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HomeMy WebLinkAbout2015-02-04; Planning Commission; ; CT 14-03|RP 14-16 - BEACHWALK AT MADISONThe City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION item No. P.C. AGENDA OF: February 4, 2015 Application complete date: October 22, 2014 Project Planner: Shannon Werneke Project Engineer: David Rick SUBJECT: CT 14-03/RP 14-16 - BEACHWALK AT MADISON - Request for a recommendation of approval of a Tentative Tract Map and a Major Review Permit to allow for the construction of six (6) multi-family residential air space condominiums on a 0.28-acre site on the east side of Madison Street in Land Use District 8 of the Village Review zone and within Local Facilities Management Zone 1. The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7083 RECOMMENDING APPROVAL of Tentative Tract Map CT 14-06 and Major Review Permit RP 14-16 to the City Council based on the findings and subject to the conditions contained therein. II. PROJEa DESCRIPTION AND BACKGROUND The subject 0.28-acre (gross) site is located on the east side of Madison Street, in between Laguna Street to the north and Arbuckle Place to the south. In addition, the property is located within Land Use District 8, the Residential Support Area, ofthe Village Master Plan and outside ofthe boundaries ofthe coastal zone. Topographically, the site is generally flat and slopes from a high point of 52 feet above mean sea level (MSL) along the eastern property line to 48 feet above MSL along the western property line. The site is currently vacant and devoid of any sensitive vegetation. The proposed project entails a request for approval of a Tentative Tract Map and Major Review Permit to construct six (6) multi-family residential air-space condominiums which are configured as two triplexes. Two unit types are proposed, each of which is approximately 1,600 square feet in size (excluding the garage), three-stories and 34 feet-tall. Each unit incorporates two balconies totaling 192 square feet; at-grade porches are also proposed for the end units. Parking for each unit is proposed to be provided by an attached two-car garage, which includes a direct entrance into the unit. Except for the exclusive use areas (i.e., balconies and patios), the underlying lot will be held in common interest divided between the six airspace condominiums. This common area includes, but is not limited to, the private driveway, landscaping, and sidewalks. Grading quantities to prepare the site for development include 850 cubic yards of cut, which results in 850 cubic yards of export. To accommodate the project, retaining walls ranging up to 4 feet in height are proposed around the north, south and east property lines. In addition, a standards modification is proposed to the front yard setback. Instead of the desired front yard setback of 15 feet, a setback of 10 feet from the front (west) property line is proposed CT 14-03/RP 14-16 - BEACHWALK AT MADISON February 4, 2015 Page 2 A detailed breakdown of each type of unit is summarized in Table 1 below. TABLE 1 - DETAILS FOR UNIT TYPE Unit Type Quantity Size (gross SF, excluding garage) Bedroom/Bathrooms Garage Balconies Height A 4 1,607 SF 3/3 2-car garage 192 SF 34' % " B 2 1,594 SF 3/3 2-car garage 192 SF 34' % " Access to the site is proposed to be