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Home My WebLink About2021-10-20; Planning Commission; ; CT 2019-0001/PUD 2019-0001 (DEV2018-0135) – LA COSTA VILLAS NORTHItem No. Application complete date: August 10, 2021 P.C. AGENDA OF:October 20, 2021 Project Planner: Jessica Evans Project Engineer: Tim Carroll SUBJECT: CT 2019-0001/PUD 2019-0001 (DEV2018-0135) – LA COSTA VILLAS NORTH - Request for approval for a Tentative Tract Map and Planned Development Permit to construct a nine- unit, residential air-space condominium project on an approximately 0.40-acre site located on the south side of Gibraltar Street, at the intersection of Gibraltar Street and Jerez Court (APN: 216-300-05-00). The City Planner has determined that this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 -In-fill Development Projects of the State CEQA guidelines. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7427 APPROVING Tentative Tract Map No. CT 2019-0001 and Planned Development Permit No. PUD 2019-0001 based upon the findings and subject to the conditions contained therein. II.PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to subdivide an approximately 0.40-acre lot to construct a nine-unit, residential air-space condominium development. The development of the condominium project requires the processing and approval of a Tentative Tract Map and Planned Development Permit. The site is located on the south side of Gibraltar Street, at the intersection of Gibraltar Street and Jerez Court (APN: 216-300-05-00) and is vacant with disturbed vegetation. Topographically, the site ranges from approximately 80 to 85 feet above mean sea level (AMSL) at the building pad area from Gibraltar Street toward the rear of the lot and rises up to approximately 110 AMSL at the rear property line. Table “A” below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A – GENERAL PLAN, ZONING AND EXISTING LAND USE Location General Plan Designation Zoning Current Land Use Site R – 23 (Residential 15-23 du/ac) RD – M (Residential Density – Multiple) Vacant Lot North, South, East, West R – 23 RD-M Multi-Family Residential/Vacant Lot 1 CT 2019-0001/PUD 2019-0001 (DEV2018-0135) – LA COSTA VILLSA NORTH October 20, 2021 Page 2 The proposed project is accessed from Gibraltar Street and includes a drive-aisle between two buildings with four attached units on the east side and five attached units on the west side. Parking is provided within attached, two-car garages and guest parking is provided on-street along Gibraltar Street. All buildings are designed as three-story townhomes and will share common vertical walls. The two buildings have an overall height that ranges from approximately 34-feet to the roofline to 40-feet for allowed roof projections. All units include a private balcony on the second floor and a roof top deck. The architectural design is characterized as contemporary and each building includes smooth and textured stucco, siding, metal railings, tile roof with a variety of roof planes, a wide variety of window types that are recessed four inches, and exterior window elements such as eyebrow elements. A detailed breakdown of each unit is summarized in Table “B” below. TABLE B – DETAILS FOR UNIT TYPE Unit Size (Gross SF) Bedrooms Garage Private Open Space (Roof Deck & Balcony) 1 3,088 SF 3 Two-car 513 SF 2 3,045 SF 3 Two-car 582 SF 3 2,975 SF 3 Two-car 588 SF 4 2,832 SF 3 Two-car 520 SF 5 2,653 SF 3 Two-car 517 SF 6 2,560 SF 3 Two-car 419 SF 7 2,882 SF 3 Two-car 607 SF 8 3,523 SF 4 Two-car 680 SF 9 2,846 SF 3 Two-car 493 SF The underlying lot will be held in common interest divided between the nine air-space condominiums. The common area includes, but is not limited to, the private drive aisle and landscaped areas. Grading for the proposed project includes 1,552 cubic yards of cut and 25 cubic yards of fill and 1,943 cubic yards of remedial grading. The project meets the city’s standards for planned developments and subdivisions, and as designed and conditioned, complies with the General Plan, Subdivision Ordinance, and applicable zoning regulations of the Carlsbad Municipal Code (CMC). III.ANALYSIS The project is subject to the following regulations: A.R-23 Residential General Plan Land Use designation; B.Residential Density – Multiple (RD-M) Zone and Planned Development Regulations (CMC Chapters 21.24 and 21.45); C.Subdivision Ordinance (CMC Title 20); D.Inclusionary Housing Ordinance (CMC Chapter 21.85); and E.Growth Management Ordinance (CMC Chapter 21.90) and Zone 6 Local Facilities Management Plan. CT 2019-0001/PUD 2019-0001 (DEV2018-0135) – LA COSTA VILLSA NORTH October 20, 2021 Page 3 A.R-23 Residential General Plan Land Use Designation The General Plan Land Use designation for the property is R-23 Residential, which allows residential development at a density range of 15-23 dwelling units per acre (du/ac). The project site has a net developable acreage of 0.40 acres, which allows for nine units on the site and nine units are proposed. Therefore, the nine-unit residential development complies with the R-23 General Plan Land Use designation for density. The R-23 General Plan Land Use designation for the property also has a Growth Management Control Point (GMCP) of 19 du/ac. The GMCP is a tool utilized by the city to track anticipated growth within the city and to plan for future needs. In compliance with Senate Bill 330, Government Code Section 66300 (b)(1)(D), and City Council action (Resolution No. 2021-074) the GMCP cannot act as a residential housing cap. At the GMCP, eight dwelling units would be permitted on this 0.40-net- developable-acre property (7.6 units rounded up to 8 units). With nine units proposed, one dwelling unit will be withdrawn from the Excess Dwelling Unit Bank for residential unit tracking purposes only. Additionally, 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.7 Do not permit residential development below the minimum of the density range except in certain circumstances. The nine-unit residential project density of 22.5 du/ac is within the R- 23 Residential density range. Yes Mobility Policy 3-P.5 Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. The proposed project has been designed to meet applicable circulation requirements, which include a single driveway access point from Gibraltar Street. In addition, the applicant will be required to pay traffic impact fees prior to issuance of a building permit that will go towards future road improvements. The proposed project will maintain an existing sidewalk along Gibraltar Street, which 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. The proposed structural improvements are required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all the applicable fire safety requirements. Yes CT 2019-0001/PUD 2019-0001 (DEV2018-0135) – LA COSTA VILLSA NORTH October 20, 2021 Page 4 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? 