HomeMy WebLinkAbout2015-11-04; Planning Commission; ; PUD 15-12|SDP 15-12|CDP 15-24|MS 15-08 - CHERRY-FIELD BEACH HOMES
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: April 23, 2015
P.C. AGENDA OF: November 4, 2015 Project Planner: Chris Garcia
Project Engineer: Tecla Levy
SUBJECT: PUD 15-12/SDP 15-12/CDP 15-24/MS 15-08 – CHERRY-FIELD BEACH HOMES – Request
for approval of a Planned Development Permit, Site Development Plan, Coastal
Development Permit, and Tentative Parcel Map to demolish an existing duplex and to
allow for the development of a three-unit multiple-family residential air-space
condominium project on a 0.21 acre infill site located at 187-191 Cherry 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. 7130 APPROVING Planned
Development Permit (PUD 15-12), Site Development Plan (SDP 15-12), Coastal Development Permit
(CDP 15-24), and Tentative Parcel Map (MS 15-08), based upon the findings and subject to the
conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant proposes to demolish an existing duplex and to develop a three-unit multiple-family
residential air-space condominium project on a 0.21 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
187-191 Cherry Avenue on the southwest corner of Cherry Avenue and Garfield Street. The
development of the proposed condominium project requires the processing and approval of a Planned
Development Permit, Site Development Plan, Coastal Development Permit and Tentative Parcel Map.
The subdivision is considered minor and requires a parcel map (MS – minor subdivision) because it
involves the division of land into four or fewer condominiums.
Topographically, the site has a gentle slope downward from northwest to southeast with elevations
approximately 60-61 feet above mean sea level (MSL). The site is developed with a duplex and attached
garage and does not contain any sensitive vegetation.
The proposed project contains one, two-story building above a basement containing living space and
three, two-car garages. The required on-site visitor parking is satisfied by providing at least a 20’
driveway in front of each two-car garage which has access from Cherry Avenue. Each of the three units
have a unique floorplan but all include living area on the first and second floors in addition to the
basement. Two of the homes have three bedrooms, are approximately 3,300 square feet each and have
front entries on Garfield Street and Cherry Avenue. The remaining home has four bedrooms, is
approximately 5,000 square feet and has an entry on the west side of the building from Cherry Avenue.
1
PUD 15-12/SDP 15-12/CDP 15-24/MS 15-08 – CHERRY-FIELD BEACH HOMES
November 4, 2015
Page 2
Each unit includes an entry porch, balconies and a roof deck area. The underlying lot will be held in
common interest divided between the three airspace condominiums. This common area includes, but is
not limited to the walkways, rear yard and other landscaped areas.
According to the architect, the style of architecture is a contemporary interpretation of the ‘Kyoto’ style
of traditional residential classical Japanese architecture from the Tokugawa Period. It first became
popular in the early to mid-1920s. Excellent examples of it can still be found in the Oak Park
neighborhood of Chicago, Illinois and in California. Primary exterior building materials include stucco
with a smooth finish, stone veneer, wood folding doors, stone trim molding and a standing seam metal
roof.
Table “A” below includes the General Plan Land Use 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)
Duplex (two-unit attached)
North Residential High Density (RH) R-3 with BAOZ Single-family residential
South Residential High Density (RH) R-3 with BAOZ Single-family residential
East Residential High Density (RH) R-3 with BAOZ Single-family residential
West Residential High Density (RH) R-3 with BAOZ Single-family residential
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
DUs Proposed and
Project Density
0.21 acres 0.21 acres 3.99 units 3 units at 14.29 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 for one unit, or three units if building permits for the
three-unit project have not been applied for within two years of demolishing the existing duplex on-site.
No fee is assessed if the two existing units are replaced within two years.
Project grading quantities are 900 cubic yards of cut and 900 cubic yards of export.
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).
PUD 15-12/SDP 15-12/CDP 15-24/MS 15-08 – CHERRY-FIELD BEACH HOMES
November 4, 2015
Page 3
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. Mello II Segment of the Local Coastal Program;
D. Subdivision Ordinance (C.M.C. Title 20);
E. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85); and
F. 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 High Density (RH) 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 proposes to construct 3
dwelling units on the project site which is 0.15 units below the minimum density yield and 0.99 units
below the Growth Management Control Point. The resulting density is 14.29 du/ac. Pursuant to
Carlsbad Municipal Code Section 21.53.230, unit yields with a fractional unit below 0.5 for the minimum
density yield may be rounded-down. In addition, any unit yields rounded-down pursuant to this
provision that result in a density below the minimum density of the applicable land use designation shall
be considered consistent with the General Plan.
As discussed above, the project density is 14.29 du/ac and the minimum density of the RH land use
designation is 15 du/ac. Pursuant to Government Code Section 65863, the City may not reduce the
residential density on any parcel below that which was used by the California Department of Housing
and Community Development in determining compliance with Housing Element law, unless the City
makes the findings that the reduction of residential density is consistent with the adopted General Plan,
including the Housing Element, and that the remaining sites identified in the Housing Element are
adequate to accommodate the City’s share of the regional housing need pursuant to Government Code
Section 65584. Please refer to the attached resolution for the findings discussion.
The GMCP is 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 towards 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.
Therefore, this project will deposit 0.99 dwelling units into the Dwelling Unit Bank; these excess dwelling
units are 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 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 15-12/SDP 15-12/CDP 15-24/MS 15-08 – CHERRY-FIELD BEACH HOMES
November 4, 2015
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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. 3.99 dwelling units
(4 when rounded up) could be
constructed on the site at the
GMCP (0.21 acres x 19 du/ac).
Three attached residential airspace
condominiums are proposed in
association with the project. As
discussed above, although the
residential project density at 14.29
dwelling units per acre (3 DUs) is
below the minimum RH density of 15
du/ac, the project can be found
consistent with the General Plan
pursuant to CMC Section 21.53.230.
In addition, 0.99 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 in
in-lieu fee on a per unit basis for one
unit, or three units if building permits
for the three-unit project have not
been applied for within two years of
demolishing the existing duplex 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 &
Conservation
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
PUD 15-12/SDP 15-12/CDP 15-24/MS 15-08 – CHERRY-FIELD BEACH HOMES
November 4, 2015
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TABLE C – GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES & IMPROVEMENTS COMPLIANCE
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.
A Noise Study (August 17, 2015) was
prepared by LDN Consulting, Inc., to
address any potential noise impacts
occurring as a result of the project
sites close proximity to Carlsbad
Boulevard and the railroad tracks to
the east. The report concludes that
the noise levels will be below the 60
dB(a) exterior noise standard for
private recreation areas. In addition,
the report concludes that standard
building construction will achieve the
45 dB(a) CNEL interior noise standard
with the windows open or closed.
Yes
Circulation Construct roadway
improvements needed to
serve proposed development.
All public facilities including curb,
gutter and sidewalk are conditioned to
be built or reconstructed along the
property frontage (Cherry Avenue and
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 three-unit multiple-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 provide 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 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 = 30’ w/ 3:12 roof pitch
Decks = <24 ft.
Elevator/Stair Tower = 32’ – 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 6’
Rear: 24’
Yes
Lot Coverage 60% 43% Yes
PUD 15-12/SDP 15-12/CDP 15-24/MS 15-08 – CHERRY-FIELD BEACH HOMES
November 4, 2015
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C. 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 a three-unit multiple-family airspace condominium project; 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, g) the development of a three-unit multiple-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.
D. 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.
E. 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 an existing
duplex and construct a three-unit residential condominium project has been conditioned to pay the
applicable housing in-lieu fee on a per unit basis for one unit, or three units if building permits for the
three-unit project have not been applied for within two years of demolishing the existing duplex on-site.
PUD 15-12/SDP 15-12/CDP 15-24/MS 15-08 – CHERRY-FIELD BEACH HOMES
November 4, 2015
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F. 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 10.43 sq. ft. Yes
Library 5.57 sq. ft. Yes
Waste Water Treatment 3 EDU Yes
Parks 0.021 acre Yes
Drainage .17-.7 CFS Yes
Circulation 30 ADT Yes
Fire Station No. 1 Yes
Open Space 0 acres N/A
Schools Carlsbad (E=.5124/M=.1698/HS = .2199) Yes
Sewer Collection System 3 EDU Yes
Water 1650 GPD Yes
The project proposes 3 dwelling units whereas the unit yield at the GMCP of the property is 3.99
dwelling units. The proposed 3-unit project is 0.99 units below the Growth Management Control Point
density for this RH designated property. Consistent with the General Plan and Policy No. 43, 0.99
dwelling units will be deposited into 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
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. 7130
2. Location Map
3. Disclosure Statement
4. Planned Development Tables C & E
5. City Council Policy No. 66 Compliance Table
6. Reduced Exhibits
7. Full Size Exhibits “A – T” dated November 4, 2015
C
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B
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D
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F
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TAMARACK AVCHESTNUT AVMAPLE AVACACIA AVCHERRY AVJUNIPER AVHEMLOCK AVREDWOOD AVVILL
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GEC RVI
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PUD 15-12 / SDP 15-12 / CDP 15-24 / MS 15-08Cherry-Field Beach Homes
SITE MAP
JPALOMARAIRPORTRD
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C
AMREALL A COSTA AV
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LELCAMINOREAL MELR
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DRAVIARAPY
RANCHOS ANTAFERDCOLLEGEBLSITE
PACIFICOCEAN
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
balconies and roof eaves are permitted to encroach up to two feet into the required setback. The proposed project has balconies and eaves that project no more than the allowed two feet. Project complies.
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.