provided by a 20-foot-wide driveway located off of Madison Street, which will be enhanced with permeable pavers. The driveway centrally bisects the site and provides access to each of the proposed internally-facing two-car garages. The primary entrance for the two units with frontage on Madison Street is oriented towards the street while pedestrian access to the remaining four units is provided by a common sidewalk which parallels the north and south property lines. The architectural design is characterized as contemporary with a coastal influence. Primary building materials include a light cream-colored stucco and olive-colored horizontal siding. Asphalt shingles cover a 5:12 pitched roof over each unit; and metal awnings adorn some of the windows, doors, and balconies throughout. A variety of roof planes are included that provide different roof heights and each elevation includes off-setting building planes. The project meets the City's standards for subdivisions and, as designed and conditioned, is in compliance with the General Plan, Village Master Plan, Subdivision Ordinance, and relevant zoning regulations ofthe Carlsbad Municipal Code (CMC). Table 2 below identifies the General Plan designations, zoning and current land uses ofthe project site and surrounding properties. TABLE 2 - SURROUNDING LAND USES Location General Plan Designation Zoning Current Land Use Site V V-R Vacant North V V-R Business office South V V-R Single-family residential East V V-R Multi-family residential West V V-R Multi-family residential and single-family residential III. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village (V) General Plan Land Use designation; B. Village Review (VR) Zone (CMC Chapter 21.35), Land Use District 8 (Residential Support Area, Village Master Plan and Design Manual)/Development Standards Modification; C. Inclusionary Housing Ordinance (CMC Chapter 21.85); D. Subdivision Ordinance (CMC Title 20); and E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1. CT 14-03/RP 14-16 - BEACHWALK AT MADISON February 4, 2015 Page 3 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 and policies is discussed in the sections below. A. Village (V) General Plan Land Use Designation The subject property has a General Plan Land Use designation of Village (V). As discussed in the Village Master Plan, properties within the Village Area do not have an assigned residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential development are established in the Village Master Plan. Table 3 below identifies the permissible density range for properties located outside ofthe coastal zone and within Land Use District 8. In addition, the allowable range for the number of dwelling units based on the size of the project site and a comparison to what is currently proposed is included in the table. TABLE 3 - PROPOSED DENSITY Gross Acres Net Acres Allowable Density Range; Min/Max Dwelling Units per Village Master Plan Project Density; Proposed Dwelling Units 0.28 0.26 18-23 du/ac Minimum: 4 dwelling units Maximum: 6 dwelling units 21.43 du/ac 6 units As identified above, the project's density of 21.43 dwelling units per acre falls within the allowable density range of 18 to 23 dwelling units per acre. Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has not been established for residential development in the Village, all residential units approved in the Village must be withdrawn from the City's Excess Dwelling Unit Bank (EDUB). The EDUB is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant to CMC Section 21.85.110. As discussed in Section C below, because less than seven (7) units are proposed, the inclusionary requirements may be satisfied through the payment to the city of an in-lieu fee. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project shall be found to be consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7083, the proposed project meets these findings. As the proposed project requires approval from City Council, the City Council is the final decision-making authority for the allocation from the EDUB. The following Table 4 describes how the proposed Beachwalk at Madison project is consistent with the various elements ofthe Carlsbad General Plan. CT 14-03/RP 14-16 - BEACHWALK AT MADISON February 4, 2015 Page 4 TABLE 4-GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Land Use Goal A.l A City which preserves, enhances and maintains the Village as a place for living, working, shopping, recreation, civic and cultural functions while retaining the Village atmosphere and pedestrian scale. Goal A.3 A City which encourages new economic development in the Village and near transportation corridors to retain and increase resident-serving uses. The proposed project, which includes the construction of 6 new multi-family airspace condominiums, will enhance the vitality ofthe Village by providing new residential land uses in close proximity to the downtown area. The project reinforces the pedestrian- orientation desired for the downtown area by providing the residents an opportunity to walk to shopping, recreation, and mass transit functions. The project's proximity to existing bus routes and mass transit will help to further the goal of providing new economic development near transportation corridors. Overall, the residential project will contribute to the revitalization ofthe Village area. Yes Housing Goal 3 Sufficient new, affordable housing opportunities in all quadrants ofthe City to meet the needs of the current lower and moderate income households and those with special needs, and fair share proportion of future lower and moderate income households. Policv 3.4 Adhere to City Council Policy No. 43 when considering allocation of units from the Excess Dwelling Unit Bank. As less than seven (7) units are proposed, the inclusionary requirements may be satisfied through the payment to the city of an in-lieu fee. The project has been accordingly-conditioned to require the payment of the applicable housing in- lieu fee for six units prior to recordation ofthe final map. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in CC Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7083, the proposed project meets these findings. Yes CT 14-03/RP 14-16 February 4, 2015 Page 5 BEACHWALK AT MADISON TABLE 4-GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Circulation Objective B.l Provide adequate circulation infrastructure concurrent with or prior to the actual demand for such facilities. The proposed project has been designed to meet all ofthe circulation requirements, which include a 20- foot-wide unobstructed driveway off of Madison