HomeMy WebLinkAbout2013-11-06; Planning Commission; ; CDP 13-10 - GARFIELD BEACH RESIDENCE
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: September 17, 2013
P.C. AGENDA OF: November 6, 2013 Project Planner: Greg Fisher
Project Engineer: Tecla Levy
SUBJECT: CDP 13-10 – GARFIELD BEACH RESIDENCE – Request for approval of a Coastal
Development Permit to allow for the demolition of an existing two-unit residential
apartment building and the construction of a new 3,156 square foot single family
residence and attached two car garage within the City’s Coastal Zone located at 2637
Garfield Street between Cypress Avenue and Beech Avenue, in the Mello II Segment of
the Local Coastal Program and within Local Facilities Management Zone 1. The City
Planner has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment,
and it is therefore categorically exempt from the requirement for the preparation of
environmental documents pursuant to Sections 15301(l)(2) demolition of a duplex or
similar multi-family residential structure and 15303 (a) construction of a single family
residence of the state CEQA Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7017 APPROVING Coastal
Development Permit CDP 13-10 based upon the findings and subject to the conditions contained
therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Background: The applicant received approval from the Planning Commission on February 18, 2009 for
an identical project to what is being proposed. That project was never constructed and the Coastal
Development Permit has since expired. The Administrative Variance (AV 08-04) previously approved by
the City Planner to reduce the front yard setback from 20 feet to 15 feet to accommodate the residence
expired on February 18, 2009 as well. The applicant is now proposing to construct the same project as
previously approved.
Project Site/Setting: The infill lot is rectangular shaped and located at 2637 Garfield Street as shown on
the attached location map. The lot area is 0.08-acres (3,500 square feet) in size.
The project site is surrounded by single family to the north, south and west, and Magee Park to the east,
across Garfield Street. The project will take access off of Garfield Street. Per the City’s Street and
Sidewalk Policy, Garfield Street has been identified as an Alternative Design Street, and as such, will be
required to enter into a Neighborhood Improvement Agreement (NIA). Topographically, the previously
graded site slopes downward by 3.5 feet from east to west and is currently developed with a two-unit
residential apartment building.
Proposed Residential Construction: The project consists of the demolition of an older existing two unit
residential apartment building and the construction of a new 3,156 square foot two story single-family
residence with mezzanine, attached 433 square foot second dwelling unit, and a two car garage. The
1
0
CDP 13-10 – GARFIELD BEACH RESIDENCE
November 6, 2013
Page 2
two-story “Contemporary” style structure will be constructed of wood framing with stucco siding and
feature windows of varied shapes and sizes, steel railings with cable rails and a decorative copper roof.
It will include roof-top decks and balconies along the west elevation. The second dwelling unit was
administratively reviewed and acted upon by the City Planner through a separate minor coastal
development permit (CDP 08-21x2). That permit is valid until April 27, 2015.
Proposed Grading: Estimated grading quantities include 84 cy of cut and 84 cy of fill with zero cy of
import/export. A grading permit will be required for this project.
Additional Required Permits: In addition to the Coastal Development Permit, the project also requires
an Administrative Variance (AV 13-03) to reduce the front yard setback from 20-feet to 15-feet. The
Administrative Variance was conditionally approved by the City Planner on September 9, 2013, subject
to the approval of CDP 13-10.
Table “A” below includes the General Plan designations, zoning, and current land uses of the project site
and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site RMH R-3 Duplex
North RMH R-3 Single Family
South RMH R-3 Single Family
East V V-R Magee Park
West RMH R-3 Single Family
Table “B” below includes the project site’s gross and net acreage, the number of dwelling units allowed
by the General Plan’s Growth Management Control Point (GMCP) density and the proposed projects
number of dwelling units and density.
TABLE B
Gross Acres Net Acres DUs Allowed at GMCP
Density
DUs Proposed and
Project Density
0.08 0.08 0.92 1 du; 12.5 du/ac
The project has a density of 12.5 dwelling units per acre which is above the GMCP but is within the
range (8 – 15 du/ac) of the RMH General Plan Land Use designation. For further information, refer to
the General Plan Land Use designation discussion in the analysis section “A” below.
III. ANALYSIS
The project is subject to the following regulations and requirements:
A. General Plan Residential Medium-High Density (RMH designation);
B. Multiple-Family Residential Zone (R-3) (CMC Chapter 21.16) and Beach Area Overlay Zone
(BAOZ) (CMC Chapter 21.82);
C. Coastal Development Regulations for the Mello II 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).
CDP 13-10 – GARFIELD BEACH RESIDENCE
November 6, 2013
Page 3
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. General Plan Residential Medium High Density (RMH) Land Use Designation
The project site has a Residential Medium High Density (RMH) General Plan Land Use designation. The
RMH Land Use designation allows the development of one-family, two-family and multiple-family
residential units at a density of 8 - 15 dwelling units per acre with a Growth Management Control Point
(GMCP) of 11.5 dwelling units per acre. The project has a density of 12.5 dwelling units per acre which is
above the GMCP but is within the range of the RMH General Plan Land Use designation. Since the new
dwelling unit is replacing an existing two family dwelling that was already accounted for when the Zone
1 Local Facilities Management Plan was prepared, one dwelling unit will be transferred back into the
city’s excess dwelling unit bank.
B. Multiple-Family Residential Zone (R-3)(Chapter 21.16 of the Zoning Ordinance) and Beach
Area Overlay Zone (BAOZ)(Chapter 21.82 of the Zoning Ordinance).
