HomeMy WebLinkAbout1997-02-05; Planning Commission; ; SDP 95-06A|HDP 95-06A|CDP 96-07 - EMERALD RIDGE WESTCity of CARLSBAD Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: February 5, 1997
Application complete date: October 13, 1996
Project Planner: Anne Hysong
Project Engineer: Mike Shirey
SUBJECT:
I.
SDP 95-06fAVHDP 95-06(AVCDP 96-07 - EMERALD RIDGE WEST -
Request for a Site Development Plan Amendment, Hillside Development Permit
Amendment and Coastal Development Permit to allow the construction of 61
single family homes on previously subdivided lots in the R-1-7500-Q zone and to
revise the architecture, size, floor plan, and location of inclusionary second
dwelling units, on property located within the Zone 20 Specific Plan and Local
Facilities Management Plan area west of Hidden Valley Road between Palomar
Airport Road and Camino de Las Ondas.
RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4051, 4052, and
4053 RECOMMENDING APPROVAL OF SDP 95-06(A), HDP 95-06(A), and CDP 96-07
based on the findings and subject to the conditions contained therein.
II. INTRODUCTION
The project proposes architecture and building placement of 61 single family homes, and
revisions to the architecture, floor plan, size, and specific lot locations of nine second dwelling
inclusionary units approved on standard single family lots in the R-1-7500-Q Zone by the
Emerald Ridge West Subdivision Map (CT 95-03), Site Development Plan (SDP 95-06), and
Hillside Development Permit (HDP 95-06). As conditioned, the project complies with the Zone
20 Specific Plan and Hillside Development Ordinance architectural standards and the R-l Zone
development standards which includes second dwelling units .
III. PROJECT DESCRIPTION AND BACKGROUND
UDC Homes is requesting approval of a Site Development Plan Amendment, Hillside
Development Plan Amendment, and Coastal Development Permit to allow the construction of 61
single family structures including 9 second dwelling units on standard single family lots ranging
in size from 7,570 - 19,201 square feet. The site was previously subdivided as part of the
Emerald Ridge West Subdivision Map (CT 95-03) and is located west of Hidden Valley Road
and north of Poinsettia Park in the R-1-7500-Q Zone within Planning Area B of the Zone 20
Specific Plan. The proposed single family units located along the bluff above Palomar Airport
Road and Hidden Valley Road will be partially visible from these roadways.
The Emerald Ridge West project approvals included a Site Development Plan (SDP 95-06) for
nine second dwelling units to satisfy the project's inclusionary housing requirement, and a
SDP 95-06(A)/HDP 95-06^/CDP 96-07 - EMERALD RIDGE
FEBRUARYS, 1997
PAGE 2
Hillside Development Permit (HDP 95-06) for hillside grading. Except for the units containing
second dwelling units, architecture and building placement were not proposed or approved as
part of the original project, and CT 95-03 and HDP 95-06 were conditioned to require Planning
Commission approval of a Site Development Plan and Hillside Development Permit Amendment
to ensure compliance with the requirements of the Qualified Overlay Zone, consistency with the
Zone 20 Specific Plan and Hillside Development Ordinance architectural standards, and the R-l
Zone development standards. The proposed project is also subject to the Mello II LCP segment
which is now within the City's permit jurisdiction. The project therefore requires approval of a
Coastal Development Permit which includes the proposed architecture and building placement
on each single family lot, as well as proposed revisions to the approved second dwelling unit
conceptual architecture, floor plans, size, and specific lot locations.
As approved, SDP 95-06 included prototypical preliminary building elevations for units
containing second dwelling units, floor plans, and the specific location of nine second dwelling
units to satisfy the project's inclusionary housing requirement. The proposed project amends
that approval by: 1) proposing architectural elevations for all units which differ from the
approved conceptual architecture for units containing second dwelling units; 2) reducing the size
and floor plan of the second dwelling units from a 640 square foot one bedroom unit to a 439
square foot studio unit; and 3) relocating two of the second dwelling units to different lots within
the subdivision.
Since no revisions to the approved subdivision map or grading are proposed, Planning
Commission review is limited to the architecture and placement of single family homes on each
of the approved lots with respect to hillside architectural standards, building coverage, setbacks,
and building height, and to the amended architecture, floor plans, size and location of second
dwelling units.
