HomeMy WebLinkAbout2003-01-15; Planning Commission; ; CT 02-13|CP 02-08|CDP 02-32|SDP 02-14 - FARBER JEFFERSON STREET CONDOme City of Carlsbad Planning Departm,*
A REPORT TO THE PLANNING COMMISSION
Item No. (6
P.C. AGENDA OF: January 15, 2003
Application complete date: July 19, 2002
Project Planner: Anne Hysong
Project Engineer: Bob Wojcik
SUBJECT: CT 02-13/CP 02-08/£DP 02-32/SDP 02-14 - FARBER JEFFERSON STREET
CONDO - Request for approval of a Mitigated Negative Declaration, Mitigation
Monitoring and Reporting Program, Tentative Tract Map, Condominium Permit,
Coastal Development Permit and Site Development Plan to allow the airspace
subdivision and development of 11 condominium units including 2 affordable
housing units on an existing 1.15 acre lot located at the northeast corner of
Jefferson Street and Las Flores Drive in Local Facilities Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 5335
ADOPTING a Mitigated Negative Declaration and Mitigated Monitoring and Reporting
Program and ADOPT Planning Commission Resolutions No. 5336, 5337, 5338, and 5339
APPROVING CT 02-13, CP 02-08, CDP 02-32, and SDP 02-14 based upon the findings and
subject to the conditions contained therein.
II. INTRODUCTION
The applicant proposes to demolish an existing single-family residence and construct a new 11
unit, two and three-story condominium project that includes two affordable housing units, a roof
deck, and underground parking garage on a 1.15 acre infill lot located on the northeast corner of
Jefferson Street and Las Flores Drive. Access to the project will be taken from Las Flores Drive
via a driveway entry to an underground parking structure.
The development of the condominium project requires the processing and approval of a Tentative
Tract Map, Condominium Permit, Coastal Development Permit and Site Development Plan. The
site lies within the Mello II segment of the Local Coastal Program; therefore, approval of a
Coastal Development Permit by the City is required. The project's proposed density of 11
dwelling units per acre is slightly below the 11.5 dwelling units per acre density allowed by the
growth management control point for the property's Residential Medium High (RMH) General
Plan designation. As designed and conditioned, the project is consistent with all applicable
standards and policies, and the necessary findings to approve the project can be made.
III. PROJECT DESCRIPTION AND BACKGROUND
The multi-family project is proposed at the northeast corner of Jefferson Street, a collector street,
and Las Flores Drive, just west of the Las Flores/I-5 off-ramp in the City's northwest quadrant.
o
CT 02-13/CP 02-08/CDPW-32/SDP 02-14 - FARBER JEFFERSIP STREET CONDO
January 15, 2003
Page 2
The 1.15-acre lot is designated by the General Plan for RMH density development (8-15
du/acre with 11.5 du/acre growth control point) and zoned R-3 (Multiple Family Zone). The site
is currently occupied by a single story, single family residence, and surrounding development
includes single family development to the north and southeast and single family and multiple
family units to the south and west. The existing building pad rises above Jefferson Street
approximately 12' - 13' from an elevation of 63' on Jefferson to 75' at the top of slope and 76' -
77' at the center of the site. The building pad is separated from Jefferson Street approximately
20' - 40' by an existing driveway that provides access to the adjacent property to the north and a
combination of retaining wall and 2:1 manufactured slope. The buildable pad is separated from
the northern interior property line by a 10' - 25' exclusive use easement granted to the adjacent
property owner in which no structure is allowed. A triangular shaped Caltrans easement
separates the property from Las Flores Drive. The result of these intervening improvements
and/or easements is that the buildable pad area is a greater distance from the right-of-way
lines/property lines, where required building setbacks are typically measured, thereby increasing
the distance between roadways/property lines and the proposed development.
The condominium project consists of two-story, stacked condominiums within three buildings
that are connected by second and third floor decks. The buildings are two and three story; two
story buildings are located adjacent to Las Flores Drive and the northern property line and
buildings transition to three-story toward the interior of the site (Refer to Sheet 3 of 3/Exhibit
"C"). A subterranean parking structure accessed by a driveway on Las Flores Drive will provide
resident and guest parking. Although the building pad would be raised approximately 1.5' - 2.5'
above existing grade to enable driveway access to a subterranean parking garage, the building
pad would not expand beyond the existing pad area. An existing driveway easement that parallels
Jefferson Street and provides access to the adjacent single-family residence to the north will be
utilized for emergency access through granting of a reciprocal access easement for emergency
vehicles.
