Loading...
HomeMy WebLinkAboutPRE 2022-0034; DEVRIES TRIPLEX; Admin Decision LetterAugust 11, 2022 Brian Church 507 S. Cedros Avenue Solana Beach, CA 92075 8FILE COPY SUBJECT: PRE 2022-0034 (DEV2022-0119) -DEVRIES TRIPLEX APN: 203-021-01-00 {'"city of Carlsbad Thank you for submitting a preliminary review to demolish an existing triplex and construct a new triplex with an attached 340-square-foot accessory dwelling unit (ADU) and two in-ground spas located at 2445- 2447 Ocean Street, APN 203-021-01-00. The subject lot is located on a blufftop and is approximately 11,458 square feet in size. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. This preliminary review does not represent an in-depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans, policies, and standards in effect as of the date of this review. Please ~ be aware that at the time of a formal application submittal, new plans, policies, and standards may be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: R-15, Residential; 8-15 dwelling units per acre. b. Zoning: R-3, Multiple-Family Residential c. Coastal Zone: The project site is located within the Coastal Zone and is subject to the Mello II Segment of the Local Coastal Program (LCP). The LCP Land Use and Zoning are consistent with the City's General Plan Land Use and Zoning for the site. The property is located within the California Coastal Commission's Appeals Jurisdiction. Early discussion with Coastal Commission staff is highly recommended. d. Overlay Zones. The project is located within the Beach Area and Coastal Shore.line Development Overlay Zones (Carlsbad Municipal Code Chapters 21.82 and 21.204) Community Development Department Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov PRE2022-0034 (DEV2022-0119) -DEVRIES TRIPLEX August 11, 2022 Page 2 2. The project requires the following permits: 3. 4. a. Major Coastal Development Permit (CDP) b. Minor Site Development Plan (SDP) c. Special Use Permit (SUP) d. Minor Variance (V) e. Minor Coastal Development Permit (CDP) for the Accessory Dwelling Unit (to be processed after the above-noted permits are approved by the Planning Commission) The Minor CDP listed above would need to be submitted as a separate application. The exhibit package can however be duplicated. Please note on the project plans that the Minor CDP will be processed once the Planning Commission approves the Coastal Development Permit, Minor Site Development Plan and the Minor Variance for the triplex. Per the Housing Crisis Act of 2019 (SB 330), any project that includes the removal or demolition of a "protected unit" is required to provide the occupants with 1) relocation benefits (Gov. Code § 7260 et seq.), and 2) right of first refusal for a comparable unit available in the new housing development. (Gov. Code§ 66300 (d)(2)(D).) "Protected units" are generally defined by Gov. Code § 66300(d)(2)(E)(ii) as including residential units subject to affordability restrictions, price controls, or occupied by low income households. The formal submittal of the project will need to include documentation regarding any existing "protected units." With the project submittal, please submit documentation from the property owner verifying whether the units are "projected uni.ts." Climate Action Plan (CAP). New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely impact development requirements of this project. A formal application submittal will need to include a completed CAP Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address: http:Lfwww.qcode.us/codes/carlsbad/view.php?topic=18&frames=on To the extent that new GHG reduction requirements are in effect at the time of application for grading or building permits, the project will be required to comply with the effective requirements even if different than what is proposed in the project's planning approvals. GHG reduction requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new GHG reduction requirements results in substantial modifications to the project after planning approvals are obtained, then prior to issuance of grading or building permits, the applicant may be required to submit and receive approval of a Consistency Determination or an Amendment application for the project through the Planning Division. 