HomeMy WebLinkAbout2015-05-20; Planning Commission; ; CDP 14-05|AV 15-04 – TIERRA DEL ORO RESIDENCE
The City of CARLSBAD Planning Division
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
Item No.
Application complete date: December 18, 2014
P.C. AGENDA OF: May 20, 2015 Project Planner: Jason Goff
Project Engineer: Steve Bobbett
SUBJECT: CDP 14-05/AV 15-04 – TIERRA DEL ORO RESIDENCE – Request for approval of a Coastal
Development Permit and Minor Variance to 1) allow for the demolition of an existing
3,056 square foot one-story single-family residence with basement and a partial
demolition of an existing detached 528 square foot two-car garage with a 432 square
foot guest house; 2) allow for the remodel, expansion, and attachment of the existing
two-car garage and guest house to a new two-story single-family residence with
basement totaling 8,845 square feet of living area along with construction of related site
improvements, including a new swimming pool; and 3) allow for a reduced front yard
setback from 20'-0" to 8'-9¾" and a reduced side yard setback from 7'-6" to 4'-4½" to
preserve the established development footprint of the existing garage/guest house; and
a reduced front yard setback from 20'-0" to 12'-6¾" for the replacement of a newly
designed front entry courtyard wall with decorative wood gate and iron view fence
greater than forty-two inches in height on property located at 5039 Tierra Del Oro
within the Mello II segment of the City’s Coastal Zone and Local Facilities Management
Zone 3. The project site is within the appealable area of the California Coastal
Commission. 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), 15303(a) and 15305(a) of the state CEQA Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7101 APPROVING Coastal
Development Permit CDP 14-05 and Minor Variance AV 15-04 based upon the findings and subject to
the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The 0.61 acre (26,600 square feet) project site is a cul-de-sac lot located at 5039
Tierra Del Oro as shown on the attached location map. The site is presently developed with an existing
one-story single-family residence with a day lighted basement and detached two-car garage and guest
house, all of which were legally constructed in 1959. The existing residence consists a 2,104 square foot
(sq. ft.) main level over a 952 sq. ft. basement for a total living area of 3,056 sq. ft. The detached
structure, consisting of a 528 sq. ft. two-car garage with a 432 sq. ft. guest house, is sited on the lot
within the required 20 ft. front yard setback and the required 7.5 ft. side yard setback along the south
side. The detached garage and guest house occupies the eastern portion of the developed site fronting
on Tierra Del Oro, while the main residence, which is separated by an interior courtyard, occupies the
westerly portion of the site adjacent to the Pacific Ocean. A 6 ft. tall courtyard wall and iron view fence,
located in the front yard setback, extends perpendicularly from the northeast corner of the
2
CDP 14-05/AV 15-04 – TIERRA DEL ORO RESIDENCE
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garage/guest house and connects to the north property line. Existing development also includes a
cantilevered wood deck with both wood and glass railings wrapping the perimeter of the north and west
elevations of the main level and projecting beyond the exposed portions of the day lighted basement.
The rear yard of the property is accessed from a concrete path descending from east to west along the
north side yard of the developed lot and is adjoined by a raised concrete planter supported by a
retaining wall and a 6 ft. tall solid masonry property line wall. An existing slump block wall and fence
run the length the southern property line adjacent to the developed portions of the lot. A concrete
patio extends westerly from the basement and is separated by a glass partitioned sun deck with a built-
in barbeque area. From the rear yard patio, an existing rock lined concrete path and retaining wall
descend diagonally across the site ending at a rip-rap revetment, which crosses the full width of the site
and continues in the north and south direction paralleling the beach beyond. The topography of the site
gradually descends in elevation from east to west within the areas of existing and proposed
development, and then descends more sharply in elevation from east to west towards the rear half of
the site as it nears the beach below. A small area (2,710 sq. ft.) of steep slopes exist between the
coastal bluff and the beach. The main level of the existing residence is elevated approximately 32.8 feet
above mean sea level, while the existing day lighted basement and patio area are situated at
approximately 23.8 feet above mean sea level. The bluff is protected in place by the existing rip-rap
revetment. Onsite vegetation is ornamental and is comprised of trees, shrubs and mostly ice plant. No
native vegetation exists.
Table A below includes the General Plan Land Use designations, Zoning and current land uses of the
project site and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site Residential Low-Medium Density/Open
Space (RLM/OS)*
One-family Residential
(R-1) Single-family home
North RLM/OS* R-1 Single-family home
South RLM/OS* R-1 Single-family home
East Residential Low-Medium Density (RLM) R-1 Single-family home
West -- -- Pacific Ocean
* The western portion of the site, including the coastal bluff and beach area below, is designated Open
Space (OS).
Proposed Residential Construction: Proposed construction includes demolishing the existing 3,056 sq.
ft. one-story single-family residence with basement and the partial demolition of the existing detached
528 sq. ft. two-car garage and 432 sq. ft. guest house; followed by the remodel, expansion and
attachment of the existing two-car garage and guest house to a new two-story single-family residence
with basement totaling 8,845 sq. ft. of living area and construction of related site improvements,
including a new swimming pool. The new two-story single-family home will consist of a 3,275 sq. ft. day
lighted basement; a 2,798 sq. ft. main level; a 2,235 sq. ft. upper level, and a 577 sq. ft. two-car garage.
Of the main level living area, 537 sq. ft. will consist of a proposed second dwelling unit, which will
replace the existing guest house attached to both the garage and main living area. The second dwelling
unit is accessed by a separate exterior entrance along the south elevation and provides one additional
parking space perpendicular to the proposed main driveway. The second dwelling unit is
administratively reviewed and acted upon by the City Planner through a separate Minor Coastal
Development Permit (CDP 15-13), pursuant to Carlsbad Municipal Code Section 21.201.08(C) and
subsequent to the Planning Commission’s action on CDP 14-05 and AV 15-04.
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In addition to the above, a Minor Variance (AV 15-04) is being requested to 1) reduce the front yard
setback requirement from 20'-0" to 8'-9¾" and to reduce the south side yard setback requirement from
7'-6" to 4'-4½" in order to preserve the existing garage/guest house footprint, which was legally
constructed in 1959 and is proposed to remain; and 2) reduce the front yard setback requirements from
20'-0" to 12'-6¾" for the replacement of a newly designed front entry courtyard wall with decorative
wood gate and iron view fence that is greater than forty-two inches in height.
Required Permits: The project is located in the coastal zone and is subject to the Mello II Segment of the
Local Coastal Program and approval of a Coastal Development Permit (CDP), which is appealable to the
California Coastal Commission. The project also requires a Minor Variance (AV) to reduce the front and
side yard setbacks as discussed above. The variance is considered minor because the setback reductions
are not exceeding 75% of the required front or side yard.
Proposed Architecture: The proposed residence utilizes a modern architectural style accentuated by
both flat and pitched roof designs, vertical parapet walls, and clean straight lines. The exterior consists
primarily of shell infused stucco walls contrasted by a clay tile roof, horizontal and vertical wood forms
and glass. The home is designed as a courtyard home and is well articulated both vertically and
horizontally.
Proposed Grading: The project requires 1,570 cubic yards of cut and 30 cubic yards of fill. Export of
1,540 cubic yards is required.
Impact on Coastal Resources: The development consists of demolishing an existing single-family home
with basement; the partial demolition of a detached garage/guest house, and the development a new
single-family home in their place. No agricultural activities, sensitive resources, geological instability,
flood hazards or coastal access opportunities exists onsite, and the project does not propose any
development of steep slope (i.e., ≥25%), nor does it obstruct views of the coastline as seen from public
lands or public right-of-way or otherwise damage the visual beauty of the coastal zone.
III. ANALYSIS
The project is subject to the following regulations and requirements:
A. Residential Low-Medium Density/Open Space (RLM/OS) General Plan Designation;
B. One-Family Residential (R-1) Zone (CMC Chapter 21.10);
C. Mello II Segment of the Local Coastal Program; Coastal Resource Protection Overlay Zone
(CMC Chapter 21.203); Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204);
D. Variance (CMC Chapter 21.50);
E. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
F. 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. General Plan Land Use Designation
The project site has a General Plan Land Use designation of RLM/OS (Residential Low-Medium
Density/Open Space). The OS General Plan Land Use designation applies to the bluff and beach portions
of the site and no development is being proposed within this area. The RLM Land Use designation
allows development of single-family residences at a density of 0-4 dwelling units per acre with a Growth
CDP 14-05/AV 15-04 – TIERRA DEL ORO RESIDENCE
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Management Control Point (GMCP) of 3.2 dwelling units per acre. At the RLM GMCP, 1.95 dwelling
units would be permitted on this 0.61 acre (net developable) property. One single-family dwelling unit
is guaranteed pursuant to the following General Plan 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 RLM General Plan Land Use
designation. In addition, the project is replacing an existing single-family residence. Therefore, no
increase in the number of dwelling units on the property is proposed.
B. One-Family Residential (R-1) Zone
The project is required to comply with all applicable regulations and development standards of the
Carlsbad Municipal Code (CMC) including the One-Family Residential (R-1) Zone. Notwithstanding the
proposed minor setback variance, the proposed project meets or exceeds all other applicable
requirements of the R-1 zone as Shown in Table B below:
TABLE B – R-1 ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED/ALLOWED PROPOSED
Front Yard Setback 20 ft. 8’-9¾” – Existing Garage/Guesthouse.*
12'-6¾" – Front entry courtyard wall with
decorative wood gate and iron view fence
(north side).*
All remaining newly proposed construction
is setback greater than 20 ft.
Side Yard Setback Not less than 10% of lot width;
provided that such side yard shall
not be less than 5 ft. and need not
exceed 10 ft.
The interior side yard setback is located
along the north and south sides of the
proposed residence. The lot measures
approximately 75 ft. in width. As such, 10%
of 75 ft. equals 7’-6”. A minimum setback
of 7’-6” ft. is provided along both the north
and south sides of all newly proposed
construction. The limited portions of the
existing detached garage/guest house that
are proposed to remain in place include a
4'-4½" setback at the southwest corner of
the structure located along the south side.*
Rear Yard Setback Must comply with a “stringline”
setback.
All new construction complies with the
“stringline” setback.**
Max Building Height Maximum 30 feet if a minimum
roof pitch of 3:12 is provided, or
maximum 24 feet if less than a
3:12 roof pitch is provided.
The project includes both flat and pitched
roof areas. For the portions of the roof that
are pitched, the project is exceeding the
minimum pitch requirement by providing a
4:12 roof pitch. The building height under
these pitched roof areas are less than 30 ft.
in height (29’-7” max.).
All areas of the project proposing flat roof
areas are situated at an elevation less than
24 ft. in height.
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TABLE B – R-1 ZONE DEVELOPMENT STANDARDS (CONTINUED)
STANDARD REQUIRED/ALLOWED PROPOSED
Lot Coverage 40% 19%
Parking A one-family residential dwelling
shall provide a garage with two
spaces per unit, provided as either
a two-car garage with a minimum
interior dimension of 20 ft. x 20
ft.; or two separate one-car
garages with a minimum interior
dimension of 12 ft. x 20 ft. each.
The project satisfies this requirement by
providing a two-car garage with a minimum
interior dimension of 20 ft. x 20 ft.
* Minor Variance (AV 15-04) for front and side yard setback reductions is proposed (see Section D below).
** All new construction for this project complies with the “stringline” structural ocean setback standard, which
specifies that no structure be permitted further seaward than similar structures on adjacent properties (see
Section C.3, Table C below).
C. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local
Coastal Program (CMC Chapter 21.201); the Coastal Resources Protection Overlay Zone (CMC
Chapter 21.203); and the Coastal Shoreline Development Overlay Zone (CMC 21.204).
The project site is located within the Mello II Segment of the Local Coastal Program and is within the
appealable jurisdiction of the California Coastal Commission. The site is also located within and subject
to the Coastal Resources 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 of the Certified Local Coastal Program and all applicable policies.
The project is located in the Mello II Segment of the Local Coastal Program. The project site has a Local
Coastal Program Land Use designation of RLM/OS (Residential Low-Medium Density/Open Space)
consistent with the General Plan Land Use designations for the site. The OS General Plan Land Use
designation applies to the bluff and beach portions of the site and no development is being proposed
within this area. The RLM Land Use designation allows development of single-family residences at a
density of 0-4 dwelling units per acre with a Growth Management Control Point (GMCP) of 3.2 dwelling
units per acre. At the RLM GMCP, 1.95 dwelling units would be permitted on this 0.61 acre (net
developable) property. One single-family dwelling unit is guaranteed pursuant to the following General
Plan 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 RLM General Plan Land Use designation. In addition, the project is
replacing an existing single-family residence. Therefore, no increase in the number of dwelling units on
the property is proposed.
The project includes demolishing the existing 3,056 sq. ft. one-story single-family residence with
basement and a partial demolition of the existing detached 528 sq. ft. two-car garage with 432 sq. ft.
guest house; followed by the remodel, expansion and attachment of the existing two-car garage and
guest house to a new two-story single-family residence with basement totaling 8,845 sq. ft. of living area
and construction of related site improvements, including a new swimming pool. The proposed two-
story, single-family residence with basement is compatible with the surrounding development of one-
and two-story single-family homes. The two-story residence, which will include 50% open side yard
fencing along the north property line to enable views to the Pacific Ocean, will not obstruct views of the
CDP 14-05/AV 15-04 – TIERRA DEL ORO RESIDENCE
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Page 6
coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty
of the coastal zone. No agricultural uses currently exist on the previously graded site, nor are there any
sensitive resources located on the developable portion of the site. The proposed single-family residence
is not located in an area of known geologic instability or flood hazard. The property is located adjacent
to the shore; however, since the site is residentially designated and presently developed, it is not suited
for water-oriented recreation activities. Furthermore because there is adequate vertical public access to
beaches in close proximity of the project site located to the north along Carlsbad Boulevard across from
the Encina Power Plant, and to the south along Carlsbad Boulevard near Cerezo Drive, there is no need
for additional vertical public access to beaches from this site. Therefore, the project will not interfere
with the public’s right of physical access to the sea.
2. Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203) 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 occurs within areas of natural steep slopes (≥25%); no native vegetation is located on the
subject property; and no development occurs within the 100 year flood plain. A geotechnical analysis
prepared for the project indicates that the site is not located in an area prone to landslides or slope
instability; and seismic hazards, such as risk of liquefaction, tsunami and seiche, is considered low.
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 (CMC Chapter 21.204). The proposed development
complies with all applicable requirements of the Coastal Shoreline Development Overlay Zone as
illustrated in Table C below:
TABLE C – COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE COMPLIANCE
STANDARD PROVIDED
Bluff Top Access
Applies to lots where no beach is present or
where beach is not accessible.
Public beach access is available in close proximity
of the project site located to the north along
Carlsbad Boulevard across from the Encina Power
Plant, and to the south along Carlsbad Boulevard
near Cerezo Drive. Additionally, private beach
access for the Terra Mar community residents is
available via an existing stairway on Shore Drive,
which is located two lots south of the subject site.
Since vertical public access is available in close
proximity and the beach is present, the bluff top
access requirement does not apply to the project.
Lateral Access
25 ft. of dry sandy beach
The project has been conditioned to grant an
access easement for a minimum of 25 ft. of dry
sandy beach.
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TABLE C – COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE COMPLIANCE (CONTINUED)
STANDARD PROVIDED
Geotechnical Report
Analyze bluff erosion and geologic conditions.
A geotechnical analysis for the project was
prepared by Geotechnical Exploration Inc. on
November 12, 2013 followed by subsequent
updates dated September 11, 2014, August 4,
2014, and November 4, 2014. The complete
analysis concluded that the proposed
development, including the proposed swimming
pool, will have no adverse effect on the stability of
the coastal bluff 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 that
are compatible with the surrounding development
and natural environment. These features include a
modern architectural style accentuated by both flat
and pitched roof designs, vertical parapet walls,
and clean straight lines. The exterior consists
primarily of shell infused stucco walls contrasted by
a natural clay tile roof, horizontal and vertical wood
forms and glass. Additionally, the home is oriented
in a courtyard design adding significant articulation
along the southern elevation. Along the second
floor, portions of the extended flat roof areas
include large planters for permanent landscaping,
which will add an increased landscaping element
and screening design along the southern elevation.
“Stringline”
Maintain a “stringline” setback for structures,
patios, decks, and other similar structures.
The project adheres to all coastal “stringline”
setback requirements. All enclosed portions of the
proposed structures, including decks and other
appurtenances, adhere to the coastal “stringline”
setback requirements; and for the proposed
swimming pool, where no “stringline” opportunity
exists to the south, is proposed at or below existing
grade, does not encroach into or penetrate the
coastal bluff, and is proposed within an area of
existing improvements (i.e., existing concrete patio
and previous basement footprint).
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TABLE C – COASTAL SHORELINE DEVELOPMENT OVERLAY ZONE COMPLIANCE (CONTINUED)
STANDARD PROVIDED
“Stringline” continued As it relates to the habitable structure “stringline” setback,
it is important to point out that the westerly elevation
forming the new day lighted portion of the basement level
has been moved easterly and setback away from the beach
approximately 21 ft. from its original existing location,
while the westerly elevation forming the new main level of
the residence has been moved easterly and setback away
from the beach approximately 12 ft. from its original
existing location.
Ocean Views
Building designed to preserve to the
extent feasible ocean views.
The project proposes an attractive architectural design that
is well articulated and consistent with other adjacent
homes within the neighborhood; and with exception to the
southwest corner of the existing garage/guest house
structure, which is proposed to remain and the subject of a
minor variance, all new additions comply with the
applicable side yard setback requirements, and to the
extent feasible along the north elevation, will continue to
preserve existing ocean views from the public street.
Decorative iron type view fencing with a ≥50% open design
replaces an existing iron view fence with wide slats and a
solid stone wall, thus increasing ocean views from the
public street.
Natural Features
To the extent feasible, retain natural
features and topography.
The proposed single-family home, to the extent feasible,
retains the natural features and topography of the site, and
all new habitable living area is stepping further back from
the ocean in comparison to the existing residential
footprint (i.e., the proposed basement footprint moves
eastward approximately 21 feet while the main level moves
eastward approximately 12 feet).
Grading
Grading executed so as to blend with
existing terrain.
The improved site has been previously graded to
accommodate the existing single-family residence,
basement and detached accessory garage/guest house, and
only minor grading for the basement and swimming pool
improvements are proposed.
D. Minor Variance
The applicant has requested a minor variance for a reduced front and side yard setback. A 20 ft. front
yard setback is required in the R-1 Zone, while a 7’-6” side yard setback is required based on 10% of the
75 ft. wide lot. The property includes an existing detached garage/guest house, which was legally
constructed in 1959, sited on the front half of the lot with an 8'-9¾" front yard setback and a 4'-4½" side
yard setback along a portion south side yard. Additionally, there is a greater than forty-two inch tall
masonry wall and iron view fence located in the front yard setback extending perpendicularly from the
northeast corner of the garage/guest house and connecting at the north property line. The applicant is
requesting to maintain the 8'-9¾" front yard and 4'-4½" side yard setback consistent with the existing
development footprint of the existing garage/guest house. Additionally, the applicant is also requesting
to replace the masonry wall and iron view fence with a newly designed front entry courtyard wall with
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Page 9
decorative wood gate and iron view fence that is greater than forty-two inches tall, but setback +2 ft.
from its original existing location resulting in a 12'-6¾" setback. The variance is considered minor
because the reduced setbacks do not exceed 75% (i.e., 15 ft.) of the required front yard, and do not
exceed 75% (i.e., 5’-⅝”) of the required side yard. Pursuant to Chapter 21.50 of the Carlsbad Municipal
Code, Minor Variances may only be granted if five findings can be made. Each of the findings and the
supporting analysis is described below.
1. That because of special circumstances applicable to the subject property, including size, shape,
topography, location or surroundings, the strict application of the zoning ordinance deprives such
property of privileges enjoyed by other property in the vicinity and under identical zoning
classification.
The subject site is constrained between the street right-of-way and coastal bluff, and application of
both the “stringline” setback requirements for structures and rear yard amenities combined with a
required 20-foot front yard setback, the buildable area of the site is significantly reduced and an
average of less than 18% of the site is considered developable. Therefore, setbacks applicable to
the subject lot results in a significantly smaller buildable area than that of comparable sized lots.
Additionally, other residences within the immediate neighborhood and along other coastal bluff
areas of the city have been developed with 10-foot or less front yard setbacks and/or 5-foot or less
side yard setbacks, or have received approval of variances for 10-foot or less front yard setbacks
and/or 5-foot or less side yard setbacks. The requested 12'-6¾" reduced front yard setback for the
replacement of a newly designed front entry courtyard wall with decorative wood gate and iron
view fence greater than forty-two inches in height; and also the 8'-9¾" front yard setback and 4'-4½"
side yard setback for a limited portion of the existing garage/guest house is consistent with that
which was legally constructed in 1959; does not exceed 75% (i.e., 15’-0”) of the required front yard;
does not exceed 75% (i.e., 5’-⅝”) of the required side yard; does not exceed other front and side
yard setback variance requests granted in the same zone and general vicinity, and would not
constitute a special privilege that is not enjoyed by other properties in the general vicinity and under
identical zoning classifications.
2. That the minor variance shall not constitute a grant of special privileges inconsistent with the
limitations upon other properties in the vicinity and zone in which the subject property is located
and is subject to any conditions necessary to assure compliance with this finding.
There are other residences within the immediate neighborhood and along other coastal bluff areas
of the city that have 10-foot or less front yard setbacks and 5-foot or less side yard setbacks, so the
proposed setback reductions will be consistent with the setbacks allowed for other properties in the
same general vicinity and zone; and therefore, would not constitute a special privilege that is not
enjoyed by other properties in the same general vicinity and under the identical zoning
classification.
3. That the minor variance does not authorize a use or activity which is not otherwise expressly
authorized by the zone regulation governing the subject property.
The proposed design will result in the remodel of an existing legally constructed garage/guest house
and the replacement of an existing courtyard wall and iron view fence greater than forty-two inches
in height with a newly designed courtyard wall with decorative wood gate and iron view fence
greater than forty-two inches in height, maintaining the current use of the property as a one-family
dwelling while updating the appearance and functionality. The granting of the minor variance does
not authorize a use or activity which is not otherwise expressly authorized by the zone regulations
governing the property.
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Page 10
4. That the minor variance is consistent with the general purpose and intent of the general plan and
any applicable specific or master plans.
The proposed use will remain as a one-family dwelling, consistent with the Residential Low-Medium
(RLM) Density designation; the proposed project does not change the use or density of the property
as discussed above; no development is proposed within the Open Space (OS) designated portions of
the site reserved for coastal bluff and beach area below; and the granting of this variance would not
be materially detrimental to the public welfare or injurious to the property or improvements in the
vicinity and zone in which the property is located in that other residences within the immediate
neighborhood and along other coastal bluff areas of the city have been developed with reduced
setbacks.
5. The minor variance is consistent with the general purpose and intent of the certified local coastal
program and does not reduce or in any manner adversely affect the requirements for protection
of coastal resources.
The granting of a minor variance is consistent with and implements the requirements of the Local
Coastal Program, and will not have an adverse effect on coastal resources as discussed in the project
staff report. Furthermore, the project will maintain coastal “stringline” limits, building height and
lot coverage requirements; will not impact steep slopes; will continue to preserve ocean views as
seen from the public street along the north property line; and will have no impact on sensitive
environmental resources.
E. Inclusionary Housing Ordinance
Pursuant to CMC Section 21.85.030.D.1, the inclusionary housing ordinance shall not apply to existing
residences which are altered, improved, restored, repaired, expanded or extended, and also provided
that the number of units is not increased. Since there will not be an increase in the number of units on
the subject property, and the project involves the alterations and expansion of an existing residence, the
project is exempt from the inclusionary housing requirements.
F. Growth Management
The proposed project is located within Local Facilities Management Zone 3 in the northwest quadrant of
the city. There will be no impact to public facilities because the new single-family residence is replacing
an existing single-family residence.
IV. ENVIRONMENTAL REVIEW
This project is exempt from CEQA per the exemptions listed below:
(1) Section 15301(l) of CEQA exemptions (Class 1) exempts the demolition of one single-family
residence and other small structures from environmental review;
(2) Section 15303(a) of CEQA exemptions (Class 3) exempts the construction of one single-family
residence in a residential zone from environmental review; and
(3) Section 15305(a) of CEQA Exemptions (Class 5) exempts minor setback variances not resulting in
the creation of any new parcels from environmental review.
A Notice of Exemption will be filed by the City Planner upon project approval.
