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Home My WebLink About1999-03-17; Planning Commission; ; SDP 98-09|CDP 98-38 - POINSETTIA PROPERTIES PA 5The City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: March 17, 1999 Application complete date: October 26, 1998 90 day extension Project Planner: Adrienne Landers Project Engineer: Ken Quon SUBJECT: SDP 98-09/CDP 98-38 - POINSETTIA PROPERTIES PA 5 - Request for approval of a Site Development Plan and Coastal Development Permit to construct 92 affordable apartments near the northwest comer of Avenida Encinas and Poinsettia Lane in Local Facilities Management Zone 22. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4514 and 4515 RECOMMENDING APPROVAL of SDP 98-09 and CDP 98-38 based on findings and subject to the conditions contained therein. II. INTRODUCTION The proposed site development plan intends to create 92 affordable apartments within Planning Area 5 of the Poinsettia Properties Specific Plan area to fulfill the affordable housing obligations for Planning Areas 1-4, 7 and 8 of the Specific Plan. As designed and conditioned, the project is consistent with all relevant City regulations and policies. All issues have been resolved. III. PROJECT DESCRIPTION AND BACKGROUND In January 1998 and October 1998, the City Council and California Coastal Commission respectively approved the Poinsettia Properties Specific Plan. This document addresses eight planning areas wrapping around the east, west and south sides of the Poinsettia Transit Station. The Specific Plan was designed to create a transit-oriented development (TOD) project located near the rail station and the nearby major transportation corridor, Interstate 5. The subject site is located within the southwest quadrant of the City in Local Facilities Management Zone 22. Planning Area 5 (see Attachment 6) is bounded on the north and east by Avenida Encinas, on the immediate south by PA 4 (designated for single family development) and on the immediate west by PA 6 (designated for commercial/retail land development). The vacant project site has a basically flat elevation and has been disturbed by agricultural operations and contains ruderal vegetation limited to non-native grasses and small shrubs. Six buildings wrap around the exterior of the site—three sixteen-plexes, three twelve-plexes, and one eight-plex. The interior of the site is designed as a common neighborhood area for a variety of activities including an approximately 2,500 square foot recreation building with a kitchen, fireplace, common room, and laundry facilities; a "tot-lot" with playground equipment; a swimming pool with changing rooms; a private pedestrian trail system; a passive recreation area for senior citizen activities, a half-basketball court; and an active recreation area for open play. SDP 98-09/CDP 98-38 - POINSETTIA PROPERTIES PA 5 March 17, 1999 Paee2 Ample benches, tables, and seating are sprinkled throughout the development to encourage more resident interaction and passive recreation opportunities. As designated in the Specific Plan, the project is designed with a Seaside Cottage architectural style featuring painted lap siding, wood balustrades, patio trellises, wood picket fences and wood knee braces. Dormer windows, canvas awnings, and trellises provide window accents. Architectural-grade (thicker ends) composition shingles will provide shadow relief as roof treatment. Easy pedestrian access is provided to PA 6 (the mixed-use area) through the tree-lined main entry on the west side of the site. To establish better interaction between residents and pedestrians, units were designed to front on the public street and were provided with fenced-in patios at the ground level and balconies at the second level. Pedestrian circulation is achieved throughout the development with pathways to recreation facilities, parking, the public street, and direct access to the street from 32 of the units. Abundant landscaping accents the development at the main entry, the neighborhood area and throughout the parking lot which-provides 193 uncovered parking spaces. The affordable housing project proposes 92 apartment units. These units will include 36 one bedroom (39%), 44 two bedroom (48%) and 12 three bedroom