HomeMy WebLinkAbout2013-05-01; Planning Commission; ; CT 12-05|PUD 12-07| V 12-02 - LA COSTA RESIDENTIALThe City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
ItemNo. 0
P.C. AGENDA OF: May 1, 2013
Application complete date: January 14, 2013
Project Planner: Jason Goff
Project Engineer: Tecla Levy
SUBJECT: CT 12-05/PUD 12-07N 12-02 -LA COSTA RESIDENTIAL-Request for a
detennination that the project is within the scope of the previously ce1tified La
Costa Town Square Project EIR and that the Project EIR adequately describes the
activity for the pmposes of CEQA; and a request for approval of a Tentative Tract
Map, Planned Development Pennit, and Variance for the subdivision, grading and
development of a 9.96-acre previously graded site into 41 lots (32 single-family
residential, 5 open space, 1 private street, and 3 private drives) including the
development of 32 single-family residences on prope1ty generally located on the
n01thwest comer of Paseo Lupino and Rancho Santa Fe Road, in the La Costa
Master Plan, Neighborhood SE-14 and Local Facilities Management Zone 11.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 6967, 6968, and
6969 APPROVING Tentative Tract Map (CT 12-05), Planned Development Pennit (PUD 12-
07), and Variance (V 12-02), based on the findings and subject to the conditions contained
therein.
II. INTRODUCTION
The project entails the subdivision of a 9.96 acre previously graded site into 41 lots (32 single-
family residential, 5 open space, 1 private street, and 3 private drives) along with the
constmction of 32 detached single-family residences on property generally located on the
n01thwest comer of Paseo Lupino and Rancho Santa Fe Road. The project site is located within
Neighborhood SE-14 of the La Costa Master Plan (LCMP). The LCMP established a product
type of single-family detached homes for Neighborhood SE-14. The single-family lots (Lots 1-
32) range in size from 3,760 sq. ft. to 7,683 sq. ft. in area. The proposed homes are plotted in a
traditional detached configmation. The density of the proposed single-family subdivision is 5.54
dwelling units per acre (dulac). The project requires a Tentative Tract Map (CT), Planned
Development Pennit (PUD), and Variance (V). The variance request is to allow for a reduction
in the minimum lot area from 5,000 sq. ft. to 3,760 sq. ft. on Lots 2-5, 7-8, 10-12, 14-27, and 29-
32. For these lots, the lot area ranges between 3,760 sq. ft. to 4,964 sq. ft. The approval of these
permits is final at Planning Commission.
III. PROJECT DESCRIPTION AND BACKGROUND
The 9.96 acre project site has a General Plan Land Use Designation of Residential Medium
Density (RM, 4-8 dulac) and Open Space (OS), a zoning classification of Planned Cormmmity
(P-C), and is included in the La Costa Master Plan (LCMP). The LCMP identifies the site as
ft Q
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Neighborhood SE-14 and designates it for Residential Density-Multiple (RD-M) type land uses, and more specifically requires the site to be developed with detached single-family residences.
The triangular shaped parcel is located within Local Facilities Management Zone 11, has been
previously graded, and is void of any native habitat. To the north/northwest, the site is bounded
by “Old Rancho Santa Fe Road,” which is now an existing public trail running generally in the northeast/southwest direction, and detached single-family residences. To the south, the site is bounded by Rancho Santa Fe Road and the La Costa Town Square commercial development
(presently under construction); and to the east by a paved utility access road and detached single-
family residences within the Villages of La Costa Oaks Neighborhood. Topographically, the
graded site is elevated above Rancho Santa Fe Road by approximately 11 ft. in the southeast corner nearest its intersection with Paseo Lupino and approximately 19 ft. in the south-westernmost corner of the proposed development envelope. Manufactured slopes of
approximately 50% slope gradient, created by the realignment of Rancho Santa Fe Road and the
previous mass grading of the site, exist along all sides of the property. Approximately 1.9 acres
of the site is constrained by an Open Space designation along the easterly boundary of the site and approximately 2.28 acres consists of already improved land (i.e., the Rancho Santa Fe Road realignment and Paseo Lupino), resulting in a net developable area of 5.78 acres.
The project involves the subdivision of land resulting in 41 lots (32 single-family residential, 5
open space, 1 private street, and 3 private drives) and the construction of 32 detached single-family residences. Several factors exist on the site that when combined form to create a uniquely difficult site to develop with detached single-family residences at the sites RM (4-8 du/ac)
designated Growth Management Control Point (GMCP) density of 6 du/ac. These special
circumstances include 1) a small net developable 5.78 acre triangular shaped development area,
2) a 50 ft. wide setback requirement from Rancho Santa Fe Road, and 3) a LCMP requirement to develop detached single-family product type at the density required by the RM General Plan Land Use designation for the site. The LCMP allows for utilization of the Planned Development
Ordinance (C.M.C.) Chapter 21.45) in developing the site, whereby the full development of the
site under standard single-family subdivision criteria (i.e., minimum 7,500 sq. ft. lots) and the
RD-M development standards cannot be realized. Still, despite the processing of a PUD, in order to meet the density requirements at the Growth Management Control Point (6 du/ac), the project requires a Variance (V 12-02) to allow for a reduction in lot area on Lots 2-5, 7-8, 10-12, 14-27,
and 29-32 below the minimum 5,000 sq. ft. that is required by the Planned Development
regulations (C.M.C. §21.45.070-Table D) for single-family dwellings. Approval of this variance
would allow for a reduction in the minimum lot area from 5,000 sq. ft. to 3,760 sq. ft. for these specific lots thereby enabling the project to achieve a density of 5.54 du/ac, which is near the GMCP density (6 du/ac). The applicant has included justification for the Variance, which is
included as an attachment to this staff report (see Attachment No. 12).
In addition to the subdivision, the proposed development also includes the construction of 32
single-family residences. Architectural plans and elevations for the proposed residences are included as required in conjunction with the PUD application. Three floor plans (Plans 1, 2, and
3) are proposed with a total of four architectural styles (Santa Barbara, Formal Spanish, Tuscan,
and Monterey).
The Plan 1 consists of a 3 bedroom/2 bath single-story residence with a total of 1,833 square feet of living space, a two-car garage, and optional covered patio off the rear elevation. The
elevations for this plan type include the Santa Barbara (1A), Formal Spanish (1B), and Monterey
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(1C) architectural styles. Buildings heights range between ±17'-2″ to ±18'-2″. The Plan 1 is plotted five times within the subdivision on Lots 1, 6, 13, 28, and 32 comprising approximately
16% of the total unit mix.
The Plan 2 consists of a 4 bedroom/3 bath two-story residence with a total of 2,228 square feet of living space and a two-car garage. The residence features a covered entry porch and option for a covered patio and covered second floor deck off of the master bedroom on the rear elevation.
The elevations for this plan type include the Santa Barbara (2A), Tuscan (2B), and Monterey
(3C) architectural styles. Building heights range between ±25'-7″ to ±26'-7″. The Plan 2 is
plotted 13 times within the subdivision on Lots 3, 5, 7, 10, 12, 15, 17, 20, 21, 23, 25, 29, and 31 comprising approximately 41% of the total unit mix.
The Plan 3 consists of a 5 bedroom/3.5 bath two-story residence with a total of 2,462 square feet
of living space and a 2-car garage. The residence features a covered entry porch and option for a
covered patio and covered second floor deck off of the master bedroom on the rear elevation. The elevations for this plan type include Santa Barbara (3A), Formal Spanish (3B), and Monterey (3C) architectural styles. Building heights range between ±25'-5″ to ±26'-7″. The
Plan 3 is plotted a total of 14 times within the subdivision on Lots 2, 4, 8-9, 11, 14, 16, 18-19,
22, 24, 26-27, and 30 comprising approximately 44% of the total unit mix.
The proposed subdivision’s primary access is via Private Street “A”, which ends in a cul-de-sac and connects with Paseo Lupino and Rancho Santa Fe Road. Private Street “A” includes a
landscaped parkway with street trees and a pedestrian sidewalk on each side. Lots fronting
Private Street “A” include Lots 1-8 and 14. All other lots are accessed via Private Drives “B”,
“C”, and “D”. Private Drive “B” is the longest of the three private drives. Accessing from Private Street “A”, Private Drive “B” forms a loop through the subdivision and includes a pedestrian sidewalk along one side. Decorative paving and concrete banding has been added to
the entrance of each private street and drive to provide visual identity and interest to the
neighborhood. Visitor parking is provided via 13 parallel parking spaces located along Private
Street “A”, eight (8) perpendicular parking spaces configured along Private Drive “B”, and three (3) perpendicular parking spaces configured along Private Drive “C.”
The project also includes two recreational amenities, the first being a centralized community
recreation area located adjacent to Private Street “A” and Private Drive “B”. This area includes
a grassy play area along with benches and barbeques. The other is a walking path and community garden area located in the northeastern portion of the project. The walking path includes a private gated connection with the “Old Rancho Santa Fe Road” public trial that
connects with other trail networks in the area and throughout the community.
Grading for the project will require 6,100 cubic yards of cut, 7,200 cubic yards of fill, and 1,100
cubic yards of import. Overall, the project grading follows the existing topography of the site, and is compatible with the adjacent residential project pad grades to the east.
IV. ANALYSIS
The project is subject to the following plans, ordinances and standards:
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A. Carlsbad General Plan Residential Medium Density (RM) and Open Space (OS) Land Use designation regulations;
B. La Costa Master Plan (MP 149); Residential Density-Multiple (RD-M) Zone (Chapter
21.24 of the Carlsbad Municipal Code); and Planned Development Regulations (Chapter
21.45 of the Carlsbad Municipal Code); C. Variances (Chapter 21.50 of the Carlsbad Municipal Code); D. Inclusionary Housing (Chapter 21.85 of the Carlsbad Municipal Code);
E. Subdivision Map Act and the City of Carlsbad Subdivision Regulations (Title 20 of the
Carlsbad Municipal Code); and
F. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code) and Zone 11 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 Medium Density (RM) and Open Space (OS) Land Use designation regulations
The General Plan Land Use designation for the project site is Residential Medium Density (RM) and Open Space (OS). The RM designation allows for medium density residential development at 4 to 8 du/ac with a GMCP of 6 du/ac; which is used also for the purposes of calculating the
City’s compliance with Government Code §65584. The project site has a net developable
acreage of 5.78 acres allowing for 34.68 dwelling units to be developed at the GMCP. However,
given the LCMP’s requirement to develop single-family dwellings on this site utilizing a detached product type, a total of only 32 dwelling units with an overall density of 5.54 du/ac can be accommodated, which is 2.68 units below the GMCP. Pursuant to Government Code §65863,
the City may not reduce the residential density on any parcel below that which was used by the
California Department of Housing and Community Development in determining compliance
with Housing Element law, unless the City makes findings that the reduction of residential density is consistent with the adopted General Plan, including the Housing Element; and that the remaining sites identified in the Housing Element are adequate to accommodate the City’s share
of the regional housing need pursuant to Government Code §65584.
