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HomeMy WebLinkAbout1995-03-15; Planning Commission; ; CT 94-05|PUD 94-04 - POINSETTIA SHORES PLANNING AREA A-2APPLICATION JKMPLETE DATE: DECEMBER 16. 1994STAFF PLANNER: ERIC MUNOZSTAFF ENGINEER: JIM DAVIS STAFF REPORT DATE: MARCH 15, 1995 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: CT 94-05/PUD 94-04 - POINSETTIA SHORES PLANNING AREA "A-2" - A request for approval of a Tentative Tract Map and Planned Unit Development for 49 single family detached homes on 5,000 square foot rninimurn sized lots within the 10.5 acre P-C (Planned Community) zoned parcel of Planning Area "A-2" hi the Poinsettia Shores Master Plan located north of the Batiquitos Lagoon and east of the railroad right of way, in the Coastal Zone, within Local Facilities Management Zone 9. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution Nos. 3753 and 3754, APPROVING CT 94-05 and PUD 94-04, respectively, based on the findings and subject to the conditions contained therein. n.PROJECT DESCRIPTION AND BACKGROUND This project is proposing a Tentative Tract Map and Planned Unit Development to develop Planning Area "A-2" in conformance with the Poinsettia Shores Master Plan with 49 detached single family homes. A Tentative Tract Map is required per the Subdivision Map Act to subdivide the property into 5,000 square foot minimum sized lots. A Planned Unit Development Permit (PUD) is required since the project addresses several components of the intent and purpose of the Planned Development Ordinance as listed in Section 21.45.010 of the Zoning Ordinance. Specifically involved are: separate ownership of planned unit development lots, development in accordance with the General Plan and applicable master plan, the allowance of flexibility in project design while providing for essential development standards and the provision of development which will be compatible with existing and permitted future surrounding developments. Accordingly, the project proposal includes subdivision into less than 7,500 square foot lots and the use of private streets. The site has a General Plan land use designation of RM (Residential-Medium). Per the Master Plan and RM designation, Area "A-2" is allowed a density range of 4-8 dwelling units per acre (du/ac). The proposed density of 4.7 du/ac, therefore, is consistent with the Master Plan. CT 94-05/PUD 94-04 ™ POINSETTIA SHORES PLANNING AREA "A-2" MARCH 15, 1995 PAGE 2 The site itself is essentially flat and has no unique topographic features or significant environmental resources. North of the site is the future roadway of Avenida Enemas; east and south of the site is the existing Windrose Circle roadway. West of the site is vacant land associated with Planning Area "A-3". The master tentative map for Poinsettia Shores (CT 94-01) approved in August 1994 allowed the mass grading of the master plan property, the construction of the Avenida Enemas roadway and related infrastructure to allow the development of individual planning areas. Only finish grading is required to the mass graded site for the development of Area "A-2". The project's finish grading involves 22,000 cubic yards (CY) of cut, 18,800 CY of fill and 3,200 CY of export to another location on the master plan property. Internal to the planning area, near the corner of Avenida Encinas and Windrose Circle, a pedestrian