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Home My WebLink AboutCDP 98-86; Roesch Property Subdivision; Coastal Development Permit (CDP)o CITY OF CARLSBAD LAND USE REVIEW APPLICATION 1) APPLICATIONS APPLIED FOR: (CHECKBOXES) (FOR DEPARTMENT USE ONLY) IFOR DEPARTMENT USE ONLY) C] Administrative Permit - 2nd Dwelling Unit Ql Administrative Variance 5£j Coastal Development Permit O Conditional Use Permit Q Condominium Permit [yl Environmental Impact Assessment Q General Plan Amendment 0 Hillside Development Permit Q Local Coastal Plan Amendment n Master Plan |~ | Non-Residential Planned Development Q] Planned Development Permit Planned Industrial Permit Planning Commission Determination Precise Development Plan Redevelopment Permit Site Development Plan Special Use Permit Specific Plan Tentative Parcel Mop Obtain from Engineering Department Tentative Tract Map Variance Zone Change List other applications not specified 2) ASSESSOR PARCEL NO(S).: 3) PROJECT NAME: 215-070-27 Roesch Property, Residential Subdivision 4) BRIEF DESCRIPTION OF PROJECT:Applicant's Rep:#438-4090 Jack Henthorn & Assoc. A 22 lot subdivision on 27.7 acres with 21 7500 sq. ft. single-family & 1 open space lot 5) OWNER NAME (Print or Type) Ronald L. Roesch MAILING ADDRESS 2800 Neilson Way, #708 CITY AND STATE ZIP TELEPHONE Santa Monica, CA 90405 (310) 392-237^ 1 CERTIFY THAT 1 AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. ~ l^-ty$juU,\ X- $(-^&3.c4— /(s^ ' "<y *(? SIGNATURE DATE 6) APPLICANT NAME (Print or Type) Standard Pacific Corp. MAILING ADDRESS 9335 Chesapeake Drive CITY AND STATE ZIP TELEPHONE San Diego, CA 92123 (619) 292-2200 1 CERTIFY THAT 1 AM THE LEGAL REPRESENTATIVE OF THE OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BESJ OF MY KNOWLEDGE. ,— ^^ f / ^ J /<—**=*??> < — Ayy -^. /yy^ SIGNATURE // DATE 7) BRIEF LEGAL DESCRIPTION For, of Sec. 22, T12S, R4W, San Bernardino Base & Meridian, Cityof Carlsbad,County of San Diego NOTE: A PROPOSED PROJECT REQUIRING MULTIPLE APPLICATIONS BE FILED, MUST BE SUBMITTED PRIOR TO 3:30 P.M. A PROPOSED PROJECT REQUIRING ONLY ONE APPLICATION BE FILED, MUST BE SUBMITTED PRIOR TO 4:00 P.M. Form 16 PAGE 1 OF 2 8) LOCATION OF PROJECT: ON THE BETWEEN North of the proposed easterly extension of Poinsettia i,ane STREET ADDRESS South (NORTH, SOUTH, EAST, WEST) Aviara Parkway SIDE OF AND Palomar Airport Road (NAME OF STREET) El Camino Real (NAME OF STREET)(NAME OF STREET) 9) LOCAL FACILITIES MANAGEMENT ZONE 10) PROPOSED NUMBER OF LOTS 20 13) TYPE OF SUBDIVISION 16) PERCENTAGE OF PROPOSED PROJECT IN OPEN SPACE 19) GROSS SITE ACREAGE 22) EXISTING ZONING 11) NUMBER OF EXISTING RESIDENTIAL UNITS 14) PROPOSED IND OFFICE/ SQUARE FOOTAGE 1 7) PROPOSED INCREASE IN ADT 20) EXISTING GENERAL PLAN 23) PROPOSED ZONING 12) PROPOSED NUMBER OF RESIDENTIAL UNITS 15) PROPOSED COMM SQUARE FOOTAGE 18) PROPOSED SEWER USAGE IN EDU 21) PROPOSED GENERAL '< PLAN DESIGNATION 24) IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING COMMISSIONERS, DESIGN REVIEW BOARD MEMEBERS OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. I/WE CONSENT TO ENTRY FOR THIS PURPOSE ->, SIGNATURE A- FOR CITY USE ONLY FEE COMPUTATION APPLICATION TYPE TOTAL FEE REQUIRED FEE REQUIRED /-z-07rc) RECEIVED DEC t 1 1998 CITY OF CARLSBAD DATE RECEIVED BY: [A DATE FEE PAID RECEIPT NO. Form 16 PAGE 2 OF 2 o CITY OF CARLSBAD 1200 CARLSBAD Vn-LAGE DRIVE CARLSBAD, CALIFORNIA 92008 434-2867 REC'D FROM ACCOUNT NO. . •• • -. -. , _>-- RECEIPT NO. FS9T6 DESCRIPTION ••'•-/ f;f f: U -•'/. /-. . . -, /_;. ;;, r.-' ") r /- •-, ->...- '•r-v "•^•^r -:* !3c> - ~r- ^.^^ - ;i^P '\l -// .//.>p x .-7r -- !:r7. ^ , « , .V; -'"} > /, '"} .,•.''-,•• -• X 7'-X' 2 '? -. 'V- .-' / T~" NOT VALID UNLESS VALIDATED BY TOTAL AMOUNT ,'.. "" "V "- - — / -• '" / , — ;-:T '2_L-"-''1 y' / ,• \ ;- -; >., — '''•••- c -,- ".:o Printed on recycled paper.CASH REGISTER 4 SUPPLEMENTAL APPLICATION FORM FOR ALL COASTAL DEVELOPMENT PERMITS * APPLICATION CHECKLIST FOR SINGLE FAMILY REGULAR & MINOR COASTAL DEVELOPMENT PERMITS (Applicatkwch&MistforNor^irgleFwilyRegularCoastalDevekimentPem This supplemental application is to be filed for any development requiring a Coastal Development Permit issued by the City of Carlsbad. I. GENERAL BACKGROUND A. Estimated Cost of Development: Development costing $60,000 or more does not qualify as a Minor Coastal Development Permit. The Planning Director shall make the final determination regarding a project's cost of development. The primary basis for determining cost of development will be the application of dollar costs per square foot for different types of residential construction. These costs are set by the International Conference of Building Officials (ICBO) and are applied throughout San Diego County. Please complete the following information to assist in the determination of this project's cost of development (Contractor proposals may also be submitted for consideration by the Planning Director). => New Residential Square Footage: N/A square feet x $78.00/sq. ft. = $ Residential Addition Square Footage: square feet x $94.00/sq. ft. = $ — Any Garage Square Footage: square feet x $22.00/sq. ft. = $ -- Residential Conversion Square Footage: square feet x $26.00/sq. ft. = $ — => For Non-Residential Uses, use the following figures for calculations: Retail/Store @ $38.00/sq. ft.; Restaurant @ $69.OO/ sq. ft.; Office @ $55.007 sq. ft.; Manufacturing/Warehouse @ $24.00/sq. ft.: square feet x $ /sq. ft. = $ COST OF DEVELOPMENT ESTIMATE: $ 5,250,000 B. Do you wish