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Home My WebLink About1999-10-06; Planning Commission; ; ZC 98-12|LCPA 98-09|CT 98-19|SDP 99-05|HDP 98-21|CDP 98-86 - ROESCH PROPERTY SUBDIVISIONP.C. AGENDA OF: October 6, 1999 Item No.@ Appljcarion complete date: June 21, 1999 Project Planner: Anne Hysong Project Engineer: Mike Shirey SUBJECT: ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86 - ROESCH PROPERTY SUBDIVISION -Request for: a) a recommendation of approval for a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, a Zone Change and Local Coastal Program Amendment to change zoning from Limited Control (L-C) to One-Family Residential. 7,500 square foot minimum lot size, Qualified Overlay Zone (R-1-7500-Q) and Open Space (O-S); and b) approval of a Tentative Tract Map, Site Development Plan, Hillside Development Permit, and Coastal Development Permit for 21 single famjly lots and residences and one open space lot on a 27. 7 acre parcel located to the north of Poinsettia Lane between A viara Parkway and Black Rail Road within the boundaries of the Zone 20 Specific Plan and Local Facilities Management Plan and the Coastal Zone. • I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4626, 4627, and 4628 RECOMMENDING APPROVAL of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, ZC 98-12 and LCPA 98-09, and ADOPT Planning Commission Resolutions 4629, 4630, 4631 and 4632 APPROVING CT 98-19, SOP 99-05, HOP 98-21 and CDP 98-86 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project consists of a Zone Change and Local Coastal Program Amendment to rezone the property to R-1-7500-Q (Qualified Overlay Zone) and O-S (open space) and various permits to enable the subdivision and grading of the 27.7 acre vacant parcel into 21 standard single family lots and one open space lot. The project site is located north of Poinsettia Lane between A viara Parkway and Black Rail Road in the southwest quadrant. The proposed single family lots occupy approximately 6.5 acres in the southeastern portion of the parcel and the remaining 21 + acres would be preserved in open space. In accordance with the Hillside Development and Coastal Development Ordinances, architectural elevations and floor plans are provided for the single family homes. The applicant proposes to satisfy the project's inclusionary housing requirement through the purchase of 3.7 affordable housing credits in the Villa Loma Affordable Housing Apartment project. As designed and conditioned, the project is consistent with the General Plan, Zone 20 Specific Plan (SP 203), Mello II LCP, Subdivision Ordinance and relevant Zoning Chapters of the Carlsbad Municipal Code, and the City's Draft Habitat Management Plan. ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86-ROESCH PROPERTY SUBDIVISION October 6, 1999 Paue 2 III. PROJECT DESCRIPTION AND BACKGROUND The project site consists of27.7 acres of vacant, partially cultivated land which is bounded on the north and east by the Mariano and Ocean Bluff subdivisions and to the west by the Sambi subdivision. The southeastern comer of the site is approximately 500 feet north of the newly completed segment of Poinsettia Lane between A viara Parkway and Black Rail Road. The parcel falls in elevation from east to west from approximately 316' to 180' along the northern boundary and from 290' to 230' along the southern boundary. The site drains to the north through a north-south natural drainage course created by steep slopes that form a canyon within the western portion of the site. A major 150' wide north-south power line easement is also within the canyon. The site contains native habitats including native grasslands and southern willow-scrub, as well as coastal sage scrub and southern maritime chaparral on steep slope areas. Two California gnatcatcher pairs occupy the site. All of the native habitats would be preserved by the proposed development except for 1.37 of the 4.16 acres of southern maritime chaparral. The property is designated by the General Plan for RLM (Residential Low-Medium) density development and OS (Open Space) and zoned Limited Control (L-C). The parcel is regulated by the Zone 20 Specific Plan and Mello II LCP which require the site to be rezoned to One Family Residential/Qualified Overlay Zone (R-1-7500-Q) to implement the RLM General Plan designation. Therefore, the portion of the site proposed for development would be rezoned to R- I-7 ,500-Q and the remainder of the site is proposed to be rezoned to OS. The proposed project would disturb approximately 6.5 of the 27.7 acres to enable the development of 21 standard single family lots ranging in size from 7,534 square feet to 16,274 square feet and one 21.87 acre open space lot. The site consists of 18.4 net developable acres, and the proposed project density including the 3.7 dwelling unit affordable housing requirement for a total of 24. 