5. Density. To help staff assess the maximum allowable density for the project site, please prepare a slope analysis pursuant to Carlsbad Municipal Code (CMC} Section 21.53.230. Please see Comment 8(b) below for additional details. PRE2022-0034 (DEV2022-0119) -DEVRIES TRIPLEX August 11, 2022 Page 3 6. 7. Existing Site Plan. Please provide an existing site plan showing the extent of the existing development. Please include details for the patio/deck and any associated blufftop revetments. lndusionary Housing. The project is subject to the City's lnclusionary Housing Ordinance, CMC Chapter 21.85. Where the project is proposing less than seven (7) units, the inclusionary housing requirement may be satisfied through payment to the city of an in-lieu fee. Prior to issuance of building permits, an inclusionary housing in lieu fee shall be paid on a per market rate dwelling unit basis in the amount in effect at the time, as established by City Council Resolution. The proposal to demolish the existing triplex and replace it with a new triplex will only be required to pay the in- lieu fee for three units if building permits for the three-unit project have not been applied for within two years of demolishing the existing triplex. Please see link below for additional information on the city's lnclusionary Housing Program (IB-157). https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000 8. The following technical studies/exhibits would be needed with a formal submittal: a. b. c. Geotechnical/Soils Report. In addition to the typical submittal requirements of any preliminary geotechnical/soils report, please be sure to also address specific requirements listed under the Coastal Resources Protection Overlay Zone (CMC Chapter 21.203) and the Coastal Shoreline Development Overlay Zone {CMC Section 21.204.110). More specifically, pursuant to CMC Section 21.203.040.C -Landslide and Slope Instability, developments within 500 feet of areas identified generally in the PRC Toups report, Figure 8, as containing soils of the La Jolla group (susceptible to accelerated erosion) or landslide prone areas shall be required to submit additional geologic reports containing the additional information required in the Coastal Shoreline Development Overlay Zone. Additionally, pursuant to CMC Section 21.203.040.D -Seismic Hazards, development in liquefaction-prone areas shall include site-specific investigations addressing the liquefaction problem and suggesting mitigation measures. The Geotechnical Report shall also provide a detailed analysis as to whether any alterations to the existing grade are proposed for the installation of the spas. Slope Analysis. A constraints map will be required as part of the coastal development permit application. Such information shall be prepared by qualified professionals and in sufficient detail to enable the city to locate the areas of slopes in excess of 25 percent. Topographic maps shall be submitted at a scale sufficient to determine the appropriate developable areas, generally not less than a scale of 1" -100' with a topographic contour interval offive (5) feet and shall include an overlay delineating the location of the proposed project. (See also Coastal Zone Hillside Development Regulations, CMC Section 21.95.140.A). Coastal Stringline. Pursuant to the Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204), no enclosed portions of a structure shall be permitted further seaward than those allowed by a line drawn between the adjacent structures to the north and south; and no decks or other appurtenances shall also be permitted further seaward than those PRE2022-0034 (DEV2022-0119) -DEVRIES TRIPLEX August 11, 2022 Page4 10. 11. allowed by a separate line drawn between those on the adjacent structures to the north and south. With a formal submittal of this proposal, a more detailed plotting of the applicable structures and appurtenances on the adjacent properties to the north and south will be necessary for determining accurate stringline measurements for the project. Specifically, separate stringlines are required between balconies, patios, and floors of a structure (if there are projections or recesses in the floors of the adjacent structures). Therefore, there may be multiple stringlines. Please be advised the current stringline shown on the plans for the home to the north should be taken from the closest corner of the structure. This is not what is currently shown. In addition, a current