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HomeMy WebLinkAbout1998-01-21; Planning Commission; ; CP 94-01A - POINSETTIA SHORES PLANNING AREA B-li lie City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: JANUARY 21, 1998 Application complete date: October 14, 1997 Project Planner: Eric Munoz Project Engineer: Clyde Wickham SUBJECT: CP 94-OlfA) - POINSETTIA SHORES PLANNING AREA B-l - Request for a Minor Condominium Permit Amendment to introduce three new product types for the northern portion of Area B-l (covering 90 of the 158 approved dwelling units) which would replace the three currently approved product types for this portion of B-l which is located in the Poinsettia Shores Master Plan, north of Batiquitos Lagoon, north of Avenida Encinas, east of the railroad tracks in Local Facilities Management Zone 9, in the City's Coastal Zone. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4234 APPROVING Minor Condominium Permit Amendment CP 94-01 (A) based on the findings and subject to the conditions contained therein. II. INTRODUCTION In April 1995, the Planning Commission recommended approval of CT 94-08 and CP 94-01 for Area "B-l" of the Poinsettia Shores Master Plan to allow the development of 158 detached, clustered single-family homes on a 20 acre site. In June of 1995, the City Council considered the Planning Commission's action and voted final approval for the project. Since that time, property ownership has shifted and resulted in two primary property owners (Watt Homes and Concordia Homes) in control of Area B-l. Watt Homes, owning the southern portion of B-l and encompassing 68 units, decided to construct the project as approved by the City Council in June 1995. Concordia Homes, owning the northern portion of B-l and encompassing 90 of the 158 approved units, is proposing to change only the approved product type for their 90 units via this minor condominium permit amendment (CP 94-01 (A)). In reviewing the approved entitlements for B-l (CT 94-08/CP 94-01), there is no change proposed to the tentative map (CT 94-08). There is no significant change proposed to the approved grading, street configurations, access points, trail segments, landscaping, utility locations, site plan layout or other infrastructure elements. The tentative map for B-l is currently undergoing final map plancheck and has no major issues preventing it from receiving final map approval. CP 94-01 (A) - POINSETTl^ SHORES PLANNING AREA B-l January 21, 1998 Page 2 Although there is no change or amendment to the tentative map, Concordia wishes to replace the three approved product types with three new product types. This product type replacement is the object of this minor condominium permit amendment. III. PROJECT DESCRIPTION AND BACKGROUND As shown on Exhibits "A"-"E", the proposed architectural changes only apply to the 90 units located in the northern portion of the planning area. The currently approved architecture for these units (and the balance of the planning area) consists of structures up to 26 feet in height with three plan types of: 1665 sq. ft/1827 sq. ft/2130 sq. ft. The proposed structures have a reduced maximum height of 24 feet (one plan has a height of 24'4") with three plan types of: 1859 sq. ft/2011 sq. ft/2226 sq. ft. This represents a new product type with an average square footage increase of 158 square feet over the approved architecture; and a reduced overall building height. The basic four unit cluster allowed by the master plan and covered by the existing approval is still proposed; only minor footprint changes and architectural improvements are proposed. The basic architecture style proposed is similar to the approved project with stucco wall construction, wood shutters, wood fascia/stucco covered trim, solid wood core entry doors and concrete barrel tile roofs. New features include details such as wood corbels and decorative wrought iron railings on some plan types. For each of the three proposed plan types, three different front elevations are offered to provide more architectural diversity. In addition, the floor plan lay-outs of the proposed plan types are more sensitive to their respective locations within a typical four unit cluster; overall building heights are reduced, and; only single chimney stacks are proposed for each plan type. This project is covered by the existing Coastal Development Permit issued by the California Coastal Commission in August 1995 (#6-95-99). IV. ANALYSIS 1. Does the project meet the criteria for a Minor Condominium Permit Amendment? 