HomeMy WebLinkAbout1995-01-18; Planning Commission; ; CT 94-02|PUD 94-01- PACIFIC POINTEAPPLICATIOVfcoMPLETE DATE:
MAY 19. 1994 - 90 DAY EXTENSION
STAFF PLANNER: TERESA WOODS
AMENDED STAFF REPORT
DATE: JANUARY 18, 1995
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: CT 94-02/PUD 94-01-PAC1FIC POINTE - Request for approval of a Negative
Declaration, Tentative Tract Map, and Planned Development Permit to
subdivide and develop 6 single-family lots, on a .72 acre site located north of
Olive Avenue, south of Date Avenue, east of Garfield Street and west of the
NCTD Railroad right-of-way, in Local Facilities Management Plan Zone 1.
I.RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3698
APPROVING the Negative Declaration issued by the Planning Director, and ADOPT
Planning Commission Resolution Nos. 3699 and 3700, APPROVING CT 94-02, and PUD
94-01 based on the findings and subject to the conditions contained therein.
II.PROJECT DESCRIPTION AND BACKGROUND
On August 3, 1994 and August 17, 1994 the Planning Commission considered CT 94-
02/PUD 94-01. On August 17, 1994, the project was returned to staff to resolve several
issues raised at the hearings. The applicant has proposed some changes to the project which
are addressed in this revised staff report. The changes include a centralized recreation area;
a revised recreation area design from a tot lot to a rose garden; the reversing of units on
lots 1 and 4 to create greater side yard setbacks for a portion of the building; and, deleting
the off-site infrastructure improvements on Olive Avenue.
The project is a request for approval of a Tentative Map and Planned Development Permit
to create six single-family residential lots (minimum 4,100 square feet) and one open space
lot on a relatively level, rectangular parcel located north of Olive Avenue, south of Date
Avenue, east of Garfield Street and west of the North County Transit District (NCTD)
railroad right-of-way. The parcel totals .72 gross acres and has been previously disturbed.
The lot is vegetated with non-native grasses and old citrus and eucalyptus trees. This is an
in-fill lot in which the surrounding properties have already been developed with residential
uses. The site is zoned R-2, has a General Plan Designation of Residential Medium High
(RMH) and is located in the Beach Area Overlay Zone.
CT 94-02/PUD 94-01 - mCIFIC POINTE
JANUARY 18, 1995
PAGE 2
As shown on Exhibits "A" - "K", the proposed project would consist of six single-family lots,
ranging in size from 4,131 to 4,952 square feet. The project would contain six single family
detached units on 40-47 foot wide lots. Six off-street guest parking spaces would be
provided (one on each lot), and a passive common recreation area containing a rose garden,
trellis, benches, paths and a bird bath, would be located in the center of the site. The
homes would be two stories, have attached two car garages, three or four bedrooms, and
would range in size from 1,828 to 2,155 square feet. The project would feature Early
California architecture consisting of tile roofs with varying roof line, and stucco exteriors.
Decorative paving will also be provided on the driveways.
The surrounding neighborhood is developed with one and two story single and multiple
family residences. The proposed two story single family detached units would be compatible
with the surrounding neighborhood. The Agua Hedionda Lagoon is located south of the
development on the south side of Olive Avenue.
III. ANALYSIS
The proposed project is subject to the following plans, ordinances, and standards:
A. RMH General Plan Designation.
B. Carlsbad Municipal Code, Title 21, Chapter 21.45, "Planned Development".
C. City Council Policy 44 for Small Lot Single Family Homes.
D. Carlsbad Municipal Code, Title 21, Chapter 21.82, "Beach Area Overlay".
E. Beach Area Land Use Study.
F. Carlsbad Municipal Code, Title 20, Subdivision Ordinance; and the California
Subdivision Map Act;
G. Growth Management (Local Facilities Management Plan Zone 1);
H. Mello II Segment of Local Coastal Program; and
I. Carlsbad Municipal Code, Title 19, Environmental Protection Procedures; and the
California Environmental Quality Act (CEQA).