aerial view of the footprint of the adjacent structure to the south appears to be different than what is shown on the site plan. The stringline needs to be taken from the closest corne'r of the structure which may not be what is shown on the proposed site plan. In addition, please be advised that if it is determined the proposed patios and decks are located beyond the stringline of the in-kind structures to the north and south, the applicable encroaching structures for the triplex will need to be shifted east or eliminated. Based on a current aerial view, there are very few similar structures to the north and south. The decks have their own stringline from the house. Staff has some general concerns regarding the project's compatibility with the stringline regulations. A detailed survey of the adjacent development, including research as to what was permitted will be required in order to provide an accurate stringline. Please also submit permits or provide the date of construction for the existing patio/deck to confirm an accurate baseline for the current extent of the patio. d. Historical/Cultural Resources/Paleontological Studies. The development of the proposed project will require the demolition of a structure over 50 years old (triplex constructed in 1952) and excavation in an area of the city known to have a high sensitivity as it relates to archeological and paleontological resources. Please direct your consultant to the city's Tribal, Cultural and Paleontological Resources Guidelines. Please note that any archeological pedestrian survey of the site for the cultural resources study shall include a Native American monitor during the survey. Review of the Guidelines may be obtained at the Planning Division front counter or found on the city's website at: https://www .ca rlsbadca .gov /ho me/showpu bl isheddocument/254/637425976516870000 Site Plan. Please see CMC Section 21.204.090 for the site plan requirements for a project located along the coastal shoreline. Please ensure the site plan identifies the location of the bluff line and beach. Conceptual Landscape Plans. Projects within the Coastal Shoreline Development Overlay Zone must include conceptual landscape plans pursuant to CMC Section 21.204.090(G). In addition to the general submittal requirements, these plans should also include the location of patios, spas and other landscape or activity features. Please also be advised that the conceptual landscape PRE2022-0034 (DEV2022-0119) -DEVRIES TRIPLEX August 11, 2022 Pag~ 5 plans need to demonstrate compliance with CMC Section 21.203.040.B.3 of the Coastal Resource Protection Overlay Zone, which requires the use of water efficient irrigation systems and landscape designs or other methods to minimize or eliminate dry weather -flow when located within 200 ft. of the Pacific Ocean, coastal bluff, or rocky intertidal areas. Please see link below for the Landscape Manual. https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000 12. Setbacks. Pursuant to CMC Chapter 21.16, the required setbacks are as follows: 13. 14. 15. 16. 17. Front: 20 feet-to be taken from ultimate right-of-way. It is not clear whether the proposed setback accounts for the requirement to dedicate five (5) feet of right-of-way (ROW). Please see Land Development Engineering Comment No. 3 below for reference. Please be advised all parking spaces are required to be located outside of the ROW. Side: 10% the width of the lot. Compliance cannot be verified. Please ensure the site plan includes the lot dimensions with the formal submittal. Rear: to be determined based on the location of the stringline between like-to-like structures (see Stringline Comment No. 8(c) above). Minor Variance. The project proposes to locate the triplex within the 20-foot-wide front yard setback. As the site is located on a bluff top, the .site is considered unique and constrained. Further, minor variances have been granted for similar development along the bluff edge on Ocean Street. Staff is preliminarily supportive of a minor variance to encroach into the front yard setback. However, please be advised staff is not supportive of any request to eliminate required parking spaces. If required parking spaces cannot be provided in the driveway in front of the garages and outside of the ROW to satisfy the parking requirements, modifications will need to be made to