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HomeMy WebLinkAbout2015-01-21; Planning Commission; ; CDP 14-13 - HIRSCHKOFF RESIDENCEC City of Carlsbad ERRATA SHEET FOR AGENDA ITEM #1 Memorandum January 21, 2015 To: Planning Commission From: Austin Silva, Assistant Planner Via Don Neu, City Planner Re: Errata Sheet for Agenda Item #1, CDP 14-13 - Hirschkoff Residence Staff would like to correct information that was provided in the Staff Report: In the last paragraph on page three in the staff report, it is stated that the site does not contain any "dual criteria" slopes, which is incorrect. The site does contain "dual criteria" slopes, which is noted correctly in section "D" on page four. A revision will be made to the staff report after the Planning Commission hearing. Community & Economic Development Planning Division 1635 Faraday Avenue I Carlsbad, CA 92008 I 760-602-4600 I 760-602-8560 fax The City of CARLSBAD Planning Division A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. P.C. AGENDA OF: January 21, 2015 Application complete date: August 27, 2014 Project Planner: Austin Silva Project Engineer: David Rick SUBJECT: GDP 14-13 - HIRSCHKOFF RESIDENCE - Request for the adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum, and approval of a Coastal Development Permit to allow for the construction of a 3,015 square foot single family residence within the Mello II Segment of the City's Coastal Zone generally located on the west side of Jefferson Street, adjacent to the Interstate Five freeway and within Local Facilities Management Zone 1. The project site is within the appealable area of the California Coastal Commission. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7081 ADOPTING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum, and ADOPT Planning Commission Resolution No. 7082 APPROVING Coastal Development Permit CDP 14-13 based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The .28 acre (12,133 square feet) undeveloped project site is located on the west side of Jefferson Street and adjacent to the Interstate 5 freeway as shown on the attached location map. The property is accessed off a 12 foot wide driveway off Jefferson Street that is shared by four properties. The topography of the site is a series of narrow terraces sloping from approximately 75 feet above mean sea level on the south to approximately 25 feet above mean sea level on the north. The shoreline of the Buena Vista Lagoon is approximately 80 feet north of the northern boundary of the property. Plant communities on the site consist of approximately .18 acre of disturbed land and .10 acre of Diegan Coastal Sage Scrub. Table "A" below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Residential Medium-High (RMH) R-3 Vacant North N/A N/A Interstate 5 Freeway South Residential Medium-High (RMH) R-3 Single-family residential East N/A N/A Interstate 5 freeway West Open Space (OS) Open Space (OS) Open Space Proposed Residential Construction: The project consists of the construction of a new 3,015 square foot single-family residence. The proposed three-story home has a 390 square foot one-car garage and a 312 square foot one-car garage. The residence utilizes a modern architectural style with the use of flat roofs, and clean, straight lines for building forms. The building materials consist of stucco, stone veneer, and CDP 14-13 - HIRSCHKOFF RESIDENCE January 21, 2015 Page 2 faux wood plank siding. Proposed landscaping improvements in the property include a sunken courtyard in the front of the house off the lower level and a hardscaped patio in the rear bordered by planters with drought tolerant landscaping. Also included, is a 468 square foot attached second dwelling unit located on the north end of the upper level and accessed by an exterior stairway. The second dwelling unit will be administratively reviewed and acted upon by the City Planner through a separate minor Coastal Development Permit (CDP 14-14), pursuant to CMC Section 21.201.08(C) and subsequent to the Planning Commission action CDP 14-13. Proposed Grading: Estimated grading quantities include 425 cubic yards (cy) of cut, 325 cy of fill with 100 cy of export. A grading permit will be required for this project. III. ANALYSIS The project is subject to the following regulations and requirements: A. Residential Medium High (RMH) General Plan Designation; B. Multiple Family (R-3) Residential Zone; C. Hillside Development Regulations (CMC Chapter 21.95) and Hillside Design Guidelines; D. Coastal Development Regulations for the Mello 11 Segment of the LCP (CMC Chapter 21.201), the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) and the Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204); E. Inclusionary