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HomeMy WebLinkAbout2014-05-17; Planning Commission; ; CDP 13-30 - DE ANDA RESIDENCEThe City of CARLSBAD Planning Division A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. P.C. AGENDA OF: May 7, 2014 Application complete date: December 19, 2013 Project Planner: Austin Silva Project Engineer: Steve Bobbett SUBJECT: CDP 13-30 - DE ANDA RESIDENCE - Request for the adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum, and approval of a Coastal Development Permit to allow for the construction of a 3,412 square foot single family residence within the Mello II Segment of the city's Coastal Zone located on the west side of Jefferson Street, south of Las Flores Drive and within Local Facilities Management Zone 1. The project site is within the appealable area of the California Coastal Commission. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7046 ADOPTING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum, and ADOPT Planning Commission Resolution No. 7047 APPROVING Coastal Development Permit CDP 13-30 based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The project site is located on the west side of Jefferson Street, south of Las Flores Drive as shown on the attached location map. The lot area is .37 gross acres (16,325 square feet) and .31 net acres, and is located in the appeals jurisdiction of the California Coastal Commission. The topography of the site consists of a relatively level pad area adjacent to Jefferson Street and a large natural slope, which descends approximately 50 feet westward from the pad area to the Buena Vista Lagoon. The vegetation on the site includes primarily non-native vegetation and disturbed land, with a small portion of the site (.01 acres) containing southern willow scrub at the westernmost portion of the site at the base of the slope near the edge of the Buena Vista Lagoon. Table "A" below includes the General Plan designations, zoning and current land uses ofthe project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Residential Medium High R-3 Vacant North Residential Medium High R-3 Single-Family Residential South Residential Medium High R-3 Single-Family Residential East Residential Medium High R-3 Single-Family Residential West Open Space Open Space Buena Vista Lagoon Proposed Residential Construction: The project consists of the construction of a new 3,412 square foot single-family residence. The proposed two-story home has a 592 square foot two-car garage and a 329 square foot one-car garage that will serve a proposed 640 square foot second dwelling unit. The residence takes on a modern architectural style with the use of flat roofs, and clean, straight lines for o CDP 13-30 - DE ANDA RESIDENCE May 7, 2014 Page 2 building forms. The building is textured with smooth Santa Barbara stucco, horizontal wood and metal siding, and stone veneer for accents. Proposed landscaping improvements on the property include a courtyard, terraces in the side and rear yards, a spa, an infinity edge pool and retaining walls in the rear yard. Also included, is a 640 square foot second dwelling unit on the south end of the residence with its own one-car garage. The second dwelling unit will be administratively reviewed and acted upon by the City Planner though a separate minor Coastal Development Permit (CDP 13-31), pursuant to CMC Section 21.201.08(C) and subsequent to the Planning Commission action on CDP 13-30. Proposed Grading: Estimated grading quantities include 188 cubic yards (CY) of cut, 162 CY of fill with 26 CY of Export. A grading permit will be required for this project. III. ANALYSIS The project is subject to the following regulations and requirements: A. B. C. D. Residential Medium High (RMH) General Plan Designation; Multiple Family (R-3) Residential Zone; Hillside Development Regulations (C.M.C