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Home My WebLink About2024-11-06; Planning Commission; ; Tyler Street Homes, Demolish two dwelling units and construct four triplex condominium buildingsMeeting Date: Nov. 6, 2024 2 To: Planning Commission Staff Contact: Edward Valenzuela, Associate Planner; 442-339-2624, Edward.Valenzuela@carlsbadca.gov Subject: Tyler Street Homes, Demolish two dwelling units and construct four triplex condominium buildings Location: 3215 - 3225 Tyler St., Carlsbad CA 92010/APN 204-010-09-00/District 1 Case Numbers: CT 2024-0001/SDP 2024-0008 (DEV2023-0081) 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 Tentative Tract Map CT 2024-0001 and Site Development Plan SDP 2024-0008 based upon the findings and subject to the conditions contained therein. Existing Conditions & Project Description Existing Setting The subject site consists of a 0.532-acre lot, located at 5215-5225 Tyler Street on the west side of Tyler Street and near Pine Avenue. The mid-block lot contains two existing one-story single-family residences, constructed in 1953 and 1964, and a detached garage. The two residences are attached by an unpermitted addition built between 2001 and 2005. The parcel is relatively flat throughout the property with landscape largely consisting of varying shrubs and trees. The subject site is surrounded by a mix of uses, including residential and light industrial uses. Site Map Nov. 6, 2024 Item #2 1 of 99 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 a larger site map. TABLE A – SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Designation Village & Barrio Master Plan Land Use District Current Land Use Site V-B Village Barrio V-B Pine-Tyler Mixed Use (PT) One-family Residential North V-B V-B (PT) Winery/Auto Repair South V-B V-B (PT) Mini-warehouses/Self Storage East V-B V-B (PT) Multi-family Residential West V-B V-B (PT) Auto Storage General Plan Designation Zoning Designation Proposed Project The project proposes a Tentative Tract Map and Site Development Plan for the demolition of the two single-family residences occupied by a dentist use and the construction of twelve (12) residential air-space condominiums. The twelve units are contained within four buildings that are three stories tall with a maximum building height of 34-feet 10-inches. Each unit has a private outdoor space and deck. Vehicular access is proposed to be provided by a private drive-aisle off Tyler Street. The underlying lot will be held in common interest divided between the twelve air-space condominiums. The common area includes, but is not limited to, the private drive-aisle and landscaped areas. Grading for the proposed project includes 1,710 cubic yards of fill. Landscaping is proposed along the property lines and along the common amenity area. Project plans are attached to the staff report (Exhibit 8). The improvements and uses described above are hereinafter referred to as “Project.” The architectural design is characterized as craftsman. The primary building materials are horizontal Hardie panel siding, Hardie shingle siding, and Hardie board & batten siding. Siding colors consist of gray and white. Public Outreach & Comment Nov. 6, 2024 Item #2 2 of 99 Public notice of the proposed Project was mailed on April 23, 2024 to property owners within 600 feet of the subject property. No comments were received. A Notice of Determination of Exemption was posted on the city’s website and an email was distributed to interested individuals on Oct. 17, 2024 no comments were received. Additionally, the Project is not subject to the enhanced stakeholder outreach in City Council Policy No. 84 (Development Project Public Involvement Policy). 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 Attachment 3. Municipal Code Consistency The City of Carlsbad Municipal Code, most notably Tile 21 Zoning Code, includes requirements and provisions that guide development and land use within the city, consistent with the General Plan. Specific compliance with these relevant requirements is described in Attachment 3. Village and Barrio Master Plan The subject property is located within the boundaries of the Village and Barrio Master Plan, which provides specific development standards for new growth and development. Specific compliance with these relevant standards is described in Attachment 3. Village and Barrio Master Plan Objective Design Standards The Village & Barrio Objective Design Standards (ODS) grants local authority over the design of future multifamily housing and mixed-use developments within the Village and Barrio Master Plan area. These standards help the city preserve the unique character of the area while adhering to state housing laws aimed at accelerating housing production. Specific compliance with these relevant standards is described in Attachment 3. Inclusionary Housing Ordinance The project is required to comply with the city’s inclusionary housing ordinance, which is intended to ensure that all residential development provides a range of housing opportunities for all economic segments of the population, including households of lower and moderate income. According to city code, projects are required to provide 15% of their total units as affordable to low-income households. Specific compliance with the Inclusionary Housing Ordinance is described in Attachment 3. Housing Crisis Act of 2019 (HCA) This project is subject to California Government Code Section 65589.5(j)(1), which states when a proposed housing development project complies with the applicable, objective general plan, zoning, and subdivision standards and criteria that were in effect at the time that the application was deemed complete, cities shall not disapprove the project or impose a condition requiring lower density unless the city finds based on a preponderance of evidence that the project would have a specific, adverse impact on public health and safety, or there is no feasible method to satisfactorily mitigate or avoid such adverse impact. A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete; and there is no feasible method to satisfactorily mitigate or avoid the adverse impact, other than the disapproval of the project or the approval of the project upon the condition that it be developed at a lower density. Staff has not identified evidence to support a finding that the project would have a specific, adverse impact on public health and safety. The project proposes to demolish two single-family homes and replace them with twelve units on site. Neither residential unit qualifies as a protected unit under Government Code Section 66300.5 (h) of the Housing Crisis Act Nov. 6, 2024 Item #2 3 of 99 of 2019 in that the units were (1) not subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income within the past five years, (2) were not subject to any form of rent or price control through a public entity’s valid exercise of its police power within the past five years, (3) were not rented by lower or very low income households within the past five years, and (4) were not withdrawn from rent or lease in accordance with California Government Code Title 1, Division 7, Chapter 12.75 (the Ellis Act) within the past 10 years. . Discretionary Actions & Findings The proposed Project requires approval of a Tentative Tract Map and a Site Development Plan, each of which is discussed below. Tentative Tract Map (CT 2024-0001) Approval of a Tentative Tract Map is necessary for the proposed condominiums, which will help simplify ownership of the air-space condominiums, garages, and common areas. Based on a detailed analysis, staff finds that the required findings for this application can be met (Exhibit 3). Site Development Plan (SDP 2024-0008) Approval of a Site Development Permit (SDP) is required to ensure that that site layout, configuration, and site development standards comply with all relevant city standards. (CMC §21.06.030.) Staff finds that the required findings for this application can be met (Exhibit 3). All Site Development Plans in the Village and Barrio Master Plan area are reviewed and acted upon by the City Council. Environmental Review 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 therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance. The project site is within the city limits, is less than five acres in size, and is surrounded by urban uses. There is no evidence that the site has value as habitat for endangered, rare, or threatened species. Approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services. 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, including historical resources. Specifically, the existing structures proposed to be demolished are not identified on a local register of historical resources and a qualified professional has determined that the structures do not meet the criteria for listing on the California Register of Historical Resources. A Notice of Exemption will be filed by the City Planner upon final project approval. This notice was posted on Oct. 17, 2024 for a period of 10-days. No appeals from the public were filed and no letters were received from the public on the CEQA determination. Therefore, the determination that the project is exempt from CEQA Guidelines Section 15332 – In-Fill Development, is final and is not subject to consideration by the public or the Planning Commission. Please see Exhibit 6 for reference. The project is consistent with the Climate Action Plan (CAP) because the project will be required to comply with all applicable building code ordinances and state law requirements in effect at the time of application for grading and building permits. 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 and Local Coastal Program, provisions of the Municipal Nov. 6, 2024 Item #2 4 of 99 Code and Local Facility Management Zone. 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. Exhibits 1.Planning Commission Resolution 2.Location Map 3.Project Analysis 4.Village & Barrio ODS Table 5.Disclosure Form 6.Notice of CEQA Determination 7.List of Acronyms and Abbreviations 8.Inclusionary Housing Informational Bulletin 9.City Council Policy No. 57 10.Reduced Exhibits 11.Exhibits “A” – “X” March 20, 2024 (on file in the Office of the City Clerk) Nov. 6, 2024 Item #2 5 of 99 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE TRACT MAP CT 2024-0001 AND SITE DEVELOPMENT PLAN SDP 2024-0008 TO DEMOLISH TWO SINGLE-FAMILY HOMES AND A DETACHED GARAGE; AND THE DEVELOPMENT OF A 12-UNIT, RESIDENTIAL AIR-SPACE CONDOMINIUM PROJECT ON A 0.532- ACRE SITE LOCATED AT 3215-3225 TYLER STREET, WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: TYLER STREET HOMES CASE NO.: CT 2024-0001/SDP 2024-0008 (DEV2023-0081) WHEREAS, TYLER STREET DEV LLC, “Developer/Owner,” has filed a verified application with the City of Carlsbad regarding property described as THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: LOT 5 INDUSTRIAL TRACT, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORINA, AS PER MAP THEREOF NO. 1743, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY, JAN. 3, 1923. (“the Property”); and WHEREAS, said verified application constitutes a request for a Tentative Tract Map and Site Development Plan as shown on Exhibit(s) “A” – “Y” dated Nov 6, 2024, on file in the Planning Division CT 2024- 0001/SDP 2024-0008– TYLER STREET HOMES, as provided by Chapters 20.12, 21.06, and 21.35 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on Nov. 6, 2024, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the Tentative Tract Map and Site Development Plan. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A)That the foregoing recitations are true and correct. PLANNING COMMISSION RESOLUTION NO. 7527 Exhibit 1 Nov. 6, 2024 Item #2 6 of 99 B) That based on the evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of CT 2024-0001/SDP 2024-0008– TYLER STREET HOMES, based on the following findings and subject to the following conditions: Findings: Tentative Tract Map CT 2024-0001 1. That the proposed map and the proposed design and improvement of the subdivision as conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable specific plans, Titles 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act, and will not cause serious public health problems, in that the proposed one lot tentative tract map for a twelve-unit residential air-space condominium subdivision is consistent with the General Plan as described below and satisfies all minimum requirements of the Village and Barrio Master Plan, and Titles 20 and 21 of the Carlsbad Municipal Code with respect to public facilities, access, and parking as discussed below and in the project staff report dated Nov 6, 2024. 2. That the proposed project is compatible with the surrounding future land uses since surrounding properties are developed, are currently designated as Village-Barrio (VB) in the General Plan, and are located in the Pine-Tyler Mixed-Use (PT) District of the Village and Barrio Master Plan. The subject property in the PT District is surrounded by a variety of development, including residential, and the surrounding properties are also located within the PT District of the Village and Barrio Master Plan (VBMP). Residential uses are permitted by right in the PT District. Given the surrounding residential uses, which are allowed in the surrounding PT district, the proposed twelve-unit residential air-space condominium project is compatible with existing and future land uses. 3. That the site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the density proposed, in that the PT District within the VBMP allows residential development at a density range of 18 to 23 dwelling units per acre. Based on a net acreage of 0.532 acres, the proposed twelve-unit residential condominium units have a density of 22.5 dwelling units per acre. As the proposed project falls within the allowable density range and meets all required development standards, the project site will accommodate the proposed density. 4. That the design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that the project has been designed and conditioned such that there are no conflicts with established easements. 5. That the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act). 6. That the design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, in that structures have been designed to include operable windows on all elevations and balconies to maximize exposure of each unit to natural light and ventilation from nearby coastal breezes, if desired. Nov. 6, 2024 Item #2 7 of 99 7. That the Planning Commission has considered, in connection with the housing proposed by this subdivision, the housing needs of the region, and balanced those housing needs against the public service needs of the city and available fiscal and environmental resources in that the applicant proposes to purchase two affordable housing credits to satisfy their inclusionary housing obligations and to meet the housing needs of the region. As such, the project has been conditioned to require the purchase of two affordable housing credits prior to building permit issuance. 8. The affordable housing credit bank project site is located in the same city quadrant in which the market-rate units are located or is contiguous to the quadrant in which the market-rate units are proposed in that the site is located in the northwest quadrant of the city which is the quadrant where the Tavarua affordable housing credit bank is located. 9. There are sufficient housing credits available to purchase in that there currently exists 23 affordable housing credits in the Tavarua affordable housing credit bank, which exceeds the two credits requested to meet the projects’ inclusionary housing requirement. 10. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat, in that the previously developed lot is devoid of sensitive vegetation and any natural water features. Therefore, the proposed project does not impact any fish, wildlife or habitat. 11. That the discharge of waste from the subdivision will not result in violation of existing California Regional Water Quality Control Board requirements, in that the project has been designed in accordance with the Best Management Practices for water quality protection in accordance with the City’s sewer and drainage standards and the project is conditioned to comply with the National Pollutant Discharge Elimination System (NPDES) requirements. Site Development Plan SDP 2024-0008 12. 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 two single-family uses, and in its place the construction of a new multiple-family residential development consisting of, 12 multiple-family residential condominium units within four three-story buildings, including 24 garaged parking spaces, on a 0.532-acre infill site located within the Pine- Tyler Mixed-Use (PT) District of the Village & Barrio Master Plan. Multiple-family residential is permitted by right within the PT District. The project is consistent with the various elements and objectives of the Village-Barrio (VB) General Plan Land Use designation and the Village & Barrio Master Plan as discussed in the findings below and in the project staff report dated Nov. 6, 2024 incorporated by reference. The project’s residential density of 22.55 dwelling units per acre is at the 23 du/ac maximum that is allowed by the PT District, the 12-unit residential project can be found consistent with the General Plan Land Use Policies as discussed in the findings below and in the project staff report dated Nov. 6, 2024. Therefore, the proposed density of the project is deemed compliant with the land use density designation of the General Plan and Village and Barrio Master Plan. Nov. 6, 2024 Item #2 8 of 99 13. 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 multiple-family residential development is located within the Pine-Tyler Mixed-Use (PT) 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 multiple-family residential is permitted by right in the PT District. All the properties surrounding the Site are designated for PT uses under the VBMP. The project Site is surrounded by a variety of urban uses, including an urban winery to the north, a two-story multiple-family residential building to the east across Tyler Street, a three-story mini- warehouse/self-storage building to the south, and an auto storage yard to the west. The proposed multiple-family residential development will not adversely impact the site, surroundings, or traffic circulation. The multiple-family residential project is estimated to generate (72 ADT) more than the existing single-family residential land uses (20 ADT) it intends to replace, resulting in a net increase of 52 Average Daily Trips (ADT). Tyler Street is designed to adequately handle the traffic generated by the project, and the project is adequately parked on-site in accordance with the Village & Barrio Master Plan. 14. That the site for the intended development or use is adequate in size and shape to accommodate the use, in that the PT District within the VBMP allows residential development at a density range of 18 to 23 dwelling units per acre. Based on a net acreage of 0.532 acres, the proposed twelve-unit residential condominium units have a density of 22.5 dwelling units per acre. As the proposed project falls within the allowable density range and meets all required development standards, the project will accommodate the proposed density. 15. 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 for multiple-family residential projects within the PT District of the Village & Barrio Master Plan, including lot coverage, open space, height, setbacks, and parking, etc. The architecture of the building is compatible with the surrounding residential and commercial development in that the immediate area consists of a mix of architectural styles. Landscaping along the street frontages and throughout the project will be provided consistent with the requirements of the city’s Landscape Manual and the Village & Barrio Master Plan. 16. 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 has one primary street frontage, Tyler Street, along the eastern property line. Along Tyler Street, the project is proposing a 5-feet of right-of-way dedication. With a total of 10-feet from curb to property line, the project proposes a 6.0-foot-wide concrete sidewalk buffered by a landscaped planter with street trees. Primary vehicular access into the project site will be provided via driveway on Tyler Street. The proposed project is estimated to generate more trips (72 ADT) than the existing land uses (20 ADT) it will replace, resulting in a net increase of 52 Average Daily Trips (ADT). Tyler Street is designed to adequately handle the traffic generated by the project. The project site is also located within 0.35 miles of the Carlsbad Village mass transit station which provides bus, train, and Coaster service on a daily basis. Village & Barrio Objective Design Standard Waiver Findings Nov. 6, 2024 Item #2 9 of 99 NOTE: Pursuant to the Village & Barrio Objective Design Standard (ODS) waiver process (Appendix E, Sections 1.4-1.5), up to four waivers may be granted to applicable objective design standards for a project if all the required waiver findings can be made. The Village & Barrio ODS waiver process is a separate process from the concessions/incentives and waiver process under Density Bonus Law (Government Code Section 65915). The project is proposing to waive two objective design standards under the Village & Barrio ODS waiver process as discussed in Findings No. 15 and 16 below. 17. Item 2.6.D.2: Pedestrian walkways shall be provided with a minimum width of five (5) feet along their entire length. 1. The proposed project meets the intent of the design standard under consideration, or a similar design standard is implemented in substitution in that the proposed project meets the intent of the design standard. The unit entry sidewalk is proposed to be reduced to a 4-foot width due to the fact the sidewalk is serving only 5 units along each separate side of the property and the two frontage units are served with a separate private entry sidewalk. A 4-foot wide sidewalk is sufficient for the small number of total units that utilize each separate walk. Additionally, the current Building code allows for 4’ wide sidewalk access for this number of units. 2. The project meets the allowed density with the proposed waiver(s) in that the project, which has a density of 22.5 dwelling units per acre, meets the allowable density of 18 to 23 dwelling units per acre with the proposed waivers. 3. The proposed project is consistent with the distinctive architectural style selected in that the project is consistent with the selected craftsman architectural style. 18. Item 7.2.A: All three (3) story buildings shall have a minimum building stepback of ten-feet (10’-0”) on the third (3rd) floor by stepping a portion of the street-facing facade backward (from the front setback) a minimum of six feet (6’-0”) from the predominant facade plane (Figure 7.2.1), and/or vertically articulated plane, for a minimum width of twenty-five feet (25’-0”). 1. The proposed project meets the intent of the design standard under consideration, or a similar design standard is implemented in substitution in that the proposed project meets the intent of the design standard. The intent of E-7, 7.1 requires that multi- family buildings not appear as massive, monolithic structures, but instead as a series of architecturally authentic buildings. The standards of this section are intended to ensure that these larger attached buildings are designed to appear as carefully conceived groups of separate structures that, along with an attractive streetscape, contribute to the overall urban, pedestrian- friendly quality desired for Carlsbad. Nov. 6, 2024 Item #2 10 of 99 To satisfy the intent of E-7, 7.1 the project was designed to include two separate structures along the Tyler Street frontage. The lot is 139 feet-10 inches wide. Each separate building is 50 feet wide equaling a total of 100 feet of building frontage. 39 feet-10 inches is left as an open space area which contributes to the satisfaction of the overall intent of chapter E-7, 7.1 as described above. Additionally, the project incorporates multiple stepbacks on each floor to further enhance the street frontage appearance. The project incorporates a 2-feet x 20-feet- 10 inch stepback as well as an 8-feet wide by 12-feet deep front entry stepback on the 1st floor, a 11-feet-2-inch wide by 6-feet stepback and a 6-feet wide by 10-feet- 6-inch deep stepback on the 2nd floor, a six-feet-10-inch wide by 9-feet-3-inch stepback as well as a 7-feet wide by 9-feet-10-inch stepback on the third floor. The third floor contains a total of 13-feet-10-inch wide by 9-feet-3-inch to 9-feet-10-inch deep stepback at each building frontage. The total third floor stepback area of both buildings is 27-feet-8-inch wide by 9-feet-3-inch to 9-feet-10-inch deep. Due to the narrow depth of the proposed frontage units of +/- 20-feet-7-inches, design issues were experienced with eliminating 10 feet of stepback space while maintaining a sensible architectural floor plan layout. Multiple recessed decks are provided along the Tyler Street frontage as well as multiple architectural articulation elements including building stepbacks, varied gable roof elements, a front entry shed roof, decorative wood elements, etc. The architectural elements contribute the same level of architectural interest as a 25-feet wide by 10-feet deep stepback. 2. The project meets the allowed density with the proposed waiver(s) in that the project, which has a density of 22.5 dwelling units per acre, meets the allowable density of 18 to 23 dwelling units per acre with the proposed waivers. 3. The proposed project is consistent with the distinctive architectural style selected in that the project is consistent with the currently selected craftsman architectural style. General 19. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the city’s General Plan, and the development standards of the Village and Barrio Master Plan, based on the facts set forth in the staff report dated Nov 6, 2024 including, but not limited to the following: a. Land Use – The proposed project, which includes the construction of twelve new residential condominiums, would enhance the vitality of the Village by providing new residential land uses near the Pine-Tyler District. The project reinforces the pedestrian orientation desired for the downtown area by providing residents an opportunity to walk to shopping, recreation, and mass transit functions. The project’s proximity to existing bus routes and mass transit would help to Nov. 6, 2024 Item #2 11 of 99 further the goal of providing new economic development near transportation corridors. Overall, the residential project would contribute to the revitalization of the Pine-Tyler District. b. Mobility – The proposed project has been designed to meet circulation requirements, which include maintaining or enhancing frontage improvements consisting of walkways and landscaping. In addition, the applicant would be required to pay traffic impact fees prior to the issuance of building permits that would go toward future road improvements. The proposed project is located approximately one-third mile from the Carlsbad Village train station which provides rail and bus service throughout the day. The project’s proximity to the transit station would provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and their carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near existing goods and services within the Village. c. Noise – The proposed project is consistent with the Noise Element of the General Plan in that the project’s building design, with windows closed, adequately attenuates the noise levels for the new condominiums as described in the noise analysis report (Birdseye Planning Group, dated October, 2024) and adequately attenuates the interior noise levels for the new condominiums to 45 dB(a) CNEL or less (i.e., interior average noise level. The project incorporates exterior noise mitigation measures such as a six-foot vinyl fence along the western property line, reducing exterior railroad noise to 57 dBA, below the 60 dBA limit. Units 5 and 11 have second-level recreation spaces mitigated to 55 dBA by adjacent units. The central outdoor common recreation space is shielded by residential buildings, keeping noise levels below city thresholds. d. Housing – As twelve units are proposed, not less than 15 percent of the total units or two units shall be constructed and restricted both as to occupancy and affordability to lower-income households. Pursuant to CMC Section 21.85.070, when new construction is determined to be infeasible or present a hardship, alternatives to the construction of a unit onsite may be permitted. On June 27, 2023, the Housing Policy Team recommended approval of the applicant's request to purchase two affordable housing credits from the Tavarua affordable housing credit bank. The project is conditioned to purchase the two housing credits prior to building permit issuance. e. Public Safety – The proposed structural improvements would be required to meet all seismic design standards. In addition, the proposed project is consistent with the applicable fire safety requirements. The project would be required to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. The project has been conditioned to pay all applicable public facilities fees for Zone 1. f. PT District Standards – The project as designed is consistent with the development standards for the PT District, the VBMP Design Guidelines and all other applicable regulations set forth in the VBMP as discussed in the project staff report. The project is not requesting any deviations to the development standards and all required parking is located on-site. 20. 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 Nov. 6, 2024 Item #2 12 of 99 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 project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. b. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be collected prior to issuance of building permit. Under SB 330, the park-in-lieu fees will be assessed according to the 2023-2024 Master Fee Schedule which assessed a flat rate per unit based on subdivision type (attached, residential, more than 4 units, $6,190 per unit). Under the new 2024-2025 Master Fee Schedule, the fees would normally be assessed on the size of each unit instead of a flat fee per unit based on subdivision type. c. 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. d. 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. 20. 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. 21. This project has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 1. 22. 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. 23. That the project is consistent with the city’s Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 24. 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 subdivision, must be met prior to approval of a final map, building or grading permit whichever occurs first. Nov. 6, 2024 Item #2 13 of 99 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 Tentative Tract Map and Site Development Plan. 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Tentative Tract Map and 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 Section 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 Tentative Tract Map and Site Development Plan, (b) city’s approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use 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 Tentative Map, 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. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Carlsbad Unified School District that this project has satisfied its obligation to provide school facilities. Nov. 6, 2024 Item #2 14 of 99 8. 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. 9. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. 10. 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. A note to this effect shall be placed on the Final Map. 11. 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. 12. 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 Tentative Tract Map and 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. 13. 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 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. 14. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plancheck process on file in the Planning Division and accompanied by the project’s building, improvement, and grading plans. 15. Prior to the approval of the final map, or where a map is not being processed, prior to the issuance of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement with the city to purchase two (2) affordable housing credits from the City of Carlsbad in the Tavarua affordable housing credit bank (a combined offsite affordable housing development) to meet the inclusionary housing requirements set forth in Chapter 21.85 of the Carlsbad Municipal Code for residential developments. The individual credit purchase shall be the amount in effect at Nov. 6, 2024 Item #2 15 of 99 the time of purchase, as established by City Council Resolution and updated from time to time and shall be purchased at the time of building permit issuance. The draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days prior to the request to final the map. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. 16. 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. 