HomeMy WebLinkAbout2015-02-18; Planning Commission; ; CDP 14-22 - SOHAEI RESIDENCES(~ity of
Carlsbad
Memorandum
Feb. 18, 2015
ERRATA SHEET FOR AGENDA ITEM #3
To: Planning Commission
From: Greg Fisher, Assistant Planner
Via Don Neu, City Planner
Re: Errata Sheet for Agenda Item #3 -CDP 14-22 -SOHAEI RESIDENCES
Staff is recommending that the Planning Commission include the following revisions:
Resolution No. 7085 incorrectly states the "Developer/Owner" to be Shea Homes, Limited
Partnership. Shea Homes, Limited Partnership is the Developer and Frank & Lori Sohaei are
the owners.
Planning Division
1635 Faraday Avenue i Carlsbad, CA 92008 I 760-602-4600 I 760-602-8560 fax
The City of CARLSBAD Planning Division
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
ltemNo. 0
P.C. AGENDA OF: February 18, 2015
Application complete date: October 15, 2014
Project Planner: Greg Fisher
Project Engineer: Tecla Levy
SUBJECT: CDP 14-22 -SOHAEI RESIDENCES -Request for approval of a Coastal Development
Permit to allow for the construction of three single-family residences (3,315 -3,842 SF
in area) located on three separate residential lots within the Mello II Segment of the
Local Coastal Program generally located at 2359 Pio Pico Drive within Local Facilities
Management Zone 1. The 1.27 acre project site is not 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
Section 15303(a) of the state CEQA Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7085 APPROVING Coastal
Development Permit CDP 14-22 based upon the findings and subject to the conditions contained
therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The three vacant lots were tentatively approved under Minor Subdivision (MS 11-
02), Planned Development Permit (PUD 11-01), and Coastal Development Permit (CDP 11-03). The
property owner applied for the final Parcel Map application on June 23, 2014 and is currently pending.
CDP 14-22 will be subject to final approval of MS 11-02. The three lots are identified as Parcels 1, 2 and
3 of MS 11-02. Access to the 1.27 acre site is taken from a private driveway off of Pio Pico Drive which is
shared with the adjacent existing house (Parcel 4). Parcels 1-3 are 13,347, 10,531, and 14,890 square
feet in size respectively, and are located behind Parcel 4 near the back half portion of the site. The
project site is bordered by single family homes to the north, east and west, and vacant land to the south
(CT 12-01 -Miles Pacific Subdivision). The applicant, Shea Homes, is also developing the 5.4 acre site
located immediately to the south and has tentative approval to construct 17 residential homes. The
Planned Development Permit (PUD 11-01) previously approved with the minor subdivision was only to
enable the development of a private internal street system. 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 of the project site
and surrounding properties.
--------
CDP 14-22 -SO
February 18, 20
Page 2
HAEI RESIDENCES
15
TABLE A-GENERAL PLAN, ZONING, & CURRENT LAND USE
Location
Site
North
South
East
West
Ge neral Plan Designation
Res idential Low-Medium
M) (RL
Res idential Low-Medium
M) (RL
Res idential Low-Medium
M) (RL
Res idential Low-Medium
M) (RL
Res idential Low-Medium
M) (RL
Zoning Current Land Use
Single-family
One-Family Residential -R-1 residential/Subdivided and
vacant
One-Family Residential -R-1 Single-family residential
One-Family Residential-R-1 Vacant (CT 12-01 -Miles
Pacific Subdivision)
One-Family Residential -R-1 Single-family residential
One-Family Residential-R-1 Single-family residential
Pro12osed Resid ential Construction: The project consists of the construction of 3 single-family residences
hree-car garages. The subdivision was previously approved by MS 11-02 in 2011 and
of 4 lots. The fourth lot, Parcel 4 is improved with an existing single-family residence. A
with attached t
contains a total
bio-retention b asin will be developed on Parcel 1.