Street. Yes Public Safety Policy C.l Design all structures in accordance with the seismic design standards of the California Building Code (CBC) and State building requirements. Policv B.4 Review new development proposals to consider emergency access, fire hydrant locations and fire flow requirements. The proposed structural improvements are required to be designed in conformance with all seismic design standards. The proposed project is consistent with all ofthe applicable fire safety requirements. Yes Noise Policv C.5 Interior noise standard of 45 dBA for residential land uses. A noise study was prepared for the proposed project (Weiland Acoustics, October 24, 2014). Pursuant to the report, the project will comply with the city and state interior noise standards utilizing standard residential building construction with mechanical ventilation. Yes Village Review Zone (CMC Chapter 21.35), Land Use District 8, Residential Support Area (Village Master Plan and Design Manual) The subject property is located within Land Use District 8, Residential Support Area, of the Village Master Plan. The proposed project entails a request to construct a total of six (6) multi-family residential airspace condominiums. The specific development standards for new development within Land Use District 8 and the project's compliance with these standards are shown in Table 5 below: CT 14-03/RP 14-16 - BEACHWALK AT MADISON February 4, 2015 Page 6 TABLE 5 VILLAGE MASTER PLAN, LAND USE DISTRICT 8, RESIDENTIAL SUPPORT AREA STANDARD REQUIRED/ALLOWED PROPOSED COMPLY? Intent Intent Develop Land Use District 8 with a relatively dense urban residential neighborhood with a Village scale and character. The proposed project contributes towards the overall goal of creating a dense urban residential neighborhood since the density is being maximized and a Contemporary Seaside architectural design is proposed which complements the Village atmosphere. Yes Front Yard Setback 5-15 feet 10'1 %" No** Side Yard Setback 10% of lot width, 5-10 feet 10' Yes Rear Yard Setback 5-10 feet 10 Yes Max Building Height 35' 34' % " Yes Building Coverage 60-80% 45.06% Yes. Pursuant to the Universal Standards in the Village Master Plan, the bottom of the range is considered the desired standard. Due to setback, access and stormwater requirements, it is not feasible to meet the bottom of the range for the building coverage. Further, a Standards Modification is only required for projects which exceed the maximum ofthe range (i.e., 80%). Parking 2 spaces per unit, one of which is required to be covered Two-car garage per unit, 20' X 20' Yes Open Space 20% = 2,276 SF *lncludes patios/balconies, landscape planters/pockets 47.97% or 5,460 SF Yes Density 18-23 dwelling units/acre 21.43 dwelling units/acre Yes **A standards modification Is proposed to the front yard setback. Instead of the desired front yard setback of 15 feet, a setback of 10 feet from the front (west) property line is proposed. Pursuant to Land Use District 8 of the Village Master Plan (VMP), a front yard setback range of 5 to 15 feet is established. As stated In the VMP, the top of the range is considered the desired setback. However, a reduction in the standard, down to the minimum or anywhere within the range, can be permitted if project warrants such a reduction