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HomeMy WebLinkAbout1997-08-06; Planning Commission; ; SDP 95-11A|HDP 95-12A|CDP 97-03 - EMERALD RIDGE EASTx lie City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: August 6,1997 Application complete date: March 7,1997 Project Planner: Anne Hysong Project Engineer: Mike Shirey SUBJECT: SDP 95-1KAVHDP 95-12(AVCDP 97-03 - EMERALD RIDGE EAST - Request for a Site Development Plan Amendment, Hillside Development Permit Amendment and Coastal Development Permit to allow the construction of 60 single family homes on previously subdivided lots in the R-1-7500-Q zone and to revise the architecture, floor plan, and location of inclusionary second dwelling units, on property located within the Zone 20 Specific Plan and Local Facilities Management Plan area east of Hidden Valley Road between Palomar Airport Road and Camino de Las Ondas. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4150, 4151 and 4152 APPROVING SDP 95-11(A), HDP 95-12(A), and CDP 97-03 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The project proposes architecture and building placement of 60 single family homes, and revisions to the architecture, floor plan, and specific lot locations of nine second dwelling inclusionary units approved on standard single family lots in the R-1-7500-Q Zone by CT 95-05 (Emerald Ridge East Subdivision Map), Site Development Plan (SDP 95-11), and Hillside Development Permit (HDP 95-12). 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 Monarch Communities of California is requesting approval of a Site Development Plan Amendment, Hillside Development Permit Amendment, and Coastal Development Permit to allow the construction of 60 single family structures including 9 second dwelling units on standard single family lots. The site was previously subdivided as part of the Emerald Ridge East Subdivision Map (CT 95-05) and is located east 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 above Palomar Airport Road and Hidden Valley Road will be visible from these roadways. SDP 95-11(A)/HDP 95-12v~)/CDP 97-03 - EMERALD RIDGE EAo I AUGUST 6,1997 PAGE 2 The Emerald Ridge East project approvals included a Site Development Plan (SDP 95-11) for nine second dwelling units to satisfy the project's inclusionary housing requirement, and a Hillside Development Permit (HDP 95-12) 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 95-05 and HDP 95-12 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; therefore, 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, and specific lot locatipns is required. Planning Commission review of the project is therefore concerned with architecture and placement of single family homes on each of the approved lots with respect fo hillside architectural standards, building coverage, setbacks, and building height, and to the amended architecture, floor plans, and location of second dwelling units. As approved, SDP 95-11 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) revising the floor plan of the second dwelling unit and minimally reducing its size; and 3) relocating the second dwelling units to different lots within the subdivision. Although no major revisions to the approved subdivision map or grading are proposed, the applicant is proposing to lengthen the building pad areas of lots abutting Hidden Valley Road by constructing a 3' - 3.5' foot retaining wall on the slope separating the building pads of Lots 1 through 7 and 50 through 60 from Hidden Valley Road. The low retaining wall would increase the rear yard areas approximately 6' - 7'. The approved project was conditioned to require a 15' setback from structures to the top of slope and to require a fencing plan showing a uniform solid wall or fence at the top of slope above the roadway to avoid potential visual impacts resulting from a variety of fence types, heights, colors, and materials. The proposed combination of a slump stone retaining wall and a 3.5' open