The proposed r esidences are two-stories tall, consisting of two different floor plans with living areas
3,315 -3,842 square feet. Parcels 1 and 3 will include New Zealand Farmhouse
d Parcel 2 will be Hawaiian architecture. The maximum height of the homes is 26.4 feet.
ranging from
architecture an
Each home has a covered veranda at the front of each entry. The specific architectural style of the
iian and New Zealand Farmhouse. Each residence features a combination of asphalt
anding seam metal roofs, vertical paneling and horizontal siding, decorative wood
d windows and doors, and enhanced carriage style garage doors.
homes is Hawa
shingle and st
detailing aroun
Attachment 4 t
and architectur
o the staff report demonstrates the project's compliance with all of the applicable design
e requirements contained in City Council Policy No. 44. A summary of the floor plans is
le B below. displayed in Tab
CDP 14-22 -SO HAE I RESIDENCES
February 18, 2015
Page 3
TABLE B -SUMMARY OF FLOOR PLANS
1ST 2ND LIVING AREA GARAGE SQ. TOTAL BLDG. PLAN NO. FLOOR FLOOR SQ.
SQ. FT. FT. SQ. FT. FT. SQ. FT.
4c 1,673 1,642 3,315 630 three-car 3,315
tandem
5 1,796 2,046 3,842 657 three-car 3,842
tandem
ARCHITECTURAL
STYLES
Hawaiian
New Zealand
Farmhouse
Proposed Grading: A conceptual grading plan was previously approved with the minor subdivision (MS
11-02). A final grading plan will be processed according to that approval. The formal grading plan was
submitted to the City on July 7, 2014. No additional grading is proposed for the project.
Ill. ANALYSIS
The project is subject to the following regulations and requirements:
A. Residential Low-Medium Density (RLM) General Plan Land Use designation;
B. One-Family Residential Zone, 7,500 square foot minimum lot size (R-1-7,500, CMC Chapter
21.10);
C. 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);
D. lnclusionary Housing Ordinance (CMC Chapter 21.85); and
E. Growth Management (CMC Chapter 21.90).
The recommendation for approval of this project was developed by analyzing the project's consistency
with the applicable city regulations and policies. The project's compliance with each of the above
regulations is discussed in detail in the sections below.
A. General Plan Land Use Designation
The project site has a General Plan Land Use designation of RLM (Residential Low-Medium 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 based upon 4 dwelling units over 1.27 acres (3.14 du/ac) was previously evaluated
with the subdivision (MS 11-02) 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 therefore 0.07 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 of the 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).
CDP 14-22 -SO HAE I RESIDENCES
February 18, 2015
Page 4
TABLE C-R-1-7,500 ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED PROPOSED
Front Yard Setback 20' minimum 20'
Side Yard Setback 10% lot width At least 10% lot width
Rear Yard Setback 20% lot width At least 20% lot width
Max Building Height 30' with> 3:12 roof pitch or 26.4' with > 3:12 roof
24' with< 3:12 roof pitch
Lot Coverage 40% 19.21%-28.14%
Parking Two-car garage Three-car garage
COMPLY
Yes
Yes
Yes
Yes
Yes
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:
l. Mello II Segment of the 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 of the LCP.
The project consists of the construction of 3 new single family residences with attached three-car
garages in an area designated for residential development. The proposed two story, single-family
residences are compatible with the surrounding development of one and two-story single-family
structures. The two story residences will not obstruct views of the coastline as seen from public lands or
the public right-of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural
uses currently exist on the previously disturbed site, nor are there any sensitive resources located on the
developable portion of the 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.
CDP 14-22 -SO HAE I RESIDENCES
February 18, 2015
Page 5
D. lnclusionary Housing Ordinance (CMC Chapter 21.85)
For any residential development less than seven (7) units, the inclusionary housing requirement may be
satisfied through the payment of an inclusionary housing in-lieu fee. Pursuant to the administrative
approval letter for the Coastal Development Permit (CDP 11-03) that created Parcels 1-3, the fee is
required to be paid on a per dwelling unit basis prior to building permit issuance. Therefore, the project
has been accordingly conditioned to pay the in-lieu fee prior to issuance of a building permit for the
construction of the new homes.
