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HomeMy WebLinkAbout2015-08-05; Planning Commission; ; PUD 15-05|SDP 15-05|CDP 15-10|MS 15-03|AV 15-03 - 165 PINE AVENUE The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: April 23, 2015 P.C. AGENDA OF: August 5, 2015 Project Planner: Chris Garcia Project Engineer: Steve Bobbett SUBJECT: PUD 15-05/SDP 15-05/CDP 15-10/MS 15-03/AV 15-03 – 165 PINE AVENUE – Request for approval of a Planned Development Permit, Site Development Plan, Coastal Development Permit, Tentative Parcel Map and Minor Variance to demolish two existing single-family homes and to allow the development of a two-family, residential air-space condominium project on a 0.12 acre infill site located at 165 Pine Avenue, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. The project site is not within the appealable area of the California Coastal Commission. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 “In-Fill Development Projects” of the State CEQA Guidelines and will not have any adverse significant impact on the environment. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7118 APPROVING Planned Development Permit (PUD 15-05), Site Development Plan (SDP 15-05), Coastal Development Permit (CDP 15-10), Tentative Parcel Map (MS 15-03) and Minor Variance (AV 15-03), based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to demolish two existing single-family homes and to allow the development of a two-family, residential air-space condominium project on a 0.12 acre infill site within the Mello II Segment of the Local Coastal Program and the Beach Area Overlay Zone (BAOZ). More specifically, the site is located at the southwest corner of Pine Avenue and Garfield Street and addressed as 165 Pine Avenue. The development of the proposed condominium project requires the processing and approval of a Planned Development Permit, Site Development Plan, Coastal Development Permit, Tentative Parcel Map and Minor Variance. The Tentative Parcel Map associated with the subdivision is considered minor because it involves the division of land into four or fewer condominiums. Topographically, the site is generally flat with an elevation approximately 55 feet above mean sea level (MSL). The site is developed with two existing single-family homes and does not contain any sensitive vegetation. The proposed project contains one, two-story building above a basement. The basement includes two, two-car garages, storage space and a bonus room. Access to the underground parking is from Pine Avenue. One guest parking space is located at grade and is accessed from Garfield Street. Both units are single level with one unit occupying each of the two floors. Both of the homes have similar floor plans consisting of three bedrooms and approximately 2,600 square feet. The front entries of the homes face Garfield Street and each unit includes patios or balconies and a common roof deck area. 5 PUD 15-05/SDP 15-05/CDP 15-10/MS 15-03/AV 15-03 – 165 PINE AVENUE August 5, 2015 Page 2 The underlying lot will be held in common interest divided between the two airspace condominiums. This common area includes, but is not limited to, the guest parking area and landscaping. The project is beach contemporary architecture. Primary building materials include white stucco, tile veneer, metal clad wood fascia, and recessed metal clad windows and sliding doors. A standing seem metal roof with a 3:12 roof pitch covers a portion of the building. A glass railing surrounds the roof deck areas while a stainless steel railing is included around the balconies. The project has a height limit of 30’ and the majority of the two-family airspace condominium project has an overall building height of approximately 30’ tall as measured from the existing or finished grade, whichever is lower. A stairway and elevator tower along the Garfield Street elevation extends to approximately 34’ in height. Roof structures specifically for the housing of elevators and stairways may be erected above the height limits, provided the enclosed area does not provide additional floor space or be taller than the minimum height requirement to accommodate or enclose the intended use. The flat roof areas and roof decks are approximately 24’ in height. Table “A” below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Residential High Density (RH) 15-23 du/ac with a Growth Management Control Point (GMCP) of 19 du/ac. Multiple-Family Residential (R-3) Zone with Beach Area Overlay Zone (BAOZ) Two single-family homes. North Residential High Density (RH) / Village – District 9 R-3 with BAOZ / Village Review Zone (V-R) – District 9 Multiple-family residential/ Hotel/Timeshare South Residential High Density (RH) R-3 with BAOZ Single-family residential East Residential High Density (RH) RD-M with BAOZ Multiple-family residential West Village – District 9 Village Review Zone (V-R) – District 9 Hotel/Timeshare Table “B” below includes the project site’s gross and net acreage, the number of dwelling units allowed by the General Plan’s Growth Management Control Point (GMCP) density and the proposed projects number of dwelling units and density. TABLE B Gross Acres Net Acres DUs Allowed at GMCP Density (19 du/ac) DUs Proposed and Project Density 0.12 acres 0.12 acres 2.28 units 2 units at 16.7 du/ac In order to meet the City’s Inclusionary Housing requirements, the project is conditioned to pay an affordable housing in-lieu fee on a per unit basis prior to final map approval. Grading quantities include 1,263 cubic yards of cut, 28 cubic yards of fill, and 1,235 cubic yards of export. PUD 15-05/SDP 15-05/CDP 15-10/MS 15-03/AV 15-03 – 165 PINE AVENUE August 5, 2015 Page 3 The project meets the City’s standards for planned developments and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code (C.M.C.). III. ANALYSIS The project is subject to the following regulations: A. Residential High Density (RH) General Plan Land Use designation; B. Multiple-Family Residential (R-3) Zone, Planned Development Regulations and Beach Area Overlay Zone (BAOZ) (C.M.C. Chapters 21.16, 21.45 and 21.82); C. City Council Policies No. 44 and 66 (Neighborhood Architectural Design Guidelines and Livable Neighborhoods); D. Minor Variance; E. Mello II Segment of the Local Coastal Program; F. Subdivision Ordinance (C.M.C. Title 20); G. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85); and H. Growth Management Ordinance (C.M.C. Chapter 21.90) and Zone 1 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan Residential Medium-High Density (RMH) Land Use Designation The General Plan Land Use designation for the property is Residential High (RH). The RH designation allows residential development at a density range of 15-23 dwelling units per acre with a Growth Management Control Point (GMCP) of 19 dwelling units per acre. The project site has a net developable acreage of 0.12 acres. The project’s proposed density of 16.7 du/ac is within the RH density range of 15- 23 du/ac but is below the RH GMCP of 19 du/ac used for the purpose of calculating the City’s compliance with Government Code Section 65863. However, consistent with Program 3.2 of the City’s certified Housing Element, all of the dwelling units, which were anticipated toward achieving the City’s share of the regional housing needs that are not utilized by developers in approved projects, will be deposited in the City’s Excess Dwelling Unit Bank. This project will deposit .28 dwelling units into the Excess Dwelling Unit Bank and the excess dwelling units are then available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity, including second dwelling units, adequate to satisfy the City’s share of the regional housing need. Lastly, the project complies with the Elements of the General Plan as outlined in Table “C” below: PUD 15-05/SDP 15-05/CDP 15-10/MS 15-03/AV 15-03 – 165 PINE AVENUE August 5, 2015 Page 4 TABLE C – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use Site is designated for Residential High density, (RH; 15-23 du/ac) with a GMCP of 19 du/ac. 2.28 dwelling units (2 when rounded down) could be constructed on the site at the GMCP (0.12 acres x 19 du/ac). The residential project density at 16.7 dwelling units per acre (2 DUs) is below the RH GMCP of 19 du/ac used for the purpose of calculating the City’s compliance with Government Code Section 65863 but is within the RH density range of 15-23 du/ac. Therefore, 0.28 dwelling units will be deposited in the City’s excess dwelling unit bank consistent with Housing Element Program 3.2 and City Council Policy 43. Yes Housing Provisions for affordable housing. The project is conditioned to pay an affordable housing in-lieu fee on a per unit basis if building permits for the two- unit project have not been applied for within two years of demolishing the existing two units on-site. Yes Public Safety Reduce fire hazards to an acceptable level. The project site is located within a five minute response time of Fire Station No. 1 and has been designed to comply with the fire code, including provisions for an automatic sprinkler system within each dwelling unit. Yes Open Space & Conservati on Minimize the environmental impacts to sensitive resources within the City. Utilize Best Management Practices for control of storm water and to protect water quality. The project will not create any environmental impacts to the previously graded and developed site. The project is conditioned to conform to all NPDES requirements and has been designed to include Low Impact Design (LID) elements. Yes Noise Require that a "Noise" Study be submitted with all discretionary applications for residential projects of five or more single-family dwelling units or any multiple-family dwelling units located within or 500-feet beyond the 60 dB(a) CNEL noise contour lines as shown on Map 2: Future Noise Exposure Contour Map. The project consists of a two-family dwelling and therefore a noise study is not required. However, the project has been conditioned to meet a 45 dB(a) CNEL interior noise level when openings to the exterior of the residence are open or closed. If openings are required to be closed to meet the interior noise standard, then mechanical ventilation shall be provided. In addition, the existing hotel / timeshare project to the west helps shield and attenuate noise associated with Carlsbad Boulevard from the project site. Yes PUD 15-05/SDP 15-05/CDP 15-10/MS 15-03/AV 15-03 – 165 PINE AVENUE August 5, 2015 Page 5 TABLE C – GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Circulation Construct roadway improvements needed to serve proposed development. All public facilities including curb, gutter and sidewalk are existing or are conditioned to be built or reconstructed along the property frontage (Pine Avenue & Garfield Street). Yes B. Multiple-Family Residential (R-3) Zone, Planned Development Regulations, and Beach Area Overlay Zone (BAOZ) The proposed project is required to comply with all applicable land use and development standards of the Carlsbad