HomeMy WebLinkAbout2016-01-06; Planning Commission; ; PUD 15-17/SDP 15-16/CDP 15-34/MS 15-11 - GARFIELD CUSTOM BEACH HOMES
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: September 1, 2015
P.C. AGENDA OF: January 6, 2016 Project Planner: Austin Silva
Project Engineer: David Rick
SUBJECT: PUD 15-17/SDP 15-16/CDP 15-34/MS 15-11 – GARFIELD CUSTOM BEACH HOMES –
Request for approval of a Planned Development Permit, Site Development Plan, Coastal
Development Permit, and Minor Subdivision to allow for the demolition of a single-
family home and the construction of a two-unit, detached single-family residential air-
space condominium development on a .15 acre lot located at 3806 Garfield Avenue in
Local Facilities Management Zone 1 and in the Mello II segment of the Local Coastal
Program. This project is not located 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. 7144 APPROVING Planned
Development Permit (PUD 15-17), Site Development Plan (SDP 15-16), Coastal Development Permit
(CDP 15-34), and Minor Subdivision (MS 15-11), based upon the findings and subject to the conditions
contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant is proposing to demolish a single-family home and to construct two detached, single-
family residential air-space condominiums on a .15 acre infill site within the Beach Area Overlay Zone
(BAOZ). The proposed condominium project requires the approval of a Planned Development Permit,
Site Development Plan, Coastal Development Permit, and Minor Subdivision. The subdivision is
considered minor because it involves the division of land into four or less condominiums.
Proposed Construction:
The two proposed residential structures take on a contemporary beach style architecture with simple,
rectangular massing with a combination of gentle sloped and flat roofs. Each of the units are unique
with their own individual design, color scheme, and floor plan. The homes use stucco as the primary
building material and include design details such as wood beams, wood trellises, wood columns, wood
“knee braces,” “eyebrow” roofs, and stainless steel cable railings. Most of the roofs incorporate a 3:12
roof pitch and use composition shingles. Both homes use a light neutral color for the primary stucco
use, with house one using earth tones for accents and trims and house two utilizing charcoal tones for
the accents and trims.
The two homes have three levels, each with their own floor plan with house number one having 2,771
square feet of living area and house number two containing 3,154 square feet of living area. Both
homes have two-car garages which are accessed from Hemlock Avenue. Each home has balconies on
2
PUD 15-17/SDP 15-16/CDP 15-34/MS 15-11 – GARFIELD CUSTOM BEACH HOMES
January 6, 2016
Page 2
the second and third floors. The underlying lot will be held in common interest divided between the
two airspace condominiums. The common area includes, but is not limited to the driveways, guest
parking and landscaping.
The site will be graded and lowered a maximum of approximately two feet with small retaining walls
around portions of the property line and a small retaining wall between home one and home two.
Grading quantities include 200 cubic yards of cut, 20 cubic yards of fill, and 180 cubic yards of export.
Table A below includes the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site R-23 - Residential R-3 Single-family residential
North R-23 - Residential R-3 Duplex
South R-23 - Residential R-3 Multi-family residential
East R-23 - Residential R-3 Single-family residential
West R-23 - Residential R-2 Duplex
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
0.15 acres 0.15 acres 2.9 units 2 units at 13.8 du/ac
III. ANALYSIS
The project is subject to the following regulations:
A. R-23 – Residential General Plan Land Use designation;
B. Multiple Family Residential Zone (R-3) Planned Development Regulations and Beach Area
Overlay Zone (BAOZ) (C.M.C. Chapters 21.16, 21.45 and 21.82);
C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program
(CMC Chapter 21.201) and Chapter 21.203 (Coastal Resource Protection Overlay Zone);
D. City Council Policies No. 44 and 66 (Neighborhood Architectural Design Guidelines and
Livable Neighborhoods);
E. Subdivision Ordinance (C.M.C. Title 20);
F. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85); and
G. 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.
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A. General Plan R-23 - Residential Land Use Designation
The General Plan Land Use designation for the property is Residential High (R-23). The R-23 Land Use
designation allows residential development at a density range of 15-23 dwelling units per acre with a
Growth Management Control Point (GMCP) of 19 dwelling units per acre. The project site has a net
developable acreage of 0.15 acres. Table C below indicates the number of units yielded by the R-23
density requirement for the site:
TABLE C
R - 23 DENSITY REQUIREMENTS FOR PROJECT SITE
R - 23 Density Unit Yield
Minimum
15 du/ac
2.3
(15 x .15 acres)
GMCP
19 du/ac
2.9
(19 x .15 acres)
Maximum
23 du/ac
3.5
(23 x .15 acres)
The project proposes to construct two dwelling units on the project site which is 0.3 units below the
minimum density yield and 0.9 units below the Growth Management Control Point. The resulting
density is 13.8 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.
Therefore, this project will deposit .9 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 “D” below:
TABLE D – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE
Land Use Site is designated for
Residential High density, (R-
23; 15-23 du/ac) with a GMCP
of 19 du/ac.
Two detached residential
condominiums are proposed in
association with the project. As
discussed above, although the
residential project density at 13.8
dwelling units per acre (2 DUs) is below
the minimum R-23 density of 15 du/ac,
the project can be found consistent
with the General Plan pursuant to CMC
Section 21.53.230. In addition, 0.9
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
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TABLE D – GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE
Housing Provisions for affordable
housing.
The project is conditioned to pay an
affordable housing in-lieu fee for one
unit. If building permits project have
not been applied for within two years
of demolishing the existing single-
family home on-site, then the fee will
have to be paid for two units.
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
Noise Require that a "Noise" Study
be submitted with all
discretionary applications for
residential projects of five or
more single-family dwelling
units or any multiple-family
dwelling units located within
or 500-feet beyond the 60
dB(a) CNEL noise contour lines
as shown on Map 2: Future
Noise Exposure Contour Map.
The project consists of two detached
single-family dwelling units and
therefore a noise study is not required.
However, the project has been
conditioned to meet a 45 dB(a) CNEL
interior noise level when openings to
the exterior of the residence are open
or closed. If openings are required to
be closed to meet the interior noise
standard, then mechanical ventilation
shall be provided.
Yes
Circulation Construct roadway
improvements needed to
serve proposed development.
All public facilities including curb,
gutter and sidewalk are conditioned to
be built along the property frontage
(Garfield Street and Hemlock Avenue).
Yes
B. Multiple Family Residential Zone (R-3) and Planned Development Regulations
The proposed project is required to comply with all applicable use and development standards of the
Carlsbad Municipal Code (CMC) including the Multiple Family (R-3) Zone (C.M.C. Chapter 21.16) and
Planned Developments (C.M.C. Chapter 21.45).
The two-unit detached single-family residential air-space condominium project meets or exceeds the
requirements of the R-3 Zone and BAOZ as outlined in Table “E” below. The Planned Development
regulations provide most of the development standards with the exception of those listed in the table
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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 E – R-3 AND BAOZ COMPLIANCE
R-3 Standards Required Proposed Comply
Setbacks Interior Side: 5’
Rear: 10’
Interior Side (South): 5'
Street Side (North): 10'
Rear: 10’
Yes
Lot Coverage 60% max 51% Yes
BAOZ Standards Required Proposed Comply
Building Height 30’ with minimum 3:12 roof
pitch or 24’ if less than a 3:12
roof pitch
29’ 9 ¾” Yes
C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
Chapter 21.201) and Chapter 21.203 (Coastal Resource Protection Overlay Zone)
The project site is located within the Mello II Segment of the Local Coastal Program and is not in the
appeal jurisdiction. The project’s compliance with each of these programs and ordinances is discussed
below:
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies.
The project is located in the Mello II Local Coastal Program Segment.
The subject site has an LCP Land Use Plan designation of Residential High (R-23), which allows for a
density of 15-23 du/acre and 19 du/acre at the Growth Management Control Point (GMCP). However,
the project density of 13.8 du/ac is consistent with the R-23 General Plan Land Use designation as
discussed in Section A above. Therefore the project is consistent with the Mello II Segment of the LCP.
The project consists of the demolition of a single-family house and the construction of two single-family
residential airspace condominiums in an area designated for residential development. The proposed
condominiums are compatible with the surrounding development of one and two-story single-family
and multi-family structures. The three-story homes will not obstruct views of the coastline as seen from
public lands or the public right-of-way, nor otherwise damage the visual beauty of the coastal zone. No
agricultural uses currently exist on the previously graded site, nor are there any sensitive resources
located on the developable portion of the site. The proposed condominiums are not located in an area
of known geologic instability or flood hazard. Since the site does not have frontage along the coastline,
no public opportunities for coastal shoreline access are available from the subject site. Furthermore,
the residentially designated site is not suited for water-oriented recreation activities.
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (Chapter
21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage Plan,
Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and
Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban runoff, pollutants,
and soil erosion. No steep slopes or native vegetation is located on the subject property and the site is
not located in an area prone to landslides, or susceptible to accelerated erosion, floods, or liquefaction.
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D. City Council Policies No. 44 (Neighborhood Architectural Design Guidelines) and 66 (Livable
Neighborhoods)
The project is subject to City Council Policy No. 44 – Neighborhood Architectural Design Guidelines and
City Council Policy No. 66 – Livable Neighborhoods. The proposed two-unit, detached single-family
residential air-space condominium project proposes a deviation to architectural guideline #9 and #16 of
City Council Policy No. 44.
Architectural guidelines seven, eight, and nine are regarding single-story requirements. Guideline
number seven requires 15% of the homes to be single-story, whereas number eight allows 20% of the
homes to be exempt from the single-story requirement.