The two-story condominium units range in size from 1,894 square feet to 2,134 square feet and
all units have private patios and/or decks. Common areas are provided by yards, passive seating
areas, and second and third story decks; however, due to the proximity of the 1-5 freeway, only a
portion of the private and passive recreation areas that comply with the City's noise standard can
be used to meet the common and passive recreational requirements of the Planned Development
Ordinance. Private patios and decks that are enclosed by 5' - 6' masonry/plexiglass noise walls
and located on the west side of the buildings satisfy the noise standard. Grade level yards, a fire
pit/seating area located between the proposed structures and Jefferson Street, and a third story
deck enclosed by masonry/plexiglass noise walls satisfy the project's common passive
recreational requirement.
The proposed architecture is a variation of English Tudor style similar to the San Malo project in
Carlsbad. Architectural enhancements include steep roof pitches with imitation slate and tile
ridges and stucco and wood siding with brick and river rock trim elements.
The project is subject to the following regulations and requirements:
CT 02-13/CP 02-08/CDPW-32/SDP 02-14 - FARBER JEFFERS^ STREET CONDO
January 15,2003
Page 3
A) General Plan - RMH (Residential Medium High Density) designation;
B) R-3 (Multiple-Family Residential) Zone, and Condominium Permit (Planned Unit
Development) regulations (Chapters 21.16, and 21.45 respectively of the Carlsbad
Municipal Code);
C) Local Coastal Program (Mello n segment);
D) Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code)
E) Inclusionary Housing (Chapter 21.85 of the Carlsbad Municipal Code); and
F) Growth Management (Chapter 21.90 of the Carlsbad Municipal Code).
IV. ANALYSIS
The recommendation for approval for 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
The proposed project is consistent with the policies and programs of the General Plan. The
property has a General Plan designation of RMH. The RMH designation allows the development
of multi-family residential units at a density of 8 - 15 dwelling units per acre. The growth
control point is 11.5 dwelling units per acre. Development at the growth control point would
allow 11.5 units on the property. The proposed project is for 11 condominium units at a density
of 11 dwelling units per acre. The project complies with all the Elements of the General Plan as
outlined in the table below:
GENERAL PLAN COMPLIANCE
ELEMENT
Land Use
Housing
USE, CLASSIFICATION, GOAL
OBJECTIVE OR PROGRAM
Site is designated for Residential
Medium High density - (8 - 15 du/acre)
(Growth Control Point - 1 1.5 du/acre).
15% inclusionary housing requirement
per Objective 3.6
PROPOSED USES
&
IMPROVEMENTS
Multi-family
residential units at 1 1
du/acre.
Project conditioned to
reserve 2 affordable
units or purchase
credits in combined
affordable project
COMPLY
Yes
Yes
CT 02-13/CP 02-08/CDPW-32/SDP 02-14 - FARBER JEFFERSSff STREET CONDO
January 15, 2003
Page 4
GENERAL PLAN COMPLIANCE - CONTINUED
ELEMENT
Public Safety
Open Space
&
Conservation
Circulation
USE, CLASSIFICATION, GOAL
OBJECTIVE OR PROGRAM
Provide project review that allows
consideration of seismic and geologic
hazards.
Minimize environmental impacts to
sensitive resources within the City.
Utilize Best Management Practices for
control of storm water and to protect
water quality.
Requires new development to construct
improvements needed to serve proposed
development.
PROPOSED USES
&
IMPROVEMENTS
Project improvements
will not significantly
impact or be impacted
by geologic or
seismic conditions.
Project site is
previously developed
and devoid of
sensitive resources.
Project will conform
to all NPDES
requirements.
All public facilities
including curb, gutter
and sidewalk exist
along the property
frontage.
