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HomeMy WebLinkAbout1997-10-15; Planning Commission; ; SDP 96-11|CDP 96-11 - AVIARA PLANNING AREA 3• • -~£ The City of CARLSBAD Planning Departmeni. [qi< A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: October 15, 1997 ItemNo.@ Application complete date: January 23, 1997 Project Planner: Elaine Blackburn Project Engineer: Clyde Wickham SUBJECT: SDP 96-11/CDP 96-11 -AVIARA PLANNING AREA 3-Request for approval of a Site Development Plan and Coastal Development Permit to permit development of 20 single family detached homes on a site located on the South side of Hummingbird Road between Rock Dove Street and Sanderling Court and within Local Facilities Management Zone 19. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4179 and 4180 APPROVING SDP 96-11 and CDP 96-11 based upon the findings and subject to the conditions contained therein. II. INTRODUCTION This application is for a Site Development Plan (SDP) and a Coastal Development Permit (CDP) to allow development of 20 single family detached homes on previously graded pads. The project is located in Planning Area 3 of the Aviara Master Plan. The project complies with all applicable zone and master plan regulations. Because of previously identified view issues related to the development of this project site, staff has included a special condition concerning the height of two of the residential structures. With the inclusion of this condition, staff supports the proposed project. III. PROJECT DESCRIPTION AND BACKGROUND Planning Area 3 of the A viara Master Plan is located in the southeastern corner of the master plan area. The planning area includes 27 residential lots which were created with the approval of the original Aviara Master Plan Phase 1 (CT 85-35). The lots are located on the north and south sides of Hummingbird Road. The property owner (Aviara Land Associates) and builder (Taylor Woodrow Homes) are now proposing to build 20 single family detached structures on 20 of the pregraded lots. (The five lots on the north side of Hummingbird Road are not included in the subject project, and no structures are proposed for Lots 115 and 116, although those two lots are within the project area.) As shown on Exhibits "A" through "N", the applicant is proposing to build six new single family one-and two-story floor plans ranging in size from 2,850 to 3,780 square feet. The proposed new floor plans/architecture were previously approved and built as the "Mar Fiore" project in Aviara Planning Areas 25 and 26 South (located down the street from the current project site) 1'' r•+;' SDP 96-11/CDP 96-11 -A vi.RA PLANNING AREA 3 October 15, 1997 Pa e2 and were recently approved for a portion of Planning Area 26 North. The architectural style is Mediterranean with S-tile roofs and stucco exteriors. The structures provide good building articulation, roof line variation, and architectural variety. Plans 1 and 5 are one-story structures. There will be eight of these in the development. (See Section IV.B. of this report for a detailed discussion of building height compliance). Most of the plans have split 1-car and 2-car garages. Where there are two (split) garages, a combination of front and side entries are utilized. All plans utilize a single driveway. Details of each floor plan are shown in the table below. Table 1: ARCHITECTURAL DETAILS Plan No. No. of Height at No. of Garage(s) Stories