HomeMy WebLinkAbout2011-05-04; Planning Commission; ; CDP 10-20 - ALYSSUM ROAD LOT 8The City of CARLSBAD Planning Division
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
Item No.
P.C. AGENDA OF: May 4, 2011
Application complete date: January 18,2011
Project Planner: Greg Fisher
Project Engineer: Clyde Wickham
SUBJECT: CDP 10-20 - ALYSSUM ROAD LOT 8 - Request for approval of a Coastal
Development Permit to allow for the construction of a new 2,328 square foot
single family residence with attached three car garage on a 0.28-acre lot located at
964 Alyssum Road, in the Mello I Segment of the Local Coastal Program and
within Local Facilities Management Zone 4.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6774
APPROVING Coastal Development Permit CDP 10-20 based upon the findings and subject to
the conditions contained therein.
II.INTRODUCTION
Pursuant to Section 21.201.030 of the Carlsbad Municipal Code, the construction of a single
family dwelling unit within the City's Coastal Zone requires the processing and approval of a
Coastal Development Permit (CDP). The CDP application was reviewed for consistency with
Local Coastal Program (LCP) policies and implementation. There are no unresolved issues. The
staff recommendation of approval with conditions is supported by the analysis as follows.
III. PROJECT DESCRIPTION AND BACKGROUND
The proposed project consists of a request for a Coastal Development Permit to construct a new
2,328 square foot, two-story, single-family dwelling unit with an attached 643 square-foot three-
car garage on a 12,196 square foot lot (0.28 net acres) located at 964 Alyssum Road.
Project Site/Setting: The previously graded and undeveloped infill lot is located at 964 Alyssum
Road as shown on the attached location map. The lot area is .28 acres (12,222 square feet) and is
located outside the appeals jurisdiction of the California Coastal Commission. The vacant lot is
a part of the original Sea Pines Unit 1 subdivision (CT 83-02) that was approved in 1983. The
lot was never developed, but is part of the Vista Pacifica Home Owners Association (HOA) and
is subject to their CC&Rs which requires design review by the HOA. The property is surrounded
by single family residences.
Proposed Construction: The applicant is proposing a new 2,328 square foot, two-story, single-
family dwelling unit, with an attached, 643 square foot, three-car tandem garage. The floor plan
includes an option to convert the tandem bay garage space into 202 square feet of additional
o
CDP 10-20 - ALYSSUM ROAD LOT 8
May 4, 2011
PAGE 2
living area for a total of 2,530 square feet of living area. The single family dwelling unit will
have a maximum height of 26 feet. The two-story "Tuscan" style structure will be constructed of
wood framing with stucco siding and feature double-hung casement windows; decorative stone
veneer trim; and a decorative low profile "S" tile roof. Building colors will consist of taupe
stucco with the trim, fascia, garage door, and accent materials painted in a light beige/off white.
Proposed Grading: Minimal grading (28 cubic yards of cut, 23 cubic yards of fill, and 5 cubic
yards of export) is required to prepare the site for the construction of the single family dwelling
unit. However, the City Engineer has determined that a grading permit will not be required.
Impact on Coastal Resources: The proposal comprises the development of a single-family
dwelling unit on a previously graded lot; no agricultural activities, sensitive resources, geological
instability, flood hazard or coastal access opportunities exists onsite; and the development does
not obstruct views of the coastline as seen from public lands or public rights-of-way or otherwise
damage the visual beauty of the coastal zone.
IV. ANALYSIS
The project is subject to the following ordinances, standards, and policies:
A. Residential Medium Density (RM) General Plan Land Use designation;
B. Residential Density Multiple (RD-M) Zone (CMC Chapter 21.24);
C. Coastal Development Regulations for the Mello I Segment of the LCP (CMC Chapter
21.201); and Coastal Resource Protection Overlay Zone (CMC Chapter 21.203);
D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
E. Growth Management (CMC Chapter 21.90).
The recommendation for approval of this project was developed by analyzing the project's
consistency with the applicable city regulations and policies. The project's compliance with each
of the above regulations is discussed in detail in the sections below.
A. Residential Medium Density (RM) General Plan Land Use
The project site has a Residential Medium Density (RM) General Plan Land Use designation.