CDP 14-05/AV 15-04 – TIERRA DEL ORO RESIDENCE
May 20, 2015
Page 11
ATTACHMENTS:
1. Planning Commission Resolution No. 7101
2. Location Map
3. Disclosure Form
4. Reduced Exhibits
5. Exhibits “A” – “II” dated May 20, 2015
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CDP 14-05 / AV 15-04 / CDP 15-13Tierra Del Oro Residence
SITE MAP
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«~~> ~ 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' · ~,. J< ., ·· ·: . • ·•. · •. . . ~ · · ·}.p.c .• • • <':.' · ······ •Pil'l:5ciri·•is'ilefiiied.~~·''Ariy ioCli.~id,u~l:.l!®:•§a:partr1~F§~iPi~~~6tv~.litd(e;··~~il\?B~Ifci[\; ~ii91~f~i~li,· •fr'<!t~ir)ar' 'or9iiui~~tiq[l, ··.<;qfpor;;IW>n; ~§lat~,·ti\l~t.~r~ql'!il(iff.. syfigi~f~; •·Itt \!J[~ ·lln~'~r1Y'i!1~Jlr~:9.9~r1Wt:~rt}C~Wif·!~g1:\ly,: ,citY 111llliJc:if?~JiiY,,!Jis!ri<;t or ?tMfPiJiitrc~l·.~GP'dNt~i?ll.·i)r;;;iqY,!i>,tn&t·~ romp ol'fii?!ll.l!liii~llqQi~~iiJ1~~~.~~.~~1L'!".;
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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 cA~S.oW j.....loLA.i-1 Corp/Part \SI--Aj-lb AeL.I·\11~/S
Title ,.}of> c..A'PTA.tf..../. Title ____________ _
Address 7C::,;).b HeE"-Sc-4Ef.~ />.'IE. Address __________ _
t.-A_ J o L-t..-A, c..A '\~"~7
2. OWNER (Not the owner's agent)
P-1(A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or 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 __________ _ Tierra del Oro, LLC Corp/Part, ___________ _
Title. ___________ _ Title. ___ o_w_n_e_r ________ _
Address __________ _ Address. __ P_.o_._s_o_x _90_6 _______ _
Rancho Santa Fe, CA 92067
Page 1 of2 Revised 07/10
DOOR TYPE INDICATORWINDOW TYPE INDICATORMATCH LINE/DATUM POINTREVISION INDICATORREVISION INDICATORDETAIL MARKERSECTION MARKERELEVATION MARKEROTHERWALLSSYMBOLS AND LEGENDPLYWOODDATUM POINTDOOR TYPE NUMBERWINDOW TYPE NUMBERBLKG. BETWEEN MEMBERSPLASTER OR GYPBOARDGRAVEL OR AGGREGATE(AS NOTED)INSULATION (RIGID)OR PAVER)TILE (GLAZED,UNGLAZEDSOILMETALBASE COURSE (ABC)INSULATION (BATT ORCONT. WOOD BLKG.,BLANKET)DETAIL LETTER, CORRESPONDS TOCOORDINATES ON THE BORDER OFDETAIL LETTER, CORRESPONDS TOCOORDINATES ON THE BORDER OFSHEET THAT SECTIONEXTENT OF CUTAPPEARS ONTHE DRAWINGDIRECTION OF CUTSHEET THAT DETAILTHE DRAWINGAPPEARS ONCOORDINATES ON THE BORDER OFDETAIL LETTER, CORRESPONDS TOTHE DRAWINGDIRECTION OF VIEWSHEET THAT ELEVATIONAPPEARS ONSTEEL STUD WALLSGLASS2 X 6 STUD WALL U.N.O.CONCRETEREVISION NUMBERREVISION1011iA1011EXISTING WALL TO REMAINTECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:44:07 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtTitle Sheet11/06/14T.1Tierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200811/06/14MMMM32001st Bldg. Submittal(Additional information for the General Project/Permit Application)City of CarlsbadSq. Ft.Sq. Ft.ProposedProposedProposedProposedspacesspacesandWSEN(Check one)BetweenAc.Ac.Allowable Lot Coverage:Total number of units provided on the site:Number of proposed dwelling units on site:Number of existing units to remain on site:Maximum no. dwelling units allowed per zone:Total Site Area (gross):Total Building Coverage:Net Site AreaFt.Ft.Ft.RequiredRequiredRequiredxResidentialCommercialOne space perMixed UseOtherIndustrialInterior Yard(s):Street Side Yard:Parking Criteria:Commercial Development:Total number of spaces provided on-siteTotal number of spaces required by zone(Check one)Front Yard:Sq. Ft. GFA =(Net site area includes required streets and public dedications)ProposedFt.RequiredRear Yard:APPLICABLE CODESTYPE OF CONSTRUCTIONARCHITECTSCIVIL ENGINEERGROSS SITE AREALEGAL DESCRIPTIONSITE ADDRESSA.P.N.OWNERPARKING REQUIREMENTSLANDSCAPE ARCHITECTYEAR EXIST. RES.CONSTRUCTEDZONESOILS ENGINEEREXISTING GARAGE STRUCTURE TOTAL:MAIN LEVEL:EXISTINGADDITIONUPPER LEVEL:TOTAL HABITABLE AREA:MAIN HOUSE 8,308 SF 2ND DWELLING 537 SFTOTAL 8,845 SFTOTAL ADDITIONAL HABITABLE AREA:MAIN HOUSE 5,252 SF2ND DWELLING 105 SFTOTAL 5,357 SFTOTAL BUILDING COVERAGE: 5,110 SF1. SUMMARY OF REQUEST2. STREET ADDRESS3. SITE AREA5. DENSITY (Residential)4. LOT COVERAGE DATA7. PARKING6. YARD/SETBACKCONSULTANTSPLAN ANALYSISABBREVIATIONSVICINITY MAPDRAWING INDEXPROJECT INFORMATIONSCOPE OF WORKAREA CALCULATIONSBUILDING HEIGHT:NUMBER OF STORIES:TIERRA DEL ORO RESIDENCECONDUIT ONLYCONCRETE MASONRY UNITCOUNTERSUNKDISH WASHERDOOR OPENINGCASEMENT WINDOWDRINKING FOUNTAIN FINISH SYSTEMEXTERIOR INSULATIONELECTRICAL PANELBOARDEXPANSION JOINTCONSTRUCTIONBUILDINGBLDG.BOTTOMBEAMBOLTBLOCKINGBLOCKCAULKINGCEILINGCAST IRONCABINETCERAMICCEMENTCONDUITCATCH BASINCLEARCLOSETCLKG.CLG.C.I.CER.CEM.C.B.CLRCLO.BLKG.BOT.BM.BLT.BLK.CAB.C.EXTERIOREXPOSEDEXPANSIONEXISTINGEQUIPMENTEQUALFIRE ALARMEXPO.EXIST.EXT.EXP.EQUIP.EQ.F.A.ELEVATIONEACHEASTENCLOSEDELECTRICALE.I.F.S.EL.E.J.EA.E.ENCL.E.P.ELEC.ANGLEANDPHASE (ELECTRICAL)DIAMETER OR ROUNDCENTERLINEEXISTINGABOVEEXISTINGABOVE FINISH FLOORANCHOR BOLTADJUSTABLEAREA DRAINACOUSTICALBOARDASPHALTARCHITECTALUMINUMALUMINUMARCHITECTURALAPPROXIMATEAGGREGATEBUILT - INBITUMINOUSADJACENT FINISH GRADEPOUND OR NUMBERA.B.ALUM.ASPH.ARCH'L.ARCH.BD.APPROX.B.I.BITUM.A.F.F.ACOUS.ADJ.A.D.ABV.AGGR.AL.A.F.G.ATLC@EXIST'G(E)#&CTR. CENTERDIM. DIMENSIONDOWNSPOUTDOORDOWNDRAWERDRAWINGSDWDS.DR.D.O.DN.DWR.DWG'SDEPARTMENTDRYERDOUBLEDIAMETERDETAILDEPT.CTSK.DDBL.DIA.D.F.DET.COUNTERCOLUMNCONNECTIONCONCRETECONTINUOUSCNTR.CONN.CONC.COL.C.O.CSMT.CONT.CONSTR.C.M.U.TYPE VBSP. SHOWER POLEGAUGEGARBAGE DISPOSALCURRENT INTERRUPTERGALV.HDWD.HDWE.GYP. BD.GYP.HDRH.C.H.B.G.D.GFCIGL.G.B.GR.GND.GYPSUMHARDWOODHOSE BIBHEADERHOLLOW COREGYPSUM BOARDHARDWAREGRAB BARGROUND FAULTGALVANIZEDGROUNDGLASSGRADEMANHOLEMEMBRANEMIRRORMINIMUMMETALMOUNTEDNUMBERNORTHMULLIONNOT IN CONTRACTMASONRY OPENINGMISCELLANEOUSMANUFACTURERMANUFACTURINGNOMINALMTD.MTL.NO. OR #N.I.C.MUL.NOM.N.MIR.MIN.MH.MFR.MFGMEMB.M.O.MISC.SPEC.STRUCTSUSP.STOR.STRUCT'LPLANTING POCKETPREFABRICATEDPRESSURE TREATEDQUARRY TILEDOUGLAS FIRREFERENCEROOF DRAINRRAD.R.Q.T.REF.R.D.RADIUSRADIUSRISERPREFAB.P.P.PRCST.PT.PR.PNTRY.P.T.D.F.PTD.PTN.PRECASTPOINTPANTRYPAIRPAINTEDPARTITIONSTL.SYM.S.ST.S.S.S.SK.SQ.SP.ST.STD.STEELSUSPENDEDSTRUCTURESTORAGESYMMETRICALSTRUCTURALSQUARESTANDARDSTAINLESS STEELSTAINLESS STEELSERVICE SINKSPECIFICATIONSSPACESTONEWT.W.P.W/OW.H.WTR.WSCT.FACE OF CONCRETEFURNISH AND INSTALLFIXED WINDOWFIXEDFLUOR.FLASH.FURR.FRAM'GFPRF.FTG.FT.F.S.G.GA.FUT.F.O.F.F.O.C.FL.F.P.F.O.S.F.O.M.FIREPROOFFULL SIZEFURRINGFOOTINGFRAMINGFOOT OR FEETGASFUTUREFLASHINGFACE OF FINISHFLUORESCENTFIREPLACEFACE OF STUDFACE OF MULLIONFLOORF.E.FDN.F.D.F.G.F.F.FIN.F&IF.H.FAUFOUNDATIONFIRE EXTINGUISHERFLOOR DRAINFINISH GRADEFINISH FLOORFIRE HYDRANTFINISHFORCED AIR UNITINSULATIONINSUL.INTERIORKITCHENJOINTLAVATORYLAMINATELIGHTLINENMEMBERMAXIMUMMECHANICALLOW VOLTAGEMACHINE BOLTMEDICINE CABINETLAV.L.V.MBR.MAX.LT.MECH.M.B.M.C.KIT.JT.INT.LAM.L.HEIGHTHORIZONTALHOURHEATING VENTILATINGHOLLOW METALAIR CONDITIONINGINSIDE DIAMETERHORIZONTALH.V.A.CHT.HR.HORIZ.I.D.HORZH.M.REQ.RGTR.REINFREFR.R.W.L.RLG.SKYLT.SECT.SCHED.SL.DR.RESIL.R.O.OFFICEOFF.OVERHEADOVERHEAD CABINETPULL CHAINPLEXIGLASSPLASTIC LAMINATEPROPERTY LINE ORPOLE AND SHELFPLNTR.PLEX.PLSTR.PL/SHPL. LAM.PNL.PLYWD.PLUMB.PLANTERPLASTERPLYWOODPANELPLUMBINGO.H.C.OPP.OPNG.O.H.P.C.PL.OPPOSITEOPENINGPLATESIM.SHT.SHR.SH.S.F.SL.R.V.S.C.S.S.D.NOT TO SCALENOTICE TO PROCEEDOUTSIDE DIAMETEROVERFLOW DRAINON CENTEROBS.N.T.S.O.A.O/O.D.O.D.O.C.OBSCUREOVERALLOVERN.T.P.RES.REVRM.ROUGH OPENINGT.O.C.RAIN WATER LEADERSLIDING GLASS DOORSLOPE OR SLIDER (WINDOW)SKYLIGHTSIMILARSHOWERSQUARE FEETSHEETSHELFROOF VENTSECTIONSCHEDULESTORM DRAINSOLID CORESOUTHU.N.O.V.P.WWD.W.C.W/VERTT.W.T.V.T.P.U/GUNF.TYP.T.P.D.REINFORCE, REINFORCEDRESISTANTREQUIREDREGISTERREVERSERAILINGRESILIENTROOMREFRIGERATORTEL.T.C.T.B.TEMP.TER.THK.THR.T.& G.T.JOB CAPTAIN - MICHELLE MEADE & CARSON NOLANLA JOLLA, CALIFORNIA 92037TONY CRISAFI, DREXEL PATTERSONPH. (858) 459-9291FAX (858) 456-03517626 HERSCHEL AVENUEISLAND ARCHITECTSWATERPROOFWATER HEATERWATERWEIGHTWITHOUTWAINSCOTTOP OF CURBUNLESS NOTED OTHERWISETOILET PAPER DISPENSERVAPOR PROOFWASHER OR WESTWATER CLOSETVERTICALWOODWITHTOP OF WALLTOP OF PAVEMENTUNDERGROUNDTYPICALTELEVISIONUNFINISHEDTEMPERED GLASSTRASH COMPACTORTOWEL BARTHRESHOLDTONGUE AND GROOVETERRAZZOTELEPHONETHICKTREADTierra Del Oro, LLC.P.O. Box 906Rancho Santa Fe, CA 92067THIS PROJECT SHALL COMPLY WITH THE 2013 EDITION OF THECALIFORNIA BUILDING CODE (TITLE 24), WHICH ADOPTS THE2012 IBC, 2012 UPC, 2012 UMC, 2011 NEC, 2012 IFC AND IEBCALL REQ. PERMITS MUST BE OBTAINED FROM FIRE PLAN CHECKBEFORE THE BUILDING IS OCCUPIED.THESE PLANS AND ALL WORK SHALL COMPLY WITH THECALIFORNIA BUILDING STANDARDS CODE FOUND IN THE STATEOF CALIFORNIA TITLE 24 CCR AS AMENDED AND ADOPTED BYTHE CITY OF CARLSBADALL WORK PERFORMED UNDER THIS CONTRACT SHALL BE INACCORDANCE WITH THE CURRENT EDITIONS OF THE FOLLOWINGCODES AND REGULATIONS:2013 CALIFORNIA BUILDING CODE2013 CALIFORNIA PLUMBING CODE2013 CALIFORNIA MECHANICAL CODE2013 CALIFORNIA ELECTRICAL CODE5039 Tierra Del OroCarlsbad, CA 92008Lot 8 of Map 30525039 Tierra Del OroDEVELOPMENT SUMMARYCoastal Development PermitAPPROVALS:TOTALINTERIOR DESIGNER29' - 5"2 stories26,600 sf / .61 acreMain dwelling - 2 spacesSecond dwelling unit - 1 Space210-020-08R-11959Ft.Ft.Ft.Ft.CAPISTRANO BEACH, CALIFORNIA 92624THERESA CLARK, LANDSCAPE ARCHITECTPH. (949) 248-5404FAX (949) 240-979034202 SEPULVEDA AVE.PROJECT MANAGER - DON VAUGHNSAN DIEGO, CALIFORNIA 92121GEOTECHNICAL EXPLORATION, INC.PH. (858) 549-7222FAX (858) 549-16047420 TRADE ST.LESLIE REED, PRESIDENTSheetNumberSheet NameT.1 Title SheetT.2 Island Architects General NotesC.1 Topographic SurveyC.2 Key Map, Notes, & LegendC.3 Preliminary Grading PlanA1.0 Site PlanA1.0a Stringline ExhibitA2.0a Existing Main LevelA2.0b Demo Plans - Main Level & Lower LevelA2.0c Existing/Demo Basement LevelA2.1 Basement Level Floor PlanA2.2 Main Level Floor PlanA2.3 Upper Level Floor PlanA2.4 Roof PlanA4.1 Exterior ElevationsA4.2 Exterior ElevationsA4.3 Exterior ElevationsA4.4 Exterior ElevationsA5.1 Building SectionsL1.0 Landscape Title SheetL1.1 Material Layout Plan - Upper LevelL1.2 Material Layout Plan - Lower LevelL1.3 Hardscape DetailsL1.4 Hardscape DetailsL1.5 Hardscape SpecificationsL2.1 Planting Plan - Upper LevelL2.2 Planting Plan - Lower LevelL2.3 Planting DetailsL2.4 Planting SpecificationsL3.1 Irrigation Plan - Upper LevelL3.2 Irrigation Plan - Lower LevelL3.3 Irrigation DetailsL3.4 Water Conservation PlanL4.1 Lighting Plan - Upper LevelL4.2 Lighting Plan - Lower Level960 SF2,104 SF 2,798 SF 2,798 SF2,235 SF 2,235 SF= 3,275 SF + 2,798 SF + 2,235 SFPROJECT MANAGER - FELICIANO RODRIGUEZSAN DIEGO, CA 92131-1077COFFEY ENGINEERING, INC.PH. (858) 831-0111FAX (858) 831-107710660 SCRIPPS RANCH BLVD., STE. 102JOHN COFFEYSURVEYORCONTRACTORLA MESA, CALIFORNIA 91941THOMAS TAYLOR CONSTRUCTIONPH. (619) 466-1000FAX (619) 466-10748189 CENTER ST.THOMAS TAYLORSOLANA BEACH, CA 92075PASCO LARET SUITER & ASSOCIATESPH. 858.259.8212FAX 858.259.4812535 N COAST HIGHWAY 101 Ste AJOE YUHAS26,600.615,110 SF19%208'-9 3/4" **0-4 dwellings per acre1 dwellings1 - additional2VARIES*7'-6"7'-6" & 4'-4 1/2" **----40%26,600.61CANNON RD.SITEC A R L S BA D B L VD . (H W Y .1 0 1 )TIE R R A D E L O R O