COMPLY
Yes
Yes
Yes
B) R-3 Zoning/Condominium (Planned Unit Development)
The proposed project is subject to the R-3 Zone regulations and the Planned Unit Development
(PUD) regulations. (The PUD regulations are the development standards for condominium
projects.) Although the site and properties directly to the north, south, and west are designated
and zoned for multi-family development, the surrounding neighborhood consists of single-family
development to the north and southeast and a combination of single family and multi-family
development to the south and west. The project is consistent and compatible with the
surrounding single family and multiple family development through its design. Important land
use compatibility considerations between single family and multi-family developments are
development intensity (i.e., building coverage and building height). The proposed structure
consists of two and three story stacked condominiums with an underground parking structure that
results in 32% building coverage on the 1.15-acre parcel. Much of the site design, which is not
considered in the coverage calculation, consists of outdoor living area including yards and patios.
The building coverage and outdoor living areas are consistent with single-family development.
To ensure building height compatibility with adjacent one and two-story structures, the project
transitions from two story units (29') along the interior side and street side (Las Flores) property
lines, to three stories units (35') in the central portion of the site. Additionally, the buildings are
setback between 46' - 120' from the Jefferson Street right-of-way, 30' - 40' from the Las Flores
Drive right-of-way line, and 24' - 40' from the northern interior property line. Compatibility is
therefore ensured through limited building coverage, increased setbacks, and placement of two
CT 02-13/CP 02-08/CDpfP-32/SDP 02-14 - PARSER JEFFERSWf STREET CONDO
January 15,2003
Page 5
story units along property lines and orientation of units on the site so that greater separation from
existing development and roadways is provided. Also, a single driveway on Las Flores Drive
will provide access to an underground parking garage that provides both resident and guest
parking thereby avoiding the need for onsite surface parking typically associated with multiple
family development. All public facilities including curb, gutter and sidewalk exist along the
property frontages. The proposed architecture with wood and stucco elements is compatible with
surrounding Mediterranean style development.
Table A (below) illustrates how the project complies with the applicable R-3 zoning and PUD
development regulations.
Table A: R-3 ZONING AND PUD (CONDOMINIUM)
STANDARDS COMPLIANCE
STANDARD
Min. Lot Size
Max. Lot Coverage (R-3)
Min. Front Setback (PUD)
Min. Street Side Setback (R-3)
Min. Interior Side Setback
Max. Building Height
Resident Parking (PUD)
Visitor Parking (PUD)
Recreational Space (PUD)
1. Private
2. Common passive
Storage Space
PERMITTED/
REQUIRED
N/A
60%
15' average (public street)
measured from ROW
10'
10'
35'
22 covered spaces
.5 space/unit - 0 - 10 units
.4 space/unit - > 1 0 units
Required: 6 spaces
10'xlO' patio or 6'xlO'
balcony
200 sq. ft. /unit x 11 =2,200
sq. ft.
392 cubic feet/unit
PROPOSED
1 acre
32%
Minimum -46'
Maximum- 120'
10'
Minimum 25'
29' to 32' - 2 stories
35' -3 stories
2 car garage/unit
8 spaces
Exceeds minimum standard per
unit for a total of 3,127 sq. ft.
(balconies & patios).
2,210 sq. ft.
480 cubic feet/unit
C) Local Coastal Program compliance
The proposed project site is located outside the appeal area of the City's Coastal Zone and lies
within the Mello II segment of the Local Coastal Program (LCP).
CT 02-13/CP 02-08/CDPW-32/SDP 02-14 - FARBER JEFFERsW STREET CONDO
January 15, 2003
Page 6
Mello II Segment
The proposed project is consistent with the-Mello n segment of the LCP which contains land use
policies for development and conservation of coastal land and water resources within the
segment boundaries. The policies of the Mello n segment emphasize topics such as preservation
of agriculture and scenic resources, protection of environmentally sensitive resources, provision
of shoreline access and prevention of geologic instability and erosion.
The project is consistent with the coastal act policies as follows: 1) no agricultural lands exist on
the project site, therefore no impacts to such will occur; 2) the site does not contain
environmentally sensitive habitats, water or marine resources; 3) the site is geologically stable
and the proposed grading for the site has been limited to the area necessary to develop the site; 4)
the project has been designed to reduce the amount of off-site runoff by surface drains and has
been conditioned to implement the NPDES standards to avoid adverse impacts to water quality;
5) the project meets the parking requirements of the zoning ordinance; 6) the project does not
preclude any recreational opportunities or shoreline access as the property is not a shorefront
property; and 7) the development does not obstruct views of the coastline as seen from public
lands or public rights-of-way. Given the above, the project is consistent with the Mello II
segment land use policies.