The proposed architecture consists of four floor plans (models) ranging in size from 2,376 to
3,408 square feet each, with three different facade treatments. In addition, Plans 2 and 3 provide
the option of a two car front loaded garage in lieu of a three car side loaded garage. This option
is necessitated by the smaller building envelope of some lots which would not accommodate the
side loaded garage. Plan 1 is single story, Plans 2, 3 and 4 are two-story, and Plan 4 contains the
proposed 439 square foot second dwelling unit above a separated third car garage from which
interior access to the unit is provided. Architectural features include recessed, arched, and paned
windows, stucco walls with wood and stone trim, and flat and barrel tile roofs. The visual
impact to the street scene of continuous garage doors will be reduced by the Plan 2 & 3 provision
of the side loaded garage option on the majority of lots that can accommodate them.
Although Exhibit "A" identifies a preferred floor plan on each lot, UDC Homes is requesting
that the Planning Director be given authority to approve building permits for alternate floor plans
(Plan 1, 2, 3, or 4) on each lot in the subdivision. A matrix of the proposed mix on each lot is
attached to the staff report.
The proposed project is subject to the following adopted land use plans and regulations and
project approvals:
SDP 95-06(A)/HDP 95-06(^i/CDP 96-07 - EMERALD RIDGE WEo f
FEBRUARYS, 1997
PAGE 3
A. General Plan;
B. Zone 20 Specific Plan 203;
C. Mello II Local Coastal Program; and
D. Carlsbad Municipal Code, Title 21 (Zoning Ordinance), including:
1.
2.
3.
4.
IV. ANALYSIS
Chapter 21.06 - (Q) Qualified Overlay Zone;
Chapter 21.10 - (R-l) One Family Residential Zone/Second Dwelling
Units
Chapter 21.53 - Site Development Plan for Affordable Housing
Chapter 21.95 - Hillside Development Regulations
The recommendation of approval for this project was developed by analyzing the project's
consistency with the applicable policies and regulations listed above. The following analysis
section discusses compliance with each of these regulations/policies utilizing both text and
tables.
A.General Plan
The project consists of proposed architecture and structural placement of single family units
proposed on lots approved by subdivision map CT 95-03, and revisions to the architecture, size,
and location of second dwelling units approved by SDP 95-06 to satisfy inclusionary housing
requirements. The Emerald Ridge West subdivision, grading, and second dwelling units were
approved based on findings of conformance with the General Plan Land Use, Circulation,
Housing, Open Space, Noise, Park and Recreation, and Public Safety Element policies. Since no
revisions to the approved subdivision map, grading, or number of approved second dwelling
units have been proposed and the project adheres to the fire suppression and biological habitat
buffers approved as part of CT 95-03, the project is consistent with the previously approved
General Plan conformance findings of CT 95-03 and SDP 95-06 and remains consistent with the
RM General Plan land use designation as stated below:
GENERAL PLAN
ELEMENT PERMITTED USE PROPOSED LAND USE COMPLIANCE
Land Use Site is designated for
medium density residential
(RM) development at a
density of 4-8 dwelling
units/acre.
Project consists of 61 single
family units and 9 second
dwelling units on previously
subdivided 7,500+ square
foot lots at a density of 3.01
dwelling units/acre.