S H O R E D R .HW Y I 5
PACIFICOCEANNORTHNASHVILLE, TN 37205LANDY GARDNER INTERIORSPH. (615) 383-1880FAX (615) 383-416795 WHITE BRIDGE RD., STE 101LANDY GARDNERLAND USE ATTORNEYSAN DIEGO, CA 92101PETERSON & PRICEPH. 619.234.0361FAX 619.234.4786530 B STREET, STE. 1800MATT PETERSONDEMOLISH 3056 sq. ft. SINGLE FAMILY RESIDENCE AND BASEMENT. REMODEL AND CONNECTEXISTING 528 sq. ft. GARAGE/ 432 sq. ft. LIVING AREA TO PROPOSED 5033 sq. ft. TWO STORYSINGLE FAMILY RESIDENCE WITH 3275 sq. ft. BASEMENT, 537 sq. ft. ATTACHED SECONDDWELLING UNIT, AND RELATED SITE IMPROVEMENTS INCLUDING NEW SWIMMING POOL.2 - main dwelling & 1 - second dwelling unit3DEMOLISH 3056 sq. ft. SINGLE FAMILY RESIDENCE AND BASEMENT. REMODEL AND CONNECTEXISTING 528 sq. ft. GARAGE/ 432 sq. ft. LIVING AREA TO PROPOSED 5033 sq. ft. TWO STORYSINGLE FAMILY RESIDENCE WITH 3275 sq. ft. BASEMENT, 537 sq. ft. ATTACHED SECONDDWELLING UNIT, AND RELATED SITE IMPROVEMENTS INCLUDING NEW SWIMMING POOL.DEMO2,104 SFBASEMENT LEVEL: 952 SF 3,275 SF 3,275 SF952 SF528 SF432 SFEXISTING GARAGEEXISTING LIVING AREACDP14-05/AV 15-04/CDP 15-13ZoneR-1766 SF715 SF715 SFTERRACES715 SF715 SFTERRACESFIRE PROTECTIONAN AUTOMATIC FIRE SPRINKLER SYSTEM IS REQUIRED FOR THIS PROJECT. UPONBUILDING PERMIT SUBMITTAL PLANS INCLUDING A 1" WATER SERVICE LINE AND FIRESPRINKLERS WILL BE INCLUDED FOR REVIEW. * REAR YARD IS SUBJECT TO COASTAL STRINGLINES** SUBJECT TO APPROVAL OF VARIANCE NO. (V 14-04)VARIES*766 SFINCL. INGARAGE BELOWINCL. IN2ND DWELLINGBELOW537 SFSECOND DWELLING UNIT105 SFREVISIONS# DESCRIPTION DATE= (3,275sf+2,798sf+2,235sf) - (952sf+2,104sf)= (PROPOSED) - (EXISTING)577 SFGARAGE49 SF= (537sf) - (432sf)
TECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRISA F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:44:08 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtIsland ArchitectsGeneral Notes11/06/14T.2Tierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200811/06/14AuthorChecker32001st Bldg. Submittal11. Construction documents approved by the fire code official are approved with the intent that such construction documents comply in all respects with current code. Review and approval by the firecode official shall not relieve the applicant of the responsibility of compliance with this code (CFC 105.4.4)12. At least one fire extinguisher with a minimum rating of 2A10BC shall be provided within 75' maximum travel distance for each 6,000 sf or portion thereof on each floor (light hazard); 3,000 sf(moderate); or 2,000 sf (high hazard) [CFC 906]13. Address shall be provided for all new and existing buildings in a position as to be plainly visible and legible from the street or road fronting the property [CFC 505.1]14. Valves controlling the water supply for automatic sprinkler systems and waterflow switches on all sprinkler systems shall be electrically monitored where the number of sprinklers is 20 or more[CFC 903.4}15. At least one fire extinguisher with a minimum rating of 4A20BC shall be provided outside of each mechanical, electrical or boiler room.STRUCTURAL NOTES TAKE PRECEDENCE. (SEE STRUCTURAL PLANS)IN CASE OF CONFLICT, NOTIFY THE ARCHITECT.ISLAND ARCHITECTSNOTE:SUPPLEMENTAL CONSTRUCTION SPECIFICATIONSGENERAL CONSTRUCTION NOTESSTRAPPING OF ALL WATER HEATERS:Section 510.5 of the California State Plumbing Code requires all water heaters to be braced against seismic reactions. An acceptable method is the use of 2 "heavyduty straps", with one going completely around the water heater and secured to the structure at two (2) points within the upper 1/3 of the heater and the other within 1/3of the bottom of the heater. See diagram below for this method. The term "heavy duty" shall be deemed to be a METAL STRAP, NOT LESS THAT 22 GAUGE, NORLESS THAN 3/4" WIDE. The means of connection to the structure shall be made by the use of a screw not less than 1/4" in size with a minimum penetration of 1 1/2"into a wood stud of the wall. A cut washer shall be used between the head of the screw and the strap to insure a positive support. Manufacturers do not allow directconnection to their units. Simply stated, no fittings or screws shall be attached or installe2 gauge metal strap materialinstalled within the top 1/3 ofthe heater and the bottom 1/3of the heater.Minimum 1/4" screws withminimum 1 1/2" penetrationare allowed.For heaters installed in agarage location, this 18"height is required. It maybe by the use of a standof by a raised floor area.wallstudDrill pilots in centerlineof studs. Insert screwsthrough punched holesin straps (typ.).18"ROOF NOTES1. General contractor to coordinate all plumbing and mechanical vent locations at roof. Vents to be screened from view wherever possible (see roof plan). Combine plumbing ventsin attic where possible.2. All roof penetrations, flashings, vents, etc. to be painted to match weathered roof color.3. Provide attic ventilation per U.B.C. Sec. 1505.3 1/150 of area of space ventilated. See Roof Plan for calculations.4. Attic ventilation openings shall be covered with non-combustible, corrosion-resistant metal mesh openings of 1/16" - 1/8" dimension.5. Roofing: 2-piece Clay Tile. Provide minimum 3 layers of 30 lbs. felt underlayment hot mopped between layers and on the top. Install with minimum exposures per U.B.C. Table 15-D-1. Refer to Roof Plans for additional notes.6. All Roof Plate Heights / Ridge Heights indicated on plans are taken from main level finished floor Elev. +358.5'7. Provide gutter, downspouts and roof drains as indicated on plans. Provide overflow scuppers at flat roof drains. Downspout to drain to 4" ABS tight line connected to existingsurface water drainage system where possible.FOUNDATION NOTES1. All footing depths indicated on plans are depths below top of undisturbed soil or top of engineered certified compacted fill.2. Soil shall be dampened prior to placing concrete in footings.3. Sub-grade for slabs shall be undisturbed native soil or compacted fill.4. Fill soils (if used) shall be compacted to at least 90% maximum dry density.5. Slope grade away from foundation walls a minimum of 2% typical for distance of 5 feet minimum.6. All hold down anchors and base plate anchors to be tied in place prior to calling foundation inspection.7. Concrete slabs: 4" actual thickness with 6 x 6 WI. 4 x WI. 4 welded wire mesh and mid height of slab. Slab to be on 3" thick sand on 6 mil. vapor barrier on sand base (omit vapor barrier atexterior slabs) UON. Slab subsoil shall be thoroughly moistened prior to placement of vapor barrier and concrete.8. All concrete 2500 psi @ 28 days minimum compressive strength UON on plans.9. Where 3000 psi conc. is indicated on plans special inspection is required.10. Provide necessary openings in stud frame shear walls at crawl space for ductwork, access, etc.11. Waterproof exterior stem foundation walls to crawl space, protect waterproof membrane during backfilling.12. Provide 4" diameter perforated French drain to daylight away from foundation walls, back fill with 1/2" diameter gravel for 15" width.13. All reinforcing shall be provided with the following minimum concrete cover: Footing cast against earth: 3" Concrete exposed to weather or earth 2" Slabs (#4 and smaller): 3/4"14. Laps at bar splices shall be: 30 bar dia. (12" minimum) for grade 40 re-bar, 36 bar dia. for grade 60 re-bar.15. Concrete slabs on grade: a. Landings at all door locations shall have a maximum slope of 1/4" per foot. (Sec. 1004.9). b. Seal all voids around penetrations through floor slabs. (U.P.C. Sec. 313.1 and U.M.C. Sec. 328.2 as Amd.).16. Crawl Spaces: Provide crawl space access minimum 18"x 24" per U.B.C. Sec. 2317.5. Provide crawl space vents at new concrete stem walls minimum vent area per U.B.C. Sec. 2317.7.Verify existing ventilation is adequate.17. Provide Simpson post base at isolated post locations.MECHANICAL NOTES1. Provide one utility duplex outlet at all Water Heater locations within 5'-0" of unit.2. Provide switched incandescent light at all FAU and WH locations.3. All fixtures with hose outlets (hose bibs) and landscape irrigation shall be protected with backflow preventers (vacuum breakers) U.P.C. Sec. 603.3.7.4. The minimum ceiling insulation must be R-30 UON.5. The minimum wall insulation shall be R-19 in frame walls, UON.6. HVAC ducts shall be constructed, installed and insulated per Chapter 6 of the U.M.C.7. Doors and windows between conditioned and unconditioned space shall be fully weatherstripped.8. Exhaust fans shall have back-draft dampers or automatic dampers.9. A night setback thermostat shall be installed that can automatically set back the thermostat set points for at least two periods in 24 hrs.10. The HVAC equipment installed shall be of a type certified by the CEC.11. The hot water heater shall be wrapped with an R-12 external blanket.12. Fully insulate hot water supply lines. The hot water heater inlet and outlet pipe shall be insulated to R-13 or greater for the first 5 feet in unconditioned space.13. The water heating equipment, shower heads and faucets installed shall be of a type certified by the CEC.14. Interior water supply all copper pipe, insulate.15. Provide gas supply at FAU and WH locations and all appliance locations indicated on plans.16.17.18. All gas fired furnaces and gas fired cooking appliances shall be equipped with an approved intermittent ignition device.19. Provide vapor barriers for cold climate zones 1, 14 and 16.20. All ducting and joints shall be sealed with pressure sensitive tape and shall be insulated to conform to the provisions of U.M.C.21. Shower heads and faucets shall be equipped with flow restrictors as outlined in the appliance efficiency standards and shall be certified to the energycommission.22. FAU closet or alcove must be 12 inches wider than the furnace or furnaces being installed in accordance with U.M.C. Sec. 324.1.23. Approved spark arrestors shall be installed on all chimneys in accordance with U.B.C. Sec. 3102.3.8.24. Combustion air for fuel burning water heaters will be provided in accordance with the Uniform Plumbing Code.25. Provide T and P valve at water heater. Route discharge line to exterior wall at grade in accordance with U.P.C. Sec. 608.5.26. Water heater must be adequately braced to resist seismic