Control Point (GMCP) and the Regional Housing Needs Assessment (RHNA) Base density and the proposed projects number of dwelling units and density. TABLE B Gross Acres Net Acres DUs Allowed at RHNA Base Density DUs Proposed and Project Density 0.39 acres 0.39 acres 7.7 units* 8 units at 20.51 du/ac *The proposed 8-unit project at a density of 20.51 du/ac is within the Residential High (RH) density range of 15 - 23 du/ac yet exceeds the GMCP; however, the project is consistent with the minimum RH RHNA Base Density of 20 du/ac as required by the City's General Plan. For further information, refer to the General Plan Land Use designation discussion in the analysis Section "A" below. In order to meet the City's Inclusionary Housing requirement, the applicant will need to enter into an affordable housing agreement to purchase one housing credit within the Cassia Heights Affordable Apartment Project prior to final map approval or an alternative inclusionary housing solution will need to be authorized by the City Council prior to final map approval. Grading quantities include 1,170 cubic yards of cut, 331 cubic yards of fill, and 839 cubic yards of export. Retaining walls, ranging up to three feet in height will extend along the east and west property lines to accommodate the project. Furthermore, the project includes a maximum 42" tall retaining wall between Unit # 1 and Gibraltar Street to accommodate natural filtration for water runoff. Two 5-foot tall retaining walls are proposed adjacent to Unit # 8 at the rear of the project site in order to create a vehicular turn-around area. The Preliminary Geotechnical Investigation Update prepared for the project, (October 10, 2013, Allied Earth Technology) concludes that the proposed building pads are underlain by topsoil and slopewash to depths ranging from approximately 3 feet below existing grades that will need to be excavated. The development is considered feasible provided the recommendations contained within the Geotechnical Investigation are implemented in the design and construction. The project has been conditioned accordingly. 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 ofthe Carlsbad Municipal Code. CT 13-06/PUD 13-11 - LA COSTA VILLAS May 21, 2014 Page 3 III. ANALYSIS The project is subject to the following regulations: A. Residential High Density (RH) General Plan Land Use designation; B. Residential Density Multiple Zone (RD-M) and Planned Development regulations (Chapters 21.24, and 21.45 ofthe Carlsbad Municipal Code); C. City Council Policy No. 66 (Principals for the Development of Livable Neighborhoods); D. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); E. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance); and F. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 6 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan Residential High Density (RH) Land Use Designation The General Plan Land Use designation for the property is Residential-High (RH). The RH designation allows forthe development of two-family and multiple-family residential units within a density range of 15 - 23 dwelling units per acre with a Growth Management Control Point (GMCP) of 19 dwelling units per acre. The project site has a net developable acreage of 0.39 acres. At the GMCP, 7.41 dwelling units (7 when rounded down) would be permitted on this 0.39 net developable acre property. Although the project exceeds the GMCP for the RH General Plan Land Use designation by the fractional unit allocation of 0.59 dwelling units, the General Plan Land Use Element allows the City to approve residential development at a density that exceeds the GMCP for the applicable density range provided that the proposed residential development complies with certain findings as discussed below. The project's proposed density of 20.51 du/ac (8 dwelling units) is within the RH density range of 15 - 23 du/ac, but is slightly above the RH GMCP of 19 du/ac. However the project is consistent with the minimum RH RHNA Base Density of 20 du/ac as required by the Land Use and Housing Elements ofthe City's General Plan. At the RH RHNA Base Density of 20 du/ac, the project could achieve 7.7 dwelling units (.39 X 20 du/ac = 7.7) and the ability to round up permitting the proposed 8 units. Furthermore, as discussed above and within Table B, the project's proposed density of 20.51 du/ac is consistent with the RH RHNA Base density of 20 du/ac used for the purpose of achieving compliance with Government Code Section 65863. This state law restricts a City from approving a project at a density below that used by the City and approved by the State to meet a City's RHNA unless specific findings are made. For the RH designation, the density specified was 20 du/ac as discussed in the current Housing Element. To exceed the GMCP, the project must be consistent with the following required General Plan findings: 1) that the project will provide sufficient additional public facilities for the density in excess of the control point to ensure that the adequacy of the City's public facilities plans will not be adversely impacted; 2) that there have been sufficient developments approved in the quadrant at densities below the control point so that the approval will not result in