the project design to provide adequate parking onsite. The California Coastal Commission (CCC) will not be supportive of any request to reduce the onsite required parking as it has the potential to impact coastal resources (i.e., public parking on the street). Please be advised the CCC can appeal the Coastal Development Permit. Lot Coverage. The maximum lot coverage for the subject R-3 Zoned property is 60%. Project exhibits will need to identify the total building area for the site and percentage of lot coverage. For determining what portions of the structure are subject to lot coverage, please see the definition of "Building Coverage" outlined in Section 21.04.061 of the Carlsbad Municipal Code. Basement Calculation/Buried Perimeter. On Sheet Al.l, specifically the "Level O" floor plan, please clarify why portions of the west elevation are being counted toward the basement calculation (dimensions are 12'-5", 2'-8", 9'-6", 5'-0"). Based on a review of the west elevation, the west elevation is entirely above grade. In addition, as the ADU is considered attached (see Comment No. 17 below), please clarify why it was not included in the basement calculation. Elevations. Please revise the elevations to show the extent of development below grade. Modifications to the elevations may be needed to comply with the stringline regulations. Floor plans. Please remove the projecting architectural feature on the north and south side of deck proposed for Units 2 and 3 on Sheet A-2.1. These features are a part of the home and project beyond the footprint of the ADU and into the stringline. Additional modifications to the balconies PRE2022-0034 (DEV2022-0119) -DEVRIES TRIPLEX August 11, 2022 Page 6 and decks are likely if these areas fall within the stringline. In addition, please label the extent of Floor 1 projection over Level O. 18. Accessory Dwelling Unit. Based on a review of the conceptual plans, it appears the 2nd floor and the deck for Unit 3 are directly above the proposed ADU (i.e., the ceiling of the ADU is the floor for the deck and 2nd floor of Unit 3). Staff considers the ADl,J as attached. Please be advised staff may consult with the California Coastal Commission regarding how to apply the stringline for AD Us. Since it will be considered as attached, it should be acceptable to use the stringline for the main structure. 19 Cross Sections. Please revise the cross sections on Sheet A-4.0 to show the proposed grade to assist staff with the building height analysis. 20. Building Height. The maximum building height for a roof with less than 3:12 pitch in the Beach Area Overlay Zone is 24 feet. The triplex has a flat roof; therefore, the maximum building height is 24 feet. Preliminarily, it appears the project complies; however, compliance with the building height will be verified once the clarifying information is provided. 21. Parking. Pursuant to CMC Section 21.44.020, Table A, the multiple-family dwelling (i.e., triplex) and ADU require a total of 8 parking spaces, including 1 visitor parking space and one space for the ADU . Of the 8 parking stalls required, a minimum of 3 spaces are required to be covered. As currently designed, the project proposes 4 covered parking spaces and 4 uncovered spaces in the driveway. Please see detailed calculation below and advisory regarding parking in the driveway/front yard setback. Unit 1. 2 bedrooms proposed, 2 spaces required-one covered, one uncovered. The project proposes a 267 SF one-car garage and one space in the driveway. The minimum dimensions for a one-car garage (measured from interior side of wall) are 12 feet wide x 20 feet deep. Please confirm the one-car garage complies; it appears to be short in width. Unit 2: 4 bedrooms proposed, 2 spaces required-one covered, one uncovered. The project proposes a 575-square-foot, two-car garage for Unit 2. The minimum dimensions for a two- car garage are 20 feet wide x 20 feet deep (i.e., 400 SF). As a reduced front yard setback is proposed, please reduce the size of the garage to the maximum extent feasible. Please only include the minimum depth necessary to accommodate vehicles and refuse storage/water heater. The remaining depth in the front yard will be needed to accommodate parking in the driveway. ~ 3 bedrooms proposed, 2 spaces required-one covered, one uncovered. The project proposes a 234 SF one-car garage and