2. Do the architectural changes represent an improvement over the approved project? Minor Amendment Criteria Section 21.45.160(a)(3) of the zoning ordinance outlines the parameters that qualify a project as a minor amendment to an approved Condominium Permit per the City's Planned Development Ordinance (Chapter 21.45). These parameters include no change in project density, boundaries, allowed uses, and 10% maximum change to any yards, unit lot coverage, building height, open space or landscaping. This project qualifies as a minor amendment because the proposal does not involve the changing of approved densities or altering the boundaries of the subject property/planning area. In addition, the proposal does not involve an addition of a new use or group of uses not shown on the original approval, or the rearrangement of approved uses. CP 94-01 (A) - POINSETTl^ SHORES PLANNING AREA B-l January 21, 1998 Page 3 Furthermore, the project does not propose any changes that exceed a 10% change to any of the approved yards, lot coverage, height, open space or landscaping. This 10% analysis is applied to all the units involved in this condominium permit amendment (90 units out ofB-l's 158 units) on a unit-by-unit basis. Each of the 90 units involved was reviewed to ensure that there was not a change that exceeded 10% for any of the above listed features as summarized in the table below. PROJECT FEATURE ASSESSMENT OF CHANGE/10% RULE Yards The approved project provides 15 x 15' private passive rear yard areas for most units (73 out of 90 units), however, the master plan did allow smaller dimensioned yards down to 10 x 30' rear yard areas. The proposed project is able to eliminate all of the 10 x 30' yards currently approved (17 total) for this portion of B-l. This represents wider yard areas and thus a positive change. Applying the 10% rule to the 300 sq. ft. yard areas (10 x 30' yards) is not applicable since the minimum code requirement for these private passive yards is 15 x 15' (225 sq. ft.); the master plan did not allow the 10 x 30' yards to technically count toward the recreation space requirement, and; the replacement with 15 x 15' yards in the subject 17 locations provides more yard area and building separation and reduces building congestion and "sub-standard" yard dimensions. Lot Coverage The unit by unit analysis revealed a range of lot coverage changes from no change (0% change), to a maximum coverage decrease of up to -3% change, to a maximum coverage increase of up to +7% change in one instance. The average lot coverage change is +1.4% and thus within the 10% allowance. Building Height The three approved product types have a maximum height of 26 feet. A 10% change would be 2.6 feet. The proposed building heights range from 24 to 24'4" representing a maximum change of 2 feet which is within the 10% allowance. Open Space Since the tentative map has no changes or amendments associated with it, there are no changes proposed to the project's open space provisions or areas. Landscaping Since the tentative map has no changes or amendments associated with it, there are no changes proposed to the project's landscaping provisions or areas. Assessment of Proposed Architectural Changes The architectural quality improves over the approved project by: (1) providing additional features such as wood corbels and decorative wrought iron