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2021-09-15; Planning Commission; ; PUD 2021-0002/SDP 2021-0004/CDP 2021-0007/MS 2021-0002 (DEV2021-0024) – JUNIPER BEACH HOMES
Item No. Application complete date: June 30, 2021 P.C. AGENDA OF: September 15, 2021 Project Planner: Esteban Danna Project Engineer: Allison McLaughlin SUBJECT: PUD 2021-0002/SDP 2021-0004/CDP 2021-0007/MS 2021-0002 (DEV2021-0024) – JUNIPER BEACH HOMES – Request for approval of a Planned Development Permit, Site Development Plan, Coastal Development Permit, and Tentative Parcel Map to demolish an existing three-unit multi-family residence and construct a four-unit, residential air- space condominium project on a 0.25-acre site located at 295 Juniper Avenue, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. The project site is located outside the appealable area of the California Coastal Commission. The City Planner has determined that this 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 is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15303(b) (New Construction or Conversion of Small Structures) of the State CEQA guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7424 APPROVING PUD 2021-0002/SDP 2021-0004/CDP 2021-0007/MS 2021-0002 based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The subject 0.25-acre infill site is located at 295 Juniper Avenue within the Mello II Segment of the Local Coastal Program and Beach Area Overlay Zone (BAOZ). The property is generally flat and is currently developed with three residential units. The three residential units will be demolished to accommodate the development and are not “historic” as discussed in the environmental section below. The development of the proposed four-unit condominium requires the processing and approval of a Planned Development Permit, Site Development Plan, Coastal Development Permit and Tentative Parcel Map. The subdivision is considered minor and requires a parcel map (MS – minor subdivision) because it involves the division of land into four or fewer condominiums. Table “A” below includes the General Plan designations, zoning, and current land uses of the project site and surrounding properties. 1 PLANNING COMMISSION Staff Report . 0 PUD 2021-0002/SDP 2021-0004/CDP 2021-0007/MS 2021-0002 (DEV2021-0024) – JUNIPER BEACH HOMES September 15, 2021 Page 2 TABLE A – SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site R-23 Residential (15-23 du/ac) Multiple-Family Residential (R-3) within Beach Area Overlay Zone (BAOZ) Three-unit multiple-family residence North R-23 R-3 within BAOZ Single-family and multiple- family residential South R-23 R-3 within BAOZ Single-family residential East R-23 R-3 within BAOZ Multiple-family residential West R-23 R-3 within BAOZ Multiple-family residential The project proposes the construction of four detached, three-story residential air-space condominiums. Vehicular access is proposed to be provided via a single driveway on Juniper Avenue. Each home includes an attached two-car garage with direct entrance into the unit. The units contain three bedrooms each and range in size from 2,884 to 2,908 square feet. All units include private balconies on the second and third floors. The entrances to the front units face Juniper Avenue while the entrances to the rear units are located along the south/rear yard. The project proposes a modern architectural style that is commonly seen in southern California coastal communities. The building is finished with several complementary materials, including white and dark- gray stucco, gray-blue shingle siding, vertical wood-colored siding, and light-gray brick veneer. Other finishes include open-style metal balcony railings, aluminum-colored window frames, and a 3:12 pitch slate-grey asphalt shingle roof. The underlying lot will be held in common interest divided between the four air-space condominiums. The common area includes, but is not limited to, the private drive aisle and landscaped areas. Topographically, the site is generally flat with an elevation approximately ranging between 54 and 57 feet above mean sea level (MSL). The site is currently developed with a three-unit multi-family development and does not contain any sensitive vegetation. Grading for the proposed project requires a grading permit and includes 45 cubic yards of cut, 190 cubic yards of fill, 145 cubic yards of import, and 780 cubic yards of remedial grading. The project meets the City’s standards for planned developments and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code (CMC). III. ANALYSIS The project is subject to the following regulations and requirements: A. R-23 Residential General Plan Land Use designation; B. Multiple-Family Residential (R-3) Zone, Planned Development Regulations and Beach Area Overlay Zone (BAOZ) (CMC 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 the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203); D. Subdivision Ordinance (CMC Title 20); E. Inclusionary Housing Ordinance (CMC Chapter 21.85); and F. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1 PUD 2021-0002/SDP 2021-0004/CDP 2021-0007/MS 2021-0002 (DEV2021-0024) – JUNIPER BEACH HOMES September 15, 2021 Page 3 A. R-23 Residential General Plan Land Use Designation The General Plan Land Use designation for the property is R-23 Residential, which allows residential development at a density range of 15-23 dwelling units per acre (du/ac) The project site has a net developable acreage of 0.25 acres, which allows for four to five units on the site. Therefore, the four- unit residential development complies with the R-23 General Plan Land Use designation for density. The R-23 General Plan Land Use designation for the property also has a Growth Management Control Point (GMCP) of 19 du/ac. The GMCP is a tool utilized by the city to track anticipated growth within the city and plan for future facility needs. In compliance with Senate Bill (SB) 330, Government Code Section 66300 (b)(1)(D), and City Council action (Resolution No. 2021-074) the GMCP cannot be used as a residential housing cap. At the GMCP, 4.75 dwelling units, or 5 when rounded up per CMC Section 21.53.230(e), would be permitted on this 0.25 net-developable-acre property. Since the project proposes four units and does not exceed the GMCP, no allocation of “excess” dwelling units is necessary for tracking purposes. Lastly, the project complies with the Elements of the General Plan as outlined in Table “B” below: TABLE B – GENERAL PLAN COMPLIANCE Element Use, Classification, Goal, Objective or Program Proposed Uses & Improvements Comply? Land Use Goal 2-G.3 Promote infill development that makes efficient use of limited land supply, while ensuring compatibility and integration with existing uses. Ensure that infill properties develop with uses and development intensities supporting a cohesive development pattern. Policy 2-P.7 Do not permit residential development below the minimum of the density range except in certain circumstances. The proposed four-unit residential infill development makes efficient use of the existing lot in that it increases the number of units