The project is required to comply with all applicable regulations and development standards of the
Carlsbad Municipal Code (CMC) including the R-3 zone (CMC Chapter 21.16) and Beach Area Overlay
Zone (BAOZ) (CMC Chapter 21.82).
The R-3 zone allows for the development of a single family residence on any legal lot with an R-3 zone
that existed as of October 28, 2004. The subject lot has existed since 1927. The BAOZ regulations are
applicable to all residential developments within the Beach Area Overlay Zone and are intended to
supplement the underlying zoning (R-3) by providing additional development regulations to: 1) ensure
that proposed development is compatible with existing surrounding uses; 2) provide adequate parking
for residential developments; 3) ensure that public facilities exist to serve the beach area; and, 4)
protect the unique mix of residential development and aesthetic quality of the area.
Table C below illustrates the project’s compliance with the various chapters of the Zoning Ordinance.
The development standards stated in Table C are the standards applicable to the project. The single-
family residence meets or exceeds the requirements of the R-3 (21.16) and BAOZ (21.82) regulations as
outlined in Table C below:
TABLE C – R-3 AND BAOZ DEVELOPMENT STANDARDS COMPLIANCE
R-3 STANDARD REQUIRED PROPOSED COMPLY
Front Yard Setback 20’ 15’* Yes
Side Yard Setback 5’ 5’ Yes
Rear Yard Setback 10’ 10’ Yes
Lot Coverage 60% 47.5% Yes
Beach Area Overlay
Zone (BAOZ) Standards
REQUIRED PROPOSED COMPLY
Max Building Height 30’ maximum with a minimum
3:12 roof pitch or 24’ maximum
with <3:12 roof pitch
30’ with a 3:12 roof pitch Yes
Resident Parking 2 car garage (20’ x 20’) 2 car garage (20’ x 20’) Yes
Visitor Parking (BAOZ) One space (may be located
within driveway)
One space located within
driveway
Yes
CDP 13-10 – GARFIELD BEACH RESIDENCE
November 6, 2013
Page 4
*An Administrative Variance (AV 13-03) was previously approved on September 9, 2013 by the City
Planner.
C. Conformance with the 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).
The project site is located within the Mello II Segment of the Local Coastal Program and is not in the
appeal jurisdiction. The site is also located within and subject to the Coastal Resource Protection
Overlay Zone (Chapter 21.203) of the Carlsbad Municipal Code. The project’s compliance with each of
these programs and ordinances is discussed below:
1. Mello II Segment of the LCP
The subject site has an LCP Land Use Plan designation of RMH (Residential Medium High Density), which
allows for a density of 8 - 15 DUs/acre and 11.5 dwelling units per acre at the Growth Management
Control Point (GMCP). The project density of 12.5 du/ac is consistent with the RMH General Plan Land
Use designation as discussed in Section A. Therefore the project is consistent with the Mello II Segment
of the LCP.
The project consists of the construction of a new 3,156 square foot single family residence with an
attached two car garage in an area designated for residential development. The proposed two-story,
single-family residence is compatible with the surrounding development of one and two-story single-
family and multi-family structures. The two-story residence 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 developed site, nor are there any sensitive
resources located on the property. The proposed single-family residence is not located in an area of
known geologic instability or flood hazard. Since the site is not located in close proximity to 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, 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 of 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 (CMC Chapter 21.85)
Pursuant to CMC Chapter 21.85.030 (D.3), a project may be exempt from the inclusionary housing
requirement if the construction of a new residential structure replaces a residential structure that was
demolished within two years prior to the application for a building permit for the new residential
structure, provided that the number of residential units is not increased from the number of residential
units of the previously demolished residential structure. Since there will not be an increase in the
number of units on the property, the project will be exempt from the inclusionary housing requirement
CDP 13-10 – GARFIELD BEACH RESIDENCE
November 6, 2013
Page 5
if building permits are issued within two years of the demolition of the existing two-family residential
structure.
E. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the city. However, there will be no impact to public facilities because the new single-family residence
will be replacing an existing two-family residence that will be demolished. Since the project is replacing
an existing two unit apartment with a one-family residence, the project will deposit one dwelling unit
into the City’s excess Dwelling Unit Bank.
IV. ENVIRONMENTAL REVIEW
This project is exempt from CEQA per the exemptions listed below:
(1) Section 15301(l)(2) of CEQA Guidelines (Class 1) exempts the demolition of a duplex or
similar multi-family residential structure.
(2) Section 15303 of CEQA exemptions (Class 3) exempts the construction of single family
residences in urbanized areas from environmental review.
A Notice of Exemption will be filed by the City Planner upon project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7017
2. Location Map
3. Disclosure Form
4. Reduced Exhibits
5. Full Size Exhibits “A” – “I” dated November 6, 2013
CHRI
S
TI
A
N
S
E
N
W
Y
CYPRESS AV
BEEC
H
A
V
PACI
FI
C
A
V
CARLSBAD BL
GA
R
FI
E
LD
STOCEAN
S
T
CDP 13-10
Garfield Beach Residence
SITE MAPEL CAM REALCARLSBA
D BLL A COSTA AV
PALOM AR AIRP ORT R D
MELR
OSE
DRAVIARA PY
RAN CHO S AN TA FE RDCOLL
EGE BLEL CAMI
NO REALSITE
PACIFIC
OCEAN
• N
NOT TO SCALE
r ____ :::.., _________ ( __________ _..( ~----------
,(1
,,~ CITY OF
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov CARLSBAD
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, associatlorr; social clubi fraternal
organization, corporation, estate, trust, receiver, syndicate, In this and any other county, city and county,
city municipality, district or other pollllcal 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 Ab!:,. 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 (NIA) 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 n(essary.)