exceeding the quadrant limit; and, 3) all necessary public facilities required by the City's Growth Management Program will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development CT 13-06/PUD 13-11 - LA COSTA VILLAS May 21, 2014 Page 4 and in compliance with the adopted City standards. The proposed project is consistent with the above required findings in that there have been sufficient developments in the southeast quadrant that have developed at densities below the GMCP such that the allocation of 0.59 DUs would not result in exceeding the quadrant limit, the project is conditioned to pay the appropriate fees to comply with City's Growth Management Program, and the City's public facilities plans will not be adversely impacted as the allocation of 0.59 units has already been analyzed and anticipated within the southeast quadrant. Because the project density exceeds the GMCP, it is subject to City Council Policy No. 43 regarding the Excess Dwelling Unit Bank. The project proposes a withdrawal of 0.59 excess dwelling units from the bank to comply with the RHNA Base density. The policy recognizes bank allocations are necessary for projects that must meet minimum densities used to determine compliance with housing element law. Nevertheless, a request for an allocation requires findings to be made. In approving a request for an allocation of excess dwelling units, the following three findings must be made: 1) That the project location and density are compatible with existing adjacent residential neighborhoods and/or nearby existing or planned uses; 2) That the project location and density are in accordance with the applicable provisions of the General Plan and any other applicable planning document; and 3) That the project complies with the findings stated in the General Plan Land Use Element for projects that exceed the GMCP for the applicable density range. The proposed project is consistent with the above required findings for the allocation of excess dwelling units in that: 1) the project is located within a multi-family residential neighborhood which has a Residential High (RH) General Plan Land Use designation and R-D-M zone that consists predominantly of attached condominiums and apartment buildings that are approved at a similar density (15 - 23 du/ac) as the density of the proposed project (20.51 du/ac), and therefore the project is compatible with existing adjacent residential properties in the neighborhood, 2) that the project's location and density described above are in accordance with the applicable provisions of the General Plan for the RH Land Use designation, and 3) that the project complies with the findings stated in the General Plan Land Use Element for projects that exceed the growth management control point (19 du/ac) for the RH Land Use designation as discussed above. 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 COMPLIANCE Land Use Site is designated for Residential High density, (RH -15-23 du/ac) with a RHNA Base of 20 du/ac; 7.7 dwellings units (8 when rounded up) could be constructed on the site at the RHNA Base density (0.39 acres x 20 du/ac). The 8 unit residential project has a density of 20.51 dwelling units per acre which is within the RH density range of 15 - 23 du/ac and consistent with the RHNA Base density of 20 du/ac. Yes CT 13-06/PUD 13-11 - LA COSTA VILLAS May 21, 2014 Page 5 TABLE C - GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Housing Provision of affordable housing. The project is conditioned to enter into an affordable housing agreement to purchase one (1) housing credits within the Cassia Heights Affordable Apartment Project prior to final map approval. Yes Public Safety Reduce fire hazards to an acceptable level. The project meets the fire code. The project is required to provide an automatic sprinkler system within each dwelling unit and is located within a five minute response time of Fire Station No. 6. Yes Open Space & Conservation Minimize the environmental impacts to sensitive resources within the City. The project will not have any environmental impacts to the previously graded site. Yes Utilize Best Management Practices for control of storm water and to protect water quality. The project is conditioned to conform to all NPDES requirements and has been designed to include Low Impact Design (LID) elements. Yes Noise Comply with the residential exterior noise standard of 60 dB(A) CNEL in private recreation areas and interior noise standard of 45 dB(A) CNEL The proposed project is not located adjacent to any noise source and complies with the exterior 60 dB(A) CNEL noise standard and the interior 45dB(A) CNEL noise standard for residential uses. Yes Circulation Construct roadway improvements needed to serve proposed development. All public facilities including curb, gutter and sidewalk exist along the property frontage (Gibraltar Street). Yes B. Residential Density-Multiple Zone (RD-M)/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 Zone (CMC Chapter 21.24) and the Planned Development Regulations (CMC Chapter 21.45). The RD-M zone allows for the development of multi-family residential housing and the Planned Development (PD) Ordinance allows for the development of a condominium ownership project in the RD-M