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. Further, the project is required 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. The project is conditioned to pay all applicable public facilities fees for Zone 6. Noise Goal 5-G.2 Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. Policy 5.P.2 Require a noise study analysis be conducted for all discretionary development proposals located where projected noise exposure would be other than “normally acceptable.” The project consists of nine residential condominiums located in two buildings. A noise study by Eilar Associates, Inc., dated April 25, 2019 was provided. The exterior private recreation areas are below the maximum 60 dB(a) CNEL noise level as designed; and therefore, complies with the city’s requirements. The interior noise levels are expected to comply with the 45 CNEL requirement with typical building construction, and no special design features are required for meeting the interior noise limits. Yes Housing Program 2.1 The Inclusionary Housing Ordinance requires that a minimum of 15 percent of all ownership projects of seven units or more be restricted and affordable to lower income households. As nine units are proposed, not less than 15 percent of the total units or two units shall be constructed and restricted both as to occupancy and affordability to lower-income households. Pursuant to CMC Section 21.85.070, when new construction is determined to be infeasible or present a hardship, alternatives to the construction of a unit onsite include a contribution to a special needs housing project or program. On March 15, 2021, the Housing Policy Team recommended Yes CT 2019-0001/PUD 2019-0001 (DEV2018-0135) – LA COSTA VILLSA NORTH October 20, 2021 Page 5 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? approval of the applicant’s request to purchase two affordable housing credits from the Cassia Heights affordable housing credit bank. The project is conditioned to enter into an Affordable Housing Agreement to purchase two affordable housing credits from the Cassia Heights affordable housing credit bank to meet the inclusionary housing requirement. B.Residential Density – Multiple (RD-M) Zone and Planned Development Regulations (CMC Chapters 21.24 and 21.45) The proposed project is required to comply with all applicable use and development standards of the CMC including the Multiple-Family Residential (RD-M) Zone (CMC Chapter 21.24) and Planned Developments (CMC Chapter 21.45). The nine-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 except for those listed in the table below. The project complies with all applicable development standards for Planned Developments (CMC Chapter 21.45). Please refer to Attachment Nos. 4 and 5 (Exhibits “A” and “B”) for an analysis of project compliance with Tables C and E of the Planned Development regulations and full compliance with City Council Policy No. 66. TABLE D – RD-M RD-M Standards Required Proposed Comply Setbacks Interior Side: 5 feet Rear: 10 feet Sides: 5 feet Rear: 30 feet Yes Lot Coverage 60% 43% Yes C.Subdivision Ordinance (CMC Title 20) 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 (nine proposed). The project is conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with development. D.Inclusionary Housing Ordinance (CMC Chapter 21.85) As nine units are proposed, not less than 15 percent of the total units, or two units, shall be constructed and restricted both as to occupancy and affordability to lower-income households. Pursuant to CMC Section 21.85.070, when new construction is determined to be infeasible or present a hardship, alternatives to the construction of the unit onsite include a contribution to a special needs housing project CT 2019-0001/PUD 2019-0001 (DEV2018-0135) – LA COSTA VILLSA NORTH October 20, 2021 Page 6 or program. On March 15, 2021, the city’s Housing Policy Team approved the applicant’s request to purchase two affordable housing credits from the Cassia Heights affordable housing credit bank. The project is conditioned to enter into an Affordable Housing Agreement prior to the approval of the final map. The agreement will require the developer to purchase two affordable housing credits within the Cassia Heights affordable housing credit bank at the time of building permit issuance. E.Growth Management Ordinance (CMC Chapter 21.90) 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 31.83 sq. ft. Yes Library 16.98 sq. ft. Yes Wastewater Treatment 9 EDU = 1,800 GPD Yes Parks 0.06 acre Yes Drainage 1.14 CFS Yes Circulation 72 ADT Yes Fire Station No. 6 Yes Open Space N/A N/A Schools Encinitas (E=1.05/M=0.73/HS = 1.20) Yes Sewer Collection System 9 Yes Water 4,050 GPD Yes The Growth Management Control Point for the property under the R-23 General Plan Land Use designation is 19 du/ac and this project would require one unit from the city’s Excess Dwelling Unit Bank (EDUB). The withdrawal and deposit of units from the EDUB is being documented for the sole purpose to track residential units. Pursuant to Senate Bill 330, Government Code Section 66300 (b)(1)(D) and City Council Action (Resolution No. 2021-074), the city cannot use the city’s EDUB under the Growth Management Program to regulate the number of units built in the city and to limit or prohibit residential development. IV.ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the city limits, is less than five acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. CT 2019-0001/PUD 2019-0001 (DEV2018-0135) – LA COSTA VILLSA NORTH October 20, 2021 Page 7 The nine-unit residential condominium project is required to comply with the city’s Climate Action Plan and the recently adopted Climate Action Plan Ordinances, including electric vehicle charging infrastructure (Ordinance No. CS-349), energy efficiency measures and solar photovoltaic systems (Ordinance No. CS-347) and new residential standards for water heating (Ordinance No. CS-348). ATTACHMENTS: 1.Planning Commission Resolution No. 7427 2.Location Map 3.Disclosure Statement 4.Planned Development Tables C & E 5.City Council Policy No. 66 Compliance Table 6.Reduced Exhibits 7.Full Size Exhibits “A” – “QQ” dated October 20, 2021 LA COSTA A V GIBRALTA R S T J ER E Z C T CT 2019-0001/PUD 2019-0001 La Costa Villas North SITE MAP J SITE E L C AMINO R E ALLA COSTA AVCARLSBAD B L MELROSE DR ATTACHMENT 4 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. All balconies, overhangs, and architectural projections comply with the maximum two-foot allowance per CMC Section 21.46.120. C.4 Streets Private Minimum right-of-way width 56 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 5.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Public Minimum right-of-way width 60 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 7.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) 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 are shown on the conceptual landscape plan and will be approved with the final landscape plan check. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. See above. C.5 Drive-aisles 3 or fewer dwelling units Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. N/A If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. 4 or more dwelling units Minimum 20 feet wide. A 24-foot wide drive aisle is provided. All projects No parking shall be permitted within the minimum required width of a drive-aisle. Parking is not proposed within the drive aisle. A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). Each enclosed, two-car garage includes a minimum 24-foot vehicle back-up/maneuvering area behind each space. Additional width may be required for vehicle/emergency vehicle maneuvering area. Fire Prevention has reviewed and approved 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. Drive aisle has been enhanced with decorative pavers. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit. Project proposes nine units. At .30 space per unit, the project requires three visitor spaces (2.7, rounded to the nearest whole number). Project provides three visitor parking spaces on-street along Gibraltar Street. 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 The project proposes three visitor parking spaces on-street along Gibraltar Street. Gibraltar Street is over 34-feet wide and is approximately 40 feet. There are no restrictions that would prohibit on-street parking where the visitor parking spaces are proposed. The proposed visitor spaces are contiguous to the project boundary. In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. N/A When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. Visitor parking is on-street parallel parking and is 20 linear feet. The visitor parking spaces are located immediately adjacent to the driveway and drive aisle apron. 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 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. 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. N/A C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: N/A Minimum community recreational space required Project is NOT within R-23 general plan designation 200 square feet per unit Project IS within R-23 general plan designation 150 square feet per unit Projects with 11 to 25 dwelling units Community recreational space shall be provided as either (or both) passive or active recreation facilities. N/A Projects with 26 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. N/A Projects with 50 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities). N/A For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community recreation space must be provided as pocket parks. • Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially “T- intersections”) and where open space vistas may be achieved. N/A All projects (with 11 or more dwelling units) Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. N/A Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. N/A Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). N/A Recreation Area Parking In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1,000 feet from a community recreation area. N/A The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). N/A Examples of recreation facilities include, but are not limited to, the following: Active Swimming pool area Children’s playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5% C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Appropriate lighting for the nine- unit project will be evaluated with the final landscape and building plans. C.11 Reserved C.12 Recreational Vehicle (RV) Storage (1) Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the R-15 or R-23 land use designations. N/A 20 square feet per unit, not to include area required for driveways and approaches. Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. N/A C.13 Storage Space 480 cubic feet of separate storage space per unit. See below. If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. See below. 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). See below. A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. Each unit provides a two-car garage with minimum required dimensions which satisfies the required storage space per unit. In addition, additional storage areas are provided the first floor of each unit. This requirement is in addition to closets and other indoor storage areas. See above. (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). ATTACHMENT4 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 – the project proposes five- and four-unit buildings. Since the project proposes more than two-family dwellings and is in a multi-family zone, the project is considered multi-family for the purposes of this table. 