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HomeMy WebLinkAbout2026-01-21; Planning Commission; 01; SDP 2024-0012|HDP 2024-0004 - RESORT VIEW APARTMENTS Date: Jan. 21, 2026 1 To: Planning Commission Staff Contact: Mike Strong, Director of Community Development 442-339-2721, mike.strong@carlsbadca.gov Subject: Resort View Apartments Location: APNs 216-170-14-00 and 216-170-15-00 / District 4 Case Numbers: SDP2024-0012 / HDP2024-0004 Applicant/Representative: Applicant: John Allen, Streamline Development Group (805) 889-0447, John Allen john@streamlinedevelopmentgroup.com CEQA Determination: ☐ Not a Project ☐ Exempt ☐ IS/ND or IS/MND ☐ EIR ☒ Other: Consistency with Prior Analysis, CEQA Guidelines Sections 15183 / 15168 Permit Type(s): ☒ SDP ☐ CUP ☐ CDP ☐ TM ☐ GPA ☐ REZ ☐ LCPA ☒ Other: HDP Commission Action: ☒ Decision ☐ Recommendation to City Council ☐ Informational (No Action) Recommended Actions That the Planning Commission ADOPT the Planning Commission Resolution (Exhibit 1) APPROVING of a CEQA determination that the Project is exempt from further environmental pursuant to CEQA Guidelines Sections 15183 and 15168; and APPROVING a Site Development Plan (SDP2024-0012) and Hillside Development Permit (HDP2024-0004), based upon the findings and subject to the conditions contained therein. Existing Conditions & Project Description Existing Setting The details of the request include the development of a 0.86- acre site generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The Project site is surrounded by existing multi-family residential projects to the north, east and west, and the La Costa Golf Course to the south. The surrounding developments are established projects that were built to higher residential densities, approximately 20-30 units per acre, under the jurisdiction of the County of San Diego. The Project site consists of a rectangular, gently northeasterly sloping property (on two legal lots). The western portion of the property consists of a mound approximately 18 feet higher than the rest of the site. Please see Exhibit 2, Approximate Project Site Boundaries Map, for the Project location. Site Map The site has a R-23 Residential (R-23) General Plan Land Use designation and is zoned Residential Density- Multiple (RD-M). The R-23 General Plan Land Use designation allows between 19 and 23 dwelling units per acre Jan. 21, 2026 Item #1 1 of 444 (minimum to maximum base density). The RD-M Zone is intended to implement the R-8 (Residential 4-8 du/ac), R-15 (Residential 8-15 du/ac) and R-23 (Residential 19-23 du/ac) Land Use designations of the Carlsbad General Plan. Implementing projects within the RD-M Zone are required to be processed by a Site Development Plan when more than four dwelling units or an affordable housing project of any size is proposed. The property is currently vacant and has been previously graded. Table “A” below includes the General Plan Land Use designations, zoning and current land uses of the subject site and surrounding properties. TABLE A – SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site R-23 RD-M Multi-Family Residential North R-23 RD-M Multi-Family Residential South OS and R-4 beyond P-C and R-1 beyond La Costa Golf Course and Single-Family Residential East R-23 RD-M Multi-Family Residential West R-23 and OS beyond RD-M and OS beyond Multi-Family Residential and La Costa Golf Course General Plan Designation Zoning Map Designation Proposed Project The Project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartments, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The Project consists of three, three-story buildings; and two, four-story buildings with a maximum height of 50’-6”. The site design consists of five separate buildings, totaling 39,923 square feet, surrounding a central courtyard. A total of four units are proposed as one-bedroom units, four units as two-bedroom units, and 18 three-bedroom units. Amenities include a first-floor community work-out area, outdoor bbq and seating areas, fire put lounge, water feature, and wet-bar for entertainment. The maximum number of units for a 0.86-acre parcel at 23 dwelling units per acre is just under 20 dwelling units. In order to construct 26 units, the Applicant is seeking to qualify the Project under Government Code sections 65915 et seq., the State Density Bonus Law, which would entitle the developer to increase the density of the project in return for designating a percentage of the base dwelling units (20 units) affordable to lower-income households. As part of the request, in accordance with State Density Bonus Law, the Applicant is requesting a 27.5% increase in density in return for designating a percentage of the proposed base dwelling units (20 units) affordable to low-income households. Three dwelling units would be deed-restricted as low-income. The Applicant is requesting one incentive/concession and four waivers as a part of this Project. The proposed incentive/concession relates to a design treatment feature for roof parapets (parapets shall be capped with Jan. 21, 2026 Item #1 2 of 444 precast treatment, continuous banding, protecting cornices, dentils, or similar edge treatment). The proposed waivers are for: (1) proposing to increase the maximum building height from 35’ (three stories) to 48’-7” (four stories) with appurtenances (elevator tower) to 51’6”; (2) proposing to locate the at-grade stairs five feet into the required setback, rather than the allowable two feet to accommodate fire access; (3) proposing a 100% upper floor area over the ground floor area, rather than 90% maximum; and (4) providing a private recreational space of less than six linear feet in any direction. (For the balconies that are less than six linear feet, there are two balconies provided.) Under State Density Bonus Law, the Applicant is also entitled to reduced parking requirements, which is explained in more detail below and in Exhibit 3. A breakdown of each of the above noted residential unit types is summarized in Table “B” below. TABLE B – DETAILS FOR UNIT TYPE Unit Type Total Living Area No. of Bathrooms Deck/Patio Yard Area Market Rate Quantity Affordable Quantity 1 Bedroom 591 – 592 SF 1 BATH 0 – 60 SF 3 1 2 Bedrooms 991 – 1,054 SF 2 BATH 0 – 60 SF 3 1 3 Bedrooms 1,700 – 2,257 SF 3 BATH 60 – 180 SF 17 1 The Project would take access off of Viejo Castilla Way which is a fully improved public street with curb, gutter, and sidewalk. Two driveways are provided off Viejo Castilla Way to access the garages, covered parking spaces, trash and utility areas. Proposed earthwork will consist of 4,000 cubic yards (CY) of cut, 500 CY of fill, 3,500 CY of export and 3,500 CY of remedial. The proposed construction activities would occur over an approximately 14-month construction period starting in fall or winter 2026. Site preparation consists of precise grading which is followed by infrastructure improvements and building construction. The final stage involves landscape, hardscape, and utility connections. During construction, the Project would implement Best Management Practices (BMPs) during construction to minimize soil erosion and water quality impacts. Construction equipment expected to be utilized includes tractors, backhoes, haul trucks, graders, pavers, and water trucks. All construction material and equipment would be staged on-site. The property (APNs 216-170-14-00 and 216-170-15-00) was subject to previous planning permit approvals and entitlements that are similar to the proposed Project. Previously, in September 2006, the Planning Commission approved a 15-unit residential condominium project on the site (Planning Commission Resolution Nos. 6161, 6162 and 6163, Exhibits 4, 5, and 6 respectively). At the time, the project sponsor intended to satisfy its inclusionary housing obligation by purchasing two credits of affordable housing in the Villa Loma project, subject to City Council approval. However, this previous approval expired. Then, an application to construct a four-story, 26-unit residential apartment project which included four inclusionary housing units (SDP 2018-0022 and HDP2018-0006) and related density bonus request was received on Oct. 25, 2018, and approved by the Planning Commission on Feb. 5, 2020, per Resolution No. 7358 (Exhibit 7). This previous approval also expired, and the subject site remains vacant. A new application was required because an extension of time was not filed and all planning permit approvals expired. (Permits or approvals for uses and activities prescribed by Title 21 of the CMC, Zoning Ordinance, is required and must be obtained and secured prior to the approval or issuance of a building permit or certificate of occupancy, engineering permit, or other action to implement the project.) On April 22, 2024, the Applicant, John Allen, Streamline Development Group, filed the latest land use development application to develop property. The Applicant initially submitted a request to construct up to 38 units under State Density Bonus Law. However, the Project was later modified on Aug. 12, 2025, to respond to public comments/concerns and to streamline the environmental analysis to streamline a final decision (approve, conditionally approve, or deny). The proposed modification matches what was approved as an earlier version of the Project (26-units). This modification reduces Jan. 21, 2026 Item #1 3 of 444 the number of units proposed by 12-units, while still allowing the Applicant to increase the density of the property above the maximum set under the General Plan Land Use Element. Public Outreach & Comment The Applicant completed the Early Public Notice procedures pursuant to City Council Policy No. 84 (Development Project Public Involvement Policy). A notice of the Project’s application was mailed on Aug. 12, 2025, to all owners of property located within a 600-foot radius, and all occupants of property located within a 100-foot radius of the Project site. A Project website was published on Aug. 10, 2025. A two-foot-tall by three-foot-wide yellow sign was posted at the Project site on Aug. 13, 2025, notifying all pass-by traffic of the Project, which provides the project name, application numbers, description, as well as both applicant and city staff contact information. The Applicant conducted a community outreach meeting at the Project’s location on Sept. 12, 2025. At least 20 residents and property owners attended the meeting based on the meeting sign-in sheet. The Enhanced Public Engagement Report is attached as Exhibit 10. The meeting and outreach activities discussed above resulted in 39 comment letters to the city (Exhibit 13), with common questions or concerns which are generally answered below. None of the questions or concerns resulted in requests for changes to the Project. Response to Public Comment & Project Issues Density Bonus – Number of Units and Affordability One common comment/concern received from the public is regarding density bonus and the number of affordable units required. As a state-level regulation, projects satisfying the requirements of the State Density Bonus Law are eligible for the corresponding bonus notwithstanding potential resistance to density at the local level. Originally enacted in 1979, State Density Bonus Law (Government Code sections 65915 through 65918) allows a developer to increase density on a property above the maximum set under a jurisdiction’s General Plan Land Use plan. As noted in this staff report, inclusive of the Project Analysis attachment - Exhibit 3, the State Density Bonus Law scales the amount of additional density a project is eligible for in proportion to the number and affordability of the included on-site units. For example, a project that includes 10% of its base project units affordable to low- income households (the “qualifying” units) is entitled to a 20% density bonus, while a project that includes the same percentage of very low-income units is entitled to a 32.5% density bonus. With the 27.5% density bonus, the maximum number of residential units allowed on the site is 26 units, with three of those required to be restricted as affordable to low-income households (per State Density Bonus Law). The property to the north of the subject site was built at 28.3 du/ac in 1985. The properties immediately to the west and east of the subject site were built in 1975 at 19.35 du/ac and 26.2 du/ac, respectively. As noted previously, when prior planning permit approvals were obtained and secured, the Project Applicant was subject to different standards and inclusionary housing requirements. While the city’s inclusionary regulations are separate from State Density Bonus Law, pursuant to CA Attorney General Opinion No. 24-501 (dated April 2025), local inclusionary housing requirements can only be applied to base density units, not the density bonus units. Moreover, the required affordable inclusionary units satisfy the required affordable density bonus units. In this instant, according to the CA Attorney General Opinion, the three affordable low-income units satisfy the requirements under State Density Bonus Law as well as the three units required under the city’s Inclusionary Housing Ordinance. Modifying Standards – the Use of Variances or Density Bonus Reductions in Development Standards State Density Bonus Law also includes a larger package of incentives, concessions, and waivers intended to help make the development feasible. This includes significantly reduced parking requirements, concessions from site development standards (such as reduced setbacks), and waivers of development standards. Regulatory relief is an essential part of State Density Bonus Law and is often necessary to ensure the project can be built at the density permitted, while also providing affordable housing. As mentioned in Exhibit 3, a project sponsor may request Jan. 21, 2026 Item #1 4 of 444 incentives and concessions from established development standards when such concessions result in an identifiable and actual cost reduction for the provision of affordable housing. In addition, a project sponsor may request any number of waivers from development standards that physically preclude the construction of a project that qualifies for a density bonus. Under State Density Bonus Law, a city or county is unable to apply a development standard that would physically preclude construction of the project as designed. If a project satisfies the requirements of State Density Bonus Law, a city of county must waive or modify their zoning standards to accommodate mandatory bonus units. Pursuant to State Density Bonus Law and the Housing Accountability Act, the receipt of a density bonus, incentive, concession, waiver, or reduction of development standards pursuant to Government Code section 65915 shall not constitute a valid basis on which to find a proposed housing development project is inconsistent, not in compliance, or not in conformity, with an applicable plan, program, policy, or ordinance. As noted previously in this staff report, the Applicant is requesting one incentive/concession and four waivers as a part of this Project. These incentives, concessions, and waivers (collectively resulting in “reductions in development standards”) are legally mandated modifications that would otherwise prevent the housing project from being built at the increased density. A by-right incentive, concession, or waiver is automatically granted when requested as long as it would result in identifiable and actual cost reductions (for incentives or concessions), or if the standard prevents construction (for waivers). In any case, the Project has been designed to either comply with the General Plan and applicable development standards, or has requested incentives, concessions, or waivers as allowed under State Density Bonus Law. Parking Availability and Shortage Nearby building configurations of residential uses are mostly two stories in height with buildings set back from the sidewalk with little to moderate landscaping. Parking is in the form of off-street (in a private garages located on the interior of each lot or driveway) and on-street (in the public right-of-way). Local agencies, like Carlsbad, can require off-street vehicle parking in local ordinances. Parking minimums require that developers build enough parking to accommodate anticipated vehicle ownership. In the city in the R-DM Zone, the CMC requires 1.5 parking spaces per studio and one-bedroom units, and two parking spaces for units with two or more bedrooms, as well as one guest parking space for every four units. Pursuant to State Density Bonus Law (Government Code section 65915(p)), an eligible project may utilize reduced residential parking ratios as follows: one space per unit for units with no more than one bedroom, 1.5 spaces per unit for two- to three-bedroom units, and 2.5 spaces per unit for units with four or more bedrooms, inclusive of guest and accessible parking. The Project proposes a total of four units as one-bedroom units, four units as two-bedroom units, and 18 as three-bedroom units. Based on the R-DM Zone requirements, the Project normally would be required to provide 50 parking spaces. (Additional parking spaces are normally required to accommodate guest parking – refer to the analysis provided in Exhibit 3 for more background information). As amended by State Density Bonus Law, the Project is required to provide no more than 37 spaces (based on that parking-related portion of State Density Bonus Law legislation). State Density Bonus Law provides that, upon a developer’s request, a locality must utilize state-mandated parking ratios (inclusive of Americans with Disabilities Act (ADA) compliant spaces and guest parking) for qualifying projects. The Project is accommodating 49 parking spaces (36 located in garages to serve the three-bedroom units, and 13 in tuck-under podium parking to serve the one- and two-bedroom units). Parking includes one ADA compliant space, and eight bicycle parking spaces, in compliance with all applicable requirements, exceeding the minimum required by State Density Bonus Law by 12 spaces (49 parking spaces vs. 37 parking spaces) and nearly satisfying the local ordinance requirement for each dwelling unit (49 parking spaces vs. 50 parking spaces). Mobility, Circulation, and Emergency Access State Density Bonus Law, while aiming to boost affordable housing production by allowing increased density in exchange for affordable units, raise concerns about mobility, circulation, and emergency