due to good project design and/or the provision of other project features which benefit the CT 14-03/RP 14-16 - BEACHWALK AT MADISON February 4, 2015 Page 7 Village Area. As discussed in the attached Planning Commission Resolution No. 7083, the findings for the modification to the front yard setback can be supported. C. Inclusionary Housing For all residential development less than seven units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct six (6) condominium units has been conditioned to pay the applicable housing in-lieu fee for six units prior to final parcel map approval. D. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision for six air-space condominiums complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance (Title 20). The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development, including the dedication of 10 feet for frontage improvements adjacent to Madison Street. E. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 6 below. TABLE 6 - GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 20.86 sq. ft. Yes Library 11.13 sq.ft. Yes Waste Water Treatment 6 EDU Yes Parks 0.04 acres Yes Drainage 0.57 CFS Yes Circulation 36 ADTs Yes Fire Station 1 Yes Open Space n/a n/a Schools E: 1.02, M: 0.50, H: 0.44 Yes Sewer Collection System 1,320 GPD Yes Water 1,500 GPD Yes Properties located within the boundaries ofthe Village Master Plan do not have a Growth Management Control Point or an allocation for dwelling units. Therefore, as 6 units are proposed, a total of six (6) dwelling units are proposed to be deducted from the City's Excess Dwelling Unit Bank. Pursuant to Planning Commission Resolution No. 7083, the allocation from the EDUB can be supported. V. ENVIRONMENTAL REVIEW The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. The project is consistent with the Village Master Plan as well as the General Plan, the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; CT 14-03/RP 14-16 - BEACHWALK AT MADISON February 4, 2015 Page 8 there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. The project is exempt from further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7083 (CT 14-06/RP 14-16) 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits "A" - "R" dated February 4, 2015 LAGUNA DR r a. O 00 < NOT TO SCALE SITE MAP Beachwalk at Madison CT 14-03/RP 14-16 ( (__ ^ DISCLOSURE Development Services STATEMENT Planning Dhridon ^ CITY OF p «1/A\ 1635 Faraday Avenue PARI ^SRAD (760)602^10 V-.r\r\L_JUr^L^ www.car1djadca.Bov AppHcanrs statement or disclosure of certain ownership interests on all applications which mil require discretionary action on the part of the City Coundi or any appointed Board, Commission or Committee. The following infomiation MUST be disclosed at the time of application siAm'rttal. Your project cannot be reviewed until this information is completed. Please print. Note: Peison is defined as 'Any individuai, fimn. co-partnership, joint venture, assodcition. social dub. fiatemal oiigianisiation, corporation, estate, trust receiver, syndicate, in this and any ottier county, ciiy and county. cHy munidpaGty, disbict or other pofitical subdivision or any other gitxip or comtwi^ion acting as a unit* Agents may sign this document; however, the legal name and entity of the appficsait and property owner must be