Chapter 21.95) and Hillside Design Guidelines; Coastal Development Regulations for the Mello II Segment ofthe Local Coastal Program (CMC Chapter 21.201), the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) and the Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204); Inclusionary Housing Ordinance (CMC Chapter 21.85); and 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-High (RMH) General Plan Land Use Designation 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 .37 .31 3.57 DUs 1 DU proposed at 3.23 DU/acre The subject property is designated Residential Medium High (RMH). The RMH Land Use designation allows for the development of residential units within a density range of 8 to 15 dwelling units per acre (du/ac) and at a Growth Management Control Point (GMCP) of 11.5. The project site has a net area of .31 acres and at the 11.5 GMCP, 3.57 dwelling units are allowed. The project's density is below the density range set for the subject property, however, one single-family dwelling unit is permitted pursuant to the following General plan Land Use provision: "Notwithstanding the density provisions and intent of each residential land use designation, a one-family dwelling shall be permitted on any legal lot that existed as of October 28, 2004." The subject lot was legally created prior to October 28, 2004; therefore, development of a one-family dwelling is consistent with the RMH General Plan Land Use designation. CDP 13-30 - DE ANDA RESIDENCE May 7, 2014 Page 3 Consistent with the city's Housing Element, all of the dwelling units which were anticipated toward achieving the city's share ofthe 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, including second dwelling units, adequate to satisfy the city's share of the regional housing need. B. Multiple - Family Residential Zone (R-3) The project is required to comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the Multiple-Family Residential (R- 3) zone. The proposed project meets or exceeds all applicable requirements ofthe R-3 zone (Shown in Table C below). TABLE C- R-3 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED/ALLOWED PROPOSED Front Yard Setback 20' 20' Side Yard Setback 7' 6" 7' 6" Rear Yard Setback 15' 131' Max Building Height 35' 28' Lot Coverage 60% 18.4% Parking Two-car garage Two-car garage C. Hillside Development Regulations (C.M.C. 21.95) The project site includes a change in grade elevation greater than 15 feet and slopes greater than 15%. Generally, a project site exhibiting these topographic characteristics would require a Hillside Development Permit (HDP). However, pursuant to Section 21.95.040(A)(1) of the Carlsbad Municipal Code, development of one single-family dwelling unit on a residentially zoned lot is exempt from the HDP process. While a HDP is not required for the project, it must still demonstrate conformance with the Hillside Development Regulations. The project meets all the requirements of the Hillside Development Regulations. Hillside conditions of the project have been properly identified on the constraints map, which show existing and proposed conditions and slope percentages. While the project is proposing some development of slopes greater than 40%, none of these slopes meet the criteria necessary to restrict development. For example, the 40% slope areas proposed for development have elevation differentials that are less than 15 feet, consist of an area less than 10,000 square feet in size, and are not comprised of any prominent land form features. Furthermore, the site does not contain any "dual criteria" slopes which are defined as slopes equal to or greater than 25% possessing endangered species and/or coastal sage scrub and chaparral plant communities within the Coastal Zone. These areas are generally considered to be "undevelopable" per the Hillside Development Regulations