access. This is due to a Jan. 21, 2026 Item #1 5 of 444 higher concentration of people living in a smaller area, which may increase traffic and compromise the ability for adequate emergency vehicle passage. Current vehicular access to surrounding community is provided from Viejo Castilla Way. The proposed Project has been designed to meet applicable circulation requirements, which include two driveway access points (ingress/egress driveways) along Viejo Castilla Way. Viejo Castilla Way is an existing public street that leads to Pirineos Way and Navarra Drive, which terminate in cul-de-sacs. All streets are improved with sidewalks on both sides of the roadways. Pedestrian access to the site is provided from existing sidewalks. Viejo Castilla Way is identified as a local street, designed to adequately handle the 156 Average Daily Trips generated by the 26-unit residential apartment project. A LMA study was prepared by Mizuta Traffic Consultants, which shows no impact to the roadway’s level of service from the Project. The existing public right-of-way of Viejo Castilla Way is fully improved, and safely accommodates on-street parking and vehicular travel lanes in each direction. The proposed Project would link the private driveways and public streets that provide vehicle access to new residences with the existing circulation system. Once the Project is in operation, Viejo Castilla Way will continue to provide safe vehicular access to the surrounding community. Public comment also expressed concerns for emergency access. Denser developments with narrower streets or complex layouts have the potential (real or perceived) to impede emergency response (fire trucks, ambulances, and police) or timely evacuation, creating safety hazards. The proposed Project is within a 5-minute emergency response time (area is adequately served by Fire Station no. 2 and Fire Station no. 6). Fire Station no. 2 is located 1 mile to the northwest (direct path distance), or 1.79 miles for a route dependent driving distance. Fire Station no. 6 is 1.57 miles and 2.57 miles respectively. Existing access to the Project area for emergency service providers would be maintained during construction and operation, as well as after implementation. In this instance, this Project proposes infill residential development, and it is not located within an area designated as a Very High Fire Hazard Severity Zone. Access and circulation for the proposed Project and surrounding area was analyzed by both the Fire Department and the City’s Traffic Engineering during the entitlement review process. The need for an evacuation plan was a concern that was raised previously by nearby residents and subsequently discussed with the Fire Department. Moreover, the city would be able to conduct an orderly evacuation of the area if necessary. Also, it is important to note that emergency vehicles have the right-of-way and therefore are able to bypass traffic when driving to their destination when responding to a call for emergency services. Specifically, nonemergency vehicle drivers are required to pull to the right side of the road and stop to allow emergency vehicles to pass, and there is sufficient space provided to do so. If required, drivers of emergency vehicles are trained to travel in opposing through lanes to pass through crowded intersections. The Project would be adequately serviced by existing fire protection facilities and would not result in the need for new or physically altered facilities. Payment of the city’s development impact fees would ensure that the Project’s proportional impact on capital facilities, such as structures and equipment, associated with fire protection would be adequately addressed. Jan. 21, 2026 Item #1 6 of 444 Project Analysis General Plan Consistency The City of Carlsbad General Plan includes several goals and policies that guide development and land use within the city. A discussion of how the Project is consistent with the applicable General Plan policies is summarized in Exhibit 3. Municipal Code Consistency The City of Carlsbad Municipal Code (CMC), 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 Exhibit 3. State Density Bonus The Developer is seeking an increase in the allowable density of the project under State Density Bonus Law. This law allows a developer to increase the density on a property above the maximum limit set by a city’s General Plan in exchange for reserving a certain number of the new dwelling units as affordable or other qualifying housing for at least 55 years. Developers can also have development standards waived or revised when such deviations are needed to achieve the density allowed under state law. For the purposes of calculating density yields, “base density” means the gross maximum residential density allowed under the applicable zoning or General Plan before applying any bonus. All density calculations are rounded up. The 0.86-acre Project site is located in the R-23 Residential (R-23) General Plan Land Use designation and is zoned Residential Density-Multiple (RD-M), which collectively permits a density range of 19 to 23 dwelling units per acre (stated as a minimum to maximum density range). This results in a maximum base density of 19.8 dwelling units (0.86 acres multiplied by 23 units per acre), which rounds up to 20 dwelling units for this site (pursuant to State Density Bonus Law, all density calculations are rounded up.) The density bonus that is authorized by state law is set on a sliding scale based upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the number ordinarily permitted. Recent changes to state law now allow a “double density bonus” meaning a project could obtain a 100% density bonus if providing the required percentage of affordable units. The Applicant is requesting a 27.5% density bonus over base density to achieve 26 dwelling units. Moreover, the Project is requesting incentives, concessions, or waivers as allowed under State Density Bonus Law. Pursuant to CMC Section 21.86.060 of the Density Bonus Ordinance, a project can request incentives, concessions, and waivers as defined in State Density Bonus Law, based on the percentage of affordable units. Specifically, the Applicant is requesting one concession/incentive and four waivers from development standards. Pursuant to State Density Bonus Law and the affordable units provided, the Project is entitled to one concession or incentive and there is no limit to the number of waivers that may be requested, as long as the concession/incentive or waiver does not cause a specific adverse impact on public health or safety, an adverse impact on property listed on the California historical register or would violate state or federal law. A discussion of how the Project is consistent with the applicable General Plan policies is summarized in Exhibit 3. Inclusionary Housing Ordinance In addition to the mandatory affordable housing provisions of State Density Bonus Law, the Project is also required to demonstrate compliance 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. Pursuant to the Inclusionary Housing Ordinance, projects are required to designate 15% of their total units as affordable to lower-income households. However, State Density Bonus Law requires the city to consider units that qualify a project for a density bonus as also satisfying any overlapping local inclusionary requirements, e.g. a project with 15% very low-income units will qualify a project for a density bonus while also satisfying a portion of the city’s inclusionary requirements. (Refer to Exhibit 3 for more background information.) Therefore, a city or county may not impose affordable housing requirements Jan. 21, 2026 Item #1 7 of 444 on density bonus units that are awarded under the State Density Bonus Law because it would impermissibly conflict with the state law formula for calculating how many density bonus units are awarded per affordable unit. Because of this conflict, the law therefore requires the city to credit a project for both the density bonus qualifying units and inclusionary units. For this Project, the Applicant is proposing to satisfy the affordable housing requirements of State Density Bonus Law and the city’s Inclusionary Housing Ordinance by providing 15% or a total of 3 units as affordable to low-income households. The deed-restricted affordable units will be located on the same site as the market-rate units and the Applicant is not requesting financial assistance from the city. Housing Crisis Act of 2019 (HCA) This Project is subject to 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 and counties 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. There is no evidence that the project would have a specific, adverse impact on public health and safety. The design of the site development and the types of improvements proposed would not cause serious public health or safety problems since the Project would not degrade the levels of service on the adjoining streets, drainage system, public facilities, and city sewer and water is available to the site or can be provided. The Project’s proposed street alignments, grades, and widths; drainage and sanitary facilities and utilities, including alignments and grades thereof; location and size of all required easements and right-of-way; lot size and configuration; and traffic and emergency response access were all reviewed for compliance to relevant city policies and codes. The proposed deviations (i.e., waivers requested as part of the proposed density bonus, which are permitted pursuant to State Density Bonus Law), supplement the Applicant’s land use application to avoid restrictive zoning limitations that would preclude the Project as it has been designed and submitted to the city. Discretionary Actions & Findings The following discretionary actions are requested. Additional information on the Site Development Plan and Hillside Development Permit findings are included in Exhibit 3. Site Development Plan (SDP2024-0012) Pursuant to Section 21.53.120 of the CMC, approval of a Site Development Plan is required for any multi-family residential development having more than four dwelling units or an affordable housing project of any sized, subject to Chapter 21.06 (Q-Overlay Zone) of the CMC. An application for a site development plan may be approved, conditionally approved or denied by the Planning Commission based upon its review of the facts as set forth in the application, the circumstances of the particular case, and evidence presented at the public hearing. Staff finds that the required findings for this application can be met (Exhibit 3). Jan. 21, 2026 Item #1 8 of 444 Hillside Development Permit (HDP2024-0004) Pursuant to Section 21.95.030 of the CMC, approval of a Hillside Development Permit is required for any development on a property that has a gradient of fifteen percent or more and an elevation differential greater than fifteen feet. A Hillside Development Permit shall be required if the permit application is processed concurrently with any other permit(s) for which the Planning Commission or City Council is the decision-making authority. Staff finds that the required findings for this application can be met (Exhibit 3). Environmental Review Prior to final action by the decision-making body on the project, an environmental determination shall be made by the appropriate decision-makers as part of the approval action to ensure agency compliance with the California Environmental Quality Act (CEQA). Staff has reviewed the scope of the Project and applicable studies provided by the Applicant and finds CEQA generally offers two similar streamlining provisions for projects consistent with a plan for which an EIR has previously been certified. The first method (Public Resources Code section 21083.3 and CEQA Guidelines section 15183) applies to projects consistent with a general plan, community plan, or zoning action. The second method (CEQA Guidelines section 15183) is when a Program EIR has been prepared, and later discretionary activities are within the scope of the Program EIR. If there is nothing triggering a subsequent or supplemental environmental document, the Program EIR can be used for the later activity and no additional CEQA document is needed. Both methods limit the analysis of later projects consistent with the plan or zoning action. In accordance with the city’s CEQA procedures and CEQA Guidelines section 15080 through 15097, a Program Environmental Impact Report (PEIR), State Clearinghouse No. 2011011004 was certified as complete on Sept. 22, 2015 by the City Council for the General Plan Update. There were three addendums to the General Plan EIR, the first for adoption of the 2020 Climate Action Plan Update, the second for the Housing Element Update 2021-0029, and the third for General Plan Amendment related to new mixed-use project. A Supplemental EIR (SEIR, EIR 2022- 0007) was prepared for the Housing Element Implementation and Public Safety Element Update and certified by City Council Resolution No. 2024-014 on January 30, 2024 (SCH# 2022090339). The Housing Element Implementation and Public Safety Element Update consisted of amendments to the Carlsbad General Plan adopted in 2015, including the Land Use and Community Design Element and Public Safety Element, and revisions to CMC Title 21, the Zoning Ordinance. The updates were made to implement the programs of the city's Housing Element Update 2021-2029 ("Housing Element"), which was adopted by the Carlsbad City Council on April 6, 2021, and comply with changes in State law. There have been two addendums to the Supplemental EIR, the first for adoption of the 2024 Climate Action Plan Update, and the second for a General Plan Amendment related to airport land uses (2024). Pursuant to CEQA Guidelines section 15168, the request to approve the Project is within the scope of the previously certified PEIR/SEIR and no new environmental document is required. The Project would develop a 0.86-acre vacant site with 26 residential units, which is consistent with the development intensity (residential density) established by the city’s General Plan EIR and specifically studied in the Supplemental EIR. There is no public review period required. The effects of the project were examined in the PEIR/SEIR and all feasible mitigation measures and alternatives developed in the PEIR are incorporated into the draft resolution approving the project. Further, since no changes to the PEIR/SEIR are necessary to support the Project, the city is not required to prepare an Addendum to the PEIR/SEIR per State CEQA Guidelines section 15164. Therefore, as provided for in Exhibit 9, the prior EIR is sufficient to support the proposed action. No further analysis or environmental documentation is required. In addition, CEQA Guidelines section 15183 provides that the application of CEQA to the approval of any project that is consistent with the general plan, zoning, or community plan is limited to effects upon the environment that are peculiar to the parcel or to the Project and that were not addressed as significant effects in the prior EIR, or that substantial new information shows will be more significant than described in the prior EIR. The Project is eligible for streamlined environmental review per section 15183 of the CEQA Guidelines and California Public Resources Code section 21083.3. Under section 15183 of the CEQA Guidelines, where a project is consistent with Jan. 21, 2026 Item #1 9 of 444 the use and density established for a property under an existing general plan or zoning ordinance for which the city has already certified an EIR, additional environmental review is not required “except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.” If such requirements are met, the examination of environmental effects is limited to those which the agency determines, in an initial study or other analysis. The CEQA analysis provided in Exhibit 9 demonstrates that the Project would not result in substantial changes or involve new information that would warrant preparation of a subsequent EIR because the level of development proposed is within the development assumptions analyzed in the previously certified PEIR/SEIR, and related impacts are equal to or less than what was analyzed. A 15183 and 15168 Checklist is included as Exhibit 9. This must be reviewed and considered prior to approval of the Project. The Checklist demonstrates that the Project qualifies for streamlined environmental processing. As part of an additional and optional public disclosure, the draft 15183 and 15168 Checklist was posted on the city’s website on Dec. 19, 2025, and an email was sent to parties signed up to receive environmental notices. Moreover, a separate email (courtesy notice) was sent on Jan. 2, 2026, to all interested parties that provided public comment to advertise the availability of the Checklist and to further advertise the upcoming Planning Commission public hearing. Additionally, the Project was noticed according to the requirements of CMC 21.54.060. Notices were mailed to property owners of properties within a 600-foot radius and all occupants within a 100-foot radius on Jan. 9, 2026. Conclusion The Planning Commission, as part of its review of the requested entitlements, will be asked to review and consider the proposed density bonus to ensure the Project entitlement package complies with all applicable laws and conforms with the city’s General Plan, CMC, and State Density Bonus Law, which regulates land use development and activity in the city, when applicable. State Density Bonus Law pertains to density bonuses and other incentives, concession, and waivers. The provisions of state law require cities and counties to grant density bonuses to developers who propose to construct a specified percentage of housing affordable to very low-, low-, or moderate-income households or who propose to construct senior housing or housing available for transitional foster youth, disabled veterans, homeless persons, or lower income students. Cities and counties must provide all requirements for density bonuses and the amount of density bonus or incentives/concessions that developers may be eligible for, based on the scope of the application. To accommodate the increased density allowed under State Density Bonus Law, the proposed Project can’t physically comply with all of the development standards that apply to non-density bonus projects. Based on the proposed design to accommodate the development at the density proposed, the Applicant requested a number of reductions in development standards. As previously explained in the staff report, and as supplemented in Exhibit 3, State Density Bonus Law prohibits the city from denying any requested incentives, concessions, or waivers unless specific findings are made so that a specific adverse impact is identified. All referral departments have reviewed the Project and do not find that the requested waivers constitute an adverse impact on public health or safety. As such the incentives, concessions, and waivers must be granted. Considering the information above and in the referenced attachments, staff found that the proposed Project can be found consistent with all applicable policies of the General Plan and the provisions of the Municipal Code, as preempted by State Density Bonus Law. All required public improvements and utilities are available to serve the proposed development. In addition, there are no environmental issues associated with the Project. 