HomeMy WebLinkAbout2001-06-20; Planning Commission; ; CT 00-16|PUD 01-01|SDP 00-12|CT 00-44 - POINSETTIA PROPERTIES PLANNING AREAS 2, 3, & 4: City of Carlsbad Planning Depat
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: June 20, 2001
Application complete date: May 2, 2001
Project Planner: Barbara Kennedy
Project Engineer: Mike Shirey
SUBJECT: CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44 - POINSETTIA PROPERTIES
PLANNING AREAS 2, 3, & 4 - Request for a recommendation of approval of a
Tentative Tract Map, Planned Development Permit, Site Development Plan, and
Coastal Development Permit to subdivide a 41.6 acre site for the development of
219 single-family residential lots, a Community Recreation Center, and numerous
open space lots, located west of Avenida Encinas, between Poinsettia Lane and
Embarcadero Way.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4997, 4998,
4999, and 5000 RECOMMENDING APPROVAL of CT 00-16, PUD 01-01, SDP 00-12, and
CDP 00-44 based on the findings and subject to the conditions contained therein.
II. INTRODUCTION
The proposed project, which includes Planning Areas 2, 3, and 4 (PA 2, 3, & 4) of the Poinsettia
Properties Specific Plan, is a proposal to subdivide a 41.6 acre site for the development of 219
single-family homes, a 1.33 acre Community Recreation Center, and associated recreation, open
space and RV storage facilities. The site is located in the Mello II Segment of the Coastal
Overlay Zone on the west side of Avenida Encinas, between Poinsettia Lane and Embarcadero
Way. The project requires approval of a tentative tract map, planned development permit, and
coastal development permit. In addition, approval of a site development plan is required for the
centralized park site in PA 3. Because the subdivision proposes more than 50 lots, final approval
by the City Council is required. The proposed subdivision is consistent with the zoning and land
use provisions of the Poinsettia Properties Specific Plan and incorporates a transit-oriented
design focus. Affordable housing obligations have been met through an affordable housing
agreement to construct required units in Planning Area 5 of the Specific Plan. As designed and
conditioned, the project addresses this concern and is consistent with all relevant City regulations
and policies.
III. PROJECT DESCRIPTION AND BACKGROUND
In January 1998, the City Council approved the Poinsettia Properties Specific Plan. This
document addresses eight planning areas wrapping around the east, west and south sides of the
Poinsettia Transit Station. The Specific Plan was designed to create a transit-oriented
development (TOD) project located near the rail station and the nearby major transportationo
CT 00-16/PUD Ol-Ol/sdfto-12/CDP 00-44 - POINSETTIA PRRTIES P.A. 2, 3, & 4
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Page 2
corridor, Interstate 5. The plan incorporated numerous features to create a pedestrian-focused
environment where residents can accomplish their daily activities without driving. This
included: designing pedestrian-scale streets lined with trees to slow traffic; building homes with
porches facing the street rather than garages; providing design details on the homes to create
visual interest; and, adding trails, open space and sidewalks to provide pedestrian connections
and opportunities.
The 41.6 acre site is located within the southwest quadrant of the City in Local Facilities
Management Zone 22. The north side of the site is adjacent to the Poinsettia Transit Station and
the affordable housing apartment project just north of Embarcadero Way. Poinsettia Lane runs
along the south side of the site, with the Lakeshore Gardens Mobile Home Park beyond; Avenida
Encinas borders the site on the east, with car dealerships, Kaiser Permanente, and several motels
on the opposite side of the street; and, the site is bordered on the west by the San Diego Northern
(formerly AT&SF) railroad tracks. The site slopes down from the east to the west with a change
in elevation of approximately 12 to 16 feet from Avendia Encinas to the railroad right-of-way.
Vernal pool habitat was identified with the project EIR in an ofj-site location within the railroad
corridor right-of-way. The EIR mitigation measures require a minimum 100 foot buffer where
vernal pools are present in order to provide an adequate watershed and buffer area for the vernal
pool habitat. The 100 foot buffer area is included as an expansion of the required 40 foot railroad
right-of-way buffer/trail area. The site was graded previously and used as a nursery and is
devoid of any native vegetation. In May 2000, the property owner applied for a Coastal
Development Permit (CDP 00-13) to stockpile soil for the development of the site.
Approximately 155,000 cubic yards of soil were imported and stockpiled on the site, and no
additional import for the site is anticipated.
The project includes the development of three planning areas within the Poinsettia Properties
Specific Plan. PA 2 and PA 4 are both designated for residential single-family detached dwelling
units. PA 2 is designated as a Residential Medium land use with a maximum of 168 dwellings
and PA 4 is designated as a Residential Medium High land use with a maximum of 178
dwellings. Compliance with this requirement has been met through the provision of a total of
219 detached single-family homes each with a minimum 3,500 square foot lot. PA 3 is
designated for use as a private Community Recreation Center to serve the homeowners of PA 2
and PA 4. The private facility will be maintained by the Homeowners' Association (HOA) for
these planning areas. Parkways, entry area landscaping and other common areas will also be
maintained by the HOA. Patios, patio covers, balconies, and trellises will be allowed as shown
on the detailed plans included as Exhibits P and Q.
The primary entrance to the gated community is located on Avenida Encinas across from
Macadamia Drive. The entrance is accented by a decorative entry structure and trellis elements
at the pedestrian entrance points, as well as lush landscape areas surrounding the entrance. The
PA 3 Community Recreation Center is located immediately west of the primary entrance and
functions as a focal point at the entrance to the development. A second entrance point to the
project is located across from Raintree Drive on Avenida Encinas and has similar landscape and
pedestrian accent elements. An egress only road is located on the north end of the site and
connects with Embarcadero Way. This access point was not required by the Specific Plan;
however, the Fire Department felt that a third point of egress was warranted in the event of an
emergency situation. Although the community is gated to restrict vehicular circulation, the
Coastal Commission required that the project must be developed with unrestricted pedestrian
CT 00-16/PUD Ol-Ol/SDWo-12/CDP 00-44 - POINSETTIA PRoRllTIES P.A. 2, 3, & 4
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Page 3
access. Therefore, the project has been designed with pedestrian openings (no gates) at the
project entrance points which connect with a 15 foot wide public access parkway that runs
north/south through the center of the site. This public parkway provides a pedestrian connection
from Avenida Encinas through the site to the future mixed-use project in PA 6 which will
ultimately connect to the transit station.