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. The project provides at least three separate building planes on all building elevations with balconies, varied roofs, and building articulations located on all elevations. 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 project provides at least four complimentary design elements on all building elevations included varied roof planes, siding, varied window size and shapes, four-inch recessed windows, metal railings, and eyebrows at window heads. E.3 Maximum Coverage 60% of total project net developable acreage. 43% E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) The project is not located within the Beach Area Overlay Zone (footnote 1) and is not subject to the height requirements of CMC Chapter 21.82. Projects within the R- 23 general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater Project is within the R-23 General Plan Land Use designation. Portions of the buildings with a flat roof do not exceed 35-feet and all the proposed stairways to access the proposed roof top decks, roof deck railings, parapet walls, and all other architectural elements are allowable projections above the height limit per CMC Section 21.46.020. The overall building height, including the projections do not exceed 40 feet and both buildings are three-stories. 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories E.5 From a private or Residential structure 10 feet Gibraltar is a public street. The residential structures are set back at PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Minimum Building Setbacks public street(2)(3) Direct entry garage 20 feet least 10 feet as measured from the outside edge of the ultimate street right-of-way. No direct entry garages are proposed from the street. 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 is located within the R-23 General Plan Land Use designation. See compliance below. Residential structure – directly above a garage 0 feet when projecting over the front of a garage. N/A – project is less than 25 units and is located within the R-23 General Plan Land Use designation. See compliance below. Garage 3 feet N/A – project is less than 25 units and is located within the R-23 General Plan Land Use designation. See compliance below. Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Projects of 25 units or less within the R- 15 and R-23 general plan designations 0 feet (residential structure and garage) Residential structures and garages are set back ≥ 0 feet from the required 20- foot wide drive-aisle. 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/deck s (unenclosed and uncovered) 0 feet The proposed balconies do not cantilever over the required 20-foot wide drive aisle. May cantilever over a drive-aisle, provided the balcony/deck complies with all other applicable requirements, such as: • Setbacks from property lines • Building separation • Fire and Engineering Department requirements From the perimeter property lines of the project site (not adjacent to a public/private street) The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. The underlying zone for the project is RD-M. The required interior side yard setback is five feet. The project has an interior side yard setback of five feet. The required rear yard setback is 10 feet and the project has a rear yard setback of approximately 30 feet. E.6 Minimum Building Separation 10 feet The buildings are separated by at least 24 feet. E.7 Resident Parking (6) All dwelling types If a project is located within the R-23 general plan designation, resident parking shall be provided as specified below, and may also be provided as follows: • 25% of the units in the project may include a tandem two-car garage (minimum 12 feet x 40 feet). • Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. Tandem parking is not proposed. PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 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 – project does not have studio or one-bedroom units. When calculating the required number of parking spaces, if the calculation results in a fractional parking space, the required number of parking spaces shall always be rounded up to the nearest whole number. Units with two or more bedrooms 2 spaces per unit, provided as either: • a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or (5) • a two-car garage (minimum 20 feet x 20 feet), or • 2 separate one-car garages (minimum 12 feet x 20 feet each) • In the R-W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) The nine-unit project contains three or more bedrooms and therefore requires 18 parking spaces. The project provides an enclosed, two-car garage with a minimum dimension of 20 feet by 20 feet for each unit, for a total of 18 spaces. 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. An enclosed, two-car garage is attached to each unit. 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 unit has a balcony on the second floor and a roof deck that is designed to be functional and usable and is easily accessible. Required private recreational space shall be located adjacent to the unit the area is intended to serve. The balcony and roof deck is located adjacent and is accessed within each unit. Required private recreational space shall not be located within any required front yard setback area, and may not The required private recreational space is not located within any required front yard setback area, driveways, parking PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT include any driveways, parking areas, storage areas, or common walkways. areas, storage areas, or common walkways. One-family and two- family dwellings Minimum total area per unit Projects not within the R- 15 or R-23 general plan designations 400 square feet N/A Projects within the R-15 or R-23 general plan designations 200 square feet May consist of more than one recreational space. N/A May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. N/A If provided at ground level Minimum dimension Not within the R-15 or