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HomeMy WebLinkAboutPRE 2025-0033; OAK TOWERS; Admin Decision Letter Community Development Department Planning Division 1635 Faraday Avenue  Carlsbad, CA 92008-7314  442-339-2600 July 31, 2025 Elwood Design & Construction Tom Sanford 1106 2nd Street, #468 Encinitas, CA 92024 SUBJECT: PRE 2025-0033 (DEV2022-0174) – OAK TOWERS APN: 203-261-07-00 Thank you for submitting a preliminary review for a mixed-use project proposed at 390 Oak Avenue. The project site, an approximately 0.67-acre lot, currently is developed with a two-story commercial building and on-site parking. The project proposes the construction of a new four-story mixed-use building with a subterranean parking garage for residential units, ground-floor commercial parking spaces with 10,520 square feet of commercial tenant space, and 30 residential units located on the second, third, and fourth floors. Residential units proposed range in size from one-bedroom to four-bedrooms, and the project proposes to dedicate three units for very-low-income households to receive a 50 percent density bonus. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. This preliminary review does not represent an in-depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans, policies, and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans, policies, and standards may be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Village Barrio (V-B), 28-35 dwelling units per acre b. Zoning: Village-Barrio (V-B) Zone c. Village & Barrio Master Plan (VBMP); Village Center (VC) Land Use District d. The property is in the Village-Barrio Segment of the Coastal Zone. The Coastal land use designation and zone are the same as the general plan and zoning above. 2. The project requires the following applications: a. Tentative Tract Map (CT) for subdividing the property into five or more condominium/ownership units) b. Site Development Plan (for buildings exceeding 5,000 square feet) c. Coastal Development Permit (CDP) for development in the Coastal Zone. {city of Carlsbad PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 2 _______________ The Tentative Tract Map, Site Development Plan, and Coastal Development Permit applications must be submitted to the city concurrently. The City Council will be the final decision maker. 3. Density/Density Bonus. The project proposes 20 units, prior to density bonus, on a 0.67-acre lot, which is a density of 29.85 or 30 dwelling units per acre (du/ac). Per Section 2.5 of the VBMP, mixed-use projects in the VC district have a base density of a minimum of 28 du/ac and a maximum of 35 du/ac. The calculation provided is mathematically correct, however maximum density allowed should be used when calculating density bonus. Therefore, the number of base units allowed on the project is 23.45 units which rounds up to 24 units. Summary of density bonus as shown on plans: Base density: 30 du/ac Base units: 0.67 acres x 30 = 20 dwelling units Affordable housing proposed: 3 very low-income units; 15% of base units reserved for affordable housing 50 percent density bonus: 20 units + 50 percent = 30 units (per density bonus table in P- 1(H), Density Bonus Supplemental Checklist Proposed number of units: 30 units Proposed density: 30 units ÷ .67 acres = 44.77 or 45 du/acre Summary of density bonus using maximum density: Base maximum density: 35 du/ac Base maximum units: 0.67 acres x 35 = 23.45 or 24 dwelling units (round up per CMC Section 21.86.040(G)) Affordable housing proposed: 3 very low-income units; 12.5 or 13% of base units reserved for affordable housing 42.5 percent density bonus: 24 units + 42.5 percent = 33.6 or 34 units (per density bonus table in P-1(H), Density Bonus Supplemental Checklist Proposed number of units: 30 units Proposed density: 30 units ÷ 0.67 acres = 44.77 or 45 du/acre Other adjustments to the calculation are available to reach a total of 30 units. Please reach out to the Planning Division to discuss what other options are available will be proposed. Pursuant to state density bonus law, the project qualifies for two (2) incentives or concessions and additional waivers, if needed. The project application should specify the number and types of concessions or waivers. 4. Inclusionary Housing Requirement. The project is subject to the City’s Inclusionary Housing Ordinance. A project proposing 30 units will be required to provide 15% of total units (5 units) as affordable units. Any units not provided on site do have the option for alternative means of compliance. For a project of 30 units, 1.5 credits will need to be purchased for every affordable unit not provided on site. Please see the City’s Inclusionary Housing Program Information Bulletin for more information: https://www.carlsbadca.gov/home/showpublisheddocument/9634/637897580094270000 PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 3 _______________ 5. Parking. The 30-unit project includes eight (8) one-bedroom units, eight (8) two-bedroom units, 12 three-bedroom units, and two (2) four-bedroom units. A 50% density bonus is proposed and a total of 15% or 3 units are proposed to be set aside as Very-Low Income units. As mentioned earlier in Comment #3, the density bonus numbers provided are using 20 units as the base number of units at a density of 30 du/ac instead of the maximum allowed 35 du/ac. Pursuant to the VBMP, the parking ratios for multiple-family dwellings are as follows: Studio/one-bedroom: One space per unit Two or more bedrooms: One and half spaces per unit Visitor parking: None required in VC District Pursuant to state density bonus law, projects which provide at least 11% very low-income units and are located within one-half mile of a major transit stop, the maximum parking ratio that can be applied to the project is 0.5 spaces per unit. Since the project is located within one-half mile of the Carlsbad transit station and applying the maximum density of 35 du/ac, 3 very low-income units at a base density of 24 units equals 12.5% of base units reserved as affordable. Therefore, the appropriate parking ratio to apply to the project is 0.5 spaces per unit, and the proposal to construct 30 units results in a parking requirement of 15 parking spaces (30 x 0.5 = 15 spaces). Under Assembly Bill (AB) 2097, local jurisdictions cannot enforce minimum parking requirements. However, developers can still provide parking onsite, but the number of parking spaces provided will be based on builder preference and market demand, not by city-established minimum parking standards. Electric vehicle and accessible parking will still need to be provided based on the number of parking spaces that would have otherwise