HomeMy WebLinkAbout2015-02-18; Planning Commission; ; CDP 14-21- MILES PACIFIC RESIDENCESThe City of CARLSBAD Planning Division
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
Item No.
P.C. AGENDA OF: February 18, 2015
Application complete date: October 15, 2014
Project Planner: Greg Fisher
Project Engineer: TecIa Levy
SUBJECT: CDP 14-21 - MILES PACIFIC RESIDENCES - Request for approval of a Coastal Development
Permit to allow for the construction of 17 single-family residences (2,854 - 3,842 SF in
area) on a 5.4 acre site generally located on the west side of Pio Pico Drive near the
intersection of Pio Pico Drive and Las Flores Drive within the Mello II Segment of the Local
Coastal Program and Local Facilities Management Zone 1. The project site is not within the
appealable area of the California Coastal Commission. The City Planner has determined
that the proposed project is within the scope ofthe previously adopted Mitigated Negative
Declaration for Miles Pacific Subdivision - CT 12-01/PUD 12-08/CDP 12-15.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7086 APPROVING Coastal
Development Permit CDP 14-21 based upon the findings and subject to the conditions contained
therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Proiect Site/Setting: The previously approved 17 single family lot subdivision (CT 12-01/PUD 12-08/CDP
12-15) on a 5.4 acre project site is located on the west side of Pio Pico Drive near the intersection of Pio
Pico Drive and Las Flores Drive as shown on the attached location map. Access to the site will be
provided by a new private street located off of Pio Pico Drive. The previously disturbed site is devoid of
any significant or sensitive vegetation and the project site has been historically used for agriculture
purposes for over 70 years. The Planned Development Permit (PUD 12-08) previously approved with the
subdivision was only to enable the development of a private internal street system (street "A") and
private drive aisle (street "B"). Therefore, compliance with Development Standards of Chapter 21.45
and City Council Policy No. 66 is not required.
Table "A" below includes the General Plan designations, zoning and current land uses ofthe project site
and surrounding properties.
CDP 14-21 - MILES PACIFIC RESIDENCES
February 18, 2015
Page 2
TABLE A - GENERAL PLAN, ZONING, & CURRENT 1 LAND USE
Location General Plan Designation Zoning Current Land Use
Site Residential Low-Medium
(RLM) One-Family Residential - R-1 Subdivided and Vacant
North Residential Low-Medium
(RLM)
One-Family Residential - R-1 Single-family residential and
Vacant land (MS 11-02-
Sohaei Subdivision)
South Residential Low-Medium
(RLM)
One-Family Residential - R-1 Single-family residential
East Residential Low-Medium
(RLM)
One-Family Residential - R-1 Single-family residential
West Residential Low-Medium
(RLM)
One-Family Residential - R-1 1-5 Freeway
Proposed Residential Construction: The project consists of the construction of 17 single-family
residences with attached two and three-car garages on 17 residential lots. Three second dwelling units
are proposed on lots 2, 5, and 11 to satisfy the project's inclusionary housing requirement. The
subdivision was previously approved by CT 12-01 in 2013 and contains 17 single-family residential lots,
one private street lot, and two bio-retention basin lots.
The proposed residences are a mixture of one and two stories tall, consisting of six different floor plans
with living areas ranging from 2,854 - 3,842 square feet. The overall height ofthe homes range from
18.7 feet to 27.4 feet. Each residence has either a two or three car garage. The architectural style of the
homes is Beach Plantation with the specific architectural style listed below in Table B. Each residence
features a combination of decorative asphalt shingle and standing seam metal roofs, vertical paneling
and horizontal siding, decorative wood detailing around windows and doors, and enhanced carriage
style garage doors. Most homes have a covered veranda at the front of each entry. The Beach
Plantation elevations are inspired by the themes that echo throughout the Southern California Coastal
region.
Attachment 4 to the staff report demonstrates the project's compliance with all of the applicable design
and architecture requirements contained in City Council Policy 44. A summary of the floor plans is
displayed in Table B below.
CDP 14-21 - MILES PACIFIC RESIDENCES
February 18, 2015
Page 3
TABLE B - SUMMARY OF FLOOR PLANS
PLAN
NO.
1ST
FLOOR
SQ. FT.
2ND FLOOR
SQ. FT.
LIVING
AREA
SQ. FT.
GARAGE SQ.
FT.