zone. The PD Ordinance provides most of the development standards with the exception of those standards included in Table D below for an 8-unit residential airspace condominium project. The project complies with all applicable development standards of the PD Ordinance. Refer to Attachment No. 4 CT 13-06/PUD 13-11 - LA COSTA VILLAS May 21, 2014 Page 6 (Exhibit "A") for an analysis of the project compliance with Tables C & E of the Planned Development Ordinance. The proposed project, which consists of 2, three-story structures with attached garages, a maximum building height of 39 feet with a roof pitch of 4:12, is compatible with the existing surrounding and proposed multi-family condominium and apartment projects. All public facilities including curb, gutter and sidewalk have been constructed along the property frontage. The building elevations have been designed to include elements currently found in the neighborhood in order to blend into the surrounding development. TABLE D - RD-M ZONE COMPLIANCE RD-M Standards Required Provided Setbacks Interior Side Yard: 5 feet Rear: 10 feet minimum Interior Side Yard: 5 feet Rear: 10 feet Minimum Lot Area 10,000 square feet .39 acre (16,S88 square feet) C. City Council Policy No. 66 (Livable Neighborhoods) The project complies with City Council Policy No. 66 (Livable Neighborhoods). Refer to Attachment No. 5 (Exhibit "B") for an analysis of project compliance with City Council Policy No. 66, Livable Neighborhoods. D. Subdivision Ordinance The project includes eight (8) residential air-space condominium units and is therefore subject to the regulations of Chapter 20.16 of the Subdivision Ordinance. These subdivision regulations require the project to include required street dedications and improvements (streets, sewer, water, and drainage) to serve the proposed subdivision. The Land Development Engineering Division has reviewed the proposed Tentative Map and has concluded that the subdivision, as conditioned, complies with all the applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. Gibraltar Street is a publicly dedicated roadway and no additional improvements or dedication of streets is required. All infrastructure improvements, including street frontage, drainage, sewer, and water facilities exist. General utility and access easements will be dedicated to allow for the construction of project drainage, sewer, and water facilities on the final map. No standards variances are needed to approve the project. Given the above, the proposed subdivision would provide all necessary facilities and improvements without producing land conflicts; therefore, the project is consistent with the Subdivision Ordinance. E. Inclusionary Housing Ordinance The proposed project involves the creation of eight residential units through a subdivision and, therefore, must provide affordable housing to lower-income households as specified in the Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential development of seven or more units, not less than fifteen percent of the total units approved shall be constructed and restricted both as to occupancy and affordability to lower-income households. This 8 unit project is therefore responsible for providing one inclusionary unit. Whenever reasonably possible, inclusionary units should be built on the residential development project site. However, based on the project's small size, the Housing Policy Team is recommending support ofthe applicant entering into an affordable housing agreement prior to final map approval to purchase one housing credit within the Cassia Heights CT 13-06/PUD 13-11 - LA COSTA VILLAS May 21, 2014 Page 7 Affordable Apartment Project or an alternative solution will need to be authorized to satisfy their inclusionary housing obligations prior to final map approval. Therefore, the applicant has been conditioned to satisfy the inclusionary housing requirement for lower-income households by entering into an Affordable Housing Agreement to purchase one (1) credit of affordable housing in the Cassia Heights Affordable Apartment Project prior to final map approval or an alternative solution will need to be authorized, subject to City Council approval. By entering into the agreement prior to final map approval the La Costa Villas residential condominium development is providing its fair share of housing affordable to lower income households and, therefore, is consistent with the Inclusionary Housing Ordinance. F. Growth Management The proposed project is located within Local Facilities Management Zone 6 in the southeast 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 E below. TABLE E - GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 27.81 sq.ft. Yes Library 14.83 sq. ft. Yes Waste Water Treatment 8 EDU Yes Parks .060 acre Yes Drainage 2 CFS Yes Circulation 64 ADT Yes Fire Station No. 6 Yes Open Space 0 acres N/A Schools Encinitas/San Dieguito (E=1.09/M=1.1/HS = 1.1) Yes Sewer Collection System 8 EDUs Yes Water 2,000 GPD Yes The project proposes 8 dwelling units whereas the maximum unit yield at the GMCP of the property is 7.41 (7 units when rounded down) dwelling units. The proposed 8-unit project is 0.59 units above the Growth Management Control Point density for this RH designated property. Consistent with the General Plan and Policy No. 43, 0.59 DUs will be withdrawn from the City's excess dwelling unit bank. IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. CT 13-06/PUD 13-11 - LA COSTA VILLAS May 21, 2014 Page 8 ATTACHMENTS: 1. Planning Commission Resolution No. 7052 2. Location Map 3. Disclosure Statement 4. Exhibit "A" - Planned Development Tables C & E 5. Exhibit "B" - City Council Policy No. 66 6. Reduced Exhibits 7. Full Size Exhibits "A - J" dated May 21, 2014 NOT TO SCALE SITE MAP La Costa Villas CT 13-06/PUD 13-11 ^ DISCLOSURE Development Services <r STATEMENT Planning Division "5?