The RM Land Use designation allows the development of single-family dwelling units at a
density of 4-8 dwelling units per acre with a Growth Management Control Point (GMCP) of 6
dwelling units per acre. At the RM GMCP, 1.68 dwelling units would be permitted on this 0.28
acre (net developable) property. The proposed project is consistent with the policies and
programs of the General Plan. The 1 dwelling unit proposed is .68 dwelling units below the RM
Growth Management yield of 1.68 dwelling units used for the purpose of calculating the City's
compliance with Government Code Section 65863. However, consistent with Program 3.8 of the
City's certified Housing Element, all of the dwelling units which were anticipated toward
achieving the City's share of the regional housing need that are not utilized.by developers in
approved projects, including fractional units, are deposited in the City's Excess Dwelling Unit
Bank. These excess dwelling units are available for allocation to other projects. Accordingly,
there is no net loss of residential unit capacity and there are adequate properties identified in the
CDP 10-20 - ALYSSUM ROAD LOT 8
May 4, 2011
PAGES
Housing Element allowing residential development with a unit capacity, including second
dwelling units, adequate to satisfy the City's share of the regional housing need.
B. Residential Density Multiple (RD-M) Zone (CMC Chapter 21.24)
The zoning designation for the property is Residential Density Multiple. The proposed project
meets or exceeds all applicable requirements of the RD-M zone as demonstrated in Table A
below.
TABLE A - RD-M ZONE DEVELOPMENT STANDARDS
STANDARD
Front Yard Setback
Side Yard Setback
Rear Yard Setback
Lot Coverage
Max Building
Height
Parking
REQUIRED
20 feet
5 feet
10 feet
60%
35 feet
Two-car garage
PROPOSED
38 feet
5.5 feet
34.51 feet
15.54%
26 feet
Three-car garage
COMPLY
Yes
Yes
Yes
Yes
Yes
Yes
C. Mello I Segment of the Local Coastal Program (CMC Chapter 21.201) and the
Coastal Resource Protection Overlay Zone (CMC Chapter 21.203)
The project site is located within the Mello I Segment of the Local Coastal Program (LCP) and
the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). The project's compliance
with this program and overlay zone is discussed below:
1. Mello I Segment of the Local Coastal Program
The project consists of the construction of a new 2,328 square-foot, single-family dwelling unit
on a lot designated as Residential Medium Density (RM), by the Mello I Land Use Plan. The
two-story dwelling unit will be compatible with surrounding one and two-story residences and
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 property. In
addition, the proposed single-family dwelling unit is not located in an area of known geologic
instability or flood hazards. 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 it will adhere to the City's Master
Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water
Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to
avoid increased urban run-off, pollutants and soil erosion. No development is proposed in areas
CDP 10-20 - ALYSSUM ROAD LOT 8
May 4, 2011
PAGE 4
of natural steep slopes (> 25% gradient) and no native vegetation is located on the subject
property. In addition, the site is not located in an area prone to landslides, or susceptible to
accelerated erosion, floods or liquefaction.
D. Inclusionary Housing Ordinance
Per Carlsbad Municipal Code section 21.85.180 and Housing and Redevelopment Director
Administrative Policy of November 20, 2000, for single family residential developments of any
size on unbuilt residential subdivisions or individual lots existing prior to May, 1993, the
effective date of the original Inclusionary Ordinance, the inclusionary housing requirement may
be satisfied through the payment of an inclusionary housing impact fee.
E. Growth Management
The proposed project is located within Local Facilities Management Zone 4 in the southwest
quadrant of the City. The project is subject to the provisions of the Growth Management
Ordinance, as contained in Chapter 21.90 of the Zoning Ordinance. The construction of a new
single-family residence will not have any adverse impacts on public facilities. The project's
conformance with the requirements of the Growth Management regulations is detailed in Table B
below.
TABLE B - GROWTH MANAGEMENT COMPLIANCE
STANDARD
City Administration
Library
Waste Water Treatment
Park
Drainage
Circulation
Open Space
Fire
School Districts (Carlsbad Unified)
Sewer (Carlsbad)
Water (Carlsbad)
IMPACTS/STANDARDS
3.4767 sq. ft.
1.854 sq.ft.
1EDU
.006953 acre
1 CFS / Drainage Basin "D"
10ADT
N/A
Station No. 4
Elementary = 0.3400
Middle School = 0.1 184
High School = 0.1 032
1 EDU
220 GPD
COMPLY
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The proposed project is 0.68 units below the Growth Management unit yield for this RM
designated property. Consistent with the General Plan and Policy No. 43, 0.68 DUs will be
deposited into the City's excess dwelling unit bank.
V. ENVIRONMENTAL REVIEW
The Planning Director 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.
Therefore, the project is categorically exempt from the requirement for the preparation of an
CDP 10-20 - ALYSSUM ROAD LOT 8
May 4, 2011
PAGES
environmental document pursuant to the following Section of the California Environmental
Quality Act (CEQA) Guidelines:
Section 15303(a) of CEQ A exemptions (Class 3) exempts the construction of a single-
family residence in a residential zone from environmental review.