The project is consistent with the City’s General Plan since the proposed density of 5.54 du/ac is within the RM density range of 4 to 8 du/ac as specified for the site. The project’s proposed density of 5.54 du/ac is slightly below the GMCP density (6 du/ac) used for the purposes of
calculating the City’s compliance with Government Code §65584. However, consistent with
Program 3.2 of the City’s Certified Housing Element, all of the dwelling units which were
anticipated toward achieving the City’s share of the regional housing need that are not utilized by
developers in approved projects are deposited into the City’s Excess Dwelling Unit Bank. These excess dwelling units are available for allocation to other projects. Accordingly, there is no net
loss of residential unit capacity and there are adequate properties identified in the Housing
Element allowing residential development with a unit capacity adequate to satisfy the City’s
share of the regional housing need. Accordingly, 2.68 dwelling units will be deposited into the
City’s excess dwelling unit bank.
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In addition to the above, the project complies with the elements of the General Plan as illustrated below in Table A:
TABLE A – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES & IMPROVEMENTS COMPLY
Land Use The majority of the site is designated as RM
(Residential Medium Density;
4-8 du/ac; GMCP of 6 du/ac).
34.68 single-family dwellings units could be constructed on
the site at the GMCP.
32 single-family dwelling units are being proposed.
The project’s density of 5.54
du/ac is within the RM density
range of 4-8 du/ac.
The project will deposit 2.68
dwelling units into the City’s
Excess Dwelling Unit Bank.
Yes
1.9 acres of the site is
designated OS (Open Space)
along its eastern boundary.
The OS provides a buffer
between the proposed project and Paseo Lupino and the
existing Villages of La Costa
neighborhood to the east.
Project provides 3.26 acres of
open space within Lots 33-37.
Yes
Contribute to and/or extend existing systems of pedestrian
or bicycle path, equestrian
trails, and/or greenbelts as
provided in the various elements of the General Plan (Overall Land Use Pattern –
Policy C.7.5).
Pedestrian and bicycle linkages should connect with major transportation corridors
and the Carlsbad Trail System
(Residential – Policy C.11).
The project proposes a trail connection with the existing Old
Rancho Santa Fe Road public
trail located along the project’s
northerly boundary.
Yes
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TABLE A – GENERAL PLAN COMPLIANCE
ELEMENT
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Circulation Provide adequate circulation
infrastructure to serve the
projected population; and provide a circulation system that promotes safety and
livability of residential
neighborhoods while
maintaining adequate
emergency access (Streets and Traffic Control – Goals
A.2/A.7).
The internal circulation system
has been designed in
conformance with Engineering and Fire Department design standards to ensure safety and
livability of the residential
neighborhood.
Yes
Housing Provision of affordable
housing.
The project has been
conditioned to enter into an Affordable Housing Agreement
to purchase six (6) housing
credits in the Cassia Heights
Affordable Housing project.
Yes
Noise Residential exterior noise
standard of 60 dB(A) CNEL
and interior noise standard of
45 dB(A) CNEL.
According to the project noise
study, the site is impacted by
traffic noise originating from
Rancho Santa Fe Road. Project design includes an 8-foot-high noise barrier to be constructed
along the rear portions of Lots
1-9 and a 6-foot-high noise
barrier to be constructed along the rear portion of Lot 28 to comply with the residential
exterior noise standard. The
project has also been
conditioned to require a final interior noise assessment prior to the issuance of building
permits for the homes proposed
on Lots 1-10, and 27-28 to
ensure compliance with the
residential interior noise standard where the CNEL could
exceed 60 dB(A) at the second
story.
Yes
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TABLE A – GENERAL PLAN COMPLIANCE
ELEMENT
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Open Space &
Conservation
Minimize environmental
impacts to sensitive resources
within the City.
The project is being developed
on a previously graded infill site
and does not impact any sensitive resources.
Yes
Utilize Best Management
Practices for control of storm
water and to protect water
quality.
The project has been designed in
accordance with the City’s
Stormwater regulations. It has
been conditioned to implement Best Management Practices for
water quality protections; and to
comply with the City of
Carlsbad’s Standard Urban
Stormwater Mitigation Plan (SUSMP), Order R9-2007-0001
issued by the California
Regional Water Quality Control
Board for the San Diego Region,
and with the City of Carlsbad’s Municipal Code.
Yes
Public Safety Review new development
proposals to consider emergency access, fire hydrant locations, fire flow
requirements, and wildland
fire hazards (Fire and
Emergency Medical Services – Policy C.3).
The project has been designed in
accordance with Fire Department regulations and standards. Consideration has
been given to emergency access,
fire hydrant locations, fire flow
requirements, and any potential wildland fire hazards. The project will be required to install
an automatic fire sprinkler
system in each residence.
Yes
B. La Costa Master Plan (MP 149U), Residential Density-Multiple (RD-M) Zone, and Planned Development Regulations (Chapter 21.45 of the Carlsbad Municipal Code)
The project site is zoned Planned Community (P-C) and is located within Neighborhood SE-14 of the La Costa Master Plan (LCMP). The LCMP designates Neighborhood SE-14 with Residential Density-Multiple (RD-M) Zoning, requires detached single-family residential
development at the RM density range, and allows for the utilization of the Planned Development
Regulations (C.M.C. Chapter 21.45) at the discretion of the applicant. According to the
individual neighborhood development regulations, Neighborhood SE-14 shall also provide 1.9 acres of open space. The proposed project complies with the LCMP in that it is designed as a detached single-family residential development and provides for a total of 3.26 acres of open
space within Lots 33 through 37. In addition to the above, the project has also been conditioned
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in accordance with the LCMP to establish Covenants, Conditions, and Restrictions (CC&Rs) for the proposed community; is designed and conditioned to attenuate noise in accordance with the
standards of the City of Carlsbad Noise Guidelines; and is conditioned to provide for affordable
housing in accordance with the City’s Housing Element and Inclusionary Housing Ordinance
(C.M.C. Chapter 21.85) (see Section D below). A Planned Development Permit (PUD 12-07) is necessary to configure the detached single-
family residential project on the site. With exception to lot area, which is the subject of a
proposed Variance (V 12-02) (see Section C below); the project complies with all applicable
requirements and development standards of the Planned Development Regulations as demonstrated in Staff Report Attachments 8 (see Planned Development Table C) and 9 (see Planned Development Table D). Project compliance with all applicable requirements of City
Council Policies 44 and 66, made pursuant to Planned Development Table D, are also
demonstrated in Staff Report Attachments 10 (City Council Policy 44 Compliance Table) and 11
(City Council Policy 66 Compliance Table). C. Variance (Chapter 21.50 of the Carlsbad Municipal Code)
According to C.M.C. §21.50.030, four findings must be made in order to grant a variance. These
findings deal with the existence of extraordinary or exceptional circumstances on the subject property, the necessity of the variance to preserve a substantial property right enjoyed by others, the lack of material detriment to surrounding properties, and the effect of the action on the
General Plan and the LCMP. If any one of these findings cannot be made, the variance cannot
be approved. Listed below are the required findings as contained in C.M.C. §21.50.030. The
recommendation of approval for the proposed variance is based upon staff’s conclusion that all required findings can be made.
1. That because of special circumstances applicable to the subject property, including size,
shape, topography, location or surroundings, the strict application of the zoning
ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.
The subject property includes special circumstances that when combined result in a hardship.
These special circumstances include 1) a small net developable 5.78 acre triangular shaped
development area, 2) a 50 ft. wide setback requirement from Rancho Santa Fe Road, and 3) a requirement under the La Costa Master Plan to develop detached single-family product type at the RM (4-8 du/ac) density range. None of the adjoining residential properties include such
similar development constraints. Strict application of the zoning ordinance requiring that the
proposed lots achieve a minimum 5,000 sq. ft. lot area would result in fewer (26) detached
single-family homes at a density of 4.49 du/ac. While this density falls within the bottom of the
RM density range, it is 8.68 units below the Growth Management Control Point (GMCP) for the site, which is less than ideal and inconsistent with Government Code §65863, which requires that
the site develop at or near the sites GMCP density (6 du/ac). To be more appropriately
consistent with the City’s General Plan density for the site at the GMCP (6 du/ac), a variance
allowing for a reduction in the minimum lot area from 5,000 sq. ft. to 3,760 sq. ft. on Lots 2-5, 7-
8, 10-12, 14-27, and 29-32 is necessary. It is important to note that these lots would not be less than 3,760 sq. ft. and range between 3,760 - 4,964 sq. ft. The minimum lot area allowed for
detached single-family homes identified under the Planned Development Ordinance is 3,500 sq.
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ft. (C.M.C. §21.45.070(A) - Table D.3) when a site contains sensitive biological resources and thus requires a more creative lot design and project configuration to appropriately fit the
development. While the project site does not include sensitive biological resources, it does
however have other unique circumstances that when combined severely restrict its development
potential in a similar manner, whereby the strict application of the zoning ordinance would deprive such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.
2. That the variance shall not constitute a grant of special privileges inconsistent with the
limitations upon other properties in the vicinity and zone in which the subject property is located and is subject to any conditions necessary to assure compliance with this finding.
The proposed variance request to allow for a reduction in the minimum lot area from 5,000 sq. ft.
to 3,760 sq. ft. on Lots 2-5, 7-8, 10-12, 14-27, and 29-32 is necessary to develop single-family homes with a detached product type, which is consistent with the surrounding detached single-family neighborhoods and the La Costa Master at a density that is consistent with the City’s
General Plan GMCP (6 du/ac) as identified for the subject property. The proposed variance
would not increase density beyond that which is allowed on the site, nor does it propose a new
land use that is inconsistent with the surrounding detached single-family residential properties. 3. That the variance does not authorize a use or activity which is not otherwise expressly authorized by the zone regulation governing the subject property.
The project site is zoned Planned Community (P-C) and is located within Neighborhood SE-14 of the La Costa Master Plan (LCMP). The LCMP designates Neighborhood SE-14 with Residential Density-Multiple (RD-M) Zoning, and specifically requires the development of
detached single-family residential dwellings within the RM density range of 4-8 du/ac and
pursuant to Government Code §65863 at or near the Growth Management Control Point
(GMCP) density of 6 du/ac. The proposed variance request to allow for a reduction in the minimum lot area from 5,000 sq. ft. to 3,760 sq. ft. for Lots 2-5, 7-8, 10-12, 14-27, and 29-32 is necessary in order to achieve project density (5.54 du/ac) on this uniquely constrained project
site using a detached single-family residential product type per the LCMP zoning requirements.
The granting of this variance is specific to lot area and does not authorize a use or activity which
is not otherwise expressly authorized by the zone regulations governing the subject property. 4. That the variance is consistent with the general purpose and intent of the general plan and any applicable specific or master plans.
The General Plan designation for the subject property is Residential Medium Density (RM, 4-8
du/ac) and Open Space (OS). The proposed variance request would authorize the placement of detached single-family residential dwellings on a uniquely constrained site at a density of 5.54
du/ac, which is consistent with both the RM (4-8 du/ac) General Plan Land Use designation and
Growth Management Control Point (6 du/ac) for the site. The proposed variance would also
allow for a minimum of 1.9 acres of open space to be maintained onsite consistent with the OS
General Plan Land Use designation and as identified in the La Costa Master Plan (LCMP). Therefore, granting of this variance request will not be inconsistent with the general purpose and
intent of the General Plan and/or the LCMP.
