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HomeMy WebLinkAbout2013-09-18; Planning Commission; ; CT 12-07 – VALLEY 17 The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: April 15, 2013 P.C. AGENDA OF: September 18, 2013 Project Planner: Christer Westman Project Engineer: Tecla Levy SUBJECT: CT 12-07 – VALLEY 17 – Request for the approval of a Tentative Tract Map to subdivide and grade a 3.76 acre site into seventeen (17) single-family residential lots on property located on the southwest corner of the intersection of Oak Avenue and Valley Street in Local Facilities Management Zone 1. 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. 7009 APPROVING Tentative Tract Map (CT 12-07) based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The proposed project is a Tentative Tract Map to allow for the subdivision and grading of the 3.76 gross acre property located at the southwest corner of the intersection of Oak Avenue and Valley Street, into 17 single-family lots ranging from 7,500 square feet to 8,713 square feet in size. Access to eleven of the seventeen home sites (7-17) will be provided by the extension of James Drive while the other six lots (1- 6) will front directly to Oak Avenue. Project grading requires 10,982 cubic yards of fill and 1,878 cubic yards of cut which will result in an import of 9,104 cubic yards. Significant input has been received from the adjoining residential James Drive neighborhood regarding concerns with the extension of James Drive. The primary stated concerns are cut through traffic and the resultant speed of traffic on James Drive. The City’s traffic division reviewed the project and the concerns raised by the James Drive neighborhood. As a result, changes were made to the design of the proposed subdivision to re-direct the James Drive extension to Valley Street versus Oak Avenue and to include traffic calming design elements on the James Drive extension including bulb-outs and raised medians. Although there is no discretionary permit required for these, the applicant is also proposing elevations and floor plans for the single family residences. The project includes the construction of homes on each of the subdivided residential lots and the proposed homes comply with City Council Policy No. 44, Neighborhood Architectural Guidelines. A compliance table is included as Attachment No. 4. Four floor plans are proposed ranging in size between 2,914 SF and 4,980 SF. The smallest is Plan One which is single story with an attached two-car garage. The remaining three are all two-story with attached garage space for three vehicles. Architectural styles are Spanish, French Country, and Coastal. Elements found on the Spanish style are red barrel roof tiles, wrought iron, and arched entries. The French Country style includes flat roof tile on hip roofs and stone accents. The Coastal style is distinguished by the use of horizontal siding. 1 CT 12-07 – VALLEY 17 September 18, 2013 Page 2 The Valley 17 project site consists of two separate parcels. The project site and surrounding properties have an existing General Plan Land Use Designation of Residential Low-Medium Density (RLM), which allows low to medium density residential development (0 to 4 du/ac) with a Growth Management Control Point (GMCP) of 3.2 du/ac. The property and surrounding properties are zoned R-1. The proposed project has a density of 4.52 dwelling units per acre. Additional information concerning why the proposed density can be permitted is provided in the General Plan Analysis section of this report. The site is surrounded by existing single family homes on the north, south, east, and west sides of the property. The site is vacant and has been used for agricultural production. Topographically, the site is flat with a gentle slope on the eastern half of the property with elevations ranging between 160 on the property interior and 168 feet mean sea level along Valley Street. The previously graded and disturbed site is devoid of any significant or sensitive vegetation. In order to meet the City’s Inclusionary Housing requirement, the project is conditioned to enter into an affordable housing agreement to provide three (3) Second Dwelling Units within the project. The project, as designed and conditioned, meets the City’s standards for subdivisions and is in compliance with the General Plan. The project complies with all applicable standards, there are no outstanding project issues, and findings can be made for approval of the project. Table 1 below includes the current land uses, General Plan designations and zoning of the project site and surrounding properties. TABLE 1 Location General Plan Designation Zoning Current Land Use Site RLM R-1 Vacant North RLM R-1 Single Family South RLM R-1 Single Family East RLM R-1 Single Family West RLM R-1-10,000 Single Family Table 2 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 2 Gross Acres Net Acres DUs Allowed at GMCP Density DUs Proposed and Project Density 3.76 3.76 12 17/4.52 du/ac* The subject property is designated Residential Low-Medium (RLM). The RLM Land Use designation allows for the development of single family residential units within