Architectural guideline number nine states:
The remaining total number of homes shall comply with one of the following guidelines
The home shall have a single-story building edge with a depth of not less than 8 feet and shall
run the length of the building along one side except for tower elements. The roof covering the
single-story element shall incorporate a separate roof plane and shall be substantially lower
than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a
single-story edge. Houses with courtyards that are a minimum of 15 feet wide located along the
side of the house and setback a minimum of 15 feet from the property line are not required to
have a single-story building edge.
The home shall have a single-story building edge with a depth of not less than 5 feet and shall
run the length of the building along one side. The roof of the single-story element shall be
substantially lower than the roof for the two-story element of the building.
The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of
the perimeter of the building.
Both homes propose to deviate from this requirement.
The policy is geared toward traditional two-story single-family tract development, but applies to
detached single-family condominiums as well. The property’s R-3 zoning allows for detached single-
family condominiums to go above the maximum two-story requirement of the R-1 (One-Family
Residential) zone and therefore the guideline regarding single-story building edge. The maximum height
allowed in the R-1 zone is 30 feet with a minimum 3:12 roof pitch, whereas the maximum height
allowed in the R-3 zone is 35 feet with a minimum 3:12 roof pitch.
City Council Policy No. 44 allows an applicant to propose buildings that comply with the purpose and
intent of the policy which states: “The purpose and intent of the architectural guidelines are to ensure
that a variety of architectural elements are incorporated into single-family homes and two-family
structures so that they: a) are visually interesting, b) have sufficient building articulation to reduce their
bulk and mass, c) are in scale to their lot size, and d) strongly contribute to the creation of livable
neighborhoods.” A justification of how the proposed project complies with the intent and purpose of
City Council Policy No. 44 (Guideline #9 and #16) are provided in Table “F” below.
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TABLE F – CITY COUNCIL POLICY NO. 44 INTENT AND PURPOSE COMPLIANCE FOR GUIDELINE #9
Goal Justification
Visually interesting.
The proposed homes provide covered first level porches, second story
decks and third story balconies. All houses have a variety of materials
consisting of colored stucco, wood beams, wood columns, wood trellises,
wood knee braced, “eyebrow” roofs, and steel cable railing around the
balconies.
Sufficient building
articulation to reduce bulk
and mass.
The second and third story balconies provide articulation. The third story
living area is significantly reduced in size compared to the second story.
Both of these features reduce the bulk and mass of the project.
In scale to their lot size.
The project is permitted to have a lot coverage up to 60%. This project
proposes a lot coverage of (51%). The project is in scale with the size of
the lot.
Strongly contribute to the
creation of livable
neighborhoods.
The project site could accommodate up to three attached multi-family
dwellings given the existing zoning (R-3) and General Plan Land Use (R-23).
The project site is bordered to the north and west by a single-family home.
There is a multi-family project to the east of the project site. By
developing two detached single-family condominiums, the project blends
into the existing area and provides future occupants with more privacy
than an attached multi-family development.
Please refer to Attachments No. 5 and 6 (Exhibits “B” and “C”) for a detailed analysis of project
compliance with the rest of City Council Policy No. 44 and full compliance with City Council Policy No.
66.
E. 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.
F. 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 the existing
single-family home and construct a two-unit residential condominium project has been conditioned to
pay the applicable housing in-lieu fee for one unit if building permits for the two-unit project have been
applied for within two years of demolishing the existing unit on-site. If building permits are not applied
for within two years of demolishing the existing unit, the developer will be required to pay the fee for
two units.
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G. 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 “G” below.
TABLE G – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 3.975 sq. ft. Yes
Library 3.71 sq. ft. Yes
Waste Water Treatment 1 EDU Yes
Parks 0.014 acre Yes
Drainage <1 CFS Yes
Circulation 10 ADT (net increase of 10 ADT) Yes
Fire Station No. 1 Yes
Open Space 0 acres N/A
Schools Carlsbad (E=.71/M=.21/HS = .19) Yes
Sewer Collection System 1 EDU Yes
Water 220 GPD Yes
The project proposes two dwelling units whereas the unit yield at the GMCP of the property is 2.9
dwelling units. The proposed two-unit project is 0.9 units below the Growth Management Control Point
density for this R-23 designated property. Consistent with the General Plan and Policy No. 43, 0.9
dwelling units will be deposited in the City’s excess dwelling unit bank.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found do not have a significant impact on the environment, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant
to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA
Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance, the
project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is
no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of
the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and
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. 7144
2. Location Map
3. Disclosure Statement
4. Planned Development Tables C & E
5. City Council Policy No. 44 Compliance Table
6. City Council Policy No. 66 Compliance Table
7. Reduced Exhibits
8. Full Size Exhibits “A” – “U” dated January 6, 2016
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ATTACHMENT 4
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
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.
Project Complies. All intrusions (i.e.,
roof eaves and balconies) into the
required setbacks and building
separation meet Section 21.46.120.
C.4 Streets
Private
Minimum right-of-way width 56 feet
NA. Project is not proposing a private
street.
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
NA. Project is not proposing a public
street.
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.
Street trees provided every 30 feet
Tree species should be selected to create a unified image for the street,
provide an effective canopy, avoid sidewalk damage and minimize water
consumption.
Proposed queen palms are consistent
with the existing queen palm on the
Hemlock Ave. frontage.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
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.
All public facilities including curb, gutter
and sidewalk have been conditioned to
be constructed along the property
frontage.
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 complies. There are guest
parking spaces located in front of both
garages.
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 STANDARD
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. N/A
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).
Project complies. Both units can
accommodate parking for guests in a
driveway with a depth of at least 20 feet.
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.
Project complies. Both units can
accommodate parking for guests in a
driveway with a depth of at least 20 feet.
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
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARD
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
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.
N/A
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.
N/A
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 R-23
general plan designation 200 square feet per unit
Project IS within R-23 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 STANDARD
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. N/A
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 R-15 or R-23 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. Project complies. Both units will provide
a two-car garage (20 ft. x 20 ft. minimum
interior space), which satisfies the
storage space requirement.
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. NA.
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).
NA.
A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage
space per unit. NA.
This requirement is in addition to closets and other indoor storage areas. NA.
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 -
Attachment 6
E.2 Architectural
Requirements
One-family
and two-
family
dwellings
Must comply with city council Policy 44, Neighborhood Architectural
Design Guidelines
See Separate Compliance Chart -
Attachment 5
Multiple-
family
dwellings
There shall be at least three separate building planes on all building
elevations. The minimum offset in planes shall be 18 inches and shall
include, but not be limited to, building walls, windows, and roofs.
N/A
All building elevations shall incorporate a minimum of four complimentary
design elements, including but not limited to:
A variety of roof planes;
Windows and doors recessed a minimum of 2 inches;
Decorative window or door frames;
Exposed roof rafter tails;
Dormers;
Columns;
Arched elements;
Varied window shapes;
Exterior wood elements;
Accent materials such as brick, stone, shingles, wood, or siding;
Knee braces; and
Towers.
N/A
E.3 Maximum
Coverage 60% of total project net developable acreage.
Proposed building coverage is 51%
of the net lot area (0.15 acres).
Project complies.
E.4
Maximum
Building
Height
Same as required by the underlying zone, and not to exceed three stories (1)(7)
The project is located within the
BAOZ, and therefore pursuant to
Footnote #1 below, building height
shall be subject to the requirements
of C.M.C. Chapter 21.82. Pursuant
to C.M.C. Section 21.82.050, no
residential structure shall exceed 30
ft. when providing a minimum 3:12
roof pitch, or 24 ft. when providing
less than a 3:12 roof pitch. The
project is proposing a building
height of 29’9 ¾ " with a 3:12 roof
pitch. 2nd and 3rd floor roof decks
are less than 24 ft. in height. Project
complies.
Projects
within the
RH general
plan
designation
(1)(7)
40 feet, if roof pitch is 3:12 or greater NA. Project is located within the
BAOZ. Therefore, pursuant to
Footnote #1 below, building height
shall be subject to the requirements
of C.M.C. Chapter 21.82. As
discussed above, project complies.
35 feet, if roof pitch is less than 3:12
Building height shall not exceed three stories
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
E.5
Minimum
Building
Setbacks
From a
private or
public
street(2)(3)
Residential
structure 10 feet The residential structure is setback a
minimum of 10 feet from Hemlock
Avenue and Garfield Street as
measured from the outside edge of
the required street right-of-way
width. The direct entry garages are
setback a minimum of 20 feet.
Project complies.
Direct entry
garage 20 feet
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
Residential
structure –
directly above a
garage
0 feet when projecting over the front of a garage. N/A
Garage
3 feet
N/A Garages facing directly onto a drive-aisle shall be
equipped with an automatic garage door opener.
Projects of 25
units or less
within the R-15
and R-23 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, which is 5 feet. The
project has an interior side yard
setback of 5 feet. The required rear
yard setback for R-3 is twice the
required side yard setback, which is
10 feet. The project provides a rear
yard setback of 10 feet. Project
complies.
E.6
Minimum
Building
Separation
10 feet 11’ 11 7/8”
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
E.7 Resident
Parking (6)
All
dwelling
types
If a project is located within the RH general plan designation, resident
parking shall be provided as specified below, and may also be provided as
follows:
25% of the units in the project may include a tandem two-car garage
(minimum 12 feet x 40 feet).
Calculations for this provision resulting in a fractional unit may be
rounded up to the next whole number.
N/A
One-family
and two-
family
dwellings
2 spaces per unit, provided as either:
a two-car garage (minimum 20 feet x 20 feet), or
2 separate one-car garages (minimum 12 feet x 20 feet each)
In the R-W Zone, the 2 required parking spaces may be provided as 1
covered space and 1 uncovered space (5)
A two-car garage is provided for
each dwelling with minimum 20 feet
x 20 feet interior dimensions.
Project complies.
Multiple-
family
dwellings
Studio
and one-
bedroom units
1.5 spaces per unit, 1 of which must be covered (5)
N/A
When calculating the required number of parking
spaces, if the calculation results in a fractional parking
space, the required number of parking spaces shall
always be rounded up to the nearest whole number.