Municipal Code (C.M.C.) including the Multiple-Family Residential (R-3) Zone (C.M.C. Chapter 21.16), Planned Developments (C.M.C. Chapter 21.45), and the Beach Area Overlay Zone (BAOZ)(C.M.C. Chapter 21.82). The two-family, residential air-space condominium project meets or exceeds the requirements of the R- 3 Zone and the BAOZ as outlined in Table “D” below. The Planned Development regulations provides most of the development standards with the exception of those listed in the table below. The project complies with all applicable development standards for Planned Developments (C.M.C. Chapter 21.45). Please refer to Attachment No. 4 (Exhibit “A”) for an analysis of project compliance with Tables C & E of the Planned Development regulations. TABLE D – BAOZ AND R-3 COMPLIANCE BAOZ Standards Required Proposed Comply Building Height 30 feet with minimum 3:12 roof pitch is provided or 24 feet if less than a 3:12 roof pitch is provided Roof Peak = 29′-6″ w/ 3:12 roof pitch Decks = <24 ft. Elevator/Stair Tower = 34’ – Permitted per C.M.C. Section 21.46.020 Yes R-3 Standards Required Proposed Comply Setbacks Interior Side: 6’ – 10% Lot Width Rear: 12’ – 20% Lot Width Interior Side (south): 6’ Rear: 12” Yes*** Lot Coverage 60% 58% Yes *** A Minor Variance, AV 15-03, has been submitted for a reduced setback from a public street (Pine Avenue) which is part of the Planned Development Regulations. See Section D below for more information. C. City Council Policies No. 44 (Neighborhood Architectural Design Guidelines) and 66 (Livable Neighborhoods) The project is subject to City Council Policy No. 44 – Neighborhood Architectural Design Guidelines and City Council Policy No. 66 - Livable Neighborhoods. The proposed two-family residential air-space condominium project proposes a deviation to architectural guideline #9 of City Council Policy No. 44 which states: PUD 15-05/SDP 15-05/CDP 15-10/MS 15-03/AV 15-03 – 165 PINE AVENUE August 5, 2015 Page 6 The remaining total number of homes shall comply with one of the following guidelines:  The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering the single-story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single-story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line are not required to have a single-story building edge.  The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building.  The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. The policy is geared toward multiple, one-family or multiple two-family development projects where multiple buildings are proposed in close proximity. The policy does not apply to one, single-family home. However, it technically applies to one, two-family home. The policy would not apply to a multiple-family building containing three or more units. City Council Policy No. 44 allows an applicant to propose an architectural style that complies with the purpose and intent of the policy which states: “The purpose and intent of the architectural guidelines is to ensure that a variety of architectural elements are incorporated into single-family homes and two- family structures so that they: a) are visually interesting, b) have sufficient building articulation to reduce their bulk and mass, c) are in scale to their lot size, and d) strongly contribute to the creation of livable neighborhoods.” A justification of how the proposed project complies with the purpose and intent of City Council Policy No. 44 is provided in Table “E” below. TABLE E – CITY COUNCIL POLICY NO. 44 INTENT AND PURPOSE COMPLIANCE Goal Justification Visually interesting. The proposed two-family building provides covered first level porches, second story balconies and third story roof decks. The building has a variety of materials consisting of white stucco, tile veneer, metal clad wood fascia, and recessed metal clad windows and sliding doors. A standing seem metal roof with a 3:12 roof pitch covers a portion of the building. A glass railing surrounds the roof deck areas while a stainless steel railing is included around the balconies. Sufficient building articulation to reduce bulk and mass. Although no single story building edge is proposed along one side of the building, the project is located on the corner of two public streets. One of the intents of this requirement is to setback a second story from an adjacent property. Providing a single story building edge along one of the two street elevations would be a negligible benefit. Furthermore, the project proposes to step back the building as it gets closer to the corner of Pine Avenue and Garfield Street. The building step back, combined with the removal of a utility pole and overhead lines along Pine Avenue, help to open up the corner and provides building articulation. PUD 15-05/SDP 15-05/CDP 15-10/MS 15-03/AV 15-03 – 165 PINE AVENUE August 5, 2015 Page 7 TABLE E – CITY COUNCIL POLICY NO. 44 INTENT AND PURPOSE COMPLIANCE (CONTINUED) Goal Justification In scale to their lot size. The project is permitted to have a lot coverage up to 60%. The project proposes a lot coverage of 57.23% which is below the 60% allowed. The lot area of 5,280 square feet is less than the 7,500 square foot lot minimum size required by the R-3 zone. However, Pine Avenue has a right-of-way that is approximately 20 feet wider than surrounding streets (ten feet wider on the project side). It is not anticipated that Pine Avenue will be widened in the near future and possibly never. Therefore the property has the appearance of a larger lot size of 6,160 square feet, and a lot coverage of 49%. The project is in scale with the lot size and consistent with other approved developments in the surrounding Beach Area Overlay Zone. Strongly contribute to the creation of livable neighborhoods. The project site could accommodate up to 2 residential dwellings given the existing zoning (R-3) and General Plan Land Use (RH) and is replacing two single-family homes. The project site is bordered to the west by a hotel/timeshare located in the Village Review zone. There is a hotel across the street to the north. An apartment project is located across the street to the east. Finally, a single-family home borders the site to the south, although also zoned Multiple-Family Residential (R-3). The two-family home project blends into the existing area and provides subgrade parking which reduces the need for multiple driveways and vehicles parked in an at-grade driveway. In addition, a clear pedestrian entry for both units is located off of Garfield Street. Please refer to Attachments No. 5 and 6 (Exhibits “B” and “C”) for a detailed analysis of project compliance with the rest of City Council Policy No. 44 and full compliance with City Council Policy No. 66. D. Minor Variance The applicant has requested a minor variance for a reduced setback from a public street. A ten foot residential structure setback from a public street is required by the Planned Development Ordinance. The applicant is proposing a four to ten foot setback from the property line along Pine Avenue. The first four foot setback area includes the enclosed residential structure at a six foot setback and a two foot second level balcony at a four foot setback extending a length of 16 feet or 25% of the building. The second four foot setback area includes the residential structure which is at an eight foot setback and a four foot second level balcony extending a length of 25 feet or 39% of the building. A small four foot segment of the structure is setback eight feet from the property line. The remaining 19 feet (30%) of the building closest to the corner of Pine Avenue and Garfield Street is setback the required ten feet and does not include any balconies or other encroachments in this area. The variance is considered minor because the reduced four foot setback does not exceed 75% of the required ten foot setback from a public street. The project is conditioned to restrict any further protrusions into the setback. The project is also conditioned to restrict the balconies from being fully enclosed or converted into internal living space. Pursuant to Chapter 21.50 of the Carlsbad Municipal Code, Minor Variances may only be granted if five findings can be made. Each of the findings and the supporting analysis is described below. PUD 15-05/SDP 15-05/CDP 15-10/MS 15-03/AV 15-03 – 165 PINE AVENUE August 5, 2015 Page 8 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. The lot is a substandard lot at 5,280 square feet, which falls below the 7,500 square foot minimum lot size. The lot is adjacent to an 80 foot street right-of-way on Pine Avenue which is larger than other street right-of-ways in the area that are 60 feet. Typical distances from the face of the curb to property line is ten feet. The subject property at 165 Pine Street is approximately 18 feet from the face of the curb along Pine Avenue. This results in a building setback from the street that is about eight feet greater than properties on nearby streets. The property is located adjacent to the Tamarack Inn building, a hotel/timeshare, which is 3 stories in height and is observing a lessor setback than 165 Pine Avenue is required to have. This reduced setback and physical scale and bulk of the building encumbers the project site as this large building dwarfs the site. However, the hotel/timeshare is located within the Village Review zone and has different setback requirements then the project. 2. That the minor variance shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is located and is subject to any conditions necessary to assure compliance with this finding. The granting of a reduced setback from ten feet to four feet from the property line along Pine Avenue (resulting in a 22’ building setback from the face of the curb), as well as stepping the building back, is not a special privilege based on the substandard lot size and extremely wide street right of way along Pine Avenue on this short block. Blocks to the east of this site along Pine Ave have varied right of ways that fluctuate from 80’ to 70’ to 60’ in widths. These reduced right of ways allow for better view corridors and closer to street building placements as opposed to this project site with a wide setback and the large bulky building to the West (hotel/timeshare). Some homes in the immediate neighborhood have ten-foot setbacks from property line along Pine Avenue and 20’ setbacks from the face of the curb on Pine Avenue. Therefore the proposed setback reduction will be consistent with the setbacks allowed for other properties in the same vicinity and zone; and therefore, would not constitute a special privilege that is not enjoyed by other properties in the vicinity and under the identical zoning classification. 