from three to four. A four-unit development is compatible with the surrounding development. The four-unit residential project has a density of 16 dwelling units per acre which is within the R-23 Residential density range of 15-23 du/ac and does not exceed nor is below the density range required for this land use designation. Yes PUD 2021-0002/SDP 2021-0004/CDP 2021-0007/MS 2021-0002 (DEV2021-0024) – JUNIPER BEACH HOMES September 15, 2021 Page 4 Element Use, Classification, Goal, Objective or Program Proposed Uses & Improvements Comply? Land Use Policy 2-P.8 Do not permit residential development to exceed the applicable Growth Management Control Point (GMCP) density unless certain findings are made. In compliance with Senate Bill (SB) 330, Government Code Section 66300 (b)(1)(D), and City Council action (Resolution No. 2021-074) the GMCP cannot be used as a residential housing cap. Therefore, this policy is not applicable. Yes Housing Program 3.1 For all ownership and qualifying rental projects of fewer than seven units, payment of a fee in lieu of inclusionary units is permitted. The project is conditioned to pay an in-lieu fee on a per unit basis for one unit if building permits for the four-unit project are applied for within two years of demolishing the existing three-unit development. Yes Mobility Policy 3-P.5 Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. The proposed project has been designed to meet all of the circulation requirements, including a single driveway access point off Juniper Avenue. In addition, the applicant will be required to pay traffic impact fees prior to issuance of building permit that will go toward future road improvements. Yes Noise Goal 5-G.2 Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. The proposed project is consistent with the Noise Element of the General Plan in that the project’s building design, with standard construction practices and the use of mechanical ventilation, adequately attenuates the noise levels as described in the noise analysis report (Birdseye Planning Group, December 2020). Yes Public Safety Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. The proposed structures will be required to be designed in conformance with all seismic design standards. In addition, the project is consistent with all of the applicable fire safety requirements. Yes PUD 2021-0002/SDP 2021-0004/CDP 2021-0007/MS 2021-0002 (DEV2021-0024) – JUNIPER BEACH HOMES September 15, 2021 Page 5 Element Use, Classification, Goal, Objective or Program Proposed Uses & Improvements Comply? Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. Furthermore, the proposed project is not located in an area of known geologic instability or flood hazard and the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction B. Multiple-Family Residential (R-3) Zone, Planned Development Regulations and Beach Area Overlay Zone (BAOZ) (CMC Chapters 21.16, 21.45 and 21.82); The proposed project is required to comply with all applicable land use and development standards of the Carlsbad Municipal Code (CMC) including the Multiple-Family Residential (R-3) Zone (CMC Chapter 21.16), Planned Developments (CMC Chapter 21.45), and the Beach Area Overlay Zone (BAOZ) (CMC Chapter 21.82). The four-unit, residential air-space condominium project meets or exceeds the requirements of the BAOZ as outlined in Table “C” below. The Planned Development regulations provide most of the development standards with the exception of those listed in the table below. The project complies with all applicable development standards for Planned Developments (CMC Chapter 21.45). Please refer to Attachment No. 4 for an analysis of project compliance with Tables C & E of the Planned Development regulations. The project is also subject to City Council Policy No. 66 – Livable Neighborhoods. Please refer to Attachment No. 5 for a detailed analysis of project compliance with City Council Policy No. 66. PUD 2021-0002/SDP 2021-0004/CDP 2021-0007/MS 2021-0002 (DEV2021-0024) – JUNIPER BEACH HOMES September 15, 2021 Page 6 TABLE C – BAOZ COMPLIANCE BAOZ Standards Required Proposed Comply? Building Height 30 feet with a minimum 3:12 roof pitch provided or 24 feet if less than a 3:12 roof pitch is provided 30 feet with 3:12 roof pitch Yes C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) 1. Mello II Segment of the Certified Local Coastal Program and all applicable policies The proposed site is located in the Mello II Segment of the Local Coastal Program (LCP) and is outside the appealable area of the California Coastal Commission. The project site has an LCP Land Use designation of R-23 Residential and Zoning of R-3, which are consistent with the City’s General Plan and Zoning. The project’s consistency with the R-23 General Plan Land Use designation is analyzed in Section A, Table B above. The project consists of the construction of a four-unit, three-story air-space condominium. The proposed project is compatible with the surrounding development of single-, two- and multi- family residential structures. The proposed three-story structures 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 project is 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. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC 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, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. The subject property does not include steep slopes (equal to or greater than 25 percent gradient) nor native vegetation. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. D. Subdivision Ordinance (CMC Title 20) 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 units (i.e. condominiums). The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. E. Inclusionary Housing Ordinance (CMC Chapter 21.85) I I PUD 2021-0002/SDP 2021-0004/CDP 2021-0007/MS 2021-0002 (DEV2021-0024) – JUNIPER BEACH HOMES September 15, 2021 Page 7 For all residential development with fewer 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 21.85.030(D)(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. The proposal to demolish the existing three-unit residential development and construct a four-unit residential condominium has been conditioned to pay the applicable housing in-lieu fee for the one additional unit, or four units if building permits for the four-unit project has not been applied for within two years of demolishing the existing homes. F. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1 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 “D” below. TABLE D – GROWTH MANAGEMENT COMPLIANCE Standard Impacts Comply City Administration 14.15 sq. ft. Yes Library 7.55 sq. ft. Yes Wastewater Treatment 4 EDU Yes Parks 0.0267 acre Yes Drainage 0.87 CFS Yes Circulation 32 ADT Yes Fire Station No. 1 Yes Schools Carlsbad (E=0.468/M=0.2472/HS = 0.3156) Yes Sewer Collection System 4 EDU/880 GPD Yes Water 1,000 GPD Yes 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 is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15303(b) – New Construction or Conversion of Small Structures of the State CEQA Guidelines. 