Person F /l&f:'. vuf',<. Corp/Part. ___________ _
Title . ..::> p; S () Title ___________ _
Address_-_________ _ Address ___________ _
2. . OWNER (Not the owner's agent)
P·1(AJ
Provide the COMPLETE, LEGAL names and addresses of Ab!:,. 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 (NIA) 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], rl/1/r: JJ',..,G k,'C C~rp/Part . .
Title Oi,v,,..-e_y Title ____________ _
Address / ,,2_ r 2. hre-4 4ve_ Address_·----------
Cl.PA.r1 ~ CA 1,,uo r ' ----------------
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 nonprofit organization or a trust.
list the names and addresses of~ 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?
D Yes ~o If yes, please indicate person(s): __________ _
NOTE: Attach additional sheets if necessary.
information is true and correct to the best of my knowledge.
Signature of applicant/date
Print or type name of owner Print or type name of applicant
atu e o owner/applicant's agent if applica e
11, M' e:-tl . £fl.w~
Print or type name of owner/applicant's agent
P-1{A) Page2 of2 Revised 07110
= ,,.,,,,,.......,/'ff: ~--
fi-mmK 911/;Wli'IP
-----OM =----~M ____ . ,...,.
-•---,cr
----ocr• ·~~~ -AA-
M£>Tt,t uc~•"h ,. ... ""-...... ~ ... -.~
f""~<.•q .... -.. -, .. ~ .. ·-II-...,..........,r ... ,... ""~ ....,.~,,,...,. ~•,-'"'"""'",...... "'""'••~~•,..,...'!'" r,.....,,.., "'~~-,., ... , ... .i~:~.'r ,...,... ... , .....
SECTION A-A
SECTION B-8
,• R Hf-
SECTION c~c
l"•IO'h&"
--------------------~,O
ULTIMATE STREET BUILD OUT
GARFIELD ST. LOOKING SOUTH
;,consultants,
;4,».c.ll,,..._':"'.,...,..__ '
l,Jt..1.,.~ ~ -1 .. N ( ~" iJ),L.1...-li.'l"l .e-,u -:.r,.re. """"· ..,t!,n.-_ "' · -
c;.t,-.~11,:,.,.1:;\ """"· ""li:.-e:,
:,~; ,'."Ito, ,,.__'!-I
"""'"''r;:.::,';:.,~'";-""""'· t ""'"" )""qr> :.\,,1'-"tt.'~""'""'"' ,....~~
"-..11\.l,,.1'._.~ C.,,, ""'ltO<'b
. ., ....... "'l"c,,,,.,."'!e;;.
.'i,UI\.Y,I:"(•"'-J
e.,.,..l!iP-l-,1,.iJ.:>'5,<'ll"'l!.'f"' "'"-• ,4:t,,t!;>, ... _y.i,u... i:,.,o.,yi,..
_.._,._,...,, .::.,., "",l!..,0,<>'b,
"""'""' ,"t,.~· ....... , ....
·design criteri8.
. --. -. -. ' . .,,,..,,,..,,,,,,.,..,."""'....,.""""'"'"'
' ~=~~~~r:1.~-"'
''""'"'""""""""''""""""""''""'""""~-.. """""""'"''~"'""'.,,..._""'"""""I ' ;:'~=~ ... .,~=..~ ... ":'=r."*
! ""-"''"""""""''"'''""""""l<'"'Ol""""''-"" ·""'"""""""""'"''""""""""'"""""'" '"''"""".""'"'""'"""l"O!
utill:tie& / service
-:.."'"'~,._--.i µ,.re-1 c:,u,.~,. H~,,!!~•f""'"" ,.,,.?a._...._-.-,.,.,, , ...... 4-.:lt::)-, Z.""liU ..
_-s-o.tt-'-o"T"'-'"-* • ...,__,..,_.,. ll'l:f','-"> !K.I<-Phf"'•"'T"
, ...... ,,.."!•"'11::."'lt
.,....,,,.. F'""•J~..,,-h~,. P•J\,•::•suu .• ,...,
,hlr,,."41"<.._. ;">l't.. "-r,.,,.,.,~ ~~,,~ .. -
proj~ct data ,
j:applicant / .owners agent·
1-JP'-lu,,,. ~"' Z."lll ._r.-'l'i!.. ..,,-, -:,<l,f'Je. N
c::;.. .. ,,_..,e,.,,. c.-.,·""l..,.,o_e:,,
,,..""'. -,..,,,,-,<oo!J,I ,c._T_..,-,-' ....,.,... _._,...,,..,.,-
owner
2!;i>f-?o i u,.-?:>-i -.-.. r1, __ 1.i-.ee,.-
assessot's parot-1 number
eoe, • 1+; • lb•..,.,..
legal descriptkm
Project descriptiOO
'F"""'f"""'•C> ,..,. ...... 'f....,,,·l\es;,,....,,.,., ...... ►•t-.. t ll {.. ..,.,,.;.. c,_,,!'""<--<"-,,,.,.,.,._.., P,}<A..,.,$11'" ;t,,1T"
proposed. -fis'Stdence
i.:o•..i&,.__ •~!!'V.I!.!_
-~ao,D,J,,._, .. ,;..,,11.>1,,...
. .O'.d-.. .. <:.,;,£. "-l!i ... , ..... ~ ,.,.,.,.,_,. ,. .. 111,<, ~--.,-"'""""~,. ..... w ... .._ ,-.,.. t>""lv.'e.