3. That the minor variance does not authorize a use or activity which is not otherwise expressly authorized by the zone regulation governing the subject property. The granting of a minor variance to reduce the required setback from a public street from ten feet to four feet does not authorize a use which is not otherwise expressly permitted by the zoning regulations in that a two-family dwelling is allowed by right within the Multiple-Family Residential (R-3) zone. Therefore, a deviation from the street setback standard does not authorize a use or activity which is not authorized by the zone. PUD 15-05/SDP 15-05/CDP 15-10/MS 15-03/AV 15-03 – 165 PINE AVENUE August 5, 2015 Page 9 4. That the minor variance is consistent with the general purpose and intent of the general plan and any applicable specific or master plans. The proposed use is a two-family dwelling, consistent with the Residential High (RH) Density designation as discussed above. 5. The minor variance is consistent with the general purpose and intent of the certified local coastal program and does not reduce or in any manner adversely affect the requirements for protection of coastal resources. The granting of a Minor Variance is consistent with and implements the requirements of the Local Coastal Program and will not have an adverse effect on coastal resources as discussed below in Section “E” and will have no impacts on sensitive environmental resources. Therefore, granting such a variance will not adversely affect the Local Coastal Program. E. Local Coastal Program The proposed site is located outside of the appeals area of the City’s Coastal Zone and lies within the Mello II Segment of the Local Coastal Program. The project site has an LCP Land Use designation of RH and Zoning of R-3, which are consistent with the City’s General Plan and Zoning. The projects consistency with the RH General Plan Land Use designation is analyzed in Section “A,” Table “C” above. The proposed project is consistent with the Mello II Segment of the Local Coastal Program which contains land use policies for development and conservation of coastal land and water areas within its boundaries. The policies of the Mello II Segment emphasize topics such as preservation of agriculture and scenic resources, protection of environmentally sensitive resources, provision of shoreline access and prevention of geologic instability and erosion. The project is consistent with the coastal act policies as follows: a) no agricultural lands exist on the project site, therefore no impacts to such will occur; b) the site does not contain or impact environmentally sensitive habitats, water or marine resources; c) the site is geologically stable and the proposed grading for the site has been limited to the area necessary to develop the site; d) the project has been designed to reduce the amount of off-site runoff and has been conditioned to implement the NPDES standards to ensure the quality of the water leaving the site; e) the project meets the parking requirements for two-family airspace condominiums; f) the project does not preclude any recreational opportunities or shoreline access as the property is located on the east side of Carlsbad Boulevard and west of Garfield Street; and, g) the development of a two-family residential air-space condominium will not obstruct views of the coastline as seen from public lands or public right-of-way. Given the above, the project is consistent with the Mello II segment land use policies. F. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Parcel Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance (Title 20) for Minor Subdivisions. The subdivision is considered minor because it involves the division of land into four or fewer condominiums. The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. PUD 15-05/SDP 15-05/CDP 15-10/MS 15-03/AV 15-03 – 165 PINE AVENUE August 5, 2015 Page 10 G. Inclusionary Housing Ordinance For all residential development less than seven units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. However, pursuant to Carlsbad Municipal Code Section 21.85.030D.3., the construction of a new residential structure which replaces a residential structure that was destroyed or demolished within two years prior to the application for a building permit for the new residential structure is exempt from affordable housing requirements, provided that the number of residential units is not increased from the number of residential units of the previously destroyed or demolished residential structure. The proposal to demolish two existing units and construct a two-unit residential condominium project has been conditioned to pay the applicable housing in-lieu fee for two units if building permits for the two-unit project have not been applied for within two years of demolishing the existing two units on-site. H. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table “F” below. TABLE F – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 6.95 sq. ft. Yes Library 3.71 sq. ft. Yes Waste Water Treatment 2 EDU Yes Parks 0.014 acre Yes Drainage 1.0 CFS Yes Circulation 16 ADT Yes Fire Station No. 1 Yes Open Space 0 acres N/A Schools Carlsbad (E=.3416/M=.1682/HS = .1466) Yes Sewer Collection System 2 EDU Yes Water 1100 GPD Yes The project proposes 2 dwelling units whereas the unit yield at the GMCP of the property is 2.28 dwelling units. The proposed 2-unit project is 0.28 units below the Growth Management Control Point density for this RH designated property. Consistent with the General Plan and Policy No. 43, 0.28 dwelling units will be deposited in the City’s excess dwelling unit bank. IV. ENVIRONMENTAL REVIEW The City Planner 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, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and PUD 15-05/SDP 15-05/CDP 15-10/MS 15-03/AV 15-03 – 165 PINE AVENUE August 5, 2015 Page 11 the site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7118 2. Location Map 3. Disclosure Statement 4. Planned Development Tables C & E 5. City Council Policy No. 44 Compliance Table 6. City Council Policy No. 66 Compliance Table 7. Reduced Exhibits 8. Full Size Exhibits “A – Q” dated August 5, 2015 PINE AVCARLSBAD BLG A R F I E L D S T LI N C O L N S T PUD 15-05 / SDP 15-05CDP 15-10 / MS 15-03 / AV 15-03 165 Pine AvenueSITE MAP J SITE EL CAMINO R E A LLA COSTA AV A L G A R D C A R L S B A D B L {City of Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part 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 county, 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. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, Include the names, titles, addresses of all 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 conooration, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) PersonRONALD RASAK Corp/Part~--------- TitleOWNER Title. ___________ _ Address 3778AVENIOACAL1ADA. CALABASAS. CA 91302 Address. ___________ _ 2. OWNER (Not the owner's agent) P·1(A) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profrt, corporation, etc.). If the ownership includes a cOnooration or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned conooration, include the names. titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) PersonRONALD RASAK Corp/Part~--------- TilleOWNER Title, ___________ _ Address W11AVEI«ll'.c.>UAIA,~CA..,xrz Address. ___________ _ Page1of2 Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonorof!! oraanizalion or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Proflt!Trust N/A Non Profit!Trust....:N..;;/.:...A;..._ ____ _ Title. __________ _ Title. ___________ _ Address. ________ _ Address~------------- 4. Have you had more than $500 worth of business transacted v.Ath any member of City staff, Boards, Commissions. Committees and/or CouncU v.ithin the past twelve (12} months? 0 Yes ~No If yes, please indicete person(s):. _________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and oorreet to the best of my knowledge. ~:_c/::>p..f/rC ::;;-;zZ· ~~~ ,5 <'--~er/date Signature of applicant/date ~~r~~~~~~t!;e~'?t \(_ Print or type name of applicant Sig~ture of owner/appUcant's agent if appRcable/date Print or type name of owner/applicant's agent P·l!AI Page 2of 2 RO:Yiaeo' 07NO ATTACHMENT NO. 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. N/A C.2 Arterial Setbacks All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right- of-way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet N/A Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and:  Shall contain a minimum of one 24” box tree for every 30 lineal feet of street frontage; and  Shall be commonly owned and maintained N/A Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that:  Are required by a noise study, and  Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. N/A C.3 Permitted Intrusions into Setbacks/ Building Separation Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. Pursuant to C.M.C. Section 21.46.120(#2) fireplace structures not wider than eight feet measured in the general direction of the wall of which it is a part, but in no case shall such intrusions extend more than two feet into such required yard. Along the west elevation, a second floor fireplace extends two feet into the12 foot rear yard setback and is ten feet from the rear property line. Balconies are also permitted to encroach up to two feet into the required setback. The proposed balconies are already encroaching into a required setback and are therefore addressed with the Minor Variance (AV 15-03). C.4 Streets Private Minimum right-of-way width 56 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 5.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Public Minimum right-of-way width 60 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 7.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Street Trees within parkways One-family dwellings and twin homes on small-lots A minimum of one street tree (24- inch box) per lot is required to be planted in the parkway along all streets. N/A Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. Three street trees are shown on the conceptual landscape plan and shall be required with the final landscape plan. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. The street trees proposed are consistent with the city’s Landscape Manual. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.5 Drive- aisles 3 or fewer dwelling units Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. A 12 foot driveway is provided to the subgrade parking garages. If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. 4 or more dwelling units Minimum 20 feet wide. N/A All projects No parking shall be permitted within the minimum required width of a drive-aisle. Project does not propose any parking within the 12 ft. wide driveway. Project complies. A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). Each garage space and visitor parking space includes a minimum 24 ft. vehicle back-up/maneuvering area behind each space. Project complies. Additional width may be required for vehicle/emergency vehicle maneuvering area. N/A Parkways and/or sidewalks may be required. N/A No more than 24 dwelling units shall be located along a single-entry drive-aisle. N/A All drive-aisles shall be enhanced with decorative pavement. Project driveway has been enhanced with decorative pervious pavers. Project complies. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit. Project proposes two (2) units. At 0.30 spaces per unit, a two unit project would require .6 space or 1 space based on rounding up to the nearest whole number. Project provides one (1) visitor parking spaces. Project complies. Projects 11 units or more A .25 space per each unit. When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.7 Location of Visitor Parking On Private/ Public Streets On-street visitor parking is permitted on private/public streets, subject to the following:  The private/public street is a minimum 34-feet wide (curb-to-curb)  There are no restrictions that would prohibit on-street parking where the visitor parking is proposed  The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary N/A In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. N/A When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. N/A Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. Project is located within the BAOZ. All required visitor parking is being provided onsite. Project complies. On Drive-aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. Project proposes one (1) visitor parking space on-site provided in a parking space that is located outside of the required minimum driveway width. Project complies. On a Driveway Outside the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. N/A Within the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A If the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following:  All required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more.  If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). N/A All projects The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side- loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Compact Parking For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. N/A For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). The visitor parking space is a standard 8.5 ft. x 20 ft. in dimension. Project complies. Distance from unit Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. Distance from visitor parking spaces to the furthest unit is less than 300 ft. Project complies. C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public rights-of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. The visitor parking space is located within an existing driveway that historically has been used for off-street parking. Project complies. C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: N/A Minimum community recreational space required Project is NOT within RH general plan designation 200 square feet per unit Project IS within RH general plan designation 150 square feet per unit Projects with 11 to 25 dwelling units Community recreational space shall be provided as either (or both) passive or active recreation facilities. N/A Projects with 26 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. N/A Projects with 50 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities). N/A For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community recreation space must be provided as pocket parks.  Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially “T-intersections”) and where open space vistas may be achieved. N/A All projects (with 11 or more dwelling units) Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. N/A Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. N/A Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). N/A Recreation Area Parking In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1,000 feet from a community recreation area. N/A The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). N/A Examples of recreation facilities include, but are not limited to, the following: PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Active Swimming pool area Children’s playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities. Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5%. C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. The project is conditioned to complete a final landscape plan. Appropriate lighting for the two home project will be evaluated with the final landscape plan. Project complies. C.11 Reserved C.12 Recreational Vehicle (RV) Storage (1) Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the RMH or RH land use designations. N/A 20 square feet per unit, not to include area required for driveways and approaches. Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. N/A C.13 Storage Space 480 cubic feet of separate storage space per unit. N/A If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. N/A Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). N/A A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. Each unit provides a two (2) car garage that satisfies the storage space requirement. Project complies. This requirement is in addition to closets and other indoor storage areas. Each unit provides a two (2) car garage that satisfies the storage space requirement. Project complies. (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.1 Livable Neighborhood Policy Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART E.2 Architectural Requirements One-family and two-family dwellings Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines SEE SEPARATE COMPLIANCE CHART Multiple-family dwellings There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. N/A All building elevations shall incorporate a minimum of four complimentary design elements, including but not limited to:  A variety of roof planes;  Windows and doors recessed a minimum of 2 inches;  Decorative window or door frames;  Exposed roof rafter tails;  Dormers;  Columns;  Arched elements;  Varied window shapes;  Exterior wood elements;  Accent materials such as brick, stone, shingles, wood, or siding;  Knee braces; and  Towers. N/A E.3 Maximum Coverage 60% of total project net developable acreage. Proposed building coverage is 57.23% of the net lot area (0.12 acres). Project complies. E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) The project is located within the BAOZ, and therefore pursuant to Footnote #1 below, building height shall be subject to the requirements of C.M.C. Chapter 21.82. Pursuant to C.M.C. Section 21.82.050, no residential structure shall exceed 30 ft. when providing a minimum 3:12 roof pitch, or 24 ft. when providing less than a 3:12 roof pitch. The project is proposing a building height of 29'-6" with a 3:12 roof pitch. 2nd and 3rd floor roof decks are less than 24 ft. in height. Project complies. Projects within the RH general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater NA. Project is located within the BAOZ. Therefore, pursuant to Footnote #1 below, building height shall be subject to the requirements of C.M.C. Chapter 21.82. As discussed above, project complies. 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.5 Minimum Building Setbacks From a private or public street(2)(3) Residential structure 10 feet Pine Avenue and Garfield Street are public streets. The residential structure is setback 10 ft. as measured from the outside edge of the required street right-of-way width. The project proposed 10 ft. from Garfield Street and 4 ft. from Pine Avenue. Project complies with approval of Minor Variance (AV 15- 03). Direct entry garage 20 feet N/A From a drive-aisle(4) Residential structure (except as specified below) 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) N/A. Project is less than 25 units and located within the RH General Plan designation (see section below for compliance). Residential structure – directly above a garage 0 feet when projecting over the front of a garage. N/A. Project is less than 25 units and located within the RH General Plan designation (see section below for compliance). Garage 3 feet N/A. Project is less than 25 units and located within the RH General Plan designation (see section below for compliance). Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Projects of 25 units or less within the RMH and RH general plan designations 0 feet (residential structure and garage) N/A Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Each garage is equipped with an automatic garage door opener. Balconies/decks (unenclosed and uncovered) 0 feet N/A. May cantilever over a drive-aisle, provided the balcony/deck complies with all other applicable requirements, such as:  Setbacks from property lines  Building separation  Fire and Engineering Department requirements From the perimeter property lines of the project site (not adjacent to a public/private street) The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. The underlying zone for the project is R-3. The required interior side yard setback for R-3 is 10% of the lot width or 6 ft. for this property. The project has an interior side yard setback of 6” along the south side. The required rear yard setback for R-3 is double the interior side yard or 12 ft. for this property. The project provides a rear yard setback of 12” along the west side. Project complies. E.6 Minimum Building Separation 10 feet N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.7 Resident Parking (6) All dwelling types If a project is located within the RH general plan designation, resident parking shall be provided as specified below, and may also be provided as follows:  25% of the units in the project may include a tandem two-car garage (minimum 12 feet x 40 feet).  Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. N/A One-family and two- family dwellings 2 spaces per unit, provided as either:  a two-car garage (minimum 20 feet x 20 feet), or  2 separate one-car garages (minimum 12 feet x 20 feet each)  In the R-W Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) A two-car garage is provided for each dwelling. Unit 1 – 21’5”x20’7” interior dimension. Unit 2 – 20’x20’3” interior dimension. Project complies. Multiple- family dwellings Studio and one- bedroom units 1.5 spaces per unit, 1 of which must be covered (5) N/A When calculating the required number of parking spaces, if the calculation results in a fractional parking space, the required number of parking spaces shall always be rounded up to the nearest whole number. Units with two or more bedrooms 2 spaces per unit, provided as either:  a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or (5)  a two-car garage (minimum 20 feet x 20 feet), or  2 separate one-car garages (minimum 12 feet x 20 feet each)  In the R-W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) N/A Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following:  Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns; and  A backup distance of 24 feet shall be maintained in addition to a minimum 5 feet turning bump-out located at the end of any stall series. N/A Required resident parking spaces shall be located no more than 150 feet as measured in a logical walking path from the entrance of the units it could be considered to serve. N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.8 Private Recreational Space One-family, two-family, and multiple- family dwellings Required private recreational space shall be designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve. Both units share a 756 sq. ft. third level roof deck which meet or exceed the 200 total sq. ft. per unit (400 sq. ft. total) requirement. The roof deck is easily accessible from both units by the entry stairway and elevator. The roof deck does not encroach within the required front yard setback; nor include any driveways, parking areas, storage areas, or common walkways. Project complies. Required private recreational space shall be located adjacent to the unit the area is intended to serve. Required private recreational space shall not be located within any required front yard setback area, and may not include any driveways, parking areas, storage areas, or common walkways. One-family and two- family dwellings Minimum total area per unit Projects not within the RMH or RH general plan designations 400 square feet The project is located within the RH general plan designation and provides at least 200 sq. ft. of recreational space per dwelling as discussed above. Project complies. Projects within the RMH or RH general plan designations 200 square feet May consist of more than one recreational space. N/A May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. The recreation area is provided with a large roof deck. Project complies. If provided at ground level Minimum dimension Not within the RMH or RH general plan designations 15 feet N/A Within the RMH or RH general plan designations 10 feet Shall not have a slope gradient greater than 5%. N/A Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following:  The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. N/A Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). N/A If provided above ground level as a deck/ balcony or roof deck Minimum dimension 6 feet The project provides at least a 6 ft. dimension and a minimum 60 sf in area for required recreational space located above ground level as a balcony or deck. Project complies. Minimum area 60 square feet Multiple-family dwellings Minimum total area per unit (patio, porch, or balcony) 60 square feet N/A Minimum dimension of patio, porch or balcony 6 feet Projects of 11 or more units that are within the RH general plan designation may opt to provide an additional 75 square feet of community recreation space per unit (subject to the standards specified in Table C of this Chapter), in lieu of providing the per unit private recreational space specified above. N/A (1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. (2) See Table C in Section 21.45.060 for required setbacks from an arterial street. (3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building. (4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-aisle (excluding parking located in a driveway in front of a unit’s garage). (5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. (6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). (7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. ATTACHMENT NO. 5 CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations 1 All residential projects shall be required to have a minimum number of different floor plans, different front and corresponding matching rear elevations with different color schemes as identified below: 2-4 dwelling units shall provide 1 floor plan and 2 different elevations. 5-12 dwelling units shall provide 2 different floor plans and 2 different elevations. 13-20 dwelling units shall provide 2 different floor plans and 3 different elevations. 21+ dwelling units shall provide 3 different floor plans and 3 different elevations. The project is one building containing two residential units. One floor plan is proposed and since there is only one building, the elevation requirement is not applicable. Project complies. 2 Every house should have a coherent architectural style. All elevations of a house, including front, side and rear, should have the same design integrity of forms, details and materials. All elevations of the project have consistent design on all elevations. Project complies. 3 In addition to the previous requirements, design details should reinforce and enhance the architectural form and style of every house and differ from other elevations of the same floor plan. A minimum of 4 complimentary design details, including but not limited to those listed below, shall be incorporated into each of the front, rear and street side building façade(s) of the house. Design Details The homes feature at least one balcony or deck and a variety of materials that include white stucco, tile veneer, metal clad wood fascia, and recessed metal clad windows and sliding doors. A standing seem metal roof with a 3:12 roof pitch covers a portion of the building. A glass railing surrounds the roof deck areas while a stainless steel railing is included around the balconies. Project complies. Balconies Decorative eaves and fascia Exposed roof rafter tails Arched elements Towers Knee braces Dormers Columns Exterior wood elements Accent materials (i.e.; brick, stone, shingles, wood or siding) 4 Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. A variety of pitched roof ridges, flat decks, and different heights are provided with the two- family building. Project complies. CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Single Story Requirements 9 The remaining total number of homes shall comply with one of the following guidelines: The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering the single-story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single-story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line are not required to have a single-story building edge. The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building. The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. The project does not technically meet this guideline. However, the homes meet the purpose and intent of City Council Policy 44 which provides guidelines for homes to be visually interesting, have sufficient building articulation to reduce their bulk and mass, are in scale to their lot size and contribute to the creation of livable neighborhoods. See Section III.C of the staff report for more information. Multiple Building Planes 10 For at least 66% of the homes in a project, there shall be at least 3 separate building planes on street side elevations of lots with 45 feet of street frontage or less and 4 separate building planes on street side elevations of lots with a street frontage greater than 45 feet. Balconies and covered porches qualify as a building plane. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, porches and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet. A plane must be a minimum of 30 sq. ft. to receive credit under this section. The project has at least 4 separate building planes on street side elevations. Project complies. 11 Rear elevations shall adhere to the same criteria outlined in Number 10 above for front elevations except that the minimum depth between front and back planes on the rear elevation shall be 4 feet. Rear balconies qualify as a building plane. The project has at least 4 separate building planes on the rear elevation. Project complies. Windows/Doors 13 At least 66% of exterior openings (door/windows) on every home in the project shall be recessed or projected a minimum of 2 inches and shall be constructed with wood, vinyl or colored aluminum window frames (no mill finishes). All windows and doors are recessed at least 2 inches and consist of an aluminum frame. Project complies. 14 Windows shall reinforce and enhance the architectural form and style of the house through, the use of signature windows and varied window shapes and sizes. Each dwelling unit provides multiple window shapes and sizes. Project complies. Front Porches 15 Fifty percent (50%) of the homes shall be designed with a covered front porch, open courtyard, or balcony (each with a minimum depth of 6 feet and a minimum area of 60 square feet) located at the front of the dwelling. The minimum depth for a covered front porch shall be measured from the front façade of the home to the inside of any supporting porch posts. The front and sides of porches shall be open except for required and/or ornamental guardrails. A variety of roof elements shall be provided over porches. Porches may not be converted to living space. The project has a 60 square foot entry courtyard approximately 8’x7.5’. Project complies. Front Entries 16 Seventy-five percent (75%) of the homes must have a front entry to the home that is clearly visible from the street. Walkways from the front door to the street are encouraged. 100% of the homes comply. The common front entry fronts on Garfield Street. Project complies. Chimneys 17 Chimneys and chimney caps shall be in scale with the size of the home. No more than 2 chimneys shall be allowed for homes on lots in planned developments having an area less than 7,500 square feet. No chimneys are proposed. Side vent fireplaces will be installed. Project complies. Garage Doors 18 Garage doors for 3 or 4 cars in a row that directly face the street must have a minimum of an 18” plane change between the garage doors after the 2 car garage door. No three or four car garages are proposed, nor do any garage doors face the street. Project complies. Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to achieve the best project design as determined by the project planner. When a percentage of units are described in the guidelines, the intent is to have that percentage spread throughout the entire project. ATTACHMENT NO. 6 CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 1 Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. The north and east elevation architecture facing Pine Avenue and Garfield Street provides multiple material finishes, varied window shapes, and articulated building planes. In addition, the project has a clearly identifiable front entry from Garfield Street and a visible second floor deck from Pine Avenue. Project complies. 2 Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side- loaded garages, front-loaded garages, alley-loaded garages and recessed garages. Each dwelling has a two car garage located below grade and out of the public view from the street. One additional parking space for visitors is provided at grade and contains decorative pavers. Project complies. 3 Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul-de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. The project is developing on an existing multi-family residentially zoned lot adjacent to existing public streets (i.e., Pine Avenue, Garfield Street) presently developed as part of an existing interconnected modified street pattern in the Beach Area Overlay Zone. The existing street design in this area, where already improved, provides curb adjacent sidewalks on Pine Avenue and a curb adjacent parkway on Garfield Street. Street trees will be maintained or installed for the project. Project complies. CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS (CONTINUED) Principle Compliance Comments 4 Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. See Section 3 above. 