^ C 1 T Y O F p «• / • * 1635 Faraday Avenue PAP I ^RAn (760)602 4610 V-/ArV L_ JUAM-/ www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this infonnation is completed. Please print. Note: Person is defined as "Any individual, firm, copartnership, joint venture, association, sociai clubi fraternal organization, corporation, estate, bust receh/er, syndicate, in this and any other county, city and county, city municipality, district or other politicai subdivision or any other group or combination acting as a unit' Agents may sign this document however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person M>^-XTO M0(^X/?2yf»/i Corp/Part Title p aJLTyit^JL.y pJusilt^^ Title ^ nWlC Address H^fl^ i^K^ IQIS tAA^r^f Address_ ' 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person M tg H r)fJ^^^^JC>fx,^^Llr. Corp/Part Title X^^^x, ^^-r^2^^x Title S^. ..u^.. Address |^ ^ y L^/^^ p Address. p-1 (A) Pagel Of2 Revised07/10 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 Profit/T rust Non Profit/Trust Title Title Address Address 4. Have you had more than $500 worth of business transacted with any member of City staff. Boards. Commissions, Committees and/or Council within the past twelve (12) months? O Yes [^No If yes. please indicate person(s):_ NOTE: Attach additional sheets if necessary. I certify that aii-the above infonnation is true and correct to the best of my knowledge. Signature of owner/date Signature of applicant/date Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent p-1 (A) Page 2 of 2 Revised 04/09 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.I 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 No Arterial Roadway C.2 Arterial Setbacks 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 No Arterial Roadway C.2 Arterial Setbacks 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 Arterial Roadway 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. Maximum 2 feet for stairwells that do not increase habitable interior floor area C.4 Streets Private Minimum right-of-way width 56 feet N/A C.4 Streets Private Minimum curb-to-curb width 34 feet N/A C.4 Streets Private Minimum parkway width (curb adjacent) 5.5 feet, including curb N/A C.4 Streets Private Minimum sidewalk width 5 feet (setback 6 inches from property line) N/A C.4 Streets Public Minimum right-of-way width 60 feet N/A C.4 Streets Public Minimum curb-to-curb width 34 feet N/A C.4 Streets Public Minimum parkway width (curb adjacent) 7.5 feet, including curb N/A C.4 Streets Public Minimum sidewalk width 5 feet (setback 6 inches from property line) N/A C.4 Streets 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 C.4 Streets Street Trees within parkways Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. N/A C.4 Streets Street Trees within parkways 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 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 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 3 or fewer dwelling units If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. N/A 4 or more dwelling units Minimum 20 feet wide. 20 feet open to sky provided No parking shall be permitted within the minimum required width of a drive-aisle. None Proposed C.5 Drive- aisles 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). Provided All projects Additional width may be required for vehicle/emergency vehicle maneuvering area. 20 feet open to sky provided Parkways and/or sidewalks may be required. None Required No more than 24 dwelling units shall be located along a single-entry drive-aisle. 8 units proposed All drive-aisles shall be enhanced with decorative pavement. Provided with porous pavers Number of Projects with 10 units or fewer A .30 space per each unit. Visitor Projects 11 units or more A .25 space per each unit. C.6 Parking Spaces Required (1) 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. 3 required and provided on-street. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT On Private/ 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 oarkina where the visitor oarkina is orooosed • The visitor parking spaces may be located: 0 Along one or both sides of any private/public street(s) located within the project boundary, and 0 Alona the abuttina side and oortion of anv existina Dublic/private street(s) that is contiauous to the oroiect boundary 3 provided on-street Public Streets 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. None proposed 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. 