and the Coastal Resource Protection Overlay Zone (C.M.C Chapter 21.203). The remaining areas proposed for development consist primarily of disturbed habitat on slopes with a gradient of 25% or less. These areas are considered developable per the Hillside Ordinance and the Coastal Resource Protection Overlay Zone. The project will include grading over approximately .16 acres of the .37 acres site. The grading results in an estimated 188 cubic yards (CY) of cut, 162 CY of fill, and 26 CY of export. The resulting grading volume of 1,175 CY/acre is identified by the Hillside Development Regulations as being within an acceptable range. CDP 13-30 - DE ANDA RESIDENCE May 7, 2014 Page 4 Additionally, the project is consistent with the Hillside Development & Design Guidelines. The building has been designed to follow the dominant slope of the land and stepped footings are being utilized to follow the topography and avoid massive excavation ofthe site. D. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201), the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) and the Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204). The project site is located within the Mello II Segment ofthe Local Coastal Program and is in the appeal jurisdiction. The site is also located within and subject to the Coastal Resource Protection Overlay Zone and the Coastal Shoreline Development Overlay Zone. The project's compliance with each of these programs and ordinances is discussed below: 1. Mello II Segment ofthe Certified Local Coastal Program and all applicable policies. The project is located in the Mello II Local Coastal Program Segment. The subject site has an LCP Land Use Plan designation of Residential Medium-High (RMH), which allows for a density of 8-15 du/acre and 11.5 du/acre at the Growth Management Control Point (GMCP). The project density of 3.23 du/ac is consistent with the RMH General Plan Land Use designation as discussed in Section A above. Therefore the project is consistent with the Mello II Segment ofthe LCP. The project consists of the construction of a new 3,412 square foot single family residence with an attached two-car 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 graded site, nor are there any sensitive resources located on the developable portion ofthe site. The proposed single-family residence is not located in an area of known geologic instability or flood hazard. The property is located adjacent to the shore of the Buena Vista Lagoon; however, since the site is residentially designated, it 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. Slopes equal to or greater than 25% and possessing endangered plant/animal species and/or coastal sage scrub and chaparral plant communities are considered "dual criteria" slopes and are protected in the coastal zone. The subject property does not contain any "dual criteria" slopes. A 100 foot setback from wetlands and the Buena Vista Lagoon has been provided to buffer and sensitive habitat from intrusion. However, the project is encroaching into natural 25% or greater slopes without native vegetation. Pursuant to Section 21.203.040(A)(3), development of such slopes is permitted provided six findings can be made. CDP 13-30 - DE ANDA RESIDENCE May 7, 2014 Page 5 TABLE D -COASTAL RESOURCE PROTEaiON OVERLAY ZONE COMPLIANCE FINDING JUSTIFICATION A soils investigation conducted by a licensed soils engineer has determined the subject slope area to be stable and grading and development impacts mitigatable for at least 75 years, or life of structure. A supplement to a geotechnical review prepared by GeoSoils, Inc. dated October 28, 2013, found that the subject slope area is stable and will remain so for at least 75 years, or the life of the structure. Grading ofthe slope is essential to the development intent and design. The development intent of