to apply for: 1. A Minor Coastal Development Permit (Under $60,000) 2. A Regular Coastal Development Permit ($60,000 or more) x Form 15 10/97 Page 1 of 8 C. Street address of proposed development D. E. Off of POT r»f Aviay ¥- Assessor's Parcel Number of proposed development .215-070-27 (previously 215-070-15) _ Development Description: 1 . Briefly describe project: A residential subdivision with 21 single family/ 7500 sq. ft. lots and one open space lot on a 27.7 acre parcel in Zone 20. _ 2. Estimated cost of development: $5,250,000 F. Describe the present land uses (i.e. Vacant land, single family homes, apartments, offices, etc.) that surround the proposed development to the: North: Marbrisa (Cobblestone) 213-unit residential subdivision South: Agricultural Operations East: Ocean Bluff (Cantamar) 96-unit residential s.ubdivision West: Sambi 137 SF and 140 MF unit residential subdivision G. Is project located within a 100 year flood plain? Q Yes 0 No PRESENT USE OF PROPERTY A. Are there existing structures on the property? If yes, please describe. No B. Will any existing structure be removed/demolished?Yes No If yes to either question, describe the extent of the demolition or removal, including the relocation site, if applicable (also show on plans). LOT COVERAGE A. Existing and Proposed Building Coverage Landscaped Area Hardscape Area Unimproved Area (Left Natural) Existing New Proposed Total _0 sq. ft. N/A sq. ft. N/A sq. ft. _0 sq. ft. 56,000sq. ft. 56,000 sq. ft. _0 sq. ft. 5.9acsqr-ft. 5.9ac-6€h-ftr 21.9acso-.-ftr 20.Sac sch-ft- 20.Sac Form 15 10/97 Page 2 of 8 B. Parking: Number of existing spaces Number of new spaces proposed N/A Existing/Proposed TOTAL: ____r^_ Number of total spaces required — Number of covered spaces — Number of uncovered spaces — Number of standard spaces — Number of compact spaces — Is tandem parking existing? Q Yes # Q No Is tandem parking proposed? Q Yes # Q No C. Grade Alteration: Is any grading proposed? [x] Yes Q] No If yes, please complete the following: 1. 2. 3. 4. 5. 6. Amount of cut 42,700 Amount of fill 42,700 Maximum height of fill slope 40 Maximum height of cut slope 1 6 Amount of import or export 0 Location of borrow or disposal site N/A cu. yds. cu. yds. feet feet cu. yds. Form 15 10/97 Page 3 of 8 The City of Carlsbad Planning Departmenti lie \^iiy ui \^ai»uau i launiug Astpai iiuvui X3-7 (] A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: October 6, 1999 Application complete date: June 21, 1999 Project Planner: Anne Hysong Project Engineer: Mike Shirey SUBJECT: ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86 - ROESCH PROPERTY SUBDIVISION - Request for: a) a recommendation of approval for a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, a Zone Change and Local Coastal Program Amendment to change zoning from Limited Control (L-C) to One-Family Residential, 7,500 square foot minimum lot size, Qualified Overlay Zone (R-1-7500-Q) and Open Space (O-S); and b) approval of a Tentative Tract Map, Site Development Plan, Hillside Development Permit, and Coastal Development Permit for 21 single family lots and residences and one open space lot on a 27.7 acre parcel located to the north of Poinsettia Lane between Aviara Parkway and Black Rail Road within the boundaries of the Zone 20 Specific Plan and Local Facilities Management Plan and the Coastal Zone. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4626, 4627, and 4628 RECOMMENDING APPROVAL of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, ZC 98-12 and LCPA 98-09, and ADOPT Planning Commission Resolutions 4629, 4630, 4631 and 4632 APPROVING CT 98-19, SDP 99-05, HDP 98-21 and CDP 98-86 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project consists of a Zone Change and Local Coastal Program Amendment to rezone the property to R-1-7500-Q (Qualified Overlay Zone) and O-S (open space) and various permits to enable the subdivision and grading of the 27.7 acre vacant parcel into 21 standard single family lots and one open space lot. The project site is located north of Poinsettia Lane between Aviara Parkway and Black Rail Road in the southwest quadrant. The proposed single family lots occupy approximately 6.5 acres in the southeastern portion of the parcel and the remaining 21+ acres would be preserved in open space. In accordance with the Hillside Development and Coastal Development Ordinances, architectural elevations and floor plans are provided for the single family homes. The applicant proposes to satisfy the project's inclusionary housing requirement through the purchase of 3.7 affordable housing credits in the Villa Loma Affordable Housing Apartment project. As designed and conditioned, the project is consistent with the General Plan, Zone 20 Specific Plan (SP 203), Mello II LCP, Subdivision Ordinance and relevant Zoning Chapters of the Carlsbad Municipal Code, and the City's Draft Habitat Management Plan. ZC 98-12/LCPA 98-09/CT 98^-19/SDP 99-05/HDP 98-21/CDP 98-86*^ROESCH PROPERTY SUBDIVISION October 6, 1999 Page 2 HI. PROJECT DESCRIPTION AND BACKGROUND The project site consists of 27.7 acres of vacant, partially cultivated land which is bounded on the north and east by the Mariano and Ocean Bluff subdivisions and to the west by the Sambi subdivision. The southeastern corner of the site is approximately 500 feet north of the newly completed segment of Poinsettia Lane between Aviara Parkway and Black Rail Road. The parcel falls in elevation from east to west from approximately 316' to 180' along the northern