24 feet provided 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. None proposed Outside the 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 07 Location of Visitor Beach Area Overlay Zone 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 Parking 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 Ona Driveway Within the Beach Area 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). 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. None proposed Compact Parking 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 REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 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. Max distance 150 feet 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 benn, or landscaping, except parking located within a driveway. No "Parking Area" is proposed. Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: Minimum community recreational space required Projects with 11 to 25 dwelling units Projects with 26 or more dwelling units Projects with 50 or more dwelling units 0.9 Community Recreational Space All projects (with 11 or more dwelling units) Recreation Area Parking Project is NOT within RH general plan designation Project IS within RH general plan designation 200 square feet per unit N/A 150 square feet per unit Community recreational space shall be provided as either (or both) passive or active recreation facilities. N/A 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 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 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 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. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5%. C.IO Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Onsite lighting proposed. C.11 Reserved C.12 Recreational Vehicle (RV) Storage Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the RMH or RH land use designations. N/A C.12 Recreational Vehicle (RV) Storage 20 square feet per unit, not to include area required for driveways and approaches. N/A C.12 Recreational Vehicle (RV) Storage 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. N/A C.12 Recreational Vehicle (RV) Storage RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A C.12 Recreational Vehicle (RV) Storage 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. 392 Required C.13 Storage Space If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. 392 Required C.13 Storage Space Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. Proposed with two-car garage C.13 Storage Space Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area ofthe required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). Proposed with two-car garage C.13 Storage Space A garage (12'x20' one-car, 20'x20' two-car, or larger) satisfies the required storage space per unit. Proposed with two-car garage C.13 Storage Space This requirement is in addition to closets and other indoor storage areas. Proposed with two-car garage (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.l Livable Neighborhood Policy Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART One-family and two-family dwellings E.2 Architectural Requirements Multiple-family dwellings Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines N/A 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. Three or more are proposed. 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. The proposed design includes: Staggered roof gables Decorative window and door frames Exposed rafter tails Varied window shapes Stone and wrought iron Window corbels E.3 Maximum Coverage 60% of total project net developable acreage. 38.5% Same as required by the underlying zone, and not to exceed three stories RH exception. See Below E.4 Maximum Building Height Projects within the RH general plan designation mn 40 feet, if roof pitch is 3:12 or greater 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories The project has a 4:12 roof pitch and the building height is 39 feet. From a private or public street<2)(3) Residential structure Direct entry garage Residential structure (except as specified below) Residential structure - directly above a garage Garage E.5 Minimum Building Setbacks From a drive-aisle*^* Projects of 25 units or less within the RMH and RH general plan designations Balconies/decks (unenclosed and uncovered) From the perimeter property lines of the project site (not adjacent to a public/private street) 10 feet 20 feet A 10 FT setback from Gibraltar Street is proposed and there are no direct entry garages. 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) N/A 0 feet when projecting over the front of a garage. Residential is proposed over the garage. 3 feet Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. RH exception. See Below. 0 feet (residential structure and garage) 0-2 feet proposed Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Automatic garage door openers conditioned to be provided. Ofeet 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 Third floor cantilever encroaches into the gross drive aisle width. However, the minimum 20 foot drive aisle width is provided. 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. 