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 recommend the Planning Commission adopt the resolution and approve the proposed Project described in this staff report, ultimately based on the provisions of State Density Bonus Law and Housing Crisis Act. Exhibits 1. Planning Commission Resolution 2. Location Map Jan. 21, 2026 Item #1 10 of 444 3. Project Analysis 4. Planning Commission Resolution No. 6161 5. Planning Commission Resolution No. 6162 6. Planning Commission Resolution No. 6163 7. Planning Commission Resolution No. 7358 8. Disclosure Statement 9. CEQA 15183 and 15168 Checklist 10. Enhanced Public Engagement Report – Application Material 11. Density Bonus Report – Application Material 12. ODS Compliance Checklist – Application Material 13. Public Comment Letters 14. Biological Resources Assessment letter report prepared by Everett & Associates, July 2024. 15. Resort View LMA Analysis prepared by Mizuta Traffic Consulting, Inc., Jan. 2025. 16. Resort View VMT Analysis prepared by Mizuta Traffic Consulting, Inc., Sept. 6, 2024. 17. Reduced Project Exhibits (Full Size Project Sheets “1” – “42” revision dated Sept. 30, 2025, on file in the Planning Division) 18. List of Acronyms and Abbreviations Jan. 21, 2026 Item #1 11 of 444 Exhibit 1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A SITE DEVELOPMENT PLAN AND HILLSIDE DEVELOPMENT PERMIT TO CONSTRUCT A FOUR-STORY, 26-UNIT RESIDENTIAL APARTMENT PROJECT WHICH INCLUDES THREE INCLUSIONARY HOUSING UNITS, ON VACANT PROPERTY GENERALLY LOCATED ALONG THE WEST SIDE OF VIEJO CASTILLA WAY BETWEEN NAVARRA DRIVE AND PIRINEOS WAY (ASSESSOR PARCEL NOS. 216-170-14- 00 AND 216-170-15-00) IN THE SOUTHEAST QUADRANT OF THE CITY, THE RD-M ZONE, AND LOCAL FACILITIES MANAGEMENT ZONE 6. CASE NAME: RESORT VIEW APARTMENTS CASE NO.: SDP2024-0012 / HDP2024-0004 WHEREAS, John Allen, Streamline Development Group, “Developer,” has filed a verified land use development application with the City of Carlsbad regarding property owned by MMK MANAGEMENT GROUP LLC, “Owner,” described as Lots 35 and 36 of La Costa South Unit No. 1, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 6117, filed in the Office of the County Recorder of San Diego County, June 3,1968 (“the Property”); and WHEREAS, said verified application constitutes a request for an amendment to a Site Development Plan and Hillside Development Permit as shown on Exhibit 17 to the Jan. 21, 2026 Planning Commission staff report, SDP2024-0012 / HDP2024-0004, Resort View Apartments (“Project”), on file in the Planning Division, as provided by Chapters 21.06, 21.24, 21.53, 21.86, and 21.95 of the Carlsbad Municipal Code; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA, Public Resources Code section 21000 et. seq.) and its implementing regulations (the State CEQA Guidelines), Article 14 of the California Code of Regulations section 15000 et. seq., the city is the Lead Agency for the project, as the public agency with the principal responsibility for approving the proposed project; and WHEREAS, a Program Environmental Impact Report (PEIR), State Clearinghouse No. 2011011004, was prepared and the City Council certified it as complete on Sept. 22, 2015, for the 2015 General Plan. A PLANNING COMMISSI ON RESOLUTION NO.7563 Jan. 21, 2026 Item #1 12 of 444 Supplemental EIR was prepared for the Housing Element Implementation and Public Safety Element Update and certified by City Council Resolution No. 2024-014 on Jan. 30, 2024 (State Clearinghouse No. 2022090339); and WHEREAS, CEQA allows tiering options for a streamlined environmental review process for projects that are consistent with the densities established by existing zoning, community plan or general plan policies for which a PEIR was certified (CEQA Guidelines sections 15168(c) and 15183). If there is nothing triggering a subsequent or supplemental environmental document, the PEIR can be used for the later activity and no new environmental document would be required; and WHEREAS, a modified Initial Study (IS) Checklist (15183 and 15168 Checklist) was prepared in accordance with CEQA Guidelines to evaluate the Project and to determine whether the environmental effects of the later activity is within the scope of the certified PEIR; and WHEREAS, the Planning Commission did, on Jan. 21, 2026, hold a duly noticed public hearing as prescribed by law to consider said Project; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Site Development Plan and Hillside Development Permit land use application. 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. B) CEQA determination. The CEQA 15183 and 15168 Checklist (Exhibit 9 to the Jan. 21, 2026 Planning Commission staff report) demonstrates that the Project qualifies for streamlined environmental processing and no further environmental documentation is required. Community Plan Exemption Findings. In accordance with CEQA Guidelines section 15183, the Project qualifies for an exemption because the following findings can be made: Jan. 21, 2026 Item #1 13 of 444 1. The project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified. The Project is consistent with the development intensity (residential density) established by the city’s General Plan EIR and specifically studied in the Supplemental EIR. At the time of the Supplemental EIR’s preparation, the 2018 version of the project (SDP 2018-0022 and HDP 2018-0006) was considered a “Pipeline Project” where the site that was conceptually approved for construction. The first attempt to build 26 residential units at the subject property was received by the city on Oct. 25, 2018 and processed accordingly with a site development plan and hillside development permit (SDP 2018-0022 and HDP2018-0006). The 2018 version of the application was approved by the Planning Commission as the final decision-making body on Feb. 5, 2020 per Resolution No. 7358. The 2018 version of the application was considered active up to and until Feb. 5, 2022, when the planning permit was scheduled to expire. However, the project was never built. A new application was required because the project expired, and an extension of time was not filed prior to the expiry date. Nonetheless, the same intensity and residential density of the proposed Project was incorporated into the baseline analysis of the Supplemental EIR (i.e. 26 multi-family dwelling units). 2. There are no project specific effects which are peculiar to the project or its site, and which the city’s PEIR failed to analyze as significant effects. The subject property is no different than other properties in the surrounding area, and there are no project specific effects which are peculiar to the project or its site. The Project site is located in an area developed with similarly sized, multi- family residential lots with associated accessory uses to the east, west, and north. It is one of the last remaining multi-family residential lots to develop in this area. The property does not support any peculiar environmental features, and the project would not result in any peculiar effects. Regarding “peculiar” impacts, CEQA Guidelines section 15183(f) states the following: An effect of a project on the environment shall not be considered peculiar to the project or the parcel for the purposes of this section if uniformly applied development policies or standards have been previously adopted by the city or county with a finding that the development policies or standards will substantially mitigate that environmental effect when applied to future projects, unless substantial new information shows that the policies or standards will not substantially mitigate the environmental effect. In addition, all project impacts were adequately analyzed by the PEIR. The Project has no potentially significant impacts and will implement applicable mitigation measures as identified in each section. The Project complies with all applicable objective standards in the R-DM Zone and Citywide Objective Design Standards, as reduced/amended by State Density Bonus Law. Jan. 21, 2026 Item #1 14 of 444 3. There are no potentially significant off-site and/or cumulative impacts which the city’s PEIR failed to evaluate. The proposed Project is consistent with the density and use characteristics of the development considered by the PEIR and would represent a small part of the growth that was forecast for build-out of the General Plan. At the time of the Supplemental EIR’s preparation, the 2018 version of the project was considered a “Pipeline Project” where planning permits were issued and was conceptually approved for construction but grading permits and building permits were not obtained and secured by the applicant. The PEIR considered the incremental impacts of the proposed Project, and as explained further in the CEQA 15183 and 15168 Checklist (Exhibit 9 to the Jan. 21, 2026, Planning Commission staff report), no potentially significant off-site or cumulative impacts have been identified which were not previously evaluated. It is important to note that the General Plan EIR and Supplemental EIR identified a cumulatively considerable impact to air quality, cultural and tribal cultural resources, noise, and transportation citywide from buildout of the General Plan, and a statement of overriding considerations was adopted. The Project’s land use assumptions are consistent with the projected buildout of the PEIR’s analysis. 4. There is no substantial new information which results in more severe impacts than anticipated by the PEIR. As explained in the CEQA 15183 and 15168 Checklist (Exhibit 9 to the Jan. 21, 2026, Planning Commission staff report), no new information has been identified which would result in a determination of a more severe impact than what had been anticipated by the PEIR. 5. The project will undertake feasible mitigation measures specified in the City’s PEIR. As explained in the CEQA 15183 and 15168 Checklist (Exhibit 9 to the Jan. 21, 2026, Planning Commission staff report), the Project will undertake feasible mitigation measures specified in the city’s PEIR. These PEIR mitigation measures will be undertaken through Project design, compliance with regulations and ordinances, or through the Project’s conditions of approval. Feasible mitigation measures specified in the PEIR include: 1. MM AQ-2: Operational Emissions Reductions. 2. MM BIO-2: Pre-Construction Bird Surveys, Avoidance, and Notification. 3. MM NOI-1: Construction Noise Reduction Measures. Program Level EIR Exemption – Findings. The “later activity” would not (1) cause a new significant effect; (2) cause a significant effect addressed in the PEIR to become substantially more severe; or (3) require a mitigation measure or alternative substantially different from or previously found to be infeasible in the PEIR. None of those outcomes are present, the effects on the environment were covered in the PEIR, and the later Jan. 21, 2026 Item #1 15 of 444 activity can be found to be within the scope of the PEIR. With uniformly applied development standards, mitigation measures imposed as environmental conditions of approval, and standard regulatory requirements, the proposed Project would not result in any new or more severe impacts relative to what was identified the Supplemental EIR. The Supplemental EIR adequately describes the activity for the purposes of CEQA. As such, pursuant to CEQA Guidelines sections 15162 and 15163, no subsequent or supplemental EIR is required. CEQA analysis demonstrates that the Project would not result in substantial changes or involve new information that would warrant preparation of a subsequent EIR or additional CEQA analysis because the level of development proposed is within the development assumptions analyzed in the Supplemental EIR. In accordance with CEQA Guidelines section 15168(c)(2), the city can “approve the activity as being within the scope of the project covered by the PEIR, and no new environmental document would be required.” C) A project that meets the eligibility requirements of the State Density Bonus Law is entitled to a density bonus, incentives/concessions, development standard waivers, and limited parking ratios (Government Code section 65915(b)). The city must grant (i.e., “shall approve”) the specific incentives/concessions requested by the applicant unless the City makes written findings, based on substantial evidence, that the incentive/concession would (1) not result in a cost reduction, (2) have a specific adverse impact on health or safety (as defined), or (3) be contrary to state or federal law (Government Code section 65915(d)). The city is also strictly limited in denying requested development standard waivers, preventing it from applying any development standard that would physically preclude a project as proposed unless doing so would have a specific adverse impact on health or safety (as defined) which could not be mitigated (Government Code section 65915(e)). D) That based on the evidence presented at the public hearing, the Planning Commission APPROVES SDP2024-0012 / HDP2024-0004 – RESORT VIEW APARTMENTS, based on the following findings and subject to the following conditions: Findings: Site Development Plan, SDP 2024-0012 1. That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code, in that the General Plan Land Use designation of the site allows for multi-family residential use and 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 various goals and objectives of the General Plan will be implemented as the proposed Project is consistent with the General Plan (Project Analysis provided in Exhibit 3 to the Jan. 21, 2026 Planning Commission staff report, which is incorporated herein as though fully set forth herein). Although the Project's density of 30.3 dwelling units per acre is above the maximum R-23 Residential density of 23 du/ac as the Project includes a request for a residential density bonus, the 26-unit residential apartment project can be found consistent with the General Plan Land Use designation. Jan. 21, 2026 Item #1 16 of 444 2. That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that multiple-family residential is a permitted use within the Residential Density - Multiple (RD-M) Zone and is compatible with the other multiple-family residential uses surrounding the Project site. The residential apartment project will not adversely impact the site, surroundings, or traffic circulation in that the existing surrounding streets have adequate capacity to accommodate the 156 Average Daily Trips (ADT) generated by the Project. With exception to the allowance for increased building height and the rear stair encroachment requested through the density bonus process, the project complies with all minimum development standards of the RD-M Zone, and the Project is adequately parked on-site, in accordance with State Density Bonus Law, and does not result in any environmental impacts. Moreover, the details of the request include a reduction in development standards from the Citywide Objective Design Standards (CMC Chapter 21.88). Relief or reduction from the design standards make it feasible for the Developer to build to the density allowed by the zoning, as reduced/amended by State Density Bonus Law, and does not constrain a local government’s ability to achieve its RHNA housing targets. For incentives and concessions, adequate information has been provided that shows the request results in identifiable and actual cost reductions. For the waivers, adequate information has been provided to show that the development standard for which the waiver or reduction is requested will have the effect of physically precluding the construction of the Project. 3. That the site for the intended development or use is adequate in size and shape to accommodate the use, in that the Project is entitled to the requested number of units and the density bonus incentives/concessions and waivers are necessary for the Project to be developed at the density and with the incentives/concessions permitted by State Density Bonus Law and CMC Chapter 21.86. With exception to the allowance for increased building height and the rear stair encroachment requested through the density bonus process, the residential apartment project complies with all remaining development standards of the Residential Density - Multiple (RD- M) Zone. The details of the request include a reduction in development standards from the Citywide Objective Design Standards (CMC Chapter 21.88). Relief or reduction from the design standards make it feasible for the Developer to build to the density allowed by the zoning, as reduced/amended by State Density Bonus Law, and does not constrain a local government’s ability to achieve its RHNA housing targets. 4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained, in that with exception to the allowance for increased building height and rear stair encroachment, the Project complies with all remaining development standards (i.e. front, side and rear setbacks, lot coverage, parking) of the RD-M Zone. Moreover, the details of the request include a reduction in development standards from the Citywide Objective Design Standards. Landscaping along the outer edges of the property, including the areas along Viejo Castilla Way, would be provided consistent with the requirements of the city’s Landscape Manual. As such the Project is consistent, compliant and in conformity with all applicable plans, programs, policies, ordinances, standards, requirements, and other similar provisions. Jan. 21, 2026 Item #1 17 of 444 5. That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use, in that the Project will take access off Viejo Castilla Way with vehicles traveling to and from the project on Viejo Castilla Way as well. Viejo Castilla Way is identified as a local street, designed to adequately handle the 156 Average Daily Trips generated by the 26-unit residential apartment project Hillside Development Permit, HDP 2024-0004 1. Undevelopable areas of the Project, pursuant to Section 21.53.230(b) of the Carlsbad Municipal Code, have been properly identified. 