a density range of 0-4 dwelling units per acre (du/ac) and at a Growth Management Control Point (GMCP) of 3.2 du/ac. The project site has a gross/net area of 3.76 acres and at the RLM GMCP, 12 dwelling units are allowed. The proposed project (17 lots on 3.76 acres) has a density of (4.52 du/acre) that is 5 dwelling units above the RLM GMCP density yield for the site. CT 12-07 – VALLEY 17 September 18, 2013 Page 3 *However, the General Plan Land Use Element includes an exceptional case policy that allows a density increase of 25% above the top of the RLM density range (up to 5 du/acre in this case) where the zone of the property (R-1) is consistent with the land use designation (which it is in this case) and specific findings (as listed in Table 4 on Page 6 of this staff report) can be made. III. ANALYSIS The project is subject to the following regulations: A. Residential Low-Medium Density (RLM) General Plan Land Use designation; B. One Family Residential (R-1) Zone, (Chapter 21.10 of the C.M.C); C. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); D. Inclusionary Housing Ordinance (Chapter 21.85 of the CMC); and E. Growth Management Ordinance (Chapter 21.90 of the CMC) 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 Low Medium Density (RLM) Land Use Designation The project also complies with the Elements of the General Plan as outlined in Table 3 below: TABLE 3 - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use The site is designated for Residential Low-Medium density, (RLM – 0-4 du/ac) with a GMCP of 3.2 du/ac. 12 dwellings units could be constructed on the site at the GMCP (3.76 acres x 3.2 du/ac). 17 Single-family lots are being proposed at a density of 4.52 du/ac The project’s density of 4.52 dwelling units per acre (17 lots) is above the RLM density range of 0-4 du/ac, but does not exceed the maximum density allowed at the top of the range by more than an additional 25% (5 du/ac) per the exceptional case rule as specified in the General Plan. A total of 5 dwelling units will be withdrawn out of the City’s Excess Dwelling Unit Bank in accordance with City Council Policy 43. Yes CT 12-07 – VALLEY 17 September 18, 2013 Page 4 TABLE 3 - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Housing Provision of affordable housing. The project is conditioned to enter into an affordable housing agreement to provide three (3) Second Dwelling Units that will be located on lots 3, 5 and 9. Yes Public Safety Reduce fire hazards to an acceptable level The project will install new fire hydrant(s) consistent with Public Safety Requirements 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 have any environmental impacts to the previously graded site that is void of sensitive habitat. The project is conditioned to conform to all NPDES requirements and has been designed to include Low Impact Design (LID) elements. Yes Yes Noise Comply with the residential exterior noise standard of 60 dB(A) CNEL and interior noise standard of 45 dB(A) CNEL. Per a site specific Noise Study prepared by Davey & Associates, dated August 2 2013, the project will comply with the exterior noise standard of 60 dB(A) and interior noise standard of 45 dB(A) CNEL. Yes CT 12-07 – VALLEY 17 September 18, 2013 Page 5 TABLE 3 - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Circulation Construct roadway improvements needed to serve proposed development. The project fronts to both Oak Avenue and Valley Street and will be required to enter into a Neighborhood Improvement Agreement (NIA)* because Oak Avenue is designated as an Alternative Design Street. No frontage improvements are required at this time for Oak Avenue, however, Valley Street and James Drive will receive full improvements. The project provides adequate circulation infrastructure to serve the projected population; and provide a circulation system that promotes safety and livability of residential neighborhoods while maintaining adequate emergency access for service providers and prompt evacuation capabilities for residents in that, primary local access to the site will be provided via the extension of James Drive. The circulation system has been designed in conformance with Land Development Engineering Division and Fire Department design standards and complies with all other applicable City design standards. Yes * NIA - A Neighborhood Improvement Agreement ensures that the property owner retains financial responsibility for constructing potential future street improvements. All of the required findings can be made to approve this 25% density increase as shown in Table 4 below: CT 12-07 – VALLEY 17 September 18, 2013 Page 6 TABLE 4 – GENERAL PLAN LAND USE COMPLIANCE FINDINGS COMPLIANCE The project must be compatible with the objectives, policies, general plan land uses and programs expressed in the General Plan Land Use Element. As demonstrated in Table 3 above the project is compatible with the General Plan. All of the necessary infrastructure must be in place to support the project. The project either incorporates the necessary infrastructure or is conditioned to provide it. The proposed density must not exceed the maximum density allowed at the top