boundary and from 290' to 230' along the southern boundary. The site drains to the north through a north-south natural drainage course created by steep slopes that form a canyon within the western portion of the site. A major 150' wide north-south power line easement is also within the canyon. The site contains native habitats including native grasslands and southern willow scrub, as well as coastal sage scrub and southern maritime chaparral on steep slope areas. Two California gnatcatcher pairs occupy the site. All of the native habitats would be preserved by the proposed development except for 1.37 of the 4.16 acres of southern maritime chaparral. The property is designated by the General Plan for RLM (Residential Low-Medium) density development and OS (Open Space) and zoned Limited Control (L-C). The parcel is regulated by the Zone 20 Specific Plan and Mello II LCP which require the site to be rezoned to One Family Residential/Qualified Overlay Zone (R-1-7500-Q) to implement the RLM General Plan designation. Therefore, the portion of the site proposed for development would be rezoned to R- 1-7,500-Q and the remainder of the site is proposed to be rezoned to OS. The proposed project would disturb approximately 6.5 of the 27.7 acres to enable the development of 21 standard single family lots ranging in size from 7,534 square feet to 16,274 square feet and one 21.87 acre open space lot. The site consists of 18.4 net developable acres, and the proposed project density including the 3.7 dwelling unit affordable housing requirement for a total of 24.7 units is 1.34 dwelling units/acre. In accordance with the Zone 20 Specific Plan and the Zone 20 EIR preferred biological mitigation, the proposed development would preserve the northern and western portions of the site in open space due to biological constraints and the need for open space connectivity through the Zone 20 Specific Plan area. The site is also designated as a standards area by the City's Draft Habitat Management Plan which requires that 67% of the site be preserved to enable the connection of habitat preserve areas to the east and north. The open space includes a 150' wide SDG&E easement in which an existing access road would also function as a public trail through the property. The proposed single family lots are located in the southeastern portion of the property where they would receive vehicular access from Brigantine Drive, a local street that intersects Poinsettia Lane and also provides access to the adjacent Ocean Bluff subdivision (Cantamar). As shown on Exhibit "B", the subdivision design consists of a dual cul-de-sac at the terminus of Regatta Road. Lots along the eastern property line abut single family lots in the Ocean Bluff project, and the remaining lots abut open space to the north, south, and west. Drainage from the development would flow through storm drains to the southern boundary of the site where a riprap energy dissipator would reduce the rate of flow to existing levels. Four single family two-story floor plans are proposed, each with three different facade treatments and a maximum height of 30 feet. Units range in size from 2,720 square feet to 3,353 square ZC 98-12/LCPA 98-09/CTTJ&-19/SDP 99-05/HDP 98-21/CDP 98-86*? ROESCH PROPERTY SUBDIVISION October 6, 1999 Page 3 feet. Plan 1 is proposed with a two car garage, Plan 2 with a three car garage, and Plans 3 and 4 with a two car garage plus an optional one car tandem garage. The proposed project is subject to the following land use plans, ordinances and standards: A. Residential Low-Medium Density (RLM) and Open Space (OS) General Plan Land Use Designations; B. Zone 20 Specific Plan (SP203); C. Mello II Segment of the Local Coastal Program D. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance) E. Carlsbad Municipal Code, Title 21 (Zoning Ordinance) including: 1. Chapter 21.10- One Family Residential Zone 2. Chapter 21.06 - Qualified Overlay Zone 3. Chapter 21.33 - Open Space 4. Chapter 21.85- Inclusionary Housing 5. Chapter 21.95- Hillside Development Regulations; 6. Chapters 21.201, 21.202 - Coastal Development Permit Procedures and Coastal Resource Protection Overlay Zone F. Growth Management - Zone 20 Local Facilities Management Plan. IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of the regulations/policies utilizing both text and tables. A. General Plan The proposed project is consistent with the policies and programs of the General Plan. The table below indicates how the project complies with the elements of the General Plan which are particularly relevant to this proposal. GENERAL PLAN COMPLIANCE Land Use Proposed residential density of 1.34 dwelling units/net acre in the RLM designation is within the allowed density range of 0 - 4 du/acre and consistent with the growth control point of 3.2 du/acre. Project density is based on 24.7 total units (affordable and market rate)/18.4 net developable acres. ZC 98-12/LCPA 98-09/CT SUBDIVISION October 6, 1999 Page 4 -19/SDP 99-05/HDP 98-21/CDP 98-Sfr^ROESCH PROPERTY Housing Open Space Circulation Park & Rec Public Safety Project includes a request to purchase 3.7 affordable housing credits in the Villa Loma Affordable Apartment project to satisfy the inclusionary housing requirement. 