units (13%). All 92 units will rent affordable to households having incomes at or below 60% of the area median income. The Housing Commission reviewed the subject SDP for the project in August, 1998 and recommended approval to the Planning Commission. The project will be importing 35,500 cubic yards of fill to create a construction pad somewhat level with the elevation of Avenida Encinas. The proposed import will add 3-4 feet of fill to the subject site which is that much lower than the Avenida Encinas elevations. The proposed project is subject to the following plans, ordinances, standards and policies: A. Carlsbad General Plan; B. Mello II Segment of the Carlsbad Local Coastal Program; C. Poinsettia Properties Specific Plan and underlying RD-M Zone; D. Inclusionary Housing Ordinance; and, E. Growth Management Ordinance. IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies. A. GENERAL PLAN SDP 98-09/CDP 98-38 - POINSETTIA PROPERTIES PA 5 March 17, 1999 Page 3 When the City Council approved the Specific Plan in 1998 the finding was made that the Poinsettia Properties Specific Plan implements the General Plan and is consistent with the goals, objectives, and policies of the General Plan. This finding was based on the fact that the specific plan provides for the following: (1) the provision of the necessary circulation element roadway improvements (Avenida Encinas, and Carlsbad Boulevard;) (2) the protection and enhancement of the off-site wetland areas; (3) the construction of a future public trail; (4) the provisions for affordable housing; and (5) compliance with the Local Facilities Management Plan Zone 22 for public facilities and services. Based on this implementation and consistency relationship between the Poinsettia Properties Specific Plan and the General Plan, it can be assumed that if the proposed subdivision is consistent with the Specific Plan, the subdivision is also consistent with the General Plan. As noted above, the subdivision lots are coincident with the Specific Plan planning area boundaries. B. MELLO II SEGMENT OF THE LOCAL COASTAL PROGRAM When the Poinsettia Properties Specific Plan was approved-the finding was made that the specific plan was consistent with the Mello II Segment of the Carlsbad Local Coastal Program. That finding was based on the fact that the specific plan provided the following: 1) visitor - serving facilities at the intersection of Carlsbad Boulevard and Ponto Road and on Avenida Encinas at the Poinsettia Rail Station; 2) subsequent discretionary reviews to ensure quality development; 3) roadway improvements on Poinsettia Lane to Carlsbad Boulevard (including Poinsettia Bridge); 4) drainage improvements throughout the Specific Plan neighborhoods; and 5) payment of mitigation fees for the conversion of designated coastal agricultural lands to urban uses. Based on this implementation and consistency relationship between the Poinsettia Properties Specific Plan and the Mello II Segment of the LCP, it can be assumed that if the proposed project is consistent with the Specific Plan, the project is also consistent with the Mello II Segment of the LCP. C. POINSETTIA PROPERTIES SPECIFIC PLAN (underlying RD-M Zone) The Specific Plan requires development in PA 5 to comply with the standards of the RD-M zone unless otherwise specified. Development is also required to comply with standards and design guidelines outlined in the Specific Plan. As discussed below, the proposed project is consistent with all specific plan and zoning requirements. The Specific Plan designates Planning Area 5 (PA 5) as the affordable housing site for the entire specific plan area due to its proximity to the transit station, commercial/retail uses, and to focus on increased density within 500 feet of the transit station. The maximum number of units allowed on this site is 114. Under transit - oriented development principles, PA 5 should develop near a density of 20 residential units per acre. The proposed project is consistent with this density at a proposed density of 19 du/ac and a total of 92 units. For further discussion of the affordable housing segment of the project, please refer to Section D, page 5. As illustrated in Table 1 below, the project is also consistent with