Units with two or
more bedrooms
2 spaces per unit, provided as either:
a one-car garage (12 feet x 20 feet) and 1 covered or
uncovered space; or (5)
a two-car garage (minimum 20 feet x 20 feet), or
2 separate one-car garages (minimum 12 feet x 20
feet each)
In the R-W Zone and the Beach Area Overlay Zone,
the 2 required parking spaces may be provided as 1
covered space and 1 uncovered space (5)
N/A.
Required parking may be provided within an enclosed parking garage with
multiple, open parking spaces, subject to the following:
Each parking space shall maintain a standard stall size of 8.5 feet by 20
feet, exclusive of supporting columns; and
A backup distance of 24 feet shall be maintained in addition to a
minimum 5 feet turning bump-out located at the end of any stall
series.
N/A
Required resident parking spaces shall be located no more than 150 feet
as measured in a logical walking path from the entrance of the units it
could be considered to serve.
N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
E.8
Private
Recreational
Space
One-family,
two-family,
and multiple-
family
dwellings
Required private recreational space shall be designed so as to be
functional, usable, and easily accessible from the dwelling it is intended to
serve.
Each deck and/or balcony are
functional, usable and easily
accessible from within each unit.
Required private recreational space shall be located adjacent to the unit
the area is intended to serve.
Each home provides a private
recreation area in the form of
ground level area, second level
balconies and third level decks
which meet or exceed the 200 total
sq. ft. requirement. The required
private recreational space (decks
and balconies) is provided for each
unit.
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.
The required private recreational
space is not located within any front
yard setback area, driveway, parking
areas, storage areas, or common
walkways.
One-family
and two-
family
dwellings
Minimum
total area per
unit
Projects not within the R-15 or
R-23 general plan designations 400 square feet The project is located within the RH
general plan designation and
provides at least 200 sq. ft. of
recreational space per dwelling as
discussed above. Project complies.
Projects within the R-15 or R-23
general plan designations 200 square feet
May consist of more than one recreational space.
Recreational space is located at the
ground level, second level and third
level of each dwelling. Project
complies.
May be provided at ground level and/or as a deck/balcony on a
second/third floor or roof.
Balconies and decks are included in
the recreational space. Project
complies.
If provided at
ground level
Minimum
dimension
Not within the R-15 or R-23
general plan designations 15 feet The project is located within the RH
general plan designation and
provides at least a 10 ft. dimension
for required recreational space
located at the ground level. Project
complies.
Within the R-15 or R-23
general plan designations 10 feet
Shall not have a slope gradient greater than 5%.
The ground level does not have a
slope of greater than 5%. Project
complies.
Attached solid patio covers and decks/balconies may
project into a required private recreational space,
subject to the following:
The depth of the projection shall not exceed 6 feet
(measured from the wall of the dwelling that is
contiguous to the patio/deck/balcony).
The length of the projection shall not be limited, except
as required by any setback or lot coverage standards.
N/A
Open or lattice-top patio covers may be located within
the required private recreation space (provided the patio
cover complies with all applicable standards, including
the required setbacks).
N/A
If provided
above ground
level as a
deck/ balcony
or roof deck
Minimum dimension 6 feet The project provides at least a 6 ft.
dimension and a minimum 60 sf in
area for required recreational space
located above ground level as a
balcony or deck. Project complies.
Minimum area 60 square feet
Multiple-family
dwellings
Minimum total area per unit (patio, porch, or
balcony) 60 square feet N/A
Minimum dimension of patio, porch or balcony 6 feet N/A
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
Projects of 11 or more units that are within the R-23 general plan
designation may opt to provide an additional 75 square feet of community
recreation space per unit (subject to the standards specified in Table C of
this Chapter), in lieu of providing the per unit private recreational space
specified above.
N/A
(1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code.
(2) See Table C in Section 21.45.060 for required setbacks from an arterial street.
(3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building.
(4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of the required
drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-aisle (excluding parking
located in a driveway in front of a unit’s garage).
(5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem.
(6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
(7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers
for balconies and roof decks.
ATTACHMENT NO. 5
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Floor Plans and Elevations
1 All residential projects shall be required to have a minimum number of
different floor plans, different front and corresponding matching rear
elevations with different color schemes as identified below:
2-4 dwelling units shall provide 1 floor plan and 2 different
elevations.
5-12 dwelling units shall provide 2 different floor plans and 2
different elevations.
13-20 dwelling units shall provide 2 different floor plans and 3
different elevations.
21+ dwelling units shall provide 3 different floor plans and 3
different elevations.
The project consists of two single-
family condominium dwellings with
two individual floor plans and
elevations. Project complies.
2 Every house should have a coherent architectural style. All elevations
of a house, including front, side and rear, should have the same design
integrity of forms, details and materials.
All homes have this consistent
design on all elevations. Project
complies.
3 In addition to the previous requirements, design details should
reinforce and enhance the architectural form and style of every house
and differ from other elevations of the same floor plan. A minimum of 4
complimentary design details, including but not limited to those listed
below, shall be incorporated into each of the front, rear and street side
building façade(s) of the house.
Design Details
The homes feature multiple
balconies and a variety of materials
that include stucco, steel cable
guardrails, asphalt roof shingles,
wood beams, wood trellises, wood
columns, wood “knee braces,” and
“eyebrow roofs.” Project complies.
Balconies
Decorative eaves and fascia
Exposed roof rafter tails
Arched elements
Towers
Knee braces
Dormers
Columns
Exterior wood elements
Accent materials (i.e.; brick,
stone, shingles, wood or
siding)
4 Floor plans in a project shall exhibit a variety of roof ridges and roof
heights within a neighborhood.
Each home has a combination of
flat, gable, and shed roofs that will
provide a variety of roof heights on
each of the three dwellings. Project
complies.
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Single Story Requirements
9 The remaining total number of homes shall comply with one of the
following guidelines:
The home shall have a single-story building edge with a depth of not
less than 8 feet and shall run the length of the building along one
side except for tower elements. The roof covering the single-story
element shall incorporate a separate roof plane and shall be
substantially lower than the roof for the two-story element.
Porches and porte-cochere elements shall qualify as a single-story
edge. Houses with courtyards that are a minimum of 15 feet wide
located along the side of the house and setback a minimum of 15
feet from the property line are not required to have a single-story
building edge.
The home shall have a single-story building edge with a depth of not
less than 5 feet and shall run the length of the building along one
side. The roof of the single-story element shall be substantially
lower than the roof for the two-story element of the building.
The home shall have a single-story building edge with a depth of not
less than 3 feet for 40% of the perimeter of the building.
All of the homes are three stories
in height and this guideline only
addresses two-story single family
homes.
Each house technically does not
meet this guideline. However,
the homes meet the purpose and
intent of City Council Policy 44
which provides guidelines for
homes to be visually interesting,
have sufficient building
articulation to reduce their bulk
and mass, are in scale to their lot
size and contribute to the
creation of livable
neighborhoods.
See Section III.C of the staff
report for more information.
Multiple Building Planes
10 For at least 66% of the homes in a project, there shall be at least 3
separate building planes on street side elevations of lots with 45 feet of
street frontage or less and 4 separate building planes on street side
elevations of lots with a street frontage greater than 45 feet. Balconies
and covered porches qualify as a building plane.
The minimum offset in planes shall be 18 inches and shall include, but
not be limited to, building walls, windows, porches and roofs. The
minimum depth between the faces of the forward-most plane and the
rear plane on the front elevation shall be 10 feet. A plane must be a
minimum of 30 sq. ft. to receive credit under this section.
Each home faces directly to
Hemlock Avenue. These
elevations have at least 4
separate building planes and
comply with this guideline.
Project Complies.
11 Rear elevations shall adhere to the same criteria outlined in Number 10
above for front elevations except that the minimum depth between
front and back planes on the rear elevation shall be 4 feet. Rear
balconies qualify as a building plane.
All of the dwellings have at least 4
separate building planes on the
rear elevation. Project complies.
Windows/Doors
13 At least 66% of exterior openings (door/windows) on every home in the
project shall be recessed or projected a minimum of 2 inches and shall
be constructed with wood, vinyl or colored aluminum window frames
(no mill finishes).
All windows will have a 2 inch
projection and will be
constructed with vinyl. Project
complies.
14 Windows shall reinforce and enhance the architectural form and style of
the house through, the use of signature windows and varied window
shapes and sizes.
All of the dwellings provide for
multiple window shapes and
sizes. Project complies.
Front Porches
15 Fifty percent (50%) of the homes shall be designed with a covered front
porch, open courtyard, or balcony (each with a minimum depth of 6 feet
and a minimum area of 60 square feet) located at the front of the
dwelling. The minimum depth for a covered front porch shall be
measured from the front façade of the home to the inside of any
supporting porch posts. The front and sides of porches shall be open
except for required and/or ornamental guardrails. A variety of roof
elements shall be provided over porches. Porches may not be converted
to living space.
100% of homes comply. Project
complies.
Front Entries
16 Seventy-five percent (75%) of the homes must have a front entry to the
home that is clearly visible from the street. Walkways from the front
door to the street are encouraged.
Both homes have front entries
facing Hemlock Avenue.
Chimneys
17 Chimneys and chimney caps shall be in scale with the size of the home.
No more than 2 chimneys shall be allowed for homes on lots in planned
developments having an area less than 7,500 square feet.
No chimneys are proposed.
Garage Doors
18 Garage doors for 3 or 4 cars in a row that directly face the street must
have a minimum of an 18” plane change between the garage doors
after the 2 car garage door.
No three or four car garages are
proposed. Project complies.
Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to
achieve the best project design as determined by the project planner. When a percentage of units are described in
the guidelines, the intent is to have that percentage spread throughout the entire project.