/"S
CT 94-02/PUD 94-01 - PACIFIC POINTE
JANUARY 18, 1995
PAGE 3
A.GENERAL PLAN
LAND USE ELEMENT
The property has a Residential Medium High (RMH) General Plan Land use designation.
The RMH designation allows the development of single or multiple family homes in the
density range from 8 to 15 du/acre with a 11.5 du/acre growth management control point.
The project contains single-family lots developed at a net density of 9.38 du/acre, therefore,
the project is below the growth management control point and is consistent with the allowed
density and land use designation of the General Plan.
HOUSING ELEMENT
Program 3.6b of the Housing Element states that, "A minimum of fifteen percent (15%) of
all approved units in any residential specific plan or qualified subdivision shall be made
affordable to lower income households." The inclusionary requirement for this project
would be .9 units. Section 21.85.050 of the Inclusionary Ordinance specifies that residential
project with six or fewer dwelling units may satisfy lower-income inclusionary requirements
through the payment of an in-lieu fee or other in-lieu contribution. The project would be
conditioned to pay an in-lieu fee equivalent to the inclusionary requirement on 6 units as
provided for in Section 21.85.050 of the Inclusionary Ordinance. This project would
therefore be consistent with the General Plan.
B. PLANNED DEVELOPMENT ORDINANCE/CHAPTER 21.45
The Planned Development Permit is being processed for this project along with the
Tentative Map in order to provide design flexibility in developing single family dwelling units
at densities permitted under the General Plan (RMH 8-15 du/ac in this case). As provided
for in the Planned Development Ordinance, the applicant has designed a single family
product with narrower lots (40 foot minimum) and smaller lot areas (4,100 sq. ft. minimum)
than permitted in a standard lot subdivision. When a Planned Development Permit is
required, the Planned Development Ordinance has a separate set of requirements in
addition to those of the underlying zone, which in this case is R-2. The R-2 zone permits
the development of single family and multiple family residential developments. The
neighborhood is developed with both single family and multiple family residences as
illustrated in the table below and on Exhibit "W" attached. The development of this site
with small lot single family residences with Early California architecture and design is
compatible with the existing single family and multifamily homes of the neighborhood.
UNIT TYPE
Single Family (7,500 sq. ft. lot min.)
Single Family (less than 7,500 sq. ft. lots)
Multiple Family (2 or more units per parcel)
One Story
Units
11
5
3
Multi-story
Units
3
2
3
Total Units in
Neighborhood
14
7
6
CT 94-02/PUD 94-01 -
JANUARY 18, 1995
PAGE 4
OFIC POINTE
The existing circulation system, as fully improved, with 56 foot wide streets (28-foot wide
half streets) will be adequate to handle the vehicular traffic and accommodate emergency
vehicles. The public streets (Date Avenue/Olive Avenue) would be improved with curb,
gutter, sidewalk and street lights. All required facilities and services will be available
concurrent with need and will meet City standards. The northern portion of the site will
drain in an easterly direction on Date Avenue and the southern portion of the lot will drain
in an easterly direction on Olive Avenue to an existing storm drain structure. The single-
family homes would have a 20 x 20 foot two car garage which would meet the resident
parking and storage requirements of the ordinance.
Six off-street guest parking spaces will be provided for this project which exceeds the three
off-street guest spaces required by the Beach Area Overlay Zone. One guest parking space
will be provided on each lot within the front yard setback in a widened driveway. Parking
in the private driveway of a detached single family unit has not been interpreted as "open
parking" under the Planned Development Ordinance, and therefore, the setbacks and
screening standards for open parking have not been applied to the private guest parking
spaces of this project. Decorative paving, a curvilinear driveway design and landscaping will
reduce the impact of the additional paving in the front yard. A noise study conducted for
this project identified that the development would comply with the City's Exterior Noise
Policy of 60 dBA CNEL. However, the noise study revealed that interior noise mitigation
would be necessary to meet the 45 dBA CNEL Interior Noise Policy. As conditioned, the
project will comply with City Noise Policies.
