HomeMy WebLinkAbout2024-10-16; Planning Commission; ; Grand Hope Medical Office BuildingMeeting Date: Oct. 16, 2024 1
To: Planning Commission
Staff Contact: Lauren Yzaguirre, Associate Planner; 442-339-2634,
Lauren.Yzaguirre@carlsbadca.gov
Subject: Grand Hope Medical Office Building
Location: 2879 Hope Avenue, Carlsbad CA 92008/ 203-202-13-00/District 1
Case Numbers: SDP2023-0025 (DEV2023-0122)
Applicant/Representative: Kirk Moeller, 760-814-8128, kirk@kmarchitectsinc.com
CEQA Determination: ☐Not a Project ☒ Exempt ☐ IS/ND or IS/MND ☐ EIR
☐Other:
Permit Type(s): ☒SDP ☐ CUP ☐ CDP ☐ TM/TPM ☐ GPA ☐ REZ ☐ LCPA
☐Other:
CEQA Status: ☐The environmental assessment IS on the Agenda for discussion
☒A CEQA determination was already issued. That decision is final and
IS NOT on the Agenda
Commission Action: ☐Decision ☒ Recommendation to City Council ☐ Informational (No Action)
Recommended Actions
That the Planning Commission ADOPT Planning Commission Resolution (Exhibit 1), RECOMMENDING APPROVAL
of Site Development Plan (SDP) 2023-0025 based upon the findings and subject to the conditions contained
therein.
Existing Conditions & Project Description
Existing Setting
The subject site is a 0.16-acre (7,000-square-foot)
lot, located at 2879 Hope Avenue, at the northwest
corner of Hope Avenue and Grand Avenue. The lot
contains an existing 1,456-square-foot, one-story
medical office building and 10-space parking lot. The
parcel is generally flat and mostly hardscaped with
perimeter landscaping. The lot contains an existing
driveway connecting the parking lot to Hope Avenue.
The site is surrounded by multi-family uses to the
north, south and west and single family uses to the
east.
Site Map
Oct. 16, 2024 Item #1 1 of 85
COMM I SS I ON PLANN ING
Staff Report
0
Table “A” below includes the General Plan designations, zoning and current land uses of the subject site and
surrounding properties. Also refer to Exhibit 2 for larger site map.
TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan Designation Zoning Designation Current Land Use
Site Village/Barrio (V-B) Village/Barrio (V-B) – Village
Center (VC) per the VBMP
Medical Office
North R-15, Residential (8-15
du/ac)
Multiple-Family Residential
Zone (R-3)
Multi-Family Residential
South Village/Barrio (V-B) Village/Barrio (V-B) – Village
Center (VC) per the VBMP
Multi-Family Residential
East R-15, Residential (8-15
du/ac)
Residential Density-Multiple
Zone (RD-M)
Single Family Residential
West Village/Barrio (V-B) Village/Barrio (V-B) – Village
Center (VC) per the VBMP
Multi-Family Residential
(Condominiums)
General Plan Designation Zoning Designation
Proposed Project
The applicant proposes to demolish the existing 1,456-square-foot medical office building and construct a new
medical office building. The modifications are as follows:
•Proposed Medical Office Building
A 10,671-square-foot, two story, 34-foot-tall, three-unit, medical office building will be constructed.
The medical office building will contain three tenant spaces including a 2,051-square foot ground floor
unit (unit 1) and a 2,0730-sqaure foot and 2,084-square-foot second floor unit (units 2 and 3
respectively). Units 2 and 3 will have private balconies. A 395-square-foot common egress balcony is
proposed on the second floor fronting Hope Avenue. The ground floor will include an attached, one-
story, 2,803 square-foot enclosed parking garage with a trash and recycle area and utility room. The
parking garage will contain four parking spaces and two lift spaces (two parking spaces per lift) for a
total of eight spaces, one of which will be an American with Disabilities Act (ADA) compliant space. All 8
spaces will be electric vehicle (EV) installed. The project also includes 441 square feet of stairs and 494
square feet of common lobby area on the ground floor as well as 284 square feet of common lobby
area and 441 square feet of stairs on the second floor. The architectural design is characterized as
Modern and includes building materials such as white and gray stucco, gray porcelain tile, concrete
Oct. 16, 2024 Item #1 2 of 85
blocks, clear glazed storefronts and decorative metal accents. The project also includes revised
perimeter landscaping.
•Grading & Improvements
Grading for the proposed improvements and uses consist of 55 cubic yards of cut, 20 cubic yards of fill,
35 cubic yards of export and 700 cubic yards of remedial grading. The project also proposes
construction of a new 15-foot-wide parkway along Grand Avenue with a 10-foot-wide sidewalk and 5-
foot-wide landscaped area with street trees. On Hope Avenue, the project will replace the existing 5-
foot-wide sidewalk, curb and gutter along the project frontage to accommodate the new driveway
approach. New perimeter landscaping is proposed.
Project plans are attached to the staff report (Exhibit 8). The improvements and uses described above are
hereinafter referred to as “Project.”
Public Outreach & Comment
The Developer has completed the Early Public Notice procedures pursuant to City Council Policy No. 84
(Development Project Public Involvement Policy). A notice of project application was mailed on Oct. 6, 2023 to
all owners of property located within a 600-foot radius of the project site. A two-foot-tall by three-foot-wide
yellow sign was also posted at the project site on Oct. 3, 2023, notifying all pass-by traffic of the project, which
provides project name, application numbers, description, as well as both Developer and city staff contact
information. A total of 131 property owners were notified through the notice of project application.
A total of four comments were received as a result of the early public notice. Comments received listed concerns
regarding traffic, noise, parking and building height. Additional concerns allege that the current property was
abandoned and had become a location for illegal dumping and loitering. All public comments have all been
provided as an attachment to the staff report (Exhibit 5).
Response to Public Comment & Project Issues
Concerns raised during the early public notice included foot and vehicle traffic, noise, parking, building height
and parking, and illegal dumping/loitering.
•Traffic: The medical office project is estimated to generate 394 average daily trips (ADT) which is an
increase of 321 ADT from the estimated trips based on the existing medical office use. The vehicle level
of service (LOS) on Grand Avenue and Hope Avenue will not be significantly impacted by the increase in
ADT. Pedestrian LOS was evaluated and was found to be adequate.
•Noise: Birdseye Planning Group conducted a noise study (January 2024) for the proposed project. The
study found that noise levels associated with the proposed HVAC system proposed on the office
building’s roof will not exceed 47 dBA at the north end and 51 dBA at the southern end of the proposed
building. Noise levels would be less than the 60 dBA residential limit at all surrounding residential units
and inaudible over ambient noise at the east facing first and second floor units. The report also
concluded that long term traffic operation associated with the project would have no adverse effect on
noise levels at sensitive properties within proximity to the site, including the surrounding residential
uses.
•Parking: Pursuant to Assembly Bill 2097 (AB 2097), the city is prohibited from requiring parking for
projects located within one-half mile of a major transit. Irrespective of proximity to public transit, state
law allows the city to continue to apply minimum parking standards for electric vehicle (EV) charging
stations as well as required parking spaces accessible to persons with disabilities (ADA). The parking
requirement is based on the total number of actual parking spaces that would have otherwise applied
to the development if the state code section did not exist. The project is located approximately 0.4
Oct. 16, 2024 Item #1 3 of 85
miles from the Carlsbad Village Train Station and therefore no standard parking spaces are required for
the development of the medical office building. The total number of actual parking spaces that would
have otherwise applied to the project is 23 spaces, and therefore a total of 1 ADA space, 1 EV installed
space, and 3 EV capable spaces are required. The project proposed to provide a total of eight spaces (1
EV installed ADA, 7 EV installed standard spaces), which exceed minimum parking space requirements.
• Building Height: The Village & Barrio Master Plan allows for four stories and 45 feet in the Village
Center (VC) District. The project is proposed at 34-feet and two stories which is under the maximum
allowed.
• Illegal Dumping/Loitering: After receiving comments about illegal dumping and loitering, the owner
promptly addressed the issue by cleaning up the site. Additionally, the owner informed staff of their
plans to install temporary fencing to help prevent further incidents.
Project Analysis
General Plan Consistency
The City of Carlsbad General Plan includes several goals and policies that guide development and land use within
the city. A discussion of how the project is consistent with the applicable General Plan policies is summarized in
Exhibit 3.
Village and Barrio Master Plan and Municipal Code Consistency
The Village & Barrio Master Plan as well as certain requirements and provisions in Title 21 of the Municipal Code
(Zoning Ordinance) guide development and land use within the city, consistent with the General Plan. Specific
compliance with these relevant requirements is described in Exhibit 3 and 4.
Discretionary Actions & Findings
The proposed project requires the approval of a Site Development Plan, which is discussed below.
Site Development Plan (SDP 2025-0025)
Pursuant to Section 6.3.3 of the Village & Barrio Master Plan, approval of a Site Development Plan is required for
the construction of buildings over 5,000 square feet or projects with more than four dwelling units. Staff finds
that the required findings for this application can be met (Exhibit 3).
Environmental Review
In accordance with the California Environmental Quality Act (CEQA) and CEQA Guidelines, the City Planner has
determined that the project qualified for an exemption pursuant to CEQA Guidelines Section 15332, In-fill
Development Projects. On Aug. 1, 2024, a notice of intended decision regarding the environmental
determination was advertised and posted on the city’s website. No comment letters or appeals were received
and consistent with Chapter 21.54 (Procedures, Hearings, Notices, and Fees) of the Zoning Ordinance the City
Planner’s written decision is final. Refer to Exhibit 7 for reference.
Conclusion
Considering the information above and in the referenced attachments, staff has found that the proposed Project
is consistent with all applicable policies of the General Plan, Village and Barrio Master Plan, and the provisions of
the Municipal Code and Local Facility Management Zone 1. All required public improvement and utilities are
available to serve the proposed development. In addition, there are no environmental issues associated with the
Project.
The Project is conditioned to ensure the proposed Project’s compatibility with the surrounding properties and
that the public health, safety, and welfare of the community are maintained. The Project would be required to
comply with all applicable California Building Standards Codes and engineering standards through the standard
building permit and civil improvement plan checking process. Staff recommends the Planning Commission adopt
the resolutions, recommending approval of the proposed Project described in this staff report.
Oct. 16, 2024 Item #1 4 of 85
Exhibits
1. Planning Commission Resolution
2. Location Map
3. Project Analysis
4. Village and Barrio Master Plan Design Guidelines
5. Public Comments
6. Disclosure Form
7. CEQA Determination of Exemption
8. Reduced Project Exhibits
9. Full Size Project Exhibits “A” – “R” dated Oct. 16, 2024 (on file in the Planning Division).
10. List of Acronyms and Abbreviations
Oct. 16, 2024 Item #1 5 of 85
PLANNING COMMISSION RESOLUTION NO. 7522
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD,
CALIFORNIA, RECOMMENDING APPROVAL OF SITE DEVELOPMENT PLAN,
SDP 2023-0025, TO DEMOLISH AN EXISTING MEDICAL OFFICE BUILDING AND
CONSTRUCT A 10,671-SQUARE-FOOT, TWO STORY, 34-FOOT-TALL, 3-
TENANT MEDICAL OFFICE BUILDING WITH PRIVATE BALCONIES, A 395-
SQUARE-FOOT COMMON EGRESS BALCONY ON THE SECOND FLOOR AND A
ONE-STORY, 2,803-SQUARE-FOOT ENCLOSED PARKING GARAGE
CONSISTING OF FOUR PARKING SPACES AND TWO LIFT SPACES (TWO
PARKING SPACES PER LIFT) FOR A TOTAL OF 8 SPACES ON A 0.16-ACRE
PROPERTY LOCATED AT 2879 HOPE AVENUE IN THE NORTHWEST
QUADRANT OF THE CITY, THE VILLAGE & BARRIO MASTER PLAN, AND LOCAL
FACILITIES MANAGEMENT ZONE 1.
CASE NAME: GRAND HOPE MEDICAL OFFICE BUILDING
CASE NO.: SDP 2023-0025 (DEV2023-0122)
WHEREAS, Kirk Moeller, 11Developer," has filed a verified application with the City of
Carlsbad regarding property owned by William Cho, "Owner," described as
LOT 26 OF SCHELL AND SITES ADDITION TO CARLSBAD, IN THE CITY OF
CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING
TO MAP THEREOF NO. 2145, FILED IN THE OFFICE OF THE COUNTY
RECORDER OF SAN DIEGO COUNTY ON FEBRUARY 20, 1929.
(11the Property"); and
WHEREAS, said verified application constitutes a request for a Site Development Plan as
shown on Exhibit(s) "A" -"R" dated Oct. 16, 2024, on file in the Planning Division, SDP 2023-0025
(DEV2023-0122)-GRAND HOPE MEDICAL OFFICE BUILDING as provided by Chapters 21.06 and 21.35 of
the Carlsbad Municipal Code and the Village & Barrio Master Plan; and
WHEREAS, the Planning Division studied the Site Development Plan application and
performed the necessary investigations to determine if the project qualified for an exemption from
further environmental review pursuant to the California Environmental Quality Act, (CEQA, Public
Resources Code section 21000 et. seq.), and its implementing regulations (the State CEQA Guidelines),
Article 14 of the California Code of Regulations section 15000 et. seq. After consideration of all evidence
presented, and studies and investigations made by the City Planner and on its behalf, the City Planner
determined that the project was exempt from further environmental review pursuant to State CEQA
Exhibit 1
Oct. 16, 2024 Item #16 of 85
"., I
Oct. 16, 2024 Item #1 7 of 85
Guidelines section 15332 -In-fill Development Projects. CEQA Guidelines Section 15332 is a Class 32
exemption for projects under five acres, located within urbanized areas, and consistent with the General
Plan and zoning regulations for the site. The project will not have a significant effect on the environment
and all of the requirements of CEQA have been met; and
WHEREAS, on Aug. 1, 2024, the city distributed a notice of intended decision to adopt the
"In-fill Development Projects" exemption. The notice was posted for a 10-day period, which began on
Aug. 1, 2024 and ended on Aug. 10, 2024. The city did not receive any comment letters or an appeal on
the CEQA findings and determination. The effective date and order of the City Planner CEQA
determination was Aug. 10, 2024.
WHEREAS, the Planning Commission did, on Oct. 16, 2024, hold a duly noticed public
hearing as prescribed by law to consider said request relative to the Site Development Plan land use
application; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to
the Site Development Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A)
B)
Findings:
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the Planning Commission
RECOMMENDS APPROVAL OF SDP 2023-0025 (DEV2023-0122) -GRAND HOPE
MEDICAL OFFICE BUILDING, based on the following findings and subject to the following
conditions:
Site Development Plan, SDP 2023-0025
1. That the proposed development or use is consistent with the General Plan and any applicable
master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the
Carlsbad Municipal Code, and all other applicable provisions of this code, in that the project
proposes the demolition of an existing 1,456-square-foot medical office building, and in its place
Oct. 16, 2024 Item #1 8 of 85
the construction of a new 10,671-square-foot, two story, 34-foot-tall, 3-tenant medical office
building with private balconies, a 395-square-foot common egress balcony on the second floor
fronting Hope Avenue and a one-story, 2,803 square-foot enclosed parking garage consisting of
four parking spaces and two lift spaces (two parking spaces per lift) for a total of 8 spaces, all
on a 0.16-acre infill site located at 2879 Hope Avenue, within the Village Center (VC) District of
the Village & Barrio Master Plan. Medical office uses are permitted by right within the VC
District. The project is consistent with the various elements and objectives of the Village (V)
General Plan Land Use designation and the Village & Barrio Master Plan as discussed in the
findings below and in the project staff report dated Oct. 16, 2024, incorporated by reference,
with the exception of Village and Barrio Master Plan section 2.7.1.H, Building Massing. A
Standards Modification has been requested to allow a deviation from the building massing
requirement for the purpose of providing a significant public benefit. Staff has reviewed the
standards modification and concurs with the request. The Standards Modification request is
discussed in greater detail in findings 7 through 9 below.
2. That the requested development or use is properly related to the site, surroundings and
environmental settings, will not be detrimental to existing development or uses or to
development or uses specifically permitted in the area in which the proposed development or use
is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that
the proposed medical office building is located within the Village Center (VC) District of the
Village & Barrio Master Plan. The project will not be detrimental to existing uses or to uses
specifically permitted in the area in which the use is located in that medical office uses are
permitted by right in the VC District. The properties surrounding the Site to the south and west
are designated for VC uses under the VBMP. The properties located to the north along Hope
Avenue are designated as Multiple-Family Residential Zone (R-3). The properties to the east of
the Site, across Hope Avenue, are designated as Residential Density-Multiple (RD-M) Zone. The
project Site is immediately surrounded by residential uses on all four sides, including a four-
story condominium to the west, two two-story multi-family apartment buildings to the north
along Hope Avenue and south across Grand Avenue and a one-story, single-family, residential
buildings to the east across Hope Avenue. However, the greater surrounding neighborhood
provides a mixture of commercial and residential uses, including a hotel east of the site along
Grand Avenue, a shopping center south of the site between Grand Avenue and Carlsbad Village
Drive and an office building south of the site across Grand Avenue between Harding Street and
Jefferson Street and north of Carlsbad Village Drive. The medical office project is estimated to
generate 394 average daily trips (ADT) which is an increase of 321 average daily trips from the
existing medical office use. However, the project is located in Traffic Analysis Zone (TAZ) 809
per the City's VMT Guidelines, which has an existing VMT per employee of 17.1 miles. The
regional employee average for this TAZ is 20.6 miles per employee, which is 83.3 percent of the
regional mean. As a result, the project does not have a significant transportation VMT impact.
In addition, the vehicle level of service (LOS) on Grand Avenue and Hope Avenue will not be
significantly impacted by the increase in ADT. Pedestrian LOS was evaluated and was found to
be adequate. Pursuant to Assembly Bill 2097 (AB 2097), the city is prohibited from requiring
parking for projects located within one-half mile of a major transit stop. The project is located
approximately 0.4 miles from the Carlsbad Village Train Station, and therefore parking is not
required for the proposed medical office building. However, the project proposes to provide a
total of eight spaces.
3. That the site for the intended development or use is adequate in size and shape to accommodate
the use, in that the project consists of the demolition of an existing 1,456-square-foot medical
Oct. 16, 2024 Item #1 9 of 85
office building, and in its place the construction of a new 10,671-square-foot, two story, 34-
foot-tall, 3-tenant medical office building with private balconies, a 395-square-foot common
egress balcony fronting Hope Avenue and a one-story, 2,803-square-foot enclosed parking
garage consisting of four parking spaces and two lift spaces (two parking spaces per lift) for a
total of 8 spaces, all on a 0.16-acre infill site located at 2879 Hope Avenue, within the Village
Center (VC) District of the Village & Barrio Master Plan. Medical office uses are permitted by
right within the VC District. The Village Center District does not have maximum lot coverage
requirements; however, the project will meet the setback and height standards of the Village
Center District.
4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained, in that the project complies with all applicable
development standards (i.e. setbacks, lot coverage, parking and height restrictions) of the
Village Center District and the Village & Barrio Master Plan with the proposed standards
modification. The architecture of the building is compatible with the surrounding residential
and commercial development. Landscaping along the street frontages will be provided
consistent with the requirements of the city's Landscape Manual and the Village & Barrio
Master Plan.
5. That the street systems serving the proposed development or use is adequate to properly handle
all traffic generated by the proposed use, in that the proposed project is considered a corner lot
as it has two primary street frontages, Hope Avenue to the east, and Grand Avenue to the south.
The Grand Avenue segment between Jefferson Street and Hope Avenue has a Village Street
typology. The Hope Avenue segment between Grand Avenue and Home Avenue has a
Local/Neighborhood Street typology. The project is estimated to generate 394 daily trips, which
is a net increase of 321 trips as the existing medical office building is estimated to generate 73
trips. The vehicle level of service (LOS) on Grand Avenue and Hope Avenue will not be
significantly impacted by the increase in ADT. The project site is also located within 0.4 miles of
the Carlsbad Village major transit station which provides bus, train, and Coaster service on a
daily basis. In addition, the Developer will be required to pay traffic impact fees in accordance
with Carlsbad Municipal Code Section 18.42 prior to issuance of building permits that will go
towards future road improvements.
6. That the proposed development or use meets all other specific additional findings as required by
Title 21, in that there are no other specific additional Title 21 findings that apply to the project.
Village and Barrio Master Plan, Standards Modification, Building Massing
7. That the applicant has provided acceptable evidence to demonstrate the need for the standards
modification and there is no other way to reasonably achieve one or more of the purposes
outlined in Section 2.6. 7 .B without the modification in that the project is requesting a standards
modification from Village Center District building massing standard, Section 2.7.1.H, which
states no building fa!;ade visible from any public street (excluding alleys) shall extend more than
40 feet in length without a 5-foot minimum variation in the wall plane, as well as, a change in
roofline. The parking garage building fa!;ade extends 66 feet in length along Hope Avenue with
only a 2-foot wall plane variation. By allowing a modification to this standard, the project is able
to provide a parking garage containing 8 spaces (4 EV installed spaces, 1 ADA space and 3 regular
spaces). The project is only required to provide a total of 5 parking spaces (1 EV installed, 3 EV
Oct. 16, 2024 Item #1 10 of 85
capable and 1 ADA space). The project exceeds the EV requirements of the Carlsbad Climate
Action Plan by providing fully installed spaces as opposed to capable spaces. In addition, the
project provides 3 extra parking spaces above the required minimum of 5 total spaces which
provides an added public benefit of providing increased parking above the state required
minimum. Parking in this neighborhood is tightly constrained and the provision of a variety of
parking options -EV, ADA and standard -will alleviate the demand for on-street parking.
Diversity of parking is found to be in the public interest for this project and this neighborhood.
Without the standards modification there would be no reasonable way to provide the increase
in on-site parking proposed as project conformance with this standard would result in a loss of
spaces. Providing as much parking as possible on site for patients and employees of the building
provides a significant public benefit by reducing street parking. The project has been
conditioned to provide EV parking and ADA parking in compliance with the California Building
Standards Code and Green Building Standards Code as an additional ADA space may be required
prior to building permit issuance. Reconfiguring the parking to provide for an additional ADA
space may result in the loss of two parking spaces; however, in this scenario the remaining
parking spaces would still constitute a public benefit as it exceeds the minimum number of
required spaces.
8. That the standards modification is consistent with the goals and objectives of the Master Plan and
the vision and intent of the applicable district in that the proposed project provides a continuous
and interesting commercial frontage along Grand Avenue consistent with VBMP placemaking
goal of creating great streets and placemaking policy of implementing the Grand Avenue
Promenade with continuous commercial street frontage along Grand Avenue by providing
parking garage access from Hope Avenue instead of Grand Avenue. In addition, that standards
modification allows for enclosure of parking, trash and recycle areas effectively shielding these
areas from public view and further promoting the placemaking goal of creating great streets.
9. That the decision-making authority has determined the project provides a significant public
benefit that warrants the granting of the standards modification in that pursuantto Assembly Bill
2097 (AB 2097), the city is prohibited from requiring parking for projects located within one-
half mile of a major transit. Irrespective of proximity to public transit, state law allows the city
to continue to apply minimum parking standards for electric vehicle (EV) charging stations as
well as required parking spaces accessible to persons with disabilities (ADA). The parking
requirement is based on the total number of actual parking spaces that would have otherwise
applied to the development if the state code section did not exist. The project is located
approximately 0.4 miles from the Carlsbad Village Train Station and therefore no standard
parking spaces are required for the development of the medical office building. The total
number of actual parking spaces that would have otherwise applied to the project is 23 spaces,
and therefore a total of 1 ADA space, 1 EV installed space, and 3 EV capable spaces are required.
The project proposes to provide 4 EV installed charging spaces, 1 ADA compliant space, and 3
standard spaces, for a total of 8 parking spaces which exceed minimum parking space
requirements.
General
10. The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the city1s General Plan, based on the facts set forth in the staff report dated Oct.