ATTACHMENT NO. 6
CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS
Principle Compliance Comments
1 Building Facades, Front Entries, Porches
Facades create interest and character and should be varied
and articulated to provide visual interest to pedestrians.
Clearly identifiable front doors and porches enhance the
street scene and create opportunities for greater social
interaction within the neighborhood. Building entries and
windows should face the street. Front porches, bay
windows, courtyards and balconies are encouraged.
The building facades include a
variety of roof heights, off-set
building projections and interesting
materials including stucco, wood
columns, wood “knee braces,”
“wood trellises,” and stainless steel
cable railings that create visual
interest to pedestrians. In addition,
each home has both a 2nd and 3rd
floor deck/balcony facing the
street. Project complies.
2 Garages
Homes should be designed to feature the residence as the
prominent part of the structure in relation to the street. A
variety of garage configurations should be used to improve
the street scene. This may include tandem garages, side-
loaded garages, front-loaded garages, alley-loaded garages
and recessed garages.
Each dwelling will include a two car
garage and one additional parking
space for visitors located within
each driveway. The project site is
not large enough to accommodate
a variety of garage configurations
such as side located garages.
However, each front loaded garage
is recessed between 6 – 8 feet.
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 on the corner of two
existing public streets (Hemlock
Avenue & Garfield Street) presently
developed as part of an existing
interconnected street pattern in
the Beach Area Overlay Zone and
the existing street design has
already been designed. However,
the project is conditioned to
provide curb and adjacent sidewalk
improvements.
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.
Queen palms trees are proposed
along the project frontage.
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 has been conditioned
to provide for pedestrian
circulation in the form of an
attached curb and adjacent
sidewalk along its frontages on
Hemlock Avenue and Garfield
Street. Project complies.
6 Centralized Community Recreation Areas
Park or plazas, which serve as neighborhood meeting places
and as recreational activity centers should be incorporated
into all planned unit developments. As frequently as
possible, these parks/plazas should be designed for both
active and passive uses for residents of all ages and should
be centrally located within the project. Parks and plazas
should be not be sited on residual parcels, used as buffers
from surrounding developments or to separate buildings
from streets.
The project consists of only two
dwelling units and is not required
to provide community recreation
areas.
JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:18:52 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
TITLE SHEET
A0.0
GARFIELD
CUSTOM BEACH
HOMES
3806 Garfield Street, Carlsbad CA 92008
PROJECT TEAM
GARFIELD CUSTOM BEACH HOMES
SHEET INDEX
VICINITY MAP
PROJECT DATAFIRE NOTES
PROJECT SITE
DESCRIPTION
1.ACCESS ROAD MINIMUM DIMENSIONS: FIRE APPARATUS
ACCESS ROADS SHALL HAVE AN UNOBSTRUCTED IMPROVED WIDTH
OF NOT LESS THAN 24 FEET; CURB LINE TO CURB LINE, AND AN
UNOBSTRUCTED VERTICAL CLEARANCE OF NOT LESS THAT 13 FEET
6 INCHES. EXCEPTION: SINGLE FAMILY RESIDENTIAL DRIVEWAYS;
SERVING NO MORE THAN FOUR SINGLE FAMILY DWELLINGS, SHALL
HAVE MINIMUM OF 16 FEET, CURB LINE TO CURB LINE, OF
UNOBSTRUCTED IMPROVED WIDTH. ACCESS ROADS SHALL BE
DESIGNED AND MAINTAINED TO SUPPORT THE IMPOSED LOADS OF
NOT LESS THAN 75,000 POUNDS.
2.RESPONSE MAPS: ANY NEW DEVELOPMENT, WHICH
NECESSITATES UPDATING OF EMERGENCY RESPONSE MAPS BY
VIRTUE OF NEW STRUCTURES, HYDRANTS, ROADWAYS, OR SIMILAR
FEATURES, SHALL BE REQUIRED TO PROVIDE MAP UPDATES IN ONE
OF THE FOLLOWING FORMATS (AUTOCAD DWG, DXF, ESRI
SHAPEFILE, ESRI PERSONAL GEODATABASE, OR XML FORMAT) AND
SHALL BE CHARGED A REASONABLE FEE FOR UPDATING ALL
RESPONSE MAPS.
3. CONSTRUCTION MATERIALS: PRIOR TO DELIVERY OF
COMBUSTIBLE BUILDING CONSTRUCTION MATERIALS TO THE
PROJECT SITE ALL OF THE FOLLOWING CONDITIONS MUST BE
COMPLETED TO THE SATISFACTION OF THE FIRE DEPARTMENT: 1)
ALL WET AND DRY UTILITIES SHALL BE INSTALLED AND APPROVED
BY THE APPROPRIATE INSPECTING DEPARTMENT OF AGENCY; 2) AS
A MINIMUM, THE FIRST LIFT OF ASPHALT PAVING SHALL BE IN PLACE
TO PROVIDE A PERMANENT ALL WEATHER SURFACE FOR
EMERGENCY VEHICLES; AND 3) ALL FIRE HYDRANTS SHALL BE
INSTALLED, IN SERVICE AND ACCEPTED BY THE FIRE DEPARTMENT
AND APPLICABLE WEATHER DISTRICT.
4.POSTING OR STRIPING ROADWAYS "NO PARKING FIRE LANE":
FIRE DEPARTMENT ACCESS ROADWAYS, WHEN REQUIRED, SHALL
BE PROPERLY IDENTIFIED AS PER FIRE DEPARTMENT STANDARDS.
5.ADDRESS NUMBERS: APPROVED NUMBERS AND/OR
ADDRESSES SHALL BE PLACED ON ALL NEW AND EXISTING
BUILDINGS AND AT APPROPRIATE ADDITIONAL LOCATIONS AS TO BE
PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROADWAY
FRONTING THE PROPERTY FROM EITHER DIRECTION OF
APPROACH. SAID NUMBERS SHALL CONTRAST FROM THEIR
BACKGROUNDS, AND SHALL MEET THE FOLLOWING MINIMUM
STANDARDS AS TO SIZE: 4" HIGH WITH A 3/8" STROKE FOR
RESIDENTIAL BUILDINGS. ADDITIONAL NUMBERS SHALL BE
REQUIRED WHERE DEEMED NECESSARY BY THE FIRE MARSHALL.
6.ADDRESS NUMBERS FOR STRUCTURES LOCATED OFF
ROADWAY: WHERE STRUCTURES ARE LOCATED OFF A ROADWAY
ON LONG EASEMENTS/DRIVEWAYS, A MONUMENT MARKER SHALL
BE PLACED AT THE ENTRANCE WHERE THE
EASEMENT/DRIVEWAY INTERSECTS THE MAIN ROADWAY.
PERMANENT ADDRESS MARKERS WITH HEIGHT CONFORMING TO
FIRE DEPARTMENT STANDARDS SHALL BE AFFIXED TO THIS
MARKER.
7.AUTOMATIC FIRE SPRINKLER SYSTEM - ONE AND TWO
FAMILY DWELLINGS: STRUCTURES SHALL BE PROTECTED BY AN
AUTOMATIC FIRE SPRINKLER SYSTEM DESIGNED AND INSTALLED
TO THE SATISFACTION OF THE FIRE DEPARTMENT. PLANS FOR
THE AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE APPROVED
BY THE FIRE DEPARTMENT PRIOR TO THE ISSUANCE OF BUILDING
PERMIT(S).
ARCHITECT:
SHACKELTON DESIGN GROUP
1106 SECOND STREET, #359
ENCINITAS, CA 92024
760.889.2600
STEVE@SHACARCHITECTURE.COM
CIVIL ENGINEER:
TYLER LAWSON
PASCO LARET SUITER AND ASSOCIATES
535 NORTH HIGHWAY 101, SUITE A
SOLANA BEACH, CA 92075
(858)259-8212, TLAWSON@PLSAENGINEERING.COM
LANDSCAPE ARCHITECT:
JOHN PATTERSON
GILLESPIE MOODY PATTERSON, INC.
4010 SORRENTO VALLEY BLVD., SUITE 200
SAN DIEGO, CA 92121
(858)558-8977
JOHN@GMPLANDARCH.COM
TITLE 24:
DAVID MCCLAIN
TITLE 24 DATA CORP
633 MONTEREY TRAIL, PO BOX 2199
FRAZIER PARK, CA 93225-2199
(800)237-8824
TITLE24@FRAZMTN.COM
DEVELOPER / BUILDER:
RINCON REAL ESTATE GROUP
3005 S EL CAMINO REAL, UNIT 5
SAN CLEMENTE, CA 92672
(949) 438-5494
KDUNN@RINCONGRP.COM
TOTAL FLOOR AREA (LIVING SPACE): 5,925 SQ. FT.
TOTAL FOOTPRINT AREA: 3,168 SQ. FT.
SITE AREA:6,319 S.F.
LOT COVERAGE ALLOWED:60% 3,790 S.F.
LOT COVERAGE PROPOSED:51% 3168 S.F.
OWNER: RREG Investment Series, LLC Series I-012
APPLICANT: Rincon Real Estate Group, Inc.
PROJECT SITE: 3806 Garfield Street, Carlsbad, CA 92008
APN: 204-270-04-00
LEGAL DESCRIPTION:
LOT 1 IN BLOCK "M" OF PALISADES IN THE CITY OF
CARLSBAD, COUNTY OF SAN DIEGO, STATE OF
CALIFORNIA, ACCORDING TO THE MAP THEREOF NO.