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, including “historical resources.” Specifically, the existing structures, which have an estimated age range of 40 to 96 years old and are proposed to be demolished, are not included in a local register of historical resources, and a qualified professional has determined that it does not meet the criteria for listing on the California Register of Historical Resources as detailed in the historic structures assessment prepared for the project (Anza Resource Consultants, December 18, 2020). A Notice of Exemption will be filed by the City Planner upon final project approval. PUD 2021-0002/SDP 2021-0004/CDP 2021-0007/MS 2021-0002 (DEV2021-0024) – JUNIPER BEACH HOMES September 15, 2021 Page 8 ATTACHMENTS: 1. Planning Commission Resolution No. 7424 2. Location Map 3. Disclosure Statement 4. Planned Development Tables C & E 5. City Council Policy No. 66 Compliance Table 6. Reduced Exhibits 7. Full Size Exhibits “A” – “R” dated September 15, 2021 JUNIPER AVHEMLOCK AVG A R F I E L D S T REDWOOD AV PUD 2021-0002/SDP 2021-0004/CDP 2021-0007/MS 2021-0002 Juniper Beach Homes SITE MAP J SITE E L C AMINO R E ALLA COSTA AVCARLSBAD B L MELROSE DR (( City of ( .. .,r ··1 ,1·..-d· j dl .S,Jd .. DISCLOSURE STATEMENT P-1 (A) Dey e (q pJn en t 5 er_vJr?~ Planning Division 1535 Faraday Avenue (750) 602-4610 www.ca rlsba d ca ,gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-CJwm~cl corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person N/A Corp/Part_N_IA __________ _ Title,__ __________ _ Title_· ____________ _ Address __________ _ Address ____________ _ 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partn ersl1ip_, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person __________ ~ Title ___________ _ Address _________ _ Corp/Part RF-1EG INVESTMENTS SERIES LLC SERIES 1-039 Title _____________ _ Address 5315 AVENI DA ENCINAS SUITE 200 CARLSBAD, CA 92008 Page 1 of 2 Revised 07/10 •' 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprortl orqaniza li on or a lUdfil, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust N/A Non Profit/Trust ·---------- Title ___________ _ Title _____________ _ Address __________ _ Address __________ ~-- 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve ( 12) months? D Yes [71 No If yes, please indicate person(s): ___________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Signature of applicant/date ~~~ le:)~ Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 07/10 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. N/A C.2 Arterial Setbacks All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet N/A Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and: • Shall contain a minimum of one 24” box tree for every 30 lineal feet of street frontage; and • Shall be commonly owned and maintained N/A Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that: • Are required by a noise study, and • Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. N/A C.3 Permitted Intrusions into Setbacks/ Building Separation Permitted intrusions into required building setbacks shall be the same as specified in CMC Section 21.46.120 of this code. The same intrusions specified in CMC Section 21.46.120 shall be permitted into required building separation. Roof eave, balcony, and fireplace intrusions into required yards do not exceed the 2 feet as permitted pursuant to CMC Section 21.46.120. Project complies. C.4 Streets Private Minimum right-of-way width 56 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 5.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Public Minimum right-of-way width 60 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 7.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Street Trees within parkways One-family dwellings and twin homes on small-lots A minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. N/A Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. A conceptual landscape plan has been reviewed and deemed complete by the city. The project is conditioned to require final landscape plan approval. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. A conceptual landscape plan has been reviewed and deemed complete by the city. The project is conditioned to require final landscape plan approval. 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. The project drive-aisle width ranges between 20-24 feet. Project complies. All projects No parking shall be permitted within the minimum required width of a drive-aisle. Project does not propose any parking within the drive-aisle. Project complies. A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). Each parking space, including visitor parking space includes a minimum 24 ft. vehicle back- up/maneuvering area behind each space. Project complies. Additional width may be required for vehicle/emergency vehicle maneuvering area. N/A Parkways and/or sidewalks may be required. Project is conditioned to construct infrastructure improvements where necessary. No more than 24 dwelling units shall be located along a single- entry drive-aisle. N/A All drive-aisles shall be enhanced with decorative pavement. Project proposes to provide decorative pavement on the drive- aisle. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit. Project proposes four units. At 0.30 spaces per units, the project requires 1.2 spaces or 2 spaces on rounding up to the nearest whole number. Project provides 2 visitor parking spaces. Project complies. Projects 11 units or more A .25 space per each unit. When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. C.7 Location of Visitor Parking On Private/ Public Streets On-street visitor parking is permitted on private/public streets, subject to the following: • The private/public street is a minimum 34-feet wide (curb- to-curb) • There are no restrictions that would prohibit on-street parking where the visitor parking is proposed • The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary N/A In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. N/A When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. N/A Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. Project is located within the BAOZ. All required visitor parking is provided onsite. Project complies. On Drive- aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. Project proposes two visitor parking spaces on-site located outside of the required minimum driveway width. Project complies. On a Driveway Outside the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. N/A Within the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A If the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following: • All required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. • If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). N/A All projects The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side-loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. N/A Compact Parking For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. N/A For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). N/A Distance from unit Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. Distance from visitor