forces. Provide two straps (one strap at top 1/3 of the tank and one strap at bottom 1/3 of the tank).U.P.C., Sec. 510.0. Gas-fired Water Heaters located in garages shall be installed with the base +18" above finished floor. U.P.C. sec. 510.1 & U.M.C. Sec. 308.2.27. In shower and bath tub combinations, control valves must be pressure balanced or thermostatic mixing valves. U.P.C. Sec. 410.7.28. The discharge point for exhaust air will be at least 3 feet from any opening which allows air entry into occupied portions of the building. U.B.C. Sec. 1203.3.29. Ductless fans can not be used in bathrooms if a tub or shower is present. U.B.C. Sec. 1203.3.30. Shower walls shall be finished with moisture-resistant sheetrock and ceramic tile (or equal) to a minimum height of 70" above drain. U.B.C. Sec. 807 & U.B.C.Sec. 2512.31. Shower enclosures shall be shower rods, tempered glass or approved equal. U.B.C. Sec. 2406.4.32. General Plumbing Notes: a. Solders and flux having a lead content in excess of two tenths of one percent shall not be used in the installation or repair of any plumbing in residential or nonresidential facilities providing water for human consumption which are connected to public water systems. A.R.S. Sec. 49-353, U.P.C. Sec.316.1.3. b. Plumbing fixtures shall be as follows: U.P.C. Sec. 402 as Amd.: Water closets: provide ultra low flush toiletsGravity: 1.6 gal. Per flush (max.).Flush Valves: 3.5 gal. Per flush (max.). Urinals: 1.5 gal per flush (max.).Shower Heads: 2.5 gal. per minute (max.). Lavatory Sink faucets: 2.2 gal. per minute (max.). c. Hot water shall be the left fitting at all faucets. U.P.C. Sec. 601.2. d. Hose bibs: Permanent vacuum breakers shall be included with all new hose bibbs.33. Provide 4" diameter dryer exhaust to exterior 14' maximum length U.M.C. Sec. 908 and U.B.C. Sec. 504.3.2.34. Provide dishwasher with an approved air cap per U.P.C. Sec. 807.4.35. Provide fire sprinklers per U.B.C. requirements as amended.36. All mechanical work to comply with the 1998 edition of the U.M.C.37. Primary condensate waste will route to trapped plumbing fixture for disposal.38. Install floor drain where indicated per code to remain in full view and tie into sanitary sewer.39. State Health and Safety code Sec. 17921.9 bans the use of chlorinated polyvinyl chloride (cpvc) for interior water - supply piping.40. Provide 5 air changes per hour for bathroom and laundry room ventilation, discharging to the exterior of the building not closer than 3 ft. from any exterioropening.41. Attic/underfloor installation must comply with sections 904, 908, 909 of the CMCELECTRICAL NOTES1. Provide utility duplex outlets at forced air unit and water heater within 5'-0" of unit.2. Provide switched light at forced air unit and water heater locations.3. General lighting in kitchen and bathrooms shall have minimum output of 25 lumens per watt.4. All wiring to comply with 1996 NEC.5. Provide GFI protected circuets at all locations required by NEC, Article 210-8 (a) and within 6'-0" of all sinks.6. Provide 220V outlets for appliances where indicated on electrical plan.7. Refrigerators, refrigerator-freezers, freezers and fluorescent lamp ballasts to be certified by CEC.8. All wall duplex outlets shall be located 12" above finished floor level UON.9. All wall switches shall be located 36" above finished floor level UON.10. Electrician shall coordinate electrical requirements for security flood lighting, landscape lighting and security system with owner and architect.11. Floor electric or phone outlets shall be located by owner or architect.12. Provide and install continuous monitoring interconnected, hard wired, permanent smoke detectors w/ battery back up at locations required by code.1. All construction and procedures shall conform to all applicable codes as outlined on Title Sheet.2. Do not scale drawings. If dimensional discrepancies occur between plans and existing conditions, contact architect immediately to resolve conflict prior to continuation of work.3. Provide smoke detectors which will sound an alarm when actuated. Detectors must be permanently with a battery backup . See noted plans for locations of smoke detectors.4. Stairs: Provide a minimum 6'-8" head clearance, 7.75" max. riser, 10" min. tread with 3'-0" min. width for residential stair construction. Provide minimum 36" high handrail (measured fromtread nosing) and minimum 3'-0" high guardrail with a maximum 4" between balusters. Per IBC.5. All unenclosed floor and roof openings, open and glazed sides of stairways, landings and ramps, balconies or porches which are more than 30" above grade or floor below, and roofs usedfor other than service of the building, shall be protected by a guardrail not less than 42" in height with a maximum of 4" between balusters. Per I.B.C.6. Safety glazing per I.B.C. for: a. Windows adjacent to tubs or showers and within 60" of tub or shower floor; b. Windows within 24"arc of doors; c. Windows within 18" of walking surface.All glass shower and tub enclosures shall be fully tempered.7. All exterior doors and windows shall be fully weather stripped; manufactured units shall meet ANSI and Title 24 standards for air infiltration.8. All joints and penetrations in the building envelope shall be caulked and sealed.9. All exhaust fans shall have automatic or back draft dampers.10. All fireplaces shall have tight fitting flue damper. Fireplaces located on exterior walls or within bedrooms and/or bathrooms shall have minimum six square inches combustion air take.11. All fireplaces to be supplied with gas log lighter and valve.12. Provide shower bench where shown on drawings 18" high minimum with full tile face of wall beneath bench.13. Provide attic access minimum size 24" x 30" UON. Size of access to enable removal of heating equipment.14. Provide dead bolt locks at exterior doors UON mounted below latch set.15. Garages require one-hour fire separation on the garage side of walls and ceiling common to the dwelling. Table 3-B, Section 302.416. Provide R-19 insulation at exterior walls and R-30 insulation in all new attics.17. Provide R-13 insulation at all interior plumbing walls for sound insulation.18. All fireplaces shall conform to the requirements of CBC, CRC and CMC.19. Coordinate with Architect to provide blocking in walls where accessory items are installed typical : grab bars, toilet paper dispensers, etc.FIRE DEPARTMENT NOTES:1. Fire protection, including fire apparatus access roads and water supplies for fire protection, shall be installed and made serviceable prior to and during time of construction. (CFCAppendix C & D, International Fire Code)2. Buildings undergoing construction, alteration or demolition shall be in accordance with CFC Chapter 14. (CFC 1401)3. Decorative materials shall be maintained in a flame-retardant condition4. Complete plans and specifications for fire alarm systems; fire systems, including automatic sprinklers and wet and dry standpipes, halon systems and other special types ofautomatic fire systems, basement pipe inlets, and other fire systems and appurtenances thereto shall be submitted to Fire and Life Safety for review and approval prior toinstallation. (CFC 901.2)5. Fire systems shall be installed in accordance with CBC 901.4.7. Complete plans and specifications for fire alarm systems shall be submitted to Fire and Life Safety for review and approval prior to installation. (CFC 907.1.1)8. Installation of fire alarm systems shall be in accordance with CFC 903.3.9. An approved audible sprinkler flow alarm shall be provided on the exterior of the building in an approved location. An approved audible sprinkler flow alarm to alert the occupantsshall be provided in the interior of the building in a normally occupied location. (CFC 903.4.2)10. An approved vehicle strobe detector system, with knox key switch override, satisfactory to the fire marshal, shall be provided on all vehicle main entry and emergency entrypoints to the project.ARCHITECT'S SUBMITTAL REVIEW STAMP STATES THE FOLLOWING:CORRECTIONS OR COMMENTS MADE TO THE SHOP DRAWINGS DURING THIS REVIEW DO NOT RELIEVE CONTRACTOR FROM COMPLIANCE WITHREQUIREMENTS OF THE DRAWINGS, SPECIFICATIONS AND APPLICABLE CODES. THIS CHECK IS ONLY FOR REVIEW OF GENERAL CONFORMANCEWITH THE DESIGN CONCEPT OF THE PROJECT AND GENERAL COMPLIANCE WITH THE INFORMATION GIVEN IN THE CONTRACT DOCUMENTS. THECONTRACTOR IS RESPONSIBLE FOR: CONFIRMING AND CORRELATING ALL QUANTITIES AND DIMENSIONS; SELECTING FABRICATION PROCESSESAND TECHNIQUES OF CONSTRUCTION; COORDINATING HIS WORK WITH THAT OF ALL OTHER TRADES; AND PERFORMING HIS WORK IN A SAFE ANDSATISFACTORY MANNER.1.Automatic irrigation systems for landscaping provided by the builder and installed at the time of final inspection shall be weather-based and comply with the following: Controllers shall beweather- or soil moisture-based controllers that automatically adjust irrigation in response to changes in plants needs as weather conditions change. Weather-based controllers without interalrain sensors or communication systems that account for local rainfall shall have a separate wired or wireless rain sensor which connects or communicates with the controllers. Soil moister-basedcontrollers are not required to have rain sensor input. (CGBSC 4.304.1)2. Joints and openings, Annular spaces around pipes, electric cables, conduits, or other openings in plates at exterior walls shall be protected against the passage of rodents by closing suchopenings with cement mortar, concrete masonry, or similar method acceptable to the enforcing agency.(CGBSC 4.406.1)3.A minimum of 50 percent of the construction waste generated at the site is diverted to recycle or salvage per CGBSC Section 4.408.1 and City ordinance.4.Before final inspection, a complete operation and maintenance manual shall be provided to the building occupant or owner. Contractor or owner shall submit an affidavit that confirms thedelivery of the maintenance manual. (CGBSC 4.410.1)5.Duct openings and other related air distribution component openings shall be covered during construction.(CGBSC 4.504.1)6.Adhesives, sealants, and caulks shall be compliant with VOC and other toxic compound limits.(CGBSC 4.504.2.1)7.Paints, stains, and other coatings shall be compliant with VOC limits. (CGBSC 4.504.2.2)8.Aerosol paints and coatings shall be compliant with product weighted MIR limits for VOC and other toxic compounds.(CGBSC 4.504.2.3)9.Carpet and carpet systems shall comply with VOC limits.A letter from the contractor and or the building owner certifying what material has been used and its compliance with the Code must besubmitted to the building Inspector.