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D. Inclusionary Housing (Chapter 21.85 of the Carlsbad Municipal Code)
The proposed project involves the creation of 32 single-family residential units through the
subdivision of land, and therefore, must provide affordable housing to lower-income households
as specified in the Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential development of seven (7) or more units, not less than fifteen percent (15%) of the total units approved shall be constructed and restricted both as to occupancy and affordability to
lower-income households. A 32 unit project is therefore responsible for providing five (5)
inclusionary units if built on-site or six (6) inclusionary units if purchased in an off-site
affordable housing project. Whenever reasonably possible, inclusionary units should be built on the residential development project site. However, in this case the applicant is requesting to purchase credits in an offsite affordable housing project based on project constraints. The
Housing Policy Team reviewed the applicant’s request on December 17, 2012 and is
recommending support of the purchase of six (6) housing credits within the Cassia Heights
affordable housing project to satisfy their inclusionary housing obligations. Therefore, the applicant has been conditioned to satisfy the inclusionary housing requirement for lower-income households by entering into an Affordable Housing Agreement to purchase six (6) housing
credits in the Cassia Heights affordable housing project, subject to separate City Council
approval. By entering into an agreement prior to final map recordation as conditioned, the La
Costa Residential 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)
Land Development Engineering 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 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 with the approval of Variance 12-02. It is also compatible with the surrounding uses.
The project is conditioned to install all infrastructure improvements concurrent with
development. The proposed building setbacks will allow for adequate air circulation and the
opportunity for passive heating and cooling. The applicant will be required to offer various dedications (e.g., drainage, sewer, and pedestrian easements, etc.) and will be responsible for a number of public and private improvements, including but not limited to curbs, gutters,
sidewalks, sewer facilities, drainage facilities, water line facilities, fire hydrants, and street lights.
The project has been designed in accordance with the City’s Stormwater regulations. It has been
conditioned to implement Best Management Practices (BMP) for water quality protection, to comply with the City of Carlsbad Standard Urban Stormwater Mitigation Plan (SUSMP), Order
R9-2007-0001 issued by the San Diego Region of the California Regional Water Quality Control
Board and with the City of Carlsbad Municipal Code.
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F. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code) and Zone 11 Local Facilities Management Plan.
The proposed project is located within Local Facilities Management Zone 11 in the southeast
quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized below in Table B.
TABLE B – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLY
City Administration 111.25 sq. ft. Yes
Library 59.35 sq. ft. Yes
Waste Water Treatment 32 EDU Yes
Parks 0.22 acres Yes
Drainage 14.7 CFS / Drainage Basin “D” Yes
Circulation 320 ADT Yes
Fire Fire Stations 6 Yes
Open Space 3.93 acres Yes
Schools Encinitas Union Elementary = 13.152 San Dieguito Unified (Middle) = 10.56
San Dieguito Unified (High) = 10.56
Yes
Sewer Collection System 32 EDU Yes
Water 17,600 GPD Yes
The unit yield of the property at the RM GMCP (6 du/ac) is 34.68 dwelling units and 32 units are proposed. The proposed project is 2.68 units below the GMCP for RM properties. These units
will be deposited in the City’s Excess Dwelling Unit Bank.
V. ENVIRONMENTAL REVIEW
The proposed project has been reviewed pursuant to the California Environmental Quality Act
(CEQA) and Title 19 – Environment. Staff has analyzed the project and has concluded that no
potentially significant impacts would result with the implementation of the project that were not
previously examined and evaluated in the certified Final Environmental Impact Report for the La
Costa Town Square (EIR 01-02), dated September 15, 2009. EIR 01-02 evaluates the potential environmental effects of the development and operation of the “La Costa Town Square” and
associated actions inclusive of the subject site reviewed here.
The City Council certified EIR 01-02 on September 15, 2009. At that time CEQA Findings of
Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program were approved. All mitigation measures contained in the adopted Mitigation Monitoring and Reporting Program from EIR 01-02 applicable to this site have been completed,
incorporated into the project design, or are required as conditions of approval for the project.
The EIR 01-02 “Findings of Fact and Statement of Overriding Considerations” applies to all the
subsequent projects covered by the La Costa Town Square Final EIR. The proposed project would have no effects beyond those analyzed in the project EIR, as they
are a part of the project analyzed earlier. This project is within the scope of Final EIR 01-02 and
CT 12-05/PUD 12-07/V 12-02 – LA COSTA RESIDENTIAL
May 1, 2013
PAGE 12
no further CEQA compliance is required. EIR 01-02 is available for review at the Planning Division.
ATTACHMENTS:
1. Planning Commission Resolution No. 6967 (CT) 2. Planning Commission Resolution No. 6968 (PUD)
3. Planning Commission Resolution No.6969 (V)
4. Location Map
5. Local Facilities Impact Assessment Form 6. Background Data Sheet 7. Disclosure Statements
8. Planned Development Compliance Table C
9. Planned Development Compliance Table D
10. City Council Policy 44 Compliance Table 11. City Council Policy 66 Compliance Table 12. Variance Justification Letter
13. Reduced Exhibits
14. Exhibits “A” – “VV” dated May 1, 2013
PASEO LUP
INOESFERA STPIRAGUA ST
D E H E S A CT
CABO CT
A G U A DULCE CT
CABO WY
CORTE ACIANO
R A N C H O S A N TA F E R D
V
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NADO
ST CALLE CONIFERADORADO PL
C O R T E B R E Z OTRIGO LNCT 12-05 / PUD 12-07 / V 12-02La Costa Residential
SITE MAP
EL
C
A
M REALCARLSBAD VILL A GE D R
C
A
R
L
S
B
A
D
B
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LA COSTA AV
PALOM AR AIRP ORT R D
MELRO
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VIARA P Y
RANCHO S ANTA FE RDC
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GE BLEL CAMI
NO REAL
SITE
CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: La Costa Residential - CT 12-05/PUD 12-07/V 12-02
LOCAL FACILITY MANAGEMENT ZONE: 11 GENERAL PLAN: RM/OS
ZONING: PC
DEVELOPER’S NAME: Taylor Morrison of California, LLC
ADDRESS: 8105 Irvine Center Drive, Suite 1450, Irvine, California, 92013
PHONE NO.: (949) 341-1200 ASSESSOR’S PARCEL NO.: 223-050-71
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 9.96 AC./32 DU
ESTIMATED COMPLETION DATE: Unknown
A. City Administrative Facilities: Demand in Square Footage = 111.25
B. Library: Demand in Square Footage = 59.35
C. Wastewater Treatment Capacity (Calculate with J. Sewer) = 32 EDU
D. Park: Demand in Acreage = 0.22
E. Drainage: Demand in CFS = 14.7
Identify Drainage Basin = D
F. Circulation: Demand in ADT = 320
G. Fire: Served by Fire Station No. = 6
H. Open Space: Acreage Provided = 3.93
I. Schools: Encinitas Union Elementary = 13.152
San Dieguito Middle = 10.56
San Dieguito High = 10.56
J. Sewer (Leucadia): Demands in EDU = 32
K. Water (Olivenhain): Demand in GPD = 17,600
L. The project is 2.68 units below the Growth Management Dwelling unit allowance.
Revised 01/06
BACKGROUND DATA SHEET
CASE NO: CT 12-05/PUD 12-07/V 12-02
CASE NAME: LA COSTA RESIDENTIAL
APPLICANT: Taylor Morrison of California, LLC
REQUEST AND LOCATION: Request for a determination that the project is within the scope of the previously certified La Costa Town Square Project EIR and that the Project EIR adequately describes the activity for the purposes of CEQA; and a request for approval of a
Tentative Tract Map, Planned Development Permit, and Variance for the subdivision, grading
and development of a 9.96-acre previously graded site into 41 lots (32 single-family residential,
5 open space, 1 private street, and 3 private drives) including the development of 32 single-family residences on property generally located on the northwest corner of Paseo Lupino and Rancho Santa Fe Road, in the La Costa Master Plan, Neighborhood SE-14 and Local Facilities
Management Zone 11.
LEGAL DESCRIPTION: Parcel 1 as shown on that certain Parcel Map No. 20982 in the Office of the County Recorder of San Diego County, State of California.
APN: 223-050-71 Acres: 9.96 Proposed No. of Lots/Units: 41 lots / 32 single-family homes
GENERAL PLAN AND ZONING Existing Land Use Designation: RM/OS
Proposed Land Use Designation: RM/OS
Density Allowed: 4-8 du/ac Density Proposed: 5.54 du/ac
Existing Zone: P-C Proposed Zone: P-C
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site P-C RM / OS Previously graded vacant pad.
North P-C RLM / RMH Public trail (i.e., Old Rancho Santa Fe Road) and existing single-family homes.
South P-C L Rancho Santa Fe Road and the La Costa Town
Square local commercial shopping center
(presently under construction).
East P-C RLM / OS Existing paved utility access road and single-
family homes.
West P-C RMH Existing single-family homes.
Revised 01/06
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: NA
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: NA Proposed LCP Land Use Designation: NA Existing LCP Zone: NA Proposed LCP Zone: NA
PUBLIC FACILITIES
School District: Encinitas Union Elementary & San Dieguito High
Water District: Olivenhain Municipal Water District
Sewer District: Leucadia Wastewater District
Equivalent Dwelling Units (Sewer Capacity): 32
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption,
Negative Declaration, issued
Certified Environmental Impact Report (EIR 01-02), dated September 15, 2009
Other,
( (
«~~ ~ CITY OF
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov CARLSBAD
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 M!!§I be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
•Note:. . ... . . ·•··.. . .• . . .. . . ..·.· . .. . ·. . ·• . . ... · ... · · ... ·.·.• Pers,()l) is.d~nn~d a~ ·~ny.indivjdued, firm,.ccrpartllership,.joint vent~re, t;tssosiatiofl, ~ocial dub;fraterpal
0rg;;!nizatiqn;corporaticm,. est!3t~, trust •. ·rec:eiver, syndic:ete,. in. this 11nd any •. other ()C?Unty; city and county,
city municipality, district .or other political subdivision. or any .other group ot combiriati.on acting,as a unit."
Agent,.. may sign. !his document; however, the legal•mitne t;tnd entity of the. applicant.and pmperty owner.
must be provic:l~(j .below, · · ·
1.
2.
P-1(A)
APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a
financial interest in the application. U the applicant includes a corporation or partnership,
include the names, titles, 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
separat~ page may be attached if necessary.)
Person ty' I A Corp/Part.~:....Yr+.:....-t?"-'~--::---'---.1-'
Title n'f (A Title--"--"-'f--:-"-:-'--1-.>=.i---'--=;<'-+'"-"'"-'-''6'-
Address l\f lA Address t2 VI ~
OWNER (Not the owner's agent) I 12-YI tvEr o=T4'd~ 'Slj 1E. i iS
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, titles, 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. __ ~M"-t'.Drv"'<-------
Title. ___ .l.l'-fJk,J:+. _____ _
}(h' Address. __ ..... r!L"-+'::.l-'-------
Corp/Part. __________ _
Title. ____________ _
Address. ___________ _
Page 1 of2 Revised 07/10
( (
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 Profi!fTrust~.J;nii..Cj..!./AJ..-___ Non Profi!fTrust'--....:~.,.-!,/®_.,...~...-____ _
Title ____ 7flf_,f.;.:A,______ Title. _____ ,-:rl-'v~~-----
Address. __ --'-fl)-=-f!-{Pc.1.-____ Address, ___ crJ-tf=l?ri-------
1 t
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?