pro\rided 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 all indi>nduals owning more than 10% of tfie shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPUCABLE (N/A) IN THE SPACE BELOW. If a DubBdv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separatBp^mayt)e attached if necessary.) , K I \] Person^Gsf^i /^^r coroff'art /Q*Crf{t Q^ebpMtJY Title ^fik^dZd Title Address Address rM 3^* h<P}i)jC> iZ/6l 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, prowde the nature of the legal ownership Q.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 pubfidy-owned conaoration. include the nam^. tftles, and addresses ofthe corporate officers. (A separate page may be attached if necessary.) Person ^^Sfiri Cona/Part Vrojac^- l^j^-j- Thdl^ Vx'f o "A^z-zc . Title noir\- ^^o^'{ Cor^ . Title Address M/s> ^V" Address ^^vw. P-1(A) Page lof 2 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 address^ of ANY person serving as an officer or director of the non- prafitorgariization or as trustee or benefidary of ttie. (^^pTd^^ Vroycy >4.^ Xv/il l^on Profit/Tmst ^^CUJ\ Title (^JnJlvA-A.^[t. fo,ln^Jl^^^rnr^ Title Address r>r\ Address 4. Have you had more than $500 wortti of business transacted wHh any member of City staff. Boards, Commissions, Committees and/or Coundl within the past twelve (12) months? • Yes \^No Ifyes, please indicate person(s): NOTE: Attach addHional sheets if necessary. I certify that all the above uiformation is true and correct to tfie Signature ofowner/date Signature of applicant/date Print or type name of owner Print or type name (rf applicant y^Jf/W Of^^^f^*^ Signature of owner^appiicanf s agent if applicable^date Print or type name of owner/applicant*s agent p-1 (A) Page 2 of 2 Revised 07/10 •t H M m H or) Z o CO Q < 2 APN i03-llO-J8 ll\\\\\l\\\ll\\\y\\\U\\\\\\\\\\'t\\\U\T\UiUUlj POILLOr47 (NOT SUFVEYEDl HOUSE UNIT SUMMARY "--'^ ! Floors F 3rd Floor S.F Total <• hid Fir Balcony S F. 3id Fir Balcony SF Balh UNIT 1 PLANA 1 (6!SF SOOSf 444 S.F I.MIT S.F 4K8 S.F 117SF > UNIT 2 PLANB 2 3S0SF wosr MJS.F 1.S94 S.F. 1*8 S.F. 75 SF II7SF J UNIT 3 PLANA 1 1 Bh.l S F SOQS.F -.SF 1,«I7S.F. 4KK S F ,5SF n,sf > > UNIT 4 PLAN A 1 M3S F SOOSF 444 S.F. 1,607 S F. 4sa S F 7SSF insF > ! UNITS PLANB 2 3S0SF SOOSF «4S.f 7iSF 117 S.F > ! UNIT 6 PLANA 1 363 5 F SOOSF 444 SF 1,607 SF 48fl S.F „SF ,„SF 1 > BEACHWALK @ MADISON VESTA PACIFIC SCALE. 1/8"- r-0" GENERAL rNFORMATION: GENERAL PLAN ZONLNG EXISTING LOT PROPOSED LOT APN ED NUN MrNIUM TOTAL GROSS AREA: DEDICATION AREA: NET AREA: SITE ADDRESS: MADISON •iVE^l.E EXISTING USE PROPOSED USE REFERENCE N PROPOSED DENSITY ~ BUILDING COVERAGE BUILDING FOOTPRINT LANDSCAPED AREA _ IMPERVIOUS PAVING TOTAL IMPERVIOUS AREA PARKING SPACES WATER DISTRICT SCHOOL DISTRICT SEWER DISTRICT aiY Oh CARLSBAU QF SITE UNDEVELOf !X)NING SECTION 21.5 FIRE SPRINKLERED TYPE OF CONSTRUCTION APPROVED CT 14-03 RP 14-16 APPLICANT CrviL ENGINEER LOT SUMMARY BUILDING AREA SUMMARY UNIT COUNT PARKING SL'MMARY GUEST NOT REQUIRED ^ NOT REQUIREIVJ UNITS OR LESS SETBACK'^s'uilMARV REOUiREjy'Kr Pf STORAGE SL'MMARY RECREATIONAL AREA LEGAL DESCRIPTION )iaED IM DOCUMENT NUMBE* DATED TOPOGRAPHY SURVEY DISCRETIONARY APPROVALS PROPOSED SEWER GENERATION Y ASSOC. INC SEPtEMBER 10,2014 CT 14-03 RP 14-16 FIRST FLOOR BUILDING PLAN BLDG 1 UNIT SUMMARY BEACHWALK @ MADISON VESTA PACIFIC SCALE: 1/4-- r-0" Plan Type. Floor S F. 2nd Floor S.F 3rd 1 Total Floor S.F. ] Living SF. Giiagc S.F. Jnd Fir. Balcony S.F. 3rd Fir. Balcony S.F Bedroom Biih UNIT 1 PLANA 363 S.F 800 S.F. 444S.F. 1,607 S F. 488 S.F. 75 S.F. 117 S.F ) UNIT 2 PLANB 2 350 S.F ROO S.F. 444 S.F. 1JMS.F 4R8 S.F 75 S.F. 117 S.F. ! UNIT 3 PLANA 1 363 S.F. BOO S F 444 S.F. 1.607 S.F 488 S.F. 75 S F. II7S.F. ) UNIT 4 PLANA 1 363 S,!'