The proposed project would comply with the requirements of the Planned Development
Ordinance as follows:
PLANNED DEVELOPMENT ORDINANCE
STANDARDS COMPLIANCE
DEVELOPMENT
STANDARD
LOT SIZE (Min.)
FRONT YARD SETBACK
REAR YARD
BUILDING HEIGHT
RECREATION AREA
PUBLIC STREET
SIDE YARD
REQUIRED
3,500 sq. ft.
20ft.
Not required
30ft.
200 sq. ft Junto. (1,200 s.f.)
56'
10% lot width (51 mill.)
PROPOSED
4,131 - 4,952 sq. ft.
20ft.
10-34 feet deep
23'3" - 25 '4"
1,200 sq. ft. (Common)
5,325 sq. ft. (Private)
56' (28' half street)
5' min. (varies 5'-17' with a 9' average on
the west side of the project)
CT 94-02/PUD 94-01 -
JANUARY 18, 1995
PAGES
QCIFIC POINTE 0
DEVELOPMENT
STANDARD
PARKING: RESIDENT:
GUEST:
STORAGE SPACE
LANDSCAPING
REQUIRED
12 covered spaces
3 spaces
480 cubic feet per unit
40% of front yard
:;; ;/,•,;.;; . : .,: .PROPOSED:!:^ 'vly|-.; ..'.:.,. I
12 covered (20' x 20' garages)
3 on-street; 6 off-street (one on each lot)
480 cu. ft. per unit provided in garage
40-50% of front yard
C. CITY COUNCIL POLICY 44 FOR SMALL LOT SINGLE FAMILY HOMES
This City Council policy provides guidelines to encourage the quality development of small
lot (less than 7,500 square feet) single family projects. The intent of the guidelines is to
ensure that homes have building articulation on all four sides and not appear as "row"
housing. The guidelines are primarily designed to apply to projects where there is a
predominance of two-story units. This project is designed to comply with these guidelines
by providing varying building roof lines; provision of offsets, insets, and roof overhang to
create building depth; and, use of a variety of building materials (see Exhibit "X" for a
summary of Design Guideline compliance).
D.BEACH AREA OVERLAY ZONE
The site is located within the Beach Area Overlay Zone (BAOZ). The BAOZ is intended
to supplement the underlying residential zoning by providing additional development
regulations to ensure that: adequate parking is provided; developments are compatible with
surrounding uses; and, adequate public facilities are provided. As proposed, the project is
consistent with the standards of the BAOZ including the guest parking requirement (three
off-street spaces required - six provided) and the 30 foot maximum building height
requirement (23'3" - 25'4" building height proposed).
E.BEACH AREA LAND USE STUDY
In February of 1993, the Beach Area Land Use Study was completed for the southern
portion of the Beach Area Overlay Zone (BAOZ), which includes the subject site. This
study was initiated to address the incompatible mix of single family and multiple family
zoning of the area. The study area consisted primarily of small scale single family and
duplex developments. However, there were several larger vacant parcels in the area, which
if developed under existing multiple family zoning, could have changed the character of the
neighborhood. As a result of this study, the subject site and many of the surrounding
parcels were rezoned from RD-M to R-2 zoning. This down-zoning was approved primarily
to preserve the primarily single family and duplex character of the area. Although three
duplexes (6 units) would be allowed under the R-2 zoning and the Beach Area Land Use
Study, due to market trends, the applicant has proposed six detached single family units.
The single family product type proposed is consistent with the intent of the Beach Area
Q oCIFIC POINTE ^
JANUARY 18, 1995
PAGE 6
Land Use Study in that the project will preserve the character of the surrounding
neighborhood.