D Yes ~No If yes, please indicate person(s): __________ _
NOTE: Attach additional sheets if necessary.
Signature of owner/date
Print or type name of owner
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
P-1(A) Page2of2 Revised 07/10
(
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
{760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part ofthe 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, finn, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trus~ receiver, syndicate, In this and any other county, city and county,
city municipality, distrtct or other polftical subdivision or any other group or combination acting as a unil'
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, titles, addresses of ail 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 public!v-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.) =: ~t =·-r:-:-:rt------------
2. OWNER (Not the owner's agent)
P·1(A)
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, titles, 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.)
~:,:on ~k ~i~:/Pa~~ }Roel'ilwAJI ~
I
Address «/Ps . ·p~ J
q'Lf"J6'?
---A~~~~~------
Page 1 of2 Revised 07/10
( (
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.
:: Profrt/TMt ~t : ProfiUTruot ~=
Address N{B Address'-----11-~.:..~+-"-~.1------
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council wilhin the past twelve (12)
months?
DYes W No If yes, please indicate person(s):. __________ _
NOTE: Attach additional sheets if necessary.
information is true and correct to the best of my knowledge.
Sig Signature of applicant/date
Print or type name f 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
P·1(A) Page 2 of2 ReVised 07/10
ATTACHMENT 8
PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.1 Density
Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be
transferred from one general plan designation to another with a general plan amendment.
NA
C.2 Arterial Setbacks
All dwelling units 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: Prime Arterial 50 Feet
Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet
Project Complies.
Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and: Shall contain a minimum of one 24” box tree for every 30 lineal feet of street frontage; and
Shall be commonly owned and maintained
Project Complies. Greater than half (50%) of the required arterial setback
located closest to the arterial is fully landscaped.
Project perimeter walls greater than 42 inches in height shall not be located
in the required landscaped portion of the arterial setback, except noise attenuation walls that:
Are required by a noise study, and
Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback.
Project Complies. The wall located along the Rancho Santa Fe Road frontage and within the 50 ft. arterial
setback is a noise wall, which is required by a noise study.
C.3
Permitted Intrusions
into Setbacks/ Building Separation
Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation.
Project Complies. All intrusions into the required setbacks and building separation meet Section 21.46.120.
C.4 Streets
Private
Minimum right-of-way width 56 feet Project Complies. (Applies to Private Street A)
Minimum curb-to-curb width 34 feet Project Complies. (Applies to Private Street A) Minimum parkway width (curb adjacent) 5.5 feet, including curb Project Complies. (Applies to Private Street A)
Minimum sidewalk width 5 feet (setback 6 inches from property line) Project Complies. (Applies to Private Street A)
Public
Minimum right-of-way width 60 feet
NA. There are no public streets
proposed within this project.
Minimum curb-to-curb width 34 feet
Minimum parkway width (curb adjacent) 7.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from property line)
Street Trees within
parkways
One-family dwellings and twin
homes on small-lots
A minimum of one street tree (24-inch box) per lot is required to be
planted in the parkway along all streets.
Project Complies.
Condominium projects
Street trees shall be spaced no
further apart than 30 feet on center within the parkway. NA
Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and
minimize water consumption.
Project Complies.
ATTACHMENT 8
PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.5 Drive-
aisles
3 or fewer dwelling
units
Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. NA If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide.
4 or more dwelling units Minimum 20 feet wide.
Private Drive B provides a 25 ft. wide drive aisle with curb adjacent sidewalk
proposed along one side. Project complies.
All projects
No parking shall be permitted within the minimum required width of a
drive-aisle. Project complies.
A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this
may include driveway area, drive-aisles, and streets).
Private Drive B provides 25 ft. of vehicle back-up/maneuvering area behind each of the eight (8) visitor parking spaces proposed in perpendicular bays, while Private Drive C provides the minimum 24 ft. of
vehicle back-up/maneuvering area for the three (3) visitor parking spaces proposed in perpendicular parking bays. Project complies.
Additional width may be required for vehicle/emergency vehicle maneuvering area. Project complies.
Parkways and/or sidewalks may be required. Project is providing a curb adjacent sidewalk along one side of Private
Drive B.
No more than 24 dwelling units shall be located along a single-entry drive-aisle. Project complies.
All drive-aisles shall be enhanced with decorative pavement.
All drive-aisles (including Private Street A) include enhanced decorative paving at each entrance. Project complies.
C.6
Number of
Visitor Parking Spaces Required (1)
Projects with 10 units or fewer A .30 space per each unit. NA
Projects 11 units or more A .25 space per each unit. 25% of 32 units = 8 spaces. The project provides 11 visitor parking spaces located in parking bays perpendicular to Private Drives B and C. In addition, Private Street A
proposes 13 parallel parking spaces that could also accommodate visitor parking for the project. Project complies.
When calculating the required number of visitor parking spaces, if the calculation
results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number.
C.7
Location
of Visitor Parking
On Private/ Public Streets
On-street visitor parking is permitted on private/public streets, subject to the following:
The private/public street is a minimum 34-feet wide (curb-to-curb)
There are no restrictions that would prohibit on-street parking where the visitor parking is proposed
The visitor parking spaces may be located:
o Along one or both sides of any private/public street(s) located within the project boundary, and
o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary
The project’s required eight (8) visitor parking spaces are located along Private Drives B and C within 11 perpendicular parking bays.
In addition, Private Street A includes 13 parallel parking spaces that could also accommodate parking for visitors. Private Street A has the required minimum curb-to-curb width of 34 feet and there are no restrictions that would prohibit these extra on-street parallel parking spaces.
Project complies.
In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width.
When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent
to driveway/drive-aisle aprons, then 20 lineal feet may be provided.
Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. NA
ATTACHMENT 8
PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
On Drive-aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width.
Project complies. Visitor parking is provided in 11 perpendicular parking
bays outside of the required 20 ft. minimum drive-aisle widths along Private Drive B and C.
On a Driveway
Outside the Beach Area
Overlay Zone
One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. NA
For projects with 10 or fewer units, all required visitor
parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more.
NA
Within the Beach Area Overlay
Zone
One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or
more.
NA
If the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following: All required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with
a depth of 20 feet or more.
If less than 100% of the driveways in a project have a
depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be
rounded down to the nearest whole number).
NA
All projects
The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side-loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure.
Project complies.
Compact Parking
For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is
permitted into any required setback area or over sidewalks less than 6 feet wide.
NA. None of the parking stall are
identified or labeled on the proposed plans as being compact.
For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). NA
Distance from unit
Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. Project complies.
C.8
Screening
of Parking Areas
Open parking areas should be screened from adjacent residences and public
rights-of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. Project complies.
C.9
Community
Recreational Space (1)
Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows:
The project is proposing 32 single-family homes. Therefore, the
proposed project is required to provide Community Recreation Space in accordance with the applicable sections below.
Minimum community recreational space required
Project is NOT within RH general plan designation 200 square feet per unit
Project complies. The project is required to provide a minimum 6,400 sq. ft. (32 units x 200 sq. ft.) of
Community Recreation Space. The project is providing a 5,200 sq. ft. active recreation in the form of a grassy play area with BBQs and picnic
tables; and 6,271 sq. ft. of passive recreation in the form of a community garden and walking area.
ATTACHMENT 8
PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
Project IS within RH general plan designation 150 square feet per unit NA
Projects with 11 to
25 dwelling units
Community recreational space shall be provided as either (or
both) passive or active recreation facilities. NA
Projects with 26 or more dwelling units
Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities.
Project complies. 4,800 sq. ft. of the required 6,400 sq. ft. of recreation space must be active. The project is providing a 5,200 sq. ft. active recreation in the form of a grassy play
area along with BBQs and picnic tables.
Projects with 50 or more dwelling units
Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities).
NA
For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community 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.
NA
All projects (with 11 or more
dwelling units)
Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. Project complies.
Credit for indoor recreation facilities shall not exceed 25% of
the required community recreation area.
NA. Project is fulfilling its community
recreational space requirements with outdoor recreational facilities.
Required community recreation areas shall not be located in
any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area).
Project complies.
Recreation Area Parking
In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1,000 feet from a community recreation area.
NA
The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that
required recreation area parking shall not be located within a driveway(s).
NA
Examples of recreation facilities include, but are not limited to, the following:
Active
Swimming pool area Children’s playground equipment
Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt
Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the
intent of providing active recreational facilities.
The Grassy play area is located on land with slopes less than 5%, has a minimum area greater than 5,000 sq.
ft. and a minimum dimension of 50 ft. Project complies.
Passive
Benches Barbecues
Community gardens Grassy play areas with a slope of less than 5%.
Project complies.
C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Project complies.
C.11 Reserved
ATTACHMENT 8
PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.12 Recreational Vehicle (RV)
Storage (1)
Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for
projects located within the RMH or RH land use designations.
NA 20 square feet per unit, not to include area required for driveways and approaches.
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.
RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). NA
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 screened from adjacent residences and public rights-of-way by a view-obscuring wall and
landscaping.
NA
C.13 Storage Space
480 cubic feet of separate storage space per unit.
NA If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet.
Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. NA
Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, and
does not impede the ability to utilize the parking stall (for vehicle parking).
NA
A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit.
Project complies. Each of the proposed single-family homes includes a two-car garage with 20 ft. x 20 ft. interior dimension.
This requirement is in addition to closets and other indoor storage areas. NA
(1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
ATTACHMENT 9
PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.070)
TABLE D: ONE-FAMILY DWELLINGS AND TWIN-HOMES ON SMALL LOTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
D.1 Livable Neighbor- hood Policy
Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART
D.2 Architectural Requirements Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines. SEE SEPARATE COMPLIANCE CHART
D.3 Minimum
Lot Area
One-family dwellings 5,000 square feet (one dwelling per lot)
Lots 1, 6, 9, 13, and 28 comply. These lots range in size from 5,208 sq. ft. to 7,683 sq. ft.
Lots 2-5, 7-8, 10-12, 14-27, and 29-32 do not comply. These lots range in size from 3,760 sq. ft. to 4,964 sq. ft. A variance is included to allow for a reduction in lot area
from a minimum 5,000 sq. ft. to 3,760 sq. ft. See Variance (V 12-02).
Twin-homes 3,750 square feet (one dwelling per lot) NA
Exception
3,500 square feet (one-family or twin-home - one dwelling per lot) when either: 1. The project site contains sensitive biological resources as identified in the Carlsbad habitat management plan; or 2. The site has a general plan designation of RMH and unique
circumstances such as one of the following exists: a. The project is for lower income or senior citizen housing; b. The site is located west of Interstate 5; c. The dwelling units are designed with alley-loaded garages; or
d. The site is either located contiguous to a Circulation Element roadway or within 1200 feet of a commuter rail/transit center, commercial center or employment center.