16, 2024 including, but not limited to the following:
Oct. 16, 2024 Item #1 11 of 85
a. Land Use & Community Design, Goal 2-G.2 and Goal 2-G.8 -The proposed project includes
a request to demolish an existing medical office building and construct a new 10,671-
square-foot medical office building oriented towards Grand Avenue in accordance with the
Village & Barrio Master Plan. The site can be adequately served by existing utilities and is
convenient to public transit including 8 bus stops and the Carlsbad Village Train Station all
located within 0.5 miles from the project site. The proposed medical office building will
provide a convenient essential service to surrounding residences. The medical office will
also provide employment opportunities for residents who live within proximity to the site,
therefore enhancing the city's position as a premier regional employment center.
b. Land Use & Community Design, Goal 2-G.3 -The office project is proposed on a developed
site surrounded by urban development. The project will provide the surrounding residential
neighborhood with access to an essential service. Although the property is surrounded on
all sides by residential uses, properties within the vicinity consist of a mixture of residential
and commercial uses as permitted within the Village Center District of the Village and Barrio
Master Plan.
c. Land Use & Community Design, Goal 2-G.17 -The two-story, 34-foot-tall, 10,671-square-
foot medical office building is proposed on a 0.16-acre (7,000-square-foot) lot in the Village
and Barrio Mater Plan area. The site is surrounded on all sides by urban development,
including a four-story, 124,080-square-foot residential condominium to the west (APN 203-
202-18-00) which measures 42.5-feet-tall to the roof pitch and 47-feet to the top of the
architectural projections. The project site is also surrounded by two-story, multi-family
residences to the north and south.
d. Land Use & Community Design, Goal 2-G.30 -The proposal to construct a 10,671-square-
foot medical office would enhance the vitality of the Village by providing an essential
commercial office in the downtown core area. The project reinforces the pedestrian
orientation desired for the downtown area by providing an essential service within walking
distance of residential uses. The project's proximity to existing bus routes and other mass
transit including the Village Station helps to further the goal of providing new economic
development near transportation corridors.
e. Mobility, Goal 3-G.3 and Policy 3-P.5 -The project also proposes construction of a new 15-
foot-wide parkway along Grand Avenue with a 10-foot-wide sidewalk and 5-foot-wide
landscaped area with street trees. On Hope Avenue, the project will replace the existing 5-
foot-wide sidewalk, curb and gutter along the project frontage to accommodate the new
driveway approach. The proposed project is located approximately 0.4 miles from the
Carlsbad Village Train Station, which provides rail and bus service throughout the day. The
project is also within 0.5 miles of 8 existing bus stops. The project's proximity to the transit
station and bus stops would provide future medical office patients and employees with the
option of using public transportation, thereby reducing vehicle miles traveled (VMTs) and
the carbon footprint. Furthermore, the project supports walkability and mobility by locating
the project near other existing goods and services within the Village.
f. Noise, Goals 5-G.1 and 5-G.2 -Birdseye Planning Group conducted a noise study (Jan. 2024)
for the proposed project. The principal noise source associated with the proposed project
is traffic generated from the lnterstate-5 freeway and the surrounding street system (Grand
Avenue and Hope Avenue). As it relates to exterior use areas, the project will include
Oct. 16, 2024 Item #1 12 of 85
outdoor usable patio spaces. The noise study found that existing and future exterior noise
levels at the property lines fronting Grand Avenue and Hope Avenue did not exceed the
City's 65 dBA CNEL commercial exterior noise standard. The study further found that future
interior noise levels would not exceed the City's 45 dBA CNEL commercial interior noise
levels. With consideration given to traffic noise generated by the implantation of the
project, the exterior noise is anticipated between 53.7 and 55.3 dBA. The project will not
be built without adequately demonstrating compliance with the California Building Code
(CBC), as locally amended. Current construction methods and materials would result in an
interior noise level between 23.7 and 25.3 dBA. The project is anticipated to be within the
65 dBA future year (2040) noise contour. Assuming a baseline noise level of 65 dBA, a 30
dBA reduction in noise levels associated with current construction methods and materials,
would result in an interior noise level of approximately 35 dBA within the proposed
building. This would be within the SO dBA standard for commercial uses. The study further
found that noise levels associated with the proposed HVAC system proposed on the office
building's roof will not exceed 47 dBA at the north end and 51 dBA at the southern end of
the proposed building. Noise levels would be less than the 60 dBA residential limit at all
surrounding residential units and inaudible over ambient noise at the east facing first and
second floor units. The report also concluded that long term traffic operation associated
with the project would have no adverse effect on noise levels at sensitive properties within
proximity to the site, including the surrounding residential uses. As is relates to airport
noise, the nearest airport is McClellan-Palomar Airport, which is approximately 6.0 miles
southeast of the project site and is located outside of all CNEL noise contours outlined in
the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) and included in the
City's General Plan.
g. Public Safety, Goal 6-G.1-The proposed project is not located in any Very High Fire Severity
Zone, Flood Zones, or Earthquake Fault Zones. The proposed structural improvements
would be required to meet all seismic design standards at time of building permit in
accordance with the California Building Code. The Fire & Life Safety Division has approved
the proposed conceptual building design with fire sprinklers included throughout per the
National Fire Protection Association (NFPA) standards.
h. Public Safety, Goal 6-G.4 -The proposed project will provide all supporting water
infrastructure in accordance with Fire & Life Safety requirements; fire sprinklers are
required and provided throughout the project; Fire protection service will be provided to
the project site by a 6-inch service connection to the existing 8-inch public water line in
Hope Avenue.
i. Public Safety, Policy 6-P.6 -The project has been conditioned to develop and implement a
program of "best management practices" for the elimination and reduction of pollutants
which enter and/or are transported within storm drainage facilities.
j. Public Safety, Policy 6-P.34 -The project is required to comply with all Building and Fire
codes to ensure that fire protection standards are met by the proposed structures. The Fire
& Life Safety Division has approved conceptual building designs with fire sprinklers included
throughout per the National Fire Protection Association (NFPA) standards. Therefore, the
proposed project is consistent with the applicable fire safety requirements.
Oct. 16, 2024 Item #1 13 of 85
k. Public Safety, Policy 6-P.39 -The project is required to construct or pay applicable fees for
necessary improvements, public utilities, and facilities in accordance with Growth
Management requirements. The site is located less than 0.6-miles from fire Station No. 1.
Water service will include two connections to the existing 8-inch public water line in Hope
Avenue: one connection will be made for the private domestic irrigation water system and
one connection will be made for the private fire protection system. No upsizing to the
existing sewer mains in Hope Avenue is requires, as the existing sewer infrastructure and
subsequent downstream runs have sufficient capacity to convey the anticipated sewer
flows from the proposed project.
I. Sustainability, Policy 9-P.1 -The project implements and is consistent with measures
identified in the Climate Action Plan (CAP) through the provision of renewable energy
generation (photovoltaic systems), energy conservation (Green Building Code), and by
accommodating Zero-Emission vehicles and other greenhouse gas reduction measures and
features. At building permit, the project will also be reviewed for compliance with the CAP
ordinances.
10. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 1 and all city public facility policies and ordinances. The project
includes elements or has been conditioned to construct or provide funding to ensure that all
facilities and improvements regarding sewer collection and treatment; water; drainage;
circulation; fire; schools; parks and other recreational facilities; libraries; government
administrative facilities; and open space, related to the project will be installed to serve new
development prior to or concurrent with need. Specifically,
a. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior
to the issuance of building permit.
b. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
11. The project has been conditioned to pay any increase in public facility fee, or new construction
tax, or development fees, and has agreed to abide by any additional requirements established by
a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal
Code. This will ensure continued availability of public facilities and will mitigate any cumulative
impacts created by the project.
12. This project has been conditioned to comply with any requirement approved as part of the Local
Facilities Management Plan for Zone 1.
13. That all necessary public facilities required by the Growth Management Ordinance will be
constructed or are guaranteed to be constructed concurrently with the need for them created by
this project and in compliance with adopted city standards.
14. That the project is consistent with the city's Landscape Manual and Water Efficient Landscape
Ordinance (Carlsbad Municipal Code Chapter 18.50}.
15. The City Planner has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment, and it is
Oct. 16, 2024 Item #1 14 of 85
therefore categorically exempt from the requirement for preparation of environmental
documents pursuant to Section 15332 -In-fill Development Projects of the State CEQA
Guidelines as an in-fill development project. In making this determination, the City Planner has
found that the exceptions listed in Section 15300.2 of the State CEQA Guidelines do not apply to
this project. No appeals were made to this determination; therefore, it is final.
16. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of
this proposed development, must be met prior to approval of the building or grading permit
whichever occurs first. All references to the "Site Plan" reference the project plans dated Oct.
16, 2024, attached as Exhibits 8 and 9 of the Planning Commission Staff Report dated Oct. 16,
2024.
1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the city shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. No vested rights are gained
by Developer or a successor in interest by the city's approval of this Site Development Plan.
2. Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Site Development Plan documents, as necessary to make them internally
consistent and in conformity with the final action on the project. Development shall occur
substantially as shown on the approved Exhibits. Any proposed development, different from this
approval, shall require an amendment to this approval.
3. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
4. If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this project are challenged,
this approval shall be suspended as provided in Government Code §66020. If any such condition
is determined to be invalid, this approval shall be invalid unless the City Council determines that
the project without the condition complies with all requirements of law.
5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney's fees incurred by the city arising, directly or indirectly,
from (a) city's approval and issuance of this Site Development Plan (b) city's approval or issuance
of any permit or action, whether discretionary or nondiscretionary, in connection with the use
Oct. 16, 2024 Item #1 15 of 85
contemplated herein, and (c) Developer/Operator's installation and operation of the facility
permitted hereby, including without limitation, any and all liabilities arising from the emission by
the facility of electromagnetic fields or other energy waves or emissions. This obligation survives
until all legal proceedings have been concluded and continues even if the city's approval is not
validated.
6. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever
occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the (Project Site Plan
or other), conceptual grading plan and preliminary utility plan reflecting the conditions approved
by the final decision making body. The copy shall be submitted to the City Planner, reviewed and,
if found acceptable, signed by the city's project planner and project engineer. If no changes were
required, the approved exhibits shall fulfill this condition.
7. This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
8. This approval shall become null and void if building or grading permits are not issued for this
project within 24 months from the date of project approval.
9. Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the city that adequate water service
and sewer facilities, respectively, are available to the project at the time of the application for the
building permit, and that water and sewer capacity and facilities will continue to be available until
the time of occupancy.
10. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD
#1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1
pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the
taxes/fees are not paid, this approval will not be consistent with the General Plan and shall
become void.
11. Developer shall submit to the city a Notice of Restriction executed by the owner of the real
property to be developed. Said notice is to be filed in the office of the County Recorder, subject
to the satisfaction of the City Planner, notifying all interested parties and successors in interest
that the City of Carlsbad has issued a Site Development Plan on the property. Said Notice of
Restriction shall note the property description, location of the file containing complete project
details and all conditions of approval as well as any conditions or restrictions specified for
inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an
amendment to the notice which modifies or terminates said notice upon a showing of good cause
by the Developer or successor in interest.
12. Prior to issuance of grading permit(s), developer shall make a separate formal landscape
construction drawing plan check submittal to the Planning Division and obtain City Planner
approval of a Final Landscape and Irrigation Plan showing conformance with the approved
Preliminary Landscape Plan and the city's Landscape Manual. Developer shall construct and install
all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be
Oct. 16, 2024 Item #1 16 of 85
maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation
systems shall be maintained to provide the optimum amount of water to the landscape for plant
growth without causing soil erosion and runoff.
13. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan
check process on file in the Planning Division and accompanied by the project's building,
improvement, and grading plans.
14. Prior to issuance of grading and building permits, Developer shall list the following condition on
all grading and building permit construction plans. Construction activities shall take place during
the permitted time and day per Carlsbad Municipal Code Chapter 8.48. Developer shall ensure
that construction activities for the proposed project are limited to the hours from 7:00 a.m. to
6:00 p.m. Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturdays; no work shall be
conducted on Sundays or on federal holidays.
15. All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the City Planner and
Building Official.
16. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so
required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of
an Outdoor Storage Plan, and thereafter comply with the approved plan.
17. Developer shall submit and obtain City Planner approval of an exterior lighting plan including
parking areas. All lighting shall be designed to reflect downward and avoid any impacts on
adjacent homes or property.
18. The project is required to provide Electric Vehicle (EV) parking and Americans with Disabilities
Act (ADA) parking in compliance with the California Building Code (CBC) and California Green
Building Standards Codes. In the scenario that the parking is reconfigured within the approved
garage footprint to accommodate CBC Chapter 11B accessibility provisions for EV and an
additional ADA space(s) or accessible EVCS vehicle space(s) are required, resulting in a loss of
one or more parking space(s), no additional discretionary actions will be required and the
standard modification will continue to be valid. Full compliance with standard modification
requirements are substantiated by the benefits of electrical vehicle use which relies on installed
infrastructure.
19. Prior to issuance of a grading permit or the commencement of any ground-disturbing activities,
whichever occurs first, Developer shall:
a. Retain the services of a qualified archaeologist who shall be on-site to monitor ground
disturbing activities. In the event cultural resource material is encountered, the
archaeologist is empowered to temporarily divert or halt grading to allow for coordination
with the Luiseno Native American monitor and to determine the significance of the
discovery. The archaeologist shall follow all standard procedures for cultural resource
materials that are not Tribal Cultural Resources, in accordance with applicable laws and
regulations including but not limited to the Carlsbad Tribal, Cultural and Paleontological
Resources Guidelines (2017).
Oct. 16, 2024 Item #1 17 of 85
b. Enter into a Pre-Excavation Agreement, otherwise known as a Tribal Cultural Resources
Treatment and Tribal Monitoring Agreement, with the San Luis Rey Band of Mission Indians
or other Luiseno Native American tribe that meets all standard requirements of the tribe
for such Agreements, in accordance with applicable laws and regulations including but not
limited to the Carlsbad Tribal, Cultural and Paleontological Resources Guidelines (2017).
This agreement will address provision of a Luiseno Native American monitor and contain
provisions to address the proper treatment of any Tribal Cultural Resources and/or Native
American human remains inadvertently discovered during the course of the project. The
agreement will outline the roles and powers of the Luiseno Native American monitor and
the archaeologist.
Engineering:
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval
of this proposed development, must be met prior to approval of a building or grading permit whichever
occurs first.
General
20. Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineer for the proposed
haul route.
21. This project is approved upon the express condition that building permits will not be issued for
the development of the subject property, unless the district engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will continue
to be available until time of occupancy.
22. Developer shall include rain gutters on the building plans subject to the city engineer's review and
approval. Developer shall install rain gutters in accordance with said plans.
23. Developer shall install sight distance corridors at all street intersections and driveways in
accordance with City Engineering Standards. The property owner shall maintain this condition.
24. Property owner shall maintain all landscaping (street trees, tree grates, shrubs, ground cover, etc.)
and irrigation along the parkway frontage with Grand Avenue and Hope Avenue as shown on the
Tentative Map/Site Plan.
Fees/ Agreements
25. Developer shall cause property owner to execute and submit to the city engineer for recordation,
the city's standard form Geologic Failure Hold Harmless Agreement.
26. Developer shall cause property owner to execute and submit to the city engineer for recordation
the city's standard form Drainage Hold Harmless Agreement.
Grading
Oct. 16, 2024 Item #1 18 of 85
27. Based upon a review of the proposed grading and the grading quantities shown on the site plan,
a grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports as required by city engineer, post security and pay all applicable grading
plan review and permit fees per the city's latest fee schedule.
28. Prior to issuance of the grading permit, the contractor shall submit a Construction Plan to the city
engineer for review and approval. Said Plan may be required to include, but not be limited to,
identifying the location of the construction trailer, material staging, bathroom facilities, parking
of construction vehicles, employee parking, construction fencing and gates, obtaining any
necessary permission for off-site encroachment, addressing pedestrian safety, and identifying
time restrictions for various construction activities.
29. Concurrent with the grading plans Developer shall include shoring plans as part of the grading
plans to the satisfaction of the city engineer and building official. Structural calculations for all
shoring shall be submitted for review and approval by the building division. Developer shall pay
all deposits necessary to cover any 3rd party review.
Storm Water Quality
30. Developer shall comply with the city's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include but are
not limited to pollution control practices or devices, erosion control to prevent silt runoff during
construction, general housekeeping practices, pollution prevention and educational practices,
maintenance procedures, and other management practices or devices to prevent or reduce the
discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the
maximum extent practicable. Developer shall notify prospective owners and tenants of the above
requirements.
31. Developer shall complete and submit to the city engineer a Determination of Project's SWPPP
Tier Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer
shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier
level Storm Water Pollution Prevention Plan (SWPPP) to the satisfaction of the city engineer.
Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee
schedule.
32. This project is subject to Trash Capture requirements. Developer shall prepare and process a
Trash Capture Storm Water Quality Management Plan (TCSWQMP), subject to city engineer
approval, to comply with the Carlsbad BMP Design Manual latest version. The final TCSWQMP
required by this condition shall be reviewed and approved by the city engineer with final grading
plans and/or building plans, whichever occurs first. Developer shall pay all applicable SWQMP
plan review and inspection fees per the city's latest fee schedule.
33. Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc) incorporate all source control, site design, pollutant control
BMP and applicable hydromodification measures.
34. Developer shall complete the City of Carlsbad Standard Stormwater Requirement Checklist Form.
Developer is responsible to ensure that all final design plans, grading plans, and building plans
incorporate applicable best management practices (BMPs). These BMPs include site design,
Oct. 16, 2024 Item #1 19 of 85
source control and Low Impact Design (LID) measures including, but not limited to, minimizing
the use of impervious area (paving), routing run-off from impervious area to pervious/landscape
areas, preventing illicit discharges into the storm drain and adding storm drain stenciling or
signage all to the satisfaction of the city engineer.
Dedications/Improvements
35. Developer shall cause owner to dedicate an easement to the city and/or other appropriate
entities for the public street & public utility purposes as shown on the site plan. The offer shall be
made by a separate recorded document. All land so offered shall be free and clear of all liens and
encumbrances and without cost to the city. Streets that are already public are not required to be
rededicated. Additional easements may be required at final design to the satisfaction of the city
engineer.
36. Developer shall design the private drainage systems, as shown on the site plan to the satisfaction
of the city engineer. All private drainage systems (12" diameter storm drain and larger) shall be
inspected by the city. Developer shall pay the standard improvement plan check and inspection
fees for private drainage systems.
37. Prior to any work in city right-of-way or public easements, Developer shall apply for and obtain a
right-of-way permit to the satisfaction of the city engineer.
38. Developer shall prepare and process public improvement plans and, prior to city engineer
approval of said plans, shall execute a city standard Development Improvement Agreement to
install and shall post security in accordance with C.M.C. Section 20.16.070 for public
improvements shown on the site plan. Said improvements shall be installed to city standards to
the satisfaction of the city engineer. These improvements include, but are not limited to:
A. Replacement of five-foot wide sidewalk fronting Grand Avenue with a ten-foot
wide sidewalk and replacement of sidewalk due to utility work.
B. Installation of domestic, landscape irrigation, and fire services and related
meters and backflow devices.
C. Installation of new sewer lateral.
D. Construction of new driveway.
E. Grind and overlay of street pavement.
F. Removal of abandoned sewer lateral and water services fronting the property.
Additional public improvements required in other conditions of this resolution are hereby
included in the above list by reference. Developer shall pay the standard improvement plan check
and inspection fees in accordance with the fee schedule. Improvements listed above shall be
constructed within 36 months of approval of the subdivision or development improvement
agreement or such other time as provided in said agreement.
39. Developer is responsible to ensure utility transformers or raised water backflow preventers that
serve this development are located outside the right-of-way as shown on the Site Plan and to
the satisfaction of the city engineer. These facilities shall be constructed within the property.
Utilities
Oct. 16, 2024 Item #1 20 of 85
40. Developer shall meet with the fire marshal to determine if fire protection measures (fire flows,
fire hydrant locations, building sprinklers) are required to serve the project
41. Developer shall install potable water and/or recycled water services and meters at locations
approved by the district engineer. The locations of said services shall be reflected on public
improvement plans.
42. The developer shall agree to install sewer laterals and clean-outs at locations approved by the city
engineer. The locations of sewer laterals shall be reflected on public improvement plans.
43. The developer shall design and agree to construct public water, sewer, and recycled water
facilities substantially as shown on the site plan to the satisfaction of the district engineer and city
engineer.
Code Reminders
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following:
44. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the
Carlsbad Municipal Code to the satisfaction of the City Engineer.
45. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT} and floor
area contained in the staff report and shown on the site plan are for planning purposes only.
46. Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable city ordinances in effect at time of building permit issuance,
except as otherwise preempted by State law or specifically provided herein.
47. Any signs proposed for this development shall at a minimum be designed in conformance with
the Village & Barrio Master Plan, shall require review and approval of the City Planner prior to
installation of such signs.
48. Developer acknowledges that the project is required to comply with the city's greenhouse gas
(GHG} reduction ordinances and requirements. GHG reduction requirements are in accordance
with, but are not limited to, Carlsbad Municipal Code Chapters 18.21, 18.30, and 18.51 in addition
to the California Green Building Standards Code (CCR, Title 24, Part 11-CALGreen), as amended
from time to time. GHG reduction requirements may be different than what is proposed on the
project plans or in the Climate Action Plan Checklist originally submitted with this project.
Developer acknowledges that new GHG reduction requirements related to energy efficiency,
photovoltaic, electric vehicle charging, water heating and traffic demand management
requirements as set forth in the ordinances and codes may impact, but are not limited to, site
design and local building code requirements. If incorporating GHG reduction requirements results
in substantial modifications to the project, then prior to issuance of development (grading,
building, etc.) permits, Developer may be required to submit and receive approval of a
Consistency Determination or Amendment for this project through the Planning Division.
Compliance with the applicable GHG reduction requirements must be demonstrated on or with
the construction plans prior to issuance of the applicable development permits.
Oct. 16, 2024 Item #1 21 of 85
NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest
them, you must follow the protest procedure set forth in Government Code §66020{a) and file the protest
and any other required information with the City Manager for processing in accordance with Carlsbad
Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal
action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California, held on Oct. 16, 2024, by the following vote, to wit:
AYES: Danna, Hubinger, Meenes, Merz, Stine
NAYES: Kamenjarin, Lafferty
ABSENT: None.
ABSTAIN : None.
ILLIAM KAMENJARIN,
CARLSBAD PLANNING
MIKE STRONG
-
Assistant Director of Community Development
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SDP2023-0025 (DEV2023-0122)
Grand Hope Medical Office Building
SITE MAP
J
SITE
Map generated on: 10/1/2024
Exhibit 2
Oct. 16, 2024 Item #1 22 of 85
PROJECT ANALYSIS
The project is subject to the following regulations:
A.Village-Barrio (V-B) General Plan Land Use Designation
B.Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan
C.Site Development Plan (CMC Chapter 21.06)
D.Village and Bario Standards Modification, Building Massing (VBMP Section 2.7.1.H)
E.Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 1
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
is discussed in detail within the sections below.
A.Village-Barrio (V-B) General Plan Land Use Designation
The subject property has a General Plan Land Use designation of Village-Barrio (V-B). As discussed in the
Village & Barrio Master Plan, properties within the Village do not have an assigned residential density as
it relates to Growth Management Plan compliance. The project’s compliance with the various Elements
of the General Plan is outlined in Table “A” below:
TABLE A – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Land Use &
Community
Design
Goal 2-G.2 – Promote a diversity of
compatible land uses throughout
the city, to enable people to live
close to job locations, adequate and
convenient commercial services,
and public support systems such as
transit, parks, schools, and utilities.
Goal 2-G.8
Provide opportunities for
continued economic growth
and vitality that enhance
Carlsbad’s position as a
premier regional
employment center.
The proposed project includes a
request to demolish an existing
medical office building and
construct a new 10,671-square-foot
medical office building oriented
towards Grand Avenue in
accordance with the Village & Barrio
Master Plan. The site can be
adequately served by existing
utilities and is convenient to public
transit including 8 bus stops and the
Carlsbad Village Train Station all
located within 0.5 miles from the
project site.