17. Developer shall establish a homeowner's association and corresponding covenants, conditions and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the City Planner prior to final tract map approval. Prior to Certificate of Occupancy, the Developer shall provide the Planning Division with a recorded copy of the official CC&Rs that have been approved by the Department of Real Estate and the City Planner. A “hold” will be placed on the building permit (i.e., Certificate of Occupancy) to ensure that said CC&R’s are received prior to issuance of Certificate of Occupancy. At a minimum, the CC&Rs shall contain the following provisions: a. General Enforcement by the City: The City shall have the right, but not the obligation, to enforce those Protective Covenants set forth in this Declaration in favor of, or in which the City has an interest. b. Notice and Amendment: A copy of any proposed amendment shall be provided to the City in advance. If the proposed amendment affects the City, City shall have the right to disapprove. A copy of the final approved amendment shall be transmitted to City within 30 days for the official record. c. Failure of Association to Maintain Common Area Lots and Easements: In the event that the Association fails to maintain the “Common Area Lots and/or the Association’s Easements” as provided in Article , Section the City shall have the right, but not the duty, to perform the necessary maintenance. If the City elects to perform such maintenance, the City shall give written notice to the Association, with a copy thereof to the Owners in the Project, setting forth with particularity the maintenance which the City finds to be required and requesting the same be carried out by the Association within a period of thirty (30) days from the giving of such notice. In the event that the Association fails to carry out such maintenance of the Common Area Lots and/or Association’s Easements within the period specified by the City’s notice, the City shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the Owners as provided herein. d. Special Assessments Levied by the City: In the event the City has performed the necessary maintenance to either Common Area Lots and/or Association’s Easements, the City shall submit a written invoice to the Association for all costs incurred by the City to perform such maintenance of the Common Area Lots and or Association’s Easements. The City shall provide a copy of such invoice to each Owner in the Project, together with a statement that if the Association fails to pay Nov. 6, 2024 Item #2 16 of 99 such invoice in full within the time specified, the City will pursue collection against the Owners in the Project pursuant to the provisions of this Section. Said invoice shall be due and payable by the Association within twenty (20) days of receipt by the Association. If the Association shall fail to pay such invoice in full within the period specified, payment shall be deemed delinquent and shall be subject to a late charge in an amount equal to six percent (6%) of the amount of the invoice. Thereafter the City may pursue collection from the Association by means of any remedies available at law or in equity. Without limiting the generality of the foregoing, in addition to all other rights and remedies available to the City, the City may levy a special assessment against the Owners of each Lot in the Project for an equal pro rata share of the invoice, plus the late charge. Such special assessment shall constitute a charge on the land and shall be a continuing lien upon each Lot against which the special assessment is levied. Each Owner in the Project hereby vests the City with the right and power to levy such special assessment, to impose a lien upon their respective Lot and to bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and his/her respective Lot for purposes of collecting such special assessment in accordance with the procedures set forth in Article of this Declaration. e. Landscape Maintenance Responsibilities: The Association and individual lot or unit owner landscape maintenance responsibilities shall be as set forth in Exhibit ____________. f. Rooftop Decks and Balconies: The individual lot or unit owner allowances and prohibitions regarding balconies, trellis, and decks shall be as set forth in Exhibit __________. 18. Prior to Certificate of Occupancy, the Developer shall submit to the City Planner a recorded copy of the Condominium Plan filed with the Bureau of Real Estate which is in conformance with the City- approved documents and exhibits. 19. If satisfaction of the school facility requirement involves a Mello-Roos Community Facilities District or other financing mechanism which is inconsistent with City Council Policy No. 38, by allowing a pass- through of the taxes or fees to individual home buyers, then in addition to any other disclosure required by law or Council policy, the Developer shall disclose to future owners in the project, to the maximum extent possible, the existence of the tax or fee, and that the school district is the taxing agency responsible for the financing mechanism. The form of notice is subject to the approval of the City Planner and shall at least include a handout and a sign inside the sales facility, or inside each unit, stating the fact of a potential pass-through of fees or taxes exists and where complete information regarding those fees or taxes can be obtained. 20. Developer shall display a current Zoning and Land Use Map, or an alternative, suitable to the City Planner, in the sales office or inside each unit, at all times. All sales maps that are distributed or made available to the public shall include but not be limited to trails, future and existing schools, parks, and streets. 21. Developer shall post a sign in the sales office, or model unit(s), in a prominent location that discloses which special districts and school district provide service to the project. Said sign shall remain posted until all of the units are sold. 22. 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. Nov. 6, 2024 Item #2 17 of 99 23. 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. 24. 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. 25. 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). 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. 26. Mechanical ventilation for each unit shall be shown on the plans submitted for building permit since windows are required to be closed to meet the maximum 45 dB(a) CNEL interior noise level. Noise consultant shall certify on the plans that the building construction proposed with the mechanical units listed will comply with the maximum interior noise limit. 27. Garbage and recycle bins shall be located in the garage and are not be kept in the drive aisle or any other visible location. Engineering General 28. 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. 29. 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 Nov. 6, 2024 Item #2 18 of 99 and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. 30. Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private driveway, pervious pavers, walkways, raised biofiltration facilities and storm drain facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. The CCR’s shall include a requirement to provide an annual verification of the effective operation and maintenance of each structural treatment control BMP in accordance with the BMP maintenance agreement and the SWQMP. The annual verification shall be submitted to the enforcement official in a format as approved by the city prior to the start of the rainy season. 31. 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. 32. Developer shall prepare, submit and process for city engineer approval a Final Map to subdivide this project. There shall be one Final Map recorded for this project. Developer shall pay the city standard map review plan check fees. 33. 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. 34. Property owner shall maintain all landscaping (street trees, tree grates, shrubs, groundcover, etc.) and irrigation along the parkway frontage with Tyler Street as shown on the Tentative Map/Site Plan. 35. Prior to building permit issuance, the developer shall show proof of recorded grant deeds for each parcel of the adjustment plat. Fees/Agreements 36. 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. 37. Developer shall cause property owner to execute and submit to the city engineer for recordation the city’s standard form Drainage Hold Harmless Agreement. 38. Developer shall cause property owner to submit an executed copy to the city engineer for recordation a city standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement. 39. Developer shall cause owner to execute, for recordation, a city standard Local Improvement District Agreement to pay fair share contributions for undergrounding of all existing overhead Nov. 6, 2024 Item #2 19 of 99 utilities and installation of street lights, as needed, along the subdivision frontage, should a future district be formed. Grading 40. Based upon a review of the proposed grading and the grading quantities shown on the tentative map, 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. 41. 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. Storm Water Quality 42. 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. 43. 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. 44. This project is subject to ‘Priority Development Project’ requirements and trash capture requirements. Developer shall prepare and process a Storm Water Quality Management Plan (SWQMP), subject to city engineer approval, to comply with the Carlsbad BMP Design Manual latest version. The final SWQMP required by this condition shall be reviewed and approved by the city engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and inspection fees per the city’s latest fee schedule. Nov. 6, 2024 Item #2 20 of 99 45. 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. Dedications/Improvements 46. Developer shall cause owner to submit to the city engineer for recordation a covenant of easement for private utility and access purposes as shown on the tentative map. Developer shall pay processing fees per the city’s latest fee schedule. 47. Developer shall cause owner to dedicate to the city and/or other appropriate entities for the public street and utility purposes as shown on the tentative map. The offer shall be made by a certificate on the final map. 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. 48. Developer shall design the private drainage systems, as shown on the tentative map 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. 49. 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. 50. Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the tentative map. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: a. Replace curb and gutter b. Install 6.0-foot wide concrete sidewalk c. Install driveway d. Replace 6-inch AC waterline with new 8-inch PVC water main in Tyler Street. e. Install water services, fire service and sewer service. f. AC grind and overlay along Tyler Street per city standards. 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. Nov. 6, 2024 Item #2 21 of 99 51. Developer is responsible to ensure all existing overhead utilities servicing the subject property are to be undergrounded as shown on the Tentative Map and to the satisfaction of the city engineer. No new or relocated utility poles are allowed. 52. 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 Tentative Map and to the satisfaction of the city engineer. These facilities shall be constructed within the property. 53. The location of the utility transformers shall be approved by SDG&E prior to approval of the grading permit. Non-Mapping Notes 54. Add the following notes to the final map as non-mapping data: A. Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public improvements shown on the Tentative Map. These improvements include, but are not limited to: a. Replace curb and gutter b. Install 6.0-foot wide concrete sidewalk c. Install driveway d. Replace 6-inch AC waterline with new 8-inch PVC water main in Tyler Street. e. Install water services, fire service and sewer service. f. AC grind and overlay along Tyler Street per city standards. B. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. C. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Carlsbad Engineering Standards or line-of-sight per Caltrans standards. D. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any diversion of waters, the alteration of the normal flow of surface waters or drainage, or the concentration of surface waters or drainage from the drainage system or other improvements identified in the city approved development plans; or by the design, construction or maintenance of the drainage system or other improvements identified in the city approved development plans. E. There are no public park or recreational facilities to be located in whole or in part Nov. 6, 2024 Item #2 22 of 99 within this subdivision. The subdivider is therefore obligated to pay park-in-lieu fees in accordance with section 20.44.050 of the Carlsbad Municipal Code and has either paid all of said park in-lieu fees or agreed to pay all of said park-in-lieu fees in accordance with section 20.16.070 of the Carlsbad Municipal Code. Utilities 55. 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 56. Developer shall design and agree to construct public facilities within public right-of-way or within minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the discretion of the district or city engineer, wider easements may be required for adequate maintenance, access and/or joint utility purposes. 57. 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. 58. 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. 59. The developer shall design and agree to construct public water, sewer, and recycled water facilities substantially as shown on the Tentative Map 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: 60. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the city engineer. 61. 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 Tentative Map are for planning purposes only. 62. Subdivider shall comply with Section 20.16.040(D) of the Carlsbad Municipal Code regarding the undergrounding of existing overhead utilities. Nov. 6, 2024 Item #2 23 of 99 Nov. 6, 2024 Item #2 24 of 99 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 offinal 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 Nov. 6, 2024, by the following vote, to wit: AYES: Kamenjarin, Danna, Hubinger, Lafferty, Meenes, Stine NAYES: None. ABSENT: Merz ABSTAIN: None. WILLIAM KAMENJARIN, Ch person CARLSBAD PLANNING COMMISSION ATTEST:{,/f/ttf' J MIKE STRONG, Assistant Director of Community Development T Y L E R S T R O O S E V E L T S T OAK A V WALN U T A V PINE A V R O O S E V E L T S T A L L E Y W A S H I N G T O N S T M A D I S O N S T PINE A V E L C AMINO R E A L LA COSTA AV A L G A R D C A R L S B A D B L CT 2024-0001/SDP 2024-0008 Tyler St. Homes SITE MAP J SITE Map generated on: 10/1/2024 Nov. 6, 2024 Item #2 25 of 99 Exhibit 2 PROJECT ANALYSIS Exhibit 3 (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 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; and Village & Barrio Objective Design Standards C.Tentative Tract Map (Title 20) D.Inclusionary Housing Ordinance (Chapter 21.85) 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. For discussion regarding residential density see section B below. 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. The project will provide new multi- family residential condominiums in the form of 12 market-rate units located near jobs, schools, beaches, lagoons, and convenient neighborhood-serving commercial services. The project provides parking onsite and has convenient access to schools and parks, as well as public transit via the Carlsbad Village mass transit station which provides bus, train and Coaster service. Yes 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 The project is proposed on a developed site surrounded by development, including an urban winery to the north, a two-story multi-family building to the east, and a three-story public storage building to the south. The project will provide future residents with Yes Nov. 6, 2024 Item #2 26 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY intensities supporting a cohesive development pattern. access to neighborhood-serving commercial uses onsite and within the area, as well as providing new housing to support nearby employment centers. Land Use & Community Design Goal 2-G.4 – Provide balanced neighborhoods with a variety of housing types and density ranges to meet the diverse demographic, economic and social needs of residents, while ensuring a cohesive urban form with careful regard for compatibility. The multiple-family residential project provides higher density housing located in close proximity to neighborhood-serving commercial uses, nearby employment centers and the major transit center located in the core of Carlsbad Village. Yes 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. Policy 2-P.70 Seek an increased presence of both residents and activity in the Village with new development, particularly residential, including residential as part of a mixed-use development, as well as commercial, entertainment and cultural uses that serve both residents and visitors. The proposal to construct twelve (12) residential condominiums would enhance the vitality of the Village by providing new residential land uses near the downtown core area. The project reinforces the pedestrian orientation desired for the downtown area by providing residents an opportunity to walk to shopping, restaurants, recreation, and mass transit functions. The project’s proximity to existing bus routes and mass transit help further the goal of providing new economic development near transportation corridors. Yes 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 Along Tyler Street, the project is proposing a 5 foot right-of-way dedication and construction of a new five-foot-wide Decomposed Granite walkway and landscaping to include street trees. In addition, the proposed project is located approximately 0.35 miles from the Yes Nov. 6, 2024 Item #2 27 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Element, the Growth Management Plan, and specific impacts associated with their development. Carlsbad Village train station, which provides rail and bus service throughout the day. The project’s proximity to the transit station would provide visitors with new neighborhood-serving commercial and residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs). Furthermore, the project supports walkability and mobility by locating the project near other existing goods and services within the Village. 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. The project consists of twelve residential condominiums located in four buildings. A noise study by Birdseye Planning Group, dated October 2024 was provided. The interior noise levels are expected to comply with the interior 45 CNEL as the project is designed to meet or exceed California Energy Code Title 24 standards which can result in a reduction of up to 30dBA for interior noise levels resulting. Therefore, with windows closed, the resulting interior noise level would be at a maximum of 35.2dBA, and no special design features are required for meeting the interior noise limits. Additionally, the project is designed to mitigate exterior noise. The six- foot vinyl fence along the western property line will reduce exterior railroad noised to 57.2dBA under the maximum allowed 60 dBA limit for all residences except Unit 5 and 11. The second level private recreation space for these units is mitigated to 55 dBA by Units 6 and 12 to the west. The outdoor Yes Nov. 6, 2024 Item #2 28 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY common recreation space is located in the center of the development with residential buildings on either side providing sufficient noise mitigation below City thresholds. 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 Division has approved the proposed conceptual building design with fire sprinklers included throughout per the National Fire Protection Association (NFPA) standards. Yes 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 for all residential structures; and the dwelling units proposed by this project are all within a five minute emergency response time. In addition, the existing six-inch (6”) diameter water line located within the Tyler Street project frontage right-of-way is proposed to be replaced with a new eight-inch (8”) diameter water line. 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 The project is required to comply with all Building and Fire codes to ensure that fire protection Yes Nov. 6, 2024 Item #2 29 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY standards for all existing and proposed structures. 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. 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; Fire Station No. 1, located less than 0.8- miles of the project site, is within emergency response timeframes; and the project design will not affect the city’s ability to implement its Emergency Operations Plan. Improvements to existing utilities includes the replacement of an existing six-inch (6”) diameter water line located within the Tyler Street project frontage right-of-way with a new eight-inch (8”) diameter water line. Yes 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 Housing Program 2.1 The inclusionary Housing Ordinance requires that a minimum of 15 percent of all ownership projects of seven units or more be restricted As 12 units are proposed, not less than 15 percent of the total units or two units shall be constructed and restricted both as to occupancy and affordability to lower-income households. Pursuant to CMC Yes Nov. 6, 2024 Item #2 30 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) B.Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan, Village & Barrio Objective Design Standards The minimum and maximum densities for residential development are established in the Village & Barrio Master Plan. Table B below identifies the permissible density range for properties located within the Pine- Tyler Mixed-Use (PT) District of the Village & Barrio Master Plan. TABLE B – PROPOSED DENSITY Gross Acres Net Acres Allowable Density Range, Dwelling Units per Acre PT District* Project Density, Proposed Dwelling Units 0.532 0.532 18-23 du/ac Minimum: 5 dwelling units** Maximum: 12 dwelling units 22.55 du/ac 12 dwelling units *For density bonus projects fractional units shall be rounded up per Section 21.86.050 of the Carlsbad Municipal Code. **For mixed-use projects, the minimum density shall be calculated based on fifty percent of the developable area and the maximum density shall be calculated based on the entire developable area (Village & Barrio Master Plan, Chapter 2.4 - Density). The residential development is a three-story multiple-family residential condominium project. As summarized above, the developer is using the maximum number of units allowed for a 0.532-acre parcel at 23 du/ac for a total of 12 dwelling units. Parking is discussed in further detail below. ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY and affordable to lower income households. 21.85.070, when new construction is determined to be infeasible or present a hardship, alternatives to the construction of a unit onsite include a contribution to a special needs housing project or program. On June 27, 2023, the Housing Policy Team recommended approval of the applicant’s request to purchase two affordable housing credits from the Tavarua affordable housing credit bank. The project is conditioned to enter into an Affordable Housing Agreement to purchase two affordable housing credits from the Tavarua affordable housing credit bank to meet the inclusionary housing requirement. Nov. 6, 2024 Item #2 31 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) The project is also required to comply with the city’s Inclusionary Housing Ordinance, which is intended to ensure that all residential developments provide a range of housing opportunities for all economic segments of the population, including households of lower and moderate income.1 Pursuant to the Inclusionary Housing Ordinance, projects are typically required to designate 15% of their total units as affordable to lower income households. However, pursuant to City Council Policy Statement No. 57, Inclusionary Housing Ordinance – Alternative Means of Compliance, and consistent with CMC 21.85.090 the policy authorizes the establishment of an affordable housing credit bank where affordable units that are constructed in excess of inclusionary requirements can be purchased from the city by qualifying developers to satisfy their respective inclusionary housing requirements. For this project, the Developer is proposing to satisfy the affordable housing requirements by purchasing two affordable housing credits. Therefore, the making the project in compliance with the Inclusionary Housing Ordinance. Pine-Tyler Mixed-Use (PT) District The project’s compliance with the development standards specific to the Pine-Tyler Mixed-Use (PT) District, as well as the applicable parking and area-wide standards within the Village & Barrio Master Plan are provided in Tables C, D and E below. In addition, the project generally complies with the intent of the Area-Wide Design Guidelines, which are included in Section 2.8 of the Village & Barrio Master Plan. Pursuant to Section 2.8, designers and developers should consider the guidelines as a starting point for quality development and do not comprise every possible strategy for achieving high-quality design. TABLE C- VILLAGE & BARRIO MASTER PLAN PINE-TYLER MIXED-USE (PT) DISTRICT COMPLIANCE ANALYSIS Standard Required/Allowed Proposed Comply? Setbacks - Front Minimum: 5 feet Minimum 10 feet landscaped setback where surface parking areas are located adjacent to a public street. The front setback for the project is 5 feet There is no surface parking proposed under this project. All parking is garaged. Yes 1 Refer to Exhibit 8 for an info-bulletin that provides more information on how the Inclusionary Housing Ordinance works and Exhibit 9 for City Council Policy Statement Policy No. 57 which provides additional information on options to satisfy the intent of the Inclusionary Housing Ordinance. Nov. 6, 2024 Item #2 32 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Standard Required/Allowed Proposed Comply? Setbacks - Front Encroachments permitted within the front setback: •Maximum 5 feet: Awnings, canopies, upper floor balconies. •Up to property line: Plazas, courtyards, and outdoor dining. The upper floor balconies of the residential units encroach no greater than 5-feet. Yes Setbacks - Side No minimum setback required Building A & C: 10 feet 11 inches (approx.) Building B & D: 10 feet 10 inches (approx.) Yes Setbacks - Rear 10 feet 10 feet Yes Lot Size and Dimension Not applicable 0.532 acres Yes Building Height Maximum 35 feet Buildings A,B,C, and D: 34’-10” Yes Building Massing No building facade visible from any public street shall extend more than 30 feet in length without a 2-feet minimum variation in the wall plane, as well as a change in roofline. Along Tyler St, no façade extends more than 26 feet 7 inches on any of the three floors. Yes Property Open Space A minimum of 10 percent of property must be maintained as open space. Required: 2,317 SF Proposed: 9,944 SF Yes Residential Private Open Space Minimum of 60 square feet of private open space per unit; minimum dimension of 6 feet in any direction. All units have two private decks with a minimum dimension of 6 feet in any direction per deck and a total of at least 169 square feet of deck space. Yes Residential Common Open Space Minimum of 15 square feet per unit, active or passive: 12 x 15 = 180 square feet Minimum dimension, 10 feet in any direction 888 square feet. Common open space exceeds the minimum dimensions and includes two 444-square-feet common amenity areas. Yes Nov. 6, 2024 Item #2 33 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) The project proposes to provide 2 garaged spaces per unit, for a total of 24 spaces, thus exceeding the 1.5 spaces (1 of which must be covered) required by the Village and Barrio Master Plan. The parking spaces provided meet the minimum parking location and design standards. A summary of the project parking is provided in Table “D” below. As Table “D” demonstrates, the project is providing more parking onsite than is required by the Village & Barrio Master Plan. TABLE D - PARKING STANDARDS Type of Use No. of Res. Units VBMP Required Proposed 3-Bdrm 8 1.5 spaces per unit (12 spaces) 24 spaces (2 spaces per unit) 4-Bdrm 4 1.5 spaces per unit (6 spaces) TABLE E –VILLAGE & BARRIO MASTER PLAN AREA-WIDE STANDARDS COMPLIANCE ANALYSIS Standard Required/Allowed Proposed Comply? Ingress and Egress Vehicle access shall be taken off the alley. Driveway apron shall not exceed 20 feet in width. No alley access available. Driveway apron is 20 feet in width. Yes 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. A clear zone is provided at the intersection with Tyler Street and the drive aisle. 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 located in the front setback along Tyler Street exceed 3.5 feet (42-inches) in height. Yes Building Orientation Buildings shall be oriented toward primary street frontage. The end units fronting on Tyler Street are appropriately oriented towards the public street. Yes Village & Barrio Objective Design Standards Nov. 6, 2024 Item #2 34 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) The Village & Barrio Objective Design Standards (ODS) grants local authority over the design of future multifamily housing and mixed-use developments within the Village and Barrio Master Plan area. These standards help the city preserve the unique character of the area while adhering to state housing laws aimed at accelerating housing production. The project’s compliance with the Village & Barrio Objective Design Standards are provided in Exhibit 4. A project applicant may request up to four waivers to the applicable design standards provided in the ODS without the requirement for an additional application. To request a waiver for a design standard, applicants must submit a written justification as part of the project application. The request must specify the design standard being waived and explain how the request meets the required waiver findings. A waiver shall be granted only if all the following findings are made: 1.The proposed project meets the intent of the design standard under consideration, or a similar design standard is implemented in substitution. 2.The project meets the allowed density with the proposed waiver(s). 3.The proposed project is consistent with the distinctive architectural style selected. The required findings with justification for each are summarized below and contained in Planning Commission Resolution (Exhibit 1 to the November 6, 2024 Planning Commission Staff Report). Item 2.6.D.2: Pedestrian walkways shall be provided with a minimum width of five (5) feet along their entire length. 1.The proposed project meets the intent of the design standard under consideration, or a similar design standard is implemented in substitution The proposed project meets the intent of the design standard. The unit entry sidewalk is proposed to be reduced to a 4-feet width due to the fact the sidewalk is serving only 5 units along each separate side of the property and the two frontage units are served with a separate private entry sidewalk. A 4-feet wide sidewalk is sufficient for the small number of total units that utilize each separate walk. Additionally, the current Building code allows for 4’ wide sidewalk access for this number of units. 2.The project meets the allowed density with the proposed waiver(s) The project, which has a density of 22.5 dwelling units per acre, meets the allowable density of 18 to 23 dwelling units per acre with the proposed waivers. 3.The proposed project is consistent with the distinctive architectural style selected The project is consistent with the selected craftsman architectural style. Item 7.2.A: All three (3) story buildings shall have a minimum building stepback of ten-feet (10’-0”) on the third (3rd) floor by stepping a portion of the street-facing facade backward (from the front setback) a minimum of six Nov. 6, 2024 Item #2 35 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) feet (6’-0”) from the predominant facade plane (Figure 7.2.1), and/or vertically articulated plane, for a minimum width of twenty-five feet (25’-0”). 1.The proposed project meets the intent of the design standard under consideration, or a similar design standard is implemented in substitution. The proposed project meets the intent of the design standard. The intent of E-7, 7.1 requires that multi- family buildings not appear as massive, monolithic structures, but instead as a series of architecturally authentic buildings. The standards of this section are intended to ensure that these larger attached buildings are designed to appear as carefully conceived groups of separate structures that, along with an attractive streetscape, contribute to the overall urban, pedestrian-friendly quality desired for Carlsbad. To satisfy the intent of E-7, 7.1 the project was designed to include two separate structures along the Tyler Street frontage. The lot is 139 feet-10 inches wide. Each separate building is 50 feet wide equaling a total of 100 feet of building frontage. 39 feet-10 inches is left as an open space area which contributes to the satisfaction of the overall intent of chapter E-7, 7.1 as described above. Additionally, the project incorporates multiple stepbacks on each floor to further enhance the street frontage appearance. The project incorporates a 2-feet x 20-feet-10 inch stepback as well as an 8-feet wide by 12-feet deep front entry stepback on the 1st floor, a 11-feet-2-inch wide by 6-feet stepback and a 6-feet wide by 10-feet-6-inch deep stepback on the 2nd floor, a six-feet-10-inch wide by 9-feet-3-inch stepback as well as a 7-feet wide by 9-feet-10-inch stepback on the third floor. The third floor contains a total of 13-feet-10-inch wide by 9-feet-3-inch to 9-feet-10-inch deep stepback at each building frontage. The total third floor stepback area of both buildings is 27-feet-8-inch wide by 9-feet-3-inch to 9-feet-10- inch deep. Due to the narrow depth of the proposed frontage units of +/- 20-feet-7-inches, design issues were experienced with eliminating 10 feet of stepback space while maintaining a sensible architectural floor plan layout. Multiple recessed decks are provided along the Tyler Street frontage as well as multiple architectural articulation elements including building stepbacks, varied gable roof elements, a front entry shed roof, decorative wood elements, etc. The architectural elements contribute the same level of architectural interest as a 25-feet wide by 10-feet deep stepback. 2.The project meets the allowed density with the proposed waiver(s). The project, which has a density of 22.5 dwelling units per acre, meets the allowable density of 18 to 23 dwelling units per acre with the proposed waivers. 