Housing Ordinance (CMC Chapter 21.85); and F. Growth Management (CMC Chapter 21.90). The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable city regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan Land Use Designation Table "B" below includes the project site's gross and net acreage, the number of dwelling units allowed by the General Plan's Growth Management Control Point (GMCP) density and the proposed projects number of dwelling units and density. TABLE B Gross Acres Net Acres DUs Allowed at GMCP Density DUs Proposed and Project Density .28 .19 2.18 1 DU proposed at 5.26 DU/acre The subject property is designated Residential Medium-High (RMH). The RMH Land Use designation allows for the development of residential units within a density range of 8-15 dwelling units per acre (du/ac) and at a Growth Management Control Point (GMCP) of 11.5. The project site has a net area of .19 acres and at the 11.5 GMCP, 2.18 dwelling units are allowed. The project's density is below the density range set for the subject property, however, one single-family dwelling unit is guaranteed pursuant to the following General Plan Land Use provision: "Notwithstanding the density provisions and intent of each residential land use designation, a one-family dwelling shall be permitted on any legal lot that existed as of October 28, 2004." The subject lot was legally created prior to October 28, 2004; therefore, development of a one-family dwelling is consistent with the RMH General Plan Land Use designation. CDP 14-13 - HIRSCHKOFF RESIDENCE January 21, 2015 Page 3 Consistent with the city's Housing Element, all of the dwelling units which were anticipated toward achieving the city's share of the regional housing need that are not utilized by developers in approved projects, including fractional units, are deposited in the city's Excess Dwelling Unit Bank. These excess dwelling units are available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity, including second dwelling units, adequate to satisfy the city's share of the regional housing need. B. Multiple-Family Residential Zone (R-3) The project is required to comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the Multiple-Family Residential (R- 3) zone. The proposed project meets or exceeds all applicable requirements of the R-3 zone (Shown in Table C below). TABLE C- R-3 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED/ALLOWED PROPOSED Front Yard Setback 20' 20' Side Yard Setback 5' 5' Rear Yard Setback 10' 48.5' Max Building Height 35' 37.5'* Lot Coverage 60% 27% Parking Two one-car garages with interior dimensions of 12' x 20' Two one-car garages with interior dimensions of 30' x 13' and 24' x 13' *The maximum allowed building height for the R-3 zone is 35 feet. However, pursuant to Chapter 21.46.020 of the CMC, parapet walls may extend above the height limits since they do not provide for additional floor space. The project has parapet walls that are above the 35 foot tall building height. C. Hillside Development Regulation (C.M.C. 21.95) The project site includes a change in grade elevation greater than 15 feet and slopes greater than 15%. Generally, a project site exhibiting these topographic characteristics would require a Hillside Development Permit (HDP). However, pursuant to Section 21.95.040(A)(1) of the Carlsbad Municipal Code, development of one single-family dwelling unit on a residentially zoned lot is exempt from the HDP process. While a HDP is not required for the project, it must still demonstrate conformance with the Hillside Development Regulations. The project meets all the requirements of the Hillside Development Regulations. Hillside conditions of the project have been properly identified on the constraints map, which show existing and proposed conditions and slope percentages. While the project is proposing some development of slopes greater than 40%, none of these slopes meet the criteria necessary to restrict development. For example, the 40% slope areas proposed for development have elevation differentials that are less than 15 feet, consist of an area less than 10,000 square feet in size, and are not comprised of any prominent land form features. The site does contain "dual criteria" slopes, which are defined as slopes equal to or greater than 25% possessing endangered species and/or coastal sage scrub, and chaparral plant communities within the Coastal Zone. These areas are generally considered to be "undevelopable" per the Hillside Development Regulations and the Coastal Resource Protection Overlay Zone (C.M.C Chapter 21.203). There is no development proposed for the "dual criteria" slopes on the property. The remaining areas