pathway extends from the terminus of Street "12" to an access gate through the noise wall. This will allow an additional pedestrian access opportunity to Avenida Encinas (Exhibits "C", "K" and "M"). The location for Planning Area "A-2" within the Master Plan is depicted on the attached Location Map. The detached single family homes will feature three floor plan types as shown on Exhibits "E" - "G": Plan type A has 2,282 square feet (proposed height 20V2 feet); Plan type B has 2,549 square feet (proposed height 261/a feet), and; Plan type C has 2,760 square feet (proposed height 25 feet). Elevations are depicted on Exhibits "H" - "J". No plan type exceeds two stories. The proposed architecture is contemporary with roof tile, stucco accented with wood trim and a variety of roof planes and articulation so that consistency is maintained with the City's Small Lot Architectural Guidelines (which applies to detached single family homes on lots less than 5,000 square feet). Every unit provides more than the rninimum area requirement for a two car garage. An internal 36 foot wide private street will serve the project with guest parking allowed on each side. The overall site plan for the project is depicted on Exhibits "C" and "D". The project is designed to meet the City's Noise Policy that applies to new residential development (over 5 units) within the City. Noise barrier wall heights and details (consistent with the project's noise study) are shown on Exhibits "K", "L," and "M". A trail segment consistent with the Master Plan is shown on Exhibit "D". The project will take access from Windrose Circle via a private street. Gated entries are proposed and designed into the project consistent with Engineering Department and Master Plan standards. Signage is proposed for the subject planning area near the project entrance hi the form of the Village Identity Sign which meets pertinent Master Plan criteria (Exhibits "L" and "M"). The proposed landscape concept (Exhibits "K" - "M") is designed to screen the development along the perimeter and from the Avenida Encinas and Windrose Circle roadways; and to promote land use compatibility with adjacent future planning areas. CT 94-05/PUD 94-04 ™ POINSETTIA SHORES PLANNING AREA "A-2" MARCH 15, 1995 PAGE 3 HI. ANALYSIS The proposed project is subject to the following land use plans and regulations: A. Carlsbad General Plan B. Poinsettia Shores Master Plan - MP 175(D) C. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance) D. Carlsbad Municipal Code, Title 21 (Zoning Ordinance), including: 1. Chapter 21.45 Planned Development 2. Chapter 21.85 Inclusionary Housing 3. Chapter 21.90 Growth Management E. West Batiquitos Local Coastal Program (LCP) A. GENERAL PLAN The approval of the Poinsettia Shores Master Plan involved several findings of consistency with the City's General Plan. All development consistent with the master plan is therefore inherently consistent with the General Plan. By providing a product type at or below the approved density for the subject planning area, the master plan's implementation maintains consistency with the General Plan. By supplying residential market rate units per the master plan, the project is consistent with the Land Use and Housing Elements of the General Plan. The master plan was not required to provide any additional open space beyond natural open space areas