Roof Peak Square Design Feet 1 I-story 20' 2,850 3 cars (split) 2 2-story 26'6" 3,112 3 cars (split) 3 2-story 26' 3,253 3 cars (split) 4 2-story 26' 3,780 3 cars (split) 5 I-story 20' 3,018 2 cars (single) 6 2-story 27'6" 3,155 3 cars (single tandem) IV. ANALYSIS The project is subject to the following regulations and requirements: A. R-1 Zone regulations (Chapter 21.10 of the Carlsbad Municipal Code); B. Aviara Master Plan -MP 177(P); and, C. Local Coastal Program (Mello I Segment) regulations. Discussion A. R-1 Zone The Aviara Master Plan requires that this project be developed in compliance with the R-1 Zone standards with the exception of two areas (building height and some special setback requirements) for which the master plan standards are more restrictive. The project complies with all applicable standards of the R-1 Zone as shown in the table below. Table 2: COMPLIANCE WITH R-1 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED PROPOSED Min. Lot Size 7,500 sf 7,500 sf Min. Lot Width Generally 60' 60' Cul-de-sacs/Knuckles 33' 33' Min. Front Yard Setback per Master Plan 20'-31' Min. Street Side Yard Setback 10' 10' SDP 96-11/CDP 96-11 -Al.RA PLANNING AREA 3 October 15, 1997 Pae 3 Table 2: COMPLIANCE WITH R-1 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED PROPOSED Min. Side Yard Setback 10% of lot width 10% of lot width (5'-10') (5'-17') Min. Rear Yard 2 x side yard 2 x side yard (10'-20') (13'-63') Max. Building Height per Master Plan 27'6" B. Aviara Master Plan The development standards for Planning Area 3 of the A viara Master Plan require development per the R-1 Zone generally, but contain two development standards which are more restrictive than those of the R-1 Zone. (See Table 3 below.) These include setbacks and building height. These requirements are discussed in detail below. Front Yard Setbacks One of the more restrictive standards is a requirement for an increased front yard setback of 24' for eight of the units in the planning area. The proposed project includes seven units which have a 24' front yard setback. Therefore, one of the seven remaining undeveloped lots would have to be designed to include a 24' setback. Several of those lots are larger than 7,500 square feet in size and could accommodate this requirement. However, since no development of those lots is proposed now, the developer would need to record a deed restriction to ensure that this requirement be complied with when development is proposed. Staff has included a condition of approval to this effect in the approving resolution. Staff believes that, with the inclusion of this condition, the project complies with this requirement of the Master Plan. Building Height The Master Plan contains a more restrictive building height than the R-1 Zone and includes other specific requirements related to building height and view protection which are interrelated. 1. The Master Plan contains a more restrictive standard for building height than the R-1 Zone. The R-1 Zone allows a maximum height of 30'/2 stories. The Master Plan allows a maximum building height of28' (to the roof peak). The heights of the proposed structures to the roof peak vary from 20' to 27'6". Thus, the project complies with this requirement. 