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HomeMy WebLinkAbout2003-06-18; Planning Commission; ; CT 02-29|CP 03-02|SDP 02-18 - CASA LA COSTAme City of Carlsbad Planning Departnu^ A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: June 18, 2003 Application complete date: April 22. 2003 Project Planner: Michael Grim Project Engineer: Jeremy Riddle SUBJECT: CT 02-29/CP 03-02/SDP 02-18 - CAS A LA COSTA - Request for a Negative Declaration, Tentative Tract Map, Condominium Permit, and Site Development Plan to allow the development of a 39-unit multifamily residential air-space condominium project, on property generally located southwest of La Costa Avenue, between Levante Street and Rancho Santa Fe Road, in Local Facilities Management Zone 6. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5434, ADOPTING the Negative Declaration issued by the Planning Director, and ADOPT Planning Commission Resolutions No. 5435, 5436, and 5437, APPROVING Tentative Tract Map CT 02- 29, Condominium Permit CP 03-02, and Site Development Plan SDP 02-18, based upon the findings and subject to the conditions contained therein. II.INTRODUCTION The proposal involves the subdivision and construction of a 39-unit, multifamily air-space condominium development on a 4.49-acre site. The proposed project would include private drives, common recreation areas, guest parking, and a recreational vehicle storage area. A Tentative Tract Map is required for the subdivision of property and a Condominium Permit is required to allow an air-space condominium subdivision. A Site Development Plan is required due to the Qualified Development Overlay covering the site. The project meets all applicable regulations and staff has no issues with the proposal. III. PROJECT DESCRIPTION AND BACKGROUND Rancho La Costa LLC is requesting approval of a Tentative Tract Map, Condominium Permit, and Site Development Plan to allow the subdivision and construction of a 39-unit, multifamily air-space residential condominium development. The 4.49 acre site is located southwest of La Costa Avenue, between Levante Street and Rancho Santa Fe Road. The site is designated Residential Medium High (RMH) in the City's General Plan and zoned RD-M-Q (Residential Density - Multiple with a Qualified Development Overlay). The subject property is almost completely surrounded by roadways; those being La Costa Avenue to the northeast, Levante Street to the northwest, Rancho Santa Fe Road to the southeast, and Centella Street to the west. South of the project is the parking area for the Carlsbad Boys, and Girls Club. CT 02-29/CP 03-02/SDP ^ 8 - CASA LA COSTA June 18,2003 Page 2 The project site is mostly vacant and clear of native vegetation, however a temporary City fire station (Fire Station #6) occupies approximately 0.44 acres on the northwestern portion of the site, fronting on Levante Street. The area covering the existing fire station is planned as the second phase of residential development, once the temporary fire station is relocated. As shown on Exhibits "B" - "D", the development plan includes temporary grading, landscaping, and walls to accommodate the station and buffer the proposed residences from the temporary land use to the extent feasible. There are several tall trees on the property, including eucalyptus, pines and melaleucas. According to a "Tree Report" prepared by the applicant's landscape architect, dated March 6, 2003, none of these trees are considered landmark trees nor do they constitute sensitive native habitat; they are proposed for removal prior to development. The proposed development plan includes a number of large trees within the project site and along the La Costa Avenue and Rancho Santa Fe Road frontages. The .proposed development would consist of 12 residential buildings, private drives, three common recreation facilities, 16 surface guest parking spaces, and a recreational vehicle storage area. The residential buildings would consist of one duplex, seven three-plex buildings and four four-plex buildings. All units would include a private two-car garage. The buildings would contain two stories and would measure a maximum of 27 feet in height to the peak of the roof. The air-space condominium units would range in size from 1,363 square feet to 2,226 square feet and would be accessed off of the project's internal pedestrian walkway system. As shown on Exhibits "F" - "Z", dated June 18, 2003, the project's architecture would follow a California Mediterranean theme with stucco walls and tile roofs, incorporating strong architectural relief and numerous design elements. The total building coverage would be 57,135 square feet (or 29 percent of the site). The common recreational areas would include a central active area with a large lawn area and children's play equipment, a shuffleboard area with seating, a horseshoe pit area, and a passive area with a