F. SUBDIVISION ORDINANCE AND THE CALIFORNIA SUBDIVISION MAP ACT
The proposed tentative map complies with all the requirements of the City's Subdivision
Ordinance, Title 20.
The proposed project does not comply with the engineering standard which allows cul-de-sac
lengths to be a maximum of 1,200 feet. The entire neighborhood south of Sequoia Avenue
(see Location Map) including Chinquapin Avenue, Garfield Street, Date Avenue, and Olive
Avenue all form one large cul-de-sac without a second access point. Olive Avenue is located
approximately 1,550 feet from Sequoia Avenue which is the nearest available second access
point. The neighborhood and street system were constructed prior to the City adopting the
cul-de-sac policy in 1984 and standard in 1993. The City has been aware of this issue and
the "North Beach Planning/Traffic Study" of 1987 specifically addressed the cul-de-sac
standard. That study concluded that a second access was not critical. The City Engineer
may waive this standard as it is not ordinance, which has been recommended in this case.
The main concern regarding cul-de-sacs which exceed the policy is with adequate provision
of emergency access, especially fire response times. The Fire Department was consulted
regarding this project and has determined that no significant hazards are created by
permitting development of this site as proposed. The site is accessible from Fire Station #1
within five minutes and is therefore consistent with City fire response standards.
As stated previously, the project does comply with all other provisions of the Subdivision
Ordinance. As conditioned, this project will provide all necessary street improvements along
the frontages of Olive and Date Avenues. These improvements include paving, sidewalk,
curb, gutter, and street lights. Water and sewer will be provided by existing lines on both
Olive and Date Avenues. As conditioned, the sewer main will be relocated to the east side
of the property to maintain necessary building setbacks from the sewer main line. The
project is also conditioned to provide adequate drainage and erosion control. Grading
quantities for the project include 20 cubic yards of cut, 1,500 cubic yards of fill and 1,480
cubic yards of import to the site. Because the site is relatively flat, the minor amount of
grading proposed is primarily necessary to provide for adequate drainage for the project.
G. GROWTH MANAGEMENT
The proposed project is located within Local Facilities Management Plan Zone 1 in the
Northwest Quadrant of the City. The impacts on public facilities created by this project and
compliance with the adopted performance standards are summarized as follows:
CT 94-02/PUD 94-01 -
JANUARY 18, 1995
PAGE?
IFIC POINTE
FACILITY
CITY ADMINISTRATION
LIBRARY
WASTE WATER TREATMENT
PARKS
DRAINAGE
CIRCULATION
FIRE
OPEN SPACE
SCHOOLS
SEWER COLLECTION SYSTEM
WATER DISTRIBUTION SYSTEM
IMPACTS
20.86 sq. ft.
10.45 sq. ft.
6EDU
.04 ACRES
N/A
60ADT
Station # 1 & 3
N/A
CUSD
6EDU
1,320 GPD
COMPLIANCE WITH
STANDARDS
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The project is 1.36 dwelling units below the Growth Management Dwelling unit allowance
of 7.36 dwelling units for the property.
H.MELLO II SEGMENT LOCAL COASTAL PROGRAM
The Mello II Segment of the City's Local Coastal Program (LCP) contains land use policies
for development and conservation of coastal land and water areas within the Segment
boundaries. The property is designated for Residential Medium High (RMH) in the LCP.
The project is being developed consistent with this designation. No other specific policies
of the Mello II LCP Segment apply to this property, therefore, the proposed project is
consistent with the LCP. The project is conditioned to obtain approval of a Coastal
Development Permit.
I. ENVIRONMENTAL PROTECTION PROCEDURES AND THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEOA)
The property is an infill lot that has been previously graded and is relatively flat. The lot
contains no native vegetation and as a result of past disturbance, the site has no significant
biological or cultural value. The Planning Director has determined that based on the initial
study and field review conducted by staff, no significant environmental impacts will result
from this project, therefore, a Negative Declaration was issued on June 14, 1994.