R- 23 general plan designations 15 feet N/A Within the R- 15 or R-23 general plan designations 10 feet Shall not have a slope gradient greater than 5%. N/A Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following: • The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. N/A Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). N/A If provided above ground level as a deck/ balcony or roof deck Minimum dimension 6 feet N/A Minimum area 60 square feet Multiple-family dwellings Minimum total area per unit (patio, porch, or balcony) 60 square feet Each balcony and roof deck are greater than 60 square feet. Minimum dimension of patio, porch or balcony 6 feet Each balcony and roof deck are greater than 6 feet. PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Projects of 11 or more units that are within the R-23 general plan designation may opt to provide an additional 75 square feet of community recreation space per unit (subject to the standards specified in Table C of this Chapter), in lieu of providing the per unit private recreational space specified above. N/A (1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. (2) See Table C in Section 21.45.060 for required setbacks from an arterial street. (3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building. (4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive- aisle (excluding parking located in a driveway in front of a unit’s garage). (5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. (6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). (7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. 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 north/front elevation architecture of building “A” and building “B” provides multiple material finishes, varied window shapes and sizes, articulated building planes. Further, the front units along Gibraltar Street has been designed with an entry door facing the street to provide for visual interest for pedestrians. 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 an enclosed, two-car garage. All garages are accessed from a private drive-aisle located between the two proposed buildings; therefore, the garages are oriented away from the public right-of- way and minimizes visibility from the street. 3 Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul- de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. The project is developing on an existing multi-family residentially zoned lot adjacent to an existing public street (Gibraltar Street) presently developed as part of an existing interconnected modified street pattern just north of La Costa Avenue. The existing street design in this area has curb, gutter, and sidewalks. 4 Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Street trees and landscaping will be provided in the parkway along Gibraltar Street. 5 Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, The project provides for pedestrian circulation by maintaining the existing sidewalk along Gibraltar Street, as well 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. as walkways to and from the project to the sidewalk. 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 only nine units and is not required to provide community recreation areas. San Marcos , C a l i f o r n i a 9 2 069330 Rancheros Ave , S u i t e 110M A A A r c h i t e c t s(c) 7 6 0 - 798 - 0050Riccardo Ferguson AIAriccardo@maaarchitects.com(0) 7 6 0 - 845 - 8278SHEET:THESE DRAWINGS AND ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT. THE USE OF THESE DOCUMENTS AND THEIR PUBLICATION ARE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY ARE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR PART(S) IS PROHIBITED EXCEPT BY WRITTEN PERMISSION BY THE ARCHITECT. TITLE TO THESE PLANS AND SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE.REVISIONSDATEPROJECT #LA COSTA VILLAS NORTHTIHCRSADENECILREN.NO. C-30820E C T ETSTA OFOIFLACINRAARICCRDOFU S NOERG 10/31/21400 GIBRALTARCARLSBAD, CA, 92009CT 2019-0001PUD 2019-000103/29/2021Project NumberA5BULDING A (5 UNITS)1BUILDING A-NORTH-WEST CORNERMETAL RAILINGSSQUARE COLUMNSSTUCCOFINISHEXTERIOR DOOR/WINDOW ELEMENTS2A82A71A8 San Marcos , C a l i f o r n i a 9 2 069330 Rancheros Ave , S u i t e 110M A A A r c h i t e c t s(c) 7 6 0 - 798 - 0050Riccardo Ferguson AIAriccardo@maaarchitects.com(0) 7 6 0 - 845 - 8278SHEET:THESE DRAWINGS AND ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT. THE USE OF THESE DOCUMENTS AND THEIR PUBLICATION ARE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY ARE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR PART(S) IS PROHIBITED EXCEPT BY WRITTEN PERMISSION BY THE ARCHITECT. TITLE TO THESE PLANS AND SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE.REVISIONSDATEPROJECT #LA COSTA VILLAS NORTHTIHCRSADENECILREN.NO. C-30820E C T ETSTA OFOIFLACINRAARICCRDOFU S NOERG 10/31/21400 GIBRALTARCARLSBAD, CA, 92009CT 2019-0001PUD 2019-000103/29/2021Project NumberA6BUILDING A (5 UNITS)1BUILDING A-SOUTH-EAST CORNERMETAL RAILINGSSQUARE COLUMNSSTUCCOFINISHEXTERIOR DOOR/WINDOW ELEMENTS1A71A82A7 STUCCO SAND FINISHSIDING FINISHVINYL WINDOWVINYLWINDOW11' - 0"10' - 4"9' - 4"40' - 6 1/4"25' - 3 3/4"8' - 11 1/4"SEPARATE BUILDING PLANES30' - 10 1/4"35' - 0"ALUMINUM GARAGE DOORVINYL WINDOWSTUCCO LIGHT(SMOOTH) FINISHRECESSED WINDOW MIN. OF 4" TYP.COMPOSITE SIDINGVINYLWINDOWPROJECTINGPORCH DECKTILE ROOF9' - 4"12345610' - 4"11' - 0"30' - 8"34' - 11"9' - 0 1/2"10' - 4"11' - 1"34' - 0 1/2"30' - 7"METAL RAILINGEXTERIOR DOOR/ WINDOW ELEMENTWINOW TYPE 2WINDOW TYPE 1WINDOW TYPE 3MAX. HEIGHT OF BUILDING40' - 0"40' - 0"34' - 8 1/2"San Marcos , C a l i f o r n i a 9 2 069330 Rancheros Ave , S u i t e 110M A A A r c h i t e c t s(c) 7 6 0 - 798 - 0050Riccardo Ferguson AIAriccardo@maaarchitects.com(0) 7 6 0 - 845 - 8278SHEET:THESE DRAWINGS AND ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT. THE USE OF THESE DOCUMENTS AND THEIR PUBLICATION ARE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY ARE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR PART(S) IS PROHIBITED EXCEPT BY WRITTEN PERMISSION BY THE ARCHITECT. TITLE TO THESE PLANS AND SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE.REVISIONSDATEPROJECT #LA COSTA VILLAS NORTHTIHCRSADENECILREN.NO. C-30820E C T ETSTA OFOIFLACINRAARICCRDOFU S NOERG 10/31/21400 GIBRALTARCARLSBAD, CA, 92009CT 2019-0001PUD 2019-000103/29/2021Project NumberA7BUILDING A (5 UNITS)1/4" = 1'-0"2BUILDING A-SOUTH ELEVATION1/4" = 1'-0"1BUILDING A-EAST ELEVATION1A71A82A72A81.BUILDING PLANES:A. 3 SEPARATE BUILDING PLANES PROVIDEDB. TYPICAL OFFSET @ 18" BETWEEN UNIT PLANES2. COMPLEMENTARY DESIGN ITEMS:A.VARIETY OF ROOF PLANESB. WINDOWS RECESSED TYPES WALL CONSTRUCTION IS 2X8, 2X10,2X12 TYP WINDOW FRAME IS 3 1/2" MIN. RECESS AT ALL WINDOWS IS 4"C. VARIETY OF WINDOW TYPESD. EXTERIOR WINDOW ELEMENTS (BUILT OUT EYEBROWS AT WINDOW HEADS E. ACCENT MATERIALS SIDIND SMOOTH STUCCO TEXTURED STUCCO METAL RAILINGSF. ARCHITECTURAL TOWERS (STAIRTOWERS)1A1A1A2E2B2C1B2E2E2D2D1A2E2B2C2E40'-0" COMPOSITE SIDINGTILE ROOFTILE ROOFVINYLWINDOWRECESSED ENTRYRECESSEDWINDOWCOMPOSITE SIDINGSTUCCO LIGHT (SMOOTH) FINISHSTUCCO LIGHT(SMOOTH) FINISHSTUCCO SAND FINISHSTUCCO SAND FINISH22' - 10 1/2"12345629' - 4 3/4"30' - 5 1/2"SEPARATE BUILDING PLANESVERIETY OF ROOF PLANESSEPARATE BUILDING PLANES24' - 8"23' - 5 3/4"40' - 0"40' - 0"MAX. HEIGHT OF BUILDINGSTUCCO LIGHT (SMOOTH) FINISHGALVANIZED STEEL RAILINGVINYLWINDOWCOMPOSITE SIDINGSTUCCO SAND FINISH9' - 5 1/2"10' - 4"14' - 8"30' - 9 1/2"34' - 6"SEPARATE BUILDING PLANES30' - 5 1/4"24' - 6 3/4"36' - 0"San Marcos , C a l i f o r n i a 9 2 069330 Rancheros Ave , S u i t e 110M A A A r c h i t e c t s(c) 7 6 0 - 798 - 0050Riccardo Ferguson AIAriccardo@maaarchitects.com(0) 7 6 0 - 845 - 8278SHEET:THESE DRAWINGS AND ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT. THE USE OF THESE DOCUMENTS AND THEIR PUBLICATION ARE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY ARE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR PART(S) IS PROHIBITED EXCEPT BY WRITTEN PERMISSION BY THE ARCHITECT. TITLE TO THESE PLANS AND SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE.REVISIONSDATEPROJECT #LA COSTA VILLAS NORTHTIHCRSADENECILREN.NO. C-30820E C T ETSTA OFOIFLACINRAARICCRDOFU S NOERG 10/31/21400 GIBRALTARCARLSBAD, CA, 92009CT 2019-0001PUD 2019-000103/29/2021Project NumberA8BUILDING A (5 UNITS)1/4" = 1'-0"2BUILDING A-WEST ELEVATION1/4" = 1'-0"1BUILDING A-NORTH ELEVATION1A71A82A82A72A1A2E2B2C2E1A1A2F2E1A2CWINDOW TYPE 51.BUILDING PLANES:A. 3 SEPARATE BUILDING PLANES PROVIDEDB. TYPICAL OFFSET @ 18" BETWEEN UNIT PLANES2. COMPLEMENTARY DESIGN ITEMS:A.VARIETY OF ROOF PLANESB. WINDOWS RECESSED TYPES WALL CONSTRUCTION IS 2X8, 2X10,2X12 TYP WINDOW FRAME IS 3 1/2" MIN. RECESS AT ALL WINDOWS IS 4"C. VARIETY OF WINDOW TYPESD. EXTERIOR WINDOW ELEMENTS (BUILT OUT EYEBROWS AT WINDOW HEADS E. ACCENT MATERIALS SIDIND SMOOTH STUCCO TEXTURED STUCCO METAL RAILINGSF. ARCHITECTURAL TOWERS (STAIRTOWERS)WINDOW TYPE 5WINDOW TYPE 3RECESSED DOORSRECESSED DOORSRECESSED DOORSTYP RECESSED WINDOW @ 4" MIN San Marcos , C a l i f o r n i a 9 2 069330 Rancheros Ave , S u i t e 110M A A A r c h i t e c t s(c) 7 6 0 - 798 - 0050Riccardo Ferguson AIAriccardo@maaarchitects.com(0) 7 6 0 - 845 - 8278SHEET:THESE DRAWINGS AND ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT. THE USE OF THESE DOCUMENTS AND THEIR PUBLICATION ARE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY ARE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR PART(S) IS PROHIBITED EXCEPT BY WRITTEN PERMISSION BY THE ARCHITECT. TITLE TO THESE PLANS AND SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE.REVISIONSDATEPROJECT #LA COSTA VILLAS NORTHTIHCRSADENECILREN.NO. C-30820E C T ETSTA OFOIFLACINRAARICCRDOFU S NOERG 10/31/21400 GIBRALTARCARLSBAD, CA, 92009CT 2019-0001PUD 2019-000110/22/20Project NumberB5BUILDING B(4 UNITS)1NORTH EAST CORNERMETAL RAILINGSSQUARE COLUMNSSTUCCOFINISHROOF TOP AREASTUCCO FINISHSIDING FINISHRECESSED PORCHESRECESSED ENTRY4" MIN RECESSED WINDOWTOWER ELEMENT @ STAIR1B72B71B8 San Marcos , C a l i f o r n i a 9 2 069330 Rancheros Ave , S u i t e 110M A A A r c h i t e c t s(c) 7 6 0 - 798 - 0050Riccardo Ferguson AIAriccardo@maaarchitects.com(0) 7 6 0 - 845 - 8278SHEET:THESE DRAWINGS AND ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT. THE USE OF THESE DOCUMENTS AND THEIR PUBLICATION ARE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY ARE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR PART(S) IS PROHIBITED EXCEPT BY WRITTEN PERMISSION BY THE ARCHITECT. TITLE TO THESE PLANS AND SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE.REVISIONSDATEPROJECT #LA COSTA VILLAS NORTHTIHCRSADENECILREN.NO. C-30820E C T ETSTA OFOIFLACINRAARICCRDOFU S NOERG 10/31/21400 GIBRALTARCARLSBAD, CA, 92009CT 2019-0001PUD 2019-000103/29/2021Project NumberB6BUILDING B(4 UNITS)1SOUTH PERSPECTIVE4" MIN RECESSED WINDOWMETAL RAILINGPROJECTING BALCONYEXTERIOR DOOR/WINDOW ELEMENTSEYEBROW WINDOW ELEMENTROOFTOP AREASMULTIPLE ROOF PLANESMETAL RAILING DETAIL2B81B82B7 10' - 4"13' - 0 1/2"VINYL WINDOWRECESSED 4" TYPSTUCCO LIGHT(SMOOTH) FINISH2ESTUCCO SAND FINISH2ETILE ROOFSTUCCO LIGHT(SMOOTH) FINISHACCENT STEELRAILINGVERIETY OFWINDOW TYPES38' - 8 3/4"9' - 4"32' - 8 1/2"COMPOSITE SIDING2ESEPARATE BUILDING PLAINES 1ASQUARE COLUMNS38' - 10 1/2"9' - 8"10' - 4"12' - 0"ACCESNT STEEL RAILINGVINYL WINDOWRECESSED 4" TYPCOMPOSITE SIDING2ESTUCCO SAND FINISH2E32' - 4 1/4"32' - 0"SEPRATE BUILDING PLANESSQUARE COLUMNSSQUARE COLUMNSSEPRATE BUILDING PLANES39' - 5 1/2"38' - 8 3/4"San Marcos , C a l i f o r n i a 9 2 069330 Rancheros Ave , S u i t e 110M A A A r c h i t e c t s(c) 7 6 0 - 798 - 0050Riccardo Ferguson AIAriccardo@maaarchitects.com(0) 7 6 0 - 845 - 8278SHEET:THESE DRAWINGS AND ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT. THE USE OF THESE DOCUMENTS AND THEIR PUBLICATION ARE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY ARE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR PART(S) IS PROHIBITED EXCEPT BY WRITTEN PERMISSION BY THE ARCHITECT. TITLE TO THESE PLANS AND SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE.REVISIONSDATEPROJECT #LA COSTA VILLAS NORTHTIHCRSADENECILREN.NO. C-30820E C T ETSTA OFOIFLACINRAARICCRDOFU S NOERG 10/31/21400 GIBRALTARCARLSBAD, CA, 92009CT 2019-0001PUD 2019-000103/29/2021Project NumberB7BUILDING