5 foot side yard required 5-17 feet provided 10 foot rear yard required 38-48 feet provided PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.6 Minimum Building Separation 10 feet 20 FT proposed All dwelling types One-family and two- family dwellings E.7 Resident Parking Multiple- family dwellings If a project is located within the RH 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. All units are proposed with an attached two-car garage. 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 N/A Studio and one- bedroom units Units with two or more bedrooms 1.5 spaces per unit, 1 of which must be covered 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. N/A 2 spaces per unit, provided as either: a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or 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 All units are proposed with an attached two-car garage. 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 ofthe units it could be considered to serve. All units are proposed with an attached two-car garage. PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT One-family, two-family, and multiple- family dwellings E.S Private Recreational Space One-family and two- family dwellings 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. 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. All units are proposed with one or more balconies and/or terrace/deck directly accessible from the unit. Minimum total area per unit Projects not within the RMH or RH general plan designations Projects within the RMH or RH general plan designations 400 square feet N/A 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 If provided above ground level as a deck/ balcony or roof deck Minimum dimension Not within the RMH or RH general plan designations Within the RMH or RH general plan designations 15 feet N/A 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 Minimum dimension Minimum area Minimum total area per unit (patio, porch, or balcony) Minimum dimension of patio, porch or balcony 6 feet N/A 60 square feet 60 square feet Terraces/Decks are from 61 square feet to 88 square feet in size. Balconies range in size from 36 square feet to 99 square feet. 6 feet Each terrace/deck has, at a minimum, dimensions of 6'X10'. Projects of 11 or more units that are within the RH 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) (2) (3) (1) (5) (6) (7) If a project is located within the Beach Area Overtay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. See Table C in Section 21.45.060 for required setbacks from an arterial street. Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building. 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). Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS Principle Compliance Comments Building Facades. Front Entries. Porches Facades create interest and character and sliould 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 street facing building elevations have a variety of materials that create interest which include stucco, stone veneer, wrought iron, wood rafter tails, and window corbels. One of two street adjacent units have an entry door facing the street and both have multiple balconies. Garages Homes should be designed to feature the residence as the prominent part ofthe 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. None of the units have a garage which faces the street. 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 altemative 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 does not include streets. There is a single private driveway accessed from Gibraltar Street. Parkways Sfreet frees should be planted in the parkways along all sfreets. 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 parkway along Gibraltar Sfreet will be landscaped and include frees. Pedesfrian Walkways Pedesfrian walkways should be located along or visible from all sfreets. Walkways (sidewalks or frails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and fransit stops. Primary pedesfrian routes should be bordered by residential fronts, parks or plazas. Where sfreet connections are not feasible (at the end of cul- de-sacs), pedesfrian paths should also be provided. Sidewalks are provided along the side yards for access to individual units. 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 cenfrally 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 sfreets. The site is too small in scope to include a park or plaza. No community recreation is required for Planned Developments that have 10 or fewer units. J •a in Lt'L H 1 m 1 LA COSTA VILLAS LOT401 GIBRALTAR STREET, CARLSBAD, CA 92009 SCSESS! PROJECT TEAM ZONING ANALYSIS BUILDING ANALYSIS SHEET INDEX PROJECT OWNER: PROJECT LOCATION: PROJECT DESIGNER: STRUCTURAi. ENGINEER: MBM DEVELOPMENT LLC liOe LAKE DRIVE CASDIFF. CA 92007 MAJID MORTAIAVI MBM DEVElOPMErJI, LLC I SOB lAXE DRIVE CAHDIf F. CA 9200/ 858-403-1763 LOT^tOI GIBRALTAR STREET CARLSBAD, CA 9200» CCH DESIGN GROUP, INC 323I2SHALLOT Cl. WINCHESTER, CA 92596 760-64*Ja33 MECHANICAL ENGINEER: ELECTRICAL ENGINEER: CIVIL ENGINEER: SOILS ENGINEER: LANDSCAPE ARCHrECT: PHOME NAME STREET PHONE NAME .STREET cry PHONE ACE CIVIL ENGINEERING 7648 EL CAMINO REAL * 104-463 CARLSBAD, CA 92009 461-240-3423 ALLIED EARTH TECHNOLOG* 79ISSK.VERTON AVE. SUITE 317 SAN DIEGO, CA 92126 RICHARD M. GARCIA LANDSCAPE ARCHfTECT 19ia KEMPER AVE GENERAL PLAN: DENSnV: ZONING: FRONT SETBACK SIDE SETBACK REAR SETBACK HEIGHT LIMIT ASSESSORS PARCEL Nt MAP REFERENCE No.: LOT No.: LOT SIZE: EXISTING USE: LOT COVERAGE: PROPOSED LOT COVERAGE: BUILDING FLOOR AREA: CONSTRUCTION TYF>e: FULLY SPRINKLED: GROUP/OCCUPANCY: RESIDENTIAL HIGH DENSITY |RH) RHNA BASE • 20 UNITS PER ACRE RD-M RESIDENTIAL DENSITY-MULTPLE ZONE 20/15/10 FEET 5 FEET (ONE SIDE YARD MAY BE 0 FEET) 10 FEET 40 FEET 2ie-30(KM-D0 LOT 401 - MAP 6600 Ifi,790 SF (0.38545 ACRE) NORTH BUILDING - (UNITS 1-4) 4 BEDROOM 3.S BATHS SOUTH BUILDING; - (UNrS 5-B| 3 BEDROOM 3.5 BATHS. 