Yes
B. Zone 20 Specific Plan (SP 203)
Except for a determination of consistency with the SP 203 architectural standards, the proposed
project is consistent with the policies and development standards of Specific Plan 203 as
determined by City Council approval of CT 95-03, SDP 95-06 and HDP 95-06. The proposed
SDP 95-06(A)/HDP 95-06(A)/CDP 96-07 - EMERALD RIDGE WEST
FEBRUARYS, 1997
PAGE 4
placement of structures and architecture are consistent with the architectural standards as
specified in the following table:
DESIGN CRITERIA
10% of units visible from Palomar
Airport Road shall be one story
Variety of roof , wall, and accent
materials/colors;
Variety of one and two story
structures
Variety of building architectural
accent features
Roof Heights and Masses
Window and Door Enhancement
Variety of garage designs, facades,
and orientations
Articulated building forms
Walls and fences
COMPLIANCE
All structures visible from Palomar Airport will be
single story (100% of units)
Four tile roof styles and colors;
and six exterior color schemes for wall, trim, and accent
which will blend into the natural hillside landscape
Four floor plans: 1 single story and three two-story
(15% proposed as single story)
Stone trim, shutters, eaves, fascia, rafters
Combination of one and two story roof elements with
combination of hip and gable roofs
Recessed, arched, and paned windows on all elevations
Combination of two and three car garages including
front and side loaded garage plans and separated single
and double garage doors
Recessed entries, doors, windows, and balconies;
popouts, multiple building planes along front elevations;
multi-level roofs; one and two story exterior elements
Uniform fencing around the entire perimeter of project
consisting of a combination of 5 '-6' concrete block
wall, 4' concrete block wall with 18" wrought iron, and
5' wrought iron fence
C. Mello II Segment of Carlsbad Local Coastal Program
A Coastal Development Permit for the Emerald Ridge West project which included the
subdivision of single family lots, grading, and provision of second dwelling units to satisfy
inclusionary housing requirements has been issued by the California Coastal Commission based
on findings of consistency with the Mello II Coastal Resource Protection Overlay Zone and
Coastal Agricultural Overlay Zone policies, and Chapters 21.10, 21.53, and 21.85 of the
Carlsbad Municipal Code regulating inclusionary housing/second dwelling units. The proposed
project must receive approval of a second Coastal Development Permit for the placement and
architecture of proposed units to ensure compliance with the underlying R-1-7500-Q
implementing zone and for revisions to the approved conceptual architecture, size, floor plans
and location of second dwelling units on lots throughout the subdivision. As shown in the table
provided in section D below, the project is consistent with all applicable sections of the Carlsbad
Municipal Code
SDP 95-06(A)/HDP 95-06</vVCDP 96-07 - EMERALD RIDGE WE& f
FEBRUARY 5, 1997
PAGES
D. Carlsbad Municipal Code, Title 21 (Zoning Ordinance):
1. Chapter 21.06 - Qualified Overlay Zone
The Qualified Overlay Zone requires approval of a Site Development Plan prior to the
construction of units on the lots created by the Emerald Ridge Subdivision Map. The project
includes a request for approval of an amended Site Development Plan, SDP 95-06A, which
shows the proposed structural placement and architecture of 61 single family units including
revisions to the approved nine second dwelling units.
2. Chapter 21.10- One Family Residential Zone/Second Dwelling Units
The project, including the revised floor plans for second dwelling units, complies with the
applicable R-l zone development standards as shown in the following table:
STANDARD
Lot Coverage
Front Yard Setback
Street Side Yard Setback
Side Yard Setback
Rear Yard Setback
Building Height
Second Dwelling Unit
Parking Space
Second Dwelling Unit Floor
Area
Second Dwelling Unit
Entrance
Second Dwelling Unit
Architecture
REQUIRED
Maximum 40%
20'
10'
10% of Lot Width
2 X Required Side
Maximum - 30'
One Additional Space
Maximum 640 Square Feet
Separate Entrance
Architectural Compatibility
with the Main Unit
PROPOSED
<40%
Minimum 20'
10'
10% of Lot Width
2 X Required Side and a
60' fire suppression and
habitat preservation
setback on Lots 1 - 23 as
required by CT 95-03.
Maximum - 26.5'
Proposed: Separate
Single Car Garage
Approved: Separate
Single Car Garage
Proposed: 439 Square
Feet*
Approved: 640 Square
Feet
Proposed: Separate
Entrance Through Garage
Approved; Same
Proposed: Second
Dwelling Unit Within
Main Structure Above
Garage
Approved: Same
* The proposed size and floor plan of the second dwelling unit has been reduced from a 640 square feet
one bedroom unit which was approved as a conceptual design by SDP 95-06 to a 439 square feet studio
unit integrated into the proposed Plan 4 second story floor plan. The Second Dwelling Unit Ordinance
does not specify a minimum allowable area.