railings; (2) providing architectural diversity and interest by offering three different front elevations and colors for each of the three new proposed plan types; (3) the proposed floor plans are more responsive/sensitive to each plan CP 94-01 (A) - POINSETTlA SHORES PLANNING AREA B-l January 21,1998 Page 4 type's location within a typical cluster to maximum privacy and quality of life potential; (4) reducing the overall building height; (5) the double chimney feature of the approved project is eliminated which may reduce overall skyline clutter, and; (6) the narrow 10 x 30' rear yards are completely eliminated and replaced with wider yards and 15x15' minimum dimensions. One new aspect of the proposed project that will pertain to the entire planning area of B-l and all approved 158 dwelling units that is not part of B-l's current approval is the approval of a Trellis/Patio Cover/Fence Plan. The purpose of this exhibit is to clearly show which of the 158 units may have a trellis/patio cover and also provides design guidelines and standards for the trellises/patio covers. Recent experience has made staff realize the benefits of accounting for all possible trellis/patio cover options during the discretionary review and approval process. Future individual homeowners requests for a trellis/patio cover must now meet the criteria shown in the Plan; this allows for consistent and reasonable allowances per the approved trellis/patio cover plan. Since the condominium permit for B-l is up for amendment, the City has the authority to impose such a condition that deals with the architectural buildout of this approved project. Units that cannot meet the standards are shown as not being allowed to have a trellis/patio cover. The conditions of approval for this project will require that the Trellis/Patio Cover Exhibit becomes part of the deed restriction to be recorded on the project, integrated in the project's CC&Rs, and adequately displayed in the sales office next to the standard, required posting of the City's Zoning Map. The Fence Plan is designed to clearly show all fence locations because fence lines effectively will define the exclusive use area for each unit. The standard privacy fence will be wood at a maximum height of six feet. Four (4) disclosure forms are attached reflecting the four (4) financial ownership parcels held by two (2) primary owners; Watt Homes, and Carlsbad 90, LLC (Concordia Homes) and a third party property owner, Kaiza Poinsettia Corporation. No one individual owns more than 10% share. V. ENVIRONMENTAL REVIEW Since this project is proposing minor changes to the approved architectural elevations and floor plans of an approved project (CT 94-08/CP 94-01), no environmental impacts will result. Therefore, this project (CP 94-01 (A)) is exempt from the California Environmental Quality Act (CEQA) per the exemption listed below: Section 15061(b)(3) states that CEQA applies only to projects which have the potential for causing a significant effect on the environment; and that where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The Notice of Exemption will be filed by the Planning Department upon project approval. CP 94-01 (A) - POINSETTlA SHORES PLANNING AREA B-l January 21,1998 PaeeS ATTACHMENTS; 1. Planning Commission Resolution No. 4234 2. Location Map 3 Disclosure Forms 4. Notice of Exemption 5. Planning Commission Resolution No. 3758 6. Reduced Exhibits 7. Exhibits "A"-"E" Site Plan Exhibits Exhibits "F"-"Q" Elevations/Floor Plans Exhibits "R'V'T" Trellis/Patio Cover/Fence Plan EM:kc \ BATIQUITOS LAGOON \ POINSETTIA SHORES P. A. B-1 CP 94-01 (A) City of Carlsbad Planning Department PARCEL A DISCLOSURE STATEMENT APPLICANTS STATEMENT OFDISCLOSURE OR 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 (Please Print) The following information must be disclosed: 1. Applicant List the names and addresses of all persons having a financial interest in the application. Watt Residential Partners 27720 Jefferson Avenue, Suite 200 Teroecula, CA 92590 2. Owner List the names and addressees of all person having any ownership interest in the property involved. Watt Residental Partners 27720 Jefferson Avenue/ Suite 200 Temecula, CA 92590 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 109c of the shares in the corporation or owning any partnership interest in the partnership. 