401 0.3S54S AC VACANT LOT 60% 6.471 M6790-3B,5% RESIDENTIAL: 13,57B SF GARAGE: 4.044 SF VJ^-R RECREATION SPACE: STORGAE SPACE.: UTILITIES PROVIDING SERVICE; FIRE DEPAHTMENTE: N NOTES: YES R-3 AND U USES WILDLIFE & VEGETATION NOTE: PLANINING PERMT: PROJECT DATA: EACH UNIT IS PROVdED WITH A MINIMUM OF 250 CF. OF STORAGE WATER; - CfTY Of CARLSBAD WATER DISTRICT, SEWER; - LEUCADIA WASTEWATER DISTRICT FIRE SPRINKLERS ARE REQUIRED AND SHALL MEET NFPA 13 STANDARD THIS PROJECT IS A DEVELOPMENT OF AN EXISTING GRADED LOT. PER lA COSTA SOUTH UNTT 5. A CONSTRIANTS MAP IS MOT INQUIRED THIS IS APREVIOUSLY GRADED SITE, NO TREES, VEGETATION OR WILDLIFE HABTTAT OF ANY KIND EXIST ON THE DEVELOPED AREA OF THE F^OPOSED SfTE. 1- PLANNED DEVELOPMENT PERMTT (MULTI FAMILV UNITS) 2- TENTATIVE TRACT MAP 3- SrrE DEVELOPMENT PLAN (IF AFFORDABLE HOUSING IS PROVIDED ON SITE). ARCHITECTURAL DRAWINGS: AO.OO TITLE/DATA SHEET A1.00 SITE PLAN A1.01 CONCEPTUAL SECTIONS A1.02 CONCEPTUAL SECTIONS A2.00 NORTH BUILDING FLOOR PLAN-CONCEPTUAL A2.01 NORTH BUILDING ELEVATIONS - CONCEPTUAL A3.00 SOUTH BUILDING FLOOR PLANS-CONCEPTUAL A3.01 SOUTH BUILOING ELEVATIONS- ( L-1 LANDSCAPC PLANS - CONCEPTUAL L-2 LANDSCAf^ PLANS - CONCEPTUAL LA COSTA VILLAS TITLE/DATA SHEET UNIT/FLR. 1st FLR. 2n(l FLR. 3rd FUR. TOTAL GROSS GROSS /BUILDING UNIT/FLR. Isl FLR. 2n<l FLR. 3rd FLR. TOTAL GROSS /UNIT GROSS /BUILOING NORTH BUILDING „„, CONDinON SPACE 354 641 1.815 2.296 9.148 SOUTH BUILDING UNITS CONDmON SPACE 227 609 743 I.S79 2,109 8,414 NORTH BUILDING „„, CONDinON SPACE 354 641 1.815 2.296 9.148 SOUTH BUILDING UNITS GARAGE 530 0 0 530 2,109 8,414 NORTH BUILDING „„, GARAGE 4BI 0 0 481 2.296 9.148 SOUTH BUILDING UNITS DECK 0 61 41 2,109 8,414 NORTH BUILDING „„, DECK 0 88 0 B8 2.296 9.148 SOUTH BUILDING UNITS 0 99 34 135 2,109 8,414 NORTH BUILDING „„, BALCONY 0 29 25 54 2.296 9.148 SOUTH BUILDING UNITS 0 99 34 135 2,109 8,414 NORTH BUILDING UNr2 CONDIriOfl SPACE 35. 44] BOD 1.815 ?,?96 9.148 SOUTH BUILDING UNIT ft CONDIUON SPACE 227 609 743 1,579 2,109 8,414 NORTH BUILDING UNr2 CONDIriOfl SPACE 35. 44] BOD 1.815 ?,?96 9.148 SOUTH BUILDING UNIT ft GARAGE 530 0 0 5301 2,109 8,414 NORTH BUILDING UNr2 GARAGE 4BI ° 0 481 ?,?96 9.148 SOUTH BUILDING UNIT ft DECK 0 61 (J 41 2,109 8,414 NORTH BUILDING UNr2 DECK C 33 0 es ?,?96 9.148 SOUTH BUILDING UNIT ft BALCONY 0 99 " 72 2,109 8,414 NORTH BUILDING UNr2 BALCONY 0 29 25 54 ?,?96 9.148 SOUTH BUILDING UNIT ft BALCONY 0 99 " 72 2,109 8,414 NORTH BUILDING „«3 CONDcnON SPACE 354 441 800 1.815 2.294 9.148 SOUTH BUILDING UNIT 7 CONDmON SPACE 227 609 743 1.579 2,109 8,414 NORTH BUILDING „«3 CONDcnON SPACE 354 441 800 1.815 2.294 9.148 SOUTH BUILDING UNIT 7 GARAGE 530 0 0 530 2,109 8,414 NORTH BUILDING „«3 GARAGE 481 0 0 481 2.294 9.148 SOUTH BUILDING UNIT 7 DfCK 0 61 0 61 2,109 8,414 NORTH BUILDING „«3 DECK 88 0 68 2.294 9.148 SOUTH BUILDING UNIT 7 BALCONY " 99 34 ••2 2,109 8,414 NORTH BUILDING „«3 BALCONY D 29 25 54 2.294 9.148 SOUTH BUILDING UNIT 7 BALCONY " 99 34 ••2 2,109 8,414 NORTH BUILDING UNIT* CON Dmo N SPACE 354 4ft) BOO I.61S 2.294 9.148 SOUTH BUILDING UNIT 8 CONDTTION SPACF 309 653 B34 1,798 ?.?87 8,414 NORTH BUILDING UNIT* CON Dmo N SPACE 354 4ft) BOO I.61S 2.294 9.148 SOUTH BUILDING UNIT 8 GARAGE 489 0 0 4B9 ?.?87 8,414 NORTH BUILDING UNIT* GARAGE 48-0 0 481 2.294 9.148 SOUTH BUILDING UNIT 8 DECK 0 61 0 61 ?.?87 8,414 NORTH BUILDING UNIT* DfcCK 0 as 88 2.294 9.148 SOUTH BUILDING UNIT 8 BALCONY • 0 34 34 ?.?87 8,414 NORTH BUILDING UNIT* BALCONY 0 29 2.S 54 2.294 9.148 SOUTH BUILDING UNIT 8 BALCONY • 0 34 34 ?.?87 8,414 VICINITY MAP AO.OO TENTATIVE MAP CT 13-06 / PUD 13-11 150" UNE OF SIGHT FOR THE NORTH BOUND TTTIAFFIC ON GIBRALTA STREET UNE OF SIGHT PLAN SCALE: 1"-30'-0- SYMBOL LEGEND WATtR IRRICAnON: WASTEWATER: FIRE PROTECnOH: CARLSBAO MUNIOPAL WATER DISTRia AVG. 2000 GPD WATER DEr<WNO PEAK 63 GPD LEUCADIA WASTEWATER DISTRia AVGL 8 EDU'S (SEE AVAILABILTY LETTER DATED 12/26/2013 CARLSBAD FIRE DEPWTMEm" FIRE aOW DEMAND - 3000 GPM EACH UNH WILL HAVE RRE SPRINKLERS ON EACH LEVEL A SINGLE-STATION SMOKE DETEaOR ON EACH LEVEL AND IN SLEEPING ROOMS. ALL REFUGE WILL BE PICKED UP AT OJRBSIDE ELEMENTRY SCHOOL DIST^ ENONHAS UNION SCHOOL HIGH SCHOOL DIST.: SAN DIEGUITO UNION HIGH SCHOOL TELEPHONE: PAQFIC DBJ. STORM WATER: PRIVATE SAN OIEGO GAS L ELECTRIC: CANNOT BE PLOTTED ACCURATIY FROM SAID INSTERMEIfT. EASEMENT PER DOC 74-281428, SIX FEET OR MORE 1 WIDTH BONG THREE FEET MEASURED AT RIGHT ANGLES, ON EACH AND EVERY ELECTRIC AND GAS UTILITY FAOLITY INSTALLED WITHIN THE PROPERTY ON OR BEFORE DEC. 26,1975 +/- (FROM EXIST UnUTIES SHOWN ONSTTE NO EASEMENTS WOULD AFFECT THIS PARCEL AVERAGE DAILY TRAFRC: 64 AUTOMAnC RRE SPRINKLER SYSTEM! - AN AUTOMATIC FIRE SPRINKLER SYSTEM SHAa BE INSTALLED AS PER N.F.PA 13 OR 130, WHICHEVER