Landscape buffers with meandering sidewalks are located around the perimeter of the site.
Twenty foot wide buffers are provided on Avendia Encinas and Poinsettia Lane and an additional
10 foot landscape buffer is provided along the north edge of the project. The landscape buffer
along Avenida Encinas exhibits a semi-formal planting design featuring Mexican Fan Palms,
accent trees, and turf areas which undulate between massed plantings of colorful shrubs and
groundcovers. More informal planting buffers are provided along, Poinsettia Lane and
Embarcadero Way. A minimum 40 foot wide railroad pedestrian open space corridor is provided
on the west side of the site and increases in width to maintain a 100 foot buffer around the off-
site vernal pools. The corridor, which is separated from the railroad r.o.w. by a black chainlink
fence, contains an informal decomposed granite (d.g.) trail on the eastern half of the buffer and
native landscaping as required by the Program EIR. These trails provide pedestrian access
around the perimeter of the site and links to the transit station and PA 6.
Noise walls wrap around the east, south, and west sides of the development. To diminish the
relative height of these walls, landscape berms are used in conjunction with a maximum 6 foot
high wall where wall heights would otherwise be greater than 6 feet. The remaining perimeter
fencing will also be constructed as a 6 foot high decorative block wall to match the noise wall.
The walls facing Avenida Encinas, Poinsettia Lane, and Embarcadero Way are designed with an
18" offset between sections to provide additional interest along the streetscape. Decorative
mounding and native landscaping will be used along the walls facing the railroad corridor.
Openings have been designed into the perimeter walls at various locations to provide connections
between the interior and exterior trail/walkway system.
The interior of the project features a unique site plan which enhances the pedestrian experience in
several ways. The 36 foot wide private streets (with parking on both sides) feature parkways
with sidewalks that are separated from the curb by a 5.5 foot wide strip planted with turf and
trees to create a feeling of openness and old-fashioned neighborhood charm. Theme trees are
planted along each street and in consideration of off-site view protection, at least 75% of the trees
within the project will be canopy trees with a maximum mature height of 30 feet or less. Traffic
calming features such as "bulb-outs" at the corners slow traffic and reduce the width of the street
crossing at the intersections. Enhanced paving at key points create a visual cue to drivers that
pedestrians may be crossing in the area. The large park contained within PA 3 provides an active
central recreation area for the development and features a pool, spa, pool house, tot-lot, half-
court basketball, sand volleyball, large expanses of turf, and amenities such as picnic tables,
benches, drinking fountains, and bike racks. In addition to the centralized park, two 10,000
square foot minimum passive recreation parks are located in the north and south ends of the
development and are interconnected by the 15 foot public pedestrian parkway. The northerly
park features a "bark park", seating areas, trellis/arbor structures, and large expanses of turf.
This park also has a visual and thematic relationship with the pedestrian link to PA 5 and 6. The
southerly park has been designed as a "Neighborhood Plaza" and features a large decorative
paved area, built-in BBQ, gazebo, seating areas, wooden swings, and turf areas for bocci ball and
CT 00-16/PUD 01-01/SDP)0-12/CDP 00-44 - POINSETTIA PRlrERTIES P.A. 2, 3, & 4
June 20, 2001
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croquet. In addition to common recreation areas, a minimum 15' x 15' rear yard area is provided
for each home.
The site is constrained due to its long, narrow configuration. In order to break up the linearity of
the site, parks and streets are situated so that there are no more than 10 homes in a row. The
western half of the site has a unique lot layout with small clusters of homes centered around
"mini" cul-de-sacs. Small "pocket parks" located at the end of these cul-de-sacs serve as "green"
focal points and provide a small gathering space for neighbors to interact. The lot sizes within
the development range in size from a minimum of 3,600 to over 7,000 square feet. In addition,
the width of the lots range generally from 45 to 55 feet wide. This allowed the homes be to
designed with varying widths in order to avoid a "cookie cutter" appearance. The site layout also
features many homes located on corner lots. This provided an opportunity to add more diversity
to the streetscape by designing homes with enhanced elevations on both street sides and by
designing some homes with wrap-around porches and side entry garages.
The proposed homes feature separate architectural plans for the north and south sides. Products
for the north and south each include three basic floor plans (each with three different
architectural treatments). Three enhanced floor plans (each with three different architectural
treatments) are also provided for the corner lot conditions. With the additional diversity afforded
by the corner lot designs, there will be a total of 36 variations of the 6 basic floor plans. The
square footages and building heights are as follows:
JBZ Homes (north end)
Plan
1
2
3
Sq. Ft.
1,982
2,238 -2,353
2,481
Height
25'
24'
25' -27'
Dahlin Groui
Plan
1
2
3
Sq. Ft.
2, 342 - 2,374
2,421
2,745
D Homes (south end)
Height
24' -25'
26' -28'
27' -28'
The homes are generally located between 10 and 20 feet from the street right-of-way at the back
of the sidewalk (20' to 30' from face of curb). The site layout encourages social interaction by
locating homes close to the street and close to their neighbors. The homes are designed to
promote this pedestrian-friendly ambiance with a covered front porch that provides an area to
relax with family and converse with passing neighbors. A minimum of 83% of the homes will
feature either a front porch, wrap-around porch, or second story balcony element which faces the
street. In contrast to typical suburban planning principles, garages on over 25% of the units are
located at the rear of the property away from the socially active streetscape. The driveway
approaches on these units resemble walkways or courtyards with grass planting strips. The
building design is reminiscent of beach cottage, English cottage, and craftsman style homes.
Period details of these architectural styles which are included in the proposed project include
wood, shingle or board and batten siding, wooden shutters, stone or brick wainscot elements,
decorative wooden posts, porch railings, wood corbels, knee braces, exposed rafter tails, divided
light windows, and gable end details.
CT 00-16/PUD Ol-Ol/SDflfc-12/CDP 00-44 - POINSETTIA PROWRTIES P.A. 2, 3, & 4
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The required RV storage for both PA 2 and 4 will be provided in a centralized location at the
southwest comer of the site. The RV storage area will be screened from view by a decorative
block wall and dense landscaping. Construction of a sewer pump station is also required with
the development proposal. The site for the pump station is located adjacent to the RV storage
area. The pump station will have a small equipment building (approx. 20' x 20') which is
conditioned to be designed to complement the project architecture.