1747, FILED IN THE OFFICE OF THE COUNTY RECORDER
OF SAN DIEGO COUNTY, FEBRUARY 5, 1923. (AS
DESCRIBED IN QUITCLAIM DEED RECORDED IN THE
OFFICE OF THE SAN DIEGO COUNTY RECORDER AS
DOCUMENT 1994-0496507)
ZONING: R-3, BOA
RESIDENTIAL HIGH DENSITY (RH)
LAND USE: RMH
CONSTRUCTION TYPE: V-N, SPRINKLERED
FRONT SETBACK: 10'-0"
SIDE SETBACK: 5'-0"
REAR SETBACK: 10'-0"
MAX. HEIGHT: 24' FLAT ROOF, 30' SLOPE ROOF @ 3:12
PITCH
HEIGHT: 3 STORIES (30')
LANDSCAPE AREA: 1035 SF / 16%
PROPOSED UNITS: 2
PROPOSED LOTS: 1
PROPOSED DENSITY: 13.8 DU/AC
AVERAGE DAILY TRAFFIC GENERATED: 20 TRIPS (2*
10ADT/DU)
WATER DEMAND: 1,650 GPD
SEWER GENERATION: 1 EDU/ DU
DRAINAGE BASIN: AGUA HEDIONDA/ LOS MONOS
PARKING:
PROVIDED:2 ENCLOSED PARKING SPACES PER UNIT.
SEWER DISTRICT: CITY OF CARLSBAD
WATER DISTRICT: CARLSBAD MUNICIPAL WATER
DISTRICT
SCHOOL DISTRICT: CARLSBAD UNIFIED SCHOOL
DISTRICT
.
3806 GARFIELD ST.
”
”
A0.0 TITLE SHEET
A0.2 SITE ELEVATIONS
A0.1 SITE PLAN
C-1 CIVIL SITE SECTIONS
C-2 PRELIMINARY GRADING PLAN
A0.3 HOUSE #1 AREA PLANS
A0.4 HOUSE #2 AREA PLANS
A1-2.1 HOUSE #1 ENTRY LEVEL FLOOR PLAN
A1-2.2 HOUSE #1 2ND FLOOR PLAN
A1-2.3 HOUSE #1 3RD FLOOR PLAN
A1-2.4 HOUSE #1 ROOF PLAN
A1-3.1 HOUSE #1 EXTERIOR ELEVATIONS
A1-3.2 HOUSE #1 EXTERIOR ELEVATIONS
A2-2.1 HOUSE #2 ENTRY LEVEL FLOOR PLAN
A2-2.2 HOUSE #2 2ND FLOOR PLAN
A2-2.3 HOUSE #2 3RD FLOOR PLAN
A2-2.4 HOUSE #2 ROOF PLAN
A2-3.1 HOUSE #2 EXTERIOR ELEVATIONS
A2-3.2 HOUSE #2 EXTERIOR ELEVATIONS
L1 LANDSCAPE CONCEPT PLAN
L2 LANDSCAPE AREA PLAN
THE PROJECT SCOPE OF WORK WILL INCLUDE GRADING THE SITE
AND DROPPING THE NEW FINISH GRADE. A NEW 2’-3’ HIGH
PERIMETER RETAINING WALL WILL BE DESIGNED. TWO NEW
RESIDENTIAL, AIR SPACE CONDOMINIUMS WILL BE PLANNED. EACH
HOME WILL BE THREE STORIES AND SHALL NOT EXCEED 30’ IN
HEIGHT. THE THIRD STORY WILL HAVE 3:12 SLOPED ROOFS. EACH
HOME WILL HAVE TWO CAR ENCLOSED GARAGES AND PROVIDE
TWO TWENTY FOOT DRIVEWAYS TO SATISFY ADDITIONAL PARKING
REQUIREMENTS. EACH HOME WILL MEET THE FRONT, SIDE AND
REAR YARD SETBACKS.
THE UPPER FLOORS WILL HAVE 24” OVER HANGING BALCONIES
INTO THE REQUIRED SETBACKS. EACH HOME WILL BE A CUSTOM
DESIGN WITH INDIVIDUAL PLANS, ROOFS, MATERIALS AND COLORS.
HOUSE #1 LIVING AREA
HOUSE #1ENTRY LEVEL FLOOR AREA 835 SF
HOUSE #1 SECOND LEVEL FLOOR AREA 1274 SF
HOUSE #1 THIRD LEVEL FLOOR AREA 662 SF
2771 SF
LOT COVERAGE AND FLOOR AREAS:
HOUSE #1 LOT COVERAGE
HOUSE #1ENTRY LEVEL FLOOR AREA 835 SF
HOUSE #1 GARAGE 517 SF
HOUSE #1 SECOND LEVEL OVERHANG 75 SF
HOUSE #1 SECOND LEVEL OVERHANG 101 SF
1527 SF
HOUSE #1 DECK AREA
HOUSE #1 DECK 1 129 SF
HOUSE #1 DECK 2 45 SF
HOUSE #1 TOP LEVEL DECK 84 SF
258 SF
TOTAL LIVING AREA:
PRIVATE RECREATION SPACE PROVIDED: 208 SF
HOUSE #2 LIVING AREA
HOUSE #2 ENTRY LEVEL FLOOR AREA 902 SF
HOUSE #2 SECOND LEVEL FLOOR AREA 1484 SF
HOUSE #2 THIRD LEVEL FLOOR AREA 768 SF
3154 SF
HOUSE #2 LOT COVERAGE
HOUSE #2 ENTRY LEVEL FLOOR AREA 902 SF
HOUSE #2 GARAGE 511 SF
SECOND LEVEL OVERHANG 227 SF
1641 SF
PRIVATE RECREATIONAL SPACE PROVIDED: 208 SF
HOUSE #2 DECK AREA
HOUSE #2 DECK 1 64 SF
HOUSE #2 DECK 2 102 SF
HOUSE #2 ROOF DECK 105 SF
271 SF
TOTAL:
TOTAL:
TOTAL:
TOTAL:
TOTAL:
Rev Description Date
N 56°00'16" E 125.95'
S 56°00'08" W 125.93'N 33° 59' 55" W 50.18'S 34° 01' 28" E 50.18'N 56° 00' 16" E 125.95'
H E M L O C K A V E.
HOUSE #2
PAD = 58.60'
F.F. = 59.30'
FOOTPRINT = 1413 S.F.
HOUSE #1
G A R F I E L D S T R E E TENTRY
SYSB5' - 0"F.O. GAR20' - 0"30'
P
P
P
P
S9
S17
S9
S9
S9
S22
S23SYSB10' - 0"ENTRY
PAD = 61.30'
F.F. = 62.00'
FOOTPRINT = 1352 S.F.
GARAGE GARAGE
S17
S17
S23
S10
BLD'G SETBACK
11' - 11 7/8"
S11
S11
S23 12' - 6 1/2"S20
S20
S4
S4 S13
S13
S13
S3
S21
S7
S18
S18
FYSB
10' - 0"INTERIOR SYSB5' - 0"INTERIOR SYSB5' - 0"2' - 0"S13SYSB10' - 0"SYSB10' - 0"RYSB
10' - 0"
2' - 0"17' - 0"3' - 0"1' - 0"5' - 11 7/8"6' - 0"25'10' - 6"60555658575
9
6061
6263
635958575661626358S18S18
S12
S18
S3
S12S12
S18
S18 10' - 0"PROPERTY LINE
CENTERLINE
WALL- SEE CIVIL DWGS.
8'-6" X 19'-0" PARKING SPACE
SETBACK LINE
P
FENCE- SEE LANDSCAPE DWGS.
JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:18:54 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
SITE PLAN
A0.1
GARFIELD
CUSTOM BEACH
HOMES
1" = 10'-0"1 SITE PLAN
NORTH
KEYNOTES FOR DRAWINGS
S3 CONCRETE WALK- SEE LANDSCAPE DRAWINGS
S4 CONCRETE PATIO
S7 PROPOSED DEDICATION TO CITY OF CARLSBAD-
SEE CIVIL DRAWINGS
S9 PROPERTY LINE
S10 EXISTING STRUCTURE OUTSIDE OF PROJECT
PROPERTY LINE- NOT A PART
S11 36" X 48" CONCRETE LEVEL LANDING
S12 CONCRETE DRIVEWAY
S13 PRIVATE RECREATION SPACE ABOVE- SEE AREA
PLANS FOR SQUARE FOOTAGE AND DIMENSIONS
S17 WALL PER CIVIL DRAWINGS
S18 FENCE- GATE WHERE INDICATED- SEE
LANDSCAPE DRAWINGS
S20 DIAGONAL HATCH PATTERN INDICATES SECOND
LEVEL OVERHANG
S21 EXISTING FIRE HYDRANT
S22 EXISTING SIDEWALK
S23 SETBACK LINE
SITE PLAN LEGEND
Rev Description Date
HOUSE #1
View from Garfield Street looking south
JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:19:21 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
SITE ELEVATIONS
A0.2
GARFIELD
CUSTOM BEACH
HOMES
2 SITE PERSPECTIVE
3/16" = 1'-0"1 SITE ELEVATIONS
HOUSE #2
Rev Description Date
UP
DN
835 SF
HOUSE #1ENTRY
LEVEL FLOOR AREA
517 SF
HOUSE #1 GARAGE
STAIR
LINE OF SECOND LEVEL
OVERHANG
LINE OF SECOND LEVEL
75 SF
HOUSE #1 SECOND
LEVEL OVERHANG 101 SF
HOUSE #1 SECOND
LEVEL OVERHANG
1274 SF
HOUSE #1 SECOND
LEVEL FLOOR AREA129 SF
HOUSE #1 DECK 1
45 SF
HOUSE #1 DECK 2
STAIR
PRIVATE RECREATION
SPACE 125 S.F.
7' - 4"17' - 0"662 SF
HOUSE #1 THIRD
LEVEL FLOOR AREA
84 SF
HOUSE #1 TOP LEVEL
DECK
OPEN TO BELOW
ROOF BELOW
ROOF BELOW
ROOF BELOW
ROOF BELOW
ROOF BELOW
ROOF BELOW
PRIVATE RECREATION
SPACE 84 S.F.