IS APPUCABLE THE MOST CURRHNTEDITION SHALL BE USED AND THE OTY OF CARLSBAO POUaES. DETAILD SPRINKLER PLANS SALL BE SUBMFTTED TO THE FIRE PREVENTION BUREAU FOR APPROVAL PRIOR TO PERMIT ISSUANCE. PK(JM1HARY EARTH OUAHTinES CUT: 1170CY RLL: 331 CV REMEDIAL R&R: 65 CY EXPORT: 639 CY lA COSTA VILU\S SITE PLAN Al.OO LIVING ROOM Di RESIGN GROUP M ktmH Itv r^i^ UK COSTA VILLAS SECTIONS Al.Ol NOT TO SCALE TYPICAL WEIR NOT TO SCALE H [RESIGN GROU 5,1S"" LA COSTA VILLAS SECTIONS A1.02 ... ROOF PLAN 1/8" = 1'-0" NORTH BUILDINi i/8" = r-n" THIRD FLOOR PLAN 1 • k * I ; _1 NORTH BUILDING - SECOND FLOOR PLAN 1/8" = r-o" NORTH BUILD! FIRST FLOOR PLAf LA COSTA VILLAS LOT 401 GIBRALTAR ! NORTH BLD'G. PLAN A2.00 ^••'^^^ •• NORTH BLDG - WEST ELEVATION 1/8" = I'-O" D DD NORTH BLDG. - EAST ELEVATION 1/8" = I'-O" sites. i .... 4 jniiiijijjiJiiij^^ NORTH BLDG - SOUTH ELEVATION NORTH BLDG - NORTH ELEVATION LA COSTA VILLAS LOT 401 GIBRALTAR ST. NORTH BLD'G. ELEVATIONS SOUTH BLDG - ROOF PLAI 1/8"= f-0" SOUTH BLDG - THIRD FLOOR PLAN UNITS ^j<u SOUTH BLDG - SECOND FLOOR PLAI rr AT TTl If I2 SOUTH BLDG - FIRST FLOOR PLAN H D G o. SIGN G R C LA COSTA VILLAS LOT 401 GIBRALTAR ST. SOUTH BLD'G. FLOOR PLAN SOUTH BLDG - WEST ELEVATION H LJ I SOUTH BLDG - EAST ELEVATION 1/8" a 1'-0" 9'U .a... 1 SOUTH BLDG - SOUTH ELEVATION i/a" = r.fl" ^ u 9 D ffli m ffl I SOUTH BLDG - NORTH ELEVATION K! "D ••.1. LA COSTA VILLAS LOT 401 GIBRALTAR ST. SOUTH BLD'G. ELEVATIONS CONCEPTUAL PLANT LEGEND GIBRALTAR STREET 0 O o 0 0 SinpF SHRUBS © 0 © O 0 e © O O 0 e © * ARBUTUS UNEDO 'UULTI-BS*NCH' EXIOBOTBYA DEFLEHA 'TREE S BRANCHED (WHITE FLOWERS) ECHIUM CAMDICANS CISTUS PURRJHEUS OJPRESSUS SEUPERWRENS CNEMJH PODOCARPUS U. UAKI OSUANTHUS 'GOSHIKI" 'CREUE DE UlNr HANOI NA DWESTICA HHAPMOLEPiS 'CLARA' BUXUS 'GREEH BEAUTY HEMEROCALLIS 'BRONZE' OR 'REE URIOPE MUSCARI OlSTICTIS BUCCIHATORIA BLUE PALO VERDE BRONZE LOOUAT PRIDE or MADEIRA ORCHID ROCK ROSE ITALIAN CYPRESS BUSH UORNING GLORY NO COUUON NAME KNOCK OUT ROSE (YELLOM) XO COMMON NAME HEAVENLY BAUBDO NO COMMON NAME JAPANESE BOXMOOD 5 CAL. b GAL, 5 GAL. PLANTING NOTES: L EXISTING PLANT MATERIAL HAS BEEN REMOVED FROM THE SITE. L SHRUB PLANTING AREAS (EXCEPT 6; HREODEO WALK-ON-BARK COLOR OF I *. (T) DESIGNATES SLOPE AREA GROUND COVER. 'OROSANTHEHUM FLORIBUNDUM' (ROSEA ICEPLANT) FROM FLATS AT 18" [I] DESIGNATES GROUND COVER, 'GAZANIA 'TRAILING YELLOW FROM FLATS AT 12' O.C. 5. 50% OF ALL SHRUBS ON J: 1 OR STEEPER SLOPES ARE A MINIMUM 5 GALLON L BE REOUIREO TO SHO* AND LABEL A TOTAL LANDSCAPE AREA: 5,971 SQ. FT. ' FiEVISIONS -DATE A • > CO lug tr w IU Ij T O 5 ^ < 2 mil = S 5 5 S ^ a ? 3 f £ _ < ^ ^ ^ ^ S S d h § o J s "S "is 3 g ss LU or o o Qi UJ < I- Q m 5? i <<%ii O CO ^ < i DRAWN R. GARCIA DATE 1-10-14 SCALE r^lff-0" JOB NO. SHEET L-1 1 OF 2 GIBRALTAR STREET I TOTAL LANDSCAPE AREA: 5.971 SQ. FT. WATER CONSERVATION NOTES; 1. PLANTING ZONE 1 (REFINED) COMPRISES 100% OF THE TOTAL LANDSCAPED AREA. 2. THERE IS NO LAVW USED IN THE LANDSCAPE DESIGN. b) TREES, SHRUBS, & GROUND COVER SPECIFIED FOR THIS DESIGN ARE EITHER VERY DROUGHT TOLERANT OR MODERATELY DROUGHT TOLERANT ONCE ESTABLISHED. c) r OF MULCH SPECIFIED FOR PLANTER AREAS (EXCEPT SLOPES 3:1 OR STEEPER), INCREASING SOIL WATER RETENTION. a) A SMART IRRIGATION CONTROLLER WITH WEATHER SENSOR WILL BE SPECIFIED, ALLOWING PROGRAMMING WITH WEATHER-8ASED SCHEDULING. CREATING LESS IRRIGATION WATER DEMANDS, b) A MAINTENANCE SCHEDULE WILL BE PROVIDED TO ALLOW FOR PROPER MAINTENANCE MANAGEMENT OF LANDSCAPE &IRRIGAT10N, CONTRIBUTING TO OVERALL CONTINUED WATER SAVINGS. NOTE: "I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAO WATER EFFICIENT LANDSCAPE REGULATIONS. I UNDERSTAND THAT CONSTRUCTION DRAWINGS ARE TO BE PREPARED IN COMPLIANCE Vyn>l THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I CERTIFY THAT THE PLANS VI/ILL BE PREPARED IMPLEMENTING THOSE REGULATIONS TO PROVIDE THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER" RICHARD M. GARCIA WATER EFFICIENT LANDSCAPE WORKSHEET: DATE: 1-10-14 MAXIMUM APPLIED WATER ALLOWANCE (MAWA) TOTAL MAWA = (ETo x 0.7 x LA in Sq. Ft x 0.62) = Galons per year for LA MAWA = Maximum Applied Water ANowance (gallons per year) ETo ' Reference Eva po tra nspri alia n (inches per year) 0,7 - Evapotranspiration Adjustment Factor (ETAF) LA = Landscaped Area (square feat) 0.62 = Conversion factor (to gallons par square foot) Eta) ETAF 47.0 X 0,7 MAWA (Gallons per Year) Total MAWA - 121,796 Gallons per Year for LA ESTIMATED APPLIED WATER USE: EAWU = ETo X Kl X LA X 0.62 -j-IE = Gallons per Year fo rLA whare; EAWU = Esliniated Applied V^ter Use (gallone year) ETo = Reference Evapotranspriation (inches per year) Kl = Landscape Coefficient LA = Landscaped Area (square feet] 0.62 = Conversion factor (to gallo s per square foot) IE = Irrigation Efficiency Eta> Kl LA Conversion IE EAWU (Gallons per Year) Med. Water Using Shrubs 47,0 X 0,50 X 1,278 0.62 0.55 33,881 Low Water Using Shrubs 47 J) X 0,3 X 4,692 X 0.62 0.55 74,578 Total MAWA = 108,459 Gallons per Year HYDROZONE DESISMATIONS: 1. REAR YARD SLOPE AREA IS IN HYDROZONE 1 - LOW WATER SHRUBS 2, REMAINDER OF SITE AREA IS IN HYDROZONE 2 - MEDIUM WATER SHRUBS ^ REVISIONS DATE A - OS ^ < c: s 2 = LU o o D; LU < CD O CO OH Q < lis 5 4 \ ^ i 5 5 '• DRAWN R. GARCIA L-2