parking spaces to furthest unit is less than 300 ft. Project complies. C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public rights-of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. The visitor parking spaces will be screened from adjacent residences and public right-of-way by landscaping, buildings, and walls. Project complies. C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: N/A Minimum community recreational space required Project is NOT within 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: Active Swimming pool area Children’s playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5% C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. The project is conditioned to complete a final lighting plan. Appropriate lighting for the four- unit project will be evaluated with the final lighting plan. Project complies. C.11 Reserved C.12 Recreational Vehicle (RV) Storage (1) Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the 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. N/A If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. N/A Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall and does not impede the ability to utilize the parking stall (for vehicle parking). N/A A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. Each unit proposes a 20’x20’ two- car garage. Project complies. This requirement is in addition to closets and other indoor storage areas. N/A (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.1 Livable Neighborhood Policy Must comply with City Council Policy 66, Principles for the Development of Livable Neighborhoods. See separate compliance chart. E.2 Architectural Requirements One-family and two-family dwellings Must comply with City Council Policy 44, Neighborhood Architectural Design Guidelines N/A Multiple-family dwellings There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. The buildings contain at least three separate building planes on all building elevations that are at a minimum of 18”. Project complies. 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. The buildings feature several complementary materials, including white and dark-gray stucco, gray- blue shingle siding, vertical wood- colored siding, and light-gray brick veneer. Other finishes include open- style metal balcony railings, aluminum-colored window frames, and a 3:12 pitch slate-grey asphalt shingle roof. Project complies. E.3 Maximum Coverage 60% of total project net developable acreage. Proposed coverage is 35% of the net lot area (0.25 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 21.82.050, which states that no residential structure shall exceed 30 feet when providing a minimum 3:12 roof pitch, or 24 feet when providing less than a 3:12 roof pitch. The project is proposing a building height of 30’ with a 3:12 roof pitch. Project complies. Projects within the R- 23 general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater N/A. The 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. The project does not exceed three stories. 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 proposed building does not have direct-entry garages and the proposed front yard setback is 10 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. Project proposes fewer than 25 units and located within the R-23 General Plan designation (see section below for compliance). Residential structure – directly above a garage 0 feet when projecting over the front of a garage. N/A. Project proposes fewer than 25 units and located within the R-23 General Plan designation (see section below for compliance). Garage 3 feet N/A. Project proposes fewer than 25 units and located within the R-23 General Plan designation (see section below for compliance). Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Projects of 25 units or less within the 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. The project is required to comply with all applicable sections of the Zoning Ordinance. Balconies/ decks (unenclosed and uncovered) 0 feet Balconies cantilever 2 feet over the drive aisle at the third level. Project complies. May cantilever over a drive-aisle, provided the balcony/deck complies with all other applicable requirements, such as: • Setbacks from property lines • Building separation • Fire and Engineering Department requirements From the perimeter property lines of the project site (not adjacent to a public/private street) The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. The underlying zone for the project is R-3. The required interior side yard setback for R-3 is 10% of the lot width or 8’ – 9” for this property. The project has interior side yard setbacks of 8’ – 9” feet along both sides. The required rear yard setback for R-3 is double the interior side yard, or 17’ – 6” for this property. The project provides a rear yard setback of 17’ – 6”. Project complies. E.6 Minimum Building Separation 10 feet The project provides a 12-foot building separation yard. Project complies. E.7 Resident Parking (6) All dwelling types If a project is located within the R-23 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 N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 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. One-family and two- family dwellings 2 spaces per unit, provided as either: • a two-car garage (minimum 20 feet x 20 feet), or • 2 separate one-car garages (minimum 12 feet x 20 feet each) • In the R-W Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) N/A Multiple- family dwellings Studio and one-bedroom units 1.5 spaces per unit, 1 of which must be covered (5) N/A When calculating the required number of parking spaces, if the calculation results in a fractional parking space, the required number of parking spaces shall always be rounded up to the nearest whole number. Units with two or more bedrooms 2 spaces per unit, provided as either: • a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or(5) • a two-car garage (minimum 20 feet x 20 feet), or • 2 separate one-car garages (minimum 12 feet x 20 feet each) • In the R-W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) Each unit proposes a two-car garage with minimum interior dimensions of 20’x20’. Project complies. Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following: • Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns; and • A backup distance of 24 feet shall be maintained in addition to a minimum 5 feet turning bump-out located at the end of any stall series. N/A Required resident parking spaces shall be located no more than 150 feet as measured in a logical walking path from the entrance of the units it could be considered to serve. All four units provide internal garage access. Project complies. 