M,;,..:,· \;ll!.v!!<'-
fl.l"_.;.,ra,1><c..f-l..1VIN<:..>' ,',P..11'!,4
C,,,vf!..C."" 11.,Tl''r
~1..,;-0.i,--'
UFf!-'-":Y!<-(.._,,__,.o ,
p.e(;.,;,e .. <:.t.. ~t>'~ ,;u,.,.
n ....... ,,:11,,.
i.i!J....e.,_ OI' -.. T<>,-,t.,-
Tc-T'"''-l.w••·= ,.,11-e.,1,..
-l=~e!...,...._c.,,-""'-'f"'.t..• TO
61todal8
t l"->;'l"I I\K.~\>bl<,,_'T
iP..::?,,
-i-.U,-z.,,.,c.,
,.._,.. s·:o.~
<..i:Oi-:-=,.e,...:.,.,o;,E.
. :;-;!~~J ~J
.;-~
--1"'"G.e;,
. ~,._o.:,'¥-,._rL '-""~•Y.":-''-''
,_....,1>11,-,;.,.l"e. ~.=e"'"'""'"-1, ·--li"l4-
city project.application no,,',
~,!'C7f;>• fc::> i:.~f"-~ :·· --.
,4--v·-·•~-a~
tt;..,..'1-P'-r,,,-1, f"C~M,7
<1-J..;.,..., O::,,;,.p>, ($.1:lll,) • :"'::.-,1-" .... ,~..:ce..
l\l/\'llleff8
-!
1-I ◄
< ! i-0
0 n -~ s. ,. ! ~ ~ ,. j _, •,, t
" ::.r: • I ' "
,:.,, i i
al ' ' C· ' _,
l • ~
~ .......,_,.., -,-.., "'"'""...... I f_,,-,c,-,-,.-,-cl
'►i1•~· i 0 :-~1 !en ,
hi m :-1
ID ► 0
'A m •X
I
!!! H
11)
'r ► zi
:~~/ 1--~
I
, GARFIELD RESIDENCE
2637 GARFIELD STREET
CARLSBAD CA 92008
I I
(,~· itiiii'
II
IIIIS-f' ,......_
I I
>+11~;-~"';:;.", 'ii I
I ,
I
i :II -;-••· ......... /' !' :
I ., ~ ~ ._, I , ,, " , ,,
\ . -I ~~~\'le;, -·1L77:,_. I -, ~IT -l :. '. )7
, I i •I I
0
l '
•1 i ' • '
,11 I --::--~74CT=-t4._~ ' I' ;:a s , " , r 0
", f, , i 1~ , , !I I' 'Ii ~ ·,
I ~i 'J . 'I ! I I :1 ~-L__ • I ,, " (
-, I ---.-'•I--, '" " ' '" I . / I ,,_, -w ,
I~ --/, .ie / I -C ---~-,,, / . I I / ,I, •
-,I ,I 11! j . Ai
~~~~--1· i r~· ,!:t ti5fili
'!
!I iii ' I • I j H I~ ~ .
LJ ·=•
!!I!
W-II g _G HlflEIJ I I
....... Mu!!L ... WFIIQHT 2911°&T~T!! ST. CAFILSl'IAI:> CALI .... g:,ooe
• ~H.7G0.7:!0.7"'3-i ■ • ~ □ ::t> ~ <I < 6 ... ... ili O O
0 _. R .:5.
. ~
.;~ /--.. '
J· l±l-
1'.
,;,....,..::. __ ., __ _
~ite / hardscape Plan
! .J.
0
""•:r'-,,.~~.,. I~
.. ,q,i.;: -
r .0-._ t~-~-;-i" :f.o i ~, v ~i}-!iP.l':.ci
f r. Ill t.t .-.t l ;: . _.,._ ~ ·,·ij· -:: ~ i~ H -~·rl. .-Q <> ;-i ti , ! -er , " •-,:aro~--
e: ~~-7. ~-rw: .r .. }:;-,,, I!' , ,, .I .,. .'i ~ ~ .s~,~,;~:~:r
:i~·~;;[~~ f ~.;-[,~ 3.~
p \I' ~ ;; i } t "I t ,( ,.. ~ i -~-; J s.
.f:~f! te
!P ~ ·-'-:· r-~ 6 ~-B ,:_ ,. 11' 11
,,,. '' :i: 1 . ' .t J l ~ : ... , { '" .. ~ ~ ~ ~ ~ 1.'!'-~
;l .":q ('. i ;' i
"J f ! t -J r i>--1 o; i: r ii i'_Q·n
i "n. f' r,; I
'-· •' ' . ,\. • l :
I:.. t ' i· i i
< ' f. • i ! •
··.::..1
0' ~
' ..
0 0 ' 1)
pi"
J
1-rC
·.
t::,t.,.:
1t11-1ef--' ,. " ii_ R, -
r r _----r r ~~1_·,.,,,~
~~'-='
)4-•~ ,_·, -1~'t, 11•: ,._' · ..,.1_,4-,
er· . ~,$ ,Jor. ~
g
· ....... 11 · · il~' Lf""r
_.;::,<'!~1
"(-:·,:
=---:;:;f:e-1.,i J."· -
1.-c-
,~IEII>
1.,
,_ ..
,-1•-111• ~ I ·-t ~ i !_ ,-
~ o. ~ .. , I
It
} '<' . ·111-I-Ht-i~n~"c;i-l -:rmr· ;_ ' I
I r.;. '!'-·-llll"~ml"Fi\ . \ --:. f t } . ri--· ' ~--
,.· • I._ I' '· '! -·.~·-· ,, I ' i. I _J
,_ -r,. __ •
r:",c
·K
··!fl -,.,.,,. .,
.