this property is to utilize its location and take advantage of its views towards the Buena Vista Lagoon and Pacific Ocean. By restricting development to areas with slope gradients of less than 25%, it leaves little developable land in relation to the size ofthe property. Therefore it is essential to build upon portions of the steep slope in order to have a house that is comparable in size to those in nearby lots and to have a usable rear yard with decks and a pool. Slope disturbance will not result in substantial damage or alteration to major wildlife habitat or native vegetation areas. According to a Biological Resources Letter Report prepared by Helix Environmental Planning on August 5, 2013, the area of slope disturbance contains non-native grassland and would therefore not damage or alter major wildlife habitat or native vegetation areas. If the area proposed to be disturbed is predominated by steep slopes and is less than ten acres, no more than one-third ofthe total steep slope area shall be subject to major grade changes. The area of slope disturbance is 1,152 square feet, which is less than one-third ofthe total steep slope area. If the area proposed to be disturbed is pre- dominated by steep slopes and is less than ten acres, complete grading may be allowed only if no interruption of significant wildlife corridors occurs. According to a Biological Resources Letter Report prepared by Helix Environmental Planning on August 5, 2013, the area of slope disturbance does not contain any wildlife corridors. Because north-facing slopes are generally prone to stability problems and in many cases contain more extensive natural vegetation, no grading or removal of vegetation from these areas will be permitted unless all environmental impacts have been mitigated. Overriding circumstances are not considered adequate mitigation. The slope that is within the property is a west facing slope, and would not be prone to stability problems and does not contain natural vegetation. 3. Coastal Shoreline Development Overlay Zone As the project site is located within the Mello II Segment of the Local Coastal Program and is located between the ocean and the first public road parallel to the ocean, it is subject to the provisions of the Coastal Shoreline Development Overlay Zone. The proposed development complies with all applicable requirements ofthe Coastal Shoreline Development Overlay Zone as illustrated in Table D below: CDP 13-30 - DE ANDA RESIDENCE May 7, 2014 Page 6 TABLE D - COASTAL SHORELI NE DEVELOPMENT OVERLAY ZONE COMPLIANCE STANDARD PROVIDED Lateral Access 25' dry sandy beach The project has been conditioned to dedicate an irrevocable 25' wide lateral access easement along the Buena Vista Lagoon to the California Coastal Commission or their designee as agreed to with the California Coastal Commission. Geotechnical Report Analyze bluff erosion and geologic conditions. A geotechnical analysis for the project was prepared by Geosoils, Inc. on October 28, 2013. The analysis concluded that the proposed development will have no adverse effect on the stability ofthe slope and that the site is suitable for the proposed development. Appearance Building developed on site with a general attractive appearance related to surrounding development and natural environment. The proposed residential structure has been designed with attractive architectural features such as smooth Santa Barbara stucco, stone veneer, and horizontal metal siding, which are compatible with the surrounding development and natural environment. Ocean Views Building designed to preserve to the extent feasible ocean views. The project design is consistent with the other adjacent buildings along Jefferson Street and the proposed structure complies with applicable side yard setback requirements, which will, to the extent feasible, continue to preserve