previously dedicated by the master plan property. Since natural open space dedications are not required of this planning area, this project is consistent with the Open Space Element of the General Plan. By conducting a noise study and designing the project to comply with the City's noise policy for new residential development, the project is consistent with the Noise Element of the General Plan. B. POINSETTIA SHORES MASTER PLAN - MP 175(D1 The proposal for Area "A-2" is in conformance with the governing master plan. The master plan allows up to 50 single family dwelling units to be constructed on 5,000 square foot rninimum sized lots (49 dwelling units are proposed). The master plan provides certain development standards and design criteria which are complied with and summarized as follows: (1) an CT 94-05/PUD 94-04 POINSETTIA SHORES PLANNING AREA "A-2" MARCH 15, 1995 PAGE 4 average setback of 25 feet for all homes within the planning area from Avenida Encinas is maintained; (2) minimum lot size is 5,000 square feet; (3) no structures will exceed the 30 feet/two story height limit associated with this planning area; (4) the proposed architecture is consistent with the City's Small Lot Architectural Guidelines. In addition, the Master Plan refers to the PD Ordinance (since a Planned Unit Development Permit is involved). Compliance with the PD Ordinance development standards is discussed in Section D.I of this report. All other aspects of the master plan pertinent to Area "A-2" are complied with by the proposed project including the provision of a trail segment, adequate and appropriate landscaping and the provision of private passive and active recreation areas. C. CARLSBAD MUNICIPAL CODE - TITLE 20 Since land subdivision into 5,000 square foot minimum sized lots consistent with the Master Plan is proposed, this project must comply with the Subdivision Map Act and the City's Subdivision Ordinance (Title 20). As reviewed and conditioned by the Engineering Department, the proposed project meets all applicable requirements relating to subdivisions hi the City. No serious public • health problems will be created by the proposed subdivision. All necessary public facilities and infrastructure improvements, including circulation, drainage, sewer, water and utilities have either already been provided through the master tentative map (CT 94-01) or are conditions of approval for this project. All required findings per the Subdivision Map Act and the City's Title 20 are contained in Planning Commission Resolution No. 3753 for CT 94-05. D. CARLSBAD MUNICIPAL CODE - TITLE 21 D.I. Chapter 21.45, Planned Development In addition to the specific development standards established by the Poinsettia Shores Master Plan (as discussed above) the Planned Development (PD) Ordinance is designated as the implementing ordinance for Planning Area "A-2". All of the required findings for the granting of a Planned Unit Development Permit (governed by the PD Ordinance) are contained in Planning Commission Resolution No. 3754 for PUD 94-04. Below is an overview of the PD standards compared against the proposed project. (a) Density: The number of dwelling units in a planned development shall not exceed the density permitted by the underlying zone. The proposed density of 4.7 du/ac is within the allowed range of 4-8 du/ac per the Master Plan and RM designation. CT 