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Home My WebLink About2009-05-06; Planning Commission; ; CDP 08-22 - FRASSANITO RESIDENCEThe City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: May 6, 2009 Item No. G) Application complete date: December 15, 2008 Project Planner: Dan Halverson Project Engineer: Tecla Levy SUBJECT: CDP 08-22 -FRASSANITO RESIDENCE -Request for approval of a Coastal Development Permit to allow for the demolition of a single family residence and the construction of a new 3,783 square foot single-family residences on a 0.16 acre lot located at 5022 Tierra Del Oro within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 3. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6552 APPROVING Coastal Development Permit CDP 08-22 based upon the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant is proposing the demolition of a single family residence and the construction of a new single-family house on an R-1 zoned single-family lot. Pursuant to Section 21.201.030 of the Carlsbad Municipal Code, the construction of a single family home within the City's Coastal Zone requires the processing and approval of a Coastal Development Permit (CDP). The CDP application was reviewed for consistency with Local Coastal Program (LCP) policies and implementation. The project complies with the requirements of the Zoning Ordinance (R-1) and the Mello II Segment of the LCP. There are no unresolved issues therefore the staff recommendation of approval with conditions is supported by the analysis as follows. III. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The lot is located west of Carlsbad Boulevard and on the east side of Tierra Del Oro. The lot is 7,124 square feet or .16 of an acre in size and is relatively level, except at the very rear which slopes down from Carlsbad Boulevard. The site is developed with an existing 1,830 square foot residence and attached garage and is bordered to the north, south, and west by single family residences and on the east by Carlsbad Boulevard. The property does not contain any sensitive vegetation or habitat and is located outside the appeals jurisdiction of the California Coastal Commission. Proposed Residential Construction: The applicant is proposing to demolish the 1,830 square foot residence and attached garage and construct a new two-story 3,783 square foot single-family residence and garage. The residence will have a "Modem" style of architecture consisting of flat rectangular fa9ade forms coated with a light brown stucco finish and a flat roof with parapets. A tower element will be located at the entryway and garage and decorative stone veneer will be applied to the front elevation surrounding the garage door and the tower element. Windows and doors will be ornamented with metal clad surrounds. The roof will contain a 409 square foot if'\ ..... ., CDP 08-22 -FRASSANITO RESIDENCE May 6, 2009 Page 2 deck located at the southwest comer. Three second story decks (ranging from 40 to 260 square feet in area) will be located on the second floor. The project will have associated hardscaping and landscaping to compliment the modem style of architecture. Proposed Grading: The estimated grading quantities for the project are considered remedial and include 73 cubic yards ( cy) of cut and 33 cy of fill, resulting in 40 cy of export. A grading permit will not be required. Impact on Coastal Resources: The development is a single-family house on a previously developed site; no agricultural activities, sensitive resources, geological instability, flood hazard or coastal access opportunities exist onsite; the development