The proposed project is subject to the following plans, ordinances, standards and policies:
A. Carlsbad General Plan;
B. Mello II Segment of the Carlsbad Local Coastal Program;
C. Poinsettia Properties Specific Plan;
D. Subdivision Ordinance
E. Inclusionary Housing regulations
F. Growth Management, Zone 22 Local Facilities Management Plan.
G. California Environmental Quality Act and Environmental Protection Procedures.
IV. ANALYSIS
The recommendation of approval for this project was developed by analyzing the project's
consistency with the applicable policies and regulations listed above. The following analysis
section discusses compliance with each of these regulations/policies utilizing both text and
tables.
A. GENERAL PLAN
The General Plan land use designations for the project are as follows: PA 2: RM (Medium
Density Residential), PA 3: OS (Open Space), and PA 4: RMH (Residential Medium High).
When the City Council approved the Specific Plan in 1998, it made the finding that the Specific
Plan implements the General Plan and is consistent with its goals, objectives, and policies. This
finding was based on the fact that the specific plan provides for the following: (1) the provision
of the necessary circulation element roadway improvements; (2) the protection and enhancement
of the off-site wetland areas; (3) the construction of a future public trail; (4) the provisions for
affordable housing; (5) the payment of mitigation fees to convert agricultural land to urban uses;
and (6) compliance with the Local Facilities Management Plan for Zone 22 for public facilities
and services. Based on this implementation and consistency relationship between the Poinsettia
Properties Specific Plan and the General Plan, it can be determined that if PA 2, 3, & 4 are
consistent with the Specific Plan, it is also consistent with the General Plan.
B. MELLO II SEGMENT OF THE CARLSBAD LOCAL COASTAL PROGRAM
The proposed project is located within the Mello II Segment of the City's Local Coastal Program
(LCP). When the Poinsettia Properties Specific Plan was approved, it was accompanied by a
Local Program Amendment (LCPA) to provide consistency between the specific plan, the zoning
ordinance and the Mello II Segment. When the LCPA was heard by the Coastal Commission,
the specific plan became the land use plan and implementing ordinance for this section of the
Mello II Segment. The LCPA was approved with modifications in three areas: viewsheds,
CT 00-16/PUD Ol-Ol/SlSRo-12/CDP 00-44 - POINSETTIA PROreRTIES P.A. 2, 3, & 4
June 20, 2001
Page 6
pedestrian accessibility, and protection of the vernal pools. The proposed project complies with
these modifications in the following manner:
Table 1: LCP Compliance
Modification Proposal Compliance?
Protection of significant ocean horizon views from
Interstate 5
Existing view corridor on
south side of Poinsettia
Lane is not impacted by
proposed project.
Yes
Protection of vernal pools 100' buffers are provided
around wetlands
Yes
Pedestrian accessibility to proposed coastal rail trail
Unrestricted public pedestrian access from PA 4 to
PA 6
An 8 foot wide public
pedestrian trail is proposed
within the railroad
pedestrian open space
corridor.
t
An unrestricted public
pedestrian access corridor is
provided which connects the
entry points on Avendia
Encinas through the
development to the mixed
use area in PA 6 and the
affordable housing site in
PAS.
Yes
The proposed project is consistent with the LCP because it is in compliance with the required
Coastal Commission Modifications listed above, with the General Plan policies outlined in
Section A above and with the Specific Plan standards addressed in Section C below. In addition,
the project has paid an Agricultural Conversion Mitigation Fee, consistent with the Coastal
Agricultural Overlay Zone of the LCP.
C. POINSETTIA PROPERTIES SPECIFIC PLAN/PLANNED DEVELOPMENT/
SITE DEVELOPMENT PLAN
The Poinsettia Properties Specific Plan (SP 210) provides a framework for the development of
the vacant properties within the specific plan area to ensure the logical and efficient provision of
public facilities and community amenities for future residents. A Planned Development Permit
is also required with the project and, in conjunction with the tentative map, provides a method to
approve the small lot subdivision and private streets. Planning Area 3 will be developed as a
private recreation center and requires approval of a Site Development Plan. The proposed
development within Planning Areas 2, 3, and 4 meets or exceeds all applicable requirements of
the specific plan (including the focus on a pedestrian-oriented devek-pment) and all ret, , rements
of the planned development ordinance, as demonstrated in Table 2 be tow:
CT oo-i6/PUD
June 20, 2001
Page?
'-12/CDP 00-44 - POINSETTIA PROPERTIES P.A. 2,3,&4
Table 2: Specific Plan /Planned Development Ordinance
Standard
Density (SP)
Product Type
(SP)
Lot Size (SP)
Setbacks (SP):
Building
Height (SP)
Lot Coverage
(SP)
RV Storage
(PD)
Requirement
PA 2: Maximum of 168 SFD (6 du/ac)
PA 4: Maximum of 178 SFD (1 1.5 du/ac)
Single family detached
Minimum 3,500 sq. ft. residential lots
Setbacks:
Avenida Encinas:
20' landscape setback
30' building setback from Avenida Encinas r.o.w.
Poinsettia Lane:
20' landscape setback
40' building setback from Poinsettia lane r.o.w.
Individual Lots
Front setback: 10-20' with 15' average.
Porches: 10' setback
Garages: Min. 20' long driveway
Side: 5' with 12' average between buildings
Rear: 10' to livable space
5 ' rear setback allowed for recessed garages
Bldg Height: 30' and 2 stories if a min. roof pitch of
3:12 is provided or 24' and two stories if less than a
3:12 roof pitch is provided.
City Council would be inclined to review favorably a
maximum height of 26'
Maximum 50% lot coverage
4,380 sq. ft. (20 sq. ft/unit)
Compliance
• 116 units at 5.27 du/ac
• 103 units at 5.83 du/ac
• Single family detached
• Individual lot ownership
(3,600-7,131 sq. ft; 4,332
average sq. ft lot)
• 20' landscape setback
• Livable space for all units is
set back 30' or greater from
Avenida Encinas
• 20' landscape setback
• Livable space for all units is
set back 40' or greater from
the Poinsettia Lane r.o.w.
• Livable space on all units is
10' or greater from front
property line with a 15 foot
average front yard setback.