21.87 acres of open space would be preserved which includes a segment of the future Citywide trail system through the SDG&E easement Required roadway and intersection improvements of local public streets in accordance with City standards as shown on the tentative map and included as conditions of approval. Project is required to pay park-in-lieu fees. Project is required to provide sidewalks, street lights, and fire hydrants as shown on the tentative map or included as conditions of approval. Additionally, single family structures on lots proposed with less than 60' fire suppression zones must be constructed in accordance with the ignition resistant standards of the Urban Wildland Interface Code. B. Zone 20 Specific Plan (SP 203) The Zone 20 Specific Plan provides a framework for the development of the vacant properties within its boundaries to ensure the logical and efficient provision of public facilities and community amenities for future residents. The Zone 20 Specific Plan requires project compliance with all applicable land use plans, policies, and ordinances, except as modified by the Specific Plan. The following discussion describes the proposed project's conformance with the relevant Specific Plan regulations which include Affordable Housing, Land Use (General Plan, Zoning, Development Standards, and the Mello II LCP), and Open Space preservation. Affordable Housing The Zone 20 Specific Plan requires compliance with the City's Inclusionary Housing Ordinance (Chapter 21.85) requiring that 15% of the total number of proposed units are made affordable to low income households. The inclusionary housing requirement for the proposed 21 lot subdivision is 3.7 dwelling units. When feasible, the affordable units are required to be constructed onsite, however, the purchase of housing credits in an offsite combined inclusionary project within the same quadrant may be approved by the City Council. Since it would not be feasible to construct inclusionary units onsite due to the limited number of lots proposed, the project is proposing to purchase 3.7 affordable housing credits in the Villa Loma Affordable Apartment project located in the southwest quadrant. Circulation/Open Space/Trails/Land Use The project is located within Area C of the Specific Plan. Projects within Area C are required to receive vehicular access from local streets intersecting with Poinsettia Lane, a recently completed two lane roadway, at specified locations. In conformance with the Zone 20 Specific Plan, the proposed project would receive access from Poinsettia Lane via Brigantine Drive, an approved intersecting street, which also provides access to the adjacent Ocean Bluff project. The Zone 20 Specific Plan requires the project to preserve the constrained lands, including the SDG&E ZC 98-12/LCPA 98-09/CT SUBDIVISION October 6, 1999 Page 5 78-19/SDP 99-05/HDP 98-21/CDP 98-86 - ROESCH PROPERTY easement and 25% - 40% slopes, in open space. The proposed project exceeds this requirement through preservation of 76% of the site in open space. The Specific Plan requires that the site be rezoned from L-C to R-l-7,500 allowing single family development at the density permitted by the RLM General Plan designation (0-4 dwelling units/acre). Since 21.87 acres of the site are proposed for open space, the proposed zoning also includes the 0-S Zone. The Q (Qualified Overlay) zone is proposed to be added to the R-l- 7,500 zoning consistent with previous Zone 20 approvals. The Q zone requires approval of a site development plan which includes architectural elevations, floor plans, and building footprints. The proposed zoning, preservation of open space including a trail segment, structures and architecture is consistent with the Zone 20 Specific Plan architectural guidelines as specified in the following table: Zone 20 Specific Plan Requirements STANDARD REQUIRED PROPOSED Zoning R-l-7,500 5.83 Acres- R-1-7.500-Q 21.87 Acres - O-S Open Space 1. Preserve areas constrained by steep slopes and SDG&E easement 2. Trail segment through SDG&E easement 1. Preserve 21.87 acres including all constrained lands, i.e. steep slopes, SDG&E easement, sensitive habitats and HMP wildlife corridor 2. Dedication of public Trail Segment 31. Architectural Guidelines Variety of: 1. Roof, wall and accent materials and colors 2. Roof heights and masses 3. Window and Door enhancement 4. Garage designs, facades, and orientations 5. Articulated building forms 1 .Nine exterior color schemes for wall, trim and accent 2.Multiple roof lines/one and two story elements 3. Recessed entries, doors, windows 4. Two and three car garages, single and dual door designs 5. Multiple building planes, multi-level roofs, one and two story elements, balcony decks C. Mello II Local Coastal Program (LCP) The project is located within and subject to the Mello II LCP segment and is designated for residential low medium (RLM) density land use and Limited Control (L-C) zoning. Although the Mello II Land Use Plan is consistent with the subject parcel's RLM General Plan ZC 98-12/LCPA 98-09/CT$8-19/SDP 99-05/HDP 98-21/CDP 98-8^ROESCH PROPERTY SUBDIVISION October 6, 1999 Page 6 designation, the implementing zone (L-C) specified by the Mello II LCP is not consistent with the proposed zone change to R-1-7,500-Q and Open Space. Since the California Coastal Act specifies that all rezonings related to land use regulation or administration within the coastal zone, which occur after the certification of a local government's local coastal program, require a LCP amendment in order to be effective, the project includes a Local Coastal Program Amendment to change the implementing zone from L-C to R-1-7,500-Q for the proposed developed area and Open Space (O-S) for the preserve area. The project is