proposed for development consist primarily of disturbed habitat on slopes with a gradient of 25% or less. These areas are considered developable per the Hillside Ordinance and the Coastal Resource Protection Overlay Zone. CDP 14-13 - HIRSCHKOFF RESIDENCE January 21, 2015 Page 4 The project will include grading over approximately .19 acres of the gross .28 acres site. The grading results in an estimated 425 cubic yards (CY) of cut, 325 CY of fill, and 100 CY of export. The resulting grading volume of 2,237 CY/acre is identified by the Hillside Development Regulations as being within an acceptable range. Additionally, the project is consistent with the Hillside Development & Design Guidelines as the building has been designed to follow the dominant slope of the land. D. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201), the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) and the Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204). The project site is located within the Mello II Segment of the Local Coastal Program and is in the appeal jurisdiction. The site is also located within and subject to the Coastal Resource Protection Overlay Zone and the Coastal Shoreline Development Overlay Zone. The project's compliance with each of these programs and ordinances is discussed below: 1. Mello II Segment of the Certified Local Coastal Program and all applicable policies. The project is located in the Mello II Local Coastal Program Segment. The subject site has an LCP Land Use Plan designation of Residential Medium-High (RMH), which allows for a density of 8-15 du/acre and 11.5 du/acre at the Growth Management Control Point (GMCP). The project density of 5.26 du/ac is consistent with the RMH General Plan Land Use designation as discussed in Section A above. Therefore the project is consistent with the Mello II Segment of the LCP. The project consists of the construction of a new 3,015 square foot single family residence with two attached one-car garages in an area designated for residential development. The proposed three story, single-family residence is compatible with the surrounding development of one and two-story single- family structures. The three-story residence will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the previously graded site, nor are there any sensitive resources located on the developable portion of the site. The proposed single-family residence is not located in an area of known geologic instability or flood hazard. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the residentially designated site is not suited for water-oriented recreation activities. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run-off, pollutants and soil erosion. Slopes equal to or greater than 25% and possessing endangered plant/animal species and/or coastal sage scrub and chaparral plant communities are considered "dual criteria" slopes and are protected in the coastal zone. The subject property contains "dual criteria" slopes, however, there will be no development on those slopes. A 100 foot setback from wetlands and the Buena Vista Lagoon has been provided to buffer sensitive habitat from intrusion. The project is encroaching into natural 25% or greater slopes without native vegetation. Pursuant to Section 21.203.040(A)(3), developments of such CDP 14-13 - HIRSCHKOFF RESIDENCE January 21, 2015 Pages slopes is permitted provided six findings can be made. Justification for the findings being made are shown in Table D. TABLE D - COASTAL RESOURCE PROTECTION OVERLAY ZONE COMPLIANCE FINDING JUSTIFICATION A soils investigation conducted by a licensed soils engineer has determined the subject slope area to be stable and grading and development impacts mitigatable for at least 75 years, or life of structure. A geotechnical review prepared by Engineering Design Group, dated June 19, 2013, found that the subject slope area is stable and will remain so for at least 75 years, or the life of the structure. Grading of the slope is essential to the development intent and design. The development intent of this property is to utilize its location and take advantage of its views towards the Buena Vista Lagoon and Pacific Ocean. By restricting development to areas with slope gradients of less than 25%, it leaves little developable land in relation to the size of the property. Therefore it is essential to build upon portions of the steep slope in order to have a house that is comparable in size to those in nearby lots and to have a usable rear yard. Slope disturbance will not result in substantial damage or alteration to major wildlife habitat or native vegetation areas. According to a habitat assessment prepared by Brian F. Smith and Associates