7 units is 1.34 dwelling units/acre. In accordance with the Zone 20 Specific Plan and the Zone 20 EIR preferred biological mitigation, the proposed development would preserve the northern and western portions of the site in open space due to biological constraints and the need for open space connectivity through the Zone 20 Specific Plan area. The site is also designated as a standards area by the City's Draft Habitat Management Plan which requires that 67% of the site be preserved to enable the connection of habitat preserve areas to the east and north. The open space includes a 150' wide SDG&E easement in which an existing access road would also function as a public trail through the property. The proposed single family lots are located in the southeastern portion of the property where they would receive vehicular access from Brigantine Drive, a local street that intersects Poinsettia Lane and also provides access to the adjacent Ocean Bluff subdivision (Cantamar). As shown on Exhibit "B", the subdivision design consists of a dual cul-de-sac at the terminus of Regatta Road. Lots along the eastern property line abut single family lots in the Ocean Bluff project, and the remaining lots abut open space to the north, south, and west. Drainage from the development would flow through storm drains to the southern boundary of the site where a riprap energy dissipator would reduce the rate of flow to existing levels. • Four single family two-story floor plans are proposed, each with three different facade treatments and a maximum height of 30 feet. Units range in size from 2,720 square feet to 3,353 square ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86 -ROESCH PROPERTY SUBDIVISION October 6, 1999 Pae 3 feei. Plan 1 is proposed with a two car garage, Plan 2 with a three car garage, and Plans 3 and 4 with a two car garage plus an optional one car tandem garage. The proposed project is subject to the following land use plans, ordinances and standards: A. Residential Low-Medium Density (RLM) and Open Space (OS) General Plan Land Use Designations; B. Zone 20 Specific Plan (SP203); C. Mello II Segment of the Local Coastal Program D. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance) E. Carlsbad Municipal Code, Title 21 (Zoning Ordinance) including: 1. Chapter 21.10 -One Family Residential Zone 2. Chapter 21.06 -Qualified Overlay Zone 3. Chapter 21.33 -Open Space 4. Chapter 21.85 -Inclusionary Housing 5. Chapter 21.95 -Hillside Development Regulations; 6. Chapters 21.201, 21.202 -Coastal Development Permit Procedures and Coastal Resource Protection Overlay Zone F. Growth Management -Zone 20 Local Facilities Management Plan. 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 the regulations/policies utilizing both text and tables. A. General Plan The proposed project is consistent with the policies and programs of the General Plan. The table below indicates how the project complies with the elements of the General Plan which are particularly relevant to this proposal. Land Use GENERAL PLAN COMPLIANCE Proposed residential density of 1.34 dwelling units/net acre in the RLM designation is within the allowed density range of0 -4 du/acre and consistent with the growth control point of 3.2 du/acre. Project density is based on 24.7 total units (affordable and market rate)/18.4 net developable acres. ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86 -ROESCH PROPERTY SUBDIVISION October 6, 1999 Paoe4 Housing Project includes a request to purchase 3. 7 affordable housing credits in the Villa Loma Affordable Apartment project to satisfy the inclusionary housing requirement. Open Space 21.87 acres of open space would be preserved which includes a segment of the future Citywide trail system through the SDG&E easement Circulation Required roadway and intersection improvements of local public streets in accordance with City standards as shown on the tentative map and included as conditions of approval. Park&Rec Project is required to pay park-in-lieu fees. Public Safety Project is required to provide sidewalks, street lights, and fire hydrants as shown on the tentative map or included as conditions of approval. Additionally, single family structures on lots proposed with less than 60' fire suppression zones must be constructed in accordance with the ignition resistant standards of the Urban Wildland Interface Code. B. Zone 20 Specific Plan (SP 203) The Zone 20 Specific Plan provides a framework for the development of the vacant properties within its boundaries to ensure the logical and efficient provision of public facilities and community amenities for future residents. The Zone 20 Specific Plan requires project compliance with all applicable land use plans, policies, and ordinances, except as modified by the Specific Plan. The following discussion describes the proposed project's conformance with the relevant Specific Plan regulations which include Affordable Housing, Land Use (General Plan, Zoning, Development Standards, and the Mello II LCP), and Open Space preservation. Affordable Housing The Zone 20 Specific Plan requires compliance with the City's Inclusionary Housing Ordinance (Chapter 21.85) requiring that 15% of the total number of proposed units are made affordable to low income households. The inclusionary housing requirement for the proposed 21 lot subdivision is 3. 7 dwelling units. When feasible, the affordable units are required to be constructed onsite, however, the purchase of housing credits in an offsite combined inclusionary project within the same quadrant may be approved by the City Council. Since it would not be feasible to construct inclusionary units onsite due to the limited number of lots proposed, the project is proposing to purchase 3. 