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HomeMy WebLinkAbout2008-11-05; Planning Commission; ; GPA 05-11|ZC 05-10|LCPA 05-06|CT 05-18|PUD 05-14|SDP 05-12|CDP 05-37|HDP 06-02|HMP 07-09 - SEASCAPEThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: November 5, 2008 Application complete date: November 23, 2006 Project Planner: Jason Goff Project Engineer: Clyde Wickham SUBJECT: GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05- 37/HDP 06-02/HMP 07-09 - SEASCAPE - Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; a recommendation of approval for a General Plan Amendment, Zone Change, Local Coastal Program Amendment, and Site Development Plan; and a request for approval of a Tentative Tract Map, Planned Development Permit, Coastal Development Permit, Hillside Development Permit, and Habitat Management Plan Permit for the subdivision, grading and development of a 5.05-acre site into twelve residential lots, two open space lots, and one private street lot, including the construction of twelve single-family residences and three second dwelling units on property generally located on the northeast corner of Black Rail Road and Avena Court East within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 20. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6498 RECOMMENDING ADOPTION of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and ADOPT Planning Commission Resolutions No. 6499, 6500, 6501, and 6504 RECOMMENDING APPROVAL of a General Plan Amendment (GPA 05-11), Zone Change (ZC 05-10), Local Coastal Program Amendment (LCPA 05-06), and Site Development Plan (SDP 05-12), and ADOPT Planning Commission Resolutions No. 6502, 6503, 6505, 6506, and 6507 APPROVING a Tentative Tract Map (CT 05-18), Planned Development Permit (PUD 05-14), Coastal Development Permit (CDP 05-37), Hillside Development Permit (HDP 06-02), and Habitat Management Plan Permit (HMP 07-09), based on the findings and subject to the conditions contained therein. II.INTRODUCTION The project proposes to subdivide and grade a vacant 5.05 acre site into 12 residential lots, 2 open space lots, and 1 private street lot, and construct 12 detached single-family homes and 3 second dwelling units (SDUs) on property generally located on the northeast corner of Black Rail Road and Avena Court East. The 12 single-family lots (Lots 1-12) range in size from 6,000 square feet to 14,440 square feet in area. The 2 open space lots are 44,670 square feet (Lot 14) and 21,590 square feet (Lot 15) in area. The open space lots reflect the boundaries of a major 150 foot wide SDG&E power line easement bisecting the site, along with a combination fire suppression zone and upland habitat buffer area along the eastern property line. The density of the proposed single-family subdivision is 4.32 du/ac. A Site Development Plan (SDP) is required for the approval of 2 SDUs on Lots 8 and 9, which will be used to satisfy the City's o GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page 2 Inclusionary Housing requirement. The project requires a General Plan Amendment (GPA), Zone Change (ZC), and Local Coastal Program Amendment (LCPA) to change the General Plan and Local Coastal Program Land Use designations on the property from Residential Low- Medium Density (RLM, 0-4 du/ac) to Residential Low-Medium Density (RLM, 0-4 du/ac) and Open Space (OS), and to change the City Zoning and Local Coastal Program Zoning designations on the property from Limited Control (L-C) to One-Family Residential (R-l) and Open Space (OS). The project also requires a Tentative Tract Map (CT), Planned Development Permit (PUD), Coastal Development Permit (CDP), Hillside Development Permit (HDP), and Habitat Management Plan Permit (HMP). The GPA, ZC, LCPA, require the approval of the City Council and the California Coastal Commission (CCC). The SDP requires the approval of the City Council. The approval of the CT, PUD, CDP, HDP, and HMPP are final at the Planning Commission. The project is not located within the Appeals Jurisdiction of the Local Coastal Zone, and the Planning Commission's decision on the CDP is not appealable to the CCC. The project is located within the Zone 20 Specific Plan (SP 203) and the Mello II Segment of the Local Coastal Program. The project has been reviewed for environmental impacts and no significant unmitigable impacts were found. As designed and conditioned, the project is consistent with all applicable standards and policies, and the necessary findings to approve the project can be made. III. PROJECT DESCRIPTION AND BACKGROUND The project site, consisting of two parcels totaling 5.05 acres of previously farmed agricultural land, is located within the Zone 20 Specific Plan area and Local Facilities Management Zone 20. It is bounded to the north by existing detached single-family homes, to the south by detached single-family airspace condominiums, to the east by open space, and to the west by a single- family home and an active palm tree nursery. Topographically, the site rises to the east from Black Rail Road (approximately 330 ft. above msl) to the center of the property (358 ft. above msl) and then falls gently to the eastern property line (342 above msl). Manufactured slopes of approximately 50% slope gradient, created by the development of Black Rail Road and Avena Court East, exist along the southern and western boundaries of the property. Approximately 1.77 acres of the site (35%) is constrained by the SDG&E power line easement, which bisects the site diagonally. The site has been previously utilized for agricultural operations and was once occupied by several greenhouse facilities. There are no native habitats occupying the site, all agricultural operations have been terminated, and all greenhouses have since been removed. The project site is located within the Mello II Segment of the Local Coastal Program. The proposed GPA, ZC, and LCPA are necessary to change the land use designations on the property from Residential Low-Medium Density (RLM, 0-4 du/ac) to Residential Low-Medium Density (RLM, 0-4 du/ac) and Open Space (OS) and to change the Zoning designations on the property from Limited Control (L-C) to One-Family Residential (R-l) and Open Space (OS). The subdivision will result in 12 single-family residential lots, three of which will include detached second dwelling units (SDUs). The project site is heavily constrained by several factors including: the 150 foot wide SDG&E power line easement bisecting the site diagonally, the extension of Surf Crest Street southward to Avena Court East, and the requirement to align Private Street "A" with an existing driveway (Palermi Place) on the adjacent development to the GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page3 south. These three factors create an unusually shaped development envelope necessitating the need for a PUD on a portion of the site. As such, a PUD for small-lot development (minimum 5,000 sq. ft. lot size) and a private street is being proposed on a portion of the site bounded by Black Rail Road to the west, Avena Court East to the south, and the proposed extension of Surf Crest Street to the east. This area includes proposed residential Lots 1-10 and Private Street "A" (Lot 13). Residential Lots 1-10 range in size from 6,000 square feet to 13,260 square feet. Also proposed are 2 standard R-l single-family residential lots (Lots 11 & 12) that range in size from 9,730 square feet to 14,440 square feet. These 2 lots are consistent in size with the existing development to the north. The proposed density for the 3.24 net acres site is 4.32 du/ac, and the inclusionary housing requirement based on 12 market rate units is 2.1 units. The applicant proposes to satisfy this requirement by providing an SOU on Lots 8 and 9. The development proposal includes the construction of 12 single-family residences. Plans for the residences are included, and are required in conjunction with the CDP application. Four floor plans (Plans 1, 3, 4, and 6) are proposed with seven architectural styles. The Plan 1 consists of a 3 bedroom/2 bath single-story home with a total of 1,628 square feet of living space and a 2-car side-loaded garage. The elevation for this plan type is California Ranch style architecture, and includes a stucco finish with concrete tile roof shingles; window and door lintels; buttress walls; and exterior wood elements including shutters, columns and outlooker beams. The Plan 3 consists of a 5 bedroom/3 bath two-story home with a total of 3,126 square feet of living space and a 2-car garage. The home features a covered entry porch, a courtyard along one side, a balcony off of a secondary bedroom, and a second floor deck off of the master bedroom. The elevations for this plan type include West Coast Traditional and Tudor architectural styles with stucco finishes and concrete tile roof shingles. Architectural details include window and door lintels; exterior wood elements, including shutters, outlooker beams, braces and corbels; gable and eave detailing; buttress walls; arched elements; varied window shapes; and brick or stone veneers. The Plan 4 consists of a 5 bedroom/4 bath two-story home with a total of 3,339 square feet of living space and a 2-car garage. The home features a covered entry porch, a front deck off of a secondary bedroom, and a larger rear deck off of the master bedroom. The elevations for this plan type include French Colonial and Spanish Colonial architectural styles with stucco finishes and concrete tile roof shingles. Architectural details include window and door lintels; exterior wood elements, including shutters and knee braces; gable and eave details; arched elements; varied window shapes; deck and railing; and stone veneer on the 4B elevation. The Plan 6 consists of a 5 bedroom/4 bath two-story home with a total of 4,321 square feet of living space and a 3-car garage. The home features a covered front porch and a large rear deck off of the master bedroom. The elevations for this plan type include Craftsman and Santa Barbara architectural styles with stucco finishes and concrete tile roof shingles. Architectural details include windows and door lintels; exterior wood elements include shutters and knee braces; gable end eave details; arched elements; varied window shapes; deck and railing; and stone veneer on the 6B elevation. GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page 4 The residences proposed on Lots 8, 9, and 12 have been designed to include a detached SDU. Each SDU is 639 square feet in size and is designed to match the respective architecture of each primary residence. An additional parking space is provided for each SDU in the form of a tandem space within each respective 20-foot long residential driveway. Grading for the project will require 21,800 cubic yards of cut, 8,900 cubic yards of fill, and 12,900 cubic yards of export. In addition, the project grading includes 9,000 cubic yards of over- excavation and remedial grading. Overall, the project grading follows the natural slope of the site, is compatible with adjacent residential project pad grades, incorporates contour grading and variable slope gradients, and preserves sensitive habitat areas to the east. IV. ANALYSIS The project is subject to the following plans, ordinances and standards: A. Carlsbad General Plan Residential Low-Medium Density (RLM) and Open Space (OS) Land Use designation regulations; B. One-Family Residential (R-l) Zone, Open Space (OS) Zone (Chapters 21.10 and 21.33 of the Carlsbad Municipal Code), and Planned Development Regulations (Chapter 21.45 of the Carlsbad Municipal Code); C. Zone 20 Specific Plan (SP 203); D. Inclusionary Housing (Chapter 21.85 of the Carlsbad Municipal Code); and Qualified Development Overlay (Q) Zone (Chapter 21.06 of the Carlsbad Municipal Code; E. Subdivision Map Act and the City of Carlsbad Subdivision Regulations (Title 20 of the Carlsbad Municipal Code); F. Mello II Segment of the Local Coastal Program, the Coastal Agricultural Overlay Zone (Chapter 21.202 of the Carlsbad Municipal Code) and the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Carlsbad Municipal Code); G. Hillside Development Regulations (Chapter 21.95 of the Carlsbad Municipal Code); H. Habitat Preservation and Management Requirements (Chapter 21.210 of the Carlsbad Municipal Code); and I. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code) and Zone 20 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in the sections below. A. Carlsbad General Plan Residential Low-Medium Density (RLM) and Open Space (OS) Land Use designation regulations The General Plan Land Use designation for the project site is Residential Low-Medium Density (RLM). With the approval of this project, the land use designations on the property will be RLM and OS. The General Plan requires that the OS designation be applied to constrained lands, such as major power utility corridors. The RLM designation allows low to medium density residential GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page5 development (0-4 du/ac) with a Growth Management Control Point (GMCP) of 3.2 du/ac; which is also used for the purposes of calculating the City's compliance with Government Code Section 65584. According to the constraints analysis used for density calculations, the project site has a net developable area of 3.24 acres. At the GMCP, the site yields 10.37 dwelling units, and at the top of the RLM density range, the site yields 12.96 dwelling units. The project is proposing 15 total dwellings (12 detached single-family dwelling units, and 3 detached SDUs). The SDUs are not applied towards the project's density, unless they are being utilized for inclusionary housing. In this case, only two of the three SDUs are being used to meet the projects inclusionary housing requirement. Therefore, the resultant density for 14 dwelling units on 3.24 net acres is 4.32 dwelling units per acre, which exceeds the GMCP and is also 1.04 dwelling units higher than the top of the RLM density range. According to the City of Carlsbad General Plan, there are exceptional cases where the base zone (R-1-7,500) is consistent with the land use designation, but would permit a slightly higher yield than that recommended in the RLM density residential classification. In those exceptional cases, the City may find that the project is consistent with this element if: a) the project is compatible with the General Plan objectives, policies, general land uses and programs; b) all the necessary infrastructure is in place to support the project; and c) the proposed density does not exceed the maximum density allowed at the top of the range by more than an additional 25%. The City's Growth Management Ordinance also establishes rules for when a project can exceed the GMCP. As such, according to the Carlsbad Municipal Code Section 21.90.045, no residential development permit shall be approved which has a density that exceeds the GMCP for the applicable density range unless: a) the project will provide sufficient additional public facilities for the density in excess of the control point to ensure that the adequacy of the City's public facilities plans will not be adversely impacted; b) there have been sufficient developments approved in the quadrant at densities below the control point to cover the units in the project above the control point so that approval does not result in exceeding the quadrant limit; and c) all necessary public facilities will be constructed or guaranteed to be constructed concurrently with their need and in compliance with the adopted City standards. As shown in Table A below, the project is compatible with all of the General Plan objectives, policies, general land uses and programs. Infrastructure is in place along Black Rail Road, Surf Crest Drive and Avena Court East to support the proposed project. The project's density (4.32 du/ac) does not exceed the maximum density allowed at the top of the range by more than an additional 25% (5 du/ac maximum). To comply with the City's Growth Management Ordinance, a difference of 4.63 dwelling units above the GMCP occurs as a result of this project (Total Dwelling Units Proposed (15 units) - GMCP Unit Yield (10.37 units) = 4.63 excess dwelling units). In order to insure that densities do not exceed the quadrant limit established for the City's SW Quadrant, a total of 4.63 dwelling units will be removed from the City's Excess Dwelling Unit Bank in accordance with City Council Policy 43. Currently the SW Quadrant has available unit capacity to accommodate the 4.63 excess dwelling units without exceeding the quadrant cap. In addition to the above, the project complies with all elements of the General Plan as illustrated in Table A below: GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page 6 TABLE A - GENERAL PLAN COMPLIANCE ELEMENT Land Use Housing Public Safety USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM Site is designated as RLM (Residential Low-Medium Density; 0-4 du/ac with a GMCPof3.2du/ac). Provision of affordable housing. Review new development proposals to consider emergency access, fire hydrant locations and fire flow requirements. PROPOSED USES & IMPROVEMENTS 1 2 single-family dwelling units and 2 affordable SDUs are being proposed. The project's density of 4.32 du/ac is above the RLM density range of 0-4 du/ac, but does not exceed the maximum density allowed at the top of the range by more than an additional 25% (5 du/ac) per the exceptional case argument as specified in the General Plan. 4.63 dwelling units will be withdrawn from the City's Excess Dwelling Unit Bank in accordance with City Council Policy 43. The project is proposing to construct 2 SDUs onsite to satisfy the 2.1 dwelling unit Inclusionary Housing requirement. The project includes or has been conditioned to provide facilities to ensure that the development proposal complies with Public Safety Requirements. COMPLY Yes Yes Yes GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page 7 TABLE A - GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Open Space & Conservation To preserve, protect and enhance those areas of the City that provide unique and special open space functions, including, but not limited to, cultural and visual amenities, active and passive recreational uses, landmarks, buffers between incompatible land uses, wildlife habitats, and unique and desirable vegetation. For purposes of habitat protection, the project is providing an open space lot (Lot 15) located between the proposed residences (i.e., development area) and the boundaries of the existing HMP Hardline Preserve area adjacent to the project site along the eastern property line. This area will encompass the HMP 20 ft. wide upland habitat buffer area that is required between proposed development areas and preserved habitat areas. Passive public recreational uses are provided in the form of a large grassy play area, decomposed granite pedestrian trail, and enhanced landscaping within the existing SDG&E power line easement bisecting the site diagonally. The trail will connect with an existing trail on the northwest and southeast sides. Yes Utilize Best Management Practices for control of storm water and to protect water quality. Project will conform to all NPDES requirements. Yes B. One-Family Residential (R-l) Zone, Open Space (OS) Zone (Chapters 21.10 and 21.33 of the Carlsbad Municipal Code), and Planned Development Regulations (Chapter 21.45 of the Carlsbad Municipal Code) The project site is currently zoned Limited Control (L-C). The L-C Zone designation is given to previously annexed properties and is an interim zone for areas where plans for development have not yet been formalized. As part of this project, a zone change from L-C to One-Family Residential (R-l) and OS is proposed. This will result in the zoning for the site being consistent with the General Plan Land Use designations of RLM and OS. The proposed zones are also compatible with the existing surrounding residentially zoned properties to the north and south, GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 PageS the existing L-C and probable future residential zone to west, and the open space zoned property to the east. A PUD is proposed on residential Lots 1-10 and Private Street "A" (Lot 13) where a portion of the site is heavily constrained. Lots 11 and 12 fronting along the proposed extension of Surf Crest Street will be developed as standard R-l lots. Lots 14 and 15 of the proposed subdivision will be developed as open space. The proposed project meets or exceeds all applicable requirements of the R-l and OS Zones as demonstrated below in Table B. Project compliance with all applicable requirements and development standards of the Planned Development Regulations are demonstrated in Staff Report Attachments 15 (see Planned Development Table C) and 16 (see Planned Development Table D). Project compliance with all applicable requirements of City Council Policies 44 and 66 are demonstrated in Staff Report Attachments 17 (City Council Policy 44 Compliance Table) and 18 (City Council Policy 66 Compliance Table). TABLE B - R-l AND OS ZONE COMPLIANCE Standard Lot Size Lot width Lot Coverage Building Height Setbacks Required/Allowed R-l: 7,500 sq. ft. minimum OS: No minimum. 60 ft. minimum 40% maximum 30ft. (3: 12 roof pitch) Front: 20 feet Side: 10% of lot width. Such side yard shall not be less than 5 feet and need not exceed 10 feet. Lot 11: 10% (85 ft.) = 8.5 ft. Lot 12: 10% (86 ft.) = 8.6 ft. 1 0 ft. minimum of separation between structures. Rear: Twice the required side yard. Lot 11: 2(8. 5) = 17 ft. Lot 12: 2(8.6) =17.2 ft. Proposed R-l: Lot 1 1 = 9,730 sq. ft. Lot 12 = 14,400 sq. ft. OS: Lot 14 = 44,670 sq.ft. Lot 15 = 21, 590 sq.c ft. Lot 1 1 = 85 ft. Lot 12 = 86 ft. Lot 1 1 = 36% Lot 12 = 28% Lot 1 1 = 25' -6" (314:12 roof pitch) Lot 12 = 25 '-6" (314:12 roof pitch) Lot 1 1 = 20 ft. Lot 12 = 20 ft. Lot 11: 8.5ft./ 15ft. Lot 12: 10 ft. / >10 ft. The SOU and primary structure are separated by 12 ft. The SOU provides a 10 ft. side yard setback. Lot 11: 34 ft. Lot 12: 36 ft. / SOU: 34 ft. Comply Yes Yes Yes Yes Yes Yes Yes Yes GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page 9 TABLE B - R-l AND OS ZONE COMPLIANCE (CONTINUED) Standard Parking Required/ Allowed 2 -car garage with a minimum dimension of 20 ft. SDU: One additional paved off-street parking space. May be provided through tandem parking (provided that the garage is set back a minimum of 20 ft. from property line. Proposed Each unit has a three-car garage with a minimum dimension of 20 ft. One additional paved off-street parking space is provided for the proposed SDU on Lot 12 in the form of a tandem parking space. The garage is set back a minimum of 20 ft. from the property line. Comply Yes Yes C. Zone 20 Specific Plan (SP 203) The project is located within an area subject to the Zone 20 Specific Plan (SP 203). SP 203 provides a framework for the development of the vacant properties within Zone 20 to ensure the logical and efficient provision of public facilities and community amenities for the future residents of Zone 20. The project is located within Planning Area E of SP 203 and complies with all requirements of the Specific Plan as demonstrated below in Table C: TABLE C - ZONE 20 SPECIFIC PLAN REQUIREMENTS STANDARD Zoning LCP Agricultural Conversion Affordable Housing REQUIRED R-l and OS Three conversion options are available. 15% of the units must be provided as affordable units. PROPOSED R-l and OS Option 3 - Payment of Agricultural Conversion Mitigation Fee is proposed. The developer is proposing to construct two (2) second dwelling units on Lots 8 and 9 subject to City Council approval. Prior to Final Map approval, the developer is required to enter into an Affordable Housing Agreement to deed restrict the two affordable units. COMPLY Yes Yes Yes GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page 10 TABLE C - ZONE 20 SPECIFIC PLAN REQUIREMENTS (CONTINUED) STANDARD I REQUIRED | PROPOSED | COMPLY RV Parking 25% of the lots with adequate side yards to accommodate RV parking. This side yard shall have a minimum level area of 200 sq. ft. with a minimum dimension of 10 ft. (25% of 12 = 3) 3 spaces required. Lots 7, 10, and 12 are each designed to accommodate RV parking along one side yard. Each lot provides a level area along one side that is greater than 200 sq. ft. in area with a minimum width of 10ft. Yes Open Space Designate the 150 ft. wide SDG&E public utility easement corridor area as Specific Plan Open Space per Exhibit 10 (Pg. 56). Where topography permits, enhance with trails and other recreational amenities. At a minimum, pedestrian trails shall be constructed of decomposed granite. The project is proposing an Open Space easement over Lots 14 and 15, which is partially encumbered by an SDG&E public utility easement. Within this area, the project is providing a large passive recreational amenity (1.77 acres), which will include a large grassy play area, a decomposed granite walking path, and decorative landscaping. The proposed walking path will connect with the existing park area to the northwest of the site and an existing trail to the southeast of the site. Yes D. Inclusionary Housing (Chapter 21.85 of the Carlsbad Municipal Code) and Qualified Development Overlay (Q) Zone (Chapter 21.06 of the Carlsbad Municipal Code) The City's Inclusionary Housing Ordinance (Chapter 21.85) requires that a minimum of 15% of all approved units in any qualified residential subdivision be made affordable to lower income households. The inclusionary housing requirement for this project is 2.1 dwelling units, which can be rounded down to two units (C.M.C. Section 21.85.050), and the applicant is proposing to satisfy the project's affordable housing requirements by constructing second dwelling units (SDUs) on Lots 8 and 9. Pursuant to Section 21.53.120 of the Carlsbad Municipal Code, a GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page 11 request to satisfy Inclusionary Housing through the development of two SDUs onsite requires approval of a Site Development Plan (SDP), and Section 21.85.070 requires that the City Council be the final decision making body. The 1-bedroom SDUs include 639 square feet of area and are detached from the primary residences. Parking for the SDUs are provided as a tandem parking space in front of the garage on driveways that are at least 20 feet in length. All findings for the approval of the SDP can be made in that the proposed SDUs implement the General Plan Housing Element Program 3.7b by providing alternative housing options to assist in meeting the City's share of housing for low and very low income households; the proposed lots can accommodate the proposed SDUs while complying with all required front, side, and rear yard setbacks, and minimum separation requirements; each of the proposed lots where an SOU is proposed exceeds the minimum lot size requirements for the zone and can easily accommodate the proposed SDU structures and additional parking spaces; the development proposal complies with all City standards for lot configuration, street widths, grading, and drainage; the project is compatible with the surrounding development in scale and design; and the design of the SDUs match the proposed single-family residential architecture. Prior to Final Map approval, the developer is required to enter into an Affordable Housing Agreement to deed restrict the two affordable units. Additionally, the Affordable Housing Agreement requires that future property owners sign an Affidavit of Compliance declaring that the SDU does not conflict with the project CC&Rs; that the property owner will reside in either the main unit or SDU; and that the property owner has agreed to rent the SDU at a monthly rental rate not to exceed the income of a low-income household, adjusted for household size, at 80% of the San Diego County median income. By providing two