• All garages are set back 20
feet or greater from the front
property line
• 5' minimum side yard with
12.5' average distance
between structures.
• 10' rear setback
• 5' setback to recessed
garages
• 24' -28'
• 50% of the homes are 26
feet high or less. The
remaining homes have
limited use of roof elements
from 26.5 to 28 feet high
• 25% min. - 48% max.
• 40% average lot coverage
• 9,302 sq. ft.
CT 00-16/PUD Ol-Ol/SEPlo-12/CDP 00-44 - POINSETTIA PR^HTIES P.A. 2, 3, & 4
June 20, 2001
PageS
Standard Requirement Compliance
Resident
Parking (PD)
2 full-sized covered spaces/du 2-car garages
Storage Space
(PD)
392 cf/du Provided
garages
within individual
Recreation
Space(SP)
PA 2: 10,000 sq. ft. min. passive rec. area
PA 4: 10,000 sq. ft. min. passive rec. area
Private (PD)15' x 15' rear yard
PA 2: 10,045 sq. ft. rec. area
"Neighborhood Plaza" with
built-in BBQ, gazebo,
seating areas, wooden
swings, and turf areas for
bocci ball and croquet.
PA 4: 11,504 sq. ft. rec. area
"Neighborhood park" with a
"bark park", seating areas,
trellis/arbor structures, and
large expanses of turf.
Pocket parks and internal
trails (26, 149 sq. ft.)
15 x 15' rear yard
PA 3 (SP)Approximately 1.4 acres gross The 1.33 acre (net) (1.5 ac.
gross) open space area
includes a pool, spa and
pool house building, trellis
structures, tot lot play
structure, half-court basket-
ball, sand volleyball, and
large expanses of turf with
picnic tables and benches.
Public Access
(SP)
15' average width public access parkway
Public railroad pedestrian open space corridor
(40' average width with 8' - 10' trail)
Avenida Encinas pedestrian open space corridor
15' min. width north/ south
corridor with unrestricted
public pedestrian access.
8' wide natural public trail
(decomposed granite) within
eastern half of 40' min.
railroad open space corridor.
5' meandering sidewalk
within 20' wide landscape
buffer
Guest parking
(PD)
58 spaces 250 on-street plus 56 extra
guest parking available on
the deep driveways (50'
deep or greater)
CT 00-16/PUD
June 20, 2001
Page 9
mi-12/CDP 00-44 - POINSETTIA PROWRTIES P.A. 2, 3, & 4
Standard Requirement Compliance
Affordable
Housing (SP)
38 unit obligation satisfied by PA 5 of Poinsettia
Properties Specific Plan Area
• Provided in PA 5.
Small Lot
Architectural
Guidelines (SP)
Compliance with Small Lot Architectural Guidelines See Small Lot Summary
Chart, Attachments 11 & 12
indicating compliance is
achieved.
Garage
Location and
Design (SP)
Garages offset at least 5' from front facade
Garage doors facing street must not exceed 50% of
front facade
Garages located 5' -
from front facade.
50'
All garage's are recessed
from front of structure
Architectural
Design
Articulated building elevations.
Building facades must incorporate a minimum of
four design elements
Rear elevations exposed to public streets must be
architecturally enhanced
75% of homes must have front porch or second floor
balcony facing street.
Off-set planes, exposed
rafter tails, gable end
details, multi-paned
windows, wood siding,
wood trim, brick or stone
accents, front porches, wood
lattice, knee braces, pot
shelves.
Off-set planes, balconies,
exposed rafter tails, gable
end details, wood siding,
multi-paned windows.
83% of homes have front
porches, wrap-around
porches, or second floor
balconies facing the street.
Special
Requirements:
Sound walls used where necessary
Construction of public trail on Avenida Encinas prior
to issuance of bldg. permits
Construction of public trail within railroad open
space corridor prior to issuance of bldg. permits
Sidewalks on both sides of the street.
Pad elevations as low as possible while still
achieving positive sewer and water flow.
6' high sound walls used in
conjunction with 3' high
berm where required
Conditioned to construct
prior to issuance of building
permits (except for models)
Conditioned to construct
prior to issuance of building
permits (except for models)
4' sidewalks and 6'
parkways on both sides of
the streets.
Pad elevations are 3.5' to
4.5' below Avenida
Encinas, 4.5' to 10' below
Poinsettia Lane, 1.5' to 3.5'
above the adjoining railroad
corridor, and within 1.5' of
finish grade of the
properties north of the site.
CT 00-16/PUD Ol-Ol/SDfBo-12/CDP 00-44 - POINSETTIA PROPERTIES P.A. 2, 3, & 4
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Page 10
PA 3 - Site Development Plan
The Specific Plan designated PA 3 for development as a private Community Recreation Center
with a gross acreage of 1.4 acres to serve the homeowners of PA 2 and PA 4. The design and
amenities of the require approval of a Site Development Plan. The facility consists of a 1.33 acre
(net) open space area that includes a pool, spa and pool house building, trellis structures, tot lot
play structure, half-court basket-ball, sand volleyball, and large expanses of turf with picnic
tables and benches. The recreation center has been designed to minimize, to the extent possible,
light and noise impacts to adjacent residences by providing a 6 foot high decorative block wall
and shrubs masses where private rear yards abut the park. Front yards of homes are designed to
look out into the open space. Lighting plans are required with future submittal of the landscape
plans and conditions are included so that lighting will be shielded to prevent spill-over of
lighting onto adjacent residential properties.
The pool structures have been designed to complement the project's architectural style and relate
to the pedestrian scale and nature of the development. The public pedestrian trail is integrated
into the design of the park and provides a clear connection from the primary project entrance to
the north/west pedestrian corridor. The park is centrally located within the development and is
no more than 1,200 feet from the most distant residence. The Specific Plan states that no
additional parking is required for this facility and that available on-street parking will be
adequate. This will further encourage residents to walk, rather than drive, to the park.
The Specific Plan allows for phased development of the recreation center so long as at least a
portion of the proposed features are in place prior to occupancy of the first dwelling unit in PA 2
or PA 4. The project has been conditioned to complete the first phase of the community
recreation center which will consist of the pool, spa, pool house, tot-lot, and all associated
landscape, shrubs and turf areas east of and including the sidewalk which connects the
north/south portions of the public pedestrian parkway prior to occupancy of the first dwelling
unit (except models) in either Planning Area 2 or 4. The remainder of the recreation center,
which includes the sand volleyball court, half-court basketball, and turf areas west of the
sidewalk will need to be completed prior to the occupancy of homes within the second
production phase of building permits.