7 affordable housing credits in the Villa Loma Affordable Apartment project located in the southwest quadrant. Circulation/Open Space/Trails/Land Use The project is located within Area C of the Specific Plan. Projects within Area C are required to receive vehicular access from local streets intersecting with Poinsettia Lane, a recently completed two lane roadway, at specified locations. In conformance with the Zone 20 Specific Plan, the proposed project would receive access from Poinsettia Lane via Brigantine Drive, an approved intersecting street, which also provides access to the adjacent Ocean Bluff project. The Zone 20 Specific Plan requires the project to preserve the constrained lands, including the SDG&E - ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86 -ROESCH PROPERTY SUBDIVISION October 6, 1999 Pa<Ye 5 easement and 25% -40% slopes, in open space. The proposed project exceeds this requirement through preservation of76% of the site in open space. The Specific Plan requires that the site be rezoned from L-C to R-1-7,500 allowing single family development at the density permitted by the RLM General Plan designation (0 -4 dwelling units/acre). Since 21.87 acres of the site are proposed for open space, the proposed zoning also includes the O-S Zone. The Q (Qualified Overlay) zone is proposed to be added to the R-1- 7 ,500 zoning consistent with previous Zone 20 approvals. The Q zone requires approval of a site development plan which includes architectural elevations, floor plans, and building footprints. The proposed zoning, preservation of open space including a trail segment, structures and architecture is consistent with the Zone 20 Specific Plan architectural guidelines as specified in the following table: Zone 20 Specific Plan Requirements STANDARD REQUIRED PROPOSED Zoning R-1-7,500 5.83 Acres -R-1-7,500-Q 21.87 Acres -O-S Open Space 1. Preserve areas constrained 1. Preserve 21.87 acres by steep slopes and SDG&E including all constrained easement lands, i.e. steep slopes. SDG&E easement, sensitive habitats and HMP wildlife corridor 2. Trail segment through 2. Dedication of public SDG&E easement Trail Segment 31. Architectural Guidelines Variety of: 1. Roof, wall and accent I .Nine exterior color materials and colors schemes for wall, trim and accent 2. Roof heights and masses 2.Multiple roof lines/one and two story elements 3. Window and Door 3. Recessed entries, doors, enhancement windows 4. Garage designs, facades, and 4. Two and three car orientations garages, single and dual door designs 5. Articulated building forms 5. Multiple building planes, multi-level roofs, one and two story elements, balcony decks C. Mello II Local Coastal Program (LCP) The project is located within and subject to the Mello II LCP segment and is designated for residential low medium (RLM) density land use and Limited Control (L-C) zoning. Although the Mello II Land Use Plan is consistent with the subject parcel's RLM General Plan ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86-ROESCH PROPERTY SUBDIVISION October 6, 1999 Pae 6 designation, the implementing zone (L-C) specified by the Mello II LCP is not consistent with the proposed zone change to R-1-7,500-Q and Open Space. Since the California Coastal Act specifies that all rezonings related to land use regulation or administration within the coastal zone, which occur after the certification of a local government's local coastal program, require a LCP amendment in order to be effective, the project includes a Local Coastal Program Amendment to change the implementing zone from L-C to R-1-7 ,500-Q for the proposed developed area and Open Space (O-S) for the preserve area. The project is consistent with Mello II LCP policies limiting grading to the summer season (April -October) and preservation of steep slopes (25%+) possessing coastal sage scrub and chaparral plant communities (dual criteria). The project is conditioned to restrict grading of the site to the summer season, and proposed grading avoids all of the coastal sage scrub habitat and encroaches into 6.6% of the chaparral habitat existing on dual criteria slopes. The Mello II LCP permits an encroachment of up to 10% to enable reasonable use of a property. Of the total 27 .87 acres, the project proposes to disturb only 6.5 acres although there are other developable areas existing on the site. Approximately 16 acres contain sensitive habitat ( coastal sage scrub, southern maritime chaparral, native grassland, and wetland) and the project proposes to disturb only· 1.37 acres of southern maritime chaparral. The proposed density is 34 units below the density permitted by the General Plan and total avoidance of dual criteria slopes would result in the loss of 6 of the proposed 21 lots. An alternate design utilizing the developable acreage to the north would result in equal or greater impacts to sensitive vegetation than is proposed and disrupt the habitat corridor. Therefore, the proposed encroachment would enable reasonable development of the property with 21 single family lots on approximately 6 acres, while preserving 76% of the site (21.87 acres) containing the majority of steep slopes and sensitive habit existing on the site. This preserved area will be part of a habitat corridor that provides a linkage to open space through and adjacent to the Zone 20 Specific Plan area in accordance with the City's draft HMP. Mello II hydrology standards require the drainage system to be designed to ensure that runoff resulting from a 10 year frequency storm of 6 hours and 24 hours duration under developed conditions, are less than or