existing ocean views from the street. Natural Features To the extent feasible, retain natural features and topography. The proposed single-family residence has been designed to step-down the existing terraced pad, consistent with this requirement. Grading Grading executed so as to blend with existing terrain. The site will require grading to accommodate the proposed residence and pool. A grading permit will be required for the construction of this project. The grading has been planned so as to limit the impact on the slope. "Stringline" Maintain a "stringline" setback for structures, patios, decks, and other similar structures. The project adheres to all coastal "stringline" setback requirements. The project consists ofthe construction of a single-family residence with an outdoor deck and pool. The proposed construction will adhere to the "stringline" setback requirement for both the residential structure and pool/decks. E. Inclusionary Housing Ordinance (CMC Chapter 21.85) With this residential development of less than seven (7) units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. The project has been conditioned to pay this fee prior to the issuance of a building permit. F. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City and is subject to the provisions ofthe Growth Management Ordinance, as contained in Chapter 21.90 ofthe Zoning Ordinance. There are no special conditions or requirements within the Zone 1 Local Facilities Management Plan that apply to this single-family residential project. However, the project is CDP 13-30 - DE ANDA RESIDENCE May 7, 2014 Page 7 conditioned to pay the appropriate public facility fees, water, and sewer connection fees, traffic impact fees, and school fees. All facility improvements necessary to accommodate the development will be in place prior to, or concurrent with development. Therefore, the project is consistent with the Zone 1 Local Facilities Management Plan. 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 E below. TABLE E - GROWTH MANAGEMENT COMPLIANCE STANDARD IMPAaS/STANDARDS COMPLY City Administration 3.4767 sq. ft. Yes Library 1.854 sq. ft. Yes Waste Water Treatment 1 EDU Yes Park .006953 acre Yes Drainage Icfs Yes Circulation 10 ADT Yes Open Space N/A Yes Fire Station No. 1 Yes School Districts (Carlsbad Unified) Elementary = 0.3400 Middle School = 0.1184 High School = 0.1032 Yes Sewer (Carlsbad) 1 EDU Yes Water (Carlsbad) 550 GPD Yes IV. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impacts on the environment. The environmental impact assessment identified potentially significant impacts to both biological and cultural resources, and mitigation measures have been incorporated into the design of the project or have been placed as conditionals of approval for the project such that all potentially significant impacts have now been mitigated to a below level of significance. Consequently, a Notice of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) was published in the newspaper for a 30 day public review period from February 11, 2014 to March 13, 2014. A comment letter was received from the San Luis Rey Band of Mission Indians dated March 12, 2014. As a result of the comment letter received, an Addendum to the MND was prepared requiring additional mitigation measures for cultural resources at the request of the San Luis Band of Mission Indians. ATTACHMENTS: 1. 2. 3. 4. 5. 