does not obstruct views of the coastline as seen from public lands or public rights-of-way or otherwise damage the visual beauty of the coastal zone. IV. ANALYSIS The project is subject to the following plans, ordinances and standards: A. Residential Low-Medium Density. (RLM) General Plan Land Use designation; B. Single-Family Residential Zone (R-1-7,500)(Chapter 21.10 of the Zoning Ordinance); C. Coastal Development Policies and Regulations for the Mello II LCP Segment and Coastal Resource Protection Overlay Zone (CMC Chapter 21.203); and, D. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 3 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable city regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. Residential Low-Medium Density (RLM) General Plan Land Use The project site has a General Plan Land Use designation of RLM (Residential Low-Medium Density). The RLM Land Use designation allows the development of single-family residences at a density of 0-4 dwelling units per acre with a Growth Management Control Point (GMCP) of 3.2 dwelling units per acre. At the RLM GMCP, 0.52 dwelling units would be permitted on this 0.1635 acre (net developable) property. One single-family dwelling unit is guaranteed pursuant to the following General Plan provision: "Notwithstanding the density provisions and intent of each residential land use designation, a one-family dwelling shall be permitted on any legal lot that existed as of October 28, 2004." The subject lot was legally created prior to October 28, 2004; therefore development of a one-family dwelling is consistent with the RLM General Plan Land Use designation. B. Single-Family Residential Zone (R-1-7,SOO)(Chapter 21.10 of the Zoning Ordinance) The R-1 Zone allows for the development of single family dwelling units. The project meets all of the requirements and development standards of the R-1 zone. All required setbacks, building height, and lot coverage established for the zone have been reviewed for compliance with the required standards as outlined in Table A below: CDP 08-22 -FRASSANITO RESIDENCE May 6, 2009 Page 3 TABLE A-R-1 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED/ALLOWED PROPOSED Front Yard Setback 20 feet minimum 20 feet proposed Side Yard Setback Not less than 10% of lot width: 6 feet 6 feet and 6;5 feet proposed .. mm1mum Rear Yard Setback Twice the required side yard setback 12 feet proposed (12 feet minimum) Max Building Height 24 feet if roof pitch is less than 3: 12 24 feet proposed pitch Lot Coverage 40% of the lot 3 3 % proposed C. Coastal Development Policies and Regulations for the Mello II LCP Segment and Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). The project site is located within the Mello II Segment of the Local Coastal Program and is not in the appeal jurisdiction. The site is also located within and subject to the Coastal Resource Protection Overlay Zone (Chapter 21.203) of the Carlsbad Municipal Code. The project's compliance with each of these programs and ordinances is discussed below: 1. Mello II LCP Segment of the Local Coastal Program The subject site has an LCP Land Use Plan designation of RLM (Residential Low-Medium Density). The projects consistency with the RLM Land Use designation was analyzed in Section A above. The proposed two-story, single-family residence is consistent with the surrounding development of one and two-story single-family structures. The two-story residence will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the site, nor are there any sensitive resources located on the property. The proposed single-family residence is not located in an area of known geologic instability or flood hazard. The site is located in close proximity to the coast but no public opportunities for coastal shoreline access are available from the subject site. The residentially designated site is not suited for water-oriented recreation activities. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban runoff, pollutants and soil erosion. No development is proposed in areas of steep slopes and no native vegetation is located on the subject property. The site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. CDP 08-22 -FRASSANITO RESIDENCE May 6, 2009 Page4 D. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 3 Local Facilities Management Plan. The project is subject to the provisions of the Growth Management Ordinance, as contained in Chapter 21.90 of the Zoning Ordinance. The project's conformance with the requirements of the Growth Management regulations is detailed in Table B below: TABLE B -GROWTH MANAGEMENT COMPLIANCE STANDARD IMP ACTS/STANDARDS COMPLY City Administration 3.4767 sq. ft. Yes Library 1.854 sq. ft. Yes Waste Water Treatment lEDU Yes Park .006953 acre Yes Drainage 1 CFS I Drainage Basin "B" Yes Circulation lOADT Yes Fire Station No. 1 Yes School Districts (Carlsbad Unified) Elementary= 0.2339 Yes Middle School= 0.1171 High School= 0.1442 Sewer (Carlsbad) lEDU Yes Water (Carlsbad) 220 GPD Yes The proposed project is located within Local Facilities Management Zone 3 in the northwest · quadrant of the City. The demolition of an existing single-family residence and the construction of a new single-family residence will have no adverse impacts on public facilities. At the RLM Growth Management Control Point (GMCP) of 3.2 dwelling units per acre, 0.52 dwelling units are allowed on the subject site. The project proposes 1 dwelling unit and it is therefore 0.48 dwelling units above the GMCP. The proposed dwelling unit is replacing an existing dwelling unit so there is no need to withdraw a fractional unit from the City's Excess Dwelling Unit Bank. V. ENVIRONMENTAL REVIEW The Planning Director has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment. Therefore, the project is categorically exempt from the requirement for the preparation of an environmental document pursuant to the following Sections of the California Environmental Quality Act (CEQA) Guidelines: ( 1) Section 15301 (1)(1) of CEQA Guidelines (Class 1) exempts the demolition of one single-family residence; and (2) Section 15303(a) of CEQA exemptions (Class 3) exempts the construction of single family residences in urbanized areas from environmental review. A Notice of Exemption will be filed by the Planning Director upon project approval. CDP 08-22 -FRASSANITO RESIDENCE May 6, 2009 Page 5 ATTACHMENTS: I. Planning Commission Resolution No. 6552 2. Location Map 3. Disclosure Statement 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Reduced Exhibits 7. Exhibits "A" -"F", dated May 6, 2009 SITE MAP • N NOT TO SCALE Frassanito' Residence CDP 08-22 C: DISCLOSURE STATEMENT !Applicant's statement or disclosure of certain ownership interests on all applications which will require 1 I discretionary action cm the part of the City Council or any appointed Board, Commission or Committee. The following information llAUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print Note; PiHSon is defined as "Any i!'ldivlduai, firm, co~partnership,jointventure, assocl~oo. social club, fraternal organization, corporation, estate, trust, recelver, syndicate,·in this and any other county, cify and county, city municipality, district or other political stibrlivision 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. APPUCANT (Not the applicant's agent) Provide the CO~'le!:,.