2. The Master Plan further requires that at least 10 of the units (including specifically Lots 121 and 122) not exceed a maximum height of 18' above finished grade/20' to the roof peak. (At the time the Master Plan was approved, building height was measured to the mid-point of the roof. Therefore, the 18' height would have referred to the mid-point of the roof. The "20' to the peak" limit would have made allowance for the distance from the mid-point to the peak. Since that time the City's building height definition has been revised so that building height is measured to the roof peak.) The project includes eight single-story/20' units. Therefore, two of the seven remaining undeveloped lots would have to be designed to include a maximum building height of 20' to the roof peak. As with the front yard setback requirement, this can also be handled through a deed restriction to ensure that this SDP 96-11/CDP 96-11 -Al.RA PLANNING AREA 3 October 15, 1997 Pa e4 requirement be complied with when development of two of the remaining seven lots is proposed. 3. All of the proposed units comply with the height restriction of 28' to the roof peak, and all of the single-story units comply with the height restriction of 20' maximum at the roof peak. However, the proposed single-story units also have an architectural feature (a tower) which projects 2' above the roof peak. The City's Municipal Code (Section 21.46.020) allows certain types of protrusions above height limits, including "architectural towers". Section 21.46.020 further stipulates that these allowed protrusions shall not be allowed for the purpose of providing additional floor space. The architectural towers on the proposed units do not provide usable floor space. Therefore, staff believes the proposed structures (with the architectural features) are in compliance with the applicable regulations. 4. Finally, the Master Plan requires that views to the Lagoon from the Seaport neighborhood be preserved to the maximum extent possible. Staff believes the units on Lots 121 and 122 should be revised to eliminate the 2' tower in order to better protect the Lagoon view, and has included a condition to this effect. When the map for this project was approved (CT 85-35), there were some concerns expressed regarding the potential loss of a lagoon view for some of the residents of the Seaport neighborhood. The specific view loss which was identified in that project was the view to the South and to the West across Lots 121 and 122. Consequently, the Master Plan specifically required that those two lots be developed with I-story, 20' maximum height structures. As discussed above, the proposed project does include I-story, 20' high units on those lots. However, in an effort to further ensure compliance in this regard, staff believes the units on those two lots should be developed without the architectural feature allowed on the other units. This would bring the maximum height on those two structures to 20' at their highest. Staff has included a condition of approval to this effect also in the attached Planning Commission Resolution No. 4179. Table 3: COMPLIANCE WITH MASTER PLAN DEVELOPMENT STANDARDS MASTER PLAN STANDARD REQUIREMENTS PROPOSED Max. Density 27 units on 27 lots 20 units on 20 lots (5.4 du/ac) (5.4 du/ac) Min. Lot Size 7,500 sf 7,500 sf Min. Lot Width Generally 60' 60' Cul-de-sacs/Knuckles 33' 33' Max. Building Height All Units 28' 27'6" 10 Units (in the Planning Area) 20' (peak) 20' (peak) (8 units) Min. Front Yard Setback All Units 20' 20' 8 Units (in the Planning Area) 24' 24' (7 units) Min. Side Yard Setback 10% of lot