been required for the project. The cover sheet for the concept plan indicates a total of 54 parking stalls provided for residential units, resulting in a surplus of 39 parking stalls. Therefore, the proposed number of parking stalls exceeds what is required. The intent of these laws is to let the private market decide the number of spaces. Given the limited availability of nearby on-street parking, staff supports providing more parking than required pursuant to state density bonus laws. 6. Setbacks. Per Section 2.7.1 (A) of the VBMP, setbacks will be applied as follows; a. Front/Corner: Minimum of 0 feet; maximum of 5 feet to building (at the ground floor). Additional depth permitted where area includes a plaza, courtyard, or outdoor dining. Additional depth is also permitted to accommodate electrical transformers, utility connections, meter pedestals, and similar equipment only if other locations are infeasible as determined by the decision-maker b. Side: 0 Feet c. Rear: 0 Feet Please clearly identify the property lines on the site plan and every floor plan. Please add the maximum 5-foot setback line on the site plan and floor plans along the Washington Street and Oak PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 4 _______________ Avenue street frontages. All portions of the buildings along these streets will need to comply with the maximum 5-foot setback. 7. Clear Zones. Per Section 2.6.1(A)(4) of the VBMP, 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. In addition, 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. Please see the VBMP for an example. On a formal submittal, please plot the clear zones on the site plan. 8. Private Open Space. Per Section 2.7.1(E)(2) of the VBMP, private open space shall be provided at a minimum of 60 square feet per unit with a minimum dimension of 6 feet in any direction. Please provide the dimensions and total square footage of each private open space on the floor plans. 9. Common Open Space. Per Section 2.7.1(E)(3) of the VBMP, a project with 30 units will be required to provide a minimum of 450 square feet of open space, with a minimum dimension of 10 feet in any direction. Please clarify if this space is for residents only or will also be accessible to the commercial units. 10. Height. Per Section 2.7.1(G)(1) of the VBMP, the maximum allowed structure height is 45 feet and four stories. Per 2.6.2(C) of the VBMP: a. The roof towers for maintenance along Oak Avenue and along the interior lot line opposite the Oak Avenue Street frontage, and the private roof deck railing shall be set back a minimum five feet from the building faces. Please dimension the setback in the plans. b. Architectural features: Up to 10 feet above maximum building height. Architectural features that are within 10 feet of a building face shall be cumulatively limited in width to 30 percent of that building face. 11. Height-Ground Floor. Per Section 2.7.1(G)(2) of the VBMP, the ground-floor plate height for the commercial units along Washington Street shall be a minimum height of 14 feet. 12. Height – 4-Story Buildings. Per Section 2.7.1(G)(3) of the VBMP: a. A maximum of 30 percent of the fourth story street facing façade can have a 0-foot setback (as measured from the property line). The remaining 70 percent shall be set back a minimum of 10 feet (as measured from the property line). b. The total square footage of enclosed fourth floor space shall not exceed 80 percent of the largest enclosed floor space below (floors one, two, or three). However, in no case shall the fourth floor enclosed space exceed the amount of third floor enclosed space. As proposed, the building does not appear to comply with these sections of the VBMP. On a formal submittal, please demonstrate in the plans how the project meets the requirements. PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 5 _______________ 13. Building Massing. Per Section 2.7.1(H)(1) of the VBMP, wall planes that exceed 40 feet in length shall provide a minimum of five feet in variation in the wall plane, as well as a change in the roof line. Please demonstrate how this section is met in the formal submittal. 14. Ground Floor Street Frontage Uses. Per Section 2.7.1(I) of the VBMP, new ground floor street frontage uses permitted within the boundaries of the use restriction area identified on Figure 2-2 (Washington Street Frontage) shall occupy more than one-half of the habitable space developed on the ground floor and shall span at least 80 percent of the building frontage. 15. Window Glazing: Transparent or translucent glazing is required on the ground-floor façade of a commercial or retail use facing a public street. Opaque, reflective, or dark tinted glass is not permitted. On the formal submittal, identify the type of glass to ensure compliance. 16. Design Guidelines. Please refer to Section 2.8 of the VBMP for Area-Wide Design Guidelines. A detailed evaluation of the project’s compliance with these design guidelines will occur during review of the formal project application submittal. 17. Village & Barrio Objective Design Standards. This project is subject to the Village & Barrio Objective Design Standards (ODS) found in Appendix E of the Master Plan. Please see the city’s Informational Bulletin and the ODS Compliance Checklist, both linked below. Please submit a completed Compliance Checklist with a formal application submittal. Also, in your formal submittal, please demonstrate in the plans how the project complies with the objective design standards for the building type and chosen architectural style. Informational Bulletin 302: https://www.carlsbadca.gov/home/showpublisheddocument/15945/638385923722730000 VBMP ODS Compliance Checklist: https://www.carlsbadca.gov/home/showpublisheddocument/15309/638632782040170000 18. Plan 1 Dens. The plans state that Plan 1 will be a 1-Bedroom + Den + 1-Bath. If the dens can be completely closed off, please categorize them as an additional bedroom. 19. Bicycle Parking. Please revise the site plan to add a minimum of two locations for bicycle parking. Pursuant to Page 2-74 of the VBMP, bicycle parking should be provided at convenient places such as entrances or other visible and accessible areas. 20. Electrical Transformer. Please submit correspondence from SDG&E indicating whether a transformer will be required. If required, please identify the location on the plans and provide landscape screening. 