on June 11, 2014, the area of slope disturbance contains disturbed land and would therefore not damage or alter major wildlife habitat or native vegetation areas. If the area proposed to be disturbed is predominated by steep slopes and is less than ten acres, no more than one-third of the total steep slope area shall be subject to major grade changes. The area of slope disturbance is 818 square feet, which is less than one-third of the total steep slope area. If the area proposed to be disturbed is pre- dominated by steep slopes and is less than ten acres, complete grading may be allowed only if no interruption of significant wildlife corridors occurs. According to a habitat assessment prepared by Brian F. Smith and Associates on June 11, 2014, the area of slope disturbance does not contain any wildlife corridors. Because north-facing slopes are generally prone to stability problems and in many cases contain more extensive natural vegetation, no grading or removal of vegetation from these areas will be permitted unless all environmental impacts have been mitigated. Overriding circumstances are not considered adequate mitigation. The slope that is within the property is a north facing slope. All environmental impacts have been mitigated as outiined within the Mitigated Negative Declaration associated with this project. 3. Coastal Shoreline Development Overlay Zone As the project site is located within the Mello II Segment of the Local Coastal Program and is located between the ocean and the first public road parallel to the ocean, it is subject to the provisions of the Coastal Shoreline Development Overlay Zone. The proposed development complies with all applicable requirements of the Coastal Shoreline Development Overlay Zone as illustrated in Table E below: CDP 14-13 - HIRSCHKOFF RESIDENCE January 21, 2015 Page 6 TABLE E - COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE COMPLIANCE STANDARD PROVIDED Lateral Access 25' dry sandy beach A dirt road which is closed to vehicular traffic and is City of Carlsbad right-of-way, is located adjacent to and north of the property. Therefore the project site is not located adjacent to the Buena Vista Lagoon and is not required to provide lateral access. Furthermore, the steep slopes of greater than 40% are not suitable for a public access trail. Geotechnical Report Analyze bluff erosion and geologic conditions. A geotechnical analysis for the project was prepared by Engineering Design Group on June 13, 2013. The analysis concluded that the proposed development will have no adverse effect on the stability of the coastal bluff and that the site is suitable for the proposed development. Appearance Building developed on site with a general attractive appearance related to surrounding development and natural environment. The proposed residential structure has been designed with attractive architectural features such as stucco, stone veneer and faux wood plank siding, which are compatible with the surrounding development and natural environment. Ocean Views Building designed to preserve to the extent feasible ocean views. The project design is consistent with the other adjacent buildings along Jefferson Street and the proposed structure complies with applicable side yard setback requirements, which will, to the extent feasible, continue to preserve existing ocean views from the street. Natural Features To the extent feasible, retain natural features and topography. The proposed single-family residence has been designed to step-down the proposed terraced pad, consistent with this requirement. Grading Grading executed so as to blend with existing terrain. The site will require grading to accommodate the proposed residence. A grading permit will be required for the construction of this project. The terraced grading has been planned so as to limit the impact on the slope. "Stringline" Maintain a "stringline" setback for structures, patios, decks, and other similar structures. The project adheres to all coastal "stringline" setback requirements. The project consists of the construction of a single-family residence and patio. The proposed home will adhere to the stringline setback requirement for both the residential structure and patio/decks. E. Inclusionary Housing Ordinance (CMC Chapter 21.85) With this residential development of less than seven (7) units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. The project has been conditioned to pay this fee prior to the issuance of a building permit. F. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City and is subject to the provisions of the Growth Management Ordinance, as contained in Chapter 21.90 of the Zoning Ordinance. There are no special conditions or requirements within the Zone 1 Local Facilities Management Plan that apply to this single-family residential project. However, the project is CDP 14-13 - HIRSCHKOFF RESIDENCE January 21, 2015 Page 7 conditioned to pay the appropriate public facility fees, water, and sewer connection fees, traffic impact fees, and school fees. All facility improvements necessary to accommodate the development will be in place prior to, or concurrent with development. Therefore, the project is consistent with the Zone 1 Local Facilities Management Plan. The construction of a new single-family residence will not have any adverse impacts on public facilities. The project'sconformance with the requirements of the Growth Management regulations is detailed in Table E below. TABLE F - GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS/STANDARDS COMPLY City Administration 3.4767 sq. ft. Yes Library 1.854 sq.ft. Yes Waste Water Treatment 1 EDU Yes Park .006953 acre Yes Drainage Icfs Yes Circulation 10 ADT Yes Open Space N/A Yes Fire Station No. 1 Yes School Districts (Carlsbad Unified) Elementary = 0.3400 Middle School = 0.1184 High School = 0.1032 Yes Sewer (Carlsbad) 1 EDU Yes Water (Carlsbad) 550 GPD Yes 1.18 dwelling units will be deposited into the Excess Dwelling Unit Bank. IV. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impacts on the environment. The environmental impact assessment identified potentially significant impacts to both biological and cultural resources, and mitigation measures have been incorporated into the design of the project or have been placed as conditionals of approval for the project such that all potentially significant impacts have now been mitigated to a below level of significance. Consequently, a Notice of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) was published in the newspaper for a 30 day public review period from October 29, 2014 to November 28, 2014. A comment letter was received from the San Luis Rey Band of Mission Indians dated November 28, 2014. As a result of the comment letter received, an Addendum to the MND was prepared requiring additional mitigation measures for cultural resources at the request of the San Luis Rey Band of Mission Indians. ATTACHMENTS: 1. Planning Commission Resolution No. 7081 (Neg. Dec.) 2. Planning Commission Resolution No. 7082 3. Location Map 4. Disclosure Form 5. Reduced Exhibits 6. Exhibits "A" - "K" dated January 21, 2015 iSi NOT TO SCALE SITE MAP Hirschkoff Residence CDP 14-13/CDP 14-14 DISCLOSURE Development Services <;<«. CITY OF STATEMENT Planning Division <;<«. CITY OF P-1(A) 1635 Faraday Avenue CARLSBAD P-1(A) (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page nriay be attached if necessary.) Person Tloel/H^c-f/gj- U'^^rrAio fTCorp/Part, Title Ou)AV/^ Title Address 1^83 C^»^-) Address_ OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part_ Title Owy?tr Title Address Address + p-1 (A) Page 1 of 2 Revised 07/10 NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust, Title Non Profit/Trust Title Address Address 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? • Yes 0-No If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. I certify that all the §j3i6ve information is true and correct to the best of njy knowledge. Signature of owner/date Print or type name of owner -Sl^ature of applicant/date Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent p-1 (A) Page 2 of 2 Revised 07/10 HIRSCHKOFF RESIDENCE CDP 14-13/14-14 •jirM, i^-.-iw. luiv^ MATERIAL SPECIFICATIONS REFERENCE THE 2013 CALIFORNIA RESIDENTIAL CODE WSIMLLY QRAOED LUMBER SPECIES *ND GRADE SEC ftSW 1JW602 1JW«02 1 GLUE lAMINATED LIMBER COfO!ETE Fi: • SDGO p> UIN SEC H02 REINFORCING STEEL GRADE 40 UHnUASOf«Y SEC ReOTIReOB STRUCTURAL STEEL Fj • 36* A3e STRUCTLlRAl. GOVERNING CODES TMS PTOJECI SHALL COMPLY WTH IhC 2013 6 JIT ON Of THE CALFORNIA CC»e (BASED ON IME !D12 IBCI. THE 2013 CAUEORNIA ELf CTfOCAL CODE >C 61 lA^MO) THE 2Dt3 CAirORMA « CMAMCAl CODE (BASED OH 2013 CALIFORMA EIRE CODE <MSEl> REFERENCES • ;DI3 cikiiFoimu RESCCNTIAL CCOE B TUBER CONSTRUCTION HANUAL c REINFORCED MASONRY EWQNEEftING HANDBOOK D REINFORCED CONCRETE DESIGN E SHPLIFEDDESXm OF ? rauCTURAL STEEL ST^TPetT OF SPEflAL l>g^n(:t6 rDa;;*t ire: AI wftTi^TisH o^r ^^ytitLa'j *:rnika:b:,ifiii'i i«rt,.'iJN. CAL GREEN NOTES « FOLLOWING CONTROlU OlfJtSES IN PUINTE- ftBOS*l SOIL HOISTURE.BASEDCOMrRO(.LERS ARE NOT REQUIRED TC PHOTECTH) AQ«mST Jrt PASSAGE Ot OPERATION AND MAJNTENANCE MANUAL 3WJER SHALL SUBWIT AN AFFIWVIT IH»T COHFIRWS THE O KAINTEMNCE UAMUAL iCGBSC 1110 U i tlOCICrtMNOBAftOOIHEBRELATEDAWDISTRaLITlON SHALL COVERED Dun CONS TKUCTIOM-(CGBSC'M j ADHESWES.SEALANTS AWOULKSSHALLBE COMPLIAN->OXICC(>MPOU>C