The proposed medical office
building will provide a convenient
essential service to surrounding
residences. The medical office will
also provide employment
opportunities for residents who live
within proximity to the site,
therefore enhancing the city’s
Yes
Oct. 16, 2024 Item #1 23 of 85
Exhibit 3PROJECT ANALYSIS Exhibit 3
(GENERAL PLAN, MUNIOPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
position as a premier regional
employment center.
Land Use &
Community
Design
Goal 2-G.3 – Promote infill
development that makes efficient
use of limited land supply, while
ensuring compatibility and
integration with existing uses.
Ensure that infill properties develop
with uses and development
intensities supporting a cohesive
development pattern.
The office project is proposed on a
developed site surrounded by urban
development. The project will
provide the surrounding residential
neighborhood with access to an
essential service. Although the
property is surrounded on all sides
by residential uses, properties
within the vicinity consist of a
mixture of residential and
commercial uses as permitted
within the Village Center District of
the Village and Bario Master Plan.
Yes
Land Use &
Community
Design
Goal 2-G.17– Ensure that the scale
and character of new development
is appropriate to the setting and
intended use. Promote
development that is scaled and
sited to respect the natural terrain,
where hills, public realm, parks,
open space, trees, and distant
vistas, rather than buildings,
dominate the overall landscape,
while developing the Village, Barrio,
and commercial and industrial areas
as concentrated urban-scaled
nodes.
The two-story, 34-foot-tall, 10,671-
square-foot medical office building
is proposed on a 0.16-acre (7,000-
square-foot) lot in the Village and
Barrio Mater Plan area. The site is
surrounded on all sides by urban
development, including a four-
story, 124,080-square-foot
residential condominium to the
west (APN 203-202-18-00) which
measures 42.5-feet-tall to the roof
pitch and 47-feet to the top of the
architectural projections. The
project site is also surrounded by
two-story, multi-family residences
to the north and south.
Land Use &
Community
Design
Goal 2-G.30
Develop a distinct identity for the
Village by encouraging a variety of
uses and activities, such as a mix of
residential, commercial office,
restaurants and specialty retail
shops, which traditionally locate in a
pedestrian–oriented downtown
area and attract visitors and
residents from across the
community by creating a lively,
interesting social environment.
The proposal to construct a 10,671-
square-foot medical office would
enhance the vitality of the Village by
providing an essential commercial
office in the downtown core area.
The project reinforces the
pedestrian orientation desired for
the downtown area by providing an
essential service within walking
distance of residential uses. The
project’s proximity to existing bus
routes and other mass transit
including the Village Station helps to
Yes
Oct. 16, 2024 Item #1 24 of 85
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
further the goal of providing new
economic development near
transportation corridors.
Mobility Goal 3-G.3 – Provide inviting
streetscapes that encourage
walking and promote livable streets.
Policy 3-P.5 – Require developers to
construct or pay their fair share
toward improvements for all travel
modes consistent with the Mobility
Element, the Growth Management
Plan, and specific impacts
associated with their development.
The project also proposes
construction of a new 15-foot-wide
parkway along Grand Avenue with a
10-foot-wide sidewalk and 5-foot-
wide landscaped area with street
trees. On Hope Avenue, the project
will replace the existing 5-foot-wide
sidewalk, curb and gutter along the
project frontage to accommodate
the new driveway approach.
The proposed project is located
approximately 0.4 miles from the
Carlsbad Village Train Station, which
provides rail and bus service
throughout the day. The project is
also within 0.5 miles of 8 existing
bus stops. The project’s proximity to
the transit station and bus stops
would provide future medical office
patients and employees with the
option of using public
transportation, thereby reducing
vehicle miles traveled (VMTs) and
the carbon footprint. Furthermore,
the project supports walkability and
mobility by locating the project near
other existing goods and services
within the Village.
Yes
Oct. 16, 2024 Item #1 25 of 85
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Noise Goal 5-G.1 – Protect public health
and welfare by eliminating existing
noise problems where feasible,
maintaining an acceptable indoor
and outdoor acoustic environment,
and preventing significant
degradation of the acoustic
environment.
Goal 5-G.2 – Ensure that new
development is compatible with the
noise environment, by continuing to
use potential noise exposure as a
criterion in land use planning.
Birdseye Planning Group conducted
a noise study (Jan. 2024) for the
proposed project. The principal
noise source associated with the
proposed project is traffic
generated from the Interstate-5
freeway and the surrounding street
system (Grand Avenue and Hope
Avenue). As it relates to exterior use
areas, the project will include
outdoor usable patio spaces. The
noise study found that existing and
future exterior noise levels at the
property lines fronting Grand
Avenue and Hope Avenue did not
exceed the City’s 65 dBA CNEL
commercial exterior noise
standard. The study further found
that future interior noise levels
would not exceed the City’s 45 dBA
CNEL commercial interior noise
levels. With consideration given to
traffic noise generated by the
implantation of the project, the
exterior noise is anticipated
between 53.7 and 55.3 dBA. The
project will not be built without
adequately demonstrating
compliance with the California
Building Code (CBC), as locally
amended. Current construction
methods and materials would result
in an interior noise level between
23.7 and 25.3 dBA.
The project is anticipated to be
within the 65 dBA future year
(2040) noise contour.
Assuming a baseline noise level of
65 dBA, a 30 dBA reduction in noise
levels associated with
current construction methods and
materials, would result in an
interior noise level of
Yes
Oct. 16, 2024 Item #1 26 of 85
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
approximately 35 dBA within the
proposed building. This would be
within the 50 dBA standard for
commercial uses.
The study further found that noise
levels associated with the proposed
HVAC system proposed on the
office building’s roof will not exceed
47 dBA at the north end and 51 dBA
at the southern end of the
proposed building. Noise levels
would be less than the 60 dBA
residential limit at all surrounding
residential units and inaudible over
ambient noise at the east facing
first and second floor units. The
report also concluded that long
term traffic operation associated
with the project would have no
adverse effect on noise levels at
sensitive properties within
proximity to the site, including the
surrounding residential uses.
As is relates to airport noise, the
nearest airport is McClellan-
Palomar Airport, which is
approximately 6.0 miles southeast
of the project site and is located
outside of all CNEL noise contours
outlined in the McClellan-Palomar
Airport Land Use Compatibility Plan
(ALUCP) and included in the City’s
General Plan.
Public Safety Goal 6-G.1 – Minimize injury, loss of
life, and damage to property
resulting from fire, flood, hazardous
material release, or seismic
disasters.
The proposed project is not located
in any Very High Fire Severity Zone,
Flood Zones, or Earthquake Fault
Zones. The proposed structural
improvements would be required to
meet all seismic design standards at
time of building permit in
accordance with the California
Building Code. The Fire & Life Safety
Yes
Oct. 16, 2024 Item #1 27 of 85
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Division has approved the proposed
conceptual building design with fire
sprinklers included throughout per
the National Fire Protection
Association (NFPA) standards.
Public Safety Goal 6-G.4 – Maintain safety
services that are responsive to
citizens’ needs to ensure a safe and
secure environment for people and
property in the community.
The proposed project will provide
all supporting water infrastructure
in accordance with Fire & Life Safety
requirements; fire sprinklers are
required and provided throughout
the project; Fire protection service
will be provided to the project site
by a 6-inch service connection to
the existing 8-inch public water line
in Hope Avenue.
Yes
Public Safety Policy 6-P.6 – Enforce the
requirements of Titles 18, 20, and
21 pertaining to drainage and flood
control when reviewing applications
for building permits and
subdivisions.
The project has been conditioned to
develop and implement a program
of “best management practices” for
the elimination and reduction of
pollutants which enter and/or are
transported within storm drainage
facilities.
Yes
Public Safety Policy 6-P.34 – Enforce the Uniform
Building and Fire codes, adopted by
the city, to provide fire protection
standards for all existing and
proposed structures.
The project is required to comply
with all Building and Fire codes to
ensure that fire protection
standards are met by the proposed
structures. The Fire & Life Safety
Division has approved conceptual
building designs with fire sprinklers
included throughout per the
National Fire Protection Association
(NFPA) standards. Therefore, the
proposed project is consistent with
the applicable fire safety
requirements.
Yes
Public Safety Policy 6-P.39 – Ensure all new
development complies with all
applicable regulations regarding the
provision of public utilities and
facilities.
The project is required to construct
or pay applicable fees for necessary
improvements, public utilities, and
facilities in accordance with Growth
Management requirements. The
site is located less than 0.6-miles
from fire Station No. 1. Water
service will include two connections
to the existing 8-inch public water
Yes
Oct. 16, 2024 Item #1 28 of 85
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
line in Hope Avenue: one
connection will be made for the
private domestic irrigation water
system and one connection will be
made for the private fire protection
system. No upsizing to the existing
sewer mains in Hope Avenue is
requires, as the existing sewer
infrastructure and subsequent
downstream runs have sufficient
capacity to convey the anticipated
sewer flows from the proposed
project.
Sustainability Policy 9-P.1 – Enforce the Climate
Action Plan (CAP) as the city’s
strategy to reduce greenhouse gas
emissions.
The project implements and is
consistent with measures identified
in the Climate Action Plan (CAP)
through the provision of renewable
energy generation (photovoltaic
systems), energy conservation
(Green Building Code), and by
accommodating Zero-Emission
vehicles and other greenhouse gas
reduction measures and features.
At building permit, the project will
also be reviewed for compliance
with the CAP ordinances.
Yes
B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan
The project is located within the Village Center District of the Village and Barrio Master Plan. Table B
below identifies the development standards for properties located within the Village Center (VC) District
of the Village & Barrio Master Plan.
TABLE B- VILLAGE & BARRIO MASTER PLAN
VILLAGE CENTER (VC) DISTRICT COMPLIANCE ANALYSIS
Oct. 16, 2024 Item #1 29 of 85
Standard Required/Allowed Proposed Comply?
Setbacks -
Front/Corner
Minimum: 0 feet
Maximum: 5 feet
Additional depth permitted
where area includes a plaza,
courtyard, or outdoor dining.
Additional depth is also
permitted to accommodate
electrical transformers, utility
connections, meter pedestals,
and similar equipment only if
other locations are infeasible as
determined by the decision-
maker.
0-5 feet for building frontages along
Grand Avenue (south property line) and
Hope Avenue (east property line).
10-feet along a portion of Hope Avenue
to accommodate utility connections,
meter pedestals and electrical
transformers.
Yes
Setbacks -
Side
No minimum or maximum
setback
1 foot (west property line) Yes
Setbacks -
Rear
No minimum or maximum
setback
1 foot (north property line) Yes
Lot Size and
Dimension Not applicable No changes to lot size or dimension are
proposed to the existing 0.16-acre lot. N/A
Building
Height
Maximum 45 feet and 4 stories
34 feet and 2 stories Yes
Building
Height
Ground floor wall plate height:
Minimum 14 feet. This height
shall be measured from the
finished floor to the top plate of
the ground floor or, where there
is no “plate”, to the bottom of
the floor structure of the second
floor. This standard shall apply
only to the ground floor street
frontage uses permitted within
the boundaries of the use
restriction area identified on
Figure 2-2 of the Village and
Barrio Master Plan.
N/A – The project is not located within
the boundaries of the use restriction
area identified on Figure 2-2 of the
Village and Barrio Master Plan.
N/A
Building
Height
A maximum of 30% of the 4th
story, street-facing facade can
have a minimum 10-foot setback
(as measured from property
line). The remaining 70% shall be
set back a minimum of 15 feet.
N/A – The project does not propose four
stories.
N/A
Building
Height
The total square footage of
enclosed 4th story floor space
shall not exceed 80% of the of
N/A – The project does not propose four
stories.
N/A
Oct. 16, 2024 Item #1 30 of 85
Standard Required/Allowed Proposed Comply?
the largest enclosed floor space
below (floors one, two and
three). However, in no case shall
the fourth-floor enclosed space
exceed the amount of the third
floor enclosed space.
Building
Massing
No building facade visible from
any public street shall extend
more than 40 feet in length
without a 5-foot minimum
variation in the wall plane, as
well as a change in roofline.
The ground building façade along Grand
Avenue extends 36-feet before stepping
back 8 feet at the corner. The second-
floor building façade along Grand
Avenue does not extend more than 21-
feet in length without a 10-foot
variation provided for a balcony. The
proposed roofline along Grand Avenue
breaks in three locations with the
longest roofline 17-feet-long.
The ground floor building façade along
Hope Avenue extends 66-feet in length
with only a 2-foot variation. A Standards
Modification has been requested to
allow a deviation from this standard for
the purpose of providing a significant
public benefit. Staff has reviewed the
standards modification and concurs
with the request. The Standards
Modification request is discussed in
greater detail in section D below.
The second-floor building façade along
Hope Avenue extends at most 40-feet
before providing a minimum 5-foot
variation. The proposed roofline along
Hope Avenue breaks in 5 locations with
the longest roofline extending 40-feet in
length.
Yes*
Service and
Delivery
Areas
Service and loading shall be
conducted using alley access
where the condition exists.
N/A – The project site does not have
access along an existing alley.
N/A
Public Space A plaza, a minimum 500 square
feet or 7.5 percent of lot area,
whichever is less (exclusive of
right of way), with street
furnishings, landscaping, accent
trees, and lighting shall be
N/A – The project is not located within
the listed intersections.
N/A
Oct. 16, 2024 Item #1 31 of 85
Standard Required/Allowed Proposed Comply?
provided at each corner located
at the following intersections:
Carlsbad Village Drive and
Carlsbad Boulevard, Carlsbad
Village Drive and State Street,
State Street and Grand Avenue,
and Carlsbad Village Drive and
Harding Street.
Residential
Private and
Common
Open Space
Private: Minimum of 60 square
feet of private open space per
unit; minimum dimension of 6
feet in any direction.
Common: Applies only to
projects with 10 or more units.
Minimum of 15 square feet per
unit, active or passive with a
Minimum dimension of 10 feet
in any direction.
N/A – The project does not provide
residential units.
N/A
Ground
Floor Street
Frontage
Uses
New ground floor street frontage
uses permitted within the
boundaries of the use restriction
area identified on Figure 2-2 of
the Village and Barrio Master
Plan and shall occupy more than
one-half of the habitable space
developed on the ground floor
and shall span at least 80
percent of the building frontage.
In the Coastal Zone along
Carlsbad Boulevard and Carlsbad
Village Drive, new ground floor
street frontage uses shall have a
minimum average building depth
of 25 feet.
Up to 20 percent of a building
frontage may be used for a lobby
or entryway to uses above or
behind ground floor street
frontage uses.
N/A – The project is not located within
the use restriction area identified on
Figure 2-2 of the Village and Barrio
Master Plan.
N/A
*The project meets this section with approval of the standards modification as described in section D
below.
Oct. 16, 2024 Item #1 32 of 85
PARKING
The Village and Barrio Master Plan requires parking for medical offices be provided at a ratio of one space
per 355 square feet of gross floor area. Therefore, based on a gross square footage of 7,868 (building
square footage not including parking garage) a total of 23 parking spaces would be required. However,
pursuant to California Assembly Bill 2097 (AB 2097), the city is prohibited from requiring parking for
projects located within one-half mile of a major transit stop. The intent of this legislation is to provide
flexibility for project design, concurrent with planning studies that have shown that parking should be
market driven. Developers could still voluntarily provide onsite parking, but the number of parking spaces
provided will be based on builder preference and market demand, not by city-established minimum
parking standards.
Irrespective of proximity to public transit, state law allows the city to continue to apply minimum parking
standards for electric vehicle (EV) charging stations as well as required parking spaces accessible to
persons with disabilities (ADA). The parking requirement is based on the total number of actual parking
spaces that would have otherwise applied to the development if the state code section did not exist. The
project is located approximately 0.4 miles from the Carlsbad Village Train Station and therefore no
standard parking spaces are required for the development of the medical office building. The total number
of actual parking spaces that would have otherwise applied to the project is 23 spaces, and therefore a
total of 1 ADA space, 1 EV installed space, and 3 EV capable spaces are required. However, the project
proposes to provide a total of 8 spaces, including one ADA space and two car lift spaces (2 spaces per lift).
All 8 spaces will include installed electric vehicle charging stations.
TABLE C –VILLAGE & BARRIO MASTER PLAN
AREA-WIDE STANDARDS COMPLIANCE ANALYSIS
Standard Required/Allowed Proposed Comply?
Ingress and
Egress
Where alley access is not available,
vehicle access points shall be
permitted as follows:
Reciprocal access with adjacent
properties shall be provided for parcels
fronting public streets. The city
engineer may waive this depending on
location of existing structures,
infrastructure, failure to reach an
agreement between owners or other
constraint.
Development sites shall be permitted a
maximum of one access point from
public street. The city engineer may
permit an additional access point or
points upon demonstration of need.
The driveway apron shall not exceed
20 feet in width.
The project site shares a property
line with a multi-family residence
to the north and a residential
condominium to the west. Both
lots are fully developed and
opportunities for reciprocal access
do not exist due to the locations
of the existing driveways and site
layouts.
One access point is proposed from
Hope Avenue which will consist of
a 20-foot driveway apron
providing direct access into the
proposed parking garage.
Yes
Oct. 16, 2024 Item #1 33 of 85
Standard Required/Allowed Proposed Comply?
Ingress and
Egress
A clear zone shall be provided at the
intersection of a street and an alley or
driveway to maintain a free line of
sight.
• The clear zone shall consist of an
isosceles right triangle measured 7.5
feet in both directions from the
intersection of the two property
lines.
• The clear zone shall not be occupied
by a ground floor building footprint,
site features taller than 36 inches, or
landscaping that is taller than 30
inches.
The proposed parking garage
fronts directly onto Hope Avenue.
Clear areas at the intersection of
the garage entrance and Hope
Avenue are provided. Only 18-
inch-tall landscape planters are
proposed within these areas.
Yes
Property
Line Walls
and Fences
Fences and walls within the front
setback shall be a maximum 3.5 feet
tall (42-inches).
No walls or fences are proposed
along Hope Avenue or Grand
Avenue.
Yes
Building
Orientation
Buildings shall be oriented toward
primary street frontage.
The project is appropriately
oriented towards Grand Avenue
with the parking garage located
along the rear (north) property
line opposite Grand Avenue.
Yes
Building
Entrances
The primary entrance of a ground floor
commercial use shall be oriented
towards the primary street frontage.
The primary entrance is oriented
towards Grand Avenue.
Yes
Roof
Protrusions
All new development that results in
additional height above the building
height maximum for the applicable
district shall abide by the following
regulations:
-- --
Roof
Protrusions
No roof structure or any other space or
feature shall be allowed for the
purpose of providing additional floor
space except as provided herein.
N/A – The proposed 34-foot-tall
medical office building will not
exceed the 45-foot height limit of
the Village Center District.
N/A
Roof
Protrusions
All roof structures (excluding
architectural features) shall be set
back a minimum five feet from all
building faces and shall not exceed the
maximum stated heights below.
Structures permitted to exceed five
feet in height shall be setback at least
an additional one foot for every foot
above five feet, up to maximum stated
heights.
N/A – The proposed 34-foot-tall
medical office building will not
exceed the 45-foot height limit of
the Village Center District.
N/A
Oct. 16, 2024 Item #1 34 of 85
Standard Required/Allowed Proposed Comply?
• Guardrails or other barrier for roof
decks; roof deck amenities, including
permanently affixed equipment and
furnishings (such as built-in seating,
barbeque islands, counters, and the
like) trellises, latticework, screens
(including vegetative screens), or
other objects designed or arranged
to create a privacy screen or outdoor
room; equipment screening, fire or
parapet walls; skylights; and similar:
Up to 42 inches above maximum
height.
• Roof structures specifically for the
housing of elevators, stairways,
tanks, ventilating fans or similar
equipment required to operate and
maintain the building; flagpoles,
chimneys, smokestacks, wireless
masts and similar structures: Up to
10 feet above maximum height.
Roof
Protrusions
• Architectural features: Up to 10 feet
above maximum building height.
Architectural features that are
within 10 feet of a building face shall
be cumulatively limited in width to
30 percent of that building face.
N/A – The proposed 34-foot-tall
medical office building will not
exceed the 45-foot height limit of
the Village Center District.
N/A
Window
Glazing
30 percent minimum glazing of
ground-floor facade for retail uses
adjacent to Hope Avenue and Grand
Avenue. Facade is measured from
plate height to finish floor.
N/A – The project does not
propose retail uses.
N/A
Window
Glazing
The bottom of any window or product
display window shall not be more than
3.5 feet above the adjacent sidewalk.
Storefront glazing for the ground
floor office unit fronting Grand
Avenue and the common lobby
area fronting Hope Avenue
extends to the ground.
Yes
Window
Glazing
Transparent or translucent glazing is
required on the ground-floor facade of
a commercial or retail use facing a
public street. Opaque, reflective, or
dark tinted glass is not permitted.
The project proposes clear
commercial glazing with
storefront aluminum frame along
the Hope Avenue and Grand
Avenue entrances.
Yes
Window
Glazing
If “non-active” portions of a building
are unavoidable along sidewalks or
pedestrian areas, such as building
A non-active portion of the
building is proposed along Hope
Avenue to accommodate the
Yes
Oct. 16, 2024 Item #1 35 of 85
Standard Required/Allowed Proposed Comply?
walls enclosing first floor parking,
ensure architectural elements and
other attractive, pedestrian-oriented
features are present.
parking garage, however a
second-floor egress balcony with
a decorative metal framing accent
along with two long windows
provided near the top of the
parking garage building façade
and landscape planters will
provide visual interest to
pedestrians within the Hope
Avenue right-of-way.
The project is also required to comply with the Village and Barrio Master Plan Design Guidelines
section 2.8). Please see Staff Report Exhibit 4 for additional information.
C. Site Development Plan (CMC Chapter 21.06)
The project requires a Site Development Plan according to section 6.3.3.B of the Village & Barrio Master
Plan. A Conditional Use Permit is not required with this project because medical office uses are
permitted by right within the Village Center (VC) District of the Village & Barrio Master Plan. All Site
Development Plans within the Village & Barrio Master Plan area are required to be approved by the City
Council. Six site development plan findings are required for the project. The required findings with
justification for each are summarized below and contained in Planning Commission Resolution (Exhibit 1
to the Oct. 16, 2024 Planning Commission Staff Report).
1. That the proposed development or use is consistent with the General Plan and any applicable
master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the
Carlsbad Municipal Code, and all other applicable provisions of this code.
The project proposes the demolition of an existing 1,456-square-foot medical office building, and in its
place the construction of a new 10,671-square-foot, two story, 34-foot-tall, 3-tenant medical office
building with private balconies, a 395-square-foot common egress balcony on the second floor fronting
Hope Avenue and a one-story, 2,803 square-foot enclosed parking garage consisting of four parking
spaces and two lift spaces (two parking spaces per lift) for a total of 8 spaces, all on a 0.16-acre infill site
located at 2879 Hope Avenue, within the Village Center (VC) District of the Village & Barrio Master Plan.
Medical office uses are permitted by right within the VC District. The project is consistent with the
various elements and objectives of the Village (V) General Plan Land Use designation and the Village &
Barrio Master Plan as discussed in the findings below and in the project staff report dated Oct. 16, 2024,
incorporated by reference, with the exception of Village and Barrio Master Plan section 2.7.1.H, Building
Massing. A Standards Modification has been requested to allow a deviation from the building massing
requirement for the purpose of providing a significant public benefit. Staff has reviewed the standards
modification and concurs with the request. The Standards Modification request is discussed in greater
detail in section D below.
2. That the requested development or use is properly related to the site, surroundings, and
environmental settings, will not be detrimental to existing development or uses or to development
Oct. 16, 2024 Item #1 36 of 85
or uses specifically permitted in the area in which the proposed development or use is to be located,
and will not adversely impact the site, surroundings, or traffic circulation.