BUILDING
HEIGHT
ARCHITECTURAL
STYLES
1 2,854 0 2,854 566 three-car
tandem
18.7 feet South Pacific
IX 2,921 0 2,921 572 three-car
tandem
18.7 feet Hawaiian
2A and
2B
1,651 1,679 3,330 580 three-car
tandem
27.4 feet and
26.10 feet
South
Pacific/New
Zealand
3 1,720 2,062
(includes 558
sq. ft. SDU)
3,782 697 two-car
and one car
25.9 feet New Zealand
Farmhouse
4A and
4B
1,896 1,642 3,538 630 three-car
tandem
26.4 Feet and
26.2 Feet
Hawaiian/South
Pacific
5 1,796 2,046 3,842 657 three-car
tandem
26.4 Feet New Zealand
Farmhouse
6 1,669 2,018 3,687 549 two-car 27.4 Feet Hawaiian
6X 1,631 2,020 3,651 466 two-car 27.4 Feet Hawaiian
Proposed Grading: A conceptual grading plan was previously approved with the Tentative Tract Map (CT
12-01). A final grading plan will be processed according to that approval. The formal grading plan was
submitted to the City on June 23, 2014. No additional grading is proposed for the project.
III. ANALYSIS
The project is subject to the following regulations and requirements:
A.
B.
D.
E.
Residential Low-Medium Density (RLM) General Plan Land Use designation;
One-Family Residential Zone, 7,500 square foot minimum lot size (R-1-7,500, CMC Chapter
21.10);
Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203);
Inclusionary Housing Ordinance (CMC Chapter 21.85); and
Growth Management (CMC Chapter 21.90).
The recommendation for approval of this project was developed by analyzing the project's consistency
with the applicable city regulations and policies. The project's compliance with each of the above
regulations is discussed in detail in the sections below.
A. General Plan Land Use Designation
The project site has a General Plan Land Use designation of Residential Low-Medium (RLM) density. The
RLM Land Use designation allows for the 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.
The project's density (3.14 du/ac) was previously evaluated with the subdivision (CT 12-01) and is within
the RLM density range of 0-4 du/ac; however, it is slightly below the RLM GMCP of 3.2 du/ac which is
utilized for the purposes of calculating the City's compliance with Government Code Section 65863 and
CDP 14-21 - MILES PACIFIC RESIDENCES
February 18, 2015
Page 4
therefore 0.28 dwelling units have been deposited into the city's Excess Dwelling Unit Bank. These
excess dwelling units are available for allocation to other properties within the City with a unit capacity
adequate to satisfy the City's share ofthe regional housing need.
B. One-Family Residential Zone, 7,500 square foot minimum lot size (R-1-7,500, CMC Chapter
21.10)
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. The proposed project
meets or exceeds all applicable requirements of the R-1 zone (Shown in Table C below). In addition, the
project complies with the architectural requirements of City Council Policy No. 44 (Attachment 4).
TABLE C - R-1-7,500 ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED PROPOSED COMPLY
Front Yard Setback 20' minimum
15' minimum (lot 15/key lot)
20'
15'
Yes
Side Yard Setback 10% lot width - varies At least 10% lot width Yes
Rear Yard Setback 20% lot width - varies At least 20% lot width Yes
Max Building Height 30' with > 3:12 roof pitch or
24' with < 3:12 roof pitch
27.4' with > 3:12 roof Yes
Lot Coverage 40% 20.03%-39.06% Yes
Parking Two-car garage Two and Three-car
garages
Yes
C. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local
Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone
(CMC Chapter 21.203).
The project site is located within the Mello II Segment of the Local Coastal Program (LCP) and is not in
the appeal jurisdiction. The site is also located within and subject to the Coastal Resource Protection
Overlay Zone (CMC Chapter 21.203). The project's compliance with each of these programs and
ordinances is discussed below:
1. Mello II Segment ofthe Certified Local Coastal Program and all applicable policies.
The project is located in the Mello II Local Coastal Program Segment.
The subject site has an LCP Land Use Plan designation of Residential Low-Medium (RLM), which allows
for a density of 0-4 du/acre and 3.2 du/acre at the Growth Management Control Point (GMCP). The
project density of 3.14 du/ac is consistent with the RLM General Plan Land Use designation as discussed
in Section A above. Therefore the project is consistent with the Mello II Segment ofthe LCP.
The project consists ofthe construction of 17 new single family residences with attached two and three-
car garages in an area designated for residential development. The proposed one and two story, single-
family residences are compatible with the surrounding development of one and two-story single-family
structures. The one and two story residences will not obstruct views of the coastline as seen from public
CDP 14-21 - MILES PACIFIC RESIDENCES
February 18, 2015
Page 5
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 disturbed site, nor are there any sensitive resources
located on the developable portion ofthe site. The proposed single-family residences are not located in
an area of known geologic instability or flood hazard. Since the site does not have frontage along the
coastline, no public opportunities for coastal shoreline access are available from the subject site.
Furthermore, the residentially designated site is not suited for water-oriented recreation activities.
2. Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage
Plan, Grading Ordinance, Storm Water Ordinance, 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 steep slopes nor vegetation is located on the project site. In
addition, the site is not located in an area prone to landslides or susceptible to accelerated erosion,
floods or liquefaction.