D) Subdivision Ordinance
The Engineering Department reviewed the proposed tentative map and concludes that the
subdivision complies with all applicable requirements of the Subdivision Map Act and the City's
Subdivision Ordinance. The project is conditioned to install all infrastructure improvements
concurrent with development. Access to the site will be from a private driveway off of Las
Flores Drive. The proposed ample building setbacks will allow for adequate air circulation and
the opportunity for passive heating and cooling.
E) Inclusionary Housing
The City's Inclusionary Housing regulations require that a minimum of 15% of all approved
units in any residential project be made affordable to lower income households. The inclusionary
housing requirement for this project is 2 dwelling units. The project is proposing to reserve two
units (I and J) as affordable to low income households, unless prior to final map, a combined
inclusionary project is approved in the northwest quadrant. Since the project is small, the
applicant wishes to purchase credits in a combined project when inclusionary units become
available.
F) Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the Northwest
quadrant of the City. The impacts on public facilities created by the project, and its compliance
with the adopted performance standards, are summarized in Table B below.
CT 02-13/CP 02-08/CDP^
January 15, 2003
Page 7
r-32/SDP 02-14 - PARSER JEFFERSOW STREET CONDOIP:
Table B: GROWTH MANAGEMENT
STANDARD
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Collection System
Water
IMPACTS
38.24
20.4
11EDU
.08 ac
Basin A
88 ADT
Stations No. 1 & 3
N/A
CUSD
11EDU
2,420 GPD
COMPLIANCE
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The project is .5 dwelling units below the Growth Management Dwelling Unit allowance of 11.5
dwelling units for the subject property.
V. ENVIRONMENTAL REVIEW
Staff has conducted an environmental impact assessment to determine if the project could have a
potentially significant effect on the environment pursuant to CEQA Guidelines and the
Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code. A potentially
significant environmental impact was identified for noise. The developer has agreed to
mitigation measures to reduce the identified noise impact to below a level of significance in
accordance with CEQA. In consideration of the foregoing, the Planning Director issued a
Mitigated Negative Declaration for the project on December 9, 2002. No comments were
received during the 30-day public review.
ATTACHMENTS:
1. Planning Commission Resolution No. 5335 (Mitigated Neg. Dec.)
2. Planning Commission Resolution No. 5336 (CT)
3. Planning Commission Resolution No. 5337 (CP)
4. Planning Commission Resolution No. 5338 (CDP)
5. Planning Commission Resolution No. 5339 (SDP)
6. Location Map
7. Background Data Sheet
8. Local Facilities Impact Assessment Form
9. Disclosure Statement
10. Reduced Exhibits
11. Exhibit "A" - "L" dated January 15, 2003
SITE
FARBER JEFFERSON STREET
CONDO
CT 02-13/CP 02-08/CDP 02-32/SDP 02-14
BACKGROUND DATA SHEET
CASE NO:CT 02-13/CP 02-Q8/CDP 02-32/SDP 02-14
CASE NAME: Farber Jefferson Street Condo
APPLICANT: Curt Farber
REQUEST AND LOCATION: A tentative map, condominium permit, coastal development
permit, and site development plan to allow the airspace subdivision and development of 11
condominium units including 2 affordable housing units on an existing 1.15 acre lot located at
the northeast comer of Jefferson Street and Las Flores Drive. The project requires the demolition
of an existing single story residence. Access to the project will be taken from Las Flores Drive
via a driveway entry to an underground parking structure.
LEGAL DESCRIPTION: That portion of Tract 2 of Laguna Mesa Tract, in the City of
Carlsbad, County of San Diego, State of California, according to Map thereof No. 1719. filed in
the office of the County Recorder of San Diego County, June 20, 1921.