barbeque, tables and chairs, and decorative paving. The proposed residential development would necessitate removal/recompaction of approximately 12,000 cubic yards of materials. The actual grading quantities are estimated to be a balanced cut and fill of 6,685 cubic yards. The site development would include several retaining walls, measuring a maximum of five feet tall. The project site would take access off of Levante Street at two locations in addition to an access off of Centella Street. The estimated traffic generation would be 312 average daily trips. The project would be required to comply with the City's National Pollutant Discharge Elimination System (NPDES) Permit through the implementation of Best Management Practices, thus reducing the amount of pollutants entering the public storm drain system. Due to the project's proximity to La Costa Avenue and Rancho Santa Fe Road, a site-specific noise study was conducted. That noise study indicated the need for noise attenuation walls along the project's frontage with La Costa Avenue, Rancho Santa Fe Road, and a portion of Levante Street. In addition, due to the lack of intervening buildings, the noise attenuation wall would also be required along the southern property line, adjacent to the Carlsbad Boys and Girls Club site. These walls would range in height from four to six feet in height and would be incorporated into the project design. The Casa La Costa project is subject to the following regulations: A. General Plan; CT 02-29/CP 03-02/SDP^18 - CAS A LA COSTA June 18,2003 Page 3 B. Residential Density-Multiple Zone (Chapter 21.24 of the Zoning Ordinance); C. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); D. Planned Development Ordinance (Chapter 21.45 of the Zoning Ordinance); E. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance); F. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance); G. Zone 6 Local Facilities Management Plan. IV. ANALYSIS The recommendation for approval of 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 utilizing both text and tables. A. General Plan The Casa La Costa residential subdivision proposal is consistent with the applicable policies and programs of the General Plan. Particularly relevant to the residential development request are the Land Use, Circulation, Housing, Noise, and Public Safety elements. Table 1 below indicates how the project complies with these particular elements of the General Plan. TABLE 1 - GENERAL PLAN COMPLIANCE Element Land Use Circulation Housing Use Classification, Goal, Objective or Program Site is designated for medium- high density residential development. Minimize the number of access points to major and prime arterials to enhance the functioning of these streets and thoroughfares. Provide new affordable housing to meet the needs of groups with special requirements. Proposed Use and Improvements Proposed project density is 8.7 dwellings per acre (du/ac) which is . above the minimum 8.0 du/ac permitted by the RMH designation. Project would take access from two locations on Levante Street and one location on Centella Street rather than the arterials of La Costa Avenue and Rancho Santa Fe Road The project would buy seven affordable housing credits in the Villa Loma apartment development. Compliance Yes Yes Yes CT 02-29/CP 03-02/SDP June 18, 2003 Pa2e4 18-CASALACOSTA TABLE 1 - GENERAL PLAN COMPLIANCE CONTINUED Element Use Classification, Goal, Objective or Program Proposed Use and Improvements Compliance Noise Require that a noise study be submitted with all residential projects over five units. Enforce the City policy that 60 dBA CNEL is the maximum exterior noise level for residential units. The project includes a site-specific noise study with measures to reduce traffic noise from La Costa Avenue and Rancho Santa Fe Road to 60 dBA CNEL and require mechanical ventilation for appropriate units. Yes . Public Safety Provision of emergency water systems and all-weather access roads. All necessary water mains, fire hydrants, and appurtenances must be installed prior to occupancy of any unit and all-weather access roads would be maintained throughout the project. Yes The project's proposed density of 8.7 dwellings units per developable acre (du/ac) is below the Growth Management Control Point density of 11.5 du/ac used by the California Department of Housing and Community Development for the purpose of calculating the City's compliance with "fair share" Housing Element law. However, consistent with Policy 3.8 of the City's certified Housing Element, all of the dwelling units which were anticipated towards achieving the City's fair share allocation of the housing need but are not utilized by developers in approved projects, are deposited in the City's Excess Dwelling Unit Bank. These excess dwelling units are available for allocation to other projects through density transfers, density bonuses, and