-Q:iCT 94-02/PUD 94-01 - FRCIFIC POINTE
JANUARY 18, 1995
PAGES
IV. SUMMARY AND RECOMMENDATION
The proposed project: (1) is consistent with the General Plan; (2) complies with the Beach
Area Overlay Zone; (3) meets the requirements of Titles 20 and 21; (4) is in conformance
with the Growth Management Ordinance; (5) is consistent with the Mello II Segment LCP;
and, (6) will not significantly impact the environment, therefore, staff recommends approval
of CT 94-02/PUD 94-01.
ATTACHMENTS
1. Planning Commission Resolution No. 3698
2. Planning Commission Resolution No. 3699
3. Planning Commission Resolution No. 3700
4. Location Map
5. Background Data Sheet
6. Local Facilities Impact Assessment Form
7. Disclosure Form
8. Exhibit "W" Neighborhood Housing Mix
9. Exhibit "X" Architectural Guidelines Compliance Summary
10. Reduced Exhibits
11. Full size Exhibits "A" - "K", dated August 3, 1994.
TWrvd:lh
July 5, 1994
AGUA HEDIONDA LAGOON
City of CirlsM
PACIFIC POINTE CT 94-02/PUD 94-01
BACKGROUND DATA SHEET
W
CASE NO: CT 94-Q2/PUD 94-01
CASE NAME: PACIFIC POINTS
APPLICANT: LUCAS & MERCIER DEVELOPMENT. INC
REQUEST AND LOCATION: North of Olive Avenue. South of Date Avenue. East of
Garfield Street, and west of the NCTD rail Rigfat-of-wav.
LEGAL DESCRIPTION: Lot 3 of Map 1803. Citv of Carlsbad. County of San Diego
APN: 206-091-13 Acres: .72 Proposed No. of Lots/Units: 6_
(Assessor's Parcel Number)
GENERAL PLAN AND ZONING
Land Use Designation RMH
Density Allowed 11.5 du/ac Density Proposed 9.38 dn/ac
Existing Zone R-2 Proposed Zone N/A
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning Land Use
Site R-2 RMH
North R-2 RM
South R-2/RDM RMH
East R-2 RMH
West R-2 RMH
PUBLIC FACILITIES
School District Carlsbad Water District Carlsbad Sewer District Carlsbad
Equivalent Dwelling Units (Sewer Capacity) 6 EDU
Public Facilities Fee Agreement, dated January 24. 1994
ENVIRONMENTAL IMPACT ASSESSMENT
X_ Negative Declaration, issued June 14. 1994
Certified Environmental Impact Report, dated
Other,
TW:lh
OTY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FAOLTnES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: CT 94-02/PUD 94-01 - PACIFIC POINTE
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RMH ZONING: R-2
DEVELOPER'S NAME: Lucas & Mercier Development Inc.
ADDRESS:11 da De la Banderas Rancho Santa Mai
PHONE NO: 714-589-4480 ASSESSOR'S PARCEL NO: 206-091-13
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): .72 Acres
ESTIMATED COMPLETION DATE: Unknown
Aeua Hedionda Watershed
60
A. City Administrative Facilities: Demand in Square Footage = 20.86
B. Library: Demand in Square Footage = 10.45
C. Wastewater Treatment Capacity (Calculate with J. Sewer)
D. Park: Demand in Acreage = .04
E. Drainage: Demand in CFS = N/A
Identify Drainage Basin =
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADTs =
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 1 & 3
H. Open Space: Acreage Provided - 1.200 s.f.
I. Schools: CUSP
(Demands to be determined by staff)
J. Sewer: Demand in EDUs - 6 EDU
Identify Sub Basin - N/A
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD - 1.320 GPP
L. The project is 1.36 units BELOW the Growth Management Dwelling unit allowance.
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE
DISCRETIONARY ACTION ON THE PART OF THE CfTY COUNCIL. OR ANY APPOINTED BOARD. COMMISSION OR COMMITTEE.