SDP 95-06(A)/HDP 95-06(A)/CDP 96-07 - EMERALD RIDGE WEST
FEBRUARY 5, 1997
PAGE 6
3. Chapter 21.53 - Site Development Plan for Affordable Housing
SDP 95-06 was approved by the City Council for the prototypical preliminary floor plans and
building elevations to illustrate the parking arrangement and how the second dwelling units
integrate into residential structures. Due to the preliminary nature of the approved building
elevations and floor plans, UDC Homes is requesting approval of revised floor plans and
building elevations for the approved nine second dwelling units and the relocation of two of the
second dwelling unit from Lots 36 and 52 to Lots 49 and 58. Second dwelling units are proposed
in the Plan 4 floor plan, and the proposed relocation of second dwelling units is requested based
upon lots which would best accommodate this floor plan. The project has therefore been
conditioned to restrict the lots proposed for second dwelling units to the Plan 4 floor plan. As
shown in the table provided in Section 2 above, the proposed second dwelling units, which are
reduced in size from 640 square feet to 439 square feet, are consistent with the Second Dwelling
Unit Ordinance standards.
4. Chapter 21.95 - Hillside Development Regulations
HDP 95-06 was conditioned to require Planning Commission approval of an amendment to the
Hillside Development Permit to ensure that future architecture is consistent with the Hillside
Development Ordinance architectural standards. The proposed building placement and
architecture are consistent with architectural standards as shown in the following table:
STANDARD REQUIRED PROPOSED
View preservation and
enhancement
Sufficient setback from adjoining
downhill slope
Minimum 15'
Hillside architecture l)Dominate roof and hillside slope
are the same
2)Exterior material and colors are
consistent with natural landscape
l)Dominate roof and
hillside slope are the same
and single story units will
be required for units that are
the most visible from
Palomar Airport Road.
2)Exterior materials and
colors include cement tile
roofs, stucco exterior walls,
stone trim, and accent colors
which are consistent with
the natural landscape.
Walls/fence accessory structures Accessory structures which are in
scale and proportion to the hillside
landform
Walls/fences proposed are
uniform 5' - 6' high solid
stucco walls; 4' stucco wall
with 18" wrought iron; or 5'
wrought iron located at the
top of slopes which follow
the hillside contour and will
be a color that is consistent
with the hillside landscape.
SDP 95-06(A)/HDP 95-06(Aj/CDP 96-07 - EMERALD RIDGE WEb r
FEBRUARY 5, 1997
PAGE 7
V. ENVIRONMENTAL REVIEW
The Planning Director has determined that the proposed residential project is pursuant to and in
conformance with Specific Plan 203 for which an Environmental Impact Report was prepared;
therefore, the project is exempt under Section 15182 of the California Environmental Quality Act
and upon project approval, a Notice of Exemption will be filed by the Planning Director.
ATTACHMENTS:
1. Planning Commission Resolution No. 4051
2. Planning Commission Resolution No. 4052
3. Planning Commission Resolution No. 4053
4. Location Map
5. Planning Commission Resolutions No. 3880 (CT 95-03), 3881 (SDP 95-06), and 3882
(HDP 95-06(A)
6. Background Data Sheet
7. Disclosure Statement
8. Reduced Exhibits
9. "Emerald Ridge West Product Mix" dated December 19, 1996
10. Full Size Exhibits "A"-"X" dated February 5, 1997.
V
EMERALD RIDGE - WEST
SDP 95-06(A)/HDP 95-06(A)/
CDP 96-07
^ BACKGROUND DATA SHEET
CASE NO: SDP 95-06(AVHDP 95-06(AVCDP 96-07
CASE NAME: EMERALD RIDGE WEST
APPLICANT: LADWIG DESIGN GROUP. INC.
REQUEST AND LOCATION: 61 Single-Family Units and 9 Second Dwelling Units on previously
subdivided lots within the Emerald Ridge West (CT 95-03) subdivision
LEGAL DESCRIPTION: All that certain parcel of land delineated and designated as "Description No.
1,103.91 Acres" on Record of Survey map No. 5715. filed in the Office of the County Recorder of San Diego
County. December 19. 1960. being a portion of Lot G of Rancho Agua Hedionda. according to Map thereof No.