3.The proposed project is consistent with the distinctive architectural style selected. The project is consistent with the currently selected craftsman architectural style. C.Site Development Plan (CMC Chapter 21.06) Nov. 6, 2024 Item #2 36 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 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 multiple-family residential is permitted by right within the Pine-Tyler Mixed-Use (PT) 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. Five 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 November 6, 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 two single-family uses, and in its place the construction of a new multiple-family residential development consisting of, 12 multiple-family residential condominium units within four three-story buildings, including 24 garage parking spaces, on a 0.532-acre infill site located within the Pine-Tyler Mixed-Use (PT) District of the Village & Barrio Master Plan. Multiple-family residential is permitted by right within the PT District. The project is consistent with the various elements and objectives of the Village-Barrio (VB) General Plan Land Use designation and the Village & Barrio Master Plan as discussed in the findings below and in the project staff report dated November 6, 2024 incorporated by reference. The project’s residential density of 22.55 dwelling units per acre is at the 23 du/ac maximum that is allowed by the PT District, the 12-unit residential project can be found consistent with the General Plan Land Use Policies as discussed in the findings below and in the project staff report dated November 6, 2024. Therefore, the proposed density of the project is deemed compliant with the land use density designation of the General Plan and Village and Barrio Master Plan. 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 developmentor 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 multiple-family residential development is located within the Pine-Tyler Mixed-Use (PT) 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 multiple-family residential is permitted by right in the PT District. All the properties surrounding the Site are designated for PT uses under the VBMP. The project Site is surrounded by a variety of urban uses, including an urban winery to the north, a two-story multiple-family residential building to the east across Tyler Street, a three-story mini- warehouse/self-storage building to the south, and an auto storage yard to the west. The proposed multiple-family residential development will not adversely impact the site, surroundings, or traffic circulation. The multiple-family residential project is estimated to generate (72 ADT) more than the existing single-family residential land uses (20 ADT) it intends to replace, resulting in a net increase of 52 Average Daily Trips (ADT). Tyler Street is designed to adequately handle the traffic generated by the project, and the project is adequately parked on-site in accordance with the Village & Barrio Master Plan. 3.That the site for the intended development or use is adequate in size and shape to accommodate the use. The PT District within the VBMP allows residential development at a density range of 18 to 23 dwelling Nov. 6, 2024 Item #2 37 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) units per acre. Based on a net acreage of 0.532 acres, the proposed twelve-unit residential condominium units have a density of 22.5 dwelling units per acre. As the proposed project falls within the allowable density range and meets all required development standards, the project will accommodate the proposed density. 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 for multiple-family residential projects within the PT District of the Village & Barrio Master Plan, including lot coverage, open space, height, setbacks, and parking. The architecture of the building is compatible with the surrounding residential and commercial development in that the immediate area consists of a mix of architectural styles. Landscaping along the street frontages and throughout the project 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 has one primary street frontage, Tyler Street, along the easter property line. Along Tyler Street, the project is proposing a 5-feet of right-of-way dedication. With a total of 10-feet from curb to property line, the project proposes a 5-feet-wide decomposed granite walkway buffered by a 5-feet- wide landscape planter with street trees. Primary vehicular access into the project site will be provided via driveway on Tyler Street. The proposed project is estimated to generate more trips (72 ADT) than the existing land uses (20 ADT) it will replace, resulting in a net decrease of 52 Average Daily Trips (ADT). Tyler Street is designed to adequately handle the traffic generated by the project. The project site is also located within 0.35 miles of the Carlsbad Village mass transit station which provides bus, train, and Coaster service on a daily basis. D.Inclusionary Housing Ordinance (CMC Chapter 21.85) Pursuant to Carlsbad Municipal Code (CMC) Chapter 21.85, Inclusionary Housing Ordinance, residential developments proposing seven or more units are required to provide affordable housing. The standard inclusionary housing requirement is 15% of the total number of units as affordable to lower income households. However, pursuant to City Council Policy Statement No. 57, Inclusionary Housing Ordinance –Alternative Means of Compliance, and consistent with CMC 21.85.090, the policy authorizes the establishment of an affordable housing credit bank where affordable units that are constructed in excess of inclusionary requirements can be purchased from the city by qualifying developers to satisfy their respective inclusionary housing requirements. For this project, the Developer is proposing to satisfy the affordable housing requirements by purchasing two affordable housing credits (15% required affordable units multiplied by 12 total units = 1.8 inclusionary units, rounded up to 2 units). Per Policy 57, 1.0 credit is required for each required inclusionary unit for projects containing 7 to 20 units. Therefore, the project has been conditioned to satisfy the inclusionary housing requirement by entering into an Affordable Housing Agreement (AHA) to purchase 2 affordable housing credits. By entering into Nov. 6, 2024 Item #2 38 of 99 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) the AHA accordingly, the project is consistent with the Inclusionary Housing Ordinance. 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 “F” below. TABLE F – GROWTH MANAGEMENT COMPLIANCE Standard Impacts/Demand City Administration 42 sq. ft. Library 23 sq. ft. Wastewater Treatment Residential: 1,920 GPD Parks 0.084 acres Drainage Drainage Basin B Circulation Existing: 20 ADT Proposed: 72 ADT Net increase: 52 ADT Fire Fire Station 1 Open Space 9,944 sq. ft. Schools Carlsbad Elementary: 1.404 students Carlsbad Middle: 0.7416 students Carlsbad High: 0.789 students Sewer Collection System Residential: 1,920 GPD Water Residential: 2,200 GPD Nov. 6, 2024 Item #2 39 of 99 I I Exhibit 4 VILLAGE AND BARRIO OBJECTIVE DESIGN STANDARDS COMPLIANCE CHECKLIST FOR MULTIFAMILY HOUSING & MIXED-USE DEVELOPMENT Craftsman Design Standards In its most simple form, it is a wood-framed box surrounded by various attached elements, such as roof dormers or expressive downspouts. Walls are typically horizontally placed, wooden appearance siding, shingles, or board-and-batten (often in a combination of two or three) with a foundation base and piers in stone, brick, or stucco. Rafter tails, decorative brackets, and porch columns are exposed, smooth, woodwork. Windows and doors are vertical in proportion, trimmed in wood or composite wood. Roofs are composed of shallow sloped gabled forms and made of wood, composite wood, or asphalt shingles with broad overhangs and eaves. General Requirements – Apply to all projects of this style Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.1 Area-Wide 2.6.1.A.b. Development sites shall be permitted a maximum of one (1) access point from the primary public street that is in front of the development. No Complies. The project proposes one driveway off Tyler Street 2.6.1 Area-Wide 2.6.1.A.c. The driveway apron shall not exceed twenty (20’) feet in width. No Complies. The driveway apron is 20 feet. 2.6.1 Area-Wide 2.6.1.A.4 A clear zone shall be provided at the intersection of a street and an alley or driveway to maintain a free line of sight consisting of an isosceles right triangle measured seven and half (7.5’) feet in both directions from the perpendicular intersection of the two property lines. No Complies. Clearzones are provided on each side of the driveway that intersects with Tyler Street. 2.6.1 Area-Wide 2.6.1.B.1 The clear zone shall not be occupied by a ground floor building footprint, site features taller than thirty-six (36”) inches, or landscaping that is taller than thirty-six (36”) inches. No Complies. The clear zones are clear of items exceeding 36 inches. Nov. 6, 2024 Item #2 40 of 99 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.6 Area-Wide 2.6.6 Parking spaces shall be provided per VBMP Table 2-3 and Table 2-4. No Complies. Each dwelling unit will have two garaged spaces, meeting parking requirements. 2.6.1 Area-Wide 2.6.1.D.1 Fences and walls within the front setback shall be a minimum of three (3’) feet tall and a maximum six (6’) feet tall, as specified per building frontage type in appendix E-5. No Complies. Fences and walls in the front yard setback are 42 inches in height. 2.6.1 Area-Wide 2.6.1.D.2 All property line walls/fences (including combination retaining walls and fences) located anywhere to the rear of the required front setback shall be limited to a maximum of feet (6’) feet tall. No Complies. No fences or walls exceed 6 feet in height. 2.6.1 Area-Wide 2.6.1D.3Wall or fence height shall be measured from the lowest side of the finished grade to the top of the wall. No Complies. All fences and walls are measured from the lowest side of the finished grade to the top of the wall. 2.6.2 Base 2.6.2.B.1 The Primary Building’s main entrance shall front onto and directly access the Primary Street’s walkway. No Complies. The entrances of the end units front on Tyler Street and are directly accessed by the primary street’s walkway. 2.6.A Area-Wide 2.6.A.1Wall-Mounted utility elements such as vents, exhausts, wires, conduits, junction boxes, transformers, ballast, backflow devises, irrigation controllers, switch and panel boxes, and utilities such as gas and electrical meters shall be located at interior corners of building walls or behind building or landscape elements and outside of view from a public right-of-way. No Complies. All utility elements are screened from view. 2.6.A.2 Area-Wide 2.6.A.2 All flashing, sheet metal vents, exhaust fans/ventilators, downspouts and pipe stacks shall be painted to match the adjacent roof or wall material and/or color. No Complies. All flashing, sheet metal vents, exhaust fans/ventilators, downspouts and pipe stacks are proposed to be painted to match wall or roof color. Nov. 6, 2024 Item #2 41 of 99 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.B Area-Wide 2.6.B.1 Short-term Bicycle Parking. Short-term bicycle parking shall be provided in the form of permanent bicycle racks for at least six (6) bicycle parking spots. Racks shall be located within fifty to one hundred (50-100) feet of the primary building entrance. Bicycle racks and associated bicycle maneuvering shall not impede upon the public sidewalk path of travel and shall not be placed within the public right-of-way. No Complies. Short-term bicycle parking is located in the front of the buildings off Tyler Street. 2.6.B Area-Wide 2.6.B.3 Projects of More Than Ten (10) Units. Long-term bicycle parking shall be provided for projects of more than ten (10) units. Secure, long-term bicycle parking areas shall be enclosed and designed within a residential building or parking structure, or within a separate lockable storage enclosure. Long-term bicycle parking facilities shall incorporate materials and colors used in the primary building and shall not be visible from the public right-of-way. No Complies. Each unit has long-term bicycle parking located in the unit’s garage. 2.6.C Area-Wide 2.6.C.1Enhanced paving treatment using patterns and/or colored pavers, brick, or decorative colored and scored concrete shall be used for entry driveways, a minimum of twelve (12’-0”) feet deep and spanning the width of the entry driveway. The decorative pavement for entry driveways shall use the same color palette as the decorative pavement for building entries. No Complies. Decorative pavers are used for the driveway. 2.6.D Area-Wide 2.6.D.1.a Pedestrian circulation shall connect residential units to areas throughout the site, such as vehicle parking areas, bicycle parking areas, common recreational space, waste and recycling enclosures, and other amenities. No Complies. Pedestrian circulation connects residential units to areas throughout the site. 2.6.D Area-Wide 2.6.D.1.b Pedestrian walkways shall directly connect public sidewalks to all building entryways and vehicle parking areas. No Complies. Pedestrian walkways directly connect public sidewalks to all building entryways and vehicle parking areas. Nov. 6, 2024 Item #2 42 of 99 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.D Area-Wide 2.6.D.2 Pedestrian walkways shall be provided with a minimum width of five (5) feet along their entire length. Yes Waiver requested. The proposed project meets the intent of the design standard. The unit entry sidewalk is proposed to be reduced to a 4-feet width due to the fact the sidewalk is serving only 5 units along each separate side of the property and the two frontage units are served with a separate private entry sidewalk. A 4-feet wide sidewalk is sufficient for the small number of total units that utilize each separate walk. Additionally, the current Building code allows for 4’ wide sidewalk access for this number of units. 2.6.D Area-Wide 2.6.D.2.a Walkways shall be constructed of firm, stable and slip- resistant materials such as poured-in-place concrete (including stamped concrete), permeable paving, or concrete pavers. No Complies. Walkways will be constructed of decorative pavers. 2.6.D Area-Wide 2.6.D.2.c Pedestrian walkways that are private, interior walkways, shall be flanked on both sides with landscaping, including, ground cover, and shrubs a maximum four feet in height. At a minimum, one side of the walkway shall provide trees which shall be spaced to shade at least fifty (50%) percent of the overall walkway length at maturity. No Complies. Pedestrian walkways are landscaped on both sides and trees will provide shade for 50% of one side of the walkway. 2.6.E Area-Wide 2.6.E.1Where private space (such as a balcony or ground floor patio) is located adjacent to a window, patio or balcony of an adjoining dwelling unit, balcony railings and patio walls or fencing shall be constructed with wood, composite wood, metal, or glazing. Screening shall be constructed with limited openings to provide a minimum of eighty-five (85%) percentage surface area screening (measured from the finished floor of the private space to the top of the railing, fencing, or walls). No Complies. Adjacent patios are screened by raised planters. Nov. 6, 2024 Item #2 43 of 99 Ref No. Subject Development Standard Waiver Request? Compliance Comment 3.3.A Base of the Building 3.3.A.1 - If an explicit base element is applied on the ground plane, such as a footer, it shall be up to 3 feet horizontal band/layer pattern and made of brick, stone, stucco, or shingle materials. No Complies. A stone footer is applied to base. 3.3.A.2 - If a base element is applied to the entire ground floor it shall achieve the maximum ground floor height and be made of brick, stone, or stucco shingle materials. No Complies. Shingle siding is proposed on the ground floor. 3.3.A.3 - Primary entry doors on the ground floor shall be made of wood or composite wood. No Complies. The project includes natural wood front doors. 3.3.A.4 - Building wall elements, windows, and openings, shall be recessed a minimum 2 inches from the wall. No Complies. All building elements are recessed two inches from wall trim. 3.3.A.5 - Trellis and other woodwork shall define outdoor porches and patios. No Complies. Outdoor Areas are covered and defined by woodwork. 3.3.B Middle of the Building 3.3.B.1 - Brick, stone, or cast concrete materials shall not be allowed above the ground floor base element, except for attached chimneys. No Complies. Brick, stone, or cast concrete materials are not used above ground floor base element. 3.3.B.2 - Upper floor exterior walls shall be clad as single-plane expanse of wood, composite wood, shingle, shake, or clapboard siding up to the roof line. No Complies. Decorative horizontal siding and board & batten siding are used on upper floor exterior walls. 3.3.B.3 - Exterior wall material shall change vertically between the ground floor and upper floors. Ground floor material shall be stone, brick or stucco and the upper floors shall be shingles, shakes, or clapboard siding. No Complies. Shingles are proposed on the ground floor. Decorative horizontal siding and board & batten siding are used on upper floors. 3.3.B.4 - The space between columns and piers shall be either square or vertically rectangle shape with a height to width proportion ratio of no more than 3 1. No Complies. The space between columns is square or rectangular and does not exceed a height to width proportion ratio of 3 1. 3.3.B.6 - Window and opening compositions shall be either square and/or vertically rectangle shaped and shall be recessed a minimum 2 inches from the wall. No Complies. All openings are rectangular or square and are recessed two inches from opening trim. 3.3.B.7 - Attached building wall elements, such as awnings and balconies, shall encroach into the building’s setbacks per Chapter E-6 standards. No Complies. Balconies encroach 2 feet into the front and rear setbacks. Nov. 6, 2024 Item #2 44 of 99 Ref No. Subject Development Standard Waiver Request? Compliance Comment 3.3.B.8 - Window shutters, if used, shall be the aggregate size of the associated opening. No N/A. Shutters are not used. 3.3.B.9 - Exterior walls shall transition into roof form by projected wooden eaves with exposed wooden rafters. No Complies. Walls transition into wooden eaves with exposed rafters. 3.3.C Top of the Building 3.3.C.1 - Roofs must be designed with a pitched gable or hipped roof and shall be sloped between 3 12 and 4 12. No Complies. Roof is designed with a gable roof with a 3:12 roof pitch. 3.3.C.2 - Eaves shall be supported by wood or composite wood bracket details and exposed rafters to support gable end roofs. No Complies. Eaves are supported by wood bracket details and exposed rafters to support gable end roof. 3.3.C.3 - Dormers, if used, shall have shed or gable ends. No N/A. Dormers are not used. 3.3.C.4 - The building shall not have vertical elements on corner lots fronting on streets. No N/A. The property is not a corner lot. 3.3.C.5 - Rain drainage catchment shall be conducted with a combination of gutters and downspouts in entirely painted metal or copper materials. No Complies. Gutters will be decorated painted metal. Windows and Balconies – Applicable for all Multifamily Buildings Pine-Tyler Subdistrict Nov. 6, 2024 Item #2 45 of 99 I I I ' 1----- ' '-- L--- PINE AVE I e•ylerMixed•use(PT) O otherdistricts .,_.,, ~~!fe~ ~7a~ 8::tao :j::::j::j:Railroad -CoastalZoneBoundary I I 7 - - -- - ~ - ~ - - Building Type Requirements Ref No. Subject Development Standard Waiver Request? Compliance Comment Townhouse A structure that consists of at least two primary residences with common walls, side-by-side along the building frontage, with access from a street or common walkway. 4.4.B Base of the Building 4.4.B.1 - Front entries shall be raised, or setback at grade from the primary street level, to facilitate private residential living. No. Complies. Front entries for end units fronting on Tyler Street are setback 12 feet 1 ½ inch from the Tyler Street building plane. 4.4.B.2 - Each unit shall have an individual entry from the street separated one from the other. No Complies. Each unit has their own individual entry. 4.4.C Middle of the Building 4.4.C.1 - Townhouses on corners shall have at least 2 building wall elements every 25 linear feet on each floor. No N/A. Project is not on a corner lot 4.4.C.2 - On corners, where the end unit faces onto a primary street, that end face shall be considered a front. If on 2 primary streets, choose a street to front onto. No N/A. Project is not on a corner lot. 4.4.C.3 - Mid-block lot townhouses shall provide at least two building wall elements every 25 feet on each floor. No Complies. The 2nd and 3rd floor features at least two of a wall recess, wall projection, balcony projection, or a change in wall plane every 25 feet. 4.4.D Top of the Building 4.4.D.1 - The upper floors shall occupy at least 75% of the full ground-floor footprint area. No Complies. The upper floors occupy more than 75% of the ground-floor building footprint. 4.4.D.2 - Buildings shall not exceed 3 stories in height. Townhouse units may be incorporated into larger buildings and shall not exceed 3 floors in each unit. No Complies. The four proposed buildings are all three stories in height. Frontage Requirements Nov. 6, 2024 Item #2 46 of 99 I Ref No. Subject Development Standard Waiver Request? Compliance Comment Front Porch – Applicable for Townhomes A roofed, unenclosed room attached to the exterior of a building that provides a physical transition between the sidewalk and up to the building. 5.3.A Entries 5.3.A.1 - Porches shall directly access the individual units located on the ground floor. No Complies. Ground floor units fronting on Tyler Street contain porches directly accessing the units. 5.3.B Dimensions 5.3.B.1 - Porches shall be a minimum of 6 feet in depth. No Complies. Porch depth is 15 feet 10 inches. 5.3.B.2 - Porches shall be a minimum of 8 feet in width. No Complies. Porch width is 11 feet 8 inches. 5.3.B.3 - Ceiling height on porches shall be a minimum of 8 feet and a maximum of 12 feet. No Complies. Ceiling height is 8 feet 7 1/8 inches. 5.3.C Paving and Landscaping 5.3.C.1 - Front yard setback areas, not included in the walkway, shall be landscaped with native or adaptive landscaping as defined in the City of Carlsbad Landscape Manual. No Complies. Front yard setback area is landscaped in accordance with the City of Carlsbad landscape manual. 5.3.D Additional Standards 5.3.D.1 - Shed roofs shall cover porches. No Complies. The front entry porch is covered by a shed roof. 6.2.A Windows 6.2.A.1 - Outer surface of window frames facing primary or secondary streets shall be recessed a minimum of 2 inches from the wall or trim surface. No Complies. Windows are recessed 2 inches from trim surface. 6.2.B Building Wall Elements Transparency 6.2.B.1 - Minimum façade transparency for all upper floors shall be 25% to a maximum of 60% for townhouses, small apartments, and large apartments. No Complies. 2nd floor transparency area is 27%. 3rd floor transparency area is 25% Roofs 7.1 Roof Types 7.1 - Allowable roof types are Gabled and Hipped. No Complies. Gabled roofs are proposed for the buildings. Nov. 6, 2024 Item #2 47 of 99 I 7.2 Upper Floor Setbacks 7.2.A - All 3 story buildings shall have a minimum building setback of 10 feet on the 3rd floor by stepping a portion of the street-facing facade backward (from the front setback) a minimum of 6 feet from the predominant facade plane, and/or vertically articulated plane, for a minimum width of 25 feet. Yes Waiver Requested. The proposed project meets the intent of the design standard. The intent of E-7, 7.1 requires that multi-family buildings not appear as massive, monolithic structures, but instead as a series of architecturally authentic buildings. The standards of this section are intended to ensure that these larger attached buildings are designed to appear as carefully conceived groups of separate structures that, along with an attractive streetscape, contribute to the overall urban, pedestrian- friendly quality desired for Carlsbad. To satisfy the intent of E-7, 7.1 the project was designed to include two separate structures along the Tyler Street frontage. The lot is 139 feet-10 inches wide. Each separate building is 50 feet wide equaling a total of 100 feet of building frontage. 39 feet-10 inches is left as an open space area which contributes to the satisfaction of the overall intent of chapter E-7, 7.1 as described above. Additionally, the project incorporates multiple stepbacks on each floor to further enhance the street frontage appearance. The project incorporates a 2-feet x 20-feet-10 inch stepback as well as an 8- feet wide by 12-feet deep front entry stepback on the 1st floor, a 11-feet-2-inch wide by 6-feet stepback and a 6-feet wide by 10-feet-6-inch deep stepback on the 2nd floor, a six-feet-10-inch wide by 9-feet-3-inch stepback as well as a 7-feet wide by 9- feet-10-inch stepback on the third floor. The third floor contains a total of 13-feet-10-inch wide by 9- feet-3-inch to 9-feet-10-inch deep stepback at each building frontage. The total third floor stepback area Nov. 6, 2024 Item #2 48 of 99 of both buildings is 27-feet-8-inch wide by 9-feet-3- inch to 9-feet-10-inch deep. Due to the narrow depth of the proposed frontage units of +/- 20-feet-7-inches, design issues were experienced with eliminating 10 feet of stepback space while maintaining a sensible architectural floor plan layout. Multiple recessed decks are provided along the Tyler Street frontage as well as multiple architectural articulation elements including building stepbacks, varied gable roof elements, a front entry shed roof, decorative wood elements, etc. The architectural elements contribute the same level of architectural interest as a 25-feet wide by 10-feet deep stepback. REQUESTED WAIVERS CHAPTER/SECTION DESCRIPTION 2.6.D Area-Wide Pedestrian walkways shall be provided with a minimum width of five (5) feet along their entire length. The project proposed four (4) feet wide pedestrian walkways along the length of the project. 7.2.A Upper Floor Stepbacks All 3 story buildings shall have a minimum building setback of 10 feet on the 3rd floor by stepping a portion of the street-facing facade backward (from the front setback) a minimum of 6 feet from the predominant facade plane, and/or vertically articulated plane, for a minimum width of 25 feet. The project aligns with the intent of design standard, which aims to prevent multi-family buildings from appearing as massive, monolithic structures. To achieve this, the project features two separate structures along Tyler Street. The design also incorporates multiple stepbacks on each floor to enhance the street frontage and contribute to the pedestrian-friendly design. Nov. 6, 2024 Item #2 49 of 99 {'city ofCarlsbad Development Services AUTHORIATION, CONSENT, AND Planning DivisionDISCLOSURE STATEMENf, ITY OF CARLSB)h�S Faraday Avenue442-339-2600P-1 (A)MAR 1 1 2024 www.carlsbadca.gov PLANNING DIVISION � 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: Assessor's Map Book, Page and Parcel (APN/APNs): _2_0 _4-_0_1_0_-_0 _9-_0_0 __________ _ _______________________________ ; and Street Address (if applicable): _3_2_1_5_T_y_l_e_r _S_tr_e_e_t ________________ _ 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 I/we have reviewed this Affidavit and the information is true and correct. Name: Ty ler Street Dev. LLC -Kirk Moeller Signature: __ � 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 5 Nov. 6, 2024 Item #2 50 of 99 - Nov. 6, 2024 Item #2 51 of 99 } 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? D Yes Ii() 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 with the County Recorder's Office, the form and content that is satisfactory to the City 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 any) will be completed or secured in the manner as stated or required. Property Owner Signature(s): -~------'------------------- Name(s): Tyler Street Dev. LLC -Kirk Moeller Date : 1-18-24 Page 2 of 6 P-1 (A) Form Rev 6/2023 Nov. 6, 2024 Item #2 52 of 99 PART C. Project Team Information (complete all applicable fields) Applicant: IX! Same as Owner □ 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: IX! 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 of 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 point of contact is to be the single individual elected on the Land Use Review Application form for all 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 _______ _ Page 3 of 6 P-1(A) Form Rev 6/2023 Nov. 6, 2024 Item #2 53 of 99 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? D Yes lxl 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. I understand that it is my responsibility to ensure that statements are true, that discrepancies do 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 Nov. 6, 2024 Item #2 54 of 99 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 on line, 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. This indemnification 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 Nov. 6, 2024 Item #2 55 of 99 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 the City of Carlsbad. Applicant Signature: ___ ~------------------------- Name: Kirk Moeller Date: _1-_1_8_-2_4 ___ _ This form must be stapled/attached to the application and shall be effective until replaced or revoked in writing. Page 6 of 6 P-1 (A) Form Rev 6/2023 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. Project Number and Title: CT 2024-0001/SDP 2024-0008 (DEV2023-0081) -TYLER STREET HOMES Project Location -Specific: =3=21=5=--=3=22=5=-T.:....y,__,_le=r-:S'-"t"-'re'-"e=t __________________ _ Project Location -City: -=Ca=r..:.:ls=b-=a=d ____ _ Project Location - County: -=-Sa=n-'--=-D-'-'ie=g=-o ____ _ Description of Project: Demolition of two existing single-family residences and a detached garage, followed by the construction of 12 three-story condominium units. The condominium buildings consist of four triplexes, with units ranging in size from 2,176 to 2,302 square feet and contain three or four bedrooms. All units include a first-floor, two-car garage. All units, garages, and parking spaces will be accessed from a central drive isle that extends west from Tyler Street. Name of Public Agency Approving Project: =C'""ity.L...""