21. Solid Waste. Please provide a “will serve” letter for waste hauler services for the project with a formal application submittal. Send request to: Carlsbadservice@RepublicServices.com. 22. Tentative map. Will the commercial units also be condominiums or will they be rented? If the units will be condominiums, please include them as part of the tentative map. PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 6 _______________ 23. Historical, Cultural and Paleontological Report. The existing structure proposed to be demolished is over 45 years old. In addition, the project proposes an underground parking structure that may impact cultural or paleontological resources. Please prepare a comprehensive report consistent with the California Environmental Quality Act and the city’s Tribal, Cultural, and Paleontological Resources Guidelines, which can be found online at: https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000 24. Noise Analysis. As the proposed project will be located in close proximity to railroad tracks, a noise analysis prepared by a registered acoustician will be required. The study shall be prepared in compliance with the requirements of the Noise Guidelines Manual. Please see the link below for additional information. https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000 25. City Council Policy 84. All development applications that require Planning Commission or City Council approval shall provide early public notification. This project is subject to both Part A, Early Public Notification, and Part B, Enhanced Public Engagement, of Policy 84. City Council Policy 84 and Informational Bulletin (IB) 184 can be referenced online for more information at: City Council Policy No. 84: https://records.carlsbadca.gov/WebLink/DocView.aspx?id=5156829&dbid=0&repo=CityofCarlsbad& cr=1 Informational Bulletin 184: https://www.carlsbadca.gov/home/showpublisheddocument/19417/638741675682230000 26. Housing Crisis Act. The Housing Crisis Act of 2019 (SB 330) established a preliminary streamline application process for housing projects. It is not mandatory unless applicants seek the vesting and processing benefits offered under SB 330. Participation in the SB 330 streamline process would occur first, followed by the formal development application process required under Government Code (Gov. Code) §§ 65940, 65941, 65941.5, and Carlsbad Municipal Code (CMC) § 21.42.050. Acceptance by the city of a complete SB 330 Streamline Application (Form P-32) and fee will vest the project for 180 days in accordance with the ordinances, policies and standards in effect at the time the SB 330 Application is accepted. 27. Existing Residential Units. Please discuss the existing, unpermitted residential units with Housing & Homeless Services regarding any potential replacement of the units. Climate Action Plan. New requirements related to the city’s goals to reduce greenhouse gas (GHG) emissions will likely impact development requirements of this project. A formal application submittal will need to include a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 7 _______________ Code Chapters 18.21, 18.30 and 18.51 which is available on the city’s website at the following address:http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on To the extent that new GHG reduction requirements are in effect at the time of application for grading or building permits, the project will be required to comply with the effective requirements even if different than what is proposed in the project’s planning approvals. GHG reduction requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new GHG reduction requirements results in substantial modifications to the project after planning approvals are obtained, then prior to issuance of grading or building permits, the applicant may be required to submit and receive approval of a Consistency Determination or an Amendment application for the project through the Planning Division. Land Development Engineering: Nichole Fine (442-339-2744, Nichole.Fine@carlsbadca.gov) 1. Please contact Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov, a division of the Public Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are used to determine if a Local Mobility Analysis (LMA) is required and the scope of analysis. If an LMA is deemed necessary, first, work with Transportation Division staff to obtain an approved scoping agreement. After the scoping agreement has been approved, submit the approved Scoping Agreement as an appendix within the LMA that is to be prepared per the most recent Transportation Impact Analysis Guidelines. 2. After the scoping agreement has been approved or deemed not necessary by the Transportation Division, please submit a completed Transportation Analysis Need Statement Form P-42 to Land Development Engineering at LandDev@carlsbadca.gov prior to discretionary application submittal. If an LMA has been deemed not necessary by the Transportation Division, please provide correspondence from the Transportation Division indicating one is not required. 3. A Transportation Demand Management (TDM) plan may be required depending on the number of employee vehicle trips the project will generate. Please calculate the gross employee ADT using the generation rates from Table 2-2 of the TDM Handbook at https://www.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000. Show calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TDM plan with your application for discretionary permits. 4. Depending on the CEQA determination, which is determined after the application for discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles Miles Traveled Analysis Guidelines available at: https://www.carlsbadca.gov/home/showdocument?id=312. 5. Please complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide you and the city in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire is located on the City of Carlsbad website. PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 8 _______________ 6. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP). All impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment. Please submit a Storm Water Quality Management Plan. This project is exempt from hydromodification based on Hydromodification Exemption Analyses for Select Carlsbad Watersheds by Wayne Chang dated September 17, 2015. The post construction stormwater treatment BMPs shall be shown on a conceptual grading plan and drainage plan with the discretionary application. 7. Based on this project’s general land use V-B, this project is subject to the City of Carlsbad trash capture requirements. Please incorporate trash capture measures on the project plans and incorporate trash capture BMPs and calculations in the preliminary Storm Water Quality Management Plan. 8. Please provide a Preliminary Title Report (current within the last six (6) months). 