width 10% of lot width (5'-10') (5'-17') SDP 96-11/CDP 96-11 -A .RA PLANNING AREA 3 October 15, 1997 Pae 5 Table 3: COMPLIANCE WITH MASTER PLAN DEVELOPMENT STANDARDS MASTER PLAN STANDARD REQUIREMENTS PROPOSED Min. Rear Yard Setback 2 x req' d side yard 2 x req'd side yard (10'-20') (13'-63') Min. Open Space (private) 15% 15% in rear yards; flat in rear yards; flat C. Local Coastal Program (Mello I Segment) regulations The proposed project is within the Mello I segment of the Local Coastal Program. The site was previously graded pursuant to the approved Aviara Master Plan (CT 85-35) and grading plans to create the existing building pads. There are no vegetation communities present on the site. Therefore, no wildlife habitat is available on the site. A Coastal Development Permit for the A viara Master Plan Phase I project, which included the subdivision of the current project area into single family lots, and grading of the lots was issued by the California Coastal Commission based upon findings of consistency with the Mello I Coastal Program requirements. The currently proposed project must receive approval of a new Coastal Development Permit for the placement and architecture of the proposed units to ensure compliance with the underlying R-1 implementing zone and the Aviara Master Plan. As shown on Tables 2 and 3 (above), the project is consistent with all applicable sections of the Carlsbad Municipal Code and the A viara Master Plan. V. ENVIRONMENTAL REVIEW Staff has reviewed the proposed project and determined that is within the scope of the previous project reviews (EIR 82-3(A) for the Aviara Master Plan, MEIR 93-01 for the Citywide General Plan Update, and the Negative Declaration for Tentative Tract Map CT 85-35). The project will not create any environmental impacts and will not require any mitigation measures which were not included in those previous environmental documents. There will be no substantial grading or alterations to the already approved lots. Therefore, the Planning Director issued a Notice of Prior Compliance for the project on July 12, 1997. ATTACHMENTS: 1. Planning Commission Resolution No. 4179 2. Planning Commission Resolution No. 4180 3. Location Map 4. Background Data Sheet 5. Disclosure Statement 6. Reduced Exhibits 7. Full Size Exhibits "A" -"N", dated October 15, 1997. r - A VIARA P.A. 3 SOP 96-11/CDP 96-11 CASE NO: -BACKGROUNDDATASHEET - SDP 96-11/CDP 96-11 CASE NAME: A viara Planning Area 3 APPLICANT: Taylor Woodrow Homes REQUEST AND LOCATION: a Site Development Plan for 20 single family detached structures on 20 pregraded lots on the South side of Hummingbird Road between Rock Dove Street and Sanderling Court LEGAL DESCRIPTION: Lots 101 through 114 inclusive and 117 through 122 inclusive of CT 85-35 according to map 12411 recorded 6-29-89 APN: 215-600-01 through -14, and -17 through 22 Acres: 3.9 Proposed No. of Lots/Units: 2.Q_ GENERAL PLAN AND ZONING Land Use Designation: =RL=M-=------------------------ Density Allowed: =-5'-'.4-=d=u/;;...::a=c _____ Density Proposed: :::....5-:.....:4.....,d=u/"--'a=c'---------- Existing Zone: P-C Proposed Zone: "'-P--'-C:::..._ __________ _ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site P-C Undeveloped North P-C, R-1 Single Family Residential South P-C Open Space East R-1 Single Family Residential West P-C Open Space PUBLIC FACILITIES School District: CUSD Water District: CMWD Sewer District: CMWD Equivalent Dwelling Units (Sewer Capacity): ==2~0 ________________ _ Public Facilities Fee Agreement, dated:N :...