of the range by more than an additional 25%. The maximum density of the RLM designation is 4 du/acre. The proposed project density is 4.52 du/acre, which is less than the General Plan Land Use policy which allows a 25% increase up to 5 du/acre. Furthermore, City Council Policy No.43 “Excess Dwelling Unit Bank” includes the same exceptional case provision to allow for the withdrawal of 5 dwelling units from the bank. B. R-1 One-Family Residential Zone (Chapter 21.10 of the CMC) The proposed project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code (CMC) including the R-1 Zone (CMC Chapter 21.10). As summarized in Table 5 below, the project meets or exceeds the requirements of the R-1 Zone and Planned Development regulations. TABLE 5: R-1 ZONE AND PLANNED DEVELOPMENT ORDINANCE COMPLIANCE Applicable R-1 Zoning Development Standards Standard Requirement Proposed Comply Minimum lot size 7,500 square feet 7,500 SF to 8,713 SF Yes Minimum Lot width 60 feet Minimum 65 feet Yes Building Height 30 feet maximum w/+3:12 roof pitch 24 feet maximum w/- 3:12 roof pitch All structures are proposed with 3:12 roof pitch or more. Maximum height proposed 29’ 10’ Yes Setbacks: Front Side Rear 20 feet 10% of 65 foot lot width (6’6”) 20% of 65 foot lot width (13’) 20 feet 6’6” minimum 18 feet minimum Lot Coverage 40 % maximum 40% maximum Yes C. Subdivision Ordinance The project includes seventeen (17) single family residential lots and is therefore subject to the regulations of Chapter 20.16 of the Subdivision Ordinance. These subdivision regulations require the project to include required street dedications and improvements (streets, sewer, water, and drainage) to serve the proposed subdivision. The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has concluded that the subdivision, as conditioned, complies with all the applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance. The project fronts to Oak Avenue and Valley CT 12-07 – VALLEY 17 September 18, 2013 Page 7 Street and will be required to enter into a Neighborhood Improvement Agreement (NIA), because Oak Avenue is designated as an Alternative Design Street. No frontage improvements will be required at this time for the Oak Avenue frontage. The developer will be required to install street and utility improvements for the proposed James Drive extension and Valley Street frontage including but not limited to curbs, gutters, parkways, sidewalks, sewer and drainage facilities, fire hydrants, and street lights. General utility and access easements will be dedicated to allow for the construction of project drainage, sewer, and water facilities on the final map. No standards variances are needed to approve the project. Given the above, the proposed subdivision would provide all necessary facilities and improvements without producing land conflicts; therefore, the project is consistent with the Subdivision Ordinance. D. Inclusionary Housing Ordinance The proposed project involves the creation of seventeen residential lots through a subdivision and, therefore, must provide affordable housing to lower-income households as specified in the Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential development of seven or more units, not less than fifteen percent of the total units approved shall be constructed and restricted both as to occupancy and affordability to lower-income households. This 17 unit project is therefore responsible for providing three inclusionary units. Whenever reasonably possible, inclusionary units should be built on the residential development project site. The developer is proposing and the Housing Policy Team is recommending support of the construction of three Second Dwelling Units to satisfy their inclusionary housing obligations. Therefore, the applicant has been conditioned to satisfy the inclusionary housing requirement for lower-income households by entering into an Affordable Housing Agreement to construct three (3) Second Dwelling Units on lots 3, 5, and 9, subject to City Council approval. By entering into the agreement prior to final map recordation, the Valley 17 project is providing its fair share of housing affordable to lower income households and, therefore, is consistent with the Inclusionary Housing Ordinance. E. 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 6 below. TABLE 6 - GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 59.10 sq. ft. Yes Library 31.52 sq. ft. Yes Waste Water Treatment 17 EDU Yes Parks .12 acre Yes Drainage 29.51 CFS Yes Circulation 170 ADT Yes Fire Station No. 1 Yes Open Space 0 acres N/A Schools Carlsbad Unified School District (E=6/M=2/HS =2) Yes Sewer Collection System 17 EDUs Yes Water 3,740 GPD Yes CT 12-07 – VALLEY 17 September 18, 2013 Page 8 The project proposes 17 dwelling units whereas the maximum unit yield at the GMCP of the property is 12 dwelling units. Consistent with the General Plan and Policy No. 43, 5 DUs will be withdrawn from 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. 