all development standards and design guidelines required by both the RD-M Zone and Planning Area 5 of the Poinsettia Properties Specific Plan. Table 1 Compliance with Development Standards SDP 98-09/CDP 98-38 - POINSETTIA PROPERTIES PA 5 March 17, 1999 Page 4 Standard Required Proposed Density (SP*)Maximum of 114 apartments 92 apartment units Setbacks/Parkways (SP) • Avenida Encinas • Internal street 30 feet with 20 foot landscape parkway 10 feet from public street between PAs 4 and 6 Access/orientation to transit station Design to minimize noise impacts Provided Provided Provided Buffered by wall on Avenida Encinas, sides of units oriented to Avenida Encinas Building height (SP)Maximum of 35 feet/ 2 stories 35 feet / 2 stories Lot size (RD-M)7,500 sq. ft.NA Lot coverage (RD-M)40 percent 17.6 percent Lot width (RD-M)60 feet NA Front, rear, side setback (RD-M) yard Superseded by Specific Plan Only front yard setback is applicable. 10 foot minimum provided per Specific Plan Special design criteria (SP) Direct pedestrian access to transit station Guest parking to be interior to project Parking to be in smaller pockets inter-spaced with buildings/ landscaping Walls prohibited except where required to attenuate noise Units should face PA 4 and PA 6 Pedestrian-scale articulated facades/front porches 10,000 sq. ft. neighborhood plaza with some homes fronting on plaza • Tree-lined canopy walkway provided at main entrance • Provided • Provided Only wall along Avenida Encinas to attenuate noise Provided Provided 20,000 sq.ft neighborhood area provided which includes 2,500 sq. ft. common facility and recreation components SDP 98-09/CDP 98-38 - POINSETTIA PROPERTIES PA 5 March 17,1999 Page 5 Trees(SP) Roadway Improvements 75 percent canopy trees • Avenida Encinas Street A 75 percent - 25 feet and under; 17 percent - 40 feet; 8 percent - 50 feet Half-width dedication and improvements along project frontage including transition to existing improvements Full street improvements, including curb, gutter, sidewalk, street lights, drainage facilities, underground utilities and landscaping * Specific plan requirement The project also complies with all other design and improvement criteria of the specific plan. Primary access to the project will be from the west side of the project site with a secondary access located on the south side of the development. All improvements are required to be constructed by the developer to public street width standards with full curb, gutters, sidewalks, underground utilities sidewalks, medians, tree wells, landscaping, street lights and fire hydrants as shown on the site development plan or as included as conditions of approval. The proposed street is adequate to handle all traffic generated from the subject site as well as from the adjacent planning area. D. INCLUSIONARY HOUSING REQUIREMENTS (Chapter 21.85 of the Carlsbad Municipal Code) As noted above, the proposed project is subject to the Inclusionary Housing Ordinance specifically to the affordable housing requirements required by the Specific Plan for units to be restricted to and affordable to lower income households. Section 21.53.120 of the Zoning Ordinance requires City Council approval of a site development plan for multi-family affordable projects of 51 or more units based on findings that the project is consistent with the underlying zoning/specific plan and in conformance with General Plan policies and goals (see Section A above). The Poinsettia Properties Affordable Housing Agreement was approved by the City Council on December 8, 1998. This agreement included an exemption of the Public Facility Fee requirements, a construction loan in the amount of $920,000 from the City's Housing Trust Fund. The City also agreed to the issuance of $6.5 million of tax-exempt revenue bonds. Bridge Housing Corporation, developer of the highly successful Villa Loma development, is the general partner of the applicant, HSL/BP Michan, and will be responsible for construction, maintenance and operation of the future Poinsettia Gardens Apartments. Although the specific plan permitted a maximum of 114 units to be built within PA 5, the applicants are proposing only 92 units. This is due to a lower project density than was anticipated for