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. All four units have required private recreational space located adjacent to the unit and exclusive to each unit. Project complies. Required private recreational space shall be located adjacent to the unit the area is intended to serve. Required private recreational space shall not be located within any required front yard setback area, and may not include any driveways, parking areas, storage areas, or common walkways. PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 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 N/A Projects within the R-15 or R-23 general plan designations 200 square feet May consist of more than one recreational space. N/A May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. N/A If provided at ground level Minimum dimension Not within the R-15 or R- 23 general plan designations 15 feet N/A Within the R- 15 or R-23 general plan designations 10 feet Shall not have a slope gradient greater than 5%. N/A Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following: • The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. N/A Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). N/A If provided above ground level as a deck/ balcony or roof deck Minimum dimension 6 feet N/A Minimum area 60 square feet Multiple-family dwellings Minimum total area per unit (patio, porch, or balcony) 60 square feet The project exceeds the minimum 60 square-foot requirement for each unit. Project complies. Minimum dimension of patio, porch or balcony 6 feet The balconies and/or patios counted towards the minimum requirement have at least a 6-foot dimension. Project complies. Projects of 11 or more units that are within the R-23 general plan designation may opt to provide an N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 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. (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. 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 project proposes a well- articulated front façade with multiple architectural features and multiple complimentary finishes creating visual interest. The front doors for the two front units are oriented towards Juniper Avenue. Project complies. 2 Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side- loaded garages, front-loaded garages, alley-loaded garages and recessed garages. The project proposes a drive-aisle along the center of the development, which improves the street scene by minimizing the number of access driveways and side-loading the garages. 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 proposed project is a four-unit detached condominium within a 0.25-acre lot. Street design is not applicable to this project. 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. A conceptual landscape plan has been reviewed and deemed complete by the city. The project is conditioned to require final landscape plan approval and comply with all applicable requirements. 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 proposed project is a four-unit detached condominium within a 0.25-acre lot. Pedestrian walkways beyond the subject private property are not applicable to this project. 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 proposed project is a four-unit detached condominium within a 0.25-acre lot. Centralized community recreation areas are not applicable to this project. • JUNIPER BEACH HOMES 295 JUNIPER AVE, CARLSBAD CA 92008 PROJECT DATA JU-IIEACH HOMES RIEGINIIESTMENTSSEIIESU.C SERIESI-OS ~ 2'15JIAIIPERA.VE """""""-IIU.OFI.OT2INSL0CK'A"0FPAUIADEIN0.2,INTHECITY DI' Cl,SUIAD, COUNTY OF IIAN DEGO, STATE OF CJt.Llf"D'l'flA,ACC0RDIMGTOMAPTHEIEOFN0.11DS,FI..ED ,ii 111E (llt'ICEOFTHECOUNTYAB::ORDEROFIIAN DIEGO COUlil!Y.AUGUST25,1124..EXCEPTlrlGTHERB'ROMTHE lll'(JTllWflTERYll5.5DFEETANDTHESDIJTHEASTEN.Y 10,S 00 Ft.fl. MORE FUU.Y DEICAIIIED IN GIIANT DEED l\a:cFCED INTHEOFFICEOFTHE&AN DIEGO COUNTY ftECOFD!'l:114 DOCUMENTNO.Dl7-«!21277. ~ 11,00SSF(ll.25AC~ ..,,.,.,.,.,.. ,....,.,.. LAIIQ~lf..DEllmlAIION 1'1-1 N\l;>m;t'<Yl l&ILTll'LEFAlolLYl'IESIDENTIAL UlllPllli..lAtlllllll l&ILTll'LEFAlolLYl'IESIDENTIAL ~ l&ILTll'LEFAlolLYl'IESIDENTIAL ;~~ IPZ[JV'PSFT]W';KI· rJIIJ+IT ~tl"MCK: =~s:= ,-111%1.0TWIIJTH 20%1.0TW111TH,MIN10'-0' ~ :S,878a= Wll.lllll.DINl1HEIB ::::rn:::~n-;~2PITCH l.'l'tOf'IUlDltlll.HEIOI 28'-11''MTH3:12AOOFPITCH RlWn~ 400SF/UNIT n~R~~ ~ 401 SF@ UNITS I AND2 Rl;'.C~lo,I,~ ll20SF@UNITS3AND4 P,M't0'!2BEll!Jl8ED. 10 ~.1!8DeO&ED12 _w, ................ A~IIBIP&/DUx4DU•32ADT """""'""' ..,,....,.. """"'--"'" ~ 2liOBPDx4DU•1,000BPD -~ 220Bl"Dx4DU•IIIIOBPD DENEBAmNJEDIA -"""""'""" """""""" " CINAJFNrnOHl'IAN " 82-PAIVATEBAAl\lilE eoitsclT,U!'h,1;~1!1 '8 >-----------------A_B_BR_E_V_IA_TI_O_NS _______________ ----+ ____ D_RA_F_TI_NG_SY_M_B_O_LS ___ _,-, .. ,,.,,.,,,.,, ~ 1 ~ = = ~ -~., --~-~ ~ ~-,,~ ., '""' ~ ~ ., -u -... om 1~ EXISTING --~ ACCE&IIR.E ACOUSTICALCEIUNGTlLE AAEADRAIN AMERICANSW/DISAa.lTIEIIICT -~----AIIIDVEFINISHl'I.DOR ~-~ ANODIZED ACCESS PANEL APPROXIMATE ......,.,,_ Mm_, "'"'" IIUIL.DING EU,W E>M IIOITOMOF ~~ IIUILT-UPROOFING -~ '""~ CEMENTTT10Ul!ii CASTIN PLACE. CONmOI...JOINT CENTERLINE CEIJNG CONCRETEIM80NRYUNIT ""~ -CON11NUOU5 -,--~ ~-,~ DRINKING FOUNTAIN ,--DOWNSPOUT DETAIL DRAWING -EXPANIIONJOINT EL.EYAllON =~ ~-.,, EI..ECTl'IICAI..PANEI. ...,._ ~~~ FIIEALAIIM FACTORYFINIIH FOACE!lMIUMT FIIIERCEMENT l'UlORDRAIN FIIEElCTlNGUISHERCAIIINET l'Wlll!IHl'LfXIR FINIIHGRADE l'Wlll!IH ="""'= "'"'" R.OORArlK l'I..AIIHING -~ FRENCH DOOR FIBERREINFOACB)PlAIITIC FINIIIHIURFACE FOOTORFEET -.. ~-· -~VANIZED ~VANIZED -~ ...... """"" H08EIIIBB """""""" HaTDl'PED HOLU:IWIETAL """"""~ """' HEIGlfT lrl&IDEDIAIIETER .,.. .. lrlSULATION _,,. """ LAVATORY SINK MANUFACTUIER MAXIMUM MEDILUDBrlllTYFIIIERIIDAAD ........ MINll&IM MIRROR -~ MASONRY OPENING MOPDrlK •&~ •=• MATERIAL -~~ NOTINCONTRACT NOMINAL NOTTOISCM.E ---· ~=, OUTSIDEDIAMETER OPENING """"~ CIWtiEASUPPUEDCONlllACTOR INSTAll.ED -"'"""'" PL.ASTlCLAMINATE '"""" ,~re PLYWOOD ~i~, AETUANAIRGRILl.E ---AB'L.ECTEDCEIUNGPLAN ROOFDAAIN --=-m -•= ~, AB'FIIGEAATOA REQUIRED --~ .. ROOM AB::EIIEDIIIEDICIJrECAllltET FlOUGtlOPENING AAISEDPANB. """"""" IIOUDCOAE ""-~ """'" SHELF SHEET SHEATHING SHOWER SIMILAR ITRJCTl.JAALIMSIJLATEDPANB. IHEETMETAIFL.ASHING SPECIFICATION ITAltil..ESISTEB. ITRJCTl.JAALSIUCONEGL.AZED .,_ -·~ m m THRESH ro w, m -,~ ,.. "" -., . WI '::} ---~ SUSPENDED SELF-ADHERING WATEAPIIOOF MElmAANE TONGUE&GAOCNE ~-TB..EPHONE -= =o, TOILETPAPEHDLDER =-a == UNI.EIS NOTED OTHERWISE VAAIAIILEAIRVOUJME Vlrl'l'I.COMPOSITlONTILE """"""-VEAIFYINFIEI.D ~= --OU, WATER0..06ET WOOD WATERIEATER WATERRESIITANT 0--------0 -----@ IUILDNGSECTION WAU.ORDETAIL """"" DETAIL "'""" '& •~• EXT!INTELEVATlONS N' E9 = 0 0 'I 1'1-toTlM,it.).NC.lltti,Ye~ """"-Ol::lillll)l'r,l'.luNfttt·1_p1._ SHEET INDEX C-1 Tl:NTATIVEPAFICELMAP C--2 PIEUMINARYGFIADNGPLAN C--3 SITE~NSANDDETAIL.S A1-1 AAClfiECTl.JAALSITEPLAN A2-1 FLOORPLANS-LtrllTTYPEA A2-2 FLOORPLANS-LtrllTTYPEII AS-1 ElCTERIORELEVATlONS-SITE M--2 ElCTERIORELEVATlONS-SITE M--1 ElCTERIORELEVAT10NS-UNIT1 M-,4 ElCTERIORELEVAT10NS-UNIT2 M--5 ElCTERIORELEVAT10NS-UNIT3 M-tl ElCTERIORELEVAT10NS-UNIT4 AS-7 ElCTERIORPER81"ECTM:S M-1 IIUIL.DIMGSECTIONS I.C-01 CONCEPTUALIANDflCAl'El"I.AN I.C-02 ElCHIIIITIANDDETAll.4 I.C-OI WATEl'ICAI.CULATlONS STEPHENDALTONARailTECTS 444SCEDAOSAVE,ITUDI01IO =-~!:.EACH,CAfl2075 ==~G:~:=:TES =~~,CAfl2075 GMPLANOflCAPEARailTECTS 401D40RIENTOVAU.YIII..