affordable SDUs onsite, the development is providing its fair share of housing affordable to lower income households, and therefore is consistent with the Inclusionary Housing Ordinance. E. Subdivision Map Act and the City of Carlsbad Subdivision Regulations (Title 20 of the Carlsbad Municipal Code) The Engineering Department has reviewed the proposed project and has concluded that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance (Title 20). All major subdivision design criteria have been complied with including the minimum lot depth of 90 feet, provision of public access, required street frontage, and minimum lot area. The project is consistent with and satisfies all requirements of the General Plan and Title 21. It is also compatible with the surrounding uses. The proposed R-l Zone requires a minimum 7,500 square foot lot size. Each of Lots 11 and 12 exceeds the minimum requirement. The proposed Planned Development Permit allows for a minimum lot size of 5,000 square feet on residential Lots 1-10. Each of the proposed PD lots exceeds the minimum requirement. The project is conditioned to install all infrastructure improvements concurrent with development. The proposed building setbacks will allow for adequate air circulation and the GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page 12 opportunity for passive heating and cooling. The applicant will be required to offer various dedications (e.g., drainage and sewer easements, street right-of-way, etc.) and will be required to install street and utility improvements, including but not limited to curbs, gutters, sidewalks, sewer facilities, drainage facilities, fire hydrants, and street lights. F. Mello II Segment of the Local Coastal Program, the Coastal Agricultural Overlay Zone (Chapter 21.202 of the Carlsbad Municipal Code) and the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Carlsbad Municipal Code) The project site is located within the Mello II Segment of the Local Coastal Program. Development of the project site is also subject to, and consistent with, the requirements of the Coastal Agricultural Overlay Zone and the Coastal Resource Protection Overlay Zone. Approval of a CDP is required for the project. One of the primary requirements of the applicable coastal regulations pertains to the conversion of agricultural land to urban use. The project has been conditioned to ensure the payment of an agricultural conversion mitigation fee, which will mitigate the loss of agricultural resources by preserving or enhancing other important coastal resources. The project is further consistent with the policies of the Coastal Act in that, a) the site is geologically stable; b) the project has been designed to reduce the amount of runoff off-site through the use of Low Impact Development (LID) design features and has been conditioned to implement the National Pollution Discharge Elimination System (NPDES) standards; c) the project meets the parking requirements of the zoning, ordinance; d) the project does not preclude any recreational opportunities or shoreline access as the property is not a shorefront property; and e) the development does not obstruct views of the coastline as seen from public lands or public rights-of-way. The development is subject to the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Carlsbad Municipal Code). The Coastal Resource Protection Overlay Zone identifies five areas of protection: a) preservation of steep slopes and vegetation; b) drainage, erosion, sedimentation, habitat; c) landslides and slope instability; d) seismic hazards, and e) floodplain development. The project's compliance with each of these areas of concern is discussed below: a. Preservation of Steep Slopes and Vegetation. Slopes greater than 25% and possessing endangered plant/animal species and/or coastal sage scrub and chaparral plant communities are considered "dual criteria" slopes and are protected in the coastal zone. Topographic and vegetation mapping and analysis was prepared for the project. The site is extensively disturbed and supports 2.62 acres of Agricultural Lands, 2.10 acres of Disturbed Lands, and 0.33 acres of Developed Lands (Avena Court East) for a total of 5.05 acres of HMP Group-F Habitat. The project site does not contain any natural slopes greater than 25% gradient or any "dual criteria" slopes. b. Drainage, Erosion, Sedimentation, Habitat. Topographic and vegetation mapping and analysis was prepared as part of the project. Habitat boundaries were identified and a 20 foot wide upland habitat buffer area and 60 foot wide Fire Suppression Zone has been provided between the adjacent existing HMP Hardline Preserve area located to the east of the property and the edge of development to buffer sensitive habitat areas from intrusion. A Preliminary Storm Water Pollution Prevention Plan (CIVCOM & Associates, March 14, 2008) was prepared for the project. Project grading is designed to match the GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page 13 , historical drainage pattern of the site. To reduce the amount of discharge and velocity of run-off to predevelopment levels, the project incorporates Low Impact Development (LID) design features. These promote infiltration of storm water run-off by proposing to minimize impervious surface areas by utilizing pervious pavers for all residential driveways, and directing all run-off to landscape areas for bio-filtration. Furthermore, construction of the proposed project improvements will comply with all federal, state and local water quality regulations, including the Clean Water Act and associated NPDES regulations. A grading permit is required for the project prior to commencement of grading, which requires review and approval of an erosion control plan. The erosion control plan will employ grading construction Best Management Practices (BMP) which will reduce temporary impacts on water quality. Through implementation of the recommended site design and source control BMPs, post construction impacts to water quality will be mitigated to an acceptable level. c. Landslides and Slope Instability. The Preliminary Geotechnical Investigation (Leighton & Associates, Inc., September 29, 2004), indicates that the site consists predominantly of undocumented artificial fill soils, a thin layer of top soil, and Quaternary-aged Slopewash and Terrace deposits underlain by bedrock materials of the Santiago Formation. The Preliminary Geotechnical Investigation indicates that existing artificial fill and topsoil materials will require removal and re-compaction in accordance with the recommendations of the report. No evidence of landslide or slope instability was identified in the report. By following the geotechnical recommendations contained within the referenced report, the site is suitable for the proposed project and exposure of people or structures to geotechnical related hazards is relatively low. d. Seismic Hazards. The Preliminary Geotechnical Investigation (Leighton & Associates, Inc., September 29, 2004), indicates that no active or potentially active faults are known to exist on or in the vicinity of the project site. The report found that the site has a relatively low risk of exposure to seismic hazards and the Quaternary Terrace deposits underlying the site are not considered liquefiable due to their physical characteristics, lack of an elevated ground water table, high-density characteristics, and age. e. Flood Plain Development. The lowest proposed pad elevation is approximately 329 ft. above mean sea level (msl). No part of the site is within the 100 year floodplain. The proposed LCPA is necessary to change the LCP Land Use designation on the property from RLM (0-4 du/ac) to RLM (0-4 du/ac) and OS, and to change the LCP Zoning designation on the property from L-C to One-Family Residential (R-l) and OS. These proposed Local Coastal Program land use and zoning changes are consistent with the project's proposed General Plan Land Use and City Zoning designation changes. G. Hillside Development Regulations (Chapter 21.95 of the Carlsbad Municipal Code) The project site has an elevation grade change of greater than 15 feet and slopes greater than 15%, therefore a Hillside Development Permit is required. Hillside conditions of the project have been properly identified on the constraints map, which show existing and proposed conditions and slope percentages. The project site is a heavily disturbed site and virtually no GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page 14 natural slopes exist as a result of pad grading for past agricultural and greenhouse operations. Manufactured slopes of ±40% exist along south and west perimeters of the project site that were created as a result of road improvements for the development of Black Rail Road and Avena Court East. The site does not contain any natural slopes greater than 40%, or any "dual criteria" slopes which are defined as slopes greater than 25% and possessing endangered species and/or coastal sage scrub and chaparral plant communities within the Coastal Zone. These areas are generally considered to be "undevelopable" per the Hillside Development Regulations and the Coastal Resource Protection Overlay Zone (C.M.C. Chapter 21.203). The entire 5.05-acre site is considered developable per the Hillside Ordinance and Coastal Resource Protection Overlay Zone. The project will include grading over the entire 5.05-acre site. Project grading results in an estimated 21,800 cubic yards of cut, 8,900 cubic yards of fill, and 12,900 cubic yards of export. In addition, the project grading includes 9,000 cubic yards of over-excavation and remedial grading for the removal and re-compaction of undocumented artificial fill soils onsite. The resulting grading volume of 4,320 cubic yards per acre is identified by the Hillside Development Regulations as being within an acceptable range. Furthermore, the project is consistent with the Hillside Development & Design Guidelines. The pad grades for the proposed subdivision have been designed to step and follow the dominant slope of the land, all roof slopes are oriented in the same direction as the slopes, and the building footprints and rooflines are parallel with the natural contours of the slope. H. Habitat Preservation and Management Requirements (Chapter 21.210 of the Carlsbad Municipal Code) The City of Carlsbad's HMP identifies the 5.05-acre project site as a Standards Area, and is located directly adjacent to an Existing Hardline Preserve Area along its eastern boundary. A habitat assessment of the project site was prepared in accordance with the HMP, which identified the site as being extensively disturbed and supporting 2.62 acres of Agricultural Lands (Greenhouse/Nursery Buildings), 2.10 acres of Disturbed Lands, and 0.33 acres of Developed Lands (Avena Court East) for a total of 5.05 acres of Group-F Habitat. The developer, in accordance with the provisions of the HMP, would typically be conditioned as part of the project to pay in-lieu fees for impacts to 5.05 acres of Group-F Habitat; however, in accordance with the Mello II Segment of the Local Coastal Program, the applicant is instead conditioned to pay an Agricultural Conversion Mitigation Fee on a per acre basis, to convert the entire project site (5.05 acres) from agricultural lands to residential development. No sensitive plant or wildlife species listed by the United States Fish & Wildlife Service (USFWS), California Department of Fish & Game (CDFG), or the HMP were observed onsite. No Riparian/Riverine habitat, wetland habitat, artificially created wetlands, wetland species, or evidence of jurisdictional waters were observed or identified onsite. In order to prevent negative effects on the existing HMP Hardline Preserve, mitigation measures have been included with the project to address the interface between the proposed development and the existing habitat. These include fire management; erosion control; landscaping GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page 15 restrictions; fencing, signage, and lighting restrictions; and predator and exotic species control. The conditioned mitigation will result in a less than significant impact to biological resources. I. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code) and Zone 20 Local Facilities Management Plan The 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 D below. TABLE D - GROWTH MANAGEMENT COMPLIANCE STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools (Carlsbad) Sewer Collection System Water IMPACTS 52.15 sq.ft. 27.81 sq.ft. 15EDU 0.10 acres 8.30 CFS / Drainage Basin "D" 150ADT Fire Station 4 Acres Provided = 1.52 ac. Elementary = 4.5 Middle School = 1.6725 High School =1.4265 15EDU 8,250 GPD COMPLY Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed project is 4.63 units above the Growth Management Control Point (GMCP) for RLM properties. The unit yield of the property at the RLM GMCP (3.2 du/ac) is 10.37 units and 15 units are proposed. V.ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. The environmental impact assessment identified potentially significant impacts to biological resources, cultural resources, and noise, and mitigation measures have been incorporated into the design of the project or have been included as conditions of approval for the project such that all potentially significant impacts have been mitigated to below a level of significance. Consequently, a Notice of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) was published in the newspaper with copies sent directly to the California Coastal Commission (CCC), California Department of Fish & Game (CDF&G), and the United States Fish & Wildlife Service (USFWS) for review and comment. No comments were received during the 30-day public review period from August 20, 2008 to September 19, 2008. GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05-37/HDP 06- 02/HMP 07-09 - SEASCAPE November 5, 2008 Page 16 ATTACHMENTS; 1. Planning Commission Resolution No. 6498 (MND) 2. Planning Commission Resolution No. 6499 (GPA) 3. Planning Commission Resolution No. 6500 (ZC) 4. Planning Commission Resolution No. 6501 (LCPA) 5. Planning Commission Resolution No. 6502 (CT) 6. Planning Commission Resolution No. 6503 (PUD) 7. Planning Commission Resolution No. 6504 (SDP) 8. Planning Commission Resolution No. 6505 (CDP) 9. Planning Commission Resolution No. 6506 (HDP) 10. Planning Commission Resolution No. 6507 (HMP) 11. Location Map 12. Background Data Sheet 13. Local Facilities Impact Assessment Form 14. Disclosure Statement 15. Planned Development Compliance Table C 16. Planned Development Compliance Table D 17. City Council Policy 44 Compliance Table 18. City Council Policy 66 Compliance Table 19. Compliance Matrix 20. Reduced Exhibits 21. Full Size Exhibits "A" - "BB" dated November 5, 2008 SITEMAP NOT TO SCALE Seascape GPA 05-11 / ZC 05-10 / LCPA 05-06 / CT 05-18 / PUD 05-14 / SDP 05-12 / CDP 05-37 / HDP 06-02 / HMP 07-09 BACKGROUND DATA SHEET CASE NO: GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05-14/SDP 05-12/CDP 05- 37/HDP 06-02/HMP 07-09 CASE NAME: SEASCAPE APPLICANT: Rajeev Bhatia REQUEST AND LOCATION: Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; a recommendation of approval for a General Plan Amendment, Zone Change, Local Coastal Program Amendment, and Site Development Plan; and a request for approval of a Tentative Tract Map, Planned Development Permit, Coastal Development Permit, Hillside Development Permit, and Habitat Management Plan Permit for the subdivision, grading and development of a 5.05-acre site into . twelve residential lots, two open space lots, and one private street lot, including the construction of twelve single-family residences and three second dwelling units on property generally located on the northeast corner of Black Rail Road and Avena Court East within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 20. LEGAL DESCRIPTION: Parcel IB: The Southwest Quarter of the Southwest Quarter of the Northwest Quarter of the Northeast Quarter of Section 27, Township 12 South, Range 4 West, San Bernadino Base and Meridian, in the City of Carlsbad, County of San Diego, State of California, according to the official plat thereof. Parcel 2B: The Southeast Quarter of the Southwest Quarter of the Northwest Quarter of the Northeast Quarter of Section 27, Township 12 South, Range 4 West, San Bernadino Base and Meridian, in the City of Carlsbad, County of San Diego, State of California, according to the official plat thereof. Parcel 3B: An easement for road and public utility purposes over, under, upon and across the westerly 30 feet of the south half of the Northwest Quarter of the Northwest Quarter of the Northeast Quarter of Section 27, Township 12 South, Range 4 West," San Bernadino Base and Meridian, in the City of Carlsbad, County of San Diego, State of California, according to the official plat thereof. Parcel 4B: An easement for road and public utility purposes over, under, along and across the westerly 30 feet of the Northwest Quarter of the Southwest Quarter of the Northwest Quarter of Section 27, Township 12 South, Range 4 West, San Bernadino Base and Meridian, in the City of Carlsbad, County of San Diego, State of California, according to the official plat thereof. APN: 215-040-09 & 215-040-11 Acres: 5.05 Proposed No. of Lots/Units: 15 lots /15 units Revised 01/06 GENERAL PLAN AND ZONING Existing Land Use Designation: RLM Proposed Land Use Designation: RLM/OS Density Allowed: 5 du/ac Density Proposed: 4.32 du/ac Existing Zone: L-C Proposed Zone: R-l/OS Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site North South East West L-C R-l-Q P-C P-C L-C RLM RLM RM OS RLM Vacant Detached SF Homes Detached SF Airspace Condominiums Open Space SF Home/Palm Nursery LOCAL COASTAL PROGRAM Coastal Zone: [X] Yes | | No Local Coastal Program Segment: Mello II Within Appeal Jurisdiction: I I Yes IXI No Coastal Development Permit: E<] Yes Local Coastal Program Amendment: [XI Yes I I No No Existing LCP Land Use Designation: RLM Proposed LCP Land Use Designation: RLM/OS Existing LCP Zone: L-C Proposed LCP Zone: R-l/OS School District: Carlsbad PUBLIC FACILITIES Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 15 EDU ENVIRONMENTAL IMPACT ASSESSMENT I I Categorical Exemption, Mitigated Negative Declaration, issued November 5, 2008 n Certified Environmental Impact Report, dated. Other, Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Seascape - GPA 05-11/ZC 05-10/LCPA 05-06/CT 05-18/PUD 05- 14/SDP05-12/CDP 05-37/HDP 06-02/HMP 07-09 LOCAL FACILITY MANAGEMENT ZONE: 20 GENERAL PLAN: RLM ZONING: L-C DEVELOPER'S NAME: Raieev Bhatia ADDRESS: 5850 Oberlin Drive. Suite 350. San DJCRO, CA 92121 PHONE NO.: (858) 658-9400 ASSESSOR'S PARCEL NO.: 215-040-09,215-040-11 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 5.05 acres ESTIMATED COMPLETION DATE: Unknown A. B. C. D. E. F. G. H. J. K. L. City Administrative Facilities: Library: Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Drainage: Circulation: Fire: Open Space: Schools (Carlsbad Unified): Sewer (Carlsbad): Water (Carlsbad): Demand in Square Footage: Demand in Square Footage: Demand in Acres = Demand in CFS = Identify Drainage Basin = Demand in ADT = Served by Fire Station No. 52.15 sq.ft. 27.81 sq. ft. 15EDU 0.10 acres 8.30 CFS Basin "D" 150 ADT Acreage Provided : Lot 14 = 1.03 acres Lot 15= 0.49 acres Elementary School = Middle School = High School = Demands in EDU = Demand in GPD = Identify Sub Basin = 4.5 1.6725 1.4265 15 EDU 8,250 GPD 20B The project is 4.63 units above the Growth Management Dwelling unit allowance. (Total Dwelling Units Proposed (15 units) - GMCP Unit Yield (10.37 units) = 4.63 excess dwelling units) City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) _ Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest . in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person, Title Corp/Part_ Title Address Address 2. 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 Title Corp/Part_ Title Address Address 1635 Faraday Avenue • Carlsbad, CA 92008r7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes M 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. Signatofeof owner/date Signature of applicant/date Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent RECEIVED SEP 0 5 2008 CITY OF CARLSBAD PLANNING DEPT H:ADMIN\COUNTER\DISCLOSURE STATEMENT 12/06 , Page 2 Of 2 City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal^ Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) - Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person l^QN Y*UVW'F*'<x>V*3K Corp/Part_ Title Q^rXfr- Title Address 57<*Z- CfiAVt- Address CAr. 2. 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.) v/ANPerson. Title ui^*^ Tit,e Address ± I * <*- ^' /^rc> N*^" Address 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust Non ProfitTTrust Title Title Address Address 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes V No If yes,please indicate Derson(s): NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Signltefe of owner/date ( Signature of applicant/date Print or type name of owner 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 12/06 Page 2 Of 2 Attachment 15 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Standard Requirement Compliance Comment Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may not be transferred from one general plan designation to another without a general plan amendment. The project is not transferring densities. Arterial Setbacks All dwelling units and accessory structures adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: The project is not located adjacent to any arterial road as shown on the Circulation Element of the General Plan. Prime Arterial Major Arterial Secondary Arterial Carlsbad Boulevard 50 Feet 40 Feet 30 Feet 20 Feet An average of 50% of the required setback area that is located closest to the arterial shall be landscaped to enhance the streetscene and buffer homes from traffic on adjacent arterials. Project perimeter walls shall not be located in the landscaped buffer. The landscaped buffer shall contain a minimum of one 24" box tree for every 30 lineal feet of street frontage. This arterial landscape setback shall be commonly owned and maintained by the homeowners' association. Building Setbacks All setbacks shall be measured from the property line, from the back of sidewalk or from the edge of the project driveway, whichever is closest to the structure. All setbacks are measured from the back of sidewalk. Permitted Intrusions into Setbacks Projecting architectural features, which do not increase the useable living area of a dwelling unit, (including, but not limited to, cornices, eaves, belt courses, sills, buttresses and fireplaces) may intrude up to 2 feet into required building setbacks. Plans 1,3, and 4 all include fireplaces along one side elevation, none of which intrude more than 2 feet into the side yard setback. Visitor Parking On Private/Public Streets Driveways 1. 10 units or less: 1 space for each 2 units or fraction thereof. 2. 11 units or more: 5 spaces for the first 10 units, plus 1 space for each 4 units above 10. 3. Housing for senior citizens: 1 space for each 5 units. 4. In cases where a fractional parking space is required, the required number of spaces shall be rounded to the nearest highest whole number. Visitor parking may be provided: (1) along both sides of a minimum 34-foot wide private/public street; or (2) in perpendicular bays. When visitor parking is provided on-street, not less than 24 lineal feet per space, exclusive of driveway entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway aprons, then 20 lineal feet may be provided. Visitor parking must be provided in parking bays The project is proposing 10 dwelling units. Five (5) visitor parking spaces are required. Nine (9) visitor parking spaces are provided along Private Street "A". Not applicable. Private Drive "A" is 34 feet in width and visitor parking is provided on-street. Each on-street visitor parking space is not less than 24 lineal feet. Not applicable. Attachment 15 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS CONTINUED Standard Requirement Compliance Comment Private Streets Minimum 34 feet wide (curb-to-curb) with parkways (minimum 5.5' wide) and sidewalks (minimum 5' wide) on both sides of the street. Private Drive "A" complies with the minimum 34 foot (curb-to-curb) street width, with attached sidewalks (minimum 5 foot wide) on both sides. Parkways are not included on Private Street "A" in order to be consistent with the surrounding development. Public Streets Minimum 34 feet wide (curb-to-curb) with parkways (minimum 7' wide) and sidewalks (minimum 5' wide) on both sides of the street. Surf Crest Street is a public street and includes a street width of 36 feet (curb-to- curb) with attached sidewalks (minimum 5 foot wide). Parkways are not included on Surf Crest Street in order to be consistent with the existing street section to the north. Parkways with Street Trees Minimum 5.5 feet wide parkways are required along both sides of private streets. For small-lot, single-family and two- family projects, a minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. For multi-family projects, street trees shall be spaced no further apart than 30 feet on center within the parkway. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Parkways are not required in order to be compatible with the existing surrounding development. However, at least one street tree (24 inch box) per lot is being provided along Private Street "A" and the extension of Surf Crest Street. Driveway (Project) 1. Minimum 24 feet wide with no parking permitted in travel way. 2. Additional width may be required for maneuvering area in front of garages, carports or uncovered parking spaces or to provide transition to a driveway approach. 3. No more than 20 single-family/two-family dwelling units shall be located along a single-entry driveway. 4. Parkways/sidewalks may be required. 5. Driveways in motor courts shall be constructed of concrete. 6. All driveways/motor courts shall be accented with enhanced pavement treatment. Not applicable. Dwelling Unit Setback from Open Parking All dwelling units shall be set back a minimum of 5 feet from open parking areas. Not applicable. Screening of Parking Areas All open parking areas shall be screened from adjacent residences and public rights-of-way by either a view- obscuring wall or landscaping. Not applicable. Attachment 15 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS CONTINUED Standard Community Recreational Space Recreation Area Parking Lighting Utilities Requirement All projects of more than 10 dwelling units shall provide 200 square feet of centralized, community recreational space per unit. Projects with 25 or fewer units shall provide passive or active recreation facilities. Projects with more than 25 units shall provide both passive and active recreational facilities with a minimum of 75 percent of the area allocated for active facilities. Projects of more than 50 units shall provide recreation facilities for a variety of age groups. Examples of recreation facilities include, but are not limited to, the following: Active: Swimming pool with cabana, children's playground equipment, spa, tennis court, racquetball court, volleyball court, basketball court, recreation rooms or buildings, horseshoe pits, pitch and putt, grassy play areas a minimum of 100 feet by 100 feet and any other facility deemed by the planning director to satisfy the intent of providing active recreational facilities. Passive: Benches, barbecues, community gardens or grassy play areas with a slope of less than 5%. 1 . Credit for indoor recreation facilities shall not exceed 25% of the required centralized community recreation area. 2. Required recreation areas shall not be located in any required front yard and may not include any driveways, parking areas, walkways, storage areas, or any slopes of 5% or greater. 