-o.:....f C=a=r-=-=ls=b-=a=d _______________ _ Name of Person or Agency Carrying Out Project: -'-'K-'--'-M=J--'-R=e=a'-'I E=s=ta=t=e _____________ _ Name of Applicant: KIRK MOELLER, KIRK MOELLER ARCHITECTS INC Applicant's Address: 2888 LOKER AVE EAST, SUITE 220, CARLSBAD, CA, 92010 Applicant's Telephone Number: "'"'(7c....::6:...::0_.._)-=8=-14-'---=-8=12=8=-------------------- Name of Applicant/Identity of person undertaking the project (if different from the applicant above): Exempt Status: Categorical Exemption: Class 32, Section 15332 (In-Fill Development Projects) Reasons why project is exempt: The project is consistent with the general plan as well as the zoning ordinance in terms of land use, density, and development standards. The project is within the city limits, is less than five acres in size, and is surrounded by urban uses. The uses include a two-story multifamily residential building to the east, a three-story self-storage facility to the south, an auto storage yard to the west, and an urban winery to the north. The project is also screened out from a vehicle miles traveled (VMT) analysis due to the site being located within a half mile of a major public transit stop and the project generating less than 110 average daily trips (ADT). It is presumed that projects meeting the VMT screening criteria, adopted by the Carlsbad City Council in 2020, will not cause a significant impact on transportation services. Additionally, the site contains only non-native and ornamental vegetation. Therefore, the site has no value as habitat for endangered, rare, or threatened species. Approval of the project would not result in any significant effects relating to traffic (as verified by the Vehicle Miles Traveled Analysis prepared by LOS Engineering, Inc. dated August 12, 2024, Exhibit 1), noise (as verified by the Noise Study prepared by Birdseye Planning Group dated May 8, 2024, Exhibit 2), air quality (as verified by the Air Exhibit 6 Nov. 6, 2024 Item #2 56 of 99 Nov. 6, 2024 Item #2 57 of 99 Quality/Greenhouse Gas Study by Birdseye Planning Group dated June 2024, Exhibit 3), or water quality. Finally, the site can be adequately served by all required utilities and public services. Exceptions to Exemptions CEQA Section 15300.2 -Exceptions Planning staff evaluated all the potential exceptions to the use of Categorical Exemptions for the proposed project (in accordance with CEQA Guidelines Section 15300.2) and determined that none of these exceptions apply as explained below: a. Location. "Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located -a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies." Response -The location exception is not applicable to Class 32 Exemptions for In-Fill Development Projects. b. Cumulative Impact -"All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant." Response -There is no evidence to conclude that significant impacts will occur based on past project approvals or that the proposed Project's impacts are cumulatively considerable when evaluating any cumulative impacts associated with construction air quality, noise, transportation, or water quality in the area surrounding the proposed Project. The Project, and all future projects, will be required to comply with all applicable local, regional, and state laws, regulations, and guidelines, and as described above, any potential impact cause by the Project's construction and operation would continue to be less than significant and would not contribute significantly to regional cumulative impact in the broader project region. Therefore, this exception does not apply. c. Significant Effect -"A categorical exemption shall not be used for any activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances." Response-The Project proposes a multifamily residential project in an area zoned and designated for such development. The surrounding area is developed with a mixture of residential and commercial uses; as such, the proposed Project is not unusual in character for the area. The Project site is 0.532 acres and would result in a net increase of 52 vehicular trips with the proposed twelve residential units and removal of two existing units. As described above, the proposed Project has been studied for its potential to cause environmental impacts in a variety of categories, including air quality, noise, traffic, and water quality. No significant effects were identified in those categories. As indicated above, the Project would not result in impacts to biological resources as none exist on the Project site or surrounding area. Also, the Project site is not located in or near a state responsibility area or lands classified as very high fire hazard severity zones by CALFIRE. The Project is located with a X Flood Zone as designated by the Federal Emergency Management Agency. This designation Nov. 6, 2024 Item #2 58 of 99 indicates that the Project area is subject to inundation by a 0.2-percent-annual-chance flood event; and the area is subject to 1-percent-annual-chance of flood with average depth less than one foot or with drainage areas of less than one square mile. This zone designation, and its implications, does not represent an unusual circumstance. There is no substantial evidence that this Project will cause a significant impact. The Project site has been designated for residential and commercial development by the City of Carlsbad General Plan and is consistent with the policies and regulations contained in the Village and Barrio Master Plan. The circumstances of the Project, which involve redevelopment of an underutilized residential lot in an infill location near transit with new multifamily residential buildings, are no different than the general circumstances of other projects covered by this exemption classification, within the Master Plan area or elsewhere in the city where this exemption may be applied appropriately. There are no distinguishing features of the Project that give rise to the reasonable possibility that the Project's size, density and intensity, bulk and mass, and use will impact the environment as compared to other projects. Thus, there are no unusual circumstances which may lead to a significant effect on the environment, and this exception does not apply. d. Scenic Highway-"A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR." Response -Tyler Street is not considered a historical and scenic corridor throughout Carlsbad, is not a highway officially designated as a State Scenic Highway, nor is it visible from a Carlsbad historical or scenic corridor or State Scenic Highway. The project site is also surrounded by urban uses on all sides, including residential to the east, automotive repair to the north and east, an auto storage yard to the west, and a public storage facility to the south. Therefore, with the variety of uses, implementation of the Project will result in similar visual conditions compared with a no project scenario. e. Hazardous Waste Site -"A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code." Response -A review of available records did not identify any sites which are included on any list compiled pursuant to Section 65962.5 of the Government Code. f. Historical Resources -"A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource." Response -A Historical Analysis (Exhibit 4), dated April 2024, was prepared by South Environmental LLC to determine if the Project would impact any historical resources pursuant to CEQA. The report concluded that none of the buildings on the Project site are listed or eligible to be listed in any national, state, or local landmark or historic district programs. As such, development of the Project would not cause a substantial adverse change in the significance of a historical resource, and this exception does not apply. Carlsbad Municipal Code Section 19.04.070(6) -Exceptions Exceptions. Even though a project may otherwise be eligible for an exemption, no exemption shall apply in the following circumstances: Nov. 6, 2024 Item #2 59 of 99 1. Grading and clearing activities affecting sensitive plant or animal habitats, which disturb, fragment or remove such areas as defined by either the California Endangered Species Act (Fish and Game Code Sections 2050 et seq.), or the Federal Endangered Species Act (16 U.S.C. Section 15131 et seq.); sensitive, rare, candidate species of special concern; endangered or threatened biological species or their habitat (specifically including sage scrub habitat for the California Gnatcatcher); or archaeological or cultural resources from either historic or prehistoric periods; Or 2. Parcel maps, plot plans and all discretionary development projects otherwise exempt but which affect sensitive, threatened, or endangered biological species or their habitat (as defined above), archaeological or cultural resources from either historic or prehistoric periods, wetlands, stream courses designated on U.S. Geological Survey maps, hazardous materials, unstable soils, or other factors requiring special review, on all or a portion of the site. (Ord . NS-593, 2001) Response -The Project site is located in a developed part of the city and is surrounded by urban uses. The Project site, while only containing three existing buildings covering a small percentage of the site, contains only non-natives and ornamental vegetation with no value as habitat for endangered, rare, or threatened species. Furthermore, the site is not within mapped areas of potential critical habitat as depicted in the City's General Plan1. A Historical Resources Report (Exhibit 4), prepared by South Environmental LLC, concluded that none of the buildings on the Project site are listed or eligible to be listed in any national, state, or local landmark or historic district programs. Furthermore, the li.kelihood that intact archaeological or cultural resources exist on the Project site is low due to previous site disturbance. Nonetheless, the Project will be conditioned to require archaeological monitoring of ground-disturbing activities during Project construction in compliance with standard City regulatory procedures outlined in the Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines (City of Carlsbad 2017). Therefore, earth- moving activities associated with the Project would not affect archaeological or cultural resources from either historic or prehistoric periods. Hazardous materials, unstable soils or other factors requiring special review do not apply or are not found within this project location. Lead Agency Contact Person: Edward Valenzuela Telephone: 442-339-2624 fi0_,~ ERIC LARDY, City Planner 1 City of Carlsbad. 2015 City of Carlsbad General Plan -Open Space, Conservation, and Recreation Element. Adopted September 2015. https://www.carlsbadca.gov/home/showpu blisheddocu ment/3424/63 7 434861099030000 LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 7 This is a list of acronyms and abbreviations (in alphabetical order) that are commonly used in staff reports. Acronym Description Acronym Description APA American Planning Association LCPA Local Coastal Program Amendment APN Assessor Parcel Number LOS Level of Service AQMD Air Quality Management District MND Mitigated Negative Declaration BMP Best Management Practice NCTD North County Transit District CALTRANS California Department of Transportation ND Negative Declaration CC City Council PC Planning Commission CCR Conditions, Covenants and Restrictions PDP Planned Development Permit CEQA California Environmental Quality Act PEIR Program Environmental Impact Report CFD Community Facilities District PUD Planned Unit Development CIP Capital Improvement Program ROW Right of Way COA Conditions of Approval RWQCB Regional Water Quality Control Board CofO Certificate of Occupancy SANDAG San Diego Association of Governments CT Tentative Parcel Map SDP Site Development Permit CUP Conditional Use Permit SP Specific Plan DIF Development Impact Fee SWPPP Storm Water Pollution Prevention Program DISTRICT City Council Member District Number TM Tentative Map EIR Environmental Impact Report ZC Zone Change EIS Environmental Impact Statement (federal) EPA Environmental Protection Agency FEMA Federal Emergency Management Agency GP General Plan GPA General Plan Amendment GIS Geographic Information Systems HCA Housing Crisis Act 2019 IS Initial Study Nov. 6, 2024 Item #2 60 of 99 Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov Inclusionary Housing Program IB-157 When housing prices spiked in the 1990s, many cities looked for ways to help make housing more affordable. One such tool that many jurisdictions implemented was INCLUSIONARY HOUSING REGULATIONS. Under these laws, developers are required to set aside a certain number of units within their residential development project and make them affordable to lower income households. As part of their inclusionary housing program, many cities also included provisions that allow developers to deviate from the strict adherence of the policy, so long as it is found that the alternative means of compliance meets the intent of the jurisdiction’s inclusionary housing policies, and is consistent with the housing affordability and fair housing choice goals specified in its long-range housing plan. This info-bulletin provides an overview of Carlsbad’s Inclusionary Housing Program and describes how it helps address affordable housing needs while advancing equitable development goals consistent with the city’s adopted Housing Element. NEED FOR LOCAL INCLUSIONARY HOUSING The state faces a serious housing problem that not only threatens its economic security, the lack of access to affordable housing can have a direct impact upon the health, safety, diversity, and welfare of Carlsbad residents. To retain a healthy livable environment and meet state mandated housing goals, more needs to be done to accommodate locally available and affordable housing stock. To help address this need, the city’s inclusionary housing ordinance, originally adopted in 1993, established the legal basis for requiring affordable (inclusionary) housing units in new residential development in the city. The law applies to all proposed development projects that include residential units and requires that a minimum of 15% of the units within a project be affordable to lower- income households. Since its implementation, the inclusionary housing ordinance has proven to be extremely effective. From 1995 to 2020, the city produced 19,026 housing units, of which roughly 13% were made affordable through this program. And it is anticipated that the city will generate over 500 additional affordable units over the next eight- year period. HOUSEHOLD INCOME & AFFORDABILITY We hear this a lot --- How do we make housing more affordable? The term “affordable housing” can be used to describe housing that receives some form of subsidy/restriction that forcibly keeps rents and mortgages low. It can also mean housing that’s naturally affordable simply because of market supply and demand. In order to make a meaningful difference in providing affordable housing, the solution should not be looked at as an “either-or” approach between privately produced housing and subsidized housing…it requires both. To help understand what qualifies as affordable, the U.S. Department of Housing and Urban Development (HUD) establishes income ranges for different household types, which they have grouped into five “income categories:” extremely low, very low, low, moderate and above- moderate household income. The household income for each of these categories is based on a percentage of the region’s Area Median Income or AMI. Carlsbad falls within the San Diego County region, which has an AMI of $95,100 (2021) per year for a four-person household. In comparison, the city’s actual median income is closer to $108,000, but under state law the city must use the county AMI. To help illustrate, the table below shows the income levels for a family of four. Exhibit 8 Nov. 6, 2024 Item #2 61 of 99 {city of Carlsbad Informational Bulletin 'F SALE Page 2 of 6 Inclusionary Housing Program IB-157 (March 2022) Income Category % of AMI Household Income1,2 Extremely Low <30% <$28,500 Very Low 30 - 50% $28,500 - $47,600 Low 51 - 80% $47,600 - $76,000 Moderate 81 - 120% $77,000 - $114,100 Above Moderate >120%>114,100 1 AMI as of April 2021 was $95,100 for family of four; 2 Figures rounded. For housing costs to be considered affordable, a family’s monthly rent/mortgage payment should not exceed 30% of the gross annual household income of any given income category. So, a low-income family of four with a gross annual income of $55,000 should pay no more than $1,375 per month for housing. For a rental unit, total housing costs include the monthly rent payment as well as consideration for a utility allowance. With for-sale units, total housing costs include the mortgage payment, homeowner association dues, property taxes, mortgage insurance and any other related assessments. To learn more about HCD and housing, please see our Info-Bulletin: Carlsbad Housing Plan (IB-137). INCLUSIONARY HOUSING REQUIREMENTS The city’s Inclusionary Housing Ordinance (CMC §21.85) was passed by the City Council in 1993, and established the legal basis for requiring inclusionary housing in new residential development in the city. The following provides a summary of key standards required under the ordinance for new residential development in the city. Number of units required •All residential development projects proposing seven or more housing units are required to provide at least 15% of the total units (including density bonus units) to be restricted for low-income households. For projects proposing six or fewer units, refer to Alternative #1 under the “Alternative Means of Compliance” section of this info-bulletin. •Inclusionary unit requirements apply to all residential development projects (rental or for-sale product), including mixed-use projects. •When calculating, fractional units ≥0.5 must be rounded up to the next whole number. Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit residential development by reserving 15% of the units for low- income households, or 17 units (112 X 0.15 = 16.8, rounded up to 17). The remaining 95 units (112 units minus 17) may be sold at market rate. Duration units protected •Inclusionary rental units shall remain restricted and affordable to the designated income group for not less than 55 years. •Inclusionary for-sale units shall remain restricted and affordable to the designated income group for not less than 30 years. Development standards •Inclusionary units should be located throughout the development rather than clustered in one area. •The inclusionary units must be indistinguishable from the market-rate units in the development, at least outwardly. •The inclusionary units must be constructed prior to or concurrent with development of the market-rate units, and prior to final building permit approval of the market-rate units. •Residents of the inclusionary units must have access to the same amenities – such as pool, fitness center and parking – as residents of the market-rate units. •The inclusionary units must include a similar mix and number of bedrooms as the market-rate units. •When ten or more inclusionary units are required, at least ten percent of those required units must provide at least three bedrooms. •To the extent possible, projects using for-sale units to satisfy inclusionary requirements shall be designed to be compatible with conventional mortgage financing programs. Nov. 6, 2024 Item #2 62 of 99 Inclusionary Housing Program IB-157 (March 2022) Page 3 of 6 ALTERNATIVE MEANS OF COMPLIANCE The city understands that various constraints may frustrate a developer’s ability to meet the strict letter of the city’s inclusionary housing regulations. As such, the ordinance allows for the City Council to authorize “alternative means of compliance” when it is found that the alternative meets the intent of the city’s Inclusionary Housing Ordinance (CMC §21.85) and the goals and policies of the city’s 2021-2029 Housing Element. Council Policy Statement No. 57 (Policy 57) lists those alternatives that have been found to meet the intent of the city inclusionary code and help address its affordable housing needs. These alternative means of compliance are summarized in the sections below, but please refer to Policy 57 for the specific requirements. Alternative #1: Payment of in-lieu fee Rather than constructing the inclusionary unit as part of the development project, applicants proposing ≤six units may instead pay a fee. •$8,529 for a new single-family detached home •$15 per square foot of net building area for each proposed market-rate unit. The rates above are effective 2022. Please check the city’s Fee Schedule for the most current rates. “Net building area” means the aggregate gross floor area of all the unrestricted dwelling units within a development, excluding areas outside the dwelling unit’s habitable space such as garages, carports, parking areas, porches, patios, open space, and excluding common areas such as lobbies, common hallways, stairways, elevators and equipment spaces. Collected in-lieu fees are deposited into the city’s Housing Trust Fund, and applied towards the furthering of the city’s affordable housing needs pursuant to Council Policy Statement No. 90 (Policy 90). Alternative #2: Varying housing affordability In addition to providing more housing available for low income families, the city also recognizes a need to increase housing stock for other targeted and needed housing affordability levels such as moderate, very low- and extremely low-income households. As such, so long as the total average gross income restriction for the required inclusionary units does not exceed 80% of the AMI, the makeup of the inclusionary units can be comprised on any combination of income categories. Alternative #3: Increases in residential density While not specific to the city’s inclusionary housing ordinance, sometimes there is a request from a property owner to increase their residential density above what is authorized under the city’s current land use plans. In exchange for the increased density, the city will require that any future development on the site meet the following additional inclusionary housing requirements. •At least 20% of the total residential units are restricted for low-income households; or, •A least 15% of the total residential units are restricted for low-income households and an additional 10% are restricted for moderate-income households; or, •At least 15% of the total residential units are restricted for very low-income households. Nov. 6, 2024 Item #2 63 of 99 Page 4 of 6 Inclusionary Housing Program IB-157 (March 2022) This has been applied to properties that received an increase in residential density as part of the 2015 General Plan update and the 2021-29 Housing Element. Alternative #4: Reduction credit Residential development (for-sale or rental product) can reduce its inclusionary housing obligations from 15% to 12.5%, under the following conditions. •All affordable units must be made available to very low- or extremely low-income households. •Affordable units are located on the same site as the market-rate units. •No financial assistance from the city is provided. • Example: “A 78-unit residential development is proposed, which requires that 15% of the units be reserved for low-income (12 units). If the developer voluntarily agrees to make inclusionary units available to very low-income households, then the developer may receive an incentive reduction credit. Under this scenario, 10 units in a 78-unit development projects equates to 12.8%, which meets the minimum inclusionary housing requirement. Alternative #5: Use of accessory dwelling units Pursuant to CMC §21.85.070.B, construction of up to 15 accessory dwelling units (ADU) can be used to satisfy inclusionary housing requirements. Refer to our info- bulletin on ADUs (IB-111) for additional information. The standards below provide additional specifications for when this allowance can be used. •The project proposes ≥200 residential detached dwelling units. •The ADU may be an attached or detached product type (Junior ADU prohibited) . •The ADUs shall have an affordability term (≤80% AMI with rents ≤70% AMI) of at least 30 years. Notwithstanding the above, for projects proposing ≤six units, the in-lieu fee may be waived if a detached or attached ADU or Junior ADU is constructed concurrent with construction of the market-rate unit, deed restricted for low-income households for 30-years, and occupied by income-qualified families. Alternative #6: Off-site construction Circumstances may arise in which the public interest would be better served by allowing some or all of the required inclusionary units to be developed at an alternative site. This is referred to as a “Combined Inclusionary Housing Project” or “Combined Project.” To qualify, the following requirements must be met. •The inclusionary calculation requirements shall be based on the total number of market-rate units to be provided, as opposed to the total number of residential units in the project. See example below. Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit project by building 15% of the units for low-income households off-site. This leaves 85% of the units for market rate, for a total residential unit count of 132 units (112 ÷ 0.85 = 131.8, rounded to 132). Using the total residential unit count, the number of inclusionary units required is 20 (132 X 0.15 = 19.8, rounded to 20). •The decision-making authority of the permit application may approve a Combined Project subject to the following findings. o The site has not or will not receive a density increase or density bonus. o Site conditions make it physically infeasible to accommodate the inclusionary units on-site. o Significant price and product type disparities make it financially infeasible to accommodate the inclusionary units on-site. o There is a documented lack of development capacity to deliver affordable housing on-site. o The off-site option provides greater financial feasibility/cost effectiveness than the on-site. o The off-site option provides better access to jobs, schools, transit, and services. o The off-site option supports housing goals and policies in the city’s Housing Element. Nov. 6, 2024 Item #2 64 of 99 Inclusionary Housing Program IB-157 (March 2022) Page 5 of 6 Notwithstanding, the City Council shall retain final permit approval authority, including approval of the Affordable Housing Agreement, on any Combined Project that requires financial assistance from the city. Alternative #7: Inclusionary housing credit bank For projects that build inclusionary units in excess of code requirements, and where the city is financially participating in the project, the city can sell those excess units in the form of credits to other developers to satisfy their inclusionary requirement. The proceeds from the credit sales are deposited into the city’s Housing Trust Fund and redistributed pursuant to Policy 90. •Bank Creation. The City Council may approve the creation of an inclusionary housing credit bank, subject to the following findings. o The inclusionary units are in excess of the minimum number of units required under the city’s Inclusionary Housing Ordinance; or o The inclusionary units are part of a 100% affordable housing project; and o The inclusionary units are constructed and received final inspection; and o The city financially contributed to the construction of the project. •Credit Purchase Eligibility. Projects proposing more than seven, but no more than 50 residential units are eligible to purchase credits. •Credit Price. The price for each inclusionary unit shall be determined by dividing the city’s financial contribution by the total number excess inclusionary units, subject to annual CPI adjustments. •Credit Bank. Applicants must pay the credit price of available credits from the oldest established inclusionary housing bank that is located within the same city quadrant in which the market-rate units are located, or if none available, sites which are contiguous to the quadrant in which the units are proposed. •Credit Purchase Ratio – The amount of credits to be purchased shall be based on the following. o 7 to 20 units: 1.0 credit/inclusionary unit o 21 to 35 units: 1.5 credits/inclusionary unit o 36 to 50 units: 2.0 credits/inclusionary unit •Credit Purchase Approval. The decision-making authority of the development project is authorized to approve credit purchases, so long as the findings below are met. Should a request to purchase credits occur after discretionary approval, the Community Development Director or the Housing & Homeless Services Director shall have the authority to approve credits, subject to the same findings. o The project site is located within the same Growth Management Plan quadrant that the housing credit is located, or if nonavailable, sites which are contiguous (share a common boarder) with the quadrant in which the units are proposed. o Sufficient housing credits available to purchase. •Credit Price Payment. Payment of credit purchases shall be due prior to recordation of the final map or issuance of a building permit, in situations where the project does not include a subdivision. If the project entitlements expire, credits will be made available to another eligible project(s). Nov. 6, 2024 Item #2 65 of 99 - FOR SALE Page 6 of 6 Inclusionary Housing Program IB-157 (March 2022) Alternatives not listed, but may be considered The City Council may approve other alternatives means of compliance not listed in Policy 57 when evidence is provided that the alternative helps achieve relevant Housing Element policies and goals and assists the city in meeting its state housing requirements. As part of the City Council’s consideration, the applicant must also show why compliance with current inclusionary housing regulations would be infeasible or present unreasonable hardship in light of such factors as project size, site constraints, market competition, price and product type disparity, available financial subsidies, and approved alternatives listed in Policy 57. AFFORDABLE HOUSING AGREEMENTS An Affordable Housing Agreement (AHA) is a legally binding agreement between the developer and the city to ensure that the inclusionary requirements of a residential development are satisfied. CMC §21.85.140 provides the specific requirements of the AHA, but the more significant components are listed below. •A project condition shall be added to projects subject to the inclusionary ordinance and Policy 57 requiring that an AHA be reviewed, approved, and recorded prior to Final Map or issuance of building permits, whichever is first. •Among other items, the AHA must include the number of required inclusionary units, the unit sizes, location, affordability tenure, required findings, terms and conditions of affordability and unit production schedule. •The AHA and all relevant terms and conditions shall be recorded against the entire development. •The AHA shall bind all future owners and successors in interest for the term of years specified therein. APPROVAL AUTHORITY The approval authority for the development project subject to these standards is as follows: •The decision-making authority for the underlying permit application(s) shall have the authority to approve projects found consistent with Policy 57. •Development projects that propose an alternative means of compliance that is not specifically provided for in the CMC or Policy 57 shall be considered by the Housing Commission for a recommendation to the City Council. •Approval authority of the AHA is as follows: o AHA that are consistent with CMC §21.85 and Policy 57 and do not request financial assistance from the city shall first be considered by the Affordable Housing Policy Team for a recommendation to the H&HS Director. o Affordable Housing Agreements that propose a deviation(s) to Policy 57 or request financial assistance shall first be considered by the Affordable Housing Policy Team and Housing Commission for a recommendation to the City Council, which has the authority to issue final approval of the alternative. YOUR OPTIONS FOR SERVICE To schedule an appointment or to learn more about this program, please contact the Planning Division at 442-339- 2600 or via email at Planning@carlsbadca.gov or the Housing & Homeless Services Department at 442-339- 4721 or via email at Housing@carlsbadca.gov. Nov. 6, 2024 Item #2 66 of 99 Exhibit 9 Nov. 6, 2024 Item #2 67 of 99 City Council POLICY STATEMENT Policy No. Date Issued 57 3-22-22 Resolution No. 2022-078 Subject: lnclusionary Housing Ordinance -Alternative Means of Compliance Purpose Carlsbad Municipal Code (CMC) §21.85.100, of the city's lnclusionary Housing Ordinance, sets forth the City Council's ability to make available certain allowances and provisions for development applications that would result in meeting the city's affordable housing needs. To assist in achieving this end, the City Council developed this policy to provide alternatives means of compliance for meeting the city's growing affordable housi ng needs. The provisions contained in Policy No. 57 (Off-site and Combined lnclusionary Housing Projects), Policy No. 58 (Sale of Affordable Housing Credits), and Policy No. 68 (lnclusionary Housing Incentive Credit Schedule) have been combined into this revised Policy No. 57. Policy Nos. 58 and 68 were then subsequently rescinded to have a single City Council Policy that administers the inclusionary housing program. Background The city's lnclusionary Housing Ordinance (CMC §21.85) was passed by the City Council in April 1993 and established the legal basis for requiring inclusionary housing in new residential development in the city. Under the program, al l residential developments are required to . comply with the code, projects with seven or more units are required to restrict 15 percent of the total number of homes as affordable to lower income households. This obligation is fulfilled through construction of rental or ownership units, or through other alternative means of compliance. Statement of policy It is the policy of the City Council that the following Alternative Means of Compliance satisfy the intent and requirements of CMC §21.85, 2021-2029 Housing Element Goals 10-G.2 and 10-G.4, and Housing Element Policies 10-P.13 and 10-P.35. 1. In-Lieu Fee Pursuant to CMC §21.85.110, developments proposing a total of six or fewer units may satisfy their affordable housing obligation through payment of inclusionary housing in-lieu fees. As an alternative for property owners who are constructing one single-family residence on a single lot, an Accessory Dwelling Unit (detached or attached} or Junior Accessory Dwelling Unit may be constructed concurrent with construction of the market- rate unit. The ADU or JADU must be deed restricted for occupancy by income and rent qualified low-income households for 30-years. 2. lnclusionary Affordability Requirement and Credit Adjustment Nov. 6, 2024 Item #2 68 of 99 City Council Policy Statement March 22, 2022 Page 2 CMC §21.85.030.B states that not less than 15% of the total units in a residential development of seven or more units shall be restricted to "lower-income households." Household income qualification is defined as 80% or below of the area median income for San Diego County. The affordability is set at the 70% income level for rental households and 80% for ownership units. To assist the city in providing housing at varying affordability levels (e.g., moderate, low-, very-and extremely low-income), developers shall have the following options for satisfying the inclusionary ordinance: a. At least 15% of the total units are restricted for low-income households (default requirement as defined in CMC §21.85.020); or, b. At least 15% of the total units are restricted at any combination of income categories (e.g., moderate, low, very low, and/or extremely low-income) as long as the total average gross income restriction does not exceed 80% of the area median income for San Diego County as determined annually by the U.S. Department of Housing and Urban Development (affordable housing levels are defined in CMC §21.85.020); or, c. A residential development can receive an incentive credit of 1.2 per inclusionary unit, thereby reducing the inclusionary housing requirement from 15% to 12.5% 1, under the following conditions. 1. All affordable units must be made available to very low or extremely low- income households, or combination thereof. 2. The units are located on the same site as the market-rate units. 3. No financial assistance from the city is required. 3. Use of Accessory Dwelling Units Pursuant to CMC §21.85.070.B, an applicant may construct up to 15 accessory dwelling units (ADU) to satisfy their inclusionary requirements. The standards below provide additional specifications for when this allowance can be used. a. The project proposes 200 or more residential detached units; and, b. The ADUs are an attached or detached housing product type; and, c. The ADU shall have an affordability term (low-income) of at least 30 years; and, 1 Example. An applicant proposes a 78-unit residential development, which requires th<'lt 15% of the units be reserved for low- income (12 inclusionary units). If the above standards are applied, the inclusionary units can be adjusted by 1.2, thereby reducing the total number of affordable units from 12 to 10 (12 divided by 1.2 equals 10). Under this scenario, 10 units in a 78- unit development projects equates to 12.8%, which meets the minimum inclusionary housing requirement of 12.5%. Nov. 6, 2024 Item #2 69 of 99 City Council Policy Statement March 22, 2022 Page 3 d. The property owner shall be required to income qualify the tenant under 80% of the area median income for San Diego County and restrict rents to not exceed the affordable rent for 70% of the area median income for the unit size. Refer to Section 1 of this policy on the use of an ADU to satisfy inclusionary requirements on a single lot to be developed with one single-family residence. 4. Combined lnclusionary Housing (Off-Site Compliance) Circumstances may arise in which the public interest would be better served by allowing some or all inclusionary units associated with a proposed residential development project to be produced and operated at an alternate off-site(s) location. This alternative is described as a "Combined lnclusionary Housing Project" or "Combined Project." a. lnclusionary Housing Calculation The inclusionary housing calculation requirement shall be based on 15% of the total number of market-rate units to be provided on-site and the inclusionary/affordable units to be provided off-site.2 b. Required Findings Consistent with CMC §21.85.080.B, the City Council delegates approval authority of any proposed Combined Projects to the decision-making authority of the proposed development project so long as the findings below are met. Notwithstanding, the City Council shall retain final approval authority of the Affordable Housing Agreement on any Combined Project that requires financial assistance from the city. The findings below shall be included as part of the Affordable Housing Agreement decision documents. 