The proposed medical office building is located within the Village Center (VC) District of the Village &
Barrio Master Plan. The project will not be detrimental to existing uses or to uses specifically permitted
in the area in which the use is located in that medical office uses are permitted by right in the VC
District. The properties surrounding the Site to the south and west are designated for VC uses under the
VBMP. The properties located to the north along Hope Avenue are designated as Multiple-Family
Residential Zone (R-3). The properties to the east of the Site, across Hope Avenue, are designated as
Residential Density-Multiple (RD-M) Zone. The project Site is immediately surrounded by residential
uses on all four sides, including a four-story condominium to the west, two two-story multi-family
apartment buildings to the north along Hope Avenue and south across Grand Avenue and a one-story,
single-family, residential buildings to the east across Hope Avenue. However, the greater surrounding
neighborhood provides a mixture of commercial and residential uses, including a hotel east of the site
along Grand Avenue, a shopping center south of the site between Grand Avenue and Carlsbad Village
Drive and an office building south of the site across Grand Avenue between Harding Street and Jefferson
Street and north of Carlsbad Village Drive. The medical office project is estimated to generate 394
average daily trips (ADT) which is an increase of 321 average daily trips from the existing medical office
use. However, the project is located in Traffic Analysis Zone (TAZ) 809 per the City’s VMT Guidelines,
which has an existing VMT per employee of 17.1 miles. The regional employee average for this TAZ is
20.6 miles per employee, which is 83.3 percent of the regional mean. As a result, the project does not
have a significant transportation VMT impact. In addition, the vehicle level of service (LOS) on Grand
Avenue and Hope Avenue will not be significantly impacted by the increase in ADT. Pedestrian LOS was
evaluated and was found to be adequate. Pursuant to Assembly Bill 2097 (AB 2097), the city is
prohibited from requiring parking for projects located within one-half mile of a major transit stop. The
project is located approximately 0.4 miles from the Carlsbad Village Train Station, and therefore parking
is not required for the proposed medical office building. However, the project proposes to provide a
total of 8 spaces.
3. That the site for the intended development or use is adequate in size and shape to accommodate
the use.
The project consists of the demolition of an existing 1,456-square-foot medical office building, and in its
place the construction of a new 10,671-square-foot, two story, 34-foot-tall, 3-tenant medical office
building with private balconies, a 395-square-foot common egress balcony fronting Hope Avenue and a
one-story, 2,803-square-foot enclosed parking garage consisting of four parking spaces and two lift
spaces (two parking spaces per lift) for a total of 8 spaces, all on a 0.16-acre infill site located at 2879
Hope Avenue, within the Village Center (VC) District of the Village & Barrio Master Plan. Medical office
uses are permitted by right within the VC District. The Village Center District does not have maximum lot
coverage requirements; however, the project will meet the setback and height standards of the Village
Center District.
4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained.
The project complies with all applicable development standards (i.e. setbacks, lot coverage, parking and
Oct. 16, 2024 Item #1 37 of 85
height restrictions) of the Village Center District and the Village & Barrio Master Plan with the proposed
standards modification. The architecture of the building is compatible with the surrounding residential
and commercial development. Landscaping along the street frontages will be provided consistent with
the requirements of the city’s Landscape Manual and the Village & Barrio Master Plan.
5. That the street systems serving the proposed development or use is adequate to properly handle
all traffic generated by the proposed use.
The proposed project is considered a corner lot as it has two primary street frontages, Hope Avenue to
the east, and Grand Avenue to the south. The Grand Avenue segment between Jefferson Street and
Hope Avenue has a Village Street typology. The Hope Avenue segment between Grand Avenue and
Home Avenue has a Local/Neighborhood Street typology. The project is estimated to generate 394 daily
trips, which is a net increase of 321 trips as the existing medical office building is estimated to generate
73 trips. The vehicle level of service (LOS) on Grand Avenue and Hope Avenue will not be significantly
impacted by the increase in ADT. The project site is also located within 0.4 miles of the Carlsbad Village
major transit station which provides bus, train, and Coaster service on a daily basis. In addition, the
Developer will be required to pay traffic impact fees in accordance with Carlsbad Municipal Code
Section 18.42 prior to issuance of building permits that will go towards future road improvements.
6. That the proposed development or use meets all other specific additional findings as required by Title 21.
No other specific additional Title 21 findings apply to the project.
D. Village and Bario Standards Modification, Building Massing (VBMP Section 2.7.1.H)
Pursuant to Section 2.6.7 of the VBMP, a modification to a development standard may be
permitted by the decision-making authority in all districts. A standards modification is permitted
to enable a significant public benefit as determined by the decision-making authority. A significant
public benefit may include, but is not limited to the following:
a. Exceeding minimum Climate Action Plan (CAP) consistency requirements;
b. Exceeding local energy efficiency requirements and/or renewable energy requirements;
c. Exceeding local electric vehicle parking requirements;
d. Reducing vehicle miles traveled (VMT);
e. Implementing programs that encourage employees to carpool or ride transit;
f. Implementing an important public amenity or infrastructure component of the Master
Plan; and
g. Advancing other benefits as determined by the decision-making authority.
The applicant is requesting a standards modification for the Building Massing Standard of the
Village Center District, section 2.7.1.H, which states no building façade visible from any public
street (excluding alleys) shall extend more than 40 feet in length without a 5-foot minimum
variation in the wall plane, as well as, a change in roofline. The parking garage building façade
which fronts Hope Avenue extends 66 feet in horizontal length with only a 2-foot wall plane
variation located at the stairway entrance at the northeast corner of the building. Therefore, this
section of the proposed building does not meet the Village Center District building massing
Oct. 16, 2024 Item #1 38 of 85
standard, section 2.7.1.H. However, the project has been designed to reduce building massing
along this section of the building by stepping back the second (upper) floor building façade and
roof line approximately 4 feet to 9 feet. This step back reduces the scale of the building and
promotes a pedestrian oriented design.
The required standard modification findings with justification for each are summarized below and
contained in Planning Commission Resolution (Exhibit 1 to the Oct. 16, 2024 Planning Commission Staff
Report).
1. That the applicant has provided acceptable evidence to demonstrate the need for the
standards modification and there is no other way to reasonably achieve one or more of
the purposes outlined in Section 2.6.7.B without the modification.
The project is requesting a standards modification from Village Center District building
massing standard, Section 2.7.1.H, which states no building façade visible from any public
street (excluding alleys) shall extend more than 40 feet in length without a 5-foot
minimum variation in the wall plane, as well as, a change in roofline. The parking garage
building façade extends 66 feet in length along Hope Avenue with only a 2-foot wall plane
variation. By allowing a modification to this standard, the project is able to provide a
parking garage containing 8 EV installed spaces which otherwise would not be provided if
the project were required to conform to the development standard. These 8 installed
spaces exceed the Carlsbad Climate Action Plan requirement of 3 EV capable spaces and 1
EV installed by increasing the number of EV spaces by 4 spaces and by providing fully
installed spaces as opposed to capable spaces. Without the standards modification there
would be no reasonable way to double the number of EV parking spaces as project
conformance with this standard would result in a loss of spaces. Providing as much parking
as possible on site for patients and employees of the building provides a significant public
benefit by reducing street parking. The project has been conditioned to provide EV parking
and ADA parking in compliance with the California Building Standards Code and Green
Building Standards Code as an additional ADA space may be required prior to building
permit issuance. Reconfiguring the parking to provide for an additional ADA space may
result in the loss of two EV parking spaces; however, in this scenario the remaining 6 EV
installed parking spaces would still constitute a public benefit as it exceeds the number of
required EV installed spaces by 5 spaces.
2. That the standards modification is consistent with the goals and objectives of the Master
Plan and the vision and intent of the applicable district.
The proposed project provides a continuous and interesting commercial frontage along
Grand Avenue consistent with VBMP placemaking goal of creating great streets and
placemaking policy of implementing the Grand Avenue Promenade with continuous
commercial street frontage along Grand Avenue by providing parking garage access from
Hope Avenue instead of Grand Avenue. In addition, that standards modification allows for
enclosure of parking, trash and recycle areas effectively shielding these areas from public
view and further promoting the placemaking goal of creating great streets.
3. That the decision-making authority has determined the project provides a significant
Oct. 16, 2024 Item #1 39 of 85
public benefit that warrants the granting of the standards modification.
Pursuant to Assembly Bill 2097 (AB 2097), the city is prohibited from requiring parking for
projects located within one-half mile of a major transit. Irrespective of proximity to public
transit, state law allows the city to continue to apply minimum parking standards for
electric vehicle (EV) charging stations as well as required parking spaces accessible to
persons with disabilities (ADA). The parking requirement is based on the total number of
actual parking spaces that would have otherwise applied to the development if the state
code section did not exist. The project is located approximately 0.4 miles from the
Carlsbad Village Train Station and therefore no standard parking spaces are required for
the development of the medical office building. The total number of actual parking spaces
that would have otherwise applied to the project is 23 spaces, and therefore a total of 1
ADA space, 1 EV installed space, and 3 EV capable spaces are required. The project
proposed to provide 8 EV installed charging spaces, including 1 EV installed ADA compliant
space, which exceed minimum parking space requirements and local EV parking
requirements.
E. 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 “D” below.
TABLE D – GROWTH MANAGEMENT COMPLIANCE
Standard Impacts/Demand
City Administration No Impact; does not generate population
Library No Impact; does not generate population
Wastewater Treatment 4.4 Equivalent Dwelling Units (EDU)/880 GPD
Parks No Impact; does not generate population
Drainage 0.87 CFS, Drainage Basin A
Circulation Existing: 73 ADT
Proposed: 394 ADT Net increase: 321 ADT
Fire Fire Station 1
Open Space No Impact
Schools No Impact; does not generate population
Sewer Collection System 4.4 Equivalent Dwelling Units (EDU)/880 GPD
Water 240 GPD Average
Oct. 16, 2024 Item #1 40 of 85
I
VILLAGE AND BARRIO MASTER PLAN DESIGN GUIDELINES
SDP 2023-0025 (DEV2023-0122) – GRAND HOPE MEDICAL OFFICE BUILDING
INTENT
The Design Guidelines (guidelines) intend to implement and enhance the existing character within the Village and Barrio as new
development and property improvements occur. Together, the Village and Barrio are a unique, mixed-use environment. They
serve as both a shopping and entertainment destination as well as a place to live and work. The guidelines aim to improve the
character of the Village and Barrio while improving livability. Guidelines address many components of building style and
orientation, including site layout, building massing, roof form, building façades, and appurtenances. Images are intended to provide a visual example of a targeted topic described in the caption and may not represent all aspects and direction provided
within this document. Through these areas of focus, the guidelines strive to foster authentic designs with straightforward and
functional construction.
All development should align with the spirit and intent of the design guidelines presented in this chapter. Designers and
developers should consider at a minimum that these guidelines are a starting point for quality development, and do not
comprise every possible strategy for achieving high quality design. Therefore, it is prudent that designers use their own
techniques for achieving authentic, high quality design. The following guidelines apply to all new and remodeled development
within the entire Master Plan Area unless exempt as determined by Section 6.3.2.
2.8.2 SITE PLANNING GUIDELINES CONSISTENCY STATEMENT
A.Site layout
1.Place buildings adjacent to, and oriented towards, the street. Locate prominent
architectural features near corners and intersections.
2.Orient storefronts and major building entries towards major streets, courtyards,
or plazas.
3.Minimize gaps between buildings in order to create a continuous, pedestrian-
oriented environment.
4.Place parking lots so as not to interrupt commercial street frontages.
5.Incorporate functional and aesthetic vehicular and pedestrian connections to
adjacent sites.
6.Create small pedestrian plazas along the street wall through the use of
recesses in building form.
7.Provide easily identifiable pedestrian access from the street and/or sidewalk to
key areas within the site.
8.Incorporate plazas, landscaped areas, fountains, public art, textured pavement,
and vertical building features to create focal points that enhance a pedestrian’s
experience.
9.Utilize atriums and outdoor courtyards to increase the variety and number of
views and to bring additional sunlight into large developments.
10.Give careful design consideration to corner lots, as they are typically a focal
point in the urban fabric.
11.Utilize courtyards or other methods to break up the building mass and provide
natural ventilation, wherever possible.
The proposed site layout for the
medical office project takes
advantage of the configuration of the
lot by placing the entry door for the
ground floor office (unit 1) on Grand
Avenue and placing the common
ground floor lobby entrance at Hope
Avenue. Parking is enclosed within an
attached garage accessed via a 20-
foot-wide driveway connected to
Hope Avenue. The entrances to the
units feature covered porches or
balcony overhangs.
The architecture of the building
provides articulation along both
street frontages to provide varied,
interesting façades and incorporates perimeter landscaping. The building
is stepped back at the corner of Hope
Avenue and Grand Avenue to allow
for additional landscaping.
B.Parking and access
1.Locate parking behind buildings and away from the street, wherever possible.
2.Use pervious paving materials, whenever possible.
3.Buffer residential uses from commercial parking lots by landscaping, fencing,
and/or walls.
4.When walls or fences are utilized to screen parking, provide breaks to allow for
One vehicular access point is
proposed off Hope Avenue. Parking
will be located within an enclosed
attached one-story parking garage
which will buffer the parking area
from the adjacent residential uses.
The parking garage will contain a
Exhibit 4
Oct. 16, 2024 Item #1 41 of 85
pedestrian circulation and limit height for safety and security purposes.
5. Divide large parking lots into smaller areas with landscaping and clearly
marked pedestrian paths.
6. Highlight primary pedestrian access paths within parking areas with decorative
paving, trellises, canopies, lighting, and similar improvements.
7. Create pedestrian paseos to parking lots of buildings.
8. Locate parking below grade or in structures, where feasible.
9. Design parking structures so their height and bulk are consistent with
adjacent buildings.
10. Provide bicycle parking at convenient locations such as entrances or other
visible and accessible areas.
11. Provide electric vehicle charging stations and equipment where feasible and
as otherwise required.
total of 8 parking spaces, two of
which will be lift spaces (two spaces
per lift). The two lift spaces will allow
for two parking spaces below grade
and two at grade. The parking garage
will connect to the ground floor
common lobby. Although only 1
installed electric vehicle charging
space and 3 electric vehicle capable
spaces are required, the project is
proposing to install electric vehicle
charging stations for all 8 spaces.
Bicycle parking is provided near the
common ground floor lobby entrance
fronting Hope Avenue.
C. Plazas and open space
1. Provide private or common open space and pedestrian connections to such
spaces to enhance the living environment and contribute to a walkable
neighborhood character.
2. Semi-public outdoor spaces, such as small plazas and courtyards are
encouraged between private and public spaces to support pedestrian activity and
connectivity.
3. Design plazas and building entries to maximize circulation opportunities
between adjacent uses.
4. Provide landscaping and high-quality paving materials, such as stone,
concrete or tile, for plazas and open spaces.
5. Place outdoor furniture, such as seating, low walls, trash receptacles, bike racks
and other elements, in outdoor pedestrian spaces.
6. Site buildings to define open space areas. Ensure that outdoor areas are visible
from public streets and accessible from buildings, as well as, streets and pedestrian
and bicycle networks.
Although the 7,000 square foot lot is
small and does not provide ample
room for open space, the project
includes a small, landscaped area at
the corner of Grand Avenue and
Hope Avenue. The project proposes
to replace the existing 5-foot-wide
sidewalk on Grand Avenue with a
new 10-foot-wide sidewalk and 5-
foot landscape parkway to match the
existing sidewalk to the south. The
project also proposes perimeter
landscaping and planters, including
two new street trees in the revised
parkway fronting Grand Avenue.
Enhanced paving is proposed for all
ground floor entrances.
F. Mechanical Equipment and Service Areas
1. Carefully design, locate, and integrate service, utility, and loading areas into the
site plan. These critical functional elements should not detract from the public view
shed area or create a nuisance for adjacent property owners, pedestrian circulation,
or vehicle traffic.
2. Locate loading areas in the rear of a site where possible.
3. Locate mechanical equipment and service areas along and accessed from alleys
or the rear of properties, wherever possible.
4. Place public utility equipment, meter pedestals, and transformers underground
or away from sidewalks and pedestrian areas, where feasible.
5. Screen all mechanical equipment from public view.
6. Ensure roof mounted mechanical equipment and screening do not interfere
with required solar zones or installed solar photovoltaic or solar water heating
systems.
7. Design trash and recycling enclosures to be consistent with the project and
building architecture, and site and screen them to minimize visual impact.
Air conditioning units for all five units
will be located on the roof and will be
adequately screened from public
view by the proposed parapet. Meter
pedestals and electrical transformers
will be surrounded by proposed
landscaping to provide a visual
buffer.
Trash and recyclable will be located
within the enclosed parking garage.
Roof plans demonstrate adequate
solar zones for future photovoltaic
systems.
Oct. 16, 2024 Item #1 42 of 85
G. Landscaping
Landscaping shall meet the policies and requirements set forth in the City of Carlsbad
Landscape Manual.
1. Utilize landscaping to define building entrances, parking lots, and the edge of
various land uses.
2. Utilize landscaping to buffer and screen properties.
3. Consider safety, environmental impacts, and accent elements when selecting
and locating landscaping elements.
4. Landscaping, between the front property line and the building creates a visually
interesting transitional space. Select and place plants to enhance and soften
architectural elevations, screen undesirable building features and contribute to the
overall quality of the streetscape.
5. Select species that are compatible with Carlsbad’s semi-arid Mediterranean
climate, and that will grow to an appropriate size at maturity.
6. When there are minimal landscape areas between the building and the street,
incorporate planters onto porches, recessed building entrances, and planters on decks
and balconies.
7. Minimize paved vehicle areas such as driveways and parking areas. Design
driveways to be no wider than necessary to provide access. Incorporate permeable
surfaces, such as interlocking pavers, porous asphalt, power blocks, and lattice blocks/
grass-crete or ribbon driveways where feasible.
8. Utilize planting to screen less desirable areas from public view, i.e., trash,
enclosures, parking areas, storage areas, loading areas, and public utilities.
9. Provide landscaping between any parking lot and adjacent sidewalks or other
paved pedestrian areas, as well as, within surface parking lots.
10. Incorporate native and drought tolerant vegetation whenever possible.
Avoid use of invasive or noxious plants.
11. Incorporate lattice work and landscaping onto existing blank walls to support
flowering vines growing out of planters placed at their base.
12. Plant trees and fast growing and flowering vines along fences and walls to
soften the appearance of the fencing and screen views to functional on-site work
and storage areas.
13. Utilize vines, espaliers, and potted plants to provide wall, column, and post
texture and color and to accentuate entryways, courtyards, and sidewalks.
14. Incorporate large planters into seating areas. Planters should be open to the soil
below and should incorporate permanent irrigation systems.
15. Maintain landscaping and yard areas regularly to keep a desirable, healthy
appearance, eliminate trash, and control vermin.
16. Incorporate Low Impact Development (LID) strategies, site design, and source
control measures into projects. Examples include rain gardens, rain barrels, grassy
swales, soil amendments, and native plants.
17. Utilize seasonal shading from trees and shrubs when developing planting
schemes for courtyards and streetscapes on south and west facing facades.
The proposed landscape plan
complies with the city’s Landscape
Manual. Landscaping and landscape
planters will be provided between
the proposed medical office and both
street frontages as well as between
the medical office building and the
adjacent multi-family residence to
the west. A new five-foot landscaped
parkway with two new street trees is
proposed between the sidewalk and
Grand Avenue.
H. Fences and walls
1. Construct fences of quality and durable materials, such as, wood, vinyl or
wrought iron.
2. Architecturally treat all site walls to complement the building design.
No fences or walls are proposed
along the front, rear, or street side
setbacks. An existing 6-foot-high
metal fence along the interior side
setback will remain.
Oct. 16, 2024 Item #1 43 of 85
3. Chain link fences and other “see-through” fences are not appropriate for
screening.
4. Fences and walls directly adjacent to sidewalks and pedestrian plazas in
commercial and mixed-use areas should be avoided unless designed as a
pedestrian amenity or a low wall landscape feature.
2.8.3 BUILDING FORM AND MASSING GUIDELINES CONSISTENCY STATEMENT
A. Building Form and Articulation
1. Reduce the imposing appearance of tall buildings by stepping back from street
level on elevations above the ground floor.
2. Utilize horizontal and vertical articulation to break up monolithic street walls
and facades.
3. Utilize techniques to reduce massing, such as variation in wall plane and height
and variation in roof form and levels.
4. Surface detailing may be used, but does not serve as a substitute for distinctive
massing.
5. Consider adjacent low density uses when designing and orienting a building.
For example, avoid balconies overlooking rear yards.
6. Minimize the vertical emphasis of architectural design elements by
incorporating features such as horizontal bands, reveals, trims, awnings, eaves, and
overhangs or other ornamentation, along different levels of the wall surface.
7. Minimize blank walls by:
a. Adding window openings and/or entrances and other relief.
b. Providing recessed glazing and storefronts.
c. Adding vertical pilasters which may reflect internal building structure.
d. Changing color and texture along the wall surface.
e. Varying the planes of the exterior walls in depth and/or direction.
f. Adding trims, projections, and reveals along different wall surfaces.
8. Articulate the building façade by varying building elements to create
contrast. Integrate all architectural elements into the building design to
avoid the look of “tacked on” architectural features.
9. Utilize facade projections and recesses such as bay windows, planter boxes, roof
overhangs, and entry way recesses.
10. Arrange columns such that they appear to support the weight of the
building or feature above and are balanced in height, weight, and depth. Spindly
columns can appear out of proportion with the element it is supporting.
11. Size shutters appropriately, when used to cover the window opening.
12. Avoid exterior sliding or fixed security grilles over windows along street
frontages.
13. Discourage and avoid “chain” corporate architecture and generic designs. Each
project should strive to achieve the unique architectural style or character.
14. Design roofs to accommodate a solar photo-voltaic system and/or solar water
heating system, as required by California Building Code.
15. Utilize details such as wall surfaces constructed with patterns, changes in
materials, building pop-outs, columns, and recessed areas to create shadow
patterns and depth on the wall surfaces.
The building is designed with several
vertical and horizontal alternating
planes. The rooflines are also
appropriately varied in pitch and
height. The second-floor building
façade along Hope Avenue is stepped
back. The building is also stepped
back from the corner intersection of
Grand Avenue and Hope Avenue to
reduce massing. Doors, windows, and
balconies as well as adequately
weighted architectural projections
minimize potentially blank walls. A
decorative metal accent framing the
corner elevation at Grand Avenue
and Hope Avenue provides a focal
point and creates visual interest. The
building exterior uses three types of
materials that utilize muted colors.
These include stucco, porcelain tiles,
concrete blocks and metal parapets
and accents. Material changes
appropriately occur at corners of
changing wall planes. Metal balcony
railings and parapets are used as
accent materials which highlight
building features, complement the
design, and provide architectural
interest.
Oct. 16, 2024 Item #1 44 of 85
16. Ensure that proportions are consistent with selected architectural styles.
17. Incorporate the characteristic proportions of traditional facades in new infill
development.
18. Balance the ratio of height, width, and depth of arches and columns to
emphasize strength and balance.
19. Ensure consistency between the height of a column and its mass or thickness
with the weight of the overhead structure the column supports.
20. Infill buildings that are much wider than the existing facades should be broken
down into a series of appropriately proportioned structural bays or components.
21. Consider transitions between the height of new development and the height
of adjacent existing development.
22. Utilize vertical building focal elements. Towers, spires, or domes may foster
community identity and serve as landmarks.
23. Utilize windows and open wrought iron balconies to provide opportunities for
residents to passively observe and report suspicious activity.
24. Utilize accent materials to highlight building features and provide visual
interest. Accent materials may include any of the following:
a. Wood
b. Glass
c. Glass block (transom)
d. Tile
e. Brick
f. Concrete
g. Stone
h. Awnings
i. Plaster (smooth or textured)
25. Use building materials and finishes that are true to the structure’s architectural
style.
26. Windows, doors, and entries should be designed to capture the desired
architectural style of the building.
27. Generally, use no more than three different materials on exterior wall surfaces.
While certain styles may successfully incorporate multiple surface materials, caution
must be used as too many materials can result in a less than aesthetically pleasing
building.
28. Ensure material changes occur at intersecting planes, preferably at inside
corners of changing wall planes or where architectural elements intersect, such as a
chimney, pilaster, or projection.