wrought iron fence would satisfy the uniform wall requirement, and a 15' structural setback is maintained from all units to the new top of slope (retaining wall). The proposed architecture consists of three one and two story floor plans (models) ranging in size from 2,341 square feet to 3,264 square feet. Plans 1 and 3 offer two different facade treatments, and Plan 2 offers three different facade treatments. Plan 1 is single story with an optional loft, two car front loaded garage and tandem garage or bedroom, Plan 2 is two story with three different floor plans that include a two car garage and third car side loaded garage. Plan 2 contains the proposed 630 square foot one bedroom second dwelling unit with a separate exterior entrance and separate single car garage. Plan 3 is also two story with a three car garage. Architectural features include central entry courtyards, recessed, arched, and paned windows, SDP 95-11(A)/HDP 95-12^)/CDP 97-03 - EMERALD RIDGE EAoT AUGUST 6,1997 PAGE 3 stucco exteriors with wood, brick, and stone trim, and flat tile roofs. The visual impact to the street scene of continuous three car garage doors will be reduced by the Plan 2 provision of a side loaded third car garage. Although Exhibit "A" identifies a preferred floor plan on each lot, Monarch Communities is requesting that the Planning Director be given authority to approve building permits for alternate floor plans (Plan 1, 2, or 3) on each lot in the subdivision. As conditioned, the 16 lots shown on Exhibit "A" with single story units and lots that are deed restricted with second dwelling units are not eligible for alternate floor plans. However, upon approval by the Planning Commission, the Planning Director would have authority to permit alternate approved floor plans on the remaining 44 lots which comply with staffs recommended conditions (Condition No. 4 of Resolution 4150). These conditions would require that alternate units proposed on the eligible lots observe all fire suppression, habitat preservation, and hillside development setbacks, comply with R-l zone development standards and fence/wall requirements, and maintain 24' maximum driveway widths. The proposed project is subject to the following adopted land use plans and regulations and project approvals: 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. Chapter 21.06- (Q) Qualified Overlay Zone; 2. Chapter 21.10 - (R-l) One Family Residential Zone/Second Dwelling Units 3. Chapter 21.53 - Site Development Plan for Affordable Housing 4. Chapter 21.95- Hillside Development Regulations IV. ANALYSIS 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 95-05, and revisions to the architecture, size, and location of second dwelling units approved by SDP 95-11 to satisfy inclusionary housing requirements. The Emerald Ridge East 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 SDP 95-11(A)/HDP 95-12</\)/CDP 97-03 - EMERALD RIDGE EAsT AUGUST 6,1997 PAGE4 units have been proposed and the project adheres to the fire suppression and biological habitat buffers approved as part of CT 95-05, the project is consistent with the previously approved General Plan conformance findings of CT 95-05 and SDP 95-11 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 60 single family units and 9 second dwelling units on previously subdivided 7,500+ square foot lots at a density of 3.05 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 95-05, SDP 95-11 and HDP 95-12. The proposed 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 Variety of Roof Heights and Masses Window and Door Enhancement Variety of garage designs, facades, and orientations Articulated building forms COMPLIANCE 30% of structures visible from Palomar Airport/Hidden Valley Road will be single story Five exterior color schemes for wall, trim, and accent which will blend into the natural hillside landscape Three floor plans: 1 single story and 2 two-story (20% proposed as single story) Stone/brick trim, wood fascia and rafter tails, 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 SDP 95-11(A)/HDP 95-12<A)/CDP 97-03 - EMERALD RIDGE EAST AUGUST 6,1997 PAGES C. Mello II Segment of Carlsbad Local Coastal Program A Coastal Development Permit for the Emerald Ridge East 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, 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. 