consistent with Mello II LCP policies limiting grading to the summer season (April - October) and preservation of steep slopes (25%+) possessing coastal sage scrub and chaparral plant communities (dual criteria). The project is conditioned to restrict grading of the site to the summer season, and proposed grading avoids all of the coastal sage scrub habitat and encroaches into 6.6% of the chaparral habitat existing on dual criteria slopes. The Mello II LCP permits an encroachment of up to 10% to enable reasonable use of a property. Of the total 27.87 acres, the project proposes to disturb only 6.5 acres although there are other developable areas existing on the site. Approximately 16 acres contain sensitive habitat (coastal sage scrub, southern maritime chaparral, native grassland, and wetland) and the project proposes to disturb only 1.37 acres of southern maritime chaparral. The proposed density is 34 units below the density permitted by the General Plan and total avoidance of dual criteria slopes would result in the loss of 6 of the proposed 21 lots. An alternate design utilizing the developable acreage to the north would result in equal or greater impacts to sensitive vegetation than is proposed and disrupt the habitat corridor. Therefore, the proposed encroachment would enable reasonable development of the property with 21 single family lots on approximately 6 acres, while preserving 76% of the site (21.87 acres) containing the majority of steep slopes and sensitive habit existing on the site. This preserved area will be part of a habitat corridor that provides a linkage to open space through and adjacent to the Zone 20 Specific Plan area in accordance with the City's draft HMP. Mello II hydrology standards require the drainage system to be designed to ensure that runoff resulting from a 10 year frequency storm of 6 hours and 24 hours duration under developed conditions, are less than or equal to the runoff from a storm of the same frequency and duration under existing conditions. The project has been designed so that the minimal additional runoff from the project beyond existing conditions is considered insignificant. D. Subdivision Ordinance The proposed tentative map complies with the requirements of the City's Subdivision Ordinance, Title 20 of the Carlsbad Municipal Code. The subdivision will not conflict with any easements for access through or use of the property. The project is designed to take advantage of natural heating and cooling opportunities in that lots and structures are primarily oriented in an east-west alignment maximizing southern exposure and benefit of prevailing breezes. Primary access to the property would be provided by Brigantine Drive via Poinsettia Lane, a circulation arterial roadway. The proposed cul-de-sac conforms to the City's cul-de-sac policy thereby negating a secondary access requirement. The proposed local public streets have adequate public right-of- way and would be constructed by the developer to full public street width standards with curb, gutters, sidewalks, fire hydrants, and underground utilities in accordance with City standards. ZC 98-12/LCPA 98-09/CTT8-19/SDP 99-05/HDP 98-21/CDP 98-86 - ROESCH PROPERTY SUBDIVISION October 6, 1999 Page 7 The proposed street system is therefore adequate to handle the project's pedestrian and vehicular traffic and accommodate emergency vehicles. To reduce drainage impacts from the project site, the developer is required to provide adequate drainage and erosion control. The drainage requirements of Specific Plan 203, City ordinances, and Mello II have been considered and appropriate drainage facilities have been designed and secured. In addition to City standards and compliance with the City's Master Drainage Plan, National Pollution Discharge Elimination System (NPDES) standards will be satisfied to prevent any discharge violations. El/2/3. Chapter 21.10 - R-l (One Family Residential Zone)/Chapter 21.06 - Q (Qualified Overlay Zone)/Chapter 21.33 - O-S (Open Space) As shown on the following table, the project meets or exceeds the R-l zone standards with regard to lot size, width, coverage, setbacks, and building height. Although the proposed project is a standard single family subdivision which would not require Planning Commission approval of the actual single family units, the Q zone requires the approval of a site development plan including building footprints and architectural elevations to ensure that the proposed units are consistent with the R-l zone standards. This enables the Planning Commission to make the necessary findings that the project will not adversely impact the site or surrounding uses and that the site is adequate to accommodate the proposed use. STANDARD Use: Single Family Lots/Units Lot Area: Minimum 7,500 Square Feet Lot Width: 60' Minimum/33' Cul-de-sac Lot Coverage: 40% Building Height: Maximum 30' Setbacks: Front: Minimum 20' Side: 10% of Lot Width Rear: 20% of Lot Width Two Car Garage PROVIDED 21 Single Family Lots, 1 Open Space Lot 7,534 - 16,274 Square Feet 60V34.1' Cul-de-sac Less than 40% Maximum 30' Minimum 20' 5' - 10' Minimum 10' -20'- Minimum Two and Three Car Garages Lot 22 of the proposed project consists of 21.87 acres to be dedicated as an open space easement that will be incorporated into the HMP, upon its adoption, as part of the City's habitat preserve areas. The rezoning of this portion of Lot 22 to O-S is consistent with the Open Space Zone (Chapter 21.33). The O-S zone is consistent with the portion of the site already designated as General Plan Open Space and the future re-designation of the remainder of the open space lot to General Plan Open Space. E4. Chapter 21.85 - Inclusionary Housing See discussion under B. Zone 20 Specific Plan - Affordable Housing above. ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86 - ROESCH PROPERTY SUBDIVISION October 6, 1999 Page 8 E5/6. Chapter 21.95 - Hillside Development Regulations/Chapter 21.203 - Coastal Resource Protection Overlay Zone The proposed project is consistent with the applicable Hillside Development Ordinance restrictions for development of steep slopes, slope height, grading volumes, slope screening and slope setbacks. The development is planned for areas of the site that are predominately 0-15 % slopes. The project will disturb small areas of natural slopes exceeding 40%, however, the area of disturbance does not meet all the criteria necessary to prohibit development by the Hillside Ordinance. Proposed grading volumes of 7,620 cubic yards/acre are within the acceptable range and manufactured slope heights are well below the 40' maximum allowed. Manufactured slopes will be screened by a combination of trees, shrubs and groundcover and structures will be setback a minimum of 15' from the top of slopes. As discussed under Section C above, slopes exceeding 25% in the coastal zone possessing coastal sage scrub and chaparral habitats (dual criteria) are also protected from disturbance. The proposed disturbance consists of 6.6% of the southern maritime chaparral habitat existing on steep slopes. Disturbance of up to 10% is permitted to enable reasonable use of the property. The proposed development, which is limited to the southeast corner of the parcel, is reasonable since it utilizes the most developable and accessible area of the property preservation of 76% of the site including the majority of steep slopes and sensitive habitat existing on the site, would result from the proposed subdivision design. F. Growth Management he proposed project is located within Local Facilities Management Zone 20 in the southwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table E below. Table E: GROWTH MANAGEMENT COMPLIANCE STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water IMPACTS 73 sq. ft. 38.94 sq. ft. 21EDU .15 acre Basin C 210 ADT Station No. 4 4.15 acres Carlsbad Unified 5.5 elem/1.5 jr hi/2.9 hi sch 21EDU 4620 GPD COMPLIANCE Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes * The project is 34 units below the Growth Management Dwelling unit allowance. ZC 98-12/LCPA 98-09/CT98-19/SDP 99-05/HDP 98-21/CDP 98-86 -ROESCH PROPERTY SUBDIVISION October 6, 1999 Page 9 V. ENVIRONMENTAL REVIEW The initial study (EIA-Part II) prepared in conjunction with this project determined that some of the environmental effects which are peculiar to the property or to this project are considered significant and adverse impacts. The developer has agreed to add mitigation measures to the project to reduce those adverse effects to below a level of significance in accordance with the requirements of the California Environmental Quality Act (CEQA). The project's direct significant effects include impacts to biological resources, paleontological resources, and traffic impacts. The project site possesses several sensitive habitats. The wildlife agencies have reviewed the project and concur with proposed biological mitigation measures. The environmental documents for the project were sent to the State Clearinghouse for circulation in addition to being sent directly to the area offices of the U.S. Fish and Wildlife Service and California Department of Fish and Game. The comments from the wildlife agencies have been incorporated into the required mitigation measures. Mitigation measures are also proposed for the other significant adverse effects and are also listed in the EIA-Part II. The project is within the scope of the City's Master Environmental Impact Report which is utilized to address the project's cumulative air quality and circulation impacts. The City has received its annual Growth Management Traffic Monitoring Report. The Report has recorded an unanticipated intersection "level of service" (LOS) failure at Palomar Airport Road (PAR) and El Camino Real (ECR) during both the a.m. and p.m. peak hours. This potentially creates a changed circumstance negating reliance on previous environmental documentation. Pursuant to §15162 of the CEQA Guidelines a lead agency must prepare a "Subsequent" environmental documentation if substantial evidence (i.e., the recorded intersection failure) determines that a changed circumstance exists. However, case law has interpreted this section of the CEQA Guidelines to not require the preparation of a "Subsequent EIR" if mitigation measures are adopted which reduce the identified impacts to a level of insignificance. A mitigation measure has been identified which, if implemented, will bring the peak hours LOS into the acceptable range. The mitigation measure involves construction of two dual right turn lanes-northbound to eastbound and westbound to northbound. This project has been conditioned to pay its fair share of the intersection "short-term improvements" thereby, guaranteeing mitigation to a level of insignificance. In consideration of the foregoing, on July 29, 1999 the Planning Director issued a Mitigated Negative Declaration for the proposed project. ZC 98-12/LCPA 98-09/CT^-19/SDP 99-05/HDP 98-21/CDP 98-86*?ROESCH PROPERTY SUBDIVISION October 6, 1999 Page 