7009 (CT) 2. Location Map 3. Disclosure Statement 4. Policy 44 Compliance Table 5. Reduced Exhibits 6. Exhibits “C1- C5”, “L1-L3”, “A1-A20” dated September 18, 2013 OAK A V V A L L E Y S T H IGH L AN D D R PINE A V BASSWOOD AVC A R LS B A D V IL LA G E D R JAMES D R CAN Y O N S T MO N R O E S T N E W LA ND C T MA E Z E L LN B O N IT A L N VALLE Y PLEVERG R EE N C R ST JA M E S C T J AM ES DR CT 12-07Valley 17 SITE MAP J SITE EL CAMINO R E A LLA COSTA AV ALGA RD C A R L S B A D B L ATTACHMENT 4 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 proposes four floor plans. Three with three elevations. The fourth floor plan has a single elevation. 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. Every House has a coherent architectural style. 3 Architectural styles have been provided: Spanish, French Country and Coastal 4 sided architecture has been provided. All elevations have the same design integrity of forms, details and materials. 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 design details noted below have been provided to reinforce and enhance the architectural style of the homes: Spanish Wrought Iron Accents 18" overhang with 4x6 Exposed Rafter Tails 2x3 Wood Fascia with Half Round Gutter Arched Entries/openings Decorative Gable End Detail (Simulated Clay Pipe Detail) French Country 2x6 Fascia with half round gutter Manufactured Stone Veneer Accent 12" Overhang with Stucco over Shaped Decorative Foam Eave or 18" overhang with 4x6 Rafter Tails Window and door trim with decorative sill trim Coastal 12" Eave Overhang w/2x6 Fascia w/ Half Round Gutter 8" Siding w/ Corner Trim Brick Veneer Accent Window and Door Trim- 2x4 Sill Trim, 2x4 Jamb Trim and 2x6 Header Trim Decorative Gable End Vent w/ 2x trim 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) ATTACHMENT 4 CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES CONTINUED Architectural Guideline Compliance Comments Floor Plans and Elevations (continued) 4 Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. A variety of roof forms and heights has been provided through the use of a single story plan, single story edges, and through a variety of roof pitches and directions. In addition a variety of roof types (hips, gable end and shed roofs) has been provided. Site Planning 5 Houses with both the same floor plan and elevation style shall not occur on adjacent lots. All floor plans and elevation styles are dispersed so that they do not occur on adjacent lots. 6 Reverse floor plans shall be included where possible to add variety to the street scene. Reverse floor plans are implemented. Single Story Requirements 7 A minimum of 15% of the total number of homes shall be single-story structures. Single-story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330. or A minimum of 10% of the total number of homes shall be single-story structures and 15% shall be reduced second story structures. A reduced second story structure shall comply with the following criteria: A minimum of 60% of the roofline shall be single story; A 2-story element may be added in the central portion of the front and rear elevation; and The second story element may be no greater than 25% of the floor area of the first floor of the house (including garage). or For alley-loaded product, a minimum of 20% of the homes shall be single-story for the front 20% of the home (overall depth of house times 20%). Three of the homes are required to be single story. Lots 4, 7, and 14 have single story homes. Plate heights are 12 feet and maximum height to top of roof is 20 feet. 8 A maximum of 20% of the total number of homes are exempt from the requirement to have a single-story building edge. 3 homes are exempt from providing a single story edge. They are a random designation of those homes on Lots 8, 9, and 10. ATTACHMENT 4 CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES CONTINUED Architectural Guideline Compliance Comments Single Story Requirements (continued) 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. There are eleven remaining homes. Each of the remaining eleven floor plans include a side courtyard with the following dimensions: Plan 2: 25’10” X 17’ Plan 3: 19’6” X 15’4” Plan 4: 21’ X 23’2” 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. 82% of the four floor plans comply with the provision of four separate building planes; a 24” minimum plane separation, and a minimum 10’ separation between the rear and front planes. The minimum plane size is 35 sq.ft. 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. 70% of the homes meet the four plane requirement for the rear yard. Floor plans 2 and 3 are designed with four planes and together are 12 of the 17 homes. ATTACHMENT 4 CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES CONTINUED Architectural Guideline Compliance Comments Multiple Building Planes (continued) 12 For at least 66% of the homes in a project, one side elevation shall have sufficient offsets or cutouts so that the side yard setback averages a minimum of 8.5 feet. 70% of the homes meet the minimum sideyard average of 8.5 feet. Plan 2 has an average of 13’8” feet and plan 3 has an average of 10’9”. 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 of the doors and windows meet this requirement. 