the specific plan. At this time, the developer is proposing to construct 617 units SDP 98-09/CDP 98-38 - PuINSETTIA PROPERTIES PA 5 March 17,1999 Page 6 within the Specific Plan boundaries. If the developer constructs more affordable units than he needs to meet his affordable housing obligation, he will not be eligible to "sell" these units to another developer; however, the affordable housing agreement for the Poinsettia Properties Specific Plan allows any excess affordable units to be applied to meet the affordable housing obligations for Planning Area 6. The project complies with the Municipal Code as demonstrated Inclusionary Housing provisions of Chapter 21.85 of the below: Table 2 Inclusionary Housing Standard Inclusionary Requirements Location of Units Mix of bedrooms Incentives requested 1 . Density increase 2. Standards modifications 3. Direct financial Affordable Housing Agreement Required Maximum of 1 14 units Onsite within PA 5 10% three bedroom None Signed agreement prior to final map Proposed 92 apartment units Onsite within PA 5 One bedroom - 36 units (39%) Two bedroom - 44 units (48%) Three be'droom - 12 units (13%) 1 . None 2. None 3. Relief from PFF and $920,000 construction loan Agreement approved by City Council on 2-1 1-1 999 E. GROWTH MANAGEMENT An amendment to the Local Facilities Management Plan for Zone 22 was approved concurrently with the Poinsettia Properties Specific Plan. At that time, all facility impacts were analyzed and it was determined that all facilities would be provided, prior to or concurrent with need, pursuant to the facilities performance standards of Growth Management. Since the proposed development is consistent with the Specific Plan in which all facilities were determined to be in compliance with adopted performance standards, no further growth management analysis is necessary. All facility impacts are noted on the attached Local Facilities Impact Assessment Summary. E.ENVIRONMENTAL REVIEW The proposed project was included in the Program EIR (EIR 96-10) prepared for the Poinsettia Properties Specific Plan, certified in January 1998. The Program EIR addressed subsequent discretionary approvals of the specific plan, including actions such as tentative maps, site development plans and coastal development permits. No further CEQA compliance was required for those activities having no effect beyond those previously analyzed in the Program EIR. As noted above, the proposed project is still consistent with the land uses, design guidelines and facility improvements required in the specific plan. The City has received its annual Growth Management Traffic Monitoring Report. The Report has recorded an unanticipated intersection "level of service" (LOS) failure at Palomar Airport Road (PAR) and El Camino Real (ECR) during both the a.m. and p.m. peak hours. This potentially creates a changed circumstance negating reliance on previous environmental SDP 98-09/CDP 98-38 - POINSETTIA PROPERTIES PA 5 March 17, 1999 Page? . documentation. Pursuant to §15162 of the CEQA Guidelines a lead agency must prepare a "Subsequent" environmental documentation if substantial evidence (i.e., the recorded intersection failure) determines that a changed circumstance exists. However, case law has interpreted this section of the CEQA Guidelines to not require the preparation of a "Subsequent EIR" if mitigation measures are adopted which reduce the identified impacts to a level of insignificance. A mitigation measure has been identified which, if implemented, will bring the peak hours LOS into the acceptable range. The mitigation measure involves construction of two dual right turn lanes-northbound to eastbound and westbound to northbound. This project has been conditioned to pay its fair share of the intersection "short-term improvements" thereby, guaranteeing mitigation to a level of insignificance. No additional environmental impacts will be created by the proposed subdivision, therefore, the project is exempt under Section 15182 of the California Environmental Quality Act. ATTACHMENTS: 1. Planning Commission Resolution No. 4514 (SDP) 2. Planning Commission Resolution No. 4515 (CDP) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Disclosure Statement 7. Poinsettia Properties