D. Inclusionary Housing Ordinance (CMC Chapter 21.85)
Pursuant to the approving resolution for the Tentative Tract Map (CT 12-01) that created the
subdivision, the developer is conditioned to construct three Second Dwelling Units to satisfy their
inclusionary housing obligations. The three Second Dwelling Units are proposed on lots 2, 5 and 11.
E. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the City and is subject to the provisions ofthe Growth Management Ordinance, as contained in Chapter
21.90 of the Zoning Ordinance. The project has already been analyzed and found to be in compliance
with the Growth Management Ordinance under CT 12-01/PUD 12-08/CDP 12-15.
IV. ENVIRONMENTAL REVIEW
The City Planner determined that the proposed project is within the scope of the previously adopted
Mitigated Negative Declaration for Miles Pacific Subdivision - CT 12-01/PUD 12-08/CDP 12-15.
A Notice of Determination will be filed by the City Planner upon project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7086
2. Location Map
3. Disclosure Form
4. City Council Policy No. 44 Compliance Table
5. Reduced Exhibits
6. Exhibits "A" - "MM," dated February 18, 2015
SITE IVI AP
NOT TO SCALE
Miles Pacific Residences
CDP 14-21
DISCLOSURE Development Services
W STATEMENT planning Division
^ CITYOF P1/A\ 1635 Faraday Avenue
r"ARI ^RAD (760)602-4610
^'*'»L«jDAALrf' www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part ofthe City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned
corporation. include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
pgpgQP Corp/Part ^^^^ Homes, Limited Partnership
Title Title
Address Address 9990 Mesa Rim Rd., San Diego, CA 92121
2. OWNER (Not the owner's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% ofthe shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person Corp/Part Shea Homes, Limited Partnership
Title Title
Address Address 9990 Mesa Rim Rd., San Diego, CA 92121
p-1 (A) Page 1 of 2 Revised 07/10
NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary ofthe.
Non Profit/Trust,
Title
Non Profit/Trust.
Title
Address Address
4. Have you had more than $500 worth of business transacted with any member of City
staff. Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
• Yes X No If yes, please indicate person(s):.
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct
ner/date
Print or type name of owner
st of my knowledge.
of applicSnt/datet^ ^^^^^ature of appl
Sairah Korr^a
Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
p-1 (A) Page 2 of 2 Revised 07/10
ATTACHMENT 4
CITY COUNCIL POLICY 44
NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDEUNES
Architectural Guideline Compliance Comments
Floor Plans and Elevations
1 All residential projects shall be required to have a minimum
number of different floor plans, different front and
corresponding matching rear elevations with different color
schemes as identified below:
1 1 2-4 dwelling units shall provide 1 floor plan and 2 different
elevations.
1 1 5-12 dwelling units shall provide 2 different floor plans and
2 different elevations.
X 13-20 dwelling units shall provide 2 different floor plans
and 3 different elevations.
1 1 21+ dwelling units shall provide 3 different floor plans and
3 different elevations.
Project complies in that it provides six (6)
different floor plans and 1-2 distinct
architectural styles for the elevations:
Plan 1/South Pacific, Plan lx Hawaiian
Plan2a/South Pacific, 2b/ New Zealand
Farmhouse
Plan 3/New Zealand Farmhouse
Plan 4a/Hawaiian 4b/South Pacific
Plan 5/ New Zealand Farmhouse
Plan 6/Hawaiian
Plan 6x/Hawaiian
The project complies.
2 Every house should have a coherent architectural style. All
elevations of a house, including front, side and rear, should
have the same design integrity of forms, details and materials.
The three architectural styles proposed
include South Pacific, Hawaiian, and New
Zealand Farmhouse. These styles
incorporate forms, detailing, and materials
on all elevations conducive with the
proposed styles of architecture. The
project complies.
3 In addition to the previous requirements, design details
should reinforce and enhance the architectural form and style
of every house and differ from other elevations of the same
floor plan. A minimum of 4 complimentary design details,
including but not limited to those listed below, shall be
incorporated into each of the front, rear and street side
building fa?ade(s) of the house.
Design Details
All elevations styles comply in providing at
least four complimentary design details.
Please refer to the material call outs
indicated on individual building elevation.
The project complies.
X Balconies |XI Knee braces
IXI Decorative eaves and fascia Q Dormers
IXI Exposed roof rafter tails ^ Columns
n Arched elements ^ Exterior wood elements
1 1 Towers X Accent materials (i.e.;
brick, stone, shingles,
wood or siding)
4 Floor plans in a project shall exhibit a variety of roof ridges
and roof heights within a neighborhood.
Each residence exhibits a variety of roof
ridges. Building height ranges from 18.7
feet to 27.4 feet. The project complies.
5 Houses with both the same floor plan and elevation style shall
not occur on adjacent lots.
As shown on the proposed architectural
site plan, units with the same floor plan
and elevation style do not occur on
adjacent lots. The project complies.
Site Planning
6 Reverse floor plans shall be included where possible to add
variety to the street scene.