5 Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de-sacs), pedestrian paths should also be provided. The project provides for pedestrian circulation in the form of existing sidewalks along its frontage with Pine Avenue and Garfield Street. An existing sidewalk is located on both sides of the street. Project complies. 6 Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. The project consists of only two dwellings and is not required to provide community recreation areas. OWNER/DEVELOPER MEP & ENERGY CONSULTANT The Rammy LLC T Squared Ronald & Tammy Rasak ATTN: Steven Barrow (Electrical) 3778 Avenida Callada ATTN: Eric Sisson (T-24, Mechanical) Calabasas, CA 91302 ATTN: Todd Mullin (Plumbing) 818.438.8800 1340 Specialty Drive, Ste. E Vista, CA 92081 ARCHITECT 760.560.0100 Architects BP Associates Inc.Email: sbarrow@tsqeng.com ATTN: Krista Lamondin Email: esisson@tsqeng.com 11858 Bernardo Plaza Court, Suite 120 Email: tmullin@tsqeng.com San Diego, CA 92128 858.592.4710 Email: Krista@abpa-inc.com CIVIL/ STRUCTURAL ENGINEER J & B Engineers, Surveyors ATTN: Jun Sotto 15938 Bernardo Center Drive San Diego, CA 92127 858.451.7918 Email: jbsurvey@abcglobal.net LANDSCAPE ARCHITECT JPBLA, Inc Jim Benedetti 4403 Manchester Ave, Ste 201 Encinitas, CA 92024 760.479.0644 Email: Jim@jpbla.com ABBREVIATIONS & LEGEND PROJECT DATA PROJECT INFORMATION SHEET INDEXDIRECTORY ASSESSORS PARCEL NO. 204-124-01-00 REQUIRED SPECIAL INSPECTION BUILDING ANALYSIS VICINITY MAP LEGAL DESCRIPTION REVISIONS PLAN CHECK NUMBER BUILDING DEPARTMENT GREEN BUILDING STANDARDS 1. A minimum of 50% of construction waste is to be recycled. CGC 4.408.1 2.The builder is to provide an operation manual (containing information for maintaining appliances, etc) for the owner at the time of final inspections. CGC 4.410.1 3. During construction, ends of duct openings are to be sealed, and mechanical equipment is to be covered. CGC 4.504.1 4. Gas fireplaces shall be direct vent. Woodstove or pellet stoves must be US EPA Phase II rated appliances. CGC 4.503.1 5.VOCs must comply with the limitations listed in Section 4.504.3 and Tables 2.504.1, 4.504.2, 4.504.5 for: Adhesives, Paints and Coatings, Carpet and Composition Wood Products. CGC 4.504.2 6. Interior moisture control at slab on grade floors shall be provided by the soils engineer responsible for the project soil report per CGC Section 5.505.2.1, item 3. If a soil engineer has not prepared a soil report for this project, the following is required: A 4" thick base of 1/2" or larger clean aggregate shall be provided with a vapor barrier in direct contact with concrete, with a concrete mix design which will address bleeding, shrinkage, and curling shall be used. 7.The moisture content of wood shall not exceed 19% before it is enclosed in construction. The moisture content needs to be certified by one of 3 methods specified. Building materials with visible signs of water damage should not be used in construction. The moisture content must be determined by the contractor by one of the methods listed in CGC 4.505.3. 8.Bathroom fans shall be Energy Star rated, vented directly to the outside and controlled by a humidistat. CGC 4.506.1 9.If provided, whole house exhaust fan shall have insulated covers or louvers which close when the fan is off. The covers or louvers shall have a minimum R4.2 insulation. CGC 5.507.1 10.Heating and AC shall be sized and selected by ACCA Manual J or ASHRAE handbook or equivalent. The duct sizing shall be sized in accordance with one of the ACCA methods listed in CGC 4.507.2. 11.Prior to final approval of the building the licensed contractor, architect or engineer in responsible charge of the overall construction must complete and sign the Green Building Standards Certification form and given to the building department official to be filed with the approved plans. 12. When a shower is provided with multiple shower heads, the sum of the flow to all the heads shall not exceed the 20% reduced limit, or the shower shall be designed so that only one head is on at a time. CGC 4.303.2 13.Landscape irrigation water used shall have weather based controls. CGC 4.304.1 A Property Owner's Final Report form for work required to have special inspections, testing and structural observations must be completed by the property owner, property owner's agent of record, architect of record, or engineer of record and submitted to the Inspection Services Division. JURISDICTION HAVING AUTHORITY HEIGHT AND NUMBER OF STORIES Carlsbad, California 24' maximum height (<3/12), two stories 30' maximum height (3/12), two stories GOVERNING CODES OCCUPANT LOAD These documents and this project shall conform with the following codes:R-3 occupancy, 1 per 300 square feet 2013 California Residential Code which incorporates: 2013 CBC 2013 California Green Building Standards Code 2013 CPC 2013 CEC 2013 California Fire Code 2013 California Building Energy Efficiency Standards OCCUPANCY GROUP SPRINKLERED R-3 single family residences yes U-1 residential garages TYPE OF CONSTRUCTION ZONE Type V-B R-3 Zone Planned Development LOCATION ON PROPERTY 16.5 DU/ACRE See civil drawings by others.Residential High Density - (RH) FLOOR AREA See title sheet and first floor plan sheets. AN AUTOMATIC FIRE SPRINKLER SYSTEM IS REQUIRED. DRAWINGS PREPARED BY SYMON'S FIRE PROTECTION. A ONE INCH OR GREATER WATER SERVICE AND METER WILL BE REQUIRED TO ENSURE ADEQUATE WATER DEMANDS ARE MET IN THE EVENT OF A FIRE SPRINKLER ACTIVATION DURING PERIODS OF OTHER USES AND/OR DEMANDS ARE OCCURRING, IE IRRIGATION. DATE DESCRIPTION 1/21/15 submit to planning for Planned Development Permit 3/24/15 submit to planning for Planned Development Permit 5/28/15 submit to planning for Planned Development Permit 7/15/15 submit to planning for Planned Development Permit DATE NO.DESCRIPTION FLOOR AREA CALCULATIONS basement floor 2,937 SF first floor 2,702 SF second floor 2,833 SF total living area 5,535 SF garage 917 SF balcony 132 SF storage 194 SF roof deck 756 SF area for lot coverage calc.3,055 SF lot area 5,280 SF lot coverage 57.86 % FLOOR AREA CALCULATIONS ARE FOR BUILDING DEPARTMENT PURPOSES ONLY TS PRINTS THE PROPOSED DEVELOPMENT IS TO DEMO TWO EXISTING UNITS ON THE LOT AND REPLACE WITH TWO NEW STACKED FLAT CONDOMINIUM UNITS OVER A 4 CAR SUBTERRANEAN PARKING GARAGE. PROPOSED DEVELOPMENT IS REQUESTING A MINOR VARIANCE TO ALLOW THE PROJECT TO HAVE A SLIGHTLY REDUCED STEPPED SETBACK ALONG PINE AVE BY 25% FROM 10-FOOT SETBACK TO AN AVERAGE 8.5-FOOT SETBACK PUD 15-05/SDP 15-05/CDP 15-10/MS 15-03/AV 15-03-165 PINE AVENUE IN TE RSTA TE 5Carlsbad Village Dr G a r f i e l d S t Pacific Ocean C a r l s b a d B l v dPine Ave Oak Ave Ma d i s o n S t SITE 165 Pine Ave Carlsbad, California NO SCALE N duplex wall receptacle (110V typ.) duplex wall receptacle, 1/2 switched duplex wall receptacle, GFCI waterproof duplex wall receptacle, GFCI floor outlet (110V typ.) fourplex wall receptacle (110V typ.) 220V (or 208V 3-phase) wall receptacle single-pole, double throw switch 3-way switch 4-way switch dimmer hanging light fixture (w/ blocking to support 100#) surface mounted ceiling light fixture recessed ceiling light fixture recessed wall-washer light fixture recessed fluorescent light fixture wall bracket light fixture surface mounted porcelain socket w/ pull-chain surface mounted fluorescent light fixture fluorescent light fixture junction box (weatherproof when noted WP) duplex ceiling receptacle wall bracket light fixture - photo reactive ELECTRICAL GFCI WP/GFCI 3 4 D PC F R R R F P J A A1.1 A A1.1 1 D1 6" LIVING CPT 8' 1 revision mark building section mark sheet number reference elevation mark sheet number reference detail number sheet number reference space name/number floor finish / ceiling height change in elevation optional line - noted in italics center line break line hidden line RAG RAGMECHANICAL / PLUMBING air duct (in cross-section) thermostat ceiling return air grille wall return air grille type "B" vent through roof (VTR) T motion detected light fixtureM exhaust fan vented to exterior whole house exhaust fan, Broan SSQTXE with smart sensor control or equal, 6" min duct. humidistat fan, Broan QTXE110S humidity sensing or equal., 6" min duct. R recessed exhaust fan and light fixturerange hood with exhaust fan and light heat lamp floor light fixture chimes door bell smoke detector - direct wire to panel telephone outlet television outlet electrical service main panel H CH SD TV carbon monoxide detector CM ceiling fan FG HB fuel gas supply with shutoff valve loose (log lighter) key valve w/ shutoff hose bib ice maker line w/ shutoff valve hot water heaterHWH gas meter internally illuminated address numbers legible from the street, low voltage type D garage door opener dryer vent through roof PE photoelectric switch VS vacancy sensor shower head ceiling track light fixture undercabinet light fixture W H ABV above FT foot/feet/fire treated P BD particle board AFF above finished floor FTG footing PTN partition ACOUS acoustical FAU forced air unit PTPS per top plate splice ACT acoustical ceiling tile FDTN foundation PERM permanent ADJ adjacent FR DR french door PLAS plaster/plastic AGGR aggregate FG fuel gas PL plate/property line A/C air conditioning FURR furring PLYWD plywood ALT alternate POC point of connection ALUM aluminum GALV galvanized POL polished AB anchor bolt GD garbage disposal PT post tension/pressure treated APPROX approximate GA gauge PREFAB prefabricated ARCH architectural GT girder truss PROP property AD area drain GL glass ASPH asphalt GLB glue lam beam QT quarry tile AT asphalt tile GR grade GFCI ground fault circuit interrupter R radius/riser BA bath GYP BD gypsum board RWD redwood BM beam GWB gypsum wall board RCP reflected ceiling plan/ BRG bearing reinforced concrete pipe BR bedroom HCP handicap REF refrigerator/reference BLW below HS hard surface REG register BLK block HDW hardware REINF reinforced/reinforcement BLKG blocking HDWD hardwood REQ required BD board HDR header RS resawn BOT bottom HTG heating RESIL resilient BO bottom of HVAC heating ventilation air condition RF resilient flooring BLDG building HT height RAG return air grill BUR built up roof HD hold down REV reverse HC hollow core ROW right of way CAB cabinet HM hollow metal RD roof drain CPT carpet HORZ horizontal RR roof rafter CANTIL cantilevered HP heat pump RM room CI cast iron HB hose bibb RO rough opening CB catch basin HWH hot water heater CLG ceiling HR hour SL sawn lumber CJ ceiling joist SCHED schedule CEM cement ID identification SCRN screen CTR center INCL include/including SCP scupper CL center line INSUL insulation SHTG sheathing CT ceramic tile INT interior SHT sheet CO clean out SM sheet metal CLR clear JAN janitor S&P shelf and pole CLO closet JT joint SHT shower CW cold water JST joist