823. filed in the Office of the County Recorder of San Diego County. November 16. 1896, a portion of which
lies within the City of Carlsbad, all being in the County of San Diego. State of California. Excepting therefrom
that portion lying within Parcels "A." "B." "C." and "D" of Parcel No. 2993 in the City of Carlsbad. County of
San Diego. State of California, filed in the Office of the County Recorder of San Diego County. August 23.
1974 as File No. 74-230326 of Official Records
APN: 212-040-32 and 36 Acres 56.3 Proposed No. of Lots/Units 61 Single Family and 9 Second
Dwelling Units
GENERAL PLAN AND ZONING
Land Use Designation Residential Medium
Density Allowed 6 dus/acre Density Proposed 3.01
Existing Zone R-1-7500-O Proposed Zone N/A
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements)
Zoning Land Use
Site R-1-7500-Q Agriculture
North OS Vacant
South PC Park
East R-1-10-Q Residential
West R-1-750Q-Q Agriculture
PUBLIC FACILITIES
School District Carlsbad Water District Carlsbad Sewer District Carlsbad
Equivalent Dwelling Units (Sewer Capacity) 70 EDUs
Public Facilities Fee Agreement, dated September 13. 1996
ENVIRONMENTAL IMPACT ASSESSMENT
Mitigated Negative Declaration, issued_
Certified Environmental Impact Report, dated
Other, Exemption per Section 15182
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
APPLICANT'S STATEMENT OFDISCLOSURE OR 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
(Please Print)
The following information must be disclosed:
*i
1. Applicant
List the names and addresses of all persons having a financial interest in the application.
UPC Homes. Inc.
438 Camino Del Rio South
Suite 112-B
San Diego, CA 92108
2. Owner
List the names and addressees of all person having any ownership interest in the property involved.
Same
3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names
and addresses of all individuals owning more than 10% of the shares in the corporation or owning
any partnership interest in the partnership.
4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the
names and addresses of any person serving as officer or director of the non-profit organization or
as trustee or beneficiary of the trust.
DISCLOS.FRM 2/96 PAGE 1 of 2
2O75 Las Palmas Drive - Carlsbad, California 92OO9-1576 - (619) 438-1161
Disclosure Statement
(Over)
Page 2
5. Have you had more than $250.00 worth of business transacted with any member of City staff.
Boards, Commissions, Committees and Council within the past twelve months?
Yes No \/ If yes, please indicate person(s)
Person is defined as "Any individual, firm, copartnership, joint venture, association, social club, fraternal organization,
corporation, estate, trust, receiver, syndicate, 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."
(NOTE: Attach additional pages as necessary)
Signature(
UDC Homes, Inc.
Print or type name of owner
Signature of applicant/date
UDC Homes, Inc.
Print or type name of applicant
DISCLOS.FRM 2/96 PAGE 1 of 2
EMERALD RIDGE WEST
(CT 95-03)
SITE DEVELOPMENT PLAN AMENDMENT 95-06-A
HILLSIDE DEVELOPMENT AMENDMENT 95-06-A
COSTAL DEVELOPMENT PERMIT 96-07
EMERALD RIDGE - PRODUCT MIX SHEET 2
3R-40.0IOPEN-SPACf
• SECOND DNELLINC i*•- 1 I/I CM CAffACE*••• IIRAICHT IN CWACE Ft* 3 17PLAN 9 10
» KNOW AS CMMALD RIDGE MEIT. THE PURPOSE OF THESE AMENDtCNTS IS TOADBHESI SITf ARCHITECTURE. AK> BUILDING PLACEMENT. THE ASSUMPTIONS FRCMAN ENVlRCNrCNTAL STANDPOINT WE THAT ALL THE SUBDIVISION IMPROVEMENTS ANDCHADINC HAVt BEEN CO>PLCTEO At REQUIRED IN THE CONDI t IONS FOR APPROVAL
THE LOTS. STREETS AND CMAOlrO. AS SHOWN OH THE ATTACHED PLANS. HEREPREPARED IV GROStY MEAD SCNTON L ASSOCIATES FOR EMERALD MIOCE HEtT ANDARE SHOMN (H CITY DRAWING NO. 317-6.