one space in the driveway. The minimum dimensions for a one-car garage (measured from interior side of wall) are 12 feet wide x 20 feet deep. Please increase the width of the garage to 12 feet to comply. Accessory Dwelling Unit. The project proposes a 340 SF attached ADU for Unit 3. One parking space is required in the driveway for the ADU unless one of the following can be demonstrated: PRE2022-0034 (DEV2022-0119) -DEVRIES TRIPLEX August 11, 2022 Page 7 22. a. The property is located within ½ mile from public transit, which includes bus stops; b. The property is located within a historic district; c. The ADU is constructed as part of a proposed or existing residence or accessory structure; Please note this does not apply to multi-family structures. d. The property is located within one block of a dedicated car share lot. Please see link below for additional information regarding the standards for ADUs: https:lfwww.carlsbadca.gov/home/showpublisheddocument/526/637757643522070000 Visitor parking. Pursuant to CMC Section 21.82.0G0(C), for projects with 10 dwelling units or less, 0.30 spaces are required per unit or fraction thereof. If the calculation results in a fractional parking space, the required number of spaces shall be rounded up to the nearest whole number. As three units are proposed, one visitor parking stall is required (3 x 0.30 = 0.9, round up to 1). In addition, pursuant to CMC Section 21.82.060.3(b) and (c), the minimum driveway depth for the visitor parking stall shall not be less than 20 feet. The _ distance should be measured from the property line, back of sidewalk or from the edge of the street pavement, whichever is closest to the structure. With the formal submittal, please designate which parking stall in the driveway will be the visitor parking stall and dimension the depth per the standards noted above. Required parking in driveway. If the proposed site plan does not account for the five-foot ROW dedication, the parking spaces in the driveway will project into the ROW and are not acceptable as currently proposed. Modifications will need to be made in the design to allow for cars to park in the driveway without any encroachments. Refuse storage. Please revise the floor plan to show where the refuse/recycle cans will be stored in the garages. As currently designed, there appears to be room for storage in Units 1 and 2 but not Unit 3. All necessary application forms, submittal requirements, and fee information are available at the Planning counte~ located in the Faraday Building at 1635 Faraday Avenue or online at https:/lwww.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. Land Development Engineering: 1. Complete a Stormwater Standards Questionnaire. This questionnaire will guide you and the city. in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire can be found on the city's website under Engineering Applications & Forms. Due to its proximity to the Pacific Ocean, the project is anticipated to be defined as a Priority Development Project (PDP), and it will be subject to complying with PDP stormwater requirements of the BMP Manual and must prepare a Storm Water Quality Management Plan per the city's E-35 template. PRE2022-0034 (DEV2022-0119) -DEVRIES TRIPLEX August 11, 2022 Page 8 Unless a proper exemption can be cited, the project will be subject to hydromodification. No potential critical course sediment yield areas appear on the property. 2. Plot FEMA flood zone elevations. 3. Show the existing right-of-way along the project frontage in accordance with the recorded map for the parcel. Show the right-of-way on adjacent properties in accordance with recorded maps or other easement dedications. Five (5) feet of street dedication along the project frontage will be required. 4. Any proposed sidewalk is required to be ADA compliant. 5. The project will be subject to entering into a Neighborhood Improvement Agreement with the city for the future improvement of Ocean Street. 6. Provide a preliminary title report. List all easements included in the title report on the site plan, and show on plans any easements that are plottable. 7. Provide earthwork volumes, including cut, fill, remedial, import, and export. The project will be subject to a grading permit. 8. Provide a preliminary grading plan. Show existing and proposed contours on the site, as well as in adjacent areas on adjoining properties. Submit a preliminary soils report. 