3. For single-family or two-family projects of 50 units or more, at least 25 percent of the common recreation space must be provided as pocket parks. Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially "T-intersections") and where open space vistas may be achieved. Note: These community recreational space requirements shall not apply to housing for senior citizens (refer to Chapter 21.84 of this code for common area requirements for housing for senior citizens). 1 space for each 1 5 residential lots or fraction thereof for lots located more than 1 ,000 feet from a centralized community recreation center lot. Note: Housing for senior citizens is not required to be provided with recreation area parking. Lighting adequate for pedestrian and vehicular safety . shall be provided. Separate utility systems shall be provided for each unit. Compliance Comment Not applicable. However, it should be noted that the project is still providing a large passive recreational amenity (1.77 acres) within the SDG&E easement area (Lot 14 and 15), which will include a large turf area, a decomposed granite walking path, and decorative landscaping. The proposed walking path will connect with the existing park area to the northwest of the site and an existing trail to the southeast of the site. Not applicable. The project is not required to provide community recreational space. Standard street lighting is provided along Private Street "A", Surf Crest Street and Avena Court East. Each unit is serviced by separate utilities. Attachment 15 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS CONTINUED Standard Requirement Compliance Comment Recreational Vehicle Storage 1. Required for projects with 25 or more units. 2. 20 square feet per unit exclusive of area required for driveways and approaches. 3. Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. 4. The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be landscaped to screen vehicles to the maximum extent feasible. Note: Housing for senior citizens is not required to be provided with recreational vehicle storage. If no RV storage is provided for housing for senior citizens, the CC&Rs for the project shall clearly specify that RV storage is not available. Not applicable. The project is proposing less then 25 units. Storage Space 480 cubic feet of separate storage space per unit. If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. This space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. The space may be designed as an enlargement of the required covered parking structure provided it does not extend into the area of the required parking stall. This requirement is in addition to closets and other indoor storage areas. Storage space is included within each garage. Antennas Each project shall have a master antenna and/or a cable television hookup. Antennas are permitted subject to the provisions of Chapter 21.53 of this code and any applicable federal regulations. Project complies. Attachment 16 PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: SMALL-LOT, SINGLE-FAMILY AND TWO-FAMILY DWELLING DEVELOPMENT STANDARDS Standard Requirement Compliance Comment Livable Neighborhood Policy Must comply with City Council Policy 66, Principles for the Development of Livable Neighborhoods. Project complies (see Council Policy 66 compliance table). Must comply with City Council Policy 44, Neighborhood Architectural Design Guidelines. Architectural Requirements Project complies (see Council Policy 44 compliance table). Minimum Lot Size Single-family: 5,000 square feet Lots 1-10 all comply with minimum 5,000 square foot lot size. Lots range from 6,000 to 13,260 square feet in size. Project complies. Maximum Lot Coverage 1. 2 story homes - Lots equal to or greater than 5,000 square feet, 40% of the net pad area; lots less than 5,000 square feet, 50% of the net pad area. 2. 1 story homes - 60% of the net pad area. Lots 1-6, 8 & 9 are plotted with two-story homes on lots greater than 5,000 square feet. The net pad coverage for these lots range between 26.26% and 39.98%. Project complies. Lots 7 & 10 are plotted with one-story homes. The net pad coverage for these two lots are 33.54% (Lot 7) and 32.33% (Lot 10). Project Complies. Minimum Lot Width (1) 1. Single-family on lots equal to or greater than 5,000 square feet: 50 feet. Lots 1-10 all have lot sizes equal to or greater than 5,000 square feet. Lots 1-10 have lot widths ranging in size from 51 to 87 ft. Project complies. Maximum Building Height Maximum 30 feet and two stories if a minimum roof pitch of 3/12 is provided or 24 feet and two stories if less than a 3/12 roof pitch. All elevations have either a 4:12 or 6:12 roof pitch, each with building heights ranging between 19'-5" and 27'-0". Project complies. Minimum Front Setback from a Private or Public Street(2) 1. Covered front porch: 15 feet. 2. Residence: 15 feet (average), 10 feet (minimum). 3. Side-entry garage: 10 feet. 4. Direct entry garage: 20 feet. All covered front porches meet the minimum 15 ft. setback. All units have a minimum setback from a private and/or public street to the residence of 10 ft. or greater and an average setback of 15 ft. Project complies. Side entry garages are proposed on Lots 7 & 10, which are setback a minimum of 10 feet. Project complies. Direct entry garages are proposed on Lots 1-6, 8 & 9, with setbacks ranging between 20 and 40 ft. in depth. Project complies. Attachment 16 PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: SMALL-LOT, SINGLE-FAMILY AND TWO-FAMILY DWELLING DEVELOPMENT STANDARDS CONTINUED Standard Requirement Compliance Comment Minimum Street Frontage On sharply curved streets or cul-de-sacs: 35 feet. This frontage may be reduced to a minimum of 25 feet if adequate guest parking (that does not directly back onto the street) is provided near the end of the cul-de-sac in parking bays or another acceptable manner. Such lots must reach a width of 35 feet at some point near the middle of the lot. Lot 6, which is located on a cul-de-sac, has a 25 foot reduced frontage. The lot reaches a width in excess of 35 feet (73 ft.) at the middle of the lot. Guest parking is provided parallel to the cul-de- sac. Project complies. Minimum Street Side Yard Setback 10 feet; 20 foot setback required for garages that face a street side yard. Lots 1 and 9 are plotted with a side elevation facing a street. Both units have a minimum 10 ft. street side yard setback. Project complies. Minimum Side Yard Setback 1. Two-story homes on lots with a minimum width of 60 feet and all one-story homes regardless of lot width shall have a minimum side yard setback equal to 10% of the lot width on each side. 2. All two-story homes on lots that are less than 60 feet wide shall have a combined minimum side yard setback equal to 25% of the lot width with a minimum side yard setback of 5 feet. Lots 7 and 10 are plotted with one-story homes. Lot 9 is plotted with a two-story home on a lot that has a minimum width of 60 feet. Each home provides a side yard setback greater than or equal to 10% of their respective lot width (see attached Compliance Matrix). Project complies. Lots 1-6 & 8 are plotted with two-story homes on lots that are less than 60 feet wide. Each home provides a combined minimum side yard setback equal to 25% of their respective lot width with a minimum side yard setback of 5 feet (see attached Compliance Matrix). Project complies. Attachment 16 PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: SMALL-LOT, SINGLE-FAMILY AND TWO-FAMILY DWELLING DEVELOPMENT STANDARDS CONTINUED Standard Recreational Space Tandem Visitor Parking Credit Resident Parking Requirement Private Rear Yard 1. Projects of 1-10 dwelling units: 25 feet x 25 feet of useable rear yard with no slope gradient greater than 5 percent. 2. Projects of more than 10 dwelling units: 18 feet x 18 feet of useable rear yard with no slope gradient greater than 5 percent. 3. Alley-loaded projects: 15 feet x 15 feet of useable side yard with no slope gradient greater than 5 percent. Common Recreation 1. Projects of more than 10 dwelling units: See General Standards, Table C. Credit for one tandem visitor parking space in front of a garage may be given for single-family home lots with a driveway that is equal to or greater than 40 feet in length. Two car garage (minimum 20 feet x 20 feet). Compliance Comment Lots 1-5 and 7-10 all provide the minimum 25' x 25' private rear yard recreational space. Lot 6, consistent with Administrative Policy No. 40, is providing a recreational space of 20' x 40' within the side yard portion of the lot. The private yard is located and designed to be functional, usable, and easily accessible from the dwelling unit that it is intended to serve. Not applicable. Not applicable. Not applicable. Lot 9 proposes a driveway with a length of 40 feet. One credit may be applied if necessary. All lots include a minimum two-car garage with a minimum dimension of 20 ft. x 20 ft. Project complies. Attachment 16 PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: SMALL-LOT, SINGLE-FAMILY AND TWO-FAMILY DWELLING DEVELOPMENT STANDARDS CONTINUED Standard Requirement Compliance Comment Garages 1. On a project basis, garages for single-family or two-family home dwelling units shall be sited as follows:(4) a. For a project with 3 floor plans: i. A minimum of 33% of all units shall include garages that are recessed a minimum of 5 feet behind the front house facade; ii. An additional 33% of all units shall include garages that are located a minimum of 30 feet behind the front property line; iii. A maximum of 33% of all units may be side loaded or project 6 feet forward of the front house fi^ade provided that the garages do not exceed 50% of the total house frontage; 2. 25% of all driveways for non-alley-loaded projects must be designed as "Pasadena" driveways with grass or enhanced pavement in the middle. 3. Driveways for side-loaded garages must incorporate enhanced pavement to improve appearance. The project proposes 3 floor plans (Plans 1, 3, and 4). Lots 1, 3, 5, & 8 all include garages which are recessed a minimum 5 feet behind the front house facade. These lots represent 40% of the proposed unit mix. Project complies. Lots 1,6, 8, & 9 include garages that are located a minimum of 30 feet behind the front property line. These lots represent 40% of the proposed unit mix. Project complies. Lots 7 & 10 both include side loaded garages, which do not project beyond the face of the house, or exceed 50% of the total house frontage. These lots represent 20% of the proposed units. Garages (Continued) Not applicable. All driveways will be constructed of precast interlocking concrete pavers (see Landscape'Plans, Sheet LI, Enhanced Driveway Note). (1) Lot width is measured 20' behind the front property line. (2) Setbacks are applicable to streets that include parkways and sidewalks along both sides. For existing streets without parkways, the front setback shall be as follows: Front porch -15', Residence - 15' (average), 10' (minimum), Side-entry garage - 10', Direct entry garage - 20'. (3) The average frontyard setback is determined by adding together all of the unit frontyard setbacks (the setback for each unit should be measured from that element of each building, excluding projections, that is located closest to the front property line) and dividing that total by the total number of project units. (4) Garage standards do not apply to alley loaded projects. Attachment 17 CITY COUNCIL POLICY 44 - NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations 1 All residential projects shall be required to have a minimum number of different floor plans, different front and corresponding matching rear elevations with different color schemes as identified below: CD 2-4 dwelling units shall provide 1 floor plan and 2 different elevations. ^ 5-12 dwelling units shall provide 2 different floor plans and 2 different elevations. I I 13-20 dwelling units shall provide 2 different floor plans and 3 different elevations. O 21+ dwelling units shall provide 3 different floor plans and 3 different elevations. The project proposes twelve (12) single- family residential units. Four (4) floor plans are proposed (Plan 1, Plan 3, Plan 4, and Plan 6). The Plan 1 contains two (2) different elevation styles (Plan 1A and Plan IB) in the California Ranch architectural style. The Plan 1 is plotted twice within the subdivision. The Plan 3 contains two (2) different elevation styles (Plan 3A and 3B) in the West Coast Traditional and Tudor architectural styles. The Plan 3 is plotted four times within the subdivision. The Plan 4 contains two (2) different elevation styles (Plan 4B and Plan 4C) in the French Colonial and Spanish Colonial architectural styles. The Plan 4 is plotted four times within the subdivision. The Plan 6 contains two (2) different elevation styles (Plan 6B and Plan 6C) in the Craftsman and Santa Barbara architectural styles. The Plan 6 is plotted twice within the subdivision. Project complies. Every house should have a coherent architectural style. All elevations of a house, including front, side and rear, should have the same design integrity of forms, details and materials. Each home exhibits one of the following architectural styles: California Ranch, West Coast Traditional, Tudor, French Colonial, Spanish Colonial, Craftsman, or Santa Barbara, which is carried through to each elevation. Project complies. In addition to the previous requirements, design details should reinforce and enhance the architectural form and style of every house and differ from other elevations of the same floor plan. A minimum of 4 complimentary design details, including but not limited to those listed below, shall be incorporated into each of the front, rear and street side building fa?ade(s) of the house. Design Details All (100%) of the proposed homes integrate a minimum of four (4) complimentary