\ID"'2QD :i:_:,CAa2121 AREA TABULATION ............. TYPEW(IJNITS1AND2) THIRDFLOOR """""""" EJAIIEIOQA TYPE'B'(IJNIT&3AND4 THIRDFLOOR """""""" EJAIIEIOQA 11,00SIF(O.l!SAC) ~IF/EACIIU!llf 2,NIIF/EACIIU:!trl SCOPE OF WORK ,...,,_.,.,__ ==~~IM!"l)'l'iM~ VICINITY MAP N / E9 LEGEND PROPCJ8EDDIRECTDIOFROW F'ROPOSEDrPCCClll9PERStRSDG-l FROPC16EDMlltt:l/TOF~~IBDT -~~-~-PROPCJIIEDETTBIWAU.PER~1E """""""'""" PROPCJIIEDfEIMOIJBl'A~: COCOR"ANDFtilSHPERSEPARA1EPIAN V\/\X X YSl ~~~PERrDY Es - s =-----1 EX1871NGWAIER/llt#l(SIZEPERftAN) EJOSTJNGSEll'ERW.W(SIZEPERPLW) EJaS11NGWIIUo'(SIZEPERPIAN) PROPCJI/EDl"DCIIESTICl4M1ERSEIMCE WlfflFIRESPRlfllKLERsmBl;l'IE??R»ID --w------=--= l"MCKROWIE'ICEl'ERCMIIIJll',I\W-211 GENERAL NOTES SEMERDlsrRICT WATERDJSrR/Cr SCHOOl.Di87RICT """"" -C.,1V -s-s---o -s-s----© Cf1YOFCARUIIADMMSTEWA.1cflDMBION CARI.S5'.DILM0f'A!.WATERCJISTR/Cr GARI.Bl!l'.DIMIFED8CHOOLDl81JreT ~DEGOG.U•B.EC7RIC ,n, ---fMOO/ACIRfS,'DfH1WJ """" RESIIDJW.OENBfTY-llll.7FlE(R-.Jj BEACHAREAOIERl:AYZOIEIMC!lJ RE8DENJW.OENSITY-lfU.Tf'IE/R-3) !EACHAAEA0151A.YZONEIMOZ'J R-l3,RESE£NTW.15-nD!iAC R-23,RSSIEiJW.15-nD!MC MS 2021-0002 I CDP 2021-0007 I PUD 2021-0002 I SOP 2021-0004 TENTATIVE PARCEL MAP OWNER INFORMATION RRfGMBTIEN1'SSERE$,ILCSERES/03tAtla'.AIIWEIA/f1FDUIMRY~ 5J15A~BtlCNB,8111E2DO """""'""'" SUBDMDER INFORMATION """"""'"' fllHCONIEILSSTA1EGROIP JUNIPER AVENUE HOMES -295 JUNIPER AVE 5315AloEMOIBICINA8,SIXTe200 """"""""" PH:(Naja1-Yi54 I I I I GENERAL NOTES CONTINUED A'oERAGElMI.YTlW'RCCEERATED BEMERBeERATIOHROIRE TOTAI.IE'IER'GBIBMTION POTl!8.EWA7ERFIOIRE TOTAI.POTN!lEWATER ~~Dl8CHAAOE(Qllr:I} POST~PEAKDlsc:tMGE(QIOO} DENSl1Y CALCULATIONS ...,,....,. """'"" IESSFeWNENrllOOEllOFnA1ER lEMRDQ'.IWA.)S """"'"'"'"''"""' '21Rl'B(4lN1B'IJIJTIDURSIIBffil,[J ff:DIJ/00 ,.., 2fOGFOIDIJ!IEill)EN1Ml.-llllSIIJ6E) (1!AGPIJIOOX400J"IIIJOGPIJ 1.flltCFS(TOTALFOR/nE} O.tTCFS(TOTALFOffstTE;IIIM1IG4.iED) lESSBIGNIRCINT'ill:JOaAM'.lHABITATS = 11,/JDUFIO!l!iJJDIEB OSFIOACRES OSF/0/taB OFIOAalS OSFIOACRES OBFIOM:RES OSF/0/ttRES OSF/0/taa f1,«J1SFI0.261ACRES I.ESS/.JMJst.eJfCTTOMWRPOIIERTfWISMSSIONEASEIENTS = LS!8~1RACKIEDB • "'""" AR64.(SFIACRES/ 11,0ll'ISFID.15.!Al!RES OSFIOACRES OSFIOACRES """""'""' 18-5.1 . . APN: 204-240-33-00 N34'1Xni6'W -----APN: 204-240-32--00 >JW:204,-2,4(J..31..(J(J SUBJECT PROPER1Y GROSS= 11,003 SF (0.253AC) PLAN VIEW -SITE LAYOUT CONDOMINIUM NOTE 1HIB/SAIW'OFNIARSPACECOM>QIINl#SIBDMIIOIIPffCJECTAS =~4~==::.,:,~~ r:FAOl>ELOTCIHlOIINI.I/SlllDMSCWJKJCCNTAMSAIWM.I/OF4 AliSPACl:CCNXllfH!.IIREWBi1WLN75 REFERENCED DRAWINGS ""'"' '""'" Pfll11'5 IM1Sfl7..2 ,,..,,,., ""'""' ....... POR.LOT3 81..0CKR PALISADES 12. ""''"" I I I PORLOT3 EII.OCKR PMJSIJJESl2 WJ'1803 LEGAL DESCRIPTION N.1.CFI.DT2H&..CCK'R"OFPAUMDE5N0.2,IN11Ect1YOFC4RUilWJ,COIMTYOFSNIDEGO,Slll1E 0F~ACCORl'.lN:;TOIW'TIEREOFNO.letn,FIBJH7fECfi'l:l:"OF11ECOIMTYRECORDfR ~~==-flXEXCEf'rlfiGJ1EREfll0r,f11ES001HIIES1ERI.YIUllft£T'MJ (IIOREFLILYIESCRIEDIN~~RECl'.JRDEll/#1HECFRCEOF11ES.WDEOOCOIMTY RECORfER.4SOOCUIENfN0.2fXP0121l) -------t ,,.,.,._,, I SITE ADDRESS PORLOT2 BLOCKR PALISADES #2 MAP 1803 I. I~ I. I I PORLOT2 EII.OCKR PN..ISADESl2 ..,,,.., TOPOGRAPHY TC¥'0GIWffl'ClfTAN:DBYFELDSIIMYOHNIWBllffR.1,2020 PRE1'NE!~""8CO,U,RET,8111ER.IAS.90CM.7EB BENCHMARK ELEVAnatSSHOWHEREONAREIWEIONAFOINJ2-112/NCHDISKll71ESOl/11EASTCORfiEROFA VAII.TNJ.Jltl:BifT011ENOR11EABTCORHEROF11EHOR1H8tXHJCOltET~Yf01EIRD3Ea...ER 71EAGIMHBJCWAIAGOONO.fMISOU1ffOFTA11,1,RACKA~311FT'EASTOFTIEEDGEOF ~~SYA8M3t.EPNf<INGRCEFOR7JEF.U:I.IJY,!WIEDONPOINTMMIER141,MIIHOIWON CfTYOFCARl'.SIWlCOWJROCRECCROOFSIIMYIT271. E1..EVATION=at5l! lll.1V111=1«no2e SITE ACREAGE """' 1Er!EEI.CJAl.!l£.'. aJS1WG.IFE1MOIISAREA: FROPOSEDAffR.iffll/SAREA.l'O"&'JE;l' DECREASEWllffRIAOOSA/lfA: "'"'"""""' 11JmSF(O.mAC) f1,(IJJ!F(0.25JACj 5,iflSF(0.131AC} 4,WJSF(O.ISAC} 1,131SF(0.031ACJ f1,(IJJF(0.25JACj EARTHWORK I PROJECT GRADING Cllf: .fSCY I'll; 11/0CY MPORT: 1.CSCY RaEW.: 1IIOCY _J-----P<RCEL1 PU16596 \O'.t.lEOFCl/f(PER.PIIEUUGRAawGPWl}:4/iCY WXLIEOF011Bl~VAOOMtWA TOTAl.liRADBIARS\:ff,lmSFi!l.253ACJ 45CY/nmltf;=171CYIACFIE "PRO.ECTDCEINOTPRl'.Fll!IErt:lGRJ.lE,BECT,ORCO/IBfRUCTINlDORONTOPOFANA711W.OR ~St.MIMfOIIMSAGR!aEHTOFFIFTEENPERCBfr'OR~ THERER)REtfl.LSIJE DE'IELGffEHTBTN,Dl,IE,9PIRSlWiTTOi:lf.l:2fJ/6.Hql)}l2)00NOTN'PI.Y701HIBRill.ECJ' PORLOT2 BI.OCKR PIJ.IBADES'2 IMP1arJ3 SHEET INDEX lENTAmEPARCS.llliPmLEBHEET ---SECTIONBNIDDETJ.1.8 :~~liF'f'RODM.1ENIDNES!&ECTTOCIW«3EIWiEIJONFM.EHOINEERIN8 ACCESS PREPARED BY """""'"' ~/.JIRET,8UITER.&ASSOCIA1E8 fflN.lfGHWAY101,Slm:A ~IIEACff,~11121175 Pfl:(151)2SU212 ENGINEER OF WORK rnERGLA.~PEMJ;Jm PASCO LARET SUITER ~ ASSOCIAHS San Dieg:i I Solana Beach I Orange County Phone 858.259.82121 www.plsaerwtneering.com fsHEElll CITY OF CARLSBAD II SHEETS I L...!...J TENTATIVE PARCEL MAP 3 TTTl.ESHEETFOR: JUNIPER AVENUE HOMES 295 JUNIPER AVENUE IENlllNEEROFMlllK: 1111:AGLAii§birl I DWN BY; -----1ltdL._ o.o.mCHl<DBY: __ lid:., 86Jlii RYWD BY:___.lliL___ I I § I ==~ CONSTRUCTION NOTES 10"""" CD PROf'OSEDIM&arfiYRETAMoGIIW.LPERSDRSOC-Q @ PROP08EDf2'zf1'8ROCGBOX 11) PROPOBEDDEEPENEDRlOTWGPERSEPl,R,\J'E"PUM!I (1) PROf'OSED6"1tl6"PCCFWSHct.RI (1) PROPOSED6"PCCCllll!l,lGI/TTER.PER.sa!SDGilt @PROPOBEDTRBICHRESURFACINGCFACPAIBENTPER CITYOFCVi!.SMIJSTAMMRDGS-al,66-a 0PROPOSEDPflMOOSPA~PER.DETAII.SfEEf3 @ ~4"711ICKPCCSID:WALXPER&RSOO-m (!) ~3'P'.c(J(2)81DaWK~PERSDRSO @) ~c:~~IW1Hf2"C.WRONl.ll @ ~3"MEPCCRBKRGUmRPER.DETAI. @ ~;~~~AM)IW:ICR.Olr '"''''""'"")_ """""'ro ,._ UNIT1 FF=57.6 PAD=56.9 k CONSTRUCT/ON NOTES PLAN VIEW-PREUM/NARY GRADING PLAN 4.AU.ON811EWA1ER;~AND87IRIIDRAJNFICIUTE8TQEEPRIVA.1B.Y.IMM"AIM:!l 6. HI.Rl'.l&CN'E"BfW.LrRAMAl'MYFRalPROf'OSEDIITRUCTIREBATAMIIILIICFt.11111 FORfOFEET,AM1~FORAI/Nllllll'OF5:allNACCORDAIICEM1H1HE2011 C,t,LR'.IRIM!l/llWOCOIESECTION 18DU.Ni'f!E'M110HS1W1.REQIJIIE RECillliEG47JCNFIUIPRO.ECTGEDTElH#ICN..ENGHEER. LA (j" TI. u. p I []~ "'~ ------~ ~ ~ ~~ ,--7 ~---1 u "" UNIT3 FF=57.9 PAD=57.2 "" PASCO LARET SUITER ~ ASSOCIAHS San Dieg:i I Solana Beach I Orange County Phone 858.259.82121 www.plsaerwtneering.com I () I I I " I I I I ~ I I ~ ~ , I to I LA ~~x~x--fx~x fsHEElll CITY OF CARLSBAD II SHEETS I L..!_J TENTATIVE PARCEL MAP 3 PRELIMINARYGRADINGPLANFOR: JUNIPER AVENUE HOMES 295 JUNIPER AVENUE IENlllNEEROFMlllK: 1111:AGLAii§birl I DWN BY; -----1ltdL._ DAmCHl<DBY: __ lid:., 86Jlii RYWD BY:___.lliL___ ROW UN/Tf 57.6FF 56.9PAD ~,.::m~ BBEA1HrlM.~lAYER NJJACEKrTOPEIMOIJSPA~ PERGB'.lTRRRECOIIIIIEM'.M.n:IN UNITS 57.BFF 572PAD PfU'OSEDIEEPE1EOFOOTHJ; ,,,.,,,_,,......,,, IIBll6\7HGRAVELLAYER J.DJACEl/fIDPSMOUSPA~ PERGEOT!CHRECOlalBOl.11()1 ~fXIS7Jl,Gl"ff.P. ,.,..,.,,,. ""''"' """""'"""""' """"'""-1HIBSfEEr;!il.fR. --~--~ SECTIONC-C """"""'"" -·"""' ....,., ""'°""""' ""'"''""' "'"'""'"' TYPICAL SECTION· JUNIPER A VE M)TTOSQILf UNIT4 57.9FF 57.2PAD SECT/ONA-A ½=~~ LOIIESTJ.DJACB«tfiADE /I--~~=--" ..,_,,, )( / 51!= ("""""""'"""""""' PUNS;COIIINilWAU.NllFENCE HEIGHTNOTTOEXCEEDrFROtl "'"''"""""'"""' """"t:·.·.· :::,.~•n» PERsa/BD I< FNSHBJSURFM;E IIWPfRPUN=BOTTOII OFWALLATFWISHED ORNE OSIIWCO~OKJI F0011WPERSDRSD TFsT()"CJF "'· """"' TYPICAL DETAIL· RETAINING WALL DES'ENR&KJNGUITERro EXTB#DIIBEATHGIM.~ SEC11QltBIIED8'1ffl) CCU'AC1EDSIXS(M>.J TYPICAL DETAIL· RIBBON GUTTER """' -N.1.AG6fifGA.J'E"UVSfSECLE.W'WlaEDN6)FREEOFFtEB~SI.T,ETCJ -»EPll.