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. Windows and window and door trim are style specific and reinforce each elevation style. Spanish Simulated timber header trim and decorative sill trim Spanish Style specific shutters at accent locations Arched top openings at entries and porches 4/4 window mullion pattern French Country Arched top openings at entries and porches Window and door trim with decorative sill trim 2/4 Window Mullion pattern French Country Style specific shutters at accent locations Coastal Window and door trim with decorative header and sill trim 4/4 window mullion pattern Coastal Style specific shutters at accent locations ATTACHMENT 4 CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES CONTINUED Architectural Guideline Compliance Comments 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. 53% of the homes have porches as follows: Plan 3 (7 lots) 6’2”X18’4” = 113.04 sq.ft. Plan 4 (2 lots) 6’2”X19’10” = 122.29 sq.ft A variety of roof elements have been provided over porches. Plan 3 porch is a single story element attached to a single story portion of the plan. Plan 4 porch is a single story element abutting a two story portion of the plan. 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. 82% of the homes have visible front doors as follows: Plan 2 Plan 3 Plan 4 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. Each floor plan has a single chimney. 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. All garage doors are either double or single. No garage space wider then a double is proposed. 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. uuuuuuuuuu uuuuuuuuu 2011314 |AUGUST 26, 2013 VALLEY AND OAK CARLSBAD, CA “Type of Construction per CBC - Type V-B (Non-Rated)” California Residential Code Occupancy Classifications R-3 - Residence U - Garages uuuuuuuuuu uuuuuuuuu VALLEY AND OAK CARLSBAD, CA Civil Exhibits: Site Plan: TT Map TT-1 Site Plan: TT Map TT-2 Site Plan: TT Map TT-3 Landscape Exhibits: Overall Conceptual Landscape Plan L-1 Conceptual Wall and Fencing Plan L-2 Conceptual Planing Plan L-3 Architectural Package: Exhibits Page Plan 1 Floor Plan 1.1 Plan 1A Spanish Building Elevations 1.2 Plan 1B French Country Building Elevations 1.3 Plan 1C Coastal Building Elevations 1.4 Plan 1 Roof Plans 1.5 Plan 2 Floor Plan 2.1 Plan 2 Plan Options 2.2 Plan 2A Spanish Building Elevations 2.3 Plan 2B French Country Building Elevations 2.4 Plan 2C Coastal Building Elevations 2.5 Plan 2 Roof Plans 2.6 2011314 |AUGUST 26, 2013 Exhibits Page Plan 3 Floor Plan 3.1 Plan 3A Spanish Building Elevations 3.2 Plan 3B French Country Building Elevations 3.3 Plan 3C Coastal Building Elevations 3.4 Plan 3 Roof Plans 3.5 Plan 4 Floor Plan 4.1 Plan 4B French Country Building Elevations 4.2 Plan 4 Roof Plans 4.3 Neighborhood Architectural Design Guidelines 5.0 Style Elements/Design Details Summary 5.1 MAY. 21, 2013 R1JN: CV04City Ventures, LLCValley Street and Oak AvenueCarlsbad, California2nd City SubmittalOverall Conceptual Landscape PlanProposed tree (per Planting Plan).Parkway Planting (Homeowner Maintained).Accent Shrub.Street sidewalk.Driveway.Private yard (Homeowner Maintained).Vehicular sight line.Sewer line / connection, per Civil's plan.Water meter / water-line, per Civil's plan.Property / lot line.Right-of-way.Utility easement, per Civil's plan.BMP Treatment and Detention System to be Maintained by HomeownerProposed wall / fence, per Wall & Fence Plan.BMP Treatment and Detention System to be Maintained by City.Mortared Riprap paving.5.6.4.3.2.1.PLAN LEGEND61254126534311. All proposed planting areas shall be treated with soil conditioners to increaseand retain soil moisture.2. Plant materials shown on plan are appropriate suggestions only. Plantmaterials have been selected for their low-water demand. Final selections areto be determined in final Construction Plans, per City Standards.3. The final Construction Plans shall address Xeriscape (low-water usage)principles as described in the city of Carlsbad landscape manual and localAB1881 Water Rules & Regulations (if applicable) and have only low volumeor subsurface irrigation within twenty-four inches of an impermeable surface.4. Three inches of bark mulch will be used in non-turf areas to reduce moistureloss.5. All areas requiring slope re-vegetation planting shall be irrigated with apermanent automatically controlled irrigation system covering 100% of theplanted area.6. Recycled water is not to be used for single family residences. Project will usepotable water.7. Only low volume or subsurface irrigation shall be used to irrigate anyvegetation within twenty-four inches of an impermeable surface unless theadjacent impermeable surfaces are designed and constructed to cause waterto drain entirely into a landscaped area.WATER CONSERVATION (PLAN):1. The city of Carlsbad landscape manual fire protection requirements shall applyto all naturalizing and perimeter slopes, if applicable.2. Fire hydrants and emergency/maintenance access are identified on thetentative map.FIRE PROTECTION:1. All landscaped areas (including parkways within the ROW) to beprivately (homeowner) maintained.LANDSCAPE MAINTENANCE RESPONSIBILITY:Slopes 6:1 or steeper requiring erosion control measures as specified herein shall