6. Planning Commission Resolution No. 7046 (MND) Planning Commission Resolution No. 7047 (CDP 13-30) Location Map Disclosure Form Reduced Exhibits Exhibits "A" - "P" dated May 7, 2014 SITE MAP NOT TO SCALE De Anda Residence CDP 13-30 DISCLOSURE Development Services €m STATEMENT Planning Division CITY OF p 1635 Faraday Avenue TAR I ^RAD (760)602 4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part ofthe 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, tmst, receiver, syndreate, 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 publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Veronica De Anda Corp/Part Title Owner Title Address 1409 Turquoise Drive Address Carlsbad, CA 92011 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% ofthe shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Veronica De Anda Corp/Part Title Owner Title Address 1409 Turquoise Drive Address. Carlsbad, CA 92011 P-1 (A) Pagel of 2 Revised 07/10 NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit oraanization 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 ofthe. Non Profit/Trust Non Profit/Trust Title Title Address Address 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? Q Yes _X_ 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. fnafu_ A2, tJniJij)9n 9/13 Signaaire of owner/date Signature of applicant/date Veronica De Anda Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if i 09/19/13 Sigiiafture of owner/applicant's a'gentlf applicable/date Veronica De Anda Print or type name of owner/applicant's agent P-1 (A) Page 2 of 2 Revised 07/10 DE ANDA RESIDENCE PROJECT DIRECTORY ARCHtTHCT STRUCTURAL ENGINEER MEChiANICAl. ENGINEER rr-24 Only) SOtLS ENGINEER GOVERNING AGENCY BeERYc:-x*,l'».i.: 2091 Las f ^ Cartsbad i »ni p: 760-4JC. WJ, t- 763.42/,>«ff- DUGMO-t LtSr U-C p.760 4> www.dug^' >•*- 'J.>- DELTA EKJ-».^-h».i' 8736 Pro-ilf*Vi • ^ San DiBS- 'Jit' GEOSOl* < k:: 5741 PalWi'.'.W. Carlsbad r» »fi; p. 760.4M-.V5S t. 760.95l/r,ita ww«,geoV. h 11 Wtl T.B.D. SAMPOhK: r,i-:hM- t; 1034 5«cr*-i iivrt Encinilas p. 760.4jr..'y<'.<^ HEUXEr.-k;-.'^'*!-) *^ ' 7578 El 'M LaMesa. CilftT**: 1.^ p:619-4tC.-5lS t 619.4K»;J«i Cityof CL»- ^,«! 1635 Far.*, Cartsbad • 760.438. AREA MAP / f • FIRE DEPARMEMT NOTCS •ranhi ta Ii: LdKL nil! Atl 31 Jscf M MrpHrrkuta-fela. I. A rtrkrin t w »T;I- mtc Ml ti i»ci*xij fri' Irt In ifffii i^nn Wa- .w •».l,-^i#i'.»J Iff i«r 1 K -^JM^'ri iy-,rf*y ^j'jMMr,, Cement (PCC) with heavy from llrilsh perpendlculait to the path of Iravet. The angle of departure and approval of fire departnent access roadways shall not eictted seven degrees (12%) ora* appmved bylha Fire Chief. 4. Approved addreis numbers, bulkSng numbers or approved building identification placed In a position that Is plainly legible and visible from tho street of road fronting the property. These number* thM bt • mlrwmiMn of 4 Inches high with a minimum stroke of .5 inches. CFC Seclion 505.1 5. t" or graalar water service and a water meter to be instated inorder lo ensure that there is adequate water is provided for fire sprinkter system. SHEETS K- • *>ln»y Grading Design Alia'Analysis A ff^. Analysis Cross Sectiofis Sil Ran N«f noor Plan - Noted Kfv^' Ftoor Plan - Noud M.*' Hoor Plan - Dimensioned Llie I Floor Plan • DImemloned Feviior Elevations Cortor Elevations - Cont. rEoTPUn Z»-rioia • Cont PROJECT DATA ncM CoOa (CMC) »wd 201? 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CH«0 B'- . SLOPE ANALYSIS OE ANDA RESIDENCL SHEET20r3 0 5 10 PORTION TRACT 3 LAQUNA MESA TRACT MAP 1719 APN 156-140-10 /• VT mom um » /FTDHW gun, cwsw CA ASSBSMt ma ML' OiBUKSanat Apemttrmtcim larucuHMSt mcii m M on V CAiasvR camn ir sm ma sar V cwmn Acaxme n mr taar MmnouK am ar K aunritana r SM OBD cmn: JMKIVI S£Pi JmYSS SUUU/tY xiirc I a« I aoflt pfKor a Wffc jtwiw laiAttttAJtA ixiissimax at SET SCTT 7 EV J. II CITY OF CARLSBAD I ' 11 ENGIMEERTNG DEPABTftENT 1 S SECTIONS POK Of ANDA RESIDENCE Dm BY: _ RVW BY: _ SLOPE ANALYSIS CROSS SECTIONS DE ANDA RESIDENCE smi 3 or 3 JEFFERSON STREET pumsua «r-.ir SECTION 'A' *Kn JEFFERSON STREET mmsau »r-ir K c.