General Plan Amendments. Accordingly, there is no net loss of residential density capacity, and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity, including second dwelling units, adequate to satisfy the City's share of the regional housing need. Given the above, the proposed Casa La Costa residential subdivision is consistent with the applicable portions of the General Plan. B. Residential Density Multiple Zone The project site is zoned RD-M-Q (Residential Density-Multiple with a Qualified Development Overlay) and is therefore subject to the provisions of Chapter 21.24 of the Zoning Ordinance. The proposed multifamily residential use is an allowed use with the RD-M zone. With regard to development standards, all provisions of the RD-M zone would apply except those modified by the Planned Development Ordinance (namely lot area minimums). Given that the project site is almost completely surrounded by streets, there are no internal side yards. Table 2 below details the project's conformance with the applicable portions of the RD-M zone. CT 02-29/CP 03-02/SDP June 18,2003 Page 5 18-CAS A LA COSTA TABLE 2 - RD-M ZONING COMPLIANCE Standard Front Yard: Minimum of 20 feet. Street Side Yard: Minimum of 10 feet. Rear Yard: Minimum of 10 feet. Lot Coverage: A maximum of 60 percent. Building Height: A maximum of 35 feet. Proposed The front yard is represented by the La . Costa Avenue frontage where the proposed setback is a minimum of 30 feet. The side yards are represented by the Levante Street and Rancho Santa Fe Road frontages where the proposed minimum setbacks are 10 feet and 50 feet respectively. The rear yard is represented by the Centella Street frontage and the only interior lot line, where the proposed minimum setback is 20 feet. The proposed lot coverage is 29 percent. The proposed residential structures would measure a maximum of 27 feet. Compliance Yes Yes Yes Yes Yes Given the above, the proposed Casa La Costa residential development is consistent with the provisions of the Residential Density-Multiple Zone. C. Subdivision Ordinance Since the Casa La Costa proposal involves the subdivision of land, the proposal is subject to the regulations of Title 20 - the Subdivision Ordinance. Chapter 20.16 of the Subdivision Ordinance addresses the requirements for a major subdivision, that being a subdivision that creates more than four parcels. These requirements mostly deal with providing drainage, sewerage and circulation dedications and improvements needed to serve the subdivision. There are also requirements concerning consistency with Title 21 (the Zoning Ordinance) that is addressed in the other sections of this staff report. The proposed Casa La Costa residential subdivision would provide all necessary facilities prior to, or concurrent with, construction. The hydrology report, submitted by the applicant, indicates that all runoff can be controlled on-site and conveyed into the existing surface drainage system on Centella Street. The on-site sewer system would be connected with existing sewer lines in Levante Street and Centella Street. Water distribution would involve looped service from existing lines in Levante Street and Centella Street. As mentioned above, the project would include two access points off of Levante Street and one access point off of Centella Street. No standards variances are needed to approve the project. Given the above, the proposed subdivision would provide all necessary facilities and improvements without producing land conflicts; therefore, the project is consistent with the Subdivision Ordinance. CT02-29/CP03-02/SDPI June 18,2003 Pa°e 6 hS-CASA LA COSTA D.Inclusionary Housing Ordinance The proposed Casa La Costa development involves the creation of residential units through a subdivision and, therefore, must provide its proportionate share of housing affordable to lower- income households as specified in the Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). Given the small nature of the project, the applicant is being allowed to purchase affordable housing credits within the Villa Loma apartment project, located south of Palomar Airport Road and west of El Camino Real. Since the Villa Loma development is contiguous to the quadrant in which the market rate units are proposed, it can provide affordable housing credits for projects within both the southwest and southeast quadrants, subject to approval of the Housing and Redevelopment Director. By purchasing credits for seven units within Villa Loma, the Casa La Costa development is providing its fair share of housing affordable to lower income households and, therefore, is consistent with the Inclusionary Housing Ordinance. E. Planned Development Ordinance The Casa La Costa residential subdivision proposes air-space condominium dwelling units and is therefore subject to the Chapter 21.45 of the Zoning Ordinance, the Planned Development