94-05/PUD 94-04 POINSETTIA SHORES PLANNING AREA "A-2" MARCH 15, 1995 PAGE 5 (b) Setbacks: (1) Required setbacks from Arterials/Major Arterials/Secondarv Arterials. The Master Plan allows a 25 foot average setback from Avenida Encinas with a minimum of 20 feet. This project exceeds the standard. (2) Front Yard setbacks. Twenty foot front yard setbacks provided on each lot. (3) Corner Lot setbacks. Ten feet or more provided for corner lot setbacks. (4) All setbacks are measured from the property line, or in the case where individual property lines are not present, at the edge of the street curb or sidewalk, whichever is closest to the structure to the subject setback. Setbacks measured from back edge of sidewalk closest to structure. (5) Distance between single story structures and/or between structures when more than ten structures in a row front or back on a street. Although no standard is given for the distance between two story structures when more than ten in a row front on a street, the average distance between two story structures is twenty feet. The project also complies with the City's Small Lot Architectural Guidelines which prevents monotonous streetscapes and ensures architectural quality and variety. (c) Resident Parking: All units must have at least two full sized covered residential parking spaces. All units provide more than the minimum area for a two car garage to accommodate either an additional compact or standard sized car. 98 covered resident spaces are required; 147 covered resident spaces provided. (d) Visitor Parking: 15 guest spaces required: 30 guest spaces provided. (e) All building setbacks from open parking areas shall not be less than five feet: No open parking areas associated with this project; only on-street parking allowed on both sides of 36 foot private streets for guest parking. (f) Screening of parking areas: All open parking areas shall be screened from adjacent residences and public rights of way. No open parking areas associated with this project as stated above. (g) Recreational Space: 200 square feet per unit is required. This project exceeds this standard with the provision of 15 by 15 feet of private passive recreation area with each unit (Exhibits "C" and "D"), and access to the master plan recreation center - Planning Area "M" (SDP 94-03). CT 94-05/PUD 94-04 POINSETTIA SHORES PLANNING AREA "A-2" MARCH 15, 1995 PAGE 6 (h) Streets: 36 foot private street allowed with parking on both sides. The project proposes the above allowed type of private street to serve the development. (i) Lighting: Lighting adequate for pedestrian and vehicular safety and sufficient to minimize security problems shall be provided. Project lighting is designed and conditioned to prevent illumination onto adjacent properties. A lighting plan subject to Planning Director approval is required prior to final map recordation. (j) Utilities: There shall be separate utility systems for each unit. This will be provided for each unit. (k) Recreational Vehicle storage space: Planning Area "E" (SDP 94-03) is the designated RV storage site for the Master Plan and subject planning area. (1) Storage space: Separate storage space of at least 480 cubic feet (CF) shall be provided for each unit. Each unit provides garage space in excess of the minimum required for a two car garage, satisfying this standard. (m) Refuse areas. Curbside