Five total street trees are shown along
the Cherry Avenue and Garfield Street project frontages 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.
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. N/A 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. N/A
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). N/A
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. N/A
C.6
Number of
Visitor Parking Spaces Required
(1)
Projects with 10 units or fewer A .30 space per each unit. Project proposes three (3) units. At 0.30 spaces per unit, a three-unit
requires .9 space or 1 space based on rounding up to the nearest whole number. Project provides three (3) visitor parking spaces with one space in
front of each unit’s garage. 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. N/A
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).
All three units have a driveway at least 20 feet in depth. Therefore the visitor parking is satisfied by these driveways. Project complies.
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). N/A
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.
All parking spaces are located in a
subterranean two-car garage. No open parking areas exist besides the driveways. 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 three-unit 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 contains at least a 20’x20’ two-car garage. Project complies.
This requirement is in addition to closets and other indoor storage areas. N/A
(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 N/A
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.
All building elevations provide at
least three separate building planes that include exterior walls, balconies and roofs. 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.
All building elevations incorporate a minimum of four complimentary design including a variety of roof planes, towers, varied window
shapes and accent materials including stone veneer, decorative balcony railings and stone trim molding. Project complies.
E.3 Maximum Coverage 60% of total project net developable acreage. Proposed building coverage is 43% of the net lot area (0.21 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 30’ with a 3:12 roof pitch. Roof decks are less than or equal to
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 N/A. 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
Garfield Street and Cherry Avenue 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 proposes 10 ft. from Cherry Avenue and 19 ft (10 ft.
from to the stairs) from Garfield Street. Project complies.
Direct entry garage 20 feet The direct entry garages are located 20ft from the property line.
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. N/A
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’. 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 24’ along the south 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)
N/A
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)
Two parking spaces are provided per unit in individual two-car garages. Project complies.
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.
N/A 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
N/A 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. N/A
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 N/A
Minimum area 60 square feet
Multiple-family dwellings
Minimum total area per unit (patio, porch, or balcony) 60 square feet Each unit has a porch, balcony and/or exclusive use roof deck area
at least 60 square feet with a minimum dimension of 6 ft. Project complies. 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 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 elevations
facing Garfield Street and Cherry
Avenue provide multiple material
finishes, varied window shapes,
articulated building planes and a
patios/balconies. Although one of
the three front entries is located
along the side, a clear pedestrian
pathway to the entry is located
from Cherry 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.
Although the two-car garages all
face Cherry Avenue, the driveways
go down to a lower basement level
and are not as visible from the
street. Therefore, the three-unit
residential condominium building is
the prominent feature along Cherry
Avenue. 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 (Cherry Avenue and 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 parkways and
sidewalks on Garfield Street and
Cherry Avenue. A total of five
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
Garfield Street and Cherry Avenue.
Existing sidewalks are 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 three
dwellings and is not required to
provide community recreation
areas. Project complies.
A-1 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.0441COVER SHEETPRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
CARLSBAD FIRE PROTECTION DISTRICT
PRIVATE OPEN SPACE PROVIDED:
UNIT 1 251 S.F.751 S.F.
UNIT 2 400 S.F.608 S.F.
UNIT 3 400 S.F.1070 S.F.
SHARED OPEN SPACE PROVIDED:
PROPOSED BUILDING AREAS
HOUSE 1
BASEMENT / GARAGE 1180 S.F.
1F - INTERIOR SPACE 1281 S.F.
2F - INTERIOR SPACE 1279 S.F.
* ON-GRADE OPEN SPACE 251 S.F.
1F - BALCONY/DECK 189 S.F.
2F - BALCONY/DECK 231 S.F.
ROOF DECK (1180 X .25 = 295 SF allowable)295 S.F.
TOTAL INCLOSED/INTERIOR AREA 3740 S.F.
TOTAL OPEN/EXTERIOR AREA 966 S.F.
TOTAL UNIT COMBINED AREA 4706 S.F.
HOUSE 2
BASEMENT / GARAGE 1248 S.F.
1F - INTERIOR SPACE 1323 S.F.
2F - INTERIOR SPACE 1304 S.F.
* ON-GRADE OPEN SPACE 400 S.F.
1F - BALCONY/DECK 132 S.F.
2F - BALCONY/DECK 197 S.F.
ROOF DECK (1248 X .25 = 312 SF allowable)279 S.F.
TOTAL INCLOSED/INTERIOR AREA 3875 S.F.
TOTAL OPEN/EXTERIOR AREA 1008 S.F.
TOTAL UNIT COMBINED AREA 4883 S.F.
HOUSE 3
BASEMENT / GARAGE 1812 S.F.
1F - INTERIOR SPACE 1823 S.F.
2F - INTERIOR SPACE 1889 S.F.
* ON-GRADE OPEN SPACE 400 S.F.
1F - BALCONY/DECK 300 S.F.
2F - BALCONY/DECK 370 S.F.
ROOF DECK (1812 X .25 = 453 SF allowable)400 S.F.
TOTAL INCLOSED/INTERIOR AREA 5524 S.F.
TOTAL OPEN/EXTERIOR AREA 1470 S.F.
TOTAL UNIT COMBINED AREA 6994 S.F.
TOTAL PROJECT BUILDING AREA 16583 S.F.
OWNER & AGENTS:
CHERRY BEACH,LLC
4337 MARINA CITY DRIVE, PENTHOUSE 41
MARINA DEL REY, CA 90292
JAMES RICHARDS - PRINICPAL
MATTHEW CASTRIOTTA - PRINCIPAL AGENT
ARCHITECT / AGENT
RACHEL E. HEGE-SORROW, AIA
415-844-0783
SIZE
24' X 42'
LANDSCAPED RECREATIONAL AREA &
PATIO W/ SPA, FIREPLACE & BBQ /
LOCATED IN REAR YARD 1008 SF
PATIO BALCONY
AREA
187 Cherry Ave
Carlsbad, CA 92008-8213, US
All rights reserved. Use Subject to License/Copyright This map is informational only. No representation is made or warranty given as to its content. User assumes all risk of use. MapQuest and its suppliers assume no responsibility for any loss or delay resulting from such use.
Page 1 of 1Map of 187 Cherry Ave Carlsbad, CA by MapQuest
9/20/2006http://www.mapquest.com/maps/map.adp?formtype=address&addtohistory=&address=187%20Cherry%20Ave&city=Carlsbad...
OWNER / APPLICANT
CHERRY BEACH,LLC
4337 MARINA CITY DRIVE, PENTHOUSE 41
MARINA DEL REY, CA 90292
JAMES RICHARDS - PRINICPAL
MATTHEW CASTRIOTTA - PRINCIPAL AGENT
TEL. 951.440.0441
EM.
ARCHITECT
TRANSPACIFIC ARCHITECTS
630 ALVARADO ST. SUITE 208
SAN FRANCISCO, CA 94114-3251
RACHEL E. HEGE-SORROW, AIA, NCARB
TEL. 415.844.0783
FAX 415.824.1760
rachelhege@comcast.net
CIVIL ENGINEER
BHA, INC.
5115 AVENIDA ENCINAS, SUITE L
CARLSBAD, CA 92008-4387
RON HOLLOWAY, CIVIL ENGEER
TEL. 760.931.8700
FAX 760.931.7780
EML
STRUCTURAL ENGINEER
TBD
ADDRESS
ADDRESS
CONTACT
TEL
FAX
EML
LANDSCAPE ARCHITECT
TBD
ADDRESS
ADDRESS
CONTACT
TEL
FAX
EML
SOILS ENGINEER
COAST GEOTECHNICAL
779 ACADEMY DRIVE
SOLANO BEACH, CA 92075
TEL. 858.755.8622
FAX 858.755.9126
M.E.P. ENGINEER
TBD
ADDRESS
ADDRESS
CONTACT
TEL
FAX
EML
PROJECT ADDRESS:
187, 189, 191 CHERRY STREET, CARLSBAD, CA 92009
LEGAL DESCRIPTION:
ASSESSOR PARCEL NO. 204-232-01
DESCRIPTION OF WORK:
STIE INFORMATION
SITE AREA: 9,126 S.F./ .21 ACRES (MIN. LOT SIZE: 7,500 SF)
ZONE: R-3
BEACH OVERLAY ZONE YES
GENERAL PLAN DESIGNATION:R-H
GENERAL PLAN DENSITY: 15-23 DU/ACRE
SITE DENSITY = 14.29 DU/AC
MINIMUM = 3.15 UNITS
CONTROL POINT = 3.99 DU/AC
MAXIMUM = 4.83 UNITS
NUMBER OF LOTS EXISTING = 1
NUMBER OF PROPOSED = 1 LOT, 3 CONDOMINIUM UNITS
PROPOSED NUMBER OF UNITS = 3 CONDOMINIMUNS / 1 LOT
DEVELOPMENT STANDARDS
BUILDING COVERAGE ALLOWED:5473 S.F.
BUILDING COVERAGE PROPOSED:4270 S.F.43.0%
BUILDING HEIGHT ALLOWED:24' / 30'FLAT/SLOPED
BUILDING HEIGHT PROPOSED:24' / 30'FLAT/SLOPED
SET-BACKS:
FRONT-STREET / GARFIELD ST.
FRONT-SIDEYARD STREET / CHERRY ST.