29. Utilize light and neutral base colors. Generally muted color schemes will
promote visual unity and allow awnings, window displays, signs and landscaping
to be given proper emphasis.
30. Ensure lighting is architecturally compatible with the building.
31. Articulate storefronts with carefully arranged doors, windows, arches, trellises,
or awnings, rather than blank walls.
32. Ensure that the main entrance to a building is clearly identifiable and unique, as
it is the primary point of arrival and should be treated with significance.
Oct. 16, 2024 Item #1 45 of 85
33. Window type, material, shape, and proportion should complement the
architectural style of the building.
34. Utilize recessed windows where appropriate to the architectural style, to
provide depth.
C. Balconies
1. Place balconies adjacent to operable doorways. Faux balconies or those that do
not appear usable are discouraged.
2. Visually support all balconies, either from below by decorative beams and/or
brackets, from above by cables, or by other parts of the building.
3. On corners, balconies may wrap around the side of the building.
Usable second floor balconies are
provided for units 2 and 3. The
balconies are supported by
adequately weighted columns and
are accented with medium toned
porcelain tiles mounted vertically to
provide interest.
D. Roof Forms
1. Ensure that roof materials and colors are consistent with the desired
architecture or style of the building.
2. Utilize multi-roof forms, hips, gables, shed roof combinations, and sufficiently
articulated flat roofs to create interesting and varying roof forms that will reduce
building mass, add visual appeal, and enhance existing Village and Barrio character
and massing.
3. Avoid long, unbroken, horizontal roof lines.
4. Avoid flat roofs unless sufficient articulation of detail is provided, such as
precast treatments, continuous banding or projecting cornices, lentils, caps, corner
details, or variety in pitch (sculpted), height, and roofline.
5. Avoid the “tacked on” appearance of parapets, and ensure their appearance
conveys a sense of permanence. If the interior side of a parapet is visible from the
pedestrian and/or motorist area of the project, utilize appropriate detail and properly
apply materials.
The proposed rooflines are
appropriately varied in pitch and
height. Varying parapet heights
further break up the roofline as
viewed from Grand Avenue and Hope
Avenue.
E. Lighting
1. Provide exterior building lighting, particularly in commercial and high-
pedestrian areas.
2. Design or select light fixtures that are architecturally compatible with the
building.
3. Integrate light fixtures that are downcast or low cut-off fixtures to prevent
glare and light pollution.
4. Design lighting in such a way as to prevent the direct view of the light source
from adjacent properties or uses, particularly residential properties or uses.
5. Utilize lighting on architectural details, focal points, and parking areas to
increase safety, help with orientation, and highlight and site attributes and the
identity of an area.
6. Use energy-efficient lamps such as LED lights for all exterior lighting along
with adaptive lighting controls to contribute to energy conservation and potentially
reduce long-term costs.
Exterior lighting will be provided and
reviewed as part of the building plan
check. The existing light pole on
Grand Avenue will remain.
F. Residential Design
1. Design with architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing, siding, and
color scheme to complement the overall building design, site and neighborhood
context.
2. Incorporate porches, trellises, landscaping, and other features to extend the
living area toward the street, soften the transition between the street and the
N/A – The project does not propose
residential uses.
Oct. 16, 2024 Item #1 46 of 85
dwelling, and encourage community.
3. Design and site units as much as possible to front primary streets to provide
“eyes on the street,” create pedestrian environments, and support the walkable,
connected character of the Village and Barrio.
4. Articulate windows with accent trim, sills, kickers, shutters, window flower
boxes, balconies, awnings, or trellises authentic to the architectural style of the
building.
5. Incorporate safe, efficient, and convenient access to usable open space within
multifamily developments.
6. Locate garages and parking areas to have the least amount of visual impact on
the street.
7. Design garages so that they are subordinate to the main living area, when
viewed from the street. Where possible, recess the garage behind the dwelling unit
and do not locate it between the main living area and the street.
8. Recess garage doors into the exterior wall, rather than keeping them flush.
9. Design detached garages and accessory structures to be an integral part of the
architecture of the project. They should be similar in materials, color, and detail to the
principal structures of a development.
Oct. 16, 2024 Item #1 47 of 85
From:Keith Valentine
To:Lauren Yzaguirre
Subject:Project # SDP2023-0025 — Grand Hope Medical
Date:Wednesday, October 11, 2023 2:19:20 PM
Hi Lauren,
I received a copy of the application notice for the project at 2879 Hope Avenue in Carlsbad.
It seems odd that the application is taking a 1,500 sq/ft office building at 1 story with 10 parking spots to a 10,594
sq/ft building at 2 stories and reducing the spots to 8 parking spots. How can this be effective or permissible? 7
times the size with a 20% reduction in on-site parking.
This poor parking situation will impact the Carlysle at 800 Grand as well as the surrounding homes and neighbors
on Hope Avenue. Shouldn’t they be required to construct underground parking?
Thank you.
KV
(Keith Valentine)
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Exhibit 5
Public Comments
Oct. 16, 2024 Item #1 48 of 85
From:7605058298@vzwpix.com
To:Lauren Yzaguirre
Date:Wednesday, August 14, 2024 1:15:37 PM
Attachments:image000000.jpgimage000001.jpgimage000002.jpgimage000003.jpgimage000004.jpgimage000005.jpgimage000006.jpg
Hello Lauren,
Please see the attached photos. They reveal an abandoned building in downtown Carlsbad. The area adjacent to the
building is a mess that attracts problems, even has an opening that animals or kids might climb below the building.
That area should be cleaned up and closed off.
Also, I wish to make a statement that 8 covered parking spaces isn't sufficient for a 10,000 square foot medical
building. The current building is one-fifth that size and has more parking.
This will cause parking issues in the neighborhood.
Please confirm you received this message.
Thanks,
Stan Katz
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NOTICE
OF PROJECT APPLICATION
• PROJECT !\'.AMF.: GRAND HOPE M EDICAL
PROJECT NUMBER: SDP2023-0025
SITE DEV.;:-E;--,Lo"'r""v-:c1El\;:;;. c:;,T~P;;;E:;;, ~=11,,;Tc;;l;;;.O-;-D~EM=o;;-LJSH AN
PROJECT EXISTING I-STORY MEDICALOFFlCE BUILDrNC AND
DESCRIPTION: EXJSTl:\'G SITE 1"1PROVEME"ITS Al\'D PERMITTfffi
COI\STRl:CTION OF A NEW 10,594-SQUARE FOOT,
2-STOHY. 34'-FOOT-I UGII J\U:DICAL OFFJCE BUTLDlNC
0"1 A .16-ACRE SITE. THE PROJECT WOULD INCLUDE 8
CO\'EHED ON-SITE PARKING SPACES.
CITY OF CARlSRAll
PL,\'.1/i'{l;,IG 011:i>11ssi·rco;Ji,.\· --------,P~R~OiJ~•:~C-TiliA}l'P~L~l~CA~N~T~l~R~E~l'~R~E~SE~·N~T~A~l~·•~V'!_E
L • .. KIRK MOELLER ARCIOTECTS, L'1C. AVRt:'I' YZAGUIRRE, ASSOCIATF; PLAN•~•n
'""' KIRK MOE LI.ER LAURE~.Y7..AGUIRRE(alC..\RI.SRADCA GOV
(442)3.19-2634 • KIRk(ii kMARCHITECTSINC COM
• (760) 80.l-8006 '
Oct. 16, 2024 Item #1 53 of 85
Oct. 16, 2024 Item #1 54 of 85
Oct. 16, 2024 Item #1 55 of 85
Oct. 16, 2024 Item #1 56 of 85
From:Kirk Moeller
To:Lauren Yzaguirre
Cc:Andy Champion
Subject:FW: Grand Hope Medical 2879 Hope Ave
Date:Thursday, November 2, 2023 3:36:57 PM
Hi Lauren,
Please see email below that we received from one of the neighbors for records purposes.
Thank you,
Kirk Moeller
Kirk Moeller Architects, Inc.
2888 Loker Avenue East, Suite 220
Carlsbad, CA 92010
Office: 760-814-8128
Mobile: 760-803-8006
kirk@kmarchitectsinc.com
kmarchitectsinc.com
From: Nicole Gautreau <nicole.gautreau@westernu.edu>
Sent: Friday, October 27, 2023 3:36 PM
To: Kirk Moeller <kirk@kmarchitectsinc.com>
Subject: Grand Hope Medical 2879 Hope Ave
Hello,
My name is Nicole Gautreau and I am an owner of 2820 Hope Ave Unit B. I would like to
express my disapproval with the Grand Hope Medical Building on 2879 Hope Ave. Hope
Ave is a quiet street where kids and dogs frequently play. The addition of the medical
building will not only increase noise, foot and car traffic but it will also greatly increase
the amount of parked cars. Only 8 parking spots is not enough for 2 story facility. This
will cause street parking to become very limited for current residents. If approved
despite the concerns a larger parking structure or garage will be needed. The tall
building will also be unsightly and could increase the amount of homeless/ squatters in
the area camping out in front of the medical building. For these reasons I do not
condone this current building plan. A 1 story building with ample parking would be a
much better option. Please do not hesitate to contact me with any questions or
concerns.
Thank You,
Oct. 16, 2024 Item #1 57 of 85
Nicole Gautreau
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
Oct. 16, 2024 Item #1 58 of 85
( City ofCarlsbad AUTHORIATION, CONSENT, AND DISCLOSURE STATEMENT
P-1(A)
Development Services
Planning Division 1635 Faraday Avenue 442-339-2600
www.carlsbadca.gov
[fil APPLICATION AND ACKNOWLEDGEMENT INFORMATION
This submittal form (Part A through Part F) must be completed as part of your application with the City
of Carlsbad. Your project cannot be reviewed until this information is completed.
PART A. Owner Authorization and Consent
NOTE: This Consent and Disclosure Form must list the name of the principal owners (10% or greater) and
attach a copy of the current corporate articles, partnership agreement, or trust document, as applicable.
Provide name(s) of the person(s) authorized to sign on behalf of the organization. /A separate page may
be attached if necessary.) IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE IND/CA TE
NOT-APPLICABLE (N/A) IN THE SPACE BELOW. This is to certify under penalty of perjury that the undersigned is/are the record owner(s) of the property known as: AssessoPs Map Book, Page and Parcer(APJll7Al'Ns): _2_0_3_-2_0_2_-_1-3_-0_· • __________ _
________________________________ ;and Street Address (if applicable): 2879-2885 Hope Avenue
that I/we (full legal name of all record owners) consent to the filing of the Land Use Review Application on our property for processing by the City of Carlsbad Planning Division. I/We declare under penalty of perjury that f/we have reviewed this Affidavit and the information is true and correct.
Name: -----'-"-'-ltJ, l..1-L=t?-"---,l,· �'f"""-· -----:;,-· ""--� Signature: -----'L--�-n-------------------
Name: __________________________ _ Signature: ________________________ _
Name: __________________________ _ Signature: ________________________ _ (For additional names, please use a separate sheet of paper)
Page 1 of 6
P-1 (A) Form Rev 6/2023
Exhibit 6
Oct. 16, 2024 Item #1 59 of 85
Oct. 16, 2024 Item #1 60 of 85
IMPORTANT: A Grant Deed is required if the ownership does not match city records. Ownership on the
deed must correspond exactly with the ownership listed. If the owner noted on the Grant Deed does not
match the person signing as Property Owner, provide paperwork documenting the person signing is
authorized to sign as a Property Owner.
Whenever any excavation, fill, or other project-related improvement requires entry onto adjacent
property for any reason, the Land Use Review Application shall include the written consent or legal
easements or other property rights of the adjacent property owner or their authorized representative,
and shall include such consent with the application package. The application will not be deemed
complete unless and until all necessary consent documents are so filed. The consent shall be in a form
acceptable to the City Planner. If the proposed improvements on the adjacent property change the
nature of the property's development rights (or implied bundle of rights), the city might require
recordation of a Covenant and Agreement for Offsite Improvements and Release of Liability as a
condition of project approval.
Does the project's limits of disturbance encroach on property not owned by the Property Owner?
□ Yes □ No If yes, attach adjacent owner authorization.
PART B. Owner Declarations (to be signed by Property Owner)
I/We hereby certify under penalty of perjury that I have read the information below and that:
1. I/We understand that it is the responsibility of the Applicant to substantiate the request through
the requirements of the application.
2. I/We understand that if there is a zoning violation on the property, application review may be
delayed. Any unpermitted structures or uses must either be removed or legalized at part of this
application.
3. I/We understand that if this application is approved, I/we may be required to record a covenant
--------uith-the-Gounty-Recorder's-0ffice,the-form-and-content-that-is-satisfactory-to-the-Gity-and-its-------
City Attorney, to notify future owners of the project approval and restrictions.
4. If this Land Use Review Application is approved or conditionally approved, I/we hereby certify
that I/we will comply with all conditions attached to the approval action. I/We understand that
the failure to comply with any conditions shall constitute grounds for the revocation or
modification of the approval, permit, or other authorizations provided.
5. Prior to any use of the project site pursuant to the permit issued, all conditions of approval (if
--------a~r,mycl-) mw;ill be completed or secuiemrrtm\-rm,,fiii~=tato><t-nrT,
Property Owner Signature(s): --~~==~---,,;~----------~~----
Name(s): 1,,,,, l1 (Ir-' llw Date: _~_,__~_,,_{ u--'lj'-. __
Page 2 of 6
P-1(A) Form Rev 6/2023
Oct. 16, 2024 Item #1 61 of 85
PART C. Project Team Information (complete all applicable fields)
Applicant: □ Same as Owner IXI Different from Owner
Name (if different from Owner): _K_i_rk_M_o_e_l_le_r _________________ _
Company or Firm: Kirk Moeller Architects Inc.
Contact Address: 2888 Loker Avenue East, Suite 220
City: Carlsbad State: _C_A _________ Zip Code: 92010
Agent or Representative: IXI Same as Applicant □ Different from Applicant □ N/A
Name (if different from Applicant): _______________________ _
Company or Firm: _____________________________ _
Contact Address: _____________________________ _
City: ____________ State: ____________ Zip Code: _____ _
Other (specify Architect, Engineer, CEQA Consultant, etc,)=-~-------~-----~-
Name: ________________________________ _
Company or Firm: _____________________________ _
Contact Address: _____________________________ _
City: ____________ State: ____________ Zip Code: _____ _
NOTE: A letter of Authorization (LOA} from the Property Owner empowering a person or persons to act
on the behalf af the Property, is required if anyone other than the Property Owner signs the land Use
Review Application as the Applicant or Agent. The authorized person (Applicant or Agent) on the LOA
must correspond with the name and signature, above.
PART D. Single "Point of Contact" Designation
A single "point of contact" is an individual that handles all communications with the city and its review
team for the purposes of sending and receiving application materials, information, reports, etc. The
pomt of contact 1s to be the single md,v1dual elected on the land Use Review Appl1cat1on form for al
communications and to remain as the primary contact for all status updates relating to the land Use
Review Application.
Single Point of Contact: IZI Applicant □ Property Owner □ Agent □ Other ________ _
Page3of6 •
P-1(A) Form Rev 612023
Oct. 16, 2024 Item #1 62 of 85
PART E. Contribution Disclosure
Has the Property Owner, Applicant, or Agent had more than $900 worth of business transacted with any
member of city staff, Boards, Commissions, Committees and/or Council within the past 12 months?
□ Yes 00 No If yes, indicate person(s): ___________________ _
NOTE: Attach additional sheets if necessary.
PART F. Applicant Declarations (to be signed by Applicant)
I hereby certify under penalty of perjury that I have read the information below and that:
1. I have carefully reviewed and prepared the application and plans in accordance with the
instructions.
2. I understand that the specific information needed to initiate planning case processing
corresponds to those items listed in the application form's "Minimum Submittal Intake
Requirements Checklist." I also understand that even if the application is duly filed and
accepted for intake processing, each application submitted to the Planning Division is
required to have specified information included in the application packet before it is
determined to be complete. The specific information to determine completeness is in
"Completeness Determination Requirements Checklist."
3. The Planning Division has developed policies to help ensure that discretionary permit
applications are timely processed. The Permit Streamlining Act shot clock starts on the intake
date the Planning staff accepts a duly filed application.
4. I understand that once an application is determined to be complete, project or design changes
that will increase the number of units, add uses that were not previously listed, substantially
--------,change-the-site-plan,or-other-changes-that-trigger-the-need-for-additional-discretionary-------
approvals will require a new application, or the filing of other application permit types, which
would restart the review "clock" and extend processing timelines.
5. I understand that upon city review, additional information, documents, reports, entitlements
and fees might be required, including any referral fees. I understand that all fees and deposits
submitted with this application will be refunded only as provided for by the ordinances,
regulations, or policies in effect at the time of the application submittal.
----------,,6-. --+1 a~1=1d..,e~1•,tamtthatitinnVTesponsibilitvtcrensanrtharstatements-arnmE,,thatuiscrepancie,d--------
not exist between the project's description on the application, the architectural plans and the
structural plans. If discrepancies exist between the architectural plans and the structural plans,
the architectural plans shall take precedence. Ultimately, the scope of work, as described on the
permit that authorizes construction, takes precedence over the plans. If there is a discrepancy
between the plans and the description on the permit, the permit governs.
Page 4 of 6
P-1 (A) Form Rev 6/2023
Oct. 16, 2024 Item #1 63 of 85
7. I understand that all materials submitted in connection with this application might become
public record subject to inspection and copying by the public. I acknowledge and understand
that the public might inspect and copy these materials and that some or all of the materials
might be posted on the city website or elsewhere online, outside of the city's control.
8. I understand there are no assurances at any time, implicitly or otherwise, whether provided to
me in writing or by oral communications regarding final staff recommendations to the decision-
making body about this application or the determination of any decision-making body.
9. If the project is approved or conditionally approved, the approved plan set of project drawings,
civil plans/grading, sections, site plans, floor plans, architectural elevations, and landscape plans
shall not be altered without express authorization by the City Planner. Once a permit has been
issued, the Applicant may request permit modifications. "Minor" modifications might be granted
if found by the City Planner to be in substantial conformity with the approved plan set, including
all exhibits and permit conditions. Modifications beyond the scope described in the approved
plan set might require submittal of an amendment to the permit and approval by the authorized
review body.
10. Should any proponent of the project fail to file a timely and valid appeal of the permit within the
applicable appeal period, such inaction shall be deemed to constitute acceptance of the permit
by the Applicant; and agreement by the Applicant to be bound by, to comply with, and to do all
things required of or by the Applicant pursuant to all of the terms, provisions, and conditions of
the issued permit or other approval.
11. As part of this application, the Applicant hereby agrees to defend, indemnify, and hold harmless
the City of Carlsbad, its Council, boards and commissions, officers, employees, volunteers, and
agents from any claim, action, or proceeding against the City of Carlsbad, its Council, boards and
commissions, officers, employees, volunteers and agents, to attack, set aside, void or annul an
approval of the application or related decision, including environmental documents, or to
challenge·a-denial-of-the-application-or-related-decisions-c-This-indemnific-ation-shall-include,but·-------
not be limited to, damages awarded against the city, if any, costs of suit, attorneys' fees, and
other expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by Applicant, city, and/or the parties initiating or bringing such
proceeding. The Applicant shall indemnify the city for all of the city's costs, attorneys' fees, and
damages that the city incurs in enforcing the indemnification provisions set forth herein. The
Applicant shall pay to the city upon demand any amount owed to the city pursuant to the
indemnification requirements prescribed.
Page 5 of 6
P-1 (A) Form Rev 6/2023
Oct. 16, 2024 Item #1 64 of 85
By signing below, I hereby agree to defend, indemnify and hold harmless the city and I certify that the
application I am submitting, including all additional required information, is complete and accurate to
the best of my knowledge. I understand that any misstatement or omission of the requested
information or of any Information subsequently requested might be grounds for rejecting the
application, deeming the application incomplete, denying the application, suspending or revoking a
permit issued on the basis of these or subsequent representations, or for the seeking of such other and
further relief as deemed by t~e ~yr~ad.
Applicant Signature: ~ -=-
Name: Kirk Moeller Date: _______ _
This form must be stapled/attached to the application and shall be effective until replaced or
revoked in writing.
Page6of6
P-1(A) Form Rev 6/2023
Oct. 16, 2024 Item #1 65 of 85
(
\ ) \ . WILLIAM J. CHO, n.n.~-i.,M.~.
Dlplornate, American Boiard Pr Plilr!OQOn!OIOgy i g \~ Practice Limited to Periodontics and Dental lrnplants
3144 El Camino Real, Suite 104, Carlsbad, CA 92008, tel: 760.720.7372, fax: 760.720.7305
e-mail: wjcperio@yahoo.com, website: www.wjcperio.com
August30,2023
Re: Letter of Authorization
To Whom It May Concern:
I hereby authorize Kirk Moeller to handle all communications and will be the
primary contact for the Grand Hope Project.
Exhibit 7
Oct. 16, 2024 Item #1 66 of 85
CEQA DETERMINATION OF EXEMPTION
Subject: This California Environmental Quality Act (CEQA) Determination of Exemption is in compliance
with Carlsbad Municipal Code Section 19.04.060. An appeal to this determination must be filed
in writing with the required fee within ten (10) calendar days of the City Planner's decision
consistent with Carlsbad Municipal Code Section 21.54.140.
City Planner Decision Date: August 1, 2024
Project Number and Title: SDP2023-0025 (DEV2023-0122) -GRAND HOPE MEDICAL OFFICE
Project Location -Specific: 2879-2885 Hope Avenue (APN 203-202-13-00)
Project Location -City: _C_ar_ls_b_a_d _____ _ Project Location -County: =Sa=n-'-=D-'-"ie=g=o ____ _
Description of Project: Demolish an existing 1,456 -square-foot medical office building and construct a
10,671-square-foot, 34-foot-tall, two-story medical office building. The site will have a parking garage with
8 parking spaces, including two lift spaces.
Name of Public Agency Approving Project: _C_it~y_o_f _C_ar_ls_b_a_d _______________ _
Name of Person or Agency Carrying Out Project: -=-C'-"ity-'-"'-o-'-f-=-Ca=rc.:..:ls=.c:b=a=d _____________ _
Name of Applicant: ..:..W:....:i.:..:.;lli=a.:..:.m-'-C=hc.:..:o"---------------------------
Applicant's Address: 3144 El Camino Real #104, Carlsbad, CA 92008
Applicant's Telephone Number: ~(7_6_0~) _40_5_-_7_55_7 ___________________ _
Name of Applicant/Identity of person undertaking the project: Andy Champion and Kirk Moeller,
Architects
Exempt Status: CEQA Section 15332 -In-fill Development Projects
Reasons why project is exempt: The project consists of the demolition of an existing 1,456 -square-foot
medical office building and the construction of a 10,671-square-foot, 34-foot-tall, two-story medical office
building with an attached parking garage containing 8 parking spaces, including two lift spaces. The
project is proposed on a site that is less than five acres, is consistent with applicable general plan policies,
zoning regulations and does not endanger rare or threatened species. Furthermore, the project will not
result in significant effects relating to traffic, noise, air quality, or water quality, and the site can be
adequately served by all required utilities and public services.
Lead Agency Contact Person: Lauren Yzaguirre, Associate Planner Telephone: 442-339-2634
ERIC LARDY, City Planner Date
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GRAND HOPE MEDICAL OFFICE
MEDICAL OFFICE DEVELOPMENT
2879-2885 HOPE AVENUE
Exhibit 8
Oct. 16, 2024 Item #1 67 of 85
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SCALE: 1" = 10'-0"
5' 10'0 20'SITE PLAN
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NSCALE: 3/16" = 1'-0"
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2nd FLOOR PLAN
SCALE: 3/16" = 1'-0"
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ROOF PLAN
SCALE: 3/16" = 1'-0"
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SOUTH ELEVATION
SCALE: 3/16" = 1'-0"
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EAST ELEVATION
SCALE: 3/16" = 1'-0"
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SCALE: 3/16" = 1'-0"
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WEST ELEVATION
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BUILDING SECTION
SCALE: 3/16" = 1'-0"
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BUILDING SECTION
SCALE: 3/16" = 1'-0"
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HOPE AVENUE
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PARCEL 1
PM 3260
APN: 203-202-1816
PARCEL 26
PM 3260
APN: 203-202-1300
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AREA = 7,000 SF (EXIST)
6,914 SF (PROP.)