LIMITS ICaesCI^21) I PAINTS STAffJS AM3 OTteR IR UMITS FOR VOC AND ( If«R lOXC COVtKJUNOS (C BE PfiOMlOEO TO VERIFY Tt ilTH Tt* CODE MUST BE 0 CARPET AND CAAPET D THE aUH.»NG INSPECTOR ICG8SC * SM 2 S DET=tNEO IN THE COllABOfWTIVE P0« HIGH PERFORMAtJCE SCHOOLS (CMPSI LOWEVITTlNG MATERIALS IISI OR BE CERTI UNDER TfC RESILJENT FLOOR COVERING INSTITUTE (RCFIJ FLOOR SCORE PRO PARTICLEBOARD MEDHJII DEI* PLIVlOODUSEDi FORMALDEMYOE EMISSION STANDARDS A LETTER. BU110M3 OIWIER CERTirriNljinHAT MATERIAL IMS BEEN I (UDF) WC HARIMAXX) INSTA1_LER BE SueuiTTEO TO !ti BUILIWC INSPECTOR MEMBERS EXCEED I ftK MOISTURE CC 1* TK MOISTURE CONTENT OF Bun DING MATERIALS use FRAMING tSCICCKED BEFORE ErCLOSLXE MOISTlKECt BY EITHE" A PROeE TTt* OR CONTACT TYPE MOISTURE METER A CeRTiFICATE Ol COMPLWNCe INPCATING C*TE OT " JT SMAU BE VERIFIEC COMPONEMT OF A MMOIE HOUSE VENTILATION SY 7 MECHANKAL EXHAUST FANS WHICH EXmiKT DU HAa COMPLY WTH TkC FClLaiWJG 1 FANSSHAUBEEKRCYSl TERMINATE 01 2 UM.ESSFUI SYSTEM FAN; BETVIEEN » TC RESIDENTIAL GREEN BUILDING STANDARDS 1 PROJECTS WrHOH DISTURB LESS THAN 0« ACRE OF sot SMALL «W STORM WATER DRAMAQE CURING CONSTRUCTION BT ONE OF THE FOU.IWWNO A RETENTION BASINS B WiHERE STORM in*I^RlSCOIWEYEDTOAPUBLlCDRAI«G£SYSTEI VWTER SHALL BE FILTERED BY USE Of A BASRIER SYSTEM tWTILE Of OT*«RA(f«VED METHOD CQC* 1062 2 STE CRAOIMi OR OHAIFWOE S^ U. MANAGE AU SURFACE Ml i TICC0MTRACTOitS>' KUNACXMENT PLAN TO ' GTHECF n OF lit CONSTRICTION COC FIRE SPRINKLER NOTES IS SHAll BE DES1GKDA^ ! THE SUOMITTAL OF RESIDENTIAL Ffl _ _ _ _ i3l30F THE 2013 CALFORNIA «ESII»<TIAL CODE OH OTMEN Ht 103 OF THE 2013 CAL)FORMA BUILDING CODE HAS BEEN DEFERRED PLANS FOR FIRE SPRINKLER PLANS SWLL HE FIRE SPRINKLER PLANS PLANS All AREAS WTHW ANDOT^R T*«N **JHH Tit DIftCLLMG REOUIREO TC IE SPRINKLER SYSTEM MIHEN Th «S FOR COMBINED SYSTEMS SHALL NOT BE INSTAaEO' SUBMITTED AND APPROVED BY THE mTER AND F«tE SPI«IM(LER I RRE SPRINKLER SYSTEM HAS I DESIGN OF TIC RRE : IS MCURREDAS ARESLn.TOF CHANGES TO THE WHCH PRODUCE A HH»€R GPM AfC A FOR AU. FIRE EXTINGUISHING SYSTEMS RELATED APPURTENANCES SHALL BE SPRINKLER AND I OIANER SWNATUftE _ « APPLICANTnWNERfOMirCRS AGENTWRO^ECT (x EHGnCER OF NOTICE TO THE CONIRACTOWBUILDERmETALLERffiUB-CONTRACTORIDWNER-BUILDER DEFFERRED SUBMITTALS FIRE SPRINKLER SYSTgM Sl«MITTAL DOCUMEMTSI _ __ _ _ TO THE REGISTERED DESIGN IWJFESSIONAL IN RESPONSIBLE CHARGE. SHAU REVIEW ThCH AM^ FORVWRD TKM TO THE BUILOING OFFICIAL HEOEFERREDSUBMITTAL ITI FIRE NOTES: Ncwand •xbtmg buMmgs ihaH h*v« approvad sddiaas numbeis. buMing nuntwis ot apfxomd biddng idaHtkMem placml in a posAon that is plainly lagUa and visiUB ftom tha straat oi raad tronOng tha pniparty. Ttiasa numbars shal ba a minimum of 4" mchas high with a nninlmumsbvka of .5 inches. Whaia accass is by maans of a privata raad and tha building caimol ba vinwd from th* public ymy. a monumsnt. pola at othat sign oi maans shal ba uaad to Mntity tha itructure CFC Saction 505.1 Location and siza of wWar sannca urKlargraund shaH ba instaHad as shovm on approvad fira sprinklai plans A rnninum 1 inch watar matai shall ba inslaled A fira unOarground flush cartification slial ba raquiad at final Inspactkin A Hydra inspaction of tha fira sprinklar systam is laqurad prioi to franv SHEET INDEX ARCHITECTURAL TITLE SHEET ROOR PLANS Mtr- 1-0- ELEVATIOWS 1/8* • r - [T SECTiONS 1/8-- T CIVIL PROPOSED GRADING PLAN LANDSCAPE LANDSCAPE BTLE SHEET LANDSCAPE CONCEPT PLAN LANDSCAPE CONCEPT LEGEND VWTER li^ANAGEMENT * MAINTENANCE PLAN VICINITY MAP SITE PROJECT DATA CVMER 1AU CORAL VWY SAN MARCOS CA 920' SITE ADDRESS LEGAL DESCRIPTION: PORTION OF TRACT 2 OF UWS PTICHE0FN0 1J19 LYING WESTERLY A«) NOHTHE'ILY O lAHESATiwn^s m •CCENTCRLWeOI COUNTY OF SAN CIEOO BV [ 75 OF OFFICIAL RECORDS IN (>EGO COUNTY SAID ROAD BEHGSf 5 IS41 IN BOOK 113i PAGE ID SURVEY HO CONSTHOCTION TYPE: OCCUPANCY GROUP FIRE SPRINKLERS: STORIES FLOOR AREA- SCOPE OF WORK NEW3.015 S F THREE-STORY RESIDENCE 3 BEDRO0MS/2.S BATH 803 S.F 3-CAR ATTACHED GARAGE 468 S F SFrOND DWl L WG UNIT W 1 RATH PROJECT TEAM ARCHrreCT: JOHN P. JENSEN AfiCHn^ECT 130 S CEDROS«220 SOLANA BEACH. CA 93075 PH S56.7S62S26 SIHUCTURM. ENOINEER: LANDSCAPE ARCHHECT: BENOIT EXTERIOR DESIGN STEVEN SHERMAN. ASLA. 1A<:LIA 300 CARLSBAD VILLAGE DR «108-111 CARLSBAD. CA9200B PH: TfiO 4485272 ENERGY CONSW.TANT: TECHNICAL ENERGY BRIAN HANSEN. R0»O9-ia27 4336 GOLDFINCH ST SAN OIEGO. CA. 921D3 PH 856472.2680 ENGkNEERING DESIGN GROUP ERIN E- RIST 2121 MOHTIEL RO SAN MMCOS. CA 92069 PH: 760.839.7302 araiQdasigngroi^ica com CULTURAL « PALEONTDLJCXJICAL: BRIAN F. SMrm AND ASSOCIATES BRIAN F. SMITH 14010 POVWY RO «A POWAY. CA 92064 PH 856B79«2ia JOHN p. JENSEN LL LU CO cn UJgo O !