~3 LEGAL names and addresses of ALL persons having a financial interest in the application. lf the applicant includes a corporation or partnersl}iQ_, include the names, title, addresses of a!! individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPUCABLE (NIA) IN iHE SPACE BELOW. lf a !2.!,!Qlich1~owned ~ include the. names, tities, and addresses of the corporate officers. (A separate page may be attached if necessary.} Perso;Rotat{kf::Fti'U~ ~1,.ffro Corp/Part Title ~'ct;,k:H~:.¥2,.. _ _ ___ Title _____________ _ Address_~-2;2 T!t'e lcit.2.A r,,:S-~L::,OQ:o Address_ 'G,~L~t'§t;;U/f:.-li,. <cf;i&i8 ·------------ 2. OWNER (Not the o;;vner's agent} Provide the CQMPi.ETf=,x.J .. EGAl names and addresses of All persons having any ownership interest in the property involved. A!so, provide the nature of the legal ownership (l.e, partnership, tenants in common, non-profit, corporation, etc.}. lf the ownership includes a gorporation or oartn~Jshio, include the names, title, addresses of all indivkluais owning more than 10% of the srH,1res. !F NO lNDiVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDlCATE NON-APPUCABLE (NIA) IN THE SPACE BELOW. lf a. QUbliclv-owned corporatiq!l,. include the names, titles, and addresses of the corporate officers. (A separate page may be attached rf n.ecessary.J Title_c2 Lttl!J.:.~-2 Address_ Gozz. "[\ i:LrgrzA:.1)~@2:0 -----··--·-----tB35 F;:.raday Avarn.10 ,, Carlsbsd. CA S2008-73t4 • (760) 002·.4600 4 FAX (760) 502-6559"' www.cLcar/sba,i.cc.1.us ,./ /· .. / ./. ,/// "3. OH( -rRtt:;-r ;,/ ,.)J'': .;F lf any to ('1) or iS ~ . ..:.;.:c:i:.!.1o:.!...~~;s!.!..1:;1.=.:.:...."""'-"-'-~-=:_;;::'--"'-·"'""~ Ust the name::·s and adc!rEfsses of tNY. · non--profa or as trustc~ or benefic,ic1.rv ot the .. f=''l2JL5'Sh,;Jq' I ~ C,,C .. · Non PrnfltffrustJi2 ... ~~-~~~";;'f Profaffrust _______ _ Tltle ·-:r:-n , i• · :F-itit __ ,..:L.1-~.s____ --·--·"·- 4. you had than $500 worth of business trnnsacted with any member of City staff, Bo2irds, Commissions, Committees and/or Councll within the past hivelve {12} months? Oves please indicate person(s): ______ _ I certify that all the above information is true and correct to the best of my know!edge. ~-/£ .. ,./ .. /~~~------Signature of owner/date . -R.o~~ f2. 'f'rTk::~·;;..0<"'1,.lf:,;.~:JTV ~----E~~----~~~---Print or type name of O'Nner C(~.ui~t f\ll'E. '<1 ~ :F'°{-:::?A.-~_s. A·Rtrt·-rb- Pr1nt or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:AOMIN\COUNTERIDISCLOSURE STATEMENT 12/06 Page 2 of2 BACKGROUND DATA SHEET CASE NO: CDP 08-22 CASE NAME: FRASSANITO RESIDENCE APPLICANT: Robert A. Frassanito REQUEST AND LOCATION: Request for approval of a Coastal Development Permit to allow for the demolition of a single family residence and to construct a new 3,783 square foot single-family residence on a .16 acre lot located at 5022 Tierra Del Oro within the Mello II Segment of the Local Coastal Program (LCP) and in Local Facilities Management Zone 3 LEGAL DESCRIPTION: Lot 2 of Tierra Del Oro, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 3052, filed in the Office of the County Recorder of San Diego County, February 4, 1954 APN: 210-020-02-00 Acres 0.16 Proposed No. of Lots/Units: -=-1-=-lo=-:t/::...