NA
D.4 Maximum Lot
Coverage
1 story homes 60% of the net pad area
Lots 1, 6, 13, 28, and 32 are each plotted with a one story home. The maximum lot coverage (including the optional covered patio) proposed is 48.9%. Project
complies.
Homes with 2 or more
stories
45% of the net pad area for all lots in a project, if the minimum lot area in the project is 5,000 square feet or greater.
Lot 9 is plotted with a two-story home on a
lot that is 5,000 sq. ft. or greater. The maximum lot coverage (including the optional covered patio) proposed is 21.2%. Project complies.
50% of the net pad area for all lots in a project, if the minimum lot area
in the project is less than 5,000 square feet.
Lots 1-5, 7-8, 10-12, and 14-32 are each plotted with two-story homes on lots that are less than 5,000 sq. ft. in size. The
maximum lot coverage (including the optional covered patio) proposed is 48.9%. Project complies.
Porches with no livable space above the porch, and porte-cocheres no more than
20 feet in width and 6 feet in depth are exempt from lot coverage requirements. NA.
D.5
Minimum
Lot Width (1)
One-family dwellings on lots equal to or greater than 5,000 square feet
50 feet (35 feet when a lot is located on a cul-de-sac, or the curved portion of a sharply curved street/drive-aisle)
Lots 1, 6, 9, 13, and 28 include one-family dwellings on lots equal to or greater than 5,000 sq. ft. Lots 1, 6, 13, and 28 comply with the minimum 50 ft. lot width
requirement. Lot 9 complies with the minimum 35 ft. lot width requirement.
One-family dwellings on lots less than 5,000 square feet
40 feet (35 feet when a lot is located on a cul-de-sac, or the curved portion of a sharply curved street/drive-aisle)
Lots 2-5, 7-8, 10-12, 14-27, and 29-31 include one-family dwellings on lots less than 5,000 sq. ft. Lots 2-5, 7, 10-12, 14-27, and 29-31 comply with the 40 ft. minimum lot width requirement. Lot 8 complies with
the minimum 35 ft. lot width requirement. Project complies.
Twin-homes 35 feet NA
D.6
Min. Street/
Drive-Aisle Frontage
Lots located on the curved portion of sharply curved streets/drive-aisles or cul-de-
sacs: 25 feet. Project complies.
ATTACHMENT 9
PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.070)
TABLE D: ONE-FAMILY DWELLINGS AND TWIN-HOMES ON SMALL LOTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
D.7
Minimum Setback from a
Private or Public Street(2) (3)
Residential structure 10 feet
Lots 1-8 and 14 are each fronting on a private street (i.e., Private Street A). Each residential structure is providing the minimum 10 ft. setback from property line.
Project complies.
Direct entry garage 20 feet
Lots 1-8 and 14 are each fronting on a
private street (i.e., Private Street A). Each residential structure includes a direct entry garage that is setback a minimum 20 ft. from the property line. Project complies.
D.8
Minimum Setback from a Drive-Aisle(4)
Residential
structure
5 feet, fully landscaped (walkways providing access to dwelling
entryways may be located within required landscaped area)
Lots 9-13 and 15-32 front on Private Drive Aisles B, C, and D. Each lot provides a minimum 5 ft. setback from the back of
sidewalk to the residential structure pursuant to footnote #4 below. Project complies.
Garage
3 feet
Lots 9-13 and 15-32 front on Private Drive Aisles B, C, and D. Each residence provides the minimum 3 ft. garage setback.
Project complies.
Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener.
Lots 9-13 and 15-32 front on Private Drive Aisles B, C, and D. All garages will be equipped with an automatic garage door opener. Project complies. Projects 25 units or less within the RMH
and RH General Plan designation
0 feet (residential structure and garage) NA
Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. NA
D.9
Minimum Interior Side Yard Setback
One-
family dwellings Option 1 Residential
structure
Each interior side yard setback shall be a minimum of 10% of the lot width; provided that each side yard setback
is not less than 5 feet, and need not exceed 10 feet.
Project complies.
Garage
Located on the front half of the lot Same as required for residence.
Each home provides a garage that is
located within the front half of the lot with a setback ≥ 20 ft. Project complies.
Located on the rear half of the lot Need not exceed 5 feet NA
Any living space above a garage shall observe the same interior side yard setback required for the residence. Project complies. Option 2 Residential structure & Garage
One interior side yard setback may be reduced to 0 feet
(zero lot line); provided the other side yard setback is a minimum of 20% of the lot width, and need not exceed 20 feet.
NA
Twin-homes
One side yard – 0 feet (the side yard where the dwellings on each lot are attached). The other side yard setback shall be a minimum of 20% of the lot
width, and need not exceed 20 feet.
NA
D.10 Minimum
Rear Yard Setback (where the rear
property line does not front on a street or drive-aisle)
Residential
structure
20% of lot width; provided the rear yard setback is not less than 10
feet, and need not exceed 20 feet.
Project complies.
Garage (located on the rear half of the lot)
5 feet from rear property line NA
Any living space above a garage shall observe the same rear yard setback required for “residence”, above.
ATTACHMENT 9
PLANNED DEVELOPMENTS (C.M.C. SECTION 21.45.070)
TABLE D: ONE-FAMILY DWELLINGS AND TWIN-HOMES ON SMALL LOTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
D.11
Maximum Building Height/
Number of Stories
Same as required by the underlying zone, and not to exceed three stories (5)(8)
Underlying Zone is RD-M. For RD-M, no building shall exceed a height of 35 ft. Plan 1 elevations range in height from ±17’-2” to ±18’-2”; Plan 2 ranges in height from ±25’-
7” to ±26’-7”; and Plan 3 ranges in height from ±25’-5” to ±26’-7”. Project complies.
D.12 Private Recreational Space
Minimum total area per unit 400 square feet (may consist of more than one recreational space) Project complies. Minimum dimension of recreational space 15 feet
Required private recreational space shall be located at ground level and designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve, and shall not have a slope gradient greater than 5%. Project complies.
Required private recreational space shall not be located within front yard setback areas, and may not include any driveways, parking areas, storage areas, or walkways (except those walkways that are clearly integral to the design of the recreation area).
Project complies.
Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks specified in Section 21.45.090).
NA. No open or lattice-top patio covers are proposed at this time or included as options in the plans.
Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following:
The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony).
The length of the projection shall not be limited, except as required by any setback or lot coverage standards.
The patio cover/deck/balcony shall comply with all applicable standards, including the required setbacks specified in Section 21.45.090.
Lots 7-8, and 16 each includes a home with
an attached solid patio cover proposed as an option that encroaches into the private recreational space. The encroachment does not exceed 6 ft. and the patio cover
complies with C.M.C Section 21.45.090.
D.13 Resident
Parking
2 spaces per unit,
provided as either:(6)
a two-car garage (minimum 20 feet x 20 feet), or All floor plans for each plan type show a
two-car garage with the minimum 20 ft. x 20 ft. interior dimension. Project complies. 2 separate one-car garages (minimum 12 feet x 20 feet each)
D.14
Garages for 3 or more cars-
in-a-row
No more than 20% of the total project units may include garages with doors for 3 or more cars-in-a-row that directly face the street, including garages constructed as 3
one-car garages located adjacent to each other, or constructed as a two-car garage separated from a one-car garage with all garage doors directly parallel to the street.
NA.
Garages that are recessed 20 feet or more back from the forward-most plane of
the house shall not be subject to the 20% 3-car garage limitation stated above. NA
Garages with doors for 3 or more cars in-a-row shall not be permitted on lots less
than 5,000 square feet in area. NA
D.15 Driveways Driveways for side-loaded garages must be enhanced with decorative pavement to improve appearance. NA
(1) Lot width is measured 20’ behind the front property line. (2) See Table C in Section 21.45.060 for required setbacks from an arterial street. (3) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) property line; or b) the outside edge of the required street right-of-way width. (4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) property line; b)
the outside edge of the required drive-aisle width; c) the back of sidewalk; or d) the nearest side of a parking bay located contiguous to a drive-aisle (excluding parking located in a driveway in front of a unit’s garage).. (5) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. (6) The required resident parking within the R-W zone shall be 2 spaces/unit, 1 of which must be covered. Any uncovered
required parking space in the R-W zone may be located within a required front yard setback and may be tandem. (7) Garage location standards do not apply to projects where all garages are alley loaded. (8) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks.
ATTACHMENT 10
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:
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.
13-20 dwelling units shall provide 2 different floor
plans and 3 different elevations. 21+ dwelling units shall provide 3 different floor plans and 3 different elevations.
Project complies in that it provides three (3) different floor plans and 4 distinct architectural styles for the
elevations:
Plan I = Santa Barbara (1A), Formal Spanish (1B), and Monterey (1C).
Plan II = Santa Barbara (2A),
Tuscan (2B), and Monterey (2C). Plan III = Santa Barbara (3A),
Formal Spanish (3B), and
Monterey (3C).
2 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.
The four architectural styles
proposed include Santa Barbara,
Formal Spanish, Tuscan, and Monterey. These styles
incorporate forms, detailing, and
materials on all elevations
conducive with the proposed styles
of architecture. Project complies.
3 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 façade(s) of the house.
Design Details
All elevations styles comply in
providing at least four complimentary design details. Please refer to the “Building
Elevation Design Elements” matrix
located as part of the Architectural
Site Plan (Planning Commission Exhibit H, dated May 1, 2013). Project complies. 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)
4 Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. Project complies.
5 Houses with both the same floor plan and elevation style shall not occur on adjacent lots. As shown on the proposed architectural site plan, units with
the same floor plan and elevation
style do not occur on adjacent lots.
Project complies.
ATTACHMENT 10
CITY COUNCIL POLICY 44 NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Site Planning
6 Reverse floor plans shall be included where possible to add variety to the street scene. Where possible, reverse floor plans have been plotted to add variety to the street scene. Project complies.
Single Story Requirements
7 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 15% shall be reduced second story structures. A reduced second story
structure shall comply with the following criteria:
A minimum of 60% of the roofline shall be single story; A 2-story element may be added in the central
portion of the front and rear elevation; and
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%).
15% of 32 units = 5 units. Five (5)
single-story homes (Plan type 1)
are plotted within the proposed project, each meeting the guideline and definition. Project complies.
8 A maximum of 20% of the total number of homes are
exempt from the requirement to have a single-story
building edge.
NA. However, while six (6) units
(20% of 32 = 6) could be exempted
from the requirement to provide a single-story building edge, the
project developer instead has
designed all 26 remaining units to
comply with Guideline No. 9
below. Project complies.
ATTACHMENT 10
CITY COUNCIL POLICY 44
NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Single Story Requirements (continued)
9 The remaining total number of homes shall comply
with one of the following guidelines: 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.
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.
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.
Plan types 2A, 2B, 2C, 3A, 3B, and
3C each provides a single-story building edge with a minimum depth of three (3) feet for 40% of
the perimeter of the building.
Project complies.
Plan 2A - Perimeter Length = 198 LF, Single-Story Edge (3 ft. min.
depth) = 118 LF or 59.9%.