refuse pick up is adequate for this detached single family subdivision, eliminating the need for centralized refuse pick up areas. (n) Antennas. No individual antennas will be permitted. Each project shall have a master antenna or a cable television hookup. No individual television antennas will be allowed; satellite antennas may be allowed as regulated by Section 21.53.140 of the Carlsbad Municipal Code. The project also is consistent with the design criteria outlined in the PD Ordinance. Findings relating to the project's conformance to these design criteria are contained in Planning Commission Resolution No. 3754 for PUD 94-04. In summary, the plan is comprehensive and innovative in that it accounts for the location, constraints (noise) and shape of the site. Adequate usable open space and recreation areas are provided. Buildings are well integrated and the provision for required parking areas and vehicular and pedestrian circulation is made. Being a part of an approved master plan, there will be no disruptive elements introduced into the community by the proposed project. The internal street system is functional while not dominating the site and all common areas are accessible to the future residents and well related to each other. Finally, architectural harmony will be obtained within the area through appropriate building height limitations, perimeter screening/buffering and proper planning of adjacent planning areas. D2. Chapter 21.85, Inclusionary Housing This project's inclusionary affordable housing requirement is satisfied by the approval and development of Planning Area "D" within the Master Plan (CT 94-10/CP 94-03/SDP 94-08) or CT 94-05/PUD 94-04 POINSETTIA SHORES PLANNING AREA "A-2" MARCH 15,1995 PAGE? the approval of an offsite Affordable Housing Agreement. Either case will result in the provision of 90 affordable housing units, consistent with the Master Plan. A detailed summary of master plan affordable housing provisions is contained in the staff report for Area "D" (CT 94-10). While no units in the subject subdivision are required to be restricted as affordable housing units, the project will be conditioned so that no final map approval will be granted until the on-site project for Area "D" (CT 94-10) receives final map approval; or an off-site Affordable Housing Agreement is approved by to the Planning Director and Community Development Director. D J. Chapter 21.90, Growth Management The proposed project is located within Local Facilities Management Plan Zone 9 in the Southwest Quadrant. The impacts created by this development on public facilities and compliance with the adopted performance standards are summarized as follows: FACILITY CITY ADMINISTRATION LIBRARY WASTE WATER TREATMENT PARKS DRAINAGE CIRCULATION FIRE OPEN SPACE SCHOOLS SEWER COLLECTION SYSTEM WATER IMPACTS 182 square feet 97 square feet 49 EDUs N/A N/A 490 ADT Station No. 4 N/A CUSD 49 EDUs 10,780 GPD COMPLIANCE Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes The project is 1 dwelling unit below the Growth Management Dwelling Unit allowance for the property as permitted by the Poinsettia Shores Master Plan. Required facilities and services will be available to serve the project and the master plan. All required Growth Management findings are contained in Planning Commission Resolution No. 3754 for CT 94-04. E. WEST BATIOUITOS LCP The