(Pleas* Print)
The following information must be disclosed:
1. Applicant
List the names and addresses of all persons having a financial interest in the application.
Daniel G. and Jerome M. Higman P.O. Box 545 Rosemead CA 91770
Lucas & Mercier Development^ Inc.29712 Ave Banderas
Rancho Santa Margarita CA 92688
2, Owner
3.
List the names and addresses of all persons having any ownership interest in the property involved.
Daniel G. Higman P.O. Box 545 Rosemead CA 91770
Jerome M. Higman P.O. Box 545 Rosemead CA 9~L770
If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and
addresses of all individuals owning more than 1 0% of the shares in the corporation or owning any partnership
interest in the partnership.
Frank E. Mercier, Jr. _ 29712 Avenida de las Banderas
TV.nmac y. T.nr-a.Q _ , _ Rancho Santa Margarita/ CA 92688
Gregory E. Harris _ • _ " " " "
Robert H. Thome
If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and
addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary
of the trust.
N/A
FRM 13 4/91 Page 1 of 2
2O75 Las Palmas Drive • Carlsbad. California 92OO9-4859 • (619) 438-1161
Disclosure Statement
(Over)
Page 2
5. Have you had more than $250 worth of business transacted with any member of City staff, Boards.
Commissions, Committees and Council within the past twelve months?
Yes No X If yes, please indicate person(s)
P«r»on i* defined M: 'Any individual, firm, copartnership, joint venture, association, social club, fraternal organization, corporation, estate, trust.
receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision, or any other group or
combination acting aa a unit'
(NOTE: Attach additional pages as necessary.)
Gregory Ex Harris
Attorney-in-fact for
Print or type name of ownerDaniel G. & Jerome M. Higman
Gregory E. Harris Vice President,
Print or type name of applicant Lucas & Mercier
Development/ Inc
FRM13 4/91 Page 2 of 2
PACIFIC POINTE
HOUSING TYPES
O
MULTI-STORY BUILDINGS
MULTI-FAMILY LOTS (LOTS WITH 2 OR
MORE UNITS)
LOTS LESS THAN 7,500 SF IN SIZE
PACIFIC POINTE
ARCHITECTURAL GUIDELINE COMPLIANCE SUMMARY
GUIDELINE
1. WHERE (3) TWO-STORY UNITS OCCUR IN A ROW AND THEY ARE
SITUATED LESS THAN 1 5 FEET APART, AT LEAST (1) UNIT MUST
HAVE A SINGLE STORY BUILDING EDGE NOT LESS THAN 10
FEET IN DEPTH.
2. WHERE (3) TWO-STORY UNITS OCCUR IN A ROW AND THEY ARE
SITUATED IS TO 20 FEET APART, AT LEAST (1) UNIT MUST HAVE A
SINGLE STORY BUILDING EDGE NOT LESS THAN 5 FEET IN DEPTH.
3. PER PROJECT, 33% OF ALL UNITS SHALL HAVE A SINGLE STORY
EDOB A MINIMUM OF 40% OF THE TOTAL PERIMETER.
4. PER PROJECT, 50% OF ALL UNITS WITH A LOT FRONTAGE OF
45 FEET OR LESS MUST HAVE (3) SEPARATE BUILDING PLANES
ON THE FRONT ELEVATION.
5. PER PROJECT, 50% OF ALL UNITS WITH A LOT FRONTAGE OF
45 FEET OR LESS MUST HAVE (3) SEPARATE BUILDING PLANES ON
THE REAR ELEVATION.
6. PER PROJECT, 50% OF ALL UNITS SHALL HAVE ONE SIDE
ELEVATION WITH A 7 FEET AVERAGE SIDEYARD SETBACK.
7. THREE-CAR GARAGES LIMITED TO 75% OF THE TOTAL UNITS
WHERE AVERAGE LOT SIZE IS 5.000 SF OR LESS.