equal to the runoff from a storm of the same frequency and duration under existing conditions. The project has been designed so that the minimal additional runoff from the project beyond existing conditions is considered insignificant. D. Subdivision Ordinance The proposed tentative map complies with the requirements of the City's Subdivision Ordinance, Title 20 of the Carlsbad Municipal Code. The subdivision will not conflict with any easements for access through or use of the property. The project is designed to take advantage of natural heating and cooling opportunities in that lots and structures are primarily oriented in an east-west alignment maximizing southern exposure and benefit of prevailing breezes. Primary access to the property would be provided by Brigantine Drive via Poinsettia Lane, a circulation arterial roadway. The proposed cul-de-sac conforms to the City's cul-de-sac policy thereby negating a secondary access requirement. The proposed local public streets have adequate public right-of- way and would be constructed by the developer to full public street width standards with curb, gutters, sidewalks, fire hydrants, and underground utilities in accordance with City standards. ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86-ROESCH PROPERTY SUBDIVISION October 6, 1999 Pae 7 The proposed street system is therefore adequate to handle the project's pedestrian and vehicular traffic and accommodate emergency vehicles. To reduce drainage impacts from the project site, the developer is required to provide adequate drainage and erosion control. The drainage requirements of Specific Plan 203, City ordinances. and Mello II have been considered and appropriate drainage facilities have been designed and secured. In addition to City standards and compliance with the City's Master Drainage Plan, National Pollution Discharge Elimination System (NPDES) standards will be satisfied to prevent any discharge violations. El/2/3. Chapter 21.10-R-1 (One Family Residential Zone)/Chapter 21.06- Q (Qualified Overlay Zone)/Chapter 21.33 -O-S (Open Space) As shown on the following table, the project meets or exceeds the R-1 zone standards with regard to lot size, width, coverage, setbacks, and building height. Although the proposed project is a standard single family subdivision which would not require Planning Commission approval of the actual single family units, the Q zone requires the approval of a site development plan including building footprints and architectural elevations to ensure that the proposed units are consistent with the R-1 zone standards. This enables the Planning Commission to make the necessary findings that the project will not adversely impact the site or surrounding uses and that the site is adequate to accommodate the proposed use. STANDARD PROVIDED Use: Single Family Lots/Units 21 Single Family Lots, 1 Open Space Lot Lot Area: Minimum 7,500 Square Feet 7,534 -16,274 Square Feet Lot Width: 60' Minimum/33' Cul-de-sac 60' /34.1' Cul-de-sac Lot Coverage: 40% Less than 40% Building Height: Maximum 30' Maximum 30' Setbacks: Front: Minimum 20' Minimum 20' Side: 10% of Lot Width 5' -10' Minimum Rear: 20% of Lot Width 10' -20' -Minimum Two Car Garage Two and Three Car Garages Lot 22 of the proposed project consists of 21.87 acres to be dedicated as an open space easement that will be incorporated into the HMP, upon its adoption, as part of the City's habitat preserve areas. The rezoning of this portion of Lot 22 to O-S is consistent with the Open Space Zone (Chapter 21.33). The O-S zone is consistent with the portion of the site already designated as General Plan Open Space and the future re-designation of the remainder of the open space lot to General Plan Open Space. E4. Chapter 21.85 -Inclusionary Housing See discussion under B. Zone 20 Specific Plan -Affordable Housing above. ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86-ROESCH PROPERTY SUBDIVISION October 6, 1999 Paoe 8 E5/6. Chapter 21.95 -Hillside Development Regulations/Chapter 21.203 -Coastal Resource Protection Overlay Zone The proposed project is consistent with the applicable Hillside Development Ordinance . restrictions for development ~f steep slopes, slope height, grading volumes, slope screening and slope setbacks. The development is planned for areas of the site that are predominately O -15 % slopes. The project will disturb small areas of natural slopes exceeding 40%, however, the area of disturbance does not meet all the criteria necessary to prohibit development by the Hillside Ordinance. Proposed grading volumes of 7,620 cubic yards/acre are within the acceptable range and manufactured slope heights are well below the 40' maximum allowed. Manufactured slopes will be screened by a combination of trees, shrubs and groundcover and structures will be setback a minimum of 15' from the top of slopes. As discussed under Section C above, slopes exceeding 25% in the coastal zone possessing coastal sage scrub and chaparral habitats ( dual criteria) are also protected from disturbance. The proposed disturbance consists of 6.6% of the southern maritime chaparral habitat existing on steep slopes. Disturbance of up to 10% is permitted to enable reasonable use of the property. The proposed development, which is limited to the southeast comer of the parcel, is reasonable since it utilizes the most developable and accessible area of the property preservation of 76% of the site including the majority of steep slopes and sensitive habitat existing on the site, would result from the proposed subdivision design. F. Growth Management he proposed project is located within Local Facilities Management Zone 20 in the southwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table E below. Table E: GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE Citv Administration 73 SQ. ft. Yes Librarv 38.94 sq. ft. Yes Waste Water Treatment 21EDU Yes Parks .15 acre Yes Drainage Basin C Yes Circulation 210ADT Yes Fire Station No. 4 Yes Open Space 4.15 acres Yes Schools Carlsbad Unified Yes 5.5 elem/1.5 ir hi/2.9 hi sch Sewer Collection Svstem 21EDU Yes Water 4620GPD Yes * The project is 34 units below the Growth Management Dwelling unit allowance. ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-0511IDP 98-21/CDP 98-86-ROESCH PROPERTY SUBDIVISION October 6, 1999 Pae 9 V. ENVIRONMENTAL REVIEW The initial study (EIA-Part II) prepared in conjunction with this project determined that some of the environmental effects which are peculiar to the property or to this project are considered significant and adverse imp~cts. The developer has agreed to add mitigation measures to the project to reduce those adverse effects to below a level of significance in accordance with the requirements of the California Environmental Quality Act (CEQA). The project's direct significant effects include impacts to biological resources, paleontological resources, and traffic impacts. The project site possesses several sensitive habitats. The wildlife agencies have reviewed the project and concur with proposed biological mitigation measures. The environmental documents for the project were sent to the State Clearinghouse for circulation in addition to being sent directly to the area offices of the U.S. Fish and Wildlife Service and California Department of Fish and Game. The comments from the wildlife agencies have been incorporated into the required mitigation measures. Mitigation measures are also proposed for the other significant adverse effects and are also listed in the EIA-Part IL The project is within the scope of the City's Master Environmental Impact Report which is utilized to address the project's cumulative air quality and circulation impacts. 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 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. In consideration of the foregoing, on July 29, 1999 the Planning Director issued a Mitigated Negative Declaration for the proposed project. ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86 -ROESCH PROPERTY SUBDIVISION October 6, 1999 Pa e 10 ATTACHMENTS: 1. Planning Commission Resolution No. 4626 (Mit. Neg. Dec.) 2. Planning Commission Resolution No. 4627 (ZC) 3. Planning Commission Resolution No. 4728 (LCPA) 4. Planning Commission Resolution No. 4729 (CT) 5. Planning Commission Resolution No. 4730 (SOP) 6. Planning Commission Resolution No. 4731 (HOP) 7. Planning Commission Resolution No. 4732 (CDP) 8. Location Map 9. Background Data Sheet 10. Disclosure Statement 11. Local Facilities Impact Assessment Form 12. Reduced Exhibits 13. Full Size Exhibits .. A., -.. AA,, dated October 6, 1999 AH:eh:mh ROESCH PROPERTY RESIDENTIAL SUBDIVISION ZC 98-12/LCPA 98-09/CT 98-19/ SOP 99-05/HDP 98-21/CDP 98-86 BACKGROUND DATA SHEET CASE NO: ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86 CASE NAME: ROESCH PROPERIT SUBDIVISION APPLICANT: STANDARD PACIFIC CORPORATION REQUEST AND LOCATION: A Zone Change and Local Coastal Program Amendment to change zoning from Limited Control {L-C) to One-Family Residential, 7,500 sguare foot minimum lot size, Qualified Overlay Zone (R-1-7500-0) and Open Space (OS): and a Tentative Tract Map. Hillside Development Permit, and Coastal Development Permit to subdivide 21 single familv lots and one open space lot on a 27.7 acre parcel located in the north of Poinsettia Lane between Aviara Parkwav and Black Rail Road within the boundaries of the Zone 20 Specific Plan and Local Facilities Management Plan and the Coastal Zone. • LEGAL DESCRIPTION: That portion of Section 22, Township 12 South, Range 4 West. San Bernardino Base and Meridian, in the City of Carlsbad, County of San Diego, State of California, according to official plat thereof, as described in Certificate of Compliance record March 11, 1997 as File No. 1997-0106633 official. APN: 215-070-27 Acres: 27.7 Proposed No. of Lots/Units: __ 22........,L __ o __ ts __ /2 __ 1 .... U.....,.n-it_s ________ _ GENERAL PLAN AND ZONING Land Use Designation: :.:RL=M'-"'/-"Oa.::S"'-------------------------- Density Allowed: 0 -4 Dul Acre -3 .2 Dul Acre GCP Density Proposed: .::.3.:.:.2'-'D=ul..._A.:..:c::.:.re _______ _ Existing Zone: L-C Proposed Zone: :.:Ra...-=-1-.... 7 .... ,5'""0'""'0"""-O.._/:..aO"""--=S'---_______ _ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Site L-C RLM North R-1-7500 RLM South L-C RLM East R-1-7,500-Q RLM West R-1-10-Q RLM PUBLIC FACILITIES Current Land Use Vacant Vacant Vacant/ Agric Single Family Residential Vacant School District: CUSD Water District: CMWD Sewer District: ""C=a=rl=sb=a=d _____________ _ Equivalent Dwelling Units (Sewer Capacity): -2_1 ___________________ _ Public Facilities Fee Agreement, dated: =S"'-'ep""'t=em=b""'er'-'3""'0._. .... 1""'9..:;..9.;.;.8 _______________ _ ENVIRONMENTAL IMPACT ASSESSMENT cgj Mitigated Negative Declaration, issued ___ Ju __ l.,_y-=2"'"9 ......... 