approval of the Poinsettia Shores Master Plan in January 1994 included a Local Coastal Program (LCP) Amendment (LCPA 91-02) for the West Batiquitos LCP which was approved by the California Coastal Commission on May 12, 1994. Coastal Commission's certification of LCPA 91-02 established the Poinsettia Shores Master Plan as the implementing CT 94-05/PUD 94-04 POINSETTIA SHORES PLANNING AREA "A-2" MARCH 15, 1995 PAGES ordinance/document for the West Batiquitos LCP. All development consistent with the master plan, such as the proposal for this planning area, is therefore in conformance with the West Batiquitos LCP and all applicable coastal regulations. A Coastal Development Permit issued by the California Coastal Commission will be required prior to final map approval. IV. ENVIRONMENTAL REVIEW As discussed in the Initial Study for this project (Environmental Impact Assessment Form, Part n), all potential environmental impacts associated with the development of this planning area have already been identified and mitigated to a level of insignificance. Environmental analysis and documentation for the master plan and subsequent planning areas was conducted for the Poinsettia Shores Master Plan (MP 175(D)) and the master tentative map (CT 94-01) resulting in the issuance and approval of Mitigated Negative Declarations. Since all applicable mitigation measures have either been completed or designed into the project (i.e. noise attenuation and noise policy compliance), no environmental impacts will result from the proposed development of this planning area. Therefore, a Notice of Prior Compliance was issued and duly noticed on January 30, 1995. V. SUMMARY AND RECOMMENDATION The proposed project is hi compliance with the Carlsbad General Plan, Poinsettia Shores Master Plan, West Batiquitos LCP and Carlsbad Municipal Code, Titles 20 and 21 as described in this report. Therefore, staff recommends approval of CT 94-04 and PUD 94-03, based on the findings and subject to the conditions contained within their respective resolutions. ATTACHMENTS 1. Planning Commission Resolution No. 3753 2. Planning Commission Resolution No. 3754 3. Location Map 4. Environmental Impact Assessment Form, Part n dated January 24, 1995 5. Notice of Prior Compliance dated January 30, 1995 6. Background Data Sheet 7. Disclosure Form 8. Local Facilities Impact Assessment Form 9. Reduced Exhibits "A" - "M" 10. Exhibits "A" - "M", dated March 15, 1995. FEBRUARY I. Bf3 BATIQUITOS LAGOON POINSETTIA SHORES RA. A-2--CT 94-05/PUD 94-04 EASEMENT NOTES: WATER DRAINAGE SEWTR OWNER CUWD SDCFCO CARLSBAD CARLSBAD S££ REC. DATE BK 7M8. PC 303,OR M/6/M F/W 7«-1tS3M UAP NO. tieie HAP NO. 1H1B HAP NO. 11B16 F/N B7-OW126.0R fl/J/74 B/12/88 9/12/B6 9/ia/w 2/2S/B7 REMOVE ffOMM REMOVE REMOVE REMOVE REMOVE PARKING SUMMARY: LOT 9 GENERAL NOTES: ASSESSOR'S PARCEL NO EXISTING ZONIWJ PROPOSED ZONING CXISTMC GENERAL PLAN OeSIGWrCTf . PROPOSED GENERAL PLAN DESICNATON . CONTOUR INTERVAL EARTHWORK SCHOOL DISTRICT *ATE» OSTRICT SEWER DISTRICT '. AVERAGE DAILY TRAFFIC TOTAL ACHES KUM6ER OF LOTS HUUfiER OF UNITS . DENSITY TOPOGRAPHIC SOURCE . . 21«-1*0-27,32^3 . PC (POiNSETW SHORES UASTER PLAN) PC (POINSETTIA SHORES MASTER PLAN) . (SEE GRADING ANALYSIS) . CARLSBAD UNIFIED SCHOOL DISTRICT . CARLSBAD MUNICIPAL WATER DISTRICT . CARLSBAD MUNICIPAL WATER DISTRICT . 490 . 10.3 AC. GROSS . *9 RESIDENTIAL LOfS . ! OPEN SPACE LOTS . 