betreated with one or more of the following planting standards:A. Standard 1 - Cover Crop/Reinforced Straw Matting:Cover crop shall be a seed mix typically made up of quick germinating and fastcovering grasses, clover, and/or wild flowers. Submit the specific seed mix forCity approval prior to application. The cover crop shall be applied at a rate andmanner sufficient to provide 90% coverage within thirty (30) days.Type of reinforced straw matting shall be approved by the city and staked to theslope as recommended by manufacturer.Reinforced straw matting shall be required when planting occurs betweenAugust 15 and April 15. The cover crop and/or reinforced straw mat shall beused the remainder of the year.B. Standard #2 - Ground CoverOne hundred (100%) percent of the area shall be planted with ground coverknown to have excellent soil binding characteristics (planted from a minimumsize of flatted material and spaced to provide full coverage within one year).C. Standard #3 - Low ShrubsLow spreading woody shrubs (planted from a minimum of 2-3/4" inch liners)shall cover a minimum of seventy (70%) percent of the slope face (at maturesize).D. Standard #4 - Trees and/or Large ShrubsTrees and/or large shrubs shall be (planted from a minimum of 1 galloncontainers) at a minimum rate of one (1) per two hundred (200) square feet.SLOPE RE-VEGETATION:Slopes 6:1 or steeper and:A. 3' or less in vertical height and are adjacent to public walks or streetrequire at minimum Standard #1.B. 3' to 8' in vertical height require Standard #1 (erosion control matting shallbe installed in lieu of a cover crop), #2 and #3.C. In excess of 8' in vertical height require Standard #1 ( erosion controlmatting shall be installed in lieu of a cover crop), #2, #3, and #4.Areas graded flatter then 6:1 require Standard #1 (cover crop) with temporaryirrigation when they have one or more of the following conditions:A. Sheet graded pads not scheduled for improvements within 6 months ofcompletion of rough grading.B. A potential erosion problem as determined by the City.C. Identified by the City as highly visible areas to the public or have specialconditions that warrant immediate treatment.37.8.9.10.11.12.12101113.131351131871114.214141415.1571616.16 S S S S S S S W W W W W W W WSSDSDSDSDSDSDSD SD SD SD SD SD Conceptual Wall and Fencing PlanMAY. 21, 2013 R1JN: CV04City Ventures, LLCValley Street and Oak AvenueCarlsbad, California2nd City Submittal±6' High stucco wall with precast cap.±5'-6" High sideyard wood fence.WALL LEGEND±6' High stucco wall with precast cap.±5'-6" High sideyard wood fence.6546541210111313511987Fire hydrant / connection, per Civil's plan.Catch-basin / drain-line, per Civil's plan.Planted center median.Street sidewalk.Driveway.Private yard (Homeowner Maintained).Vehicular sight line.Sewer line / connection, per Civil's plan.Water meter / water-line, per Civil's plan.Property / lot line.Right-of-way.Utility easement, per Civil's plan.Underground water storage detention system, per Civil's plan.5.6.4.3.2.1.PLAN LEGEND7.8.9.10.11.12.13.218119877±25'-0" typ.BCR S S S S S S W W W W W W W WSSDSDSDSDSDSDSD SD SD SD SD SD Lagestroemia indica sp. (Crape Myrtle)Type/FormAgonis flexuosa (Peppermint Tree)PLANTING LEGENDTREESSymbolPublic StreetPrivate StreetTrunkSingleSingleBotanical Name (Common Name)SuggestionsSize15 Gal.15 Gal.Agave attenuata (Fox Tail Agave)Anigozanthos 'Big Red' (Red Kangaroo Paw)SHURBS5 Gal.5 Gal.Bougainvillea 'Monka' (Oo-La-La® Bougainvillea)Rosmarinus p. 'Huntington Carpet' (Prostrate Rosemary)GROUND COVER & VINES5 Gal. @ 30" O.C.Senecio serpens (Blue Chalksticks)1 Gal. @ 30" O.C.4" flats @ 18" O.C.Qty.715321555453003,145Acorus gramineus (Japanese Rush)Carex oshimensis (Oshima Sedge)BMP TREATMENT & DETENTION SYSTEM (to be Maintained by City)1 Gal. @ 24" O.C.Schizachyrium scoparium (Little Bluestem)294Tulbaghia violacea (Society Garlic)BMP ground cover materials to be the following:Conceptual Planting PlanMAY. 21, 2013 R1JN: CV04City Ventures, LLCValley Street and Oak AvenueCarlsbad, California2nd City SubmittalNOTES:1. Irrigation (low volume or subsurface) will be provided, in theConstruction Document phase, and to be installed per localCalifornia water regulations (AB1881) . Parkway irrigation tobe maintained by homeowner.2. All areas requiring slope re-vegetation planting shall beirrigated with a permanent automatically controlled irrigationsystem covering 100% of the planted area.3. Recycled water is not to be used for single family residences.Project will use potable water.4. Transformers, back-flow preventers & other above-groundutilities to be screened with landscape as permitted per localcodes & regulations.5. Landscape lighting (landscape up-lights, path lights/bollards,etc.) to be coordinated with Electrical Engineer in future phase.6. No Model Homes are being proposed at this time.I am familiar with the requirements for landscapeand irrigation plans contained in the City ofCarlsbad’s landscape manual and water efficientlandscape regulations. I have prepared this planin compliance with those regulations and thelandscape manual and agree to comply with allrequirements when submitting constructiondocuments and that the plan implements thoseregulations to provide efficient use of water. 