2. The Project complies with the purpose and intent provisions of Section 21.95.010 of the Carlsbad Municipal Code, in that: 1) the existing hillside conditions have been properly identified on a constraints map with a slope analysis and slope profiles and have been incorporated into the Project; 2) the proposed Project is consistent with the Land Use and Open Space/Conservation Elements of the General Plan since the site has been previously graded, and there exist no natural hillsides or sensitive resources on the site; 3) the Project design minimizes the amount of grading to an acceptable quantity, the Project adheres to the city's hillside development standards by limiting the amount of grading to 4,000 cubic yards (CY) of cut, 500 CY of fill, 3,500 CY of export and 3,500 CY of remedial. The Project will incorporate an aesthetically pleasing design with landscaping, and retaining walls will be developed primarily into the slope as opposed to on top of the slope to minimize the visual impacts on the adjacent properties and public roadways; 4) the existing hillside is manufactured and accordingly, there will be no impacts to natural resource areas, wildlife habitats, or native vegetation areas that have not already been analyzed, anticipated, and authorized by the City's Habitat Management Plan (HMP); and 5) there will be no impact on lagoons or riparian ecosystems in that the project has been conditioned to submit an erosion control plan consistent with the NPDES permit requirements as required by the Regional Water Quality Control Board and the City of Carlsbad. 3. The Project complies with CMC Section 21.95.140 and CMC Section 21.95.160 if a modification to the development and design standards is approved, in that the volume of earth moved for cuts and fills is minimized and does not exceed 7,999 CY, as shown on the preliminary grading plan. Proposed earthwork will consist of 4,000 CY of cut, 500 CY of fill, 3,500 CY of export and 3,500 CY of remedial. Moreover, the site is not located within the Coastal Zone; and does not involve grading or development of a natural, uphill, or downhill perimeter slope as defined by CMC Chapter 21.95. The existing, manufactured slope, is predominately located in the center of the property, bending to the northwest. The Project is consistent with the Hillside Development and Design Guidelines (1998) in that no building setback, roadway design, or hillside drainage provisions apply to the existing or proposed conditions of the property and the proposed Project builds primarily into the slope as opposed to on top of the slope to minimize the visual impacts on the adjacent properties and public roadways. 4. The Project design substantially conforms to the Hillside Development and Design Guidelines Manual (1998), in that the design minimizes the amount of grading and retaining walls will be developed primarily into the slope as opposed to on top of the slope to minimize the visual impacts on the adjacent properties and public roadways. Furthermore, the graded site will be landscaped pursuant to the City's Landscape Manual. The combined effect will soften the appearance of the graded slope. Jan. 21, 2026 Item #1 18 of 444 Residential Density Bonus, CMC Chapter 21.86 1. The Project is consistent with the provisions of CMC Chapter 21.86 in that the proposed residential apartment project meets all of the standards, including the requisite 15% of "low- income", deed-restricted inclusionary housing. The Developer is requesting one incentive/concession and four waivers as a part of this Project. The proposed incentive/concession relates to a design treatment feature for roof parapets (parapets shall be capped with precast treatment, continuous banding, protecting cornices, dentils, or similar edge treatment). The proposed waivers are for: (1) proposing to increase the maximum building height from 35’ (three stories) to 48’-7” (four stories) with appurtenances (elevator tower) to 51’6”; (2) proposing to locate the at-grade stairs five feet into the required setback, rather than the allowable two feet to accommodate fire access; (3) proposing a 100% upper floor area over the ground floor area, rather than 90% maximum; and (4) private recreational space of rather than six linear feet in any direction. These incentives, concessions, and waivers (collectively resulting in “reductions in development standards”) are legally mandated modifications that would otherwise prevent the housing project from being built at the increased density. A by-right incentive, concession, or waiver is automatically granted when requested as long as it would result in identifiable and actual cost reductions (for incentives or concessions), or if the standard prevents construction (for waivers). For incentives and concessions, adequate information has been provided that shows the request results in identifiable and actual cost reductions. For the waivers, adequate information has been provided to show that the development standard for which the waiver or reduction is requested will have the effect of physically precluding the construction of the Project. To demonstrate compliance with the terms and limitations of CMC Chapter 21.86, the Developer is required to enter into an Affordable Housing Agreement, which would be recorded against the entire development and include specific Project information and unit restrictions. 2. The requested incentive(s) or concession(s) will result in identifiable, financially sufficient, and actual cost reductions in that the design relief of the roof parapet allows for a more financially feasible Project by reducing construction costs (pre-cast treatment capping) among all units including the land, permitting and construction costs. 3. The requested incentive(s} or concession(s}, and/or waiver(s) or reduction(s) of development standards is not contrary to state or federal law in that increased number of units and the requests are clearly laid out for density bonus projects in California pursuant to CMC Chapter 21.86.050 and Government Code section 65915. General 1. The Planning Commission finds that the Project, as conditioned herein, is in conformance with the Elements of the city’s General Plan, based on the analysis set forth in Exhibit 3 of the Jan. 21, 2026, Planning Commission staff report, which is incorporated herein by this reference as though fully set forth herein. Jan. 21, 2026 Item #1 19 of 444 Conditions: NOTE: A grading permit, improvement plan, landscaping permit, building permit must all be obtained and secured following discretionary permit approval, but prior to construction and prior to occupancy. Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed development, must be met prior to approval of the building or grading permit whichever occurs first. All references to the “Site Plan” reference the project plans (Sheets “1” – “42” dated Sept. 30, 2025), attached as Exhibit 17 of the Planning Commission Staff Report dated Jan. 21, 2026. 1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the city shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the city’s approval of this Site Development Plan and Hillside Development Permit. 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Site Development Plan and Hillside Development Permit 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 shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney’s fees incurred by the city arising, directly or indirectly, from (a) city’s approval and issuance of this Site Development Plan and Hillside Development Permit (b) city’s approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein. This obligation survives until all legal proceedings have been concluded and continues even if the city’s approval is not validated. 6. Prior to submitting the building plans, improvement plans, grading plans, or final map, whichever occurs first, Developer shall submit to the City Planner, a 24" x 36" copy of the (Project Site Plan or other), conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final decision-making body. The copy shall be submitted to the City Planner, reviewed and, Jan. 21, 2026 Item #1 20 of 444 if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. 7. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 6 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 8. This approval shall become null and void if building or grading permits are not issued for this project within 36 months from the date of project approval. 9. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the city that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. 10. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 6 pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 11. Prior to issuance of the Building Permit, Developer shall submit to the city a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Site Development Plan and Hillside Development Permit on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 12. Prior to issuance of grading permit(s), Developer shall make a separate formal landscape construction drawing plan check submittal to the Planning Division and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the city’s Landscape Manual. Developer shall construct and install all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. 13. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check process on file in the Planning Division and accompanied by the project’s building, improvement, and grading plans. Jan. 21, 2026 Item #1 21 of 444 14. Prior to issuance of grading and building permits, Developer shall list the following condition on all grading and building permit construction plans. Construction activities shall take place during the permitted time and day per Carlsbad Municipal Code Chapter 8.48. Developer shall ensure that construction activities for the proposed project are limited to the hours from 7:00 a.m. to 6:00 p.m. Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturdays; no work shall be conducted on Sundays or on federal holidays. 15. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the City Planner and Building Official. 16. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of an Outdoor Storage Plan, and thereafter comply with the approved plan. 17. Curbside collection of trash and recycling within the public right-of-way is not permitted. Trash removal shall occur at designated points of collection within the Project site to maintain habitable living conditions for their tenants and to comply with local regulations. 18. 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. Moreover, lighting in the final development shall be situated such that it does not face open space areas. 19. The Developer shall prepare an improvement plan and shall identify on the plans all improvements necessary to implement the project and its conditions. The improvement plan will be reviewed for compliance with the Carlsbad Municipal Code and any applicable engineering standards, including but not limited to the on- and off-site improvements and storm water control plan, to ensure the design conforms to all requirements of the relevant regulations and codes. Approval of an improvement plan must be obtained and secured prior to the issuance of a building permit to implement the project. In approving the improvement plan, the City Engineer or designee may impose such conditions as may be reasonably necessary to enable the City Engineer or designee to make the required determinations and to prevent creation of a nuisance or unreasonable hazard to persons or to public or private property. 20. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving and utilities, shall be constructed in accordance with approved standards and/or plans and shall comply with the standard plans and specifications of the City Engineer. Any damage to street improvements now existing or done during construction on or adjacent to the subject property, shall be repaired to the satisfaction of the City Engineer at the full expense of the Developer. This shall include sidewalk repair, slurry seal, street reconstruction or others, as may be required by the City Engineer or designee. 21. The Project has been granted additional units, an incentive/concession, and waivers in accordance with density bonus provisions found in Government Code Sections 65915 to 65918 and Carlsbad Municipal Code Chapter 21.86. Per density bonus definitions, the Project had a calculation of 20 base units (rounded up). The Developer requested an increase in density to allow six additional units, for a total project size of 26 units. Based on the requested density Jan. 21, 2026 Item #1 22 of 444 bonus, the Project must provide three low-income affordable units (80% AMI). The Project is also subject to CMC Chapter 21.85, requiring 15% of the base residential units be affordable for lower income households. The three low-income affordable units satisfies both the city’s inclusionary housing requirement and the density bonus affordable units. a. Per 21.85.020 (A), the affordable housing cost for all affordable units is determined by California Health and Safety Code Section 50053. b. Both the internal and external design of the affordable units shall be reasonably consistent or compatible with the design of the total project development in terms of appearance, materials and finished quality, including access to private recreational spaces. 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. c. Bedroom count and unit sizes of inclusionary units shall be commensurate with market rate units. The three low-income affordable units must be distributed to include one, 1-bd unit, one 2-bd unit, and one 3-bd unit. d. Developers subject to CMC Chapters 21.85 and 21.86 shall demonstrate compliance with this condition by executing an affordable housing agreement prepared by the city Housing and Neighborhood Services Director and submitted to the Developer for execution. The affordable housing agreement, for which the deed-restricted affordable housing requirements will be satisfied, must be recorded prior to the issuance of the first building permit. The affordable housing agreement shall specify the number, type, location, size and phasing of all affordable units, affordability restrictions including the calculation of affordable rent, provisions for marketing, income certification and screening of potential renters of units, and ongoing management and monitoring requirements. The draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days prior to requesting the issuance of the first building permit. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. 22. This Project has been found to result in impacts to wildlife habitat or other lands, such as agricultural land, non-native grassland, and disturbed lands, which provide some benefits to wildlife, as documented in the city’s Habitat Management Plan and the environmental analysis for this Project. Developer is aware that the city has adopted an In-lieu Mitigation Fee consistent with Section E.6 of the Habitat Management Plan and City Council Resolution No. 2000-223 to fund mitigation for impacts to certain categories of vegetation and animal species. The Developer is further aware that the city has determined that all projects will be required to pay the fee in order to be found consistent with the Habitat Management Plan and the Open Space and Conservation Element of the General Plan. Developer or Developer’s successor(s) in interest shall pay the fee prior to issuance of a grading permit or building permit, whichever occurs first. If the In-lieu Mitigation Fee for this project is not paid, this Project will not be consistent with the Habitat Management Plan and the General Plan and any and all approvals for this Project shall become null and void. Pursuant to the HMP, the Project has been conditioned to pay a habitat in-lieu fee for impacts to 0.14 acres of Group D (disturbed scrub oak chaparral) habitat. 23. Operational Emissions Reductions. The following measures shall be implemented to reduce impacts to the maximum extent feasible: Jan. 21, 2026 Item #1 23 of 444 a. The engine size of construction equipment shall be the minimum size required for its intended use. b. All off-road diesel-fueled equipment (e.g., rubber-tired dozers, graders, scrapers, excavators, asphalt paving equipment, cranes, and tractors) associated with Project construction shall be at least California Air Resources Board (CARB) Tier 4 Certified or better. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper working condition prior to operation. c. Comply with SDAPCD’s Rule 67 (Architectural Coatings). Use architectural coating materials, as defined in SDAPCD Rule 67.0.1, that are zero-emission or have a low-VOC content (below 10 grams per liter). Where such VOC coatings are not available or feasible, the coating with the lowest VOC rating available shall be used. These measures shall be noted on all construction plans, and the city shall perform periodic site inspections during construction to verify compliance. d. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. e. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. f. All visible mud and dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. g. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. h. A publicly visible sign with the telephone number and person to contact regarding dust complaints shall be posted on the project site prior to the initiation of construction activities. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. i. Adhesives, sealants, and caulks meet SCAQMD Rule 1168 for VOC limits and prohibition on the use of certain toxic compounds. j. Prohibit the installation of woodstoves, hearths, and fireplaces in new construction facilitated by the proposed Project. 