D. SUBDIVISION ORDINANCE
The proposed tentative map complies with all requirements of the City's Subdivision Ordinance.
All infrastructure improvements including frontage and project-related roadways and the
extension of existing drainage and sewer facilities will be installed concurrent with development.
Access to the site will be provided from Avenida Encinas through the intersections at Macadamia
Drive and Raintree Drive and egress only will be provided onto Embarcadero Way. The project
is conditioned to provide frontage improvements along Avenida Encinas and will pay its fair
share for improvements on Poinsettia Lane. The frontage improvements along Poinsettia Lane
will be installed in conjunction with the widening of Poinsettia Lane Bridge. The bridge is
scheduled as a Capital Improvement Project with construction scheduled for completion within
the next year. The applicant's project will be conditioned to coordinate with the City for
installation of the landscape and irrigation along the street frontage.
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June 20, 2001
Page 11
The proposed setbacks, structure separations and the design of the units will allow for adequate
air circulation and the opportunity for passive heating and cooling. The project is conditioned to
install private street improvements, including curbs, gutters, parkways, sidewalks, street lights,
and fire hydrants on the 36 foot wide private streets. The proposed street system is adequate to
handle the project's pedestrian and vehicular traffic. Emergency access can be accommodated at
ingress/egress points provided from Avenida Encinas through the intersections at Macadamia
Drive and Raintree Drive and the egress point at Embarcadero Way.
The on-site drainage system will consist of underground drainage system located within the
private streets which will connect to an existing 72" storm drain located at the southwest corner
of the site. Maintenance of the storm drain system will be the responsibility of the HO A.
The Specific Plan anticipated that a sewer pump station may be required for Parcel "A" of the
Specific Plan which includes Planning Areas 2 through 6. The engineering department has
determined construction of the sewer pump station is necessary for the development and other
proposed projects in this sewer area. The pump station will be located at the southwest corner of
the site and the equipment building will be designed to complement the surrounding residential
development.
The pad heights are approximately 3.5' to 4.5' below Avenida Encinas, 4.5' to 10' below
Poinsettia Lane, 1.5' to 3.5 feet above the railroad corridor grade, and within 1.5 feet of existing
grade of the properties north of the site. Approximately 155,000 cubic yards of import has
already been stockpiled with approval of Coastal Development Permit CDP 00-13 and another
17,000 cubic yards of soil will be generated from foundations spoils and trenching for the storm
drain system and no additional import or export is anticipated. Pad elevations have been lowered
as much as possible while maintaining positive sewer and drainage flow.
E. INCLUSIONARY HOUSING
The Poinsettia Properties Specific Plan was approved to meet its inclusionary housing require-
ments through the use of three components including: 1) a maximum of 114 affordable units in
Planning Area 5; 2) a maximum of 24 secondary units in other PAs; and, 3) 61 live-work units
(of which 9 could be rent-restricted) in Planning Area 6. Planning Areas 2 and 4 are proposing
to meet their 38 unit affordable obligation through the provision of affordable units in Planning
Area 5. PA 5 was recently constructed and contains 92 affordable apartments. This lower
number of affordable units in PA 5 indicates that a lower overall number of units will be
proposed within the specific plan area than the 723 units approved by the City Council. The total
number of units approved to date include 92 units in PA 5, 117 units in PA 7, and 112 units in
PA 8. Together with the current proposal, a total of 540 units would be approved within the
Specific Plan. The only remaining area for residential development is PA 6 with a maximum of
61 live-work units allowed. The affordable housing agreement for Planning Area 5 was
approved by the Housing Commission in 1998 and the agreement was subsequently approved by
the City Council. Therefore, the 38 unit affordable housing obligation for Planning Areas 2 and
4 are considered fulfilled. Since PA 3 is an open space park and does not contain any residential
development, it is exempt from any affordable housing obligations.
CT 00-16/PUD 01-01/SDWO-12/CDP 00-44 - POINSETTIA PR^RTIES P.A. 2, 3, & 4
June 20, 2001
Page 12
F. GROWTH MANAGEMENT
An amendment to the Local Facilities Management Plan for Zone 22 was approved concurrently
with the Poinsettia Properties Specific Plan. At that time, all facility impacts were analyzed and
it was determined that all facilities would be provided prior to or concurrent with need pursuant
to the facilities performance standards of Growth Management. Since the proposed project is
consistent with the Specific Plan in which all facilities were determined to be in compliance with
adopted performance standards, no further growth management analysis is necessary. Facility
impacts are noted on the Local Facilities Impact Assessment Form, Attachment 8.
V. ENVIRONMENTAL
The proposed project was included in the Program EIR (EIR 96-10) prepared for the Poinsettia
Properties Specific Plan certified in January 1998. The Program EIR addressed subsequent
discretionary approvals of the specific plan, including actions such as tentative maps, site
development plans, and coastal development permits. All future development, at the time of
project review, was required to be examined to determine whether the environmental impacts
were fully analyzed in the Program EIR. No further CEQA compliance would be Acquired for
those activities having no effect beyond those previously analyzed in the Program Elf. As noted
above, the proposed project is consistent with the land uses, design guidelines, av;d facility
improvements required in the specific plan.
Through an initial study, the Planning Director determined that the proposed residential project is
pursuant to and in conformance with Specific Plan 210 for which a Program EIR was prepared.
No new impacts are anticipated as a result of this proposal except with regard to traffic. In 1999
the City's annual Growth Management Traffic Monitoring Report indicated an unanticipated
intersection level of service failure at Palomar Airport Road and El Camino Real during both the
a.m. and p.m. peak hours. However, this failure has been mitigated to below a level of
insignificance. With this mitigation measure in place, no further environmental documentation is
necessary; the project is considered exempt under Section 15182 of the California Environmental
Quality Act and Section 65457 of the California Government Code.