~&'W.LIKJr'l!IESENBJOHCE7ffEWl!fflURHASBEENNXED /EXIS7WGFENCE I/ TOREIMII -EACHCOlRSEBHAJJ.BEWIRATCRYCOIAICTEDIIERR:f'l.ACBENTOFHExrCOIRSE -#O.IFEIMO!JSU#ERORFl.1lRFNJRJCISTOEEUSED -&PECIAI.APFROVA!.IEJl/REDFORUliE/NftWH.Ya!WISM:SOl.-SUl/MANIMYBEREQIMEl TYPICAL DETAIL -PERVIOUS PAVERS COWPI..NENIJO~Y ~~~PRMZ: ,,.,.. ... ("'-STRLJC!IMsecncN ~ltCOIERfl'a.JSSIAB ~HA.TMS!.6GRM.E ca.FAC1ED1tlMRELCCU'. TYPICAL DETAIL -SAWCUT AC PAVEMENT PASCO LARET SUITER ~ ASSOCIAHS San Dieg:i I Solana Beach I Orange County Phone 858.259.82121 www.plsaerwtneering.com fsHEElll CITY OF CARLSBAD II SHEETS I L..!.J TENTATIVE PARCEL MAP 3 SECTIONS.DETAILS FOR: JUNIPER AVENUE HOMES 295 JUNIPER AVENUE IENlllNEEROFMlllK: 1111:AGLAii§birl I DWN BY: -----1ltdL._ DAffi CHl<DBY: __ lid:., 86Jlii RYWD BY:___.lliL___ 11 TERMINATION POINT OFFENCE ATBUlDING CD ~'?.~.~TECTURAL SITE PLAN WOOD FENCE ON TOP OF RETAINING WALL (IN)" WJt COl&NED HEIGHT OF WALLAND FENCE)PERLANDSCN>EDWG8 .lllll..! nPETILT L __ _ "01'13"WJ Q" HIGH WOODl:f<I FENCE Willi 8A.TEPERLANl8CAPEDW8S """"""" PERCMLDWG6 PROJECT DATA onEII ~J~ENTSSBESU.C ~ 295JUNIPERAVE CARLSBADCA,ll2COI L.ANPUIEDfSIQNATJQN R-3 ~ MIJJPLEFAMILYIEKIENTW. ~ MI.R.JPLEFAMILYIESl:lENTW. ~ MIJJPLEFAMILYIEKIENTW. """""""' -"'""""""" -"""""" -•= 1°"LOTWIDTM ~LOTWIDTM,MIN10'-0' Cl1!i'EIWlE B,1112SF(e0%) -CCM:IW1E ;,,-SF .ll!.lll.llllrl 11,l!208F ~ 3,!m!SF IMXlllJIIDINGHEIGlfT ::::=~:~n;,~2PITCH GENERAL NOTES 1. UNIT28IMILARTOUNIT1 (MIFAOIEDVERSION). 2. UNIT4SIMILART0UNIT3(MIIRllEDVERSION), a. AU. WINDOWS 1-1,WE MINIMLN /l! IECE88, T'/P, PRQPlllJIL.DINGHEIGHT I0'-11"WITHl:12FIOOFPITCH L----------_J~~~t:'.:-1 -RECAEAlJONALSPACE ~ 40'ISFOUNITSIAND2 RECAEA1JONALSPACE lil20SFOUNITSIAND4 """"'-""'" -" ~ 260GPDx41lU•1,000GPD -~ 220GPDx41lll•IIIIOGPD ~ " S2 -PRl\fATE IWWllE QN,IJFACTIQNPIAN CON$41'WfJi'X-G ffil OHU,!11~"~"° ~tfl'lbcrllltO~ l'i+IJ1'atD1..),1,1t:llf.O,'rJ!S KW-O(:IICN)l'KM.Wiftu·1.s,,_ ,(VCAMl!ll;Nl()t4: HOTW~lfl'il~fO ,f;.9 TMFFtci)£....w!)~f~NI) PROJECT TEAM STE'HENIYJ..TONARCHITECTS 4441ilCEDAOIIAVE,11UDI01IO =!,_EACl-l,CAllll075 ~~(!:~:=a:TES =:i~,C-'921175 SITE PLAN LEGEND D PROPOSEDBUILDINGFOOlPRINT []TI] HARD!ilCN'E: CONCIETE E5 c=J l.N4D&CN'E;fUNl'E_IUI D VICINITY MAP N EB 0 ~i;!: ~EA {UNIT 1) ROOF Pl.AN N" ,... i .. -lfll"""l""~~:t:::t::t:ti'ttt::i:::t::t:t:I 11 --,_,._ il 1 ® ~'!.~EA (UNIT 1) FLOOR PLAN· LEVEL 3 =DJ ■ -~· -· ·-1 • 111111 : 111111 I -: _ _, =t=i=\/ ~ II I lb B □ 1 .,_ 1 ...... ~ □ ~ ~ t A~ h l ·~ l -l ---® ~I! 'f;!E A(UNIT 1) FLOOR PLAN -LEVEL 2 -· 'tfloS'Jlt11.l1" il -~ -r-I 1"-1 I I II I II Ill .. I 1--,--7 I .,.,,.,..____./ I I _,,, i 87 l m-6o oO -~ -~ .""TT, I I I I I<.-Ii Ii n ii'' .. 11 mo 11 l ~ y~-_ I --·-------+J __ .. .__ I ,f----~------,f----------,f ... G) ~I! !'f?E A(UNIT 1) FLOOR PLAN • LEVEL 1 ~ (IIWU.--TIP ---, ' ' • I -------------J n------------------It w-----------4 I n ow------4 0 ~IJ f:.fE B (UNrT 3) ROOF PLAN -----·----~ --N'WU.MJ......._ □u -I=~ -N"'IBl.lll::::::)_ __ ! ;::: --, .......... ~ --/ ~g -@I '19~--nWW---·-M~ IJYI c=,1 !9 I i'"""'~ -a i --A I I A -~I w '7'--_:_, ,:','.:)/HIii\ :: Q Q -11 H"'"-11'1'-:::.._) . .. _...lfT_ 1 ® ~IJ_ !'(,!E B (UNrT 3) FLOOR PLAN -LEVEL 3 ■ -----~ -, ... _ -------I ~ ) II : ~ If 11 -II I ~ ,. H L : : I I : -m 8 .... ~tff" I [] l ok D I ~ oo □ii I II□ 4 T J ~ >TI ~ ~ ' I .__. .... -5 -l i ~ :', I -II I ~ I -11111111 1111.1 l >------I 11111111 1111·1 I 4 _! ----'"' _ _[ --® ~IJ f:.fE B (UNrT 3) FLOOR PLAN -LEVEL 2 I - -_J --·-.. ....._ ... G) ~IJ_ !'(.fE B (UNrT 3) FLOOR PLAN -LEVEL 1 , ____ j ' I I ' □~□ -· -·-LEYB-,. §12 !!F TIJTM..: 2,GI' IF (1111T INCWmllll MRMIE •n 9F) --------+ MNU! ----i----------------------------------w-FRONT (NORTH) ELEVATION ICAl.f: 1/4" • 1'-0-SIDE (EAST) ELEVATION SCALI: 1/.t• : 1'-0" ] GENERAL NOTES ..,.11,-10....,•~WIIIIIIO'tl ........ _,.,,.TOl,HTl~WllllllCNI t Ai..lflMCICIIIIIS..._W.......,PIIICIIU"" FINISH LEGEND -r---~ .... ,rw "' t; 2 :E :i<h? e §§~ <( w C: <11 I-.9 sf ci5 "iij ~~· 0 C: ., l a, ~ ! .J:. a. 2 Cl) .,,_, l"L-.c!IWW'f'Olll.11 ~--"--.:I..,__,,.,...__ •u.-,...-,ci--.in""•lt A3-1 :s=-w I N I ii ii u I i i t I ' ..,... S CE.DAO$ STUOIO 190 SOll,NA, !EACH. CA 9207$ Ll587W'8Cllll ts,1792,5111 r ) I ! ,__ ___ ......,..._, ___ -----4 i 3111 l! 11 I I il 'fll Ii fi i ~ Ju ~ij ! J ; • , I ... 11 ; i 1 1 1 , i 1 11 n n ! I I t I I a ~l u 11 s ; i I j I i I i i iJ i $ 'll fl I IC, ! ' t i i I H ~ I a a z I~ q~ i II i d I ~1~ JUNIPER BEACH HOMES IM 295 JUNIPER AVE CARLSBAD CA 92008 PUD 2021-0002 / SOP 2021-0004 / CDP 2021-0007 / MS 2021-0002 • GENERAL NOTES ..,.11,-10....,•~WIIIIIIO'tl ........ _,.,,.TOl,HTl~WllllllCNI 1Ai..NICICllll9 ...... ~,IIIUI&"" FINISH LEGEND --....... ,.._...,,.,.._,..... Ul'Sf ........... ._. ..,..n u,.........,.,.,,.. ---...-ol. ..... llllllil(MfOOf:,....,_ ----·-frll,1\alol..000 ..... -.... _,., OOUllll-'°1.....a..t:11£...a ---OOlilll~II-Nll..EIDNI --_, _ ... ~~/l#Cll'IOllr9 --(1)..(111-IOO~-,__ ---~~•~••11Ull't'ffl .... .._ -UNIT l • FRONT INQRTHl ELEVATION UNIT l • SIDE IEASTI ELEVATION sew.: 1,, ... 1•.0-SCALE: 114" • 1'.0-~)N'l9IIIN'lt.MfM UNIT l · REAR [SOUTH! ELEVATION UNIT l · SIDE IWESTI ELEVAJIQN sew; 114•. 1·-r sew, 114•. 1·-0-en r LLI :E ~ "' C) ~ :cl;::, :c 13~ u i ~ '1 :s ca:u <-, LLI u ~ m~~ a:~~ LLI ;i"' a. g;;; -~ z ~ ::, 0 ::, a. • -, "' t; 2 :E :i<h? e §§~ t: <( <11 C: z .9 sf ::::, "iij ~~· 0 C: ., l a, ~ ! .J:. 0. 2 Cl) .,,_, l"L-.c!IWW'f'Olll.11 ~--"--.:I..,__,,.,...__ •u.-,...-,ci--.in""•lt A3-3 ~ M1W I ~ [ [ "' I •..•••• 11 ii ii u I i i t I ' • 1:. Stephen Dalton Architects ..,... S CE.DAO$ STUOIO 190 SOll,NA, !EACH. CA 9207$ Ll587W'8Cllll ts,1792,5111 3111 l! 11 I I il 'fll Ii fi i ~ Ju ~ij ! J ; • , I ... 11 ; i 1 1 1 , i 1 11 n n ! I I t I I a ~l u 11 s ; i I j I i I i i iJ i $ 'll fl I IC, ! ' t i i I H ~ f a a z I~ q~ i II i d I ~1~ JUNIPER BEACH HOMES IM 295 JUNIPER AVE CARLSBAD CA 92008 PUD 2021-0002 / SOP 2021-0004 / CDP 2021-0007 / MS 2021-0002 :s=-w I c.n [ [ U .. ~ LGJ "•~ .. ~ .. r' . 1 ~-·1},,: i ·t;.? 11 . ) . . . . '~-~ ·1, r· ' • • --~' ~ :' i . __..n .. l --· _L,_c, i ii ii u I i i t I ' • • ~ Stephen Dalton Architects ..,... S CE.DAO$ STUOIO 190 SOll,NA, !EACH. CA 9207$ Ll587W'8Cllll ts,1792,5111 f [ 3111 l! 11 I I il 'fll Ii fi i ~ Ju ~ij ! J ; • , I ... 11 ; i 1 1 1 , i 1 11 n n ! I I t I I a ~l u 11 s ; i I j I i I i i iJ i $ 'll fl I IC, ! ' t i i I H ~ f a a z I~ q~ i II i d I ~1~ JUNIPER BEACH HOMES IM 295 JUNIPER AVE CARLSBAD CA 92008 PUD 2021-0002 / SOP 2021-0004 / CDP 2021-0007 / MS 2021-0002 :s=-w I 0, [ [ ii ii u I i i t I ' .. ) I i i • ~ Stephen Dalton Architects ..,... S CE.DAO$ STUOIO 190 SOll,NA, !EACH. CA 9207$ Ll587W'8Cllll ts,1792,5111 ~ 3111 l! 11 I I il 'fll Ii fi i ~ Ju ~ij ! J ; • , I ... 11 ; i 1 1 1 , i 1 11 n n ! I I t I I a ~l u 11 s ; i I j I i I i i iJ i $ 'll fl I IC, ! ' j i I/ t i i I H ~ f a a z I~ q~ i II i d I ~1~ JUNIPER BEACH HOMES IM 295 JUNIPER AVE CARLSBAD CA 92008 PUD 2021-0002 / SOP 2021-0004 / CDP 2021-0007 / MS 2021-0002 r,j"\_ PERSPECTIVE VIEW -NORTHEAST ~liUd.TIV ®-~..,E,..1RTT1 &..