1. The site has not or will not receive a density increase or density bonus to increase the number of total residential units permitted on the master development site. 2. Site conditions make it physically infeasible to accommodate the inclusionary units on-site. 3. Significant price and product type disparities make it financially infeasible to accommodate the inclusionary units on-site. 2 Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit project by building 15% of the total units for low-income households off-site. If the 112 units are to remain as the total market-rate units on the site, the total number of residential units needs to be recalculated before calculating the required number of inclusionary units to be provided off-site. If 85% of the total units for market rate are now 112 units then the "total residential unit count" is recalculated and becomes 132 units (112 7 0.85 = 131.8, rounded up to 132). Using the new total residential unit count of 132 units the total number of indusionary units required for this project becomes 20 units (132 X 0.15 = 19.8, rounded to 20), which results in an off-site inclusionary housing compliance requirement of 17.9% for this project (20 + 112 = 17.85%). Nov. 6, 2024 Item #2 70 of 99 City Council Policy Statement March 22, 2022 Page4 4. There is a documented lack of development capacity to deliver affordable housing on-site. 5. The off-site option provides greater financial feasibility and cost effectiveness _ than the on-site alternative. 6. The off-site option provides better access to jobs, schools, transit, and services. 7. The off-site option supports affordable housing goals and policies as expressed in the city's Housing Element. 5. lnclusionary Housing Credit Purchase Program In certain circumstances, it may be in the city's best interest to financially invest in projects or ventures that further increase the availability and overall number of affordable housing units in the city. Pursuant to §21.85.090, inclusionary units created which exceed the final requirement for a project may, subject to City Council approval in the affordable housing agreement, be utilized by a developer to satisfy other inclusionary requirements for which it is obligated or market the units to other developers as a combined project subject to the requirements of Section 21.85.080. a. Affordable Housing Credit Bank -Establishment 1. Bank Establishment Consistent with §21.85.090, this policy authorizes the establishment of an affordable housing credit bank where affordable units that are constructed in excess of inclusionary requirements can be purchased from the city by qualifying developers to satisfy their re-spective Jnclusionary housing requirements. The City Council shall approve the creation of an affordable housing credit bank, subject to the following findings. i. The affordable units intended for purchase are in excess of the minimum number of units required under the city's lnclusionary Housing Ordinance; or ii. The affordable units intended for purchase are part of a 100% affordable housing project; and iii. The affordable excess units are constructed and received final inspection; and iv. The city financially contributed to the construction of the affordable housing project that the affordable excess units are a part. This policy does not authorize a developer to sell excess affordable units that Nov. 6, 2024 Item #2 71 of 99 City Council Policy Statement March 22, 2022 Page 5 are constructed without city financial assistance. However, developers may pursue approval for such an action, consistent with CMC §21.85.090 and Section 6 of this policy. 2. Credit Pricing The price for each unit (credit) shall be determined by dividing the "local financial contribution" by the total number of affordable units that are in excess of inclusionary requirements. The local (city's) financial contribution shall consist of all city financial assistance . provided to the project (e.g., loans, expenditures, hard/soft costs, and accrued interest), The credit price shall be adjusted annually by the Consumer Price Index (CPI) and set by the City Council as part of their annual approval of the Master Fee Schedule. b. Affordable Housing Credit Bank-Administration 1. Project Eligibility Projects proposing more than seven, but no more than 50 residential units are eligible to purchase affordable housing credits to satisfy their inclusionary housing requirements. Projects greater than 50 residential units may pursue approval of eligibility to purchase affordable housing credits consistent with CMC §21.85.070 and Section 6 of this policy. 2. Credit Purchase Ratio The amount of credits to be purchased shall be based on the following scale. i. 7 to 20 units -1.0 credit for each required inclusionary unit ii. 21 to 35 units -1.5 credits for each required inclusionary unit iii. 36 to 50 units -2.0 credits for each required inclusionary unit 3. Credit Purchase Findings Authority to approve a credit purchase from an established affordable - housing credit bank shall be given to the decision-making authority of the proposed development permit, so long as the findings below are met. Should a request to purchase credits occur after discretionary approval, the Community Development Director and the Housing & Homeless Services Director shall have the authority to approve credits, subject to the findings below. If the findings can be made, the Community Development Director, or designee shall determine via a substantial compliance determination that the credit purchase satisfies the project condition to construct the inclusionary unit, without the need to process an amendment to the permit. Nov. 6, 2024 Item #2 72 of 99 City Council Policy Statement March 22, 2022 Page 6 i. The affordable housing credit bank project site is located in the same city quadrant in which the market-rate units are located, or is contiguous to the quadrant in which the market-rate units are proposed; and, ii. There are sufficient housing credits available to purchase. 4. Proximity to Bank CMC §21.85.080 states that the credit purchase must be from an affordable housing credit bank that is within the same city quadrant, or contiguous quadrant in which the proposed market-rate units are proposed. This policy shall clarify that "contiguous" includes quadrants that share a common border (e.g., the northeast and southwest quadrants are considered contiguous to the northwest quadrant because they share a common border). 5. Credit Payment Considering how credit pricing is established (Section S.a.2), it is anticipated that the credit purchase price will vary. As such, applicants must pay the credit price of available credits from the oldest affordable housing credit bank project that is located within the same city quadrant in which the market-rate units are located, or is contiguous to the quadrant in which the market-rate units are proposed. Funds from housing credit deposits/purchases shall be deposited to the Housing Trust Fund. i. Payment of housing credit purchases shall be due prior to recordation of the final map or issuance of a building permit, in situations where the project does not include a subdivision. ii. Payments shall be deposited to the Housing Trust Fund pursuant to Council Policy No. 90. iii. If the project entitlements or above-mentioned due dates expire, the credits will be made available to another project(s), subject to this process. 6. Other Alternative Means of Compliance not Specified The City Council may approve, pursuant to CMC §21.85.070, alternatives that are not authorized by this policy where the proposed alternative supports specific housing element policies and goals and assists the city in meeting its state housing requirements. Alternatives may include, but are not limited to, acquisition and rehabilitation of affordable units, conversion of existing market-rate units to affordable units, construction of special needs housing projects or programs (e.g., shelters, transitional housing), the Nov. 6, 2024 Item #2 73 of 99 City Council Policy Statement March 22, 2022 Page 7 construction of accessory dwelling units, or the purchase of housing credits for projects greater than 50 residential units. 7. Approval Authority Approval authority for development projects subject to this policy is as follows: a. The decision-making authority for the underlying permit application(s) shall have the authority to consider and approve projects found consistent with this policy; this includes consideration and approval of the findings for Combined lnclusionary Housing Projects (Section 5.b.3). b. Development projects that propose an alternative means of compliance that is not consistent with this policy shall be considered by the City Council, after review and recommendation of the Affordable Housing Policy Team and the Housing Commission. c. A project condition shall be added to all projects subject to this policy requiring that an Affordable Housing Agreement, consistent with §21.85.140, be reviewed, approved, and recorded prior to Final Map or issuance of building permits, whichever comes first. Approval authority of the Affordable Housing Agreement is as follows: 1. Affordable Housing Agreements that are consistent with §21.85 and this policy and do not request financial assistance from the city shall be considered for approval by the Housing and Homeless Services Director, after review and recommendation of the Affordable Housing Policy Team. 2. Affordable Housing Agreements that propose a deviation(s) to this policy or include a request for financial assistance shall be considered by the City Council, afterreview and recommendation of the Affordable Housing Policy Team and the Housing Commission. Related Policy a. Policy No. 90 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S TYLER STREET HOMES RESIDENTIAL DEVELOPMENT 3215 TYLER STREET CARLSBAD, CALIFORNIA Exhibit 10 Nov. 6, 2024 Item #2 74 of 99 VICINITY MAP CLIMATE ACTION PLAN (CAP) A: CONSISTENT WITH GENERAL PLAN LAND USE AND ZONING 2A. PHOTOVOLTAIC SYSTEMS TOTAL SYSTEM SIZE: 3A. WATER HEATING HEAT PUMP WATER HEATER MEETING NEEA TIER 3 OR HIGHER 4B. ELECTRIC VEHICLE CHARGING READY: INSTALLED \. YES YES 29.14KWDC YES YES YES 6 0 CODES 2022 CALIFORNIA BUILDING CODE 2022 CALIFORNIA FIRE CODE 2022 CALIFORNIA PLUMBING CODE "q~ 2022 CALIFORNIA MECHANICAL CODE q 2022 CALIFORNIA ELECTRICAL CODE 2022 CALIFORNIA ENERGY CODE 2022 CALIFORNIA EXISTING BUILDING CODE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE LEGAL DESCRIPTION LOT 5 INDUSTRIAL TRACT. IN THE CITY OF CARLSBAD. COUNTY OF SAN DIEGO, STATE OF CALIFORNIA AS PER MAP THEREOF NO. 1743, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUITTY. JANUARY 3. 1923 UTILITY/ SERVICE PROVIDERS SEWER DISTRICT: WATER DISTRICT: GAS: ELECTRIC: TELCO SCHOOL DISTRICT: FIRE PROTECTION DISTRICT: CATV: DRAINAGE BASIN: ADT ANALYSIS CARLSBAD WASTEWATER DIVISION CARLSBAD MUNICIPAL WATER DISTRICT SDGE SDGE AT&T TRIP GENERATION RATES CARLSBAD UNIFIED CARLSBAD FIRE TIME WARNER CABLE AGUA HEDIONDA/LOS MANOS I AM PEAK I PM PEAK LAND USE I WEEKDAYDAILY I %ADT I IN:OUTRATIO I %ADT I IN:OUTRATIO RESIDENTIAL APARTMENT I 6 TRIPSJ 1 D.U I 8% I 0.20: 0.80 I 9% I 0.70: 0.30 SINGLE FAMILY DETACHED I 10TRIPS/1D.U. I 8% I 0.30:0.70 I 10% I 0.70:0.30 TRIP GENERATION CALCULATIONS LAND USE I AMOUNT I ADT : IN EXISTING USE RESIDENTIAL SFR I 2D.U. I 20 I 1 PROPOSED USE RESIDENTIAL APARTMENT I 12D.U. I 12 I 1 TOTAL ADDED ADfS I I 52 I 0 NOTE: KSF= 1,000 SQ. FT. PLUMBING CALCULATIONS PROPOSED WATER USAGE RESIDENTIAL (EXISTING): RESIDENTIAL (PROPOSED): NET INCREASE: PROPOSED SEWER USAGE AM PEAK I PM PEAK I OUT I TOTAL I IN I OUT I TOTAL I 2 I I 5 I I 3 I 3 I 2 I 1 I 3 6 I 4 I 2 I 6 3 I 2 I 1 I 3 185 GPO X 2 UNITS= 370 GPD 185GPD X 12 UNITS= 2220 GPO 1850GPD RESIDENTIAL (EXISTING): RESIDENTIAL (PROPOSED): NET INCREASE: (EDU)= 200 GAL/DAY X 2 DUX (.8 EDU PER/DU)= 320 GAL'DAY (EDU),. 200 GALJDAY X 12 DUX (.8 EDU PER/DU) .. 1920 GAL'DAY 1600GAL'DAY PARKING ANALYSIS TOTAL SPACES REQUIRED MULTI-FAMILY DWELLINGS PARKING PROVIDED PRIVATE GARAGE: TOTAL SPACES PROVIDED: OPEN SPACE TOTAL PROPERTY OPEN SPACE REQUIRED: LOT SIZE PROPERTY OPEN SPACE PROVIDED PUBLIC AND PRIVATE GRADE LEVEL: PRIVATE BALCONY AREA (TOTAL ALL UNITS) TOTAL TOTAL PROPERTY OPEN SPACE PROVIDED: (1.5 SPACES X 12 RESIDENCES) 18 SP (2 CAR GARAGE X 12 RESIDENCES) 24 SP 24SPACES 10% OF PROPERTY 23,187S.F 7,510S.F 2,435S.F 9,9448.F 9,944 S.F. /23,187 S.F. = 42.9% DEVELOPMENT ANALYSIS LOT AREA: EXISTING RESIDENTIAL LOT: ADDITIONAL WESTERN LOT AREA TOTAL LOT AREA: RESIDENTIAL UNITS: EXISTING (TO BE REMOVED): PROPOSED CONDOMINIUMS: DWELLING UNIT DENSITY: ALLOWABLE DENSITY: PROPOSED DENSITY: LOT COVERAGE: LOT COVERAGE: LANDSCAPE COVERAGE: NEW LANDSCAPE AREA: TREE CANOPY OVER HARDSCAPE AREA: TREE CANOPY OVER LANDSCAPE AREA: BUILDING AREAS: BUI.DING TYPE A& B (UNITS 1 -3 & 7-9) 2 TOTAL BUILDINGS: UNITS 1 & 7 1STFLOOR: CONDITIONED AREA: GARAGE: OVERHANGING ELEMENTS: 2ND FLOOR CONDITIONED AREA: 3RD FLOOR CONDITIONED AREA: TOTAL UNIT FLOOR AREA (CONDITIONED): UNITS2&8 1STFLOOR: CONDITIONED AREA: GARAGE: OVERHANGING ELEMENTS: 2ND FLOOR CONDITIONED AREA: 3RD FLOOR CONDITIONED AREA: TOTAL UNIT FLOOR AREA (CONDITIONED): UNITS3&9 1STFLOOR: CONDITIONED AREA: GARAGE: OVERHANGING ELEMENTS: 2ND FLOOR CONDITIONED AREA: 3RD FLOOR CONDITIONED AREA: TOTAL UNIT FLOOR AREA (CONDITIONED): TOTAL BUILDING FLOOR AREA (CONDITIONED~ TOTAL BUILDING FOOTPRINT AREA (INCLUDING GARAGE) TOTAL BLDG. COVERAGE (INCLUDING OVERHANGS) 22,768SQ. FT./ .522AC. 419SQ. FT./ .009AC. 23,187 SQ. FT./ .532AC. 2UNITS 12UNITS 0.532ACX23 D.U. / AC (MAX.)= 12.24 UNITS 12 D.U. I 0.532 D.U./AC = 22.55 D.U. / AC 13,156 S.F.123,187 S.F. = 56.7% 3,146 S.F.123,187 S.F. = 13.6% 10% 20% 421 S.F. 496S.F. 338S.F. 870S.F. 994S.F. 2,285S.F. 400S.F. 503S.F. 189S.F. 851 S.F. 1,004S.F. 2,255S.F. 390S.F. 486S.F. 200S.F. 817S.F. 969S.F. 2,176S.F. 6,716 S.F. PER BLDG. (2 BULDINGS) 2,696 S.F. PER BLDG. (2 BUILDINGS) 3,287 S.F. PER BLDG. (2 BUILDINGS) BUILDING TYPE C&D (UNITS 4-6 & 10-12)2 TOTAL BUILDINGS: UNITS4 & 10 1STFLOOR: CONDITIONED AREA: GARAGE: OVERHANGING ELEMENTS: 2ND FLOOR CONDITIONED AREA: 3RD FLOOR CONDITIONED AREA: TOTAL UNIT FLOOR AREA (CONDITIONED): UNITS5& 11 1STFLOOR: CONDITIONED AREA: GARAGE: OVERHANGING ELEMENTS: 2ND FLOOR CONDITIONED AREA: 3RD FLOOR CONDITIONED AREA: TOTAL UNIT FLOOR AREA (CONDITIONED): UNITS6&12 1STFLOOR: CONDITIONED AREA: GARAGE: OVERHANGING ELEMENTS: 2ND FLOOR CONDITIONED AREA: 3RD FLOOR CONDITIONED AREA: TOTAL UNIT FLOOR AREA (CONDITIONED): TOTAL BUILDING FLOOR AREA (CONDITIONED): TOTAL BUILDING FOOTPRINT AREA (INCLUDING GARAGE) TOTAL BLDG. COVERAGE (INCLUDING OVERHANGS) 390S.F. 486S.F. 1778.F. 861 S.F. 969S.F. 2,220S.F. 447S.F. 498S.F. 146S.F. 851 S.F. 1,004S.F. 2,302S.F. 390S.F. 486S.F. 200S.F. 817S.F. 969S.F. 2,176S.F. 6,698 S.F. PER BLDG. (2 BUILDINGS) 2,697 S.F. PER BLDG. (2 BUILDINGS) 3,233 S.F. PER BLDG. (2 BUILDINGS) PROJECT DIRECTORY OWNER: TYLER STREET DEV, LLC LANDSCAPE CONTACT: KIRK MOELLER ARCHITECT: 2888 LOKER AVENUE EAST, STE 220 CARLSBAD, CALIFORNIA92010 T: 76~14-8128 k:irk@kmardiilectsinc.com DEVELOPER: KMJ REAL ESTATE CONTACT: KIRK MOELLER 2888 LOKER AVENUE EAST, STE 220 CARLSBAD, CALIFORNIA92010 T: 76~14-8128 k:irk@kmardiitectsinc.com CIVIL: PASCO LARET SUITER & ASSOCIATES (PLSA) CONTACT: TYLER LAWSON 535NHIGHWAY101 STEA ARCHITECT: SOLANA BEACH, CALIFORNIA 92075 T:858-259-8212 Uawson@pslaengineering.com KIRK MOELLER ARCHITECTS, INC CONTACT: KIRKMOELLER 2888 LOKER AVENUE EAST, STE 220 CARLSBAD, CALIFORNIA 92010 T: 760-814-8128 kirk@kmarchitectsinc.com SCOPE OF WORK/ PROJECT DESCRIPTION DAEDALUS DESIGN GROUP CONTACT: JEFF SMITH 2725 JEFFERSON ST, STE 158 CARLSBAD, CA 92010 T: 760-720-4337 MINOR RESIDENTIAL SUBDIVISION TO CREATE TWELVE (12)AIRSPACE CONDOMINIUM UNITS THROUGH TI-IE CONSTRUCTION OF (3) TI-lREE-STORY, 35-FOOT-TALL TRIPLEX BUILDINGS. SITE IMPROVEMENTS CONSIST OF A RECIPROCAL DRIVEWAY WITH ADEQUATE ON-SITE PARKING DEDICATED TO EACH RESIDENCE. ALL EXISTING IMPROVEMENTS ARE TO BE DEMOLISHED INCLUDING THE EXISTING TWO DWELLING UNITS AND GARAGE. NOTE: BOTH EXISITNG RESIDENTIAL UNITS ARE UNOCCUPIED AND ARE NOT 'PROTECTED UNITS' CT2024 -0001, SDP 2024-0008 INCLUSIONARY HOUSING TOTAL INCLUSIONARY HOUSING UNITS REQUIRED= 12 X. 15 = 1.8 ROUNDED UP TO 2 PROJECT PROPOSES TO PURCHASE 2 AFFORDABLE UNIT CREDITS TO SATISFY THE 15% INCLUSIONARY HOUSING CITY REQUIREMENT. PROJECT INFORMATION ASSESSORS PARCEL NUMBER: ADDRESS: STORIES: HEIGHT (MAXIMUM): GENERAL PLAN: ZONING: COAST Al ZONE: SETBACKS: BUILDING CODE ANALYSIS TYPE OF CONSTRUCTION: OCCUPANCY: OCCUPANT LOAD: DESCRIPTION OF USE: EXISTING USE: FULLY SPRINKLERED: FIRE ALARM: STANDPIPES: STORIES: HEIGHT: ALLOWABLE FLOOR: PRIVATE RECREATION SPACE CALCULATIONS 60 S.F. MIN, PRrJATE REC. SPACE REQ. PER UNIT AREAS: UNITS 1, 3, 6, 7, 9 & 12: 2ND FLOOR DECK AREA (MIN. 6' DIMENSION): 3RD FLOOR DECK AREA (MIN. 6' DIMENSION): TOTAL PRIVATE RECREATION AREA EACH UNIT: UNITS2,5,8&11: 2ND FLOOR DECK AREA (MIN. 6' DIMENSION): 3RD FLOOR DECK AREA (MIN. 6' DIMENSION): TOTAL PRIVATE RECREATION AREA EACH UNIT: UNITS4&10: 2ND FLOOR DECK AREA (MIN. 6' DIMENSION): 3RD FLOOR DECK AREA (MIN. 6' DIMENSION): TOTAL PRIVATE RECREATION AREA EACH UNIT: RESIDENTIAL COMMON OPEN SPACE REQUIRED FOR PROJECTS WITH MORE THAN 10 UNITS: 15 SF PER UNIT TOTAL COMMON OPEN SPACE PROVIDED: 74 SF PER UNIT 204-010-09-00 3215 TYLER STREET CARLSBAD, CALIFORNIA 3 35-0' V-8 V-8 / PT DISTRICT NO FRONT= 5' MIN. SIDE=O' REAR= 10' MIN. V-8 R-2 / U (PRIVATE GARAGESl RESIDENTIAL RESIDENTIAL NFPA 13R YES NO NO 3 35'-0"MAX UNLIMITED 167S.F. 69S.F. 236 S.F. 117SF. 53S.F. 170 S.F. 100 S.F. 69SF. 169S.F. 12X 158.F. • 180 S.F. 12 X74SF = 888 S.F. SHEET INDEX ARCHITECTURAL A0.1 COVER SHEET A1.1 SITE PLAN A2..1A 1STFLOORPLANBUILDINGA/B A2..2A 2ND FLOOR PLAN BUILDING A/ B A2..3A 3RD FLOOR PLAN BUILDING A I B A2..4A ROOFPLANBUILDINGAIB A3.0 EXTERIOR COLOR AND MATERIAL PALETTE A3.1A BUILDING ELEVATIONS BUILDING A/B A3.2A BUILDING ELEVATIONS BUILDING A/B A2.1C 1ST FLOOR PLAN BUILDING C / D A2.2C 2ND FLOOR PLAN BUILDING CID A2..3C 3RD FLOOR PLAN BUILDING CID A2..4C ROOFPLANBUILDINGCID A3.1C BUILDING ELEVATIONS BUILDING Cl D A3.2C BUILDING ELEVATIONS BUILDING CI D FD1. 1 FIRE DEPARTMENT ACCESS AND HYDRANT PLAN CIVIL 10F3 TITLESHEET/TENTATIVEMAP 2 OF 3 PRELIMINARY GRADING PLAN 30F3 SECTIONS&DETAILS LANDSCAPE L-1 TREE SURVEY PLAN L-2 LANDSCAPE CONCEPT PLAN L-3 SITE FENCING PLAN L-4 LANDSCAPE WATER CONSERVATION PLAN L-5 LANDSCAPE WATER USE PLAN L-6 LANDSCAPE MAINTENANCE RESPONSIBILITY PLAN CT 2024-0001 SDP 2024-0008 KIRK MOELLER ARC::HITECTS, INC. :.1888 LOKER AVE, EA5T, 5TE ZZO CARLSBAD, CA 9201 0 KIRK@KMARCHITECTSINC.C::OM ,l,LL IDEAS, DESIGNS A!'.D DIRECTION INDICATED WITHI!'. THESE DRAWINGS ARE THE PROPERTY OF KIRK WOELLER ARCHITECTS, INC. AND ARE 11'.TENDED TO BE ASSOCl,l,,TED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR AN'T' PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF KIRK TH~~~L~~~L~R~~IT~gT~,J~i-Es OR DEVl,l,,TIONS FRO~ THESE DRAWINGS OR ACCDWPANi'ING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT Date: 3-2-24 Project TYLER ST. HOMES File: A0.1 Revisions: Lh PLANNING#1 5-6-24 ~ PLANNING#2 6-27-24 ,1, PLANNING#3 8-8-24 & PLANNING#4 10-16-24 Sheet Title: TITLE SHEET SheetNumt>er: A0.1 OEOEOEOEOEOEOEOEOEOEOEOEOEOEOE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOE 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 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 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 OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOEOEOE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE 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 S S G G G G G G G G G G 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 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 S S S S S S S S S S S S S S S S W W W FFFFFFFFFFFFFFFFFFFFFFFF 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 S F F F F F F SD SDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SD SD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SD SD F F F F SD SD S S S S S S W W W S S S S S S 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 SD SD SD SD SD SD SD SD 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 F F JT JT JT JT F F F F F F F SD SD SD JT JT JT JT JT JT JT JTJTJTJTJTJTJTJTJTJT JT JT J T JT JT JT JT JT SD SD JT JT 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1" = 10'-0" 5' 10'0 20'CONCEPTUAL SITE PLAN N Nov. 6, 2024 Item #2 75 of 99 ----~ I I I I I I I I I I I I \ \ I\) co 0 ----...... EXISTING AUTOMOTIVE FACILITY 159li4' R1) DECORATIIIEOTAllFENCEA __________ 1ERMINA1E--AU.¥. 0-----1 I " l.ERS 'TALL CAL AGEWIT INFY.SB. 5,78 -67 I I 7 I I u ~ ,£) I i I HI I I 1+-~~ ~7 20.0' I I I I ;:a at I ffi ._.: en 0::: UJ _J ~ ER I I I I I I I I I I I '--26· r 7 20.0' ,\-,o/ I ~~ I I I I I I I I I I I I / I / I I I / I / I / I I I I I II -__J_ - - I I I I I I \ I \ I \ I \ I \ I \ I \ I \ I \ I __ \I I, I ; I ; I / I I I I I I I I I I I I \ I G)' I J I I CT 2024-0001 SDP 2024-0008 ICIAIC M□ELLER ARCHITECTS, INC. l!ISSS L□KEA AVE. EAST, STE .111!1□ CARLSBAD, CA Slll□ 1 □ KIAIC@KMAACHITECTSINC.C□ M ,t,L.L IDEAS, DESIOl,S Ai,D DIRECTION 11,DICATED WITHII, THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK 1,jQELLER ARCHITECTS, INC.Ai.D ,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT 01,LY ,I.ND SH,t,L.L NOT OTHERWISE BE USED FOR Al,Y PURPOSE WHATSOEVER WITHOUT THE WRITTEI, CONSDH OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR DEY ... TIOl,S FRQl,j THESE DRAWll,(;S OR ACCQl,jPAl'ffll,(; SPECIFICATIO!,S WITHOUT THE WRITTEI, CONSENT OF THE ARCHITECT. """" Project File: Revisioo&: & .& & & SheetTille: SITE PLAN SheetNurrtier: 3-2-24 TYLER ST. HOMES A.1.1 PLANNING #1 5-8-24 PLANNING #2 6-27-24 PLANNING #3 8-3-24 PLANNING #4 10-16-24 A1.1 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A & B (MIRRORED) FIRST FLOOR PLAN N Nov. 6, 2024 Item #2 76 of 99 65'-31/2" 12'-9" 4'-4' 16'-6114' 8'-7314' 8'-11" 12'-1112' ·1 LINE OF SHED ROOF ABOVE ,-------------------------------, LINE OF DECK ABOVE LINE OF DECK ABOVE I ,----------------7 ,------------------7 I i □ d _ _LINEOF2NDFLO< ~ABClVE__~ □ r1----L~E_(lF__2tO_c>R_All_0"_E _____ U_l ___ _Ll~_()F_llECK_~O_\I_E __ --p I I I : : I I I I I I I I I , ~==~==~===~~=::::;, ~ : : '.I' I I : -~ \ I : I ~- 1"'.I CLOSET IJ-------------__ J ~ 8'--0' ~ l __ i _________ ~ un~§====11=·-1=io·i---+----,1ii~Lf---.c,,~,/__B'--O_'+~___:::'ccJl;;1.ll'Hl--t----11_·-a-jj-_~-t---,H ~ FOYER I 11'-10' ,--I [~BEDROOM 1 ; FOYER ~n-'l<--U+P--ff I J~I ~ FOY:R 4'-1' I / I I BEDROOM1 L. J e. ,___:H• ~u § ~ bl'---4_•-e·~l'l---:--tt•111--:------< 0 BATH_1\lJ~r ,__ _ _.,,~BATH1 CLOSET ~~ (\'(l,[0 ll~IL~S~~I ~ -=~ ~ ::==0::::ls:::;-;:11:::::;:::::::::CL ~ r 1 "2:/ 1111111111 ~ L ..L --~----------,---------7 --,--I I 0 I ·~11 ~ l~N;~;~i~J: ~--B~~~~;~~J ~ EV CHARGING EV CHARG~~ ~ .------EQUIPMENT _ _ _ _ _ EQUIPMENT ,-----M00NTcDON 7 I MOUNTEDON ____ --,-- 1 WALLAB\I.BIKE --1--WAU.N3V.BIKE BEDROOM1 J vU □ \ [ -=:: == /2LHl~L ~ru-l-, 0 -11--.--~-11111111 II ol (\ --11---~~ 1111111111 ~Ir 1 l!:::::::==~"1<=:::::::::::===::::::;:::==I ~ UP -----==7-- --,-- 4'-1" --+---I I I ,---11 ---, I ,---A---, I I /\ I I I / I I I / \ I I I / I I I 1 / \ :20'-I)" : / \ : I ~ I / \ I I I / \EVCHARGtNG I ''L_ I / \ I I I / \ EQUIPMENT!"----' , I / \ I I I / '~OUNTE~i~j "--, ~- 7 ~"";i1 / \ I I I // \\ 1'_t ___ L_ ><;JI / \ 9ARAG~ ; ~ \ I 1: : : / \ I : I / \ I 11 I I / \ : 122•j2• / \ : :1 : ' - - I I ---+--1 ,------, I ,---71---, I I I /\ I I I /\ I I I / \ I I I / \ I I I / \ I I I / \ I I : / \ : I : / \ I I I / \ I I I / \ I : ~ / \ : : : / \ : ./ -7 -I 7 ; 5' \ J..J. ). ; \ Ir\/ I I I / 1s: \ ~Gf / \ IL'_ : I I; \ I : I / \ : I I I/ \ I 20'-Z'I / \ I I I \ I I / \ ~ --+--,---11--I ,---71---, I /\ I I /\ I I / \ I I / \ I I I \ I I / \ I ---~-f-+-~-+---+--~--Llf£0~1NAC A /\ I I/\ •~x;~ I \ I I / \ ~CEILING I \ I I ~ / \ GARA\'' I \ I I ~ ; \ ~~All" I '>~ I ~ / \ I I' I / IGARA E /l'< I I \ LJ_1 _c I \ I I / \ I I / :20~5•: / \ : I I/ \:1:/ \:I.:: I / \ I I I/ \ I l:.;o I I / \ I I I / \ I I ffi ci? 1 1 I I / \1 I 1/ ,-~--.le-~-16-~.I, I i L _______ J i L--:--___ J i g ~I : I I I L_--J : "k--,.---~'-=::::::::::t=""TJ-="l<';l------------1:::=~==:r-----=.--"==-="1<-----L::::::=~::::::::::::F-------==a,---;1-oi.=--,±===~--~'-"k---" ~---LINEOF3RDFLOORABOVE ___ _ __ LINEOF3RDFLOORABOVE ___ J 21'-01W 21'-31/4' 23'-01/4' 65'-31/1' CT 2024-0001 SDP 2024-0008 ICIAIC M□ELLER ARCHITECTS, INC. l!ISSS L□KEA AVE. EAST, STE .111!1□ CARLSBAD, CA Slll□ 1 □ KIAIC@KMAACHITECTSINC.C□ M ,t,L.L IDEAS, DESIOl,S Ai,D DIRECTION 11,DICATED WITHII, THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK ~DELLER ARCHITECTS, INC.Ai.D ,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY ,I.ND SH,t,L.L NOT OTHERWISE BE USED FOR Al,Y PURPOSE WHATSOEVER WITHOUT THE WRITTEI, CONSDH OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR DEY ... TIONS FRQl,j THESE DRAWl~~S OR ,',.CCQl,jp,O..~YI~~ SPECIFIC,.l,.TIO~S WITHOUT THE \1/RITTE~ CONSENT OF THE ,',.RCHITECT. """" 3-2-24 Project TYLER ST, HOMES File: A2.1A Revisioo&: & PLANNING #1 5-8-24 ,& PLANNING #2 6-27-24 & PLANNING #3 8-3-24 & PLANNING #4 10-16-24 SheetTille: BUILDING A& B FIRST FLOOR PLAN SheetNurrtier: A2.1A 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A & B (MIRRORED) SECOND FLOOR PLAN N Nov. 6, 2024 Item #2 77 of 99 65'-31/2" 10'-6' 10'-61/2" 14'-71/2" 6'-7" 10'-11/2" ·1 ,------------ 1 10'-11' LINE OF SHED ROOF BELOW ------------------, rt====i===========ll--------17 ,,______,~----H--+-----+----~ _ ----r;:::ic=cic:;:;::::::;;:i==i==:'t I____ LINE OF 3RD FLOOR ABOVE __ ~ I I ~ 1~~~~ i iowDER [[ ~ 1~~~~ i V ~ TI] PowiER? LINE OF DECK ABOVE ,------------7 I I I I I I I I I I I DECK : 63SF ____ :: ___ J ~ C•.j'------i----14_'-8_" _____ t~: c,f'JLP_o~~11 D ~ -11=====:::::.i ----'- I I 10'-6' L ________ _ __ _J I DECK 67 SF D LIVING fl 16'-6' CLOSET~ UP ~ >----Ill ----3'-6'-- I DN [ LIVING 16'-8" Fi Fi 0 DINING WW ~ ~ ~-~ J -~~ ~~!--~ 5'-0" 1ffi ~ f-0" ~ Z0 : ~ •·-o· l·-0· 1¥--------¥-----:-1-_,,.~-+---¥' I --7 5'-2' I : I I I ,_ I I ~~~~'--~ I I KITCHEN KITCHEN ~ : : ~ --7 I I L_ _____ _ - UP I I Jl D LIVING [WJ -_ _J ~'I;: ~ ---J'.6'--_ ---J'.6''--18'-3" I I I I DN l'DN 5'-10' ~ I F='r,~1!'----4'-0-------,(---" ;-+-----------,r'----~~l';::::::CLIOSE::::::::.:T I J:===;:: i-------,l : DECK : I 67 SF 1 ~ B'-0' 4'-2' ~-IG°C~I DNI i : '1' : I -I I _____ J PANTRY ~ KITCHEN ,----- 6'-0' I I I I I_ I I L ____ 7 I ~ I L 6'-0 I PANTRY 1 PANTRY: I 8°81 ~: ___ J L_t 7 DNI IG:BI :-i--RE~-1 ~ i.---.--~==:::,i;=::::l.-==:::::,:::::i1=;ic::::::::==:::Ji;=cl!:=====~===t:::::Jl==;;';rr;==:ie:=:::::::========~=====::::JI=lc::::::::==::JI;;=;JC,:::::==:=Jl::::==cii=:::1J ~i.---, ~ _ _ _ LINE OF 3RD FLOOR ABOVE _ _ _ _ _ _ LINE OF 3RD FLOOR ABOVE ___ J 18°81 I 21'-01/4" 21'-31/4' 19'-01/4" 4'-0" 65'-3112" CT 2024-0001 SDP 2024-0008 ICIAIC M□ELLER ARCHITECTS, INC. l!ISSS L□KEA AVE. EAST, STE .111!1□ CARLSBAD, CA Slll□ 1 □ KIAIC@KMAACHITECTSINC.C□ M ,t,L.L IDEAS, DESIOl,S Ai,D DIRECTION 11,DICATED WITHII, THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK 1,jQELLER ARCHITECTS, INC.Ai.D ,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY ,I.ND SH,t,L.L NOT OTHERWISE BE USED FOR Al,Y PURPOSE WHATSOEVER WITHOUT THE WRITTEI, CONSDH OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR DEY ... TIONS FRQl,j THESE DRAWIN(;S OR ACCQl,jPAl'fflN(; SPECIFIC,.l,.TIO!,S WITHOUT THE \1/RITTE!,CONSENTOFTHE ARCHITECT. o,,,, 3-2-24 Project TYLER ST. HOMES File: KllA Revisioo&: & PLANNING #1 5-8-24 ,& PLANNING #2 6-27-24 & PLANNING #3 8-3-24 & PLANNING #4 10-16-24 SheetTille: BUILDING A&BSECOND FLOOR PLAN SheetNurrtier: A2.2A 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A & B (MIRRORED) THIRD FLOOR PLAN N Nov. 6, 2024 Item #2 78 of 99 7'-10" 13'-4' --7 I DECK ( I 69SF _,,---I 12'-4' ~ ,, I 9'-10' I I, I = = I __ J J -= --~ TTLUJUlJt rr II I I 111111\111 ~ PRIMARY ==== 7 ,6' BEDROOM!7U = == PRIMARY == === ~ CLO~ET = == en === __ L === I II II 11111111 II b l!,,1111, 11111nn17 -----~ (0 ~ C I------ I------ I------ 1------ 00 PRIMARY ij 1------ BATHROOM 1'-(f (0 're-271" ___ II ' ~ B'-4' ~Le~ ~ I+- '~ ---', I==='" I (193',6' I I I I 1><11-~ in DN ~ 're-----:-;oi7 " I ,~I U \J 1·1 a I t~-~J ~ ~--: BATHL ~,-JI BUILTI ' ~ ~~ I C =it== • I [ =I=: ='°I =ic= r-;f =I== CLOSET .--L;J -I.LIT 1111 II Ill Ill 1111 ; '.-------+-BEDROOM2 J I I I ., I ;;:; L _____ _l_ ___ 12'-11' 8'-21/2' l 13'-9112" 65'-31/2" 13'-51/4" 7'-73/4' 13'-21/2" 7'-10" 1-(f -------------------------------, r----------------- I I I r1------ I }SI DE;i~~ I ~ DECK 9 1! 12'-9' 12'-4' I -,~ 69SF;... 1! -, I ~ I I I, 9'-10' II I 1! I = I lf --P~l;,;y-[ I -------JI.II II\ 1111111 I L __ L --0...11Jtltl11J1l T 1.ffif =-~ II 111111111111 II =a PRIMARY ~ II 111111111111 I 1111 I ~EDROOM 7'-5' ==~ ~EDROOM 7'-6" PRIMARY , == :t=· PRIMARY , d SET 9' ==t= d SET 9' 1111 rTT~-n == F 1111111~1 J eccl!== J __ ==IF -It--11111 ; rm 111rn 1111. ------IPfl I 1111 \In II n (0 :c ~-::-::-ii Cl C.1 I-----------~ ;7 G) I----------- I-----------7 1----------- ;...1/,1 ~ 1----------00 (D ";;";:.: ~ --r;;--= F. 7'-f/' 're-~--- --i:= ~'11 G) ~ II ' ~Le~ ~ I+--~ 11 PRIMARY -~_'cj" BATHROOM ----~ ~ C r193•,6· ~ 3',6' I I [}_ IXI LINEN~ ~ -11[>< (\ DN DN ~~ e If [ ~ ~i>-<i: ? a I \J [ 're----;oi7 ~ C_ :1 )( 1: ~:~~~:"~ ~Lc ___ _'cjo I ~BATH2 $UILT IN ii\> ,_ ., 111 uRLtJrrJ Ll_\1Jl ~ ~ --', ~-7 II II II II 1111 L 111q½9i'fr11 L _ -I 7 I I -n I 111,111 Ill I J !,,I I 6'-3' LJ l C01 I ~ 5•.9• 1 I I CLOSET 8'-11' I ,, ~ I 11111111 'I Ii I I ~ L;J ; 111111111 111 1 I 71 I I f !)' [ BEDROOM2 ----+----' ' [ ~ J I I BEDROOM3 I I BEDROOM2 I I I ., I ;;:; l 10'-0" 10'-2' j 12'-11' _____ _l _____ __ J _J L__' c::::::::J I c::::::J c:::::::J ---------4 l l 21'-31"4' l 13'-91/2" 9'-2~' 66'-31/2" ~ CT 2024-0001 SDP 2024-0008 ICIAIC M□ELLER ARCHITECTS, INC. l!ISSS L□KEA AVE. EAST, STE .111!1□ CARLSBAD, CA Slll□ 1 □ KIAIC@KMAACHITECTSINC.C□ M ,t,L.L IDEAS, DESIOl,S Ai,D DIRECTION 11,DICATED WITHII, THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK 1,jQELLER ARCHITECTS, INC.Ai.D ,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT 01,LY ,I.ND SH,t,L.L NOT OTHERWISE BE USED FOR Al,Y PURPOSE WHATSOEVER WITHOUT THE WRITTEI, CONSDH OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR DEY ... TIOl,S FRQl,j THESE DRAWll,(;S OR ACCQl,jPAl'ffll,(; SPECIFICATIO!,S WITHOUT THE WRITTEI, CONSENT OF THE ARCHITECT. """" 3-2-24 Project TYLER ST, HOMES File: A2.3A Revisioo&: & PLANNING #1 5-8-24 ,& PLANNING #2 6-27-24 & PLANNING #3 8-3-24 & PLANNING #4 10-16-24 SheetTille: BUILDING A&BTHIRD FLOOR PLAN SheetNurrtier: A2.3A 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A & B (MIRRORED) ROOF PLAN N Nov. 6, 2024 Item #2 79 of 99 ~ ~ DECK BELOW ,---- 1 I I I I ,--------- PV SOLAR ZONE 1'-6" l'IP,1 I I I I I I I [IIJ ,J I Pl/ SOLAR ZONE ROOF BELOW ~ j RIDGE I I I I I I I L ______ _ LINE OF BUILDING BELOW ----------------------------7 3:12 ~ 3:12 I I I I I [I] [I[ DECK BELOW LINE OF PORCH SHED ROOF BELOW ,----------------7 I I I ~ I I I I I I I 3:12 3:12 DECK BELOW ---------7 I I I I I I I I I I 1,,~· SKVLIGI-ITTYP. [IIJ SKYLIGliT TYP. ~1 0 RIDGE ~1 l'IP. I I I I I I L_ [IIJ ~ I I 1'-6" TYP. I I _ ___ J ~ ~ ROOF BELOW ~ j 4:12 CT 2024-0001 SDP 2024-0008 ICIAIC M□ELLER ARCHITECTS, INC. l!ISSS L□KEA AVE. EAST, STE .111!1□ CARLSBAD, CA Slll□ 1 □ KIAIC@KMAACHITECTSINC.C□ M ,t,L.L IDEAS, DESIOl,S Ai,D DIRECTION 11,DICATED WITHII, THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK 1,jQELLER ARCHITECTS, INC.Ai.D ,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY ,I.ND SH,t,L.L NOT OTHERWISE BE USED FOR Al,Y PURPOSE WHATSOEVER WITHOUT THE WRITTEI, CONSDH OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR DEY ... TIONS FRQl,j THESE DRAWIN(;S OR ACCQl,jPAl'fflN(; SPECIFICATIO!,S WITHOUT THE WRITTEI, CONSENT OF THE ARCHITECT. """" 3-2-24 Project TYLER ST. HOMES File: Kl.4A Revisioo&: & PLANNING #1 5-8-24 ,& PLANNING #2 6-27-24 & PLANNING #3 8-3-24 & PLANNING #4 10-16-24 SheetTille: BUILDING A&B ROOF PLAN SheetNurrtier: A2.4A 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S Nov. 6, 2024 Item #2 80 of 99 TYLER STREET HOMES CONCEPTUAL EAST ELEVATION -BUILDING A CARLSBAD, CA TYLER STREET HOMES CONCEPTUAL EAST ELEVATION -BUILDING A CARLSBAD, CA 6-27-24 6-27-24 ""<M□n r,.RCMC1',l"C "•<t/<"*""•""C-CO• "O<MC<'L<RARCMIT-.:Cll,IHC "°'&"<"'"'~""''"'""·co• @ JAMES HARDIE STRAIGHT EDGE SHINGLE SIDING 1ST FLOOR COLOR "1' AT ALL BUILDINGS: LAST EMBERS @ ~:~~~:~IE SELECT CEDARMILL LAP SIDING 2ND AND COLOR "2' AT BUILDINGS AAND D: BOOTHBAY BLUE @ JAMES HARDIE SELECT CEDARMILL LAP SIDING 2ND AND 3RDFLOORS COLOR '3' AT BUILDINGS BAND C: GRAY SLATE [I]® JAMESHARDIECOMPOSITEBOARD&BATTEN SIDING, COLOR: ARCTIC WHITE ~ © MEDIUM GRAY TONE COMPOSITE SHINGLE ROOF i;;,::s~~:,::C~!I ® :~~~:i;□NE: STACKED STONE-COLOR: SEE ELEVATIONS SHEETS FOR MATERIAL LEGEND TYLER STREET HOMES CARLSBAD, CA II© LIGHTPAINT(FASCIAfTRIM)-COLORMATCH l___J TOJAMESHARDIEARCTICWHITE II ® LIGHTPAINT(ACCENTITRIM)-COLOR MATCH l___J TOJAMESHARDIEARCTICWHITE © ~~lr~~~~\~T:o~u;i::~o:t~N;~~ TOP CAP ® NATURAL WOOD TONE FRONT DOORS ~ 0 CLEARRESIDENTIALGLAZINGIMTHBLACK ~ FRAMES 0 DECORATIVE NATURAL WOOD TONE GARAGE DOOR COLOR AND MATERIAL PALETTE /,1.l llEIIS,DESIGNSl.lll~ECTIONINDC\TED~-TIESEDAAW\IIGiAAETIEPRCf'ERlYOfKRK ~)l!U.l'~ARCHT~~INC.AIIJM.l'INTl'IOEDTO~MOOCl/tll'D'M'THTHISSP!!Cl'k:Plt:rul'CTCNLYAND SH-'lLh'JfOT>E"""9EOELJSED,0,l<l<Y"'-"f'OSEM!.',TSCE\'ERVffTHCl/fTHEWRITTENCCt<SENT0F ,,_,...,,L'""'"'°""'°'"•'Nc rJRKl!ClaLLERAACll~:~~~=~~:=~~~~gt ~:-;t,:;~~;,TEm ,Nc.caM CT 2024-0001 SDP 2024-0008 Date: 3-2-24 Project: Tl'l.ERST. HOMES File: A30 Revisions: ,&. PLANNING #1 5-6-24 & PLANNING#2 6-27-24 Lt. PLANNING #3 8-8-24 & PLANNING#4 10-16-24 Sheet Tille: COLOR& MATERIAL PALETTE Sheet Number: A3.0 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A & B (MIRRORED) WEST ELEVATION SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A & B (MIRRORED) NORTH ELEVATION Nov. 6, 2024 Item #2 81 of 99 TOP PLATE -~ !fflfflffiIDT ]@ffi~_ MEDIUM GRAY SHINGLE ROOF © DD DD DD BLACK WINDOW FRAMES TYP. 0 ____ JAMESHARDIESELECTCEDARMILL ~ LAP SIDING ~\::::,) !:E;.=1:l~~POSITE BOARD ® 11111111111 111111 II II ~ ~!