. SOOSF. ; 444 S.F. 1.607 S.F. 488 S F. 75 S F-117 S.F. 1 ) UNITS PLANB 2 3S0S.F. SOOSF. 444 S.F. 1,594 S.F. 488 S.F. 75S.F 117 S.F, ! 3 UNIT 6 PLANA 1 363 S.F. 800 S.F. 444 S.F 1.607 S.F. 488 S.F, 75 S-F. 117 S.F. 3 3 A-2 SHEET 2 OF 13 CT 14-03 RP 14-16 UNIT 4 - PLAN A UNIT 5 - PLAN B UNIT 6 - PLAN A SECOND FLOOR BUILDING PLAN BLDG 1 UNIT SUMMARY BEACHWALK (al MADISON VESTA PACIFIC SCALE: i/4-- I'-O" THE McKTKLEY ASSOC^ [NC iMtCHITECTUHr * PLANSIINC SEPTEMBER 10.2014 Plan Type Floor S.F. 2nd Floor S.F. 3rd noorS.F Tolal Living S.F. Garage S.F. Ind Fir. Balcony S.F. 3td Fir. Balcony SF. BcdiDom Badi UNIT I PLANA ! 363 S.F. BOO S.F. 444 S F 1.607 S F. 488 S.F. 75 S.F. 117 S F. 3 3 UNIT 2 PLANB J 350 S.F. 800 S,F. 444 S.F IJMS.F 488 S.F. 75 S.F. 117 S.F. 3 3 UNIT 3 PLANA 1 363 S,F 800 SF. 444 SF. 1.607 S.F 488 S.F. 75S.F. 117S.F. 3 3 UNIT 4 PLAN A ' 363 S.F. 800 S,F. 444 S F. 1.607 SF 488 S.F. 75 S.F. 117 S.F. 3 3 UNITS PLANB 2 350 S F. 800 S.F, 444 S.F. 1,594 S.F. 488 S F. 75 S.F-117 S.F. 3 3 UNIT 6 PLANA 1 363 S.F, 800 S,F, 444 S F. 1,607 S.F. 488 S.F. 75 S.F, 117 S.F. 3 3 A-3 SHEET 3 OF 13 CT 14-03 RP 14-16 THIRD FLOOR BUILDING PLAN BLDG 1 UNIT SUMMARY Plan Type. Floor S F 2nd 3rd Flow S F 1 Floor S F TolBl Living S,F. 1,607 SF. Garage S,F. 488 S.F. irtd Fir, Balcony S,F 3nl Rr. Balcony S.F. Bedroom Badi UNIT 1 PLAN A 363 S.F. 800 S.F 444 S F TolBl Living S,F. 1,607 SF. Garage S,F. 488 S.F. 75 S,F, 117 S.F. 3 3 UNIT 2 PLANB 2 350 S.F. 800 S.F. 444 S F 1,5'MS.F. 488 S,F, 75 S.F, 117 S.F. 3 3 UNIT 3 PLANA I 363 S F. 800 S F 444 S F. 1.607 S.F 488 S.F. 75 S,F 1I7S.F. 3 3 UNIT 4 PLANA 363 S.F 800 S F. 444 S F 1.607 S.F. 48B S,F, 75 S,F, i 17 S.F. 3 3 UNITS PLANB 2 350 S.F. SOOSF. 444SF I 1.594SF 488 S F 75 S F ins.F. 3 3 UNIT 6 PLANA 1 363 S.F. SOOSF. 444S.F. t,607S,F. 488 S,F, 75 S.F. 117 S.F. 3 3 BEACHWALK (5) MADISON VESTA PACIFIC SCALE: 1/4"- r-0- THE McKlNLEY ASSOC, INC. |WCH1TKTIIRE A FLANGING SEPTEMBER 10. 2014 A-4 SHEET 4 OF 13 UNIT 4 - PLAN A UNIT 5 - PLAN B UNIT 6 - PLAN A CT 14-03 RP 14-16 ROOF PLAN BLDG 1 W = r-O- BEACHWALK @ MADISON VESTA PACIFIC SCALE: 1/4"- r-fl" THE McKmiEY ASSOC^ INC l«aiiTEcn.iiin t PLANVINC SEPTEMBER 10.2014 A-5 SHEET SOP 13 CT 14-03 RP 14-16 2X6 WOOn FASCIA STUCCO ASPHALT SFUNGLE ROOF VINYL WINDOW METAL HANDRAIL COMPOSITE SIDING OPAQUE GLASS PRIV METAL AWNING BUILDING 2 MADISON STREET ELEVATION WEST ELEVATION SCAl£: W • :'-0* BUILDING 1 ARCHITECTURAL REQUIREMENTS VARIED ROOF PLANES USE OF MULTIPLE MATERIAL FINISHES: PLASTER. SIDtNG « ASPiiALT SHINGLES VARIED WINDOW SHAPES FROJECTINO IffiCKS AND VARIED BUILDING FORMS COLOR AND MATERIAL BLOCKING OFFSETTiNCr PLANE,': AT MATERIAL BREAKS METAL AWNINGS BEACHWALK (S) MADISON VESTA PACIFIC SCALE: 1/4"- I'-O" THE McKIVLEY ASSOC, INC |«CHnECnJIlE « PLANMNG SEPTEMBER 10. 