=o'-'-v=em=be=r'--'l'-'---"'1""--9"'-'96"'-------------- ENVIRONMENTAL IMPACT ASSESSMENT D Negative Declaration, issued ___________________ _ D Certified Environmental Impact Report, dated ______________ _ ~ Other, Notice of Prior Compliance dated July 12, 1997 • Cit}' of • Carlsbad ■ f4 61,i ,i i ;f· 1 •l§ ·Si# ii ,t§ ,A DISCLOSURE STATEMENT APPLICANT'SSTATEMENTOFDISCLOSUREORCERTAINOWNERSHIPINTERESTSONALLAPPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY APPOINTED BOARD, COMMISSION OR COMMITTEE (Please Print) The following information must be disclosed: · 1. Applicant List the names and addresses of all persons having a financial interest in the application. Taylor Woodrow Homes 24461 Ridge Route Drive Laguna Hills, CA 92653 2. Owner List the names and addressees of all person having any ownership interest in the property involved. RDC DEVCO II LIMITED PARTNERSHIP 180 NORTH RIVERVIEW ANAHEIM, CA. 92808 3. If any person identified pursuant to (1) or (2) 9-bove is a corporation or partnership. list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. DISCLOS.FRM 2/96 PAGE 1 of 2 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 • • ADDENDUM TO DISCLOSURE STATEMENT AVIARA PLANNING AREA 3 (SDP 96-11/CDP 96-11) 1. APPLICANT: TAYLOR WOODROW HOMES RICHARD E. POPE -PRESIDENT ALFREDO F. AYUYAO -ASSISTANT SECRETARY 24461 RIDGE ROUTE DRIVE LAGUNA HILLS, CA 92653 2. OWNER: ADC DEVCO II LIMITED PARTNERSHIP BY: REPUBLIC DEVELOPMENT COMPANY JOHN R. HARTUNG -VICE PRESIDENT AND GENERAL MANAGER 180 NORTH RIVERVIEW ANAHEIM, CA 92808 RECEIVED DEC 2 3 1996 CITY OF CAJU.SBAD p ~W'llf ~\j ;j JJ~ y id..,,,, il'T .. • Disclosure Statement -. __ • (Over) Page 2 5. \ Have you had more than $250.00 worth of business transacted with any member of City staff. Boards, Commissigp..s-; Committees and Council within the past twelve months? Yes __ No _V_ If If yes, please indicate person(s) ________________ _ Person is defined as "Any individual, firm, copartnership, joint venture, association, social club. fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary) x~~::::::::::::::====~~L_JJ.u__.. . ~ --:S' 0 ~ "'\. ~ . \:\M '\ ~"=' & Print or type name of owner DISCLOS.FRM 2/96 Signature of applicantidate Print or type name of applicant PAGE 1 of2 VICINITY MAP NOSCAL.E LEGEND PROPOSED PROJECT BOUNDARY PLANNING AREA 3 BOUNDARY EXISTING LOT LINE PROPOSED LOT LINE LOT NO EX COASTAL RESOURCE FENCE BUILDING PLAN TYPE EXISTINGSE'NER EXISTING WATER EXISTING SelNER LATERAL EXISTING WATER METER PROPOSED STREET LIGHT EXISTING FIRE HYDRANT EXISTING STORM DRAIN PROPOSED RETAINING WALL 122 If: -s- --{) ---a o-.op:_ - !I ~ •1 ii[;'::~::: m •[;'[,. ! l . :.:_ ~ ~~ 1) ORA<NACE SH.OU BE CONDUCTtO TOS7RE[t ASSURfAC!'.F\OW Wr!DIMRPOSSJBLE 2) NON-EROSIVE OR,-JNACE SURfAC( REOUIREO 'Mj(R[ fLOWLS COI.LECT'(O 3) nmSH CRADING SH .. LL PROVl0£ A t,t<Nll,IUr., POS,Tlvt OR.<lNAC.: or 2,: TO sw.-..E S AWAY fflOU TH[ BUILO\NC Utfl£SS SPtonCALLY APPROVEO0Tl<ERVllstBYTMECITY£NCH'lE(R •) ORl"'!:WAYS BEl'llt(N 14,: ANO 20% MUST RECE!V( SPECIAL ,1.PPROVAL or THE CITY (NQNEER SUBMIT ENC!NEEREO PROf'll.