-..;:...1..;;;:u=m=·t ______ _ GENERAL PLAN AND ZONING Existing Land Use Designation: RLM -Residential Low-Medium Density Proposed Land Use Designation: ;a...N"'"'/ A"-"--------------------- Densi ty Allowed: -=-0--4'"-d~u/"--"-ac=r-=-e ___ _ Density Proposed: 6.25 du/acre (1 residence)* Existing Zone: _R_-_1-_7~5_0_0 _____ _ Proposed Zone: _N_/A ___________ _ * (Allowed per the General Plan Land Use Element Page 9) Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-1-7,500 RLM Single-Family North R-1-7,500 RLM Single-Family South R-1-7,500 RLM Single-Family East R-1-7,500 RLM Single-Family West R-1-7,500 RLM Single-Family LOCAL COASTAL PROGRAM Coastal Zone: IZJ Yes D No Local Coastal Program Segment: _M_e_ll_o_I_I _____ _ Within Appeal Jurisdiction: D Yes r8J No Coastal Development Permit: IZJ Yes D No Local Coastal Program Amendment: D Yes r8J No Existing LCP Land Use Designation: RLM Proposed LCP Land Use Designation: "'"'N""""/ A-=----- Existing LCP Zone: ~R_-~l -""""7"'""5'--'0-'-0 ____ _ Proposed LCP Zone: _N_/A ________ _ PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): ..c..1 ~E=D_U"----------------- ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption, ______________________ _ D Negative Declaration, issued ____________________ _ D Certified Environmental Impact Report, dated ______________ _ C8J Other, Exempt Section 15303 -(Construction of single-family residences in an urbanized area. 2 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Frassanito Residence-CDP 08-22 LOCAL FACILITY MANAGEMENT ZONE: l_ GENERAL PLAN: '-'R=LM ______ _ ZONING: R-1-7,500 (Single-Family Residential) DEVELOPER'S NAME: =R=o=be=rt-=--=-=A'-'-. ~F=ra=s=sa=n=it=o ________________ _ ADDRESS: 5022 Tierra Del Oro, Carlsbad, CA 92008 PHONE NO.: 760-438-5120 ASSESSOR'S PARCEL NO.: =-21c;....;Oc._-0=2=0--'-0=2--'-0-'-0 _____ _ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): ~0-~16 __ A_C~·----- ESTIMATED COMPLETION DA TE: Unknown ~~~~--------------~ A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage= 3.4767 sq.ft. Library: Demand in Square Footage= 1.854 sq.ft. Wastewater Treatment Capacity (Calculate with J. Sewer) lEDU Park: Demand in Acreage = .006953 acre Drainage: Demand in CFS = 1 Identify Drainage Basin = Basin B (Identify master plan facilities on site plan) Circulation: Demand in ADT = 10 (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = _N~o~. 1 ____ _ Open Space: Schools: Sewer: Water: Acreage Provided= _N_/ A _____ _ Elementary = Middle School = High School = Demands in EDU Demand in GPD = Carlsbad Unified 0.2339 0.1171 0.1442 1 EDU 220 GPD L. The project is .49 units over the Growth Management Dwelling unit allowance. One single-family dwelling unit is guaranteed pursuant to the following General Plan provision: "Notwithstanding the density provisions and intent of each residential land use designation, a one-family dwelling shall be permitted on any legal lot that existed as of October 28, 2004." The subject lot was legally created prior to October 28, 2004; therefore development of a one-family dwelling is consistent with the RLM General Plan SECTION "C'' VICINITY MAP t N,T,S, SECTION "B" SECTION "A" HOF!IZ, 1'• 20 VEF!1.1"m5' 'r'8'r':MICHAELJ CURREN-LS316B SUR\IE OCT 200B \ .ii~-rJu-tJ trn,.U.PE)flllJITi~ HJ;H .l,.\JAlll/tU l&."IMt ;~i~~m ~i1;i,;pmt; Flli:JNm.Q L/\kP'IPANMi ,., .. , /\~iU}X ~.~~O ~ f. ~~1 ~ il~ll.QlMiIMU, ~llmi1\rr~h~ifn Hfi 1/i~. f ~Mi~ ~mrn~tF'w••F.-~~~ LA;loTl~.trllMliHi H.h lll/\Jii~.OOU~f. Hrn;Mi,,n·, lk-iAfCIJ~,1;1,n H~EJ V·II flffUUflMlli..t);(i ~~E~~\, ijfl)llfQ:~1::,0.iH ~ f,0-. ANll llt:Jl.llli,JW, fT} \ \ \ SJTEPLAN t ""\ scm: t". tg·O" C O p Q ~ -;;). ..J- DATE: 2-25--0S SECOND FLOOR PLAN SCALE: l/16" • l'-0'' GENERAL NOTES l fl!iUll.,lfhV.TftlfH~,"\lfti.Q,fE'l,\l\~11.E~l11Jflli'.! ./U\l i#~ H-1-~ ~Ml'E"II flfll>.111,\hEMl-\" fl:O:u:!ih nfl'a t)ll;lo, !lmHlf!l<i Af,,[}fl!IER l\f~~ V.llll l-1'11 Aflfl'l.