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 East Subdivision Map. The project includes a request for approval of an amended Site Development Plan, SDP 95-11 A, which shows the proposed structural placement and architecture of 60 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 REQUIRED Maximum 40% 20' 10' 10% of Lot Width 2 X Required Side Maximum - 30' One Additional Space Maximum 640 Square Feet PROPOSED <40% Minimum 20' 10' 10% of Lot Width 2 X Required Side and a 60' fire suppression and habitat preservation setback on Lots 27 - 30, 34 - 37, and 46 - 49 as required by CT 95-05. Maximum - 27.75' Proposed: Separate Single Car Garage Approved: Separate Single Car Garage Proposed: 630 Square Feet* Approved: 640 Square Feet SDP 95-11(A)/HDP 95-12<A)/CDP 97-03 - EMERALD RIDGE EAST AUGUST 6,1997 PAGE 6 STANDARD Second Dwelling Unit Entrance Second Dwelling Unit Architecture * The proposed size and floor p bedroom unit which was appro\ bedroom unit integrated into the REQUIRED Separate Entrance Architectural Compatibility with the Main Unit PROPOSED Proposed: Separate Entrance Approved: Same Proposed: Second Dwelling Unit Within Main Structure Above Garage Approved: Same an of the second dwelling unit has changed from a 640 square feet one 'ed as a conceptual design by SDP 95-1 1 to a 630 square feet unit one proposed Plan 2 second story floor plan. 3. Chapter 21.53- Site Development Plan for Affordable Housing The Emerald Ridge East inclusionary housing requirement was satisfied through the approval of nine second dwelling units on specified lots and the reservation of one three bedroom home or the purchase of one affordable housing credit in the Villa Loma project in addition to a payment of a fee for .588 of a unit. The applicant is proposing to purchase one affordable housing credit in the Villa Loma project and pay the fee of .588 of a unit as conditioned. SDP 95-11 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, Monarch Communities is requesting approval of revised floor plans and building elevations for the approved nine second dwelling units and the relocation of the second dwelling units. Second dwelling units are proposed in the Plan 2 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 2 floor plan. As shown in the table provided in Section 2 above, the proposed second dwelling units, which are minimally reduced in size from 640 square feet to 630 square feet, are consistent with the Second Dwelling Unit Ordinance standards. The Housing and Redevelopment Director has determined that the proposed one bedroom, 630 square foot second dwelling units substantially conform to the approved one bedroom, 640 square foot second dwelling units; therefore, no additional review by the Housing Commission is required. 4. Chapter 21.95 - Hillside Development Regulations HDP 95-12 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 addition of a 3'- 3.5' retaining wall on the slope to the east of Hidden Valley Road to increase rear yard areas is consistent with Planning Department Administrative Policy allowing minor encroachments on 2:1 slopes. The encroachment would result in yard areas that are closer to Hidden Valley Road, however, a minimum distance of 20' would be provided between the top of slope and the roadway and a minimum 15' structural setback from the top of slope would be provided on all lots. The Planning and Engineering Departments have determined that this minor grading revision substantially conforms to the approved tentative map. The proposed building placement and architecture are consistent with hillside architectural