SIDE YARDS ADJACENT TO RESIDENTIAL
REAR YARD ADJACENT TO RESIDENTIAL 12 FT MIN
GRADING EXPORT VOLUME
900 C.Y. CUT / 0 C.Y. FILL / 900 C.Y. EXPORT
APPLICATIONS & PERMITS REQ'D
TENATIVE PARCEL MAP MINOR SUBDIVISION
SDP / SITE DEVELOPMENT PLAN
CP / CONDOMINIUM PERMIT
CDP / COASTAL DEVELOPMENT PERMIT
CARLSBAD PLANNING CODES & PLANS USED
TITLE 21 CHAPTERS:
21.16 R-3 MUTLI. FAMILY RESIDENTIAL
21.82 BAOZ/BEACH AREA OVERLAY ZONE
POLICY 66 LIVABLE NEIGHBORHOODS
BUILDING CODE DATA:
2011 CBC
OCCUPANCY GROUP: R-1 MULTI FAMILY
2 STORIES - CONSTRUCTION TYPE: TYPE V-NON RATE
BASEMENT - CONSTRUCTION TYPE: TYPE V-NON RATE
FULLY FIRE SPRINKLERED THRU-OUT
AGENCIES/UTILITIES/DISTRICTS
TRAFFIC: 8 ADT/UNIT X 3 = 24 ADT
WATER: CARLSBAD MUNICPAL WATER DISTRICT
(AVERAGE POTABLE WATER DEMAND 250 GAL X 3 = 750 GALS)
SEWER: CITY OF CARLSBAD (3 EDU'S @ 220 GALS/UNIT)
CARLSBAD UNIFIED SCHOOL DISTRICT
SAN DIEGO GAS & ELETRIC COMPANY
PACIFIC BELL TELEPHONE COMPANY
TIME WARNER CABLE
LOT A AND LOT B IN BLOCK 2 OF PALISADES HEIGHTS, IN THE CITY OF
CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO
MAO NO.1777 AS FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DIEGO COUNTY ON JANUARY 11, 1924.
1.DEMOLITION DUPLEX (2 APTS) FAMILY RESIDENCE AND ATTACHED
GARAGE
2.THE CONSTRUCTION OF A NEW 3 UNIT CONDOMOMINIUM BUILDING, 2
STORIES IN HEIGHT WITH INDIVIDUAL 2 CAR GARAGES IN A BASEMENT
LEVEL AND 3 OPEN GUEST PARKING SPACES - 1 LOCATED IN THE DRIVEWAY
INFRONT OF EACH GARAGE.
CONSTRAINTS INFORMATION: NO CONSTRAINTS EXIST ON
THIS PROPERTY
S-1 ATTACHED GARAGE
(0.99 UNIT EXCESS TO BE DEPOSITED IN CITY'S EXCESS
DWELLING BANK)
10 FT MIN
10 FT MIN
6 FT MIN
PROJECT ADDRESS:
187, 189, 191 CHERRY STREET, CARLSBAD, CA 92009
LEGAL DESCRIPTION:
ASSESSOR PARCEL NO. 204-232-01
DESCRIPTION OF WORK:
STIE INFORMATION
SITE AREA: 9,126 S.F./ .21 ACRES (MIN. LOT SIZE: 7,500 SF)
ZONE: R-3
BEACH OVERLAY ZONE YES
GENERAL PLAN DESIGNATION:R-H
GENERAL PLAN DENSITY: 15-23 DU/ACRE
SITE DENSITY = 14.29 DU/AC
MINIMUM = 3.15 UNITS
CONTROL POINT = 3.99 DU/AC
MAXIMUM = 4.83 UNITS
NUMBER OF LOTS EXISTING = 1
NUMBER OF PROPOSED = 1 LOT, 3 CONDOMINIUM UNITS
PROPOSED NUMBER OF UNITS = 3 CONDOMINIMUNS / 1 LOT
DEVELOPMENT STANDARDS
BUILDING COVERAGE ALLOWED:5473 S.F.
BUILDING COVERAGE PROPOSED:4270 S.F.43.0%
BUILDING HEIGHT ALLOWED:24' / 30'FLAT/SLOPED
BUILDING HEIGHT PROPOSED:24' / 30'FLAT/SLOPED
SET-BACKS:
FRONT-STREET / GARFIELD ST.
FRONT-SIDEYARD STREET / CHERRY ST.
SIDE YARDS ADJACENT TO RESIDENTIAL
REAR YARD ADJACENT TO RESIDENTIAL 12 FT MIN
GRADING EXPORT VOLUME
900 C.Y. CUT / 0 C.Y. FILL / 900 C.Y. EXPORT
APPLICATIONS & PERMITS REQ'D
TENATIVE PARCEL MAP MINOR SUBDIVISION
SDP / SITE DEVELOPMENT PLAN
CP / CONDOMINIUM PERMIT
CDP / COASTAL DEVELOPMENT PERMIT
CARLSBAD PLANNING CODES & PLANS USED
TITLE 21 CHAPTERS:
21.16 R-3 MUTLI. FAMILY RESIDENTIAL
21.82 BAOZ/BEACH AREA OVERLAY ZONE
POLICY 66 LIVABLE NEIGHBORHOODS
BUILDING CODE DATA:
2011 CBC
OCCUPANCY GROUP: R-1 MULTI FAMILY
2 STORIES - CONSTRUCTION TYPE: TYPE V-NON RATE
BASEMENT - CONSTRUCTION TYPE: TYPE V-NON RATE
FULLY FIRE SPRINKLERED THRU-OUT
AGENCIES/UTILITIES/DISTRICTS
TRAFFIC: 8 ADT/UNIT X 3 = 24 ADT
WATER: CARLSBAD MUNICPAL WATER DISTRICT
(AVERAGE POTABLE WATER DEMAND 250 GAL X 3 = 750 GALS)
SEWER: CITY OF CARLSBAD (3 EDU'S @ 220 GALS/UNIT)
CARLSBAD UNIFIED SCHOOL DISTRICT
SAN DIEGO GAS & ELETRIC COMPANY
PACIFIC BELL TELEPHONE COMPANY
TIME WARNER CABLE
LOT A AND LOT B IN BLOCK 2 OF PALISADES HEIGHTS, IN THE CITY OF
CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO
MAO NO.1777 AS FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DIEGO COUNTY ON JANUARY 11, 1924.
1.DEMOLITION DUPLEX (2 APTS) FAMILY RESIDENCE AND ATTACHED
GARAGE
2.THE CONSTRUCTION OF A NEW 3 UNIT CONDOMOMINIUM BUILDING, 2
STORIES IN HEIGHT WITH INDIVIDUAL 2 CAR GARAGES IN A BASEMENT
LEVEL AND 3 OPEN GUEST PARKING SPACES - 1 LOCATED IN THE DRIVEWAY
INFRONT OF EACH GARAGE.
CONSTRAINTS INFORMATION: NO CONSTRAINTS EXIST ON
THIS PROPERTY
S-1 ATTACHED GARAGE
(0.99 UNIT EXCESS TO BE DEPOSITED IN CITY'S EXCESS
DWELLING BANK)
10 FT MIN
10 FT MIN
6 FT MIN
"BASEMENT SECTION 21.04.065 - DEFINITION - PROOF CALCULATION"
1. CALCULATE PERIMETER OF BLDG. AT EXISTING GRADE AT BASEMENT LEVEL
NORTH ELEVATION =118 LIN. FT.
SOUTH ELEVATION =98 LIN. FT.
EAST ELEVATION =95 LIN. FT.
WEST ELEVATION =79 LIN. FT.
TOTAL PERIMETER WALL =390 LIN. FT.
2. CALCULATE LENGTH OF PERMETER BELOW GRADE
NORTH ELEVATION =60 LIN. FT.
SOUTH ELEVATION =21 LIN. FT.
EAST ELEVATION =8 LIN. FT.
WEST ELEVATION =6 LIN. FT.
TOTAL PERIMETER WALL =95 LIN. FT.
3. CALCULATE MAX LENGTH OF WALL PERMITTED BELOW GRADE
=390 L.F.X 0.25 %=97.5 LIN. FT. ALLOWABLE
PERIMETER WALL BELOW GRADE =95 L.F.<97.5 L.F. therefore OK
PERIMETER WALL @ GRADE
WHERE REQUIRED BY THE GOVERNING JURISDICTIONS, DESIGN/BUILD
CONTRACTORS ARE RESPONSIBLE FOR OBTAINING EACH
RESPECTIVE COMPONENT APPROVAL AND BUILDING PERMIT BY THE
CITY OF LOS ANGELES AND ANY OTHER AGENCIES HAVING
JURISDICTION OVER THE WORK.
DESIGN/BUILD COMPONENTS MUST BE FULLY COORDINATED WITH
THE PROJECT DESIGN WORK THAT HAS PRECEDED IT. ANY WORK
THAT INTERFERES WITH THE INTENDED FUNCTION OF THE PROJECT OR
ITS PARTS MUST BE REMEDIED AT THE DESIGN/BUILD
CONTRACTOR'S EXPENSE.
DESIGN/BUILD CONTRACTORS FOR EACH DEFERRED SUBMITTAL COMPONENTS SHALL
REQUIRED BY THE CITY OF CARLSBAD AND/OR ANY OTHER AGENCIES HAVING
JURISDICTION OVER THE WORK FOR THEIR RESPECTIVE DEFERRED SUBMITTAL. THIS
INCLUDES PAYING ALL APPLICATION FEES, PERMITS, AND OTHER FEES AND EXPENSES
RELATED TO EACH ITEM. NO EXTRA CHARGES WILL BE ALLOWED TO EITHER THE
GENERAL CONTRACTOR OR THE OWNE FOR SUBCONTRACTOR FAILURE TO BUDGET
FOR FEES & PERMITS NOT INCLUDED IN ORIGINAL BIDS OR FINAL CONTRACTS!