<M*x/m.it*Ht; UK Horn. INC., c/o CENNU FEMUC.SOUTH, SUITE nt-9. tm Ditoo, CM.IFOIMIA. *2ioa-9544CSIMILE «lt) 2M-U14.
. ., . CWOND DEL mo, -9. tm Ditoo, CM.IFOIMIA. *2ioa-9544 - TElfQ-9070. FACSIM
THIS PROJECT IS WITHIN IOC 10 AND IS PWT OF THE VECIFIC PLW NO 101.
LEGAL DESCRIPTION - PAKEL 1 OF MXIUtTNENT PLAt NO <•«
«OSS AOXACC - J« U ACMES <PCR WIUCTMENT PLAT NO. «S4)
EXISTING AND PROPOSED OCMERAL KAN CCSICNATION - RH - HESICCNTIAt. MEDIUM.
EXISTING AND PKPOCED ZONINQ - R-l-7. 500-0.
PRIOR CITV AP1ANNINC CdPlANHlHS CCI
OVAL): RECIRCULATED MITIGATED NEGATIvC DCCLWATION PCMiON RISCtUTION NO. MTt. ZONE CHANCE NO. t4-04 PERN AtCNDMENT. . .SlaN RESauTION NO. 3S73. LOCAL COASTAL PPLANNINQ camimoN RESOLUTION NO. H?4.VCLOPNEMTSIDE
DECLWAT10N AND (tWITOHlVi-OOa (CCOMHEWINO APH..AFFORDABLE TO LOW 1NCOC
THE ARCHITECTURAL PLANS FOR THIS PROJECT WME PREPARED 1Y THE CASE G
SHEET 3
INDEX MAP
*s-
// ^^ "
HOUSE PLANS
SCALE; 1* - 40-
a
IS
LEGEND
CLUtF ITONC COHCflETC BLOCK WALL t
MROUCHT IRON FENCE
WOOD FENCE MITH STAIN
SLUT STONE CONCRETE BLOCK MLL
HASTEN
RECREATIONAL VCHICLC SPACE
f SLUMP stac CONCAETE: SLOCK HALL
VIClNrTY MAP
12/11/H JOB | L-1034
INDUIIO D«SION OSOHP. INC.703 pmonwA nmpoAT now
SUITE 300cmisefto. en 92009
PHON€(619)4583I62 fflX (619) 458 0173
EMERALD RIDGE WEST
(CT 85-OS)
SITE DEVELOPMENT PLAN 95-06-A
HILLSIDE DEVELOPMENT PERMIT 95-06-*
COASTAL DEVELOPMENT PERMIT 96-07
CITY OF CARLSBAD. CA.
PREPARED FOR:
UK HOMCS. IXC4M CAHWO OCL RIO SOUTHSUITC I1J-1SAN IMECO. CA. 12108PH. IM-M70 SHCCI I or 1
kT-'\ -ISTA
ICT 94-11 SDP 94-tO. ICP 94-IH
UtDHItV DCSWN «ieW. INC.
703 PHUDMRH flWOHT ROM)sure ioo
PHONE (619) 438-3IBS FAX (619) 43*017}
EMERALD RIDGE WEST(CT 95-03)
SITE DEVELOPMENT PLAN 93-08-A
HILLSIDE DEVELOPMENT PERMIT 95-08-A
COASTAL DEVELOPMENT PERMIT 96-07
CITY OF CARtSIAD. C».
PREPARED FOR:
UOC HONCS, INC.