ATTACHMENTS:
1. Planning Commission Resolution No. 4997 (CT)
2. Planning Commission Resolution No. 4998 (PUD)
3. Planning Commission Resolution No. 4999 (SDP)
4. Planning Commission Resolution No. 5000 (CDP)
5. Location Map
6. Background Data Sheet
7. Disclosure Statement
8. Local Facilities Impact Assessment Form
9. Poinsettia Properties Planning Areas
10. Maintenance Responsibilities Exhibit
11. Small Lot Architectural Guidelines Compliance Summary -Dahlin Group
12. Small Lot Architectural Guidelines Compliance Summary -JBZ
)IR-12/CDP 00-44 - POINSETTIA PRofllCT 00-16/PUD 01-01/SDWO-12/CDP 00-44 - POINSETTIA PROPERTIES P.A. 2, 3, & 4
June 20, 2001
Page 13
13. Reduced Exhibits "A" - "RRRR" dated June 20, 2001
14. Full Size Exhibits "A-" - "R" dated June 20, 2001 (Tentative Map & Landscape Concept
Plan)
SITE
POINSETTIA PROPERTIES
PA 2,3, & 4
CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44
BACKGROUND DATA SHEET
CASE NO: CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44
CASE NAME: Poinsettia Properties Planning Areas 2. 3. & 4
APPLICANT: John Laing Homes 19600 Fairchild. Suite 200 Irvine. CA 92612
REQUEST AND LOCATION: Approval of a Tentative Tract Map. Planned Unit Development. Site
Development Plan, and Coastal Development Permit for the subdivision and development of a 41.6 acre site for 219
single-family lots, three recreation lots, one RV storage lot, one sewer pump station lot, and 25 open space lots
located at the northwest corner of the intersection of Poinsettia Lane and Avenida Encinas.
LEGAL DESCRIPTION: Lots 1. 2. and 3 of Carlsbad Tract No. 97-10. Poinsettia Properties, in the City of
Carlsbad. County of San Diego. State of California, according to Map thereof No. 13785. filed in the Office of the
County Recorder of San Diego County on May 21. 1999.
APN: 214-450-26. 27. & 28 Acres: 4L6 Proposed No. of Lots/Units: 249 lots/219 units
GENERAL PLAN AND ZONING
Land Use Designation: RM/OS/RMH
Density Allowed: 6 du/ac & 11.5 du/ac (346 units) Density Proposed: 5.3 du/ac (219 units)
Existing Zone: RDM/OS Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zonine General Plan Current Land Use
Site
North
South
East
West
KD-M, OS
RD-M-Q, C-T, RD-M
RMHP
C-2
TC/RMHP/RD-M
RM, OS, RMH
RM/O, TR/RH, RH
RM
C/T-R
TC/RMH
vacant
Poinsettia Transit Station,
vacant (PA 6), affordable
housing (PA 5)
Lakeshore Gardens Mobile
Home Park
Auto dealerships/ Kaiser
Permanente, motels
SDNR Railroad r.o.w./
Lanikai Lane Mobile Home
park/ Poinsettia Cove (PA 7)
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 219
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued
Certified Environmental Impact Report, dated_
Other, Exempt per Section 65457 of the California Government Code and Section 15182 of the California
Environmental Quality Act.
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
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 MUST be disclosed at the time of application submittal. Your project cannot
be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other country city, and county, city
municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner must be
provided below. '
1.
2.
APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial
interest in the application. If the applicant includes a corporation or partnership, include the
names, title, addresses of all individuals owning more than 10% of the shares. IF NO
INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-
APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the
names and titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.)
Person N/A Corp/Part JOHN LAING HOMES
Title.N/A Title N/A
Address N/A Address 19600 FAIRCHILD, STE. 200, IRVINE. CA
92612
OWNER (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership
interest in the property involved. Also, provide the nature of the legal ownership (i.e. partnership,
tenants in common, non-profit, corporation, etc.) If the ownership includes a corporation or
partnership, include the names, title, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names and titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person N/A Corp/Part SEE ATTACHED LIST OF OWNERS
Title.N/A Title N/A
Address N/A Address 5055 AVENIDA ENCINAS, STE 210
CARLSBAD, CA 92008
1635 Faraday Avenue • Carlsbad, Ca 92008-7314 • (760)602-4600 • (760)602-8559
p:\applicatiorts\2341\004\disclosurestatement.doc
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.
Person N/A
Title N/A
Corp/Part N/A
Title N/A
Address N/A Address N/A
Have you had more than $250 worth of business transacted with any member of City staff.
Boards, Commissions, Committees and/or Council within the past twelve (12) months?
Yes No If yes, please indicate person(s): N/A
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge
SEE ATTACHED SIGNATURE PAGE
Signature of owner/date Signature of applicant/date
DOUGLAS M. AVIS. MANAGING PARTNER
Print or type name of owner BENCHMARK PACIFIC
TIMOTHY McSUNAS, JOHN LAING HOMES
Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5\98 Page 2 of 2
p \applicatfonsl2J4t\004\disclosure statement doc
Question #2, Ownership:
Ownership Entity
25.12%HSL/BP/MICHAN, L.P., a California limited partnership
By: HBM Poinsettia L.P., a California limited partnership,
General Partner
Douglas M. Avis, President
Address: 5055 Avenida Encinas, Suite 210
Carlsbad, CA 92008
25%STRATA/POINSETTIA, a California general partnership
By: Strata Equity Corporation, a California corporation,
General Partner
Carlos Michan, President
Address: 4250 Executive Square, Suite 440
LaJolla, CA 92037
18.25%BENCHMARK PACIFIC POINSETTIA, L.P., a California
limited partnership
By: Benchmark Pacific, Inc., a California corporation, Its
Sole General Partner
Douglas M. Avis, President
Address: 5055 Avenida Encinas, Suite 210
Carlsbad, CA 92008
17.88%HSL PROPERTIES, INC., a California corporation
Humberto S. Lopez, President
Address: 1037 South Alvemon, Suite 200
Tucson, AZ 85711
13.75%STRATA EQUITY CORPORATION, a California corporation
Carlos Michan, President
Address: 4250 Executive Square, Suite 440
LaJolla, CA 92037
SIGNATURE FOR OWNER:
HS17BP/MICHAN, L.P., a California limited paratnership
BY: HBM Poinsettia L.P., a California limited partnership,
General Partner
BY: Benchmark Pacific Management, Inc., a California corporation,
General Partner
By:
Douglas M. Avis, President
W CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Poinsettia Properties P.A. 2. 3. & 4 - CT 00-16/PUD 01-01/SDP 00-12/CDP 00-44
LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: RM/OS/RMH
ZONING: RD-M/OS
DEVELOPER'S NAME: John Laing Homes
ADDRESS: 19600 Fairchild. Suite 200 Irvine. CA 92612
PHONE NO.: 949-476-9090 ASSESSOR'S PARCEL NO.: 214-450-26, 27. & 28
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 41.6,acres
ESTIMATED COMPLETION DATE:
A. City Administrative Facilities: Demand in Square Footage = 761.4 sq. ft.
B. Library: Demand in Square Footage = 406.8 sq. ft.
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 219 EDU
D. Park: Demand in Acreage = 1.52 acres
E. Drainage: Demand in CFS = 113 CFS
Identify Drainage Basin = Encinas Creek
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT - 2,190
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = No. 4
H. Open Space: Acreage Provided = N/A
I. Schools: CUSP
Elementary: 57.2, JH; 15.8, HS: 29.8
J. Sewer: Demands in EDU 219 EDU
Identify Sub Basin - 22B
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 48, 180 GPP
L. The project is 134 units below the Growth Management Dwelling unit allowance and 127
units below the Specific Plan unit allowance for PA 2 and PA 4.
POINSETTIA PROPERTIES
JOHN LAING HOMES
6'-0" LANDSCAPE PARKWAY \
PA 2,3,AND A
TURF STRIP
WOOD FENCE
UNIT OWNER MAINTENANCE
RESPONSIBILITY AREA
MAINTENANCE RESPONSIBILITY i<
AREA t
WATER'S END-
JOHN LAING HOMES PA 2,3,AND 4
WOOD FENCE
TURF STRIP
4'-0" SIDEWALK
LANDSCAPE PARKWAY
WIDTH VARIES
UNIT OWNER MAINTENANCE
RESPONSIBILITY AREA
HOMEOWNER ASSOCIATION (HOAI P
MAINTENANCE RESPONSIBILITY
AREA
WATER'S END
PASEO TYPICAL LOT MAINTENANCE RESPONSIBILITY
PASGO
-V
ARCHITECTURAL GUIDELINE COMPLIANCE SUMMARY
GUIDELINE
MINIMUM
STANDARD April 17,2001
Wl IKRE (3) TWO-STORY UNITS OCCUR
IN A ROW AND Tl IKY ARK SITUATKD
i,r;ssTHAN 15 KKKT APART. AT
1.1-AST (I) UNIT MUST IIAVI-A
SINGLE STORY BUILDING EDGE NOT
I.KSSTIIAN 10 FEET IN DEPTH.
I Ol;3 .OF 3
Plan I has a 10' one story building edge and is plotted on 33% of the lots,
therefore meeting minimum standards. (Plans 2 & 3 also have a one story
on at least one side.)
Wl IKRIZ (3) TWO-STORY UNITS OCCUR
IN A ROW AND Tl IKY ARK SITUATED
15 TO 20 FEET APART. AT LEAST
(I) UNIT MUST I1AVK A SINGLE
STORY BUILDING EDGE NOT I.KSS
THAN 5 FEET IN DEPTH.
I 01- 3 N/A N/A
PKR PROJECT. 33% OK ALL UNITS
SHALL HAVE A SINGLE STORY EDGE
A MINIMUM OK 40% OK Tl IE TOTAL
PERIMETER.
33%I OK 3
Plan 3 has a one story building edge on 56% of the perimeter and is plotted
on 33% of the lots, therefore meeting minimum standards.
PKR PROJECT. 50% OK ALL UNITS WITH
A LOTKRONTAGK GREATER THAN 45
FEET MUST HAVE (4) SEPARATE
BUILDING PLANKS ON THE FRONT
ELEVATION.
50%2 OF 3
Plans 2 & 3 have four separate building planes on the front elevations and
are plotted on 66% of the lots, therefore exceeding minimum standards.
PER PROJECT, 50%OF ALL UNITS Wl III
A LOT FRONTAGE GREATER THAN 45
FEET MUST HAVE (4) SEPARATE
HUILDING PLANKS ON THE REAR
ELEVATION.
50%2 OF 3
'lans 2 & 3 have four separate building planes on the rear elevations.
PKR PROJECT. 50% OF ALL UNITS SHALL
HAVE ONE SIDE ELEVATION Wl I'll A 7
FEET AVERAGE SIDEYARD SETBACK.
50%3 OF 3 All plans exceed the 7' average minimum side yard setback on at least one
side.
Tl IREE-CAR GARAGE LIMITED TO 75% OF Tl IE
TOTAL UNITS WHERE AVERAGE LOT SIZE IS 5,000
SF OR LESS. THREE-CAR GARAGES SHALL
INCORPORATE: A MIXTURE OF 2 DOOR, 3 DOOR,
AND OFFSET 2 DOOR DESIGNS.
75%N/A None of the plans have three ear garages.
8. 50% OF EXTERIOR DOOR AND WINDOW
OPENINGS SIIALI. BE PROJECTED OR
RECESSED A MINIMUM OK 2 INCHES.
50%All windows and doors comply where appropriate for the architectura
style. (2x4 wood trim surround minimum - see plans)
JOHN LAING HOMES
WATERS END • PRODUCT 2
DAHL1N GROUP ARCHITECTS PLANNERS
GUIDELINE 1
5'-0'
TYP.