design details (see architectural plans). Project complies. D Balconies Decorative eaves and fascia Exposed roof rafter tails Arched elements Towers Knee braces Dormers Columns Exterior wood elements Accent materials (i.e.; brick, stone, shingles, wood or siding) Attachment 17 CITY COUNCIL POLICY 44 - NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES CONTINUED Architectural Guideline Compliance Comments Site Planning 4 5 6 Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. Houses with both the same floor plan and elevation style shall not occur on adjacent lots. Reverse floor plans shall be included where possible to add variety to the street scene. All (100%) of the proposed elevations have a variety of roof ridges and roof heights. All elevations have either a 4: 12 or 6:12 roof pitch, or combination thereof. Building heights range between 19'-5" and 27'-0". Project complies. No houses with the same floor plan and elevation style are plotted on adjacent lots (see site plan). Project complies. Reverse floor plans are included where possible to add variety to the proposed street scene. In addition, both the Plan 1 A and Plan IB have side loaded garages, which adds further variety to the project. Project complies. Single Story Requirements 7 8 A minimum of 15% of the total number of homes shall be single- story structures. Single-story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330. or A minimum of 10% of the total number of homes shall be single- story structures and 1 5% shall be reduced second story structures. A reduced second story structure shall comply with the following criteria: C] A minimum of 60% of the roofline shall be single story; O A 2-story element may be added in the central portion of the front and rear elevation; and CD The second story element may be no greater than 25% of the floor area of the first floor of the house (including garage). or For alley-loaded product, a minimum of 20% of the homes shall be single-story for the front 20% of the home (overall depth of house times 20%). A maximum of 20% of the total number of homes are exempt from the requirement to have a single-story building edge. 15% of 12 units = 1.8 units. Per Note No. 1 below, all fractional units of 0.5 or greater shall be rounded up to the next whole number. As such, 1.8 units would round up to 2 units. Plans 1A and IB qualify as a single-story. The Plan 1A and IB are each plotted once within the subdivision for a total of two (2) single-story units. Project complies. All (100%) of the proposed homes include a single-story building edge. Project complies. Attachment 17 CITY COUNCIL POLICY 44 - NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES CONTINUED Architectural Guideline Compliance Comments Single Story Requirements continued The remaining total number of homes shall comply with one of the following guidelines: H The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering the single-story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single- story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line are not required to have a single-story building edge. H The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building. 3 The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. Plans 3A and 3B each include a courtyard element along one side yard. Each courtyard is 15 feet wide, and setback 15 feet from the property line. The Plan 3A and 3B are plotted on four (4) of the twelve (12) lots. Plans 4B and 4C qualify as having a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building (see architectural plans). Plan 4B and 4C are plotted on four (4) of the twelve (12) lots. Plans 6B and 6C qualify as having a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. Plans 6B and 6C are plotted on two (2) of the twelve (12) lots. Project complies. 10 For at least 66% of the homes in a project, there shall be at least 3 separate building planes on street side elevations of lots with 45 feet of street frontage or less and 4 separate building planes on street side elevations of lots with a street frontage greater than 45 feet. Balconies and covered porches qualify as a building plane. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, porches and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet. A plane must be a minimum of 30 sq. ft. to receive credit under this section. 66% of 12 units = 8 units. Plan 1A = 5 Planes (6 Planes including the roof). Plan IB = 5 Planes (6 Planes including the roof). Plan 3A = 6 Planes (7 Planes including the roof). Plan 3B = 6 Planes (7 Planes including the roof). Plan 4B = 7 Planes (10 Planes including the roof). Plan 4C = 7 Planes (8 Planes including the roof). Plan 6B = 8 Planes (9 Planes including the roof). Plan 6C = 8 Planes (9 Planes including the roof). All plane offsets for each plan type listed above meets the minimum requirement of 18 inches, and provides a minimum depth of at least 10 feet between the forward- most plane and rear plane on the front elevation. 100% of the units comply. Attachment 17 CITY COUNCIL POLICY 44 - NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES CONTINUED Architectural Guideline Compliance Comments Multiple Building Planes 11 Rear elevations shall adhere to the same criteria outlined in Number 10 above for front elevations except that the minimum depth between front and back planes on the rear elevation shall be 4 feet. Rear balconies qualify as a building plane. Plan 1A = 5 Planes (7 Planes including roof). Plan IB = 5 Planes (7 Planes including roof). Plan 3A = 4 Planes (5 Planes including the roof). Plan 3B = 4 Planes (5 Planes including the roof). Plan 4B = 3 Planes (4 Planes including the roof). Plan 4C = 3 Planes (4 Planes including the roof). Plan 6B = 5 Planes (6 Planes including the roof). Plan 6C = 5 Planes (6 Planes including the roof). All plane offsets for each plan type listed above meets the minimum requirement of 18 inches, and provides a minimum depth of at least 4 feet between the forward-most plane and rear plane on the rear elevation. 100% of the units comply. 12 For at least 66% of the homes in a project, one side elevation shall have sufficient offsets or cutouts so that the side yard setback averages a minimum of 8.5 feet. 66% of 12 units = 8 units. The Plan 1A, IB, 3A, and 3B each include floor plans with significant offsets or cutouts along one side elevation. Lots 1, 3, 5, 7, 8, and 10 each are plotted with one of the above plan types where the offsets or cutouts create an average side yard setback in excess of the minimum 8.5 ft. requirement. While the Plan 4 and 6 do not include significant offsets or cutouts along one side elevation, they do include a side yard setback along one side on Lots 6,9, 11, and 12 that are exceeding the average 8.5 ft. minimum (see site plan and architectural plans for details). Ten (10) of the twelve (12) units comply. Project complies. Windows/Doors 13 At least 66% of exterior openings (door/windows) on every home in the project shall be recessed or projected a minimum of 2 inches and shall be constructed with wood, vinyl or colored aluminum window frames (no mill finishes). All windows and doors are recessed a minimum 2 inches or trimmed with 2 inch deep foam (stucco textured) or wood (see architectural plans). Project complies. Attachment 17 CITY COUNCIL POLICY 44 - NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES CONTINUED Architectural Guideline Compliance Comments Windows/Doors 14 Windows shall reinforce and enhance the architectural form and style of the house through the use of signature windows and varied window shapes and sizes. Varied window shapes and sizes are utilized throughout each elevation of each plan type. Similar design forms have been carried through from the front elevation to the rear elevation (see architectural plans).. Project complies. Front Porches 15 Fifty percent (50%) of the homes shall be designed with a covered front porch, open courtyard, or balcony (each with a minimum depth of 6 feet and a minimum area of 60 square feet) located at the front of the dwelling. The minimum depth for a covered front porch shall be measured from the front fa9ade of the home to the inside of any supporting porch posts. The front and sides of porches shall be open except for required and/or ornamental guardrails. A variety of roof elements shall be provided over porches. Porches may not be converted to living space. 50% of 12 units = 6 units. The Plan 4B includes a 72 sq. ft. deck on the second floor. This elevation is plotted twice within the subdivision. The Plan 4C includes a 72 sq. ft. deck on the second floor. This elevation is plotted twice within the subdivision. The Plan 6B includes a 196 sq. ft. deck on the second floor. This elevation is plotted once within the subdivision. The Plan 6C includes a 190 sq. ft. covered front porch. The front porch complies with the minimum 6 foot depth and the front and sides are open, with exception to the ornamental guardrail. This elevation is plotted once within the subdivision. Project complies. Front Entries 16 Seventy-five percent (75%) of the homes must have a front entry to the home that is clearly visible from the street. Walkways from the front door to the street are encouraged. All elevations (100%) include a front entry which is clearly visible from the street. Project complies. Chimneys 17 Chimneys and chimney caps shall be in scale with the size of the home. No more than 2 chimneys shall be allowed for homes on lots in planned developments having an area less than 7,500 square feet. All units (100%) have between one (1) and/or two (2) chimneys, which are scaled appropriately with the size of the home. Project complies. Garage Doors 18 Garage doors for 3 or 4 cars in a row that directly face the street must have a minimum of an 1 8" plane change between the garage doors after the 2 car garage door. Plan 6B and 6C have 3-car garages. Each floor plan includes a minimum 18 inch plane change between the single-car garage bay and the two-car garage bay. Project complies. Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to achieve the best project design as determined by the project planner. When a percentage of units are described in the guidelines, the intent is to have that percentage spread throughout the entire project. Attachment 18 CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS Principle Compliance Comments Building Facades. Front Entries. Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. The project is proposing four (4) plan types for twelve (12) lots, which include various facades to create visual interest to pedestrians within the subdivision. All plan types include front doors and windows facing the street. To create opportunities for social interaction within the neighborhood, the Plan 3A has been designed to include a "Juliet" style balcony and the Plan 4B has been designed to include a 72 square foot deck off bedrooms facing the street. In addition, the Plan 6B includes a 196 square foot second floor deck off the master bedroom and the Plan 6C includes a 190 square foot front porch, both of which are facing the street. Various front yard building setbacks, reverse floor plans, and side loaded garages are proposed to create varied street scenes. Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side-loaded garages, front- loaded garages, alley-loaded garages and recessed garages. The project proposes a variety of garage configurations. Two (2) of the lots propose side-loaded garages, two (2) propose 3-car garages, and four (4) propose recessed garages that are approximately 8 feet behind the forward most plane of the residence. In addition, three (3) of the lots have garages that are setback between 30 and 40 feet in depth. Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul- de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. The project is an infill site that is bisected by a 150-foot wide SDG&E major power transmission easement. Given the constraints of the site, an interconnected, modified (grid) street pattern is not feasible. However, Surf Crest Street will be extended south from the adjacent subdivision along the northern boundary of the site, and will connect with Avena Court East along the southern boundary of the site. The street system is designed in accordance with City design standards. Attachment 18 CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS CONTINUED Principle Compliance Comments Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Parkways are currently not present within any of the existing developments surrounding this project. Therefore, to be consistent with the existing development, parkways are not being required as part of this project. Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de-sacs), pedestrian paths should also be provided. All streets include pedestrian sidewalks, which connect with existing sidewalks. Additionally, all sidewalks connect with the centralized community recreation area located within the SDG&E easement. Private Street "A", which is a cul-de-sac, includes a direct connection to the proposed centralized recreation area and decomposed walking path. Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. While the project is not required to have a centralized community recreation area, it is providing a large passive recreation area within the 150 foot wide SDG&E easement. This area will include a large turf area, a decomposed granite walking path, and landscaping. The proposed walking path will connect with the existing park area to the north west and a future trail to the southeast of the site. COMPLIANCE MATRIX SEASCAPE LOT NO. 1 2 3 4 5 6 7 8 9 10 11 12 STREET A LOT 13 BLACK RAIL ROAD SURF CREST STREET AVENA COURT EAST OPEN SPACE LOT 14 OPEN SPACE LOT 15 PLAN TYPE 3B 4C 3B 4B 3A 4C 1B 3A 46 1A 6C 6B LOT COVERAGE LOT SIZE 6,140 6,000 6,000 6,000 6,000 7,500 6,980 8,100 13,260 6,690 9,730 14,440 17,230 10,010 15,260 14,300 44,670 21,590 NET PAD AREA 5,470 5,700 5,630 5,620 5,390 6,300 6,420 7,820 11,100 6,660 8,770 14,050 BLDG. COVERAGE 2,072 2,254 2,072 2,247 2,083 2,254 2,153 2,751 2,915 2,153 3,471 4,058 % OF LOT COVERAGE 33.75% 37.57% 34.53% 37.45% 34.72% 30.05% 30.85% 33.96% 21.98% 32.18% 35.67% 28.10% % OF PAD COVERAGE 37.88% 39.54% 36.80% 39.98% 38.65% 35.78% 33.54% 35.18% 26.26% 32.33% 39.58% 28.88% SETBACK REQUIREMENTS PROPOSED LOT WIDTHS 58 51 51 51 51 40 87 51 63 90 85 86 REQ'D FRONT YARD (MIN. 20') 20' 20' 20' 20' 20' 20' 10' 20' 20' 10' 20' 20' PROVIDED FRONTYARD 17' 20' 20' 20' 15' 32' 10 20' 40' 10' 20' 20' REQUIRED REAR YARD 12 10 10 10 10 8 17 10 13 18 17 17 PROVIDED REAR YARD 28' 35' 34' 35' 37' 23' 17 11 13 44' 34' 36' COMBINED SIDE YARD 14.5 12.8 12.8 12.8 12.8 10.0 17.4 12.8 15.8 18.0 17.0 17.2 LEFT SIDE YARD 10 6 6 6 6 5 10 8 7 •. 11 15 10 RIGHT SIDE YARD •7 7 7 7 7 10 16 5 11 11 8.5 10 COMBINED SIDE YARD 17 13 13 13 13 15 26 13 18 22 24 20 PLAN 1A 1B 3A 3B 4B 4C 6B 6C CASITA 1ST FLOOR 1,628 1,628 1,388 1,403 1,675 1,679 2,475 2,475 639 GARAGE 476 476 467 478 468 478 709 709 0 2ND FLOOR 0 0 1,738 1,739 1,664 1,686 1,846 1846 0 BLOG. COVERAGE 2,153 2,153 2,083 2,072 2,247 2,254 3,390 3471 668 TOTAL LIVEABLE 1,628 1,628 3,126 3,142 3,339 3,365 4,321 4,321 639 TOTAL SF 2,104 2,104 3,593 3,620 3,807 3,843 5,030 5,030 639 BLDG. HEIGHT (MAIN ROOF) 19'-6" 19'-6" 27'-0" 2T-0" 26'-8" 26-8" 25'-6" 25'-6" 13'-8" BLDG. HEIGHT (TOP OF TOWER) N/A N/A N/A N/A N/A N/A N/A N/A N/A TENTATIVE MAP TRACT NO. CT 05-18 (CDP 05-37, HDP 06-02, LCPA 05-06, ZC 05-10, SDP 05-12, PUD 05-14, GPA 05-11) CITY OF CARLSBAD ffSE«ER_X TYPICAL SECTION PRIVATE STREET A NOT TO SCU-t TYPICAL LOT DRAINAGE TO FRONT PRIVATE STREET A SCALE. HORIZ \---ey. VERT r=8' CIVCOM & ASSOCIATES5550 ODerlln Drive. Suite 350Son DIBQO, Collfornlo 92121(658> 658-9400 fom (858) 65S-942O TYPICAL SIDEYARD SWALE & SLOPE ELEVATION SHOWN ON PLAN DETAIL: ROLLED CURB & GUTTER NO SCUE 60- B- ^ 8.5' JO- EIOST. AC BERU y ^JS___. 22.5- u ^ Zff PROPOSEDCURB S CUT FEDSCEWiLK \ >Y W FUTURECURB ( CUTTER --SOEWM.I; TYP. SEC. BLACK RAIL ROAD TYPICAL SECTION SURF CREST STREET HOT TO SCALE 5.5' ^^^=aS== 5.S' /5' 45' ttlAU aau 3;jB«E ^KPIVWNT TYPICAL SECTION AVENA COURT EAST NOT TO SCALE SEE COST. WC. N0.1IT-S GENERAL INFORMATION 1. TOTAL ACREAGE] S.OS r.rtfif,^ iC 2. NET ACREAGE £^*3 (AFTER SLOPE ANALYSIS! i. TOTAL KUMBER OF LOTS: 15 112 RESIDENTIAL, 2 OPEN SPACE A TOTAL NUMBER OF UNITS: 12 PROJECT DENSITY, 4.08 4. EXISTING ZONING: LC EXISTING LAND USEi VACANT EXISTNG GENERAL PLAN: RLM 5. PROPOSED ZOMNC; R-l, OPEN SPACE PROPOSED LAND USEi SINGLE FAMILY 6. ESTIMATED GRADING PERMISSIBLE C PROPOSED TOTAL GRADING REMEDIAL GRADING :9.000*. C? T. ALL PROPOSED UTILITIES SHALL BE UNDERGROUND. 8. PUBLIC SEWER SERVICE BY: CITY OF CARLSBAD PUBLIC WATER SERVICE BY:PUBLIC G*S * WATER SERVICE PUBLIC TELEPHONE SERVICE BY PUBLIC FJRE PROTECTION B1,PUBLIC SCHOOL BV, 9, AVERAGE DAILY TRAFFIC GENERATED BY THE PROJECT; 120 10. DATE OF PREPARATION AUGUST 14. 2006 *. THIS SUBDIVISION IS MOT SUBJECT TO INUNDATION OR FLOOD. 12. SLOPE VEGETATION (MIXED NATIVE AND NON-NATIVE SHRUBS AND GRASSI 13. SEE LANDSCAPE PLANS FOR STREET UCHT LOCATIONS, 14. REFUSE PICKUP WILL BE INDIVIDUAL CONTAINERS BY CURB SIDE. WTITIESs CY/AC i 4.120 CY/AC (ACCEPTABLE) CUT. 21.800 C.Y.FiLLi 8.900 C.Y. EXPORT, K.TOQ C.Y. ARLSBAD MUNICIPAL •OGiE ACIFIC BELL .ABLSB40CARLSBAD OWNER LEGAL DESCRIPTION: DEVELOPER, PHONEj 858-65B-9400 A.P.N. 215-040-09 !. a PARCEL 11 B THE SOU7N*EST OUA«7ES OF THE SOUTHWES? OUAS7ER OF THE NW7H*£STQUARTER OF 'HE NORTHEAST QUARTS* OF SECTION 27. TOWNSHIP 12 SOUTH RANGE 4 WEST. SAN BERNARDINO BASE AND MERIDIAN. IN THE CITY OF CARLSBAD. COUNTY OF SAM DIEGO. STATE DF CALIFORNIA. ACCORDINGTO THE OFFICIAL PLAT THEREOF. PARCEL i Z 8 THE SOUTHEAST QUARTER OP THE SOUTHWEST QUARTER OF THE NORTHWESTQUARTER OF THE NORTHEAST QUARTER OF SECTION 27. TOWNSHIP 12 SOUTH RANGE A WEST, SAN BERNARDINO BASE AND MERIDIAN. IN THE CITYOF CARLSBAD. COUNTY OF SAN DIEGO. STATE OF CALIFORNIA. ACCORDNGTO THE OFFICIAL PLAT THEREOF. PARCEL . 3 B NO. 1 2 3 4 5 6 7 8 9 n II 12 STREET A LOT 13 RAIL ROAD SUflF CRESTSTREET AVENA COURT EAST OPEN SPACE OPEN SPACELOT (5 UNI TS 1 1 1 1 1 1 | 1 1 1 , 0 0 0 0 0 ° 1 N SF 6.140 6.000 6.000 6.000 6.000 r.soo 6,980 8.100 13.260 6.690 9.T30 M.44D 17.230 10.010 -5.260 I4.SOO 44.670 21.590 AREA 5.4TO 5.700 5.630 5.620 5.390 6.300 6.420 7.820 11.100 6.660 B.TTQ 14,050 - TYPE 3B 4C SB 4B 3A 4C IB 3A 4B IA 6C 68 COVERAGE 2.0T2 2.254 2.072 2.247 Z.OB3 2.254 2.153 2.751 2.915 Z.ISJ S.47I 4.058 SET BACK 17' 20' 20- 201 IS" J21 |_ 10' 20' 40' 10- 20' 20' •A LOT 33.75X 3T.577. 34.53X 3T.45X 34.T2X 30.052 30.85'/. 33.96X Z1.98X 32.I8X 35.6 n 2BJOX y. PAO 3TJ38X 39.54Z 36.BOZ 39.98X 38.65X. 35.7BX 33.54X 3S.I8X 26.26X 32.33* 39.58X 28.887. SECTION 27. TOWNSHIP \2 SOUTH. RANGE 4 WEST. OF CALFORNIA. ACCORDING TO THE OFFICIAL PLAT PARCEL i 4 B AN EASEMENT FOR ROAO AND PUBLIC UTILITY PLJf SOUTHWEST QUARTER OF THE NORHWEST QUAHTE BASE AMJ UEttOlAN, IN THE CIT1 OF CARLSBAD,CALIFORNIA. ACCORDING TO THE US. GOVERNMENT ENGINEER OF WORK R. SHA7IA R.C.E. SI24B EXP. 6-30-08 DVCOM « ASSOCIATES S*V Of CO. CA 9ZI& (858J658-MOO PURPOSES OVER. UNDER. UPONALF OF THE NORTHWEST THE NORTHEAST QUARTER OF4 WEST. SAN BERNARDINO BASEY OF SAN DIEGO, STATE F THEREOF. Y PURPOSES OVER. UNDER. ALONG~ --' »EST QUARTER OF THETHE NORTHEAST . 4 WEST. SAN BERNARDINO >, COUNTY OF SAN DIEGO. STATE ( TENTATIVE MAP SHEET I OF 3 TENTATIVE MAP TRACT NO. CT 05-18 (CDP 05-37, HDP 06-02, LCPA 05-06, ZC 05-10, SDP 05-12, PUD 05-14, GPA 05-11) CITY OF CARLSBAD ' ' EXISTING SUBDIVISION CT 97-20 TENTATIVE MAP SHEET 2 OF 3 SITE PLAN TRACT NO. CT 05-18 (CDP 05-37, HDP 06-02, LCPA 05-06, ZC 05-10, SDP 05-12, PUD 05-14, GPA 05-11) CITY OF CARLSBAD ^xyf:^m|fe:>^5^T f! --,, Vinr-i ©JiK—' '"'--^te^s^sj2^^^r5Sr'<9T":s-?' >4'^^^^^^^^fc'l"-:^i--•-••-;;;--•-•-[-••---^^==^:::::SY ^ j ^**r. -^**}:..J-- .... :'rfe^^^--^T--":U.--H^'^xdQB ^py^^^-%-=f^H"j'\j *f L^xV'W^-'*^////r^i^LLgfrsdJ^ n.--^-^ -». >/)>-2^><?-)-'fl-l?-&4-A^ - ^"X !^'r^'~-^~*™\-*Pr:H'^^/X^-=^^...._ - -L - • ! 1 .V»»«Kr^je:aB- -e_ .-^ ^ tV^XX ~—'i— , /' - -•,!--'k'l X" ^""1" *"-X. • c**~'fffS ' EXISTING EASEMENT FOH_ PUBLIC.'. '<-'",-- - A-VE.N A ' ^*£-~-~^^\ ^ ' /' ' /STREET *NO PUBLIC UTILITY -•. ' • '•"' '.''^—— — •"" \ '—f / CRANtED PER OOCUICNT NOCRANtED PER IAN ' / RECOROEO DEC. 2B. !OOI PURPOSES , PER OOCIACNT NO. ZOW-0965953 ' - \ CfVCOM & ASSOCIATES ENGINEER OF WORK :jrBipaT/tr«oo--o5~ CD I ^3.3 I FLOOR PL»N NWBffl PROPOSED CONrcya STREET EUVATXW StfiEf! CH*DE PRECIS)** 0* rifc*-. LD^i i* ij .Hiut BE CC^ tPE -NTfHFtCE CQCe. GRAPHIC SCALE r= 30' SITE PLAN SHEET 3 OP 3 TENTATIVE MAP TRACT NO. CT 05-18 CITY OF CARLSBAD CONSTRAINTS MAP /SLOPE ANALYSIS LEGEND DISTANCE VIEW HILLSIDE DEVELOPMENTPERMIT SLOPE PROFILE LOCATION >40 t 0.28 Ac. 25 - 40 t 0.08 Ac. 0.06 Ac. 0.00 Ac. 0.08 Ac. 0-00 Ac. 0.01 Ac. 1.BO Ac. 1.71 Ac. GRADING VOLUMES CUT 21.800 CY FILL 8.900 CY EXPORT 12.900 CY CONSTRAINTS NOTES MAJOR RIDCE LINES DISTANT VIEWS INTERNAL VIEWS RIPARIAN OR WOODLANDS INTERMITTENT DRAINAGE COURSE 25X-10X SLOPES I SEE LEGEND ABOVE) SLOPES GREATER THAN 407. (SEE LEGEND ABOVE! MAJOR ROCK OUT CROPPING EASEMENTS FLOOD PLAINS ARCHEOLOGICAL SITES SPECIAL PLANNING AREA BIOLOGICAL HABITAT BEACHES PERMANENT BODIES OF WATER WETLANDS LAND SUBJECT TO MAJOR POWER TRANSMISSION EASEMENTS AS-SHOWN RAILROAD TRACK BEDS NONE NONE AS-SHOWN NONE NONE NONE AS-SHOWN AS-SHOWN NONE AS-SHOWN NONENONE NONE NONE NONE NONE DENSITY CALCULATIONS AREA I AREA 2SOC-iE EASEMENT tREA 3 TOTALCROSS »CRES 2.2* a, u>. CP Ci TEE. RLM 2.2A LT, UM SOG&E 0.00 LT7 0.00 BEAC*S 0.00 0.00 0.00 PERM.WATERBOWES 0.00 0.00 0.00 SLOPES 0.2B 0.00 0.0, SLOPES2S-«K 0.04 0.03 0.00 MAJOR CIRCULATION 0.00 0.00 0.00 RAILROAD 0.00 0.00 0.00 ,LOOO,A,S 0.00 0.00 0.00 RP1RIAN WOODLANDS 0.00 0.00 0,00 WETLANDS 0.00 0.00 000 ACRES I.9Z u* GROWTHCONTROL POWT 3.2 i.2 K «* s.« GRAPHIC SCALE r- 30' SHEET /OF 2 HILLSIDE DEVELOPMENT PERMIT 06-02 (CDP 05-37, TM CT 05-18, LCPA 05-06, ZC 05-10, SDP 05-12, PUD 05-14, GPA 05-11) CITY OF CARLSBAD SCALE: HORZ.: 1"- SO' VERT.: 1"- 3O' -EXIST"GROUND'; ; ^-FINISH GRADE SECTION A-A -FINISH GRADE EXIST GROUND GRAPHIC SCALE r= 3D' SECTION B^B SLOPE PROFILES SHEET 2 OF 2 LANDSCAPE ARCHITECTURAL PLANS SEASCAPE CARLSBAD, CALIFORNIA CONCEPTUAL LANDSCAPE EXHIBITS CIVCOM & ASSOCIATES 5850 OBERLIN DRIVE, STE. 350 SAN DIEGO, CA 92121 NOTES LANDSCAPE CONCEPT PLAN THIS PROJECT HAS BEEN DESIGNED TO TAKE ADVANTAGE OF THE SEVEN •XERJSCAPF LANDSCAPE PRINCIPLES LAID OUT BY THE CITY OF CARLSBAD IN APPENDIX B OF THE CITY'S LANDSCAPE MANUAL. THOSE PRINCIPLES ARE: 1. GOOD DESIGN 2. THOROUGH SOIL PREPARATION 3- CAREFUL PLANNED USE OF SHRUB AND LAWN AREAS 4. ADAPTED, LOW WATER DEMAND PLANTS 5. EFFECTIVE AND EFFICIENT WATERING METHODS B. MULCHED FLOWER AND SHRUB BEDS 7. PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT DESCRIBED BELOW IN BRIEF ARE SOME Of THE FEATURES OF THE SEASCAPE LANDSCAPE PLAN THAT DEMONSTRATE THE APPLICATION OF THE ABOVE PRINCIPLES: NATURALIZING LANDSCAPE • THE LANDSCAPE PLANTING PLAN GROUPS PLANTS BY THEIR WATER NEEDS, WITH THE MAJORITY OF THE PLANTING BEING DEVOTED TO LOW WATER USE AREAS, TERMED BY THE CITY'S MANUAL AS -NATURALIZING LANDSCAPES1. APPLYING PRINCIPLE FOUR, THE LOW WATER AREAS ARE FILLED WITH NATIVE AND WELL ADAPTED EXOTIC PLANTS WITH DYNAMIC COLORFUL FLOWERS AND FOLIAGE. REFINED LANDSCAPE • TO SAVE WATER THIS LANDSCAPE PLAN MAKE USE OF THE 'GOOD DESIGN1 XERISCAPE PRINCIPLE BY PLANTING SHRUB AREAS THAT WOULD BECATEGORIZED BY THE CITYS LANDSCAPE MANUAL AS -REFINED LANDSCAPE1 WITH HIGHER WATER REQUIREMENTS ARE FOCUSED ON AREAS OF SPECIAL IMPACT SUCH AS THE ENTRY INTO THE OPEN SPACE AREA, THESE -REFINED- PLANTING AREAS SHALL BE PLANTED WITH SMALL SHADE TREES (TREE SIZELIMITED BY THE POWER LINES ABOVE OPEN SPACE AREA) THAT WILL REDUCE WATER LOST FROM EVAPOTRANSPIRATION. LUSH LANDSCAPE • AREAS WITH THE HIGHEST WATER USE (ONLY 30% OF THE TOTAL LANDSCAPED AREA) SHALL BE LIMITED TO AREAS OF TURF WITHIN THE OPEN SPACE. THESE AREAS HAVE BE DESIGNED TO BE USED FOR RECREATION BY THE SURROUNDING HOMEOWNER. IRRIGATION AND MAINTENANCE • PLANTS SHALL BE GROUPED INTO ZONES ACCORDING TO WATER USE, THEREBY THE IRRIGATION SYSTEM CAN TAYLORED TO EACH ZONES WATER REQUIREMENTS AND CAN PROVIDE WATER EFFECTIVELY AND EFFICIENTLY. ADDITIONALLY MOST OF THE LANDSCAPING FOR THIS PROJECT SHALL BE WATERED USING RECLAIMED WATER. • LANDSCAPE AREAS SHALL HAVE REGULAR WEEKLY MAINTENANCE. THIS WILL BE DONE IN PART ENSURE WATER EFFICIENCY BECAUSE LANDSCAPE MAINTENANCE WORKERS CAN IDENTIFY AND FIX BROKEN OR MALFUNCTIONING IRRIGATION SYSTEMS COMPONENTS QUICKLY. AS NOTED IN XERISCAPE PRINCIPLE SIX ALL SHRUB AND FLOWER BEDS SHALL BE MULCHED IN ORDER TO MAINTAIN SOIL MOISTURE. KEY MAP VICINITY MAP VICINITY MAP NOT TO SCALE PREPARED FOR; CIVCOM & ASSOCIATES SAN DIEGO, CALIFORNIA 92121S850 OBERLIN DRIVE CONTACT: ROGER BHATIA(85 8) 658-9400 SHEET INDEX TITLE SHEET L1 LANDSCAPE CONCEPT PLAN - MAINTENANCE ZONES L2 LANDSCAPE CONCEPT PLAN - PLANTING PLAN L3 WATER CONSERVATION PLAN FIRE PROTECTION PLAN WALL PLAN L4 L5 L6 =tS 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: STANDARD #1 - COVER CROP/REINFORCED STRAW MATTING: COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 00% COVERAGE WITHIN THIRTY (30) DAYS. TYPE OF REINFORCEMENT STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. STANDARD «- GROUND COVER: ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH GROUND COVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR. STANDARD #3 - LOW SHRUBS: LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 2-374 INCH LINERS) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). STANDARD #4 - TREES AND/OR SHRUBS:TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (300) SQUARE FEET. SLOPES - 6:1 OR STEEPER AND: 3- OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD 01 (COVER CROP) WHEN THEY HAVE ONE OR MORE OF THEFOLLOWING CONDITIONS:SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. IDENTIFIED BY THE CITY AS A HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANTIMMEDIATE TREATMENT. ENHANCED DRIVEWAY NOTE: NSTALL PRECAST INTERLOCKING CONCRETE PAVERS (ORCO OR EQUAL) IN ALL DRIVEWAYS. COLOR OF PAVERS TO MATCHHOUSE OR ROOF TILE, AS APPLICABLE. STYLE OF PAVER (SHAPE) TO BE SELECTED BY DEVELOPER. INSTALL PER MANUFACTURERS RECOMMENDATIONS. NOT TO SCALE •) TYPICAL B WOE ST»B1UZED DECOMPOSED GRANITE TRAIL SEE PROJECT SPECIFIC PLANS TO VERIFY THAI WIDTH IN OPEN SPACE AREAS ) TWO FOOT PI WIDE MAINTENANCE ZONE ON BOTH SIDES. NO IRRIGATION HEADS SHALL BE PLACED IN THIS ZONE. NOTES: A TRAIL WIDTH MAY VARY DEPENDING UPON LOCATION WTTHTN OPEN SPACE OR LANDSCAPED AREAS. TRATL WIDTH TO BE tt UNLESS SPECIFIED OTHERWISE REFER TO PLANS FOR TRAIL WIDTH REQUIREMENTS. B. CONTRACTOR SHALL PROVIDE POSITIVE DRAINAGE FOR THE TRAIL WTTH A 2tt MINIMUM CROSS SLOPE IN THE DIRECTION OF THE ESTABLISHED WATERSHED. C. MATERIALS AND METHODS FOR TRAILCONSTRUCTION SHALL BE IN ACCORDANCE WITHATTACHED SPECIFICATIONS FOR INSTALLING STABILIZED DECOMPOSED GRANITE MATERIALS. 