9. Provide elevations for top of wall, finished grade, and top of footing for all proposed retaining walls. Cross sections may be necessary to clarify how the proposed buildings and adjacent improvements will fit with existing and proposed grades. 10. Show further details regarding how drainage will be addressed throughout the site. 11. Show the locations and sizes of any existing and proposed water service, water meter, backflow preventer, and sewer lateral. Propose upgrades as needed. 12. The project may be subject to preparation of a vehicle miles traveled analysis if evaluation of transportation impacts is required to support the project's CEQA determination. Fire Department: l. The triplex will be required to have NFPR 13D fire sprinklers and the ADU will be required to have NFPA 13 D fire sprinklers. 2. A fire alarm system is required. 3. The Fire Department will jointly review the architectural plans with Building and Safety as this is a State Fire Marshal-regulated occupancy. PRE2022-0034 (DEV2022-0119) -DEVRIES TRIPLEX August 11, 2022 Page 9 Building Division: 1. Please be aware of the following requirements, to be addressed as part of the submittal of the building permit: a. Show details for one-hour fire resistance-rated walls separating ADU from the main residence for this attached ADU (CRC R302.3). b. Show details for airborne and structure borne sound transmission compliance with CBC Section 1206 for the walls separating the new ADU form the main dwelling. c. A soils report is required for this new construction. d. A boundary certification is required for new structures built 5 feet or closer to a side or rear property line. e. Electrical load calculations and single line diagram for entire electrical design, including the existing loads and new ADU loads. · f. Carlsbad Climate Action Plan (CAP) Sections 2A, 3A and 4A are triggered for this project. CAP specific plan details to be coordinated with the CF1-R energy documents. g. Single line diagram for proposed gas fixtures, including new house fixtures. h. Separate HVAC will be required. i. Each dwelling unit shall be provided with heating facilities capable of maintaining a 68-degree room temperature. j. Return air from one dwelling unit shall not discharge into another dwelling unit (CMC 311.4). k. Each dwelling unit shall be controlled by its own thermostat (CMC 120.2(a)). I. Glass guard rails will need to show compliance with CBC Section 2407. Provide calculations and sufficient details which will be reviewed during the plan review process. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact me at the number below. You may also contact each department individually as follows: • Planning Division: Shannon Harker, Senior Planner, at (442) 339-2621 • Land Development Engineering: Jennifer Horodyski, Project Engineer, at (442) 339-2747 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-6677 • Building Division: Jason Pasiut, Building Official, at (442) 339-2788 Sincerely, ERIC LARDY, AICP City Planner EL:SH:JC c: Jan Devries, 2445 Ocean Street LLC, P .0. Box 675324, Rancho Santa Fe, CA 92067 Jennifer Horodyski, Project Engineer Laserfiche/File Copy Data Entry ! 5 I i I ~ s ~ ! I ! i § 5 ~ I e ~ i 5 I I ~ ! !1 i l I i ! I ©--- LS ~ ' @"'-. ' ~:=~ ~ "" PROJECT SYMBOL LEGEND Roomn1me ORIOUNE ROOM TAO ~ CD DOOR TAO ELEVATION CALLOUT ® WINOOWTAO SECllON CAU.OUT CE) CEIUNOTAO DETAIL CALLOUT <i> WALL TAO LEVELOAT\JM I G FLOOR TAO DIMENSION tF NORTH ARROW CENTERLINE & REVISION TAO 10 STEP IN ELEVATION RcVISJON CLOUD PROJECT AOORESS I .-.CESSOR PARCEL NUMBER LEGAL OESCRIPTK:>N ~· E LOTSIZE(NEl) F.AR.AlLOYI.E.O I I I CITY OF CARLSBAD APPLICABLE CODES :,_.~~~';~C:,::c:"HE~~~~~o _,, J'AftlU! l'IJtT): ,.,,.,n-r. ,.uttS' J'NITI: l'Altlt: ,N1Tt1• ~~f"" ~=E~ST~COOE PROJECT INFORMATION SHEET INDEX SHEET NUMBER I SHEET NAME A.O.0 lnTl..E SHEET A-1.0 SITE PLAN A-1.1 AREA PLANS A.l,O LEVEL 0 • BASEMENT PL.AH A-2.1 LEVEL 1 • FLOOR PLAN ·-~ LEVEL 1.15 • FLOOR PLAN A-2.3 LEVEL 2 • FLOOR PLAN A-l.4 ROOF PLAN A-3.0 ELEVATlONS A~.O BUILOlNO SECTIONS v, PERSPECTTVE VtEWS SCOPE OF WORK 1. DEMOLISH EXISTING TWO STORY TRIPLEX 2, 81.MLO NEW 1WO STORY TRIPLEX WITH BASEMENT AND ACCESSORY DWELLING UNIT PROJECT TEAM I 2 .... 