DESIGN AND SUBMITTAL DOCUMENTS FOR EACH DEFERRED SUBMITTAL
ITEMS SHALL BE STAMPED AND SIGNED BY THE APPROPRIATELY
LICENSED INDIVIDUAL RESPONSIBLE FOR THE DESIGN. THE
DOCUMENTS SHALL BE SUBMITTED TO THE ARCHITECT AND ENGINEER
OF RECORD, WHO SHALL REVIEW THEM AND RETURN THEM TO THE
DESIGN/BUILD CONTRACTOR WITH A NOTATION INDICATING THAT THE
DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN
FOUND TO BE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE
BUILDING. ALL DOCUMENTATION SHALL BE SUBMITTED TO THE
ARCHITECT AND ENGINEER OF RECORD VIA THE OWNER/GENERAL
CONTRACTOR AFTER THE OWNER/GENERAL CONTRACTOR'S
REVIEW.
THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL
THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED
BY THE DEPARTMENT OF BUILDING & SAFETY FOR CONSTRUCTION.
OTHER SUBMITTAL ITEMS:
1.DEMOLITION UNDER SEPARATE PERMIT APPLICATION
2.CIVIL ENGINEERING WORK UNDER SEPARATE PERMIT APPLICATION
3.SITE RETAINING WALLS UNDER SEPARATE PERMIT APPLICATION
4.SITE FENCING & GATES UNDER SEPARATE PERMIT APPLICATION
5.GRADING OR SHORING PLANS UNDER SEPARATE PERMIT APPLICATION
6.MECHANICAL UNDER SEPARATE PERMIT APPLICATION
7.PLUMBING UNDER SEPARATE PERMIT APPLICATION
8.ELECTRICAL, INCLUDING SITE LIGHTING, UNDER SEPARATE PERMIT
APPLICATION
9.MONUMENT SIGN UNDER SEPARATE PERMIT
10.BLOCK WALLS GREATER THAN 3'-6" UNDER SEPARATE PERMIT
DESIGN/BUILD COMPONENTS:
1.FIRE SPRINKLERS - DESIGN/BUILD
2.FIRE ALARM SYSTEM - DESIGN/BUILD
3.SECURITY SYSTEM - DESIGN/ BUILD
4.ELEVATORS - DESIGN/BUILD
5.SIGNAGE & GRAPHICS - DESIGN/BUILD
6.PONDS, WATER FEATURES, SWIMMING POOLS, SPA & AND ANY SIMILARLY
RELATED MECHANICAL SYSTEM - DESIGN/BUILD
7.WATER UTILITY SUBMETERING SYSTEM (IF USED) - DESIGN/BUILD
1.FIRE SPRINKLERS OR FIRE ALARM SYSTEM OR RELATED ITEMS.
3.SECURITY OR CONTROL SYSTEMS, TELECOM & CABLE, OR LOW VOLTAGE SYSTEMS
4.SWIMMING POOL, SPA, & POND OR WATER FEATURE(S) RELATED INSTALLATIONS
2.MECHANICAL, ELECTRICAL, AND PLUMBING SYSTEMS, HVAC, OR SOLAR POWER.
5.WATER, ELECTRIC OR ANY UTILITY RELATED SUBMETERING SYSTEM.
2.DEFERRED SUBMITTAL COMPONENTS: REQUIRING SEPARATE
BUILDING PERMITS ISSUED TO SPECIALTY SUBCONTACTOR ONLY:
THE FOLLOWING ITEMS ARE NOT INCLUDED AS PART OF THE BUILDINGPERMIT & ARE TO BE ISSUED TO SPECIALTY SUBCONTRACTORS UNDERSEPARATE PERMITS
1.SEPARATE BUILDING PERMITS REQUIRED: BY SUBCONTRACTORS
8.RETAINING WALLS
2.BLOCK WALLS
3.SWIMMING POOLS OR SPAS (NOT APART OF THIS PROJECT)
4.FIRE SPRINKLER SYSTEMS
5.ELECTRICAL OR RELATED SOLAR ENGERGY WORK
6.PLUMBING OR RELATED SOLAR ENGERGY WORK
7.MECHANICAL OR RELATED SOLAR ENGERGY WORK
1.GRADING & GRADING PLANS, ALL EXCAVATION, BACKFILLING AND SITE GRADING, ALL
CIVIL ENIGINEERING RELATED WORK, TO BE DONE EITHER ON OR OFF SITE.
8.LOW VOLTATAGE LIGHTING OR OTHER SYSTMES, TELE-COM, SECURITY,
INTERCOM OR OTHER COMMUNICATION SYSTEMS, AND ANY OTHER
ELECTRICAL RELATED ITEMS NOT SPECIFICLY SHOWN ON THE ELECTRICAL
DOCUMENTS THAT ARE REQUIRED OR USED IN THE PROJECT. - DESIGN/BUILD
BE RESPONSIBLE FOR OBTAINING ANY & ALL APPROVALS AND BUILDING PERMITS
9.LANDSCAPING AND IRRIGATION DESIGN & INSTALLATION
BUILDING CODE SUMMARY & NOTES
This project shall comply with the 2011 editions of the California Building Code and the 2011 edition of the California Mechanical, Plumbing &
Electrical Codes, all of which adopted the 2011 International Building Code (IBC) with specific admenments and modifications for the
State of California by the CALIFORNIA DEPARTMENT OF HOUSING AND DEVELOPMENT.
OCCUPANCY GROUP:
∑R-1, Multi-family Residential / Apartments / Condo's-
DESCRIPTION OF USE:
∑3 Unit Multi-Family Residential - Townhouse Condominiums
TYPE OF CONSTRUCTION:
∑R-3 = Type V - A-(1Hour Fire Rated Construction)
FIRE SPRINKLERS TO BE PROVIDED:∑
SPECIAL INSPECTION:
∑Required : See Structural Plans For Specific Requirements by Engineer of Record.
TITLE 24 – ACCESSIBILITY:
∑
-
The individual living units are exempted from compliance with CBC, Chapter 11, Accessibility Standards and Requirements,
under the following exceptions: 1.) Multi-Family Buildings which contain less than 4 (four) Condominium Living Units and
are not accessible by a public elevator.
System Design Appoved by Carlsbad Fire Department and Building Department prior to installation and prior to occupancy of buildings.
∑∑
∑NOTE: WHEN SERVING MORE THAN 100 SPRINKLER HEADS, AUTOMATIC SPRINKLER SYSTEMS SHALL BE SUPERVISED AN
APPROVED CENTRAL, PROPRIETARY OR REMOTE, STATION SERVICE, OR SHALL BE PROVIDED WITH A LOCAL ALARM
WHICH WILL GIVE AN AUDIBLE SIGNAL AT A CONSTANTLY ATTENDED LOCATION (Section 904.3 2007 CBC)
PRIOR BUILDING PERMITS [TO BE] ISSUED:
1.GRADING PERMIT: SEE CIVIL DWGS FOR ENGINEERING REQUIREMENT
∑
Provide a Complete Automated System: All Buildings to be Fully Sprinklered Throughout
∑
System Type: NFPA 13R for Residential Occupancy of 2 Stories over Basement (or NFPA 13D for One and Two-Family Dwellings where
permited by City of Oceanside Fire and Building Departments)
BUILDING CODE SUMMARY & NOTES
This project shall comply with the 2011 editions of the California Building Code and the 2011 edition of the California Mechanical, Plumbing &
Electrical Codes, all of which adopted the 2011 International Building Code (IBC) with specific admenments and modifications for the
State of California by the CALIFORNIA DEPARTMENT OF HOUSING AND DEVELOPMENT.
OCCUPANCY GROUP:
∑R-1, Multi-family Residential / Apartments / Condo's-
DESCRIPTION OF USE:
∑3 Unit Multi-Family Residential - Townhouse Condominiums
TYPE OF CONSTRUCTION:
∑R-3 = Type V - A-(1Hour Fire Rated Construction)
FIRE SPRINKLERS TO BE PROVIDED:∑
SPECIAL INSPECTION:
∑Required : See Structural Plans For Specific Requirements by Engineer of Record.
TITLE 24 – ACCESSIBILITY:
∑
-
The individual living units are exempted from compliance with CBC, Chapter 11, Accessibility Standards and Requirements,
under the following exceptions: 1.) Multi-Family Buildings which contain less than 4 (four) Condominium Living Units and
are not accessible by a public elevator.
System Design Appoved by Carlsbad Fire Department and Building Department prior to installation and prior to occupancy of buildings.
∑∑
∑NOTE: WHEN SERVING MORE THAN 100 SPRINKLER HEADS, AUTOMATIC SPRINKLER SYSTEMS SHALL BE SUPERVISED AN
APPROVED CENTRAL, PROPRIETARY OR REMOTE, STATION SERVICE, OR SHALL BE PROVIDED WITH A LOCAL ALARM
WHICH WILL GIVE AN AUDIBLE SIGNAL AT A CONSTANTLY ATTENDED LOCATION (Section 904.3 2007 CBC)
PRIOR BUILDING PERMITS [TO BE] ISSUED:
1.GRADING PERMIT: SEE CIVIL DWGS FOR ENGINEERING REQUIREMENT
∑
Provide a Complete Automated System: All Buildings to be Fully Sprinklered Throughout
∑
System Type: NFPA 13R for Residential Occupancy of 2 Stories over Basement (or NFPA 13D for One and Two-Family Dwellings where
permited by City of Oceanside Fire and Building Departments)
VICINITY MAP
CHERRY-FIELD BEACH HOMES
187 . 189 . 191 CHERRY STREET, CARLSBAD, CALIFORNIA 92008
A THREE TOWNHOUSE CONDOMINIUM PROJECT
PRELIMINARY DESIGN SUBMITTAL FOR CARLSBAD CITY PLANNING AGENCIES REVIEW
PROPOSED NEW CONSTRUCTION PUD 15-12
SDP 15-12
CDP 15-24
MS 15-08
PROJECT SUMMARYBUILDING CODE REQUIREMENTSRELATED SUBMITTALS PROJECT DIRECTORY
NOTE 1.