B(4 UNITS)1/4" = 1'-0"1BUILDING B-EAST ELEVATION1/4" = 1'-0"2BUILDING B-SOUTH ELEVATION1B72B82B71B8VARIETY OF ROOF PLANES2C1B1A1B2G2F2GVERIETY OF ROOF PLANES1A2F2C2B2E1B1.BUILDING PLANES:A. 3 SEPARATE BUILDING PLANES PROVIDEDB. TYPICAL OFFSET @ 18" BETWEEN UNIT PLANES2. COMPLEMENTARY DESIGN ITEMS:A.VARIETY OF ROOF PLANESB. WINDOWS RECESSED TYPES WALL CONSTRUCTION IS 2X8, 2X10,2X12 TYP WINDOW FRAME IS 3 1/2" MIN. RECESS AT ALL WINDOWS IS 4"C. VARIETY OF WINDOW TYPESD. EXTERIOR WINDOW ELEMENTS (BUILT OUT EYEBROWS AT WINDOW HEADS E. ACCENT MATERIALS SIDIND SMOOTH STUCCO TEXTURED STUCCO METAL RAILINGSF. ARCHITECTURAL TOWERS (STAIRTOWERS) 9' - 4"10' - 4"13' - 0"32' - 8"13' - 0"34' - 2"32' - 7"34' - 1"33' - 8"13' - 0"10' - 4"10' - 4"35' - 1"38' - 7 1/2"San Marcos , C a l i f o r n i a 9 2 069330 Rancheros Ave , S u i t e 110M A A A r c h i t e c t s(c) 7 6 0 - 798 - 0050Riccardo Ferguson AIAriccardo@maaarchitects.com(0) 7 6 0 - 845 - 8278SHEET:THESE DRAWINGS AND ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT. THE USE OF THESE DOCUMENTS AND THEIR PUBLICATION ARE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY ARE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD IN WHOLE OR PART(S) IS PROHIBITED EXCEPT BY WRITTEN PERMISSION BY THE ARCHITECT. TITLE TO THESE PLANS AND SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE.REVISIONSDATEPROJECT #LA COSTA VILLAS NORTHTIHCRSADENECILREN.NO. C-30820E C T ETSTA OFOIFLACINRAARICCRDOFU S NOERG 10/31/21400 GIBRALTARCARLSBAD, CA, 92009CT 2019-0001PUD 2019-000103/29/2021Project NumberB8BUILDING B(4 UNITS)1/4" = 1'-0"2BUILDING B-WEST ELEVATION1/4" = 1'-0"1BUILDING B-NORTH ELEVATIONSTUCCO LIGHT(SMOOTH) FINISH2ECOMPOSITE SIDING2EVINYL WINDOW RECESSED 4" TYP.ACCENT STEEL RAILINGALUMINUM GARAGE DOOR1B7STUCCO LIGHT (SMOOTH) FINISHVINYL WINDOWSTUCCO LIGHT(SMOOTH) FINISHCOMPOSITE SIDING1B82B72B81B1B1B1B1A1A1A1A2DEXTERIOR DOOR/WINDOW ELEMENTS2DSIDING2E2D2B1A2E2F2C2C1.BUILDING PLANES:A. 3 SEPARATE BUILDING PLANES PROVIDEDB. TYPICAL OFFSET @ 18" BETWEEN UNIT PLANES2. COMPLEMENTARY DESIGN ITEMS:A.VARIETY OF ROOF PLANESB. WINDOWS RECESSED TYPES WALL CONSTRUCTION IS 2X8, 2X10,2X12 TYP WINDOW FRAME IS 3 1/2" MIN. RECESS AT ALL WINDOWS IS 4"C. VARIETY OF WINDOW TYPESD. EXTERIOR WINDOW ELEMENTS (BUILT OUT EYEBROWS AT WINDOW HEADS E. ACCENT MATERIALS SIDIND SMOOTH STUCCO TEXTURED STUCCO METAL RAILINGSF. ARCHITECTURAL TOWERS (STAIRTOWERS)SEPRATE BUILDING PLANESSEPRATE BUILDING PLANESSEPRATE BUILDING PLANESRECESSED WINDOWS MIN OF 4" TYP ℄TENTATIVE MAP NO.OWNER/APPLICANTSURVEYOR'S STATEMENTREVISIONSDATE: 01/08/2021PROJECT: #306NAJARS ENGINEERING, INC. 772 JAMACHA RD #157, EL CAJON, CA 92019 PHONE (619) 971-7514 EMAIL: bgnajar@gmail.comCT 2019-0001PUD 2019-0001C1PRELIMINARYCOVER SHEET BUILDING B(4 UNITS) B U I L D I N G A ( 5 U N I T S )℄REVISIONSDATE: 01/08/2021PROJECT: #306CT 2019-0001PUD 2019-0001NAJARS ENGINEERING, INC. 772 JAMACHA RD #157, EL CAJON, CA 92019 PHONE (619) 971-7514 EMAIL: bgnajar@gmail.comC2PRELIMINARYGRADING ANDDRAINAGE PLAN············· BUILDING B(4 UNITS) B U I L D I N G A ( 5 U N I T S )REVISIONSDATE: 01/08/2021PROJECT: #306CT 2019-0001PUD 2019-0001NAJARS ENGINEERING, INC. 772 JAMACHA RD #157, EL CAJON, CA 92019 PHONE (619) 971-7514 EMAIL: bgnajar@gmail.comC3PRELIMINARYWATER ANDSEWER PLAN℄ REVISIONSDATE: 01/08/2021PROJECT: #306CT 2019-0001PUD 2019-0001NAJARS ENGINEERING, INC. 772 JAMACHA RD #157, EL CAJON, CA 92019 PHONE (619) 971-7514 EMAIL: bgnajar@gmail.comC4DETAILS &SECTIONS2%2%PINE HALL BRICK RAINPAVE/STORMPAVEOR EQUAL 234" MIN.# 8 AGGREGATE INOPENINGS-WASHED4" BASE COURSE - 3/4" WASHEDFRACTURED OPEN-GRADED STONE#57 AGGREGATE2" BEDDING COURSE- 1/4" -3/8"WASHED FRACTURED OPEN-GRADEDSTONE #89 AGGREGATE6" PERFORATED DRAINLINE W/ MIN. 2% SLOPETO DETENTION BASIN6" SUB BASE COURSE112" CLEAN FRACTUREDOPEN-GRADED #2AGGREGATEVARIESVARIESNOTES:1. CHANNELS TO BE INSTALLED WITH GRATE. GRATETO BE PROTECTED FROM CONCRETE POUR.2. INSTALLATION TO BE COMPLETED IN ACCORDANCEWITH MANUFACTURER'S SPECIFICATIONS.SECTIONPLANTRENCH GRATECONCRETE SECTIONPER PLANINLINE AREA DRAIN#3 REBAR STAKE SUSPENSION METHOD.LENGTH OF STAKE APPROX. 16"6" H-20 TRAFFIC CHANNELGRATE WITH UV INHIBITORSFELT EXPANSIONJOINTPAVERS (PVT)PROPOSEDBLDG.CROSS SECTION B-BSECTION A-ASLAB ON GRADE (DEEPENED)CUT-OFF WALL PER PLANSCROSS SECTION E-EBUIDLINGFOOTING PERDETAIL 9DRIVEWAYCROSS SECTION D-DCROSS SECTION C-CIMPERMEABLE LINER(MIN 30-MIL HDPE OR PVC) **** *** * * * * * * *** * * * PRPR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR * ****** * PR * *** PR PR PR PRPR PR PR PR PRPR PR PR PR PR BUILDI N G B (4 UNI T S ) BUILDI N G A (5 UNI T S) 537.0 CT 2019-0001 PUD 2019-0001 Earth Sculpture DesignL1 CONCEPTUAL LANDSCAPE PLAN USE DEEPROOT BARRIER UB 24-2 PER MANUFAC. SPECS. MULCH 1" LAYER OF FOREST FINES 1/2 - 1" SIZE MULCH AGRI-SERVICE 760-643-4041 MULCH ALL PLANTING AREAS EXCEPT SLOPES WITH PER THE CONDITIONS OF THE PERMIT. OR DEAD PLANT MATERIAL SHALL BE SATISFACTORILY TREATED OR REPLACED PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. DISEASED THE LANDSCAPE AREAS SHALL BE MAINTAINED FREE OF DEBRIS AND LITTER, AND ALL ALL LANDSCAPE AREAS SHALL BE MAINTAINED BY HOA/OWNER(S). SYSTEM WILL BE INSTALLED WITH AN AUTOMATIC RAIN SHUT OFF DEVICE. A REDUCED PRESSURE BACKFLOW PREVENTER WILL BE INSTALLED. IRRIGATION SYSTEM: AN DIGITALLY CONTROLLED AUTOMATED IRRIGATION PLANTING PLAN UTILIZES CALIFORNIA NATIVE DROUGHT TOLERANT MATERIAL MIXED WITH MORE ALL LANDSCAPE & IRRIGATION SHALL CONFORM TO THE CITY OF CARLSBAD DAMAGE RESULTING FROM HIS OPERATIONS OR NEGLIGENCE. TREES ARE PLACED TO SHADE BUILDINGS AND STREES FOR DECREASED ENERGY USAGE. COMMON DROUGHT TOLERANT MATERIALS TO CREATE A COLORFUL PALETTE FOR ALL SEASONS. AND SERVICES DURING CONSTRUCTION. CONTRACTOR SHALL REPAIR, AT HIS OWN EXPENSE, ALL COMMENCING WORK. THE CONTRACTOR SHALL PROTECT ALL MENTIONED UTILITIES, STRUCTURES, ALL UNDERGROUND CABLES, CONDUITS, WIRES ETC. (UTILITIES), STRUCTURES, & SERVICES BEFORE IT IS THE RESPONSIBILITY OF THE OWNER & CONTRACTOR TO INDENTIFY THE LOCATIONS OF STANDARDS & LANDSCAPE REGULATIONS. ROOT BARRIERS DESIGN STATEMENT MAINTENANCE UTILITIES & STRUCTURES DO NOT WRAP AROUND