«r WriBEKI dr i. OJ) M L u ll am «KM» DtAtti msan&oismi nuAf tstarm iTtttmmKoenitmecamnwmiuiti Sim oao camr. JM n mi fmmsau I SB atrriir jfCKamMAiiss SECTION 'C CROSS SECTIONS FOR ^^iCITY OF CARLSBAD 11^/^ J 11 ENGIMEESING DEPASTWEUT || J DE ANDA RESIDENCE CHKD 8Y: _ RVWO BY. - PFlOjecT NO FIRE HYDRANT NA9ra»i fir« hijdrjnt le locaittd at. thft comar »outh aasi corner of J«rF«r*on &trMt jind Lat Flora* Priv* approxiinJtehj IMt Llnedr Fa«t Frost t>is projoct h Mat property c ARCHITECTURAL SITE PLAN lii iii Jl u 16 c-1 "1 ARCHrTECTURAL LEGEND © o o— '— ~ — - KEY NOTES MAIN FLOOR PLAN Iim 0.1 I EC J A-l KEY NOTES 0 [S m a UPPER FLOOR jiJiii {iiii Mill! O lis Cl A-2 MAIN FLOOR DIMENSION PLAN liflift 11 il! 111! u sis A-3 UPPER FLOOR DIMENSION PLAN I. llll ifiit! mm m o ill A-4 MAn'RI,\L LEGEND / • -OS. o*'^.-^.; gyTEPlQP ELEVATIOMS hit 0^11 I u z m CO sa Q A-S 0109 2014 EXTERIOR ELEVATIONS III ^ llll p*-; si I iTl I w 9 s 00 S3 ^ §1 < ll < oq Q A-6 • 0 GENERAL ROOF NOTES Bull up roof assembly to be Clas» 'A" Roof Assembly - Roofing membrane by CERTAINTEED •FLINTLASTIC FB-P wxJ PREMIUM FR-P SBS" nte-nsisientmodlllM] bHumen pniducion rwn-woven polyaster base met. 4mm. and 4.5,nvn. ttf SBS oohS adhesive. Mner«l granules top surfac« (whrte only) UL class A roof 105R>.M. Spec no. FRP-N-6ZICCESRI388.or*quivatsnt ProvideCool roof raltecSve coalinQ over cap sheet i.e. Henry Dur« Brite White Roof Costing or OQuivalertL bMal per manufacturer teconwnar)tfatk>ns. Roof nwmbnna high points lor roof dr t. Al rool metal Hashing shal be copper. SYMBOL LEGEND ROOF PLAN A-7 e g a r i QNj CQttSfWUCTHHI ir Kiof deodng aver 2x mm! satviaRi ttuccD U3(H AativiRji ta imOai Prenii» J \ LiM ejpMided nuMaf lathe al tdft. Sbsca be sntca *3onleBarii»»'iniBSTya. U-O.N Provirte ms;^ PrmvSe MMo and atn^ sola asit wtti 2 i 4 Mwb t<10'-0' hi.) er 2x 6 abids {'iD-ir hLt naevd iV ox. wItn sound kuulatioK »wl fkM belh aUes iMt SS" QWO Vn.k*xl Typ. LJC1.N. Ibiawation iHtMXe n«atad sola plMe. Piowida douSle top pan s»w air^ sde ptate mtHi WOM stud* to ma*3h "C i^ow. Pio^ fMpir iakkme (tapai lupjgi) ta ii.aiaetot (2x4 sfjdei a R-t3 inbiBUOd K B g shxts) P-nulde shear pwiek per ptanc irt4 Msh Ihe aalercr unh enndard sUCcc jscnrtch, hraen, »nl color) -aat' <mr BP. am taBn interof. PnxMa am pelMK) Iff. ^J.OJ*. fir** Scopng pet schcoulc Pinwde V dedor-.j BCI^ M tc ea. par flan* vm n-t3 sound innjtetiTn md SXT GWBceC^nODMiltad. [F| FauratuiloD Colored and aaalsd eeranto {cxpiHdkalBfc oArfounaelia^ bsae 4' mk over v.P Aa per SoUa Reoon r KttL gnwiad aoH and V. & H. i plans w#i eofiiiftiiattt tnobnga. a W.P. brown ar«l OOKM ^msn coat* P< siucm m a<pcaK surocea. Tie grwM sTd Wn set swt W.P HWTOIWC mamtone over dccling ov«< SCV 2 V» «iMi«J pu (A-a w'Hl 2 X'' fesda end eotllt fnmlRG Stucco IMtfi atvM nnstdi "S* fttNMeTVo J.G.N. 1 > H twmntui "Viici l«ip" c*«er boonl* *«l nrled. Meied anU taBtod over sde^ot siucb and shear pansls i»rlr~yp U.O.N 2X41«»' OS nu ^ Sfi'QAiB paintadU O H IE! Irterar &t«tlreii 2 X 4 ttudi at 16'At» doiiNeltipplataMids»Xfia*mla' Ptas. Ijatraty aow* atucs at •t' lr o.c into declt a Hour (itwwng. Pio«kk!S«'3«13pmnee!ieecr> Aleerd mod MP oalntBdTrtkUO,N . 4AReHITECTURAL SECTIONS HI, ii i 1 Q Vi A-8 BuitupCtteaVroof-ltr ICC Ntt, over foot deaiatg i>»«r 2i n»l m ssiSL£mlai£ssiasu BuK ua Kwl per 'A' alwi« win c»nli«v«f*d roof raflM'* saacec iMth 2 x <t faacia l«nrig ^laear M' maa and 2 x 4 solM franAta Ic mk^ Pramla S 'a»r standefl atiKsa (aeratcfi. brexn and ecMr 'ooaT o«ar mt* UBw'm .>. Use Mpanded new Mn* at soM. SMoco shaH he emooi^ *Sar4aBarb««-fin(afcTyp.UX»l Pnwida mold ecnng on PTMU* ikxAlB top pWe indiingle tde pUx m: 2x4 Kkc* (<t(r«- M) at 2 X « HoHs (vio-cr tit) spaead iff* 0.0. •nVi Mial KDiluliwi WHJ fn cdt butt wJe» MAI CNVe panted Typ U.O.K. ktlDUfiMian piovida In (•FlBl^ OB 6*!)*K.W3?J.#»S.