standards as shown in the following table: SDP 95-11(A)/HDP 95-l'A/v)/CDP 97-03 - EMERALD RIDGE EAST AUGUST 6, 1997 PAGE? STANDARD REQUIRED PROPOSED View preservation and enhancement Sufficient setback from adjoining downhill slope Minimum 15' Hillside architecture 1 )Dominant roof and hillside slope are the same 2)Exterior material and colors are consistent with natural landscape l)Dominant roof and hillside slope are the same and single story units as well as two story units will be required on the lots most visible from Palomar Airport Road and Hidden Valley Road. 2)Exterior materials and colors include cement tile roofs, stucco exterior walls, stone and brick 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' high solid slump stone walls; 5' wrought iron fences, or 3' - 3.5' stucco wall with 3.5' 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. 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. 4150 2. Planning Commission Resolution No. 4151 3. Planning Commission Resolution No. 4152 4. Location Map 5. Background Data Sheet 6. Disclosure Statement 7. Planning Commission Resolutions No. 3936 (CT 95-05), 3937 (SDP 95-11), and 3938 (HDP 95-12). 8. Reduced Exhibits 9. Full Size Exhibits "A"-"W" dated August 6,1997. AH:kr EMERALD RIDGE EAST SDP 95-11(A)/HDP 95-12(A)/ CDP 97-03 BACKGROUND DATA SHEET CASE NO: SDP 95-11 (At/HDP 95-12(AVCDP 97-03 CASE NAME: Emerald Ridge East APPLICANT: Ladwig Design Group. Inc. REQUEST AND LOCATION: Request for approval of a Site Development Plan Amendment. Hillside Development Permit Amendment, and Coastal Development Permit to allow the construction of 60 single family homes and revise the architecture, floor plans and location of approved second dwelling units all on property generally located east of future Hidden Valley Road, north of Camino de las Ondas. and south of Palomar Airport Road, within the Zone 20 Specific Plan (SP 203) and Local Facilities Management Zone 20 with the approved Emerald Ridge East subdivision (CT 95-05). 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 Aqua 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: 212-040-32.36 Acres: 56.3 Proposed No. of Lots/Units: 60/69 GENERAL PLAN AND ZONING Land Use Designation: RM Density Allowed: 6 Density Proposed: 3.05 Existing Zone: R-l 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 Vacant North PM Vacant South RDM-Q Vacant East R-1 -10-Q Sudan Int Mission West R-1-7500-Q Hidden Valley Road PUBLIC FACILITIES School District: CUSP Water District: CMWD Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 69 Public Facilities Fee Agreement, dated: December 16. 1996 ENVIRONMENTAL IMPACT ASSESSMENT | | Negative Declaration, issued [ | Certified Environmental Impact Report, dated. [X] Other, Exempt (Section 15182 of CEOA"> 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: 1. Applicant List the names and addresses of all persons having a financial interest in the application. Monarch Communities of California 30012 Ivy Glenn Drive #270 Laguna Miguel, CA 92677 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 Vf 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 of Owner/date Signature of applicant/date Monarch Communities of California Print or type name of owner Monarch Communities of California Print or type name of applicant DISCLOS.FRM 2/96 PAGE 1 of 2 BJ>:33«M WjDSetTENGlNElRINGOffll DE FAX NO, 43B0894 P-2P.02 Citv of Carlsbad Dopicirtmont DISCLOSURE STATEMENT Applicant^ statement or disclosure of certain ownarahlp Interevta en all aoDfioBtioni wWeh win require dt»er«tionyy action on the part of tb« City Council or any appointed Board, Commtoien or Committee. The following Information must be disclosed: 1. APPLICANT liet the names and addresses of ell paraon* having a financial Interest In the application. 2. 4. OWNER List the namaa and addresses of all persons having any ownership interact In the property involved. 