=! CO CO (T UJ t»~"B» J.MOLGREN TS TITLE SHEET CDP 14-13/14-14 - N32-0rtM"W 5,74' LEGEND PROPOSED STRUCTURE SETBACKS CENTERLINE PROPERTY LINE STREETSCAPE AREA OF ENCROACHMENT NO TURF ZONE CHANNEL DRAIN AREA DRAIN SUB-SURFACE DRAIN LINE - 6~ DRAIN ELEVATION INVERT ELEVATION SURFACE FLCW RIP RAP J « 3' ROI DISSIPATOR DESIGNATED BIO-RETENTION AREAS SITE PLAN 1" = 20' - 0" LL LL O X o CO LU O CO o - o z )-° W cn LU z < OO Q •ERS BAD, CO JEFF RLS LU < o Q: o^sy J.MOLGREN A-1 SITE PLAN CDP 14-13/14-14 UPPER LVL. FLOOR PLAN /.I /.I • rf^'nT:Tn;^l!llliI 1-CAROARAQE Sff-C-K 13'-0- UVING ROOM le' - 6-1I 19• -0-24 -0-«13-0^ MAIN LVL. FLOOR PLAN 1/8-. r-o- LIVABLE 1.266 S F. GARAGE 803 S F LOWER LVL. FLOOR PLAN i/ff-. r. [)• LIVABLE: 930 S.F UNHNISHED STORAGE 197 S.F JOHN P. JENSEN REM 5 31 15/ LL LL O LU O >^ c/3 cn LUgo CO CO^^ a: LU ^ o y a: J.MOLGREN <='-«*-'* J JENSEN A-2 FLOOR PLANS 1/8" NORTH ELEVATION SOUTH ELEVATION 7ltr STUCCO, TYP - FAUX WWDODPLANKSIDING. TYP. EAST ELEVATION 1/8-- r-0- LU 00 o to cn z < oQll CO co^^ a: UJ ^ — rv CDP 14-13/14-14 SECTION A 1/8"= 1'-0" GRADE BREAK F F UPPER LEVEL F F. MAIN LEVEL FF BASEMENT 1/8" = r-0" UJ O LL LL O CO cn Z< o' < CO coll UJ s i»~"B> J.MOLGREN ch«*«i B» J JENSEN A-11 BUILDING SECTIONS SI OPF ANAI YSIS ' ™" "OTss <« W '990-652453 Off SET 'iM^roR-i nioi^ II UBCML mi taK.0E5arMm:mmvmai<riMmit»m»as.mu anrcmMa.Mxame»memermiJa.fiaiiKara est r «• mmr <F K tan MT ' K <v nor«» tmrntrmtimtitK maaurssmmafrKa mamimmri wr«MirfUi near mow man:* lemarHaairfKimatrsmteoamixsmnv OK aow or K nr rnw awr •> «U X on'or MOT 5 « iimmmiisMiM onrcmmanmiMi-t/roamii onNurcH t£Bisra»eFMtj>siVKsmtttmii-isafm CAST VKOOBurifoanssmi-iA^SMm ram ismn (SOT X 5icK nxcBii V ^fTllCITY OF CARLSBAD 11*^^ SLOPE ANALTSB FOR HIRSCHKOFF RESIDENCE APN: J^iaO-^ TWfc BV: _ CMKD BY;_ Ktm ex-. _ CITY OF CARLSBAD NOTES Inspector of the pro|sclBhall be performed by Vn Landscape Architect ol the WorV. or h designated agent Rt^i to the ipectHcationE for the schedule of lequred inspections am required submittals FoUowmg comptelion al lh« worh the Landscape Acchilecl of the Work wll certify that the .nstallaOon has been compleled by submitling the "Final Laridscape Certification Form" ( Inspecbon Request Line All imgatKm bacfcllow preventers shaR be tested by a certiAed tester and results must be grven fo the City and the Carlsbad Municipal Water District Pipe between the rrteter and backlbw preventer shall be 'Schedule K Hard Copper". Approvad contact baddlow testers can be found on the City web site at www ci carlsbad .ca.us/pdfdoc .htmPpid=340 ts-taHPIaBi As-built plans tor all projects (bonded and non-bonded, public and privatel are required In be submitted Submittal cf as-built plans shall be as required by the Engineering and Planning Oepartmente The final plans shaN be piepared by the landscape architect from dimensions provMed by the contractor is-bu4t plans wH be lequired to t>a reviewed and approved by the City, and Rnal mylars will be requred to be approved and signed by the City pnor to Planning Department signing the permit card a. 5t>r>dan<«1-CovwCrap/RwnforcMlStmvMaflfrig.- Covercrop shall t>e aseed mix typically made up of quick germinating arKi fast covering grasses, cioveis and/or wildllowers Submrt the speciAc seed mbi tor City approval pmr to application The cover crop shall be applied at a rale and manner sufRcianI to provide 90% coverage within 30 days. t. Standard ' Ground Coifwr One hundred percent (100%) of the area shaH be planted with a ground cover knot have excellent sol bir>dlng ehaiactomlics (planted from a minimum size of flanad n and spaced to provide fijH coverage within one year) c Standard ms • LoK Shrtdit Low spreading woody shrubs (planted from • rnnenum of 2-3/4 mch liners) shall ci m of seventy percent (70%) of the stopetace (atrrutore size) d #4 ' Tr*es and/or Large Shrvb% Trees and/or large shrubs shaH t>e (planted from nvnimum rale of one 0) per txro hundred (200) squi 1 galton contairwrs) al e adjacent to public walks or streets require at ol matbng shaH be Slopes 6:1 or steeper and • 3fee1or less m vertical height ar minimum Standard # t b 3l*etlo8feet>n vemcalheight requiraStandards «1 (en installed in lieu of • cover crop), #2 and #3. c In excessof ateet in vertical height require Standards #1 (erosk>n control mattmg shall be ^stalled in lieu of a cover crop). #2. #3 and #4 Areas graded flatter than 6.1 require Standard #1 (cover crop) with temporary irngation when they have one or more of the tollowirig condit)ons: a Sheet graded pads not scheduled tor improvements within 6 monttis of completion ot rough grading b A potential erosion problem as determined by the City. c Identifted by the City as highly visible areas to tfie public