In light of the above, a Notice of Exemption will be filed by the Planning Director upon project
approval.
ATTACHMENTS;
1. Planning Commission Resolution No. 6774
2. Location Map
3. Disclosure Form
4. Background Data Sheet
5. Local Facilities Impact Assessment Form
6. Reduced Exhibits
7. Exhibits "A" - "E" dated May 4, 2011
NOT TO SCALE
SITEMAP
Alyssum Road Lot 8
CDP10-20
DISCLOSURE Development Services
STATEMENT Planning Department
C I T Y O F P 1 (A\ 163S FaradaY Avenue
I ^RAD (760)602-4610
LJD/iLx www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
„ .,. ,, ..
Person is defined as "Any individual, firm; copartnership,, jbihtventure; association, social club, fraternal
organization; corporation, estate^ trusCreceivert syndicate, fn this and any other county, city and county,
city munfcfpality,. district or other political subdivision or any other group or combination acting as a unit"
Agents jnaysigrUhis document; however, the legal name and entity of the applicant and property owner
must beprovided below." " , -' ' "
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership.
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person fl/A " &*- <*$*de&~ Corp/Part _ .
Title _ Title _
Address _ Address _
2. OWNER (Not the owner's agent)
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 partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person ///%- j^- tfrkthik-- Corp/Part
Title Title
Address Address
P-1(A) Page 1 of 2 Revised 04/09
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust.
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust : 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?
II Yes I V 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 owner/date Signature of applicant/date
farm**/*- HtfttPff^ £
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 04/09
SECRETARY'S CERTIFICATE
OF
STANDARD PACIFIC CORP.
I, the undersigned, hereby certify that I am John P. Babel, Secretary of Standard Pacific
Corp., a company duly organized and existing under the laws of the State of Delaware (the
"Company").
I further certify that the following Resolutions were duly adopted by the Executive
Committee of the Board of Directors of the Company on February 1, 2010, are now in full force and
effect, and have not been amended, modified or revoked:
Standard Pacific of Orange County
RESOLVED, that notwithstanding the fact that the Orange County division of this Company
is not a separate legal entity, the following individuals will serve as officers of the division indicated,
in replacement of any and all officers previously designated:
Edward T. McKibbin Division President
Neil A. Weiderhaft Vice President - Finance
Michael C. Battaglia Vice President - Project Development
Brian K. Bencz Vice President - Purchasing & Land Development
David J. Bulloch Vice President - Operations
Suzanne Ek Vice President - Sales & Marketing
Gary A. Jones Vice President - Land Acquisition
Douglas G. Campbell Director of New Home Warranty
Kama L. Pryor Director of Design Studio
Margie DeRuyter Controller
Laura D. Massas Sales Manager
Kelly Moore Sales Manager
Larry T. Atkinson Purchasing Agent
Brenda Echternach Purchasing Agent
Connie Phillips Purchasing Agent
Sandra D. Mindt Purchasing Agent
Stephanie Yee Offsite Purchasing Agent
Leslie A. Goodale Escrow Manager
RESOLVED FURTHER, that the above-listed persons be, and each of them hereby is,
authorized to negotiate, approve, execute and deliver, either as designated officers of the division or
as authorized representatives of the Company, grant deeds, warranty deeds, land purchase and option
agreements, joint venture agreements, financing agreements, development, land use and other
entitlement applications and agreements, and all other agreements and documents relating to the real
estate development and construction business conducted by this Company, in such counties or areas
in which such division may from time to time conduct business; and
RESOLVED FURTHER, that the above-listed persons be, and each of them hereby is,
authorized and directed to execute, deliver and file, as appropriate, such certificates, affidavits,
agreements and other documents, including a Fictitious Business Name Statement identifying such
person's division as a division of this Company, and such other documentation as may be deemed
necessary, desirable or appropriate to effectuate the purposes of these resolutions.
1007007MS
IN WITNESS WHEREOF, I hereunto subscribe my name and affix the seal of the Company
on this July 12, 2010.
Jj^nn P. Babel, Secretary
1007007MS
BACKGROUND DATA SHEET
CASE NO: CDP 10-20
CASE NAME: ALYSSUM ROAD LOT 8
APPLICANT: Standard Pacific
REQUEST AND LOCATION: Request for approval of a Coastal Development Permit to allow
for the construction of a 2,328 square foot single family residence with attached three car garage
located at 964 Alyssum Road in the Mello I Segment of the Local Coastal Program and within
Local Facilities Management Zone 4,
LEGAL DESCRIPTION: That portion of Lot 8 of Carlsbad Tract No. 83-2. in the City of
Carlsbad, County of San Diego. State of California as shown in Map No. 10815.