Plan 2B - Perimeter Length = 198
LF, Single-Story Edge (3 ft. min. depth) = 118 LF or 59.9%.
Plan 2C - Perimeter Length = 188
LF, Single-Story Edge (3 ft. min.
depth) = 94 LF or 50%.
Plan 3A - Perimeter Length = 188
LF, Single-Story Edge (3 ft. min.
depth) = 76 LF or 40.4%.
Plan 3B - Perimeter Length = 198
LF, Single-Story Edge (3 ft. min.
depth) = 86 LF or 43.4%.
Plan 3C - Perimeter Length = 190 LF, Single-Story Edge (3 ft. min.
depth) = 85 LF or 44.7%.
ATTACHMENT 10
CITY COUNCIL POLICY 44 NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Multiple Building Planes
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 32 units = 22 units. Plan types 2 and 3 are plotted on a total of 27 lots within the development
and meet the minimum number of
four building planes. The planes
comply with the minimum 18-inch offset, the minimum 10 ft. depth between the forward-most and rear
plane, and each plane is a
minimum 30 sq. ft.
Plan 1A = 4 planes Plan 1B = 5 planes
Plan 1C = 5 planes
Plan 2A = 6 planes Plan 2B = 6 planes Plan 2C = 7 planes
Plan 3A = 6 planes
Plan 3B = 5 planes Plan 3C = 6 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.
66% of 32 units = 22 units. Plan types 2 and 3 are plotted on a total
of 27 lots within the development
and meet the minimum number of
four building planes. The planes
comply with the minimum 4 ft. depth between the forward-most
and rear plane.
Plan 2A = 4 planes (5 w/ balcony)
Plan 2B = 4 planes (5 w/ balcony) Plan 2C = 4 planes (5 w/ balcony)
Plan 3A = 4 planes (5 w/ balcony)
Plan 3B = 4 planes (5 w/ balcony)
Plan 3C = 5 planes (6 w/ balcony)
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 32 units = 22 units. Plan
types 2 and 3 are plotted on a total of 27 lots within the development. Plan types 2 and 3 both incorporate
side yard cutouts and offsets that
average greater than 8.5 feet along
one side elevation. Project complies.
ATTACHMENT 10
CITY COUNCIL POLICY 44
NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
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 of the exterior openings are
either recessed or inset a minimum
of 2″ or trimmed with a minimum 2″
thick foam trim. Project complies.
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 have been used throughout on the proposed elevations. 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 façade 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 32 units = 16 units. Plan types 2 and 3 are plotted on a total of 27 lots (84%) within the
development. Plan types 2 and 3
incorporate a front porch, while Plan
Types 2C and 3C incorporate both a porch and balcony, all of which meet the minimum area and dimensional
guidelines. Project complies.
Plan 2A (Front Porch) = 139 SF Plan 2B (Front Porch) = 123 SF
Plan 2C (Front Porch) = 67 SF
Plan 2C (Balcony) = 93 SF
Plan 3A (Front Porch) = 144 SF
Plan 3B (Front Porch) = 237 SF
Plan 3C (Front Porch) = 144 SF
Plan 3C (Balcony) = 63 SF
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.
75% of 32 units = 24 units. 31 (97%) of the proposed homes have a front
entry that is visible from the street or
drive-aisle. Lot 1-8 and 10-32 complies with this guideline.
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.
NA. None of the proposed homes
include a visible chimney.
Garage Doors
18 Garage doors for 3 or 4 cars in a row that directly face the
street must have a minimum of an 18” plane change
between the garage doors after the 2 car garage door.
NA.
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 11
CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS
Principle Compliance Comments
1 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 proposed building facades create
visual interest and character, which
are varied and highly articulated to promote visual interest to pedestrian, neighboring homes, and passerby traffic. The Plan 2 and 3 each include porches that face the street, which help to provide an opportunity for social interaction and visual interest within the neighborhood. In addition to front porches, the Plan 2C and 3C each include a large balcony over the
garage.
2 Garages
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 unique constraints of the site and the small lots limit the project’s ability to produce a variety of garage configurations as envisioned under this guideline (i.e., side-loaded and/or alley loaded garages). In addition, the
narrowness of the smaller lots
combined with the Planned
Development dimensional and
minimum private rear yard area
requirements further impede the
design and development of tandem or deeply recessed rear yard garage type configurations. Given the constraints of the site, the proposed architecture is providing a front-loaded recessed garage design for each home. To provide variety and interest to the neighborhood, each garage door is
designed in keeping with the four (4)
architectural styles that have been
proposed. Home designs incorporate
features to insure that the residence is
the prominent part of the structure in
relation to the street. Each garage is recessed behind the forward-most plane of the home, placing visual importance on the front entries, porches, and living quarters, and in some instances (i.e., Plans 2C and 3C) the proposed architecture includes a second-floor balcony that
projects out over the garage face.
Enhancements such as the second-
floor balconies, front porches, varied
plane changes in the front elevations,
and use of reverse plan plotting have
been integrated into the project design to further provide visual interest in keeping with the intent of livable neighborhoods.
ATTACHMENT 11
CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS
Principle Compliance Comments
3 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.
NA
4 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.
Street trees are planted in the
parkways along Private Drive “A,”
Paseo Lupino, and the Rancho Santa
Fe Road frontage. The tree species
were selected based on proposed architecture, avoidance of sidewalk damage, and minimal water consumption properties. The African Sumac is a lacy tree, which grows similar to an oak and enhances the Spanish style architecture, while the Jacaranda provides canopy and color.
Also included in the development are
the Brisbane Box to create volume
and Sweet Bay to provide accent.
5 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.
The project provides pedestrian circulation in the form of an attached curb adjacent sidewalk along Private Drive “A” and a detached sidewalk with landscaped parkway along
Private Street “A”; each of which
connects with the existing network of
sidewalks in the area. Additionally, a
sidewalk connects with the existing
nearby Old Rancho Santa Fe Road
public trail located along the northern project boundaries. All sidewalks converge at the intersection of Paseo Lupino and Rancho Santa Fe Road, which is a signalized intersection and offers safe crossing for pedestrians over to the future commercial development presently under
construction on the south side of
Rancho Santa Fe Road.
ATTACHMENT 11
CITY COUNCIL POLICY 66 - LIVABLE NEIGHBORHOODS
Principle Compliance Comments
6 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.
Project provides a large centralized
community recreation area that
includes a grassy play area with picnic tables and BBQ areas located along the periphery. In addition, the project provides a community garden for its residents located northeast of the homes adjacent to the Old Rancho Santa Fe Road public trail.
,,
File: 1136.00
September 26, 2012
Van Lynch
Development Services
Planning Division
City of Carlsbad
163S Faraday Avenue
Carlsbad, CA 92008
Dear Van:
( (
On behalf of our client, Taylor Morrison of California, LLC, we are pleased to submit this request for a
Tentative Tract Map, Planned Development Permit, and Variance. The property is located between Old
Rancho Santa Fe Road and Rancho Santa Fe Road, just west of Paseo Lupino, APN 223-0S-71. The
property is 9.96 acres, currently vacant and rough graded, and is a part of the overall La Costa Town
Square approval. Specifically, Ordinance CS-051 and Resolution 2009-2.32 included the approval for an
amendment to the La Costa Master Plan to change the land use on the subject property from Local
Shopping Center and Office to Residential Medium and Open Space. The City Council Ordinance limited
single family detached dwelling units at this site.
The proposed project includes development of the site with 32 single family detached dwelling units and
two open space lots. The site will gain access off of Paseo Lupino via the realigned Rancho Santa Fe
Road. The project maintains the required 1.9 acres of open space as well as the 50 foot setback from
Rancho Santa Fe Road.
Due to the irregular shape of the land, its topography, its unique entitlement history, and in order to
meet the City's Growth Management Control Point for the RM zone, we are requesting a Variance from
the required 5,000 square feet lot area development regulation restriction. The project's proposed lot
sizes range from 3,500 to 6,500 square feet (see attached Site Plan for lot areas). We have addressed
the Justification for Variance as follows:
1. Explain what special circumstances are applicable to the subject property, including size, shape,
topography, location of surroundings, whereby the strict application of the zoning ordinance
deprives such property of privileges enjoyed by other property in the vicinity and under identical
zoning classification:
( (
Page 2 of 3
Justification: The proposed La Costa Single Family Residential site was part of the overall La
Costa Town Square approval. In the 2009 Planning Commission approval, the subject site was
originally permitted as a Multi-Family development to include 128 dwelling units. Because of the
site's adjacency to Single Family development, various conditions were placed upon the
property, which were never modified when the City Council later restricted the site to Single
Family detached dwelling units. There are unique characteristics in which developing the
property with the strict application of zoning ordinance for minimum 5,000 square foot lots
while maintaining all conditions creates a hardship for our client compared to the property
privileges enjoyed by other properties in the RM zone. Additionally, the RM zone allows up to 8
units per acre. The site includes special circumstances including a triangular shape, steep slopes,
requirement to preserve 1.9 acres of open space for a buffer between the site and the adjacent
Single Family development, various easements, and a 50 foot setback requirement from Rancho
Santa Fe Road when together result in hardships. None of the adjoining properties or in the RM
zone contain the same development constraints. Strict application of the code to restrict the lot
areas to 5,000 square feet would develop the property at less than 5 units per acre. The City's
General Plan establishes Growth Management Control Points for various land use designations.
The Growth Management Control Point for the RM zone is 6 dwelling units per acre. To more
appropriately meet this requirement; we believe the granting of the lot area variance is required
which would develop the property at 5.8 dwelling units per acre.
2. Explain why the granting of the variance does not constitute a grant of special privileges
inconsistent with the limitations upon other properties in the vicinity and zone in which the
subject property is located and is subject to any conditions necessary to assure compliance with
this finding:
Justification: The granting of the lot area variance does not constitute a grant of special
privileges because the proposed project is maintaining all restrictions and development
standards placed on the site when the property was originally approved as a Multi-Family
product. The proposed project with the variance request does not increase the density allowed
for the site and is consistent with the surrounding properties in both land uses and densities.
The project will remain as single family detached dwelling units and preserves the 1.9 acres of
open space.
3. Explain why the granting of the variance does not authorize a use or activity which is not
otherwise expressly authorized by the zone regulation governing the subject property:
Justification: The proposed project with the lot area variance does not change the use or activity
which is authorized by the RM zone. The variance request is necessary to develop the property
to more closely meet the City's Growth Management Control Point and the residential needs of
the area given the sites unique and hardship circumstances.
4. Explain why the granting of the variance is consistent with the general purpose and intent of the
General Plan and any applicable specific or Master Plans:
Justification: The La Costa Master Plan calls for Single Family Detached dwelling units and open
space within this area. The proposed project is for 32 single family detached dwelling units and
two open space lots. Granting the lot area variance request is consistent with the general
purpose and intent of the La Costa Master Plan as well as the General Plan by more closely
meeting the City's Growth Management Control Point goals. Granting the variance request will
/
(
Page 3 of3
allow for 5.8 units per acre on this site where the General Plan identifies a desired 6 dwelling
unit per acre Control Point.