9. Please annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report on the site plan. Including but not limited to the 20-foot radius public street dedication recorded 4/3/1974 as document 74-083705 and the 10-foot existing sewer easement recorded 10/27/1936 in book 587, page 35. If any vacations or quitclaims are planned with this development annotate on the site plan. 10. A Preliminary Hydrology Study including map and calculations is required to demonstrate capacity/sizing of proposed and existing storm drain infrastructure. Please show 100-year storm hydrologic calculations before and after development for each drainage basin. 11. A preliminary geotechnical report is required to evaluate the feasibility of the project. Please provide remedial recommendations, groundwater analysis and infiltration feasibility. Guidelines for preliminary geotechnical studies are available on the City of Carlsbad Engineering website. 12. Per CMC15.16.060 this project will require a grading permit and grading plan. 13. A separate improvement plan for work within the right-of-way is required for this project. 14. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map 17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control per City of Carlsbad Engineering Standards. 15. Please provide a grading and drainage plan and delineate and annotate the limits of grading. Include remedial grading quantities on the plan. 16. Please delineate and annotate approximate topographic contours for existing and proposed condition. Provide 1-foot contours for slopes less than 5%; 2-foot intervals for slopes between 5% and 10%, and 5-foot intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project boundary. 17. On the site plan, please show and identify all existing surface improvements screened back (curb, gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the project site, project frontage and within 25 feet of the boundary. PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 9 _______________ 18. Please indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic yards. 19. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and floor elevations. 20. Please provide the method of draining the underground parking and surrounding areas. Unless otherwise specified by a geotechnical engineer, method of drainage shall comply with California Building Code (latest version) section 1804.4. 21. Please clearly show and label the 100-year flood line for existing and proposed conditions. 22. Please delineate all retaining walls that will be utilized on the project site and show top of wall and bottom of wall elevations, including at the highest and lowest points. Indicate maximum height of retaining wall measured from bottom of footing to top of wall and maximum height measured from finish surface to top of wall. 23. Please provide a cross section to show the existing and proposed ground, the proposed wall, the footing and remedial excavation. If offsite area will be required to construct the project, provide a temporary construction easement or permission to grade letter from adjacent owner to construct walls on their property or delineate and annotate proposed temporary shoring walls. 24. Please delineate location of all existing and proposed buildings, walls, fences and permanent structures onsite and within 25 feet of the site. 25. The trees along the Oak Avenue and Washington Street frontage are included in the city’s street tree inventory. Please indicate on the site plan that they are to remain or to be removed. Proposed removal of street trees will require approval per Section 11.12.090 of the Carlsbad Municipal Code. Coordinate with the parks and recreation department for additional information. 26. This project is proposing a 30 condominium units and as such is a subdivision. A tentative map is required for discretionary entitlements and final may is required for construction drawings. 27. Please provide typical street cross sections for existing frontage streets. Provide existing right-of-way width and existing improvements and proposed improvements and dedications. 28. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry utilities, overhead lines, traffic signals, street lights in Oak Avenue and Washington Street and laterals affecting the property. 29. All transformers and electrical facilities solely serving this project site shall be located on site and outside of the public right-of-way 30. Please obtain a letter from SDG&E confirming their approval of the proposed transformer location and stating that no additional off-site facilities will be necessary for this project. Please also include all existing and proposed dry utilities and the services that will supply power to the proposed PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 10 _______________ transformer. 31. Please provide a Sewer Study for new development based on City of Carlsbad Sewer Master Plan Update 2019, Section 4.2 Design Criteria. 32. Please provide a Water Study for the new development based on City of Carlsbad Potable Water Master Plan 2019, Section 4.2 Design Criteria. 33. Public potable water and sewer mains along project frontages must meet minimum design diameter and material as specified in City of Carlsbad Engineering Standards Vol. 2 Section 3.2.2 for water and Volume 1 Section 6.2 for sewer. Utility replacement and/or upsizing may be required as a condition of development. 34. Please locate fire service, backflows, potable and recycled water services, meters, landscape irrigation services, and sewer laterals for the new development in compliance with City of Carlsbad Engineering Standards requirements. 35. Please ensure the trash enclosure design is consistent with the City of Carlsbad and Republic Services standards, see building department form B-76. 36. Please provide multiple cross-sections of the site to demonstrate differences in grade from adjacent properties, existing and proposed grades on-site, fences and location of structures on-site and on adjacent properties. 37. Additional street right-of-way may be required on Washington Street with this development after an analysis of the existing street improvements along with the existing right-of-way can be provided. 38. Dedications and frontage improvements are required per CMC20.16. A 4-foot-wide public street and utility easement shall be dedicated along Washington Street to accommodate 24-foot-minimum road width, unless wider is required by the fire department. Proposed frontage improvements include curb, gutter, sidewalk and replacing the existing non-compliant curb ramp. 39. Please meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, on-site circulation, emergency access, etc.) 40. Please plot stopping sight distance at all driveways and corner sight distance at all street intersections. 