24. No less than eight bike racks shall be provided within the areas as shown on the approved site plan. (The California Green Building Standards Code may require a greater amount of bicycle parking than the minimum standard set by this condition.) The bike racks shall be theft proof, anchored, and well-lighted bicycle storage facilities, provided at no cost to the residents and/or guests. 25. Transportation Demand Management Plan. Prior to the building permit issuance, the Developer shall prepare and submit a Transportation Demand Management (TDM) Plan for review and approval by the city, consistent with the city’s TDM Handbook, as may be amended from time to time. The approved TDM Plan shall be fully implemented for the life of the Project. The TDM Plan shall identify, describe, and commit to specific, enforceable TDM measures to mitigate project-related transportation and greenhouse gas emissions impacts to the maximum extent Jan. 21, 2026 Item #1 24 of 444 feasible. The Plan shall include sufficient detail to demonstrate how each measure will be implemented, monitored, and maintained over time, including, but not limited to, program administration, performance targets (where applicable), reporting procedures, and a clear identification of responsible parties. The TDM Plan shall also include provisions for ongoing funding, staffing, and long-term operation of all required TDM programs for the duration of the project. At a minimum, the TDM Plan shall include, but not be limited to, the following measures: a. A ride-sharing program (e.g., carpooling and/or vanpooling incentives and coordination). b. A bicycle-share and/or car-share program. c. Provision and maintenance of secure, covered, long-term bicycle storage facilities (e.g., bike lockers, bike storage room). d. Provision and maintenance of publicly accessible bicycle parking. e. A comprehensive commute trip reduction and transportation marketing program. The city may require revisions to the TDM Plan to ensure consistency with the city’s TDM Handbook and to ensure the effectiveness of the proposed measures in achieving emissions and transportation impact reductions. 26. Pre-Construction Bird Surveys, Avoidance, and Notification. If construction activities are initiated during the bird nesting season (February 1 – August 31) involving removal of vegetation or other nesting bird habitat, including abandoned structures and other man-made features, a pre-construction nesting bird survey shall be conducted no more than three days prior to initiation of ground disturbance and vegetation removal activities. The nesting bird pre- construction survey shall be conducted on foot and shall include a 300-foot survey buffer around the construction site. The survey shall be conducted by a biologist familiar with the identification of avian species known to occur in southern California coastal communities (i.e., qualified biologist). If active nests are found, an avoidance buffer shall be determined by a qualified biologist in coordination with the city. The avoidance buffer width will depend upon the species, the proposed work activity, and existing disturbances associated with land uses outside of the site, which shall be demarcated by the biologist with bright orange construction fencing, flagging, construction lathe, or other means to demarcate the boundary. All construction personnel shall be notified as to the existence of the buffer zone and to avoid entering the buffer zone during the nesting season. No ground disturbing activities shall occur within the buffer until the biologist has confirmed that breeding/nesting is completed, and the young have fledged the nest. Encroachment into the buffer shall occur only at the discretion of the qualified biologist on the basis that the encroachment will not be detrimental to an active nest. A report summarizing the pre-construction survey(s) shall be prepared by a qualified biologist and shall be submitted to the city prior to the commencement of construction activities. 27. Cultural Resources: a. Retain a qualified archaeologist to conduct a Worker’s Environmental Awareness Program (WEAP) training on archaeological sensitivity for all construction personnel prior to the commencement of any ground-disturbing activities. The training should be conducted by an archaeologist who meets or exceeds the Secretary of Jan. 21, 2026 Item #1 25 of 444 Interior’s Professional Qualification Standards for archaeology (National Park Service [NPS] 1983). Archaeological sensitivity training should include a description of the types of cultural material that may be encountered, cultural sensitivity issues, regulatory issues, and the proper protocol for treatment of the materials in the event of a discovery. b. In the event that archaeological resources are unexpectedly encountered during ground-disturbing activities, work within 50 feet of the find shall halt and an archaeologist meeting the Secretary of the Interior’s Professional Qualifications Standards for archaeology (National Park Service 1983) shall be contacted immediately to evaluate the resource. If the resource is determined by the qualified archaeologist to be prehistoric, then a Native American representative shall also be contacted to participate in the evaluation of the resource. If the qualified archaeologist and/or Native American representative determines it to be appropriate, archaeological testing for CRHR eligibility shall be completed. If the resource proves to be eligible for the CRHR and significant impacts to the resource cannot be avoided via project redesign, a qualified archaeologist shall prepare a data recovery plan tailored to the physical nature and characteristics of the resource, per the requirements of CCR Guidelines section 15126.4(b)(3)(C). The data recovery plan shall identify data recovery excavation methods, measurable objectives, and data thresholds to reduce any significant impacts to cultural resources related to the resource. Pursuant to the data recovery plan, the qualified archaeologist and Native American representative, as appropriate, shall recover and document the scientifically consequential information that justifies the resource’s significance. The city shall review and approve the treatment plan and archaeological testing as appropriate, and the resulting documentation shall be submitted to the regional repository of the California Historical Resources Information System, per CCR Guidelines section 15126.4(b)(3)(C). c. No human remains are known to be present within the Project site. However, the discovery of human remains is always a possibility during ground disturbing activities. If human remains are found, Health and Safety Code section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code section 5097.98. In the event of an unanticipated discovery of human remains, the County Coroner must be notified immediately. If the human remains are determined to be of Native American origin, the Coroner will notify the Native American Heritage Commission, which will determine and notify a most likely descendant (MLD). The MLD has 48 hours from being granted site access to make recommendations for the disposition of the remains. If the MLD does not make recommendations within 48 hours, the property owner shall reinter the remains in an area of the property secure from subsequent disturbance. 28. Construction Noise Reduction Measures. The following construction noise reduction measures shall be implemented during Project construction: a. Shielding and Silencing. Power construction equipment (including combustion engines), fixed or mobile, shall be equipped with noise shielding and silencing devices consistent with manufacturer’s standards or the Best Available Control Technology. Equipment shall be properly maintained, and the project applicant or owner shall require construction contractors to keep documentation on-site during earthwork or construction activities demonstrating that the equipment has been maintained in accordance with manufacturer’s specifications. b. Enclosures and Screening. Outdoor fixed mechanical equipment shall be enclosed or screened from off-site noise-sensitive uses to the extent feasible. The equipment Jan. 21, 2026 Item #1 26 of 444 enclosure or screen shall be impermeable (i.e., solid material with minimum weight of 2 pounds per square feet) and break the line-of-sight from the equipment and off-site noise-sensitive uses. c. Construction Staging Areas. Construction staging areas shall be located as far from noise-sensitive uses as reasonably feasible in consideration of site boundaries, topography, intervening roads and uses, and operational constraints. d. Smart Back-Up Alarms. Mobile construction equipment shall have smart back-up alarms that automatically adjust the sound level of the alarm in response to ambient noise levels. Alternatively, back-up alarms shall be disabled and replaced with human spotters to ensure safety when mobile construction equipment is moving in the reverse direction. e. Equipment Idling. Construction vehicles and equipment shall not be left idling for longer than five minutes when not in use. f. Workers’ Radios. All noise from workers’ radios, including any on-site music, shall be controlled to a point that they are not audible at off-site noise-sensitive uses. g. Use of Driven Pile Systems. Driven (impact), sonic, or vibratory pile drivers shall not be used, except in locations where the underlying geology renders alternative methods infeasible, as determined by a soils or geotechnical engineer and documented in a soils report. 29. Pruning, cutting and trimming of city street trees is not allowed, except as defined by separate agreement or condition of approval. Removal of any city street tree shall require permission from the Parks & Recreation Department and is first subject to the department receiving a written request, an evaluation by the City Arborist, and determination by staff based on the criteria included in CMC Section 11.12.090. City staff’s determination to permit or deny a request for removal of a city street tree is appealable to the Parks & Recreation Commission; and its determination is appealable to the City Council. Said permission for city street tree removal shall be obtained and secured by the Developer prior to the issuance of a building or grading permit needed to implement the Project. As defined by CMC Section 11.12.100, all city street trees permitted for removal shall be replaced at 2:1 ratio with trees of the same species as those removed, except where the removed species does not conform to the city’s street tree species list, or to the conditions existing at the site. Pursuant to the Parks & Recreation Director’s or designee’s determination that the Project’s frontage cannot feasibly accommodate a required city street tree, a street tree replacement in-lieu fee of $500 per street tree shall be paid to the city to cover the cost to procure, plant, and establish each street tree required. Said street tree replacement in-lieu fee shall be paid to the Parks & Recreation Department prior to the issuance of building permits. The Parks & Recreation Director or designee shall determine the locations of the street trees planted using the street tree replacement in-lieu fees. Building: 30. Building plans shall be in compliance with the approved Alternative Methods and Materials Request approved by the Fire Department on 5/20/2025 (FPR2024-0112). Please include this information at time of submittal of post-construction drawings to the Building Division. Jan. 21, 2026 Item #1 27 of 444 Engineering: NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed development, must be met prior to approval of a building or grading permit whichever occurs first. General 31. 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. 32. This Project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the District Engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. 33. Developer shall complete processing of an adjustment plat for the lot line adjustment between lot 35 and lot 36 of Map 6117 as shown on the site plan. 34. 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. 35. 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. Property owner shall maintain all landscaping (shrubs, groundcover, etc.) except street trees and irrigation including street trees along the parkway frontage on Viejo Castilla Way as shown on the Site Plan. 36. Prior to building permit issuance, Developer shall show proof of recorded grant deed for Parcel A of the adjustment plat. Fees/Agreements 37. 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. 38. Developer shall cause property owner to execute and submit to the City Engineer for recordation the city’s standard form Drainage Hold Harmless Agreement. 39. 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. 40. Developer shall cause property owner to apply for, execute, and submit, to the City Engineer for recordation, an Encroachment Agreement covering private enhanced concrete walkways located over existing public right-of-way or easements as shown on the site plan. Developer shall pay processing fees per the city’s latest fee schedule. Jan. 21, 2026 Item #1 28 of 444 Grading 41. Based upon a review of the proposed grading and the grading quantities shown on the site plan, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports as required by City Engineer, post security and pay all applicable grading plan review and permit fees per the city’s latest fee schedule. 42. Concurrent with the grading plans Developer shall include shoring plans and non-standard retaining wall plans as part of the grading plans to the satisfaction of the City Engineer. Structural calculations for all shoring and non-standard walls shall be submitted for review and approval by the Land Development Engineering division. Developer shall pay all deposits necessary to cover any 3rd party review. Storm Water Quality 43. 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. 44. Developer shall complete and submit to the City Engineer a Determination of Project’s Storm Water Pollution Prevention Plan (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 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. 45. 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. 46. Developer is responsible for ensuring 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 47. Developer shall design the private drainage systems, as shown on the site plan to the satisfaction of the City Engineer. All private drainage systems (12” diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. Jan. 21, 2026 Item #1 29 of 444 48. 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. 49. Developer shall prepare and process public improvement plans and, prior to City Engineer approval of said plans, shall execute a city standard Improvement Agreement to install and shall post security for public improvements shown on the site plan. Said improvements shall be installed to city standards to the satisfaction of the City Engineer. These improvements include, but are not limited to: A. Install ADA compliant driveway approaches; B. Install curb outlet structure as shown on the site plan; C. Repair existing street light; and D. Remove and replace sidewalk to comply with approved 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. 50. Developer is responsible to ensure utility transformers or raised water backflow preventers that serve this development are located outside the right-of-way as shown on the site plan and to the satisfaction of the City Engineer. These facilities shall be constructed within the property. Utilities 51. Developer shall meet with and obtain approval from the Leucadia Wastewater District regarding sewer infrastructure available or required to serve this Project. 52. The Developer shall design and agree to construct public water substantially as shown on the site plan to the satisfaction of the District Engineer and City Engineer. 53. Developer shall prepare and process public improvement plans and, prior to City Engineer approval of said plans, shall execute a city standard Development Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the site plan. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: A. 1 – 2” domestic water service, meter, and backflow prevention device B. 1 – 6” fire service with backflow prevention device C. 1 – 1” landscape irrigation service, meter, and backflow prevention device D. Replacement of the existing 8” ACP water main with new PVC water main along the project frontage E. 2 – 8” gate valves F. 2 - manual air release valves 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 Jan. 21, 2026 Item #1 30 of 444 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. 54. Developer shall install potable water services and meters at locations approved by the District Engineer. The locations of said services shall be reflected on public improvement plans. 55. The Developer shall submit a detailed potable water study, prepared by a registered engineer that identifies the peak demands of the project (including fire flow demands). The study shall identify velocity in the main lines, pressure zones, and the required pipe sizes. Said study shall be submitted concurrently with the improvement plans for the project and the study shall be prepared to the satisfaction of the District Engineer. 56. Developer shall pay utility meter installation fees in accordance with the City’s Master Fee Schedule for the bypass (detector) meter on the fire backflow prevention device per City of Carlsbad Engineering Standard Drawing W-9 and for domestic and irrigation service meters. CMWD will install the meters. 57. Developer shall meet with the fire marshal to determine the fire protection requirements (fire flows, fire hydrant locations, building sprinklers, etc.) required for the Project. 58. Developer shall agree to design landscape and irrigation plans utilizing recycled water as a source and prepare and submit a colored recycled water use map to the Planning Division for processing and approval by the District Engineer. 59. 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. 60. Prior to the issuance of a building permit, Developer shall submit detailed design drawings and studies for the construction of a private potable water system required to serve the Project. Said drawings and studies shall be prepared and submitted to the satisfaction of the Building Official. 61. Developer shall design and agree to construct public facilities within public right-of-way or within minimum 20-foot wide easements granted to the Carlsbad Municipal Water 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. Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 62. 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. 63. Developer shall pay traffic impact and sewer impact fees based on Chapter 18.42 and Chapter 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the site plan are for planning purposes only. Jan. 21, 2026 Item #1 31 of 444 NOTICE Please take NOTICE that approval of your project includes the “imposition” of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as “fees/exactions.” You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code §66020(a) and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. Jan. 21, 2026 Item #1 32 of 444 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on Jan. 21, 2026, by the following vote, to wit: AYES: Meenes, Hubinger, Foster, Lafferty, Burrows, Fitzgerald NAYES: None. ABSENT: Merz. ABSTAIN: None. ___________________________________ ROY MEENES,Chairperson CARLSBAD PLANNING COMMISSION ATTEST: ________________________________ ERIC LARDY, Assistant Director of Community Development         Exhibit 2 Jan. 21, 2026 Item #1 34 of 444 PROJECT ANALYSIS Exhibit 3 (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) PROJECT ANALYSIS The Resort View Apartments Project consists of a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The Project is subject to the following regulations: A.Land Use Density Allowances - General Plan R-23 Residential Land Use Designation, Density Bonus Ordinance (CMC Chapter 21.86), and State Density Bonus Law (Government Code Sections 65915 - 65918) B.General Plan Policy Compliance C.Site Development Plan (CMC Chapter 21.06 and CMC Chapter 21.53) D.Residential Density Multiple Zone Standards (R-DM Zone, CMC Chapter 21.24) E.Objective Design Standards (CMC Chapter 21.88) F.Inclusionary Housing Ordinance (CMC Chapter 21.85) G.Hillside Development Permit (CMC Chapter 21.95) H.Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 6. 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.Land Use Density Allowances - General Plan R-23 Residential Land Use Designation, Density Bonus Ordinance (CMC Chapter 21.86), and State Density Bonus Law (Government Code Sections 65915 - 65918) The site has a R-23 Residential (R-23) General Plan Land Use designation and is zoned Residential Density-Multiple (RD-M). The General Plan Land Use designation for the property allows a residential density between 19 to 23 dwelling units per acre (minimum to maximum base density). The R-23 General Plan Land Use designation generally provides for development of a full range of housing types at higher densities. Housing types allowed in this Land Use designation category may include two-family dwellings (two attached dwellings, including one unit above the other) and multi-family dwellings (three or more attached dwellings), subject to specific review and community design requirements. While property owner(s) have fundamental rights to decide when to sell their property and/or to make changes in the way the land is utilized, the decision of how to develop the property is not absolute and is heavily restricted by land use controls and regulations set by local and state agencies. In Carlsbad, residential density is controlled by the General Plan and is normally required to be within the density range (both maximum and minimum) specified in the applicable designations. Site constraints or development standards established in zoning ordinances may also limit attainment of the maximum density allowed. While cities and counties have historically been able to utilize their police powers to control zoning, land use, and housing, the State Legislature recently shifted some of this control away from cities and counties - to one where the state mandates housing production to address the on-going housing affordability crisis. California’s “State Density Bonus Law” (Government Code Sections 65915 - 65918) is intended to encourage the development of affordable housing options throughout the state Jan. 21, 2026 Item #1 35 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) by, among other things, giving residential and mixed-use developments that meet certain affordable housing requirements permission to exceed the otherwise maximum allowable number of residential units (a “density bonus”). The legislative intent of State Density Bonus Law is to increase the production of affordable housing. The density bonus that is authorized is set on a sliding scale based upon the percentage of affordable units in a project, ranging from 5% to 50% additional units over the number ordinarily permitted. Moreover, California has changed the State Density Bonus Law to give developers the option to incorporate significant additional density into eligible bonus projects. AB 1287, statutes of 2023, created a new stackable density bonus (bonus on top of bonus). As with the base bonus, the additional bonus is calculated based on a percentage of the project’s base density. Thus, this bonus is additive of the initial 50% bonus, meaning a project could obtain a 100% density bonus (“double density bonus”) if providing the required percentage of affordable units. More background information about State Density Bonus Law and the city’s implementing ordinance (CMC Chapter 21.86), is provided in the city’s Informational Bulletin (IB-112), provided in the link below. https://www.carlsbadca.gov/home/showpublisheddocument/8169/638967418316170000 Table “A” below identifies the permissible density range for properties within R-23 Zone, as well as the allowable density range based on the size of the Project site and the proposed density and residential units under State Density Bonus Law. TABLE A – DENSITY COMPUTATIONS Gross Acres1 Allowable Density Range; Min/Max Dwelling Units per General Plan Project Density; Proposed Dwelling Units per Density Bonus 0.86 acres Density per General Plan 19-23 du/ac Minimum: 16.3, rounded to 16 dwelling units2 Maximum: 19.8, rounded to 19 dwelling units3 Base maximum density = 20 units4 27.5% density bonus over base density (20 units) Allowed maximum density: 25.5, rounded to 26 dwelling units4 Resulting density per State Density Bonus Law: 30.2 du/ac 1 State Density Bonus Law (Government Code Section 65915(f) refers to “gross” density, not “net” density. Therefore, density calculations must be based on gross acres, rather than net acres. 2 For residential minimum density calculations (CMC Section 21.53.230), residential unit yields are rounded-down if fractional units below 0.5. 3 For residential maximum density calculations (CMC Section 21.53.230), residential unit yields are rounded-down if fractional units. 4 For projects subject to State Density Bonus Law, all density calculations shall be rounded up per CMC Section 21.86.050 and State Density Bonus Law (Government Code Section 65915(f)(5). The proposed Project entails a request to construct 26 dwelling units. As summarized in the table above, the maximum base number of dwelling units allowed for a 0.86-acre parcel at 23 du/ac is 19.8 dwelling units (which is rounded up to 20 units in accordance with State Density Bonus Law, Government Code Section 65915(f)(5)). In order to construct 26 dwelling units, the Applicant is requesting approval of a density bonus pursuant to CMC Chapter 21.86, the Density Bonus Ordinance, and State Density Bonus Jan. 21, 2026 Item #1 36 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Law. CMC Chapter 21.86 was established as a means to implement California Government Code Section 65915 – 65918 (State Density Bonus Law) and the goals, objectives and policies of the Housing Element of the General Plan which includes the provision to provide housing affordable to lower- and moderate- income households. In this instant, to support the implementation of the Project, the Applicant is requesting a 27.5% density bonus pursuant to State Density Bonus Law. (The resulting computation of permitted density is rounded up from 25.5 dwelling units to 26 dwelling units pursuant to Government Code Section 65915(f)(5)). In exchange for the 27.5% density bonus, the Applicant is required to designate 15% of the 20 base maximum density units, or 3 dwelling units, as affordable density bonus units. The affordable density bonus units are required to be affordable to “low-income households” for a period of 55 years. State Density Bonus Law stipulates that a request for a density bonus does not constitute a valid basis on which to find a proposed housing development project is not compliant with a local general plan. In addition, State Density Bonus Law explicitly requires a city or county to consider “the density allowed under the land use element of the general plan” in determining maximum allowable residential density. Therefore, the proposed density of the Project is deemed compliant with the R-23 Residential Land Use designation of the General Plan. Incentives, Concessions or Waivers Along with density bonuses, State Density Bonus Law also requires cities and counties to grant concessions, incentives, and waivers to development applications meeting a minimum percentage of affordable units. State Density Bonus Law provides for a progressive approach to incentives or concessions, allowing up to four incentives or concessions in some cases. It also includes additional regulatory relief in the form of waivers from development standards, which do not count as incentives or concessions, and are unlimited and limits on parking requirements. For projects located near transit stops, additional concessions are afforded. A project can request incentives and concessions as defined in State Density Bonus Law. The number of concessions and incentives are limited to the following based on the percentage of on-site affordable units provided is listed below in Table “B.” TABLE B – ALLOWANCES FOR INCENTIVES AND CONCESSIONS Minimum Percentage of Affordable Units Number of Incentives or Concessions Permitted • 5% Very Low, • 10% Low, or • 10% Moderate in for-sale developments 1 incentive or concession • 10% Very Low, • 17% Low, or • 20% Moderate in for-sale developments 2 incentive or concession • 15% Very Low, • 24% Low, or • 30% Moderate in for-sale developments 3 incentive or concession Jan. 21, 2026 Item #1 37 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) • 16% Very Low, or • 45% Moderate in for-sale developments 4 incentive or concession Jan. 21, 2026 Item #1 38 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) An incentive or concession may include any of the following: • A reduction in site development standards or a modification of zoning code or architectural design requirements (excluding State Building Standards), that results in identifiable, financially sufficient and actual cost reductions. A reduction/modification to standards or requirements may include, but is not limited to, a reduction in minimum lot size, setback requirements, and/or in the ratio of vehicular parking spaces that would otherwise be required. • Approval of mixed-use zoning in conjunction with the housing development if: (a) commercial, office, industrial or other land uses will reduce the cost of the housing development; and (b) the commercial, office, industrial, or other land uses are compatible with the housing development and the existing or planned future development in the area where the proposed project will be located. • Other regulatory incentives or concessions that result in identifiable, financially sufficient and actual cost reductions. • The city council may, but is not required to, provide direct financial incentives, including the provision of publicly owned land, or the waiver of fees or dedication requirements. In addition to incentives or concessions, waiver or reduction of development standards that would “have the effect of physically precluding the construction of a density bonus housing development at the density or with the incentives or concessions permitted by” can also be considered. There is no limit on the number of waivers or reductions of development standards that may be granted, and the grant of a waiver or reduction shall neither increase nor decrease the number of incentives or concessions to which the project is entitled. Waivers or reductions of development standards shall be granted by the city or county unless certain findings can be made. In order to deny the requested waivers or reductions, the city would have to make any of the following findings in writing based upon substantial evidence: • The standard(s) requested to be waived or reduced will not have the effect of physically precluding the construction of a housing development at the densities or with the incentives or concessions permitted by this chapter. • The requested waiver or reduction of development standards would have a specific adverse impact (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) upon public health and safety or the physical environment, or on any real property that is listed in the California Register of Historical Resources, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. • The waiver or reduction of development standards would be contrary to state or federal law. The Applicant is requesting incentive/concession and waivers as annotated below. Staff has found no substantial evidence that any of the above findings apply in this case. Incentive/concession: Jan. 21, 2026 Item #1 39 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) • Citywide Objective Design Standards (ODS) 3.A.5.c – Parapets shall be capped with precast treatment, continuous banding, protecting cornices, dentils, or similar edge treatment. Waivers: • CMC 21.24.030 – Maximum building height of 35 feet. • CMC 21.46.120 – At grade stairs may encroach no more than 2 feet into a required setback. • ODS 2.E.1 – Private recreational space shall be minimum of 6 feet in any direction. • ODS 3.A.2 – The upper floor area shall be a maximum of 90% of the ground floor area. The upper floor area shall not protrude over the first floor along the street frontage more than five feet. The Applicant’s proposed justification for the requested incentives, concessions, and waivers that pertain to CMC-related development standards is provided in Exhibit 11 to the Jan. 21, 2026, Planning Commission staff report. The Applicant’s rationale for Citywide ODS-related provisions are listed in Exhibit 12. For incentives and concessions, adequate information has been provided that show the requests result in identifiable and actual cost reductions. For the waivers, adequate information has been provided to show that the development standard for which the waiver or reduction is requested will have the effect of physically precluding the construction of the Project. It is important to note that State Density Bonus Law includes specific provisions (Government Code Section 65915(p)) regarding minimum parking ratios for density bonus projects. This is in addition to the incentives, concessions, or waivers listed above. This is explained in more detail in Section “D” of this attachment. B. General Plan Policy Compliance In addition to the above, the project also complies with the other goals and policies of the General Plan as outlined in Table “C” below: TABLE C – 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 would provide new multi-family residential apartments in the form of 23 market rate units and 3 affordable units located near jobs, beaches, lagoons, and convenient neighborhood-serving commercial services. La Costa Heights Elementary School, La Costa Meadows Elementary, and La Costa Yes Jan. 21, 2026 Item #1 40 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Canyon High School are all within ½ mile. The Project is also within ½ mile of La Costa Canyon Park and Levante Park and is immediately adjacent to the Omni La Costa golf course. Potential land use conflicts or incompatibilities are typically the result of environmental effects, such as noise or increased traffic on area roadways. However, the proposed Project is being developed as multiple-family residential apartments, a land use that is consistent with the land uses envisioned pursuant to the city’s General Plan. The Project’s compliance with zoning standards and objective design standards, as amended by State Density Bonus Law, ensure that the Project would be compatible with adjacent off-site land uses and those uses proposed within the Project itself. Land Use & Community Design Goal 2-G.3 – Promote infill development that makes efficient use of limited land supply, while ensuring compatibility and integration with existing uses. Ensure that infill properties develop with uses and development intensities supporting a cohesive development pattern. The Project is proposed on a vacant site surrounded by existing developments on three sides and is not located within or adjacent to any preserve areas as identified in the city’s HMP. The Project provides all required parking on-site in accordance with State Density Bonus Law. Surrounding land use designations include R-4, R-23, and OS. These adjacent residential land use designations allow context-sensitive residential development adjacent to the Omni La Costa golf course. The sites designated as R-23 are all developed and clustered off of Viejo Castilla Way between Navarra Drive Yes Jan. 21, 2026 Item #1 41 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY and Pirineos Way. Many of these properties were developed under previous/different land use regulations (County jurisdiction prior to annexation). This has occurred in many areas surrounding the Project site and resulted in residential development adjacent to and in the immediate vicinity of the Project site at 20 – 30 dwelling units per acre. Although the proposed Project would be larger and taller than adjacent two-story multi-family residential structures, compatibility with the adjacent neighborhood and overall mass and scale of the Project has been addressed through the use of multiple smaller building groups rather than fewer but larger buildings. 