SIM similar COL column SH single hung CONC concrete KP king post SLDG sliding CMU concrete masonry unit KIT kitchen SGD sliding glass door COND condition SD smoke detector/storm drain CONSTR construction LB lag bolt/pound SC solid core CONT continuous LAM laminated STC sound transmission class CONTR contract LNDSCP landscape SPEC specification/specified CORR corridor LAU laundry SQ square CNTR counter LAV lavatory SF square foot/square feet LH left hand(ed)SSL stainless steel DJ deck joist LT light STD standard D deep/dryer LW light weight STL steel DEMO demolition LWC light weight concrete STOR storage DEPT department LR living room STRUCT structural DET detail LUM luminous SAR supply air register DIAG diagonal SUSP suspended/suspension DIA diameter MB machine bolt SYMM symmetrical DIM dimension MH manhole DW dishwasher MFD manufactured TEL telephone DR door ML manufactured lumber TEMP tempered DBL double MFR manufacturer TEXT.texture DH double hung MBL marble THK.thickness DF douglas fir/MAS masonry T&G tongue and groove drinking fountain MO masonry opening T&B top and bottom DN down M BA master bath TO top of DS downspout M BR master bedroom TOA top of arch DWG drawing MATL material TOC top of concrete MAX maximum TOD top of drain EA each MECH mechanical TOP tope of parapet E east MC medicine cabinet TOW top of wall EN edge nailing MED medium TC trash compactor ELEC electrical MEMB membrane T tread EL elevation MTL metal TYP typical ELEV elevator MW microwave EJT end jack truss MID middle U/G under group EQ equal MIN minimum U/S under slab EXH exhaust MISC miscellaneous UNO unless noted otherwise EXH GR exhaust air grill MT mount UR.urinal EXP expansion/exposed MOV movable UTIL.utility EJ expansion joint EXT exterior NAT natural VAR varies NOM nominal VTR vent though roof FO face of N north VTW vent though wall FOC face of concrete NA not applicable VERT vertical FOM face of masonry NIC not in contract VEST vestibule FOS face of stud NTS not to scale VYL vinyl FAM CTR family center NO number FIN finish WIC walk in closet FF finished floor OFF office WSCT wainscot FIN GR finish grade OC on center W washer FE fire extinguisher OPNG opening WC water closet FEC fire extinguisher cabinet OPP opposite WP waterproof FP fireplace OPT optional WT weight FX fixed OSB oriented strand board WWF welded wire fabric FIXT fixture O oven WWM welded wire mesh FWP flat wall paint O/over W west FLR floor OH over head WO where occurs FD floor drain WDW window FJ floor joist PT paint W/with FMC floor material change PG paint grade W/O without FLR SK floor sink PR pair WD wood FLUOR fluorescent PNLG paneling FL flush PAR parapet PART partial © 2014 All drawings & written material contained herein are the property of Architects BP Associates. Additionally, the documents contained herein are proprietary in nature & provided to the recipient for specific purposes only, and shall not be copied or otherwise reproduced or distributed for any other purposes, without written permission of Architects BP Associates. Architects BP Associates Planning Design Architecture 11858 Bernardo Plaza Court #120San Diego California 92128 P 858-592-4710 F 858-592-4193 www.abpa-inc.com aBPa JOB NO:14BP15 DATE:07.09.15 DRAWN BY:YU, KL 07.08.14 Concept Site Plan Review 08.07.14 Design Progress Review 10.28.14 Design Progress Review 11.14.14 Design Progress Review 01.21.15 Planned Development Permit 03.24.15 Planned Development Permit 05.28.15 Planned Development Permit 07.15.15 Planned Development PermitPINE AVE - MF165 Pine AvenueCarlsbad, California 92120THE RAMMY LLCTS TITLE SHEET CIVIL DRAWINGS MINOR SUBDIVISION MAP 1 MINOR SUBDIVISION MAP 2 C1 SITE PLAN BASEMENT C2 SITE PLAN FIRST FL, PROFILE, SECTION & DETAIL C3 EROSION CONTROL PLAN ARCHITECTURAL DRAWINGS A001 3D RENDERING A101 BASEMENT FLOOR PLAN A102 FIRST FLOOR PLAN A103 SECOND FLOOR A104 ROOF PLAN A201 ELEVATIONS A202 ELEVATIONS A301 SECTIONS A302 SECTIONS LANDSCAPE DRAWINGS LC1 TITLE SHEET LC2 LANDSCAPE CONCEPT PLAN LC3 CONCEPT WATER USE CALCULATIONS LC4 MAINTENANCE RESPONSIBILITY EXHIBIT N Drawing File: Z:\PROJECTS\2014\2014-023 PINE AVENUE\GRADING\ C2_07.14.2015 Jul 14, 2015 - 3:11pm1 2 7 9 10 11 12 5 6 13 14 8 15 16 3 4 17 18 19 20 21 22 23 24 25 26 GARFIELD STREETPINE AVENUE N Drawing File: Z:\PROJECTS\2014\2014-023 PINE AVENUE\GRADING\ C3_07.14.2015 Jul 14, 2015 - 3:39pm CATCH BASIN SEDIMENT BARRIER (GRAVEL BAGS)SILT FENCE DETAILWITH TIRE WASH (TC-1 & TC-3)STABILIZED CONSTRUCTION ENTRANCEBMP LEGEND:STORM WATER POLLUTION PREVENTION NOTES © 2014 All drawings & written material contained herein are the property of Architects BP Associates. Additionally, the documents contained herein are proprietary in nature & provided to the recipient for specific purposes only, and shall not be copied or otherwise reproduced or distributed for any other purposes, without written permission of Architects BP Associates. Architects BP Associates Planning Design Architecture 11858 Bernardo Plaza Court #120San Diego California 92128 P 858-592-4710 F 858-592-4193 www.abpa-inc.com aBPa JOB NO:14BP15 DATE:07.09.15 DRAWN BY:YU, KL 07.08.14 Concept Site Plan Review 08.07.14 Design Progress Review 10.28.14 Design Progress Review 11.14.14 Design Progress Review 01.21.15 Planned Development Permit 03.24.15 Planned Development Permit 05.28.15 Planned Development Permit 07.15.15 Planned Development PermitPINE AVE - MF165 Pine AvenueCarlsbad, California 92120THE RAMMY LLCA001 GARFIELD STREET RENDERING PINE AVENUE RENDERING 103 104 107 102 106 108 105 101 2X6 UP3'-0" X 4'-11" SHOWER 109 2X6 ELEV 2 CAR GARAGE - UNIT 1 21'5 1/2" x 20'7" CONC. 9' BATH HS 9' BONUS RM. 16'5" x 22'2" HS 9' STAIR ELEV MECH STORAGE - UNIT 2 CONC. 9' STORAGE - UNIT 1 CONC. 9' MOTORCOURT 29'1" x 32'3" CONC. 9' 2 CAR GARAGE - UNIT 2 20'3" x 20'0" CONC. 9' B A301 B A301 A A301 A A301 BASEMENT FLOOR PLAN Scale: 1/4" = 1'-0" 1 A101P SCALE: 1/4" = 1'-0" 0 2 4 8 1220'-7 1/2"51" X 51" RESIDENTIAL ELEVATOR LINE OF WALL ABOVE8'-6"8'-6"8'-6"8'-6"LINE OF PATIO ABOVE10'-0" 8'-0" 6'-0" 4'-0"10'-0"14'-0"28'-5" PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE 1'-0" RAMP DN 15.10%, SEE CIVIL A A303 A A303 A101 BASEMENT CALCULATIONS garage 1 482 s.f. garage 2 441 s.f. storage 1 98 s.f. storage 2 96 s.f. bonus room 521 s.f. elev, stair & hall 371 s.f. motorcourt 928 s.f. total basement area 2,937 s.f. FLOOR AREA CALCULATIONS ARE FOR BUILDING DEPARTMENT PURPOSES ONLY. © 2014 All drawings & written material contained herein are the property of Architects BP Associates. Additionally, the documents contained herein are proprietary in nature & provided to the recipient for specific purposes only, and shall not be copied or otherwise reproduced or distributed for any other purposes, without written permission of Architects BP Associates. Architects BP Associates Planning Design Architecture 11858 Bernardo Plaza Court #120San Diego California 92128 P 858-592-4710 F 858-592-4193 www.abpa-inc.com aBPa JOB NO:14BP15 DATE:07.09.15 DRAWN BY:YU, KL 07.08.14 Concept Site Plan Review 08.07.14 Design Progress Review 10.28.14 Design Progress Review 11.14.14 Design Progress Review 01.21.15 Planned Development Permit 03.24.15 Planned Development Permit 05.28.15 Planned Development Permit 07.15.15 Planned Development PermitPINE AVE - MF165 Pine AvenueCarlsbad, California 92120THE RAMMY LLC DN UP 2X62X6 2X62X6 2X62X6 2X6 2X62X6 2X62X62X62X62X62X62X6 2X6 2X6 BENCH2X6 6'-1" X 6'-1" SHOWER W/ STEAM ARCHED CEILING, SEE SHT A302 2X6 2X62X62X62X62X6 2X6 2X6 M BR 20'9" x 13'1" HS 9' ELEV FP TV ABOVE PORCH CONC VISITOR PARKING 9'0" x 20'0" CONC BA 2 HS 9' LIVING 23'4" x 16'0" M BA HS 9' PR HS 9' KIT HS 9'FOYER HS 9' BR 3 10'8" x 11'4" HS 9' BR 2 13'0" x 12'2" HS 9' BA 3 HS 9' DINING 23'4" x 12'0" HS 9' WIC HS 9' WIC HS 9'FP TV ABOVE WDW/ODW REF LAU HS 9' B A301 B A301 A A301 A A301 WINE STORAGEFIRST FLOOR PLAN Scale: 1/4" = 1'-0" 1 A102P SCALE: 1/4" = 1'-0" 0 2 4 8 12 ENRTY HS PATIO PATIO 51" X 51" RESIDENTIAL ELEVATOR BOOKS10'-0" 8'-0" 6'-0" 4'-0" 6'-0" 12'-0"6'-0" PROPERTY LINE PROPERTY LINEPROPERTY LINE SINK W/ GD DESK PANTRY 1'-0"10'-0"2'-0"13'-0"2'-0"2'-0"10'-0"4'-0"LINE OF FLOOR ABOVE BUILDING SETBACK BUILDING SETBACK RAMP DN 15.10%, SEE CIVIL20'-2 1/2"A A303 A A303 LINE OF FIREPLACE ABOVE A102 - UNIT 1 PLAN 1 CALCULATIONS living area 2,630 s.f. common area 72 s.f. First Floor Area 2,702 s.f. garage (bsmt)476 s.f. storage (bsmt)98 s.f. patio 128 s.f. FLOOR AREA CALCULATIONS ARE FOR BUILDING DEPARTMENT PURPOSES ONLY. DN UP SETBACK EXHIBIT NTS 2 A102P SIDE 6'-0"REAR YARD 12'-0" 10% OF LOT WIDTH 20% OFLOT WIDTHSTREET SIDE 10'-0" PROPERTY LINE 9'-0"20'-0"60'-0" 40'-0" PROPERTY LINE DRIVEWAY 12'-0"2'-0" 8'-0" EXISTING BUILDING 6'-0" PINE AVE REQUIRED STREET SIDE SETBACK: 10' PROPOSED AVERAGE SETBACK: 8'6" 12'-0"6'-0"4'-0"8'-8"GARDEN WALL 42"MAX FRONT YARD 10'-0"GARFIELD STREET PINE AVENUEEXISTING SIDEWALKEXISTING SIDEWALK VISITOR PARKING © 2014 All drawings & written material contained herein are the property of Architects BP Associates. Additionally, the documents contained herein are proprietary in nature & provided to the recipient for specific purposes only, and shall not be copied or otherwise reproduced or distributed for any other purposes, without written permission of Architects BP Associates. Architects BP Associates Planning Design Architecture 11858 Bernardo Plaza Court #120San Diego California 92128 P 858-592-4710 F 858-592-4193 www.abpa-inc.com aBPa JOB NO:14BP15 DATE:07.09.15 DRAWN BY:YU, KL 07.08.14 Concept Site Plan Review 08.07.14 Design Progress Review 10.28.14 Design Progress Review 11.14.14 Design Progress Review 01.21.15 Planned Development Permit 03.24.15 Planned Development Permit 05.28.15 Planned Development Permit 07.15.15 Planned Development PermitPINE AVE - MF165 Pine AvenueCarlsbad, California 92120THE RAMMY LLC DN UP 2X62X62X6 2X62X6 2X6 2X62X62X62X62X62X6 2X62X62X62X6 2X6 2X6 3'-0" X 5'-5 1/2" SHOWER 6'-1" X 6'-1" SHOWER W/ STEAM ARCHED CEILING, SEE SHT A302 BENCH2X6 2X62X6 2X6 2X62X62X62X6 2X6 2X6 M BR 20'9" x 15'1" HS 10' ELEV BA 2 HS 10' LIVING 23'4" x 16'0" HS 10' M BA HS 10' PR HS 10' KIT HS 10'FOYER HS 10' BR 3 10'8" x 11'4" HS 10' BR 2 13'0" x 12'2" HS 10' BA 3 HS 10' DINING 23'4" x 12'0" HS 10' WIC HS 10' WIC HS 10'WDLAUN HS 10' STAIR B A301 B A301 A A301 A A301 WINE STORAGESECOND FLOOR PLAN Scale: 1/4" = 1'-0" 1 A103P SCALE: 1/4" = 1'-0" 0 2 4 8 12 BALCONY DEX-OTEX W/O REF DW FP TV ABOVE FP TV ABOVE LINE OF FLAT ROOF ABOVE 51" X 51" RESIDENTIAL ELEVATOR BOOKSDESK PANTRY SINK W/ GD 4'-0"4'-0" 10'-0"10'-0"1'-8"13'-0" 6'-0"12'-0"2'-0"10'-0"8'-0 1/2"7'-0"35'-0"4'-0" 6'-0" A A303 A A303 PLAN 2 CALCULATIONS living area 2,679 s.f. common area 154 s.f. Second Floor Area 2,833 s.f. garage 441 s.f. storage 96 s.f. balcony 132 s.f. FLOOR AREA CALCULATIONS ARE FOR BUILDING DEPARTMENT PURPOSES ONLY. A103 - UNIT 2 DN UP LOT COVERAGE NTS 2 A103P BUILDING COVERAGE AREA:3,055 SQ.FT. LOT AREA:5,280 SQ.FT. LOT COVERAGE:57.86 % EXISTING BUILDING © 2014 All drawings & written material contained herein are the property of