43* CAMIMO KL MO SOUTHSUITE II2-BSAN OICGO. CA. «2IM SHCET 2 Of 5
L*»V
PLANNoJ
2376 sf
MAR VISTA
EMERALD RIDGE WEST
CM.IIOKNIA
UDC HOMES
LEFT ELEVATION
ROOF PLAN
FRONT ELEVATION
PLAN 1A
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
EMERALD RIDGE WEST UDC HOMES
LEFT ELEVATION
TYFiCM. rtNMI MA11 RIALS
MX*l HAITI * TARS
mxMTTUMSTUCCO wKArrt n TK ROOFPLAN
RIGHT ELEVATION
FRONT ELEVATION
PLAN IB
,. _,—t
REAR ELEVATION
MAR VISTA
(T«" 5/V.W'ftM yffWW"*^
EMERALD RIDGE WEST
<r«"' ww-m-flM /ffW»uM
CAKI.SRAH. CAIJtORNIA
UDC HOMES
LEFT ELEVATION
TYPICAL riNISH MATEKIALS
ROOF PLAN
FRONT ELEVATION
PLAN 1C
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
(TW /I 51M*-W «M /MWWAM
EMERALD RIDGE WEST UDC HOMES
lG/W>)t ;-^
No.2 UPPER LEV EL Ullxf
A/LOWER LEVEL 1402 sf
MARVISTA
EMERALD RIDGE WEST
t'AKI-SHAn. CALIFORNIA
UDC HOMES
ELEVATION REAR ELEVATION
MAR VISTArrwff s»r«»M ttnrnmA
EMERALD RIDGE WEST UDC HOMES
PLAN2A (ALTERNATE GARAGE)
RIGHT ELEVATION REAR ELEVATION
MAR VISTAcrfiii 5/vwww iinrn#u
EMERALD RIDGE WEST UDC HOMES
H ^i— *—*-'-•-*-*'-' j -:±^5ts^ggs^:'r?^g:-! :!:Tj - • _ r- -: -5..-; .-
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
(7-Mil >W*tfM4 tHV-ftiUM
EMERALD RIDGE WEST UDC HOMES
PLAN 2B (ALTERNATE GARAGE)
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
null sivnnn tinrtim*
EMERALD RIDGE WEST UDC HOMES
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
CTtitt AV-MHM «IW««W
EMERALD RIDGE WEST
crtnatSOP&OM ttnrft-CM
CARLSBAD, CAUFOKNM
UDC HOMES
PLAN2C (ALTERNATE GARAGE)
RIGHT ELEVATION REAR ELEVATION
MAR VISTACTtin jtvU-iM HPP-HOU
EMERALD RIDGE WEST UDC HOMES
PLA/V A/oJ UPPER LEVEL 1694 sf PLAN No.3
.:ll33xf LOWER LEVEL 1439,sf
MAR_VISTA
trtin .I/V-^AII «/>/•«*»•«
EMERALD RIDGE WEST
t VIA7 .V/M /'. ( VI / // ( MWM
UDC HOMES
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
EMERALD RIDGE WEST UDC HOMES
PLAN3A (ALTERNATE GARAGE)
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
EMK'RALP RIDGE WEST
ll-tti'l MV •**(>-. 1 /MVVWfc.f
CAKIWAn. (VI/.///UWM
UDC HOMES
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
CTHII SOf-M-MA HDf-M4tA
EMERALD RIDGE WEST UDC HOMES
PLAN3B (ALTERNATE GARAGE)
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
CT-MH 5WNHM IIDf-M4tA
EMERALD RIDGE WEST UDC HOMES
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
I 'I **» </V"*/M4 /fftf-«* trtA
EMERALD RIDGE WEST UDC HOMES
PLAN 3C (ALTERNATE GARAGE)
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
CTttll fM>HIM IUW9HIM
EMERALD RIDGE WEST
cr*n*i snrn-otA IHWXMA
CARLSttAP. CAUrOKNIA
UDC HOMES
PLAN N<7.4 UPPER LEV EL 1725 sf PLAN No.4
3408 xf LOWER LEVEL 1683 sf
MAR VISTA
EMERALD KIDCE WEST UDC HOMES
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
EMERALD RIDGE WEST
CAKISNAI*. CAI.II'ORNIA
UDC HOMES
RIGHT ELEVATION REAR ELEVATION
MAR VISTA
ITU II fit/'» KM HIV « <»A
EMERALD RIDGE WEST11 *PP .<rv--«taM '/fvww.1CAKI.SHAIJ, CAUIORNIA
UDC HOMES
RIGHT ELEVATION REAR ELEVAT1ON
MAR VISTAemit avHfiM nnrnofA
EMERALD RIDGE WEST
CAflsnAn, CMIIOKNIA
UDC HOMES
Uiduiig Design Group, Inc.