1'i ·, ~,g:;t~'.ii,c~4JIJl4M~~'l-"'~
fl I1y,, 1,cv-r!ti/\
;~ =~-® ~~ ·:i:·
11&1 ~
r;: .. @. I
'.'_f
11 1·· ~l
!11 ''·i'i,
.,
' -l
C
I ~I
I
j
.~I-~-~d-.1,-'
~
!
-
'
.
I '
I
f-'· '"'
1;:1:~ I ~
11
I
•.
--
I )/')(•:
-®I~~~~
□ .
"'--
11 4th,'
,l ~i.;• lz~4'1±'-4.:'· 111.:. ,_,
-,\ z.-' 14-• -=~ -l -+'-.,.•'
-=,'-e,'
~~-!_-:,:~·
,~ '~
·'t-1"!-; G_
11 $
Ji ~ ···•kol,Y
~=
PROPEll'TY UNE
I .,.,i.•;..,., ,.,,_.,,,
I ,
ll
,, __ , 11
.fili'
-~-.. ·--~--·$r
I
'-(
•.
' ,-
t,.
"-0.
,_
)> i "GARFIELD 'RES.'1D"ENCE w I u _G H I; • I ' I i ~~ . ;" ... 263]'."G_N~FIELD SlJ~_EET _ .
CARLSBAD CA 92008
SAM'::'"'~. S. Wf'.'!_~!:°'T ::t<>i 1 a:r!',:!"_l'l ST. CAFl_!-SBAC CALI ... <>2006 .•. (,J (,J
• F"H.760.720.7831 ■ PAX 7">0,7-"!0.7~ • = f;l
,,..:....:, ___ -
~
I I
\J':._:1rn-11r--_~
'.r"fr1···,·-, ~ rll3 !I"' I' p '( --'-< ~h'iP~~$ DJ ~ "1) r ... ,:: ., -· : r·~.:.i:P' r ::• r,iij_if£~/ -f~i-~~l~· 1!:u:.t•m~ ~~rr[~S ~.· n a ~ ~ i ~' r ~ v· ... :t ,'I il' ... ; :-!" 0 ·•' I"-1 ~ .... , z , ~ .:..j -1 I~ l Ill, u, ~ :> "' 11 l'! ' : 1l
:! _H ~t i T~~ilr ¥: · ~ ~ Ut .4
; i io i. .:;ttli! ,,.,,,.i -:1~,,1;u :; f'.
i'ij I~ f i: ~
'i~f~i:·~
:-r~.:t:"z
'l• SS" t ~ h''J:: ~
--~ ,~ t P: l 1
0 ~ g
1' $.' , .
" :J
J
~
0, O: ,,
'O
~ J
+:
r ·r -"--[-r ·-:<l&i.1-· i-4.1-to' · bl ~,_.1_=• ,,,,'.,./;
'.I~#,,'·
I.:..'-~•-
:!J4~d.••~i,4'•.,.•~. r -4-•.~•-~.4-',,;,,
:,;A z."'1'-o'
-·:.·1-;
.~~1-c.o•· . .,.• -~t'., 'c..l;.:,,_ ]~
--·e,,_.ll,-.
r-:-:-
l-I ~~ t
.,. ~ I" i-1
• rrc-r-· r, c--,-,-~-!-. "'I ,;-,-h:: t --;H · 1
,~
~ll;'llr~
i-1~ 1,. ,-
'· ,,,. ,.,1, .· jf
-1 .. ~_~;°•·111·· -----,----I -s-
. ( 1!'-I 1,'.,1-~ ! ~
£
,, ~ .. I•.
. '"'t;:;l:~~ttij[i).'"'. ~:· t, .J_
1 I
Ill ~--·+' ::::;t, ;;;:;:H~:'::llfl~I~ "Ul+l~jj~+-i; •T=if _-,-··
i:-1~-. '·
I(
!-
'·
lJ ~ i:~~~d •-•-~-
,'. ~ . n+--i;.+-S+--l-l-1 'lf.-hjlJ.:c::..J ' 1,:
I I ,-., ' I'
""-i---'--'-~-~~·211 . -------
• (
$·
·-~ ' . ' •'I-'~ F.e"'/mr~'ji'lf,rT ~~~~~~$lt!f1----=r]{ ,-
. ' lc-1,, ±fr~N 1: . 1,_ ~-"
-'· liil i!f1!!1;1=sA1 ,-;:
I
& .
riai~
L
!,
filt]
·r1~
l
I
.;;;i~I["''
.,,_,,a,. I .,1_~
is'-±"
~"ll•l<a>'
~
I-'=
1 z'.;,..1 ~'-b' l z1-,,i• k=>'-s• ,4.l.,o;,~-
z+'~..,;• ..
1.· ·· -----r.-· · 1
.~ .:~ ·~
t-
''·
·':'-
~I)> f
I· riJ.
'Ii~, -~. ,;;: ? -,
' .-F
GARF1-ELD A:EsibENCE·
2637 GARFJE[D STREET
CARLSBAO·CA 92008
f·W Ill II G H If · I '
I sAM'::'-""L_~, ~ ... IGHT 2811 STAT"' ST. CARL_EU,AC _ c.-.UF. g~oo .. '
I I I
• PH.7C0.7'20.7"'31 • ,-AX 700.720.713$4 • i" < "
..
._:;_·~--
!
!
lll
, ) ~ ·t_,_ _____ _
4 . . -I
I l
I '
--· .... ·),Jpper floor plan,
lll'i<!llllHli JY
AV 13 0
COP--13 1
: i I
.i,, • Bi ,l .•
3": -~
,,.