Architects BP Associates. Additionally, the documents contained herein are proprietary in nature & provided to the recipient for specific purposes only, and shall not be copied or otherwise reproduced or distributed for any other purposes, without written permission of Architects BP Associates. Architects BP Associates Planning Design Architecture 11858 Bernardo Plaza Court #120San Diego California 92128 P 858-592-4710 F 858-592-4193 www.abpa-inc.com aBPa JOB NO:14BP15 DATE:07.09.15 DRAWN BY:YU, KL 07.08.14 Concept Site Plan Review 08.07.14 Design Progress Review 10.28.14 Design Progress Review 11.14.14 Design Progress Review 01.21.15 Planned Development Permit 03.24.15 Planned Development Permit 05.28.15 Planned Development Permit 07.15.15 Planned Development PermitPINE AVE - MF165 Pine AvenueCarlsbad, California 92120THE RAMMY LLC DN FP TV ABOVE ROOF DECK 16'0" x 26'0"DEX-OTEX 7'-0"8'-8"9'-9"19'-4"29'-1 1/2"2'-0" TYP2'-0"12'-8"EQUIP DEX-OTEX ELEV STAIR 3:12 TYP 3:12 TYPB A301 B A301 A A301 A A301 ROOF DECK PLAN Scale: 1/4" = 1'-0" 2 A104P SCALE: 1/4" = 1'-0" 0 2 4 8 12 3:12 TYP 2.5:12 FLAT ROOF PARAPET WALL FLAT ROOF FLAT ROOF LINE OF WALL BELOW GLASS GUARDRAIL SKYLIGHTFLAT ROOF5'-10"9'-3"4'-1 1/2"8'-2"2'-5 1/2"8'-4"13'-1"8'-10"17'-6"2'-0" A A303 A A303 STORAGE DEX-OTEX 8' 200CF5'-0"23'-11"SOLAR PANELS BY OTHERS. NO PENETRATIONS IN THIS AREA GLASS GUARDRAIL ROOF VENTS, TYP A104 ROOF SPACE CALCULATIONS elev, stair & hall 62 s.f. storage 43 s.f. equipment 195 s.f. roof deck 756 s.f. building area 3,022 s.f. % of roof deck area 25 % FLOOR AREA CALCULATIONS ARE FOR BUILDING DEPARTMENT PURPOSES ONLY. DN ROOF DECK 16'0" x 24'0"DEX-OTEX 2'-0" EQUIP DEX-OTEX SOLAR PANELS BY OTHERS. NO PENETRATIONS IN THIS AREA 3:12 TYP 3:12 TYPROOF PLAN Scale: 1/8" = 1'-0" 1 A104P SCALE: 1/8" = 1'-0" 0 2 4 8 12 3:12 TYP 2.5:12 FLAT ROOF ROOF OVERHANGFLAT ROOF FLAT ROOF PARAPET WALL 3/8:12 3/8:12 3/8:12 3/8:12 TYP 1/4:12 1/4:12 3:12 TYP B A303 B A303 A A303 A A303 SOLAR PANELS BY OTHERS.NO PENETRATIONS IN THIS AREA3/8:12 © 2014 All drawings & written material contained herein are the property of Architects BP Associates. Additionally, the documents contained herein are proprietary in nature & provided to the recipient for specific purposes only, and shall not be copied or otherwise reproduced or distributed for any other purposes, without written permission of Architects BP Associates. Architects BP Associates Planning Design Architecture 11858 Bernardo Plaza Court #120San Diego California 92128 P 858-592-4710 F 858-592-4193 www.abpa-inc.com aBPa JOB NO:14BP15 DATE:07.09.15 DRAWN BY:YU, KL 07.08.14 Concept Site Plan Review 08.07.14 Design Progress Review 10.28.14 Design Progress Review 11.14.14 Design Progress Review 01.21.15 Planned Development Permit 03.24.15 Planned Development Permit 05.28.15 Planned Development Permit 07.15.15 Planned Development PermitPINE AVE - MF165 Pine AvenueCarlsbad, California 92120THE RAMMY LLC A201 30' - 0" MAX HEIGHT SLOPED ROOF 24' - 0" MAX HEIGHT FLAT ROOF SECOND FF 66.69 ROOF DECK FF 77.60 PROPERTY LINEPROPERTY LINEFIRST FF 56.27 9'-0 3/4"9'-6 3/4"8'-0 3/4"A A301 A A301 10 4 6593 3'-2"EXISTING GRADE SCALE: 1/4" = 1'-0" 0 2 4 8 12 EAST ELEVATION - GARFIELD Scale: 1/4" = 1'-0" 3 A201P8'-0 3/4"BASEMENT FF 46.85 43'-4 1/2"STAIRCASE & ELEVATOR ENCLOSURE ACCESS TO ROOF DECK 1'-4 1/4"1'-4 1/4"1'-4 1/4"30' - 0" MAX HEIGHT SLOPED ROOF 24' - 0" MAX HEIGHT FLAT ROOF FIRST FF 56.27 SECOND FF 66.69 ROOF FF 77.60 PROPERTY LINEPROPERTY LINEEXISTING GRADE AT BUILDING COVERAGE 8'-0 3/4"9'-0 3/4"9'-6 3/4"BASEMENT FF 46.85 B A302 B A302 PARAPET WALL STAIRCASE & ELEVATOR ENCLOSURE ACCESS TO ROOF DECK GLASS RAILING 7 8 1 23445 6 10 11 13 3'-2"1'-4 1/4"1'-4 1/4"1'-4 1/4"2'-11 1/8"NORTH ELEVATION - PINE AVE Scale: 1/4" = 1'-0" 3 A201P SCALE: 1/4" = 1'-0" 0 2 4 8 12 EXISTING BUILDING © 2014 All drawings & written material contained herein are the property of Architects BP Associates. Additionally, the documents contained herein are proprietary in nature & provided to the recipient for specific purposes only, and shall not be copied or otherwise reproduced or distributed for any other purposes, without written permission of Architects BP Associates. Architects BP Associates Planning Design Architecture 11858 Bernardo Plaza Court #120San Diego California 92128 P 858-592-4710 F 858-592-4193 www.abpa-inc.com aBPa JOB NO:14BP15 DATE:07.09.15 DRAWN BY:YU, KL 07.08.14 Concept Site Plan Review 08.07.14 Design Progress Review 10.28.14 Design Progress Review 11.14.14 Design Progress Review 01.21.15 Planned Development Permit 03.24.15 Planned Development Permit 05.28.15 Planned Development Permit 07.15.15 Planned Development PermitPINE AVE - MF165 Pine AvenueCarlsbad, California 92120THE RAMMY LLCTYPICAL MATERIAL LIST 1 STANDING SEAM METAL ROOF CHARCOAL GRAY 2 2X8 METAL CLAD WOOD FASCIA & RAKE BOARD CHARCOAL GRAY 3 STUCCO - SMOOTH FINISH WHITE 4 MANUFACTURED PORCELAIN TILE VENEER DALTILE - ORCHARD GRAY 5 METAL CLAD DECORATIVE AWNING/OVERHANG CHARCOAL GRAY 6 METAL CLAD POT SHELF CHARCOAL GRAY 7 CABLE RAILING AT BALCONIES STAINLESS STEEL 8 GLASS RAILING AT ROOF DECK ANNODIZED ALUMINUM & GLASS 9 DECORATIVE METAL CLAD FRONT DOOR ANNODIZED ALUMINUM & GLASS 10 RECESSED METAL CLAD WINDOWS ANNODIZED ALUMINUM 11 RECESSED METAL CLAD SLIDING DOORS ANNODIZED ALUMINUM 12 METAL SECTIONAL GARAGE DOOR CHARCOAL GRAY 13 FIREPLACE DALTILE - ORCHARD GRAY 14 SKYLIGHT A202 WEST ELEVATION Scale: 1/4" = 1'-0" 3 A202P SCALE: 1/4" = 1'-0" 0 2 4 8 12 FIRST FF 56.27 SECOND FF 66.69 ROOF DECK FF 77.60 30' - 0" MAX HEIGHT SLOPED ROOF EXISTING GRADEPROPERTY LINEPROPERTY LINEBASEMENT FF 46.85 8'-0 3/4"9'-0 3/4"9'-6 3/4"8'-0 3/4"RAMP DN 15.10%, SEE CIVIL3'-2 1/2"A A301 A A301 STAIRCASE & ELEVATOR ENCLOSURE ACCESS TO ROOF DECK PARAPET WALL 378211013 43'-4 1/2"1'-4 1/4"1'-4 1/4"1'-4 1/4"13 SCALE: 1/4" = 1'-0" 0 2 4 8 12 FIRST FF 56.27 SECOND FF 66.69 ROOF FF 77.60 30' - 0" MAX HEIGHT SLOPED ROOF 24' - 0" MAX HEIGHT FLAT ROOF PROPERTY LINEPROPERTY LINEEXISTING GRADE BASEMENT FF 46.85 8'-0 3/4"9'-0 3/4"9'-6 3/4"SOUTH ELEVATION Scale: 1/4" = 1'-0" 3 A202P B A302 B A302 PARAPET WALL STAIRCASE & ELEVATOR ENCLOSURE ACCESS TO ROOF DECK 3 2 1 5101413 1'-4 1/4"1'-4 1/4"1'-4 1/4"8'-0 3/4"43'-4 1/2"13 © 2014 All drawings & written material contained herein are the property of Architects BP Associates. Additionally, the documents contained herein are proprietary in nature & provided to the recipient for specific purposes only, and shall not be copied or otherwise reproduced or distributed for any other purposes, without written permission of Architects BP Associates. Architects BP Associates Planning Design Architecture 11858 Bernardo Plaza Court #120San Diego California 92128 P 858-592-4710 F 858-592-4193 www.abpa-inc.com aBPa JOB NO:14BP15 DATE:07.09.15 DRAWN BY:YU, KL 07.08.14 Concept Site Plan Review 08.07.14 Design Progress Review 10.28.14 Design Progress Review 11.14.14 Design Progress Review 01.21.15 Planned Development Permit 03.24.15 Planned Development Permit 05.28.15 Planned Development Permit 07.15.15 Planned Development PermitPINE AVE - MF165 Pine AvenueCarlsbad, California 92120THE RAMMY LLCTYPICAL MATERIAL LIST 1 STANDING SEAM METAL ROOF CHARCOAL GRAY 2 2X8 METAL CLAD WOOD FASCIA & RAKE BOARD CHARCOAL GRAY 3 STUCCO - SMOOTH FINISH WHITE 4 MANUFACTURED PORCELAIN TILE VENEER DALTILE - ORCHARD GRAY 5 METAL CLAD DECORATIVE AWNING/OVERHANG CHARCOAL GRAY 6 METAL CLAD POT SHELF CHARCOAL GRAY 7 CABLE RAILING AT BALCONIES STAINLESS STEEL 8 GLASS RAILING AT ROOF DECK ANNODIZED ALUMINUM & GLASS 9 DECORATIVE METAL CLAD FRONT DOOR ANNODIZED ALUMINUM & GLASS 10 RECESSED METAL CLAD WINDOWS ANNODIZED ALUMINUM 11 RECESSED METAL CLAD SLIDING DOORS ANNODIZED ALUMINUM 12 METAL SECTIONAL GARAGE DOOR CHARCOAL GRAY 13 FIREPLACE DALTILE - ORCHARD GRAY 14 SKYLIGHT A301 SECTION A Scale: 1/4" = 1'-0" 1 A301 SCALE: 1/4" = 1'-0" 0 2 4 8 12PROPERTY LINEPROPERTY LINEFIRST FF 56.27 SECOND FF 66.69 ROOF DECK FF 77.60 EXISTING GRADE BASEMENT FF 46.85 30' - 0" MAX HEIGHT SLOPED ROOF 24' - 0" MAX HEIGHT FLAT ROOF B A302 B A302 MOTORCOURT HALL WIC HALL LIVING / DINING FOYER ENTRY / STAIR WIC HALL LIVING / DINING FOYER ENTRY / STAIR STAIRSTORAGE EXISTING BUILDING © 2014 All drawings & written material contained herein are the property of Architects BP Associates. Additionally, the documents contained herein are proprietary in nature & provided to the recipient for specific purposes only, and shall not be copied or otherwise reproduced or distributed for any other purposes, without written permission of Architects BP Associates. Architects BP Associates Planning Design Architecture 11858 Bernardo Plaza Court #120San Diego California 92128 P 858-592-4710 F 858-592-4193 www.abpa-inc.com aBPa JOB NO:14BP15 DATE:07.09.15 DRAWN BY:YU, KL 07.08.14 Concept Site Plan Review 08.07.14 Design Progress Review 10.28.14 Design Progress Review 11.14.14 Design Progress Review 01.21.15 Planned Development Permit 03.24.15 Planned Development Permit 05.28.15 Planned Development Permit 07.15.15 Planned Development PermitPINE AVE - MF165 Pine AvenueCarlsbad, California 92120THE RAMMY LLC A302 24' - 0" MAX HEIGHT FLAT ROOF EXISTING GRADE 30' - 0" MAX HEIGHT SLOPED ROOF SECTION B Scale: 1/4" = 1'-0" 1 A302 SCALE: 1/4" = 1'-0" 0 2 4 8 12PROPERTY LINEPROPERTY LINEFIRST FF 56.27 SECOND FF 66.69 BASEMENT FF 46.85 3'-9"ROOF DECK FF 77.60 A A301 A A301 2 CAR GARAGE - UNIT 2 LIVINGBR 3 HALL LIVINGBR 3 HALL MOTORCOURT © 2014 All drawings & written material contained herein are the property of Architects BP Associates. Additionally, the documents contained herein are proprietary in nature & provided to the recipient for specific purposes only, and shall not be copied or otherwise reproduced or distributed for any other purposes, without written permission of Architects BP Associates. Architects BP Associates Planning Design Architecture 11858 Bernardo Plaza Court #120San Diego California 92128 P 858-592-4710 F 858-592-4193 www.abpa-inc.com aBPa JOB NO:14BP15 DATE:07.09.15 DRAWN BY:YU, KL 07.08.14 Concept Site Plan Review 08.07.14 Design Progress Review 10.28.14 Design Progress Review 11.14.14 Design Progress Review 01.21.15 Planned Development Permit 03.24.15 Planned Development Permit 05.28.15 Planned Development Permit 07.15.15 Planned Development PermitPINE AVE - MF165 Pine AvenueCarlsbad, California 92120THE RAMMY LLC 165 PINE AVECARLSBAD, CA 92008LANDSCAPE ARCHITECTPROJECTPINE AVE CONDOMINIUMS165 PINE AVECARLSBAD, CA 92008LANDSCAPE ARCHITECT:JPBLA4403 MANCHESTER AVE, STE 201ENCINITAS,CA 92024760-479-0644APN: 04-123-01SHEET INDEX:TITLE SHEET LC-1LANDSCAPE CONCEPT PLAN LC-2CONCEPT WATER USE CALCULATIONS LC-3MAINTENANCE RESPONSIBILITY EXHIBIT LC-4PUD 15-05, SDP 15-05, CDP 15-10, MS 15-03, AV 15-03 165 PINE AVECARLSBAD, CA 92008LANDSCAPE ARCHITECTPUD 15-05, SDP 15-05, CDP 15-10, MS 15-03, AV 15-03 165 PINE AVECARLSBAD, CA 92008LANDSCAPE ARCHITECTPUD 15-05, SDP 15-05, CDP 15-10, MS 15-03, AV 15-03 165 PINE AVECARLSBAD, CA 92008LANDSCAPE ARCHITECTPUD 15-05, SDP 15-05, CDP 15-10, MS 15-03, AV 15-03