NOTE 2.
NOTE 3.
NOTE 1.
NOTE 2.
Engineers Of Record shall prepare and inspection program which shall be submitted
to the building offical for approval prior to issuance of the building permit.
1.
2.
3.
4.
5.
6.
2.FOUNDATION ONLY PERMIT: FOR CONSTUCTION OF BASEMENT STURCTURE TO COMPLETE GRADING FOR INSPECTION
AND APPROVAL REQUIRED PRIOR TO ISSUANCE OF GENERAL BUILDING PERMIT.
BUILDING CODE REQUIREMENTS
Engineers Of Record shall prepare and inspection program which shall be submitted
to the building offical for approval prior to issuance of the building permit.
1.
2.
3.
4.
5.
6.
2.FOUNDATION ONLY PERMIT: FOR CONSTUCTION OF BASEMENT STURCTURE TO COMPLETE GRADING FOR INSPECTION
AND APPROVAL REQUIRED PRIOR TO ISSUANCE OF GENERAL BUILDING PERMIT.
SITE
A-2 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.0441TOPO SURVEYPRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
V
V V VASPH
ASPHASPH
CONCCONCCONC
CONC
CONC
ASPH
CONC
CONC
CONC
CONCCONCCONCCONCCONCASPHDENSE TREESDENSE TREESDENSE TREESDENSE TREES60.7
59.5
56.2
56.2
53.8
53.6
56.3
55.4
54.5
55.2
53.4
54.4
58.3
57.659.6
60.8
60.6
60.6
61.161.4
61.3
60.6
60.6
60.5
59.559.9
60.3
59.7
61.4
61.2
60.2
60.9
61.7
57.4
58.4
60.6
58.4
58.2
57.4
56.4
55.5
55.5
55.9
53.4
55.556.3
56.4
56.3
57.558.6
59.5
60.7
60.4
61.7
61.8
61.2
60.8
61.1
61.160.7
60.8
60.8
60.7
61.4
61.7
61.3
61.3
60.7
61.2
60.7
60.7
61.4
61.4
61.2
60.2
60.8
60.6
59.3
59.7
58.3
57.459.5
59.5
60.7
60.2
59.4
59.7
60.3
60.9
60.8
61.4
61.3
61.7
61.2
61.5
60.7
60.5
60.7
CHERRY AVENUE
55
60 6060
6060
60
60
55CHERRY AVGARFIELD ST698V
V V VASPH
ASPHASPH
CONCCONCCONC
CONC
CONC
ASPH
CONC
CONC
CONC
CONCCONCCONCCONCCONCASPHDENSE TREESDENSE TREESDENSE TREESDENSE TREES60.7
59.5
56.2
56.2
53.8
53.6
56.3
55.4
54.5
55.2
53.4
54.4
58.3
57.659.6
60.8
60.6
60.6
61.161.4
61.3
60.6
60.6
60.5
59.559.9
60.3
59.7
61.4
61.2
60.2
60.9
61.7
57.4
58.4
60.6
58.4
58.2
57.4
56.4
55.5
55.5
55.9
53.4
55.556.3
56.4
56.3
57.558.6
59.5
60.7
61.1
60.4
61.7
61.8
61.2
60.8
61.1
61.160.7
60.8
60.8
60.7
61.4
61.7
61.3
61.3
60.7
61.2
60.7
60.7
61.4
61.4
61.2
60.2
60.8
60.6
59.3
59.7
58.3
57.459.5
59.5
60.7
60.2
59.4
59.7
60.3
60.9
60.8
61.4
61.3
61.7
61.2
61.5
60.7
60.5
60.7
55
60 6060
6060
60
60
55CHERRY AVGARFIELD STGARFIELD STREETPORPOSED
PROJECT
EXISTING BLDG
NOT-A-PART
EXISTING BLDG
NOT-A-PART
EXISTING BLDG
NOT-A-PART
EXISTING BLDG
NOT-A-PART
EXISTING
BLDG
NOT-A-PART
EXISTING
BLDG
NOT-A-PART
EXISTING
BLDG
NOT-A-PART
6SS1
STAIR SECTION
6SS1
STAIR SECTION
6SS2
STAIR SECTION
6SS2
STAIR SECTION
6SS3
STAIR SECTION
6SS3
STAIR SECTION 6SS4
STAIR SECTION
6SS4
STAIR SECTION
EXISTING BUILDING TO BE DEMOLISHED
PROJECT ADDRESS:
187, 189, 191 CHERRY STREET, CARLSBAD, CA 92009
LEGAL DESCRIPTION:
ASSESSOR PARCEL NO. 204-232-01
DESCRIPTION OF WORK:
STIE INFORMATION
SITE AREA: 9,126 S.F./ .21 ACRES (MIN. LOT SIZE: 7,500 SF)
ZONE: R-3
BEACH OVERLAY ZONE YES
GENERAL PLAN DESIGNATION:R-H
GENERAL PLAN DENSITY: 15-23 DU/ACRE
SITE DENSITY = 14.29 DU/AC
MINIMUM = 3.15 UNITS
CONTROL POINT = 3.99 DU/AC
MAXIMUM = 4.83 UNITS
NUMBER OF LOTS EXISTING = 1
NUMBER OF PROPOSED = 1 LOT, 3 CONDOMINIUM UNITS
PROPOSED NUMBER OF UNITS = 3 CONDOMINIMUNS / 1 LOT
DEVELOPMENT STANDARDS
BUILDING COVERAGE ALLOWED:5473 S.F.
BUILDING COVERAGE PROPOSED:4270 S.F.43.0%
BUILDING HEIGHT ALLOWED:24' / 30'FLAT/SLOPED
BUILDING HEIGHT PROPOSED:24' / 30'FLAT/SLOPED
SET-BACKS:
FRONT-STREET / GARFIELD ST.
FRONT-SIDEYARD STREET / CHERRY ST.
SIDE YARDS ADJACENT TO RESIDENTIAL
REAR YARD ADJACENT TO RESIDENTIAL 12 FT MIN
GRADING EXPORT VOLUME
900 C.Y. CUT / 0 C.Y. FILL / 900 C.Y. EXPORT
APPLICATIONS & PERMITS REQ'D
TENATIVE PARCEL MAP MINOR SUBDIVISION
SDP / SITE DEVELOPMENT PLAN
CP / CONDOMINIUM PERMIT
CDP / COASTAL DEVELOPMENT PERMIT
CARLSBAD PLANNING CODES & PLANS USED
TITLE 21 CHAPTERS:
21.16 R-3 MUTLI. FAMILY RESIDENTIAL
21.82 BAOZ/BEACH AREA OVERLAY ZONE
POLICY 66 LIVABLE NEIGHBORHOODS
BUILDING CODE DATA:
2011 CBC
OCCUPANCY GROUP: R-1 MULTI FAMILY
2 STORIES - CONSTRUCTION TYPE: TYPE V-NON RATE
BASEMENT - CONSTRUCTION TYPE: TYPE V-NON RATE
FULLY FIRE SPRINKLERED THRU-OUT
AGENCIES/UTILITIES/DISTRICTS
TRAFFIC: 8 ADT/UNIT X 3 = 24 ADT
WATER: CARLSBAD MUNICPAL WATER DISTRICT
(AVERAGE POTABLE WATER DEMAND 250 GAL X 3 = 750 GALS)
SEWER: CITY OF CARLSBAD (3 EDU'S @ 220 GALS/UNIT)
CARLSBAD UNIFIED SCHOOL DISTRICT
SAN DIEGO GAS & ELETRIC COMPANY
PACIFIC BELL TELEPHONE COMPANY
TIME WARNER CABLE
LOT A AND LOT B IN BLOCK 2 OF PALISADES HEIGHTS, IN THE CITY OF
CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO
MAO NO.1777 AS FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DIEGO COUNTY ON JANUARY 11, 1924.
1.DEMOLITION DUPLEX (2 APTS) FAMILY RESIDENCE AND ATTACHED
GARAGE
2.THE CONSTRUCTION OF A NEW 3 UNIT CONDOMOMINIUM BUILDING, 2
STORIES IN HEIGHT WITH INDIVIDUAL 2 CAR GARAGES IN A BASEMENT
LEVEL AND 3 OPEN GUEST PARKING SPACES - 1 LOCATED IN THE DRIVEWAY
INFRONT OF EACH GARAGE.
CONSTRAINTS INFORMATION: NO CONSTRAINTS EXIST ON
THIS PROPERTY
S-1 ATTACHED GARAGE
(0.99 UNIT EXCESS TO BE DEPOSITED IN CITY'S EXCESS
DWELLING BANK)
10 FT MIN
10 FT MIN
6 FT MIN
CIVIL ENGEENING
C-1 KEY MAP 7 NOTES
C-2 DETAILS, CROSS-SECTIONS & PROFILES
C-3 UPPER LEVEL PLAN SHEET
C-4 ARCHITECTURAL CROSS SECTIONS
C-5 EXISTING FEATURES SITE PLAN
A-1
A-2
A-4
A-4
A-5
A-6
A-7
A-8
A-9
A-10
A-11
A-12
A-13
A-14
COVER SHEET
TOPO SURVEY
BUILDING IMAGES
SITE PLAN
BASEMENT PLAN
1ST FLOOR PLAN
2ND FLOOR PLAN
ROOF DECK PLAN
ROOF PLAN
NORTH & WEST ELEVATIONS
EAST & SOUTH ELEVATIONS
EXITING PLAN AT SOUTH SIDEYARD
TYP BLDG SECT/EXIT STAIR HOUS...