10 _ ATTACHMENTS: 1. Planning Commission Resolution No. 4626 (Mit. Neg. Dec.) 2. Planning Commission Resolution No. 4627 (ZC) 3. Planning Commission Resolution No. 4728 (LCPA) 4. Planning Commission Resolution No. 4729 (CT) 5. Planning Commission Resolution No. 4730 (SDP) 6. Planning Commission Resolution No. 473 1 (HDP) 7. Planning Commission Resolution No. 4732 (CDP) 8. Location Map 9. Background Data Sheet 10. Disclosure Statement 1 1 . Local Facilities Impact Assessment Form 12. Reduced Exhibits 13. Full Size Exhibits "A" - "AA" dated October 6, 1999 AH:eh:mh SITE ROESCH PROPERTY RESIDENTIAL SUBDIVISION ZC 98-12/LCPA 98-09/CT 98-197 SDP 99-05/HDP 98-217CDP 98-86 CASE NO: BACKGROUND DATA SHEET ^ ZC 98-12/LCPA 98-09/CT 98-19/SDP 99-05/HDP 98-21/CDP 98-86 CASE NAME: ROESCH PROPERTY SUBDIVISION APPLICANT: STANDARD PACIFIC CORPORATION REQUEST AND LOCATION: A Zone Change and Local Coastal Program Amendment to change zoning from Limited Control (L-Q to One-Family Residential. 7.500 square foot minimum lot size. Qualified Overlay Zone (R-1-7500-O) and Open Space (OS): and a Tentative Tract Map. Hillside Development Permit, and Coastal Development Permit to subdivide 21 single family lots and one open space lot on a 27.7 acre parcel located in the north of Poinsettia Lane between Aviara Parkway and Black Rail Road within the boundaries of the Zone 20 Specific Plan and Local Facilities Management Plan and the Coastal Zone. LEGAL DESCRIPTION: That portion of Section 22. Township 12 South. Range 4 West. San Bernardino Base and Meridian, in the City of Carlsbad. County of San Diego. State of California, according to official plat thereof, as described in Certificate of Compliance record March 11. 1997 as File No. 1997-0106633 official. APN: 215-070-27 Acres: 27.7 Proposed No. of Lots/Units: 22 Lots/21 Units GENERAL PLAN AND ZONING Land Use Designation: RLM/OS Density Allowed: 0 - 4 Du/Acre - 3.2 Du/Acre GCP Density Proposed: 3.2 Du/Acre Existing Zone: L-C Proposed Zone: R-1-7.500-O/O-S Surrounding Zoning, General Plan and Land Use: Site North South East West R-1-7500 L-C R-1-7,500-Q R-1-10-Q General Plan RLM RLM RLM RLM RLM Current Land Use Vacant Vacant Vacant/Agric Single Family Residential Vacant PUBLIC FACILITIES School District: CUSP Water District: CMWD Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 21 Public Facilities Fee Agreement, dated: September 30. 1998 ENVIRONMENTAL IMPACT ASSESSMENT Mitigated Negative Declaration, issued July 29. 1999 D Certified Environmental Impact Report, dated. Other, c o City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership .interests on ail 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 count), city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page max be attached if necessary.) Corp/Pan N/A Title Address Person Standard Pacific Corp a Delaware Corporation Title Dfavtal nptar Address 9335 Chesapeake Drive San Diego, CA 92123 OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e. partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES. PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person_ Title Ronald L. Roesch •:- v<- r Owner. P A iP^-f P man Corp/Pannry Title N/A Address 7finn Mo-i 1 Way ft7DR Address, Santa Monica CA 90405 2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-O894 NON-PROFIT OF £^HIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trusi. list me names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiarv of the. Non Profit/Trust N/A Title Non Profit/Trust. Title Address Address Have you had more than S250 worth of business transacted with any member of City staff. Boards. Commissions. Committees and/or Council within the past twelve (12) months0 Yes fv"] No If yes, please indicate person(s): NOTE: Attach additional sheets if necessary. 1 certify that all the above information is true and correct to the best of my knowledge. "> Signature of owner/date Signatured? applican{H3ate Ronald L. Roesch Print or type name of owner Gregg Linhoff Prim or type name of applicant For: Standard Pacific Corp. A Delaware Corporation of owner/applicant's agent if applicable/date Jack Henthorn & Associates for Print or type name of owner/applicant's agent Standard Pacific Corp. H.ADM1N\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 c oCITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: ROESCH PROPERTY SUBDIVISION LOCAL FACILITY MANAGEMENT ZONE: 20 GENERAL PLAN: RLM/OS ZONING: R-1-7500-O DEVELOPER'S NAME: STANDARD PACIFIC CORP. ADDRESS: 9335 CHESAPEAKE DRIVE. SAN DIEGO. CA 92123 PHONE NO.: (619)292-2200 ASSESSOR'S PARCEL NO.: 215-070-27 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 27.7 ACRES/21 DU'S ESTIMATED COMPLETION DATE: UNKNOWN A. B. C. D. E. City Administrative Facilities: Library: Demand in Square Footage = 73 sq. ft Demand in Square Footage = 38.94 sq. ft. .15 acres 54.88 CFS F. G. H. I. J. 210 APT K. L. Wastewater Treatment Capacity (Calculate with J. Sewer) 21EDU Park: Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin = Basin C (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = Open Space: Acreage Provided = Schools: (Demands to be determined by staff) Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 4.620 GPP 21.87 Acres CUSP 21 EDU N/A The project is 34 units below the Growth Management Pwelling unit allowance. CT 98-XX/CDP 98-XX /HDP 98-XX /LCPA 98-XX/ZC 98-XX VICINITY MAP LOCAL STREET' -•-U TYP LOT DRAINAGE TYP. LATERAL LOCATIONS TENTATIVE TRACT MAP ROESCH PROPERTY CITY OF CARLSBAD, CALIFORNIA • SHEE' SHEET 2 KEY MAP EASEMENT NOTES PRELIMINARY TITLE REPORT DRAINAGE SWALE DETAIL J GENERAL NOTES GENERAL DESIGN NOTES LEGAL DESCRIPTION PUBLIC UTILITIES AND DISTRICTS REPRESENTATIVE SUBDIVIDER PROCESSED BY: K PREPARED BY: III'NSAKIR TENTATIVE TRACT MAP ROESCH PROPERTY CITY OF CARLSBAD, CALIFORNIA SHFFT 1 or 3 CT 98-XX /CDP 98-XX /HDP 98-XX /LCPA 98-XX/ZC 98-XX TENTATIVE TRACT MAP ROESCH PROPERTY CT 98-XX/CDP 98-XX/HDP 98-XX/LCPA 98-XX/ZC 98-XX MATCH LINE O SEE SHEET 2 TENTATIVE TRACT MAP ROESCH PROPERTY CITY OF CARLSBAD. CALIFORNIA SHFFT 3 or 3 LCPA98-09/ZC98-12/CT98-19/HDP98-21/CDP98-86/SDPXX J \\ T^'^'V'1" tn\^ • " * JtL VICINITY MAP j'"fj__/ "'„„,_„ 0"! "•--• I' ij Bi#lltHI *VO 1" «S'Jfl/'i-.1 T k-*ji'( ItSI) CUL-DE-SAC 56' STREE^TJ'A" AND REGATTA _ROAD *•?