(CGBSC 4.504.3)10.Documentation shall be provided to verify that compliant VOC limit finish materials have been used. A letter from the contractor and or the building owner certifying what material has beenused and its compliance with the Code must be submitted to the building Inspector. (CGBSC 4.504.3)11.Fifty percent of floor area receiving resilient flooring shall comply with the VOC-emission limits defined in the Collaborative for High Performance Schools (CHPS) Low-emitting Materials Listor be certified under the Resilient Floor Covering Institute (RCFI) Floor Score program. (CGBSC 4.504.4)12.Particleboard, medium density fiberboard (MDF), and hardwood plywood used in interior finish systems shall comply with low formaldehyde emission standards. A letter from the installer andor the building owner certifying what material has been used and documenting its compliance with the Code must be submitted to the building Inspector. (CGBSC 4.504.5)13.Building materials with visible signs of water damage shall not be installed. Wall and floor framing shall not be enclosed when framing members exceed 19% moisture content.14.The moisture content of building materials used in wall and floor framing is checked before enclosure. Moisture content shall be verified by either a probe type or contact type moisture meter.A certificate of compliance indicating date of test, location, and results issued by the framer subcontractor or General contractor must be submitted to the building inspector. (CGBSC 4.505.3)15.Exhaust fans which terminate outside the building are provided in every bathroom that contains a shower or tub, capable of providing 5 changes per hour.16.Per Sec 4.303.2 - When single shower fixtures are served by more than one showerhead, the combined flow rate of all the showerheads shall not exceed the maximum flow rates specified inthe 20 percent reduction column contained in Table 4.303.2 or the shower shall be designed to only allow one showerhead to be in operation at a time. Exception: The maximum flow ratefor showerheads when using the calculation method specified in Section 4.303.1, Item 2, is 2.5 gpm @ 80 psi.17.Per Sec 4.303.3 - Plumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall meet the standards referenced in Table 4.303.3. (See charts below.)18.Per Sec 4.503.1 - Any installed gas fireplace shall be a direct-vent sealed-combustion type. Any installed woodstove or pellet stove shall comply with U.S. EPA Phase II emission limits whereapplicable. Woodstoves, pellet stoves, and fireplaces shall also comply with applicable local ordinances.19.Per Sec 4.506.1 - Mechanical exhaust fans which exhaust directly from bathrooms shall comply with the following:i.Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building.ii.Unless functioning as a component of a whole house ventilation system, fans must be controlled by a humidistat which shall be readily accessible. Humidistat controls shall be capableof adjustment between a relative humidity range of 50 to 80 percent.20. HVAC systems were sized and selected based on square footage and zoning. See Title-24 Report for additional information. NOTE: A signed affidavit from installer stating method used forselection of Heating and Air Conditioning equipment and that such equipment was installed in accordance to that method is required; this affidavit shall be presented to the Building InspectorBEFORE Final Inspection.2010 CALIFORNIA GREEN CODE NOTES:TABLE 4.303.2 FIXTURE FLOW RATESFIXTURE TYPE REDUCTION FLOW RATE MAXIMUM FLOW RATE AT ≥ 20Showerheads 2.5 gpm @ 80 psi 2 gpm @ 80 psiLavatory faucets, residential 2.2 gpm @ 60 psi 1.5 gpm @ 60 psi2Kitchen faucets 2.2 gpm @ 60 psi 1.8 gpm @ 60 psiGravity tank-typewater closets 1.6 gallons/flush 1.28 gallons/flush1Flushometer tankwater closets 1.6 gallons/flush 1.28 gallons/flush1Flushometer valvewater closets 1.6 gallons/flush 1.28 gallons/flush1Electromechanical hydraulic 1.6 gallons/flush 1.28 gallons/flush1water closetsUrinals 1.0 gallon/flush .5 gallon/flush1. Includes single and dual flush water closets with an effective flush of 1.28 gallons or less. Single flush toilets—The effective flush volume shall not exceed 1.28 gallons (4.8 liters). The effective flush volume is the average flush volume when tested inaccordance with ASME A112.19.233.2. Dual flush toilets—The effective flush volume shall not exceed 1.28 gallons (4.8 liters). The effective flush volume is defined as the composite, average flush volume oftwo reduced flushes and one full flush. Flush volumes will be tested in accordance with ASME A112.19.2 and ASME A112.19.14.2. Lavatory faucets shall not have a flow rate less than 0.8 gpm at 20 psi.13. In new construction, required smoke alarms shall receive their primary power from the building wiring where such wiring is served from a commercial source andshall be equipped with a battery back-up. smoke alarms shall emit a signal when the batteries are low. wiring shall be permanent and without a disconnecting switchother than as required for over current protection14. Where more than one smoke alarm is required to be installed, the smoke alarms shall be interconnected in such a manner that the activation of one alarm willactivate all of the alarms in the individual dwelling unit. the alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed.TABLE 4.303.1 WATER USE BASELINE 1FIXTURE TYPE FLOW RATE 2 DURATION DAILY USES OCCUPANTS: 6Showerheads, residential2.5 gpm @ 80 psi8 min. 1 120Lavatory faucets, residential2.2 gpm @ 60 psi.25 min. 3 9.9Kitchen faucets2.2 gpm @ 60 psi4 min. 1 52.8Replacement aerators2.2 gpm @ 60 psi Gravity tank-type water closets1.6 gallons/flush1 flush3 male 57.6 3 femaleFlushometer tank water closets1.6 gallons/flush1 flush 3 male 3 femaleFlushometer valve water closets1.6 gallons/flush1 flush3 male 3 femaleElectromechanical hydraulic W/C1.6 gallons/flush1 flush3 male 3 femaleUrinals1.0 gallon/flush1 flushN/A BASE WATER USE: 240.3Gallons Per Day 20% REDUCTION: 192.24 Allowable GallonsPer DayFixture "Water Use" = Flow rate × Duration × Occupants × Daily uses1. Use Worksheet WS-1 to calculate baseline water use.2. The flow rate is from the CEC Appliance Efficiency Standards, Title 20, California Code of Regulations; where a conflict occurs, the CEC standards shall apply.3. For low-rise residential occupancies, the number of occupants shall be based on two persons for the first bedroom, plus one additional person for each additional bedroom.4. The daily use number shall be increased to three if urinals are not installed in the room.TABLE 4.303.3 STANDARDS FOR PLUMBING FIXTURES AND FIXTURE FITTINGSREQUIRED STANDARDSWater closets (toilets)—flushometer valve-type single flush, maximum flush volumeASME A 112.19.2/CSA B45.1 - 1.28 gal (4.8 L)Water closets (toilets)—flushometer valve-type dual flush, maximum flush volumeASME A 112.19.14 and U.S. EPA WaterSense Tank-Type High-Efficiency Toilet Specification - 1.28 gal (4.8 L).Water closets (toilets)—tank typeU.S. EPA WaterSense Tank-Type High-Efficiency Toilet SpecificationUrinals, maximum flush volumeASME A 112.19.2/CSA B45.1 - 0.5 gal (1.9 L)Urinals, nonwater urinalsASME A 112.19.19 (vitreous china)Public lavatory faucets:ANSI Z124.9-2004 or IAPMO Z124.9 (plastic)Maximum flow rate - 0.5 gpm (1.9 L/min)ASME A 112.18.1/CSA B125.1Public metering self-closing faucets:Maximum water use - 0.25 gal (1.0 L) per metering cycleASME A 112.18.1/CSA B125.1Residential bathroom lavatory sink faucets:Maximum flow rate - 1.5 gpm (5.7 L/min)ASME A 112.18.1/CSA B125.1NOTICE TO THE APPLICANT/ OWNER/OWNER'S AGENT/ARCHITECT or ENGINEER OF RECORD: By using this setof permitted construction drawings for construction/installation of the work specified herin, you agree to comply with therequirements of City of San Diego for special inspections, structural observations, construction material testing and off-site fabrication of building components, contained in the statement of special inspections and, as required by theCalifornia construction codes.SPECIAL INSPECTIONS:NOTICE TO THE CONTRACTOR / BUILDER / INSTALLER / SUB-CONTRACTORS / OWNER-BUILDER: By using this set ofpermitted construction drawings for construction/installation of the work specified herin, you agree to comply with therequirements of City of San Diego for special inspections, structural observations, construction material testing and off-site fabrication of building components, contained in the statement of special inspections and, as required by the Californiaconstruction codes.20. Fireblocking: In combustible construction, fireblocking shall be provided to cut off all concealed draft openings (both vertical and horizontal) and to form an effective firebarrier between stories, and between a top story and the roof space. Fireblocking shall be provided in wood-frame construction in the following locations:1. In concealed spaces of stud walls and partitions, including furred spaces and parallel rows of studs or staggered studs, as follows:1.1. Vertically at the ceiling and floor levels.1.2. Horizontally at intervals not exceeding 10 feet (3048 mm).2. At all interconnections between concealed vertical and horizontal spaces such as occur at soffits, drop ceilings and cove ceilings.3. In concealed spaces between stair stringers at the top and bottom of the run. Enclosed spaces under stairs shall comply with Section R302.7.4. At openings around vents, pipes, ducts, cables and wires at ceiling and floor level, with an approved material to resist the free passage of flame and products ofcombustion. The material filling this annular space shall not be required to meet the ASTM E 136 requirements.5. For the fireblocking of chimneys and fireplaces, see Section R1003.19.15. Bedroom branch air vents will be / are fault circut protected. CEC ART 210.12 (b)16. A 20 ampere circut dedicated to each bathroom. CEC ART 210.11 (c) 3CDP14-05/AV 15-04/CDP 15-13REVISIONS# DESCRIPTION DATE