Ordinance. Table 3 below details the project's compliance with the applicable general and multifamily standards of the Planned Development Ordinance. TABLE 3 - PLANNED DEVELOPMENT ORDINANCE COMPLIANCE Standard Proposed Compliance Arterial Setbacks: A minimum of 50 feet from prime arterials and 30 feet from secondary arterials. All proposed structures would be setback a minimum of 50 feet from the Rancho Santa Fe Road right-of-way (prime arterial) and a minimum of 30 feet from the La Costa Avenue right-of-way (secondary arterial). Yes Arterial Setback Landscaping: An average of 50 percent of setback closest to arterial landscaped with 24- inch box trees every 30 lineal feet. Proposed arterial setback areas contain an average landscaping cover of 50 percent in that area closest to the arterial. Large trees (24-inch box) would be planted more frequently than every 30 lineal feet. Yes Building Separation: An average of 20 feet with a minimum separation of 10 feet. Two pairs of buildings are separated by 13 and 15 feet respectively. All other buildings are separated by 20 feet or more with an average separation of well over 20 feet. Yes Project Driveways: Minimum 24 feet wide serving a maximum of 20 units per single-entry driveway. Proposed internal circulation measures a minimum of 24 feet wide and proposed 39- unit project would be served by three entry driveways. Yes CT 02-29/CP 03-02/SDP^|l8 - CASA LA COSTA June 18,2003 Paae7 TABLE 3 - PLANNED DEVELOPMENT ORDINANCE COMPLIANCE CONTINUED Standard Recreational Space (common): A minimum of 200 square feet per unit of passive and active community recreational space. Recreational Space (private): All units must include a 10 ft by 10 ft patio or 6 ft by 10 ft balcony. Resident Parking: One 12 ft by 20 ft garage with one covered or uncovered parking space per unit. Recreational Vehicle Storage: A minimum of 20 square feet per unit exclusive of driveways. Visitor Parking: A minimum of five spaces for the first 10 units and one space for each four units above 10. Proposed The 39-unit project contains three active and one passive common recreational area totaling 7,816 square feet. All proposed units contain a private patio area measuring at least 1 0 ft by 1 0 ft and include balconies. All proposed units contain a two-car garage with minimum dimensions of 20 ft by 20 ft. The project contains a 780 square foot recreational vehicle storage area. The 39-unit project contains a total of 16 visitor parking spaces distributed throughout the development. Compliance Yes Yes Yes Yes Yes Given the above, the Casa La Costa subdivision is consistent with the applicable portions of the Planned Development Ordinance. F. Growth Management Ordinance The Casa La Costa residential development is subject to the provisions of the Growth Management Program, as contained in Chapter 21.90 of the Zoning Ordinance. Table 4 below details the project's conformance with the requirements of the Growth Management Program. TABLE 4 - GROWTH MANAGEMENT COMPLIANCE Standard City Administration Library Waste Water Treatment Park Drainage Circulation Fire Open Space Schools Impacts/Standards 135.59 sq. ft. 72.31 sq.ft. 39EDU 0.27 acres PLDAD 312ADT Station #6 N/A Encinitas Union/San Dieguito Union Compliance Yes Yes Yes Yes Yes Yes Yes Yes Yes CT 02-29/CP 03-02/SDP W8 - CASA LA COSTA June 18,2003 Page 8 TABLE 4 - GROWTH MANAGEMENT COMPLIANCE CONTINUED Standard Sewer Collection System Water Impacts/Standards 39EDU 8,580 GPD Compliance Yes Yes The project is 12.6 dwelling units below the Growth Management Control Point. G. Zone 6 Local Facilities Management Plan The project site is within the area covered by Local Facilities Management Zone 6. Other than a Local Facilities Management Zone fee, there are no special conditions of requirements within the Zone 6 Local Facilities Management Plan that apply to this residential project. The project is conditioned to pay the appropriate park-in-lieu fees, 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 Casa La Costa residential development is consistent with the Zone 6 Local Facilities Management Plan. V. ENVIRONMENTAL REVIEW The proposed 39-unit multifamily residential air-space condominium development was reviewed for any potential adverse impacts to the environment pursuant to the California Environmental Quality Act. The proposed residential development, as designed and conditioned, would not create significant adverse environmental impacts. No sensitive habitat or agricultural operations exist on the pregraded site. The project is consistent with the applicable regulations; will be graded in accordance with the City's Grading Ordinance and City Standards; will comply with the City's National Pollutant Discharge Elimination System Permit; will provide all facilities necessary to serve the development prior to, or concurrent with, construction; and will provide noise