8. 50% OF EXTERIOR DOOR AND WINDOW OPENINGS SHALL BE
PROJECTED OR RECESSED A MINIMUM OF 2 INCHES.
9. EACH PRODUCT SHALL EXHIBIT DIRECTIONAL VARIETY
IN ITS ROOF FRAMING.
MINIMUM
STANDARD
1OF3
1OF3
33%
50%
50%
50%
75%
50%
100%
PRODUCT
1
1OF3
N/A
N/A
100%
N/A
100%
100%
100%
100%
PRODUCT
2
N/A
N/A
66%
100%
66%
100%
100%
100%
100%
COMMENT
WE ONLY HAVE 3 UNITS IN A ROW AND PLAN 1 IS THE
UNIT THAT HAS A SINGLE STORY ELEMENT.
THE GUIDELINE DOES NOT APPLY.
ALL OF OUR UNITS ARE LESS THAN 1 5 FEET APART.
WE HAVE FOUR OF THE NO. 2 UNITS PLOTTED.
UNIT NO. 2 HAS A SINGLE STORY BUILDING EDGE FOR
41%OF THE TOTAL PERIMETER.
ALL OF OUR UNITS SATISFY THIS GUIDELINE
UNIT NO. 2 HAS THREE SEPARATE BUILDING PLANES ON
THE REAR ELEVATION. FOUR OF THE SDC LOTS WILL BE
PLOTTED WITH UNIT NO. 2.
EACH UNIT HAS ONE SIDE ELEVATION WITH OFFSETS SO
THAT WE MAINTAIN AT LEAST A 7 FOOT AVERAGE
SETBACK.
WE ARE NOT PROPOSING ANY THREE-CAR GARAGES.
ALL OF THE EXTERIOR DOORS AND WINDOWS HAVE
PROJECTIONS.
ALL OF THE ROOFS EXHIBIT DIRECTIONAL VARIETY.
f(REPLACEMENT )
TENTATIVE SUBDIVISION MAP "»-<
DEVELOPMENT PLAN
PACIFIC POINTE
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STATE OF CALIFORNIA— THE RESOURCES AGENCY _ _ __ PtTE WILSON. Governor
CALIFORNIA COASTAL COMMISSION
SAN DIEGO COAST AREA
3111 CAM.NO DEI RIO NORTH. SUITE 200 COASTAL DEVELOPMENT PERMIT NO. 0-95-26
SAN DIEGO, CA 92108-1725 Page 1 Of 2
(619) 521-8036
On April 12. 1995 , the California Coastal Commission granted to
Lucas and Mercier Dev. Inc.
this permit for the development described below, subject to the attached
Standard and Special Conditions.
Description: Subdivide and develop six single family lots and one open space
lot on a .72 acre site; widening of Date and Olive Avenues and
sewer upgrade.
Lot Area 31,363 sq. ft.
Building Coverage 15,156 sq. ft. (481)
Pavement Coverage 3,360 sq. ft. (11%)
Landscape Coverage 12,847 sq. ft. (41V.)
Parking Spaces- 33
Zoning R-2
Plan Designation Residential Medium-High (8-15 du/ac)
Project Density 9.4 du/ac
Ht abv fin grade 30 feet
Site: North of Olive Avenue, south of Date Street, east of Garfield
Street and west of the AT&SF railroad right-of-way, Carlsbad,
San Diego County, APN 206-091-13
Issued on behalf of the California Coastal Commission by
PETER DOUGLAS
Executive Director
and
IMPORTANT; THIS PERMIT IS NOT VALID UNLESS AND UNTIL A COPY OF THE PERMIT
WITH THE SIGNED ACKNOWLEDGEMENT HAS BEEN RETURNED TO THE COMMISSION OFFICE.
ACKNOWLEDGEMENT
; -^.
The undersigned permittee acknowledges
receipt of this permit and agrees to
abide by all terms and conditions
thereof. I
Date
Vice' President
President
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ROOF PLAN