41. Please address the comments on the attached redlined plan. 42. Please be advised that a more in-depth review of the proposed development will occur with the discretionary permit application when a more complete design of the project is provided. Fire Department: Darcy Davidson (442-339-2662, darcy.davidson@carlsbadca.gov) 1. Fire Department Access is not adequate. A fire apparatus access road must extend to within 150 feet of all portions of the exterior of the first floor of any structure to allow for the effective hose pull PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 11 _______________ distance to be 150 feet or less. Hose pull measurement begins at a point in the street where fire apparatus would park to perform emergency operations, located 10 feet from the edge of the curb. a. The hose pull distance is not shown and likely exceeds the allowed distance of 150 feet. Please show the hose pull measurement on the plans and demonstrate that a hose line can reach all points of the first floor of the buildings within 150 feet. 2. Vertical Clearance of fire access roads. Fire access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. If trees are located adjacent to the fire access roadway, please place a note on the plans stating that all vegetation overhanging the fire access roadway shall be maintained to provide a clear height of 13 feet 6 inches at all times. 3. Aerial Fire Apparatus Access (Ladder truck) shall be provided when the distance from grade plane to highest level of the roof exceeds 30 ft. The proposed buildings are 48 feet-6 inches in height. a. The aerial access road must be a minimum of 15 feet and a maximum of 30 feet from the building and shall be positioned parallel to one entire side of the building. b. No overhead utility and power lines shall be located over the aerial fire apparatus, as they would be obstructions to use of the aerial ladder. c. The minimum width of an aerial fire apparatus access roadway is 26 feet, unobstructed width 4. The northwest portion of the building is out of access for both hose pull and aerial fire apparatus access. 5. The stairwell on the north side with roof access is shown as “for maintenance only”. This stairwell will be needed for Fire Department access to the roof. 6. The proposed street parking on Washington Street reduces clear road width to less than 24 feet. This is too narrow for Fire Department access. 24 feet is the minimum clear with allowed for fire access roads. 7. Please show the location of fire sprinkler riser room. It shall be easily accessible from Oak or Washington. 8. Sleeping rooms below the fourth story above grade plane shall have not fewer than one exterior emergency escape and rescue opening (EERO). Such openings shall open directly into a public way or to a yard or court that opens to a public way. There are exceptions for Group R-1 and R-2 occupancies constructed of Type I, Type IIA, Type IIIA or Type IV construction. The construction type is not noted on the plans. 9. Unless exempt, ladder pads for Emergency Escape and Rescue Openings (EEROs) shall meet the following requirements: a. The ladder pad shall be provided to access every EERO above ground level. PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 12 _______________ b. The ladder pad shall be located at a distance from the building determined by measuring the required length of the ladder at the proper climbing angle. The measurement is made with the top of the ladder leaning against the emergency rescue opening and the foot of the ladder on the ground. The ladder angle is to be at least 70 degrees and no greater than 76 degrees. c. The ladder pad shall be sized 6 feet by 6 feet minimum to allow for 3 feet of working space in front, behind, and around the ladder. d. Ladder Pad Surface. The surface shall be one that lends itself to safe use of ground ladders. Surface shall be level, slip-resistant, and capable of supporting the loaded weight of the ladder in a rescue operation. Solid all-weather surface walkways such as concrete or asphalt are preferable, though alternative surfaces such as decomposed granite (DG), gravel, or grass are permissible under certain conditions. 10. Please submit a completed P99F form to determine fire flow requirements, and to determine the number and location of required hydrants. Please note this must be completed prior to submittal of a formal application for the city for the project. A completed, city-reviewed P99F shall accompany a formal project application to the Planning Division. Building: Mike Strong, (442-339-2721, Mike.Strong@carlsbadca.gov) 1. The Green Building Code standard for tree canopy in open space and over parking needs to be addressed with submittal. 2. Parking for EV and ADA needs to be accommodated. 3. All mechanical equipment, including ground mounted, wall mounted, and roof mounted needs to be screened and/or located per CMC 18.10.020. Moreover, rooftop mechanical equipment, other equipment requiring maintenance and roof access hatches shall be located so that routine maintenance and approach thereof is more than 10 feet of the edge of the roof. Utilities: Zac Taylor (442-339-2329 , Zac.Taylor@carlsbadca.gov) 1. The proposed ground floor layout shall preserve suitable locations and space for all required utility connection, meter, and backflow devices in conformance with the current City of Carlsbad Engineering Standards. Identify and detail the locations of water and sewer infrastructure and service connection points for the proposed development in compliance with the current City of Carlsbad Engineering Design Standard requirements. 2. Please submit a water study (hard copy and PDF) for the project that includes domestic meter and fire sizing criteria, as well as modeling of the public distribution system in response to on-site water demands (domestic, irrigation, and fire) per the applicable NFPA fire flow requirements of the current CMWD Potable Water Master Plan. 3. Please submit a sewer study (hard copy and PDF) for the project analyzing the existing and proposed demands on the public sewer main in accordance with the current City of Carlsbad Engineering Standards. PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 13 _______________ 4. Please submit a sewer modeling request on the City of Carlsbad's online self-service portal. 5. Based on the results of the sewer and water studies/modeling, sewer and/or water improvements may be required as a condition of approval. ACP water main removal and replacement with PVC will be required along the project extents. 