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 of the 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 CDP 11-03/PUD 11-01/MS 11-02.
IV. ENVIRONMENTAL REVIEW
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. Therefore, the project is
categorically exempt from the requirement for the preparation of an environmental document pursuant
to the following Section of the California Environmental Quality Act (CEQA) Guidelines, Section 15303(a)
of CEQA exemptions (Class 3) exempts the construction of up to 3 single-family residences in a
residential zone from environmental review.
A Notice of Exemption will be filed by the City Planner upon project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7085
2. Location Map
3. Disclosure Form
4. City Council Policy No. 44 Compliance Table
5. Reduced Exhibits
6. Exhibits "A" -"K" dated February 18, 2015
BUENA VISTA
LAGOON
SITE MAP
• N
NOT TO SCALE
Sohaei Residences
CDP 14-22
«,~-,
~ CITY OF
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov CARLSBAD
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, 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 publicly-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
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 Frank Sohaei & Lorigene Sohaei Corp/Part
Title____________ Title _____________ _
Address 2359 Pio Pico Dr Address
Carlsbad, CA 92008
Page 1 of2 Revised 07 /1 O
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust________ Non Profit/Trust _________ _
Title ___________ _ Title _____________ _
Address __________ _ Address ____________ _
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
D Yes @ No If yes, please indicate person(s): ___________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge. ,-
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 of2 Revised 07/10
CITY COUNCIL POLICY 44
NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
ATTACHMENT 4
Architectural Guideline Compliance Comments
Floor Plans and Elevations
1 All residential projects shall be required to have a minimum Project complies in that it provides
number of different floor plans, different front and two (2) different floor plans and 1-2
corresponding matching rear elevations with different color distinct architectural styles for the
2
3
4
5
6
schemes as identified below: elevations:
1:8] 2-4 dwelling units shall provide 1 floor plan and 2 different
elevations.
D 5-12 dwelling units shall provide 2 different floor plans and 2
different elevations.
D 13-20 dwelling units shall provide 2 different floor plans and 3
different elevations.
D 21+ dwelling units shall provide 3 different floor plans and 3
different elevations.
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.
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
1:8] Balconies
1:8] Decorative eaves and fascia
1:8] Exposed roof rafter tails
D Arched elements D Towers
1:8] Knee braces
D Dormers
1:8] Columns
1:8] Exterior wood elements
1:8] Accent materials (i.e.;
brick, stone, shingles,
wood or siding)
Floor plans in a project shall exhibit a variety of roof ridges and
roof heights within a neighborhood.
Houses with both the same floor plan and elevation style shall
not occur on adjacent lots.
Reverse floor plans shall be included where possible to add
variety to the street scene.
Plan 4c/Hawaiian -Parcel 2
Plan 5/New Zealand Farmhouse -
Parcels 1 and 3
The project complies.
The two architectural styles proposed
include 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.
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.
Each residence exhibits a variety of
roof ridges. The project complies.
N/ A -The project is not required to
comply with this architectural
guideline because it is a 2-4 dwelling
unit project.
N/ A -The project is not required to
comply with this architectural
guideline because it is a 2-4 dwelling
unit project.
ATTACHMENT 4
CITY COUNCIL POLICY 44
NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline
Single Story Requirements
7 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.
8
9
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:
D A minimum of 60% of the roofline shall be single story;
D A 2-story element may be added in the central portion of the
front and rear elevation; and
D 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%).
A maximum of 20% of the total number of homes are exempt
from the requirement to have a single-story building edge.
The remaining total number of homes shall comply with one of
the following guidelines:
D 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 of the building.
D 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.
Compliance Comments
N/ A -The project is not required to
comply with this architectural
guideline because it is a 2-4 dwelling
unit project.