~:r:~E;~\~~R:LooE ® TOP CAP '"" FF.E _,..__,_ _________ _ '-f" I\ TOPPLATE II 11 111 1111111111 11111111 11 11111 1111 I ill i ~ F.F.E. 'i"' I\ TOPPLATE I !'l ;;; '"" 'j" !'l ;;; "' 'j" ~ ~ "' '1', l!! !l i TOP PLATE F.F.E. ~ TOPPLATE I ill i F.F.E. ~ TOPPLATE ~ i F.F.E. PAD ELEV. = HARDIE COMPOSITE TRIM ® ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ifD~IESELECTCEDARMILL @I@) -I---LL---r- 1===JJl~=Ht=t1ItJt_-_-_-=:-_u1--~ft----t1J:rt--------WHITE WINDOWT~M 0 MEDIUM GRAY SHINGLE ROOF © ~ B - ~ - ~ - ~ -= ~ ~ - - ~ 12 ~ ~ 4 [7'" I I I II I II 111111 I 1 II 111111 I I I 11111 1111 11 I I -.'l -- --t1r ~ ~ a c==----=ii=;~:rRAJGHTEDGE@) ~ -laH-------DECORATIVEWOODCOLUMNWHITE 0 WUJ!i:IJ---ttf----tt---iHl=f?r:p±HciHH--------DECORATIVEWAl.lSCONCE (D iiliilililililli~llililiil ilill[=~ii i lliililili~iilii l Z'.'.:liliiii iii illliiiiiiliiiii ill :~-------~~~RA~~~~:,i-wooDTONE® ' '' J CJ ;i::U: 11 fi ~ ~ ~ C2J j_.__ p ~ ' GENERAL NOTES 1. BUILDING HEIGHT IS MEASURED FROM NE'M...Y CREATED PAD. 2. F.F.E. = FINISH FLOOR ELEVATION. ' ALL NOTES ARE TYPICAL.. , . ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O. • ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE. a ALL WINDOWS ADJACENT TO STUCCO OR SIDING PROVIDE A4" WIDE AND 'Z' DEEP WINDOW TRIM OF THE SAME MATERIAL (STUCCO OR FIBER/CEMENT BOARD). AT LEAST 66% OF WINDOWS/ DOORS SHAU. HAVE TRIM THAT PROJECTS A MINIMUM OF 'Z'. 7. SLIDING WINDOW AND DOORS FRAMES TO BE VINYL. • GUTTERS SHAl..1 BE DECORATIVE PAINTED METAL. -1212 ;;;:::"'3'' = .. - 1,•_c'!~ ~ ----=11- m -====l□I, B ~ B lD 1D - B ~ ~ - ~ - ~ - ~ - ~ - - II I 11 I rm ------ PAINT HATCH LEGEND m COMPCSITE STRAIGHT EDGE SIDING PER COLOR/ MATER"1. SCHEDULE @ § COMPCSITE DECORATMS HORIZONTAL SIDING PER COLOR/ MATERIAL SCHEDULE @ @ □ COMPCSITE BOARD & BATTEN SIDING PER COLOR/ MATER"1. SCHEDULE ® ~:::::::~ MEDIUM GRAY TONE COMPCSITE SHINGLE ROOF © ■ STONE PER COLOR/ MATER"1. SCHEDULE ® ~ ,~--- ---- B B DD ---~ -~ -~ -~ -~ -~ -= ~ -~ -~ -~ -~ -~ II I 11 I I I 1111 111 COLOR/ MATERIAL SCHEDULE @ JAMES HARDIE STRAIGHT EDGE SHINGLE SIDING 1ST FLOOR COLOR '1' AT All. BUILDINGS: LAST EMBERS @ JAMES HARDIE SELECT CEDARMILL LAP SIDING 2ND AND 3RD FLOORS COLOR '2' AT BUILDINGS AAND D: BOOTHBAY BLUE @ JAMES HARDIE SELECT CEDARMILL LAP SIDING 2ND AND 3RD FLOORS COLOR '3' AT BUILDINGS BAND C: GRAY SLATE ® JAMES HARDIE COMPOSITE BOARD & BATTEN SIDING· COLOR: ARCTIC WHITE © MEDIUM GRAY TONE CCWPOSITE SHINGLE ROOF ---------® ELDORADO STONE: STACKED STONE-COLOR: SILVER LINING ----------W1 TTT il1 ~B B ;_r:r: I D lf-1.1. CJCJ ~ I il1 ....[[] I -~ 11 "' ~ "' .... "' .... \ ~ ------------- ® LIGHT PAINT (FASCIA/ TRIM)-COLOR MATCH TO JAMES HARDIE ARCTIC WHITE 0 LIGHT PAINT (ACCENT{TRIM)-COLOR MATCH TO JAMES HARDIE ARCTIC WHITE ® DECORATNE DECK GUARDRAIL-PAINTED WHITE WITH SW IRON ORE SPINDELS AND TOP CAP ® NATURAL WOOD TONE FRONT DOORS 0 CLEAR RESIDENTIAL GLAZING WITH BLACK FRAMES 0 DECORATNE NATURAL WOOD TONE GARAGE DOOR KEYNOTES (D DECORATIVE BLACK EXTERIOR WALL SCONCE LOCATION. @ BUILDING ADDRESS LOCATION PER CITY OF CARLSBAD STANDARDS. @ 4" WIDE DECORATIVE COMPOSITE WINDOW TRIM. PROJECTS 'Z' MINIMUM FROM WINDOW. @ WOOD COLUMNS CT 2024-0001 SDP 2024-0008 ICIAIC M□ELLEA ARCHITECT.!!, INC. l!IBBB L□ICER AVE. EAST, !!TE 1!11!1□ CARLSBAD, CA SI.II□ 1 □ ICIAIC@ICMARCHITECTBINC.C□ M ,-1,l.L IDEAS, DESIO~S A~D DIRECTION l~DICATED WITHI~ THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK ~DELLER ARCHITECTS, INC. A~D ,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT O~LY ,I.ND SH,-1,1....L NOT OTHERWISE BE USED FOR A~Y PURPOSE WHATSOEVER WITHOUT THE WRITTE~ CONSE~T OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR DEY ... TIO~S FRO~ THESE DRAWl~(;S OR ACCO~PA~YI~(; SPECIFICATIO~S WITHOUT THE WRITTE~ CONSENT OF THE ARCHITECT. D,,,, 3-2-24 Project TYLER ST. HOMES File: A3.1-2A Revisioo&: & PLANNING #1 5-6-24 ,& PLANNING #2 6-27-24 & PLANNING #3 8-3-24 & PLANNING #4 10-16-24 SheetTille: BUILDING A&B ELEVATIONS SheetNurrtier: A3.1A EAST ELEVATION BLDG A. FACADE TRANSPARENCY (BLDG. B MIRROR) 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A & B (MIRRORED) EAST ELEVATION SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A & B (MIRRORED) SOUTH ELEVATION Nov. 6, 2024 Item #2 82 of 99 TOP PLATE Ff.E TOP PLATE F.F.E. TOP PLATE Ff.E PADEL.EV. TOPPI.ATE ~ ;;; "' F.F.E. 'j" " TOPPIATE I 1g i ~ ;;; "' F.F.E. 'j" I"\ TOPPI.ATE ~ i ~ ~ "' Ff.E ·u PADEL.EV. I!! ---~Wl~7~ DD DD D[ D[ ] 1111 111111 111111 111111 ---- ---- ~ ~ ----n H ~ J-----U---B B DD B B ~ --.._, ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ I 11 11 ---- ---- 7 1 Ir 71 71 71 71 7 1 Ir 7 1 ;~ II 1111 1111 1111 11 :o: ~~ ~ II 1111 1111 1111 11 -~ ~~ II 11 c:::::J II 11 c:::::J ~~ ' J:, [;;Q; -------I ------------- ---------------- -------f------------- 1212 ~~ ~3 ~~ M~ ~ ~= - MEDIUM GRAY SHINGLE ROOF © -B -[ IDD B B --- - -- --- - -- - -- -- --- - BLACK WINDOW FRAMES TYP. 0 ;:E;.~~1:I~:POSITEBOARD ® 1111 11 II II 1111 -- ~ ---~ ~ ~ ~ DD ~ ~ ~ - ~ ~ ~ - ~ ~ ~ - ~ ~ ~ - ~ ~ ~ - ~ ~ ~ - ~ - 111111 ~~Im H Ill ------ ------ TT Wl c=Jc=J ' 1D h1 l-c' "' l-c' "' l-c' "' l-c' ~ ------ Ill E ~ ~ ~ ~ ~ ~ B I tt ~~ tt = tt s C2J p ' ~ Ill iti --- L---~ - ~ ~ ~ ~ I 12 ----::J4 i -~ f------- WHITE WINDOW TRIM © MEDIUM GRAY SHINGLE ROOF © ~:NEgL~:l:;TRAIGHT EDGE @ DECORATIVE WOOD COLUMN WHITE 0 DECORATIVE WALL SCONCE (D ---- ----- ----- ~ - 1-J -- ---- UPPER FLOOR FINISHED FLOOR TO FINISHED =-NG BUILDING WALL □ FACADETRANSPARENCY AREA EAST ELEVATION FAr.ADE TRANSPARENCY 2ND FLOOR WALL AREA: 428 S.F. TRANSPARENCY AREA: 114 S.F. (27%) OK 3RDFLOORWALLAREA: 441 S.F. TRANSPARENCY AREA: 110 S.F. (25") OK GENERAL NOTES 1. BUILDING HEIGHT IS MEASURED FROM NE'M...Y CREATED PAD. 2. F.F.E. = FINISH FLOOR ELEVATION. ' ALL NOTES ARE TYPICAL.. ,. ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O. • ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE . a ALL WINDOWS ADJACENT TO STUCCO OR SIDING PROVIDE A4" WIDE AND 'Z' DEEP WINDOW TRIM OF THE SAME MATERIAL (STUCCO OR FIBER/CEMENT BOARD). AT LEAST 66% OF WINDOWS/ DOORS SHAU. HAVE TRIM THAT PROJECTS A MINIMUM OF 'Z'. 7. SLIDING WINDOW AND DOORS FRAMES TO BE VINYL . • GUTTERS SHAl..1 BE DECORATIVE PAINTED METAL. PAINT HATCH LEGEND m COMPOSITE STRAIGHT EDGE SIDING PER COLOR/ MATER"1. SCHEDULE @ § COMPOSITE DEOORATMS HORIZONTAL SIDING PER COLOR/ MATER"1. SCHEDULE @ @ □ COMPOSITE BOARD & BATTEN SIDING PER COLOR/ MATER"1. SCHEDULE ® ~:::::::~ MEDIUM GRAY TONE COMPOSITE SHINGLE ROOF © ■ STONE PER CDLDR/ MATER"1. SCHEDULE ® COLOR/ MATERIAL SCHEDULE @ JAMES HARDIE STRAIGHT EDGE SHINGLE SIDING 1ST FLOOR COLOR '1' AT All. BUILDINGS: LAST EMBERS @ JAMES HARDIE SELECT CEDARMILL LAP SIDING 2ND AND 3RD FLOORS COLOR '2' AT BUILDINGS AAND D: BOOTHBAY BLUE @ JAMES HARDIE SELECT CEDARMILL LAP SIDING 2ND AND 3RD FLOORS COLOR '3' AT BUILDINGS BAND C: GRAY SLATE ® JAMES HARDIE COMPOSITE BOARD & BATTEN SIDING· COLOR: ARCTIC WHITE © MEDIUM GRAY TONE CCWPOSITE SHINGLE ROOF ® ELDORADO STONE: STACKED STONE-COLOR: SILVER LINING ® LIGHT PAINT (FASCIA/ TRIM)-COLOR MATCH TO JAMES HARDIE ARCTIC WHITE 0 LIGHT PAINT (ACCENT{TRIM)-COLOR MATCH TO JAMES HARDIE ARCTIC WHITE ® DECORATNE DECK GUARDRAIL-PAINTED WHITE WITH SW IRON ORE SPINDEL$ AND TOP CAP ® NATURAL WOOD TONE FRONT DOORS 0 CLEAR RESIDENTIAL GLAZING WITH BLACK FRAMES 0 DECORATIVE NATIJRAL WOOD TONE GARAGE DOOR KEYNOTES (D DECORATIVE BLACK EXTERIOR WALL SCONCE LOCATION. @ BUILDING ADDRESS LOCATION PER CITY OF CARLSBAD STANDARDS. @ 4" WIDE DECORATIVE COMPOSITE WINDOW TRIM. PROJECTS 'Z' MINIMUM FROM WINDOW. @ WOOD COLUMNS CT 2024-0001 SDP 2024-0008 ICIRIC M□ELLER ARCHITECT.!!, INC. l!IBBB L□ICEA AVE. EAST, !!TE 1!11!1□ CARLSBAD, CA SI.II□ 1 □ ICIRIC@ICMAACHITECTBINC.C□ M ,-1,l.L IDEAS, DESIO~S A~D DIRECTION l~DICATED WITHI~ THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK ~DELLER ARCHITECTS, INC. A~D ,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT O~LY ,I.ND SH,-1,1....L NOT OTHERWISE BE USED FOR A~Y PURPOSE WHATSOEVER WITHOUT THE WRITTE~ CONSE~T OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR DEY ... TIO~S FRO~ THESE DRAWl~(;S OR ACCO~PA~YI~(; SPECIFICATIO~S WITHOUT THE WRITTE~ CONSENT OF THE ARCHITECT. o,,,, 3-2-24 Project TYLER ST. HOMES File: A3.1-2A Revisioo&: & PLANNING #1 5-8-24 ,& PLANNING #2 6-27-24 & PLANNING #3 8-3-24 & PLANNING #4 10-16-24 SheetTille: BUILDING A&B ELEVATIONS SheetNurrtier: A3.2A 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING C & D (MIRRORED) FIRST FLOOR PLAN N Nov. 6, 2024 Item #2 83 of 99 63'-31/2' 12'-9" 4'-4' 3'-10314" 1'-0' 4'-4112" 7'-101/4" 4'-4" 11-9' LINE OF DECK ABOVE ,----------------7 -------------------7 LINE OF DECK ABOVE ,----------------7 i d -_LI NE OF 2ND FLO< R ABOVE I I □ I ~::::l===,,==F'C:~ I r1--LINE OF 2ND FLOOR ABOVE I I --1-0 C : I I llr I I , : I I I I I I I I I I , I I : :'.I' I 11 1 I I"' _I ~-i-.===::IE°===~~:t::::!!;7 CLOSET I _J J I I ~ : : ~ ~:::::::::t~~===c:::=:::::;-i_~" -n------l CLOSET CLOSET l~n =11·-=jj--------10· 1-------------J l/ \J ~(~-, ~ -~ ~ I 4'-1' I UP 12'-1" BEDROOM 1 ~ r~\J ij 19 [,,. '~~1 1 L/ L/ ~ Ol-----------4 11·-10· I ~ : : -~ ==;' )~ I I 4'·1' i/LJ I 4'-3' : : \ [ 'LONG-TERM-;:~-~ 0r-:11---:7g:ii.ONGTERML <7' ==l=r::- lBIKE_S!OllAC,_E_ J ~ QL_"_J L_"_J BIKE_S_!O~_(lE_ J -l=.:: EV CHARGING -EV CHARGING ----- ,--------M~=~---------7--I--,:~----,-------~-- ! WALLABVI BIKE --1--I WNJ..Af3V. BIKE I - - -1-- ~-dl:~~-~,_1-_11~ --1--MOUNTED ON ,-- I I ---+--I I ---1--1 ,------, I ,---71---, I I ,---0 ---, I 1 ---x---, I I I /\ I I I /\ I I /I I I I /I I I I I ; \ I I I ; \ I I / I I I I / I I I I I / \ I I I / \ I I / I I I I / I I I I : / I : I : / \ I 1 v(' ; \ I I I / I ~:\'~~~~ I I / \ I I I ; I I _,,,r / \ I I I / \ FLOORABOVE I I / I I I I / I I / I / I I I "" / I ~CEILING I L / I I I I / I I ./ I / I I I ~ / I rc"J'CAJJA11" -7 -I 7 ; 5' 1 J..J. ). ; 1 ire,/ -1 I \ I I r· ; I 1' I/ I I I / 1s: I ~Gf / I IL-_ ~ I \ ~G~ I \ ~_r~::::_c : I I; I I : I / I : I / I I I I / I I I I I I/ I I 20,_2,1 / I I I / I ~0,_5, I / I I I I I I I I / I , / I f , I / I I , - -+-- -WAl..l.ABV.BIKE I ,---11---, ,------, I I /\ I I /\ I I / I I I / \ I I / I I I / \ I I / I I I / I I I / I I I / I I / I I I / I , I / I I I / I ~""?ll I \ I I 119_. \ ><;11 / \ (iARAG~ ; 1s: \ : / I I : I / I I / \ :20•+2• : / \ I : /: \ : I : / \ I : 1 / \ : : : \ : I : I /I I I : I/ I : I / I I I I/ I I : I I / I I I I I / I I I / \ I I I/ \ I I -7 -11-_l _ -7 I I I 1 / I I I if 1: I I/ i' I I u ___ I __ J I l _______ J I I L _______ _j I L ______ J I I I I I I I I I I I I I I I I j -~--~'--~=::::r=:=Jr=-r=;1-----------=i::::==:l:==::1p==-------===-r----===ic::::::::~=::::::1-----------;1"'='i.==a--=t:::::::::= ~ _ _ _ LINE OF 3RD FLOOR ABOVE _ _ _ _ __ LINE OF 3RD FLOOR ABOVE ____ J 21'-01W 21'-31/4' 21'-0114' 63'-31/2' CT 2024-0001 SDP 2024-0008 ICIAIC M□ELLER ARCHITECTS, INC. l!ISSS L□KEA AVE. EAST, STE .111!1□ CARLSBAD, CA Slll□ 1 □ KIAIC@KMAACHITECTSINC.C□ M ,t,L.L IDEAS, DESIOl,S Ai,D DIRECTION 11,DICATED WITHII, THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK 1,jQELLER ARCHITECTS, INC.Ai.D ,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY ,I.ND SH,t,L.L NOT OTHERWISE BE USED FOR Al,Y PURPOSE WHATSOEVER WITHOUT THE WRITTEI, CONSDH OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR DEY ... TIONS FRQl,j THESE DRAWIN(;S OR ACCQl,jPAl'fflN(; SPECIFICATIO!,S WITHOUT THE WRITTEI, CONSENT OF THE ARCHITECT. """" 3-2-24 Project TYLER ST. HOMES File: A2.1C Revisioo&: & PLANNING #1 5-8-24 ,& PLANNING #2 6-27-24 & PLANNING #3 8-3-24 & PLANNING #4 10-16-24 SheetTille: BUILDING C & D FIRST FLOOR PLAN SheetNurrtier: A2.1C 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING C & D (MIRRORED) SECOND FLOOR PLAN N Nov. 6, 2024 Item #2 84 of 99 63'-3112' 1cr-e· 10'-6112" 14'-71/2" e·-r --------7 I I I r1----------------1i DECK I JWDER[[ DECK I o~ ~ 100SF I P( ~ I [!; I 117 SF I ~ 12'-6' I ~ I I C 14'-6' I _____ _J Di!Dn ------~ POWBE --- fl ~ fl ~ -~ ~ ~ D UP [ UP I I -LIVING ~ LIVING [WJ ~ b -~ -~ ~ ------- 16'-6' ----3'-8'--16'-11' ---J'.6'-- ' ~~ ~;t : ~ r@B I Fi Fi I I 0 DINING I DN DN ~ w w ~ ~ '.I' ------'-~ i-----n ::: -' ~ COSET ~ I ~~ 1'i I I __ J I I :ffi ~ 00 ~ 9 I 0 "' I T 5'-2' 5'-0" f-0" QsJ I ''-0' li'-0' 5'-10' I I --7 DECK I 67 SF I I I I I ,_ I I -'~ I _,/ ~ 'l' I I -KITCHEN I I KITCHEN ~ ~ PANTRY I I L_ ___ -----7 I I 6'-0' I I I I :-i--RE~-1-PANTRY: I 00011 5"1 ___ J L_i;,-1 DIN IG:BI ~ 1 0 0 "'' "' i.---.-- l 63'-31/2' 10'-11/2" 10'-11' I -~ ~POWD[R I DECK : 100SF ~ ,;, I 12'-6' D I L _____ -------- ~ Jl ~ - UP D LIVING - [WJ ~- ----- _---J'.6''--16'-8' ;7 7 -I r@B DN Se .;. ; == s:::, COSE~ :>< l 4•-0· 9'-0" 4'-10' 9 --rn i DIN IG°C~I PANTRY --'.------,-- I ~ KITCHEN I I _J ,-------- I I I :1----1-L_ __ ~7 18°81 I I l ~ ~ ~ CT 2024-0001 SDP 2024-0008 ICIAIC M□ELLER ARCHITECTS, INC. l!ISSS L□KEA AVE. EAST, STE .111!1□ CARLSBAD, CA Slll□ 1 □ KIAIC@KMAACHITECTSINC.C□ M ,t,L.L IDEAS, DESIOl,S Ai,D DIRECTION 11,DICATED WITHII, THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK ~DELLER ARCHITECTS, INC.Ai.D ,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT 01,LY ,I.ND SH,t,L.L NOT OTHERWISE BE USED FOR Al,Y PURPOSE WHATSOEVER WITHOUT THE WRITTEI, CONSDH OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR OEY ... TIO~S FRQl,j THESE DRAWl~~S OR ,',.CCQl,jp,O.,~YI~~ SPECIFIC,.l,.TIO~S WITHOUT THE \1/RITTE~ CONSENT OF THE ,O.,RCHITECT. o,,,, 3-2-24 Project TYLER ST. HOMES File: A2.2C Revisioo&: & PLANNING #1 5-8-24 ,& PLANNING #2 6-27-24 & PLANNING #3 8-3-24 & PLANNING #4 10-16-24 SheetTille: BUILDING C & DSECOND FLOOR PLAN SheetNurrtier: A2.2C 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING C & D THIRD FLOOR PLAN N Nov. 6, 2024 Item #2 85 of 99 7'-10" 13'-4' --7 I DECK ( I 69SF _,,--I 12'-4' ~ ,, I 9'-10' I I, I = = I -= --~ TTLUJUlJt __ J J rr II I I 111111\111 ~ PRIMARY ==== 7 ,6' BEDROOM!7U = == PRIMARY == === ~ CLO~ET = == en === __ L === I II II 11111111 II b l!,,1111, 11111nn17 -----~ (0 ~ C I------ I------ I------ 1------ ,;, PRIMARY ij 1------ BATHROOM 1'-(f (0 're-271"" ___ II ' ~ B'-4' ~Le~ ~ I+- '~ --', - I==='" I (193',6' I I I I 1><11-~ in DN ~ 're-----:-;oi7 " I ,~I U \J 1·1 e I t~-~J ~ ~--: BATHL _,_JI BUILTI ' ~ ~~ I C =it== • I [ =I=: ='°I =ic= 7'.;f =I== CLOSET .--L;J -I.LIT 1111 II Ill Ill 1111 ; '.-------+-BEDROOM2 J I I I ., I l ;;:; _____ _J_ ___ 12'-11' L 8'-21/2' l 13'-9112" 65'-31/2" 13'-51/4" 7'-73/4' 13'-21/2" 7'-10" 1-(f r-----------------,-- I I I I r1------ I }SI DE;i~~ I ~~ DECK 1! 12'-9' 12'-4' I 69SF 1! -, I -, i\ ~ I I 9'-10' II I I I, 1! I = = I lf --P~l;,;y--------JI.II II I 1111111 I [ L __ lJUln-11-111 1111---=-~ II 111111111111 II =a PRIMARY ~ II 11111111 11 II =a ~EDROOM 7'-5' ==~ ~EDROOM ! 7'-" == i= PRIMARY , == :t=· PRl~Y == c=· ==t= -f-d SET 9' d ~ -- 1111 rTT~-n == F == t= J eccl!== J __ ccc;:::: ==IF =+= -It--1111 1111 j rm 111rn 1111. ------lflrTi 111 I II b Ill ~ (0 :c ~-::-::-ii Cl C.1 I-----------~ ;7 G) I----------- I----------- 1----------- '-i/'i ~ 1----------- <TTf PRIMARr;;; (D ";;";:.: ~ BATHROOM 're-~--___ ;rs: C°'11 G) II ' ~Le~ ~ I+-- ~ _-+I I> 11 B'-4' _ _cjo ----', ~, w f\ =7! C r193•,6· 3',6' I I [}_ IXI LINEN~ ~-I 1:<: ld DN DN ~~ e If [ :i>-<i: ✓ 1 e IV C 're----;oi7 C_ :1 )( 1: ,;, cL". ___ _cjo I ~ ~:~~~:"~ 1r ~ATH2 ~ : $UILT IN ,_ 111 uRLtJrrJ Ll_llJl ~ ~ ---', --=+ II II II II 1111 L 111q½9i'fr11 L _ 7 =::=i -n I 111,111 Ill I J -El 6'-3' LJ l ~ == ~ 5•.9• 1 =:;i CLOSET 7'-11" ,, ~ =!-t 11111 1111 -;, ~ L;J ; 1111 Ill 11 ~ : f !)' [ BEDROOM2 -, [ ~ J I BEDROOM3 I BEDROOM2 I b j 10'-0''_ 10'-2' 12'-11' I ;;:; -________ _J _J L__' c::::::::J I c::::::J c:::::::J ---------4 l l 21'-31"4' l 13'-91/2" 8'-21/2' 66'-31.rl' t CT 2024-0001 SDP 2024-0008 ICIAIC M□ELLER ARCHITECTS, INC. l!ISSS L□KEA AVE. EAST, STE .111!1□ CARLSBAD, CA Slll□ 1 □ KIAIC@KMAACHITECTSINC.C□ M ,t,L.L IDEAS, DESIOl,S Ai,D DIRECTION 11,DICATED WITHII, THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK 1,jQELLER ARCHITECTS, INC.Ai.D ,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT 01,LY ,I.ND SH,t,L.L NOT OTHERWISE BE USED FOR Al,Y PURPOSE WHATSOEVER WITHOUT THE WRITTEI, CONSDH OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR DEY ... TIOl,S FRQl,j THESE DRAWll,(;S OR ACCQl,jPAl'ffll,(; SPECIFICATIO!,S WITHOUT THE WRITTEI, CONSENT OF THE ARCHITECT. """" 3-2-24 Project TYLER ST, HOMES File: A2.3C Revisioo&: & PLANNING #1 5-8-24 ,& PLANNING #2 6-27-24 & PLANNING #3 8-3-24 & PLANNING #4 10-16-24 SheetTille: BUILDING C & DTHIRD FLOOR PLAN SheetNurrtier: A2.3C 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING C & D (MIRRORED) ROOF PLAN N Nov. 6, 2024 Item #2 86 of 99 ~ ~ DECK BELOW ,---- 1 I I I I ,--------- PV SOLAR ZONE 1'-6" l'IP,1 I I I I I I I [IIJ ,J I Pl/ SOLAR ZONE ROOF BELOW );1 j RIDGE I I I I I I I L ______ _ LINE OF BUILDING BELOW ----------------------------7 3:12 3:12 I I I I I [I] [I[ DECK BELOW ,----------------7 I I I ~ I I I I I I I 3:12 3:12 DECK BELOW ---------7 I I I I I I I I I I 1,,~· SKVLIGI-ITTYP. [IIJ SKYLIGliT TYP. RIDGE l'IP. I I I I I I [IIJ ~ ~ I I 1'-6" TYP. I I _ ___ J ROOF BELOW );1 j CT 2024-0001 SDP 2024-0008 ICIAIC M□ELLER ARCHITECTS, INC. l!ISSS L□KEA AVE. EAST, STE .111!1□ CARLSBAD, CA Slll□ 1 □ KIAIC@KMAACHITECTSINC.C□ M ,t,L.L IDEAS, DESIOl,S Ai,D DIRECTION 11,DICATED WITHII, THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK 1,jQELLER ARCHITECTS, INC.Ai.D,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY ,I.ND SH,t,L.L NOT OTHERWISE BE USED FOR Al,Y PURPOSE WHATSOEVER WITHOUT THE WRITTEI, CONSDH OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR DEY ... TIONS FRQl,j THESE DRAWIN(;S OR ACCQl,jPAl'fflN(; SPECIFICATIO!,S WITHOUT THE WRITTEI, CONSENT OF THE ARCHITECT. """" 3-2-24 Project TYLER ST. HOMES File: A2.«: Revisioo&: & PLANNING #1 5-8-24 ,& PLANNING #2 6-27-24 & PLANNING #3 8-3-24 & PLANNING #4 10-16-24 SheetTille: BUILDING C&D ROOF PLAN SheetNurrtier: A2.4C 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING C & D (MIRRORED) WEST ELEVATION SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING C & D (MIRRORED) NORTH ELEVATION Nov. 6, 2024 Item #2 87 of 99 TOP PLATE '"" FF.E _,..__,_ _________ _ '-f" I\ TOPPLATE I ill i _,.'""..,_,,~'--'-·E_. ---- - - - - 'i"' I\ TOPPLATE !'l ;;; '"" 'j" !'l ;;; "' 'j" ~ ~ "' '1'", l!! I !l i TOP PLATE F.F.E. ~ TOPPLATE I ill i F.F.E. ~ TOPPLATE ~ i F.F.E. PAD ELEV. ---- ---- ---- ---- ---- ----- -~ 11111111111 ~D[ ~ ~ DD II II 11 11 7" / 111111111 II ' :cc:::a::,:::r~:rtt.r: t:::::J ~'--rY--r-Y,~8 I c::::zJ p 12 ----,3 !fflfflffiIDT ]@ffi~ - DD DD 1111111111 11111111 11 11111 1111 I I 11111 1111 n ' ,, J t:::::J ;i::U: ~ ~ 11fi ~ ~ f?r:p c::::zJ J..._ ~ p ~ ' = .. - ,,-~-~ ~ =11- m -~IOI, B ~ B lD 1D - B ~ ~ - ~ - ~ - ~ - ~ - - II I I I rm -- ~ ,~--- B B DD ---~ -~ -~ -~ -~ -~ -= ~ -~ -~ -~ -~ -~ II I I I I I 1111 111 ----- ------µ W1 TrT tD il1 ~B B ;.u: ,DI CJCJ ~ I'-' tIJ il1 -m ....rn • ----- MEDIUM GRAY SHINGLE ROOF © BLACK WINDOW FRAMES TYP. 0 ____ JAMESHARDIESELECTCEDARMILL ~ LAP SIDING ~\::::,) !:E;.=1:l~~POSITE BOARD ® ~ ~!~:r:~E;~\~~R:LooE ® TOP CAP 11 ---- ~ =ii=;~:rRAJGHT EDGE @ DECORATIVE WOOD COLUMN WHITE 0 DECORATIVE WAl..1 SCONCE (D ~~~RA~~ ~~:-1-WOOD TONE® ~ = ~~;g:;~O~E~=t~~FINISH ® ----- GENERAL NOTES 1. BUILDING HEIGHT IS MEASURED FROM NE'M...Y CREATED PAD. 2. F.F.E. = FINISH FLOOR ELEVATION. ' ALL NOTES ARE TYPICAL.. , . ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O. • ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE. a ALL WINDOWS ADJACENT TO STUCCO OR SIDING PROVIDE A4" WIDE AND 'Z' DEEP WINDOW TRIM OF THE SAME MATERIAL (STUCCO OR FIBER/CEMENT BOARD). AT LEAST 66% OF WINDOWS/ DOORS SHAU. HAVE TRIM THAT PROJECTS A MINIMUM OF 'Z'. 7. SLIDING WINDOW AND DOORS FRAMES TO BE VINYL. • GUTTERS SHAl..1 BE DECORATIVE PAINTED METAL. PAINT HATCH LEGEND m COMPOSITE STRAIGHT EDGE SIDING PER COLOR/ MATER"'-SCHEDULE @ § COMPOSITE DECORATMS HORIZONTAL SIDING PER COLOR/ MATER"'-SCHEDULE @ @ □ COMPOSITE BOARD & BATTEN SIDING PER COLOR/ MATER"'-SCHEDULE ® ~:::::::~ MEDIUM GRAY TONE COMPOSITE SHINGLE ROOF © ■ STONE PER COLOR/ MATER"'-SCHEDULE ® COLOR/ MATERIAL SCHEDULE @ JAMES HARDIE STRAIGHT EDGE SHINGLE SIDING 1ST FLOOR COLOR '1' AT Al.l.. BUILDINGS: LAST EMBERS @ JAMES HARDIE SELECT CEDARMILL LAP SIDING 2ND AND 3RD FLOORS COLOR '2' AT BUILDINGS AAND D: BOOTHBAY BLUE @ JAMES HARDIE SELECT CEDARMILL LAP SIDING 2ND AND 3RD FLOORS COLOR '3' AT BUILDINGS BAND C: GRA.Y SLATE ® JAMES HARDIE COMPOSITE BOARD & BATTEN SIDING· COLOR: ARCTIC WHITE © MEDIUM GRAY TONE CCWPOSITE SHINGLE ROOF ® ELDORADO STONE: STACKED STONE-COLOR: SILVER LINING ® LIGHT PAINT (FASCIA/ TRIM)-COLOR MATCH TO JAMES HARDIE ARCTIC WHITE 0 LIGHT PAINT (ACCENT{TRIM)-COLOR MATCH TO JAMES HARDIE ARCTIC WHITE ® DECORATNE DECK GUARDRAIL-PAINTED WHITE WITH SW IRON ORE SPINDELS AND TOP CAP ® NATURAL WOOD TONE FRONT DOORS 0 CLEAR RESIDENTIAL GLAZING WITH BLACK FRAMES 0 DECORATIVE NATURAL WOOD TONE GARAGE DOOR KEYNOTES (D DECORATIVE BLACK EXTERIOR WALL SCONCE LOCATION. @ BUILDING ADDRESS LOCATION PER CITY OF CARLSBAD STANDARDS. @ 4" WIDE DECORATIVE COMPOSITE WINDOW TRIM. PROJECTS 'Z' MINIMUM FROM WINDOW. @ WOOD COLUMNS CT 2024-0001 SDP 2024-0008 ICIAIC M□ELLEA ARCHITECT.!!, INC. l!IBBB L□ICER AVE. EAST, !!TE 1!11!1□ CARLSBAD, CA SI.II□ 1 □ ICIAIC@ICMARCHITECTBINC.C□ M ,-1,l.L IDEAS, DESIO~S A~D DIRECTION l~DICATED WITHI~ THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK ~DELLER ARCHITECTS, INC. A~D ,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT O~LY ,I.ND SH,-1,1....L NOT OTHERWISE BE USED FOR A~Y PURPOSE WHATSOEVER WITHOUT THE WRITTE~ CONSE~T OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR DEY ... TIO~S FRO~ THESE DRAWl~(;S OR ACCO~PA~YI~(; SPECIFICATIO~S WITHOUT THE WRITTE~ CONSENT OF THE ARCHITECT. D,,,, 3-2-24 Project TYLER ST. HOMES File: A3.1-2C Revisioo&: & PLANNING #1 5-8-24 ,& PLANNING #2 6-27-24 & PLANNING #3 8-3-24 & PLANNING #4 10-16-24 SheetTille: BUILDING C&D ELEVATIONS SheetNurrtier: A3.1C 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING C & D (MIRRORED) EAST ELEVATION SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING C & D (MIRRORED) SOUTH ELEVATION Nov. 6, 2024 Item #2 88 of 99 TOP PLATE ~-ffi4 ~~7~ -------- Ff.E DD DD D[ D[ ] t _____ 1111 111111 11 11 111111 ----,-,-~, TOP PLATE ---------- ~ ~ ----n -n--J------U---B B DD B B ~ --.._, ~ ~ ~ ~ ~ ~ I 11 F.F.E. ------------ TOP PLATE ------------ 7 1 Ir 71 71 71 71 71 Ir 7 1 ;~ II 1111 1111 1111 11 :o: ~~ ~ II 1111 1111 1111 11 ~ ~~ II 11 c:::::J II 11 c:::::J J ' [;;Q; "& Ff.E I -------------------- ---------------- -------1--------- ----I ---------PAD ELEV. 12 ~' --=3 ~ ... ~ nn ~ TOPPI.ATE ~= MEDIUM GRAY SHINGLE ROOF © -E -D D B ~ B ~ ---~ I --~ --~ ~ --~ --~ ;;; -- BLACK WINDOW FRAMES TYP. 0 ~l I 111 II~ llll ---"' F.F.E. --'j" " TOPPIATE ~ ---~ I ~ ill DD DD E L---i ~ ---- ~ ~ = -~ - ;;; ~ - ~ =~~~~~~~~~TYP.® JAMES HARDIE SELECT CEDARMILL ~ LAP SIDING ~I.:::!) WHITE WINDOW TRIM 0 I 111 I 111 "' F.F.E. ----------'j" I"\ TOPPI.ATE ~ -------=~ ;iRi lCJCJI TTT J-~µ ~ i IWJ I□~ B B l l2t ) l2l ~ \ ~ I m ::L~l1;;1RAJGHT EDGE ® DECORATIVE WOOD COLUMN WHITE 0 / .. "' Ff.E -------1-------·u PAD ELEV. ::s GENERAL NOTES 1. BUILDING HEIGHT IS MEASURED FROM NEWI..Y CREATED PAD. 2. F.F.E. = FINISH FLOOR ELEVATION. ' ALL NOTES ARE TYPICAL.. ,. ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O. • ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE . a ALL WINDOWS ADJACENT TO STUCCO OR SIDING PROVIDE A4" WIDE AND 'Z' DEEP WINDOW TRIM OF THE SAME MATERIAL (STUCCO OR FIBER/CEMENT BOARD). AT LEAST 66% OF WINDOWS/ DOORS SHAU. HAVE TRIM THAT PROJECTS A MINIMUM OF 'Z'. 7. SLIDING WINDOW AND DOORS FRAMES TO BE VINYL . • GUTTERS SHAl..1 BE DECORATIVE PAINTED METAL. PAINT HATCH LEGEND m COMPOSITE STRAIGHT EDGE SIDING PER COLOR/ MATER"1. SCHEDULE @ § COMPOSITE DEOORATMS HORIZONTAL SIDING PER COLOR/ MATER"1. SCHEDULE @ @ □ COMPOSITE BOARD & BATTEN SIDING PER COLOR/ MATER"1. SCHEDULE ® ~:::::::~ MEDIUM GRAY TONE COMPOSITE SHINGLE ROOF © ■ STONE PER COLOR/ MATER"1. SCHEDULE ® COLOR/ MATERIAL SCHEDULE @ JAMES HARDIE STRAIGHT EDGE SHINGLE SIDING 1ST FLOOR COLOR '1' AT Al.l.. BUILDINGS: LAST EMBERS @ JAMES HARDIE SELECT CEDARMILL LAP SIDING 2ND AND 3RD FLOORS COLOR '2' AT BUILDINGS AAND D: BOOTHBAY BLUE @ JAMES HARDIE SELECT CEDARMILL LAP SIDING 2ND AND 3RD FLOORS COLOR '3' AT BUILDINGS BAND C: GRAY SLATE ® JAMES HARDIE COMPOSITE BOARD & BATTEN SIDING· COLOR: ARCTIC WHITE © MEDIUM GRAY TONE CCWPOSITE SHINGLE ROOF ® ELDORADO STONE: STACKED STONE-COLOR: SILVER LINING ® LIGHT PAINT (FASCIA/ TRIM)-COLOR MATCH TO JAMES HARDIE ARCTIC WHITE 0 LIGHT PAINT (ACCENT{TRIM)-COLOR MATCH TO JAMES HARDIE ARCTIC WHITE ® DECORATNE DECK GUARDRAIL-PAINTED WHITE WITH SW IRON ORE SPINDELS AND TOP CAP ® NATURAL WOOD TONE FRONT DOORS 0 CLEAR RESIDENTIAL GLAZING WITH BLACK FRAMES 0 DECORATNE NATURAL WOOD TONE GARAGE DOOR KEYNOTES (D DECORATIVE BLACK EXTERIOR WALL SCONCE LOCATION. @ BUILDING ADDRESS LOCATION PER CITY OF CARLSBAD STANDARDS. @ 4" WIDE DECORATIVE COMPOSITE WINDOW TRIM. PROJECTS 'Z' MINIMUM FROM WINDOW. @ WOOD COLUMNS CT 2024-0001 SDP 2024-0008 ICIAIC M□ELLEA ARCHITECT.!!, INC. l!ISSS L□ICEA AVE. EAST, STE 1!11!1□ CAAL.SSA□, CA SI.II□ 1 □ ICIAIC@ICMAACHITECTSINC.C□ M ,-1,l.L IDEAS, DESIO~S A~D DIRECTION l~DICATED WITHI~ THESE DRAWl!,(;S ARE THE PROPERTY OF KIRK ~DELLER ARCHITECTS, INC. A~D ,',RE INTrnDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT O~LY ,I.ND SH,-1,1....L NOT OTHERWISE BE USED FOR A~Y PURPOSE WHATSOEVER WITHOUT THE WRITTE~ CONSE~T OF KIRK TH~~~L~~~L~~~IT~6T~,~~~ES OR DEY ... TIO~S FRO~ THESE DRAWl~(;S OR ACCO~PA~YI~(; SPECIFICATIO~S WITHOUT THE WRITTE~ CONSENT OF THE ARCHITECT. o,,,, 3-2-24 Project TYLER ST. HOMES File: A3.1-2C Revisioo&: & PLANNING #1 5-8-24 ,& PLANNING #2 6-27-24 & PLANNING #3 8-3-24 & PLANNING #4 10-16-24 ShsstTills: BUILDING C&D ELEVATIONS SheetNurrtier: A3.2C 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 G G G G 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 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 S S S S S S S W W FFFFFFFFFFFFFFFFFFF W W W W W W W W W W W W W W W W W W W W W W W W F F F F FF F F S S S S S S W W S S S S S S 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 F JT JT JT JT F F F F F JT JT JT JT JT JTJTJTJTJTJTJTJT JT JT JT JT JT JT JTJT 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A 9 2 0 0 8 TY L E R S T R E E T H O M E S SCALE: 1" = 20'-0" 10' 20'0 40'FIRE DEPT. ACCESS AND HYDRANT LOCATION PLAN N Nov. 6, 2024 Item #2 89 of 99 ------------ February 10,2024 City of Carlsbad 1635FaradayAve Carlsbad, CA. 92008 Re Tyler Street Homes 3215 Tyler Street, Carlsbad 92008 Parking Enforcement Plan ' ' ' , ' ' , , ' The fire lane parking enforcement plan for the above referenced project is stated as follows: All fire lanes within 3215 Tyler Street, Carlsbad 92008 shall be maintained and in no event shall parking be permitted along any portion of a street or drive that require fire lanes or any area designated as a fire lane for turn-around purposes either during construction or after occupancy. Tyler Street Homes Owners Association shall adopt reasonable rules and regulations regarding the parking of vehicles along the streets, roads and or drives within the project that are not in conflict with applicable law. In furtherance thereof. Tyler Street Homes Owners Association, through its officers, commillees and agents, will establish the "parking" and 'no parking" areas within the property in accordance with Section 22658.2 of the California Vehicle Code and Carlsbad Fire Department Access & Water Guideline. The law shall be enforced through such rules and regulations by all lawful means, induding, written warnings, citing, levying fines and towing vehicles in violation. Tyler Street Homes Owners Association will contract with a certified patrol and towing company to remove vehicles that violate no parking restrictions. First time violators will receive a written warning and with subsequent violations, the vehicle shall be subject to towing. The vehicle owner shall be responsible for all costs incurred in remedying such violation, including without limitation towing cost, citations and legal fees. Tyler Street Dev. LLC Kirk Moeller, Managing Member /1 I I -+If ~ :l J 6" X 16" FCC RUSH CURB~ DEEPEl'fDG-1 CURB VOiDFIUER1'TOt APPROVED (N0.6) PER\'10US PAYERS AGGREGATE IN VOIDS W/M.W.(VOID , NOTE· GOETECH RECOA~fllJArlON; CONNECT TO BROOKS BOX -ALL AGGREGATE MUST BE Ci.EA'™'ASHED AJJDFREE OF FitJES (SAl,'O, SI.LT, ETC.) ·THE PAVERS SIMLL NOT BE SEAtED ONCE THE VO.'O FJllER HAS BEEN ADDED -EACH COURSE SHALL BE ViBRA TORY COMPACTED BEFORE Pf..ACEJ.'EN7 Of NEXT COURSE -NO IMPfRl'/0/JS LINER OR Fil TER FABRIC IS TOBE USED -SFECJAL APPROVAL REQUIRED FOR USE IN HIGHL 't EXPANSJVE SOli.-SUEIDRA/N MAY BE Rf(XIIRED -PAVER INST ALLA noN SHALL BE PER MANUFACTURER'S RE Ca WE/WA TIONS; PAVER SEC noN PER GEO TECHNICAL EflGINEER RECOMMENDATJONS AND REOUiRED TO UA/flrA/fi IMPOSED LQADS OF NOTLESS7HAN75.000LBS TYPICAL DETAIL -PERVIOUS PAVER$ Specifications for Alternative Fire Lane No Parking Signs 12"iii,~;1 NO PARKING BEYOND THIS POINT EXCEPT IN DESIGNATED STALLS VIOLATING VEHICLES WILL BE CITED OR TOWED AT OWNER'S EXPENSE eve 22soo.1, 22658(a) NOTTO SCALE ~--Additional verbiage $hall be 1" bold, condensed red lettering on white reflective back.ground. Where parking stalls are not pres@r\l, ~tgn mav omit ·except In designated stalls "and sign hieight may be reduced to 18". Spe-clflcatlon~ for the re.st of the .sign .shall match those of standard fire lane no parking signs. PROJECT SUMMARY ASSESSORS PARCEL NUMBER: 204-01<>09-00 ADDRESS: 3215 TYLER STREET PROJECT DESCRIPTION: CONSTRUCTION OF FOUR 3-STORY NEW CONDOMINIUM BUILDINGS, EACH CONSISTING OF THREE UNITS FOR A TOTAL OF 12 UNITS. ASSOCIATED ON-SITE ANO OFF-SITE IMPROVEMENT ARE A PART OF THIS PERMIT. ACREAGE: 23,187S.F./.532AC BUILDING INFORMATION BUILDING A GROSS FLOOR AREA: 6,716S.F. BUILDING B GROSS FLOOR AREA: 6,716S.F. BUIWING C GROSS FLOOR AREA: 6,69BS.F. BUILDING D GROSS FLOOR AREA: 6,698S.F TOTAL BUILDING AREA: 26,828S.F. STORIES: 3 HEIGHT: 35'MAX. OCCUPANCY: R-2&U TYPE OF CONSTRUCTION: V-8 FIRE SPRINKLERS: YES (NFPA 13R) FIRE ALARM: YES FIRE DEPARTMENT ACCESS & WATER NOTES INSPECTION REQUIREMENTS 1. CARLSBAD SITE INSPECTIONS ARE REQUIRED FOR THIS PROJECT. PLEASE SCHEDULE ALL FIELD INSPECTIONS AT LEAST 48 HOURS IN ADVANCE INSPECTIONS CANCELED AFTER 1 P.M. ON THE DAY BEFORE THE SCHEDULED DATE WILL BE SUBJECT TO A RE-INSPECTION FEE. CALL (442) 339-2660 TO SCHEDULE AN INSPECTION. 2. A LUMBER DROP INSPECTION SHALL BE PERFORMED PRIOR TO BRINGING COMBUSTIBLE MATERIALS (OR COMBUSTIBLE FIXTlJRES ANO FINISHES FOR STRUCTURES OF NON-COMBUSTIBLE CONSTRUCTION). ALL-WEATHER ACCESS ROADS CAPABLE OF SUPPORTING 72,000 TOPPED WITH ASPHALT, CONCRETE, OR EQUIVALENT SHALL BE IN PLACE AND HYDRANTS OPERATIONAL ATTIME OF LUMBER DROP INSPECTION. 3. FOR PROJECTS WITH FUEL MODIFICATION, A VEGETATION CLEARANCE INSPECTION IS REQUIRED PRIOR TO A LUMBER DROP INSPECTION. USE THE FUEL MODIFICATION PLAN SERVICE REQUEST NUMBER TO SCHEDULE THE VEGETATION CLEARANCE INSPECTION. 4. PHASED INSTALLATION OF FIRE ACCESS ROADS REQUIRES ADDmONAL INSPECTIONS NOT COVERED BY THE FEES PAID AT PLAN SUBMITTAL. CONTACT (442) 339-2660 TO ARRANGE FOR ADDITIONAL INSPECTIONS THAT MAY BE NEEDED AND ANY FEES THAT MAY BE DUE 5. AN ORIGINAL APPROVED, SIGNED, WET-STAMPED CARLSBAD FIRE ACCESS & WATER PLAN SHALL BE AVAILABLE ON-SITE AT TIME OF INSPECTION 6. ACCESS ROADS AND HYDRANTS SHALL BE MAINTAINED AND REMAIN CLEAR OF OBSTRUCTIONS AT ALL TIMES DURING AND AFTER CONSTRUCTION. AREAS WHERE PARKING IS NOT PERMITTED SHALL BE CLEARLY IDENTIFIED AT ALL TIMES. OBSTRUCTION OF FIRE LANES AND HYDRANTS MAY RESULT IN CANCELLATION OR SUSPENSION OF INSPECTIONS. 7. TEMPORARY FUEL TANKS OF 60 OR MORE GALLONS SHALL BE REVIEWED, INSPECTED, AND PERMITTED BY THE, CITY OF CARLSBAD PRIOR TO USE. 6. THE PROJECT ADDRESS SHALL BE CLEARLY POSTED AND VISIBLE FROM THE PUBLIC ROAD DURING CONSTRUCTION. 9. ALL GATES IN CONSTRUCTION FENCING SHALL BE EQUIPPED WITH EITHER A KNOX OR BREAKAWAY PADLOCK 10. BUILDINGS OF FOUR OR MORE STORIES SHALL BE PROVIDED WITH STAIRS AND A STANDPIPE BEFORE REACHING 40 FEET IN HEIGHT GENERAL REQUIREMENTS 1. FIRE LANE WIDTHS SHALL BE MEASURED FROM TOP FACE OF THE CURB TO TOP FACE OF THE CURB FOR FIRE LANES WITH STANDARD CURBS AND GUTTERS AND FROM FLOW-LINE TO FLOW-llNE FOR FIRE LANES WITH MODIFIED CURB DESIGNS (E.G., ROLLED, RAMPED, ETC.~ THE DEVELOPER IS RESPONSIBLE TO VERIFY THAT ALL APPROVED PUBLIC WORKS OR GRADING DEPARTMENT STREET IMPROVEMENT PLANS OR PRECISE GRADING PLANS CONFORM TO THE MINIMUM STREET WIDTH MEASUREMENTS PER THE APPROVED CARLSBAD FIRE DEPARTMENT ACCESS & WATER PLAN AND STANDARDS IDENTIFIED IN CARLSBAD FIRE DEPARTMENT ACCESS & WATER GUIDELINE FOR ALL PORTIONS OF THE FIRE ACCESS ROADS. 2. PERMANENT, TEMPORARY, AND PHASED EMERGENCY ACCESS ROADS SHALL BE DESIGNED AND MAINTAINED TO SUPPORT AN IMPOSED LOAD OF 72,IXXl LBS. ANO SURFACED TO PROVIDE ALL-WEATHER DRIVING CAPABILITIES. 3. FIRE LANE SIGNS AND RED CURBS SHALL MEET THE SPECIFICATIONS SHOWN IN CARLSBAD FIRE DEPARTMENT ACCESS & WATER GUIDELINE ANO SHALL BE INSTALLED AS DESCRIBED THEREIN. ADDITIONAL FIRE LANE MARKINGS MAY BE REQUIRED AT THE TIME OF INSPECTION DEPENDING ON FIELD CONDITIONS. 4. ALL FIRE HYDRANTS SHALL HAVE A "BLUE REFLECTIVE PAVEMENT MARKER" INDICATING THEIR LOCATION PER THE CARLSBAD STANDARD. ON PRIVATE PROPERTY MARKERS ARE TO BE MAINTAINED IN GOOD CONDITION BY THE PROPERTY OWNER. 5. ADDRESS NUMBERS SHALL BE LOCATED AND BE OF A COLOR AND SIZE SO AS TO BE PLAINLY VISIBLE ANO LEGIBLE FROM THE ROADWAY FROM WHICH THE BUILDING IS ADDRESSED IN ACCORDANCE WITH CARLSBAD FIRE DEPARTMENT ACCESS & WATER GUIDELINE. 6. ACCESS GATES SHALL BE APPROVED PRIOR TO INSTALLATION AND SHALL BE IN COMPLIANCE WITH CHAPTER 5 OF THE CFC AND CARLSBAD FIRE DEPARTMENT ACCESS & WATER GUIDELINE. 7. APPROVED ACCESS WAL'fW'/AYS SHALL BE PROVIDED TO ALL REQUIRED OPENINGS ANO ALL RESCUE WINDOWS. 8. VEGETATION SHALL BE SELECTED AND MAINTAINED IN SUCH A MANNER AS TO ALLOW IMMEDIATE ACCESS TO ALL HYDRANTS, VALVES, FIRE DEPARTMENT CONNECTIONS, PULL STATIONS, EXTINGUISHERS, SPRINKLER RISERS, ALARM CONTROL PANELS, RESCUE WINDOWS, AND OTHER DEVICES OR AREAS USED FOR FIREFIGHTING PURPOSES. VEGETATION OR BUILDING FEATURES SHALL NOT OBSTRUCT ADDRESS NUMBERS OR INHIBIT THE FUNCTIONING OF Al.ARM BELLS, HORNS, OR STROBES. 9. DUMPSTERS AND TRASH CONTAINERS LARGER THAN 1.5 CUBIC YARDS SHALL NOT BE STORED IN BUILDINGS OR PLACED WITHIN 5 FEET OF COMBUSTIBLE WALLS, OPENINGS OR COMBUSTIBLE ROOF EAVE LINES UNLESS PROTECTED BY AN APPROVED SPRINKLER SYSTEM. 