,-1!,;;,Ti>i~-
~~"_.__:.J
--:~-.--1-~----'~,:<ea:s~ ef8v-ation ~ =========~-~-----~
,,
'
I I ;,
-~----: . nortb eJevati(?ri. -· __ · .. --. -::--:-L~~~:"::.~,
j"lil,1!<1.,.J,,\1,111..;;..._,-,.:u...,e:,.r., O.h.L~OiM:T'".>"'6--
"
I
:...__f;l:'~•~..,:.. .. ..,_,
~Li"'
AV13 a
DP13 1 ... ~ ' ' ◄ .. ,
J -~ i
·2·-' ;,. ' ' 3 ! • ' ~ i ;till ~
:~ ! • ' •
,--:-------------:~~~-:~-;;r;:--.,---~°A,c,~. ---:--::;:,~~~=----,-----,-----.:......---~-, r::~-,~-~ ~~
I
west elevation
AV1 O
COP l 1
..,,,u,,,.,.,)· ·-~<it.
[!]
[,;]
[!I
~
~ ii]
5l ll!'I
BJ
[ilJ
El lill
[ill
.l!!l .I!!]
I@
!ill
Ii!]
li3l ,~
!ill Im "Im ~
t.J
li,J
Ii,}
llll
Ii,}
lliJ
(i]J
10
Ill]
(fl
. ·rrtateria1 legend
p...,,-,.1"1""'-" po,. ... !!-'.;""" W1'rn .:.,,......,s,e,,_ ,e..,~ ,0. '-"'"1 'l\>I.TM,..,~ · 1-1...,,.,T,.....,;i
:r,,-!"'l<I!"-_t,_..,_ 'T•~,:,. " ~ F-.~"-'"' ~..,.,,.., 1ry..,Tl:IM
:Jil'..n,..'( ~ .. T-(..,1"<"' .,1,'nl t.....i "'.""'"T"'-ll"-l.,ul'\T"<OJ ,4 ·r-n-,-,';-" ,-....o!.l,,<11, T•~t>-
'lil,A'l,,"f"W'--'f -<;,t-<,'J, W,<1.,._ / .....,l>'•"-'1>,-',-\o;.111<.L_ ~,,.e.
:c:..t....._..,~ 'M-\4-.C. .w,; .. 8;:;,1.11.<><'.::... --µ,1_,;,.._,. P",.i-t T.U.,;,.
L,...,.,,., .. ,.,p~ ~!1-t#•H,.<;,,.,,_ e,,_~,......,, -,....-e,1"'~<:..o µ.,.,.., r,&,.,;. -
~.'"'1.Lt<o .,,Tl",,:,..t:> T,,...,.., .... .,i,,-~--'!,(;'41~.,, ......... "T· !!",jls-
-jJ-.e, _ F'l!+..;;I! ,...., ~ -1,1c,;i.,;;;, / ;,,.e.r ...... e,,. <>"'-r, ,..,t.. / is;,.T~ ..... ,.,,. T, ... a.
~,..., c..,:,..,~,._ ,...,.. .,_...,.,,,, IJ.o. .. <>-«.<."'P._ I p,._., l.ini:--.~ e.e.,,.,..i..,r....,e.
-,.T,.,_ 1"le> ff.L T"-1'<> "'""""' "'"' ~<--T<.1"4
~,' <::.M,U. l<eT.<"'-..,<..-'I, I.I.\,....:~..,.,; ~µ_...z. -J..,,tf,i / "-,-.&\-ol'>T" / WO►f'l=l'f1M<:..,
.,_.,,._,.,.~':" __ ..... _ W~i-L _i,.:,,-~ -~•v;.n.; F_1>1•..W;~ .. e..;1i'&p<>UIO"-Jo.io.i;)-
,k'"""· ,.,.._P>+"''-T ""'""'""''""T-'. "'l"'l'~t<
:S,.,..la<.!T. Uwt... -1\:) .. i"""'"'"' ..........,; ..,_.....,,,_
~•,;, C.,"1.1.1, p,i...,,.,,...__ ,.l,t>l ''l'Ml'II.,.. \.l~hlH....,_ T,111><"°"
No.....,,. S,.,,,.,l!-,.,..i,.,,_ :.1\1'~ ~-\.ff,, "',Tl!o~'-,-,,..._...,.. "!". !I> .... ;
·i;t Ill•~~-,;;.,,;c..·-~..,._e,_ J.l•fl,< -,._._.,,_,,...-;-i-l-11.o-T ,,-,,,.,,,:._.,_.'/ p,,-..,1,H_,I,_~._ ·"'"""'""
41!) iJ; <£..,_I.¥. l'-,l•T.<'-...._.;,1,.,.._.,,_ \.i,,-,.i -"'-""''-• ~T..,,,.~~4 • .. ~el''-~..._ ... :,.__.,~JI
<t,(11,,• ,:;.;,'-~ .,_; "--"YI'"' ,,,.,,.;.... c, •,iics:.. .1,· -,Fir... .,·, 1.1$J.ll<L ,;.·,;...a, K;...;.. .._1,.,,_
~~•4"• -n,,,,' 1,,1,._,.,,._j>_F "'.1'""":'"'c;;:,.· ·e-• !"'!li"'"J. . ._,-..,._ TM!,•, .. / ,U,.J,__ .