1.1 REAR FRONTLEFT © 2013 WILLIAM HEZMALHALCH ARCHITECTS, INC. MARCh 7, 2013 RIGhT Style Elements: Spanish Roof: Concrete “S” Tile w/ 25% boosted Tiles Fascia: 2x3 with half-Round Gutter Eaves: 18” Overhang with 4x6 Rafter Tails. Gable: Foam Accent Detailing Exterior: Stucco (Sand Finish) Window/Door Trim: Min. 2” recessed Windows and/or 2x Decorative Foam Trim Garage Doors: Decorative Metal Roll-Up Garage Doors Entry Doors: Decorative Front Entry Doors Chimney Cap: Decorative Metal Chimney Cap PLAN 1A - SPANISh BUILDING ELEVATIONS 1.220’-0” MAX. HEIGHT18’-0” REAR FRONTLEFT © 2013 WILLIAM HEZMALHALCH ARCHITECTS, INC. RIGhT PLAN 1B- FRENCh COUNTRY BUILDING ELEVATIONSStyle Elements: French Country Roof: Concrete Flat Tile Fascia: 2x6 with half-Round Gutter Eaves: 12” Overhang with Stucco over Shaped Foam Trim and/or 18” Overhang with 4x6 Rafter Tails Exterior: Stucco (Sand Finish) Window/Door Trim: Min. 2” recessed Windows and/or 2x Decorative Foam Trim Garage Doors: Decorative Metal Roll-Up Garage Doors Entry Doors: Decorative Front Entry Doors Chimney Cap: Decorative Metal Chimney Cap Veneer: Brick Veneer AUGUST 26, 2013 1.320’-0” MAX. HEIGHT20’-0” REAR FRONTLEFT © 2013 WILLIAM HEZMALHALCH ARCHITECTS, INC. MARCh 7, 2013 RIGhT PLAN 1C - COASTAL BUILDING ELEVATIONS Style Elements: Coastal Roof: Concrete Flat Tile Fascia: 2x6 with half-Round Gutter Eaves: 12” Overhang with 2x6 Fascia Exterior: 8” Siding with Corner Trim Window/Door Trim: 2x4 Sill Trim, 2x4 Jamb Trim, 2x6 header Trim Garage Doors: Decorative Metal Roll-Up Garage Doors Entry Doors: Decorative Front Entry Doors Chimney Cap: Decorative Metal Chimney Cap 1.420’-0” 20’-0” MAX. HEIGHT 1.5 2.1 2.2 REAR FRONTLEFT © 2013 WILLIAM HEZMALHALCH ARCHITECTS, INC. MARCh 7, 2013 RIGhT PLAN 2A - SPANISh BUILDING ELEVATIONSStyle Elements: Spanish Roof: Concrete “S” Tile w/ 25% boosted Tiles Fascia: 2x3 with half-Round Gutter Eaves: 18” Overhang with 4x6 Rafter Tails. Gable: Foam Accent Detailing Exterior: Stucco (Sand Finish) Window/Door Trim: Min. 2” recessed Windows and/or 2x Decorative Foam Trim Garage Doors: Decorative Metal Roll-Up Garage Doors Entry Doors: Decorative Front Entry Doors Chimney Cap: Decorative Metal Chimney Cap 2.325’-8”30’-0” MAX. HEIGHT REAR FRONTLEFT © 2013 WILLIAM HEZMALHALCH ARCHITECTS, INC. RIGhT PLAN 2B - FRENCh COUNTRY BUILDING ELEVATIONSStyle Elements: French Country Roof: Concrete Flat Tile Fascia: 2x6 with half-Round Gutter Eaves: 12” Overhang with Stucco over Shaped Foam Trim and/or 18” Overhang with 4x6 Rafter Tails Exterior: Stucco (Sand Finish) Window/Door Trim: Min. 2” recessed Windows and/or 2x Decorative Foam Trim Garage Doors: Decorative Metal Roll-Up Garage Doors Entry Doors: Decorative Front Entry Doors Chimney Cap: Decorative Metal Chimney Cap AUGUST 26, 2013 2.428’-9” 30’-0” MAX. HEIGHT REAR FRONTLEFT © 2013 WILLIAM HEZMALHALCH ARCHITECTS, INC. MARCh 7, 2013 RIGhT PLAN 2C - COASTAL BUILDING ELEVATIONS Style Elements: Coastal Roof: Concrete Flat Tile Fascia: 2x6 with half-Round Gutter Eaves: 12” Overhang with 2x6 Fascia Exterior: 8” Siding with Corner Trim Window/Door Trim: 2x4 Sill Trim, 2x4 Jamb Trim, 2x6 header Trim Garage Doors: Decorative Metal Roll-Up Garage Doors Entry Doors: Decorative Front Entry Doors Chimney Cap: Decorative Metal Chimney Cap 2.527’-9” 30’-0” MAX. HEIGHT 2.6 3.1 REAR FRONTLEFT © 2013 WILLIAM HEZMALHALCH ARCHITECTS, INC. MARCh 7, 2013 RIGhT PLAN 3A - SPANISh BUILDING ELEVATIONSStyle Elements: Spanish Roof: Concrete “S” Tile w/ 25% boosted Tiles Fascia: 2x3 with half-Round Gutter Eaves: 18” Overhang with 4x6 Rafter Tails. Gable: Foam Accent Detailing Exterior: Stucco (Sand Finish) Window/Door Trim: Min. 2” recessed Windows and/or 2x Decorative Foam Trim Garage Doors: Decorative Metal Roll-Up Garage Doors Entry Doors: Decorative Front Entry Doors Chimney Cap: Decorative Metal Chimney Cap 3.227’-4” 30’-0” MAX. HEIGHT REAR FRONTLEFT © 2013 WILLIAM HEZMALHALCH ARCHITECTS, INC. MARCh 7, 2013 RIGhT PLAN 3B - FRENCh COUNTRY BUILDING ELEVATIONSStyle Elements: French Country Roof: Concrete Flat Tile Fascia: 2x6 with half-Round Gutter Eaves: 12” Overhang with Stucco over Shaped Foam Trim and/or 18” Overhang with 4x6 Rafter Tails Exterior: Stucco (Sand Finish) Window/Door Trim: Min. 2” recessed Windows and/or 2x Decorative Foam Trim Garage Doors: Decorative Metal Roll-Up Garage Doors Entry Doors: Decorative Front Entry Doors Chimney Cap: Decorative Metal Chimney Cap Veneer: Brick Veneer 3.330’-0” 30’-0” MAX. HEIGHT REAR FRONTLEFT © 2013 WILLIAM HEZMALHALCH ARCHITECTS, INC. MARCh 7, 2013 RIGhT PLAN 3C - COASTAL BUILDING ELEVATIONS Style Elements: Coastal Roof: Concrete Flat Tile Fascia: 2x6 with half-Round Gutter Eaves: 12” Overhang with 2x6 Fascia Exterior: 8” Siding with Corner Trim Window/Door Trim: 2x4 Sill Trim, 2x4 Jamb Trim, 2x6 header Trim Garage Doors: Decorative Metal Roll-Up Garage Doors Entry Doors: Decorative Front Entry Doors Chimney Cap: Decorative Metal Chimney Cap 3.429’-10” 30’-0” MAX. HEIGHT 3.5 4.1 REAR FRONTLEFT © 2013 WILLIAM HEZMALHALCH ARCHITECTS, INC. MARCh 7, 2013 RIGhT PLAN 4B - FRENCh