6' - 0"14' - 0"JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:19:23 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #1 AREA
PLANS
A0.3
GARFIELD
CUSTOM BEACH
HOMES
3/16" = 1'-0"1 HOUSE #1 ENTRY LEVEL FLOOR AREA PLAN
HOUSE #1 FLOOR AREA SCHEDULE
AREA NAME FLOOR LEVEL AREA (S.F.)
HOUSE #1ENTRY LEVEL FLOOR AREA HOUSE 1 ENTRY LEVEL 835 SF
HOUSE #1 GARAGE HOUSE 1 ENTRY LEVEL 517 SF
HOUSE #1 SECOND LEVEL OVERHANG HOUSE 1 ENTRY LEVEL 75 SF
HOUSE #1 SECOND LEVEL OVERHANG HOUSE 1 ENTRY LEVEL 101 SF
HOUSE #1 SECOND LEVEL FLOOR AREA HOUSE 1 LEVEL 2 1274 SF
HOUSE #1 DECK 1 HOUSE 1 LEVEL 2 129 SF
HOUSE #1 DECK 2 HOUSE 1 LEVEL 2 45 SF
HOUSE #1 THIRD LEVEL FLOOR AREA HOUSE 1 LEVEL 3 662 SF
HOUSE #1 TOP LEVEL DECK HOUSE 1 LEVEL 3 84 SF
3/16" = 1'-0"2 HOUSE #1SECOND LEVEL FLOOR AREA PLAN
3/16" = 1'-0"3 HOUSE #1 THIRD LEVEL FLOOR AREA PLAN
ALLOWABLE ROOF DECK AREA TABULATION
BUILDING FOOTPRINT: 1353 S.F.
SECOND LEVEL OVERHANGS = 174 S.F.
TOTAL FOOTPRINT FOR LOT COVERAGE = 1528 S.F.
ALLOWABLE TOP LEVEL DECK AREA : 25% OF 1528 S.F. = 382 S.F.
ACTUAL TOP LEVEL DECK AREA TOTAL: 84 SF
TOTAL PRIVATE RECREATION AREA PROVIDED: 209 S.F.
NORTH
NORTH
NORTH
FOOTPRINT = 1352 S.F.
Rev Description Date
STAIR
902 SF
HOUSE #2 ENTRY
LEVEL FLOOR AREA
511 SF
HOUSE #2 GARAGE
LINE OF SECOND LEVEL
OVERHANG (226 S.F.)
227 SF
SECOND LEVEL
OVERHANG
1484 SF
HOUSE #2 SECOND
LEVEL FLOOR AREA
STAIR
64 SF
HOUSE #2 DECK 1
ROOF BELOW
102 SF
HOUSE #2 DECK 2
105 SF
HOUSE #2 ROOF DECK
768 SF
HOUSE #2 THIRD
LEVEL FLOOR AREA
ROOF BELOW
ROOF BELOW ROOF BELOW
STAIR
PRIVATE RECREATION
SPACE 103 S.F.
PRIVATE RECREATION
SPACE 105 S.F.
10' - 4"11'8' - 3 1/2"14' - 0"JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:19:25 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #2 AREA
PLANS
A0.4
GARFIELD
CUSTOM BEACH
HOMES
3/16" = 1'-0"1 HOUSE #2 ENTRY LEVEL AREA PLAN
HOUSE #2 FLOOR AREA SCHEDULE
AREA NAME LEVEL AREA
SECOND LEVEL OVERHANG HOUSE 2 ENTRY LEVEL 227 SF
HOUSE #2 ENTRY LEVEL FLOOR AREA HOUSE 2 ENTRY LEVEL 902 SF
HOUSE #2 GARAGE HOUSE 2 ENTRY LEVEL 511 SF
HOUSE #2 SECOND LEVEL FLOOR AREA HOUSE 2 LEVEL 2 1484 SF
HOUSE #2 DECK 1 HOUSE 2 LEVEL 2 64 SF
HOUSE #2 THIRD LEVEL FLOOR AREA HOUSE 2 LEVEL 3 768 SF
HOUSE #2 DECK 2 HOUSE 2 LEVEL 3 102 SF
HOUSE #2 ROOF DECK HOUSE 2 LEVEL 3 105 SF
3/16" = 1'-0"2 HOUSE #2 LEVEL 2 AREA PLAN
3/16" = 1'-0"3 HOUSE #2 LEVEL 3 AREA PLAN
NORTH
ALLOWABLE ROOF DECK AREA TABULATION
BUILDING FOOTPRINT: 1413 S.F.
SECOND LEVEL OVERHANGS = 230 S.F.
TOTAL FOOTPRINT FOR LOT COVERAGE = 1528 S.F.
ALLOWABLE TOP LEVEL DECK AREA : 25% OF 1413 S.F. = 353 SF
ACTUAL TOP LEVEL DECK AREA TOTAL: 208 S.F.
TOTAL PRIVATE RECREATION AREA PROVIDED: 208 S.F.
NORTH NORTH
FOOTPRINT = 1413 S.F.
Rev Description Date
1
A1-3.1
1
A1-3.2
2
A1-3.2
25' - 0"GARAGE
STORAGEEQ.
BDRM #2
BDRM #3
HALL
BATH #1
FLEX SPACE
ENTRY
LAUNDRY
RM
2
A1-3.1
1.A
1.A
1.B
1.B
1.D
1.D
1.E
1.E
1.4 1.4
1.3 1.3
1.5 1.5
1.1 1.1
47' - 0"
CLOS.STAIR33' - 6"7
7
D
W
UP
20
20' - 2 1/2"
20' - 6"
27
21' - 0"53
1.2
1.C
1.C
32
20' - 8 1/2"56 2' - 0"JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:19:26 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #1 ENTRY
LEVEL FLOOR
PLAN
A1-2.1
GARFIELD
CUSTOM BEACH
HOMESNORTH 1/4" = 1'-0"1 HOUSE #1 ENTRY LEVEL FLOOR PLAN
KEYNOTES FOR DRAWINGS
7 LINE OF SECOND FLOOR OVERHANG
20 PARKING SPACE- TYPICAL
27 PAINTED STEEL PIPE COLUMN
32 WOOD TRELLIS ABOVE
53 LINE OF DECK ABOVE
56 LINE OF FLOOR ABOVE
Rev Description Date
1
A1-3.1
1
A1-3.2
2
A1-3.2
DECK
7' - 6"
DINING ROOM MASTER BATH
WIC
MASTER
BEDROOM
HALL
CL
DECK
DECK
KITCHEN
GREAT ROOM
POWDER
RM.
duct
DN
2
A1-3.1
1.A
1.A
1.B
1.B
1.D
1.D
1.E
1.E
1.4 1.4
1.3 1.3
1.5 1.5
1.1 1.1
33' - 6"ISLAND
DECK
12' - 0"DECK4' - 0"47' - 0"
(PRIVATE
RECREATION
SPACE)
UP56TYP.
56 TYP.
2' - 0"
1.2
PANT.
SNACK BAR
1.C
56
56
56
38
732' - 6"1' - 6 1/2"JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:19:27 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #1 2ND
FLOOR PLAN
A1-2.2
GARFIELD
CUSTOM BEACH
HOMES 1/4" = 1'-0"1 HOUSE #1 SECOND FLOOR PLAN NORTH
KEYNOTES FOR DRAWINGS
38 WOOD TRELLIS BELOW
56 LINE OF FLOOR ABOVE
73 EYEBROW ROOF- FLAT
Rev Description Date
1
A1-3.1
1
A1-3.2
2
A1-3.2
BATH #2
BEDROOM #4
FLEX SPACEDECK
2
A1-3.1
1.A
1.A
1.B
1.B
1.D
1.D
1.E
1.E
1.4 1.4
1.3 1.3
1.5 1.5
1.1 1.1
DECK14' - 0"DECK
6' - 0"
WET BAR 15' - 0"45' - 0"18' - 0"(PRIVATE
RECREATION
SPACE)
3737
3737
3737
37
37
3737
DN
OPEN TO BELOW
CLOS.
1.2
1' - 6"1.C
50
2' - 0"2' - 4 1/4"2' - 6"JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:19:29 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #1 3RD
FLOOR PLAN
A1-2.3
GARFIELD
CUSTOM BEACH
HOMES
1/4" = 1'-0"1 HOUSE #1 THIRD FLOOR PLAN
NORTH
KEYNOTES FOR DRAWINGS
37 ROOF BELOW
50 WOOD COLUMN
Rev Description Date
1
A1-3.1
1
A1-3.2
2
A1-3.2
2
A1-3.1
1.A
1.A
1.B
1.B
1.D
1.D
1.E
1.E
1.4 1.4
1.3 1.3
1.5 1.5
1.1 1.1
3" / 12"3" / 12"3" / 12"3" / 12"2" / 12"
LOW SLOPE ROOF
LOW SLOPE ROOF
1/4" / 12"1/4" / 12"
34
34
34
RIDGE
RIDGE
22
73
2424
2424
24
2282
8282
55
3' - 0"
1.2
242' - 0"8282
55
1.C
1.C
38
1' - 10"2' - 0"JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:19:30 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #1 ROOF
PLAN
A1-2.4
GARFIELD
CUSTOM BEACH
HOMES
1/4" = 1'-0"1 HOUSE #1 ROOF PLAN NORTH
KEYNOTES FOR DRAWINGS
22 ROLL TYPE ROOFING MEMBRANE
24 COMPOSITION ASPHALT SHINGLE ROOFING
34 DECK BELOW
38 WOOD TRELLIS BELOW
55 LINE OF WALL BELOW (TYP.)
73 EYEBROW ROOF- FLAT
82 LOW SLOPED ROOF- CLASS 'A' ICBO 4804 OR
EQUAL- B.U. MODIFIED BITUMEN OVER 1/2"
'TECHSHIELD' ALUM. FACED OSB SHEATHING &
RAFTERS AS PER STUCTURAL PLAN W/ 5/8" GPW
CEILING CEILING PER PLAN- PROVIDE R-21 BATT
INSULATION- SLOPE TO DRAIN MIN. 3/8"PER FT.