9 DECOMPOSED GRANITE WITH STABILIZERCOLOR SHALL BE BUFF OR TAN, SUBMfT SAMPLE TO OWNER FOR APPROVALIKSTAU. IN TWO-? LIFTS. COMPACT BETWEENLIFTS IN ACCORDANCE WITH SPECIFICATIONS. ) 90% COMPACTED NATIVE SOIL. D FINISHED GRADE W LANDSCAPE AREAS TO BE1/4' BELOW TRAIL SURFACE FINISH GRADE. TYPICAL UNPAVED OPEN SPACE TRAIL (5% SLOPE OR LESS) STABILIZED DECOMPOSED GRANITE TRAIL - H.O.A. MAINTAINED TITLE SHEET SEASCAPE CITY OF CARLSBAD, CALIFORNIA LI -J 1 1 ^-PRIVATE REC AREA (TYP.) HOMEOWNER MAINTENANCE AREA/ PROPOSED POTABLE WATER SYSTEM NOTE: SEE LANDSCAPE CONCEPT PLAN, SHEET 3 FOR SPECIFIC PLANTING INFORMATION. H.O.A MAINTENANCE AREA/ FUTURE RECLAIMED WATER SYSTEM CIVCOM & ASSOCIATES SAN DIEGO, CALIFORNIA 921215850 OBERLIN DRIVE STE. 350 CONTACT: ROGER BHATIA(858)658.9400 MAINTENANCE PLAN SEASCAPE CITY OF CARLSBAD, CALIFORNIA L2 CONNECT TO EXISTING TRAIL \FOR WALL HEIGHTS AND SEE TITLE SHEET, T-1, FORMATERIALS SEE SHEET L-6 PRIVATE REC AREA (TYP.) GROUNDCOVER LEGEND I 3YN BOTMMM. NECT TO EXISTING TRAIL. , PLANTING PLAN SEASCAPECIVCOM & ASSOCIATESSAN DIEGO, CALIFORNIA 92121 5850 OBERLIN DRIVE STE, 350NOTE: SEE SHEET L-1 FOR ADDITIONAL CITY OF CARLSBAD PLANTING NOTES.CONTACT: ROGER BHATIA(858) 658-9400 CITY OF CARLSBAD, CALIFORNIA EXISTING SDG&E\ -c- — TOWER PRIVATE REC AREA (TYP.) PROPOSED RECLAIMED WATER USE AREA WATER CONSERVATION LANDSCAPE ZONES % OF LANDSCAPE AREA TYPICAL PLANTING PER ZONE TURF - WATER CONSERVING VARIETYZONE 1-LUSH LANDSCAPE (TURF) ZONE 2 - REFINED LANDSCAPE DfETES BICOLOR (YELLOW BUTTERFLY IRIS). LIGUSTRUM JAPONICUM TEXANUM (WAX LEAF PRIVET) RHAPIOLEPIS SPECIES (INDIA HAWTHORN). ETC. CONNECT TOEXISTING TRAILBACCHARIS PfLULARIS (DWARF COYOTE BUSH), CEANOTHUS SPECIES (CALIFORNIA LILAC), COTONEASTER DAMEFUI (COTONEASTER), LEUCOPHYLLUM FRUTESCENS (TEXAS RANGER). MUHLENBERG1A RIGENS (DEER GRASS). MYOPORUM PARVIFOLIUM (PINK MYOPORUM), ZONE 3 - NATURALIZING LANDSCAPE WATER CONSERVATION PLAN SEASCAPE CITY OF CARLSBAD, CALIFORNIA CIVCOM & ASSOCIATESSAN DIEGO. CALIFORNIA 92121PHORMIUM TENAX 'ATROPURPUREA (NEW ZEALAND FLAX),5850 OBERLIN DRIVE STE. 350ROSMARfNUS O. FROSTRATUS1 (PROSTRATE ROSEMARY) RHUS INTEGRIFOLIA (LEMONADE BERRY), ETC.CONTACT: ROGER BHATIA (858) 658-9400TOTAL AREA OF SITE LANDSCAPED LEGEND NOTE: SEE LANDSCAPE CONCEPT PLAN. SHEET 3 FOR SPECIFIC PLANTING INFORMATION. iNNECT TO EXISTING TRAIL . r „ A. PLANTED WITH GROUND COVER (LESS THAN 3 HEIGHT) KNOWN TO HAVE FIRERETARDANT QUALITIES. B. NO TREES PLANTED C. IRRIGATED A. PLANTED WITH LOW WATER USE NATURALIZING PLANT SPECIES KNOWN TO HAVE LOW FUEL CHARACTERISTICS. C. NO TREES PLANTED B. IRRIGATED A. PLANTED WITH LOW WATER USE NATURALIZING PLANT SPECIES KNOWN TO HAVE LOW FUEL CHARACTERISTICS. B. IRRIGATED PREPARED FOR: CIVCOM & ASSOCIATESSAN DIEGO, CALIFORNIA 92121 5850 OBERLIN DRIVE STE. 350 PREPARED BY: 3 FllI RE HYDRANT FIRE PROTECTION PLAN SEASCAPE CITY OF CARLSBAD, CALIFORNIA L5 X^EX'iSTING'SDG&F- I i PLAN6B , ^PRIVATE REG AREA (TYP.)3 tft}sLLJMraTONEKttCAF,^(CUTTOFn) (2 J> | ® Norn,A.)S1TE1 P1*13? sg FENCE AND WALL LEGEND I ' I ' I ' I ^MASONRY BLOCK WALL WITH GLASS VIEW PANELS1 WALL PLAN SEASCAPE CITY OF CARLSBAD, CALIFORNIA CIVCOM * ASSOCIATES SAN DIEGO, CALIFORNIA 921215850 OBERUN DRIVE STE. 350 MASONRY BLOCK WALL CONTACT: ROGER BHATIA(858) 658-9400 ROOF PLAN "A" i/e"= r-o" ROOF PLAN "B" i/e"= i'-o' PARTIAL FLOOR PLAN "B" Seascape atflvena Court FIRST FLOOR PLAN 1.62B sq. ft. 3 BEDROOMS, 2 BATHS 2-CAR GARAGE © 2poa m A* TKI TO BE ASSUMED TO AKT T»D PA SCALE: 1/4" = I'-CT REFER TO SITE PLAN FOR SET BACK DIMENSIONS 1200 N. JEFFERSON ST.. UNIT J, ANAHEIM. CA 92607-1629, PHONE; 7H-632-94202091 BUSINESS CENTER DRIVE *210, IRVINE. CALIFORNIA. 92612, 1M9-&SE-II71, LIC.*2119 FT. JOB NO 210S FIE IWS-fLNI LAST REV. 03/31/Ofl in FRONT ELEVATION SCALE : 1/4" = 1-0" LEFT ELEVATION A SCALE : 3/16" = 1-0" Seascape atjftvena Court © 2008 MLf CIJTTtM CXRVH rtS O^TdCMT AM) Otr«P. fWOHI KCMI* N TK5E OHAWX3 MO CffftSCTD MTSM, WO T>f 81*LL MOT BtPPttOUCtP. COfgO C* OWCtO wmTSOPrtH PLAN HA DESIGN ELEWEWTS: COLUMN WINDOW AND DOOR LINTELS EXTERIOR WOOD ELEMENTS: SHUTTERS. COLUMN BUTTRESS WALL MATERIALS: ROOF; CONCRETE SLATE TILE WALL: STUCCO TRIM: STUCCO OVER K & 2X FOAM SHAPES y TRIM * OPENING: ALL OPENING ON ALL ELEVATION SHALL HAVE 2' DP. FOAM W/STUCCO OR WOOD EXCEPT FOR OPEMNG THAT ARE RECESSED Y OR MORE & OMIT AT EDGES WHERE SHUTTERS FASCIA: WOOD ACCENTS: SHUTTERS SECTIONAL GARAGE DOOR WOOD COLUMNS CHIMNEY CAP RIGHT ELEVATION SCALE : 3/16" = V-0" BACK ELEVATION A SCALE : 3/16" = I'-O" HAM: i a:\iox AIM:HITM:TS _J200 N. JEFFERSON ST.. UNIT J. ANAHEIM, CAi 92807-1629, PHONE: 7H-632-9^20 DATE. OB/02/D8 1 rACAO\t>*G\2004\2*05 CARLSBAD NOBEL\.PREUM\2405- ELVIA.DC5 PLOT WTE: 9-I-KJCe FRONT ELEVATION B SCALE : 1/4" = V-0" LEFT ELEVATION BSCALE : 3/16" = V-0" Seascape atJLvena Court PLAN I-B DESIGN ELEMENTS: COLUMN WINDOW AND DOOR LINTELS EXTERIOR WOOD ELEMENTS; SHUTTERS. OUTLOOKER BEAMS BUTTRESS WALLS MATERIALS: ROOF: CONCRETE SLATE TILE WALL: STUCCO TRW STUCCO OVER IX I 2X FOAM SHAPES T»U » OPENING: ALL OPENING ON ALL ELEVATION SHALL HAVE 2' DP. FOAM W/STUCCO OR WOOD EXCEPT FOR OPENING THAT ARE RECESSED 2' OR MORE i OMIT AT EDGES WHERE SHUTTERS FASCIA: WOOD ACCENTS: SHUTTERS WOOD OUTLOOKER BEAMS SECTIONAL GARAGE DOOR RIGHT ELEVATION B SCALE : 3/16" = V-0" BACK ELEVATIONSCALE : 3/16" = V-0"B HAM: L t:i;x i ox AM:HITM:TS J200 N. JEFFERSON ST:, UNIT J. ANAHEIM. CA 92807-1629, PHONE: 7H-632-9420 1 G:\OATACAD\DV(G\2DD4\2*05 CARLSBAD NOBEL\PREUM\2*05-ELV1B.DC5 ROOF PLAN "A" I/B"= i'-o" SECOND FLOOR PLAN "A" 1.736 sg. ft. Seascape atflvena Court © 2008 DALE etrtoNieseMiiocof'fWjHT *w> OT>« mcronr HGHTS H th«znwv«Kij««finessei MSGI«, Aic-ncysmu «>TMi€nK>Du)CED. coreoonowJCSO wmnnrvmN FIRST FLOOR PLAN "A"1.3BB sq. ft. 4 TO 5 BEDROOMS - OFFICE OPTION 4 BATHS LOFT OPTION 2-CAR GARAGE SCALE: 1/4" = r-0' REFER TO SITE PLAN FOR SET BACK DIMENSIONS IIALI: L t:i:x MIX Arcni n;<: i s 1200 N. JEFFERSON ST.. UNIT J. ANAHEIM. CA 92807-1629. PHONE: 7H-632-9420 X» NO J405 FlE 210S-M.N3 LAST REV. 03/3^08 BACK ELEVATION A SCALE : 3/16" = V-0" FRONT ELEVATION A SCALE : 1/4" = 1-0" LEFT ELEVATION A SCALE : 3/16" = l'-0" Seascape atfivena Court RIGHT ELEVATION A PLAN3-A SCALE : VI6" = ISffATERIALS: ACC DESIGN ELEMENTS; ROOf: CONCRETE SLATE TILE COLUMN WALL STUCCO WINDOW AND DOOR LINTELS THfct STUCCO OVER K 1 2X FOAM SHAPES & WOOD EXTERIOR WOOD ELEMENTS; OUTLOOKER. FASCIA: WOOD TRIM * OPENING ALL OPEUNG ON ALL ELEVATION SHALL HAVE 2' DP. FOAM W/STUCCO OR WOOD EXCEPT FOR OPENING THAT ARE RECESSED 2' OR MORE & OMT AT EDGES WHERE SHUTTERS BRACE S CORBELS BUTTRESS WALLSACCENT; BRICK DECK AND RAILNG BRICK WOOD OUTLOOKER BEAMSSECTONAL GARAGE DOOR CHMNEY CAP METAL RAILING i CKXTON AI:I:III i i:«;i s . JEFFERSON ST.. UNIT J. ANAHEIM. CA 92807-1629, PHONE; 7H-B32-9420 JOB NO J40S FIE J^OS-ELVW Ci\D*tACAD\D*C\2004\2405 CARLSBAD NOBELXPREUM\2405- ELVJA.OC5 ROOF PLAN "B" I/B"= r-o" SECOND FLOOR PLAN "B"1,739 sq. ft. Seascape atfivena Court © 2008 DM* CEno« ISBMS US CQP>no<T A» OTt€R PKmtTV NGHTS H TICSE nuwHGS we E wssro M9GML AMI T>E1 STLtLL NOT te wnuouUD. COfeD « CHANCZD WHATSCCVB* H = - \ IStf indicates smg/e3fl> \9\ story edge — FIRST FLOOR PLAN "B"1,403 sq. ft. SCALED: 1/4- = r-CT 2091 BUSINESS CENTER DRIVE *210. IRVINE, CALIFORNIA. 92612. 94S-955-1I74, LIC,*21I9 1200 N. JEFFERSON ST., UNIT J. ANAHEIM, CA 92BOT-I629, PHONE: 7l•^-6^2-^^20 DATE OB/02/06 .ST REV. 03/31/OB VCADS D*G\20W\ 2405 CARLSBAD NOBEL'vPRELIU\2*05-PL BACK ELEVATION B SCALE : 3/16" = V-0" FRONT ELEVATION B SCALE : 1/4" = 1'-0" LEFT ELEVATION B SCALE : 3/16" = V-0" Seascape atfivena Court {§) 2008 DALECEITOmeSEHVESHSeCfYWGHT «*> OThtB MtOfCTTY BGKTS W IttSf NUWHGS AMI Eff BESSED DE5GNS. «*> TfCt SKILL HOT K(f?BOOLCED. COKD OB CWMCED Wt*TSQEVER N SCALEPLAN 3-B DESIGN ELEMENTS;COLUMNWINDOW AND DOOR LINTELSEXTEBIOB WOOD ELEMENTS; SHUTTERS GABLE END EAVE DETAILARCHED ELEMENTSVARIED WINDOW SHAPES GABLE END RECESS SQUARE SHAPEACCENT: STONE RIGHT ELEVATION B 3/16" = T-0" MATERIALS: ACCENTS:ROOF: CONCRETE SLATE TILEWALL: STUCCOTRIM: STUCCO OVER IX & 2X FOAM SHAPES TRIM » OPENING' ALL OPENING ON ALL ELEVATION SHALL HAVE2" DP. FOAM W/STUCCO OR WOOD EXCEPT FOROPENING THAT ARE RECESSED 2' ORMORE I OMIT AT EDGES WHERE SHUTTERS FASCIA: WOOD SHUTTERSSTONESECTIONAL GARAGE DOOR CHIMNEY CAPPRECAST CONCRETE COLUMN 2091 BUSINESS CENTER DRIVE *210. IRVINE, CALIFORNIA. 92612. 949-955-1174. LIC.*gll94 DATE: Oa/02XOB 2405 MRISBAD NOBEL\PREUM\2405-ELV3B.DC5 ROOF PLAN "B" i/a"= i'-o" EDGE CALC PLAN "B" of floor above- SECOND FLOOR PLAN "B"1.664 sq. ft. Seascape atftvena Court FIRST FLOOR PLAN '1.675 sq. ft. 4 TO 5 BEDROOMS, 4 BATHS LIBRARY/OFFICE OPTION 2-CAR GARAGE SCALE: 1/4" = V-0" REFER TO SITE PLAN FOR SET BACK DIMENSIONS 209] BUSINESS CENTER DRIVE *2IO. IRVINE. CALIFORNIA. 92612. &46-955-1IM, LIC.*21194 1200 N. JEFFERSON ST.. UNIT J. ANAHEIM. CA &2B07-1629. PHONE: 7U-B32-9420 IQ. FT, JOONOMOS Fit 2105-rLW L*BT REV. D3/31/OB G: \&AT*CAD\DHG\!(XM\2«05 CARLSBAD NOBEL\PRELIM\2*05-PLN4.DC5 BACK ELEVATION "B' SCALE : 3/16" = V-D" FRONT ELEVATION "B' SCALE : 1/4" = V-0" LEFT ELEVATION "B" SCALE : 3/16" = V-0" RIGHT ELEVATION "B" SCALE : 3/16" = V-0" Seascape atflvena Court PLAN 4-BDESIGN ELEMENTS: WlfCOW AND DOOR LINTELS EXTERIOR WOOD ELEMENTS; SHUTTERS KNEE BRACES DECK AND RAILING ACCENT; STONE MATERIALS: ROOF: CONCRETE SLATE TILEWALL: STUCCO TRIM: STUCCO OVER IX £ 2)C FOAM SHAPES TRIM * OPENING: ALL OPENING ON AL ELEVATION SHALL HAVE 2" DP, FOAM W/STUCCO OH WOOD EXCEPT FOB OPENING THAT ARE RECESSED 2' OR MORE I OMIT AT EDGES WHERE SHUTTERSFASCIA: WOOD ACCENTS: SHUTTERS STONE SECTIONAL GARAGE DOOR CHIMSEY CAP METAL BALING 2D9TBUSINESS CENTER DRIVE_*_210. IRVINE. CALIFORNIA. 92612, 949-955-1174. LIC.*21I9 JOB NO 240S FILE: 210S-EI DATE. OB/02/D8 *ST SEV. 03/31X00 G:\OATACAD\DWG\2004\2405 CARLSBAD NOBEL\PRELIM\3*05-ELV4B.Di ROOF PLAN "C" i/6"= i-Q" EDGE CALC PLAN "C" \-Jine of fhor bek we of floor above- SECOND FLOOR PLAN "C"1,686 sq. ft. Seascape at flvena Court © 2008 tMLE CCITON IE5EPVES hB CQP1WGKI MO OTt€» PBOmnr BGKI! H T«SE DWWNGS *HD EJPFESBB3 DESGIJS, AM} THEY SHALL IWT KPOBODOCCD, CO^tO C« CHAM3D wmTSCCVBl N FIRST FLOOR PLAN""C"1,679 sq, ft SCALE: 1/4' = l'-0' REFER TO SITE PLAN FOR SET BACK DIMENSIONS goai BUSINESS CENTEB_PRIVE *2)0. IRVINE, CAUFORNJA. 926J2. 949-955-1774. Lic.*2)ia4 2DO N. JEFFERSON ST.. UNIT J. ANAHEIM, CA 92807-I629. PHONE: 7H-632-9420 JOB HO 1405 FLE 2405-PLN1 LAST REV: 03/31X06 Gi\DATAC*D\DWG\2004\2405 CARLS8AD N06EL\PRELIM\2*05-P1.N4.0C5 J5L BACK ELEVATION "C' SCALE : 3/16" = V-0" FRONT ELEVATION "C' SCALE : 1/4" = V-0" LEFT ELEVATION "C' SCALE : 3/16" = V-0"RIGHT ELEVATION "C' SCALE : 3/16" = V-0" Seascape atfivena Court PUN 1-C DESIGN ELEMENTS: GABLE END EAVE DETAIL ARCHED ELEMENTSVARIED WINDOW SHAPES GABLE END CLAY PIPE DECK AND METAL RAILING MATERIALS:ROOF: CONCRETE 'S' TILE WALL: STUCCO TRIM STUCCO OVER K t !X FOAM SHAPESTRIM * OPENM* ALL OPENNG ON AL ELEVATION SHALL HAVE 2' DP, FOAM W/STUCCO OR WOOD EXCEPT FOROPEMNG THAT ARE RECESSED 2' OR MORE I. OUT AT EDGES WHERE SHUTTERS FASCIA: WOOD ACCENTS: SECTONAL GARAGE DOORCHIMNEY CAP STUCCO OVER FOAM TRIM POTSHELF «:I;\TOX AIH:HITI<:I:TS 1200 N. JEFFERSQN_ST, UNIT J, ANAHEIM, CA 92607-1629, PHONE: 7H-632-9420 DATE: oa/ovoe G:\OATACAD\DV(G\!004\2*05 CARLSBAD NOBEIAPRELIM\2405-ELV4C.DCS PLOT DATE' 8-1-2006 COVEREDDECKo SECOND FLOOR PLAN B"FIRST FLOOR PLAN "B" Seascape at fivena Court 5 BEDROOMS, 5 BATHS GAME ROOM OPTION 4 BONUS RETREAT 3-CAR GARAGE © 2008 D*LE Cf > SCALE: 1/4" = l'-0" REFER TO SITE PLAN FDR SET BACK DIMENSIONS 2091 BUSINESS CENTER DRIVE '210. IRVINE, CALIFORNIA. 92612. 949-9SS-1I74. UC.*_21194 1200 N. JEFFERSON ST., UNIT J. ANAHEIM, CA 92807-1629. PHONE- 7H-632-9420 m 4,321 §©= FT. * MO 2105 FILE: 2105-I*LN6 5\DWG\200*\24D5 CARLSBAD NOaEL\PRELIM\2»C BACK ELEVATION "B' SCALE : 3/16" = V-0" FRONT ELEVATION "B'SCALE : 1/4" = V-0" LEFT ELEVATION "B'RIGHT ELEVATION "B' SCALE : 3/16" = V-0" Seascape atjfcvena Court PLAN 6-B DESIGN ELEMENTS: WNX>W AND DOOR LINTELS EXTERIOR WOOD ELEMENTS; SHUTTERS KNEE BRACES DECK ANO RAILING ACCENT; STONE MATERIALS; ROOF: CONCRETE SLATE TIEWALL- STUCCOTRIM: STUCCO OVER IX I 2X FOAM SHAPESTftM * OPEMN& ALL OPENING ON AL ELEVATION SHALL HAVEY DP. FOAM W/STUCCO OR WOOD EXCEPT FOROPENING THAT ARE RECESSED 2' ORMORE 1 OMIT AT EDGES WHERE SHUTTERSFASCIA- WOODACCENTS: SHUTTERS STONESECTIONAL GARAGE DOORCHMNEY CAPMETAL RAILING 1200 N. JEFFERSON ST., UNIT J. ANAHEIM, CA 92807-1629, PHONE- 714-632-94202091 BUSINESS CENTER DRIVE *2IO. IRVINE^ CALIFORNIA, 92612. 949-955-1174, LIC.*2II94 JOB NO 210 FILE: 210 5 CAftLSBAD NOBEL\PLOT DUTE B-MOQ6 SECOND FLOOR PLAN "C"1,646 so_ ft. Seascape atflvena Court FIRST FLOOR PLAN "C"S.475 sq. ft. © 2008 SCALE: W = V-o"REFER TO SITE PLAN FOR SET BACK DIMENSIONS ©AyFOMA 1200 N. JEFFERSON ST.. UNIT J. ANAHEIM, CA 92807-1629, PHONE: 7H-632-9420 1FTF.DATE. 08/OVOfl G:\DATACAO\DWG\ 2004X2*05 CARLSBAD NOBEL\PREL1US2*05-PLN6.1>C5 BACK ELEVATION C' SCALE : 3/16" = 1-0" Q. FRONT ELEVATION SCALE : 1/4" = V-0" LEFT ELEVATION "C" SCALE : 3/16" = V-0" Seascape atfivena Court RIGHT ELEVATION SCALE : 3/16" = V-0" PLAN 6-C DESIGN ELEMENTS:GABLE END EAVE DETAIL ARCHED ELEMENTSVARIED WINDOW SHAPES GABLE END CLAY PIPE DECK AND WOOD/VINYL RAILING MATERIALS:ROOF: CONCRETE 'S' TILE WALL: STUCCOTRIM: STUCCO OVER IX & 2X FOAM SHAPESTRIM * OPENING- ALL OPENING ON AL ELEVATION SHALL HAVE2' DP. FOAM W/STUCCO OB WOOD EXCEPT FOROPENING THAT ARE RECESSED 2" ORMORE & OMIT AT EDGES WHERE SHUTTERSFASCIA: WOODACCENTS: SECTIONAL GARAGE DOOR CHIMNEY CAPSTUCCO OVER FOAM TRIM POTSHELF IMU; i, n;x i ox AI:<:III 11:1: i s BOON. JEFFERSON ST., UNIT J. ANAHEIM. CA 92BOT-I629, PHONE: 714-632-9-120 JOB NO 2105 FILE 2105-ELV6C G'ADATACAD\D*GX2004\2405 CARLSBAD NOBEL\F>RELIM\2405-ELV6C.DC5 ROOF PLAN "C"SCALE: l/8'=l'-0'ROOF PLAN 'B SCALE: l/8'=l'-0' Seascape atfivena Court © 2008 DALECEKTCNFESEKlTSHB CCPVHChT MB OThE" PBCTRTr IBGKTS « T*r«T OUWHGS AM) EWFtSSS) MSGHS. ANO TfCt SHALL MOT BE fffWOUCED, COPSO C« CHANCID WmTSQEVW N I»AIJ: i, n:\iox Ai'nn 11:<: i s 120O N. JEFFERSON ST.. UNIT J. ANAHEIM, CA 92B07-I629. PHONE: 714-632-9420 li ft @0 G-\DATACAD\DWG\2004\2405 CARLSBAD NOBEL\PRELIU\2405-PLN6.0C5 ROOF PLAN "3A" & "6B* SCALE : 1/8" = 1-0" ROOF PLAN "4B" SCALE : 1/B" = r-Q" TRIM » OPEUNG: ALL OPENING ON AL ELEVATON SHALL HAVE 2' DP. FOAM W/STUCCO OR WOOD EXCEPT FOR OPENING THAT ARE RECESSED 2' OR MORE i OMIT AT EDGES WHERE SHUTTERS RIGHT ELEVATION "B" ^rffft^yTCT^gffirrrt LrL-J-f ATJTrTrrnWr ni-Srirrii ri rrf in BACK ELEVATION "B" SCALE ; 3/18" - V-0" Seascape atflvena Court FRONT ELEVATION "C"SCALE • t/<r = r-0" BACK ELEVATION "C" SCALE : 3/16" - ''-0" HAM; i, <;i;x n»x AIMJII 11:1: i s [ 2091 BUSINESS CENTER DRIVE *210. IRVINE. CALIFORNIA, 92612. &49-955-HM. LIC.*2II94 !2DO N. JEFFERSON ST.. UNIT J, ANAHEIM. CA 95807-1629, PHONE: 7M-632-9420 IL1W » NO 2105 FILE 2105 CAS LAST FCV. 03/31/08 \PRELIM\2*05 CASITA.DC5