5. If located within the coastal zone, explain why the variance is consistent with and implements
the requirements of the certified local coastal program and that the variance does not reduce or
· in any manner adversely affect the protection of coastal resources:
Justification: The proposed project is not located within the coastal zone.
We will concurrently process the vacation of the westerly half of Paseo lupino and designate it as Open
Space with the processing of the Tentative Map. (Pursuant to the 2009 Planning commission approval
for the site that stated that "once proposed collector roadway not be vacated until the site design of the
multi-family site is completed.")
Enclosed you will find the following material for your review:
• Signed Applications
• Title Report (2)
• leucadia Wastewater District letter
• Geotechnical Investigation (2)
• Development Plans
o Civil
o Architect
o landscape
• Public Notice Package
• Check in the amount of $23,441 made payable to "City of Carlsbad"
We look forward to your review of this request. If you should have any questions please contact me at
(8S8) 87S-1715 or anna.colamussi@latitude33.com.
Sincerely, ~~
Anna L Yentile
Project Planner
5355 Mira Sorrento Place, Suite 650San Diego, CA 92121TEL. 858.751.0633FAX. 858.751.0634Latitude 33Planning and Engineering
5355 Mira Sorrento Place, Suite 650San Diego, CA 92121TEL. 858.751.0633FAX. 858.751.0634Latitude 33Planning and Engineering
5355 Mira Sorrento Place, Suite 650San Diego, CA 92121TEL. 858.751.0633FAX. 858.751.0634Latitude 33Planning and Engineering
5355 Mira Sorrento Place, Suite 650San Diego, CA 92121TEL. 858.751.0633FAX. 858.751.0634Latitude 33Planning and Engineering
5355 Mira Sorrento Place, Suite 650San Diego, CA 92121TEL. 858.751.0633FAX. 858.751.0634Latitude 33Planning and EngineeringSECTION 'A-A'SECTION 'B-B'SECTION 'C-C'SECTION 'D-D'
5355 Mira Sorrento Place, Suite 650San Diego, CA 92121TEL. 858.751.0633FAX. 858.751.0634Latitude 33Planning and EngineeringSECTION 'A-A'SECTION 'B-B'
5355 Mira Sorrento Place, Suite 650San Diego, CA 92121TEL. 858.751.0633FAX. 858.751.0634Latitude 33Planning and Engineering
5355 Mira Sorrento Place, Suite 650San Diego, CA 92121TEL. 858.751.0633FAX. 858.751.0634Latitude 33Planning and EngineeringSECTION 'A-A'SECTION 'D-D'SECTION 'B-B'SECTION 'C-C'SECTION 'E-E'
5355 Mira Sorrento Place, Suite 650San Diego, CA 92121TEL. 858.751.0633FAX. 858.751.0634Latitude 33Planning and Engineering
6 0 . 0 0 ' M I N7 5 . 0 0 ' M I N 5'-0"50'-0"5'-0"21'-0"44'-0"10'-0"REF.ROOMGREATX264150GARAGEX203204ENTRYKITCHENDININGDROP 31'-8"MICRO./ OVEN16'-6"8080 SL.DR.10'-0"1'-6"9'-6"PANTRYLINEN
24 L.F.BATHMASTERBEDROOMMASTERX156136BA. 2BEDROOM 3X110120BEDROOM 2X120116LAU.OPT. 18080 BI-FOLDOPT. 8080 SL.DR.GLASS2020 HIGHRECESSEDWDW.OPT. COVEREDPATIO9'-0"3'-2"RECESSEDWINDOW RECESSEDWINDOW 2020 HIGHRECESSEDWDW.RECESSEDWINDOWRECESSEDWINDOWRECESSED
WINDOW
OPT. 3080 DR.
W/ LIGHTRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOW
LINE OF SOTRAGE ABOVEGREATDINING18080 BI-FOLDOPT. BI-FOLD DOORS@ GREAT ROOM / DININGXOPT. COVEREDPATIO270668080 SL.DR.OPT. 18080 BI-FOLDCOVEREDPATIOROOMGREATDININGOPT. COVERED PATIO@ GREAT ROOM / DINING2020 HIGH
RECESSED
WDW.
2020 HIGH
RECESSED
WDW.
RECESSED
WINDOW
OPT. 3080 DR.
W/ LIGHT
RECESSED
WINDOW
OPT. 3080 DR.
W/ LIGHTPLAN 11,833 SQ. FT.TARGET: 1,800 SQ. FT.3 BEDROOMS / 2 BATHS2 - CAR GARAGEFLOOR AREA TABLE1ST FLOORTOTAL1,833 SQ. FT.2 - CAR GARAGENOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION1,833 SQ. FT.423 SQ. FT.TYPICAL GARAGE SECTION480 CUBIC FEET OF STORAGE ABOVE CARSSCALE: 1/8" = 1'-0"C A R L S B A D , C A L I F O R N I AL A C O S T A R E S I D E N T I A L0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"6 5 1 . 1 2 1 2 80 3 . 0 6 . 1 3J:\GROUP1\65112128\2128FLR1A.DWGP L A N 1 AR E F L E C T S S A N T A B A R B A R A E L E V A T I O N
N REF.ROOMGREATX264150GARAGEX203204ENTRYKITCHENDININGDROPMICRO./ OVEN8080 SL.DR.PANTRYLINEN
24 L.F.BATHMASTERBEDROOMMASTERX156136BA. 2BEDROOM 3X110120BEDROOM 2X120116LAU.OPT. 18080 BI-FOLDOPT. 8080 SL.DR.GLASS2020 HIGHRECESSEDWDW.OPT. COVEREDPATIORECESSEDWINDOW RECESSEDWINDOW 2020 HIGHRECESSEDWDW.RECESSEDWINDOWRECESSEDWINDOWRECESSED
WINDOW
OPT. 3080 DR.
W/ LIGHTRECESSEDWINDOWRECESSEDWINDOW
LINE OF SOTRAGE ABOVE16'-6"5'-0"50'-0"5'-0"21'-0"44'-0"10'-0"31'-8"10'-0"1'-6"9'-6"6 0 . 0 0 ' M I N7 5 . 0 0 ' M I N9'-0"3'-2"RECESSEDWINDOWRECESSEDWINDOWPLAN 11,833 SQ. FT.TARGET: 1,800 SQ. FT.3 BEDROOMS / 2 BATHS2 - CAR GARAGEFLOOR AREA TABLE1ST FLOORTOTAL1,833 SQ. FT.2 - CAR GARAGENOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION1,833 SQ. FT.423 SQ. FT.TYPICAL GARAGE SECTION480 CUBIC FEET OF STORAGE ABOVE CARSSCALE: 1/8" = 1'-0"C A R L S B A D , C A L I F O R N I AL A C O S T A R E S I D E N T I A L0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"6 5 1 . 1 2 1 2 80 3 . 0 6 . 1 3J:\GROUP1\65112128\2128FLR1B.DWGP L A N 1 BR E F L E C T S F O R M A L S P A N I S H E L E V A T I O N
REF.ROOMGREATX264150GARAGEX203204ENTRYKITCHENDININGDROPMICRO./ OVEN8080 SL.DR.PANTRYLINEN
24 L.F.BATHMASTERBEDROOMMASTERX156136BA. 2BEDROOM 3X110120BEDROOM 2X120116LAU.OPT. 18080 BI-FOLDOPT. 8080 SL.DR.GLASS2020 HIGHRECESSEDWDW.OPT. COVEREDPATIORECESSEDWINDOW RECESSEDWINDOW 2020 HIGHRECESSEDWDW.RECESSEDWINDOWRECESSEDWINDOWRECESSED
WINDOW
OPT. 3080 DR.
W/ LIGHTRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOW
LINE OF SOTRAGE ABOVE16'-6"5'-0"50'-0"5'-0"21'-0"44'-0"10'-0"31'-8"10'-0"1'-6"9'-6"6 0 . 0 0 ' M I N7 5 . 0 0 ' M I N9'-0"3'-2"RECESSEDWINDOWPLAN 11,833 SQ. FT.TARGET: 1,800 SQ. FT.3 BEDROOMS / 2 BATHS2 - CAR GARAGEFLOOR AREA TABLE1ST FLOORTOTAL1,833 SQ. FT.2 - CAR GARAGENOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION1,833 SQ. FT.423 SQ. FT.TYPICAL GARAGE SECTION480 CUBIC FEET OF STORAGE ABOVE CARSSCALE: 1/8" = 1'-0"C A R L S B A D , C A L I F O R N I AL A C O S T A R E S I D E N T I A L0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"6 5 1 . 1 2 1 2 80 3 . 0 6 . 1 3J:\GROUP1\65112128\2128FLR1C.DWGP L A N 1 CR E F L E C T S M O N T E R E Y E L E V A T I O N
5'-0"33'-6"20'-0"45'-0"10'-0"F I R S T F L O O R 4 7 . 0 0 ' M I N7 5 . 0 0 ' M I N
GARAGEX205204UP16 RDININGX155119BA. 3MICRO./ OVEN3'-6"REF.XBEDROOM 4OPT. DEN / OFFICE110119ENTRYKITCHENROOMGREATX170150PORCH8'-6"5'-0"21'-0"22'-0"12080 SL.DR. / OPT. 12080 BI-FOLD5'-0"15'-0"STORAGEPANTRY1'-10"6'-8"OPT. BI-FOLD WDW.OPT. BI-FOLD WDW.OPT. COVEREDPATIO10'-0"RECESSEDWINDOWRECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED WINDOWRECESSED WINDOW
LINE OF SOTRAGE ABOVEPLAN 22,228 SQ. FT.TARGET: 2,200 SQ. FT.4 BEDROOMS / 3 BATHS2 - CAR GARAGEFLOOR AREA TABLE1ST FLOOR2ND FLOORTOTAL2,228 SQ. FT.2 - CAR GARAGEPORCHNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION1,156 SQ. FT.1,072 SQ. FT.429 SQ. FT.139 SQ. FT.PERIMETER LENGTH = 198 L.F.SINGLE STORY EDGE = 118 L.F. OR 59.5%LINENLAU.BEDROOM 2X110130BEDROOMMASTERX180140BATHMASTER3'-0"3'-6"S E C O N D F L O O R 10'-0"10'-0"5'-0"5'-0"3'-0"20'-0"23 L.F.DN16 RBA. 2BEDROOM 3X1301242'-8"1'-10"6'-8"OPT. DECK5'-0"5'-0"RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWS
OPT. BI-FOLD DOORS@ DINING12080 BI-FOLDCOVEREDPATIOOPT. COVERED PATIO@ DININGDECK12080 SL.DR. / OPT. 12080 BI-FOLDOPT. COVERED DECK@ MASTER BEDROOMOPT. BI-FOLD WDW.RECESSED WINDOWTYPICAL GARAGE SECTION480 CUBIC FEET OF STORAGE ABOVE CARSSCALE: 1/8" = 1'-0"C A R L S B A D , C A L I F O R N I AL A C O S T A R E S I D E N T I A L0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"6 5 1 . 1 2 1 2 80 3 . 1 2 . 1 3J:\GROUP1\65112128\2128FLR2A.DWGP L A N 2 AR E F L E C T S S A N T A B A R B A R A E L E V A T I O N