5•24470CEANST,CARLSBAOCA9200e I OWNER 2447 OCEAN STREET LLC PO 90X875324 203-021~1-0l ARCHITECT R-3:COASTAL OVERl.AYZONE: BEACH OVf:Rl.AYZONE RESIDENTIAL STRUCTURAL ENGINEER 11,458SF RANCHO SANTA FE. CA 9'2067 BRIAN CHURCH ARCHITECTURE 507 SOUTH CED ROS AVENUE SOLANA BEACH, CA 92075 (858)793-3437 STRUCTURAL ENGINEER LOT COVERAGE (PERCENT) I I 6.874 SF~-. (lNCLUotNG ACCESSORY STRUCTURES) I CML ENGINEER CIVIL ENGINEER COVERAGE PROPOSED ALLO\l'IA8l.E BUILDING HEIGHT PROPOSED BUILDING HEIGHT REQUIRED SETBACKS : PARKING SPACES REQUIRED 3,880SF BEACH OVERLAY ZONE REGULATES NEW STRUCTURES TO 2<r-O" IN HEkiHT If LESS THAN 3;12 ROOf SLOPE JS PROVIDED. FRONT YARD: 25".(T (REDUCED TO 15'-0, SIDE YARD: T. g• {NOT LESS THAN 10"4 OF LOT WIDTH) REAR YARD: PER STRING LINE OF ADJACENT STRUCTURES f-----------+-------------------------, PARKING SPACES PROVIDED LANDSCAPED AREA EXISTING IMPERV10US AREA PROPOSED IMPERVIOUS AREA PROPOSED CUT f FlLL GEOTECHNICAL ENGINEER ENGINEERING DESIGN GROUP INTERIOR DESIGNER INTERIOR DESIGNER GENERAL CONTRACTOR GENERAL CONTRACTOR ~ u ca . "' ' " -0 ¥ N il~f' <l gut') ~1""""' Ju~:;'! Ul/lcof' J~i~ z 0 j:: u .... ::, L&J a:: L&J ~ ~~ .. H Q.~ iii .... ~ 111 !! a, i ·.:: 8 >~ CII ~ Cl ~ ::::c z Cl) 0 L&J u ..J a:: .... 0 -LL .... l-o z ~ SC.Alf: A,i..t...l.wl OAT!: 06/'I0/2'2 ~ A-0.0 SITE PLAN NOTES (I] NEW TWO ST~Y TRIPLEX IMTH BASEMENT II) STUotOUNIT (I} REAR YARD SETBACK STRING UHE TO ADJACENT STRUCTURES [!l FRONTYAAOSETBACK (!I FRONT YARD SET ACK• REDUCED TO 15'-0-DUE TO AOJ<Q!NTIIIADIGSIIIINGUNl--------t-, CONSTRAINTS OF STRING LINE REAR YARD SETBACK (i] EXISTINGCURBCUTSTOREMAIN (z] CONCRETE WAJJl,YtlAY AHO STAIRS Al GRADE (I) CONCRETE STEPPERS AT ORAOE {iJ NEW CONCRETE DRIVEWAY ffa LIGH~Ll Ii] SPA (1N GROUND) ff) CONCRETE PATIO lj1 LINE OF OVERHANG ABOVE I!] IMX>OOECK Im STORM VVATER PUMP ~ SEWAGE PUMP SITE;: PLAN 1" = 10'-0" DJSTINGSTHR•--tttHtl•I ---e; rlll<VS.-Y ---H------l--0C~ll.CEH1Ut.llE (/) _..,.,. .... , . ........, .~ u aJ "' ~ ~ ~J~~ <I " L)"' -jj i _;~ j L) ~ 0-<.J~'°~ ~ 0 j :g co U') !£. I z <I: ..J a. UJ I- ~~ c.n ..J~ a." -~ ~~ I-~ Ill~ CII ~ --~ "-8 >"-CII " c i ,,.a=~ ~i~l,BRIAN I!! 3 CHURCH ~; J '<::I.,...,_/ SCAI.E: A.....latod .. ,. 06(t0/22 SHUT A-1.0 z 0 j::: 0 ::::> 0:: 1-(/) z 0 0 0:: 0 LL l-o z I ~ ! . '7 JS L£~£6L(~g) SLOi6 '<t:J -~-s ="I<>, •"'V toJp-:, 'S LOS •Jt\i:>ai\~::JJ"lf ~:l.lOl.jJ \ID!J8 >-~ :1~ ~ " ct: ;;-il;,lc <( ~ ; ~ ~¥ ~ § :::, ~ ~~ri en t <( m § w ~f ;; ct: <( ~~ ~~ -1, ., z <( ..J Q. <( LLI c:: <( N ..J •o LLI .,:. > .. LLI co ..J~ z <( ..J Q. <( LLI c:: <( ... ..J 'o LLI -,:. > .. LLI co ..J~ . . ~~[ SN'\fld '\f3H'\f ( ~~ ~ u ~5 i-iCX)l6 'V:> "O\t9Slav:, l.3:3lll.S N'f'!!X> £1>1PZ•iaJ'N X31d1Hl Sa!JAaa ~~_,J9 q ~ a r--; ..... I ~ ~ t; ~ ~ 4 z <( ..J Q. <( LLI c:: <( 19 ... ..J 'o LLI .,:. > ," LLI co ..J~ z <( ..J Q. <( LLI c:: L=··:.::c····=··--·=· .. -=-=·····=----=--··:::::,· --+--=====-=----·· ··-i <( 0 ..J 'o LLI .,:. >-" LLI 'io ..J~ 'UJ.vrlUY 110 SJilJ.Cllcfftil ·1:113NUl'f'<l llBH..L ..0 J,,HW ltO uan:,·!!)a.LIICllt'f illll ,1,ll SDNNJltillcUIO:I lilO iJlV':)$ .CIVln:xw OJ n'Oilldl'II l,1()(13ss;lll.n::.I 'DUN'l'lilllVMIIO SflfV"OC:W HJ:IY, J,YtO lYfUd):WO:, JIIA' ~ lS3M1 ~Mn:lSICI i l Q ~ 0 VJ8 L£YN:6L (9S9) NVldlN3W3SV8 ·073A31 I ~~ ~ ~ I SLOl6 '\>''.l ·~-8 """1°S I 0::C ~ N ; 900U y::, 'OWS'lOV:) J3,ai'5 N\l',X> lffZ·~v,z _1i 1mu .;· •"v soJr-:::> ·s LO~ I •Mll~l!~:lr-q' 'f'Xl'rJ UClo!J8 · X3ldlijl Sa!JAaa ~~~~ ! ~ I 4 hJ u•1i •111 !ll" Hi il,s IJf I fl.:: ··n ffa 1iH fl!; i1lt z J!f• It1f! <{ fin~ ...J 0. ulJ .. Ui•~ 0: 11,h 0 11 •• nm 0 ...J u. I-z \ UJ ~ L 0 UJ 8 ~ c./) j ,.,,,,mu,..,4~~~1;;;;,,,,,,-.··:-.: ___ ·=-'•·_,,.,,.._"'_;:,r-.a'i.1,"·'·'t!'!Ell,wi::rl:;.ffil•"·::::;;::;,.;tl:;··,~"'-· . · ~--•·-·. -··-··..J==== LI U ~ <{ \ ca 0 ...J UJ > UJ ...J .... "'"'""""110snMJ,.,.J'lllJNlW,~M>J.HYWOUlir,::,'C)JilN:llrl'JMl.llffiNNJillfflO:)IIOJ"w::it'~OJnCDl"WlltlWOCDH.illldO'Cll~IIOlt'fl¥"t)OlfH.U'~.llNO'M\i.J:»tO:>iW5"Y14.ilrJHJ:lfil'ff'tl:l6IO Dtsa.MIIDtlHf:Sl!l'I.NfSM.!CONC!P'Tl..W..a....Tl'IITHNOCV,IMSOIIYWUUtAHTIES.Dl'ltESStDOltlMl'Ul!DASTO~.SCN..fOIICOW\lfl1'INll!SSIYti,if".\IICHlncT.Cl.l!HTOll~0,.™8't"MTNERS.tMl'l.OYUS011Al,UIITIS. .... r rn < rn r-.... Tl r 0 0 :0 "'C r )> z ~ li> 8,4;,Y !L!.~.JBJ.P. ~~~ ~ LEVEL 1 -FLOOR PLAN ~ NOT FOR CONSTRUCTION r,. ~ i----1 .--·······.----l.:...-· -·- s.~,Ch.x,h A"h;1K,~• BCA ■ c 507 5. C.droa Av• • } Sola= Sood.. CA 92075 • (858) 793-3437 I I ~ _, rr~ ,m ~< ci m r-.... 