Rev Description Date
HOUSE 1 ENTRY LEVEL
0' - 0"
HOUSE 1 LEVEL 2
9' - 6"
HOUSE 1 LEVEL 3
19' - 0"
GRADE
-0' - 8 3/8"
24
47
31
41
25
47
48
29 29' - 9"22' - 2 1/2"50
27
49
1
2
(61.3')
2
1
28
30
PORTION OF WALL SEEN AT ANGLE
41
M1-1
M1-2
M1-5
M1-6
M1-2
M1-8
M1-3
M1-8
M1-7
M1-5
M1-9
M1-5
M1-5
25 M1-4
HOUSE 2 ENTRY LEVEL
0' - 0"
HOUSE 2 LEVEL 2
9' - 6"
HOUSE 2 LEVEL 3
19' - 0"
HOUSE 1 ENTRY LEVEL
0' - 0"
HOUSE 1 LEVEL 2
9' - 6"
HOUSE 1 LEVEL 3
19' - 0"
GRADE
-0' - 8 3/8"
3"
12"3"
12"
3"
12"
47
31
41
48
25
26
2 29' - 9"1
45
(61.3')
1
2
46 26
M1-2
M1-7
M1-6
M1-3
M1-8
M1-5
M1-5
25M1-4
50M1-5
M1-5
47M1-2
JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:20:02 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #1
EXTERIOR
ELEVATIONS
A1-3.1
GARFIELD
CUSTOM BEACH
HOMES
1/4" = 1'-0"1 HOUSE #1 NORTH ELEVATION
1/4" = 1'-0"2 HOUSE #1 WEST ELEVATION
KEYNOTES FOR DRAWINGS
1 EXISTING GRADE
2 FINISH GRADE
24 COMPOSITION ASPHALT SHINGLE ROOFING
25 CEMENT STUCCO
26 METAL WALL REGLET/ CONTROL JOINT (TYP.)
27 PAINTED STEEL PIPE COLUMN
28 WOOD BEAM AND TRELLIS
29 PAINTED METAL GARAGE DOOR
30 WOOD KNEE BRACE
31 42" HIGH GUARDRAIL-STAINLESS STEEL CABLE RAIL
41 FACTORY FABRICATED WINDOW & FRAME WITH FRAME CASING- DUAL GLAZED
LOW-E GLASS- TEMPERED SAFETY GLAZING WHERE INDICATED (TYP.)
45 GALV. METAL EDGE FLASHING OVER 2 X 4 WD. SHADOW BOARD (TYP.)
46 METAL FLASHING- COLOR TO MATCH ADJACENT SURFACE
47 PAINTED ROOF FASCIA
48 FACTORY FABRICATED DOOR & FRAME WITH DUAL GLAZED LOW-E GLASS-
TEMPERED SAFETY GLAZING WHERE INDICATED (TYP.)
49 WOOD BEAM
50 WOOD COLUMN
NOTE:
ALL WINDOW FRAMES TO BE
INSTALLED WITH AN EXTERIOR
FRAME CASING EXTENSION TO
PROVIDE 2" FRAME PROJECTION
OUT FROM THE EXTERIOR FACE OF
GLAZING.
HOUSE 1 MATERIALS AND COLORS KEYNOTES
M1-1 ROOFING SHINGLES- COLOR: 'SAGE'
M1-2 ROOF FASCIA PAINT COLOR: 'DRIFTING'
M1-3 STUCCO FIELD COLOR: 'CRISP MUSLIN'
M1-4 STUCCO ACCENT COLOR: 'ENVY'
M1-5 TRIM COLOR: 'DRIFTING'
M1-6 STAINLESS STEEL RAILING- FEENEY 'DESIGN RAIL'
M1-7 DOOR FRAME, 'BRONZE'
M1-8 WINDOW FRAME, 'BRONZE'
M1-9 GARAGE DOOR- COLOR: DRIFTING'
Rev Description Date
HOUSE 1 ENTRY LEVEL
0' - 0"
HOUSE 1 LEVEL 2
9' - 6"
HOUSE 1 LEVEL 3
19' - 0"
GRADE
-0' - 8 3/8"
24
47
41
25
26
2
31
47
(61.3')
1 29' - 9"1
2 22' - 2 1/2"262626 2626
73
30
TYP.
TYP.
M1-1
M1-2
M1-8
M1-3
M1-5
M1-2
M1-1
25 M1-4
M1-6
HOUSE 2 ENTRY LEVEL
0' - 0"
HOUSE 2 LEVEL 2
9' - 6"
HOUSE 2 LEVEL 3
19' - 0"
HOUSE 1 ENTRY LEVEL
0' - 0"
HOUSE 1 LEVEL 2
9' - 6"
HOUSE 1 LEVEL 3
19' - 0"
GRADE
-0' - 8 3/8"
3"
12"
3"
12"
24
46
47
41
26
31
48
25
49
50
2 29' - 9"22' - 2 1/2"1
1
(61.3')2
2626
73
30
47
30
28
M1-1
M1-5
M1-6
M1-5
M1-5
M1-2
M1-8
M1-5
M1-5
M1-5
M1-3
25 M1-4
JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:20:40 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #1
EXTERIOR
ELEVATIONS
A1-3.2
GARFIELD
CUSTOM BEACH
HOMES
1/4" = 1'-0"1 HOUSE #1 SOUTH ELEVATION
1/4" = 1'-0"2 HOUSE #1 EAST ELEVATION
KEYNOTES FOR DRAWINGS
1 EXISTING GRADE
2 FINISH GRADE
24 COMPOSITION ASPHALT SHINGLE ROOFING
25 CEMENT STUCCO
26 METAL WALL REGLET/ CONTROL JOINT (TYP.)
28 WOOD BEAM AND TRELLIS
30 WOOD KNEE BRACE
31 42" HIGH GUARDRAIL-STAINLESS STEEL CABLE RAIL
41 FACTORY FABRICATED WINDOW & FRAME WITH FRAME CASING- DUAL
GLAZED LOW-E GLASS- TEMPERED SAFETY GLAZING WHERE
INDICATED (TYP.)
46 METAL FLASHING- COLOR TO MATCH ADJACENT SURFACE
47 PAINTED ROOF FASCIA
48 FACTORY FABRICATED DOOR & FRAME WITH DUAL GLAZED LOW-E
GLASS- TEMPERED SAFETY GLAZING WHERE INDICATED (TYP.)
49 WOOD BEAM
50 WOOD COLUMN
73 EYEBROW ROOF- FLAT
NOTE:
ALL WINDOW FRAMES TO BE
INSTALLED WITH AN EXTERIOR
FRAME CASING EXTENSION TO
PROVIDE 2" FRAME PROJECTION
OUT FROM THE EXTERIOR FACE
OF GLAZING.
HOUSE 1 MATERIALS AND COLORS KEYNOTES
M1-1 ROOFING SHINGLES- COLOR: 'SAGE'
M1-2 ROOF FASCIA PAINT COLOR: 'DRIFTING'
M1-3 STUCCO FIELD COLOR: 'CRISP MUSLIN'
M1-4 STUCCO ACCENT COLOR: 'ENVY'
M1-5 TRIM COLOR: 'DRIFTING'
M1-6 STAINLESS STEEL RAILING- FEENEY 'DESIGN RAIL'
M1-8 WINDOW FRAME, 'BRONZE'
Rev Description Date
2
A2-3.2
1
A2-3.2
1
A2-3.1
2
A2-3.1 21' - 0"35' - 0"25' - 0"2.A
2.A
2.C
2.C2.B
2.D
2.D
2.F
2.F
2.1
2.2 2.2
2.32.3
2.42.4
47' - 0"
BATH
#1
BDRM #1
BDRM #2
ENTRY
GARAGE
STORAGE EQ.
HALL
FLEX SPACE
LAUNDRY
CLOSET
STAIR
20' - 6"
27
7
D
W
up
20' - 5"20' - 2 1/2"
TOILET
RM
7
JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:20:42 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #2 ENTRY
LEVEL FLOOR
PLAN
A2-2.1
GARFIELD
CUSTOM BEACH
HOMES 1/4" = 1'-0"1 HOUSE #2 ENTRY LEVEL FLOOR PLAN NORTH
KEYNOTES FOR DRAWINGS
7 LINE OF SECOND FLOOR OVERHANG
27 PAINTED STEEL PIPE COLUMN
Rev Description Date
2
A2-3.2
1
A2-3.2
1
A2-3.1
2
A2-3.1
2.A
2.A
2.C
2.C
2.B
2.B
2.D
2.D
2.F
2.F
2.1
2.2 2.2
2.32.3
2.42.4
GREAT RM
DINING AREA
KITCHEN
HALL
BDRM #4
MASTER
BDRM MASTER
BATH
WIC
DECK
REF.
SPACEPANT.