Planning Areas 8. Reduced Exhibits 9. Full-size Exhibits "A" - "J", dated March 17, 1999 AD:eh:mh SITE POINSETTIA PROPERTIES P.A. 5 SDP 98-09/CDP 98-38 BACKGROUND DATA SHEET CASE NO:SDP 98-09/CDP 98-38 CASE NAME: Poinsettia Properties Planning Area 5 APPLICANT: HSL/BP Michan. L.P. REQUEST AND LOCATION: 92 affordable apartments near the northwest corner of Avenida Encinas and Poinsettia Lane LEGAL DESCRIPTION: Portions of the east half of Section 29 and the west half of Section 28. Township 12 south. Range 4 west. San Bernardino Base and Meridian, in the City of Carlsbad. County of San Diego APN: 214-450-25 Acres: 5.6 Proposed No. of Lots/Units: 92 apartments GENERAL PLAN AND ZONING Land Use Designation: RH Density Allowed: 114 Density Proposed: 92 Existing Zone: RD-M Proposed Zone: NA Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Site North South East West Zoning RD-M CT RD-M C-2 RD-M Land Use RH - vacant TR/RH - vacant RMH - vacant C - Kaiser, Volvo RMH - vacant PUBLIC FACILITIES School District: CUSP Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 92 EDU Public Facilities Fee Agreement, dated: Waived by City Council on 12/8/98 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated. Other, 15182 residential development pursuant to a specific plan CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Poinsettia Properties Planning Area 5. SDP 98-Q9/CDP 98-38 LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: RH ZONING: RD-M DEVELOPER'S NAME: HSL/BP Michan LL.P ADDRESS: 5055 Avenida Encinas. Carlsbad CA 92009 PHONE NO.: 438-8477 ASSESSOR'S PARCEL NO.: 214-450-25 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 5.6acres A. City Administrative Facilities: Demand in Square Footage = 312.90sq. ft. B. Library: Demand in Square Footage = 166.88 sq. ft. C. Wastewater Treatment Capacity (Calculate with J. Sewer) 20.240 g.p.d. D. Park: Demand in Acreage = .63 acres E. Drainage: Demand in CFS = 13.4 cfs Identify Drainage Basin = Batiquitos Watershed F. Circulation: Demand in ADT= 552 APT G. Fire: Served by Fire Station No. = No. 4 H. Open Space: Acreage Provided = NA I. Schools: CUSP J. Sewer: Demands in EDU 92EDU Identify Sub Basin = 22 B K. Water: Demand in GPD= 20.240 g.p.d. L. The project is 14 units below the Growth Management Dwelling unit allowance and 22 units below the Specific Plan unit allowance for PA 5. City of Carlsbad Planning Department DISCLOSURE STATEMENT 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, title, 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 Dubliclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person See attached Corp/Part Title Title Address 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, title, 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 See attached Corp/Part Title Title Address Address 2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (760) 438-1161 • FAX (760) 438-O894 3. NON-PROFIT O' ANEATION 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.Bridge Housing Corp. Non Profit/TrustCarol Galante, PresidentLydia ian, vice rresident Title Susan Johnson, Vice President Title Cort Gross, Vice President Address * Hawthorne Street, Ste. 400 Address San Francisco, CA94105-3901 4. Have you had more than S250 worth of business transacted with any member of City staff. Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes [x]No If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. See attached See attached Signature of owner/date Signature of applicant/date Print or type nam e of owner Print or type name of appl icant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 ShMtl Disclosure Statement Question # 1. ^_ APPLICANT: IHSL/BP/Michan LP, A California Limited Partnership I5055 Avenida Encinas, Suite 210 Carlsbad, CA 92008 jOwnershio of Applicant in exc sss of 10%- ; j I i ! i l • HBM Poinsettia, a California Limited Partnership Doug Avis — Controlling Principal 15055 Avenida Encinas Carlsbad. CA 92008 , i : i 'i i i i Other Parties with a financial interest in the Project ( Bridge Housing Corporation 1 Hawthorne Street Suite 400 San Francisco, CA 94105-3901 Disclosure Statement Question # 2. OWNERS AS TENANCY IN COMMON: . ! ! I IIi i i 1 I ! i 1 25.00% 1825% 17.88% 13.75% 25.12% 100% ^ ot 4 of master