01 I ,, r-0 0 ::0 "O r- )>-z ► a ~ ~ Li'..:=~ w! t!.J :} u ~ ';i ~ ~ ~ 'Z l/ ~ q ,__.. I ! I '---L.-.• ------, ----..:... ... --... , ........ . .. .. .J LJ ______ i DeVries TRIPLEX 2A45-24'7 OC'-Al-lSTl1'10T c.AQLS8AO. CA 92008 ,· ~ /, . -, . , ~//'. -.;, ~~~,-~-'½. ,r ~ ~,1/~~ __ _1;;,11, . /~ /~ ~-, ,// /_/ :J 11 !'•~ P #,#w //#.;;. ~ ___ 1Jl1/////Y,,,;r .0/ #~, r •••-•--•-f•, I 1 r--------- 1 . ' I ' I I I 1/ 1/ ·~ ~! r-------· I ~w~ ~ . ~ ~ ~ _J· ~--------L-J -, r -1-------,' 'I '' I I ,., ,·, '---,,<:" ' A\. ',,, I I J I l I ~ '~ --------~-I ----_J '<,.,, L---- 507 S. C.Jroe Ave Solono B-h. CA 92075 LEVEL 1.5 -FLOOR PLAN B,.,,Ch.,,hA,chilKI~• BCA (858> 793-3437 I NOT FOR CONSTRUCTION ....... •--- I I NOll:::>n~lSNO:::> ~0::1 lON I V~8 N'11d ijQ01:t -t 13A31 (~ r--1\ L£1'£"£6L (11S11) • ct~ ~ SLOZ6 '1:l -~-8 °""I°$ !' ir:,: ~ I •"'fl '°'P-:> ·c; LOS e00l6 l':> '0"9S"\t!V:> J3,tlUM\'3X> £PPZ·,r,•z ' aJO .. X31dlijl sa!JN"O ti ~ tr, U'll»l!'t~\1 't,~:, UIJ!'8 '\, ~ .. ~fV ~-·K-·. 11 'llLYl"l.wvlilOS~\tll'll"ldNlWll'41111MJ.IOMiYIIO.&IOn:>'J.:)3.L..0W]HJ.l.lff..,.JJiJWJIIO:JW0nt:la'~Oln'a.in.t'lllil00Hl]lilnJ'S~lil0SMIV"OON-.l'W0~3W...VWHJHJ.-l0""1::ISIO q ~ "I ;: ~ ~ ~ ~ ; I'() c--i ' <{ z <t _J a. ex 0 0 _J u. N _J UJ >~ LJJ II _J ~ ,... § ! i i NOl18ff~lSN08 ~0:1 l ON VJ8 Ll:V£"£6L (8S8) SLOZ6 'O':, ·~-a """l"5 ••'O'~'f"''.l'SLOS •.M'\1»1!1,P~ lJ~-i::> U0!'8 ! i ! ; i i I ___ J i::::·.-:-1~ I·----- t·~=-· ~----l f---1 ~ ~ 11·1~ ---------~ \ 0 l___ ... ______ ------··-•----· ------------____ J : ~ ......... ,., ........... c,=.,.? NVld jQQH /,,-r--.... ~~ ~ 900Z6 v:, ·O\"i!Siav:, l~~CUiN.-,:,o tnz·i.,n n i~ : ~~;;.;ty X3ldltll sa!JA-:lO ,/OUf'Jt r . j ' i ---7 -.-.-· ! j ---7 .. ! I: ~~=11 ----1 I --.. , i '-I I i ; -------.. ! .. ! 1 ' •I I! !I .L.. • ......-=-.. ,--...s.-._._,,,"""'-'-~ ...... .,,.._...., .... , ..... :r. •••• -=---~==-·-=--=·· ===-"'-!I-=--_____ ,.._i~ ''6------------------""_!.,=· 1 'IJl'fl"IIUlrll05UAO'Wl'IJ"SIIJNl¥VtllldKl olO IJfYIIOlNJf"O !:»ac:.wv~, J,fff)l,wllJ'lol1'0:)II0~-~0.i na.-woQHSnwXJ"S3WffllllrWIIOIYIN"OON IUW.J.lNO"l'ffil..e:.0:1.,..$HY'l;jJS;~I =llil""'1:>SIO Q ~ "-t a N I Hi <{ z 0 5' ... i !!! :t>-~ I ~ ~ 0 H !: ~ q DISa..AIMPI: ~l'Lllfl ARE COHCEPTUll. °"'-' Wlflol NOCUilloQ OR-nu. o,11uuomt IMl'I.Jt!O AS fO ,-eO,/IVICf. KAl.f.011 COIWUTl .... SS 1Y nte:AJIOff(CT. Cl.OT Olt-, 01' THDl ,Nf.Tl'Olllll. lWU>1'UJ 011 .v,JU,,\TIS. r·~ DeVries TRIPLEX ~ ~; n 2445-2447 oc,ANSTPG'1 CA..ot.SBAO CA 92008 i~v ELEVATIONS " :,:~ NOT FOR CONSTRUCTION "' 0 $. ;:r ~ !!! B,;,"Ch-K,h A,.h,~•~· BC A 507 S. C.dros Ave Solano Bea,h. CA 92075 (858> 793-3437 I - I I a, l> ~ I ~ ~ ~ ~ f' ~ 0 ~ ii OISCl,.MMUI llofst: l'I.AHS All! CONCEl'T\1,,1,l ONI.T WITH NOCUIWS 0A W!VIIW<ITIES, DPIIUU:001'1 llill'llll)AS TOACOJlllCl'. ICM..I! Ol'I COM,tfflNH(Slll If TH( AIIQ11T!CT, CI.IOITOII Ar<t Of/ THEft P.•,IHNUII, (1,11'1,0'r!UOl'I AfflUATU. ~ -~ ~~ ~~ ~ 7-li ~~ :;,r ::),-':J' ::)l'' Y l 1; "f I I I I I I I I I I ·½+-i i ~ i ~~I : i I ~ I ! ; g I :;,) 1' 't . . l .~ .. ii, .L, J :_LLJH ) I!! I .-:~] , i ~I lb Id li'L--J LJ I :-1 1-1 i i 1-1 H I ! ; ~'~ ~~ ,~ I I I I I I · ···r -··' i I I . I i -· • I ., L l ~ I /4 "'.:.:: ~ ,~~ _, O a:J 'j { ~! / '-"'~ I I ' I I I :: I I I f i I I I ' I I I I I ..... ·..,_ ~~ 1 ;" \, i ! ! 1 I ; I I II I ,. -'~·· ~-i j J } ~~ ~~ ~t~ ~~ :~ ~~~ 1 I 1 f DeVries TRIPLEX 2A.45-24'17 OC'-ANSTil"TCAllLSSAO CA. cnooa BUILDING SECTIONS NOT FOR CONSTRUCTION "' m (") ::I ~ )> )> t ~ f I I I I I [i ~ I " -~J I I I I I I I I I I I I i -- I I I r.17 I L ; ,'.: I I ; ; ' ' I C. ,:; I r I I I I I I I I I I I I r I I i ;, .'!! I !. i ! ! ! I, I I -I I I I I I I I I I I ! i ! ! ! ! , I I % ! ··· ·1 ;<;/:' I I I I r ··-~7-~ ~ri J ~~ '~~ ~ ~~ I ~~ i ''11 1 1 B, .. ,Ch~,h A,,hilKl~• BC A 507 S. Ced~ A,. Solon. B-h. CA 92075 (858) 793-3437 I -------~·- ! ~ I CUCUIMffl' 11-ESI l'l,UdMICO,,,CIJ"T\IM.OMTWITHHO<:V,IMSOlll'•'•'UUV,HTll!S.DJ'!IUU00'1IMPU!0ASTOACC\JltACT, IICAll'ClltCOIIPl(TIE!fif:"IY TIE.\IICHIT(CT.aJENfOIIIAlff Ol'THOII PNITHEltS.(Ml"I.Ol'USCIIIAfFIIJAf(S. "~..:.._..._;_.:,;:,..,..: ~ ···-· ; ,,/ ~l ~ntM ~l~I Cl) 0 C: ... ::c :; m ~ ,. $ ~ ~ 4 :=~ DeVries TRIPLEX &~nCl..,h Atthrt~lwe BC A ·LJI! 507 S. C.dros Ave < .t nai ,; 2445,2447 OCO.NSTll"T CAQlS&AO. CA 92008 ~ ~ :r.:!! b Solano 8,_h_ CA 92075 ..... \ ~t V PERSPECTIVE VIEWS (858) 793.3437 I ~ :r__., NOT FOR CONSTRUCTION I E I