4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust.' " 2/96 PAGF 1 nf: 2O75 Las Palmas Dr. -Carlsbad. CA 92OO9-1 576 • <,619'i -138-1161 • FAX (619) 438-OS9A Disclosure Statement (Over) Page 2 5. Have you had more than $250.00 worth of business transacted with any member of City staff. Boards, Commissions, Committees and Council within the past twelve months? Yes No X If yes, please indicate person(s) Person is defined as "Any individual, firm, copartnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary) 6/6/97 Si lure7of Owner/date / lential Partners, dba, Watt Homes, Southern California Division by: Jonathan Weldy, VP Operations .676/97 Print or type name of owner fature of applicant/date <att Residential Partners, Aba, Watt Homes, Southern California Division by: Jonathan Weldy, VP Operation Print or type name of applicant DISCLOS.FRM 2/96 PAGE 1 of 2 Oity of Carlsbad Planning Department PARCEL B DISCLOSURE STATEMENT APPLICANTS STATEMENT OF DISCLOSURE OR CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIO NS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY APPOINTED BOARD, COMMISSION OR COMMITTEE (Please Print) The following information must be disclosed: 1. Applicant List the names and addresses of all persons having a financial interest in the application. Carlsbad 90. LLC 408 South Stoddard Avenue San Bernardino. CA 92401 2. Owner List the names and addressees of all person having any ownership interest in the property involved. Carlsbad 90, LLC " ' * 408 South Stodr San Bernardino, CA 92401 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust/ 2/9* ; PAGF i nf? 2O75 Las Palmas Dr. • Carlsbad. CA 92OO9-1 576 • (6191 -38-1161 • FAX (619) 438-O89A Disclosure Statement (Over) Page 2 5. Have you had more than $250.00 worth of business transacted with any member of City staff. Boards, Commissions, Committees and Council within the past twelve months? Yes No _x If yes, please indicate person(s) Person is defined as "Any individual, firm, copartnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary) Signature of Owner/date Carlsbad 90, LLC, By: Concordia Homes of California, LLC BY: Michael Ugar, Division President Print or type name of owner Signature of applicant/date 0Carlsbad 90, LLC By: by:Concordia Homes of California, LLC Michael Ugar, Division President Print or type name of applicant DISCLOS.FRM 2/96 PAGE 1 of 2 Oity of Carlsbad Planning Department PARCEL C DISCLOSURE STATEMENT .APPLICANTS STATEMENT OFDISCLOSURE OR 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 (Please Print) The following information must be disclosed: 1. Applicant /Developer List the names and addresses of all persons having a financial interest in the application. Watt Residential Partners 27720 Jefferson Avenue, Suite 200 Temecula, CA 92590 2. Owner List the names and addressees of all person having any ownership interest in the property involved. Kaiza Poinsettia Corooration 23172 Plaza Pointe Drive, Suite 155 Laguna Hills, CA 92653 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person.serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust! DISCLQSJERM__2Z2$ PAGF 1 nf 2 2O75 Las Palmas Dr. • Carlsbad. CA 920O9-1576 • t619) 438-1161 • FAX (619) 438-OS94 Disclosure Statement (Over) Page 2 5. Have you had more than $250.00 worth of business transacted with anv member of Citv staff.j * » Boards, Commissions, Committees and Council within the past twelve months? Yes No X If yes, please indicate person(s) Person is defined as "Any individual, firm, copartnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." (NOTE:ional