«'•)> ^wj;* n^r1 ;'"•*; -W I'1 * W»DttMN>!i flraUWj: LOCAL STREET 60' BRIGANTINt DRIVE i ,„„, ... i « --. f'^z. ]-',,/."" . .. 1- Jq < .„ „•.„,, 'i JZ 4"•" Tt'H iS'"'1 i DfiAJKAQE SWALE DETAIL ! (IF (STAJNlWO WALL neOUIREDI [ T?,PI.. -.1 s -,,K; ,_.^..„ f-, , „ i"•« i , ! 1 *.„ ['"«<•« i ,«.«fs«-— JjM • HCCJ'RE.S ClVf r-jGlNE^R AF-">Pr.-..-M (SO. tsr-(HEt«'Nr sfOHT «tt 'jU'TCtY TYPICAL DRAINAGE SWALE DETAILS 1C' '0 SCALf SITE DEVELOPMENT PLAI ROESCH PROPE CITY OF CARLSBAD, CALIFORNIA < ! SHEE 3 * j, ^*S&fj\ I • ^c^^^iPl fWW<^)^^^^^S^o^r^fe-^, _ ^«%o8^ = - 3 1 ..,.,v. -are ^-A ' \ \ ~°~~ ~ ^\ SHEET 2 'Sy?,?SZ i i KEY MAP ^'•",« ! 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'°'"" SJJffiI'S»Sr'.'W«,«mr, ,«•! «»» ,,a,,, « ,»„.,«, ~™™,™ ENERAL DESIGN NOTES l°' "*• {& ALL STUfTT IES/CMS, STOff t (WrS. WJ flML' MOMW, Itl (TIWCRV if t ( r. fxS*TMi.i«f -- - wsrMTjrs /is waiiwo flr w \:nr itf.i'nft. nut c i-m i'>'.ffi^ 'Itlf HEftm ITTHHO (4) AWDI5WCTS f • «.(. FWTOSFD UTiLI"f.$ 10 Hf (MKfirwKW • V .7.f« f2 T IMi ^ " 'y " CON1OJK IHfEKVALS.' 2/IO flt'l ^t^f t 01 (KMt ?X FIHtSHD GHA1X.S Aff APrXOXIUATt CH.' AtV SIJBJCC1 TO CHANZ IK r NA- OE5ICH COHSISTCN! f'7M Ff£ C Tr'S S.«SFM'/MI OW CKWM7 CO ICT. SEWfff«fl" fiVC) O LAHSCAI'INC AV) TW£ rt AHItHC AS WCKJ,W1) fl' l>< i>"( W*J' I AH>Sf.Aif TYPICAL LOT ORAIHAGt 't'f Cirr » fAFttSHAD STO "0 ES- »SsTaHHutAiN(*ig- ncrl = -= =*^ ~ ~ . MODCL IW/TS tur a «u't' «*«» to fiw. IMP nrrriKJAJion win 8*°* P"0' ^ i* raw aware .wnt -s 6 i "c i» /, ?a r r /n: SIB[ I 1 ,0/T ^ jfiprtW OPfN SPACE 'W05F5 l« «"" 'i" 'f •!!( 9 «*!» r'j '/I '.' iv, rn tor r-ii BF covtarn BY A onto QLsw.aiw fat pcauutm CPEH STATXrQP 0- *«! M.FWMCW T* USTS QW.l'. nf fWJCT HW »'iL WWW JWfPlU Qmff&Kt' tW HAINTTHINa , iHTIt SljC" llW ^'I fl( ,r»"i ' , f J ) ' t», /', jlfCTDrpf'INiyfl) SJU'ACL [LCVATON f'S .mrn «» onMiia LEGAL DESCRIPTION ARCHITECTURE SUMMARY l"]sE^S?^H, EEs'S^iL1'''^;' "5" 'ssortrT' "St?" S"S »"" IO»L ?!"' ™"!7" "• '*' " ' 'lt ">• """ •*"" " "' '"•" ™7-'™* 4""n»"" ~."»L "ws3"7» i««"" "jisT" S C«»OI«AJ(IP« wrwn-sf BUILDING COVERAGE SUMMARY ^ff ^ S ^^ *^N i'«^ * ""* r*»rrT Tro^RALac 3 M* '•»» «.«» OWNER REPRESENTATIVE 2 B 2« Z.I71 !J,J2e «»«!(, t TO'SCW JODi HIWHU*i k *S.5*..*ffV PARKING SUMMARY LT^™/'^.SAN oireo. r* i.v?!. i"fo ws f sp»as/nu 1 TOT*I T»n% 9MO.L FMM.T 71 J 1 t! «-jlI» "AWIBC Jl 5/10. 4/1* J t •1L <i M>t»D S»*«I5 X^ ' 'vSJVS pvo-axo |"f ^ f,n, \-j\ Sh^. MO! >/^r~ — ~ — PREPARED 8Y: REVISION DATE BY BHUNSAKER -&ASSOC1ATES -- ~ ' ufzaz "7'k^^w"" — PROCESSED BY: SHEPT• filTF HFVFI OPMFMT PI AM •o a »«.•!!) •'*," ssui0?",.?, ifl^*"^ HOEoC/H r ROPERTY OF (,« '.^"H'"HT;"""V™ CITY OF CARLSBAD, CALIFORNIA 3 LCPA98-09/ZC98-12/CT98-19/HDP98-21 /CDP98-86/SDPXX HUNSAKER & ASSOCIATES SITE DEVELOPMENT PLAN ROESCH PROPERTY CITY OF CARLSBAD, CALIFORNIA SHEET 2, OF LCPA98-09/ZC98-12/CT98-19/HDP98-21/CDP98-86/SDPXX , ,• • / • • •' Ii N J9-S7'li-c • ' '•Nal&D^—r~ HUNSAKER &ASSfJOATES SITE DEVELOPMENT PLAN ROESCH PROPERTY CITY OF CARLSBAD, CALIFORNIA SHEET 3 OF 3 RIGHT (SHOWN WITH OPTIONAL DECK* 11J i III •r 1 nn - ..---—- .-- — -__- --:••-:—:... .- __ ;;r~PlPI " Iit ::c LEFT (SHOWN WITH OPTIONAL DEC!) REAR liiif REAR (SHOWN WITH OPTIONAL DECK) PLAN 2A ELEVATIONS ROESCH PROPERTY STANDARD PACIFIC sih! ROOF PLAN 0 I J 4III I ^ff - *H^ PLAN 2 2,817 SQ.FT. ROESCH PROPERTY STANDARD PACIFIC t T OPT. OFFICE OPT. DEN \ \ Oil 4 III I J^*t 'i —1. Ill t*T><lL 1 TT'Sh tttfev1 PLAN 3 ELEVATIONS ROESCH PROPERTY STANDARD PACIFIC o III I L/CONI III;! RIGHT (SHOWN WITH OPTIONAL DECK) REAR ^4 4 1 iiKpijII i •"in ] liiiliiT I | ' n r 11 ..i1 1ij] rf Til itii jlu .--I 1 f. IllM — i ^ JHl V'ni r-j — '''•'ii '" %.. — r" j ' 4 o LEFT (SHOWN WITH OPTIONAL DECK) 1 ililliill'! « REAR (SHOWN WITH OPTIONAL DECK) PLAN 3C ELEVATIONS ROESCH PROPERTY STANDARD PACIFIC ROOF PLAN PLAN 3 3.323 SQ.FT. ROESCH PROPERTY STANDARD PACIFIC r I OFFICE OPT. OFFICE o If T. OPT. BEDRM. 6 i i III I PLAN 4C COASTAL PLAN 4 ELEVATIONS ROESCH PROPERTY STANDARD PACIFIC III I LAT.ONI ,11 1 . . 1i: •!i'i•^ iii, *A i-. 1,1 i' ! - '!'':^,li |2 "! l''['(' , ; ;[ ' ' if :^';" :' \ iili f II II! Si | 1 ! ' !!!!(! !i II 1 i RIGHT (SHOWN WITH OPTIONAL DECK) REAR lii t i LEFT (SHOWN WITH OPTIONAL DECK) REAR (SHOWN WITH OPTIONAL DECK! PLAN 4B ELEVATIONS ROESCH PROPERTY STANDARD PACIFIC ROOF PLAN Oil 4III I PLAN 4 3,353 SQ. FT. ROESCH PROPERTY STANDARD PACIFIC '. S I OPT. OFFICE j- O BDf^-1 OPT. BEDRM. 5 > < 012 4nit o PLAN 1C COASTAL PLAN 1 ELEVATIONS ROBSCH PROPERTY STANDARD PACIFIC Oil 4 III I L/CCN1 RIGHT U II ' REAR ^B > LEFT PLAN 1A ELEVATIONS ROESCH PROPERTY STANDARD PACIFIC ROOF PLAN o o III I PLAN 2 C COASTAL PLAN 2 ELEVATIONS ROESCH PROPERTY STANDARD PACIFIC 012 4III I LACCNI PLAN 1 2.720 SQ.FT. ROESCH PROPERTY STANDARD PACIFIC