1 PRIVATE STREET LOT " .~ST LOTS GRADING ANALYSIS: THIS SITE WAS MASS GRADED UNDERTHE APPROVAL OF MASTER TENTATIVEMAP. C.T. 9*-01, FINAL GRADINGFOR THIS PLANNING AREA INVOLVES: EXPORT: 3.100 CY. BENCHMARK: DESCRIPTION: STANDARD DISC SET FLUSH IN EAST CORNERON NORTH ABUTMENT OF CAST BRIDGE LOCATION: A^PROX. 300 FEET SOUTH Of SOUTH ENTRYTO CARLSBAD STATE PARK 40 FEET EAST OF CENTERUNEOF NORTH BOUND CARLSBADBLVD. ON PONTo STREET BRIDGE NO7BB2 RECORD FROM: NORTH COUNTY VERTICAL CONTROL DATABOOK, PAGE 145 NO. OC 0147 ELEVATION: SO.-M M.s.L SHEET 1 Or 4 SHEETS C.T. 94-05 P.U.D. 94-04 TENTATIVE MAP FOR POINSETTIA SHORES PLANNING AREA A-2 LEGEND: SUBOMSW BOUNDARY. . -. . EXISTING WATER MAM EXISTING SEWER MAIN * U.K.. . COSTING STORM DRAW ... EXISTING nut HYDRANT . . EXISTING STREET UGMT. . . . PROPOSED FENCE PROPOSED FINISHED CONTOURS, PROPOSED WATER HAM. . . . PROPOSED SEWER MAIN A M.H. . PROPOSED STORM DRAIN * C.O. . PROPOSED CURB INLET. . . . I 500 f PROPOSED SPOT ELEVATION . . . CONCRETE BLOCK REGAINING **U- PROPOSED GUARDRAIL. (u-9J . PROPOSED SEWER FORCE MAIN. PROPOSED FlfiE HYDRANT. . . PROPOSED STREET LIGHT , . . LOT UNE ......... NOISE BARRIER WALLVISITOR PARKING LEGAL DESCRIPTION: LOT 2 OF CARLSBAD TRACT 94-01, w THE orr or CARLSBAD. COUNTY OF SAN DIEGO. STATE OF CALIFORNIA. ACCORDING TO MAPTHEREOF NO. 131B1. FILED IN THE OFFICE OF THE COUNTY RECORDEROF SAN DIEGO COUNTY ON J4NWK 2B.IM3. OF OFFICUC. RECORDS CIVIL ENGINEER/LAND SURVEYOR: 0-DAY CONSULTANTS. INC. 7220 AVEMDA ENCMAS. STE 20*CARLSBAD. CA. 92009 OWNER/SUBDIVIDER: KAJIA POINSETTIA CORPORATION. A CALIFORNIA CORPORATION7220 AVEN1DA ENClNAS, STE 200CARLSBAD, CA. 92009 NORIKO SAIGA REVISED FT6. 7. 199SREVISED JAN. 27, 1995 REVISED JAN 19BSWCVSEff CCT TS94REVISED JUNE '994REUSED KAR 1994 r' NQV. 1991 -t. AS_EBO«M- i «w, C Q'D- jci «o.. 82=1016. &—try-* DATE.*«gi GEORGE Q'OAY^ f RCE7'"MbM EXHIBIT "A"A" TYPICAL SKTJON -DUSTING NAVIGATOR CIRCLE Iff AJ X 1 ". * . .r_l r. 1 JT ' ir _a (UO ' OTTO rrp/ou. SECTION - Dtisnxc WHDHOSC emeu <PUKX) AND AYtHIDA CHCINAS OH-S1TE (fugue) dfl- JL JT . 4j' • -a A£ WbQOff TYP/CAL srcnow - pprviTT CTpr X W W Iff ^3. ! r*- wr •«• eu» -At mooff« o/nur TVPVCAL SrCTJOM - PR/VATF STffFFT eDfxn unjrt t Ages osxxt _ C flsoew M* *»mjio aur S£C77QM_^- PRIVATE ^ ^x^; vfjy: amaur ^» '*aTO» ^ AC »««W OO *WtMB B«F . CAL SfCTIOK - AVENtDA EMC/MAS "-=s" b^vs TYDirw i nT nPAiwirr nfTAllJTPJCAL LUI UKAINAOb UblAlL LOT AREAS LOT NO. 20 jl •a13 24 • 15 IB IT28a 30 31 33 34» 36J7 3B 3» 40 41 41*J 44 4} 4« 47 48«e - 90- it LOT UREA (SF) use 6580 WOO 7250 7010 7440 7020 TltO 730 7250 7740 7900 TWO 6190 6140 TWO 8120 11000 M70 6880 7040 7030 IOS»85*0 MOO ei40 6200 6060 7230 (MO (BOO 6150 9&30 5800 6190 8020 8770 89*0 7300 7S30 6300 7560 10*00 WM 7I» 9090 2680 SJ./0.06 JC, 9.800 S.F./0.4S It lent PRWUTt STRECTS «M BC LOCAJWW: APPffOT. 300 FCI7 SOtTTH Of SOUTH C N PWTO ^^ BRIOCE M0- *7882 RECORD rROU: NORTH COUWTY VERTICAL CONTROL D*T*BOW. P*CE T« NO. oc fit-? OIVATION: SO.SS8 M.S.L SHEET 2 OF 4 SHEETS CT. 94-05 P.U.D. 94-04 4 . G. 0-D. m ui. 92-1016 tNGINEtP DF VDPK' EXHIBIT "B' I. TWL SlWJ. K COKSTRUCED WC 1. STREET UGHTS 9*U __CDWino «*» ?c M nwr w KW-SOPJ* *MBO) UCMTS. SIGHT DISTANCE TABLE ,_ r?sr I OESGN**3noo> SPEID 1 «N OtN SPia tA££M£KT SW1 BEDGXCMUl TO TIC FWJPOTTr OmtR/ HOMCWnfF-5 ASSOC FOR «N*TE TRH. PURPOSS. Q- iy__ ur_ . , */// X^i ••"- %/>"/'? !o-4'fe°rt \" '^tfc«M -"^f- '^^^(r-^p'/.;-•••• k - 4fl^ • • r^si!ftip -,'!4'm \ '.SHEET 3 OF 4 SHEETS C.T. 94-05 P.U.D, 94-04 'aa^4^ .