19 .... 9 __ 9 _______________ _ D Certified Environmental Impact Report, dated _________________ _ D Other, City of Carlsbad IU6i,i,ii,i·l •14•&i,;, ,i4 pi I DISCLOSURE STATEMENT I Applicant" s statement or disclosure of cenain ownership .interests on all apphcations which will require, I discretionary action on the part of the City Council or any appointed Board. Commission or Comminee. ! The fol lowing information MUST be disclosed at the time of application submittal. Your pro_1ect cannot be reviewed until this information is completed. Please print. Note: Person is defined as ••Any individual. firm, co-partnership, joint venture. associauon. social club. fraternal organization. corporation, estate, trust, receiver, syndicate, in this and any other county, city and county. cit~ muni_cipality, 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 propeny owner must be provided below. I. 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 I 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN I 0% OF THE SHARES. PLEASE INDICATE NON- APPLICABLE (NIA) IN THE SPACE BELOW, If a publiclv-owned corporation. include the names. titles. and addresses of the corporate officers. (A separate page may be anached if necessary.) Person Standard Pacific Corp Corp/Part._.N.._.I .... A-.. _________ _ T. a Delaware Corporation nle Deve J ope c Title _______________ _ Addre~ 9335 Chesapeake Drive Address ______________ _ San Diego, CA 92123 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 I 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN I 0% OF THE SHARES. PLEASE INDICATE NON-APPLICABLE (NIA) 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 Title Ronald L. Roesch _ Corp/Pan NIA ·.~ C: ,_ c-:t Sc /l f), r ... ,1-i r. ,, , Lr p.:. r.. ..,-, · • _ __,_,_...-., _________ _ owner, Qama-r-:r i-eo man Title _______________ _ Address 28QQ Nei J son way #208 Santa Monica CA 90405 Address. ______________ _ 2075 Las Palmas Dr.• Carlsbad. CA 92009-1576 • (760) 438-1161 • FAX (760J 438-0894 NON-PROFIT OF llZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit OTl!amzarnm N :i nus:. hst rn~ names and addresses of ANY person serving as an officer or director of the non-prof:: organization or as trustee or beneficiary of the. Non Profitn"rust N/A -------------Non Profitn" rust ------------ Tit I e --------------Tit I e -----------------Address ____________ _ Address _____________ _ 1 .... Have you had more than $250 worth of business transacted with any member of Cit: staff Boards. Commissions. Committees and/or Council within the past twelve ( 12) months') =:J Yes Ii] 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. 'I ., !l ~ ~{Jt). { ~~c-1 Signature of owner/date Ronald L. Roesch Print or type name of owner Sig e of owner1applican1 • s agent if applicable/date Jack Henthorn & Associates for Prmt or type name of ownertapplicant" s agent Standard Pacific Corp. ~ • ADMIN'.COUNTER\DISCLOSURE ST ATEMEN"r 5/98 <~¾~ Signatu ~a;,plican ~ Gregg Linhoff Print or type name of applicant For: Standard Pacific Corp. A Delaware Corporation Page 2 of 2 - CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: ROESCH PROPERTY SUBDMSION LOCAL FACILITY MANAGEMENT ZONE: 20 GENERAL PLAN: .._RL_._M ____ /--=O'-=S ____ _ ZONING: R-1-7500-O DEVELOPER'S NAME: STANDARD PACIFIC CORP. ADDRESS: 9335 CHESAPEAKE DRIVE, SAN DIEGO, CA 92123 PHONE NO.: {619} 292-2200 ASSESSOR'S PARCEL NO.: =21=5_,-0'-'-7"""'0--=2..:...7 ______ _ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 27.7 ACRES/21 DU'S ESTIMATED COMPLETION DATE: =UNKN ........... .........,O ___ WN"""""'-------------- A. City Administrative Facilities: Demand in Square Footage= -'-'73"'-'"-'sg-•..:.;ft,__ __ _ B. Library: Demand in Square Footage= 38.94 sg. ft. C. Wastewater Treatment Capacity (Calculate with J. Sewer) =2 ..... IE=D ..... U=----- D. E. F. G. H. I. J. K. Park: Drainage: Demand in Acreage = Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = Open Space: Acreage Provided = Schools: (Demands to be determined by staff) Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPO = .15 acres 54.88 CFS Basin C 210ADT 5 21.87 Acres CUSD 21EDU NIA 4,620GPD L. The project is 34 units below the Growth Management Dwelling unit allowance. VICINITY MAP CUI -DE-SAC LOCAL STREET , l TYP LOT DRAINAGE TYP LATERAL L(J_C,6, TIONS TENTATIVE TRACT MAP ROESCH PROPERTY I I I SHEET 2 . f, .. ,,, ,., ·,·.- D_RAINA_(3E SW~LE DETAIL CITY OF CARLSBAD, CALIFORNIA· l LEGEND KEY MAP EASEMENT NOTES PHELIMINARY llTLE REPORT PflOCES!;F DA 'f Ir, CT 98-XX/CDP 98-XX /HOP 98-XX /LCPA 98-XX/ZC 98-XX I_ 'J GENERAL NOTES GENERAL DESIGN NOTES LEGAL DESCRIPTION PUBLIC UTILITIES AND DISTnlCIS /•I·';, .,,., .I•·· OWNER SUBDIVIDER REPRESENT/\ IIVF ..... ).1 t. TENTATIVE TRACT MAP ., t1t.lf [' { ROESCH PROPERTY 3 I I L __ _ -T- SEE SHEET 3 MATCH LINE J ·.'l-i •·.---------- CT 98-XX /CDP 98-XX /HDP 98-XX /LCPA 98-XX/ZC 98-XX I I .1/ .\ , I ¢ ' ' \ I NH PARf[l A( • Hff f TENTATIVE TRACT MAP ROESCH PROPERTY 2 3 I I l I I I i,; B!! •·n --L--] ,,.•11•1•, ''"'If MATCH LINE SEE SHEET 2 CT 98-XX/CDP 98-XX/HDP 98-XX/LCPA 98 XX/ZC 98-XX l , I I I : ''l'1·,,,,,1.f1 /t''1t,1r•1• TENTATIVE TRACT MAP Ill i\·~::'!\1:11 ROESCH PROPERTY 3 CITY ()f CAf11 c,llMl r:f.l I!, )fHII< VICINITY MAP .... .,,,., . ..,,, .. ,,,,., ••• "'!;'',<, '"" CUL-DE-SAC ~,.