6. Please connect proposed sewer lateral to the existing sewer main in Oak Avenue. Housing & Homeless Services: Nicole Piano-Jones (442-339-2191, nicole.pianojones@carlsbadca.gov) 1. Total Units & Affordability. What is existing on the property? If there are any residential uses on the property, please complete the Housing Delectation Form (P-38). The project is subject to two affordability requirements. Those requirements are summarized in the table and further described below. Affordability Requirement Basis for Requirement Determination Required affordable units Density Bonus Government Code Section 65915 15% of base units Three (3) very low-income units. Applicant is providing three (3) very low-income units to satisfy this requirement. Inclusionary Housing Carlsbad Municipal Code 21.85, City Council Policy 57 12.5% of base units Three (3) very low-income inclusionary units. Applicant is providing three (3) very low-income to satisfy this requirement. Affordable housing cost for all three (3) affordable units is determined by California Health and Safety Code Section 50053. An allowance for tenant-paid utilities must be deducted from the maximum affordable rent. 2. Density Bonus. The applicant is applying for additional units, incentives, and waivers in accordance with density bonus provisions found in Government Code §65915 and Carlsbad Municipal Code Chapter 21.86. The applicant is providing three (3) very low-income units to satisfy this requirement. Additionally, Density Bonus law requires that the affordable for-sale units must be provided in the same tenure as market-rate units. This project is providing for-sale housing, therefore, the affordable units must also be for-sale. 3. Inclusionary. The project is also subject to Carlsbad Municipal Code 21.85. Because the project wishes to provide the inclusionary units at the very low-income level, the 12.5% affordability requirement applies. The project proposes 3 very low-income units which satisfies Carlsbad Municipal Code Chapter 21.85. PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 14 _______________ Other inclusionary housing requirements: Per 21.85.040(D), affordable units shall be provided in the same tenure as the market rate units, consistent with California Civil Code 714.7. Per 21.85.040(E), inclusionary ownership units shall remain affordable to subsequent income eligible buyers pursuant to a resale restriction with a term of thirty years. Per 21.85.040(G), internal and external design of affordable units shall be reasonably consistent or compatible with the design of the total project development in terms of appearance, materials and finished quality. Interior finishes and amenities may differ from those provided in the market-rate units, but neither the workmanship nor the products may be of substandard or inferior quality as determined by the city. Per 21.85.040(H), bedroom count and unit sizes of affordable units to be commensurate with market- rate units. The project as proposed satisfies this requirement. The proposed distribution of the affordable one, 1-bed unit, one, 2-bed unit, and one, 3-bed unit satisfies this requirement. Per 21.85.140(A), the development must execute an affordable housing agreement. 4. Affordable Unit Distribution. The applicant should be aware that State law (Health and Safety Code Section 17929 (“AB 491”)) requires the affordable units to be distributed equitability throughout the project. Please demonstrate compliance with this requirement by identifying the affordable units on the plans. Transportation: Nick Gorman (442-339-2793, Nick.Gorman@carlsbadca.gov) 1. Please submit a Scoping Agreement per the latest City of Carlsbad Transportation Impact Analysis Guidelines. The scoping agreement is provided in Appendix A of the TIA guidelines. Parks & Recreation: Nick Stupin (442-339-2527, Nick.Stupin@carlsbadca.gov) 1. Sheet – 3: All existing trees within the ROW – the applicant should list these trees as city-maintained trees, protect in place. 2. Sheet – 3: The applicant should not list removal of city-maintained trees on development plans. Tree removals are subject to the City of Carlsbad Council Policy No. 04- Street Trees and the city’s Community Forest Management Plan. Removals of city Street Trees are identified within section II. A through K. City Council Policy No. 04: https://records.carlsbadca.gov/WebLink/DocView.aspx?id=5160984&dbid=0&repo=CityofCarlsbad Community Forest Management Plan: https://www.carlsbadca.gov/home/showpublisheddocument/1998/637433846147430000 PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 15 _______________ Please contact the city’s maintenance division for further information or to request the removal of specific street trees. 3. Sheet – 3: The identified existing trees within the Right-of-Way should have a note to “Protect in place”. This protection typically extends to the dripline of the tree. If tree roots are identified during construction in areas adjacent to the Right of Way, please consult with the Carlsbad city arborist before further action. Tree protection shall be erected during the construction phase. a. For removal requests, please contact the city’s tree maintenance division. i. If tree removals are deemed necessary due to site limitations, any trees removed shall be replaced at a ratio of 2:1 via a development fee. 4. The 2016 City of Carlsbad Landscape Manual states in Section 6 that projects should provide a minimum of one (1) tree for every 40 feet of street frontage. a. The current frontage of the project along Oak Avenue is approximately 143 feet, and the frontage along Washington Street is approximately 198 feet. This would require the project to have a minimum of FOUR (4) trees to be provided within the public right-of- way along Oak Avenue and a minimum of FIVE (5) trees to be provided within the public right-of-way along Washington Street. i. Currently the plans identify THREE (3) trees along Oak Avenue. and THREE (3) trees along Washington Street. 5. The applicant will need to request tree removal. Subject to review, approval and appeal. 6. The applicant will need to specify tree species that are currently listed as TBD. A list of approved trees can be found in the City of Carlsbad 2019 Urban Forest Management Plan, linked below. https://www.carlsbadca.gov/home/showpublisheddocument/5305/638472380560670000 7. The applicant will need to show how trees will be protected in place by providing a tree protection detail on future plans. This protection detail will demonstrate how trees will be protected during construction. Examples of construction activities include but are not limited to; excavating, framing, painting, and ROW Concrete. 