£. AN0LETltRCf'R[0USTT0ll>+EENCINE[RINCDEF'MITUtNT TYPICAL FINISHED LOT GRADING (STANDARD DRWG GS-15) SITE DEVELOPMENT PLAN AVIARA PLANNING AREA 3 CITY OF CARLSBAD, CALIFORNIA LOT SUMMARY LOT NO. LOT SQ.Ff. ·-,,,., , ... ,,..,, 7010 """ ,.,., ,,,., ,,,., ,,,., '"' PUBLIC UTILITIES SEWER .. WATER, ........... STORM DRAIN,, FIRE ......... POLICE, SCHOOL GAS & ELECTRIC TELEPHONE CABLE , , , ,CITY OF CARLSBAD/CMWD CITY OF CARLSBAO/CMWD C1TY OF CARLSBAD , CITY OF CARLSBAD , .. CITY OF CARLSBAD .. ,CARLSBAD UNIFIED SCHOOL DIST, SOG&E ,PACIFIC BELL DANIEL'S CABLEVISION BUILDING/MIX SUMMARY PV,HlYPE NO. TOTAl. FOOTPRINT 8UllDINO UNITS SQ,FT SC.FT COVERAGE IIHSQ FT) 1(19TOR'I') -... , ""'°'"' :S,112 ,,,.. , "'"°"" ,,,,, ,,,.. • ""'°'"' ·-·-,,_ 5(18TORY) ,.., '"" ,,,.,. '""'°'"' ' 1\111, GENERAL NOTES 1, TOTAL SITE AREA OF SU8JECTPROPERTY• 51 ACRES t ~~~~~~ ~GLEFAMILYRESIDEHTIAl. PROPOSED ZONING PC 4 ~~S~g~E~~LAA ~~~l~J,!~~N ~~. ~~. ~ ~• ~~ 5, TOTAL I OF LOTS EXISTING/PROPOSED' 22 ' ' TOTALIOFUNITSPROPOSEO, 20 6, PROPOSED DENSITY 5,1 OU's/AC (20 DU't/3 9AC) !• ~~.:;S:~7~~=E~~tthtough22, cur. 1,000 CY, (FINEGRADlNG) FILL-1,000 CY (FINE GRADING) 9 cur AND FIU. SLOPES SHALL BE 2 1 MAX. 10 ALL PROPOSED UTILITIES TO BE UNDERGROUND 11 AVERAGEDAILYTRAFFIC 200 ~~ i~Ji~u~u~~i~~~~~"~2AC (306%) 14 MINIMUM SETBACKS PER THE AVIAAA MASTER Pl.AN FRONT 20' MIN SIDE, 10% OF LOT WIDTH REAR 2 x THE REQUIRED SIDE YARD 15 ~~~~~~~~~~~EVELOPEO I.ANOS WHICH REQUIRE ACCESS 16 :-~~~ -:~u~1:a~~D LINES 'MLL ALL TIE INTO ADJACENT 17 PERCENT LANDSCAPING APPROXIMATEL y 61 7 % 18 PlEASE SEE CITY OF CARLSBAD DRAWING NO 292·2 FOR EXISTING lMPROVEMEITTSAND DRAWING NO 292·2A FOR EXISTING GRADING 19 ~;~~~i~~~:t ~~~o°t!' THE REQUIRED CONSTRAINTS MAP DUE LEGAL DESCRIPTION PL.ANNINO A.REA 3 LOTS 101 THROUGH 122 INCLUSIVE OF CITY OF CARLSBAD TRACT NO 85-35, AVIARA PHASE I UNIT C, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO 12411 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY JUNE 29, 1989 OWNERS TAYLOR WOODROW HOMES, INC. A CALIFORNIA CORPORATION 2-4481 RIDGE ROUTE OR ,#100 LAGUNA HILLS, CA 92653 {714)581-2826 DEVELOPER TAYLOR WOODROW HOMES, INC A CALIFORNIA CORPORATION 24481 RIDGE ROUTE OR, #100 LAGUNA HILLS, CA 92653 (714)581-262& PREPARED BY: HUNSAKER ANO ASSOCIATES SAN DIEGO, INC 10179 HUENNEKENS ST, STE I 200 ~)~~';;,,. CA. 92122 AVIARA LA.ND A.SSOClA.TES LIMITED PARTNERSHIP A DELAWARE LIMITED PARTNERSHIP 2011 PALOMAR AIRPORT ROAD, I 206 CARLSBAD, CA 92009 {619)931-1190 ...,$l. ·,J(:l,,d ('1·ll·'4 DAVID A. HAMMAR R,C,E. 34757 DATE MY REGISTRATION EXPIRES ON 9/30/99 REVISED 6'21/97 DATE PREPARED: OCTOBER 16, 199b ,~ "' TOTAl. ~ .... ,,.., ,..., ,,..,. = 1.2A.C ~ CITY OF CARLSBAD 1"¥1 ::==j===t:==================jt==::t==j===t:==1 LJ....J ENGINtERING OEPARTI.IENT ~ SITE DEVELOPMENT PLAN AVIARA PLANNING AREA 3 REVISION DESCRIPTION lo,,,,,.er __ J PR0JECTN0 joRA'MM;Nol _r-.: :~ ===. w.o. 11042-112 - -/iJ~~ .i::-"~ ilj; ' OPEN SPACE SUMMARY ,~ >M ,~ , .. , .. ,~ , .. ,~ '" m "' '" '" "' ,,. ,,. ,~ "' ,~ """' PROVIDED OPEN SPACE ', ....., OPEN SPACE LOT 100 PER MAP N:!!' 1241 I y PLANNING A~~ BORY -----~s::------------- ex,~TING ~OG,eE EASEMENT PER MAP N!. t'Z41\ !55CTION 'A~·:A' SEI-IOJO LOTS 10!,, -IOG I --~-Jr---·-· DA._,DAHWM,o;I RC( O 40 80 120 --- GENERAL NOTE.5 SECTION A-A SECTION 8--8 TYPICAL BERM DElAIL I ,. ,· I ~-"'c!''1~•!c!~--1..., __;...mc,~~m~' DEEPENED ELEV MUST BE EOUAt 10 FOOTING REQUIRED BLOG PAO ELEV OR HIGHER ,· ' SECTION C-C ALTERNATE 1 ~'R 1£,A~~fz~is i~e~~is,n~ 2. ALL RETAINING WA~ TO BE CO~TRUCTEO PSR~DRSD REVJSION DESCRIPTION D'-T[ INITIAi. DATE Nn.ll. OIHtR""PIIOVAI. 