Where possible, reverse floor plans have
been plotted to add variety to the street
scene. The project complies.
ATTACHMENT 4
CITY COUNCIL POLICY 44
NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Single Story Requirements
A minimum of 15% of the total number of homes shall be
single-story structures. Single-story is defined as a maximum
plate-line of 15 feet and a maximum building height of 20 feet.
Lofts are permitted subject to CMC Section 21.04.330.
or
A minimum of 10% of the total number of homes shall be
single-story structures and 15% shall be reduced second story
structures. A reduced second story structure shall comply with
the following criteria:
I I A minimum of 60% of the roofline shall be single story;
i 1 A 2-story element may be added in the central portion of
the front and rear elevation; and
I I The second story element may be no greater than 25% of
the floor area of the first floor of the house (including
garage).
or
For alley-loaded product, a minimum of 20% of the homes
shall be single-story for the front 20% of the home (overall
depth of house times 20%).
15% of 17 units = 3 units. Three (3) single-
story homes (Plan 1 and Plan lx) are
plotted within the proposed project. The
proposed height of the single-story
structure is 18.7 feet and the plate-line is
10 feet, meeting the guideline and
definition. The project complies.
A maximum of 20% of the total number of homes are exempt
from the requirement to have a single-story building edge.
Three (3) units (20% of 17 = 3.4) are
exempted from the requirement to
provide a single-story building edge. The
project complies.
The remaining total number of homes shall comply with one of
the following guidelines:
I I The home shall have a single-story building edge with a
depth of not less than 8 feet and shall run the length of
the building along one side except for tower elements.
The roof covering the single-story element shall
incorporate a separate roof plane and shall be
substantially lower than the roof for the two-story
element. Porches and porte-cochere elements shall
qualify as a single-story edge. Houses with courtyards
that are a minimum of 15 feet wide located along the side
of the house and setback a minimum of 15 feet from the
property line are not required to have a single-story
building edge.
^ The home shall have a single-story building edge with a
depth of not less than 5 feet and shall run the length of
the building along one side. The roof of the single-story
element shall be substantially lower than the roof for the
two-story element ofthe building.
The remaining homes, plan types 2A, 2B,
3, 4A, 4B, and 5 all comply with a 5' single
story edge along one side ofthe home.
Plan 6 'V has 60% of the perimeter with a
single story edge of more than three feet.
^ The home shall have a single-story building edge with a
depth of not less than 3 feet for 40% of the perimeter of
the building.
ATTACHMENT 4
CITY COUNCIL POLICY 44
NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Multiple Building Planes
10 For at least 66% of the homes in a project, there shall be at
least 3 separate building planes on street side elevations of
lots with 45 feet of street frontage or less and 4 separate
building planes on street side elevations of lots with a street
frontage greater than 45 feet. Balconies and covered porches
qualify as a building plane.
The minimum offset in planes shall be 18 inches and shall
include, but not be limited to, building walls, windows,
porches and roofs. The minimum depth between the faces of
the forward-most plane and the rear plane on the front
elevation shall be 10 feet. A plane must be a minimum of 30
sq. ft. to receive credit under this section.
66% of 17 units = 11 units. The developer
has met the minimum required number
of planes (4) located on each building
elevation for 14 of the residential homes.
Many of the homes have up to five planes
per elevation with Plan Two 'B" having up
to seven separate planes. The planes
comply with the minimum 18-inch offset,
the minimum 10 ft. depth between the
forward-most and rear plane, and each
plane is a minimum 30 square feet in
area.
11 Rear elevations shall adhere to the same criteria outlined in
Number 10 above for front elevations except that the
minimum depth between front and back planes on the rear
elevation shall be 4 feet. Rear balconies qualify as a building
plane.
66% of 17 units = 11 units. The developer
has met the required number of planes
on all 17 plans. The planes comply with
the minimum 18-inch offset, the
minimum 4 ft. depth between the
forward-most and rear plane, and each
plane is a minimum 30 sq. ft.
12 For at least 66% of the homes in a project, one side elevation
shall have sufficient offsets or cutouts so that the side yard
setback averages a minimum of 8.5 feet.
66% of 17 units = 11 units. 15 lots comply
incorporate side yard cutouts and offsets
that average greater than 8.5 feet along
one side elevation. Lots 7 and 9 do not
comply. The project complies.
Windows/Doors
13 At least 66% of exterior openings (door/windows) on every
home in the project shall be recessed or projected a minimum
of 2 inches and shall be constructed with wood, vinyl or
colored aluminum window frames (no mill finishes).
All of the exterior openings are either
recessed or inset a minimum of 2" or
trimmed with a minimum 2" thick foam
trim. The project complies.
14 Windows shall reinforce and enhance the architectural form
and style of the house through, the use of signature windows
and varied window shapes and sizes.
Varied window shapes and sizes have
been used throughout on the proposed
elevations. The project complies.