EXT SITE STAIRS SECTIONS @ ENT...
SCALE: 1/16" = 1'-0"1TOPO SURVEY
HOUSE 3 - ENTRY AT CHERRY ST.HOUSE 1 - CORNER OF GARFIELD & CHERRY STREETS HOUSE 2 - BALCONY & GREAT ROOM
SHEET INDEX
ARCHITECTURECIVIL ENGINEERING
A-4 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.0441SITE PLANPRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
1
1
2
2
3
3
4
4
5
5
6
6
7
7
8
8
AA
B B
C C
D D
G G
E E
F F
115'
73'42'
6'30'6'
10'5'4'6'
19'33'21'10'24'20'6'29'24'60'53'SLOPE 14% DOWN60.5' BW60.6' BW
STREET
LIGHT
POWER
POLE FIRE
HYDRANT
WATER
METER
NEW CURB, GUTTER, SIDEWALK
PARKWAY & ADA CURB CUT
PER CITY STANDARDS
NEW DRIVEWAY APRONS
PER CITY STANDARDS
LANDSCAPED
FRONT YARD
EXISTING CITY WATER MAIN IN STREET
PROVIDE INDIVIDUAL WATER METER &
CONNECTION TO EACH UNIT
EXISTING GAS LINE IN STREET
PROVIDE INDIVIDUAL GAS METER &
CONNECTION TO EACH UNIT.
LANDSCAPE IRRIGATIONWATER METERSLOPE 14% DOWN60.0' EXISTING
LOWEST GRADE
up
up
EXIST'G SANITARY SEWER IN
STREET PROVIDE INDIVIDUAL
CONNECTION TO EACH UNIT.
GUEST
PARKING
SLOPE 14% DOWNU
D
GUEST
PARKING
GUEST
PARKING
2 CAR GARAGE
20' X 20' MIN.
2 CAR GARAGE
20' X 20' MIN.
2 CAR GARAGE
20' X 20' MIN.
D
W W W
G
N55'27'E 115.0'S34'33'E 60.0'N55'27'E 73.0'S34'33'E 52.92N55'27'E 42.0'S34'33'E 112.92'DRIVEWAY DRIVEWAYDRIVEWAY
GARFIELD STREETEXISTING
SINGLE FAMILY
RESIDENCE
NOT-A-PART
EXISTING
SINGLE FAMILY
RESIDENCE
NOT-A-PART
CHERRY AVENUE
UPPPER PATIO
RECREATION
AREA
60 6061
59 58
60
59
61
W
2 STORY
RESIDENTIAL
BUILDING OVER
BASEMENT
GARAGES
HOUSE 1 HOUSE 2 HOUSE 3
RAISED
ENTRY
PORCH
ENTRY
PORCH
G
G
LOWER
PATIO
EXIT
PATHWAY
BASEMENT BASEMENT
CFS DISCHARGE
THRU CURB
RAISED
ENTRY
PORCH
- LEGAL -
NON-CONFORMING LOT
3,869 SF LOT AREA
(51% OF REQ'D)
REAR YARD
BASEMENT SIDEYARDSIDEYARD
NSCALE: 1/8" = 1'-0"1SITE PLAN
A-5 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.0441BASEMENT PLANPRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
1
1
2
2
3
3
4
4
5
5
6
6
7
7
8
8
AA
B B
C C
D D
G G
E E
F F
8"20'-8"8"20'8"20'8"8"20'-8"8"
115'
73'24'113'6'6'
6'
8"20'-8"8"6"5'-6"8"4'-4"20'30'-8"6"5'-8"8"4'-2"
6'
115'113'60'53'29'24'8'10'44'10'4'2'18'8"20'20'79'53'10'16'4'6'6'-3"
6'-3"9'-3"8'2'19'33'21'
42'
6'24'
10'9'
8'2'8'2'10'
2'
9'
19'33'33'24'
20'-4"14'2'11'-4"21'-8"2'-8"
61.0 F.S.
60.5' BW
61.2' BW
SLOPE 14% DOWNSLOPE 14% DOWNSLOPE 14% DOWNTRASH CARTS
55.75' F.S.
61.0 F.S.
55.75' F.S.
61.2' BW
60.2' BW
TRASH CARTS
61.0 F.S.
63.5 F.S.
63.5 F.S.
55.75' F.S.
BED RM 3
12 X 13
GARAGE
57.0' F.F.E.
ELEV
HALL
LAUNDRY
STAIR
FAU
LAUNDRY
UP
BATH 4
WH56.0' F.F.E.
ELEV
BATH 4
GATE
WH FAUWH
LAUNDRY
FAUDRIVEWAY
DRIVEWAY
DRIVEWAY
STORAGE
405 C.F.
HALLSTAIR
UP
56.0'
F.F.E.
BED RM 312 X 15
HALL
ELEV
BEDRM 4
BEDRM 3
BATH
WINE
CELLAR
56.0' F.F.E.
56.0' F.F.E.
GARAGE
57.0' F.F.E.
GARAGE
57.0' F.F.E.
GAME RM.
DN
PUMP RM.
DN
UP
DN
UP
EXIT
PASSAGE
STORAGE
405 C.F.
STORAGE
240 C.F.UP
DN
UP
UP
UP
UP
UP
EXIT
PASSAGE
HOUSE 1 HOUSE 2 HOUSE 3
SCALE: 1/8" = 1'-0"-1.BASEMENT PLAN
A-6 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.04411ST FLOOR PLANPRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
1
1
2
2
3
3
4
4
5
5
6
6
7
7
8
8
AA
B B
C C
D D
G G
E E
F F
PLANNORTH6'-0"29'-0"30'-0"44'-0"6'-0"5'-6"10'-0"17'-6"11'-6"13'-0"24'-0"6'-0"22'-0"16'-6"6'-0"7'-0"3'-0"42'-0"73'-0"
6'-0"19'-0"33'-0"
10'-0"9'-0"
8'-0"2'-0"13'-0"24'-0"8'-0"2'-0"5'-0"19'-0"2'-0"19'-0"33'-0"33'-0"24'-0"6'-0"
10'-0"9'-0"
8'-0"2'-0"
10'-8"22'-4"14'-0"19'-0"22'-6"1'-6"60'-0"53'-0"10'-0"8'-0"113'-0"115'-0"
115'-0"
ELEV
MASTERBEDROOM
20 X 23
WIC
MASTERBATH
ELEV
STAIR
HALL
WIC
MASTER
BATH
DN
BALCONY
HALL
ELEV
BATH 2
UP
2ND BEDRM
MASTER
BEDROOM20 X 21
BATH 2
2ND BEDRM
MASTERBATH
BATH 2
2ND BEDRM
MASTER
BEDROOM
21 X 30
ENTRY
STAIR
DN
HALL
COAT
FP FP
FP
ENTRY
COAT
ENTRY
PORCHGALLERYE.E.
ENTRY
PORCH
ENTRY
ENTRY
PORCH
DN
UPSTAIR
UP
DN
DN
UP
BALCONY
DRIVEWAY
BELOW
DRIVEWAY
BELOW
DN
DRIVEWAY
BELOWBALCONYBALCONY
HOUSE 1 HOUSE 2 HOUSE 3
A-7 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.04412ND FLOOR PLANPRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
1
1
2
2
3
3
4
4
5
5
6
6
7
7
8
8
AA
B B
C C
D D
G G
E E
F F
RG
F F F
FDW RG10'19'33'33'24'6'
115'
19'33'21'6'30'6'10'8'2'2'4'
115'113'34'20'6'29'24'2'4'8'2'44'8'2'
10'9'
10'9'
8'2'6'79'24'18'20'6'29'24'2'4'2'4'
PANTRY
BALC
4 X 12
PWD
DINING
16 X 16
LIVING20 X 30
BALCONY
8 X 22
ELEV
O
DN
KITCHEN
BALCONY8 X 20
STAIR
HALL
UP
DN
STAIR
UP
ELEV
BALCONY
8 X 25
FP
PANTRY
PWD
O
KITCHEN
FP
DINING
16 X 16
LIVING
20 X 30
FP
KITCHEN
BALC
4 X 6
LIVING
20 X 30
FP
O
ELEV
DINING
11 X 24
BREAKFAST
BBQ
BALC
4 X 11
BALC
4 X 11
STAIR
HOUSE 1 HOUSE 2 HOUSE 3
UP
DN
PWDR RM
PANTRY
SCALE: 1/8" = 1'-0"3.2ND FLOOR
A-8 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.0441ROOF DECK PLANPRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
1
1
2
2
3
3
4
4
5
5
6
6
7
7
8
8
AA
B B
C C
D D
G G
E E
F F6'2'6'5'-6"33'21'6'30'6'7'4'2'4'2'4'7'
33'33'24'
115'
2'4'2'26'24'29'10'8'2'11'-6"67'-6"29'12'-6"20'6'113'10'9'
8'2'60'53'19'4'17'20'34'10'8'12'-6"12'-6"7'-6"19'
8'2'2'
10'9'5'12'2'10'24'12'2'10'12'SLOPED ROOF ABOVE
PENTHOUSE ROOF ABOVE
STAIR / ELEV. ACCESS TO
ROOF DECK
SOFFITED
CEILINGS
@ 8'-0" AFF
ELEV
DN
STAIR
ELEV
ELEV
DN
DN
STAIR
ROOF DECK ROOF DECK
ROOF DECK
FLAT ROOF
(NO USER ACCESS)
FLAT ROOF
(NO USER ACCESS)
OPEN TO GREAT
ROOMS BELOW
PENTHOUSE PENTHOUSE
PENTHOUSE
DINING RM. BELOW
KITCHEN BELOW
HOUSE 1 HOUSE 2 HOUSE 3 SCALE: 1/8" = 1'-0"4.ROOF DECK PLAN
A-9 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.0441ROOF PLANPRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
1
1
2
2
3
3
4
4
5
5
6
6
7
7
8
8
AA
B B
C C
D D
G G
E E
F F44'60'19'33'21'2'6'6'30'6'
4'2'2'4'
90'
33'33'24'2'4'11'20'6'29'6'10'
73'42'
14'13'113'24'10'8'2'24'10'53'24'20'10'8'2'29'24'4'12'12'2'10'2'10'19'10'2'115'
6'19'
10'9'
8'2'12'12'10'2'19'10'9'11'10'9'
8'2'
ROOF DECK
24' MAX HT
FLAT ROOF
24' MAX HT
PENTHOUSE
32' AFG
PENTHOUSE
32' AFG ROOF DECK
24' MAX HT
FLAT ROOF
24' MAX HT
ROOF DECK
24' MAX HT
PENTHOUSE
32' AFG
3-in-12 SLOPED ROOF STANDING SEAM
METAL ROOFING - 30' MAX HT.