or tiave specal conditions that Prior to ttie start of gradng. the applicant or applicanfs agent stiaK otitam City appronl of a construction schedule «r)d/or exhibit outlining the liming of the slope planting and irrigation The schedule shaH show timing of constructton of free-standing, retaining and crib walls immediately after rough gradng as each k>cation is achieved Inqation and planting shall take place as gradir>g progresses CONCEPTUAL LANDSCAPE PLAN HIRSCHKOFF RESIDENCE JEFFERSON STREET LOT (APN 155-180-28) DRAWING INDEX: RRE PBOTCcnON PfMKIfUUi POUCIES AND REQUIKEMEKTS IV.F (".3-2 CONDITION A - MANUFACTURED SLOPES WILDLAND riRE SUPPRESSION 5 (less tnon J In heiqhl) ee 15) feel ^ heigr,! ct RRE PMTEcnOM PROORAM POUCIES AND REaWREMENn IV..F F.3-2 CONDITION B - NATIVE SLOPES WLDLANO FIRE SUPPRESSION loe gi-o«inq sfirub species {less thon 5' tre'ighl) known rizontolly 20" from the n Appenoii C •3 higher Deod 0 1-2 crosses over t Zo"e B3 - sholl be meoiured ho'iiontoily 20' oulwoid from the txjWrmt) edge of Zone 8-2. The oute' edge o* B3 shon UMHRGlKaJMO SB^KE (LERI CT SOUTICRN UUFORNW Toyon) which ore being re p'ovid« dewonce equal to uriiicheve' is higher. Deod a SPECIAL FIRE DEPARTMENT N0TE5: 1 FIRE SPRINKLERS SHALL BE REQUIRED ON RESIDENCE. (SEE ARCH. PLANS) 2 A ONE HOUR FiRE WALL SHALL BE INSTALLED ON CALTRANS SIDE OF RESIDENCE (SEE ARCH. PLANS), VICINITY MAP XERISCAPE PRIHCIPALS APPUED TO PROJECT: JUS oesiqn edi i design. Dymondio •', SHEET TITLE SHEET NUKIBER TITLE SHEET - NOTES 1 CONCEPTUAL LANDSCAPE PLAN 2 OiANTiNG LEGEND 3 WATER USE AND MAINTENANCE PLAN 4 DECLARATION OF RESPONSIBLE CHARGE: I Mffifer D£CLME THAT I AU IHt LKXNSED XSICNEK Of HOfiK fOR THIS PROJECT. THAT i HAVE EXEROSED RE5PWSBLE CHAUCE OVtW THE OfSiCTI Of Ini5 f^OJECT AS DEFINED IH SECTION 6705 OF THE BUSINESS AND PHOFtSSONS COM AUD IKAT THE 0E3GN IS CONSISTENT mTH CURRENJ STANDARDS. I UNDERSTAND TUAJ THE CHECK OF PROJECT OfiJllWfGS AUD SPCClFlCATlOHS Sf 'HE arr OF CARLSBAD AND SAN OIEGO COUNTY OEPARTUENT OF EUVRWUENTAi HEALTH I5 CONFINED TO A REVIEW ONLY AND DOES NO' REL£VE UE. AS 'HE LICENSED DESIGNER OF WWK. OF Ur RESPONSIBILITIES FOR PROJECT DESIGN. THESE PLANS HAVE BEEN pftEPAUEo « SUBSTANTIAL coNFofntANCi *tm THE APPROVED LANDSCAPE CONCEPT PLAN. WATER CONSERVA'ltM PLAN. FIRE POOTECnoN PLAN, AND *U CONDITIONS OF APPROVAL RELATED TO LANOSCAP'NC. PHONE NO: (Z60_J 442-5272 REGISTRATION ND RLA #3831 EXPIRATION C WATER EFFICIENT LANDSCAPE DECURATION: I AU FMIILItfi WTM THE REOUIREUENIS FOR LANOSCAPC AND IRRIGATION PLANS CON'AINEO IN THE OTr OF CAKISBAD'S LANDSCAPE UANUAl » HATER EFFIOENT LANDSCAPE REajLATKJH^ I HAVE PREPARED 'HIS PlAN IN COtiFVANCE mTH THOSE REOKAtlCKS AND 'HE LANDSCAPE UANOAL I CEHnFY IHil TIC PLAN MPLEUENTS THOSE RCCULAIONS 10 PROVIDE EFFKXNT USE OF WATER. PHONE NO: fZ50_; 4^6-5272 REGISTRATION NO. ^LA #3831 EXPIRATION DATE- 7/^0/1^1 BACKFLOW PREVENTER TESTING: «L iPRKAnON BACXFLcm PREVOiTERS SHAU BE TESIED Sr t CERTIFIED TEslEt AND RESHLrS UUS! BE CIVEN TO THE OTr AND IHE CA/fLSBAD UUNIOPM WATER DISTRlCI PIPE BETWEEN 'NE UE!ER AND BACKFLOW PtiEVENTER SHALL B€ 'SCHEDULE H HARD COPPER'. APIHOVED CONIRACT BACKFLOW TESTERS CAN BE FOUND ON THE O'r WEB S"f AT HT!'' //WWW.CARLSBADCA.C0V/SERVICES/DEPARTUENTS/WAIERA>0Ciat[N<S/RECrCLEDWA'ERBAO(FLOWTESIE^^ FOR REcra£0 OR H"P //WWWCAJiLSBADCACOV/SERVICES/DEPARTUEhTS/WA'ER/DOCUUtNTS/WATERBACKFLOW'ESTERllST PDF FCfi POTABLE OR CALL (760) '36-2722. INSPECTION PROCEDURES: INSPECTION PROCEDURES INSPECTION OF THE PROJEC SHALL BE PERfORUED BY '»E LANOSCAF^ ARCHITECT OF worm. OR HIS DESKNATED AGENT REFER TO THE SPEClFlCATICNS FOR IHE SCHEDUU OF REOmReo INSPECTIONS AND REOUiRED SUBUIUALS. FOLLOWNC C0UPL£T>ON OF 7W£ WORK. THE LANDSCAPE AROtTEC OF THC WORK Wk.L CERnrr TNA' 'HE INSTALLATION HAS BEEN COMPLETED Br SUBUIJTHC K 'CERTIFICATION OF COUPLETION' FORU. A REQUEST FOR A RNAL LANDSCAPE INSPECTKN Br THE Ofr UuST ALSO BE UADE Br CALLiNC THE INSPECTION Of Gift's J UNE -CFRIFICATION OF COnlPLETION- FORU FAX rip- (7B0) 944-8943. lANDSCAPE INSPECTICH RFOUFST PHONF I INT fTeol f.aj-tRn7 PRIOR TO BEGINNING UNDSCAPE WORK: THE CONTRACTOR SHAU CONTACT THE DESIGNER OF WORK PRIOR '0 BEdNNINC LANDSCAPE WORK AND 'HE OESKNER OF WORK SHAU REVIEW THE PROJECT uTIuTY LOCAIGNS AND REVISE PlAIS ACCORDfCLr '0 FULLY SOfEEN Aa UTILITIES FROU VIEW AND PROTECT ALL U7lL/n£S (ABOVE i BELOW GRADE) FROU INVASIVE PLANT GROWTH AND Benoit Exterior Design : (760) 44B-5272 EhoioH'S SGIWTIWE REOUTO) ON PACE t ONLY ENOINEEBIMG PLMCHECKER APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS. REVISION DESCRIPTION •AS BUILT- CITY OF CARISBAD TITLE SHEET JEFFER30N STREET LOT CDP 14-13/14-14 nn*. BY- -lis If CHKO BY: CB gVVD sr II PROJECT NO. DRAWNG NO.