ATTACHMENT 4
CITY COUNCIL POLICY 44
NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Front Porches
15 Fifty percent (50%) of the homes shall be designed with a
covered front porch, open courtyard, or balcony (each with a
minimum depth of 6 feet and a minimum area of 60 square
feet) located at the front ofthe dwelling. The minimum depth
for a covered front porch shall be measured from the front
fagade of the home to the inside of any supporting porch
posts. The front and sides of porches shall be open except for
required and/or ornamental guardrails. A variety of roof
elements shall be provided over porches. Porches may not be
converted to living space.
50% of 17 units = 9 units. 10 homes meet
the requirement. Seven (7) homes types
(Plans 3, 6 and 6x) meet this requirement.
Plan types 1, 4a, 4b, and 5 incorporate a
front porch Plan Types 2a and 2b
incorporate a balcony. Plan types lx and
plan have front courtyards. All porches,
balconies and courtyard meet the
minimum area (60 SF) and dimensional (6
Feet) guidelines. The project complies.
Plan 1 (Front Porch) = 85 SF
Plan 4A (Front Porch) = 211 SF
Plan 4B (Front Porch) = 211 SF
Plan 5 (Front Porch) = 106 SF
Plan 2A (Balcony) = 92 SF
Plan 2B (Balcony) = 92 SF
Plan IX (Courtyard) = 219 SF
Front Entries
16 Seventy-five percent (75%) of the homes must have a front
entry to the home that is clearly visible from the street.
Walkways from the front door to the street are encouraged.
75% of 17 units = 13 units. 17 (100%) of
the proposed homes have a front entry
that is visible from the street or drive-
aisle.
Chimneys
17 Chimneys and chimney caps shall be in scale with the size of
the home. No more than 2 chimneys shall be allowed for
homes on lots in planned developments having an area less
than 7,500 square feet.
NA. None of the proposed homes include
a visible chimney.
Garage Doors
18 Garage doors for 3 or 4 cars in a row that directly face the
street must have a minimum of an 18" plane change between
the garage doors after the 2 car garage door.
NA. There are no 3 or 4 car garage doors
within the project. The three car garages
are tandem or include a third car garage
that is side loaded.
Note tti: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner
to achieve the best project design as determined by the project planner. When a percentage of units are
described in the guidelines, the intent is to have that percentage spread throughout the entire project^
MILES PACIFIC RESIDENCES
CDP 14-21
SHEA HOMES
NOVEMBER 12, 2014
PIRST FLOOR PLAN!
FIRST FLOOR a»4 SO. FT.
TOTAL. aa. rr.
PLAN ONE
MILES PACIFIC RESIDENCES
SHEA HOMES
A-1
CDP 14-21
PLANE FOUR-
PLANE THREE-
PLANE THREE
PLANE FOUR
ROOP PLAN
PLAN ONE
MILES PACIFIC RESIDENCES
SHEA HOMES
NOVEMBER 12, 2014
A-2
CDP 14-21
ASPHALT SHTNGLE ROOF
cEMEvrmous HORIZONTAL smrNo STANDING SEAM METAL ROOT VINYL WINDOW
PROMT SLS VAT I OM
REAR ELEVAT I OM
SCMX. 1/4- - I'-O-
LEFT &IPE ELEVATIOM RI6HT SIDE ELEVATIOM
aOlB. 1/4' • I'-O-aOiLC. 1/4* • I'-O"
PLAN ONE
MILES PACIFIC RESIDENCES
SHEA HOMES
NOVEMBER 12, 2014
A-3
CDP 14-21
T 1
i
FIRST FLOOR PL AM
FIRST FLOOR. a<31 SO. FT.
PLAN ONE 'X'
MILES PACIFIC RESIDENCES
SHEA HOMES
NOVEMBER 12, 2014
A-4
CDP 14-21
ROOF PLAM
PLAN ONE 'X'
MILES PACIFIC RESIDENCES
SHEA HOMES
NOVEMBER 12,2014
A-5
CDP 14-21
METAL ROLL UP GARAGE DOOR DECORATIVE CEMENTTTIOUS TRIM CEMENTITIOUS HORIZONTAL SUXNC ASPHALT SHINGLE ROOF DECORATIVE FASCH DECORATIVE WOOD PANELING DECORATIVE WOOD RAUINO VINYL WINDOW STANDING SEAM METAL HOOF AX RS OUTLOOKERS
FINISH SRAOe
REAR ELEVATIOM PROMT ELEVATIOM
SOi£. IM' • I'-O-
RliSHT SIDE ELEVATIOM
l£, 1/4- - i -o*
LEFT SIPE ELEVATIOM
SOALC. 1/4" • 1'-^"
PLAN ONE 'X'
MILES PACIFIC RESIDENCES
SHEA HOMES
NOVEMBER 12, 2014
A-6
CDP 14-21
SECOMP FLOOR PLAM - ELEVATIOM 'A'
9C^. 1/4" • I'-O-
FIRST FLOOR PLAN - ELEVATIOM 'A'
9c*i.r. 1/4* - I'-O* FIKST FLOOR, l»n so. FT. SECOND FLOOR. l«-n SO. FT. TOTAL. SgfOO SO. FT.