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 with 26 apartments units (23 market rate and 3 affordable) in a variety of bedroom counts, provides for much needed higher density housing located nearby to convenient neighborhood-serving commercial uses and nearby employment centers. The proposed Project is being developed as multiple-family residential apartments, a land use that is consistent with the land uses envisioned pursuant to the city’s General Plan. Yes Mobility Goal 3-G.3 – Provide inviting streetscapes that encourage walking and promote livable streets. The proposed Project is located in an area with existing infrastructure (street improvements in place) and the Project incorporates pedestrian amenities and bike storage to Yes Jan. 21, 2026 Item #1 42 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY promote active transportation. The proposed Project has been designed to meet applicable circulation requirements, which include two driveway access points from Viejo Castilla Way. Mobility Policy 3-P.5 – Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. The Applicant prepared a LMA for the Project. The LMA concluded that the Viejo Castilla Way and La Costa Ave. intersection would operate at LOS B or better. The pedestrian MMLOS is operating at a LOS B or better; and the bicycle MMPS is at a LOS C or better. Payment of development impact fees would fund necessary public infrastructure and services (like roads, parks, schools, sewers) caused by the growth, ensuring new development pays its fair share for increased demand. Yes Open Space, Conservation & Recreation Goal 4-G.3 – Protect environmentally sensitive lands, wildlife habitats, and rare, threatened, or endangered plant and animal communities. The Project site does not contain any riparian or jurisdictional water resource features or trees that are protected by the Trees Ordinance and Community Forest Management Plan. Further, the site is not located proximal to areas protected per the HMP and MSCP. As stated in the Biological Resources Assessment (Rincon Consultants, Inc., May 2019) and confirmed in a letter report prepared by Everett & Associates (July 2024), the proposed Project would result in the removal of 0.14 acres of disturbed scrub oak chaparral habitat containing the sensitive species Nuttall's scrub oak (Quercus dumosa). Direct impacts to this habitat would be mitigated at a 1: 1 ratio to reduce this impact. No impacts to animal communities are anticipated. Yes Jan. 21, 2026 Item #1 43 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Noise Goal 5-G.1 – Protect public health and welfare by eliminating existing noise problems where feasible, maintaining an acceptable indoor and outdoor acoustic environment, and preventing significant degradation of the acoustic environment. Goal 5-G.2 – Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. The Project consists of 26 residential apartments located in five buildings. A Noise Study was prepared by Rincon Consultants, Inc., (November 2018; and updated in July 2024). The city's residential exterior noise level standard is 60 dBA Community Noise Equivalent Level (CNEL) and the interior noise level standard is 45 dBA CNEL when openings to the exterior of the residence are closed. As part of the Noise Study, sound level measurements taken on the site show an existing ambient noise level between 37 dBA Leq up to 57 dBA Leq which would be 56 dBA CNEL. The existing measured ambient noise level is below the city's 60 dBA CNEL standard for exterior noise in residential areas. The Project site plan indicates outdoor decks for the proposed residential units. Decks facing outward from the project site onto Viejo Castilla Way would not expose residents to exterior noise levels greater than the normally acceptable range for multi-family residential uses, based on the existing ambient noise measurements collected at the Project site. Therefore, the ambient noise environment is in the "normally acceptable" range for the proposed residential use. That is, the project would not result in the generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the Project in excess of standards established in the General Plan or Noise Ordinance, or applicable standards of other agencies. Yes Jan. 21, 2026 Item #1 44 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY In general, compliance with the City of Carlsbad Noise Ordinance (CMC Chapter 8.48) would limits the days and hours of construction in areas with the potential to cause disturbance. Moreover, Mitigation Measure NOI-1 (Condition of Approval) would reduce construction noise within 500 feet of a noise sensitive land use. 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 Department has reviewed and approved the proposed conceptual building design with fire sprinklers included throughout the building per the National Fire Protection Association (NFPA) standards. Yes Public Safety Goal 6-G.2 – Minimize safety hazards related to aircraft operations in areas around the McClellan-Palomar Airport. The proposed Project is not located within a safety zone, airspace protection area or noise contour of the McClellan Palomar Airport Land Use Compatibility Plan. 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. Fire sprinklers are required and provided for all residential structures; and the dwelling units proposed by this Project are all within a 5-minute emergency response time (Fire Station no. 2 and Fire Station no. 6). Fire Station no. 2 is located 1 mile to the northwest (direct path distance), or 1.79 miles for a route dependent driving distance. Fire Station no. 6 is Yes Jan. 21, 2026 Item #1 45 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY 1.57 miles and 2.57 miles respectively. The capital facilities required to provide fire services are funded through the city’s development impact fee program. The fees levied against the Project address the Project’s proportional impact on capital facilities, such as structures and equipment, associated with fire protection. Public funds such as property taxes, sales taxes, and fees generated by the Project would be used to cover the incremental costs associated with providing fire and emergency medical services. Future improvements would be designed to meet established public facility standards, including those related to fire response services, with respect to the additional needs created by such development. These fees would be exclusively for future facility improvements necessary to ensure that the development contributes its fair share of the cost of fire facilities and equipment determined to be necessary to adequately accommodate new development in the city. 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 The Project is required to comply with all Building and Fire codes to ensure that fire protection Yes Jan. 21, 2026 Item #1 46 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY protection standards for all existing and proposed structures. standards are met by the proposed structures. 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 nos. 2 and 6 is within emergency response timeframes; and the Project would not effect the city’s ability to implement its Emergency Operations Plan. 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 plan check, the Project would also be reviewed for compliance with the CAP ordinances. Yes Housing Goal 10-G.3 – Sufficient new, affordable housing opportunities in all quadrants of the city to meet the needs of current lower and moderate-income households and those with special needs, and a fair share proportion of future lower and moderate-income households. The Project is required to provide 15% of the total residential units as affordable for lower income households. The Project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 3 dwelling units as affordable to low-income households for 55 years. Yes Housing Policy 10-G.2 – New housing developed with diversity of types, prices, tenures, densities, and locations, and in sufficient quantity to meet the demand of anticipated city and regional growth. The proposed Project would increase the diversity of housing in Carlsbad by adding 23 market rate dwelling units and 3 deed restricted dwelling units (26 multi-family apartment units) to the city’s housing inventory. The Project is Yes Jan. 21, 2026 Item #1 47 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 3 dwelling units (15%) as affordable to low-income households for 55 years. Housing Policy 10-P.15 – Pursuant to the Inclusionary Housing Ordinance, require affordability for lower income households of a minimum 15% of all residential ownership and qualifying rental projects. For projects that are required to include 10 or more units affordable to lower income households, at least 10% of the lower income units should have three or more bedrooms (lower income senior housing projects are exempt). The Project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 3 dwelling units (15%) as affordable to low-income households for 55 years. Yes Housing Policy 10-P.19 – Address the unmet housing needs of the community through new development and housing that is set aside for lower and moderate-income households consistent with priorities set by the Housing and Neighborhood Services Division, in collaboration with the Planning Division, as set forth in the city’s Consolidated Plan. The city currently has a jobs/housing ratio where there are more jobs than housing. The Project utilizes a vacant piece of land and constructs 26 residential apartment units (23 market rate dwelling units and 3 affordable dwelling units). The project expands the city’s affordable housing stock to assist in meeting its Regional Housing Needs Assessment and provides an adequate number of housing units to meet the needs of lower income households. Yes C. Site Development Plan (CMC Chapter 21.06 and Chapter 21.53) Pursuant to Section 21.53.120 of the CMC, a SDP is required to be processed for this 26-unit apartment Project pursuant to CMC Chapter 21.06, the Qualified Development Overlay Zone. The Qualified Development Overlay Zone does not contain any specific development standards but does allow the Planning Commission to increase any standards or impose special conditions that may be deemed necessary. However, the ability of the city to implement this provision is preempted to an extent. When a housing development project meets all objective planning, zoning, and design standards in place when its application was complete, state law generally requires cities and counties to approve it, limiting their ability to deny or add conditions, except for specific, objective health/safety impacts, under laws like the Jan. 21, 2026 Item #1 48 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Housing Accountability Act. This prevents cities and counties from using subjective criteria or new rules to block compliant housing development proposals. As demonstrated in Table “D” below, all of the required SDP findings can be made. TABLE D – SDP COMPLIANCE SDP FINDING COMPLIANCE ANALYSIS COMPLY 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 CMC, and all other applicable provisions of the code. The Project is consistent with the various elements and objectives of the General Plan as discussed in Section “B” of this attachment. The various goals and objectives of the General Plan would be implemented as the proposed Project is consistent with the General Plan Land Use designation, which allows for a mixture of residential uses and housing types, including multiple-family residential. As discussed in Section “B” above, although the project’s density of 30.3 dwelling units per acre is above the maximum density of R-23 Residential Land Use designation of 23 du/ac, the 26-unit residential apartment project can be found compliant. See Section “A” of this attachment. The granting of any density bonus or incentives, concessions, or waivers shall not be considered an increase in density or other change which requires any corresponding zone change, General Plan amendment, or other discretionary action. Yes 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. The proposed multiple-family residential use would 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 a permitted use within the RD-M Zone and is compatible with the other multiple- family residential uses surrounding the Project site. The Project would not adversely impact the site, surroundings, or traffic circulation in that the existing surrounding streets have adequate capacity to accommodate the 156 Average Daily Trips (ADT) generated by the Project. With exception to the requested incentives, concession, and waivers, the Project complies with all minimum development standards of the CMC and ODS, including but not limited to the RD-M Zone, and the Project does not result in any Yes Jan. 21, 2026 Item #1 49 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) SDP FINDING COMPLIANCE ANALYSIS COMPLY environmental impacts. That the site for the intended development or use is adequate in size and shape to accommodate the use. The subject site is adequate in size and shape to accommodate the proposed 26-unit residential apartment building. The Project is entitled to the requested number of units and the density bonus incentives/concessions and waivers are necessary for the Project to be developed at the density and with the incentives/concessions permitted by State Density Bonus Law and CMC Chapter 21.86. With exception to the allowance for increased building height and the rear stair encroachment requested through the density bonus process, the residential apartment project complies with all remaining development standards of the Residential Density - Multiple (RD-M) Zone. The details of the request include a reduction in development standards from the Citywide Objective Design Standards., codified in Chapter 21.88 of the CMC. Relief from the design standards make it feasible for the Developer to build to the density allowed by the zoning, as reduced/amended by State Density Bonus Law, and does not constrain a local agency’s ability to achieve its RHNA housing targets. Yes 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. With exception to the allowance for increased building height and rear stair encroachment as discussed in Section “A” above, the Project complies with all remaining development standards (i.e. front, side and rear setbacks, lot coverage, parking) of the RD-M Zone. Landscaping along the outer edges of the property, including the areas along Viejo Castilla Way, would be provided consistent with the requirements of the city’s Landscape Manual. Yes That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use. The Project would take access off Viejo Castilla Way with vehicles traveling to and from the project on Viejo Castilla Way as well. Viejo Castilla Way is identified as a local street, designed to adequately handle the 156 Average Daily Trips generated by the 26-unit residential apartment project. In addition, the Applicant Yes Jan. 21, 2026 Item #1 50 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) SDP FINDING COMPLIANCE ANALYSIS COMPLY would be required to pay traffic impact fees in accordance with CMC Chapter 18.42 prior to issuance of building permits that would go towards future road improvements. D. Residential Density Multiple Zone (R-DM Zone, Chapter 21.24) The intent and purpose of the RD-M Zone is to implement the R-8 (Residential 4-8 du/ac), R-15 (Residential 8-15 du/ac) and R-23 (Residential 15-23 du/ac) Land Use designations of the General Plan. It provides regulations and standards for the development of residential dwellings. In accordance with CMC Section 21.53.120, an SDP is required to be processed pursuant to the provisions of CMC Chapter 21.06, Qualified (Q) Development Overlay Zone, where the Project is greater than four dwelling units and includes affordable housing on-site. An SDP analysis is provided in Section “C.” Compliance with the RD-M Zone Standards are noted in Table “E” below and compliance with CMC. TABLE E- RD-M ZONE COMPLIANCE STANDARDS REQUIRED PROPOSED COMPLY Setbacks Front: 20 feet or 10 feet, provided carport or garage openings do not face onto the front yard and the remaining front yard is landscaped Interior Side: 5 feet Rear: 10 feet Front: 10 feet, garages do not face onto the front yard and the remaining front yard is landscaped. Corner Interior Sides: 5 to 7.5 feet Rear: 10 feet Yes Lot Area 10,000 sq. ft. minimum 37,375 SF Yes Lot Coverage 60% maximum 58.8% Yes Lot Width 60 feet minimum 177 feet Yes Building Height 35 feet, plus allowed protrusions per CMC Section 21.46.020 Building A: 31’4” Building B: 31’4” Building C: 46’11” Building D: 46’11” Building E: 33’10” The Project consists of three, three-story buildings; and two, four-story buildings with a maximum height of 50’-6” when accounting for parapets and mechanical wells. The elevator tower encroaches to 51’6”2 No1 1 The Project is requesting a density bonus waiver for building height. Jan. 21, 2026 Item #1 51 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 2 Roof structures specifically for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building, fire or parapet walls, skylights, architectural features or towers, flagpoles, chimneys, smokestacks, wireless masts and similar structures may be erected above the height limits prescribed in this title but no roof structure or any other space above the height limit prescribed for the zone in which the building is located shall be allowed for the purpose of providing additional floor space, or be taller than the minimum height requirement to accommodate or enclose the intended use (CMC Section 21.46.020). The Project complies with all applicable development standards for residential uses in the RD-M Zone including lot coverage, height, setbacks, etc. subject to density bonus provisions for reductions of standards (i.e. building height). The Project is proposing to utilize the Density Bonus Parking Standards as requested per Government Code section 65915(p)(1). Compliance with Government Code section 65915(p)(1) is outlined in Table “F” below, as implemented by CMC Chapter 21.86. As explained previously in this attachment, local agencies are required to grant qualifying projects the parking ratio reduction listed in State Density Bonus Law as a matter of right. TABLE F – PARKING No. of Bedrooms No. of Units No. of Spaces Required per CMC1 No. of Spaces Required per State Density Bonus Law No. of Spaces Proposed Comply 1-Bdrm 4 1.5 spaces/unit (6 spaces) 1 spaces/unit (4 spaces) 1 spaces/unit, (4 spaces) Yes 2-Bdrm 4 2 spaces/unit (8 spaces) 1.5 spaces/unit (6 spaces) 1.5 spaces/unit, plus 3 extra spaces (9 spaces) Yes 3-Bdrm 18 2 spaces/unit (36 spaces) 1.5 spaces/unit (27 spaces) 2 spaces/unit (36 spaces) Yes Total 26 50 spaces2 37 spaces 49 spaces Yes 1 Residential