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5 OBSCURED AREAOBSCURED AREA222223224230UPDNUPS.Y.S.B.7' - 6"S .Y .S .B .7' - 6"B L UF F ED G E BASEMENT LEVELTERRACE(BELOW)TIERRADEL ORO1765434E 284.89'A=63.07' R=40.00'17640'00" E19.36'N59 17622'44E 354.66'CURB / GUTTERPROPOSED MAINLEVEL BALCONYLINE OF EXISTINGBALCONY TO BEREMOVED5039 TIERRA DEL ORO - TWO STORYSINGLE FAMILY RESIDENCE W/BASEMENT. HATCH DENOTES EXTENTOF PROPOSED HABITABLE AREAEXISTING DETACHED2 CAR GARAGE (528 SF) w/GUEST QUARTERS (432 SF)960 (SF) TOTALEXISTING F.F. = +37.74'EXISTINGRESURFACEDDRIVEWAYWM EXISTING 3/4"UPGRADE TO 1"LIGHT POSTELECTRICALADJACENT RESIDENCE5035 TIERRA DEL OROEXISTING TREETO REMAINEXISTING MAIN LEVEL F.F. = +32.84'PROPOSED MAIN LEVEL F.F. = +33.08'EXISTING RETAINING WALLS & PLANTEREXISTING PATH TO REMAINSLOPE DOWNSLOPE DOWNEXIST +23.4'PROPOSED +22.0'PROPOSED + 5'-0" HT.SAFETY FENCESLOPES W/GRADENEW GATETO REMAINEXISTING CURB CUTPROPERTY LINEPROPERTY LINE34' - 0"STONE WALK(PERVIOUS)PROPERTY LINESECOND DWELLINGUNIT PARKING 8.5'x20'TREEWELLEXISTING WALL/ PLANTERTO REMAINNEW +6FT. H. MAX. OPEN GATE &IRON FENCING PER CODE SECTS.21.46.130 & 21.204.100.C+6FT. H. MAX. GREENWALL PER CODE SECTION21.46.130PROPOSEDSTONE WALK(PERVIOUS)ELV. +33.08'S34 17642'09"E11.59'20' - 3 1/4"CURB TO STREETCENTERLINE9' - 11 1/4"CURB TO PL29' - 3 1/2"10' - 9 1/2"TW 37' - 3"EXISTING RETAININGWALLS & WOODFENCING TO REMAINEXISTING WALLSTO REMAINEXISTING CONCRETE CURBW/SAFETY FENCINGTO REMAIN - CONNECTED TO HOUSENEW CONCRETE WALL & BENCHTW 39' - 3"CONCRETEPROPOSED + 5'-0" HT. MAX.SAFETY FENCESLOPES W/GRADE63.06'55.64'to Southproperty lineTOTAL ARC (SETBACK)LENGTH = 75.00'1979 PUBLIC USE EASEMENTAPPROXIMATELY 8,800 SFEXISTINGCHAIN LINK FENCINGPOOLDECKDRIVEWAYDECKDECKDECKWALKWAYDECKSTEPS DOWNWALKWAYWALKWAYPROPOSED 2 CARGARAGE 577 (SF)(DENOTED BYHATCHED AREA)PROPOSED ATTACHEDSECOND DWELLINGUNIT 537 (SF)NORTHNO PROPOSEDDEVELOPMENTWEST OF THEBLUFF EDGENO CHANGE TOFOOTPRINT AT NONCONFORMING AREASDECKREFURBISH / REUSEEXISTING WINDSCREENSTRUCTURESTONESTONE42" H. WALL MAX.IN FRONT YARD SETBACKPER CODE SECT. 21.46.130UPPER LEVEL BALCONY STRINGLINEHABITABLE AREA STRINGLINEROOF OVERHANG STRINGLINELINE OF EXISTINGSTRUCTURE TOBE REMOVEDFENCE STRING LINELINE OF HABITABLE AREALINE OF ROOF OVERHANGPROPERTY LINEBBQ AREACOURTYARDLINE OF UPPER LEVEL BALCONYENTRYCOURTYARDPROPOSED12'x24' POOLLINE OF EXISTING TERRACEELV. +33.08'STONELINE OF HABITABLE AREALINE OF ROOF OVERHANGLINE OF UPPER LEVEL BALCONYOUTDOORFIREPLACEPROPOSED WATER FEATURETERRACEELV. +37.66'STONEEXISTINGCHAIN LINK FENCING19 79 B E A C H A C C E S S E A S E M E N TEXISTINGRETAINING WALLTO REMAINPROPOSED ADDITIONAL LATERALBEACH ACCESS EASEMENTAPPROXIMATELY 2,780 SFADJACENT RESIDENCE5061 SHORE RDADJACENT RESIDENCE5067 SHORE RDPROPOSED PLANTERSEE SHEET A2.3 FOR GREEN ROOF LOCATIONSPROPOSEDPLANTERPROPOSED WALLS AND GATEINCLUDED IN VARIANCE APPLICATIONMEAN HIGH TIDE LINE PERFEBRUARY 25, 1953 U.S.C.& G.S. DATUM. MAP #3052EXISTING8' - 9 3/4"EXISTING10' - 6 3/4"2' - 0"F.Y.S.B.20' - 0"APPROXIMATEEXTENT OF RIP RAPAREA (HATCHED)COASTAL PERMIT79-049669POOL DECK(BELOW)EXIST +23.4'PROPOSED +23.4'STONEEXISTING4' - 4 1/2"SITE AREALEGAL DESCRIPTIONNUMBER OF LOTSZONETOTAL BUILDING COVERAGE:ALLOWABLE FOR ZONE (R-1) 40%LOT AREA 26,600 SFBUILDING COVERAGE 5,110 SF 19%Lot 8 of Map 305226,600 sf / .61 acre1 EXISTING, 1 PROPOSEDR-1SITE ADDRESSA.P.N.5039 Tierra Del OroCarlsbad, CA 92008210-020-08CIVIL ENGINEERSAN DIEGO, CA 92131-1077COFFEY ENGINEERING, INC.PH. (858) 831-011110660 SCRIPPS RANCH BLVD., STE. 102SITE PLAN NOTESOWNERTierra Del Oro, LLC.P.O. Box 906Rancho Santa Fe, CA 92067PROJECT NAMETierra Del Oro ResidenceAPPLICATION TYPES SUBMITTEDCoastal Development Permit (CDP 14-05)Administrative Variance (AV 15-04)Coastal Development Permit (CDP 15-13)SUMMARY TABLEEXISTING & PROPOSED LAND USESINGLE FAMILY RESIDENCEDENSITYEXISTING - 1 MAIN DWELLING w/ GUEST HOUSEPROPOSED - 1 MAIN DWELLING & SECOND DWELLING UNITPROPOSED BUILDING AREAMAIN HOUSE: 8,308 SF2nd DWELLING UNIT: 537 SFGARAGE: 577 SF% OF LANDSCAPING15%PARKING SPACESREQUIRED & PROVIDED3 SPACESSCHOOL DISTRICTCARLSBAD UNIFIEDWATERSEWERCARLSBADCARLSBADTOTAL BEACH ACCESS EASEMENT:1979 BEACH ACCESS EASEMENT AREA 8,800 sfPROPOSED ADDITIONAL BEACH ACCESS EASEMENT 2,780 sfTOTAL BEACH ACCESS EASEMENT AREA11,580 sfTECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:42:07 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtSite Plan11/06/14A1.0Tierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200811/06/14AuthorChecker32001st Bldg. Submittal 3/32" = 1'-0"1Site PlanCDP14-05/AV 15-04/CDP 15-13CANNON RD.SITEC A R L S BA D B L VD . (H W Y .1 0 1 )TIE R R A D E L O R O
S H O R E D R .HW Y I 5
PACIFICOCEANVICINITY MAPREVISIONS# DESCRIPTION DATE
51520251015202530353535253520255101553736.336.837.437.332.335.335.335.334.734.429.91.512.827.135.637.337.137.137.136.837.632.636.931.932.337.323.425.735.436.612.736.736.637.237.613.815.314.623.816.516.814.052.759.548.648.643.748.848.843.755.946.661.459.259.344.340.144.740.140.148.948.245.349.962.062.043.748.048.245.345.345.563.863.857.950.146.657.848.248.346.553.850.758.156.059.358.247.156.1643.744.343.131.540.1MHFHMonumentHHDeckDeckDeckOBSCURED AREAOBSCURED AREA8913.02N66%%17654'34"E 284.89'N59%%17622'44"E 354.66'S34%%17640'00"E 19.36'%%13190%%17620'11"A=63.07'R=40.00'136138162227228230TREEWELL
POOLDECKDECKWALKWAYDECKSTEPSDOWNWALKWAYNORTHUPPER LEVEL BALCONY STRINGLINEHABITABLE AREA STRINGLINEROOF OVERHANG STRINGLINEFENCE STRINGLINEAPPROXIMATE EXTENT OFRIP RAP AREA (HATCHED)COASTAL PERMIT 79-049669LINE OF HABITABLE AREALINE OF ROOF OVERHANGLINE OF UPPER LEVEL BALCONYLINE OF HABITABLE AREALINE OF ROOF OVERHANGBALCONYLINE OF HABITABLE AREALINE OF ROOF OVERHANGEXISTING DETACHEDGARAGE962 (SF) TOTALEXISTING SINGLE FAMILYRESIDENCEw/ PARTIAL BASEMENT3, 056 (SF) TOTALF.F. ELEVATION = +32.84LINE OF UPPER LEVEL BALCONYLINE OF EXISTING TERRACELINE OF WALL BELOWLINE OF ROOF OVERHANGBLUFF EDGELINE OF EXISTING FENCELINE OF EXISTING FENCEADJACENT RESIDENCE5035 TIERRA DEL OROADJACENT RESIDENCE5061 SHORE RDADJACENT RESIDENCE5067 SHORE RDTECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:42:09 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtStringline Exhibit11/06/14A1.0aTierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200811/06/14AuthorChecker32001st Bldg. SubmittalCDP14-05/AV 15-04/CDP 15-13 1" = 10'-0"1Site Plan - StringlineREVISIONS# DESCRIPTION DATE
DNDNUPLIVING/DININGKITCHENBATHBEDROOMBEDROOMBEDROOMBATHBATHENTRYGUEST ROOMSHOPGARAGEUTILITYBATHEXIST DOG RUNELEV: +32.04'BALCONYROOF BELOWROOF BELOWEXISTING WALL AND GATESLINE OF EXISTING ROOF OVERHANGTO BE REMOVEDLINE OF EXISTING ROOF OVERHANGTO BE REMOVEDU P P ER LEVEL BALCON Y STR IN G LINE
HABITABLE AREA STRINGLINE
ROOF OVERHANG STRINGLINE TECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:42:10 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtExisting Main Level11/06/14A2.0aTierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200811/06/14AuthorChecker32001st Bldg. Submittal 1/4" = 1'-0"1Existing Main LevelREVISIONS# DESCRIPTION DATECDP14-05/AV 15-04/CDP 15-13
UPDEMO EXISTINGFIREPLACEEXISTING FINISHEDFLOOR = 32.84'TO BE DEMOED36' - 4 1/4"TO BE DEMOED7' - 11 3/4"TO BE DEMOED54' - 1 3/4"TO BE DEMOED44' - 4"TO REMAIN24' - 2"DEMO EXISTINGSITE WALLS AND STAIRSEXISTING SITE WALLS TO REMAINDEMO EXISTING SITE WALLSEXISTING SITE WALLS TO REMAINDEMO EXISTING BALCONYSETBACK LINEDEMO EXISTING BALCONYEXIST DOG RUNELEV: +32.04'DEMO EXISTING ROOFEXISTING RETAINING WALLSTO REMAINEXISTING SITE WALLS TO BE REMOVEDDEMO EXISTINGHARDSCAPEEXISTING & PROPOSEDFINISHED FLOOR = 37.74'EXISTING WALL & GATES TO BE REMOVED. NEW WALL& GATES TO BE INCLUDED IN VARIANCE APPLICATIONU PPER LEVEL BALCON Y STR IN GLINE
HABITABLE AREA STRINGLINE
ROOF OVERHANG STRINGLINEWALL LEGENDEXISTING TO REMAINDEMO WALLTECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:42:11 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtDemo Plans - MainLevel & Lower Level11/06/14A2.0bTierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200811/06/14AuthorChecker32001st Bldg. SubmittalCDP14-05/AV 15-04/CDP 15-13 1/4" = 1'-0"1Main Level - DemoREVISIONS# DESCRIPTION DATE
UPEXISTING TERRACEPLAY ROOMBEDROOMBATHSTORAGESTORAGE/MECH.EXISTING PATIOEXISTING CRAWL SPACEEXISTING BBQU P P E R LEVEL BALCON Y STRIN G L INE
HABITABLE AREA STRINGLINE
ROOF OVERHANG STRINGLINE
SIDE YARD SETBACKSIDE YARD SETBACKEXISTING TERRACEPLAY ROOMBEDROOMBATHSTORAGESTORAGE/MECH.EXISTING PATIOTO BE DEMOED34' - 5"TO BE DEMOED30' - 3 1/4"TO BE DEMOED42' - 5"DEMO EXISTING BUILT IN BBQDEMO EXISTING STAIRSEXISTING CRAWL SPACEEXISTING TO REMAINU P P E R LEVEL BALCON Y STRIN G L INEHABITABLE AREA STRINGLINEROOF OVERHANG STRINGLINE SIDE YARD SETBACKSIDE YARD SETBACKWALL LEGENDEXISTING TO REMAINDEMO WALLTECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:42:13 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtExisting/DemoBasement Level11/06/14A2.0cTierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200811/06/14AuthorChecker32001st Bldg. SubmittalCDP14-05/AV 15-04/CDP 15-13 1/4" = 1'-0"1Existing Basement 1/4" = 1'-0"2Existing Basement - DemoREVISIONS# DESCRIPTION DATE
DNUPGUESTBEDROOM13'-0" x 14'-6"STONEGUEST BA6'-0" x 9'-5"STONECL6'-8" x 5'-0"STONE1A5.1PROPOSED 3'-5'(d) x 12'(w) x 24'(l) POOL(ALL EXPORTED CUT MATERIAL WILLBE TAKEN TO A DISPOSAL SITEOUTSIDE OF THE COASTAL ZONE)22' - 0"STORAGE12'-6" x 19'-0"CONCRETEPOWDERROOM #27'-0" x 6'-0"STONEBBQELEV.MECHANICAL13'-0" x 3'-10"CONCRETEEXERCISE13'-0" x 8'-6"CUSHION FLOORINGEXISTING WINDSCREEN TO BEREPAIREDUPPER L E V EL B A L CONY S TRINGLI NE
HABITABLE AREA STRINGLINE
ROOF OVERHANG STRINGLINE
LINE OF EXIST.TERRACETVNICHECABANA6'-6" x 10'-0"STONECHANGINGROOM6'-6" x 4'-0"STONEHOOKS & SHELVES ABOVESHELVESSUBMERGED BASEMENT WALLEXPOSED BASEMENT WALL22' - 0"WET BARUCREF8' - 0"MAXSHOWERSHOWER3'-0" x 3'-6"UNDER COUNTERREFRIGERATORLESS THAN 6 C.F.SINK LESS THAN 18"IN DEPTH OR 2 S.F.LINE OF WALL ABOVE12" COLUMNSLINE OF EXISTING BASEMENTTO BE REMOVEDOPEN TO ABOVEPROPOSED F.F. =22.0'EXISTING F.F. =23.83'SUBMERGED BASEMENT WALLEXPOSED BASEMENT WALLSUBMERGED BASEMENT WALLDNUPPLANTERPLANTERPLANTERSEE LANDSCAPE DRAWINGSFOR HARDSCAPE DETAILSLINE OF PROPOSEDBALCONY ABOVERAISED POOL TERRACE.(ELEV. +/- 23'-6" ASF)SEE LANDSCAPE DRAWINGSFOR FINAL ELEVATION.BENCHDN26' - 1"MECHANICAL/ STORAGE8'-3" x 10'-3"CONCRETEWDMECHANICAL15'-0" x 9'-3"CONCRETEVESTIBULE7'-0" x 4'-0"STONECUBBIES27' - 3"TVIRONINGBOARDCTR.TALLLAUNDRYROOM16'-8" X 11'-8"STONEREC ROOM24'-10" X 18'-10"STONEBENCHEXEXEXW.C.5'-3" x 3'-0"AREA TOTALS:MAIN DWELLINGLOWER LEVEL 3,275 SF MAIN LEVEL2,798 SFUPPER LEVEL 2,235 SFTOTAL8,308 SF2ND DWELLING UNIT 537 SFGENERAL NOTES:1. SPOT ELEVATIONS ARE ELEVATION ABOVE SEA LEVEL.WET BAR:1. NO GAS LINES WILL BE PROVIDED AND ELECTRICAL WIRING WILL NOT EXCEED 100 VOLTS.2. REFRIGERATOR CAPACITY OR ROUGH-IN SPACE SHALL NOT EXCEED SIX CUBIC FEET. THE TYPICAL DIMENSIONS OF WHICH ARE: 25" DEPTH, 35" HEIGHT, AND 35"WIDTH.3. WAIST LINE DRAIN FOR SINK NOT TO EXCEED 1 1/2" DIAMETER, AND SINK ROUGH-IN SPACE NOT TO EXCEED A DEPTH OF 18" OR OVERALL SIZE OF TWO SQUARE FEET.4. PROPOSED CABINETRY AND OR COUNTER SPACE SHALL NOT EXCEED EIGHT LINEALFEET.BASEMENT CALCULATIONS:SUBMERGED WALL PERIMETER 255' - 4"EXPOSED WALL PERIMETER 62' - 4"TOTAL WALL PERIMETER 317' - 8"SUBMERGED/TOTAL 255' - 4" / 317' - 8"ALLOWABLE 75% MIN.PERCENTAGE SUBMERGED 80.44%TECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:42:17 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtBasement Level FloorPlan02/11/15A2.1Tierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200802/11/15AuthorChecker32001st Bldg. SubmittalCDP14-05/AV 15-04/CDP 15-13 1/4" = 1'-0"1Basement LevelREVISIONS# DESCRIPTION DATE