APN: 155-180-31 Acres: 1.15 Proposed No. of Lots/Units: 1 Lot/11 Units
GENERAL PLAN AND ZONING
Land Use Designation: Residential Medium High (RMH)
Density Allowed: 11.5 du/acre Density Proposed: 11 du/acre
Existing Zone: R-3 Proposed Zone: Same
Surrounding Zoning, General Plan and Land Use:
General Plan
Site
North
South
East
West
R-3 RMH
R-3 RMH
R-3/R-1 RMH/RLM
1-5 T-C
R-3 RMH
Current Land Use
SF Residence
SF Residence
Multi-Family/Single
Family Residences
L-5
Single Family/Multi-
Farnily Residences
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 11 EDU
ENVIRONMENTAL IMPACT ASSESSMENT
/\ Mitigated Negative Declaration, issued December 9. 2002
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Farber Jefferson Street Condo - CT 02-13/CP 02-08/CDP 02-32/SDP
02-14
LOCAL FACILITY MANAGEMENT ZONE: 1_ GENERAL PLAN: RMH
ZONING: R-3
DEVELOPER'S NAME: Curt Farber
ADDRESS: 2235 Encinitas Blvd.. #104, Encinitas. CA 92024
PHONE NO.: ASSESSOR'S PARCEL NO.: 155-180-31
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 1.15 AC./11DU
ESTIMATED COMPLETION DATE: Unknown
A. City Administrative Facilities: Demand in Square Footage = 38.24
B. Library: Demand in Square Footage = 20.4
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 11 EDU
D. Park: Demand in Acreage = .08
E. Drainage: Demand in CFS =
Identify Drainage Basin = Basin A
F. Circulation: Demand in ADT = 88
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 1 &3
H. Open Space: Acreage Provided = N/A...
I. Schools: Elementary School .99
Middle School .44
High School .54
J. Sewer: Demands in EDU 11
K. Water: Demand in GPD= 2.420
L. The project is .5 units below the Growth Management Dwelling unit allowance.
of_C% r Is bad
Planning Department
DISCLOSURE STATEMENT
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
provided below.
and entity of the applicant and property owner must be
1 .
2.
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, title, addresses of all individuals owning more than 10% of the shares. IF NO
INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-
APPLICABLE (N/A) IN THE SPACE BELOW If a publiclv-owned corporation, include the
names, titles, and addresses of- the corporate officers. (A separate page may be attached if
necessary.)
Person.
Title Title
Address 99/<£/T? qf?.*rwJ Address
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, title, addresses of all individuals owning more
than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES,
PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-
owned corporation, include the names, titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person
Title /"4XT/1/&?Title
Address Address
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 6O2-8559
NON-PROFIT ^JANIZATION 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.
NonProfit/Trust Non Profit/Trust
Title Title
Address Address
Have you had more than $250 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 to the best of my knowledge.
Signature of ovflSer/date Signature of applicant/date
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent '
H:ADMIN\COUNTER\D(SCLOSURE STATEMENT 5/98 Page 2 of 2
CT 02-13
TENTATIVE TRACT MAP: CT 02-13
CONDOMINIUM PERMIT: CP 02-08COASTAL DEVELOPMENT PERMIT: CDP 02-32
SITE DEVELOPMENT PERMIT: SDP 02-14
TENTATIVE MAP
FOR CONDOMINIUM PURPOSES
EXISTING CONDITIONS PLAN
OWNJSR/SUBDIWIDSR:SHEET 1 OF 3 SHEETS
DVTIM UHUTYPOfumrrr
DL WLL
EX. KMUMB
EX. MPKMHEHTB
EX. FME HYDMHT
E4SEMCTTS
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9t sjaaan nm «Mfl rurofs fa ooaaarr*" xtam UMCH a ma tammxr m 1000-OIIIIBH ON.
SHEET INDEX:
7r, SHEET 1- EXISTING CONDITIONS
SHEET e- PROPOSED IMPROVEMENTS
SHEET 3- DETAIL AMD SUIOURT
PREPARED Br:
FRO KNGINKKROTG
B30 BOABDWLt SOTTH *D*SIN HABCOS, a. matt
(Sit) 744-3700
RC.I. 24000
TMfl HI MBT*
TiCTcnr m
CT 02-13
TENTATIVE MAP
FOR CONDOMINIUM PURPOSES
TENTATIVE TRACT MAP: CT 02-13
CONDOMINIUM PERMIT: CP 02-08
COASTAL DEVELOPMENT PERMIT: CDP 02-32 TvS7Tnr»our» ivmrinwuiuuivrr DT AIVTOSITE DEVELOPMENT PERMIT: SDP 02-14 PROPOSED IMPROVEMENT PLANS
QMOTE UMTS i * j J.KC SFfOfiEp AS
OTIjnSt/SUBDIVUJXR:
HUH:
SHEET 2 OF 3 SHEETS
MULT mono pm'iiiiniup.A uunrau unnn> MinimmipKM nOKRU BOBUTUD. SOm 104noNiiiB, u noMPEOXI m.: (TM) Tts-saas
t. LKUt ummiynun; i panmv or nucr i or ugmu uu nucri. rAaum Muummn ion : icm or CUUBID4. DID DBimcT: OTT OT C1RUUD
•. KBOOI ranroci (»): anuniD onnra SCHOOL minm
i. auraia u BBomB. vna. ion:t. npo DAT* BURnm)-a/a/BB10. mncm or GaxDaxmiiif U/UM-H