AARMC: WO SO. FT.
PLAN TWO 'A'
MILES PACIFIC RESIDENCES
SHEA HOMES
VJ
NOVEMBER 12, 2014
A-7
CDP 14-21
PLANE THREE
PLANE FOUR
PLANE FIVE
PLANE FOUR
PLANE TIIREE
PLANE TWO
PLANE ONE
ROOP PLAN - ELEvATiONl 'A'
PLAN TWO 'A'
MILES PACIFIC RESIDENCES
SHEA HOMES
A-8
CDP 14-21
METAL ROLL UP GARAGE DOOR DECORATIVE CEMENTTTKXJS TRIM CEMENTmOUS HORIZONTAL SIDING
DECt»ATl\'E HURRICANE SHUTTtR
LEFT SIPE ELEVATIOM - ELEVATIOM 'A'
SCALE. 1/4- • I'-O"
FRONT ELEVATIOM - ELEVATION 'A'
RISHT SIPS ELEVATIOM - ELEVATIOM 'A' REAR ELEVATIOM - ELEVATION 'A'
PLAN TWO 'A'
MILES PACIFIC RESIDENCES
SHEA HOMES
VJ
NOVEMBER 13.2014
A-9
CDP 14-21
SECOMP FLOOR PLAN - ELEVATIOM 'S' FIRST FLOOR PLAN - ELEVATION 'B'
FiRar nooKi i*oi so. FT, SECOND FLOOR. 1*1" SO. FT. TffTAL. sgea so. FT. Mvae^ x£> so. FT.
PLAN TWO 'B'
MILES PACIFIC RESIDENCES
SHEA HOMES
Vi
NOVEMBER 12, 2014
A-10
CDP 14-21
PLANE THREE
PLANE FOUR
PLANE SEVEN
PLANE SIX
PLANE FIVE
PLANE FOUR
PLANE THREE
PLANE TWO
ROOf PLAN - ELEVATION 'S'
PIRST PUX*. I*9t S
TOTAL, saeo t
PLAN TWO 'B'
MILES PACIFIC RESIDENCES
SHEA HOMES
Zl
NOVEMBER 12.2014
A-11
CDP 14-21
STANDING SEAM METAL ROOF METAL ROLL UP GARAGE DOOR SxS WOOD COLUMN DECORATIVE RIDGE BEAM DECORATIVE FASCIA VINYL WINDOW ASPHALT SHINGLE ROOF 4X RS OUTLOOKERS CEMENTmoUS BOARD t BATTEN SIDING
FINI9»4 ftRACC
LEFT SIPE ELEVATION - ELEVATION 'B'
acALC 1/4" • I'-O'
FRONT ELEVATIOM - ELEVATIOM 'B'
SCALEP 1/4" - I'-O"
1 T
RISHT SIPE ELEVATIOM - ELEVATION 'S'
SOAL& 1/4- • I'-O'
REAR ELEVATION - ELEVATION 'B'
SCALfi 1/4- • I'-O*
PLAN TWO 'B'
MILES PACIFIC RESIDENCES
SHEA HOMES
NOVEMBER U.20U
A-12
CDP 14-21
CTTJ
SECONP FLOOR PLAN FIRST FLOOR PLAM
PLAN THREE MILES PACIFIC RESIDENCES
SHEA HOMES
3CAL& 1/4" • I'-O" ._ UNTT flue. IH TOT*U
aeooND naoK^ ns so. FT.
FIRST FLOOR, i.iao sa. r seooto FLOOR: 2ota so. F TOTAL. 3.-702 SO. P MTSO. F
NOVEMBER 12, 2014
A-13
CDP 14-21
ROO= PLAN
PLANE THREE
PLAN THREE
MILES PACIFIC
RESIDENCES
SHEA HOMES
ZJ nmitstia-ti
NOVtMBER 12, 201J
A-14
CDP 14-21
METAL ROLL UP GARAGE DOOR 4»6 FLAT RS OUTLOOKER DECORATIVE RIDGE BEAM DECORATIVE CEMENTITIOUS TRIM CEMENTrriOUS BOARD A BATTEN SIDING \TNYL WINDOW DECORATIVE HURRICANE SHUTTERS STANDING SEAM METAL ROOF ASPHALT SHINGLE ROOF
RiaHT SIPE ELEVATION
acM£. 1/4" • I'-O"
FRONT ELEVATIOM
LEFT SIPE ELEVATIOM
S01^> 1/4" • I'-O"
REAR ELEVATION
SGALB. 1/4- • CO"
PLAN THREE
MILES PACIFIC RESIDENCES
SHEA HOMES
VA
NOVEMBER 12, 2014
A-15
CDP 14-21
SECONP FLOOR PLAN - ELEVATION 'A'
SCALB, 1/4" • I '-O"
PLAN FOUR 'A'
MILES PACIFIC RESIDENCES „,
SHEA HOMES FIRST FLOOR PLAN ELEVATION 'A'
FIRST FLOOR, \fi^ sa, fT, SECC»D FLOOR. 1*42 SO. n. TtTTAL. S58S SO. FT.
fiARAfiC: too SO, FT.