HOUSE 1 HOUSE 2 HOUSE 3
SCALE: 1/8" = 1'-0"5.ROOF COMPOSITE PLAN
A-10 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.0441NORTH & WEST ELEVATIONSPRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
1
1
2
2
3
3
4
4
5
5
6
6
7
7
8
811'-0"9'-0"6'4'-0"11'-0"9'-0"3'-0"3'-0"2'-0"2'-0"19'-0"33'-0"21'-0"6'-0"6'-0"24'-0"6'-0"2'-0"5'-0"30'-0"10'-0"9'-0"
8'-0"2'-0"4'-0"6"24'-0"6"30'-0"2'-0"4'-0"
6'-0"
BI-FOLDING CLAD / WOOD
FRENCH DOOR SYSTEM
100% OPENABLE
CLAD / WOOD
WINDOWS
CLAD / WOOD
FRENCH
DOORS
STONE MOLDINGS &
TRIM MATERIALSSTONE VENEER
STAIR / ELEVATOR
PENTHOUSE BEYOND
HARD TROWEL SMOOTH
STUCCO FINISH - COLOR: TAN
STONE PARAPET/
HANDRAIL CAP
CANTILEVERED
BALCONY W/ STONE
MOLDING & TRIM
60.0' GRADE
Lowest Point
On site
ELEVATOR / STAIR
PENTHOUSE ROOF
ELEVATOR / STAIR
PENTHOUSE ROOF
STANDING METAL ROOF W/
INTREGAL GUTTER
ELEVATOR / STAIR
PENTHOUSE ROOF
TOP OF ROOF
SLOPED: 30' MAX.
2ND. FLOOR
1ST. FLOOR
BASEMENT
TOP OF ROOF
FLAT: 24' MAX
30 FT. MAX. HT. AT SLOPED ROOF
24 FT. MAX. HT. AT FLAT ROOF
GARFIELD ST.
FRONT YARD SETBACKS
CHERRY - NORTH ELEVATION6'-0"5'-0"5'-0"HARDWOOD SECTIONAL
MOTORIZED GARAGE
DOORSBASEMENT GARAGE FLOOR 55.0' FFE.
HOUSE ONE HOUSE TWO - ENTRY PORCH HOUSE THREE
G
G
F
F
E
E
D
D
C
C
B
B
A
A 4'-0"11'-0"9'-0"3'-0"3'-0"11'-0"9'-0"6'4'-0"2'-0"10'-0"24'-0"20'-0"6'-0"29'-0"24'-0"
10'-0"
8'-0"2'-0"2'-0"2'-0"30'-0"24'-0"15'-0"9'-0"
2'-0"13'-0"5'-0"24'-0"6'-0"5'-0"30'-0"HARD TROWEL SMOOTH
STUCCO FINISH - COLOR: TAN
STONE PARAPET/
HANDRAIL CAP
CANTILEVERED
BALCONY W/ STONE
MOLDING & TRIM
60.0' GRADE
Lowest Point
On site
BI-FOLDING CLAD / WOOD
FRENCH DOOR SYSTEM
100% OPENABLE
CLAD / WOOD
WINDOWS
CLAD / WOOD
FRENCH
DOORS
STONE MOLDINGS &
TRIM MATERIALS
STONE VENEER
ELEVATOR / STAIR
PENTHOUSE ROOF
STANDING METAL ROOF W/
INTREGAL GUTTER
ELEVATOR / STAIR
PENTHOUSE ROOF
ELEVATOR / STAIR
PENTHOUSE ROOF
ELEVATOR / STAIR
PENTHOUSE ROOF
TOP OF ROOF
SLOPED: 30' MAX.
2ND. FLOOR
1ST. FLOOR
BASEMENT
TOP OF ROOF
FLAT: 24' MAX
30 FT. MAX. HT. AT SLOPED ROOF
24 FT. MAX. HT. AT FLAT ROOF
CHERRY AVE.
1ST. FLOOR
FRONT YARD
SETBACK
REAR YARD
SETBACK
5'-0"5'-0"60.0' GRADE
Lowest Point
On site
WEST ELEVATION
BASEMENT GARAGE FLOOR 55.0' FFE.
HOUSE THREE - ENTRY PORCH
SCALE: 3/16" = 1'-0"1.CHERRY / NORTH ELEVATION
SCALE: 3/16" = 1'-0"
2H3 ENTRY / WEST ELEVATION
A-10
A-11 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.0441EAST & SOUTH ELEVATIONSPRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
B
B
C
C
D
D
E
E
F
F
G
G11'-0"9'-0"6'4'-0"4'-0"6'-0"24'-0"30'-0"29'-0"30'-0"2'-0"29'-0"6'-0"20'-0"24'-0"10'-0"2'-0"10'-0"
2'-0"8'-0"HARD TROWEL SMOOTH
STUCCO FINISH - COLOR: TAN
STONE PARAPET/
HANDRAIL CAP
BI-FOLDING CLAD / WOOD
FRENCH DOOR SYSTEM
100% OPENABLE
CLAD / WOOD
WINDOWS
CLAD / WOOD
FRENCH
DOORS
STONE MOLDINGS &
TRIM MATERIALS
STONE VENEER
ELEVATOR / STAIR
PENTHOUSE ROOF
ELEVATOR / STAIR
PENTHOUSE ROOF
60.0' GRADE
Lowest Point
On site
TOP OF ROOF
SLOPED: 30' MAX.
2ND. FLOOR
1ST. FLOOR
BASEMENT
TOP OF ROOF
FLAT: 24' MAX
30 FT. MAX. HT. AT SLOPED ROOF
24 FT. MAX. HT. AT FLAT ROOF
CHERRY AVE.5'-0"61.0' GRADE
Highest Point
On site
GARFIELD - EAST ELEVATION
HOUSE ONE - ENTRY PORCH
BASEMENT GARAGE FLOOR 55.0' FFE.
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1 3'-0"3'-0"4'11'9'6'30'2'9'11'3'6'29'6'24'6'6'21'33'19'
6'
4'2'
10'9'
2'8'
STONE PARAPET/
HANDRAIL CAP
CANTILEVERED
BALCONY W/ STONE
MOLDING & TRIM
CLAD / WOOD
FRENCH DOORS
60.0' GRADE
Lowest Point
On site
CLAD / WOOD
WINDOWS
BI-FOLDING CLAD / WOOD
FRENCH DOOR SYSTEM
100% OPENABLESTONE VENEER
HARD TROWEL SMOOTH
STUCCO FINISH:
ELEVATOR / STAIR
PENTHOUSE ROOF
STANDING METAL ROOF W/
INTREGAL GUTTER
FIREPLACE
CHIMNEY
ELEVATOR / STAIR
PENTHOUSE ROOF
ELEVATOR / STAIR
PENTHOUSE ROOF
GARFIELD ST.
TOP OF ROOF
SLOPED: 30' MAX.
2ND. FLOOR
1ST. FLOOR
BASEMENT
TOP OF ROOF
FLAT: 24' MAX
24 FT. MAX. HT. AT FLAT ROOF
BASEMENT
TOP OF ROOF
SLOPED: 30' MAX.
2ND. FLOOR
1ST. FLOOR
TOP OF ROOF
FLAT: 24' MAX
FRONT YARD SETBACK
INTERIOR SIDEYARD / SOUTH ELEVATION5'61.0' GRADE
Highest Point
On site
BASEMENT GARAGE FLOOR 55.0' FFE.
HOUSE ONE - ENTRY PORCH
BASEMENT GARAGE FLOOR 55.0' FFE.