8. The City of Carlsbad Landscape Manual is linked below. https://www.carlsbadca.gov/home/showpublisheddocument/11160/637985942877070000 All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or online at https://www.carlsbadca.gov/departments/community-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. PRE 2025-0033 (DEV2022-0174) – OAK TOWERS July 31, 2025 Page 16 _______________ If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Edward Valenzuela at the number below. You may also contact each department individually as follows: •Planning Division: Edward Valenzuela, Project Planner, at (442) 339-2624 •Land Development Engineering: Nichole Fine, Project Engineer, at (442) 339-2744 •Building Division: Mike Strong, Assistant Director of Community Development, at (442) 339-2721 •Fire Department: Darcy Davidson, Division Chief/Fire Marshal, at (442) 339-2662 •Utilities: Zac Taylor, Assistant Engineer, at (442) 339-2329 •Housing & Homeless Services: Nicole Piano-Jones, Senior Program Manager, at (442) 339-2191 •Transportation: Nick Gorman, Associate Engineer, at (442) 339-2793 •Parks & Recreation: Nick Stupin, Parks Planning Manager, at (442) 339-2527 Sincerely, ERIC LARDY City Planner EL:EV:cf Attachments: Land Development Engineering Redlines Utilities Redlines c: Roy & Nancy Salameh, 2642 Unicornio St., Carlsbad, CA 92009 Nichole Fine, Project Engineer Laserfiche/File Copy Data Entry GROSS ACREAGE:.67 ACRES DENSITY PER ZONING:28-35 DWELLING UNITS PER ACRE DENSITY BONUS CALCULATIONS PER GOVERNMENT CODE 65915 BASE UNITS ALLOWED .67 ACRES X 30 DU/ACRE = 19.97 UNITS ROUND UP PER DENSITY BONUS 20.00 UNITS DENSITY BONUS PROPOSES 50% WITH VERY LOW INCOME AFFORDABLE UNITS TOTAL UNITS WITH DENSITY BONUS:30 UNITS (20 X 1.5 BONUS) 1 - PLAN 1 (1 BEDROOM); 1- PLAN 2 (2 BEDROOM), AND 1-PLAN 3 (3 BEDROOM) SHALL BE VERY LOW INCOME (AFFORDABLE UNIT) ONE INCENTIVE/CONCESSION IS ALLOWED. ZERO INCENTIVES/CONCESSIONS AS DEFINED BY STATE DENSITY BONUS LAW 65915 ARE PROPOSED FOR THIS PROJECT WAIVERS OF DEVELOPMENT STANDARDS PER STATE DENSITY BONUS LAW 65915 ARE PROPOSED FOR THIS PROJECT AS IT RELATES TO SECTION 30.16.020C IN THE CITY OF CARLSBAD MUNICIPAL CODE. THE FOLLOWING ARE PROPOSED: PARKING STANDARD - 2 GUEST PARKING SPACES PROPOSED / 8 REQUIRED * * NOTE THAT ADDITIONAL PARKING PROVIDED FOR 2-4 BEDROOM UNITS RESIDENTIAL PLAN QTY. BEDROOM REQUIRED PARKING TOTAL REQ'D PARKING PARKING PROVIDED 1 8 1 1 8 8 2 8 2 1.5 12 16 3 8 3 1.5 12 16 4 2 3 1.5 3 4 5 2 3 1.5 3 4 6 2 4 1.5 3 4 GUEST 30 0.25 7.5 2 TOTALS 48.5 54 COMMERCIAL BUILDING AREA (1 SPACE /415 SF) 10,520 26 26 26 RESIDENTIAL PLAN QTY BED / BATH LIVING AREA BALCONY SF TOTAL SF 1 8 1 BED / 1 BATH 1,030 62 8,240 2 8 2 BED / 2 BATH 1,310 94 10,480 3 8 3 BED / 3 BATH 1,620 140 12,960 4 2 3 BED / 3 BATH 1,810 270 3,620 5 2 3 BED / 3 BATH 2,020 515 4,040 6 2 4 BED / 4 BATH 3,215 785 6,430 TOTALS 30 45,770 COMMERCIAL UNIT BUILDING AREA 1 1,910 2 1,440 3 1,790 4 1,790 5 1,440 6 2,150 TOTALS 10,520 10,520 PROJECT SUMMARY: Proposed mixed use development consisting of 30 residential condominium units and 6 commercial units (10,520 SF building area). Project proposes density bonus for a net increase of 10 residential units (50%). Design consists of underground parking garage for residential units, 2 street level commercial buildings with parking at west side, with 3 levels of residential units above commercial buildings. The residential units are in 4 separate towers consisting of 7 or 8 units per tower. ADDRESS:390 OAK AVE, CARLSBAD, CA 92008 APPLICANT:ROY SALAMEH APN:203-261-07 LOT SIZE:29,185 SF (.67 ACRES) ZONING:V-R VILLAGE CENTER SPECIFIC PLAN 1 COVER SHEET 2 EXISTING SITE PLAN 3 SITE PLAN 4 STREET IMPROVEMENT PLAN 5 STREETSCAPE EXHIBIT 6 PARKING GARAGE 7 STREET LEVEL PLAN 8 SECOND FLOOR PLAN 9 THIRD FLOOR PLAN 10 FOURTH FLOOR PLAN 11 ROOF PLAN 12 EAST ELEVATION 13 SOUTH ELEVATION 14 WEST ELEVATION 15 NORTH ELEVATION 16 FLOOR PLANS 17 FLOOR PLANS PROJECT DAT A DENSITY BONUS CALCULATIONS UNIT MIX 4 SUMMARY PARKING STUDY Sl-lEET INDEX 1106 2nd Street, Ste. 468 Encinitas, CA 92024 tom@elwoodinc.com (760) 685-5877 """ LI-I -...,_ c:::: LI-I CL.. c:::> c:::: CL.. ::::i:: LI-I :e: <:E ___,J <:E """ Bid Issue Date: TBD Date: MAY 20, 202S Scale: AS NOTED Project No.: Sheet Title: TITLE Sl-lEET Sheet No. 1 EXIST/NU w !!i .... w rr z n:3 WW <ll 'j/_ Q_ & Ill It IL EDGE OF PA=v.±H='EN=T----t--- (TO BE REHO :EDJ PLANTER ON G:R:ADE " P;<OPOe!eD 5T;<EETSCAPE LANDSCAPE AREA - PLANTING TElD ---~----~--P=ROPOSED PCC <;) DRIVEWAY APPF-:!OACH ll IF'ER SDC;<SD) RAl5EDBMP PLANTER DOWN TO PARKING BELOW (RE51DENTIAL PARKING ONLY) ■ EXl8TJN EJJCALYP TOB STREET TREE 0 (24N TRUNK} REMOVED ' . Of'O&ED 5"11-lEETSCA LAND5CAPE AREA - LJLJ LJLJ 10'-<o" • 1'-&" ' ':l'-0" ':l'-0" 2 3 FROPOS STREET 10'-0" MATURE EE -TElD PROPOSED 6 -011 WIDE (MINJ DECO;<ATIVE CC SIDEWALK EXI T/NC, EDGE OF ~ VEMENT 6'-o" 30'-0" e'-o rro BE 'EHOVED.=a~---i-------j--- PROPOSED ~O ~EE STREET PARKING &' "W X 23'-0"L F'l<OPOSE FUTUFii:E BIKE ANE P;<OPOS MATURE STREET TR E -TElD IU1JI ~ . • • • • ' , ' f PLANTING TBD '/!' I I I ' \ .\ •, I 1 , I',' 6'--0" ► ' PF.:OPO&ED STF.:EET~SC~A~P~E----H--~---+ LANDSCAPE A;<EA - PLANTING mo 12'-0" 7'-h" &ITE LINE FROM PL co"";a"N'"aa=-~1 '1 --..... ,, 40'-o" /'' a ' 1,,,,,,,, < .. ,,,) '''''''' ''''''''' I ' -·-·---·· ·-c .~J._ _________ , ____ _ EXIST/Nr.i, SIOEW,4LK ro eE REHOvEO EX/8 TING ADA C/,JRB RAMP - to REMAIN ► Pl'!:OPO&ED 57'REEree:APE L,11,NDl!,CAPE AREA - R..ANTING TBD EOG£ OF PAVEMENt' CURS -ro REMAIN EXl8TINGI EUCALYPTUS TRllNKJ TO REMAIN -PROTECT IN PLACE EXl6r/N6 ElXiEOFPAVeH$¥T, Cl.IRIS -iO REM,~'4~IN~--- fSEE SP-2 FOR DET AILSJ I ~ CDMMa<.CIAL. PARKINi:;. OOMMERCIAL f'-l<ING 1A.-Jlf=, 2 l,¥iO ~r t .'.Of"W<Jc'Ht .; IP,) COMMERCIAL f'-11(:IN(s ,,, ''''''''', '"" -----------,-------------- _ __ ,.__ , ___________ , _________ , __ // i I I FROF051=P 6'-011 WIPE (MINJ DECORATIVE PCC SIDEWALK EXl8TING EDGE~ (TO .SE REMOVEOJ • 1'-&" , 203-26/-03 24 ., 23 ;. 22' I ' C.OMM~IAJ,. COHHERCIAI -Q COMMERCIAL PARKING PARKIN6 C'I PARKING 10'-o" 10'-011 s'-0" 10'-o" 10'-o" ,!, , ':l'-0" ( 4 s 6 c.oM~AL ~ '!l'--0' ~ ... PAAKING f','IRl<IN& t:,DA t)L,!['(f~ 2:1 1; [¥;(:} ~ CC.fr"i\k'f~.,telA,L 1 ' ----PROF'O&SP &TI'<E~PE LANDSCAPE AREA -1• >:> PLANTING TBD PLANTER ON GRAD!= 21 20 :1 N34' 04' 11"W 200. 13' 19 re 11 16 OOHH~IAL ~, ... _, ... COMMEFiCIA!. =--c, ... COMM=F!CIAL. 11'-0" 11'-o" ·_, - PA!'li<ING PARKING PARKING PARKING pA,.;iKING PAAKll'lG ':l'-0" s'-0" '!:l'-0' '!:l'-0' ':l'-0" ':l'-0" ':l'-0" • 1'-&" , ':l'-0' I ':l'-0" , , ':l'-0' I~ ':l'-0" •' , e ( • 10 I II I \ - 'i!l'--0" '!l'--0" , ,,.11::,,\ COMMa<.CIAL OOMMl=RCIAL OOMM~IAL. COHMl=F!CIAL V'kH PA!il<INC. PA!iKING PA!iKING PA!iKING t\et::~t,t, ~b~ a '•"-. ' <I " . : ili il". !c! :, <D :n il". :,! (', EXISTING-SIOEW..4LK ro eE REMOVED //,'.