^V
NOVEMBER 12, 2014
A-16
CDP 14-21
ROOP PLAM - ELEVATIOM A'
PLANE THREE
PLANE FOUR
PLANE FIVE
PLANE FOUR
PLAN FOUR 'A' MILES PACIFIC RESIDENCES
SHEA HOMES
A-17
CDP 14-21
METAL ROLL UP GARAGE DOOS DECORATIVE PAINTED FOAM SHUTTERS 2X RS WOOD KICKER CEMENTrrOUS VERTICAL PANELLING
VINYL WINDOW DECORATIVE WOOD DETAIL STANDING SEAM METAL ROOF
RliSHT SIPE ELEVATION - ELEVATION 'A'
SOALEi 1/4" " I'-O"
LEFT SIPE ELEVATION - ELEVATION 'A'
PLAN FOUR 'A'
MILES PACIFIC
RESIDENCES
SHEA HOMES
SCALE. 1/4- • I'-O"
VA
NOVEMBER 12, 2014
A-18
CDP 14-21
PLAN FOUR 'B'
SECONP FLOOR PLAM - ELEVATIOM 'B'
SCALE. 1/4" • I'-O"
MILES PACIFIC RESIDENCES ^, ^„ ^, ^, ._, SHEA HOMES ^IRST FLOOR PLAM - ELEVATION 'S'
ST FUSORi 1,046 so. FT.
D FLOOR, I/,*! sa. FT.
NOVEMBER 12, 2014
A-19
CDP 14-21
ROOP PLAM - ELEVATIOM B'
PLANE ONE
PLANE TWO
PLANE THREE
PLANE FOUR
PLANE FIVE
PLANE FOUR
MILES PACIFIC
RESIDENCES
PLAN FOUR 'B'
SHEA HOMES
A-20
CDP 14-21
METAL ROLL UP GARAGE DOOR DECORATIVE WOOD TRELLIS DECORATIVE HURRICANE SHUTTERS ASPHALT SHINGLE ROOF DECORATIVE CEMENTITIOUS TF " " DtiCORATlVb WOOD RAILING VTNYL WINDOW 4x6 FLAT RS OUTLOOKER STANDING SEAM METAL ROOF BOARD AND BATT HARDY BOARD
RliSHT SIPE ELEVATION - ELEVATION 'B'
LEFT SIPE ELEVATION - ELEVATION 'S'
MILES PACIFIC RESIDENCES
PLAN FOUR 'B'
SHEA HOMES
VJ
NOVEMBER 12, 2014
A-21
CDP 14-21
U/1
SECONP FLOOR PLAM FIRST FLOOR PLAN
FIRST FLOOR. 1,-W SO. FT. SEC£*<D FLOOR, 204« SO. FT.
TOTAL. 8*43 SO. FT. 6«A»e. 657 SO. FT
^LAN FIVE
MLES PACIFIC RESIDENCES
SHEA HOMES
Vi
NOVEMBER 12, 2014
A-22
CDP 14-21
ROOP PLAM
PLANE THREE
PLANE FOUR
PLANE FOUR
PLANE THREE
PLANE TWO PLAN FIVE
MILES PACIFIC
RESIDENCES
SHEA HOMES
Z
NOVEMBER 12. 2014
A-23
CDP 14-21
METAL ROLL UP GARAGE DOOR CEMENTmOUS BOARD & BATTEN SIDING VINYL WINDOW
4»6RSOUTLOOiaJt DECORATIVE HURRICANE SHUTTER STANDING SEAM METAL ROOF DECORATIVE WOOD RAILING
I mi —n • ul—• • D 0 0—0 [T
BE
yzdtdtdE
-D • • • 0 ~D~
D
LEFT SIPE ELEVATION
SCALE. 1/4- - I'-O"
FRONT ELEVATION
SCAU, |,/4" • I'-o*
u u tr • • • D c
T JU
RISHT SIPE ELEVATION
SOALE. 1/4* • I'-O"
REAR ELEVATION
SOALE. 1/4" • I'-O"
PLAN FIVE
MILES PACIFIC RESIDENCES
SHEA HOMES
VA
NOVEMBER 12,2014
A-24
CDP 14-21
^CONP FLOOR PLAN
SCALE. 1/4- - \'-0'
FIRST FLOOR PLAM
SCALE. 1/4" • I'-O"
SECOND noOR. SjSUi SO. FT. TOTAL. 9*eT SO. FT. 544 SO. FT.