APN: 214-442-56 Acres: .28 Proposed No. of Lots/Units: I
GENERAL PLAN AND ZONING
Existing Land Use Designation: RM
Proposed Land Use Designation: N/A
Density Allowed: 4-8 du/ac Density Proposed: 3.57 du/ac
Existing Zone: RD-M Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site
North
South
East
West
RD-M
RD-M
RD-M
RD-M-Q
RD-M
RM
RM
RM
RM
RM
Vacant
Residential
Vacant & Residential
Residential
Residential
LOCAL COASTAL PROGRAM
Coastal Zone: 1X1 Yes | | No Local Coastal Program Segment: Mello I
Within Appeal Jurisdiction: I I Yes 1X1 No Coastal Development Permit: 1X1 Yes [J No
Local Coastal Program Amendment: [ I Yes IXI No
Existing LCP Land Use Designation: RM Proposed LCP Land Use Designation: N/A
Existing LCP Zone: RD-M Proposed LCP Zone: N/A
Revised 01/06
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 1 EDU
ENVIRONMENTAL IMPACT ASSESSMENT
1X1 Categorical Exemption, 15303(a) New construction of a Single Family Residence
| | Negative Declaration, issued •
Certified Environmental Impact Report, dated
Other,
Revised 01/06
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Alvssum Road Lot 8 - CDP 10-20
LOCAL FACILITY MANAGEMENT ZONE: 4 GENERAL PLAN: RM
ZONING: RD-M
DEVELOPER'S NAME: Standard Pacific
ADDRESS: 26 Technology. Irvine. CA 92618
PHONE NO.: 949-789-1717 ASSESSOR'S PARCEL NO.: 214-442-56
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 12.222 SO. FT.
ESTIMATED COMPLETION DATE: N/A
A. City Administrative Facilities: Demand in Square Footage = 3.4767
B. Library: Demand in Square Footage = 1.8542
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 1 EDU
D. Park: Demand in Acreage = .006953
E. Drainage: Demand in CFS = 1.0
Identify Drainage Basin = D
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 10
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 4
H. Open Space: Acreage Provided = N/A
I. Schools: .5616
J. Sewer: Demands in EDU 1 EDU
Identify Sub Basin = 4B_
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 220
L. The project is 0.68 units below the Growth Management Dwelling unit allowance.
ALYSSUM LOTS
Standard Pacific Homes
LOT 08- 964 ALYSSUM ROAD
CARLSBAD, CA
CONSULTANTS
ARCHITECT:
bflLirUNi* urrn.c
WOODLET ARCHITECTURAL GROUP
29*3 PULLMAN, SUITE A
SANTA ANA. CA. K705TEL 94t-5S3-6mFAX: 949-553-B9W
STRUCTURAL ENGINEER:
DALE CHRISTIAN STRUCTURAL ENGINEER, INC.
1744 WEST KATELLA AVE., SUITE 107
ORANGE , CA. V2847
TEL- 7!4.«7-1145
FAX: 714-??7-3B57
TITLE 24/MECHANICAL:
HERFTAGE ENERGY GROUP
470 WALO
IRVINE. CA. 92418
TEL 74».789-2221
FAX: *49-7B»-222I
CIVIL ENGINEER:
RICK ENGINEERING COMPANY
Si2D FIIAK ROAD
SAN DIEGO, CA. Ml 10
TEUW-2H-0707
WOODLEY ARCHITECTURAL GROUP
731 SOUTHPARK DRIVE, SUITE B
LITTLETON, CO. 60120TEL 303-483-7231
FAX: 303-683-2*22
CODE INFORMATION
HOME BUILDER • OWNER:
STANDARD PACIFIC HOMES24 TECHNOLOGY AVE.
IRVINE, CA »2*1«
AREA TABULATIONS
SQUARE FOOTAGE
1O1AI COVIUM W71
ISM JO.
an to.
W IB.
M71 10.