-:; /;/ -y /,_ /~ /' "•' /, ' ' ', • ', • ' ?,, • 1, j>};;) ,%1 ·.;:,e;('i'l'i~~:-~[ ;':,I= ©llli~ ~ 1,<e)ce!Cf 0F "=.Dhf"l~N,Ci,"\L /", /•, ,/ ' \ / ~ \.f' -;:_-----------,~--------------------------..---~--------.::::-l, ', ', • ' ' Pl'!:OF06W l'-6" DWICATION fO!i _I 5TRE5T IMPF<OV£MENT5 - &:EE N01E& THI& PAGE • "',, .. ". \.,~/ IS\ ~CIAL. PAAKING s'-0" • ■ ':l'-0" 1'-&" , , 12 OOMM~IAL PA!iKING a '14 =-="'-PAAKINQ '!:l'-0' ':l'-0' j 13 ' . OOMM~IAL PA!iKING Y,l~<J ~;)f c;-;()\'"iMEf'."'.C[&l s 11,'-2' ' / / _y PLANTER ' ON <>;<ADE --------, __ K~.WAiJl;;".AI-. R00r1 U:,"'5' ae:;:rn1,:::AL == {i <I: r.: •" "'~ \ ' I S'-10" \ ' ' ' .... ,1 ----.:------------------------------------------¾..<. -------- ------------------~ -----------~:-.--------------I-----" ------------ EX/8 TING 8TREET TREE E11CAL YPTUS (48" TRlJNKJ TO REMAIN -PROTECT IN PLACE I , PROPOSED 22' DIQIYE AISLE -EXISTING • 20~'-0~,~, -,-----., 8'-0" 90 DEGREE PARKING (2&'-0" TOT AL.J ' l'!OPO&a:> &Tl.:EET~ LAND&c:Af'f; AA~ -\., PLANTINGTl3P \.\., ' WA5!-IINGTON er. --(E) 30' ROI PROPOSED CURB --•~EDGE OF PAYING \ PROPOSED 45 DEGR~// STREET PARK.ING 9'-o"w X 19'-0"L " / PROPOSED CURB i Cl EDGE OF PAYING TRANSITION TO EXISTING ADJACENT SIDSJJALK ___ Tl'<=ANSITION TO EXISTING CURB VICINITY MAP ..----0 \ 1" = 10' 10 20 30 1106 2nd Street, Ste. 468 Encinitas, CA 92024 tom@elwoodinc.com (760) 685-5877 d) oc w 3 O@ t- ')/_ -<[ () -...,_ c:::: L..1-,1 CL.. C) c:::: CL.. :::::,:::: L..1-,1 :e; c:::E ___,J c:::E '-"""' Bid Issue Date: ~w z ~ () -<( I-_J ~ _J z> -IQ d) -<( -<t m 3 d) ... _J ~ ~ -<( -<( () u TBD Date: MAY 20, 202S Scale: AS NOTED Project No.: Sheet Title: SITE 4 STREET LEVEL PLAN Sheet No. 3 J>. < m () r ---: -.• r r ),) } \',:;, ' -~) ' I I I I I I I I I I I I I I I I ----------I -----"·f--------:-1--- 1 21'-o" ------------------~ - J ',, : : ,(/-JI ----\ () :r "' __j AC DRIVEIJJA 'Y I 1 .. i WA61-11NGTON 6T. 169'-4" N34' 04' 17"W 200.13' -.. UL-/ ' .., ~ ' / --· 01 () al) . :t I Ill I !!l [ t; ¾- :8 ~ z ...... [ f [ r 9 1-611 i I I I ..,,.,.. I I I I I scALE 111 = 10· I 1106 2nd Street, Ste. 468 Encinitas, CA 92024 tom@elwoodinc.com (760) 685-5877 d) oc w 3 O@ t- ')/_ -<[ () -...,_ c:::: L..µ CL.. c:::> c:::: CL.. ::::i:: L..µ :e: <:E ___,J <:E '-""' ~w z ~ () -<( I-_J ~ _J z> -IQ d) -<( -<t m 3 d) ... _J ~ ~ -<( -<( () u Bid Issue Date: TBD Date: MAY 20, 202S Scale: AS NOTED Project No.: Sheet Title: EXISTING Sheet No. 2 EXIST/NU w !!i .... w rr z n:3 WW <ll 'j/_ Q_ & Ill It IL EDGE OF PA=v.±H='EN=T----t--- (TO BE REHO :EDJ PLANTER ON G:R:ADE " P;<OPOe!eD 5T;<EETSCAPE LANDSCAPE AREA - PLANTING TElD ---~----~--P=ROPOSED PCC <;) DRIVEWAY APPF-:!OACH ll IF'ER SDC;<SD) RAl5EDBMP PLANTER DOWN TO PARKING BELOW (RE51DENTIAL PARKING ONLY) ■ EXl8TJN EJJCALYP TOB STREET TREE 0 (24N TRUNK} REMOVED ' . Of'O&ED 5"11-lEETSCA LAND5CAPE AREA - LJLJ LJLJ 10'-<o" • 1'-&" ' ':l'-0" ':l'-0" 2 3 FROPOS STREET 10'-0" MATURE EE -TElD PROPOSED 6 -011 WIDE (MINJ DECO;<ATIVE CC SIDEWALK EXI T/NC, EDGE OF ~ VEMENT 6'-o" 30'-0" e'-o rro BE 'EHOVED.=a~---i-------j--- PROPOSED ~O ~EE STREET PARKING &' "W X 23'-0"L F'l<OPOSE FUTUFii:E BIKE ANE P;<OPOS MATURE STREET TR E -TElD IU1JI ~ . • • • • ' , ' f PLANTING TBD '/!' I I I ' \ .\ •, I 1 , I',' 6'--0" ► ' PF.:OPO&ED STF.:EET~SC~A~P~E----H--~---+ LANDSCAPE A;<EA - PLANTING mo 12'-0" 7'-h" &ITE LINE FROM PL co"";a"N'"aa=-~1 '1 --..... ,, 40'-o" /'' a ' 1,,,,,,,, < .. ,,,) '''''''' ''''''''' I ' -·-·---·· ·-c .~J._ _________ , ____ _ EXIST/Nr.i, SIOEW,4LK ro eE REHOvEO EX/8 TING ADA C/,JRB RAMP - to REMAIN ► Pl'!:OPO&ED 57'REEree:APE L,11,NDl!,CAPE AREA - R..ANTING TBD EOG£ OF PAVEMENt' CURS -ro REMAIN EXl8TINGI EUCALYPTUS TRllNKJ TO REMAIN -PROTECT IN PLACE EXl6r/N6 ElXiEOFPAVeH$¥T, Cl.IRIS -iO REM,~'4~IN~--- fSEE SP-2 FOR DET AILSJ I ~ CDMMa<.CIAL. PARKINi:;. OOMMERCIAL f'-l<ING 1A.-Jlf=, 2 l,¥iO ~r t .'.Of"W<Jc'Ht .; IP,) COMMERCIAL f'-11(:IN(s ,,, ''''''''', '"" -----------,-------------- _ __ ,.__ , ___________ , _________ , __ // i I I FROF051=P 6'-011 WIPE (MINJ DECORATIVE PCC SIDEWALK EXl8TING EDGE~ (TO .SE REMOVEOJ • 1'-&" , 203-26/-03 24 ., 23 ;. 22' I ' C.OMM~IAJ,. COHHERCIAI -Q COMMERCIAL PARKING PARKIN6 C'I PARKING 10'-o" 10'-011 s'-0" 10'-o" 10'-o" ,!, , ':l'-0" ( 4 s 6 c.oM~AL ~ '!l'--0' ~ ... PAAKING f','IRl<IN& t:,DA t)L,!['(f~ 2:1 1; [¥;(:} ~ CC.fr"i\k'f~.,telA,L 1 ' ----PROF'O&SP &TI'<E~PE LANDSCAPE AREA -1• >:> PLANTING TBD PLANTER ON GRAD!= 21 20 :1 N34' 04' 11"W 200. 13' 19 re 11 16 OOHH~IAL ~, ... _, ... COMMEFiCIA!. =--c, ... COMM=F!CIAL. 11'-0" 11'-o" ·_, - PA!'li<ING PARKING PARKING PARKING pA,.;iKING PAAKll'lG ':l'-0" s'-0" '!:l'-0' '!:l'-0' ':l'-0" ':l'-0" ':l'-0" • 1'-&" , ':l'-0' I ':l'-0" , , ':l'-0' I~ ':l'-0" •' , e ( • 10 I II I \ - 'i!l'--0" '!l'--0" , ,,.11::,,\ COMMa<.CIAL OOMMl=RCIAL OOMM~IAL. COHMl=F!CIAL V'kH PA!il<INC. PA!iKING PA!iKING PA!iKING t\et::~t,t, ~b~ a '•"-. ' <I " . : ili il". !c! :, <D :n il". :,! (', EXISTING-SIOEW..4LK ro eE REMOVED //,'.-:; /;/ -y /,_ /~ /' "•' /, ' ' ', • ', • ' ?,, • 1, j>};;) ,%1 ·.;:,e;('i'l'i~~:-~[ ;':,I= ©llli~ ~ 1,<e)ce!Cf 0F "=.Dhf"l~N,Ci,"\L /", /•, ,/ ' \ / ~ \.f' -;:_-----------,~--------------------------..---~--------.::::-l, ', ', • ' ' Pl'!:OF06W l'-6" DWICATION fO!i _I 5TRE5T IMPF<OV£MENT5 - &:EE N01E& THI& PAGE • "',, .. ". \.,~/ IS\ ~CIAL. PAAKING s'-0" • ■ ':l'-0" 1'-&" , , 12 OOMM~IAL PA!iKING a '14 =-="'-PAAKINQ '!:l'-0' ':l'-0' j 13 ' . OOMM~IAL PA!iKING Y,l~<J ~;)f c;-;()\'"iMEf'."'.C[&l s 11,'-2' ' / / _y PLANTER ' ON <>;<ADE --------, __ K~.WAiJl;;".AI-. R00r1 U:,"'5' ae:;:rn1,:::AL == {i <I: r.: •" "'~ \ ' I S'-10" \ ' ' ' .... ,1 ----.:------------------------------------------¾..<. -------- ------------------~ -----------~:-.--------------I-----" ------------ EX/8 TING 8TREET TREE E11CAL YPTUS (48" TRlJNKJ TO REMAIN -PROTECT IN PLACE I , PROPOSED 22' DIQIYE AISLE -EXISTING • 20~'-0~,~, -,-----., 8'-0" 90 DEGREE PARKING (2&'-0" TOT AL.J ' l'!OPO&a:> &Tl.:EET~ LAND&c:Af'f; AA~ -\., PLANTINGTl3P \.\., ' WA5!-IINGTON er. --(E) 30' ROI PROPOSED CURB --•~EDGE OF PAYING \ PROPOSED 45 DEGR~// STREET PARK.ING 9'-o"w X 19'-0"L " / PROPOSED CURB i Cl EDGE OF PAYING TRANSITION TO EXISTING ADJACENT SIDSJJALK ___ Tl'<=ANSITION TO EXISTING CURB VICINITY MAP ..----0 \ 1" = 10' 10 20 30 1106 2nd Street, Ste. 468 Encinitas, CA 92024 tom@elwoodinc.com (760) 685-5877 d) oc w 3 O@ t- ')/_ -<[ () -...,_ c:::: L..1-,1 CL.. C) c:::: CL.. :::::,:::: L..1-,1 :e; c:::E ___,J c:::E '-"""' Bid Issue Date: ~w z ~ () -<( I-_J ~ _J z> -IQ d) -<( -<t m 3 d) ... _J ~ ~ -<( -<( () u TBD Date: MAY 20, 202S Scale: AS NOTED Project No.: Sheet Title: SITE 4 STREET LEVEL PLAN Sheet No. 3