COUNTRY BUILDING ELEVATIONSStyle Elements: French Country Roof: Concrete Flat Tile Fascia: 2x6 with half-Round Gutter Eaves: 12” Overhang with Stucco over Shaped Foam Trim and/or 18” Overhang with 4x6 Rafter Tails Exterior: Stucco (Sand Finish) Window/Door Trim: Min. 2” recessed Windows and/or 2x Decorative Foam Trim Garage Doors: Decorative Metal Roll-Up Garage Doors Entry Doors: Decorative Front Entry Doors Chimney Cap: Decorative Metal Chimney Cap 4.229’-6” 30’-0” MAX. HEIGHT 4.3 MARCh 6, 2013 Neighborhood Architectural Design Guidelines Conformance Summary il i - i s i s nf n Plan Number Plan 1 Plan 2 Plan 3 Plan 4 Unit Mix 3 5 7 2 Stories 1 2 2 2 Floor Plans and Elevations 1. All residential projects shall be required to have a mininum number of different floor plans, different front and corresponding matching rear elevations with different color schemes as identified below. 13-20 dwelling units shall provide 2 different floor plans and 3 different elevations. 3 elevations 3 elevations 3 elevations 1 elevation 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. 3 Styles- Spanish, French Country and Coastal 3 Styles- Spanish, French Country and Coastal 3 Styles- Spanish, French Country and Coastal 1 Style- French Country 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 facade(s) of the house. Design Details: · 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 sliding) See Exterior Elevations and Materials List See Exterior Elevations and Materials List See Exterior Elevations and Materials List See Exterior Elevations and Materials List 4. Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood.Yes Yes Yes Yes 5. Houses with both the same floor plan and elevation style shall not occur on adjacent lots.See Site Plan See Site Plan See Site Plan See Site Plan 6. Reverse floor plans shall be included where possible to add variety to the street scene.Yes Yes Yes Yes Single Story Requirements n - i h D i n 7. A minimum of 15% of the total number of homes shall be single-story structures. Single-story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330.Yes N/A N/A N/A 8. A maximum of 20% of the total number of homes are exempt from the requirementto have a single-story building edge. 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. Single Story Home Minimum 15'x15' Side Courtyard Minimum 15'x15' Side Courtyard Minimum 15'x15' Side Courtyard 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 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.N/A Complies- See Roof Plans for documenta tion Complies- See Roof Plans for documenta tion N/A 11. Rear elevations shall adhere to the same criteria outlined in Number 10 above for front elevation 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. N/A Complies- See Roof Plans for documenta tion Complies- See Roof Plans for documenta tion N/A 12. For at least 66% of the homes in a project, one side elevation shall have sufficient offsets or cutouts so that the side yard setback averages a minimum of 8.5 feet. N/A Complies- See Roof Plans for documenta tion Complies- See Roof Plans for documenta tion Complies- See Roof Plans for documenta tion i n - t i lin Windows/Doors 13. At least 66% of exterior openings (door/window) 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). 2" Recess or 2x trim at all exterior elevations 2" Recess or 2x trim at all exterior elevations 2" Recess or 2x trim at all exterior elevations 2" Recess or 2x trim at all exterior elevations 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.Yes Yes Yes Yes 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 facade 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.N/A N/A Yes Yes 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 froim the front door to the street are encouraged.Yes Yes Yes Yes Chimneys 17. Chimneys and chimeny 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.Yes yes Yes Yes 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. 2 Car Straight-in Garage 2 Car Straight in Garage with 1 Car Turn In Garage 2 Car + Tandem Straight-in Garage 2 Car + Tandem Straight-in Garage 5.0 5.1 AUGUST 26, 2013 Tower ElementExposed Rafter TailsSimulated Clay PipesSimulated Wood HeaderTight Rake Detail at Gable endsWindow MullionsArched OpeningsTower ElementDecorative Eave/ FasciaShuttersArched ElementsWindow Trim /Decorative sill trimManufactured Stone VeneerExposed Rafter Tails at EavesWindow MullionsBay WindowDecorative Header detailDecorative Eave/ FasciaExterior Wood SidingBrick VeneerDecorative Gable End VentsWindow MullionsShuttersPorch ColumnsWindow and Door Trim- woodPlan 1 Front • • • • • • • • • • • • • • •• • • •• SS Plan Rear • • • • •• • • • • • • • • • Right • • • • •• • • •• • • • Left • • • • •• • • •• • • • • Plan 2 Front • • • • • • • • • • • •• • • • • Rear • • • • • • • • • • • • • • • • • • Right • • • • • • • • • • • • • • • Left • • • • • • • • • •• • • • Plan 3 Front • • • • • • • • • • • • • • • • • • Rear • • • • ••• • •• • • • • Right • • • • • • • • •• • • • • • Left • • • • • • • •• • • • • Plan 4 Front • • • • • • Rear • • • • Right • • • • • Left • • • • Style Elements/ Design Details Spanish CoastalFrench Country