1
J:\ACTIVE JOBS\4037 HOPE STREET\CIVIL\DRAWING\DISCRETIONARY PLANS
SITE DEVELOPMENT PERMIT
LEGEND
GENERAL NOTES
SHEET INDEX
REFERENCED DRAWINGS
OWNER INFORMATION
APPLICANT INFORMATION
LEGAL DESCRIPTION
SITE ADDRESS
TOPOGRAPHY
BENCHMARK
SITE ACREAGE
EARTHWORK / PROJECT GRADING
ACCESS
ENGINEER OF WORK
PREPARED BY
PLAN VIEW - EXISTING LOT CONFIGURATION
SCALE: 1" = 20' HORIZONTAL
PRE 2023-0007 - DEV 2023-0037/SDP 2023-0025
SITE DEVELOPMENT PERMIT
GRAND HOPE
2879 HOPE AVENUE APN: 203-202-13
CARLSBAD, CA 92008
TOPOGRAPHY OBTAINED BY FIELD SURVEY ON JUNE 9, 2023
PREPARED BY: PASCO, LARET, SUITER & ASSOCIATES
BRYAN KNAPP, PE #86543 DATE
LOT 26 OF SCHELL AND SITES ADDITION TO CARLSBAD, IN THE CITY OF CARLSBAD, COUNTY OF SANDIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 2145, FILED IN THE OFFICE OF THECOUNTY RECORDER OF SAN DIEGO COUNTY ON FEBRUARY 20, 1929.
EXISTING PROPERTY BOUNDARY
RIGHT-OF-WAY
CENTERLINE OF ROAD
EXISTING EASEMENTS
ADJACENT LOT LINE
GROSS:7,000 SF (0.16 AC)NET DEVELOPABLE:7,000 SF (0.16 AC)DISTURBED AREA: 7,000 SF (0.16 AC)
*EXISTING IMPERVIOUS AREA (ONSITE): 5,478 SF (0.13 AC)
*PROPOSED IMPERVIOUS AREA (ONSITE): 6,270 SF (0.14 AC)
*AREAS WITHIN LIMITS OF PROPOSED ONSITE DISTURBED AREA
CUT: ±55 CY MAX CUT HEIGHT: 1.5 FT
FILL: ±20 CY MAX FILL HEIGHT: 1.0 FTEXPORT: ±35 CYREMEDIAL: ±700 CY (3' REMOVAL AND RECOMPACTION IN AREAS SPECIFIED PER SOILS REPORT)
THESE QUANTITIES ARE APPROXIMATE AND ARE SUBJECT TO CHANGE BASED ON FINAL ENGINEERING
DESIGN AND DETAILING
GRAND AVENUE, A PUBLIC ROAD
HOPE AVENUE, A PUBLIC ROAD
PREPARED BY:PASCO, LARET, SUITER & ASSOCIATES1911 SAN DIEGO AVE,
SAN DIEGO, CA 92110
PH: (858) 259-8212
PREPARED ON:
JANUARY 31, 2024
LAND USE COMMERCIAL
NUMBER OF LOTS 1 LOT
SEWER DISTRICT CITY OF CARLSBAD WASTEWATER DIVISION
WATER DISTRICT CARLSBAD MUNICIPAL WATER DISTRICT
SCHOOL DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT
ELECTRIC SAN DIEGO GAS & ELECTRIC
TELEPHONE AT&T
CATV SPECTRUM CABLE
DRAINAGE BASIN / HYDROLOGIC AREA CARLSBAD / BUENA VISTA LAGOON
FIRE CITY OF CARLSBAD
AVERAGE DAILY TRAFFIC GENERATED (50 TRIPS/1KSF*7.868KSF ) = 394 ADT PROPOSED
EXISTING AVERAGE DAILY TRAFFIC DENTAL OFFICE: (50 TRIPS/1KSF*1.456 KSF = 73 ADT EXISTING394 ADT PROPOSED - 73 ADT EXISTING = 321 ADT NET
SEWER GENERATION FIGURE 7,868 SF /(1800 SF/EDU) = 4.4 EDUS
TOTAL SEWER GENERATION 1 EDU = 200 GPD 4.4 EDU X (200 GPD/EDU) = 880 GPD
POTABLE WATER FIGURE 1,500 GPD / ACRE (COMMERCIAL/OFFICE)
TOTAL POTABLE WATER (1,500 GPD / ACRE X 0.16 AC) = 240 GPD
GENERAL PLAN DESIGNATION VILLAGE BARRIO (V-B)
ZONING DESIGNATION VILLAGE BARRIO (V-B)
LAND USE DESIGNATION VILLAGE BARRIO MASTER PLAN, VILLAGE CENTER DISTRICT
PRE-DEVELOPMENT PEAK DISCHARGE (Q100) 0.8 CFS (TOTAL FOR SITE)
POST-DEVELOPMENT PEAK DISCHARGE (Q100) 0.87 CFS (TOTAL FOR SITE)
2-1/2 INCH BRASS DISK IN THE NORTHEAST CORNER OF GRAND AVENUE AND WASHINGTON STREET 52
FEET WEST OF RAILROAD TRACKS AND 4.5 FEET EAST OF THE EASTERLY CURB OF WASHINGTON
STREET AND 40 FEET NORTH OF THE CENTER OF GRAND AVENUE, PER ROS 17271.
ELEVATION = 40.910
DATUM = NGVD 29
SITE DEVELOPMENT PERMIT TITLE SHEET 1
DEMO SHEET 2PRELIMINARY GRADING PLAN 3SECTIONS AND DETAILS 4
PM 3260PM 1293PM 2145
DWG 146-8
DWG 89-101
DWG 509-1
DWG 938-3
WILLIAM CHO FOR:CHOSEN WISE PROPERTIES, LLC3144 EL CAMINO REAL #104
CARLSBAD, CA 92008
VICINITY MAP
SCALE: NTS
01/31/2024EXISTING EASEMENT INFORMATION
NO EXISTING EASEMENTS OF RECORD ENCUMBERING SUBJECT PROPERTY PER PRELIMINARYTITLE REPORT PREPARED BY WFG NATIONAL TITLE COMPANY AS ORDER NO. 23-100287, DATED4/24/2023
PROPOSED EASEMENT/DEDICATION INFORMATION
PROPOSED PUBLIC ROADWAY AND PUBLIC UTILITY EASEMENT FOR GRAND AVENUE
AND HOPE AVENUE TO THE CITY OF CARLSBAD
0 20 40 60
SCALE: 1" = 20' HORIZONTAL
WILLIAM CHO FOR:CHOSEN WISE PROPERTIES, LLC3144 EL CAMINO REAL #104
CARLSBAD, CA 92008
BASIS OF BEARING
THE BASIS OF BEARINGS IS THE CALIFORNIA COORDINATE SYSTEM, NAD 83 (CCS83) EPOCH 1999.92,
ZONE 6, AS DETERMINED LOCALLY BY A LINE BETWEEN FIRST ORDER CONTROL STATIONS 130
(CLSB-130) AND 122(CLSB-122) BEING A GRID BEARING OF N63°33'33"E AS DERIVED FROM GEODETIC
VALUES SHOWN ON RECORD OF SURVEY 17271, CITY OF CARLSBAD SURVEY CONTROL, FILED ONFEBRUARY 8, 2002 AS FILE NUMBER 2002-0112862 IN THE OFFICE OF THE COUNTY RECORDER OF SANDIEGO COUNTY.
1
Oct. 16, 2024 Item #1 76 of 85
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~II CITY OF CARLSBAD I~
SITE DEVELOPMENT PERMIT TITLE SHEET FOR:
DWN BY:
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PROJECT NO. DRAWING NO.
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61.5
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62.6TW
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62.8TW
62.8TW
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71.0RF 71.2RF
75.9RF/HP
71.1RF
71.1RF
62.4BW61.9BW61.1BW
HOPE AVENUE
GR
A
N
D
A
V
E
N
U
E
EX. 8" PVC WATER MAIN
PER DWG 938-3
EX. 8" VCP SEWER MAIN
PER DWG 118-9
EX. 4" ABD WATER MAIN
PER DWG 146-8
EX. 1.5" HP GAS MAINPER DWG 146-8
EX. 1.5" HP GAS MAINPER DWG 146-8
EX. 6" AC WATER MAINPER DWG 146-8
EX. 3 STORY MULTI
UNIT HOUSING
EX
.
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A
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D
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24.0'
10
.
1
'
10
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'
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.
0
'
50
.
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'
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'
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.
0
'
20.0'
14.5'
35'± CL TO FOC
7'
50.0'
35'± CL TO FOC
PARCEL 1
PM 3260
APN: 203-202-1816
LO
T
1
1
PM
1
2
9
3
AP
N
:
2
0
3
-
2
0
2
-
1
7
0
0
EX. 6" FIRE SERVICEPER DWG 509-1
2
℄
℄
1
1 1
11
2
3
3
4
7
7
7
10
11
11 11
12
12
12
3
11 11
EX. FIRE HYDRANTEX. OVERHEAD POWER LINES
13
13
14
15 15
16
16
16 17
17
17
17
18
19
19
20
21 22
23
24
5
8
9
16 33
SITE NOTES
GRAPHIC SCALE: 1" = 10'
0 10'20'30'
EXISTING SURVEY MONUMENT TO BE PROTECTED IN PLACE. MONUMENT SHALL BEREPLACED BY A LICENSED LAND SURVEYOR WHO SHALL FILE A CORNER RECORDWITH THE COUNTY IF DISTURBED
EXISTING STRUCTURE TO BE REMOVED
EXISTING PCC SIDEWALK TO BE REMOVED
EXISTING PCC PAVEMENT TO BE REMOVED
EXISTING PAVEMENT STRIPING TO REMAIN
EXISTING PCC CURB AND GUTTER TO BE REMOVED
EXISTING PCC CURB TO BE REMOVED
EXISTING WATER SERVICE AND METER TO BE REMOVED
EXISTING SEWER LATERAL TO BE REMOVED
EXISTING OVERHEAD ELECTRIC LINE TO BE REMOVED AND UNDERGROUNDED
EXISTING DECORATIVE PAVEMENT TO BE REMOVED
EXISTING MONUMENT SIGN TO BE REMOVED
EXISTING TREE TO BE REMOVED
EXISTING PCC DRIVEWAY APRON TO BE REMOVED
EXISTING STRUCTURE TO REMAIN
EXISTING PCC SIDEWALK TO REMAIN
EXISTING PCC CURB AND GUTTER TO REMAIN
EXISTING FIRE BACKFLOW TO REMAIN
EXISTING PEDESTRIAN CURB RAMP TO REMAIN
EXISTING STREET LIGHT TO REMAIN
EXISTING RETAINING WALL TO REMAIN
EXISTING FENCE TO REMAIN
EXISTING ELECTRIC CABINET TO BE RELOCATED
EXISTING PCC DRIVEWAY TO REMAIN
1. EXISTING SURVEY MONUMENTS TO BE PROTECTED INPLACE. IF A MONUMENT IS DISTURBED OR DESTROYED, IT
SHALL BE REPLACED BY A LICENSED LAND SURVEYOR
AND A CORNER RECORD OF SURVEY SHALL BE FILED
WITH THE COUNTY.
2. ALL EXISTING STRUCTURES AND WALLS WITHIN THE
PROPOSED DISTURBED AREA TO BE DEMOLISHED UNLESSOTHERWISE NOTED.3. ALL EXISTING TREES WITHIN THE PROPOSED DISTURBEDAREA TO BE REMOVED AND THE AREA CLEARED/GRUBBEDUNLESS OTHERWISE NOTED.
UTILITY NOTES
1. ALL UTILITIES SHOWN HEREON PER BEST AVAILABLE
RECORD INFORMATION.
2. ALL ONSITE WATER, SEWER AND STORM DRAIN
FACILITIES TO BE PRIVATELY MAINTAINED.
3. REMOVE EXISTING WATER SERVICES PER CITY OF
CARLSBAD STANDARD SPECIFICATION 15000-3.12.REMOVE EXISTING SEWER LATERALS PER CITY OFCARLSBAD STANDARD SPECIFICATION 15000-3.12.
UTILITIES ARE KNOWN TO EXIST IN THE AREA. INFORMATION
SHOWN HEREON IS PER BEST AVAILABLE RECORD
INFORMATION. EXACT HORIZONTAL AND VERTICAL LOCATIONOF EXISTING UTILITIES UNKNOWN. CONTRACTOR TO FIELDVERIFY LOCATION OF EXISTING UTILITIES PRIOR TOORDERING MATERIALS AND CONSTRUCTION. CONTRACTORSHALL NOTIFY ENGINEER OF WORK OF ANY DISCREPANCIES
BETWEEN ACTUAL LOCATIONS AND PLAN LOCATION OF
UTILITIES UPON DISCOVERY OF DISCREPANCY.
PLAN VIEW - EXISTING CONDITIONS AND DEMOLITION PLAN
DEMOLITION AND PROTECT IN PLACE NOTES
SCALE: 1" = 10' HORIZONTAL
1
2
3
4
5
6
7
8
9
10
EXISTING PROPERTY BOUNDARY
ADJACENT PROPERTY LINE / RIGHT-OF-WAY
CENTERLINE OF ROAD
EXISTING EASEMENTS
ADJACENT LOT LINE
EXISTING CONTOUR
EXISTING BUILDING
EXISTING RETAINING WALL
EXISTING FENCE
EXISTING WATER MAIN
EXISTING SEWER MAIN
EXISTING GAS MAIN
EXISTING OVERHEAD POWER LINES
EXISTING SIDEWALK TO BE REMOVED
LEGEND
X X
W
S
G
100
11
12
13
14
15
16
17
18
J:\ACTIVE JOBS\4037 HOPE STREET\CIVIL\DRAWING\DISCRETIONARY PLANS
SITE DEVELOPMENT PERMIT
OE
19
20
21
22
23
24
Oct. 16, 2024 Item #1 77 of 85
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0
0
0
0
0
0
0
0
0
0
0
0
PLSAENGINEERING.co:
I SH~ET 11 CITY
SITE DEVELOPMENT
------
■-------■
~!\DR
~ No. 86542
"' Exp. 03/31 /2
c,v,
OF CARLSBAD 11 SH~TS I
PERMIT PRELIMINARY DEMO FOR:
GRAND HOPE
DWN BY:
CHKD BY:
RVWD BY:
RRO
BAK
BAK
PROJECT NO. DRAWING NO.
SOP 2023-002S
15"TD
5"TP
4"TP4"TP
4"TD
EGG
C
C
X
OE
OE
OE
OE
OE
OE
OE
OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE
C C C C C C C C C C C C C C C C C C C C C C C C C C
OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE
OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE
OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE
S
X
X
X
X
X X X X X X X X X X X X X X X X X X
TC=61.15FL=60.70
TC=61.34
FL=60.87
TC=6
1
.
5
6
FL=6
1
.
0
9
TC=61.63FL=61.14
TC=61.71FL=61.26
TC=61.75
FL=61.31
TC=6
1
.
8
9
FL=61
.
4
3
TC=
6
1
.
5
7
FL=6
1
.
5
5
TC
=
6
1
.
6
0
FL=
6
1
.
5
9
TC=
6
1
.
9
3
FL=
6
1
.
4
8
TC
=
6
1
.
7
2
FL
=
6
1
.
2
7
TC
=
6
1
.
5
8
FL
=
6
1
.
1
2
TC
=
6
1
.
4
3
FL
=
6
0
.
9
9
TC
=
6
1
.
3
6
FL
=
6
0
.
9
2
TC
=
6
1
.
0
3
FL
=
6
0
.
9
0
TC
=
6
0
.
8
7
FL
=
6
0
.
7
8
TC
=
6
0
.
8
5
FL
=
6
0
.
7
2
TC
=
6
1
.
1
3
FL
=
6
0
.
6
6
TC
=
6
1
.
0
9
FL
=
6
0
.
6
2
TC
=
6
0
.
7
5
FL
=
6
0
.
6
3
TC
=
6
0
.
6
6
FL
=
6
0
.
5
6
TC
=
6
0
.
9
8
FL
=
6
0
.
5
0
TC=61.30
FL=60.84
TC=61.40
FL=60.98
TC=61.11
FL=60.98
TC=61.22
FL=61.15
TC=61.60
FL=61.15
TC=61.56
FL=61.13
TC=61.25
FL=61.14
TC=61.33
FL=61.20
TC=61.69
FL=61.20
TC=61.72
FL=61.25
TC=61.36
FL=61.26
TC=61.41
FL=61.32
TC=61.80
FL=61.32
TC=61.45
FL=61.35
TC=61.45
FL=61.37
TC=61.48
FL=61.34
TC=6
1
.
5
0
FL=6
1
.
3
6
TC=
6
1
.
4
7
FL=
6
1
.
4
2
TC
=
6
1
.
5
6
FL
=
6
1
.
5
0
TC
=
6
1
.
6
1
FL=
6
1
.
5
2
TC=
6
1
.
9
9
FL=
6
1
.
5
4
TC=
6
2
.
0
6
FL=6
1
.
6
2
TC=62.
1
2
FL=61.
6
6
TC=62.16
FL=61.70
FL=
6
1
.
5
3
FL=61.89
TC=6
2
.
3
4FL=61
.
8
7
T
C
=
6
2
.
3
3
FL
=
6
1
.
9
0
T
C
=
6
2
.
3
7
F
L
=
6
1
.
8
9
T
C
=
6
1
.
9
6
F
L
=
6
1
.
9
6
T
C
=
6
1
.
9
4
F
L
=
6
1
.
9
2
TC
=
6
2
.
2
9
FL
=
6
1
.
8
7
T
C
=
6
2
.
2
1
FL
=
6
1
.
7
3
T
C
=
6
1
.
7
8
F
L
=
6
1
.
7
1
T
C
=
6
1
.
7
3
F
L
=
6
1
.
6
6
TC
=
6
2
.
1
3
FL
=
6
1
.
6
7
T
C
=
6
1
.
7
6
F
L
=
6
1
.
6
5
T
C
=
6
1
.
6
7
F
L
=
6
1
.
5
8
TC
=
6
2
.
0
0
FL
=
6
1
.
5
5
TC
=
6
1
.
8
9
F
L
=
6
1
.
4
1
T
C
=
6
1
.
7
7
F
L
=
6
1
.
2
8
T
C
=
6
1
.
3
6
F
L
=
6
1
.
2
7
T
C
=
6
1
.
2
9
FL
=
6
1
.
2
0
TC
=
6
1
.
6
1
F
L
=
6
1
.
1
8
T
C
=
6
1
.
5
0
F
L
=
6
1
.
0
5
T
C
=
6
1
.
3
5
FL
=
6
0
.
8
8
TC=61.48FL=61.47
TC=6
1
.
9
2
FL=6
1
.
5
2
TC
=
6
2
.
0
2
FL
=
6
1
.
5
8
TC
=
6
2
.
0
1
FL
=
6
1
.
6
5
TC
=
6
2
.
0
2
FL=
6
1
.
6
7
TC=
6
2
.
0
0
FL=6
1
.
9
9
TC=6
2
.
0
3
FL=62
.
0
1
TC=
6
2
.
0
4
FL=6
1
.
6
5
TC=62.06FL=61.66
TC=61
.
1
8
FL=61
.
1
2
TC=61.42FL=61.21
T
C
=
6
1
.
8
3
F
L
=
6
1
.
3
7
TC
=
6
2
.
1
7
FL
=
6
1
.
7
1
TC
=
6
2
.
0
8
FL=
6
1
.
7
3
TC=61.99FL=61.53
TC
=
6
2
.
1
6
FL
=
6
1
.
6
8
TC=6
2
.
1
5
FL=6
1
.
7
0
61.5
61.4
61.5
61.5
61.0 61.1 61.3 61.7 61.8
61.9
61.9
61.9
62.1
61.8
61.7
61.6
61.3
61.6
61.4
61.7
61.8
61.5
61.6
61.9
61.7
61.8
62.0
61.8
61.7
62.0
61.8
61.8
61.9
61.8
61.9
62.0
61.9
61.8
61.8
61.7
61.5
61.6
61.5
61.1
61.4
61.3
60.8
61.2
62.3 62.4 61.9
62.1
62.0
62.1
62.4
62.1
62.2
62.1
61.8
61.9
63.2
62.0
61.0
60.9
61.0
61.1
61.1
61.3
61.5
61.9
63.4FF 63.1FF
63.3FF
59.83FF/CRAWLSPACE
62.6TW
62.6TW
62.6TW 62.6TW
62.8TW
62.8TW
W
71.0RF 71.2RF
75.9RF/HP
71.1RF
71.1RF
62.4BW61.9BW61.1BW
W W W
EV
EV
HOPE AVENUE
GR
A
N
D
A
V
E
N
U
E
PROP. MEDICAL
BUILDING
FF=62.0
PAD~61.3
℄
℄EX. 8" PVC WATER MAIN
PER DWG 938-3
EX. 8" VCP SEWER MAIN
PER DWG 118-9
EX. 4" ABD WATER MAIN
PER DWG 146-8
EX. 1.5" HP GAS MAINPER DWG 146-8
EX. 1.5" HP GAS MAINPER DWG 146-8
EX. 6" AC WATER MAINPER DWG 146-8
EX. 3 STORY MULTI
UNIT HOUSING
EX
.
P
A
V
E
D
DR
I
V
E
W
A
Y
PROP. FIRST FLOOR
PARKING
ELEVATOR
LOBBYFF=62.0PAD~61.3
ELEV.EQUIP.
MPOE/STORAGE
ELEC.
RECYCLE
TRASH
EX. PCCSIDEWALK TOREMAIN
EX. FIRE HYDRANT
EX. FIRE HYDRANT
EX. PCC C&G
TO REMAIN
EX. POWER POLETO REMAIN
EX. PCC DWYAPRON TO REMAIN
EX. STRUCTURETO REMAIN
EX. PCC RIBBONGUTTER TO REMAIN
24.0'
EX. PEDESTRIANRAMP TO REMAIN
EX. PEDESTRIANRAMP TO REMAIN
EX. POWER POLE
TO REMAIN
EX. PCC SIDEWALKTO REMAIN
9.9'
15.0' PARKWAY
5.1'
EX. STRUCTURE
TO REMAIN
EX. ROOFOVERHANG
10
.
1
'
EX. FENCE
TO REMAINEX. RETAINING
WALL TO REMAIN
EX. WALKWAY TO
BE REMOVED
EX. FIRE
BACKFLOW TO
REMAIN10
.
2
'
25
.
0
'
25
.
0
'
50
.
0
'
18
'
±
C
L
T
O
F
O
C
18
'
±
C
L
T
O
F
O
C
PROP. 20.0' PCC
DWY APRON PER
SDRSD G-14D
5.
0
'
S
W
1.
0
'
B
L
D
G
F
A
C
E
T
O
R
O
W
10
.
0
'
6.
0
'
10
.
0
'
20.0'
14.5'
10
.
0
'
9.
2
5
'
20.0'
12
.
0
'
5.
0
'
8.
5
'
8.
5
'
20.0'
35'± CL TO FOC
5.
0
'
7'
50.0'
35'± CL TO FOC
PARCEL 1
PM 3260
APN: 203-202-1816
PARCEL 26
PM 3260
APN: 203-202-1300LO
T
1
1
PM
1
2
9
3
AP
N
:
2
0
3
-
2
0
2
-
1
7
0
0
EX. 6" FIRE SERVICEPER DWG 509-1
1
1 1
1 1
2
2
2
33
4
6
8
8
10
10
11
9.