SCALE: 3/16" = 1'-0"2.GARFIELD / EAST ELEVATION
SCALE: 3/16" = 1'-0"4.SIDEYARD / SOUTH ELEVATION
A-12 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.0441EXITING PLAN AT SOUTH SIDEYARDPRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
4
4
5
5
6
6
7
7
8
8
4'2'2'4'6'4'11'9'3'3'30'24'6'5'2'9'15'
6'30'6'
7'29'2'9'3'3'6'15'3'4'5'30'2'1'1'36" MIN WIDTH24'4'60.0' GRADELowest Point
On site
SET BACKS SET BACKS
SIDE YARD SIDE YARD
12" BASEMENT EXTERIORWALL SET BACK
1ST FLOOR LINE /
BASEMENT ROOF LINE
SINGLE STORY EDGE ELEMENT
EXISTING LOWEST GRADE
'EXCAVATED' LOWEST FINISHED
FLOOR LEVEL
EXIT PASSAGE WAY
2ND FLOOR LINE /
1ST FLOOR ROOF LINE
SINGLE STORY EDGE ELEMENT
TOP OF FLAT ROOFS
TOP OF SLOPED ROOFS
TOP OF STAIR & ELEVATORPENTHOUSE ROOFS
EXIT PASSAGE WAY
TOP OF ROOFSLOPED: 30' MAX.
2ND. FLOOR
1ST. FLOOR
BASEMENT
TOP OF ROOF
FLAT: 24' MAX
'EXCAVATED' EXIT STAIR LANDING
& LOWEST FINISHED FLOOR LEVEL
C
C
8"4'-0"6'-0"6'-3"
6'-3"9'-3"61.0 F.S.
55.75' F.S.
61.0 F.S.
55.75' F.S.
BED RM 3
12 X 13 LAUNDRY LAUNDRY
BATH 4
56.0' F.F.E.
BATH 4
GATE
WH FAUWHFAU
56.0'
F.F.E.
BED RM 3
12 X 15
BEDRM 4
BEDRM 3
56.0' F.F.E.
DN
DN
UP
EXIT
PASSAGE
UP
DN
EXIT
PASSAGE
"BASEMENT SECTION 21.04.065 - DEFINITION - PROOF CALCULATION"
1. CALCULATE PERIMETER OF BLDG. AT EXISTING GRADE AT BASEMENT LEVEL
NORTH ELEVATION =118 LIN. FT.
SOUTH ELEVATION =98 LIN. FT.
EAST ELEVATION =95 LIN. FT.
WEST ELEVATION =79 LIN. FT.
TOTAL PERIMETER WALL =390 LIN. FT.
2. CALCULATE LENGTH OF PERMETER BELOW GRADE
NORTH ELEVATION =60 LIN. FT.
SOUTH ELEVATION =21 LIN. FT.
EAST ELEVATION =8 LIN. FT.
WEST ELEVATION =6 LIN. FT.
TOTAL PERIMETER WALL =95 LIN. FT.
3. CALCULATE MAX LENGTH OF WALL PERMITTED BELOW GRADE
=390 L.F.X 0.25 %=97.5 LIN. FT. ALLOWABLE
PERIMETER WALL BELOW GRADE =95 L.F.<97.5 L.F. therefore OK
PERIMETER WALL @ GRADE
B
B
C
C
D
D
E
E
F
F
G
G
29'6'20'24'10'4'11'9'3'3'30'24'6'5'9'3'3'6'15'9'5'30'24'60.0' GRADE
Lowest Point
On site
1ST FLOOR LINE /
BASEMENT ROOF LINE
SINGLE STORY EDGE ELEMENT
2ND FLOOR LINE /
1ST FLOOR ROOF LINE
SINGLE STORY EDGE ELEMENT
EXISTINGLOWEST GRADE
TOP OF FLAT ROOFS
TOP OF SLOPED ROOFS TOP OF ROOF
SLOPED: 30' MAX.
2ND. FLOOR
1ST. FLOOR
BASEMENT
TOP OF ROOF
FLAT: 24' MAX
'EXCAVATED' EXIT STAIR LANDING
& LOWEST FINISHED FLOOR LEVEL
2SITE / BLDG SECTION @ HOUSE.3
3PARTIAL EXITING / SITE PLAN AT SOUTH SIDEYARD @ BASEMENT LEVEL
1SITE / BLDG SECTION AT HOUSE 2
SITE PAVERS - SEE
LANDSCAPE DWGS
CONCRETE STAIRS ON
GRADE
CONCRETE STAIRS ON
GRADE
CONCRETE STAIRS ON
GRADE
6 FT. HT. CONC. BLOCK
WALL AT P.L.
2
1
'EXCAVATED' EXIT PASSAGEWAY
STAIR LANDING & LOWEST
FINISHED FLOOR LEVEL
(AREA = 62.5 SQ. FT.)
'EXCAVATED' EXIT PASSAGEWAY
STAIR LANDING & LOWEST
FINISHED FLOOR LEVEL
(AREA = 62.5 SQ. FT.)
A-13 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.0441TYP BLDG SECT/EXIT STAIR HOUSE 2PRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
B
B
C
C
D
D
E
E
F
F
G
G
29'6'20'24'10'4'11'9'3'3'30'24'6'5'9'3'3'6'15'9'5'30'24'60.0' GRADE
Lowest Point
On site
1ST FLOOR LINE /
BASEMENT ROOF LINE
SINGLE STORY EDGE ELEMENT
2ND FLOOR LINE /
1ST FLOOR ROOF LINE
SINGLE STORY EDGE ELEMENT
EXISTING
LOWEST GRADE
TOP OF FLAT ROOFS
TOP OF SLOPED ROOFS TOP OF ROOF
SLOPED: 30' MAX.
2ND. FLOOR
1ST. FLOOR
BASEMENT
TOP OF ROOF
FLAT: 24' MAX
'EXCAVATED' EXIT STAIR LANDING
& LOWEST FINISHED FLOOR LEVEL 4'-0"5'-0"9'-0"11'-0"9'-0"6'24'-0"30'14% RAMPGARAGE
MASTER
BEDROOMBATHWARDROBES
ROOF DECK
GREAT ROOM
BALCONY
BATH
BALCONY
HALL
DRIVEWAY SIDEWALK/PARKWAY
CHERRY STREET
TOP OF ROOF SLOPED: 30' MAX.
2ND. FLOOR
1ST. FLOOR
BASEMENT
FINISH GARAGE
TOP OF ROOF FLAT: 24' MAX
TOP OF ROOF FLAT MAXTOP OF SLOPED ROOF MAX.SCALE: 1' = 1'-0"1SECTION
5HOUSE 2 SECTION SHOWING SITE EXIT STAIR LANDING
1TYPICAL BUILDING SECTION
A-14 187,189, 191CARLSBAD, CA, 92008C:\Users\Rachel Hege Sorrow\Documents\CHERRY BEACH\Cherry Bch BIM MODEL - Plan #11 - AC18.plnIF THE ABOVE DIMENSION DOES NOT
MEASURE ONE INCH (1") EXACTLY,
THIS DRAWING WILL HAVE BEEN
ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
JOB NUMBER
SHEET NUMBER COPY RIGHTED MATERIAL, ALL RIGHTS RESERVEREDSHEET TITLERachel E. Hege Sorrow, AIA, NCARBrachelhege@comcast.netPROJECT TITLEPROJECT LOCATIONCLIENT INFORMATIONPROJECT PHASESEAL / SIGNATURECHERRY BEACH, LLC15.01DEVELOPMENT MANAGER:MATTHEW CASTRIOTTATEL. 951.440.0441EXT SITE STAIRS SECTIONS @ ENTRY PORCHESPRINTED / DISTRIBUTIONTRANSPACIFICARCHITECTSCHERRY-FIELDBEACH HOMES630 ALVARADO STREET, SUITE 208SAN FRANCISCO, CA 94114TEL 415.844.0783ISSUE NO. DATE ISSUED:SCALE: AS INDICATED# 01 : 1ST PLANNING SUBMITTAL/REVIEW : 05.13. 2015PRELIMINARY DESIGNRen.2-31-16
CDP 15-00 / CP 15-00 / 15-00No. C-12971
# 02 : 2ND PLANNING SUBMITTAL/REVIEW : 07.07. 2015Rachel Sorrow Hege
G
G
F
F
E
E
D
D
C
C
B
B
A
A
10'24'20'6'29'24'
8'2'5'4'3'-6"8'2'
42" MAX. HT.
WITHIN FRONT
YARD
1ST. FLR. LINE
BASEMENT FLR. LINE
2 '-0" ALLOWABLE
ENCROACHMENT INTO
FRONT SETBACK
SITE LOWEST ELEV. 60.0'
G
G
E
E
F
F
10'24'5'4'3'-6"8'2'
8'2'
42" MAX. HT.
WITHIN FRONT
YARD
1ST. FLR. LINE
BASEMENT FLR. LINE
2 '-0" ALLOWABLE
ENCROACHMENT INTO
FRONT SETBACK
PUBLIC SIDEWALK
ENTRY STEPS
& PORCH
SITE LOWEST ELEV. 60.0'
FRONT YARD
SETBACKPROPERTY LINEGARAGE
PORCH
ENTRY HALL BEDRM.
GREAT ROOM
FRONT YARD
SETBACK
ROOF DECK
1
1
2
2
3
3
33'5'4'3'-6"10'9'
10'9'
8'2'
8'2'
42" MAX. HT.
WITHIN FRONT
YARD
1ST. FLR. LINE
BASEMENT FLR. LINE
2 '-0" ALLOWABLE
ENCROACHMENT INTO
FRONT SETBACK
PUBLIC SIDEWALK
ENTRY STEPS
& PORCH
SITE LOWEST ELEV. 60.0'
FRONT YARD
SETBACKPROPERTY LINEFRONT YARD
SETBACK
GARFIELD AVE.
PUMP RM.BASEMENT
GARAGE
PORCH ENTRY HALL BEDRM.
GREAT ROOM
5HOUSE 3 ENTRY STEPS SECTION #1
5HOUSE 2 ENTRY STEPS SECTION #25SOUTH WEST CORNER / COMMON REC AREA