01Y1'J>AAOVAI. ~ CITY OF CARLSBAD ~ L..:._I ENCINEERINC:OEPARTMENT ~ SITE DEVELOPMENT PLAN PLANNING AREA 3 AV JARA PROJECT NO IIORA~NGNO I I •• 2-CAR GARAGE PLAN 1 2850SF. .......... , .......... um--------- ... ________ _ :,:,.,__ ______ _ u,.,__ ______ _ -:----------- ___ "'1y. , Elevation Notes LEFT ELEV A TION SCAl.E:114":1'--o" ' ___ __._ REAR ELEVATION FRONT ELEVATION r ----:;--------- DECK [Y --•=+4'>-4'1 MASlER BEDROOM UVNG otltlG SECOND FLOOR PLAN 2 ffiSTFLOOR 1583SF. 11 I 1 11 11 11 11 1, I 1 I I I 1 I 1 2-CAA GARAGE PLAN2 1529 SF. 3112TOTA1.. SF. I I ! i I li ~ ----·-··---·---c,m-------- ~-------- •7-y--.--------------------------------·----------------------------------· ---· B = LEFT ELEVATION D[J[JOODOD 00□□::::u□D -=-[JLJLJO□G□n ------r.:::iUDuDQO!:J _ REAR ELEVATION FRONT ELEVATION B = erJ B -' ' -d_ RIGHT ElEV ATION fJrJ ~ ---- ;,-..J.t.,d~ Elevation Notes 1 !,t"""'"'"'•-'•"1•" ~ eo,,c.,,•u!otllc•ool :!I '10.,db...,.,,_,a,a,l.,,.t11/it -----------------·--------------·------------------------------------------------------------------------ """"" -..,,. BOMJSROOM SECOND FLOOR MASTER BEDROOM Pl.ANS 1622SF. 1-CAR GARAGE FFISTFLOOR BEDROOM4 I I i------ F/WI..Y NOOK ~~ I I _\... PLANS 16315.F, 3253 TOTAL SF. " 1!1------- ~1!1------- ·-------,., ______ _ ------------------------------------------------- -' \,_ __ ,..,.--'J m m lo • LEFT ELEVATION SCAl..E: 11-l",1'--o' m m m· = = = REAR ELEVATION m RIGHT ELEVA TlON mm mm DD FRONT ELEVATION 0001°00 B B ~ ~ DD [:g tH:9 f9 Elevallon Notes 1 ~WUc> .... l~l-1_,!,~ ::) G""'-"•t•'S tl.,1',c! ., H<>c>.tbc...,>-••11..-i.llo "Vi,y .. n4-. ~ ,-,i,o,,a1ro,111p...,.~•"""'"' u----- ... ___ _ ~----.., ___ _ _Q SECOND FLOOR o,eno "'"'""-"W OPT. DECK □ r-i I I L.....J r,· I I L--' PLAN4 1770 SF. NOOK 2-CAR GARAGE ~----__ tL:. ___ t:t.::. __ -ti I\ I I 11 I 1 11 11 FAMLV 8EDROOM4 i------ 1 ----t7 ti 11 11 11 □ 11 LOGGIA I I 1 I 11 D 11 11 11 I ;~ I I I j I I I I __ c] _____ -- 1 I ----4- FRSTFLOOR PLAN4 2010SF. 3780 TOTAL SF. ---------------------------------------------------------------------------------- REAR ELEVATION 818 f:lBl:l B BBBBOOB == B LEFT ELEVATION RIGHT ELEV A TION I ; la ie3J = □□□□□ □□□□□ ll==='l00000 □□□□□ Elevation Notes I &l!IG-'C•IL~oan,jf'"lo!, :Z "°"'rclt'l,ll~fOOt ~ n,><,<lt>1,....,a;dr•ll~lllll1 1· -----------------------------------------------------------------, ---------------------------------------------------------------- ------~ COURTYARD i I i I -f-_ -----45'--0'.. FLOOH PLAN ALTERNATE' GARAGF 2-CAR I ---------}- PLAN 5 3018 SF. i-·------------·-· LEFT ELEV A TION SCALE: 11•·:1'-o" ~□□ ~ ![IJ;'.!__J__j; · 1•□'n1 ~lULJ REAR ELEVATION 8 I ( I I ! d.,_.J FRONT ELEVATION r-.:=....~,~1 Bb18 1i'ilBW' •Wl•W ll' I L_I_, ----41r'&..!e.-- )( :ii ! t '.i' 1a Ek!vallon Notes l~wlt111_,,,,,.., !2 eo.-v.i•'t'W.,oo, ~ rtoedtt ... ,.,"~"" ...... "' .. '""' .. ..._. ,ikl-UONllrOl,up ... "'I•~ ulll------ ~------ :c 111------- u .,_ _____ _ -i----- 1 I I I I I I I I !--------------- SECOO FLOOR Pl.AN MASTER BEDROOM -----· -,□ 0 BEDROOM 2 BEDROOM 3 1410 SF. f KITCHEN NOOK ) IL l---= ::-<...., r DINING LIVING .... ----.... ---.... BEDROOM4 _j -~--- Ff!ST FLOOR PLAN ,' .J FAMILY 3-CAR GARAGE _____ j 6A 17455.F, 3155 TOTAL SF. u ~ y = i8 u "' ----_w,tft r --------------------- ,[Bl m m ~~ m I 1---4 ! i 1p, ).. rn 7 __fL__ 1o LEFT ELEVATION - .:.;Rc::E'--"ARc:....:;EL,,.,E,.eV..:..:.AT.:..,l.:ecON,.,__ _____________ _ ~--- -~ --l--, tj-r tj--, l~-s~ .__,. = = m fil m RIGtlT ELEVATION