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, If any person Identified pursuant to (1) or (2) above is s non-profit organization or e trust, list the nemes and addressee of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. RECEIVED .H)L I 1 1997 UOUIG DESI8N BR 2O7S La* Palmve Dr. - CarlabucJ. CA 64OO»-i57e • (919) A3U-Tiei * PAX (319) 438-0694 mi rTiir-iT-'sr 09-.340M wiLSoy. ENGINEERINGQHH DE FAX NO, 4380894 P-3P,03JUL I - »- - •*- —» *•• ** * — •THC. 5. Hove yoiAiad more than 4260 worth of busirtMs transacted with any member of City staff, Board*, Commissions, Committees and/or Council within tha paat twelve (12) months? W V««. pta«*e indieate Peraon ta'daflnad af -'Any JmJ"Wd,uitft-•Srm*f^D^rtnjifiiWp^ijolrit venture,.association, social club, fraternal broaniibMon/eor^rM^ county r city end xbuntv^'^'M oroup or ctfrnbinaiion NOTE: Attach additional aheets If necaaaary. Signature of owner/date Signature of applicant/date Print or type name of owner Print or type name of applicant Disclosure Statement 10/96 Page 2 of 2 EMERALD RIDGE EAST (CT 95-05) SITE DEVELOPMENT PLAN AMENDMENT 95-11-A HILLSIDE DEVELOPMENT AMENDMENT 95-12-A COASTAL DEVELOPMENT PERMIT 97-03 EMERALD RIDGE EAST - PRODUCT MIX SHEET 2 II f,26 Z sri*. SECOND DWELLING UNITS < OPEN SPACE OPEN-SPACE PLOTTING M| 11PLAN 1 tlPLAN 2A IfPLAN 21 7 188 MLoJJ UJJ HOUSE PLANS SCAUT: t* - 40' ... -...E FAMILY SUBDIVISION IN TONE20 KNMN AS EMERALD RIDGE EMI. TIC PURPOSE OF THESE AMENDMENTS IS TOACCHESS SITE ARCHITECTURE. AND BOIUHNGPLACEMENT. TtC ASSWf ?IOW F*JM*H ENVIRONMENTAL STANDPOINT ME THAT ALL THE SUBDIVISION IMPROVEMENTS AND_ _ _ TIONS FOR APPBCNALAOIMC HAVEn CT «-M.BEEN CCH>LETEO AS WOUIRED I THE LOTS. STREETS AND GRADING. AS SHOMN ON TIC ATTACHED PLANS. HEREPREPARED IV HUN5AKER t ASSOCIATES FOR EHERALD RIDCC EAST AND ARE SHONNON CITY DRAWING NO. 35)-* OWER/APPLICANT: MONARCH COMttMtTIES OF CALIFORNIA. 30012 IVEY GLENN DRSUITE 270. LACUNA NICUEL, CALIfCWNIA, TI677 - TELEPHONE{T14) 363-7OIO.FACSIMILE (714) 3*3-t3M>: THIS PROJECT If WITHIN ZONE 20 AND IS PMT OF THE SPECIFIC PLAN NO 303 LEGAL DESCRIPTION - PARCEL S CF ADJUSTMENT PLAT NO 481. CHOBS ACREAGE - 29. 10 ACRES (PER ADJUSTMENT PLAT NO 4SI) EXISTING AND PROPOSED GENERAL PLAN DESIGNATION - RM - RESIDENTIAL MEDIUM. EXISTING AMD PROPOSED ZONIM - R-1-7.SOO-0 RESOLUTION NO. 3t37. HILLSIDE DEVELOPMENT PEWIT HDP 97-12 PCR PLANNINGCCmiSSICM RESOLUTION NO. 3tM, CITY COUNCIL RCSOLUTION I* *6-l?lPROJECT, HOUtlNB COMNtnlON FeWXUTION NO. H-OO4 RECgtCNDICC APPROVAL OF ARCHITECTURAL PLANS FOR THIS PROJECT ICRE PREPARED BT THE CT ARCHITECTS PLANS TO FOLLOW THIS APPROVAL. PROPOSED WAULS PLOTTED BY LADW1C OESION CROUP, INC. - tHUNSAKCR AND ASSOCIATES. LEGEND 9- MROUCHT IRON FENCE WITH PILASTER !' WOOD FENCE MITH STAIN CM ACCEPTABLE ALTERNATIVE 5' SLUMP STONE CONCRETE BLOCK WALL (SOUND WALL) PILASTER 3 5- MAX RETAINING WALL WITH 43" WROUGHT IRON FENCE WITH PILASTER SIDE AND REAR VARO HALLc VICINITY MAP UDUIIO DCSION OflOUP. IMC. 70S PHlOMflR BBPOflT ROHO SUIT6300 CRfllSBflD. Cfl 9S009 PHON« (619) 438-3188 F«C (619) 438^)173 EMERALD RIDGE EAST(CT 95-05) SITE DEVELOPMENT PUN 95-11-A HILLSIDE DEVELOPMENT PERMIT 95-12-A COASTAL DEVELOPMENT PERMIT 97-03 CITY OF CARLSBAD. CA. PREPARED FOR: MONARCH COMMUNITIES OF CALIFORNIA3001! ivtv GUNN DRSUITE J70UCUNA NICUCU CA. 52877 PH. 1-724-3«3-70tOFAX 1-714-363-93(0 SHCFT 1 OF 3 NOTE:BASE ORMWtt PUN SHEHS PREP/WED m MUHSAKEB ASSOCIATES 70S PnbOMflR AnPORT flOflO surrtio PHONf (619) 4S8-J18S (W (419) W017! EMERALD RIDGE EAST(CT 95-05) SITE DEVELOPMENT PLAN 95-11-A HILLSIDE DEVELOPMENT PERMIT 95-12-A COASTAL DEVELOPMENT PERMIT 97-03 LACUW NWUEl, CA.(714)313-7010 (7UUU-fMO r« SHECT 1 Of i tSMN MOW. MC703 pflioMflfl HRPOAT nowsure 3oocnmsBflD. PHON€ (760) 438-318S Fftt (760) 4384)173 EMERALD RIDGE EAST(CT 95-05) SITE DEVELOPMENT PUN (J-11-A HILLSIDE DEVELOPMENT PERMIT 95-12-ACOASTAL DEVELOPMENT PERMIT 97-03 WO EXIT WES CM MCOUAJt MCEP tMXOtHMKl W1H IK SOU MCPMT.CITY OF CARLSBAD. CA.M. 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