-'.:,!Rf[ T ··1."' -\tm RfCAlfA rmJ\;J LOCAL STREET 60 ~PIGAtJllrH DR:·,'[ ' "'1 S·j ~ I •. ., I I .:' DRAINAGE SWALE DETAIL , .... .t,JMIIIOl'W4aAl-Ou_,.,O! • Q; ;. :i,_ <., :•' • ·,;'.;10lE·.; .\;;-,i., , .•.1 • ' . : •1. ",F ['I~-r ~!""II• "'' 'J' "!:'·• TYPICAL DRAINAGE SWALE DETAILS ~ r:J I LCPA98-09/ZC98-12/CT98-19/HDP98-21 /CUP98-86/8UPXX SITE DEVELOPMENT PLAN ROESCH PROPERTY SHEE 3 SHEET 2 'Alf •1~•· \l'R•'• Tl!' 1)'11ir.·, .., • 1• ,,,,,-; I TYPICAL LOT DRAINAGE AND LATERAL LOCATIONS CITY OF CARLSBAD, CALIFORNIA N■v,rc /WI' KEY MAP EASEMENT NOTES i I,'•• lA'.,11,1'',' '< '•~• '~ C.!)',,,t• I~,,,,;, j ;•~,-~··,~/~•,.:•·"''' ,,,,,,, ,,: •f'11'• ,; .. ; A'" !A~W,,;" ,,, <✓/'.YI (Ji ''-Al,'1,1.',S..,J/'t ~" ·'·" , •. ~-1•. •1 ''·"' ,, ,, .,, ,,,._. Ji ; ~ .f • •~" • , ; ~) I ' PRELIMINARY TITLE REPORT :,. ! , i -~ ,r;,,1•11•·.· ,,,,;,~-•,(; -P·~J.'f 'j. .,, i'~~:··,;:,_',:'~" ;··1."'-'.'·,t';;::~ , ! ! ,, ,-;,·,r•<1<•,· q1,.u1[1•,,. ,;,•~ I~~". ftl:e, •,-., I i I. LEGEND O<J/ilN/11/o( 'l//f."f!rlllll/T/1,.,) 'l rn (1 , .w,,~ J (7) ARCHITECTURE SUMMARY 0 11, ... ,, ,·,1 ,~now ;>'fl) 'lOllN ll"'t-1(; 1,M!A•,I 10\Al 9111'• !'IO"'fl"'I' m, <:Q IT 'io 41 'iO n <;(I,, _!'.Q" ~ 11 ~~ Ill 1.170 Ol ,11'.l lUJ 1,11• t,1fll ,.111 .OJ 1,414 1n1 BUILDING COVERAGE SUMMARY PARKING SUMMARY PROCESSED BY- Ir\ t\~K m·t.111•;1ui & A,;;:;c)CJAH.'.' '•·~. !;'•::·:.'!.. ~:;.;.-~. ~~·•.r,"~ ,, l•,i.t..~ '• ! ")<"~ -, ' • II' '"~' .... ,\ J' '... ·-~ GENERAL NOTES ro,~ /)\{Y,:; ~,n AHi" 1 Mr /f,t"jtJ••~I 11111• •ft• A'\ l W'"-1 "11 1'1", ll ,~, ~'""" r r 41 , " I ~,:;1 GI 'IF'I./ 1'\JI"' 1t ~•LN0,1 ''" "I., 10 • •' • I •• • ~~Q 1::f'li<AI l-'!4tl/.l~Jf~IA/'111\1 Ool £•1S111'(, /!ti•"(;//. il•llll(•'IU,f•H / ~"JWVll'-'«<", q' :,t_.,to,~•41•'''' •w•• 11,!·'• ·•1 8 ~'LJSl·ri1,.v,,r1 • • r1.·A• '7' ,~ • 9 11/if'~I Ir:--#. XJ JO A\11''-'4•;:f ~/Ir /HAIi '<'. 711'1 1(.) 1111,1•1#, lrM<,'AU • 41>'~)l WA'/!• • GENERAL DESIGN NOTES I Ail Sll'fl I 1tS1r;NS, )/'({ I ( .,~,r· .,.,, I ,I,'/ "r!.IA,., ,,.. •"I(.,.,. • (,II tAPl<;fl•Oll~illll',l•,.,.,,;r,,A'l1A· 1~,)-'/.'f,,1n 'If ',,,,,,.,,, 1 ,,..,,.,~,s ~~ .,,t;t,1""'' ,., ,,, ,, "'• .,,,; "'", '1-CI 01~•11'1(1~ .lll l'Hl1U?V!lf'tJ'••\ rn,-rt,~~1.,:PA CTWl(lR l"'lfl.'~4t.$. ]lrCJ 1[11 llffU'?.41-,IY f"llf'IIJIIIO P.r. PUNllfoE.' ~•S'/61', f 1"''-910 tR•tl.S A/It ~1"'1111 fl'I.' J.•I' ~,If.IC' rp OWi/ ,,. r I',• a~•CN ctM/~1/Nf ,, fr• /IL (.I It-~ -""fl',r<\: ,,., ,·,fl lf.\U'<I ,,. ,Ir l c;,:,,rS l'1Uf1101(1'V,A$(JHJ.1'#:'rlir...,V', ',I.Jf'fT-1 !Ir (ll):f, D,41(1' .U'Ril fi. 1119/'. _., II l'l<l'I / "•i ,V.il • I. /!! I-{I.Tl 11 lA""1i'N'l'C A.,-l "'I f'I All/1111; A~ 'If 1'' ,, ,. "' 1•( , ~-11 '.J'•• O 4'' ..... II l1/I Ml)(!// Sl.fffS /fl/ ro PIH/I , l ;~ ::.:~~ .. '.':! :~·=~!~~ ~;;,..(li,,' ;.:::··~-~'~, '.~,,;;,~-•· ... ~,-r:i,,r. .t>ff.ll"W.11-IHBI r11 r·•• ir.1.,,,r,, 114111,,,, ,,. , 11 1,t_ ra,JJ CRMX'/1 ~A ,~ 6 • "· ,11 ,, 1 , _.~ YJ 1/Jf) I • ,, "'"' (, f .,._i,,) I, IJ '51f /MJ<;01' fl AN Htl rf/11/il 1111 .-111 I 11-.i 11, , • .,.,.., I( ~ lrll /,H ,-.,"' ",l'AI] l't,IIF'f't<J~ /1. JI'"' ,, ••1i ff ,\1,11• I·, 'of (R t'IT•f~-M~ICY AS IXS•Oi('f/! flt ·•I I. ·1, 1/J• '"·"; .'w'A<J i !I;•, Df IOI I II If" (X}llf/if/1 RY J. I.fl/)...,,,:,-, /l!rv HW< 1111111/4"1 (W", 1.85 IN r 1,1 l'fl(lfl1 ,n •• ,,, ...,_,,, r, ,.,,,P,11,,,,.,,..J111· ,,, IIAINll>/1"1 ,1,/1// 'U'I /IY A': llf ,., 1& ,;.. , LEGAL DESCRIPTION 11,,.,; /'4(/ l~Ja/JQN r, '.J(l01" il '(:_.,,, r r;· '"1!'111, f{A'l,,J ~ !If .\A'l(fRfMMJIIFl~'if AM•tf/,1/HM,. •"I 'I l.1/(ii# CAl'f',H<IJ, ••N' fl' 'iAN!J•fC:U ',IA'l fl r.A! 111,M1A ,,-, ""''·/Ill; II• 11( 1/fl ·•'•A, /1-f'F/pt, ,I'; lf~✓Jllfffl II\/ fl/1/1111 A'I '• ('IW' -A•O fflt )1_ ,,&11•; 111/ f<¥. ••l'I' <n•,MU 1 ,., A PUBLIC UTILITIES AND DISTRICTS i..t'i M()l,'I( p,, lll!l,.D~ "'"' ... f~~I••• N ,,.,,,a Sl•O'I', OWNER ~•01 Rrl'.t•• 1'1(JIJ"1/fl',r~IJ0 ///)/! 51.'IIAIKJ',.<•. •AQ(,lcl' 11,n/ ,,,,,_1;• SUBDIVIDER ',./W•I.IIP ''J.(_oJ •r 9J,1" r~~•••'fA;/ ~ ,.,.1,r_,,u •·• ·1'·1•," "'"' /'A(,,/1{.lf/, 1'1/l'UI 1:611/ ,JJA/, Uf.,, 1l•Aj •••lP /l•~,I (&'~ •,1,1 lfl_l.11, ,,,,, ·• •r o, I f•l•(I t,1/J!,IIAI/ /,I r/1 •N'!'JIMJ //hit •Ai' ,!IA/I REPRESENTATIVE IA•I' If ,.,/ff,', I '\',) ~ ,, ~ !l' ""' r. /!A I•, 1, .. - PREPARED BY ■IIIJNSAKER &A~s,~_,Am AEV1SK)N D.ArE BY SITE DEVELOPMENT PLAN ROESCH PROPERTY ()f CITY Of CAf1LSBl\fl, CAI If nmnA 3 ' '\ I . I.' \\/;: \ ) V) ',1~, \ i : ~. t g \ I \ \ ' \ I \ I ,jl \ ,, ,,] iii r ,, bE SHEET 3. .,,,,, ,,, \ (' I \ \ I LCPA98-09/ZC98-12/CT98-19/HDP98-21 /CDP98-86/SDPXX I / PREPARED RY ■fllJNSAKER .& .AS,<X J,\ I fo ' I j SITE DEVELOPMENT PLAN ROESCH PROPERTY CITY or CARI SBAD. 011rnnrn11 ';ltffT 2 "' 3 ' \ ', \ / ' I ' I \ lee SHEET 2 ,/ LCPA98-09/ZC98-12/CT98-19/HOP98-21 /CDP98-86/SDPXX PA{PAAfO 8Y -H!JNSAHR -~.AS~IXIAII-' . ........ .., ··~ ' . ' .. ,.... .. .... ,. .. . .... ·•~ / ',HHI SITE DEVELOPMENT PLAN ROESCH PROPERTY 3 •JI CITY OF CARI SBAO, r,1111rnmJ1A 3 ,. i . ' "' C,,: I i . I ~i ,. ' ' I f IJ;;': <. I :~ I I t ! I ij, I II i 1 1 '.II' I t----~ I ' I ________ ·u i i ' !llliH I RIGHT ISIIOWN WITH OPflONAl OECII !l HI] II II ii ll lllllllllllll: j --~ ~ I II II II II ca; i 1,1 ( I I I i I r Jtmmmm: . ! I ~ .. -----Ji it I• 11 I• ii I ~ -1 I I I I I 11 m 11 _J_ J, -- LEFT (SHOWN WITH OPTIONAL DBCK) n I• i • II r " I• ;. ' : r------t>-1 : !•i· --'. • ? -. : ,,1 I! p d '(; I I Ii \.