pages as necessary) Signatur Kaiza p by: Nori /(f /t Print or type ire of applicant/date Residential Partners ,/dba, Watt Homes, Southern California Division By; Jonathan Weldv. VP Operations Print or type name of applicant DISCLOS.FRM 2/96 PAGE 1 of 2 City of Carlsbad Planning Department PARCEL D DISCLOSURE STATEMENT .APPLICANTS STATEMENT OFDISCLOSURE OR 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 (Please Print) . The following information must be disclosed: 1. Applicant/Developer List the names and addresses of all persons having a financial interest in the application. Carlsbad 90, LLC 408 South Stoddard Avenue San Bernardino, CA 92401 2. Owner List the names and addressees of all person having any ownership interest in the property involved. Kaiza Poinsettia Corporation 23172 Plaza Pointe Drive, Suite 155 Laguna Hills, CA 92653 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person .serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust.' DISCLQSJERM____2Z26 P.AGF. 1 nf2 2O75 Las Palmas Dr. -Carlsbad. CA 92OO9-1 576 • (619) 438-11 61 • FAX (61 9) 438-O894 Disclosure Statement (Over) Page 2 5. Have you had more than $250.00 worth of business transacted with any member of City staff. Boards, Commissions, Committees and Council within the past twelve months? Yes No _x If yes, please indicate person(s) Person is defined as "Any individual, firm, copartnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." (NO pages as necessary) ''Signature by: Noriko President Print or type name of owner Signature of app^ant/date Carlsbad 90, LLC by: Concordia Homes of California, LLC by: Michael Ugar, Division President Print or type name of applicant DISCLOS.FRM 2/96 PAGE 1 of 2 NOTICE OF EXEMPTION To: County Clerk From: CITY OF CARLSBAD County of San Diego Planning Department Mailstop 833, Attn: Mita 2075 Las Palmas Drive PO Box 1750 Carlsbad CA 92009 San Diego CA 92112 (760)438-1161 Subject: Filing of this Notice of Exemption is in compliance with Section 21152b of the Public Resources Code (California Environmental Quality Act). Project Title: Poinsettia Shores Planning Area B-l - CP 94-01 (A) Project Location - Specific: Northern 90 units of B-l's approved 158 units in the Poinsettia Shores Master Plan, north of Avenida Encinas. east of the railroad tracks in City's SW quadrant. Project Location - City; Carlsbad Project Location - County: San Diego Description of Project: Approval of architectural changes to 90/158 approved units in B-l. Name of Public Agency Approving Project; City of Carlsbad Name of Person or Agency Carrying Out Project; Concordia and Watt Homes Exempt Status: (Check One) Q Ministerial (Section 21080(b)(l); 15268); [~~| Declared Emergency (Section 21080(b)(3); 15269(a)); Emergency Project (Section 21080(b)(4); 15269 (b)(c)); Categorical Exemption - State type and section number: Class 15061(b)(3) I Statutory Exemptions - State code number:_ Reasons why project is exempt; Approved project is modifying architecture only for 90/158 units. Lead Agency Contact Person: Eric Munoz _ Telephone: (760) 43 8- 1 1 6 1 . ext. 444 1 If filed by applicant: 1 . Attach certified document of exemption finding. 2. Has a notice of exemption been filed by the public agency approving the project? ICHAEL jrrHOLZMlLLER, Planning Director Date Signed by Lead Agency Signed by Applicant Revised October 1 989 KASKMFNT NOTES; 10 wm CM* m • nit M m *•& •• •> MM w < GENERAL NOTES: • PI**i mi* SSVSTV LOT B OWNERS! Ka»Mw-£!~" *"* an tuwcr. PARKING SUUUARY: IS&m DBYEIiQPERSi Yicmmr MAP w P DM onMl MM SHEET 1 OF S SHEETS C.P. 94-01(A) CONDOMINIUM PERMIT AMENDMENT FOR POINSETTIA SHORES PUNNING AREA B-l LEGEND; 9 WMO PM (Ml * CA . Y Y t uui , A C. • • W <turs^airft CIVIL ENCimntB/1-tMP SURVEYOR: II HH• awn "7M b SWHTS A.B.C.D.C © (3 »- © »v Q) SHEET 2 OF 5 SHEETS C.P. M-OJ(A) swasar" iWL «-!'. MMCU U' « V) SHEET 3 OF 5 SHEETS C.P. 94~01(A) BEHCmiAMb JET*1 •K HOI U>M.