10. MN FUTURE MODIFICATION TO THE APPROVED FIRE DEPARTMENT ACCESS & WATER PLAN OR APPROVED SITE PLAN, INCLUDING BUT NOT LIMITED TO ROAD WIDTH, GRADE, SPEED HUMPS, TURNING RADII, GATES OR OTHER OBSTRUCTIONS, SHALL REQUIRE REVIEW, INSPECTION, AND APPROVAL BY THE, CITY OF CARLSBAD. 11. APPROVAL OF THIS PLAN SHALL NOT BE CONSTRUED AS APPROVAL OF MN INFORMATION OR PROJECT CONDITIONS OTHER THAN THOSE ITEMS AND REQUIREMENTS IDENTIFIED IN CARLSBAD FIRE DEPARTMENT ACCESS & WATER GUIDELINE AND RELATED PORTIONS OF THE CFC AND CBC. THIS PROJECT MAY BE SUBJECT TOADDmONAL REQUIREMENTS NOT STATED HEREIN UPON EXAMINATION OF ACTUAL SITE AND PROJECT CONDITIONS OR DISCLOSURE OF ADDITIONAL INFORMATION. CT 2024-0001 SDP 2024-0008 KIRK MOELLER ARCHITECTS. INC. 2B8B LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 l(IRK@KMARCHITECTSINC.COM AU. IOEAS, OESIGNS AND OIRECTlON INDICATEO WITHIN THESE ORAWINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INTENOED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF KIRK MOELLER ARCHITECTS, INC THERE SHAl.l. BE NO CHANGES OR DEVIATIONS FROM THESE ORAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Date: 3-2-24 Project: Tl'LER ST. HOMES File: FDl.1 Revisions: & PLANNING #1 ~24 & PLANNING#2 6-27-24 .&. PLANNING #3 8-8-24 & PLANNING #4 10-16-24 SheetTrlle: FIRE DEPT. ACCESS & HYDRANT PLN Sheet Number: FD1.1 TYLER STREET PIN E A V E N U E SAN DIEGO NORTHERN RAILWAY APN: 204-010-14-00 APN: 204-010-10-00 LO T 4 MA P N O . 1 7 4 3 AP N : 2 0 4 - 0 1 0 - 0 8 - 0 0 LO T 6 MA P N O . 1 7 4 3 AP N : 2 0 4 - 0 7 0 - 2 8 - 0 0 SUBJECT PROPERTY GROSS AREA = 22,768 SF (0.523 AC) LOT 5 MAP NO. 1743 APN: 204-010-09-00 BLOCK 31 MAP NO. 775 APN: 204-081-01-04 BLOCK 32 MAP NO. 775 APN: 204-085-08-00 N34°00'48"W 139.90' N34°00'26"W 139.87' N34°00'26"W 139.87' PL PER LOT LINE ADJUSTMENT (COC DOC# 2024-0147448 RECORDED JUNE 12, 2024 ) N5 6 ° 0 0 ' 0 1 " E 1 6 2 . 7 6 ' N5 6 ° 0 0 ' 4 4 " E 1 6 2 . 7 7 ' 20 . 0 ' 20 . 0 ' 40 . 0 ' 1 TYLER STREET HOMES 3215/3225 TYLER STREET TENTATIVE TRACT MAP TITLE SHEET FOR: X X W W S S G G W S S S S N W W W SD SD SITE T Y L E R S T 5CARL S B A D V I L L A G E D R CHES T N U T A V E J:\ACTIVE JOBS\4070 NORUM-CARLSBAD-Tyler Street\CIVIL\DRAWING\DISCRETIONARY PLANS 1 3 Nov. 6, 2024 Item #2 90 of 99 LEGEND PROPERTY BOUNDARY CENTERLINE OF ROAD ADJACENT PROPERTY LINE PUBLIC RIGHT-OF-WAY SETB4CKLINE EXISTING CONTOUR LINE PROPOSED CONTOUR LINE PROPOSED FLOWLJNE PROPOSED DIRECTION OF FLOW PROPOSED 6" PCC CURB PER SDRSD G--02" PROPOSED SAWCUT OF EXISTING PAVEMENT PROPOSED DECOMPOSED GRANITE WALKWAY PROPOSED PCC PAVEMENT" PROPOSED PERVIOUS PAVERS: COLOR AND FINISH PER SEPARATE PLAN PROPOSED TRENCH RESURFACING PER CITY OF CARLSBAD STANDARD GS-25, G~27, GS-28 3• AC GRIND AND OVERLAY EXISTING FENCE EXISTING WATER MAIN {SIZE PER PIAN) EXISTING SEWER MAIN (SIZE PER PLAN) EXISTING GAS MAIN (SIZE PER PLAN) PROPOSED 1" IRRIGATION WATER SERVICE, METER, AND BACKFLOW PER CAMI) STANDARD w-.3, W-8 PROPOSED 2" DOMESTIC WATER SERVICE, METER, AND BACKFLOW PER CAMI) STANDARD w-4, W-8 PROPOSED 6" PVC PRIVATE STORM DRAIN PIPING PROPOSED 6" FIRE WATER SERVICE AND 6" DDCVA BA.CKFl.OW PER CMWD STANDARD W-9 PROPOSED PVC SEWER lATERAJ.. AND CLEANOUT WITH 12" CAST IRON LID PER CITY OF CARLSBAD STANDARD S-6 (SIZE PER PLAN) PROPOSED PCC DRIVEWAY APRON PER SDRSD G-14A" (WIDTH PER PLAN) "AS MODIFIED BY CITY OF CARLSBAD STANDARDS GENERAL NOTES LAND USE NUMBER OF LOTS SEWER DISTRICT WATER DISTRICT SCHOOL DISTRICT ELECTRIC TELEPHONE CATV DRAINAGE BASIN /HYDROLOG/C AREA FIRE PROPOSED DENSITY PROPOSED# OF UNITS EXISnNG HOUSE LIVABLE AREA ----64---- F½½½½E r,zz✓z,zzd ~ ~---€) RES/DEN11AL 1LOT ~--G CITY OF CARLSBAD WASTEWATER DMS/ON CARLSBAD MUNICIPAL WATER DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT SAN DIEGO GAS & ELECTRIC AT&T nME WARNER CABLE AGUA HEDIONDAI LOS MONOS CITY OF CARLSBAD 23.0 DU I AC (RESIDENTIAL) 12.0UNITS 3,519SF VICINITY MAP -t SCALE:NrS CT 2024-0001 I SOP 2024-0008 TENTATIVE TRACT MAP TYLER STREET HOMES _J I I ---------_j_ ---------------------- GENERAL NOTES CONTINUED EXISnNG ZONING PROPOSED ZONING EXISnNG MASTER PLAN DES/GNAnON PROPOSED MASTER PLAN DESIGNAnON AVERAGE DAILY TRAFFIC GENERATED SEWER GENERAnON FIGURE TOTAL SEWERGENERAnON POTABLE WATER FIGURE TOTAL POTABLE WATER PRE-DEVELOPMENT PEN( DISCHARGE (Q100) POST-OEVELOPMENT PEAK DISCHARGE (Q100) VILLAGE-BARRIO (V-B) VILLAGE-BARRIO (V-B) PINE-TYLER MIXEO-IJSE (PT) 18-23 DU/AC PINE-TYLER MIXEO-IJSE (PT) 18-23 DU/AC 96 TRIPS (12 UNITS • 8ADT /DU RESIDENTIAL) 0.8 EDU /DU (RESIDENTIAL -MULTI-FNd/LY 9.6EOU 185 GPD /DU (RESIDENTIAL -MUL TI-FNd/LY) (185 GPU I DUX 12 DU)= 2,22D GPU 1.46 CFS (TOTAL FOR SITE) 1.99 CFS (TOTAL FOR SITE; UNMrrlGATED) 0.78 CFS (TOTAL FOR SITE; MlnGATED) EASEMENT I OED/CATION NOTES [iJ PROPOSED 5.0' WIDE PUBLIC LJnLITY EASEMENT AND PUBLIC STREET EASEMENT TO THE CITY OF CARLSBAD EXISTING EASEMENTS NOTES ITEMS 1 THROUGH 3ARE NON MAPPING ITEMS AND HAVE BEEN OMITTED HEREON. CONDOMINIUM NOTE THIS /SA MAP OF AN AIRSPACE CONDOMINIUM SUBDMSION PROJECT AS DEFINED IN SECTION 4125 OF THE CML CODE OF THE STATE OF -------~- ~ GRAPH/CSCA/.E 1'=411 PLAN VIEW -SITE LAYOUT SCALE: r = 40' Ill 0 Ill BO 121! DENSITY CALCULATIONS GROSS ACREAGE LESS BEACHES LESS PERMANENT BODIES OF WATER LESS FLOODWAYS LESS SIGNIFICANT WETIANDS LESS SIGNIFICANT WOODLAND HABITATS LESS LAND SUBJECT TO MAJOR POWER TRANSMISSION EASEMENTS = LESS RAILROAD TRACK BEDS NET ACRES SLOPES 0%-25% 25%-4°" 40%+ AREA (SF I ACRES) 22,768 SF I 0.523 ACRES 0SFI0ACRES 0SFI0ACRES DENSITY (DU)• 18-23 18-23 18-23 22,768 SF I 0.523 ACRES 0SFI0ACRES 0SFI0ACRES 0SFI0ACRES 0SFI0ACRES 0SFI0ACRES 0SFI0ACRES 0SFI0ACRES 22,768 SF I 0.523 ACRES DWELLING UNITS 9.4-12.0 0 0 TOTAL= 9.4-12.0 "PER THE LAND USE ELEMENT -PINE-TYLER MIXED-USE (Pl): 18-23 DWELLING UNITS PER ACRE REFERENCED DRAWINGS EARTHWORK I PROJECT GRADING CUT: 0 CY MAX CUT HEIGHT: 0 FT FILL: 1,710 CY MAX FILL HEIGHT: 3.0 FT EXPORT: 0CY REMEDIAL: 2,530 CY (DEPTH OF 2-3 FEET) VOLUME OF FILL (PER PRELIM GRADING PLAN): 1,710 CY VOLUME OF OTHER EXCAVATIONS: NIA TOTAL GRADED AREA: 22,768 SF (0.523AC) 1,710CY /0.523AC =a270 CY /ACRE "PROJECT DOES NOT PROPOSE TO GRADE, ERECT. OR CONSTRUCT INTO OR ON TOP OF A NAWRAL DR MANUFACWRED SLOPE WHICH I/ASA GRADIENT OF FIFTEEN PERCENT OR MORE, THEREFORE HILLSIDE DEVELOPMENT STANDARDS PURSUANT TO C.M.C. 21.95.140(DX2) DO NOT APPLY TO THIS PROJECT THESE QUANnnES ARE APPROXIMATE AND ARE SUBJECT TO CHANGE BASED ON FINAL ENGINEERING DESIGN AND DETAILING SHEET INDEX PREPARED BY, OWNER INFORMATION mER STREET DEV LLC 2888 LOKER AVENUE EAST, SUITE 220 CARLSBAD, CA 92010 SUBDIVIDER INFORMATION JOHN NOR.UM & KIRK MOELLER FOR: mER STREET DEV LLC 2888 LOKER AVENUE EAST. SUITE 22D CARLSBAD, CA 92010 PH: (949) 671>4927 LEGAL DESCRIPTION REAL PROPERTY IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, DESCRIBED AS PARCEL 1 PER CERnFICATE OF COMPLIANCE 2024-0001, RECORDED ON JUNE 12TH, 2024AS DOCUMENT #2024-0147446 OF OFFICIAL RECORDS, MORE PARTICULARLY DESCRIBED AS FOLLOWS: LOT 5 INDUSTRIAL TRACT, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AS PER MAP 1743, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY JANUAR.Y3, 1923, TOGETHER Wrrll THAT PORTION OF LOTS 1a 14, 15, AND 16 IN BLOCK "F" OF CARLSBAD ACRE TRACT 106, ACCORDING TO MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY. MAY 2, 1888. ALSO THOSE PORTIONS OF FIRST STREET ADJACENT ON THE NORTHEAST; PINE AVENUE ADJACENT ON THE NORTHWEST; AND THE ALLEY ADJACENT ON THE SOUTHWEST LYING BETWEEN THE NORTHEASTERLY LINE OF THE 200.00 FOOT RIGHT-OF-WAY OF THE ATCHISON TOPEKA AND SANTA FE RAILROAD AND THE SOUTHWESTERLY LINE OF SAID BLOCK "F", AS VACATED BY RESOLUnON OF THE COUNTY BOARD OF SUPERVISORS ON MARCH 1, 1915 IN BOOK 36, PAGE 104 OF MISCELLANEOUS RECORDS, MORE PARTICUl.ARI.. Y DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 5, ALSO BEING THE NORTHEASTERLY CORNER OF LOT 4 OF SAID MAP 1743; THENCE, SOUTH 55"27'00" WEST 162.64 FEET ALONG THE SOUTHEASTERLY LINE OF SAID LOT 4 TOA POINT ON A PARALLEL LINE THAT IS 3.00 FEET. MEASURED PERPENDICULAR AND SOUTHWESTERLY OF THE SOUTHWESTERLY LINE OF SAID LOT 5; THENCE, SOUTH 34"3300" EAST 139.82 FEET TO THE NORTHWESTERLYLINE OF LOT 6 OF SAID MAP 1743; THENCE, NORTH 55"27'00" EAST 162.64 FEET ALONG THE NORTHWESTERLY LINE OF SAID LOT 6 TO THE NORTHEASTERLY CORNER OF LOT 5, ALSO BEING THE SOUTHWESTERLY RIGHT-OF-WAY OF TYLER STREET (FORMERLY FIRST STREET); THENCE, NORTH 34°33'00" LiVEST 139.82 FEET ALONG SAID SOUTHWESTERLY LINE OF mER STREET (FDRMERL Y FIRST STREEI) TO THE POINT OF BEGINNING. TOPOGRAPHY THE BOUNDARIES AND DIMENSIONS OF THE SURVEYED PARCEL(S) SHOWN HEREON ARE BASED ON A FIELD SURVEY. RECORD DIMENSIONS MAY VARY. THE BOUNDARIES OF ADJOINING PARCELS WERE COMPILED FROM RECORDED DR FILED DATA, AND ARE TO BE USED FOR PLANNING PURPOSES ONLY. FULL PROCEDURE OF SURVEY NOT SHOWN HEREON. THE LOCAnONs OF UNDERGROUND UTILITY LINES AND/OR STRUCnJRES AS SHOWN HEREON ARE BASED ON OBSERVED ABOVE GROUND EVIDENCE AND RECORD INFORMATION PROVIDED TO THE SURVEYOR. NO EXCAVATIONS WERE MADE DURING THE COURSE OF THIS SURVEY TO LOCATE UNDERGROUND UTILITIES. LOCATIONS OF UNDERGROUND unLmES MAY VARY FROM LOCATIONS SHOWN HEREON. ADDITIONAL UNDERGROUND unLlnES MAY EXIST. AERIAL MAPPING FLOWN JULY 27, 2023 PREPARED BY: PASCO, LARET, SUITER &ASSOCIATES BENCHMARK C/.SB-130, 2.5" DISK IN SOUTHEAST CORNER OF DRAINAGE BOX INLET AT THE END OF CURB RETURN IN THE NORTHEAST CORNER OF GRANDA VENUE AND WASHINGTON STREET, 52 FEET L,YEST OF RAILROAD TRACKS AND40 FEET NORTH OF THE CENTER OF GRAND AVENUE. ELEVATION: 40.91 (NGVD29) BASIS OF BEARINGS THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CALIFORNIA COORDINATE SYSTEM, NAD 83 (CCS83) EPOCH 1991.35, ZONE 6, AS DETERMINED LOCALLY BY A LINE BETWEEN FIRST ORDER CONTROL STATIONS "CLSB 130" AND "CLSB 122" BEING A GRID BEARING OF N 83"33'34" E GRID AS DERIVED FROM GEODETIC VALUES SHOWN ON RECORD OF SURVEY 17271, CITY OF CARLSBAD SURVEY CONTROi., FILED ON FEBRUARY 8, 2002 AS FILE NUMBER 2002-0112862 IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY. SITE ACREAGE GROSS: NET DEVELOPABLE: EXISTING IMPERVIOUS AREA: PROPOSED IMPERVIOUS AREA (ONSITE): INCREASE IN IMPERVIOUS AREA: DISWRBED AREA: SITE ADDRESS 3215J225 ffiER STREET CARLSBAD, CA 92008 APN: 204-011UH,-01J PREPARED BY PREPARED BY: PASCO, LARET, SUITER & ASSOCIATES 1911 SAN DIEGO AVE, SUITE 100 SAN DIEGO, CA 92110 PH: (858) 25!Ul212 ENGINEER OF WORK TYLER GLAWSON, PE #80356 [::II 22,768 SF (0.523 AC) 22,768 SF (0.523 AC) 11,400SF(0.262AC) 1a997 SF (0.321 AC) 2,597 SF (0.00/J AC) 22,768 SF (0.523 AC) ACCESS ffiER STREET, A PUBLIC ROAD DATE CITY OF CARLSBAD TENTATIVE TRACT MAP CALIFORNIA, AND IS PURSUANT TO THE SUBDMSION MAP ACT. THIS PROJECT IS COMPRISED OF A ONE LOT CONDOMINIUM SUBDIVISION AND CONTAINS A MAXJMUM OF Jg_ AIRSPACE CONDOMINIUM RESIDEN11AL UNITS MAP775 MAP1743 CR20872 CR24398 CR31J120 CR9467 ROS9309 ROS 14504 ROS03194 ROS 16439 TENTAnVE MAP nTLE SHEET PRB.JMINARY GRADING PLAN SECTIONS AND DETAILS PASCO LARET SUITER I l'l:ili:ili(OJICll'lllE:ili San Diego I Solana Beach I Orange County Phone 858.259.8212 I www.plsaengineering.com I ENGINEER Of' - T'ILER G LAWSClN RCE: imae D'MI BY: ____w._ a-iKD BY: ____.._ RVIWl BY: __m._ XXXXX OEOEOEOEOEOEOEOEOEOEOEOE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOE 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 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 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 OEOEOEOEOEOEOEOEOEOEOEOE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOE 45 45 45 45 45 45 45 TC=46.51 FL=46.02 TC=46.46 FL=45.97 TC=46.40 FL=45.97 TC=46.34 FL=45.88 TC=46.26 FL=45.81 TC=46.20 FL=45.76 TC=45.7 8 FL=45.67 TC=45.77 FL=45.64 1 S T O R Y R E S I D E N C E 44 . 8 44 . 3 44 . 0 46 . 0 T W ST O R A G E C E N T E R 1 S T O R Y RE S I D E N C E 1 S T O R Y RE S I D E N C E (C O N N E C T E D ) OV E R H A N G OV E R H A N G 1 S T O R Y RE S I D E N C E (C O N N E C T E D ) OVE R H A N G SH E D OV E R H A N G AU T O C A R E SH O P 44 . 4 7 43 . 6 7 43 . 5 3 43 . 1 8 43 . 2 8 42 . 5 7 44 . 4 8 45 . 5 5 46 . 6 3 45 . 4 1 46 . 0 8 T W 46 . 0 0 T W 46 . 0 2 T W 45 . 9 6 T W ST O R A G E BU I L D I N G SHIPPING CONTAINER X X X X X X X X X X X X X X X X X X X X X X XXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X S S S S S S S S S S S S S S S S S S S S S 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 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 WM 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 S S S S S S S W W FFFFFFFFFFFFFFFFFFF W W W W W W W W W W W W W W W W W W W W W W W WWM C C C S S S F F F F F SD SD SDSDSDSDSDSDSDSDSDSDSD SD SD SD SD SDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SD F F F SD SD S S C C S S C C S S C W W C S S C C S S C C S S C C 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 SD SD SD SD SD SD W W W W W W W W W W W W W W W W W W W W W W W C F JT JT JT JT F F F F F SD SD JT JT JT JT J T JT JTJTJTJTJTJTJT JT JT JT JT JT JT JTJT X XX X X X XX X X XXXXX X X XXX X XXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X TY L E R S T R E E T PINE AVENUE FUTURE DEVELOPMENT APN: 204-010-10-00 LOT 4 MAP NO. 1743 APN: 204-010-08-00 LOT 6 MAP NO. 1743 APN: 204-070-28-00 BLOCK 31 MAP NO. 775 APN: 204-081-01-04 GFF 46.4GFF 46.4 GFF 46.4 46.4 GLIP 46.4 GLIP46.4 GLIP UNIT 8 FF = 47.1 PAD = 46.4 45.7 GLIP 45.7 GLIP 45.7 GLIP 45.7 GLIP 45.7 GLIP 45.7 GLIP UNIT 2 FF = 47.1 PAD = 46.4 UNIT 11 FF = 46.4 PAD = 45.7 UNIT 5 FF = 46.4 PAD = 45.7 MAX MAX 0.7% 12.0%1.0 % 1.0 % 2.0%5.0 % 5.0 % 1.0 % 1.0 % 2.0%0.7%3.6 % 3.6 % 2.2 % 2.2 % 3.8 % 3.8 % 2.4 % 2.4 % 1.0%0.4% 3.3% 1.0% 45.8 FL 46.4 FG 46.4 FG 46.3 FG 46 . 5 F L / H P 46.4 FG 46 . 1 F L 46 . 0 F L 45 . 8 F L 45.7 FG 45.7 FG 45.7 FG 45.7 FG 45 . 5 F L 45 . 4 F L 45 . 3 F L 1-4" STEP 46.0 FG 1-4" STEP 46.0 FG 1-4" STEP 46.0 FG 1-4" STEP 46.0 FG1-4" STEP 46.0 FG 1-4" STEP 46.0 FG 1-6" STEP 46.7 FG 1-4" STEP 46.7 FG 1-4" STEP 46.7 FG 1-4" STEP 46.7 FG 1-4" STEP 46.7 FG1-4" STEP 46.7 FG 46 . 3 F G 46 . 3 F G MATCH TO EX. TC BEGIN IMPROVEMENTS PCC C&G (45.78 TC) (45.65 FL) 46.4 FG 46 . 3 F G 44 . 9 T W @ F G (4 2 . 8 B W @ E G ) H = 2 . 1 F T 46 . 0 T W @ F G (4 3 . 8 B W @ E G ) H = 2 . 2 F T 46 . 5 F G 46 . 6 F G 46 . 5 T W @ F G (4 5 . 2 B W @ E G ) H = 1 . 3 F T 46.5 FG 44 . 9 T W @ F G (4 3 . 2 B W @ E G ) H = 1 . 7 F T 46 . 0 T W @ F G (4 3 . 8 B W @ E G ) H = 2 . 2 F T 46 . 5 T W @ F G (4 5 . 8 B W @ E G ) H = 0 . 7 F T PROPERTY LINE PUBLIC ROW PROPERTY LINE PUBLIC ROW PROPERTY LINE PER LOT LINE ADJUSTMENT (COC DOC# 2024-0147448 RECORDED JUNE 12, 2024) PROP. 24-FT WIDE PRIVATE UTILITY AND ACCESS EASEMENT (43.2 EG) 45.7 FG 46.4 FG 46.4 FG 45.7 FG 2:1 45 . 6 T W @ F G (4 2 . 9 B W @ E G ) H = 2 . 7 F T 45 . 8 T W @ F G (4 3 . 9 B W @ E G ) H = 1 . 9 F T 46 . 2 T W @ F G (4 4 . 1 B W @ E G ) H = 2 . 1 F T 46.4 FG 46.6 FG 0.5%1.2% 46 . 3 T W @ F G (4 3 . 9 B W @ E G ) H = 2 . 4 F T 45 . 8 T W @ F G (4 3 . 4 B W @ E G ) H = 2 . 4 F T 45 . 6 T W @ F G (4 3 . 3 B W @ E G ) H= 2 . 3 F T END 6" PERFORATED PIPE; CONNECT 4-INCH PVC PIPE AT 10' O.C. TO PERFORATED PIPE TO DISCHARGE THROUGH HEAD WALL, TYP. 2:1 46 . 2 F G CONNECT TO EX. SEWER MAIN 38.5 IE IN (NW) 39.7 IE IN (SW) @ LAT 38.5 IE IN (SW) @ MAIN 38.5 IE OUT (SE) 5.0' STBK 24 . 0 ' 10.01' 20 . 0 ' 24 . 0 ' 12.2' 14.2' 10.02' 5.0 ' 6.0 ' 3.0 ' 2' 3.0 ' 3.0 ' SEWER CLEANOUT 44.35 RIM 41.9 IE 6" SEWER S = 0.005 SEWER CLEANOUT FOR FUTURE DEVELOPMENT NO CONNECTION PROP. TO PUBLIC MAIN 46.4 RIM 40.0 IE 6" SEWER S = 0.020 SEWER CLEANOUT 46.4 RIM 40.1 IE 8" SEWER S = 0.005 SEWER CLEANOUT 43.2 RIM 40.8 IE 45.8 FL 45.9 FG 46 . 2 F G 45.9 FG 2' PROP. 3" PVC SIDEWALK UNDER DRAIN 45.72 FL PROP. 3" PVC SIDEWALK UNDER DRAIN 45.9 FL EX. WATER METER TO BE REMOVED EX. FH AND FIRE SERVICE TO BE REMOVED AND REPLACED EX. POWER POLE TO BE PROTECTED IN PLACE MATCH TO EX. TC END IMPROVEMENTS PCC C&G (46.46 TC) (45.97 FL) CURB TRANSITION 46.2 TC 45.7 FL EX. 6" ACP WATER (DWG 402-6) TO BE REPLACED EX. 8" VC SEWER (DWG 118-9) EX. SIGN TO BE RELOCATED EX. MAILBOX TO BE REMOVED EX. C&G TO REMAIN EX. 1.5" GAS (DWG 402-6) EX. OVERHEAD UTILITIES TO REMAIN EX. C&G TO REMAIN 2.0 % 2.0 % 1.0 % 2.0 % 1.0 % UNIT 7 FF = 47.1 PAD = 46.4 UNIT 1 FF = 47.1 PAD = 46.4 UNIT 9 FF = 47.1 PAD = 46.4 UNIT 3 FF = 47.1 PAD = 46.4 UNIT 10 FF = 46.4 PAD = 45.7 UNIT 4 FF = 46.4 PAD = 45.7 UNIT 12 FF = 46.4 PAD = 45.7 UNIT 6 FF = 46.4 PAD = 45.7 5.0'15.0' 4.5% 1.0% 42 . 8 T W @ F G (4 2 . 8 B W @ E G ) H = 0 F T 42 . 9 T W @ F G (4 2 . 9 B W @ E G ) H = 0 F T 46.4 FG PROP. TRANSFORMER 5.0' PUBLIC R/W DEDICATION STUB FOR FUTURE DEVELOPMENT 46 . 6 F G 46 . 6 F G 1.0 % 3.9 % 46 . 2 F L 46 . 4 F L 2.5% 46 . 4 F G 20 . 0 ' 0.7%0.7% 5.0 % 45 . 1 F L 0.7%0.7% 20 . 0 ' 46.6 FG 1.0 % 46.3 FG 4.4 % 46.6 FG 46.6 FG0.5% 46.8 FG 3.0 % 1.0% 1.8 % 45.8 FG 2.0 % 2.0 % 2.0 % 46 . 1 F G 45.7 FG 3.0 % 46.4 FG 46.4 FG 46.4 FG 46 . 3 T W @ F G (4 5 . 3 B W @ E G ) H = 1 . 0 F T 1.0 % 46.4 FG 46 . 6 T W @ F G (4 5 . 5 B W @ E G ) H = 1 . 1 F T 46.7 FG46.4 FG 2.0 % 2.0 % 2.0 % 2.0 % 3.7 %46 . 1 F G 1.2%45.8 FG45.7 FG 0.5% 1.8 % 2. 0 % 3.0 % 1.0% 1.0% CONNECT TO 8" WATER MAIN 46.1 FG 46.0 FG45.9 FG 46.4 FG 46.0 FG 46 . 4 F G 1.0 % 1 3 3 3 41.3 IE241.4 IE241.5 IE241.7 IE241.8 IE241.9 IE2 3 CONNECT TO 8" WATER MAIN 6 7 CONNECT TO 8" WATER MAIN 8 4 9 11 10 12 12 29 29 28 16 16 50.1 TG 45.4 IE 18 50.1 TG 45.2 IE18 49.6 TG 44.9 IE 1849.4 TG 44.3 IE18 49.4 TG 44.1 IE 18 49.4 TG 44.7 IE18 49.6 TG 44.9 IE 18 49.6 TG 45.9 IE18 49.4 TG 44.7 IE 18 49.6 TG 46.0 IE18 50.1 TG 45.2 IE18 49.6 TG 44.9 IE 18 50.1 TG 45.4 IE 18 49.6 TG 44.9 IE 1849.4 TG 44.7 IE18 49.4 TG 44.3 IE18 49.4 TG 44.7 IE 18 49.4 TG 44.1 IE 18 20 21 21 21 1.8 % 46 . 4 F G 46 . 3 F G 46 . 2 F G 46 . 3 F G 46 . 3 F G 46 . 2 F G 232323232323 23 23 23 23 23 23 26 25 24 45.7 TG 44.6 IE15 45.7 TG 44.6 IE15 45.2 TG 43.8 IE 17 45.2 TG 43.8 IE 17 BEGIN 6" PERFORATED PIPE 43.3 IE 5 N3 4 ° 0 0 ' 2 6 " W 1 3 9 . 8 7 ' N56°00'44"E 162.77' N3 4 ° 0 0 ' 4 8 " W 1 3 9 . 9 0 ' N56°00'01"E 162.76' 2%2%2%2%2%2% 2%2%2% 2%2%2% BMP #1 A = 60 SF 48.7 FG BMP #2 A = 43 SF 48.7 FG BMP #3 A = 26 SF 48.7 FG BMP #4 A = 25 SF 48.7 FG BMP #5 A = 25 SF 48.9 FG BMP #6 A = 36 SF 48.9 FG BMP #7 A = 43 SF 49.4 FG BMP #8 A = 26 SF 49.4 FG BMP #17 A = 18 SF 48.9 FG BMP #13 A = 25 SF 48.9 FG BMP #14 A = 36 SF 48.9 FG BMP #15 A = 43 SF 49.4 FG BMP #16 A = 26 SF 49.4 FG BMP #18 A = 26 SF 48.9 FG BMP #12 A = 25 SF 48.7 FG BMP #11 A = 26 SF 48.7 FGBMP #10 A = 43 SF 48.7 FG BMP #9 A = 60 SF 48.7 FG 20.0'20.0' 40.0' 5.0' STBK 5.0'15.0' 5.0' PUBLIC R/W DEDICATION ±5 ' ±5 ' 45.7 FG 46.4 FG 46.5 FG N3 4 ° 0 0 ' 4 8 " W 1 3 9 . 9 0 ' PROP. MAILBOX PROP. MAILBOX 46 . 4 F G 5 PROP. BIKE RACK 45.7 FG 46.3 TC 45.8 FL 46.3 TC 45.8 FL 46.4 TC 45.9 FL (0 . 3 % ) (0 . 3 % ) (0 . 3 % ) 46.2 TC 45.7 FL 13 13 43 43 43.3 IE 46 . 4 F L 46 . 1 F L 45 . 6 F L 45 . 4 F L 46 . 0 F L 46 . 3 F L 45 . 6 F L 45 . 4 F L 2.0% (43.2 EG) 43.3 IE (43.0 EG) 43.3 IE (43.1 EG) 2.0%8.9% 45.7 FG 45.7 FG END 6" PERFORATED PIPE; CONNECT 4-INCH PVC PIPE AT 10' O.C. TO PERFORATED PIPE TO DISCHARGE THROUGH HEAD WALL, TYP. 16 43.4 IE 16 43.4 IE 16 43.4 IE 16 43.4 IE (43.0 EG) (43.3 EG) (43.1 EG) (43.0 EG) 45.7 FG 45.7 FG BEGIN 6" PERFORATED PIPE 43.4 IE 2.0%7.2% 5.0% 45.4 FG 45.4 FG 5.6' MAX 3:1 28SIGHT TRIANGLE SIGHT TRIANGLE BEGIN PUBLIC WATER MAIN UPSIZE IMPROVEMENTS INSTALL 8"X6" REDUCER & 8" GATE VALVES VALVE & APPURTENANCE LOCATIONS AS DIRECTED BY CMWD DURING FINAL ENGINEERING ALL AFFECTED COMMUNITY WATER MAIN SERVICES, VALVES, AND APPURTENANCES TO BE REPLACED 6 7 8 5.0% 2.0 % 2.0 % 0.7%5.0 % 5.6' 6.5' BEGIN PUBLIC WATER MAIN UPSIZE IMPROVEMENTS INSTALL 8"X6" REDUCER & 8" GATE VALVES VALVE & APPURTENANCE LOCATIONS AS DIRECTED BY CMWD DURING FINAL ENGINEERING ALL AFFECTED COMMUNITY WATER MAIN SERVICES, VALVES, AND APPURTENANCES TO BE REPLACE PROP. 8" DR18 PVC WATER MAIN DEEPENED FOOTING14 DEEPENED FOOTING14 DEEPENED FOOTING14 DEEPENED FOOTING14 DEEPENED FOOTING14 DEEPENED FOOTING14 DEEPENED FOOTING14 DEEPENED FOOTING14 30 3030 30 30 30 30 45 . 1 F L A A B B 31 10 45.1 TG 43.8 IE17 10.0' STBK 32 32 10 28 28 28 46.4 FG 46.4 FG 7.2% 1.8 % 1.0 % 8.9% 46.4 FG 46.4 FG TYLER STREET HOMES 3215/3225 TYLER STREET GRAPHIC SCALE: 1" = 10' 0 10'20'30' J:\ACTIVE JOBS\4070 NORUM-CARLSBAD-Tyler Street\CIVIL\DRAWING\DISCRETIONARY PLANS SITE PLAN SCALE : 1" = 10' 2 3 PRELIMINARY GRADING PLAN FOR: Nov. 6, 2024 Item #2 91 of 99 LJ ~---0 ~----0 ~:ti:.~~:.zz.~----0 ( I RETAINING WALL NOTE AS SHOWN ON "TYPICAL DETAIL -RETAINING WALL' ON SHEET 3, HEIGHT OF WALL 'H' AS SHOWN ON IHIS SHEET REFERS 1V EXPOSED HEIGHTOF WALL FACE ) ) PREPARED BY, ADDITIONAL NOTES 1. All UTILITIES SHOWN HEREON PER BEST AVAILABLE RECORD INFORMATION. 2. ALL EX/Sf/NG ONSITE S1RUC1URES 1V BE DEMOI./SHED UNLESS OIHERWISE NDTED. 3. ALL EXISTING ONSITE IREES 1V BE REMOVED UNLESS OIHERWISE NDTED. 4. ALL ONSJTE WATER, SEWER, AND STORM DRAIN FACILJnES 1V BE PR/VA TEL Y MAINTAINED. 5. HAROSCAJ'E SHALL DRAIN AWAY FROM PROPOSED S1RUC1URESAT A MINIMUM OF 2.0% FOR 10 FEET, AND LANDSCAPE FOR A MINIMUM OF •0% IN ACCORDANCE Wl1H IHE 2016 CALJFORNIA BUILDING CODE SECnDN 1804.4. ANY DEVIATION SHAU REQUIRE RECOMMENDATION FROM PROJECT GEOTECHNICAL ENGINEER. 6. EXISTING SEWER LATERAi.SAND CLEANOUTS COULD NDT BE LOCATED. ABANDON EXISTING SEWER LATERALS P!iR CITY OF CARLSBAD STANDARD SPEC/FICAnON 15000-3.11. CONIRACTOR 1V LOCATE DURING CONSIRUCnON. 7. WATER, RECYCLED WATER, AND SEWER SHOWN IS PRIVATE AND SHOWN FOR REFERENCE ONLY. IHESE PRIVATE llffLlnES Wfll BE REVIEWED, APPROVED, AND CONSTRUCTED UNDER SEPARATE Pl.ANAND PERMll" SUBMITTAL. CONSTRUCTION NOTES ([) EXISTING SURVEY MONUMENT SHALL BE PROTECTED IN Pl.ACE. MONUMENT SHALL BE REPI.ACED BY A LICENSED LAND SURVEYOR WHO SHAU FILE A CORNER RECORD WITH THE COUNTY IF DISTURBED OR OESIROYED ® PROPOSED4' SEWER LATERAL tJ2% MIN AND CLEANOUT, REFER 1V CSD S-7 ® PROPOSED SEWER CLEANOUT Wl1H 12" CAST IRON LID P!iR CITY OF CARLSBAD STANDARD S-6 @) PROPOSED 6' SEWER CONNECnoN, REFER 1V CSD S-7 @ PROPOSED 6' PCC CURB & GUTTER PER SORSD G--02' @) PROPOSED 1' IRR/GAnON WATER SERVICE, METER AND BLACKFLOW PER CMWD STANDARD W-3, W-6 (!) PROPOSED 2' DOMEsnc WATER SERVICE, METER AND BACKFLOW PER CMWD STANDARD W--4, W-6 @) PROPOSED 6' FIRE SERVICE AND 6' DDCVA BACKFLOW PER CMWD STANDARD W-9 ® PROPOSED 20' WIDE PCC DRIVEWAY APRON PER SORSD G-14A' @ PROPOSED 1RENCH RESURFACING OF AC PAVEMENT PER CITY OF CARLSBAD STANDARD GS-25, GS-26 {j) PROPOSED 1RENCH RESURFACING OF AC PAVEMENT PER CITY OF CARLSBAD STANDARD GS-27, GS-26 @ PROPOSED MASONRY RETAINING WALL P!iR SDRSD C-03 @ PROPOSED5.UWIDEDGWALKWAY @ DEEPENED FDOnNG PERARCHITEC1URAI. PLANS @ PROPOSED 6' AREA DRAIN @ PROPOSED RIP RAP ENERGY DISSIPATER PER SORSD 040; RDCK CLASS= No.2 8ACl(JNG T = 1.1 FT (l) PROPOSED 12" X 12' BROOKS BOX OR APPRDVED EQUAL. INSTALL FRDG CREEK PARINERS GUTTER BIN ECD DROP INLET (IRASH CAP1URE BMP) PROPOSED 12" X 12' BROOKS BOX RAISED PLANTER B/OFILIRAnON EMERGENCY OlmET. INSTALL FRDG @ CREEK PARTNERS, GUTTER BIN ECO DROP INLET (TRASH CAPTURE BMP) @ PROPOSED AC GRIND AND OVERLAY STREET HALFWfDTH PER CITY OF CARLSBAD STANDARDS @ PROPOSED PCC RIBBON GUTTER SEE DETAIL SHEET 3 @ PROPOSED P!ERVIOUS PAYERS SEE DETAIL SHEET 3 @ PROPOSED P!ERVIOUS PAYER 6' PERFORATED PVC SUBDRAJN; SUBDRAJN INVERT 3' ABOVE BOTIVM OF GRAVEL SIVRAGE LAYER. ~ APPROXIMATE POC FOR PROPOSED 1' DOMESl'/C WATER SERVICE @ PROPOSED PRIVATE 2' DOMEsnc WATER SERVICE @ PROPOSED PRIVATE 4' DOMESnc WATER SERVICE @ PROPOSEDPRIVATEB'FIRESERVICE (ip PROPOSED4'FIRESERVICELATERAI. @ PROPOSED 3' AC GRIND AND OVERLAY ~ PROPOSED AC PAVEMENT SAWCUT SEE DETAIL SHEET 3 @ PROPOSED FLUSH CURB @ INSTALL FIRE HYDRANT ASSEMBLY PER CMWD STANDARD W-17, W-18 @ PROPOSED FLUSH CURB SUBGRAOE CUTOFF WALL •AS MODIFIED PER CITY OF CARLSBAD STANDARDS [::II CITY OF CARLSBAD TENTATIVE TRACT MAP PASCO LARET SUITER I l'l:ili:ili(OJICll'lllE:ili San Diego I Solana Beach I Orange County Phone 858.259.8212 I www.plsaengineering.com I ENGINEER Of' - T'ILER G LAWSClN RCE: imae D'MI BY: _____w._ a-iKD BY: ---llM.... RVIWl BY: ____m._ 3.0' 10.0' 5.0' DEDICATION 5.0'14.2' 5.0' 3.0'3.0'3.0'8.2' 1.3' 2.0' X 1.1' 6.9' 14.0' 4.0' X X 2.1' 6.9' 14.0' 4.0' 24.0' 0.3' X X X FENCE PER SEPARATE LANDSCAPE PLANS; COMBINED WALL AND FENCE HEIGHT NOT TO EXCEED 6' FROM LOWEST ADJACENT GRADE TW PER PLAN = TOP OF WALL AT FINISH SURFACE 0.5' MIN COVER OVER FOOTING PER SDRSD TYP. BW PER PLAN = BOTTOM OF WALL AT FINSIHED GRADE *H = EXPOSED WALL HEIGHT = TW - BW 6" PERFORATED FRENCH DRAIN WRAPPED IN GEOFABRIC MIRAFI 140N 0.3' 12" 8" PONDING DEPTH 14" 11" LAYER OF 3/4" CLEAN CRUSHED ROCK; **SEE NOTE BELOW 4" THICK CHOKER COURSE OF 3/8" PEA GRAVEL 18" THICK LAYER OF ENGINEERED SOIL; *SEE NOTE BELOW STRUCTURALLY DESIGNED RAISED PLANTER BOX; DESIGN BY OTHERS PLANTER WATERPROOFING; IMPERVIOUS LINER LDPE 30-MIL ALONG THE SIDES AND BOTTOM OF THE BASIN ROOF DOWNSPOUT PIPE DEEP ROOTED, DENSE, DROUGHT TOLERANT PLANTING SUITABLE FOR WELL-DRAINED SOIL 12" X 12" CATCH BASIN BY BROOKS PRODUCTS OR APPROVED EQUAL FOR EMERGENCY OVERFLOW 6" PVC OUTLET PIPE (TYP.) 3" 6" DIAMETER PERFORATE UNDERDRAIN PIPE PLANTER WATER PROOFING IMPERVIOUS LINER FS ELEV. PER PLAN TW ELEV. = BMP FG + 12" 3" HARDWOOD MULCH CLEANOUT / INSPECTION PORT 4" FREEBOARD GU T T E R L I N E SA W C U T L I N E 3.0' MIN 2.0' MIN 6" PCC CURB & GUTTER PER SDRSD G-02 STRUCTURAL SECTION 4" AC OVER 6" CLASS II AB OVER NATIVE SUBGRADE COMPACTED TO 95% REL. COMP. COLD PLAN AND OVERLAY (3" MIN. DEPTH) TO PROVIDE SMOOTH TRANSITION EXISTING AC PAVEMENT FL PROPOSED 3' WIDE 5" THICK PCC RIBBON GUTTER 1.5'1.5' 3.0' 0.05' PERVIOUS PAVERS PER DETAIL THIS SHEET SUBGRADE 1%-5%1%-5%FL + 0.05' AGGREGATE STORAGELAYER LIMITS AGGREGATE STORAGELAYER LIMITSB A A B TY L E R S T R E E T C C D D *BIOFILTRATION "ENGINEERED SOIL" LAYER SHALL BE MINIMUM 18" DEEP "SANDY LOAM" SOIL MIX WITH NO MORE THAN 5% CLAY CONTENT. THE MIX SHALL CONTAIN 50-60% SAND, 20-30% COMPOST OR HARDWOOD MULCH, AND 20-30% TOPSOIL. **3/4" CRUSHED ROCK LAYER SHALL BE A MINIMUM OF 5" BUT MAY BE DEEPENED TO INCREASE THE INFILTRATION AND STORAGE ABILITY OF THE DETAIL12" 8" PONDING DEPTH 14" 5" LAYER OF 3/4" CLEAN CRUSHED ROCK; **SEE NOTE BELOW 4" THICK CHOKER COURSE OF 3/8" PEA GRAVEL 18" THICK LAYER OF ENGINEERED SOIL; *SEE NOTE BELOW STRUCTURALLY DESIGNED RAISED PLANTER BOX; DESIGN BY OTHERS PLANTER WATERPROOFING; IMPERVIOUS LINER LDPE 30-MIL ALONG THE SIDES AND BOTTOM OF THE BASIN ROOF DOWNSPOUT PIPE DEEP ROOTED, DENSE, DROUGHT TOLERANT PLANTING SUITABLE FOR WELL-DRAINED SOIL 12" X 12" CATCH BASIN BY BROOKS PRODUCTS OR APPROVED EQUAL FOR EMERGENCY OVERFLOW 6" PVC OUTLET PIPE (TYP.) 3" 6" DIAMETER PERFORATE UNDERDRAIN PIPE PLANTER WATER PROOFING IMPERVIOUS LINER FS ELEV. PER PLAN TW ELEV. = BMP FG + 12" 3" HARDWOOD MULCH CLEANOUT / INSPECTION PORT 4" FREEBOARD ROWCLPL 5.0' DEDICATION 3.5' 5.0'5.0'15.0'15.0' 40.0' 2.0%(1-2%)(1-2%)(3-4%) 5.0' SETBACK PROPOSED AC PAVEMENT SAWCUT EX. 6" PCC CURB AND GUTTER PROP. DG WALKWAY PROP. 6" PCC CURB AND GUTTER PER SDRSD G-02 EX. 4" PCC SIDEWALK PROP. 8" DR 18 PVC WATERMAIN EX. 8" VC SEWER MAIN PER DWG 118-9EX. 1.5" GAS PER DWG 402-6 STORAGE LAYER MIN. 6" THICK OF 34" (NO. 2) GRAVEL (40% VOID RATIO) CHOKER COURSE - MIN. 6" THICK OF 38" TO 12" (NO.57) BASE MATERIAL BEDDING COURSE - MIN. 2" THICK OF 18" TO 38" (NO.8) SAND BUILDING DEEPENED FOOTING 1.0' BELOW BOTTOM LAYER OF GRANULAR MATERIAL PCC RIBBON GUTTER; SEE DETAIL THIS SHEET VOID FILLER-18" TO 38" (NO.8) AGGREGATE IN VOIDS PERVIOUS PAVERS W/ MIN. 38" VOID SLOPE BOTTOM OF PERVIOUS PAVER LAYER AWAY FROM BUILDING FOOTING; SEE NOTE BELOW COMPACTED SOIL SUBGRADE NOTE: -ALL AGGREGATE MUST BE CLEAN/WASHED AND FREE OF FINES (SAND, SILT, ETC.) -THE PAVERS SHALL NOT BE SEALED ONCE THE VOID FILLER HAS BEEN ADDED -EACH COURSE SHALL BE VIBRATORY COMPACTED BEFORE PLACEMENT OF NEXT COURSE -NO IMPERVIOUS LINER OR FILTER FABRIC IS TO BE USED -SPECIAL APPROVAL REQUIRED FOR USE IN HIGHLY EXPANSIVE SOIL-SUBDRAIN MAY BE REQUIRED -SLOPE SUBGRADE AWAY FROM STRUCTURES AT 5.0% MIN. FOR 10-FT MIN. 1%-5% 5% CL 10.0'2.0' 5% CHOKER COURSE - MIN. 6" THICK OF 38" TO 12" (NO.57) BASE MATERIAL BUILDING DEEPENED FOOTING 1.0' BELOW BOTTOM LAYER OF GRANULAR MATERIAL FLUSH CURB WITH DEEPENED EDGE 1.0' BELOW BOTTOM LAYER OF GRANULAR MATERIAL VOID FILLER-18" TO 38" (NO.8) AGGREGATE IN VOIDS PERVIOUS PAVERS W/ MIN. 38" VOID SLOPE BOTTOM OF PERVIOUS PAVER LAYER AWAY FROM BUILDING FOOTING; SEE NOTE BELOW COMPACTED SOIL SUBGRADE NOTE: -ALL AGGREGATE MUST BE CLEAN/WASHED AND FREE OF FINES (SAND, SILT, ETC.) -THE PAVERS SHALL NOT BE SEALED ONCE THE VOID FILLER HAS BEEN ADDED -EACH COURSE SHALL BE VIBRATORY COMPACTED BEFORE PLACEMENT OF NEXT COURSE -NO IMPERVIOUS LINER OR FILTER FABRIC IS TO BE USED -SPECIAL APPROVAL REQUIRED FOR USE IN HIGHLY EXPANSIVE SOIL-SUBDRAIN MAY BE REQUIRED -SLOPE SUBGRADE AWAY FROM STRUCTURES AT 5.0% MIN. FOR 10-FT MIN. 1%-5% 5% 4.0' STORAGE LAYER MIN. 2" THICK OF 34" (NO. 2) GRAVEL (40% VOID RATIO)5% 4.0 ' 7.2 ' 2.0 ' 20 . 0 ' 2.0 ' 4.0 ' 7. 2 ' TY L E R S T R E E T AGGREGATE STORAGE LAYER LIMITS AGGREGATE STORAGE LAYER LIMITS 5.0' DEDICATION 5.0' X 5.0' DEDICATION 5.0' PROP.DG WALKWAY X X TYLER STREET HOMES 3215/3225 TYLER STREET J:\ACTIVE JOBS\4070 NORUM-CARLSBAD-Tyler Street\CIVIL\DRAWING\DISCRETIONARY PLANS 3 3 SECTIONS AND DETAILS FOR: SECTION B-B NOT TO SCALE SECTION A-A NOT TO SCALE TYPICAL DETAIL - VEHICULAR PERVIOUS PAVERS NOT TO SCALE TYPICAL DETAIL - PCC RIBBON GUTTER NOT TO SCALE TYPICAL DETAIL - RETAINING WALL NOT TO SCALE TYPICAL DETAIL - AC PAVEMENT SAWCUT TYPICAL DETAIL - RAISED PLANTER FOR BMP #1-16 NOT TO SCALE PLAN VIEW - SECTION KEY MAP SCALE: 1" = 60' TYPICAL DETAIL - RAISED PLANTER FOR BMP # 17-18 NOT TO SCALE TYPICAL SECTION - TYLER STREET NOT TO SCALE TYPICAL DETAIL - PEDESTRIAN PERVIOUS PAVERS NOT TO SCALE PLAN VIEW - AGGREGATE STORAGE LAYER LIMITS NOT TO SCALE SECTION C-C NOT TO SCALE NOT TO SCALE SECTION D-D NOT TO SCALE Nov. 6, 2024 Item #2 92 of 99 I I ------I I I I APN: 2/U-010-1/UX! SD DUTLET HEADWALL ANDRIPRAP APN: 204-010-10-00 I I i--1 I I I (43.2EG) i If APN:204--07().2J;-O() UN/TB FF=45.4 PAD=45.7 If 50.41W 46.4BW@FG BMP#7 49.4FG UN/TB FF=47.1 PAD=45.4 PRDPDSED PERV/QUS PAYERS SEE DETAIL THIS SHEET ---------f --------- DEEPENED FOOTING EXJSnNG GRADE J BIOFILTRATION BMP {TYP.); PROPOSED PVT 8' PVC SEE DETAIL THIS SHEET SEWERlATERAJ..@0.5" PROPOSED RAISED PlAN1"ER DEEPENED FoonNG I PROPOSED PERVIOUS PAVERS PRDPDSED PVTB' PVC SEE DETAIL THIS SHEET SEWER LATERAL@0.5'11 PROPOSED FLUSH CURB UNIT5 FF=45.4 PAD=45.7 49.71W 46.0BW@FG UNIT4 BMP#11 FF=46.4 48.7FG PAD=45.7 49.9TW 452BW@FG BMP#10 UNIT3 48.9FG FF=47.1 PAD=45.4 -----------------\ EXISTING GRADE PRDPDSED PERVIDUS PAVERS SEE DETAIL THIS SHEET PROPOSED RAISED PUNTER B/OFILTRAnON BMP {TYP.J; SEE DETAIL THIS SHEET If PRDPDSED PCC RIBBON GUTTER SEE DETAIL THIS SHEET PROPOSED PERV/OUS PAYERS SEE DETAIL THIS SHEET GLIP=45.4 \\'\ 1 DEEPENEDFOOTING ~PRDPDSED PVT2' DOMES11C WATER SERVICE PROPOSED Pvr 4' DOMESTIC WATER SERVICE PROPOSED Pvr6" FIRE SERVICE UNIT2 FF=47.1 PAD=45.4 PROPOSED VEHICULAR PERVIDUS PAVERS SEE DETAIL THIS SHEET t--APN: 20UJ10-10-00 i 3:1/MX 12?(12" - BROOKS BOX GRADE BREAK 46• f TG 45.5 FL 0.7" 43.1 BOT o.llll 1-~-'_-, ~ 4l1BOT 0.7" 45.4FL 4l8BOT TYLER STREET PROPOSED 6' CURB AND GUTTER PER SDRSD G-02 PROPOSED PCC DRIVEWAY APRONPERSDRSD G-14A (4lOEG) 2:1/MX 12'X12" BROOKS BOX 452TG 45.7FG UNIT2 FF=47.1 PAD=45.4 PROPOSED PERVIDUS PAVERS SEE DETAJL THIS SHEET PRDPDSED FLUSH CURB If If APN:204-01/J.OO.OO \"' PROPOSED SWALE \PROPOSED RETAINING WALL PER SDRSD C-03 HIMX=3.0 t-- UNIT1 FF=4Z1 PAD=45.4 49.9TW 45.4BW@FG BMP#17 45.9FG PROPOSED RAISED PUNTER BIOFILTRATIONBMP{TYP.); SEE DETAIL THIS SHEET Fr 1 TYLER STREET PROPOSED PEDESTRIAN PERVIOUS PAVER$ SEE DETAIL THIS SHEET 45.3TC (45.BFL) PROPOSED 6' CURB AND GUTTER PER SDRSD G-02 PROPOSED DG WALKWAY If ' t--1 1 TYLER STREET PREPARED BY, PASCO LARET SUITER I l'l:ili:ili(OJICll'lllE:ili San Diego I Solana Beach I Orange County Phone 858.259.8212 I www.plsaengineering.com [::II CITY OF CARLSBAD TENTATIVE TRACT MAP I ENGINEER Of' - T'ILER G LAWSClN RCE: imae D'MI BY: ___w._ a-iKD BY: ----IIM.... RVIWl BY: ____m._ Nov. 6, 2024 Item #2 93 of 99 FICUS BENJAMINA EXISTING TREE MULTIPLE TRUNKS RANGING IN SIZE FROM 10" -18" CALIPER TREE TO BE REMOVED WASHINGTONIA ROBUSTA EXISTING TREE 70'BTH TREE TO BE REMOVED _J 0.7% I \ \ - 1 ~I-.! / / j 1 ~u1\01NG ~111 \ WASHIN~T6NIA ROBU 'I .:i It EXISTIN i WASH\NGTONIARO "' ,., I EXISTIN ~R ETOBERE -----::::__~-:...~~--/i // \ ARCHONTOPHOENIX CUNNINGHAMIANA EXISTING TREE 5', 8', 12'BTH TREE TO BE REMOVED TONIA ROBUSTA NIT REMOVED -- ,1 IS ANACARDIOIDE ~'~c:::)10 EREMOVED~II 8.9, WASli!INGIO~OBlJSIA..., f I --------- / ~~1:;~GTREE 1 ---------r-yJ TREE TO BE REMOVED ,., \ f::: 0.7% ~ 0.7% I-,;,. 0.7% ~ --------en-----+------ :E R+VED i ' l ~ ---e,-S --S --S -----c,S --S\ --S E""l!'!:_0~11!§ --~ r ~-~~-- REMOVED ! 7 r 7 , 7 r 7 r--f I\ \ ,, II\ /11 111 ·111 /111\ - INGTONIA ROBUSTA \ \ I \ / I \ INGTREE , 1 \ , , d . I , , I \ , H I \ I \ BUILP!NG~-~,,·~: \ / ~ / TO BE RE~OVED' • '1 \ti \ / : / WASHINGTONIA ROBUSTA EXISTING TREE 30'BTH TREE TO BE REMOVED \ I/ '/ I/ I NGTON!A ROBUSTA \ I \ I I I I TREE· J -'-"-+ c -'-I ~ l WASHINGTONIA ROBUSTA EXISTING TREE 40'BTH TREE TO BE REMOVED 10 0 10 ~-J SCALE: 1"=10'-0" CT 2024-0001 SDP 2024-0008 DEV 2023-0081 PROGRESS SUBMITTAL NOT FOR CONSTRUCTION 20 40 ! FEET daedalus DESIGN GR □UP PROJECT 11 dl I-I ' .n all D 1~• nil ~ .. Ii~ ll H-~ 10 ~ ~ I -at" Ii~ ..... nil Ii IH-Ul n '11 ~I NI II ~ UL 1U tt u .., U\ 11'' :a ,1 r-- : 1 i ~ u IH-~it I I• ~n "' n 1 1Vi 11 I' KIi 1 t( ■I:\. ca 1,, UI .i,11\, II 11 u!, LLI TT Wt '' I ~ Ii ~"' K ~ I ~ DATE: 02/15/24 SCALE: PEFtPLAN DRAWN BY: JSS CHECKED BY: JSS ISSUED FOR C.ITY 5UBMITT AL PRELIMINARY -1st CITY 5UBMITT AL PRELIMINARY -2nd GITY SUS MITT AL PRELIMINARY -3rd CITY SUBMITTAL PRELIM. -4th, 5th REVISIONS & in & & SHEET TITLE TREE SURVEY PLAN DA~ 616124 S/1/:24 6/1~/:24 10/4/24 DAa 11 PROJECT NO,, ~ 1 SHEET: L-1 OF __ 6 __ SHEETS 10 0 5 10 20 40 SCALE: 1"=10'-0"FEET nor t hPROGRESS SUBMITTAL NOT FOR CONSTRUCTION HWGRT G HW RT T HW R G GHW R T REF W/D HWGRT HW G RT GHW R T REF W/D HWGRT HW G RT 2 N 56°00'01" E 159.76' (159.84' R1) N 3 4 ° 0 0 ' 4 8 " W 1 3 9 . 9 0 ' ( 1 3 9 . 8 2 ' R 1 ) N 56°00'44" E 159.77' (159.84' R1) N 3 4 ° 0 0 ' 2 6 " W 1 3 9 . 8 7 ' ( 1 3 9 . 8 2 ' R 1 ) 132 1345000 5002 114 113 133 135 136 131 50 OEOEOEOEOEOEOEOEOEOEOEOEOEOEOE 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 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 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 OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE 45 45 45 45 45 S S S S S S S S S S S S S S S S S S S S S 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 G G WM WM 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 S S S S S S S S S S S S S S S SC C C C S S S S F F F F F SD S SDSDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SDSDSD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD S S C S C S S C S C S S C S C S S C S C S S C S C S S C S C SD SD SD SD SD SD SD SD W W W W W W W W W W W SD SD SD SD SDSD SD SD SD SD SDSD W W W WDYH SD SD SD SD SD SD 0.7%12.0% 1.0 % 1.0 % 2.0% 5.0 % 5.0 % 1.0 % 1.0 % 2.0%0.7% 3. 