attenuation walls along the La Costa Avenue and Rancho Santa Fe Road frontages. Given this environmental analysis, a Notice of Intent to Issue a Negative Declaration was posted on May 29, 2003. No public comments were received during the 20-day public review period. ATTACHMENTS: 1. Planning Commission Resolution No. 5434 (Neg Dec) 2. Planning Commission Resolution No. 5435 (CT) 3. Planning Commission Resolution No. 5436 (CP) 4. Planning Commission Resolution No. 5437 (SDP) 5. Location Map 6. Disclosure Statement 7. Background Data Sheet 8. Local Facilities Impact Assessment 9. Reduced Exhibits 10. Exhibits "A" - "Z", dated June 18, 2003 I 1 SITE CASA LA COSTA CT 02-29/CP 03-02/SDP 02-18 ftitv 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 pan of the City Council or any appointed Board. Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your prou be reviewed until this information is completed. Please print. :annot Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, mist, 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 publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Michael Roletti & Allen Edmon^orp/Part Rancho La Costa LLCPerson_ Title Title Applicant Address 28118 Agoura RoadAddress 28118 Agoura Hills Road Agoura Hills, CA 91301 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 publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Michael Roletti & Allen Edmond Corp/Part Rancho La Costa LLC Title Owners Title Owner __^^_ Address 28118 Agoura Hills Road Agoura Hills, CA 91301 Address 28118 Agoura Road Agoura Hills, CA 91301 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us NON-PROFIT G^ANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a rras:. ::<: :r.e names and addresses of ANY person serving as an officer or director of ihe nor-rrcf:: organization or as trustee or beneficiarv of the. Non Profit/Trust N/A Title Non Profit/Trust, Title Address Address 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 No If yes, please indicate person(s):. NOTE: Attach additional sheets if necessary. I certify that all the above infoipation is true and correct to the best of my knowledge / Sjgaature ofapplicant/date Michael Roletti & Allen Edmond Pnnt or type name of owner Same Print or type name of applicant 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 BACKGROUND DATA SHEET I CASE NO: CT 02-29/CP Q3-Q2/SDP 02-18 CASE NAME: Casa La Costa APPLICANT: Rancho La Costa LLC REQUEST AND LOCATION: Tentative Tract Map. Condominium Permit, and Site Development Plan for a 39-unit multifamilv airspace condominium development located southwest of La Costa Avenue, between Levante Street and Rancho Santa Fe Road. LEGAL DESCRIPTION: That portion of Lot 249 of La Costa Vale Unit No. 1. according to Map No. 7457, in the City of Carlsbad. County of San Diego, State of California, and amended as shown on Certificate of Compliance recorded November 9. 1981 as Instrument #81-354864. both on file in the Office of the County Recorder of San Diego County. APN: 233-170-44 Acres: 4.49 Proposed No. of Lots/Units: 39 GENERAL PLAN AND ZONING Land Use Designation: Residential Medium High (RMH) Density Allowed: 8.0- 11.5 du/ac Density Proposed: 8.0- 11.5 du/ac Existing Zone: RD-M-0 Proposed Zone: RD-M-0 Surrounding Zoning, General Plan and Land Use: General Plan Current Land Use Site RD-M-Q RMH Vacant/Fire Station North RD-M-Q RMH Vacant/SF Residential South RD-M RMH MF Residential East P-C L Commercial West RD-M RMH MF Residential PUBLIC FACILITIES School District: Encinitas Union Elementary/San Dieguito Union High School Water District: Olivenhain Municipal Water District Sewer District: Leucadia County Sewer Equivalent Dwelling Units (Sewer Capacity): 39 ENVIRONMENTAL IMPACT ASSESSMENT /\ Negative Declaration, issued June 18, 2003 Certified Environmental Impact Report, dated_ CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Casa La Costa - CT 02-29/CP 03-02/SDP 02-18 LOCAL FACILITY MANAGEMENT ZONE: 6 GENERAL PLAN RMH ZONING: RD-M-0 DEVELOPER'S NAME: Rancho La Costa LLC ADDRESS: 281 18 Aaoura Rd. Aeoura Hills. CA 91301 PHONE NO.: (760) 722-1924 ASSESSOR'S PARCEL NO.: 223-170-44 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): ESTIMATED COMPLETION DATE: December, 2004 4.49 acres A. City Administrative Facilities: Demand in Square Footage - 135.59 B. Library: Demand in Square Footage = 72.31 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 39 EDU D. Park: Demand in Acreage = 0.27 E. Drainage: Demand in CFS = 15.75 Identify Drainage Basin = PLDA D F. Circulation: Demand in ADT = 312 G. Fire: Served by Fire Station No. = 6_ H. Open Space: Acreage Provided = N/A I. Schools: Encinitas Union Elementary/San Dieguito Union High (Student Generation: Elementary = 4.25; Middle = 4.29; High = 4.29) J. Sewer: Demands in EDU 39 K. Water: Demand in GPD= 8,580 L. 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