STAIR
UP
DN
56
53
56
47' - 0"
37
DW
MW BELOW
37 2' - 0"BATH #2
JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:20:43 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #2 2ND
FLOOR PLAN
A2-2.2
GARFIELD
CUSTOM BEACH
HOMES
1/4" = 1'-0"1 HOUSE #2 SECOND FLOOR PLAN NORTH
KEYNOTES FOR DRAWINGS
37 ROOF BELOW
53 LINE OF DECK ABOVE
56 LINE OF FLOOR ABOVE
Rev Description Date
2
A2-3.2
1
A2-3.2
1
A2-3.1
2
A2-3.1
2.A
2.A
2.C
2.C
2.B
2.B
2.D
2.D
2.F
2.F
2.1
2.2 2.2
2.32.3
2.42.4 13' - 5"DECK
DECK
FLEX SPACE
BATH #4
OFFICE
BDRM #5
HALL
SITTING
AREA
STAIR
DN
8' - 0"11' - 0"10' - 4"
up
3737
3737
3737
RECREATION SPACE
RECREATION
SPACE
37
32' - 0"28' - 0"
35
1' - 6"37
JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:20:44 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #2 3RD
FLOOR PLAN
A2-2.3
GARFIELD
CUSTOM BEACH
HOMES
1/4" = 1'-0"1 HOUSE #2 THIRD FLOOR PLAN
NORTH
KEYNOTES FOR DRAWINGS
35 SKYLIGHT
37 ROOF BELOW
Rev Description Date
2
A2-3.2
1
A2-3.2
1
A2-3.1
2
A2-3.1
2.A
2.A
2.C
2.C
2.B
2.B
2.D
2.D
2.F
2.F
2.1
2.2 2.2
2.32.3
2.42.4 3" / 12"3" / 12"3" / 12"3" / 12"2" / 12"3" / 12"RIDGE RIDGEVALLEYV ALLEY
3434
3434
LOW SLOPE ROOF
35
24
2424
24
2424
2424
22
2282
24
55
55
2' - 0"
2' - 0"
2' - 0"2' - 0"1' - 11"3" / 12"34
3" / 12"24
JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:20:46 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #2 ROOF
PLAN
A2-2.4
GARFIELD
CUSTOM BEACH
HOMES
1/4" = 1'-0"1 HOUSE #2 ROOF PLAN NORTH
KEYNOTES FOR DRAWINGS
22 ROLL TYPE ROOFING MEMBRANE
24 COMPOSITION ASPHALT SHINGLE ROOFING
34 DECK BELOW
35 SKYLIGHT
55 LINE OF WALL BELOW (TYP.)
82 LOW SLOPED ROOF- CLASS 'A' ICBO 4804
OR EQUAL- B.U. MODIFIED BITUMEN OVER
1/2" 'TECHSHIELD' ALUM. FACED OSB
SHEATHING & RAFTERS AS PER
STUCTURAL PLAN W/ 5/8" GPW CEILING
CEILING PER PLAN- PROVIDE R-21 BATT
INSULATION- SLOPE TO DRAIN MIN.
3/8"PER FT.
Rev Description Date
HOUSE 2 ENTRY LEVEL
0' - 0"
HOUSE 2 LEVEL 2
9' - 6"
HOUSE 2 LEVEL 3
19' - 0"
GRADE
-0' - 8 3/8"
45
24
47 31
47
41
49
27
29
48 49
25
26
24
45
29' - 9 1/2"3"
12"
3"
12"
2"
12"
TYP.
120' - 4 1/2"(58.6')
21
2
PORTION OF WALL SEEN AT ANGLE
M2-6
M2-5
M2-2
M2-1
M2-2
M2-8
M2-5
M2-9
M2-7 M2-5
M2-3
25 M2-4
M2-4
M2-1
M2-5
HOUSE 2 ENTRY LEVEL
0' - 0"
HOUSE 2 LEVEL 2
9' - 6"
HOUSE 2 LEVEL 3
19' - 0"
GRADE
-0' - 8 3/8"29' - 9 3/4"23' - 6 3/4"24
47
45
3"
12"
3"
12"
3"
12"
24
41
25
2
35
48
31
49
27
49
1
26
(58.6')
1
2
3"
12"
M2-1
M2-2
M2-1
M2-2
M2-8
M2-3
M2-6
M2-5
M2-5
25M2-4
48M2-7
JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:21:13 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #2
EXTERIOR
ELEVATIONS
A2-3.1
GARFIELD
CUSTOM BEACH
HOMES
1/4" = 1'-0"1 HOUSE #2 NORTH ELEVATION
1/4" = 1'-0"2 HOUSE #2 WEST ELEVATION
KEYNOTES FOR DRAWINGS
1 EXISTING GRADE
2 FINISH GRADE
24 COMPOSITION ASPHALT SHINGLE ROOFING
25 CEMENT STUCCO
26 METAL WALL REGLET/ CONTROL JOINT (TYP.)
27 PAINTED STEEL PIPE COLUMN
29 PAINTED METAL GARAGE DOOR
31 42" HIGH GUARDRAIL-STAINLESS STEEL CABLE RAIL
35 SKYLIGHT
41 FACTORY FABRICATED WINDOW & FRAME WITH FRAME CASING- DUAL
GLAZED LOW-E GLASS- TEMPERED SAFETY GLAZING WHERE INDICATED
(TYP.)
45 GALV. METAL EDGE FLASHING OVER 2 X 4 WD. SHADOW BOARD (TYP.)
47 PAINTED ROOF FASCIA
48 FACTORY FABRICATED DOOR & FRAME WITH DUAL GLAZED LOW-E GLASS-
TEMPERED SAFETY GLAZING WHERE INDICATED (TYP.)
49 WOOD BEAM
NOTE:
ALL WINDOW FRAMES TO BE
INSTALLED WITH AN EXTERIOR
FRAME CASING EXTENSION TO
PROVIDE 2" FRAME PROJECTION
OUT FROM THE EXTERIOR FACE OF
GLAZING.
HOUSE 2 MATERIALS AND COLORS KEYNOTES
M2-1 ROOFING SHINGLES- COLOR: 'SAGE'
M2-2 ROOF FASCIA PAINT COLOR: 'CHARCOAL SMUDGE'
M2-3 STUCCO FIELD COLOR: 'CRISP MUSLIN'
M2-4 STUCCO ACCENT COLOR: 'CHARCOAL'
M2-5 TRIM COLOR: 'CHARCOAL SMUDGE'
M2-6 STAINLESS STEEL RAILING- FEENEY 'DESIGN RAIL
M2-7 DOOR FRAME, METALIC GRAY
M2-8 WINDOW FRAME, METALIC GRAY
M2-9 GARAGE DOOR- COLOR: METALIC GRAY
Rev Description Date
HOUSE 2 ENTRY LEVEL
0' - 0"
HOUSE 2 LEVEL 2
9' - 6"
HOUSE 2 LEVEL 3
19' - 0"
GRADE
-0' - 8 3/8"
3"
12"
3"
12"24
29' - 9 3/4"47
41
26
25
31
35
1 1
(58.6')
22
62
47
24
26
262626
18" RECESS W/ FLAT ROOF
M2-2
M2-8
M2-3
M2-1
M2-6
M2-2
M2-1
25 M2-4
HOUSE 2 ENTRY LEVEL
0' - 0"
HOUSE 2 LEVEL 2
9' - 6"
HOUSE 2 LEVEL 3
19' - 0"
HOUSE 1 ENTRY LEVEL
0' - 0"
HOUSE 1 LEVEL 2
9' - 6"
GRADE
-0' - 8 3/8"20' - 4 1/2"24
47
3"
12"
41
25
26
48
2
1 29' - 9 3/4"(58.6')
1
2
49
3"
12"
62
26
26 26
31 M2-6
M2-2
M2-1
M2-3
M2-5
M2-7
M2-1
M2-8
M2-4
JOB NO:
DATE:
TITLE:
PUD 15-17/CDP 15-34
SDP 15-16 /MS 15-11
C:\Users\Rick\Documents\Garfield_11_12_15_Central_Rick.rvt11/23/2015 9:21:42 AM3806 Garfield Street,
Carlsbad CA 92008
GARF
11/19/2015 PLANNING 3
HOUSE #2
EXTERIOR
ELEVATIONS
A2-3.2
GARFIELD
CUSTOM BEACH
HOMES
1/4" = 1'-0"1 HOUSE #2 SOUTH ELEVATION
1/4" = 1'-0"2 HOUSE #2 EAST ELEVATION
KEYNOTES FOR DRAWINGS
1 EXISTING GRADE
2 FINISH GRADE
24 COMPOSITION ASPHALT SHINGLE ROOFING
25 CEMENT STUCCO
26 METAL WALL REGLET/ CONTROL JOINT (TYP.)
31 42" HIGH GUARDRAIL-STAINLESS STEEL CABLE RAIL
35 SKYLIGHT
41 FACTORY FABRICATED WINDOW & FRAME WITH FRAME CASING-
DUAL GLAZED LOW-E GLASS- TEMPERED SAFETY GLAZING
WHERE INDICATED (TYP.)
47 PAINTED ROOF FASCIA
48 FACTORY FABRICATED DOOR & FRAME WITH DUAL GLAZED LOW-E
GLASS- TEMPERED SAFETY GLAZING WHERE INDICATED (TYP.)
49 WOOD BEAM
62 EYEBROW ROOF W/ 3/12 SLOPE
NOTE:
ALL WINDOW FRAMES TO BE
INSTALLED WITH AN EXTERIOR
FRAME CASING EXTENSION TO
PROVIDE 2" FRAME PROJECTION
OUT FROM THE EXTERIOR FACE
OF GLAZING.
HOUSE 2 MATERIALS AND COLORS KEYNOTES
M2-1 ROOFING SHINGLES- COLOR: 'SAGE'
M2-2 ROOF FASCIA PAINT COLOR: 'CHARCOAL SMUDGE'
M2-3 STUCCO FIELD COLOR: 'CRISP MUSLIN'
M2-4 STUCCO ACCENT COLOR: 'CHARCOAL'
M2-5 TRIM COLOR: 'CHARCOAL SMUDGE'
M2-6 STAINLESS STEEL RAILING- FEENEY 'DESIGN RAIL
M2-7 DOOR FRAME, METALIC GRAY
M2-8 WINDOW FRAME, METALIC GRAY
Rev Description Date