EMERALD RIDGE WEST
Product Mix
ATTACHMENT 9
L-1034
12/19'%
Pase 1
Lot#
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
Preferred Plan
1 R
4R-S
2R
ij
2R
3
4R-S
1
2
3R
2
1 R
4-S
3R
2R
3
1 R
2
4-S
3 STR- 57.5
Plan 1
/
/
/
/
/
Plan 2
STD
/
/
S
/
/
/
/
/
y
S
S
/
/
/
/
/
/
/
/
Plan 2 -
2'/4
/
Plan 2
STR
Plan 3
STD
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
Plan 3
STR
Plan 4
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
V
/
/
/ = Plan Fit
R = Reverse
MOD = Modified - No Rear Pop-out
S
2'/2
STR
STD
Second Dwelling Unit
2'/2 Car Garage
Straight in Driveway
Standard
Plan 1 = 3 Car Garage - Straight-in
Plan 2 STD = 3 Car Garage - Turn-in
Plan 2-2'/2 = 2V4 Car Garage -Turn-in
Plan 2 STR = 2 Car Garage - Straight-in
Plan 3 STD = 3 Car Garage - 2 Turn-in, 1 Straight-in
Plan 3 STR = 3 Car Garage - Straight-in, 57.5 & 60' Depth
Plan 4=3 Car Garage - Straight-in
703 Palomor flirport Road * Suite 300 + Carlsbad, California 92009
• (619)438-3182 FflX (619) 438-0173
EMERALD RIDGE WEST
Product Mix
L-1034
12'19/96
Pa°e2
Lot#
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
Preferred Plan
2R-21/2
1
1 R
4-S
3 R
2
4
3R
3R
2R
4-S
2R
3
4
2
4R
3R
2R
1
4R
2R
4-S
Plan 1
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
Plan 2
STD
/
/
/
/
/
/
/
/
/
/
^
/
/
/
/
/
/
/
Plan 2 -
2'/2
/
/
Plan 2
STR
/
PlanS
STD
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
Plan 3
STR
/
Plan 4
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/ = Plan Fit
R = Reverse
MOD = Modified - No Rear Pop-out
S
2'/2
STR
STD
Plan 1 = 3 Car Garage - Straight-in
Plan 2 STD = 3 Car Garage - Tum-in
Plan 2-21/2 = 2'/z Car Garage -Tum-in
Plan 2 STR = 2 Car Garage - Straight-in
Second Dwelling Unit
2 !/2 Car Garage
Straight in Driveway
Standard
Plan 3 STD = 3 Car Garage - 2 Turn-in, 1 Straight-in
Plan 3 STR = 3 Car Garage - Straight-in, 57.5 & 60' Depth
Plan 4 = 3 Car Garage - Straight-in
703 Polomar flirport Road 4 Suite 300 + Carlsbad, California 92009
(619)438-3182 FflX (619) 438-01 73
EMERALD RIDGE WEST
Product Mix
L- ]034
12 19-96
Page 3
Lot#
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
Preferred Plan
2R
3
4R
3
2-2'/2
3 STD
4-S
•^j
2
1 R
ij
3R
2
3
3
4R-S
4R
3 R - SIR
r
Open-Space
Plan 1
/
^
/
/
/
/
/
Plan 2
STD
/
/
/
/
/
/
S
S
S
/
/
/
/
/
/
/
/
/
Plan 2 -
2'/z
/
Plan 2
STR
Plan 3
STD
y
/
^
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
Plan 3
STR
/
/
Plan 4
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/ = Plan Fit
R = Reverse
MOD = Modified - No Rear Pop-out
S
2'/2
STR
STD
Second Dwelling Unit
2'/2 Car Garage
Straight in Driveway
Standard
Plan 1 = 3 Car Garage - Straight-in
Plan 2 STD = 3 Car Garage - Turn-in
Plan 2-2'/2 = 2'/2 Car Garaae -Turn-in
Plan 2 STR = 2 Car Garage - Straight-in
Plan 3 STD = 3 Car Garage - 2 Turn-in, 1 Straight-in
Plan 3 STR = 3 Car Garage - Straight-in, 57.5 & 60' Depth
Plan 4 = 3 Car Garage - Straight-in
703 Pcilomar flirport Road * Suite 300 + Carlsbad, California 92009
(619)438-3182 FflX (619) 438-0173