r-nr
PLAN 2 ('33*J PLAN I (33%)PLAN 3 (33*;
STREET PROFILE
MINIMUM CRITERIA COMPLIANCE
WATERS END
JOHN LAING HOMES DAHLIN GROUP
ABCHITECTA'DIANHIBA
Vn/m
GUIDELINE 3
lO'-O'6'-T
S'-O'
PLAN I (33% MIX)
TOTAL PERIMETER = 226-5
ONE STORY = fefc'-&"
S'-O1 51-*'
[
]
PLAN 2 (33* MIX)
TOTAL PERIMETER = ISS'-IO"
ONE STORY = 8I'-0" (42.856)
\
-HJ_i
PLAN 3 (3356 MIX)
TOTAL PERIMETER = I<W'-O"
ONE STORY = IIO'-O" (5656)
SINGLE STORY PERIMETER
WATERS END
JOHN LAING HOMES DMftlN GDOUP
ADCniTICT4*PLANNED«
GUIDELINES 4 & 5
IA (230 eF)
B (100 SF)1
— '
rC (142 SF)B (63 SF) •
PLAN I (33* MIX)
CONFORMING)
c fee SF;
D C4I if)
r A (342 SF)
t C26T SF; -
O («B Sf)J
- A (510 SF)
ISF)-
PLAN 2 (335fe MIX)
A (325 SF)
B MB SF)
LLL-Ji SF)
DOOSF)
EOOSF)
'-BHOSF; A(23isF)
1— D C05 SF;
- B (130 SF)
PLAN 3 (3356 MIX)
BUILDING PLANE CRITERIA
WATERS END
JOHN LAING HOMES DAHLIN GDOUP
ADCBITKCT4
GUIDELINE 6
141 SF / 51.5 FT.
15.6 FT.
436 SF / 51.5 FT.
T3 FT. AVERA6E-
I T
511 SF / 53 FT.
IO.1 FT. AVERASE
!
254 SF / 53 FT.
4.1 FT. AVERA6E -
L:
• 260 SF / 52 FT.
5.0 FT. AVERASE
— 5O6 SF / 52 FT.
1.T FT. AVERA6E
PLAN I (33% MIX)PLAN 2 (33% MIX)PLAN 3 (33% MIX)
SIDE YARD SETBACK CRITERIA
WATERS END
JOHN LAING HOMES DAflUN GDOUP
\QCB1Tt CTA'PlAHNtDa
ARCHITECTURAL GUIDELINE COMPLIANCE SUMMARY
GUIDELINE
1) Where (3) two-story units occur in a row and they
are situated less than 1 5 feet apart. At least (1 )
unit must have a single story building edge not
less than 10 feet in depth.
2) Where (3) two-story units occur in a row and they
are situated less than 20 feet apart. At least (1)
unit must have a single story building edge not
less than 5 feet in depth.
3) Per project, 33?. of all units shall have a single
story edge a minimum of 40% of the total
perimeter.
4) Per project 50% of all units with a lot frontage
greater than 45 feet must have (4) separate
building planes on the front elevation.
5) Per project, 50% of all units with a lot frontage
greater than 45 feet must have (4) separate
building planes on the street side elevation.
6) Per project, 50%of all units shall have one side
elevation with a 7 feet average sideyard setback.
7) Three-car garage limited to 75% of the total units
where average lot size is 5,000 S.F. or less. Three
car garages shall incorporate a mixture of 2 door,
3 door, and offset 7 door designs.
8) 50% of exterior door and window openings shall
be projected or accessed a minimum of 2 inches.
MINIMUM STANDARD
1 of 3
1 of 3
33%
50%
50%
50%
75%
50%
1 of 3
N/A
2 of 3
3 of 3
2 of 3
3 of 3
N/A
Plan 2 has a 10' one story building edge and is plotted on every
third lot therefore meeting minimum standards.
N/A
Two plans have one story perimeter which equals 45% of
perimeter and are plotted more than 33%.
All plans have four or more separate building plans on front.
Elevations therefore exceeds minimum standards.
All plans have four separate building plans on the side elevations
where they face the street. Plans two and three have four separate
building plans on the rear elevations and are plotted on 67% of lots
therefore exceeding the minimum standards.
All plans have side elevations that have an average greater than
7' therefore exceeding minimum standards.
None of the plans have three car garages.
All windows and doors comply.
JOHN LAING HOMESPRODUCT 1
JBZ ARCHITECTURE + PLANNING
GUIDELINE 1
10 FT. MIN.
f
PLAN I (30* MIX>PLAN 2 (3396 MIX)PLAN 3 (3TO MIX)
STREET PROFILE
MINIMUM CRITERIA COMPLIANCE
POINSETTIA
JOHN LAING HOMES "100 CH M«l
GUIDELINE 3
PLAN I (3O% MIX)
TOTAL PERIMETER = 113 FT.
ONE STORY- ~\b FT.
PLAN 2 (3396 MIX>
TOTAL PERIMETER = 243 FT.
ONE STORY- IOI FT. (4291,)
PLAN 3 CSV* MIX)
TOTAL PERIMETER = 115 FT.
ONE STORY- 13 FT.
SINGLE STORY BUILDING PERIMETER POINSETTIA
JOHN LAING HOMES •
GUIDELINE 4
5 (166 SF)
i (126 SF; -
2 (ni SF;
3 (132 SF)4 (is SF;
-4 (206 SF;
-9(262 SF;
i (156 SF;-
-6 (iis SF;
- 5 (184 SF;
4 (IM SF;-i'
3 (123 SF;-
PLAN I C3O%
BUILDING PLANE CRITERIA
PLAN 2 C3356 Mix;PLAN 3 C37fc MIX;
POINSETTIA
JOHN LAING HOMES 10100 04 I tOl
GUIDELINE 5
C, (204
- A (200 SF;
(410 SF)
6 C2T
SOOSF;
4 (52o SF;-
I (ISO 5F)
9'-4'
B d12 3F9-
-2 CI2SSF;
3 fl2o SF;
I"
-A ^9n SF;
T-*'
-1 (446 SF;
T-4"
4 (135 SF; -
T-O'
- 6 (eo SF;
-3 (210 SF;
SF;
- B (225 SF)
c (ioi SF;
j
A (244
-5 (iso SF;
(2i SF;
5 (416 SF; -
4 dcx> SF;
3 die SF;
2 (us SF;
S'-4'
SF;
PLAN I CSOfc Mix;
BUILDING PLANE CRITERIA
PLAN 2 (33* MIX)PLAN 3 (31% MIX)
POINSETTIA
JOHN LAING HOMES 10)00 CM 110
GUIDELINE 6
376 SF / 55 FT.
6.6 FT. AVERA6E
4T1 SF / 53 FT.
' 6.T FT. AVERA6E
5<1I SF / 6S FT.
1.1 FT. AVERAGE
610 SF / frS FT.
13.4 FT. AVERA6E 1.6 FT. AVERASE
49ft SP / M FT.
1.4 FT. AVERA6E
PLAN I C30* MIX)PLAN 2 ("33% MIX)PLAN 3 Olfc MIX)
SIDEYARD SETBACK CRITERIA
POINSETTIA
JOHN LAING HOMES
10700 CHI 10-