· _Fl_ ~i,...., .. _."' i,--.:. ·w,.,w_: .... , ':'"'.•".":' .c1t-11ri:
e..,,.£::f "!'re..·~-" <.1"rJ•• ---11. ►£.,,1,,..,.,,._e.,, ~-.. ~ ~-.... 1,,1•1~ .... ,. .... Jh<r•~ .::r,..,,.~ll.-'"-fl'"''"~ ,,.._ ~k>>IIH'" e-~cuc..-,>...;;.y ,...,...,...,r..,>-1
~,..:. }<J(,,f',L p.y,,,.1~1,, "'"...,::_ ~· """"'-l,,l~uc,: -~ ,,., T.....,T r-1,,1,>1,.
c:..op.,.,.,"l"·W.rc:,..1,.,:,..·Fl---s>! --.1'
T ... ~, .... --.: ........ ._ e"'-'lv.-.T-....................... ,-..:. .... '--11"'!" "'Ga> µFL ..:,~}l
"-'-'""'·"" ...... ,,:..,. _"'-.. 1'> I A-fV•t..i ..... .,, -~« ...... .,. ¢l"f»,,j<>.
,H.;"""' ,I f=-, .,..,,_ µ--,_ •J.ua,-~<:._r··
"'""'"--~ .... 11~.,~-O,,,,,.N /~=-.,. ... I',~-.. ,'cl, I»
1'~Tf"-'"'"-:r,..t,... "'""'"'" "'~"'''"' Nb;,."".r,.,._ "'""' .;,;..,_..._,, .i.,.~,--,-,1;...,. .. ...,., .. u, ..
t'AT"'"'""""" 14 <>,;(II,. ~'>l'e"'· ,"'i<>,.,,-. ~t,o,, .. ~~ .... WATU.4'"-<><,jlt Me,,,Jt,~ i-l!nl ~rer .. ,_.,
.""Ml'-"'=l"'De~ Ila(! l'l,\;,_,1,.;.,.:·~~i.!-f'\.n,,,11)4, / L"'"T""T"" • µ,<ti!, ..... >., T. ~.<>,
-?,<--• i:..i!'t:.,lf>.".: f'l'>«.k>~ ~-~UI,.., •FM!. i._=<t..,..o.l<-.,cP•!'fl.:..T .. "'.,_T' ~,4<-WII'
-"'f"f'<-"'""' ..... WC,~ ..... ~i·.·z. :Z.[•~: ~. "f'?'~~.,.._-::c,"" .......
. c+r.~. -,1...-... Tw, .. ...: .._.,..,,.~ =..i,.,.,. .,.,,...,,..,.l!:"'-'-..... !>.>\l........:i .,,..,., .,.,."""""'
",et~ l,J.;,..., I l,Je,o<:> I'_.,,:., ;.111" T.._.L .<• F•d<,-I f>l,i,TU•>>,'-
• -;.."'t,os,-,... ,,.. .. ":" "'.'""_i,J~~ .. '"'" -,;, .... '-<>!" .,_,.,,~
~• di. ,~i-,,,,,. ~,u,_ .,..,,.,,,.1...i-..
1•,..:,•. ""~• ,.1,-,. • ,.,..,,_,,.. --fte:,:.,.. «fl~ .. ~"'-,,kno F'-"""'""' ~'"'"-'
e~F"".,_e..,.-.::..,,.,,,._,...., 1:N-.,-.,.··1 ··,;~ ._.,.....,.,..,,_.._._<-. /. ,.,_,.,,..,,.,,._ eo.....-;..,,.T,-,~
~ ..... e. <:<>i'l"tO-, ~~t"',,,,.._:/.,-«~ ..... ,i.: ...r-·,,.,,,.;,.·~'y' .. Tl!"--i ...... <:.-,..:...£..
,~'1#',L." ~"'.'1-P~"-:-:· c.,«.,...._ '"'.
~ ,a,,iA,N'/,1',e ... ...,...._T.._,,-,,;-.,; ......... ,,,,,.~,e.M
'!>ti>~ ...... d."J'I"""-""""-,--"''"':' .. 'f,"'"'t-?!I0-'5o /".""-J, ;•,,,i-"""',;.r.
.t+! 11. "'-"'N«,~ :i..,_~,__ I 1-:...• W•~L/ G."'f".'<-I,~"'-lll\"l"~lh.e.. µl!>->-..,.!-<C /'1el.""!"II. ..,...,__
· !"'._i;r,,..,;.•,.. 1,,1,~ .. : i,....,:...;r....,.,_._...,,;.<..,e,.. ;'. ,;,,.e;,~t'f';.""'~·..,r,~-;--,.~(;,.;..,,."' .i.1.~.1
~1,J,.,__,,.......,,~->4<>..;,.,,-.y, .. !'!> e,,"--..,.,~..,T': .. """"1"::.l"'li';.;~;.,L; --<, "-'-""~ ~ F.-... ..... 'r.)
_.ll\;'1<"'-•4:,."11'."""'"',,..., .... .,.r .. h(ll.,,.c./!Oll'..#W ~,:,i.,:,._,,e,._ -,.-~.,._-~.._.,.,..,lc..
.A".i,l,.-~ -'!,N«..,,.l,µ~-.-""'41'•..._. 1,,1,~,. "'",.:h-.f,.,,_ l-i-&~-ll., C::>,1>/"-~'"';.l-"1
&" ..:;,._ ""'"~'""" l"-'...,.rL~ ~ .. .-.im~ 11,\r!.!ni=~ __ N::;.1,.:~a.. ...,..P J .,"'l'_t.. ,.._,,.,~
H~P"-'-...,.,..,..,,~._.._ --.-.:. ... ~ 'F'-""IJ""' • zy;u, .. · ,.._._. ,........, .,;,..,ll',_
~--·l,{•,-..e.---111.. I .,, .. ,~...:"t' ......, .. ,. .!.~'"'""Tl#"' -;:q~ -f'l!.