0
'
EX. STREET LIGHT
TO REMAIN
C
C
B
B
A A
1
12
12
13
14
14
15
15
150-FT CALTRANS STOPPING SIGHTDISTANCE/VIEW CORRIDOR PERCALTRANS HIGHWAY DESIGN MANUAL
AND CITY OF CARLSBAD STANDARDS
330-FT CALTRANS CORNER SIGHT
DISTANCE/VIEW CORRIDOR PER
CALTRANS HIGHWAY DESIGN MANUAL
AND CITY OF CARLSBAD STANDARDS
3.
0
'
16
PROP. 10.0' SW
1
17
18
S
S
S
WM
G G G G G G G G G G G G G G G G G G G G G
W W W W W W W W W W W W W W W W W W W W W W W W W
W W W W W W W W W W W W W W W W W W W W W W W W W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
S
S
S
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
WW
W W W W W W W W
W W W
W W W
W W W W W W W W
S
S
S
S S S S S S S S S S S S S S S S S S S S S S S S S
S
W W
19
20
20
8
8
2
SC-F
SC-F
SD-B
SC-B
SD-K
SD-K
SD-K
SC-A
SC-B
SC-C
SC-D
SC-F
SC-D
7
7
2
5
8
9
21
5.5'
EX. GAS SERVICE TOBE ABANDONED
TC/FL=60.80
TC=61.27FL=60.77 (TC=61.43)
(FL=60.93)
TC/FL=60.90
(TC=61.12)
(FL=60.62)
0.63%
TC=61.40
FS=60.90
TC=61.50FS=61.0TC/ FS=61.37 (TC/ FS=61.5)
FS=60.95
FS=61.10
(FS=61.18)
(TW=61.1)(BW=62.6)
(TC=61.70)
(FL=61.20)
(0
.
5
0
%
)
FS=62.0
(FS/HP=61.6)
FS=62.0
(TC=61.56)
(FL=61.06)
(0.55%)
(TW=62.6)
(BW=62.4)
(TW=62.6)(BW=61.97)
(FS=61.76)(FS=61.78)
(FS=61.86)
FS=61.77FS=62.35
FS=61.3
FS=62.41
(FS=62.5)(FS=62.4)(TW=62.6)
(BW=61.9)
(FS=61.2)
1.
8
%
2.
0
%
1.
4
%
FS=61.55
FS=61.7
FS=61.63
FS=62.0
FS=61.9
1.
5
%
2.0%
(FL=60.6)
FG=62.6 FL=62.1
FG=61.9
FG=62.1
FG=62.2FG=62.0
1.
8
%
1.
8
%
(FS=61.6)
8.3%
(TC=61.13)
(FL=60.66)
FS=61.91 FS=62.01
FS=61.88 FS=61.48
(FS=61.7)
(2
.
0
%
)
(0.74%)
(FS=61.9)
(FS=61.8)
FS=61.9 FS=61.9
(2.0%)
4.
6
%
3.
0
%
FS=61.72
FS=61.45
TG=60.83IE=54.37
TG=61.29IE=54.79
(TC=61.62)
FL/IE=61.12
TG=61.8
IE=61.35
(0
.
2
2
%
)
FL=62.3 1.0%
2.
0
%
(FL=61.2)
1.5%
1.35%
1.5%
1.
5
%
2.1%
2.0%
(IE 60.6)
TG= 61.7IE= 60.7 TG=60.94
IE=60.73
TG=61.09
IE=60.79
SITE NOTES
J:\ACTIVE JOBS\4037 HOPE STREET\CIVIL\DRAWING\DISCRETIONARY PLANS
SITE DEVELOPMENT PERMIT
GRAPHIC SCALE: 1" = 10'
0 10'20'30'
EXISTING SURVEY MONUMENT TO BE PROTECTED IN PLACE. MONUMENT SHALL BEREPLACED BY A LICENSED LAND SURVEYOR WHO SHALL FILE A CORNER RECORDWITH THE COUNTY IF DISTURBED
PROPOSED AC SAWCUT, SEE DETAIL SHEET 4
PROPOSED 2" GRIND AND OVERLAY; HALF WIDTH OF STREET
PROPOSED 6" SEWER LATERAL PER CITY OF CARLSBAD S-7
PROPOSED 2" DOMESTIC WATER SERVICE W/2" METER AND BACKFLOW PER CITY OF
CARLSBAD W-4 AND W-6; SERVICE FOR BOTH DOMESTIC AND ONSITE IRRIGATIONUSE
PROPOSED 6" FIRE SERVICE AND BACKFLOW PER CITY OF CARLSBAD W-9
PROPOSED ROOF DOWNSPOUT
TRENCH AND RESURFACING W/ AC PAVEMENT PER CITY OF CARLSBAD GS-26, GS-28
EXISTING WATER SERVICE, METER, AND BFP TO BE REMOVED
PROPOSED 4" PCC SIDEWALK PER SDRSD G-7
PROPOSED PCC CURB AND GUTTER PER SDRSD G-2
PROPOSED 12" AREA DRAIN BY NDS OR APPROVED EQUAL
PROPOSED 6" TRENCH DRAIN BY NDS OR APPROVED EQUAL
PROPOSED SIDEWALK UNDERDRAIN PER SDRSD D-27
EXISTING TREE TO BE REMOVED
PROPOSED TRANSFORMER
PROPOSED GAS METER LOCATION
PROPOSED MAILBOX LOCATION
PROPOSED 6" STORM DRAIN
PROPOSED 12" X 12" BROOKS BOX W/ REM TRITON TDAM FILTER
(TDAM5-PK-PERFPFTC)
EXISTING SEWER LATERAL TO BE REMOVED
1. EXISTING SURVEY MONUMENTS TO BE PROTECTED IN
PLACE. IF A MONUMENT IS DISTURBED OR DESTROYED, IT
SHALL BE REPLACED BY A LICENSED LAND SURVEYOR
AND A CORNER RECORD OF SURVEY SHALL BE FILED
WITH THE COUNTY.
2. ALL EXISTING STRUCTURES AND WALLS WITHIN THEPROPOSED DISTURBED AREA TO BE DEMOLISHED UNLESSOTHERWISE NOTED.3. ALL EXISTING TREES WITHIN THE PROPOSED DISTURBED
AREA TO BE REMOVED AND THE AREA CLEARED/GRUBBED
UNLESS OTHERWISE NOTED.
UTILITY NOTES
1. ALL UTILITIES SHOWN HEREON PER BEST AVAILABLE
RECORD INFORMATION.
2. ALL ONSITE WATER, SEWER AND STORM DRAIN
FACILITIES TO BE PRIVATELY MAINTAINED.
3. REMOVE EXISTING WATER SERVICES PER CITY OF
CARLSBAD STANDARD SPECIFICATION 15000-3.12.REMOVE EXISTING SEWER LATERALS PER CITY OFCARLSBAD STANDARD SPECIFICATION 15000-3.12.
UTILITIES ARE KNOWN TO EXIST IN THE AREA. INFORMATIONSHOWN HEREON IS PER BEST AVAILABLE RECORD
INFORMATION. EXACT HORIZONTAL AND VERTICAL LOCATION
OF EXISTING UTILITIES UNKNOWN. CONTRACTOR TO FIELD
VERIFY LOCATION OF EXISTING UTILITIES PRIOR TO
ORDERING MATERIALS AND CONSTRUCTION. CONTRACTORSHALL NOTIFY ENGINEER OF WORK OF ANY DISCREPANCIESBETWEEN ACTUAL LOCATIONS AND PLAN LOCATION OFUTILITIES UPON DISCOVERY OF DISCREPANCY.
PLAN VIEW - PRELIMINARY GRADING PLAN
CONSTRUCTION NOTES
SCALE: 1" = 10' HORIZONTAL
1
2
3
4
5
6
7
8
9
10
EXISTING PROPERTY BOUNDARY
ADJACENT PROPERTY LINE / RIGHT-OF-WAY
CENTERLINE OF ROAD
EXISTING EASEMENTS
ADJACENT LOT LINE
SETBACK LINE
EXISTING CONTOUR
PROPOSED CONTOUR
PROPOSED BUILDING FOOTPRINT
PROPOSED FLOW LINE
PROPOSED DIRECTION OF FLOW
PROPOSED AC SAWCUT
PROPOSED LIMITS OF GRADING
PROPOSED 6" PCC CURB AND GUTTER
PROPOSED PCC PAVEMENT
PROPOSED ASPHALT PAVEMENT
PROPOSED AC GRIND AND OVERLAY
PROPOSED WATER LATERAL
PROPOSED SEWER LATERAL
EXISTING RETAINING WALL
EXISTING FENCE
EXISTING WATER MAIN
EXISTING SEWER MAIN
EXISTING GAS MAIN
LEGEND
W
S
X X
W
S
G
100
100
11
12
13
14
15
16
PROPOSED PUBLIC ROADWAY AND PUBLIC UTILITY EASEMENT FOR GRAND AVENUE
AND HOPE AVENUE TO THE CITY OF CARLSBAD
PROPOSED EASEMENTS
1
17
18
19
20
OVERHEAD ELECTRIC NOTE:
ALL EXISTING OVERHEAD LINES
SERVICING PROJECT TO BE
REMOVED AND UNDERGROUNDED
QUANTITY
BMP TABLE
CASQA NO.SYMBOLBMP TYPE
TRASH CAPTURE BMPS
TC-50 2 EA
SOURCE CONTROL BMPS
SEPARATION 2 EAFLOWS FROMADJACENT AREAS SC-B
1 EAWINDPROTECTIONSC-C
3 EASTORM WATER SC-FDISCHARGEMANAGEMENT
SITE DESIGN BMPS
DIRECT RUNOFF
TO PERVIOUS 1 EASD-B
730 SFSUSTAINABLELANDSCAPINGSD-K
SC-B
SC-C
SC-F
SD-B
SD-K
OVERHEAD 1 EACOVERINGSC-A SC-A
2 EASANITARY SEWER SC-D SC-D
REM TRITON TDAMFILTER MODEL:TDAM
5-PK-PERF-FTC (3"X 5" CARTRIDGE)
21
PLANNING NOTES
1. ADDITIONAL STREET G&O FROM THAT SHOWN ON THE
PLAN MAY BE REQUIRED, SUBJECT TO THE CITY
ENGINEER'S DIRECTION, AT FINAL DESIGN ONCE TRENCH
ALIGNMENT FOR NEW ELECTRICAL OR GAS SERVICE IS
DETERMINED
Oct. 16, 2024 Item #1 78 of 85
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-~ No. 86542
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I SH3EET 11 CITY OF C . ARLSBAD 11 SH~TS I
SITE DEVELOPMENT PERMIT PRELIMINARY GRADING FOR:
DWN BY: RRO
CHKD BY: BAK
RVWD BY: BAK
GRAND HOPE
PROJECT NO. DRAWING NO.
SOP 2023-0025
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3.0' MIN
2.0' MIN
6" PCC CURB & GUTTER
PER SDRSD G-2
STRUCTURAL SECTION 4" AC
OVER 6" CLASS II AB OVER NATIVE
SUBGRADE COMPACTED TO 95%REL. COMP.*
COLD PLAN AND OVERLAY (2" MIN.
DEPTH) TO PROVIDE SMOOTHTRANSITION
EXISTING AC
PAVEMENT. SEETYPICAL STREETSECTIONS FORPAVEMENT SECTION
*TO BE VERIFIED BY PROJECT
GEOTECHNICAL ENGINEER PER
FIELD OBSERVED "R" VALUES
15"TD
5"TP
4"TP4"TP
4"TD
EGG
C
C
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OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOECCCCCCCCCOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE
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HOPE AVENUE
LOT 11
PM 1293
APN: 203-202-1700
PRIVATE DRIVEWAY
PROP. FIRST FLOOR
PARKING
1.0'
⅊
EXISTING GRADE
PARKING LIFT PERARCHITECTURAL
PLANS
6.
5
'
NOTE: TEMPORARY SHORING
PER STRUCTURAL DESIGN
ANTICIPATED FOR PARKING LIFT
LIMITS OFTEMPORARYSHORING
EXISTING RETAININGWALL AND FENCE TOREMAINTW=62.6
X
X
PROP. FIRST FLOOR
PARKING
PARCEL 1
PM 3260
APN: 203-202-1816
EXISTING STRUCTURE
10.3'1.0'
⅊
EXISTING GRADE
PARKING LIFT PER
ARCHITECTURAL
PLANS
NOTE: TEMPORARY SHORINGPER STRUCTURAL DESIGNANTICIPATED FOR PARKING LIFT
LIMITS OF TEMPORARY
SHORING
EXISTING FENCE
TO REMAINX
X
X
PROP.MEDICAL BUILDING
FF=62.0
PARCEL 1
PM 3260
APN: 203-202-1816
EXISTING STRUCTURE
10.3'3.0'
⅊R/W
1.0'
EXISTING
GRADE
HOPE AVE.
PROPOSED
VEGETATED SWALE,
2.0% MIN SLOPE
1.5'1.5'
EX. PCC CURB
AND GUTTER
TO REMAIN
EX. PCC CURBAND GUTTERTO REMAIN
℄
R/W R/W50.0'
25.0'25.0'
EX. AC PAVEMENT
TO REMAIN 2" AC/4"
AB PER DWG 146-8
EX. 4" PCC SIDEWALKTO REMAINEX. 4" PCC SIDEWALKTO REMAIN
18.0'18.0'5.5'1.5'5.5'1.5'
EX. 8" PVC WATERMAIN PER CMWDDWG 89-101EX. 4" AC WATERMAIN PER DWG 146-8
EX. 1.5" GAS MAINPER DWG 146-8
EX. 8" VCP SEWER
MAIN PER DWG 118-9
100.0'
50.0'50.0'
10.0'5.0'35.0'35.0'15.0'
R/W
℄
R/W
EX. PCC CURB
AND GUTTER
TO REMAIN
EX. PCC CURB
AND GUTTER
TO REMAIN
EX. AC PAVEMENTTO REMAIN2.5" AC/6" AB PERDWG 146-8
EX. 4" PCC SIDEWALKTO REMAINPROP. 4" PCCSIDEWALK
EX. 6" AC WATERMAIN PER DWG 146-8
EX. 1.5" GAS MAIN
PER DWG 146-8
EX. LANDSCAPE
PARKWAY TO REMAIN SITE
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CARLSBAD VILLAGETRAIN STATION
12 MILE RADIUS FROMPROJECT SITE
12 MILE RADIUS FROMPROJECT SITE
J:\ACTIVE JOBS\4037 HOPE STREET\CIVIL\DRAWING\DISCRETIONARY PLANS
SITE DEVELOPMENT PERMIT
TYPICAL DETAIL - SAWCUT AC PAVEMENT
NOT TO SCALE
PLAN VIEW - KEY MAP
NOT TO SCALE
SECTION CUT A-A
SCALE: 1" = 5' HORIZONTAL; 1" = 5' VERTICAL
SECTION CUT B-B
SECTION CUT C-C
NOT TO SCALE
TYPICAL SECTION - HOPE AVENUE
NOT TO SCALE
TYPICAL SECTION - GRAND AVENUE
NOT TO SCALE
TRANSPORTATION NETWORK MAP
SCALE: NTS
LEGEND
EXISTING BUS STOP
SCALE: 1" = 5' HORIZONTAL; 1" = 5' VERTICAL
Oct. 16, 2024 Item #1 79 of 85
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No. 86542
xp. 03/31/
~II CITY OF CARLSBAD I~
SITE DEVELOPMENT PERMIT SECTIONS & DETAl!.'l FOR:
GRAND HOPE
DWN BY: RRO PROJECT NO. DRAWING NO.
CHKD BY: BAK
RVWD BY: BAK SOP 2023-0025
Oct. 16, 2024 Item #1 80 of 85
s
FICUS BENJAMINA
EXISTING TREE
6" CALIPER
TREE TO BE REMOVED
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MEDICAL OFFICE
DYPSIS LUTESCENS
EXISTING TREE
(1) B'BTH, (1) 11'BTH, (1) 12'BTH, (1)
14'BTH
TREE TO BE RELOCATED ON SITE
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PROGRESS SUBMITTAL
NOT FOR CONSTRUCTION
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SCALE: 1"=10'-0" FEET
CT
SDP 2023-0025
DEV
daedalus
DESIGN GROUP
P.O. boxJ+
vista, calJornia jzoa,
p, 760.720.~Jll
STAMP
Signature
4-30-25
Renewal Date
Dae
PROJECT
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DATE: OB/10/23
SCALE: PER PLAN
DRAWN BY: JSS
CHECKED BY: JSS
ISSUED FOR DATE
CITY SUBMITTAL
PRELIMINARY -1 et 6/26/23
CITY SUBMITTAL 11/30/23 PRELIMINARY -2nd
GITY SUBMITTAL
PRELIMINARY -!>rd 1/ 1 f,/24
CITY SUBMITTAL 2/2"1/24 PRELIMINARY -4th
REVISIONS DATE
&
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SHEET TITLE
TREE SURVEY
PLAN
I PROJECT NO.: 29-004
SHEET: L-1
OF __ S __ SHEETS
Oct. 16, 2024 Item #1 81 of 85
PLANTING AND IRRIGATION NOTES:
1. 50% OF THE SHRUBS USED ON THIS PROJECT (EXCEPT ON SLOPES 3:1 OF STEEPER) SHALL BE A MINIMUM
OF 5-GALLON IN SIZE.
2. ALL UTILITY ENCLOSURES SHALL BE HIDDEN WITH VEGETATION SO AS TO SCREEN FROM VIEWS
ALONG THE STREET FRONTAGE. FINAL LANDSCAPE CONSTRUCTION DRAWINGS WILL BE REQUIRED TO
SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING.
3. SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE
TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS:
a. STANDARD 1 -COVER CROP/REINFORCED STRAW MATTING:
COVER CROP SHALL BEA SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST
COVERING GRASSES, CLOVERS,AND/OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR
CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND
MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS.
TYPE OF REINFORCED STRAW MATTING SHALL BE APPROVED BY THE CITY AND STAKED TO THE
SLOPE AS RECOMMENDED BY THE MANUFACTURER.
REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN
AUGUST 15ANDAPRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED
THE REMAINDER OF THE YEAR.
b. STANDARD #2 -GROUND COVER
ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER
KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE
OF FLATTED MATERIALAND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR).
c. STANDARD 113 -LOW SHRUBS
LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM 1-GALLON SIZE CONTAINER)
SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE).
d. STANDARD #4 -TREES AND/OR LARGE SHRUBS
TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON
CONTAINERS) AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) SQUARE FEET.
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KEYNOTES
0 PROPERTY LINE, TYPICAL
0
0
0
~
@]
0
@]
@]
GAS METER LOCATION, PROPOSED
MAILBOX, PROPOSED
BIKE RACK, PROPOSED
BUILDING AND IRRIGATION WATER METERS, PROPOSED
ENHANCED PAVING, PROPOSED
ELECTRICAL TRANSFORMER, PROPOSED
PRODUCTION CONCRETE PAVING WITHIN PUBLIC ROW, EXISTING
PRODUCTION CONCRETE PAVING WITHIN PUBLIC ROW, PROPOSED
'
SLOPES -6:1 OR STEEPER AND:
a. 3' OR LESS IN HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM
STANDARD #1.
b. 3' TO 8' IN VERTICAL HEIGHT REQUIRE STANDARD #1 (EROSION CONTROL MATTING SHALL BE
INSTALLED IN LIEU OF A COVER CROP). #2AND #3.
c. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING
SHALL BE INSTALLED IN LIEU OF A COVER CROP). #2, #3, AND #4.
AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION
WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS:
a. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION
OF ROUGH GRADING.
b. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.
c. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL
CONDITIONS THAT WARRANT IMMEDIATE TREATMENT.
4. THE FINAL IRRIGATION CONSTRUCTION PLAN SHALL USE ONLY SUBSURFACE IRRIGATION METHODS TO
IRRIGATE ANY PROPOSED VEGETATION PLANTED WITHIN 24" OF AN IMPERMEABLE SURFACE UNLESS THE
PERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A
LANDSCAPED AREA
5. THE CONTRACTOR SHALL PROVIDE POSITIVE SURFACE DRAINAGE (2% GRADE IN PLANTING AREAS) AWAY
FROM STRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM.
6. FINAL PLANTING DESIGN TO ADDRESS THE SCREENING OF ALL ABOVE GRADE UTILITIES WHILE STILL
PROVIDING ACCESS FOR FUTURE MAINTENANCE.
7. ALL PROPOSED TREES LOCATED WITHIN THE VEHICULAR SIGHT LINES INDICATED ON THESE PLANS SHALL
HAVE ALL LIMBS REMOVED TO A HEIGHT OF 6 FEET ABOVE THE ADJACENT TOP OF CURB ELEVATION IN ORDER
TO MAINTAIN SAFE EGRESS FROM ALL DRIVEWAYS.
8. NO LANDSCAPE ELEMENTS OR PLANTINGS WILL BE ALLOWED WITHIN THE SIGHT LINES THAT WILL EXCEED 30"
IN HEIGHT.
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MfDICAL OFFICf -i ,,.,...,.,..........,,.,., r-"
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11 1111 111
~ LIGHT STANDARD, EXISTING
PLANTERS, 18" H X 3'-6" X 3'6" W, PROPOSED
FIRE SERVICE, PROPOSED
EXISTING WATER METER, TO BE ABANDONED
SEWER SERVICE LINE, PROPOSED
CAST IN PLACE CONCRETE STEPPERS, PRODUCTION CONCRETE
COLORAND .FINISH, PROPOSED
CALTRANS SIGHT DISTANCE LINE
TREES FALLING WITHINS THE LIMITS OF THE SIGHT DISTANCE LINE
ARE REQUIRED TO BE MAINTAIN THE TREE CANOPY HEIGHT AT A
MINIMUM OF 6'-0" ABOVE THE ADJACENT CURB
EXISTING SEWER SERVICE TO BE REMOVED
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PLANTING LEGEND
SYMBOL BOTANICAL NAME COMMON NAME
---lDYPSIS LUTESCENS CANE PALM
PIGMY QUEEN PALM
GOLD MEDALLION TREE
o-SHRUBS • Low Level Accent
JASMINUM ANGULARE SOUTH AFRICAN JASMINE
NANDINA DOMESTICA 'HARBOR DWARF' DWARF HEAVENLY BAMBOO
LANTANA X 'NEW GOLD' NEW GOLD LANTANA
HAMEL/A PATENS 'SIERRA RED' FIRE CRACKER BUSH
PH/LODENRON ZANADU DWARF PHILODENDRON
CARISSA SPP. NATAL PLUMB
ACACIA COGNNATA 'COUSIN ITT' LITTLE RIVER WATTLE
WESTR/NG/A FRUT/COSA MUND/ LOW COAST ROSEMARY
WESTRINGIA 'WYNYABBIE HIGHLIGHT' VARIEGATED AUTRAILIAN ROSEMARY
MAHON/A SPP. OREGON GRAPE
PAVON/A PRAEMORSA YELLOW MALLOW
GREVILLEA LANIGERA 'COASTAL GEM GREVILLEA
SALVIA CHINOPHYLLA SNOWFLAKE SAGE
VINES AND ESPALIERS
HARDENBERGIA VIOL.ACEA 'HAPPY WANDERER' PURPLE VINE LILAC
LOBEL/A LAX/FLORA ORANGE TORO BELLS
TRADESCANTIA PALL/DA PURPLE HEART
HYMENOXYSACAUL/S ANGELITA DAISY
ERIGERON KARVINSKJANUS SANTA BARBARA DAISY
KNIPHOFIA 'PINAPPLE POPSICLE' YELLOW POKER PLANT
TEUCRIUM CHAMAEDRYS GERMANDER
DIETES GRAND/FLORA 'VARIEGATA' STRIPPED FORTNIGHT LILY
RUELL/A BRITTON/ANA 'KATIE' DWARF RUELLIA
CL/VIA MINIATA KAFIR LILY
SUCCULENTS AND CACTI
PEDILANTHUS MACROCARPUS LADY SLIPPER PLANT
AEON/UM SPP. NON COMMON NAME
PORTULACARIA AFRA MINIMA EMERALD ELEPHANT CARPET
SENEC/0 VITALIS BUSH BLUE PICKLE
BULB/NE NATALENSIS ROOLWORTEL
CRASSULA ARBORENSCENS UNDULATIFOLIA 'RIPPLE JADE' RIPPLE JADE
CEPHALOPHYLWM 'RED SPIKE'
SANSEV/ERIA TRIFASC/ATA 'MOONSHINE'
MANGAVE SPP.