N/ A -The project is not required to
comply with this architectural
guideline because it is a 2-4 dwelling
unit project.
Both plan types 4c and 5 comply with
a 5' single story edge along one side of
the home.
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 66% of 3 units = 2 units. The project
3 separate building planes on street side elevations of lots with meets the required number of planes
45 feet of street frontage or less and 4 separate building planes (4) located on each street side building
on street side elevations of lots with a street frontage greater elevation for all three residential
than 45 feet. Balconies and covered porches qualify as a building homes. The planes comply with the
plane. minimum 18-inch offset, the minimum
The minimum offset in planes shall be 18 inches and shall
10 ft. depth between the forward-most
and rear plane, and each plane is a
include, but not be limited to, building walls, windows, porches minimum 30 square feet in area.
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.
Architectural Guideline Compliance Comments
11 Rear elevations shall adhere to the same criteria outlined in 66% of 3 units = 2 units. The developer
Number 10 above for front elevations except that the minimum has met the required number of planes
depth between front and back planes on the rear elevation shall (4) on each rear elevation for all three
be 4 feet. Rear balconies qualify as a building plane. residential homes. 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 square feet in
area.
12 For at least 66% of the homes in a project, one side elevation N/ A -The project is not required to
shall have sufficient offsets or cutouts so that the side yard comply with this architectural guideline
setback averages a minimum of 8.5 feet. because it is a 2-4 dwelling unit
project.
Windows/Doors
13 At least 66% of exterior openings (door/windows) on every home All of the exterior openings are either
in the project shall be recessed or projected a minimum of 2 recessed or inset a minimum of 2" or
inches and shall be constructed with wood, vinyl or colored trimmed with a minimum 2" thick
aluminum window frames (no mill finishes). foam trim. The project complies.
14 Windows shall reinforce and enhance the architectural form and Varied window shapes and sizes have
style of the house through, the use of signature windows and been used throughout on the
varied window shapes and sizes. proposed elevations. The project
complies.
Front Porches
15 Fifty percent (50%) of the homes shall be designed with a 50% of 3 units = 2 units. Both plan
covered front porch, open courtyard, or balcony (each with a types 4a and 5 incorporate a front
minimum depth of 6 feet and a minimum area of 60 square feet) porch. All porches, balconies and
located at the front of the dwelling. The minimum depth for a courtyard meet the minimum area {60
covered front porch shall be measured from the front fa~ade of SF) and dimensional (6 Feet)
the home to the inside of any supporting porch posts. The front guidelines. The project complies.
and sides of porches shall be open except for required and/or
ornamental guardrails. A variety of roof elements shall be Plan 4A (Front Porch)= 154 SF
provided over porches. Porches may not be converted to living Plan 5 (Front Porch)= 106 SF space.
ATTACHMENT 4
CITY COUNCIL POLICY 44
NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Front Entries
16 Seventy-five percent (75%) of the homes must have a front entry 75% of 3 units = 2 units. 3 (100%) of
to the home that is clearly visible from the street. Walkways the proposed homes have a front entry
from the front door to the street are encouraged. that is visible from the street or drive-
aisle.
Chimneys
17 Chimneys and chimney caps shall be in scale with the size of the NA. None of the proposed homes
home. No more than 2 chimneys shall be allowed for homes on include a visible chimney.
lots in planned developments having an area less than 7,500
square feet.
Garage Doors
18 Garage doors for 3 or 4 cars in a row that directly face the street N/ A -There are no 3 or 4 car garage
must have a minimum of an 18" plane change between the doors within the project. The three car
garage doors after the 2 car garage door. garages are tandem.
Note #1: 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.
---------~ --~
SOHAEI RESIDENCES
CPD-14-22
SHEA HOMES
I Ill: ~cKl~LH ASSOC., l!>.C'. ARCHll l:CTURt. & PLAN MN(,
NOVEMBER 12, 2014
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A-4
CDP 14-22
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CDP 14-22
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CDP 14-22