>!!3t*» Prevklo douOa lop fMe imt sire^ titie pbto mtk '«uod uda 10 match "C rtwva. PioAla paper backed (wor iNi-iiHi) R 13 xeiulLiiuii C? ' 4 bioda^ or R 19 itaiiatu •(Sue •ttda). Preatda shear fwnttt per pan* and Kneti Ste nmnor Mancvd MLcno (scratch, bmwi. and camrt 'eoaCoMraP. c wwimlBtwaitetcr. mMde&«'OWB paaited T>p. j 0.t4. m fMcMtoarifio per xMduta ProMcta cacKi^iMrSCrs ill tfl' D.l. |j« (rii>a nMh R-t> uxiTid iiauladoo dnd S/B" CUoieil end iwluij luuBte inrvmnH slut) KjuidkMii base 4' min. svar V.P. Al per Sail* Report wlilt mtMiKwis fti ewie foabnfi Tfw IJ O N mki. CMU gnutac toU and V 4 K Maal o» taxXtutM pbns wti eoranjo>j& toctings. « W P membrjiw and a brovMtand xkntnOiaMbotikMxa uvxpaetKls.i'iBuea [51 ia Th gmilBd are Hn Mt over Vt P. monoMtHG morntrcne • Mr dwMngo^ HUsr 2 tpaced pet plam wAi 2 x d faacto ani nM fiwnti^ Snirao llnian ahni i^iMch "tr Xmc IvJ. (J.aH 1 B « t«te>nW "stiip Icp" oedv 9oerd> bft^ nailed, stained and aeated rnrr interior s*Kis Mid shew parais per-O-Tflf.UOJ., 2 > 4'B M 24'oi*- w* i'T GWB winlad T«i. U O.N. 2)4 sfcNfc al 15' 0.C wliti iiovQis ln> nB» slro^ ^ote' aiala. LaianMy saun* studs at 4'~(r aa. 't*t 4Ept! of Hour trvnlns. ProiioaSV cvrspoinKOaacn^anilmxiiinp anfaitivt Tjp U -O.t. ARCHITECTURAL SECTIONS o S s < w P A-3 PLANT LEGEND Qty Sotanical Name Common Nams Scheduled Size Remarks SemTenGr J Bam HUM te.tiks 'Grac**' IS gallon BouSDR ) Btujoainvilea San Oieoo Red^ i: ^i:j:i r-va^J^ Vine Form CanTr Carina Trooicana Canna 1 Q^kxi C/pPsp Cyperue papvms Papyna SaaHoii DisRIv 3 Royal Trvmoel Vine Stjaflor DryicKr 5 cryltirosora HakoMac 1 -• --ll-.;! macra laoaaeiie FtirBSt Griw< T oaHon h1el»4umHB a HBhanmemixn numir-iJanuT Menfiskt anHianf SunTOse 1 oaUofl HelSetnp i» HelcCoinchofi semperv.rens Blue Oat Grass I 0^ HowFolOs 3 HowBB torsieriana Paradise Palm 1G- 3TH Sir>q(s Trunk 3 Tunk Multi-Stem ^owFot2s ^ Hmta tofslw.ana IZ' 3TM S-nak Ininti 3 TrurHiMjIti-Siem HowFoSs 1 Howaa foisletiana Paradise Palm ^' BTl-SinKe TnjnK -3 Trmk tJdt>-SlHrri IndoTess 5 nOocalaTOis tesseilaMs <3iant Leat SamDoa ndli^ PhHDu S Phormnim nvOnOs Daef (.bnri F!3. SifaHoii PtioDusCh 4 PhomHum •DusKy Chiefr Ftex PhyllNiH 3 Phylnslachyi mqra Blacl! Bamboo 15 nation RusEqu -^..ii-lfl .-i jiMlitonniS Coral Fn.jrtatn SqaMor TraJas to TracnekreoeFmurr asminoides Star Jaimine 1 aalon StvubForm Wodvbit 1 Wodvelia Biti.n:a-3 Foital Palm 1ZBTH GROUND COVERS HYDROSEED LEGEND COVER CROP HYDROSEED LEGEND tQj^ic^ HAtte COMMON NAME LSUAC ^. puantiwi 3^ tnnn—\ SCALE: r = 10' = 0" APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS. "AS BUILT' ENGIr^EER^ SIG»ATt;nE APPROVEO APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS. «rP r«. GATE ENGIr^EER^ SIG»ATt;nE APPROVEO APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS. RSVieWED BY F>U\N CNEC*(ER MTE INSPECTOR OATE Cfanqsi oer Cilv coniiw™ itusi OatBO 12/1*13 tri CITY OF CARLSBAD 11^^^^^^ tri CITY OF CARLSBAD 11^^^^^^ LANDSCAPE PLANS FOR DEANDA RESIDENCE Concept Landscape Plan LANDSCAPE PLANS FOR DEANDA RESIDENCE Concept Landscape Plan LANDSCAPE PLANS FOR DEANDA RESIDENCE Concept Landscape Plan LANDSCAPE PLANS FOR DEANDA RESIDENCE Concept Landscape Plan APPROVED Pl,iNNIN<i tJ*TE REVISION DESCRPTION ^0 3Y ^1 caPt3-3o/(a5PAj.3i II 000-OC REVISION DESCRPTION ^0 3Y ^1 caPt3-3o/(a5PAj.3i II 000-OC GENERAL NOTES CONCEPT PLAN PLANTING NOTES ICALCIAATWH. Tlw KM c<enM enll iimHiit <lenfi» ifrlgebati mal tie ured to maete eejr CONCEPT PLAN IRRIGATION NOTES CARLSBAD CITY SLOPE PLANTING HQIES, Stopeeftt or neeper requrtng ar ne ipeciec leed mk Ur Oty epprotel M FIRE SUPPRESSION PLAN PeineOeCMMMI*. 2D1S2MreMw>IMteiloiCDP tMSfCDP tM Orx nunVH (1MK.) em of n4i tnan) Ml« of • BW OOP). iC. a3. ai Ml conttingis) ^ • minWun rale of niTY RFOnlRFD PI AN MOTF Bruce H. DiiUtHtare, EMGtNEERS SIQNAIURE ENGU«EERtMG PLAN C»CCHER DATE APPROVED FOR PLANTING AND IRRIGATION ONLY. INCLUDING PRECISE LOCATION OF PLANTING AREAS. •AS BUILr REVCWCD BY; lli»13 BMP Crtiei'gee pel Ott eo CITY OF CARLSBAD i SHEETS I 2 REVISION DESCRIPTION DE ANDA RESIDENCE Concept Landscafie Plan "WIUgerHO- • ]|PBAWIH6Ma| 3P t3J0 / CDP 13-31 000-00