ROOT BALL OF TREE DWARF CALLISTEMON CALLISTEMON 'LITTLE JOHN' COAST ROSEMARY 5 GALLON 5 GALLON WESTRINGIA 'MORNING LIGHT' 3'H x 4'W 3.5'H x 3'W AGAVE ATTENUATA 3'H x 4'W FOX TAIL AGAVE 5 GALLON MEDIUM ACCENT SHRUBS LJ (LOW WATER USE) (LOW WATER USE) (LOW WATER USE) RETENTION BASIN WUCOLS (LOW WATER USE) 1 GAL. @ 24" O.C. JUNCUS PATENS 'ELK BLUE' ALL UTILITIES TO BE SCREENED AG PROVIDE ROOT CONTROL BARRIERS ON ALL TREES WITHIN 6 FT. OF PAVEMENT OR STRUCTURES 10-15 GALLON AS SHOWN CUPRESSUS SEMPERVIRENS 'MONSHEL' TINY TOWER ITALIAN CYPRESS UPRIGHT COLUMNAR TREE/Interesting foliage color AGONIS FLEXUOSA 'JERVIS BAY AFTER DARK' PEPERMINT TREE (BURGUNDY) TREES ALL QUANTITIES PER SYMBOLS ON PLAN 18'H x 15'W CANOPY TREE/Interesting form QUERCUS AGRIFOLIA 2-15 GAL.30'H x 30'W 3-24" BOX SMALL TREE/Interesting flower RHUS LANCEA AFRICAN SUMAC 25'H x 20'W6-15 GALLON COAST LIVE OAK (LOW WATER USE) (LOW WATER USE) (LOW WATER USE) WUCOLS PLANT LEGEND SMALL FLOWERING TREE/Interesting flower/trunk color ARBUTUS UNEDO 'MARINA' MARINA STRAWBERRY TREE 25'H x 20'W8-24" BOX (LOW WATER USE) Shrubs from 5 to 10 feet high: Install 5 gallon shrub per 200 SF of slope Ceanothus 'Wheeler Canyon'- Wild Lilac* Shrubs to 3 feet high: Install 1 gallon shrub per 100 SF of slope Arctostaphylos 'John Dourley' - Manzanita selection(Low Water Use) (Low Water Use) GROUNDCOVER POINT REYES MANZANITA (1'H x 4'W) ARCTOSTAPHYLOS UVA-URSI 'POINT REYES' 1 GALLON @ 36" O.C.(LOW WATER USE) SOCIETY GARLIC 1 GALLON TULBAGHIA VIOLACEA 2'H x 2'W SMALL ACCENT SHRUBS BLUE CHALKSTICKS SENECIO SERPENS 1 GALLON 1'H x 2'W PATRIOT RANIBOW COMPACT LANTANA 1 GALLON LANTANA CAMARA 'ROBPATRAI' 2'H x 2'W (LOW WATER USE) (LOW WATER USE) (LOW WATER USE) WUCOLS GROUNDCOVER PR (LOW WATER USE) (LOW WATER USE) NOTE: Provide a 3" layer shredded bark mulch on all area less than 3:1 grade. from flats 12" O.C. BACCHARIS PILULARIS 'TWIN PEAKS'' Dwarf Coyote Bush RETENTION BASIN PODOCARPUS MACROPHYLLUS 'MAKI' SHRUBBY YEW PODOCARPUS 8'H x 2'-3'W (MEDIUM WATER USE) ELK BLUE CALIFORNIA GRAY RUSH LILAC VINE HARDENBERGIA VIOLACEA 5 GALLON-STAKE (TRAIN ON WALL) (LOW WATER USE) SLOPE PLANTING AREAS OF APPLICATION THYMUS PRAECOX-CREEPING THYME FROM FLATS AT 12" O.C. OR Provide reinforced straw mats (SC 150 by North American Green on all slopes on all slopes 4:1 or greater prior to planting. **** *** * * * * * * *** * * * PRPR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR PR * ****** * PR * *** PR PR PR PRPR PR PR PR PRPR PR PR PR PR BUILDI N G B (4 UNI T S ) BUILDI N G A (5 UNI T S) RETENTION BASIN 537.0 CT 2019-0001 PUD 2019-0001 Earth Sculpture DesignL2 WATER CONSERVATION PLAN WATER CONSERVATION CALCS TOTAL LANDSCAPE AREA: 4,388 SF WATER EFFICIENT LANDSCAPE DECLARATION STATEMENT From:Jessica Evans To:Melissa Flores Subject:FW: La Costa Villas North - CT2019-0001/PUD 2019-0001 (DEV2018-0135) - comments for the 10/20/21 Public Hearing Date:Tuesday, October 19, 2021 2:31:27 PM Attachments:image001.png Hi Melissa, Can you please forward to Planning Commissioners? Thank you! Jessica Evans, AICP Associate Planner Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 760-602-4631| jessica.evans@carlsbadca.gov SUBMITTALS: Please visit the following link for information regarding instructions on submittals, available electronic submittals, submittal appointments and more: Planning DEVELOPMENT INQUIRIES: The Faraday Center is open to the public beginning June 15, 2021, for inquiries regarding development and for questions regarding application submittals. If you have questions, walk-ins are accepted, however, to limit wait times at the permitting counter, appointments are suggested. To schedule an in person Planning inquiry appointment with Community Development, please contact the Development Appointment system at (760) 602-2723 or email your request to: devappt@carlsbadca.gov. Facebook | Twitter | You Tube | Flickr | Pinterest | Enews From: noble <anoble@pacbell.net> Sent: Tuesday, October 19, 2021 2:05 PM To: Jessica Evans <Jessica.Evans@carlsbadca.gov> Subject: La Costa Villas North - CT2019-0001/PUD 2019-0001 (DEV2018-0135) - comments for the 10/20/21 Public Hearing Hi, Ms. Evans,For the 10/20/21 meeting regarding the above subject line project, I'd like to present the followingcomments: The rapidly increasing housing/population density in the area of La Costa Ave, Gibraltar St, andJerez Ct is not without consequences impacting parking and traffic safety. Parking: - Although the proposed La Costa Villas North project incorporates 2-car garages in their plans, theyalso indicate 3 street 'visitor' parking spaces. I question how the street parking spaces can be considered as part of the project's parking plan when the streets are public, not private.- Adding to the street parking problem, is the new neighboring Vista La Costa complex at 7541-7547Gilbratar St., which appears to be designated as both condos and apartments, and also offers 'visitor'street parking albeit on public streets. According to a recent on-line search, garage parking spaces within the complex are being offered as a parking "option." As such, it not unforeseeable that arenter might find free street parking as preferable to a fee-to-park option. - A solution to reduce street parking would be to require all apartments in the area to 'include' on-property parking in the monthly rent, rather than offer it as an option. Traffic:- The La Costa Villas North 9-unit project has the potential for an additional 18 cars onto flowingonto La Costa Ave which has been facing increasing traffic at speeds often well over the posted 40mph. - The existing 19-unit Vista La Costa project when fully sold/rented has the potential for anadditional 38 cars flowing onto La Costa Ave. - The total increase of 56 cars flowing onto La Costa Ave at the Gibraltar intersection is a significant number for traffic flow. - A solution to mitigate potential danger to motorists and pedestrians from this increased traffic flowwould be to install a traffic light or a stop at the Gilbratar/La Costa intersection. Respectfully,Alice Noble2758 La Costa Ave.Carlsbad, 92009 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.