COTYLEON SPP.
GRASSES • Lar e & Small Scale
CAREX DIVULSA
LOMANDRA LONG/FOL/A 'ARCTIC FROST'
LOMANDRA CONFERTIFOL/A 'SHORTY'
LOMARDRA LONG/FOL/A BREEZE
CHONDROPETALUM TECTORUM
JUNCUS EFFUSUS 'SP/RAUS
DIANELLA REVOLUTA
GROUND COVER • Organic
SEDUMSPP.
DYMOND/A MARGARETAE
KURAPIA
GROUND COVER • Inorganic
3/8' PEA GRAVEL, (COLOR TO BE DETERMINED)
RED SPIKE ICE PLANT
SILVER SNAKEPLANT
MANGAVE
NCN
BERKELEY SEDGE
ARTIC FROST MAT RUSH
SHORTY MAT RUSH
DWARF MAT RUSH
BAMBOO RUSH
CORKSCREW RUSH
LITTLE REV
NCN
SILVER CARPET
KURAPIA
1
2
2
SIZE
ON SITE
RELOCATION
24" BOX, MULTI
36" BOX, MULTI.
5 GAL.
5 GAL.
5 GAL
5 GAL
5 GAL.
5 GAL.
1 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.
1 GAL.
SGAL
5 GAL.
1 GAL.
1 GAL.
1 GAL.
5 GAL.
1 GAL.
5 GAL.
1 GAL
1 GAL.
5 GAL.
1 GAL.
5 GAL.
1 GAL.
1 GAL
5 GAL.
1 GAL
1 GAL.
5 GAL
1 GAL.
1 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.
1 GAL.
1 GAL.
FROM FLATS
FROM FLATS
FROM FLATS
PROGRESS SUBMITTAL
NOT FOR CONSTRUCTION
10 0 5 10 20 40
~-I I_I I
SCALE: 1"=10'-0" FEET
CT
SDP 2023-0025
DEV
SPACING WUCOLS
4'O.C.
3'O.C.
3'O.C.
4'O.C.
3'0.C.
3'O.C.
4'O.C.
4'O.C.
3'O.C.
3'O.C.
4'O.C.
4'O.C.
3'O.C.
6'O.C.
2'O.C.
2'O.C.
2'O.C.
3'O.C.
2'O.C.
2'O.C.
2'6' o.c.
2'O.C.
2'O.C.
2'6'O.C.
1'6" o.c.
4'O.C.
2'6' o.c.
2'O.C.
3'O.C.
1'6' O.C.
2'O.C.
3'O.C.
1'6' O.C.
18' O.C.
3'O.C.
2'O.C.
3'O.C.
4'O.C.
2'O.C.
2'O.C.
12"O.C.
12"O.C.
12"O.C.
H
H
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L
L
L
M
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L
L
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L
L
L
L
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L
L
L
L
L
L
L
VL
L
VL
L
L
L
L
L
L
L
L
LX
M
L
L
M
L
L
L
L
VL
daedalus
DESIGN GROUP
P.O. boxJ+
vista, calJornia jzoa,
p, 760.720.~Jll
STAMP
Signature
4-30-25
Renewal Date
Dae
PROJECT
I ij ,
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UII I I t,. I
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DATE: OB/10/23
SCALE: PER PLAN
DRAWN BY: JSS
CHECKED BY: JSS
ISSUED FOR DATE
CITY SUBMITTAL
PRELIMINARY -1 et 6/26/23
CITY SUBMITTAL 11/30/23 PRELIMINARY -2nd
GITY SUBMITTAL
PRELIMINARY -!>rd 1/ 1 f,/24
CITY SUBMITTAL 2/2"1/24 PRELIMINARY -4th
REVISIONS DATE
&
in
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SHEET TITI.E
GONGEPTUAL
LANDSGAPE
PLAN
I PROJECT NO.: 29-004
SHEET: L-2
OF __ S __ SHEETS
MAXIMUM APPLIED WATER ALLOWANCE A landscape project subject to the Water Efficient Landscape Ordinance shall include the
MAWA for the plans, including the calculations used to determine the MAWA. A landscape
project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following equation:
MAWA = (ETo)(0.62)[(0.7 x LA) + (0.3 x SLA)]
The abbreviations used in the equation have the following meanings:
MAWA Maximum Applied Water Allowance in gallons per year. ETo Evapotranspiration in inches per year.
0.62 Conversion factor to gallons per square foot. 0.7 ET adjustment factor (ETAF) for plant factors and irrigation efficiency.
LA Landscaped area includes special landscaped area in square feet.
0.3 The additional ET adjustment factor for a special landscaped area (1.0 - 0.7 = 0.3)
SLA Special landscaped area in square feet.
Show Calculation:
MAXIMUM APPLIED WATER ALLOWANCE = ______________________ GALLONS PER YEAR
= (40.0) (0.62) [(.55X)] =
(24.8) (400)
= 9,920 GPY
9,920
Hydrozone Table for Calculating ETWU
Please complete the hydrozone table(s). Use as many tables as necessary.
CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU)
Hydrozone Number (1 – 5 with SLA Zone Below – use as many
tables as necessary to complete all hydrozones)
Process Step No.
(Below)
1 2 3 4 5 SLA
Evapotranspiration Rate (ETo)* 1
Conversion Factor 2 0.62
(Step 1 x Step 2) 3
Plant Factor (PF)**
(From WUCOLS) (VLW –HW) (0.1 - 0.8)4
Area of Hydrozone (sq.
ft.) (HA) 5
(Step 4 x Step 5) 6
Irrigation Efficiency
(IE)*** 7
(Step 6 ÷ Step 7) 8
(Total All Step 8 + Total
SLA sq. ft. in Step 5) 9
(Step 3 x Step 9)
Estimated Total Water Use in gallons per year
(ETWU) - Total shall not exceed MAWA
10
ETo*
West of I-5 = 40.0
East of I-5 and West of El Camino Real = 44.0
East of El Camino Real = 47.0
Applicant may provide a different ETo if supported
by documentation subject to approval by the City
Planning Division
***IE
Micro-spray = .80
Spray = .55
Rotor = .70
Bubbler = .75
Drip = .80
Applicant may provide a different IE if supported by
documentation subject to approval by the City
Planning Division (Turf and Landscape Irrigation
Best Management Practices, April 2005)
** Plant Factor & Water Use
0.1 = VLW - Very Low Water Use Plants
0.3 = LW - Low Water Use Plants
0.5 = MW - Moderate Water Use Plants
0.8 = HW - High Water Use Plants
40.0
24.8
7,986
.80 .30
80 648
64 194
.80 .80
80 242
322
MAXIMUM APPLIED WATER ALLOWANCE
A landscape project subject to the Water Efficient Landscape Ordinance shall include the MAWA for the plans, including the calculations used to determine the MAWA. A landscape
project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by
the following equation:
MAWA = (ETo)(0.62)[(0.7 x LA) + (0.3 x SLA)]
The abbreviations used in the equation have the following meanings:
MAWA Maximum Applied Water Allowance in gallons per year.
ETo Evapotranspiration in inches per year. 0.62 Conversion factor to gallons per square foot.
0.7 ET adjustment factor (ETAF) for plant factors and irrigation efficiency. LA Landscaped area includes special landscaped area in square feet. 0.3 The additional ET adjustment factor for a special landscaped area (1.0 - 0.7 =
0.3) SLA Special landscaped area in square feet.
Show Calculation:
MAXIMUM APPLIED WATER ALLOWANCE = ______________________ GALLONS PER
YEAR
= (40.0) (0.62) [(.55X)] =
(24.8) (400)
= 9,920 GPY
9,920
P-25(C)Page 1 of 4 Revised 04/12
Development Services
Planning Division
1635 Faraday Avenue
(760)602-4610
www.carlsbadca.gov
WELO WORKSHEETS
LANDSCAPE MANUAL
APPENDIX E
P-25(C)
WATER EFFICIENT LANDSCAPE WORKSHEET
This worksheet is filled out by the project applicant and it is a required element of the Landscape Documentation Package.
HYDROZONE INFORMATION TABLE
Please complete the hydrozone table(s) for each hydrozone. Use as many tables as necessary to provide the square footage of landscape area per hydrozone.
* Hydrozone
VLW - Very Low Water Use Plants
LW - Low Water Use Plants
MW - Moderate Water Use Plants
HW - High Water Use Plants
**Irrigation Method
MS = Micro-spray
S = Spray
R = Rotor
B= Bubbler
D= Drip
O = Other
***Plant Factor from WUCOLS III or
list as water feature as appropriate
Controller
#
Hydrozone* Zone
or
Valve
Irrigation
Method**
Plant
Type/Factor***
(PF)
Hydrozone
Area (Sq. Ft.)
% of Total
Landscaped
Area
Total 100%
* Hydrozone
VLW - Very Low
Water Use Plants
LW - Low Water Use
Plants
MW -Moderate Water
Use Plants
HW -High Water Use
Plants
**Irrigation
Method
MS = Micro-
spray
S = Spray
R = Rotor
B= Bubbler
D= Drip
O = Other
N/A
N/A LWU
HWU N/A
N/A
DRIP
DRIP
.80
.30
80
648 89
11
GRAND HOPE MEDICAL BLDG.
728
_01-18-24
Oct. 16, 2024 Item #1 82 of 85
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HYDROZONE DATA LEGEND
SYMBOL DESCRIPTION
HIGH WATER USE-DRIP IRRIGATION
• 80 S.F.
• .BO PLANT FACTOR (PF)
HIGH WATER USE• STREAM ROTOR IRRIGATION
• 00 S.F.
• .80 PLANT FACTOR (PF)
MEDIUM WATER USE· DRIP IRRIGATION
• 00 S.F.
• .50 PLANT FACTOR (PF)
MEDIUM WATER USE. STREAM ROTOR IRRIGATION
• 00 S.F.
o .50 PLANT FACTOR (PF)
LOW WATER USE· DRIP IRRIGATION
o 648 S.F.
o .30 PLANT FACTOR (PF)
LOW WATER USE • STREAM ROTOR IRRIGATION
• 00 S.F.
• .30 PLANT FACTOR (PF)
ACCOMMODATIONS FOR RECLAIMED WATER
1. ALL PLANTED AREAS REPRESENTED IN A HATCH PATTERN ON nil$ SHEET ARE TO BE IRRIGATED WITH
POTABLE WATER AT THIS TIME, HOWEVER THE NEW IRRIGATION SYSTEM WILL BE DESIGNED TO
ACCOMMODATE THE USE OF RECLAIMED WATER IN THE FUTURE SHOULD IT BECOME AVAILABLE.
CT
SDP 2023-0025
DEV
WATER CONSERVATION PRINCIPALS TO BE IMPLEMENTED WITHIN THIS PROJECT
1. GOOD PLANTING DESIGN BASED ON THE SELECTION OF A BALANCED PALLET OF LOW AND MEDIUM WATER
CONSUMING PLANTS AND MINIMAL USE OF HIGH WATER CONSUMING PLANT SPECIES. ARRANGMENT OF THESE
PLANTS INTO LIKE WATER USE ZONES.
2. THOROUGH SOIL PREPARATION BY INCORPORATING PROCESSED ORGANICS NTO THE EXISTING SITE SOIL
THIS WILL INCREASE THE SOIL'S WATER HOLDING CAPACITIES AND ALSO ENCOURAGE HIGHER LEVELS OF
MICROBICACTIVITY IN lliE SOIL HIGHER LEVELS OF MICROBICACTIVITY PROMOTE GOOD PLANT HEALTH AND
GROWTH THUS LIMITING THE USE OF CHEMICAL FERTILIZERS.
3. LIMIT THE USE OF ORNAMENTAL TURF AREAS. NO ORNAMENTAL TURF WILL BE A PART OF THIS PROJECT.
4. SELECTION OF LOW WATER DEMAND PLANTS (PLEASE REVIEW PLANT LEGEND).
5. INCORPORATION OF EFFECTIVE AND EFFICIENT IRRIGATION DESIGN CONCEPTS, I.E. CIRCUIT ZONES BASED
UPON SUN/ SHADE EXPOSURE AND SLOPE VS LEVEL PLANTING AREAS, GROUP TREES, SHRUBS, AND
GROUND COVERS SEPARATELY FROM LAWNS, USE OF SUBSURFACE DRIP AND MICROSPRAY IRRIGATION
WATER DELIVERY HARDWARE, SPECIFICATION OF WEATHER BASED IRRIGATION CONTROLLER WITH THE
ABILITY TO MANAGE MULTIPLE PROGRAMS, INCORPORATE ANTI DRAIN CHECK VALVES TO ELIMINATE LOW
HEAD DRAINAGE AND USE OF A FLOW SENSOR/MASTER VALVE CONFIGURATION PROGRAMMED TO DETECT
LINE AND SPRINKLER BREAKS AND TO SHUT lliE SYSTEM DOWN WHEN BREAK ARE DETECTED.
6. INCORPORATION OF SHREDDED WOOD MULCH APPLIED TO THE SURFACE OF ALL SHRUB AND GROUND
COVER AREAS IN ORDER TO REDUCE SOIL MOISTURE EVAPORATION AND TO IMPROVE SOIL STRUCTURE
BY THE DECOMPOSITION OF THE ORGANIC MULCH OVER TIME.
7. PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT. THIS WILL BE ACCOMPLISHED BY HIRING A PROVEN
LANDSCAPE MAINTENANCE CONTRACTOR KNOWLEGABLE IN THE PRACTICE OF GOOD XERISCAPE PRINCIPALS.
THIS CONTRACTOR WILL PROVIDE AN ONGOING EVALUATION AND ADJUSTMENT PROGRAM TO INSURE THE
ABOVE MENTIONED PRINCIPALS ARE WORKING TO THEIR UTMOST EFFICIENCY OVER lliE LIFE OF THIS
LANDSCAPE.
STATEMENT OF UNDERSTANDING AND COMPLIANCE
"I AM FAMILIAR WITH THE REQUIREMENTS FOR THE LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF
CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN
COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS
WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY lliATTHE PLAN IMPLEMENTS THOSE REGULATIONS TO
PROVIDE EFFICIENT USE OF WATER."
DAEDALUS S N GROUP
F'O. BOX34
VISTA, CALIFORNIA 92085
(760) 720-9337
PROGRESS SUBMITTAL
NOT FOR CONSTRUCTION
10 0 5 10 20
~~I I I
40
I
SCALE: 1"=10'-0' FEET
DATE: 01-18-24
daedalus
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p: 760-720,,,,7
STAMP
Si!lnature
4-30-25
Renewal Date
PROJECT
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SCALE: PER PLAN
DRAWN BY: J;,;,
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PRELIMINARY -1 ~t &/2&/2S
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REVISIONS DATE
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SHEET TITLE
~ATER
CONSERVATION
PLAN
I PROJECT NO.: .29-004
SHEET: L-9
OF __ S __ SHEETS
Oct. 16, 2024 Item #1 83 of 85
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LEGEND
SYMBOL DESCRIPTION
RECYCLED WATER USE AREA
POTABLE WATER USE AREA
PROGRESS SUBMITTAL
NOT FOR CONSTRUCTION
10 0 5 __ ~~I
10 20
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SCALE: 1"=10'-0" FEET
CT
SDP 2023-0025
DEV
daedalus
DESIGN GROUP
P.O. boxJ+
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p, 760.720.~Jll
STAMP
Signature
4-30-25
Renewal Date
Dae
PROJECT
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SCALE: PER PLAN
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CHECKED BY: JSS
ISSUED FOR DATE
CITY SUBMITTAL
PRELIMINARY -1 et 6/26/23
CITY SUBMITTAL 11/30/23 PRELIMINARY -2nd
GITY SUBMITTAL
PRELIMINARY -!>rd 1/ 1 f,/2-4
CITY SUBMITTAL 2/2"1/24 PRELIMINARY· 4th
REVISIONS DATE
&
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LANDSC.APE
Y'IATEII' USE
EXHIBIT
I PROJECT NO.: 29-004
SHEET:L-4
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Oct. 16, 2024 Item #1 84 of 85
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MAINTENANCE AREA LEGEND
SYMBOL DESCRIPTION
COMMON AREA MAINTAINED LANDSCAPE
LANDSCAPE MAINTENANCE RESPONSIBILITIES
CT
SDP 2023-0025
DEV
1. THE PROPERTY OWNER WILL BE RESPONSIBLE FDR MAINTAINING ALL LANDSCAPED AREAS THAT LIE
WITHIN THE LIMITS OF THE SITE'S PROPERTY LINES AND THE PLANTERS THAT FALL WITHIN THE PUBLIC
RIGHT-OF-WAY.
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SCALE: 1"=10'-0" FEET
daedalus
DESIGN GROUP
P.O. boxJ+
vista, calJornia jzoa,
p, 760.720.~Jll
STAMP
Signature
4-30-25
Renewal Date
Dae
PROJECT
DATE: OB/10/23
SCALE: PER PLAN
DRAWN BY: JSS
CHECKED BY: JSS
ISSUED FOR DATE
CITY SUBMITTAL
PRELIMINARY -1 et 6/26/23
CITY SUBMITTAL 11/30/23 PRELIMINARY -2nd
GITY SUBMITTAL
PRELIMINARY -!>rd 1/ 1 f,/24
CITY SUBMITTAL 2/2"1/24 PRELIMINARY -4th
REVISIONS DATE
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MAINTENANCE
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I PROJECT NO.: 29-004
SHEET: L-5
OF __ S __ SHEETS
Full Size Exhibits “A” – “R” dated October 16, 2024
(on file in the Planning Department)
Oct. 16, 2024 Item #1 85 of 85
Exhibit 9
Lauren Yzaguirre, Associate Planner
Community Development
October 16, 2024
Grand Hope Medical Office
Building
SDP 2023-0025
1
C cityof
Carlsbad
PROJECT LOCATION
2879 Hope Ave.
•0.16 acres
•V-B
•Village Center (VC) District
2
RD-MR-3
VC
FC
Grand Hope Medical Office Building
SDP2023-09V2023-0122)
0 10 20 40 60
Feet
{cityof
Carlsbad
PROJECT FEATURES
•Two -story medical
office
•3 tenant spaces
•Ground floor unit 1
(2,051 SF)
•Second floor unit 2
(2,073 SF) & 3 (2,084
SF)
•Common egress
balcony (395 SF)
•Parking Garage
3
{cityof
Carlsbad
PROJECT DESCRIPTION
Unit 1
Parking Garage
4
WO'
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7
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~----t---L -::..-~~::-~ --I \
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I
I f
ii-~ -- - - - - - - - - - --~-Clty-0 I ff
Carlsbad
PROJECT DESCRIPTION
Unit 2Unit 3
5
Egress Balcony
Lobby
Patio Patio
,._,.
-.,,,.
~ •,CfOCtl<,:E --~~.,
------
......
ll,1-0'
--------__ _
,..,.
C cityof
Carlsbad
6
White Stucco
Medium Grey Stucco
Medium Tone Porcelain Tile
Dark Tone Porcelain Tile
Decorative Metal Accent
... ,
---------
Grand Hope Medical Office Building
7
General Public Concerns
•Building height
•Illegal dumping/trespassing
•Parking
{city of
Carlsbad
Carlsbad Village
Train Station
Grand Hope
Medical OfficeAB 2097
Ca~sbad Village Train Station
All Parcels Within Half Mile Radius
STANDARDS MODIFICATION
VBMP Section 2.6.7.B – PURPOSE
Standards modifications are permitted only for the following purposes:
1.To provide housing affordable to low and/or moderate income households; or
2.To construct residential development at densities at the minimum set forth for the applicable land use district; or
3.To enable a significant public benefit as determined by the decision-making authority. A significant public benefit may
include, but is not limited to, one or more of the following:
a.Exceeding minimum Climate Action Plan (CAP) consistency requirements;
b.Exceeding local energy efficiency requirements and/or renewable energy requirements;
c.Exceeding local electric vehicle parking requirements;
d.Reducing vehicle miles traveled (VMT);
e.Implementing programs that encourage employees to carpool or ride transit;
f.Implementing an important public amenity or infrastructure component of the Master Plan; and
g.Advancing other benefits as determined by the decision-making authority; or
4.To protect or accommodate a designated or potential historic resource as defined in California Environmental Quality Act
Guidelines Section 15064.5; or
5.To recognize an established building or site character that is unique and desirable to maintain.
STANDARDS MODIFICATION
10
Village and Barrio Master
Plan Section 2.7.1.H -
Building Massing
“Maximum wall plane and roofline:
No building façade visible from any
public street (excluding alleys) shall
extend more than 40 feet in length
without a 5-foot minimum variation
in the wall plane, as well as, a change
in roofline.”
• Wall Plane Maximum
ft minimum -m 5 • 40 ft. max1mu
PROJECT DESCRIPTION
Unit 1
Parking Garage
11
66’
I~ L_
I
' , r.Nl::LFT &:JIIU& TOeE U!EDCR.r / / ~
',, B't flW'EDnPO'l'H:!l 'Mlil
'-000.Fl ltE lllJUlNll / ' / •! ',-. PAR~l14GLJFT7t8 ,,✓ ..
'"' ---..., I I \ r1-J .--·1:.._ _________ ~-
STAl~I
• E.Y.C.S. (l-;sTIIL.lEDj
FlRCRl&rR\
! ! ! ! ! ! ! ! ! ! I ~ I I I I I I I I I I I I I I I 11 I I I I I 1
I.I' -,-
----------t--------:-:-t------t--I--
I
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I I I I I I
I
I
I lh========±::::::====~~~~I
ii-~ -------------~ C1ty-o-~
Carlsbad
ELEVATIONS
12
66’
PROJECT ANALYSIS
General Plan (V-B)
Zoning Ordinance (V-B)
Village & Barrio Master
Plan
13
Recommended Action
ITEM 1: GRAND HOPE MEDICAL OFFICE BUILDING
14
ADOPT the Planning Commission Resolution
RECCOMENDING APPROVAL of Site Development Plan
SDP 2023-0025 based upon the findings and subject to
the conditions contained therein.
C cityof
Carlsbad
16(E) 3-Story Condo
I
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STANDARDS MODIFICATION
17
VBMP Section 2.6.7.C – FINDINGS
To grant a standards modification, the decision-making authority shall make the following findings. These findings are
in addition to any other findings required to approve a project.
1.The applicant has provided acceptable evidence to demonstrate the need for the standards modification and there
is no other way to reasonably achieve one or more of the purposes outlined in Section 2.6.7.B without the
modification.
2.The standards modification is consistent with the goals and policies of the Master Plan and the vision and intent of
the applicable district.
3.(If applicable) The decision-making authority has determined the project provides a significant public benefit that
warrants the granting of the standards modification.
4.In the Coastal Zone, a standards modification is permitted only when the decision-making authority determines
that the modification is consistent with the certified Local Coastal Program, and if applicable, with the public access
and recreation policies of Chapter 3 of the Coastal Act.
ELEVATIONS
18
CEQA Determination
GRAND HOPE MEDICAL OFFICE BUILDING
1919
•Aug. 1, 2024 – City Planner issues determination
of exemption pursuant to CEQA Guidelines
Section 15332 – In-Fill Development Project
•Aug. 1, 2024 – CEQA determination of exemption
is posted for 10-day noticing period
•No comments received
•No appeal filed
1111111
{city of
Carlsbad
ELEVATIONS
20
EAST/HOPE AVENUE
WEST/INTERIOR SIDE
l
-+ ,.,..
7-
I ■ • ~ -+ IIJ'. • ~
~
UNIT 1 ELEVATIONS
21
NORTH/REARSOUTH/GRAND AVE
I I
I
~ ~ I I
~ ~ ROOF ------------I--
-+ ROOF
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~
PROJECT DESCRIPTION
22
----------------------------------------
{city of
Carlsbad
CROSS SECTIONS
23
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{city of
Carlsbad
LANDSCAPE PLANS
24
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