^^illvf^^'fiiji•M:L . \ •-:.; ! . ;• / • ••'. / • V" v4--ll\v. v^r-1 ";> OfTSTE smER TO CONNECTTO E»ST. ir srwcfi w 70 PIMP STATIC* Hpuwiwe WE* *-« vv^/:^/fI/:. . )• , ^;\N;\ vl;|;¥^~*•'% "iL^-m:-'] • •" r>-.;\ v|\^rr"' ~7// ; /A:.'^''! ;'! ' / l gsaiia" Yvv\v ra"?1395"REVtSEC *««- 'Mi. ,/• BENCHMARK: «*=.«.». «»««» ( "^-'''!."SI CWWCTON NOtTM HBLTMEWT W OST BfiDCE TO CW.5WD ST*T WW « (in EASTOF CENTERUNE OF NOCTX BOLWD C*BL5BW B NO. «BE2 « • D€S«NEO ffT: J.C. WTI: . •BBJCCT MCB • c. 071. joe NO.-__ya-toit_ [NCiNCER QT WO«K: ^fe%[Sa'CTJ. 7 ^Tair.' EXHIBIT "C" SHEET 4 OF 4 SHEETS C.T. 94-05 • P.U.D. 94-04 0 IK H.'Sn I FEB1-OI99S/ .OCAfiCPt: AP0"!!*. 300 TET SOUTH 3f SOUTH EVT TD CARLSa«0 STATE =*RIC a FET E>S^ *NORTH 90LW) OA33AO 1W. ON "ONTO STHETI 3«IOCE W. A»9I COUNTfaoox. pict us w. oc 50.5M U.S.L EXHIBIT "Dr PLAN A SECOND FLOOR PLAN 03 PLAN A 2282 S.F. FIRST FLOOR PLAN SCALE : l/4*M'-«* • 1 4 PLANNING AREA A-l AND A-2 THE VILLAGE OF DEAUVTLLE EXHIBIT "E' PLAN B SECOND FLOOR PLAN PLAN B 2549 S.F. FIRST FLOOR PLAN antu : ur.r-r tit PLANNING AREA A-l AND A-2 THE VILLAGE OF DEAUVUJLK If iii K I 2 OP 6 EXHIBIT "F' tt PLANC SECOND FLOOR PLAN an* f4H. «-*•"v4 jr~nx3i>tte «»••T jSp ^ffe*.. I ?5f//^ ^ .*'»*V-MIN. "It PLAN C 2760 S.F. FIRST FLOOR PLAN SCALE : Ufal'-tr • 2 4 8.ii GO W 203 1O |HH 2KM Ocn i8 PLANNING AREA A-l AND A-2 THE VUiAGE OF DEAUVILLK 3 OP 6 EXHIBIT "Gr LEFT ELEVATION TTTH-.AI. PLAN A FRONT ELEVATION SCA1X : WmT-r • 2 4 • RIGHT ELEVATION REAR ELEVATION PLANNING AREA A-l AND A-2 THE VILLAGE Of DEAUVIIXK EXHIBIT "H" LEFT ELEVATION FRONT ELEVATION 9CAUI : l/«-.r-f • 1 4 • H RIGHT ELEVATION REAR ELEVATION PLANNING AREA A-l AND A-2 THE VILLAGE OF DEAUVILLE pi111 03 tf 1o § ffi 8 oo w 5 OP 6 EXHIBIT "I" PLANC FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION PLANNING AREA A-l AND A-2 THE VILLAGE OF DEAUVILLE Iiii ui i CO SOo ^ ssi 6 OP 6 EXHIBIT "J' rJXLrrrx; P^ANT MATERIAL PALETTE \ PI ANT ZQHE PEflCEMtAQES __ IOMI ONii l.TOO IF. ON 1.1% Of TOTAL LAMO4CAF1 AfltA TURF: 4.0M t.F. OH 1.1% Of TOTAL LAHO«CA« AHCA TOTAL LANOSCAVC ARCA . 4BJIJ SJ^QH. 1QJ% f TOTAL SftE TOTAL rHOJCCT UTf AREA . *»rMO S.F. (10,» ACRES) NOISE A V EN IDA ENCINAS IMPROVEMENT PLANS FOB PROPOSED LANDSCAPING OEVONO SQLiffBLOCK WALL DWG I1JT-9U -i-- 'STEEL TUBE rflj V ?ewi< s LANDSCAPE CONCEPT, PLAN W3INSETTIA SHOES,' • COMBINATION SOLID BLOCK1 WALL \ Tiraurm* i T\.l . /^ ' X^^aXAND STEELiTUBe tt'jTTPi (ftS NOTED) TESHIMA DeSIGW GROUP /^^T^N, '/ ../ 't' I .\ . \ \ LA^DSCAPB AJtCHITIOTURC (fff^ ^\T>«..«T' lsj*-ra)i)s EXHIBIT "K" C.T. 94-05P.U.D. 94-04 \—TS'ilS' PRIVATE PASSIVE' - v REC. AREA TYP. \ \ VANOSCAPINQ FOR \ MOTIt TH*tk ADO L*NOICA»IM« •MALL \ II COH»T»UCTIB COttCUHUfBtlT •/I Tttf tMPHOVfWIMTt TO *«IA A'l IVATE PEDESTRIAN TRA --, - - M~^-' ~ 1 VlLlAOI IDCNTtTV/SICN— -• ' -:'; _-• LANDSCAPE CONCEPT PLAN r POINSETTIA SCORES! AREAIA-2 EXHIBIT "L" SOI.IO BLOCK EI.EVATIOM 12* X 12* CANTERRA STONE. BEIGE COLOR :RINO C Y__PII.ASTEIt_ SECTION /Q\ COMMUNITY IDENTITY SIGN ELEVATION SCALE: 1/2'aT-O* KO« TAJI HLLEO O>OW) Sij r..' JNTEBIUH FENCING SCALE 3/4'sV-O* MAX. ELEVATION \ VILLAGE IDENTITY SIGN .__ I teAit~»/-n."i-Hi' LANDSCAPE CONCEPT PLAN POINSETTIA SHORES, AREA A-2 Sf 15 SI ! Ul PL-3 EXHIBIT "M"