2014 A-6 SHEET 6 OF 13 CT 14-03 ]^ 14-16 BUILDING I SOUTH ELEVATION BEACHWALK @ MADISON VESTA PACIFIC SCALE: I/4-- r-0" THE McKlKLEY ASSOC., INC |ARCHin;cTuiu: t PUNS/INC SEPTEMBER 10.2014 A-7 SHEET 7 OF 13 CT 14-03 RP 14-16 FIRST FLOOR BUILDING PLAN BLDG 2 UNIT SUMMARY FloOT S.F. Floor S F. 3rd Floor S.F. Toui Living S.F. Garage S.F. tnd Fll. Baleonj S.F. 3rd Fir Balcony SF Bcdmom Balh UNIT I PLANA 1 363 S F. 800 S F. 444 S F 1,607 S.F. 488 S.F. 75 S.F. 117 S.F, 3 3 UNIT 2 PLANB 2 350 S.F. ROO S.F, 444 S.F. . 1,594 S.F. 488 S F 75 S.F. 1I7S,F, 3 J UNIT 3 PLANA 363 S.F. 800 S,F. 444 S.F. 1.607 S.F 488 S.F 75 S.F. II7S,F, 3 3 UNIT 4 PLANA I 363 S F. SOOSF. 444 S F 1.607 S.F. 488 S F. 75 SJ. I17SF. 3 3 UNITS PLANB 2 350 S.F-SOOSF. 444 S.F. 1.594 S.F 488 S F 75 S,F inSF-3 1 UNIT 6 PLANA 363 S,F. 800 S.F, j 444 S.F. 1,607 S.F. 488 S.F. 75 S,F, 117 S.F, 3 3 BEACHWALK @ MADISON VESTA PACIFIC SCALE: 1/4'- I'-O" n THE McKrWl£¥ ASSOC, INC. J^l«:HITEcnl«t t PLANMNG SEPTEMBER 10.2014 A-8 SHEET 8 OF 13 CT 14-03 RP 14-16 UNIT 1 - PLAN A UNIT 2 - PLAN B UNIT 3 - PLAN A SECOND FLOOR BUILDING PLAN BLDG 2 UNIT SUMMARY BEACHWALK @ MADISON VESTA PACIFIC SCALE: 1/4"- r-0- ZJ THE 1*«mLEV ASSOC, NC ^omcwn:«PLANtJiNG SEPTEMBER 10. 2014 PljiiType. Flora S F. 2nd Floor S.f. 3rd Floor S F. Toial : Living S.F. Gaiagc S.F. 2nd Ftl, Balcony SF 3rd Fir Balcony S,F Bed™,™ Bath UNIT I PLANA 363 SF. BO0S.F 444 S.F ! 1.607 S.F 4BB S,F 75 S F 117 S.F 3 UNIT 2 PLANB 350 S.F 800 S.F. 444 S.F. 1.5*1 S.F. 488 S.F. 75 S.F. 1I7S.F 3 3 UNIT 3 PLANA 1 363 S.F 800 S F 444 S.F. 1.607 SF, 488 S.F, 75 S,F. I17S,F. 3 J UNIT 4 PLANA 363 S.F. BOOSF. 444 S F 1.607 S.F. 488 S F 75 S,F. 117 S.F 3 3 UNITS PLANB 350 SF SOOSF. 444 SF. 1.594SF. 488 S F 75 S.F. 117 S F. 3 3 UNIT 6 PLANA 1 363 S F 800 SF. 444 SF. 1,607 S.F. 488 S,F. 75 S,F. I17S F. 3 3 A-9 SHEET 9 OF 13 CT 14-03 RP 14-16 UNIT I - PLAN A UNIT 2 - PLAN B UNIT 3 - PLAN A THIRD FLOOR BUILDING PLAN BLDG 2 UNIT SUMMARY Plan Type. Floor S.f 2nd Hoot S F 3rd Floor S.F Total Living S.F. Garage S.F, 2t>d Rr. Balcony S.F 3nd Fir Balcony SF Bedroom Badi UNIT I PLANA 363 S-F BOOSF 444 S.F. 1,607 S.F. 488 S.F. 75 S F 117SF 3 3 UNIT 2 PLANB 3 350 SF BOO S.F-444 S F 1.594 SF. 4BB S,F. 75 S.F 117 S F 3 3 UNIT 3 PLANA 363 S.F. 800 S F 444 S F. 1,607 S.F. 488 S.F 75 S F. !17S F. 3 3 UNIT 4 PLAN A 1 363 S.F. 800 S.F 444 S.F i 1.607 S.F. 488 S.F 75 S.F. 117 S.F. 3 3 UNITS PLAN B 350 S.F. SOOSF 444 S.F. 1.594 S.F 488 S.F. 75 S F. 117 S.F. 3 3 UNIT 6 PLANA 1 363 S.F. 800 S.F. 444 S.F i 1,607 S.F, 488 S.F. 75 S.F. 117 S.F. 3 3 BEACHWALK (5) MADISON VESTA PACIFIC SCALE 1/4"-r-O" A-10 SHEET I OOF 13 SEPTEMBER 10.2014 UNIT 1 - PLAN A UNIT 2 - PLAN B UNIT 3 - PLAN A CT 14-03 RP 14-16 ROOF PLAN BLDG 2 BEACHWALK (5) MADISON VESTA PACIFIC SCALE: l)4--l'-0" THE MtKINLEY ASSOC, INC ^AliODTECIURi; * PLANtflNG SEPTEMBER 10.2014 A-Il SHEET II OF 13 METAL HANMIAIL coMPosnr. smiNc OPAQUE GLASS PRIVACY W METAL AWNING CT 14-03 RP 14-16 BUILDING I BUILDING 2 MADISON STREET ELEVATION WEST ELEVATION SC*i£-. 1/4' • ••O" BEACHWALK ® MADISON VESTA PACIFIC SCALE, 1/4*- r-O" A-12 SHEET 12 OF 13 SEPTEMBER 10.2014 CT 14-03 RP 14-16 • • • • • n EMSTMSMADE BUILDING 2 NORTH ELEVATION KAl£: 1/4' . •-0" BEACHWALK @ MADISON VESTA PACIFIC SCALE: 1/4"- r-0" A-13 SHEET 13 OF 13 CT M-Oa AP i- LEGEND STD. CTMBOL 43 »-av mta. na rmta smm. mm m SMM awn m 3/r im» mx um SMU. 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