-P~E~C_T_IV~E_V~IE~W~-S~O~U~T_H~E_A~S~T __ ~ERSPECTIVE VIEW -NORTHWEST ~l[tl 0 ~~&"ECTIVE VIEW -SOUTHWEST .,,_, l"L-.c!IWW'f'Olll.11 ~--"--.:I..,__,,.,...__ •u.-,...-,ci--.in""•lt A3-7 ,,.----3lNf'HEIOlfTLIMIT ---...,,.,.., ""'"' ..... ,.. ------. ,.,.. .....,.. : [ : l" \FLOOR FRAMINO, TYP -----< J ..... l,M,INDR¥ """' "'"'"' c· r="" -·----u L~ ~ON2 ~30'.Q'HEIGKTLIMIT IIUTEll.•TMROOII IIIIQTER-OC. --""'-..... 7 r : ! \FLOOR FRAMINO, TYP ------C --· -· \ -r=--o L~ ,,.----w.Q'HEIOHTUMIT j IIIMTBIEDIIOOIII ........... •= .. a.ma Mffl -----. ,.., "'"' m•"' ""'"'" ... I \FLOORFRAMINO, TYP -I i J 9EDltOOMi U,.UMDllff ...... ---c~ (~Q L= -~ ------------------------------------------------------------------------------------~30'.Q'HEIGKTUMIT CFLOORFRAMINO, TYP I I =-L_.__ l ! ! [ ~ ' I ' • ! ~ l i I 1 I GENERAL NOTES 1. UNIT281MILARTOUNIT1 (MIFAOIEDVERSION). 2. UNIT4SIMILARTOUNIT3(MIIRllEDVERSION). a. AU. WINDOWS H,WE MINIMLN /l! IECE88, Tfl>. lcRNINATKlN POM tF FENCE INTO BUILIIING i t WOOO FENCE ON TOP RETAINING WNJ., r MAX COMBINED IIT. DF WAU. l FENCi: • SEE OETAILAISHEET ~ IET11ilNG WALL PER CML ENGINEER TERMINATKlN POINT OF FENCE INTO BUILDING IMFllaM'llllll™EfllQJIIIDJIFall..WE#l/lNllllll.11Cllft.#HID!'ANll■M:CffllJ' CMUlilO'IMIIIRClll'LVDIQlfE!HJ.ATN IIIIDilllJNIIMTOlNl11U:IDIIIRMNII.R'RIIE PIIBWIDINCCNUNU'IIIIHT!GlR.U.11C911JHlTIEIJllllWIEIWIW.. ICERTIFrTl«T111:PUNl111L IEPIIJWElll'Pl81Bi!MntOEIB.U1DIIJQPAIMDE9flC8ff'UIEfElfflR -+lll'T!:AU.EJIS!llllll&lotllTI:IIIIHlfllltWltl'CUB ME.'rolElmMD.INllBnBIIMEIE'IB:l,R.L lllEIIJlft: lffltlZ'rlil.ll'BlalMIBIIWlll:IWllll"IJll:E. -t/llmAROCIIWfUHUECMRORMlMIDl'TOllff UNDBIRIU()tlUIILJBAIAIDIIOFIIROIE£1IDll...r lml'I--IIW.UXAJIOIICffllD'l'MWl\l)HJ.lf ,.,.......,....,.,..., CONCEPT PLANT SCHEDULE .. l.CM'HU.&-tOWWAlERU.: AEOtll.llJl'MINTIIW,l;l"'R" / ..rUUCERAEONUM ALOEIT'PI\TA/CQMI.AL.OIE. NffOZMTHOII • .WIERW.\IET /MIIERWJ.VETKMi'WO)PAW DWELlACMJIJl.iA"Dllm'TllltM&«t.El.UERMULT ~IOffEIIWJB"Tl,llll;MIIUJF/11.13CMII.IEAOIBNAY TJLLa-illla-l.DWYM'l&IUE IGINf.ATIBtl.».TAIFOXTAILNiAYE tEBf'EM.CEIWMR.OAA/RS)'l'll:CA WE'fTMIIGII. FRUTl00M /COMT ROIEIWW TAIJ. IIR.IIIII • WCX19'A1' WATBl UIE r,,JtUfrl!ERIMtRI.LNIIJPIIIC~YtiRla PHQRMLUMX~NQCIDIV' /~G OWWNcWB.NIJ RM flll.ltl.lSC'.NIOUtlMA/C,tlMi.lML..VW.CHSUN M'IICJl,L ..-aax,. ..... , , .... , , ..... , , .... , ..... , , .... , , .... , tt°'L ...... ...... ....... 11~M RAT.L L lllllf-11111.laJIIHl&.W:91(FMrllflaE.aeer,&INIIIBnL 1 lillllUBIISJl:III-IWJ.IBNlrl.GIIS'.lll!IIIIM:IILCllanallMIIIIIOI. .. UCIURNtrltHm,aHlB1111tl. lt'l!Kallll .. lllmUINURllll:JflE.llaml'fllllaW-PmllDIIIMII. IU.LWl:Jftlllll-WIIIIIIIIIIICIMl.flPUIIRlll."'1IIDIIEAIIJllll(fllllBllllltlll.CII.IIIIUIIU.■ft.GDNllltrll'llllla. IU .. MlDIIDIUIIIID-■PJIIIIIIIIBIRlllE.IDIUII UlllWII.MPll'IIEPlllll,._CJII.IUll'lllill.l!IBla.m■IJIQIJIIIIII.IWIIIIMUUDIIMIT ... 9.l■Kllllllfi CONCRETE CURB PER CIVIL ENGNE.ER DRAINAGE SWALE PER CML ENGINEER PINlltlGAREA T'l'P. ...wlJE:All.LNIBlllP[#fB!lawJ.MAKPOIITIIEINIUa:(11 aoEIIPUNNlll'MJt/llAYRIONMlmum.lEI_. lEWIQTMa.•,lflFW,'Bll:MWIEfflB. WOOD FENCE ON TOP RET11ilNG WAL~ ~ MAX cor.tllNED KT. OF WALL & FENCf • SEE DETAILA/9iEETLC42 I I a: !!s~ UJ l!i~li Cl.. z lilj => -, z i 8 ~al! Ill z: ~; s ii: .,,-i -i ----t ----• i t I i ,· ......... A WOOD OR VINYL FENCING AT RETAINING WATER CONSERVATION PLAN ~ MODERATEWATERUSE-487S.F. --LOWWATERUSE-278S.F. 765 TOTAL S.F. LANDSCAPED AREA HYDROZONE NOTE: ,· ! I I HYDROZONELEGEND ZONE 1: HIGH WATER USE WSH LANDSCAPE fll TURF f'fttPtEI ti ltEIE DOa.lBl18 NO POCU. IPMtlt'MllRFfATIJIEIPIIIIQEl fllHIIIM1tRUSEF'UlfTMA'ltlUI. ZONE 2: MODERATE WATER USE LANDSCAPE Ml.LMCISCN'ENIEMawl.lEA<XlalMTDO: l.OWNll MCIEIU.lE 'M11R UIE PlAWT IM11IUL ZONE 3: LOW WATER USE NATURALIZED LANDSCAPE l.CM'WllBIUBEPUNT.._lERALISPRCflOSE:DWTHNM(ll)SW'l:Wl'.l!RUlff'lMTlNlill'fM ZONE 4: \IERY LOW WATER USE/SPECIAL LANDSCAPE N0\1Rl'L0W, WITM:I..IIQCAPECR.ftCIIII.I.NOICftMIM ~tllltE9EOQQ.IEN11 El.EVA'TIQN ' LANDSCAPE AREAS ZONE SQ. FT. LANDSCAPE -I'll) I • IMIFAIIIWIWITHllt:llf'JIIIBnlfQIIJfaCN'ENOfflljgJ!f\NBtmrNE)NTil.a!'f t:/f-CNUIMl'lftl.19'~UIIIQIPIE~ IU~ltW'~ IHMIMNIE'lt.llEPIEPMDIROllll'I.M:Ewmt,...IEu.fflllltJNlnEI.MEdCAPE IMllal.. ltam'lHA.Tl\£PINl'MJ.EPRl:PAIBll\.alMmaT\aEm&.ATIClll10PIIMI: BFIC91TUEtJWIMR. fflt'ltAlml'IWIIIRMJ.Ell'!91.<Mt"""'81TTOllff IIIEl!illUDCWll'UBMAIM9<fl'ftll1'S71Cll""-IJIIT 1Q11' ........ Fl/W.l.Qr;llTI0llll;Fll:QT~""1.llf IIE'IEIIINDmalawmu:ncll ZOE I: ICH •rat USE watLMDIIWIE ZCIIE2: Mt'IEMTI:I.WIT&llJEIJflllDf'E ZONEtlDW'MBUIE.MTU!W.IZEDI.NIIICIIPE ZONE ,t \O't' LON IMTBI la.ftCW.Llfl>rNIE TarM.IJIIJICNIE.-'REi\ -.., 211 l!! .. "" .,,. .. !!!!l Ml LJNJICWEAAEASAREPIIN.llEl.YIMNTME)Nlll>~ FMINAIIB"IIMTE.11'!.lBIIEB\TQ IE. PD1DBl. WATER CONSERVATION NOTES 1.WfflRlff!CEM'IJflll9C'N'E.IWJ.NCJl'EJl&;DTlEMWlf'MT1:RM.J.DNIVIEPER11tEITATE<FCMSORNlo\WllERCONEIYA110Nf LMDICNIINHCI'. 1NI.Mll'Cl¥.TICSMNl'TIR3AllCIC-cONl'RtWR.wrTHIJIEA.llERIDMTINGQtMIIJT'BaWJ.IE.Ul1.IZED. S.mllC#'E "'NCF\Sffa.lE.lf'PLED. 4. P.Nfflf. IIW.I. IIEli"°'-PBJ IHTO tfflRllZUD Fal EFffCIB'ffDIIJ1IIIIJn)N Cf IIQ,TIONWAJ'EI\. t·----,!•---j-,-r---~ iJ.i. i!!! .. ,; I. f<' •ii lz· i;i· DELNEATION OF t.WNIDWICI; j AREM FOR EACH HOMEO\ff~ j MAINTENANCE EXHIBIT LANDSCAPED AREAS TO BE MAINTAINED BY OWNER SIDEWAU< TO BE MAINTAINED BY THE CITY OF CARLSBAD ! I WATER USE PLAN -POTABLE WATER USE NOTE: NO AREAS SHALL UTILIZE RECYCLED OR GREY WATER OF ANY KIND ON SITE. ALLIMD8CN'E-NlEIVHT6l\\111iEXCL\J!MI.YUMNtlMCUAATEWIITERUSEPIMl"MATERW.NIDTHl!lEfOREOONSDEREOCfTHESN.IE NOTE: ONLY LOW VOLUME OR SUBSURFACE IRRIGATION ~-="' ... ~~~"'":'~ H'IIRlZ0NE. RUlo\TKINCA:Un'SllUlBEIDIGIIEOACC0RDINQ.YMWEILASBENGSEPN!AllllBYSWRORENTATIClt NOTURF-NlEPRa>OSl!l SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN ,_,_ _ ___ ,.,_ ♦ ~).15~.lllEE!IW.LIEPROVIEDl'ERIEOSF. Cf il.OPEGREATER11WIS\IIRl&II.AND{1) 15G/<L -PIR5illS.F.PLUS~)AIIOITIONll.5G/<L -ADJACENT IMPERMEABLE SURFACES ARE DESIGNED _·@·_· _·8-_-1_-1 Lc-o2 PER11111Sf.FORSI.Cl'El5GREATER11Wlr"1Rl"CAI.. AND CONSTRUCTED TO TO CAUSE WATER TO DRAIN 12).All.1Rf.ES\\111i 1a Cf Nt/W.U, CUI!, IJlNf. BUlDNfl, 1/TIL/TY OR HNlliCAPE BEIENT IIWl.RECEl'IE ta OF 41'DEEP ROOT BNilER UNLESS ENTIRELY INTO A LANDSCAPED AREA HIIOTE 24" OF AN IMPERMEABLE SURFACE UNLESS THE ~-!Ii OlltERWISE INDIC\1cD er. Tl£ PINIS. ;;tL..._:l31:::,,AIL=.;Sll:::,IU=-=.::.SIWL=REa=EVE.::.:.3':;IAYlll:=Cf::.::L\IRK:.::.;::IIU.CH=.::.EXCL=W::.:NG:;a.<fES=.;::,l:;1;_:AN::,DSTEll'IR=~-----------------------------------------....!~!!..----.!::~:=-=::=-::-:::::::=I _ ot • 111 I I I WATER CALCULATIONS Maximum Applied W■ter Allaw1nu:::e ., kn.l""'f...,~aihj,H~""....,,,;-""" 1=:ffld.nt 1 ... ,~~o.~.W....-i..iie"""~·\W\ f,n rh~r,,l•n•, ,nr~ r+,,, ~....,, ,-,J II!' ,J.m;m,i,11,hi, Mll.1'ii\.. ,\ Wlll-rrl""Jt"'! ,J,,n ~• n;a,,,;'I dK \L\lt.\. 111!1 \L\11./', Ii-.-,~~ wD bi: tl:'91~ ._., WP "111,..,.,n,; ~.~, ..... ,. • ·P•R•·nm11.~~ • 1.AJ •!<',IQ• •I.All N-~llafl MA'Noll • !~h)\0,Ul{IMa _. UII + tcl,85 • lol.Af] J:&....w...n.-~•-•..,...,-.-'w.Nw.fo9-Tff,{-w:-.""1imllll'l ~'t;aa9,lilk,,ri11~-~f'H'l"l'll-11.np ..... .....,,, ..... _ ind,,. pu -· ~ULW.r1ujplbup,<1Hfl"'lfwt. 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