UPUPUPS.Y.S.B.7' - 6"S.Y.S.B.7' - 6"PROPERTY LINEPROPERTY LINEEXISTING PLANTER TO REMAINEXISTING WALL TO REMAINEXISTING TO REMAINEXISTING WALLS TO REMAINPLANTER (E.)GREENWALLA4.31UPPER L E VEL B A L CO NY STRI NGLINE
HABITABLE AREA STRINGLINE
ROOF OVERHANG STRINGLINE STUDY18'-10" X 14'-4"STONEPANTRY4'-0" X 4'-5"WOODKITCHEN18'-4" x 19'-2"WOODPOWDER7'-2" x 6'-7"STONEBEDROOM 214'-9" x 13'-6"WOODLIVING19'-3" X 27'-0"STONEDINING19'-3" X 17'-0"STONEGARAGE25'-0" x 21'-8"CONCRETESECONDDWELLINGUNIT18'-4" x 17'-0"WOODEXISTINGGUEST BR9'-9" x 10'-7"WOODEX GUESTBATH9'-6" x 5'-7"TILEPORCH45' - 3"BALCONY12'-0" x 62'-9"STONEA4.111A5.1A4.21LINE OF EXISTING MAINLEVEL ENCLOSED AREALINE OF EXISTING MAIN LEVELDECK TO BE REMOVEDA4.41STORAGE37' - 9"BBQFPEXISTING DRIVEWAYLINE OF EXISTING GARAGE STRUCTUREBATHROOM 25'-6" x 11'-3"TILECLOSET4'-6" x 6'-0"WOOD37' - 9"37' - 9"LINEAR BURNERGAS FIREPLACEENTRYCOURTYARDWATERFEATURE (P.)COATREF/FRZFPELEV20' x 20' MINIMUM GARAGEALCOVE5'-0" x 8'-2"STONEEXISTING WALLS TO REMAINDNEXISTING WALLS TO REMAINEXISTING WALL TO REMAINPROPOSED PLANTER WALLSBENCHNEW WALL INCLUDED IN VARIANCE APPLICATIONDNFOYER24'-0" x 19'-0"WOODW/DSHELVESSHELVESSHELVESCLO.SHELVESCLO.CLO.OVENINWALL DSDSDSDSDSDSDSDSDSAREA TOTALS:MAIN DWELLINGLOWER LEVEL 3,275 SF MAIN LEVEL2,798 SFUPPER LEVEL 2,235 SFTOTAL8,308 SF2ND DWELLING UNIT 537 SFGENERAL NOTES:1. SPOT ELEVATIONS ARE ELEVATION ABOVE SEA LEVEL.TECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:42:21 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtMain Level Floor Plan02/11/15A2.2Tierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200802/11/15AuthorChecker32001st Bldg. Submittal 1/4" = 1'-0"1Main LevelCDP14-05/AV 15-04/CDP 15-13REVISIONS# DESCRIPTION DATE
UPS.Y.S.B.7' - 6"PROPERTYLINESIDE YARDSETBACKS.Y.S.B.7' - 6"BEDROOM 315'-8" X 19'-6"WOODMASTERBEDROOM16'-5" X 25'-0"CARPETOPEN TO BELOWM.CLOSET14'-4" X 17'-0"WOODM.BATHROOM12'-0" X 19'-0"TILEWC #23'-10" X 5'-10"TILEWC #13'-10" X 5'-10"TILEM. BALCONY21'-0" X 10'-6"STONEBALCONY11'-6" x 10'-8"STONECOURTYARD BELOW45' - 3"48' - 2"A4.111A5.1A4.4145' - 3"STORAGE15'-7" X 8'-0"WOODMASTER ENTRY14'-0" X 7-8"WOODU P P E R LEVEL BALCON Y STRIN G L INE
HABITABLE AREA STRINGLINE
ROOF OVERHANG STRINGLINE MECHANICAL8'-2" X 7'-0"TILEGREEN ROOF / PLANTER(NO ACCESS FROM UPPER LEVEL)LINE OF WALL BELOWSHOWER7'-8" x 5'-9"OPTIONAL WALL FORACCESSIBLE WCSKYLIGHT ABOVEELEV48' - 2"TUBUPDN36" TALL BUILT-INBENCHFLUEGREEN ROOF / PLANTEREXISTING SITE WALLS TO REMAINBBQ & HOOD BELOWLOUVER WALLSVENTILATION UNIT. PROVIDESNO ACCESS TO PLANTER45' - 3"LINE OF WALL BELOWFOYER23'-0" x 18'-8"WOODLINE OF ROOF ABOVESPA4'-6" x 5'-0"FLAT ROOF (NO ACCESSFROM UPPER LEVEL)FEATURE WINDOW. (NO OCCUPIABLEAREA INTRUDING INTO SIDYARD SETBACK)TUB4" COPPERGUTTERDSDSDSIN WALL DSSCUPPER TOPLANTERIN WALL DSTO SUB SURFACEDRAINAGEFLAT ROOFS LO PE T O D R AI N
IN WALL DSTO SUB SURFACEDRAINAGEROOF DRAINTO IN WALL DS4" COPPER ROOFGUTTERIN WALL DSTO SUB SURFACEDRAINAGEIN WALL DSTO SUB SURFACEDRAINAGEDS TO GUTTER BELOWDS SCUPPERTO PLANTERIN WALL DSTO SUBSURFACEDRAINAGESLOPE TO DRAINCABCL 36'-0" X 5'-6"WOODBA 39'-0" X 12'-5"MOSAIC TILEAREA TOTALS:MAIN DWELLINGLOWER LEVEL 3,275 SF MAIN LEVEL2,798 SFUPPER LEVEL 2,235 SFTOTAL8,308 SF2ND DWELLING UNIT 537 SFGENERAL NOTES:1. SPOT ELEVATIONS ARE ELEVATION ABOVE SEA LEVEL.TECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:42:25 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtUpper Level FloorPlan02/11/15A2.3Tierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200802/11/15AuthorChecker32001st Bldg. Submittal 1/4" = 1'-0"1Upper LevelCDP14-05/AV 15-04/CDP 15-13REVISIONS# DESCRIPTION DATE
UP1A5.1UPPER L E V E L B A L CONY S TRINGLI NE
HABITABLE AREA STRINGLINE
ROOF OVERHANG STRINGLINE 3" / 12"3" / 12"3" / 12"55' - 4"PERMITTED INTRUSIONS INTO REQUIREDYARDS PER MUNICIPAL CODE 21.46.120FLAT ROOF56' - 2"55' - 1"PARAPET WALLSFLAT CLAY TILEROOFCHIMNEYRIDGER ID G E
R ID G E
SKYLIGHTSKYLIGHTBALCONY BELOWCLEAR10' - 0"CLEAR10' - 0"59' - 10"PARAPET WALL BELOWGREEN ROOF BELOWELEVATORHOUSINGRIDGERIDGELINE OF EXISTINGROOF OVERHANGTO BE REMOVEDFLAT ROOFBELOW47' - 3"60' - 2"COURTYARD BELOWPARAPET WALLBELOWMAIN LEVELBALCONY BELOWMASTERBALCONYENTRYCOURTYARDBELOWNEW WALL INCLUDEDIN VARIANCEMAX.2' - 0"PERMITTED INTRUSIONS INTO REQUIREDYARDS PER MUNICIPAL CODE 21.46.12037' - 9"TERRACE/PATH BELOWHATCH DENOTES POSSIBLEAREA FOR SOLARMAIN SOLAR ARRAY43' - 9"48' - 9"45' - 3"61' - 0 1/4"RIDGER I D G E
IN WALL DSTO PLANTERBELOWIN WALL DSTO PLANTERBELOWCOPPER ROOFGUTTERIN WALL DSTO SUBSURFACEDRAINAGECOPPER ROOFGUTTERSEE DETAIL 3/A7.2ROOF DRAININ WALL DSTO SUB SURFACEDRAINAGEROOF DRAININ WALL DSDRAIN/SCUPPERTO ROOFBELOWIN WALL DSTO SUB SURFACEDRAINAGEIN WALL DSTO YARD BELOWIN WALL DSTO PLANTERBELOWIN WALL DSTO PLANTERBELOWLINE OF UPPERLEVEL FOOTPRINT4" COPPERGUTTER4" COPPER ROOFGUTTER3" / 12"3" / 12"61' - 0 1/4"57' - 8 3/4"3" / 12"3" / 12"4" / 12"4" / 12"4" / 12"4" / 12 "4" / 12"4" / 12"51' - 10 1/2"SKYLIGHT57' - 8 3/4"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12 "4" / 12"4" / 12 "50' - 4 3/4"CONCEALEDPARAPET GUTTERCONCEALEDPARAPET GUTTER4" / 12"33' - 1"33' - 1"2'-0"MAX37' - 9"GENERAL NOTES:1. SPOT ELEVATIONS ARE ELEVATION ABOVE SEA LEVEL.TECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:42:33 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtRoof Plan03/27/15A2.4Tierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200803/27/15AuthorChecker32001st Bldg. SubmittalCDP14-05/AV 15-04/CDP 15-13 1/4" = 1'-0"1Roof LevelREVISIONS# DESCRIPTION DATE
Garage Level37' - 9"Upper Level45' - 3"Bedroom #3 Level48' - 2"Upper Level Plate54' - 4"Bedroom #3 Plate57' - 2"30' PITCHED ROOF HEIGHT LIMITSTUCCOFLAT CLAY TILE ROOFPROPOSED ANDEXISTING GRADEMETAL DOORSAND WINDOWSSTUCCO59' - 10"CHIMNEYHEIGHT60' - 2"FLAT CLAY TILE ROOFEXISTING RETAININGWALLS AT PROPORTYLINE TO REMAINRIDGE HEIGHTMAXIMUM HEIGHTABOVE SEA LEVELPROPOSED GATE TO COMPLYW/ CMC 21.204.100.C48' - 9"EXISTING RETAININGWALLS AT PROPORTYLINE TO REMAIN43' - 9"45' - 9"GATE AND WALLS INCLUDEDIN VARIANCE APPLICATIONMETAL WINDOWS51' - 8"61' - 0 1/4"50' - 11 1/4"51' - 10 1/2"TECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:42:51 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtExterior Elevations02/11/15A4.1Tierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200802/11/15AuthorChecker32001st Bldg. SubmittalCDP14-05/AV 15-04/CDP 15-13 1/4" = 1'-0"1EAST ELEVATIONREVISIONS# DESCRIPTION DATE
Main Level33' - 1"Garage Level37' - 9"Existing BasementLevel23' - 10"Upper Level45' - 3"Basement Level22' - 0"Bedroom #3 Level48' - 2"Basement Landing27' - 3"Upper Level Plate54' - 4"Bedroom #3 Plate57' - 2"30' PITCHED ROOF HEIGHT LIMIT59' - 10"CHIMNEYHEIGHTSKYLIGHT42"H. GLASS GUARDRAILFLAT CLAY TILE ROOFMETAL DOORS AND WINDOWSRIDGE HEIGHTBEYONDSTUCCOSTUCCOPROPOSED ANDEXISTING GRADERIDGEHEIGHTRIDGEHEIGHTOPERABLE PANELWOOD LOUVERSPLANTER/GREEN ROOFPLANTER/GREEN ROOF61' - 0 1/4"51' - 10 1/2"50' - 4 3/4"57' - 8 3/4"TECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:43:18 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtExterior Elevations02/11/15A4.2Tierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200802/11/15AuthorChecker32001st Bldg. SubmittalCDP14-05/AV 15-04/CDP 15-13 1/4" = 1'-0"1SOUTH ELEVATIONREVISIONS# DESCRIPTION DATE
Main Level33' - 1"Garage Level37' - 9"Existing BasementLevel23' - 10"BEACH LEVEL13' - 6"Upper Level45' - 3"Sea Level0' - 0"Basement Level22' - 0"Bedroom #3 Level48' - 2"Basement Landing27' - 3"Upper Level Plate54' - 4"Bedroom #3 Plate57' - 2"42"H. GLASS GUARDRAILRIDGE HEIGHTBEYOND60' - 2"ELEVATORHOUSING59' - 10"CHIMNEYHEIGHT59' - 10"CHIMNEYHEIGHTEXISTING RETAININGWALLS TO REMAINMETAL DOORSAND WINDOWSFLAT CLAY TILE ROOFFLAT CLAY TILE ROOFROOF & BUILDING BEYOND COMPLIES WITHHEIGHT LIMITS. SEE NORTH OR SOUTH ELEVATION.STUCCOGRADE @ BUILDING FACELINE OF EXISTING WIND SCREEN BEYONDPool Depth18' - 4"WOOD LOUVERS61' - 0 1/4"57' - 8 3/4"TECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:43:43 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtExterior Elevations02/11/15A4.3Tierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200802/11/15AuthorChecker32001st Bldg. Submittal 1/4" = 1'-0"1WEST ELEVATIONREVISIONS# DESCRIPTION DATECDP14-05/AV 15-04/CDP 15-13
Main Level33' - 1"Garage Level37' - 9"Existing BasementLevel23' - 10"Upper Level45' - 3"Basement Level22' - 0"Bedroom #3 Level48' - 2"Basement Landing27' - 3"Upper Level Plate54' - 4"Bedroom #3 Plate57' - 2"30' PITCHED ROOF HEIGHT LIMIT24' FLAT ROOF HEIGHT LIMITLINE OF FLAT ROOF BEYOND59' - 10"59' - 10"CHIMNEYHEIGHTCHIMNEYHEIGHTCHIMNEY PROTRUSION ABOVE HEIGHT LIMITPER MUNICIPAL CODE SECTION: 21.46.020EXISTING GRADELOUVERSKYLIGHTRIDGEHEIGHTSTUCCO+42"H. GLASS GUARDRAILRIDGEHEIGHT+42"H. GLASS GUARDRAILFLAT CLAY TILE ROOFSTUCCOFLAT CLAY TILE ROOFARCHITECTURAL FEATURE: PROTRUSION ABOVE HEIGHT LIMITPER MUNICIPAL CODE SECTION: 21.46.020PROPOSED GRADEPLANTER/GREEN ROOF61' - 0 1/4"MAX BUILDING HEIGHT29' - 4 3/4"57' - 8 3/4"TECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:44:06 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtExterior Elevations02/11/15A4.4Tierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200802/11/15AuthorChecker32001st Bldg. Submittal 1/4" = 1'-0"1NORTH ELEVATIONREVISIONS# DESCRIPTION DATECDP14-05/AV 15-04/CDP 15-13
Main Level33' - 1"Garage Level37' - 9"BEACH LEVEL13' - 6"Upper Level45' - 3"Sea Level0' - 0"Basement Level22' - 0"Bedroom #3 Level48' - 2"Basement Landing27' - 3"Upper Level Plate54' - 4"Bedroom #3 Plate57' - 2"M. BALCONYLIVINGGARAGEAPPROXIMATEEXTENT OF RIPRAP AREACOASTAL PERMIT79-049669PROPOSED POOL3'-5' DEEPMASTERBEDROOMAPPROXIMATEGRADE LINEPool Depth18' - 4"22' - 4"PROP. POOL COPING21' - 10"PROP. WATER LVL2" x 6" @ 16" O.C.PITCH 3:12 TYP.TECRHI TC IALIFONRDCENSELIOFS TATECAANo. C-21779NTHNYCRIS A F R EN.JU31,15LAW.IOISLANDDREX PATTERSON, R.A.TONY CRISAFI, R.A.7632 HERSCHEL AVENUETEL: 858-459-9291LA JOLLA, CA 92037FAX: 858-456-0351DATE:DRAWN BY:PROJ. MGR.:JOB #:PLOT DATE AND TIMEARCHITECTSCopyright Island Architects2014ISSUE:4/6/2015 8:44:07 AMC:\Users\CNolan\Documents\Tierra Del Oro_central_CNolan.rvtBuilding Sections02/11/15A5.1Tierra Del Oro Residence5039 Tierra Del Oro, Carlsbad CA 9200802/11/15AuthorChecker32001st Bldg. SubmittalCDP14-05/AV 15-04/CDP 15-13 1/8" = 1'-0"1Building SectionREVISIONS# DESCRIPTION DATE