1» (0
1411 10.1
UN 10-
31 tO,
LOT I "»64 ALYSSUM ROAD
COASTAL DEVELOPMENT PERMIT: 10-20
964 ALYSSUM ROAD
APN: 214-442-56 LOT 8
ZONE: RD-M
GENERAL PLAN LAND USE DESIGNATION: RM
PROPOSED LAND USE: SINGLE FAMILY DWELLING
TOTAL BUILDING COVERAGE: 15.54%
PERCENTAGE OF SITE TO BE LANDSCAPED: 84.46%
EXISTING RETAINING WALLS: REFER TO PLOTTING PLAN
SHEET INDEX
n TITLE SHEET
SP-1 SITE PLAN
FLOOR PLANS AND OPTIONS
ELEVATIONS AND ROOF PLANS
!O• _j
S
LOTS
LEGEND
DESCRIPTION
EXIST RIGHT-OF-WAY
EXIST PROPERTY LINE
EXIST UAJCfl CONTOUR
EXIST MINOR CONTOUR
EXIST TOE OF SLOPE
EXIST FENCE
EXIST RETAINING WALL
PROP RETAINING WALL
PROP DRAINAGE SWALE
ABBREVIATIONS
ABBREVIATION DESCRIPTION
a CENTERUNEDWG DRAWINGELEC ELECTRICALEX EXISTING
EXIST EXISTING
FF FINISHED FLOOR
FG FINISHED GRADE
FS FINISHED SURFACE
GF GARAGE FINISHED FLOOR
H HEIGHTHP HIGH POINTIt INVERT ELEVATIONLAT LATERALMH MANHOLENO NUMBERPIP PROTECT IN PLACESS SANITARY SEWERTC TOP OF CURBTG TOP OF GRATETW TOP OF WALLWTR WATER
240
220 -
200 iy™ 21167* |'|»r 1 TW 2t2J3 ' 1TW 213.00^
10 8l00'
S
"~ 44.67'
1 ^TOPOF..U EMSTFG
-ANGLE POINT ^PROP FG ANGLE POINT —
1 \ <U3' BMOP OF FOOTING g
49.33' "~
e
i.
5,0 r
si4 r
i
K
^"1 t 100-UZ Mil. I5-;
"5
LE
5?
§
J0.67' ^
180 j
240
220
200
180
PROFILE: RETAINING WALL
NOTEi HEIGHT (H) ABOVE IS THE HEIGHT OF THE WALL FROM THE TOP OF FOOTING <H=TW-TF)
REFERENCES
1.) GRADING PLANS FOR CARLSBAD TRACT NO. 83-2, DWG NO. 230-EA.2.) ROUGH GRADING PLANS FOR THOMPSON/TABATA, CT 9B-H.DWG NO.«1-9A.3.) IMPROVEMENT PLANS FOB CARLSBAD TRACT 98-14. DWG, NO. «Q)-9F_
GRADING VOLUMES
I QUANTITIES AND DO NOT INCLUDE SHRINKAGE OR
!O
is£=>Ito
REMEDIAL. 163 CY
ACREAGE
LOT 8| 12.22Z.35 SF * 0.28 ACRES
Plan Number
SP-1
GRAPHIC SCALE 1
NOTES
U PAD ELEVATION SHOWN INCLUDES DATUM CONVERSION OF 2. IT'FROM
AS-BUILT DWG NO. 230-6A.2.) EXISTING HOUSE LOCATIONS ARE APPROXIMATE.
PLAN: LOT 8 PRECISE GRADING
SCALEi r=10'
4Q'-0"
secondFLOOR
optionalBEDROOM 5
SQUARE FOOTAGE
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING AREA
GARAGE
TOTAL COVERAGE
PORCH
DECK
BASE 5TH BR OPT
1254 SO. FT. 1458 SQ. FT.
1072 SQ.FT. 1072 SQ.FT.
2328 SQ. FT. 2530 SQ. FT.
643 SQ. FT. 441 SQ. FT.
2971 SQ. FT. 2?71 SQ. FT.
28 SQ.FT.
120 SQ. FT.
28 SQ. FT.
120 SQ.FT.
firstFLOOR
ALYSSUM LOT 8
standard pacific homes: son d/ego
stucco dunn edwards 6172
trim/fascia/garage door dunn edwards 6170
accent frazee 2616
roof tile eagle shc8709 - V tile
roofPLAN (all pitches 5:12 u.n.o.)frontELEVATION
leftELEVATION rearELEVATION rightELEVATION
ALYSSUM LOT 8
standard pacific homes: son d/eqo
stucco dunn edwards 6172
trlm/fascla/garage door dunn edwards 6170
accent dunn edwards 6195
roof tile eagle shc8709 - V tile
roofPLAN (all pitches 5:12 u.n.o.)frontELEVATION
leftELEVATION rearELEVATION rightELEVATION
ALYSSUM LOT 8
standard pacific homes: son d/ego