• 1:, i ·1· [i ll ! ; I. l r1Ji I i r I I ! I I I 11 )' : I I 1! ll I q n[]j ( I I '11 rl [I ; i )! I I {_) i I ! I ! . l ~ ! I I •1 :i i 11 I ii :!: j ! i i I ; ti! I Ii i Ii I _ I . . ~ i I • '" • ~: J = . . i ' REAR RE AR ISHOWN WITH OPTIONAL D!Ck I ROOF PLAN ~ PLAN 2A ELEVATIONS IXlN .. ,_, __ ....... , .. ROESCH PROPERTY 'II', .......... ,. .. ..,,_,,,_,,.. 0 I J 4 .._,_ .... , •. , •. , STANDARD PACIFIC 111 I llf'CK ~ '1 ii I, • 'I I; M Hl'JlRM IWDRM 1 PLAN l 2,817 SQ. FT. ROESCH PROPERTY STANDARD PACIFIC ~ I I i I i , ... "' i I I: I I H I I I I y 607S1Jt"r + ' .. I I , ... ~ I ,OPT. OFFICE j OPT. DEN '"''"' 0 I l 111 PLAN 3A AMERICANA PLAN JC COASTAL PLAN 3 BLBVATIONS ROESCH PROPERTY STANDARD PACIFIC PLAN 38 NANTUCKET 0 I J 111 &-\S.5ENV,N I.ID.NI RIGHT (SHflWl'I WITH OPTIONAi. OHCl) REAR I l Ii II Ii II 1111 • r r . " , . ___ 1mm1~l II II II [I l[[I 1111 :[ ij -.. I' I 1111 11 I II Ii II ' .. ----•• ··--·---· --- LEFT (SHOWN WITH OPTIONAL DPCKI \ ! "I . " I I i ' t-, Ii I H 'I 7n11 1,·11 1i l I ,1 i_ i nni. .II r rn111:1\'I! i~~!l(l!i:11·::1.\,i1 ,h!I ,t:,i,, ,1!,1:11,. ;1d.m1•• 1---. • ........ JL -------· . ' 11 ·1r~ 11· ll 11 II 1l I'· 11 ~ ~ lij RE AR I SHOWN WITH OPTIOl"Al DECK) PLAN 3C ELEVATIONS ROESCH PROPERTY STANDARD PAC·IFIC ,.i l· II ii 'i . t ' • ·_'Ii i:. ---·-]"-Y .I I! • -~-I· • l [-] l l ri_i __ , ii 1: j J ii ,1 ''[ It J, ·, -'I I • 11'11,lj@ ~~! ;. I I ~ ~i .... ',: i ,ROOPPLAN MSW-V.N .............. ,. II I 1 4 111 1 M. HCUMM , .. ~ . , .. ,OPT. RETREAT w UIU>IIM l ovr. Rl!l"Rl::AT "",~?, 1 ' ' ' ' II I ti; I ' 1,-!o!~"!!'<!-~~ 111!1.>RM 4 l4 PLAN 3 3,323 SQ. PT. ROESCH PROPERTY STANDARD PACIFIC ,·-0'" f I I I I n I I I I I 1: J II i'' lf BWRM, ,♦f' • !IQ OPT. ,· PL.BX . ,,:;;,• . ,.,, I I I I I I I ,, I OARAGe r ,.>,:,•. ;.:,.,0 I I M111s,1n I I I ! l "' ,·-0· I i I r I I .,1 ii OFl .. 1CI!. -• .... ,OPT. OFFICE OPT. BEDRM: ~• ll>f'f Ii OPT. LOFT . ' ' 111 PLAN 4A AMERICANA • ;._ .. ~' ,. .. ..... .•· i .. ·• PLAN 4C COASfAL PLAN 4 ELBVATIONS ,.,t• }'"'~~, . / ,, ';, ROESCH PROPERTY STANDARD PACIPIC ~ PLAN 48 NANTUCKET 0 I I I II IY.S.5ENl,\N I.N.•NI IU ., .. • 1 /., --T--•.. . -.... n I •· ....... --·-··--·--··--------------------------' ~-i 1 ! ~ ,. r, i ii i : . ,; ; : ~ ~. ' ~i t !, '••1 I,, I .. ,., ,I i r! i :! :n i l!I 11 '( 'i 'I' I j ·:··,. II , ,: !i , JI 1 · 'I' .I, , , I,,,, I .. ,. i. :l lij I mH1ii:'jjii1.:~.[ ;.-':" ,_., . .,, _.---:---I . i!.1" I! rl u J 1: ~!.I . '• r . Ir-::--.------ II II !I I I I II ll ! I I I i I ! I J f'••·--_ -_ It,_: ij, .• i~; i:i '!, Ii l [I ii 11 ll lr!I li 1II J 1:,111·r1 .,1,1,., 1 I! Ii II /i1,!1lJi11ll'd1'.1I ., r, ... 11-n11 'I ! • ••. 1,·,1, " ! . ' I· .! I II II , 11 II I II I 1111 I I I I r; I I I --. -... ---I RIGHT (SHOWN WITH OPTIONAi Df.CKI LEFT (SHOWN WITH OPTIONAL DICK) 11 I-II I· ~;-···•···· t !'I ' ' ' Ii •' ,, !t I! H i I ~ ! I ; l !I ii :i ''i I I • ,, I 1,, H ,, 11 i I I ,. •1 .. . 1: r:-..... I ,, ll r r ! '• . i '. " ,I l I! ) I r I :i . !1 H 11 ,r f , i nl F . _.t :• i ,, 1 ! ,, ~: .1lmn1rnml umilmn1( 1 1~ i1 ~ I -~·' r; I I Ii ,11 I II II !I !! II 11011' I 11 II I ' ll I ii l,1 ! ,, ! ' .. ~! l_l: 11 l " • ,i -~-I '. ,I -----· . -. llO-~--l !I 0 li jl 11 r! Ii II I' 11 ~ i,1 :I I !1 !I ,, ~ I I l i d •: ii 1i 1;; l l l; i ~ I, !,1 ' ltOOFPLAN Rl!AR RE AR uHowN w1111 OPTIONAL oecK1 PLAN 48 BLBVATIONS ROESCH PROPERTY o 1 l ♦ •·•~-• .. ,....,. STANDARD PACJPIC 111 I llECK ,. It It It J M IU'llltM .-," _,,,, IU!lJltM l ... "•f Ti ,,, ,. I /I • <'' •• ,, ' ! PLAN 4 3,353 SQ. PT. ROESCH PROPERTY STANDARD PACIFIC ,-0· i f ... .,. 19'1" 11 II I I I I I It I0'-4" ~ I I I I.I 'I '( I I I -~- -'FU!JI<, ,b•-t,~ I I I ,,, I '1,"' I ,, ' UARAOI::!. unsun, i 14 I I I I t ,·o· I ~I ()Pili ·e .. • 1 •• I I I !I I I I I I I I· '"" - :-, OPT. OFPICE :. 14 I I I I I 81-'.1>4:M 1 < • I I I J I I I * t;, I •<JC .. •·-• b I I ;; on·. Bl'DRM. 5 ) 1.10.N o ' l II I . ·~ .• ·•:: .... ,. ".;.. . ::;. fl,."·"'~''.' • ' .. ,._ .... ti-: a ... •.•·--' . ~ .:~. 1:'a."• ···', ~.,"J'M:IIH'J '·. PLAN IA AMER I l' AN A PLAN PLAN IC COASTAi. BLBVATIONS ':'-·'M-;,·,·~ .. . . . ROESCH PROPERTY STANDARD PACIFIC PLAN ID NANTUCI.ET o I J II I .u .. ' ) 1·;-rr: -----. -------------. -------. ~ ) ~l :; ~~ :; Jl I ; ~ ll :i t ii J: I;, i'. 1 i :! i :I I! ·I r i. I r---I I ·~ 11 ,1 I I I I " - --,-1 I 'llli IHHI ._]:g I illlllli_l_lll-_ -,,,-111-111 I 1· RIGHT LEFT ·-·- •' ,. 1; ,, I) i' ll ii ,. 1;(··1i! ij p j1 :1 •i ti q 1,,: 111 !1 1) 11 ,! • ,J l1-1il ) ROOF PLAN REAR PLAN IA ELEVATIONS ROESCH PROPERTY U I J • STANDARD PACIFIC 111 I PLAN 2A AMl!IIICANA · t t. .. . ~. PLAN 2C COASlAL PLAN 2 BLBVATIONS ROESCH PROPERTY STANDARD PACIFIC PLAN 28° NANTUCKET 0 I I 111 101"1" M Bl!ORM 2 I II II B~DRM 4 PLAN I 2,720 SQ. PT. ----------·-- ROESCH PROPERTY STANDARD PACIFIC -T- r i 50·-0· 1",6" i -H r·· .) -,:'_, , , .. , I •• I 1 \LI l i.iJ!.: Lil;.' """'4"""'4 , ,.,,. I I f ~ I \ti 1 l l!I"-, "111!1 , OARAOE. ::ici ~ • 2oj ,m~,n; I Ji ii ' ,L I I I 0 I J 111 UININO/ l.lVINU .. ~ .. , ... --• . ... i; ,1 II ·I '1 I n Bt:!nRM 1 l II II Dl'.IJRM J ( ) ( . B~DRM 4 PLAN I 2,720 SQ. PT. ROESCH PROPERTY STANDARD PACIPIC rr 1'-6" i M M ~ I l ii rr1· 11 ;r~ I I 1lh,1 I I I I I ;·. ! FAMILY t 1e'°. 111"' I I .... ,. -"'·:.. •· .,.1 i Ii•/ I I ll I I I ' l I I I IJtool(IJ ,~ . '• .. 1· I 'i I •~ I ' ,. :r I OP'l. UBRARV aw,·-0· i ,·-0· I ,. rit I I I lji I I. I! I I I I I I BEDRM I " _,,'? I I , OARAUF.. ;;JC," • .,,,, 4H~Jfl: I;, il t I I ' I i1i· :[:: Rl~C. ROOM ! 1 PT. RECREATION ROOM 0 I I 111 UININU/ IIVINU lVl::iSINAN 1/11 '"'