6 % 3.6 % 2.2 % 2.2 % 3.8 % 3.8 % 2.4 % 2.4 % 1.0%0.4% 3.3% 1.0% 2:1 0.5%1.2% 2:1 2. 0 % 2.0 % 1.0 % 2.0 % 1.0 % 4.5% 1.0% 1.0 % 3.9 % 2.5%0.7%0.7% 5.0 % 0.7%0.7% 1.0 % 4.4 % 0.5% 3.0 % 1.0% 1.8 % 2.0 % 2.0 % 2.0 % 3.0 % 1.0 % 2.0 % 2.0 % 2.0 % 2.0 % 3.7 % 1.2%0.5% 1.8 % 2.0 % 3.0 % 1.0% 1.0% 1.0 % 1.8 % 2%2%2%2%2%2% 2%2%2% 2%2%2% (0 . 3 % ) (0 . 3 % ) (0 . 3 % ) 2.0% 2.0%8.9% 2.0%7.2% 5.0% 3:1 5.0% 2.0 % 2.0 % 0.7% 5.0 % 7.2% 1.8 % 1.0 % 8.9% HWGRT G HW RT T HW R G TY L E R S T R E E T MAILBOX XFMR BUILDING C BUILDING A UNIT 1UNIT 2UNIT 3UNIT 4UNIT 5UNIT 6 BUILDING D BUILDING B UNIT 7UNIT 8UNIT 9UNIT 10UNIT 11UNIT 12 MAILBOX BMP-9 BMP-10 BMP-11 BMP-14 BMP-15 BMP-16 BMP-18BMP-12 BMP-4 BMP-5 BMP-3 BMP-6 BMP-2 BMP-7 BMP-8 BMP-17BMP-1 1 1 1 1 2 2 3 4 5 6 7 8 9 10 11 1213 14 15 15 16 17 BMP-13 18 EL-3 19 19 DESIGNATED STREET TREE DESIGNATED STREET TREE DESIGNATED STREET TREE DESIGNATED STREET TREE DESIGNATED STREET TREE DESIGNATED STREET TREE PLANTING LEGEND SYMBOL BOTANICAL NAME COMMON NAME QUANTITY SIZE SPACING WUCOLS TREES - Small Scale Accent MAGNOLIA GRANDIFLORA 'LITTLE GEM'LITTLE GEM MAGNOLIA 6 24" BOX, STD. TRUNK M RHAPIS EXCELSA BAMBOO PALM 14 15 GAL., MULTI M DYPSIS LUTESCENS ARECA PALM 10 15 GAL., MULTI H PHOENIX ROEBELENII PIGMY DATE PALM 4 AND SINGLE24" BOX, MULTI M SHRUBS - High Screening MYRTUS COMMUNIS 'VARIEGATA' VARIEGATED TRUE MYRTLE 5 GAL.5' 0.C.L COTONEASTER LACTEUS RED CLUSTERBERRY 5 GAL.5' O.C.L PODOCARPUS MACROPHYLLUS 'MAKI' SHRUBBY YEW PODOCARPUS 5 GAL.4' O.C.M SHRUBS - Hedge Form MYRTUS COMMUNIS 'COMPACTA' DRARF MYRTLE 5 GAL.L BUXUS MICROPHYLLA 'GREEN BEAUTY' JAPANESE BOXWOOD 5 GAL.2' O.C.M SHRUBS - Low Level Accent JASMINUM ANGULARE SOUTH AFRICAN JASMINE 5 GAL.4' O.C.M NANDINA DOMESTICA 'HARBOR DWARF' DWARF HEAVENLY BAMBOO 5 GAL.3' O.C.L LANTANA X 'NEW GOLD' NEW GOLD LANTANA 5 GAL.3' O.C.L HAMELIA PATENS 'SIERRA RED' FIRE CRACKER BUSH 5 GAL.4' O.C.L PHILODENRON ZANADU DWARF PHILODENDRON 5 GAL.3' 0.C.M CARISSA SPP. NATAL PLUMB 5 GAL.3' O.C.L ACACIA COGNNATA 'COUSIN ITT' LITTLE RIVER WATTLE 1 GAL.4' O.C.L WESTRINGIA FRUTICOSA MUNDI LOW COAST ROSEMARY 5 GAL.4' O.C.L MAHONIA SPP. OREGON GRAPE 5 GAL.3' O.C.L BOUGAINVILLEA 'OO'LA'LA' BOUGAINVILLEA 5 GAL.4' O.C.L PAVONIA PRAEMORSA YELLOW MALLOW 5 GAL.4' O.C.L ASPARAGUS DENSIFLORUS FOXTAIL FERN 5 GAL.4' O.C.L SALVIA CHINOPHYLLA SNOWFLAKE SAGE 1 GAL.3' O.C.L SHRUBS - Espalier Form HARDENBERGIA VIOLACEA 'HAPPY WANDERER'PURPLE LILAC VINE 5 GAL.6' O.C.L FLOWERING PERENNIALS LIMONIUM PEREZII STATICE 1 GAL.2' O.C.L TRADESCANTIA PALLIDA PURPLE HEART 1 GAL.2' O.C.M RUELLIA BRITTONIANA 'KATIE' DWARF RUELLIA 1 GAL.1'6"' O.C.L ERIGERON KARVINSKIANUS SANTA BARBARA DAISY 1 GAL.3' O.C.L KNIPHOFIA 'PINAPPLE POPSICLE' YELLOW POKER PLANT 5 GAL.2' O.C.L COREOPSIS SPP. NO COMMON NAME 1 GAL.2' O.C.L DIETES GRANDIFLORA 'VARIEGATA' STRIPPED FORTNIGHT LILY 5 GAL.2'6" O.C.L CLIVIA MINIATA KAFIR LILY 1 GAL.2' O.C.L BEGONIA 'RICHMONDENSIS' RICHMONDENSIS BEGONIA 1 GAL.2' O.C.M LIRIOPE SPP. LILY TURF 1 GAL.1'6" O.C.M SUCCULENTS AND CACTI PEDILANTHUS MACROCARPUS LADY SLIPPER PLANT 5 GAL.2'6" O.C.VL AEONIUM SPP. NON COMMON NAME 1 GAL.1'6" O.C.L PORTULACARIA AFRA MINIMA EMERALD ELEPHANT CARPET 5 GAL.4' O.C.VL SENECIO VITALIS BUSH BLUE PICKLE 1 GAL.2'6" O.C.L BULBINE NATALENSIS ROOLWORTEL 1 GAL.2' O.C.L CRASSULA ARBORENSCENS UNDULATIFOLIA 'RIPPLE JADE' RIPPLE JADE 5 GAL.3' O.C.L MANGAVE SPP. RED SPIKE ICE PLANT 5 GAL.3' O.C.L CRASSULA 'BLUE BIRD' BLUE BIRD CRASSULA 5 GAL.2'6" O.C.L GRASSES - Large & Small Scale CAREX DIVULSA BERKELEY SEDGE 1 GAL.1'6" O.C.L LOMARDIA LONGIFOLIA BREEZE DWARF MAT RUSH 1 GAL.3' O.C.L ACORNUS GRAMINEUS 'OGON' YELLOW LEAFED CALAMUS 1 GAL.1'6" O.C.H CHONDROPETALUM TECTORUM BAMBOO RUSH 5 GAL.4' O.C.L DIANELLA REVOLUTA LITTLE REV 1 GAL.2' O.C.L GROUND COVER - Organic OPHIOPOGON PLANISCAPUS 'NIGRESCENS' BLACK MONDO GRASS FROM FLATS 8" O.C.M DYMONDIA MARGARETAE SILVER CARPET FROM FLATS 12" O.C.L MYOPORUM PARVIFOLIUM 'PUTAH CREEK' PUTAH CREEK MYOPORUM FROM FLATS 1'6" O.C.L BMP PLANTINGS PHORMIUM SPP. NO COMMON NAME 1 GAL.2' O.C.M JUNCUS MEXICANA MEXICAN RUSH 1 GAL.1'6" O.C. M GROUND COVER - Inorganic ARTIFICIAL TURF PP..OO.. bbooxx 3344vviissttaa,, ccaalliiffoorrnniiaa 9922008855pp:: 776600..772200..99333377 RREEVVIISSIIOONNSS DDAATTEE 1 2 3 4 SSHHEEEETT:: OOFF SSHHEEEETTSS6 PPRROOJJEECCTT NNOO.. ::24-001 IISSSSUUEEDD FFOORR DDAATTEE DDRRAAWWNN BBYY:: CCHHEECCKKEEDD BBYY:: JSS SSCCAALLEE::PER PLAN DDAATTEE::02/15/24 TTYYLLEERR SSTTRREEEETT HHOOMMEESS 32 1 5 - 3 2 2 5 T Y L E R S T R E E T CA R L S B A D , C A L I F O R N I A 9 2 0 0 8 SSHHEEEETT TTIITTLLEE JSS PPRROOJJEECCTT SSTTAAMMPP CITY SUBMITTALPRELIMINARY - 1st 3/6/24 PL O T D A T E : CITY SUBMITTALPRELIMINARY - 2nd 5/1/24 CITY SUBMITTALPRELIMINARY - 3rd 6/18/24 CITY SUBMITTALPRELIM. - 4th, 5th 8/9/24 CT 2024-0001 SDP 2024-0008 DEV 2023-0081 10 / 3 / 2 4 20 2 4 - 1 0 - 0 4 _ T y l e r S t r e e t H o m e s _ P r e l i m . L a n d s c a p e P a c k a g e _ v 2 0 2 4 . v w x 10/4/24 LL--22 CCOONNCCEEPPTTUUAALL LLAANNDDSSCCAAPPEE PPLLAANN BMP LEGEND BMP NO.BMP DESCRIPTION1RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED2RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED3RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 4 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED5RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 6 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 7 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 8 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 9 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 10 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 11 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 12 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 13 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 14 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 15 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 16 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 17 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 18 RAISED FLOW THROUGH PLANTER, PLANTER TO BE WATERPROOFED 1 2 3 4 5 6 7 8 9 10 PROPERTY LINE, TYPICAL MAILBOX, PROPOSED BIKE RACK, PROPOSED PERMEABLE ENHANCED PAVING, PROPOSED BUILDING AND IRRIGATION WATER METERS, PROPOSED ELECTRICAL TRANSFORMER, PROVIDED DEEPED EDGE CONCRETE SLAB SUPPORT PAD, PROPOSED DECOMPOSED GRANITE PAVING WITH METAL EDGING WALKWAY WITHIN THE PUBLIC ROW, PROPOSED PRODUCTION CONCRETE PAVING WITHIN THE PUBLIC ROW, PROPOSED POWER POLE TO REMAIN, EXISTING FIRE WATER SERVICE, PROPOSED 11 12 13 14 15 16 17 18 19 SEWER SERVICE LINES, PROPOSED FLOW THROUGH RAISED BMP STRUCTURES, TYPICAL, PROPOSED COMMON AMENITY AREA, SURFACE TO BE ARTIFICIAL TURF, PROPOSED COMMON AMENITY AREA, SURFACE TO BE PEREABLE ENHANCED PAVING, PROPOSED PERIMETER CMU RETAINING WALL WITH COMPOSITE FENCING ATOP.TOTAL MAXIMUM HEIGHT TO BE 6', PROPOSED. PERIMETER COMPOSITE FENCING, MAXIMUM HEIGHT TO BE 6', PROPOSED. INTERIOR SITE COMPOSITE FENCING, MAXIMUM HEIGHT TO BE 3'-6",PROPOSED. 24' WIDE PRIVATE UTILITY AND ACCESS EASEMENT. 7'-6" x 7'-6" CLEAR ZONE TRIANGLE, 36" HIGH MAX. SITE FEATURES AND 30"HIGH MAX. LANDSCAPE TYP. KEYNOTES Nov. 6, 2024 Item #2 94 of 99 □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ daedalus DESIGN GR□UP - Nov. 6, 2024 Item #2 95 of 99 _J 1 2 3 4 5 2 6 C L-3 l------------\-------=======-------~'-~~~~~Q_Q'.01.!!::E-159L= 76' (159Z4~ R1) J ---------~----------------------------------------- T l I /\ I I I\ I '/ \ ~Ii ' ( 'I I,' j \I / ' \: t' -lf-L l -1 /F".T L T I\ I\ I' EQ. I 1/ L 8'-0" ~ I ~I \,,' 'Ill/ -' L /II I II I ' I BUILDING Di I I t.-1 I I , I , I \t \t '--"- EQ. l ,l;...'i'-~ ~ N ~ "' SITE FENCING OPEN PANEL ON GRADE -Elevation Scale: 1/2" = 1'-0" [iJ POSTCAP T ,-,I /I II I\ II t \ II / I I ,,, \,A~ J- j ,,,, 11 , /,,, \ 11 I/ , Ill I/ 1 l-_ 'Ill/ i,._i_L f--' L [2_] 2" X 6" X 95" TOP AND BOTTOM RAILS [TI 5" X 5" POST [TI 7/8" X 3" X 96" PICKETS [5.J 2"X4"MID-BRACE [sJ FINISH GRADE FENCE GENERAL SPECIFICATIONS: TEXTURE: CEDAR COLOR: GRAY MATERIALS: TEXTURED VINYL D L-3 ",11 \ I I BUILD)NG'' I I 't I I' ,, -"- ,- I' I\ / \ ill ' I I I \ I t II I 11 ii - -. L-j -' SITE FENCING OPEN PANEL ATOP WALL -Elevation Scale: 1/2" = 1'-0" 1 [iJ POSTCAP [2_] 2" X 6" X 95" TOP AND BOTTOM RAILS [TI 5" X 5" POST [I] 7/8" X 3" X 96" PICKETS [5.J 2" X 4" MID-BRACE [BJ FINISH GRADE [I] 8x8x16 SPLIT FACE BLOCK, COLOR TO BE GRAY FENCING LEGEND SYMBOL --·---------------·-- ■■■■■■■■■■■■■ ............ 1 1 2 3 4 :~ ~ ~ "" -~ DESCRIPTION VINYL FENCING PLACED ATOP MASONRY BLOCK RETINING WALL, TOTAL MAXIMUM HEIGHT TO BE 6'-0" VINYL FENCING PLACED ATOP MASONRY BLOCK RETINING WALL, TOTAL MAXIMUM HEIGHT TO BE 3'-6" VINYL FENCING INSTALLED ON GRADE, TOTAL MAXIMUM HEIGHT TO BE 6'-0" VINYL FENCING INSTALLED ON GRADE, TOTAL MAXIMUM HEIGHT TO BE 3'-6" 8'-0' l ~~ ~ ~ [iJ POSTCAP [2_] 2 X 6 TOP AND BOTTOM RAILS [TI 5 X 5 POSTS [TI 1 X 7 FENCE BOARDS [5.J FINISH GRADE FENCE GENERAL SPECIFICATIONS: TEXTURE: CEDAR COLOR: GRAY MATERIALS: TEXTURED VINYL A SITE FENCING SOLID PANEL ON GRADE -Elevation L-3 Scale: 1/2" = 1'-0" 8'-0' ~~l 2 3 4 l ~ [iJ POSTCAP [2_] 2 X 6 TOP AND BOTTOM RAILS [TI 5 X 5 POSTS [I] 1 X 7 FENCE BOARDS [5.J FINISH GRADE CT 2024-0001 SDP 2024-0008 DEV 2023-0081 ~ ~ ·------------ [BJ 8K8x16 SPLIT FACE BLOCK, COLOR TO BE GRAY ----~ ., .--1 :. :l· .. 1 •• • -1· .i-... ,: •• -1·· -:. t, . • . !· ·~ . • . • •• 5 ... , 1.-. · I • •. • J, · ·:.I·· .. -1. • : i •.• [I] 1DX2X16 PRECISION CONCRETE CAP, COLOR TO BE GRAY FENCE GENERAL SPECIFICATIONS: TEXTURE: CEDAR COLOR: GRAY MATERIALS: TEXTURED VINYL B SITE FENCING SOLID PANEL ATOP WALL-Elevation L-3 Scale: 1/2" = 1'-0" FIRE SERVICE BACKFLOW ---------PREVENTION DEVICE [BJ 1DX2X16 PRECISION CONCRETE CAP, COLOR TO BE GRAY E FIRE SERVICE BACKFLOW SCREENING -Elevation FENCE GENERAL SPECIFICATIONS: TEXTURE: CEDAR COLOR: GRAY MATERIALS: TEXTURED VINYL L-3 Scale: NOT TO SCALE PROGRESS SUBMITTAL NOT FOR CONSTRUCTION 10 0 10 20 ~-J 40 I SCALE: 1"=10'-0" FEET daedalus DESIGN GR □UP PROJECT 11 dl I-I ' .n all D 1~, nil ~ .. Ii~ ll H-~ 10 ~ ~ I -at" Ii~ ..... nil Ii IH-Ul n '11 ~I NI II ~ UL 1U tt u .., U\ 11'' :a ,1 r-- : 1 i ~ u IH-~it I I• ~n "' n 1 1Vi 11 I' KIi 1 t( ■I:\. ca 1,, UI ,i,B, II 11 u!, LLI TT Wt '' I ~ Ii ~"' K ~ I ~ DATE: 02/15/24 SCALE: PEFtPLAN DRAWN BY: CHECKED BY: ISSUED FOR C.ITY 5UBMITT AL PRELIMINARY -1st CITY 5UBMITT AL PRELIMINARY -2nd GITY SUS MITT AL PRELIMINARY -3rd CITY SUBMITTAL PRELIM. -4th, 5th REVISIONS & in & & Sl£ETTTTLE FENC:.IN6 PLAN JSS JSS DATE. 616124 S/1/:24 6/1~/:24 10/4/24 DATE. 11 PROJECT NO.: ~ 1 SHEET: L-9 OF __ 6 __ SHEETS P-25(C) Page 1 of 4 Revised 3/22 Development Services Planning Division 1635 Faraday Avenue (442) 339-2610 www.carlsbadca.gov WELO WORKSHEETS LANDSCAPE MANUAL APPENDIX F 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 RO - Rotator 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% P-25(C) Page 2 of 4 Revised 10/21 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 equations: Residential: MAWA = (ETo)(0.62)[(0.55 x LA) + (0.45 x SLA)] Commercial/Industrial: MAWA = (ETo)(0.62)[(0.45 x LA) + (0.55 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. 0.55/.045 (x LA) ET adjustment factor (ETAF) for plant factors and irrigation efficiency. LA Landscaped area includes special landscaped area in square feet. 0.45/0.55 (x SLA) The additional ET adjustment factor for a special landscaped area (eg, 1.0 - 0.55 = 0.45). SLA Special landscaped area in square feet. Show Calculation: MAXIMUM APPLIED WATER ALLOWANCE = ______________________ GALLONS PER YEAR P-25(C) Page 4 of 4 Revised 10/21 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 P-25(C) Page 2 of 4 Revised 10/21 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 equations: Residential: MAWA = (ETo)(0.62)[(0.55 x LA) + (0.45 x SLA)] Commercial/Industrial: MAWA = (ETo)(0.62)[(0.45 x LA) + (0.55 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. 0.55/.045 (x LA) ET adjustment factor (ETAF) for plant factors and irrigation efficiency. LA Landscaped area includes special landscaped area in square feet. 0.45/0.55 (x SLA) The additional ET adjustment factor for a special landscaped area (eg, 1.0 - 0.55 = 0.45). SLA Special landscaped area in square feet. Show Calculation: MAXIMUM APPLIED WATER ALLOWANCE = ______________________ GALLONS PER YEAR Nov. 6, 2024 Item #2 96 of 99 'G-: :H =a---_-_-_-_-_-_-_________ cl -::::i T -,;--,I 1-\ + I-,, I, I '\ I II I I I I I -, II I\ I i \ euilo1No cdr7 ~n "i I /I I 1 I 1/1 I II/ I/ I I Iii I/ 11 II/ L _l L-j : _ ---,.-___ I _____ -,.--_ ,----_ --,.-_ --+--I _ __j_ 7 .--/ I I\ 7 ii 111 au,LDING ,D1;:1Jr~1 \ I \ c;, -~ "I \ I \ I I I \ / \1 I I ,, l. J L ..l. ~ -";h .---7 / 11f" / ''\ "'t~ , / •'-1MWU \ I (D) 'i ,, -'- ------- ------- -------~--------------Hc'~,u~QQ~4_4~'_l;ccj5,ftc I' r / I I '.:-:j: , r n 7T I '\ : : I 11 ''--l euiLn1Nb Aa ','\-l 11 \; ~/----, \, 1 I L ...l L '.::::I ----"' -----,.------t------ .--7 .--11 /II I I I I I BUILD)NG' I "t' \ I \ I \ I 'I \i \I y ' HYDROZON~'llATALEGENOJ~ / / / 1---------· SYMBOL DESCRIPTION 10 0 10 20 ~r.J 40 ! HIGH WATER USE-DRIP IRRIGATION SCALE: 1"=10'-0" FEET ~~ ~ ~ ~ • 50S.F. • .80 PLANTFACTOR (PF) HIGH WATER USE -STREAM ROTOR IRRIGATION • 00S.F. • .80 PLANTFACTOR (PF) MEDIUM WATER USE • DRIP IRRIGATION • 1,341 S.F. • .50 PLANTFACTOR (PF) MEDIUM WATER USE. STREAM ROTOR IRRIGATION • 00S.F. • .50 PLANT FACTOR (PF) LOW WATER USE -DRIP IRRIGATION • 863S.F. • .30 PLANTFACTOR (PF) LOW WATER USE • STREAM ROTOR IRRIGATION • 1,065 S.F. • .30 PLANTFACTOR (PF) LOW WATER USE • NO IRRIGATION • 0S.F. • .00 PLANT FACTOR (PF) 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 THE 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, LE. 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, SPECIRCATION 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 THE SYSTEM DOWN WHEN BREAK ARE DETECTED. 6. INCORPORATION OF SHREDDED WOOD MULCH APPLIED TO THE SURFACEOF ALL SHRUB AND GROUND COVER AREAS IN ORDER TO REDUCE SOIL MOISTURE EVAPORATION AND TO IMPROVE SOIL STRUCTURE BYTHE 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 THE LIFE OF THIS LANDSCAPE. PROGRESS SUBMITTAL NOT FOR CONSTRUCTION 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 CERTIFYTHAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER' DATE: ---1QlmL ('city of Carlsbad =(40.0)(.62)[(.55x3,319)] =(24.8)(1,825) =45,260 .80 50 40 80 50 1,669 41,391 .50 1,341 670 .80 838 .50 1341 .30 863 .30 1065 .80 50 3319 45,260 40.0 24.8 .30 .30 1,065 863 320 259 .70 .80 457 324 CT 2024-0001 SDP 2024-0008 DEV 2023-0081 40 26 32 daedalus DE S IG N G R □UP PROJECT 11 dl I-I ' .n all D 1~, nil ~ .. Ii ~ ll H-~ 10 ~ ~ I -at" Ii~ ..... nil Ii IH-Ul n '11 ~I NI II ~ UL 1U tt u 'al U\ 11'' 1a '1 r--~ ~ ~ ml I I I rl. ({i) u I 1 1 I' KIi 1 t( ■I:\. ca 1,, UI .i,Q II 11 u!, LLI TT Wt '' I ~ Ii ~ ({i) K ~ I ~ DATE: 02/15/24 SCALE: PEFtPLAN DRAWN BY: JSS CHECKED BY: JSS ISSUED FOR DATE C.ITY 5UBMITT AL PRELIMINARY -1st 616124 CITY 5UBMITT AL PRELIMINARY -2nd S/1/:24 GITY SUS MITT AL 6/1~/24 PRELIMINARY -3rd CITY SUBMITTAL !,/<f/24 PRELIM. -4th, 5th 10/4/24 REVISIONS DATE & in & & SHEET TITLE VIIATER C.ONSERVATION PLAN 11 PROJECT NO., ~ 1 SHEET:L-4 Nov. 6, 2024 Item #2 97 of 99 _J ' \ \ \ ' \ \ I r--L--r-----+-------I----s---\-----"' : : : 87 L---j----~--------t--+s-------- 1 I "'I !"' I !'>r---1 ,.I I I / '"' I "' 0.7f~1 0.7% :J! I 0.7% ~l l---Jr.i'%------~l--,J 20¾ I • 0.7% ~ 0.7% \~ 0.7% : _ ---.,-___ I _____ -.,--_ ,-------_ --.,-_ --+--I _ ____j_ ___ _ "' _ ___ _ .,---+--_____ "' 7 • /111\ I Ill Ill 1 II I / II I / 1: \ / II I 1 II I/ IL ~ l ~31~~] UNIT 12 ~ --1!!!.1! ' t l CT 2024-0001 SDP 2024-0008 DEV 2023-0081 LEGEND SYMBOL DESCRIPTION RECYCLED WATER USE AREA D POTABLE WATER USE AREA 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 BYTHE MANUFACTURER REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 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 WITHA 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 #3 -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. SLOPES-6:1 OR STEEPERAND: a. 3' OR LESS IN HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1. b. 3' TO B' IN VERTICAL HEIGHT REQUIRE STANDARD #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP). #2AND #3. c. IN EXCESS OF B' 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 TOA HEIGHT OF 6 FEET ABOVE THE ADJACENTTOP 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. PROGRESS SUBMITTAL NOT FOR CONSTRUCTION 10 0 10 20 ~c.J SCALE: 1"=10'-0" daedalus DESIGN GR □UP PROJECT 11 dl I-I ' .n all D 1~• nil ~ .. Ii~ ll H-~ 10 ~ ~ I -at" Ii~ ..... nil Ii IH-Ul n '11 ~I NI II ~ UL 1U tt u .., U\ 1...-_ :a ,1 r-,. : 1 i ~ u IH-~it I I• ~n "' n 1 1Vi 11 I' KIi 1 t( ■I:\. ca 1,, UI .i,B, II 11 u!, LLI TT Wt '' I ~ Ii ~"' K ~ I ~ DATE: 02/15/24 SCALE: PEFtPLAN DRAWN BY: JSS CHECKED BY: JSS ISSUED FOR C.ITY 5UBMITT AL PRELIMINARY -1st CITY 5UBMITT AL PRELIMINARY -2nd GliY SUSMlii AL PRELIMINARY -3rd CITY SUBMITTAL PRELIM. -4th, 5th REVISIONS & in & & SHEETTTTLE LANDSC.APE l"IATERUSE PLAN DA~ 6/6/:24 S/1/:24 6/1~/24 1014124 DAa 11 PROJECT NO,, ~ 1 SHEET: L-5 OF __ 6 __ SHEETS Nov. 6, 2024 Item #2 98 of 99 _J 1.0% :;;: 1.0% ~ ~ -.h,---#1-F,C;;FF,-OE --OE __ I c9J::~~~I ,-,.E ~ I -:+ x-iT /' II II I \ II ~--l BUiL~IN1G AJt L--UJ%- : ___ "' ___ I _____ "' ___ ,---___ "' __ --+--I_ ------1.. __ _ "' _ __ _ "'------t--__ _ f-7 .-7 /1 I\ 11 11 11 I 'I 11 I / I I\ I / I I I ,' " I :~: \ I" \ I \ I \ I I I \ I \/ I I \I -'--'- r 7 r 7 r ~ ~ r--1 7 I\ 11 \ 11 11111\ if'ld\!, I \ \ I, 11\~1 \ \ d ~ : \ ,' : \ ,, tl 8 U (L DING b1 l ,I 1 / I \ 1 I t Lei '.!>II \ / f,..,1 1 / lll/lll+P$~-,---+tll.a.J, / I \ I l"' \ , 1 / \, I I I I I \ / \1 1/ I I \1 I I' ..:J.... ..'L J ➔ _j_L .JJ_ J L 1_ _::J t .-1\ \ 7 .-/1 I\ /I ' 7 I. 7 II II\ I 11 It I /I ' ~ \ / I / \ BUILDINGi_ ,I~ \ / ~ \ ,' 1t •11 , , r , \ I \ I I I I \' I \ I I I \ I I I/ I C ~ ! l ~ ~ ) "./__ "I 45 l ] MAINTENANCE AREA LEGEND SYMBOL DESCRIPTION • COMMON PRIVATE AND PUBLIC RO.W. LANDSCAPE AREAS TO BE MAINTAINED BYTHE HOA LANDSCAPE MAINTENANCE RESPONSIBILITIES CT 2024-0001 SDP 2024-0008 DEV 2023-0081 1. THE PROPERTY'S H.0.A. WILL BE RESPONSIBLE FOR MAINTAINING ALL LANDSCAPED AREAS THAT LIE WITHIN THE LIMITS OF THE SITE'S PROPERTY LINES AND THE PLANTED AREAS THAT FALL WITHIN THE PUBLIC RIGHT-OF-WAY 2. ALL PRIVATELY OWNED, NON-HOAAREAS, SHALL BE MAINTAINED BYTHE PRIVATE HOMEOWNER. 10 0 ~c.J SCALE: 1"=10'-0" PROGRESS SUBMITTAL NOT FOR CONSTRUCTION 10 20 40 I FEET daedalus DESIGN GR □UP PROJECT 11 dl I-I ' .n all D 1~, nil ~ .. Ii~ ll H-~ 10 ~ ~ I -at" Ii~ ..... nil Ii IH-Ul n '11 ~I NI II ~ UL 1U tt u .., U\ 1...-_ :a ,1 r-- : 1 i ~ u IH-~it I I• ~n "' n 1 1V, 11 I' KIi 1 t( ■I:\. ca 1,, UI .i,Q II 11 u!, LLI TT Wt '' I ~ Ii ~"' K ~ I ~ DATE: 02/15/24 SCALE: PEFtPLAN DRAWN BY: JSS CHECKED BY: JSS ISSUED FOR DA~ C.ITY 5UBMITT AL PRELIMINARY -1st 616124 CITY 5UBMITT AL PRELIMINARY -2nd S/1/:24 GITY SUS MITT AL 6/1~/:24 PRELIMINARY -3rd CITY SUBMITTAL PRELIM. -4th, 5th 10/4/24 REVISIONS DAa & in & & SHEET TITLE LANDSCAPE MAINTENANCE RESPONSIBILIT'T' PLAN 11 PROJECT NO., ~ 1 SHEET:L-6 OF __ 6 __ SHEETS Exhibit 11 CT 2024-0001 Full Size Plans Exhibits “A” – “X” March 20, 2024 (on file in the Office of the City Clerk Nov. 6, 2024 Item #2 99 of 99 From:Planning To:Kyle Van Leeuwen Cc:Cynthia Vigeland Subject:FW: Public comment on Tyler Street Homes (Item #2, 11/26/2024 meeting) Date:Wednesday, November 6, 2024 7:06:26 AM From: Steve Linke <splinke@gmail.com> Sent: Wednesday, November 6, 2024 2:37 AM To: Planning <planning@carlsbadca.gov> Subject: Public comment on Tyler Street Homes (Item #2, 11/26/2024 meeting) Planning Commission and Staff: Ability to make recommendations to the City Council that differ from staff's recommendations This is not directly related to this item but indirectly relates to your ability to make recommendations to the City Council that differ from staff's recommendations. For the Carlsbad Village Mixed Use project, I made a variety of requests for additional conditions of approval and policy/rule changes. The City Council ended up adopting three of the conditions related to vehicle miles traveled and agendized the expedited review of two policy/rule changes. In the future, please consider making recommendations in support of such citizen concerns. Miscalculation/typographical error of net change in vehicle average daily trips (ADT) The following erroneous sentence regarding the net change in vehicle average daily trips (ADT) appears in three places in the staff report (Finding #14 on Page 9, Site Development Plan Project Analysis #2 on Page 37, and Site Development Plan Project Analysis #5 on Page 38): The proposed project is estimated to generate more trips (72 ADT) than the existing land uses (20 ADT) it will replace, resulting in a net decrease of 52 Average Daily Trips (ADT). The project will increase--not decrease--ADT. ADT calculations ADT calculations are made based on a SANDAG document called the "(Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region," which designates 6 ADT per apartment unit, 8 ADT per condominium unit, and 10 ADT per single-family home. However, it also includes multi-family units in the 6 ADT category when the density is 20 units or more per acre. The Tyler Street Homes project includes 8 ADT/unit in its Tentative Tract Map, but only 6 ADT/unit for the calculations in the staff report. Although the project slightly exceeds 20 units/acre, it is clearly a condominium project based on the sizes of the units. Even at the higher 8 ADT/unit rate, the total would have been 96 ADT, which is still under the 110 ADT threshold that defines small projects exempt from further traffic analysis. However, logic/discretion can be used when making these calculations, so, for future projects, staff should be encouraged to use rates consistent with unit sizes, rather than focusing only on density. Exhibits missing from CEQA Determination of Exemption When the City Planner's CEQA Determination of Exemption for this project was published on the city website, it referred to four exhibits. However, the exhibits were not attached and had to be requested. Given the extremely short 10-day window to appeal, these exhibits need to be included at initial release. Best regards, Steve Linke Carlsbad, CA CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. Tyler Street Homes Edward Valenzuela, Associate Planner Community Development November 6, 2024 CT 2024-0001 / SDP 2024-0008 1 C cityof Carlsbad Project Location 2 •0.532-acre lot •Pine-Tyler District •Two existing SFRs 2 Tyler St. Homes CT 2024-0001/SDP 2024-0008 0 15 30 60 90 C cityof Carlsbad 3 General Plan Land Use Zoning Designation (V-B, Village-Barrio)(V-B Village-Barrio) Project Features 12 air-space condominiums 4 three-story buildings 3 units in each building 34’-10” building height 2-car garage for each unit Tyler Street Homes 44 {city of Carlsbad i I \ \ -;. 0, I \ \ I \ L------------~--------------------------~ I I I I I I I I , __ /' ,- I I I I I ;i I I I I I I I I I I I I I I I I I I I I I I I I \ \ \ I \ \ ', ', ',, \ I I I I \ \ I \ I \ I I / / / s------:',, --+------..... - ---------l ', \ \ \ \ \ \ \ \ \ \ , ,, ':------,' \ \ \ \ \. ,,.,-9'.ILIIN3 / ' .... / 1-------------( en ~,...., AIJT()lf()lt,'f: (o\CUTY oi _____ , o--,--,, I ' J I I I I i I I I I I I I I I -~-- 1 I I I \ I \ I \ I \ I \ I \ I \ I \ I \ I \ I ___ \ __ I. I / I I I I I I I I I I I I I I I I I I \ I © \ J 6 Village & Barrio Objective Design Standards (ODS) •Craftsman architectural design •Applicants may request to waive up to 4 standards •Decision-maker will consider request and must make findings to approve waivers Tyler Street Homes 7 C cityof Carlsbad ODS Waiver Findings Tyler Street Homes 88 •The proposed project meets the intent of the design standard under consideration, or a similar design standard is implemented in substitution. •The project meets the allowed density with the proposed waiver(s). •The proposed project is consistent with the distinctive architectural style selected. 1111111 {city of Carlsbad ODS Waiver #1 •Request for 4’ pedestrian walkways instead of 5’ Tyler Street Homes 99' ' ' ' 1 I ' \ I \ I \ \.?r..l L------------~---------------------- i ' ~-~~~•~-Ull~HmllftnlJ..,,..____J. ,----------.... ' ', ',, .... , ___ ..... --+ ' I I I I I r I I I I I I I I I ~ ----+-- -I I I I \ I \ I \ I ' I \ I \ I \ I \ I \' \1 •--~-- I I I 1 1 I l I J I I I l •© I J I I l l l I I I I I {city of Carlsbad ODS Waiver #1: Finding 1 Tyler Street Homes 1010 •Sidewalk serves only five units per side, with frontage units having separate private entry access. •4-foot width complies with current Building Code for the small number of units served. 1111111 {city of Carlsbad ODS Waiver #1: Findings 2 and 3 Tyler Street Homes 1111 •The project meets the density requirements at 22.55 du/ac •Design is consistent with the Craftsmen design guidelines 1111111 {city of Carlsbad ODS Waiver #2 •Request to waive 3rd floor building stepback Tyler Street Homes 1212 {city of Carlsbad ODS Waiver #2: Finding 1 Tyler Street Homes 1313 •Design meets intent by avoiding a massive monolithic structure •Multiple stepbacks/recesses on each floor •Narrow depth of proposed frontage units prohibits full stepback on 3rd floor. 1111111 {city of Carlsbad ODS Waiver #2: Findings 2 and 3 Tyler Street Homes 1414 •The project meets the density requirements at 22.55 du/ac. •Design is consistent with the Craftsmen design guidelines 1111111 {city of Carlsbad Inclusionary Housing Tyler Street Homes 1515 •City Council Policy 57 allows alternative means of compliance •Developer requests to purchase two affordable housing credits 1111111 {city of Carlsbad Inclusionary Housing Tyler Street Homes 1616 •Decision-maker must make two findings: o Affordable housing bank is located in same quadrant o There are sufficient credits to purchase1111111 {city of Carlsbad Project Consistency •General Plan (V-B, Village-Barrio) •Zoning Ordinance (V-B, Village-Barrio) •Village & Barrio Master Plan (Pine-Tyler District, 18-23 du/ac) •California Environmental Quality Act (CEQA) •Inclusionary Housing Tyler Street Homes 17 C cityof Carlsbad Staff Report Typo •Revise Finding 17.d in the resolution to state “twelve” units are proposed instead of “nine” •By adopting resolution, the Planning Commission confirm findings can be met and recommend approval of credit purchase. Tyler Street Homes 18 C cityof Carlsbad Applicant Project Changes Sidewalk Changes – DG to Concrete. Revised conditions of approval: •Removal of condition 39 requiring a future public improvement agreement. •Revise condition 51 and 55 to install 6-foot- wide concrete sidewalk instead of DG walkway Tyler Street Homes 19 C cityof Carlsbad Recommended Action Adopt the resolution, Exhibit 1, recommending approval of Tentative Tract Map, CT 2024-0001, and Site Development Plan, SDP 2024-0008 to City Council based upon the findings and subject to the conditions contained therein. Tyler Street Homes 20 C cityof Carlsbad BACKUP SLIDES 21 Tyler Street Homes ODS Waiver #1 Tyler Street Homes 2222 •Pedestrian walkways shall be provided with a minimum width of five (5) feet along their entire length (Appendix E, 2.6.D.2).1111111 {city of Carlsbad ODS Waiver #2 Tyler Street Homes 2323 •All three (3) story buildings shall have a minimum building stepback of ten-feet (10’-0”) on the third (3rd) floor by stepping a portion of the street- facing facade backward (from the front setback) a minimum of six feet (6’-0”) from the predominant facade plane (Figure 7.2.1), and/or vertically articulated plane, for a minimum width of twenty-five feet (25’-0”) (Appendix E, 7.2.A). 1111111 {city of Carlsbad ODS Waiver #2: Finding 1 Tyler Street Homes 2424 •First floor stepbacks •A 2’ stepback for 12’-5” •A 12’-3 ½” stepback for 5’ 1111111 12'-1112" LI NE OF SHED ROOF ABOVE -·--, l.lN I: OF DECK A!BOVE ----u -,--------------p1 II II I I II ~ I --...ii'll...---------1 I 11'-10" IBEDROOMI 1 I I I I I I I I {city of Carlsbad ODS Waiver #2: Finding 1 Tyler Street Homes 2525 •Second floor stepbacks •A 2’ stepback for 14’-5” •A 12’-11” deck stepback for 6’ 1 DECK 1 63 SF I 5• I 101• L ____ _ LIVING w I I I I l l -_ _j {city of Carlsbad ODS Waiver #2: Finding 1 Tyler Street Homes 2626 •Second floor stepbacks •A semi-recessed deck projecting 2’ with a 4’ stepback for 11’-2” DINING 8'-0" ---, ooo I rn om! KITCHEN I 1 FLOOR~~~ __ -J 19'-0 114" 4'-2" PANTRY CLOSET I I DECK : 67 SF I 4'-0" • I ~ I ;::: I J 6'-0 {city of Carlsbad Tyler Street Homes 2727 •Third floor stepbacks •A 2’ stepback for 15’-5” •A 9’-2 ¾” stepback for 5’- 10” •A semi-recessed deck projecting 2’ with a 7’-10” stepback for 5’ ODS Waiver #2: Finding 1 11-110' 1111111 r.1cr ....,_..._._............................... ..... ---, {city of Carlsbad ODS Waiver #2: Findings 2 and 3 Tyler Street Homes 2828 •The project meets the density requirements at 22.55 du/ac. •Design is consistent with the Craftsmen design guidelines 1111111 {city of Carlsbad Drive-aisle Tyler Street Homes 2929 •Vehicle access to units provided by 24’ drive aisle •Drive-aisle width accomodates 24’ back up space and vehicles in both directions. 1111111 {city of Carlsbad Adjacent Property Tyler Street Homes 3030 •Landlocked property to west has a private utility and access easement over drive-aisle •If adjacent property is developed, landscape planter will be removed in easement area. 1111111 {city of Carlsbad TYLER STREET HOMES CAR1.S8AD, CA ,, .. 1f'·tO• L[ 8EO<>OOM 1 N 4•.1· I II \ I I I \ : I II \ I I I I \ I I I tl \ I : 11 \ : ,1 11 "•'' "• -,-11.J. __ 7 \I I ti \I I I !'..J __ _. __ j I L ______ j I I I I I I ! 1 I I I L ___ lNE0"3RDFLOOOABOVE --- BUILDING A & B (MIRRORED) FIRST FLOOR PLAN =t= ,.,, I ; FOYER ' 11'·10" I ~ __ LNECl'3RDFLOOOABO\!E ___ J 7\ N t • ~ ~ -- -§ ::; D ~ " I I -LIVING w ~~ ----le'-4" ..a:., __ e ...._ ... w ' I I "' t ~ ~. .. ClOSET \ ·-"' ! ,..., ~ :~ ~ .. , ,.,, -... DECK I I 67 SF ! I r I ~ I KITCHEN b I • I '-------~---, I ' I ,.,,. <um1: I ~ogj ___ J :;: ' L ___ llliE Of 3RD F~OOR ABO','E --- 1r~1..- l r------------1 rl==:!lo=======~-------..,, " LNE fS SIED ROOr BELON --------------~--~ USE Of OECI( AJ!O'it. r----------1--, I I I DECK : • : 63SF I I 10'-6' ~ : L ------· --~-J --..--1, -~ tt ~ -~ D ~I~ D ~ -LIVING - ----LIVING - ---w LLJI . ~ ~' ..:::::-... -~------1----- tl!'.8" -3:-t--_.... __ 11'-l" '-• ·v ~ ... 1 ][J: A A w [ OINING DI ~ '=' '=' ;.( !f ~ ~ i -,.--'°I ' IIX ( CLOSETI __ , I 00 I li: I 5<'.l :i & I ~ COSET , .... •·• , . .,. I I I <r f<Y 5'·10' ,. --, I lfo oll ow j DECt< I ' I I I ! I 67SF I I '.--_./ I I I I ~ I ~ I b KITCHEN ...... I ~ KITCHEN I I • I _____ J I I r-----· I I ' '--r '"1 .. [·+:JI rt--"!-1 L----~ ~ogj : I ••• -:;: _, ' ~ ----USE OF 3RD FL()()!UB()l;t; _ __ J ~---------------------------ff.)~..-.01~· ,~ .,. .. 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(l: • I I I I~ I I I I • EaEH±J.1~1[1-1-~~ M M M ---u , ---- f.f.E. ----1 [I] , ' -------------- 1-11-B [I] H B -------------------- I 11 11 11 I ~ I 11 11 11 I -I 11 11 11 I ---------------------------~-------- ---- lii.t ____ -------- ------------- _s_u_1L_D_IN_G_c_&_D_(_M_IR_R_O_R_E_D_)_s_o_u_T_H_E_L_EV_A_T_1_o_N _____ ~-, ___ ; SCALE..,_."' 1'..0- tOPl'U.TE • , ;;; , r.r£. ... TOP"'-.\TE • !< i ;, ;;; , r.r£. T l0Pj\.\T£ • !< ? ~ l , r.r£. l'IJ)ElFi . • . " -· I I " -I ® .,,. I ..,., ""~ m h II o$ ~ ' ~ "1· I :i i: i+1-••l l I I I .. I r , ~ .. .. ----· □ D I II ~ -----= -,... ------Ill 11 1111 - ---------~~ DD B -- --- 1111 ---- ---fl -d 1-ilJ -lc:=J 1 1□ II ~ l;i;I ;:o '.i,_ ; \ \ \ = ~E \ I -------, .. '"•------ BUILDING C & D (MIRRORED) EAST ELEVATION 0 7 ,. 11. SCM.£:1rc•sr4' -.tWJESIWl&leOOVf'09T£80N'O @ A11064TiEN9 Cr,:; - WWI.NGV.YSl411Gl£A.OOF © IIIV,CKY,l~A'flWE$lVP.G) VtHTEY,lllOCUl'mw© #N£$ IWICI! $1R.1.l>IJ EOOE €) $1lf'>CilUD~ 1)£<:0'tATll'E WOO() CClU.1111 l',\,lfE © CEQA Determination Tyler Street Homes 4343 •Oct. 17, 2024 - City Planner issues determination of exemption pursuant to CEQA Guidelines Section 15332 – In-Fill Development Project. •Oct. 17, 2024 - CEQA Determination is posted for 10-day noticing period. •No appeal was filed. 1111111 {city of Carlsbad TYLER STREET HOMES Government Code §65589.5 Cities shall not disapprove a housing development project or impose a condition requiring lower density unless the city finds based on a preponderance of evidence that the project would have a specific, adverse impact on public health or safety, and there is no feasible method to satisfactorily mitigate or avoid such adverse impact 44 HOUSING ACCOUNTABILITY ACT 1111111 C cityof Carlsbad TYLER STREET HOMES Government Code §65589.5 Only objective design standards can be applied to eligible housing development projects. Development standards that are subject to interpretation and subjective in nature cannot be applied to the project Objective Standards are provided in CMC and Village & Barrio Master Plan 45 HOUSING ACCOUNTABILITY ACT 1111111 C cityof Carlsbad TYLER STREET HOMES Government Code §66300 Establishes pre-application process Sets limit of public hearings for a Housing Development Project to five Establishes requirements that a city cannot reduce density or add development restrictions 46 STATE HOUSING CRISIS ACT 1111111 C cityof Carlsbad TYLER STREET HOMES Government Regulations §15300 Development types exempt from detailed env. review Includes projects ≤ 5 acres in urbanized areas §15332 Carlsbad Ordinance requires City Planner: Determination of exemption. Decision is final unless appealed CMC 19.04.080(A) Determination of exemption not subject to consideration by Planning Commission or City Council 47 STATE CALIFORNIA ENVIRONMENTAL QUALITY ACT 1111111 C cityof Carlsbad TYLER STREET HOMES Early Public Notice/Enhanced Stakeholder Outreach: Part A: Early Public Notice Mailed notice sent to owners 600 ft. of project site (notice occupants within 100 ft. if in Coastal Zone) Notice sign posted on project site 48 Policy 84 C cityof Carlsbad Required Permits Tyler Street Homes 4949 •Tentative Tract Map, CT 2024-0001 •Site Development Plan, SDP 2024-0008 1111111 {city of Carlsbad Tyler Street Homes Edward Valenzuela, Associate Planner Community Development November 6, 2024 CT 2024-0001 / SDP 2024-0008 50 C cityof Carlsbad