tentative map): " 1 Strata/Poinsettia, a California General Partnership Carlos Michan — controlling principal 4250 Executi -e Square, Suite 440 La Jolla, CA 92037 Benchmark Pacific Poinsettia L.P., a California Limited Partnership Doug Avis — Controlling Principal 5055 Avenida Encinas Carlsbad, CA 92008 HSL Properties, Inc., a California Corporation Humberto S Lopez - controlling principal 1037 So. Alvemon, Suite 200 Tucson, AZ 85711 Strata Equity Corporation, a California Corporation Carlos Michan - controlling principal 4250 Executive Square, Suite 440 La Jolla. CA 92037 HSL/BP/Michan LP, a California Limited Partnership Doug Avis - Controlling Principal 5055 Avenida Encinas, Suite 210 Carlsbad, CA 92008 Pagel HSL/BP/Michan, L.P., a California limited partnership By: Its General Partner, HBM Poinsettia L.P., a California limited partnership By: Its General Partner, Benchmark Pacific Management, Inc., a California corporation Douglas M. Avis, President Date: RESOLUTION ADOPTED BY UNANIMOUS WRITTEN CONSENT OF BENCHMARK PACIFIC MANAGEMENT, INC. May 27,1998 The undersigned as the sole member of :he Board of Directors of BENCHMARK PACIFIC MANAGEMENT INC., a corporation organized under the General Corporation Law of California, does by this writing consent to take the following actions and adopt the following resolution in its capacity as sole general partner of HBM Poinsettia, LP, a California Limited Partnership which in turn is sole general partner of HSL/BP/Michan LP, a California Limited Partnership: WHEREAS, HSL/BP/Michan LP owns certain real property known as the Poinsettia Properties Specfic Plan Project (Project) in Carlsbad, CA (the City), which property is in the process of being entitled for residential housing and other; WHEREAS, the City requires that ceratin applications, agreements and forms (collectively referred to as Processing Documents) be executed as part of the Project; WHEREAS, Doug Avis, in his capacity as President of Benchmark Pacific Management Inc, is vested with the authority to execute various docuemtns in furtherance of the the legimate business interests of HSL/BP/Michan LP and its general partner, HBM Poinsettia, LP. RESOLVED, that the partnership of HfcL/BP/Michan LP., shall from time to time execute Processing Documents. This resolution gives Douglas M. Avis full authority to enter into and excute any all Processing Documets on behalf of HSL/BP/Michan LP and its general partner, HBM Poinsettia LP. The undersigned directs that this consent be filed with the Minutes of the proceedings of the Board of Directors of Benchmark Pacific Management Inc. Dated: May 27,1998 Douglas. M. Avis, ^President of Benchmark Pacific Management Inc. ATTACHMENT 6 POINSETTIA PROPERTIES amm m*w« «ti^M * «/«•>» « cor u*ot «4M«v « view* a ••» * M«V»* ui n**** i/ MLJ «« »-A Im «« *•*•• V-MMI «-^ >•» uv m* «*•€•;i/i i| iii /// »//1/' CENEBAl NOTES; NCfC «V* «» I'D) •wa- MASTER / at s sternc.r. 97- to """" TENTATIVE MAP FOR POINSETTIA PROPERTIES LEflEND; UM-IO «Mt 'te^P t«-ll I BENCHMARK: PMOMV MC Ht ril»M MQM M>mt **snfO<i or t**1 S CCinuv* OH not. MCI •» NO oc o«*r CIVIL ENGINEER/LAND SUEVE^fQK.: »v eoN»iA'*wn. •<»n«Tii« nun. Mm igik*w, c* MOM OWNER/SUBDIVIDER: ^^^~TJS5 53T HCI*4(« O -t ei»a fBT SHEET 2 OF 2 SHEETS ftB,P.,9B-< AP/f. /I// [ICVATWS ARE FINISHED SURFACE UNLESS OTHERWISE SHOWN. STREET FLOWLINE GKAPC EQUALS 0.5X. UINIUUM STORM DRAIN PIPE rLOWLINE GRADE EQUALS O.JX. .. li r' Mg&vrq^iL^m^ 1^1998 O'Ouy Cpnuilonls. Inc. *ma>c 300 rui uum » KPUTHID CMHS«M) sun fir* «o rm IOf CCN1CM>C Or MtMTIH W•,« ON POMTD snen IQCCC NO*I«CO*D f*OM. HOffTH COUHTY tfjrtC* COHTFOI 0»1new. MM >» -o oc O'»iClIVATU** SOSM US I r- IJJ5cog j Zgf LANDSCAPE CONCEPT PLAN «=.»71257CPJ LO J Lilffi ZQo: CL< BUILDING ELEVATIONS A4 j-t/ I-ISLUm BUILOINQ ELEVATIONS ELEVATION0e«u iw-r-r A5 COMMONS BUILDING PLAN SCMJI MT-r-flT ' ••••*• : V" • •• BUILDING A PUNtcttr iir.r« ADCHITIeTt 'o .uji LLJffiJ DL< BUILDING PLANS A2 LOWER UPPERLEVEL {LEVEL <—j—4 LOWER UPPER LEVEL LEVEL * wmi mnurraoMT LUS QL< BUILDING PLANS BUILDING B PLAN •GALE: W-V-r BUILDING C PLAN HCMX: IJT'I'-V A3 SIUDiO E THREE BEDROOM UNIT PLAN <io»t.i)K»l& wrirr ••• • • " '>..>- UNIT PLANS TWO BEDROOM UNIT PUN (DOS ONE BEDROOM UNIT PLAN yao • 11 A1