GARAGEX205204UP16 RDININGX155119BA. 3MICRO./ OVENREF.XBEDROOM 4OPT. DEN / OFFICE110119ENTRYKITCHENROOMGREATX170150PORCH12080 SL.DR. / OPT. 12080 BI-FOLDSTORAGEPANTRYOPT. BI-FOLD WDW.OPT. BI-FOLD WDW.OPT. COVEREDPATIORECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED WINDOWRECESSED WINDOW
LINE OF SOTRAGE ABOVE5'-0"33'-6"20'-0"45'-0"10'-0"3'-6"8'-6"5'-0"21'-0"22'-0"1'-9"6'-9"F I R S T F L O O R 4 7 . 0 0 ' M I N7 5 . 0 0 ' M I N
5'-0"15'-0"
10'-0"RECESSEDWINDOWPLAN 22,228 SQ. FT.TARGET: 2,200 SQ. FT.4 BEDROOMS / 3 BATHS2 - CAR GARAGEFLOOR AREA TABLE1ST FLOOR2ND FLOORTOTAL2,228 SQ. FT.2 - CAR GARAGEPORCHNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION1,156 SQ. FT.1,072 SQ. FT.123 SQ. FT.PERIMETER LENGTH = 198 L.F.SINGLE STORY EDGE = 118 L.F. OR 59.5%LINENLAU.BEDROOM 2X110130BEDROOMMASTERX180140BATHMASTER23 L.F.DN16 RBA. 2BEDROOM 3X130124OPT. DECKRECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOW3'-6"10'-0"10'-0"5'-0"5'-0"20'-0"1'-9"6'-9"2'-8"3'-0"3'-0"S E C O N D F L O O R 5'-0"5'-0"RECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWTYPICAL GARAGE SECTION480 CUBIC FEET OF STORAGE ABOVE CARSSCALE: 1/8" = 1'-0"C A R L S B A D , C A L I F O R N I AL A C O S T A R E S I D E N T I A L0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"6 5 1 . 1 2 1 2 80 3 . 0 6 . 1 3J:\GROUP1\65112128\2128FLR2B.DWGP L A N 2 BR E F L E C T S T U S C A N E L E V A T I O N
GARAGEX205204UP16 RDININGX155119BA. 3MICRO./ OVENREF.BEDROOM 4OPT. DEN / OFFICE110119ENTRYKITCHENROOMGREATX170150PORCH12080 SL.DR. / OPT. 12080 BI-FOLDSTORAGEPANTRYOPT. BI-FOLD WDW.OPT. BI-FOLD WDW.OPT. COVEREDPATIORECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED WINDOWRECESSED WINDOW
LINE OF SOTRAGE ABOVE5'-0"33'-6"20'-0"45'-0"10'-0"3'-6"8'-6"5'-0"21'-0"22'-0"
10'-0"10'-0"1'-9"6'-9"9'-0"F I R S T F L O O R 4 7 . 0 0 ' M I N7 5 . 0 0 ' M I N
PLAN 22,242 SQ. FT.TARGET: 2,200 SQ. FT.4 BEDROOMS / 3 BATHS2 - CAR GARAGEFLOOR AREA TABLE1ST FLOOR2ND FLOORTOTAL2,242 SQ. FT.2 - CAR GARAGEPORCHNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION1,170 SQ. FT.1,072 SQ. FT.429 SQ. FT.PERIMETER LENGTH = 188 L.F.SINGLE STORY EDGE = 94 L.F. OR 50 %67 SQ. FT.LINENLAU.BEDROOM 2X110130BEDROOMMASTERX180140BATHMASTER23 L.F.DN16 RBA. 2OPT. DECKRECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOW3'-0"3'-6"10'-0"10'-0"5'-0"5'-0"20'-0"10'-0"1'-9"6'-9"BEDROOM 3X146124DECKS E C O N D F L O O R 6'-0"RECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWTYPICAL GARAGE SECTION480 CUBIC FEET OF STORAGE ABOVE CARSSCALE: 1/8" = 1'-0"C A R L S B A D , C A L I F O R N I AL A C O S T A R E S I D E N T I A L0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"6 5 1 . 1 2 1 2 80 3 . 0 6 . 1 3J:\GROUP1\65112128\2128FLR2C.DWGR E F L E C T S M O N T E R E Y E L E V A T I O NP L A N 2 C
5'-0"33'-6"8'-6"20'-0"45'-0"10'-0"F I R S T F L O O R 4 7 . 0 0 ' M I N7 5 . 0 0 ' M I N
21'-3"16'-0"5'-0"10'-0"10'-0"GARAGEX202214UP16 RBA. 3PANTRYDESKROOMGREATX163169DININGX148110 12080 SL.DR.BEDROOM 4X110110KITCHENENTRYPORCH3'-6"1'-10"3'-2"OPT. COVEREDPATIOREF.MICRO./ OVENRECESSEDWINDOWRECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOWRECESSEDWINDOW
RECESSED
WINDOWLINE OF SOTRAGE ABOVES E C O N D F L O O R 10'-0"20'-0"10'-0"5'-0"3'-6"1'-10"3'-2"14 L.F.BATHMASTERDN16 RLAU.BEDROOM 3X12011814 L.F.BEDROOMMASTERX160170XBONUSROOM / OPT.BEDROOM 5130130BEDROOM 2X110130BA. 2OPT. DECK8'-6"6'-0"3'-0"4'-0"4'-0"LOW LINENRECESSEDWINDOWRECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOW RECESSEDWINDOWRECESSEDWINDOW
PLAN 32,462 SQ. FT.TARGET: 2,500 SQ. FT.4 BEDROOMS / BONUS ROOM / 3.5 BATHS2 - CAR GARAGEFLOOR AREA TABLE1ST FLOOR2ND FLOORTOTAL2,462 SQ. FT.2 - CAR GARAGEPORCHNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION1,374 SQ. FT.1,088 SQ. FT.443 SQ. FT.144 SQ. FT.PERIMETER LENGTH = 188 L.F.SINGLE STORY EDGE = 76 L.F. OR 40.4%COVEREDPATIOOPT. COVERED PATIO@ GREAT ROOMDECKOPT. DECK@ MASTER BEDROOMRECESSED
WINDOW
RECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWTYPICAL GARAGE SECTION480 CUBIC FEET OF STORAGE ABOVE CARSSCALE: 1/8" = 1'-0"C A R L S B A D , C A L I F O R N I AL A C O S T A R E S I D E N T I A L0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"6 5 1 . 1 2 1 2 80 3 . 1 2 . 1 3J:\GROUP1\65112128\2128FLR3A.DWGP L A N 3 AR E F L E C T S S A N T A B A R B A R A E L E V A T I O N
GARAGEX202214UP16 RBA. 3PANTRYDESKROOMGREATX163169DININGX148110 12080 SL.DR.BEDROOM 4X110110KITCHENENTRYOPT. COVEREDPATIOREF.MICRO./ OVENRECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOWRECESSEDWINDOW
RECESSED
WINDOWLINE OF SOTRAGE ABOVE5'-0"33'-6"8'-6"20'-0"45'-0"10'-0"21'-3"16'-0"5'-0"10'-0"10'-0"3'-6"1'-10"3'-2"F I R S T F L O O R 4 7 . 0 0 ' M I N7 5 . 0 0 ' M I N
PORCH5'-0"6'-4 1/2"RECESSED
WINDOW
RECESSED
WINDOW 14 L.F.BATHMASTERDN16 RLAU.BEDROOM 3X12011814 L.F.BEDROOMMASTERX160170XBONUSROOM / OPT.BEDROOM 5130130BEDROOM 2X110130BA. 2OPT. DECKLOW LINENRECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOW RECESSEDWINDOWRECESSEDWINDOW20'-0"10'-0"5'-0"5'-0"3'-6"1'-10"3'-2"8'-6"6'-0"8'-0"4'-0"4'-0"S E C O N D F L O O R RECESSEDWINDOWRECESSEDWINDOWPLAN 32,462 SQ. FT.TARGET: 2,500 SQ. FT.4 BEDROOMS / BONUS ROOM / 3.5 BATHS2 - CAR GARAGEFLOOR AREA TABLE1ST FLOOR2ND FLOORTOTAL2,462 SQ. FT.2 - CAR GARAGEPORCHNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION1,374 SQ. FT.1,088 SQ. FT.PERIMETER LENGTH = 198 L.F.SINGLE STORY EDGE = 86 L.F. OR 43.4%237 SQ. FT.TYPICAL GARAGE SECTION480 CUBIC FEET OF STORAGE ABOVE CARSSCALE: 1/8" = 1'-0"C A R L S B A D , C A L I F O R N I AL A C O S T A R E S I D E N T I A L0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"6 5 1 . 1 2 1 2 80 3 . 0 6 . 1 3J:\GROUP1\65112128\2128FLR3B.DWGP L A N 3 BR E F L E C T S F O R M A L S P A N I S H E L E V A T I O N
GARAGEX202214UP16 RBA. 3PANTRYDESKROOMGREATX163169DININGX148110 12080 SL.DR.BEDROOM 4X110110KITCHENENTRYCHREF.MICRO./ OVENRECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOW
RECESSED
WINDOWLINE OF SOTRAGE ABOVE5'-0"33'-6"8'-6"20'-0"45'-0"10'-0"5'-0"10'-0"10'-0"3'-6"1'-10"3'-2"F I R S T F L O O R 4 7 . 0 0 ' M I N7 5 . 0 0 ' M I N
9'-0"COVEREDPATIORECESSEDWINDOWPORCH14 L.F.BATHMASTERDN16 RLAU.BEDROOM 3X12011814 L.F.BEDROOMMASTERX160170XBONUSROOM / OPT.BEDROOM 5130130BEDROOM 2X110130BA. 2OPT. DECKLOW LINENRECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOW RECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOW RECESSEDWINDOW 10'-0"10'-0"5'-0"3'-6"1'-10"3'-2"8'-6"6'-0"3'-0"4'-0"6'-0"DECKS E C O N D F L O O R RECESSEDWINDOWRECESSEDWINDOWRECESSEDWINDOWPLAN 32,462 SQ. FT.TARGET: 2,500 SQ. FT.4 BEDROOMS / BONUS ROOM / 3.5 BATHS2 - CAR GARAGEFLOOR AREA TABLE1ST FLOOR2ND FLOORTOTAL2,462 SQ. FT.2 - CAR GARAGEPORCH1,374 SQ. FT.1,088 SQ. FT.443 SQ. FT.PERIMETER LENGTH = 190 L.F.SINGLE STORY EDGE = 85 L.F. OR 44.7%NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTYPICAL GARAGE SECTION480 CUBIC FEET OF STORAGE ABOVE CARSSCALE: 1/8" = 1'-0"C A R L S B A D , C A L I F O R N I AL A C O S T A R E S I D E N T I A L0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"0 2 48SCALE: 1/4" = 1'-0"6 5 1 . 1 2 1 2 80 3 . 0 6 . 1 3J:\GROUP1\65112128\2128FLR3C.DWGP L A N 3 CR E F L E C T S M O N T E R E Y E L E V A T I O N