PLAN SIX 'V
MILES PACIFIC
RESIDENCES
SHEA HOMES
^Vi
JANUARY 14, 2015
A-25.1
CDP 14-21
SECONP FLOOR PLAM
SCALE. 1/4- • I'-O'
FIRST FLOOR PLAM
FIRST FLOOR. I*M SO. FT. SeCOND FLOOR. AoiesaFT. TOTAL: S*eT SO. FT.
»MMe. 94^1 SO. FT.
OCOTANCr TTTE: K.-3
PLAN SIX MILES PACIFIC RESIDENCES
SHEA HOMES
Vi
NOVEMBER 12, 2014
A-25
CDP 14-21
n
: . - =Q= — =: =: — :
1-1
ROOP PLAM
Z.
- PLANE TWO
-PLANE THREE
-PLANE FOUR
- PLANE FOUR
-PLANE THREE
-PLANE TWO
PLAN SIX 'V MILES PACIFIC RESIDENCES
SHEA HOMES
A-26.1
CDP 14-21
PLANE THREE
PLANE FOUR
PLANE FOUR
PLANE THREE
PLANE TWO
ROOP PLAM
FIRST ruac*. 1**^ s
CWCWAAC, 2,210 S
PLAN SIX MILES PACIFIC RESIDENCES
SHEA HOMES
Z
NOVEMBER 12,2014
A-26
CDP 14-21
2iRS KICKER METAL ROLL UP GARAGE DOOR 2% RS OUTLOOKER VINYL WINDOW STANDING StAM METAL ROOl' DECORATIVE FASCIA ASPHALT SHINGLE ROOF CEMENTmOUS HORIZONTAL SIDING DECORATIVE CEMENTITIOUS TRIM DECORATIVE PAINTED FOAM SHUTTER
FINISH SRADC
LEFT SIPE ELEVATIOM
SCALE. 1/4" • 1^'
FRONT ELEVATION
SCALE, 1/4" • I'-O-
I • mwm \^\\mmfM • 1 1
RISHT SIPE ELEVATIOM
SCALE. 1/4" . I'-O"
REAR ELEVATION
SCALE. 1/4" • I'-O-
PLAN SIX 'V
MILES PACIFIC RESIDENCES
SHEA HOMES
JANUARY 14,2015
A-27.1
CDP 14-21
ffl OD
- METAL ROLL UP GARAGE DOOR - 2% RS OUTLOOKER - V^YLm^OOW ' STANDING SHAM METAL ROOF - DECORATIVE FASaA - ASPHALT SHINGLE ROOF - CEMENTmOUS HORIZONTAL SIDING - DECORATIVE CEMENTITIOUS TRIM - DECORATIVE PAINTliD FOAM SHUTTER
JUL =
' 1
\ =
' 1
\
' 1
\
IE \
\
\
\
LEFT SIPE ELEVATION
SCALE, 1/4' • I'-O"
FRONT ELEVATION
RISHT SIPE ELEVATION
SCALE. 1/4" • I'-O"
PLAN SIX
MILES PACIFIC RESIDENCES
SHEA HOMES
REAR ELEVATION
SCALE. 1/4" - I'-O-
NOVEMBER 12.2014
A-27
CDP 14-21
SECONP FLOOR PLAN
J
m n n
1
uuu
. l=IF=i .
Ji
m
c
Pu
1
"TTJ
.-.O-CIA
FIRST FLOOR PLAN
FIRST FLOOR. 1*91 SO. FT
SECOND FLOOR. SQ, FT. TOTAL. »*0I SO. FT.
4«A SO. FT.
PLAN SEX 'X'
MILES PACIFIC
RESIDENCES
SHEA HOMES
VA
NOVEMBER 12, 2014
A-28
CDP 14-21
ROOS PLAM
PLANE ONE
PLANE TWO
PLANE THREE
PLANE FOUR
PLANE FOUR
PLANE THREE
PLAN SIX *X'
MILES PACIFIC
RESIDENCES
SHEA HOMES
z
NOVEMBER 12.2014
A-29
CDP 14-21
2x RS WOOD KICKER METAL ROLL UP GARAGE DOOR 2K RS OUTLOOKERS ASPHALT SHINGLE ROOF \TVYL WINDOW STANDING SEAM METAL ROOF DECORATIVE FASCIA DECORATIVE PAINTED FOAM SHUTTERS CEMENTmOUS HORIZONTAL SIDING
LEFT SIPE ELEVATION FRONT ELEVATION
SCALE. 1/4" • I'-O'
RISHT SIPE ELEVATION
PLAN SIX 'X'
MILES PACIFIC RESIDENCES
SHEA HOMES
NOVEMBER 12. 2014
REAR ELEVATION
SCALE. 1/4" • I'-O-
A-30
CDP 14-21