\.hCf:) Allf rn t!A\E M)lllH)ll \;1,/~ff!Mmlll,~nrn.1 0-r ,,,...J ' = _S_P_E_C_IF_IC_._N_O_TE_S_;;;;;GJ--___~---~~~~~~~~-i~ ;t t~l~1u:rE~ttf!~(A,,;J,,TE1ITm'"'ll,,\01ifU~tt ,',.l'li<nll~~llil\E·!lf:....,l~~T = ' cb ;~. HJIHHlWTflil-fl, I liw\Uf:11,ffil.f~\,~IH,M;\" Jlj U!lf: W \l, ... IUt.lE.IIEH,\\, AIIQ~E. Jti. a;:11,,:~·ll'l)B.ll{l,Qf)j@.il.VO.\l).J:II,. l.i. tt\'.l'!E.IIIIUI l,l ttQl;El\lllll1l.1~1iiiTQff\'.<\k\iE. " " "· l~ IHUlitf)o·li1tt " \\AI\TA~!®El-t Hlll.QH~il-HUII FIRST FLOOR PLAN CD PI.At<SAAlPt!EP""l'Dl.t<t>i:O w, Oll't~f !<JO'U\$Jfo DATE: 2-25-09 ~~:E,;.. )-20-08 0 tl...'f,".l~-9-~-06 U,.'f,'.[•,.., 2-25-09 0 ~'il'!,~'"" 00-00-00 D=•"" 00-00-00 Mttf.tll, ... 00-00-00 REVISIONS m SHEET NO. A 2.0 0 c:, "I 0 DQ I 9J ,-.> ~~ ~o ~~ I~ ttJ ~ [;:; -< ~ ~ ',j ;;,:, ~ m r m < ~ ~ :-> > 0 24'-8" ULTIMATE IillGHT OF ARCHITECTURAL ELEMENTS 22'-0" ULTIMATE BEi.Giff OF ROOF 1, ill 11 I 11 111 111 I :I~ I ii ~110:l+= I I I El 8r-II ~i ::j ,,0 10 11 D 11 1, 11 I ~ [c::J] 11 11 I = I I I I 111 11 11 24' 24'-8" ULTIMATE H@GHf OF ARO-IJTECTURAL ELEMENTS ') ~ PROJECT: ~ r' ~~ ~;;; ,r ~~ > -3 ~ ~;;,:, ~m ~> ;;, ;;,:, "l'.!:l ,r ~~ > -3 ~ ~ 24'-8" ULTIMATE HEIGHT Of ARCH.ITECTURAL B..EMENfS 22'-0" UI,TIMA TE HElGHT OF ROOF ~ g 11 ~:: 11 I I I -I --'----' 11 II~ 11 D BIi ~i ~ ti II II:: I' II 11 11 EJ I 11 11 I E3 :: 11 11 11 ! cb --t,--EJ r, II 11 11 11 I, I . - 11 11 11 11 O Ii 11 {'; - D CJ c::J CJ 24'-8" UL TIMA 1E HEIGIIT OF ARCHITECTURAL ELEMENTS OWNER: 11 Ii 11 I 1: I I 1[ 1! lj 11 I· Ii 1: 1, I I ac ~, ~ !!Ii!!!; 1;;ij MR. ROBERT FRASSANITO m :5; Si ~ !i ~~ in FRASSANITO RESIDENCE 5022 TIERRA DEL ORO ~ ~.. ~ j'i· 'l' 5022 TIERRA DEL ORO CARLSBAD,CA 92008 is ~ UH ':'';' tr ~ : g CARLSBAD, CA 92008 (760) 483-5120 . " ~ liU!UIIIU;iUH! J~frlqfi ltJrtf [tf i.ji1,il11i:1,:11 hi1'•!'fii!_ ~f oµ•J11lr111 !J{ l 1;,;tJii:! ~~, s " ~~ i i ; ! >"I m :,0 0 :,0 () 0 r 0 :,0 --l E 6 s:: t • E !:: > g f ~ -:l § ~ -m f e ~ :,0 ~ ! m> ~ > r ,-rn > ~--~-,--. -- --rn ~ um!!!;!HH ~ m ~~=:~~~Ei!;i; n z ;;!~~~::im.;,,..zg "' z ~ ~;;~~i~~i~ii Q > ~B ~ r~ m -3 2 $-a::;~ VJ 0 i z i F ~: 11111 ,. ,1 ·;' "' !! h1i: i! ;; . I r """ --GJ ROOF PLAN SCALE; 3/f6'1-11·011 •L ... S >1<1: PlltP""fo '"'*~ ~· oMCl '"'""'""°" DATE: REVISIONS m SHE5T NO. A 2.1 (\ 0 ~ ~~ C). g ('\,., a, ""' ,:, ' .. 41 U> O<" O<" ;i,. ;u;u zg --1::; ,.,,, zo De' o"' s:"' <"O Z;u S!l> o:E 0~ (/) 41 D A) ID C r 0 z " ),S ; o~o '\~(\ =~ ~~ ~~ c.-•z c.-- ,r~.'I\,,_\)> i~ a:: C ~ ~ ' ~1 m~ § mm B ~! ~ " ~ !i ': ; i~= ~ WI! ~1 bO:., i~ (!,.0~ if '\~"'') ()....,.~s EB ti$ EBIC~~ i 1; 1; ;1 :: ·; ,; i; ~i i ! 11 I I' ~ ~~it~ff C "' 0 <> O O ;:; ;HHHHi ;Hi ii ii ii ii ii ii ii n) > c -l 0 z < • I! ' ~,,~ n f ·i~ ~ I ~8 < C •r r'1 e ~ j l j I j i 502211ERRADELOROSlREET : .. ·--, -~· • , ~ -~·l·r·rrlr LOT2,MAP3052 FRASSANITO RESIDENCE : ~ REVISED PEA CllY COMMENl1-c::, ~ ,·... LANDSCAPE PLAN CASE# CD~.22 CARLSBAD, CALIFORNIA 92008 ~TIIJ8 Re~::Ri~~MENTS \ LOT 1 GENefsAL NOTE· !IEE ill~P-41TECTUR!; PR,<,lJJIN(,,0 FQR f;)UILDIN<J, FOOTPRINT 'IND DIMlaN~/9NO, PROPOSED SITE PLAN S¥M0QL LEQEND 5022 TIERRA DEL ORO STREET -LOT 2 C~l~TINi! ~r·tH ELEVATlt1N LIF~ " ~\ \ • 15"PALM f;l<l::iTINO CONTOUR ELEVATIOt<.! EXIQTINO T~EE >>~~ , \ \) \.> ~.,,/ \ ~· \ I LOT i',, TIERRA DEL ORO M,t\P 3052 EY ElY MICHAEL ,.J, CURREN,LS.31 (5 REV, OCT, 2008 ., ,,,~~~~<--~~~~~~.l--~~ " 1. HOrt1!-i'= lO' vEAT. I"= b' 1; ,t11i ------~---- GECTION "D" t{l~yEY [jT"j /llltH,',EL J t!V~~E,J-l\1 tU;tl \iGT ~t4/i 01-il lJNIVE~31TY HEIGHTS .. ., " ., "" I.; UJ ~ 0 0: 0 ..J UJ 0 ~ 0: UJ F !li Ill ~ <I) z s 0 E Q. ~ ~ 0 0 <I) !e ti ~ -_...____ .,..__ -_..____ -1!.ll!lLlJJL ~ ; "=~ 1 t C: ,1 C2.0