«DI47 cons uT i SHEET 4 OF 5 SHEETS ao rcn HUH * num DMTo sun NM * nn MI vomtM v mm mw CMUM K(• FW» SBCT HXE ML «-««con FK«: mm COIMV wno* own* MI•KM. f»tt IK ML K *I47 QMIM 9UMIUL SHEET 5 OF 5 SHEETS C.P. 94-01(A) 30'-6",5'-0",5'-0'V SECOND FLOOR r 'T BACK N *-.2'-0"\ r • ' »IN. OO t AX.-3 $S / SE r 1T BACK t FIRST FLOOR PLAN 4 1,859 S.F. POINSETTIA SHORES PLANNING AREA B1 VILLAGE OF BRIGHTON CARLSBAD, CALIFORNIA CONCORDIA HOMES SCALE : l/4"»l'-0" 024 8 kaufMCN parTNers S-l»-*7 ,F % - —i ~^\ i1 i ii HUL^ ! !J_L ^ •Efff RIGHT ELEVATION LEFT ELEVATION PLAN 4A REAR ELEVATION FRONT ELEVATION POINSETTIA SHORES PLANNING AREA B1 VILLAGE OF BRIGHTON CARLSBAD, CALIFORNIA CONCORDIA HOMES 97321 RIGHT ELEVATION LEFT ELEVATION PLAN 4B REAR ELEVATION FRONT ELEVATION POINSETTIA SHORES PLANNING AREA B1 VILLAGE OF BRIGHTON CARLSBAD, CALIFORNIA CONCORDIA HOMES kdUfMCNMeeKs^cpcrTNers I RIGHT ELEVATION LEFT ELEVATION ROOF: FASCIA:WALLS: Eitcriorducco, WINDOWS' PLAN 4C REAR ELEVATION FRONT ELEVATION POINSETTIA SHORES PLANNING AREA B1 VILLAGE OF BRIGHTON CARLSBAD, CALIFORNIA CONCORDIA HOMES f-3-97 PLAN 5 2,011 S.F. SECOND FLOOR FIRST FLOOR POINSETTIA SHORES PLANNING AREA B1 VILLAGE OF BRIGHTON CARLSBAD, CALIFORNIA CONCORDIA HOMES *7321 RIGHT ELEVATION LEFT ELEVATION PLAN 5A Exlwior stucco, light IK* •ppliH.OARAGE OOO«S; SMtkHUl REAR ELEVATION FRONT ELEVATION STUCCO COVERED TRIM kaufMCN POINSETTIA SHORES PLANNING AREA B1 VILLAGE OF BRIGHTON CARLSBAD, CALIFORNIA CONCORDIA HOMES 97321 RIGHT ELEVATION LEFT ELEVATION REAR ELEVATION FRONT ELEVATION PLAN 5B POINSETTIA SHORES PLANNING AREA B1 VILLAGE OF BRIGHTON CARLSBAD, CALIFORNIA CONCORDIA HOMES RIGHT ELEVATION LEFT ELEVATION ROOF: FASCIA:WALLS: WINDOWS:PATH) DOORS: GARAGE DOORS:TRIMS: EXMTkK plUttT SHUTTERS: POT SHELVES'ENTRY DOORS: REAR ELEVATION FRONT ELEVATION PLAN 5C POINSETTIA SHORES PLANNING AREA B1 VILLAGE OF BRIGHTON CARLSBAD, CALIFORNIA CONCORDIA HOMES kdlrfMON MeSKS-kpcrTNers 97321 SCALE : ]/4>»r-r PLAN 6 2,226 S.F. SECOND FLOOR FIRST FLOOR PO IN SETT I A SHORES PLANNING AREA B1 VILLAGE OF BRIGHTON CARLSBAD, CALIFORNIA CONCORDIA HOMES REAR ELEVATIONRIGHT ELEVATION LEFT ELEVATION PLAN 6A 024 8 FRONT ELEVATION kdUfMON PO IN SETT I A SHORES PLANNING AREA B1 VILLAGE OF BRIGHTON CARLSBAD, CALIFORNIA CONCORDIA HOMES 97321 ConcraH bvnl tU* with barrM tite protU* ridgt and hlpi. RIGHT ELEVATION LEFT ELEVATION PLAN 6B ROOF: FASCIA:WALLS: Eitartont WINDOWS: PATTO DOORS: AluminunhtramMwtttiinMgralwl REAR ELEVATION ROOF PLAN CONG. LOW PROFILE TILE FRONT ELEVATION POINSETTIA SHORES PLANNING AREA B1 VILLAGE OF BRIGHTON CARLSBAD, CALIFORNIA CONCORDIA HOMES BUILDING HEIGHT [MOM HRC RIGHT ELEVATION LEFT ELEVATION PLAN 6C ROOF: Concmn bwrd HI* wWi MrrM HI* profil* [MB* and n!| FASCIA: 2XB rwwn wood. WINDOWS: SHUTTERS: POT SHELVES: EMTRf DOORS: tiud wfth flUz*d p*n»ta p*r»4*v«tkMl, il dnign p«f *ltv.tk>n. ROOF PLAN WOOD SHUTTERS- WOOD FASCIA REAR ELEVATION CONC. LOW PROFILE TILE FRONT ELEVATION POINSETTIA SHORES PLANNING AREA B1 VILLAGE OF BRIGHTON CARLSBAD, CALIFORNIA CONCORDIA HOMES t-3-97 5:5= 2 V7321 SHEET 1 OF 3 SHEETS s two m »c a(MM irrfjt at/u> HCH SIM? a* **Qj * vtcofr/Ofattsj* treat*** manure car*mi nteim4. * wiawHar *& tuna* *i snnotveuvpmu srtem* ftsots wot ***. *t rum* mtw*i mttua mat na s XST ir mat 45 fr MUW£we» nun JMMW 4U fwr jnuocn? « JWDrt MUET nM it HAMO onaentxr out**! e* »c *nmnQ0*Gvr SMMMV -t * «/^woweiww*««Jt**cwiMt'nnirw/in rm * Howr/mr m « Mnwr/ira •D(4*»w cnor «« /oar CMR H«vr ir *e*w * am tun ftut M onCMH01 f OfAV* Mtf Of W OTT H UJWW 4f IOUUO «»a/wr act 0* »e •wcnreDm v «r aflsnr /pa- or w *4 «MM« uw* v KM fiii rut tr «cprr/«at c n ATio covat. AND FEMCC PLAN CXHIMT (POINSCTTU SHOWS - AREA Bl) V r WH (Kt HU OHM W HflT « LEGEND; SBgii» M »••»... BMX K. _Uk 14_ mi. _ SHEET 2 OF 3 SHEETS TRttUS/PA-hO COVE*. AND FENCE PLAN EXHWT (POmStTTIA SHORES - AREA Bt) SHEET 3 OF 3 SHEETS BALCOMY/DCCK. TREUJS/PATIO COVER. AND FENCE PUN EXHWT (POIN3CTT1A SHOWS - AREA Bl) t o N s u . ,-jXrrr