"""'"l"l;'""-"""-•I"' i,......,. ... _._.,,,.....,.,. ·-: .. 1e:: --:-..-,,..,...,_,--.,11<,~_.,.,::,..,-_/ .,"!'l'n" i,i,,c..,;-..1'1'~..,;T~·FW;..H
:~,.._ --l,J•w-i,.: ·;.1,.uT f"ll'I'-,,......, / -...:..1<lt><AL
;'lb,'' '"\•'.°r~",._..,,, W.r>-i ~'"/!!.__ t-iJt'-F»«'<'<
At • .'' Wl•t., • .;,,o--1,i.: • .t,.-..,_ e, "1,,°ttf>.. "-".,'"'"""' I '!)Q!I.M<,t. J.,..,,r,,_
............ : "-E,,;..,.,,,;,, ::.·,-=-.m,; iwrr Jo,MT ...... ....,1,...,.. F"i~I"
"F""Y,._.._,i=,T"'. f' P.""-'""' Q --i ,<. .....,.t,,,.•..i, G. !hTQ~l<>._, <>o°"'!"-,:.
Me.,..,_,_ .,__.,,,..__ ,.;11,.,<:.,tti-I"<>J.oi.ay\J~-,:.i::,,
, >,!11<y,-,_ -..T-"¢4' --~ ,._..,.,, ,.,._._ IS!. W.-0~>.
e,Tl'0',10,"-"T"-•••:,<N .. i,..' • ... TU~<,.:..··-.... ,. ...... ,._,. M-.:>l,IN'/ ..in,,._r""4"• .. .....-
~"Je> _,,,_ J.,,1,.:-. _;,~..__·::.-..T)".<l~.,..'"::"·'::-,--
F--~c,.!J<,r,,,,,4 .... ,.,,::~--:i ,P,,:,O,I", !"."'::~~--·
E,"r"""""t"' -C!'l-"'-'..i. a-~..,.. re"'"-~--~,"!', .... ._ :.l!,4!·;x;.,:.o1.;__ <;.>/~,,,__.. f'G ... 1,,;.;~;,_,,.~._:.. .....
'T'II_, ,,;...:.;,. .k,,._-r-,-'."1!a.., -,.1,..;.,,.T,.)I,,,._._
h 1 A"""f" .. Me..-.,..,.,.1:..:Jr~-,.,.._ "'1"......,"f'_,., ... ,. .... -_
e,n,e ... .-q,.;.,.---1,,.0:_ r"".:"."'."' -~~'!"~"'"'."'-..
FoA>,;.i,i -.....; I <:..tto,,.,..,_ I 1,,1,...,..,p~~!-"' l>ttt-~.,.._.,_ l'.et--"T"'"'
~~ '-'l'r· -"' <!'-Y":''-.. ,., ... "'!'"~-U.<:>,i..,
!=-•I!>_.., ,,_..,.,.,.77, • ., _Q._!:i"f'tt>.,,,;.,_ ,1,1.-.~._..., -,£.,_,!.. vrn .... (;l I,,_,,.,._._--,i,...,..,. •-.
'.r""'f"'"'-"~~-. $<>F"f,T ....., .. "";"',': p..;'l< •r.;o....,; !.,..,..
'F,._;,,., • .,.."4!',,...-. ~,-.;~~"" -"'"-1/"'.'!.<..,.eei:;, o·-.. e.o'C,•b""l'lil
.......... \.., !"!!''-e>i"f'-'-"'<:..r
,:,:..,.11,.,e~ Ei """"""',._,.
• l'-\-1-.;.,.· __ :._._.,,..,"--" -,.1_,;·_,~,:c:. I ~-
-:!_"-;;. r:,..-, 1-,-~ <.rfl'• ~ ·,..ll,<_~'_'i'--~-F->.""1,; """."" """"-""'TY I"""
'p'""(~-..r,-,-',''T'•M".....,._"-"•T.,M_,..,11,"i,•."l.S'jT",O)!,. "")l',-~ .. -/,V'-'ILAH _c.,,.,,,..,
•~ "'ff;.,.;,;.,.:,-µ,fl.\ ,f',;.o_<>l,..<:..J 0 ""-'l'<>p. ,.,,.._pLR~<-T' ,i1t,,•~
E-<T'"'",:;..._ W,,,T>o-.. ·F<>;...·11-1r<Jlt~-;.000¥>:-"J:-.:rl.a .... ,t... Nl!t,n .. <ti&.~
•n-:;~t.~".,,T~o,,-. ~~!\,UI,• !>..;. ;_,,:;,~; ,...;,. ~-~'l't!.;.(_,,..,..;:· ... ~-~~40,.,.,.y)
~Vlfl..'-'t' C::.y,_1, l,/o~-,1t;,, ~,,.....,,.,-I V<W!.. ,t":ll>t'I lV:"'-T"'1'-.... ~...,...,.,_,./'11,f"'°tt...
•.,,_i,,.y-~ ...... ,.... -..e...-.... ~ .;,"'~~ ..... •.:;,.:.,·;·,:...t.'fo•i"-'
'fl<._y,.e.~,-,. ,.,_,.,,..,t.1, ........ 1WC: .. ~"-··J!..,tr+'('llf-t. i:>t~"-""e-i
ffll'IIMOl<II IN
AV1 0
COP1
•; ◄ ... i i ' I
0, :-: -~ ~ 9 i -' • ! X I ,.. ~
•.· -~ • --< .. t
·~ ; I '
0 I ~ • i < ,..J
' ·-:, j -! • ~. ( '
...... Q .. ~ ... ,,,
... -.~:i,,%,1