1. AUTOIAHC HRE SPRINKLER SY31DJS SHALL BE INSTALLED ON ALL STRUCTURES.
N01&m-mi umnaantCAIT OF TCP or DaviMa UPC ran. PITER FLO-OARD onotr i THE DRIVEWAY SHALL BE POSTED AS A FIRE LANE.
1 ALL UNITS SERVED BY THE DRIVEWAY SHALL, BE ADDRESSED ON JETTERSON ST.
4. A MONUMENT SUN SHALL BE PROVIDED AT DfflVEWAY ENTRANCEINDICATOR UNITS SERVED BY THE DRIVEWAY.
B. THE DRIVEWAY SATE SHALL BE REVIEWED AND MOORED OR REPLACEDTO THE SATISFACTION OF THE CARLSBAD FIRE DEPARTMENT.MMWKY VMU. (KZ PUN}
PKPOXD AMHICOTURAL W*1<K1 HJK)
PRV. OBttCHON OF DUMMZ
REFERENCE STATE OF CAUFORNIA DEPARTMENT OFTRANSPORTATION STANDARD SPECIFICATIONS (JULY 1MO)
AND STANDARD PLANS (JULY 1888)
CUT: 4,000 C.Y.
FILL: BOO CT.
C.T.
mm: •comnuiMn MAP vor APPUCABU*
PIRO JTtf WMKR/NC
830 BOASDWALX. SUITS mD~SAJV MARCOS. CA. 92069
744-3700
v JKKFEHflON
Parking Garage (Basement)
(Third Level)
Grade (First Level)
(Roof Level)
(Second Level),
Private Use Areas Common Use Areas
Detail and Summary Plans
Site / Plot Plan
Index
Al COVER SHEET
A2 PARKING GARAGE BAESMENT
A3 FIRST STORY FLOOR PLAN
A4 SECOND STORY FLOOR PLAN
A5 THIRD STORY FLOOR PLAN
A6 ROOF DECK AND ROOF PLAN
A7 ELEVATIONS
A8 SECTIONS
LI LANDSCAPE PLAN
Units Square Footage
Unit Deck Patio and Fenced Yard
A 1894 166 Yes
B 2134 Yes
C 1894 480
D 1894 452
E 1894 96 Yes
F1894 576
G 1894 280
H 2134 Yes
I 1894 192 Yes
J 1894 192 Yes
K 1894 192 Yes
21314 2626
Common Area Decks 5124
Parking Garage
13392
Site Address:
1106 Las Floras Drive,
Carlsbad, Calilifornia 92009
APN: 155-180-31
These Plans are Conceptual and Not for Construction Cover Sheet
PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT
(Sub-Grade)Parking Garage
TO
D2
5
Tl
LUe>
Tl
Tl
LU
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ivNOiivonag visgaoinv NV xg
Scale 1/8"=1'0"
Garage Basement
CD
Scale 1/8"=1'0"First Story Floor Plan
§ •CO ?,
1 Js
a> • ^
U_ 5 f; ';•
UJ
^^ iHm
LJJ
00
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LJJe>
Scale 1/8"=1'0"
LU
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Second Story Floor Plan
Scale 1/8"=1'0"
Third Story Floor Plan
6 , Sfj
I i d §™ ! !•;
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LJJ
LJJ
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A5
T_S is9> -j >•;
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LLJ
LU
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Scale 1/8"=1'a'
Roof Deck and Roof Plan A6
Front (South West) Elevation (Jefferson Street)
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Back (North East) Elevation (15)
Left (North West) Elevation Right (South East) Elevation (Las Flores)
ELEVATIONS
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These Plans arc Conceptual and Not for Construction A8
Patio
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Garage
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Landscape Concept Plan
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