parking ratios are specified under CMC Section 21.44.020. The number of off-street parking spaces required for the uses or structures designated in this section are set forth in Table A. 2 Pursuant to CMC Chapter 21.44, visitor parking is required at 0.25 spaces per each unit with projects with 11 or more residential units. Based on the scope of the Project (amount of residential units proposed) and the parking ratios required, the Project would be required to provide an additional 6.5 additional spaces to accommodate guest parking – or 57 total parking spaces. E. Objective Design Standards (CMC Chapter 21.88) The city has created objective design standards for multi-family and mixed-use projects in Carlsbad as one way the city can retain some control over new development, shape the design of certain projects, and identify the design priorities for neighborhoods. The Project’s compliance with the Citywide ODS is provided for in the Applicant’s ODS Compliance Checklist – Exhibit 12 to the Jan. 21, 2026 Planning Commission staff report. According to CMC Section 21.88.030(B), a project sponsor may request up to four ODS waivers to the applicable objective design standards provided in the ODS without the requirement for an additional application. To be supported, a project must demonstrate that it meets the intent of the design standard under consideration, or a similar design standard is implemented in substitution. The waiver process set forth in Chapter 21.88 is a separate process from the concessions/incentives and waiver process pursuant to State Density Bonus Law and/or other applicable state laws. However, if the density Jan. 21, 2026 Item #1 52 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) bonus concession/incentive or waiver is for an ODS, it would be counted as one of the four allowed waivers under the Citywide ODS. The Applicant is requesting incentive/concession and waivers as authorized by State Density Bonus Law (refer to Section “A” of this attachment). The Project is entitled to one incentive/concession (Government Code section 65915(d)(2)(A)) and a potentially unlimited number of development standard waivers (Government Code section 65915(e)). A project that meets the eligibility requirements of the State Density Bonus Law is entitled to a density bonus, incentives/concessions, development standard waivers, and limited parking ratios (Government Code section 65915(b)). The city must grant (i.e., “shall approve”) the specific incentives/concessions requested by the applicant unless the City makes written findings, based on substantial evidence, that the incentive/concession would (1) not result in a cost reduction, (2) have a specific adverse impact on health or safety (as defined), or (3) be contrary to state or federal law (Government Code section 65915(d)). The city is also strictly limited in denying requested development standard waivers, preventing it from applying any development standard that would physically preclude a project as proposed unless doing so would have a specific adverse impact on health or safety (as defined) which could not be mitigated (Government Code section 65915(e)). The Applicant’s proposed justification for the requested incentives, concessions, and waivers that pertain to ODS-related provisions are listed in Exhibit 12. For incentives and concessions, adequate information has been provided that shows the request results in identifiable and actual cost reductions. For the waivers, adequate information has been provided to show that the development standard for which the waiver or reduction is requested will have the effect of physically precluding the construction of the Project. The Planning Commission is not required to make any findings related to CMC Section 21.88.030(B). Under State Density Bonus Law, a project is entitled to an unlimited number of waivers from development standards. Specifically, the city is not permitted to apply any development standard that physically precludes the construction of the Project at its permitted density and with the granted concessions/incentives. (Government Code section 65915(e).) F. Inclusionary Housing Ordinance (CMC Chapter 21.85) Carlsbad Municipal Code Chapter 21.85 requires a minimum of 15% of the project’s total number of residential units as inclusionary units. To satisfy this requirement, the applicant proposes to designate 15%, or three (3) units, as inclusionary units. Inclusionary requirements can sometimes negatively affect the economic feasibility of residential development projects. The state inclusionary zoning statute addresses these limitations, providing that a local agency must provide alternative means of compliance (e.g., in lieu fees) and that rental inclusionary requirements in excess of 15% may be subject to state level review (by HCD) to consider economic feasibility (Government Code sections 65850(g) and 65850.1). A few court cases address situations in which local ordinances or interpretations have affected the mechanics of inclusionary zoning, especially for projects that are also subject to or otherwise invoke State Density Bonus Law. Accordingly, the benefits and protections of the State Density Bonus Law apply to all projects that meet the statutory minimum percentage of affordable units. Deed restricted affordable units can serve both as an “inclusionary unit” meeting a local inclusionary zoning requirement and as a “target unit” Jan. 21, 2026 Item #1 53 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) qualifying a project for a density bonus. Because of this conflict, the law therefore requires the city to credit a project for both the density bonus qualifying units and inclusionary units. Moreover, while the city’s inclusionary regulations are separate from State Density Bonus Law, pursuant to CA Attorney General Opinion No. 24- 501 (dated April 2025), local inclusionary housing requirements can only be applied to base density units, not the density bonus units. In this instant, the Project is subject to both, CMC Chapter 21.85 (Inclusionary Housing Ordinance) and density bonus (Density Bonus Ordinance, CMC Chapter 21.86, and State Density Bonus Law, Government Code Sections 65915 - 65918). The Applicant is proposing to satisfy the affordable housing requirements of State Density Bonus Law and the city’s Inclusionary Housing Ordinance by providing 15% or a total of 3 units as affordable to low-income households. The deed-restricted affordable units would be located on the same site as the market-rate units and the Applicant is not requesting financial assistance from the city. As required by CMC Chapters 21.85 and 21.86, the Project has been conditioned to require the approval of an Affordable Housing Agreement and Density Bonus Housing agreement, respectively, prior to issuance of a building permit. The three units would be affordable to households earning more than 50% but not exceeding 80% of the San Diego Area Median Income (AMI) as determined annually by the U.S. Department of Housing and Urban Development. G. Hillside Development Permit (CMC Chapter 21.95) The Hillside Development Ordinance (CMC Chapter 21.95) serves to ensure that the natural and artificial slopes of the land are considered in the planning process and maintain aesthetic appeal while reducing Project grading. This local ordinance applies to the current Project, which involves grading of slopes at 15% grade and an elevation differential greater than 15 feet. The proposed Project is consistent with the Land Use and Open Space/Conservation Elements of the General Plan since the site has been previously graded, there exist no natural hillsides, and the Project site has limited value as habitat for endangered, rare or threatened species. There would be no impacts to natural resource areas, wildlife habitats or native vegetation areas that have not already been analyzed, anticipated and authorized by the city's Habitat Management Plan (HMP). The Project adheres to the city's hillside development standards by limiting the amount of grading to 4,000 cubic yards (CY) of cut, 500 CY of fill, 3,500 CY of export and 3,500 CY of remedial; and incorporating slope heights, grading, drainage, and other requirements of the standards. The Project adheres to the grading volume requirements. The Project design incorporates an aesthetically pleasing design with landscaping, and retaining walls would be developed primarily into the slope as opposed to on top of the slope to minimize the visual impacts on the adjacent properties and public roadways. No agricultural activity, geological instability, or vertical coastal access opportunity exist on site, and the development does not obstruct views of the coastline as seen from public lands or public rights-of-way or otherwise damage the visual beauty of the coastal zone. Finally, there will be no impact on lagoons or riparian ecosystems in that the project has been conditioned to submit an erosion control plan consistent with the NPDES permit requirements as required by the Regional Water Quality Control Board and the City of Carlsbad. H. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 6. Jan. 21, 2026 Item #1 54 of 444 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) The proposed Project is located within Local Facilities Management Zone 6 in the Southeast 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 “G” below. TABLE G – GROWTH MANAGEMENT COMPLIANCE Standard Impacts/Demand Compliance City Administration 91.96 SF Yes Library 49.05 SF Yes Wastewater Treatment 26 EDU Yes Parks 0.18 acres Yes Drainage 4.4 CSF Yes Circulation 156 ADT Yes Fire Station no. 6 was constructed and all of LFMZ 6 is served by 5-minute response times. Yes Open Space Not applicable Yes Schools Elementary = 2.83, Middle = 2.13, High = 3.48 Yes Sewer Collection System 5,720 GPD Yes Water 6,500 GPD Yes Jan. 21, 2026 Item #1 55 of 444 Exhibit 4 Planning Commission Resolution No. 6161 (On file in the Planning Division.) Jan. 21, 2026 Item #1 56 of 444 Exhibit 5 Planning Commission Resolution No. 6162 (On file in the Planning Division.) Jan. 21, 2026 Item #1 57 of 444 Exhibit 6 Planning Commission Resolution No. 6163 (On file in the Planning Division.) Jan. 21, 2026 Item #1 58 of 444 Exhibit 7 Planning Commission Resolution No. 7358 (On file in the Planning Division.) Jan. 21, 2026 Item #1 59 of 444 ( Cicyof Carlsbad AUTHORIATION, CONSENT, AND DISCLOSURE STATEMENT P-1 (A) Development Services Planning Division 1635 Faraday Avenue 442-339-2600 www.carlsbadca.gov §) APPLICATION AND ACKNOWLEDGEMENT INFORMATION This submittal form (Part A through Part F) must be completed as part of your appli'affy with the Cit of Carlsbad. Your project cannot be reviewed until this information is completed. OF CARL �AQ PART A. Owner Authorization and Consent SEP 1 g 202ft PLANNING DIVISION 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): 216-170-14-00; 216-170-15-00 ________________________________ ;and Street Address (if applicable): Viejo Castilla Way, Carlsbad, CA 92009 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: Mark Kooklani Signatur� � 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 8 Jan. 21, 2026 Item #1 60 of 444 Jan. 21, 2026 Item #1 61 of 444 Jan. 21, 2026 Item #1 62 of 444 Jan. 21, 2026 Item #1 63 of 444 Jan. 21, 2026 Item #1 64 of 444 Jan. 21, 2026 Item #1 65 of 444 Jan. 21, 2026 Item #1 66 of 444 15183 / 15168 Exemption Checklist Exhibit 9 Statement of Reasons for Exemption from Additional Environmental Review & Checklist Pursuant to CEQA Guidelines §§15183 and 15168 Date: Jan. 14, 2026* *A Draft 15183 and 15168 Checklist was published on Dec. 19, 2025.The Dec. 19, 2025 draft version of this document was revised to clarifythe nature of the density bonus request on page 2 and TDM Plan requirements on page 66. Text which has been removed is shown with astrikethrough line, while text that has been added is shown as underlined. Project Title: RESORT VIEW APARTMENTS Planning Case No.: SDP 2024-0012 / HDP 2024-0004 GP Designation: R-23 Residential Zoning: Residential Density Multiple Zone (R-DM) Lead Agency: City of Carlsbad Community Development Department 1635 Faraday Avenue Carlsbad, CA 92008-7314 Staff Contact: Mike Strong - (442) 339-2721 Mike.strong@carlsbadca.gov SECTION 1. 1.A. Project Description The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The site design consists of five separate buildings, totaling 39,923 square feet, surrounding a central courtyard. A total of 4 units are proposed as one-bedroom units, 4 units as two-bedroom units, and 18 three-bedroom units. Amenities include a first-floor community work-out area, outdoor bbq and seating areas, fire put lounge, water feature, and wet-bar for entertainment. The project site, an approximately 0.858-acre vacant site, is comprised of two legal lots, Assessor Parcel Numbers (APNs) 216-170-15-00 and 216-170-14-00. The site is subject to the R-23 General Plan Land Use Designation and is Zoned RD-M. Access is proposed to be provided by two driveways off Viejo Castilla Way. Proposed earthwork will consist of 4,000 cubic yards (CY) of cut, 500 CY of fill, 3,500 CY of export and 3,500 CY of remedial. Jan. 21, 2026 Item #1 67 of 444 15183 / 15168 Exemption Checklist The maximum number of units for a 0.86-acre parcel at 23 dwelling units per acre is 20 dwelling units. In order to construct 26 units, the applicant is seeking to qualify the project under Government Code sections 65915 et seq., the State Density Bonus Law, which would entitle the developer to increase the density of the project in return for designating a percentage of the base dwelling units (20 units) affordable to lower-income households. The density bonus that is authorized by State law (Gov. Code §65915 et seq.) is set on a sliding scale based upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the base number of units permitted pursuant to the General Plan. With the 27.5% density bonus, the maximum number of residential units allowed on the site is 26 units, with 3 of those required to be restricted as affordable to low-income households (per State Density Bonus Law). In accordance with State Density Bonus Law, the project is consistent with density and lot size requirements of the General Plan and Zoning Ordinance. State Density Bonus law also entitles the developer to other incentives intended to help make the development of affordable housing economically feasible, including but not limited to reduced parking requirements and concessions and waivers such as reduced setbacks and minimum square footage requirements. As part of the request, in accordance with State Density Bonus Law, the applicant is requesting the following Density Bonus incentives, concessions, and waivers to make the project feasible: Waivers: • CMC 21.24.030 – Maximum building height of 35 feet. • CMC 21.46.120 – At grade stairs may encroach no more than 2 feet into a required setback. • ODS 2.E.1 - Private recreational space shall be a minimum of 6 feet in any direction. • ODS 3.A.2 - The upper floor area shall not protrude over the first floor along the street frontage more than 5 feet. Incentive/Concession: • ODS 3.A.5 - Parapets shall be capped with precast treatment, continuous banding, projecting cornices, dentils, or similar edge treatment. It is important to note that State Density Bonus Law includes specific provisions (Government Code Section 65915(p)) regarding minimum parking ratios for density bonus projects. This is in addition to the incentives, concessions, or waivers listed above. Project Phasing and Construction For purposes of this analysis, it is assumed that proposed construction activities would occur over an approximately 14-month construction period starting in summer or fall 2026. Site preparation consists of precise grading which is followed by infrastructure improvements and building construction. The final stage involves landscape, hardscape, and utility connections. During construction, the Project would implement Best Management Practices (BMPs) during construction to minimize soil erosion and water quality impacts. Construction equipment expected to be utilized includes tractors, backhoes, haul trucks, graders, pavers, and water trucks. All construction material and equipment would be staged on-site or, through issuance of an encroachment (right-of-way) permit, on abutting rights-of-way. Jan. 21, 2026 Item #1 68 of 444 15183 / 15168 Exemption Checklist Previously Approved Project The property (APNs 216-170-15-00 and 216-170-14-00) was subject to previous planning permit approvals and entitlements that are similar to the proposed project. An application to construct a four-story, 26-unit residential apartment project which includes four inclusionary housing units (SDP 2018-0022 and HDP2018-0006) and related density bonus request was received on Oct. 25, 2018 and approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 (link provided below). https://records.carlsbadca.gov/WebLink/DocView.aspx?id=4833756&dbid=0&repo=CityOfCarlsbad Previously, in September 2006, the Planning Commission approved a 15-unit residential condominium project on the same site. These previous approvals expired, and the project site remains vacant. The same applicant, Streamline Development, on behalf of the property owner, Mark Kooklani, has submitted a similar application (same development intensity and residential density as SDP 2018-0022 and HDP2018-0006). A new application was required because an extension of time was not filed and planning permit approvals expired. (Permits or approvals for uses and activities prescribed by Title 21 is required and must be obtained and secured prior to the approval or issuance of a building permit or certificate of occupancy, engineering permit, or other action to implement the project.) Utility Infrastructure The following discussion relates to the water, wastewater, and stormwater drainage infrastructure components of the proposed project. • Water. Municipal water for the project area is currently supplied by the Carlsbad Municipal Water District. The facilities comprising the existing CMWD water distribution system include San Diego County Water Authority (SDCWA) turnouts, transmission mains, distribution pipelines, pressure reducing stations, storage reservoirs, pump stations, and inter-ties with adjacent water agencies. The existing distribution system consists of 450 miles of pipeline and 17 major pressure zones that are supplied by gravity from 70 major pressure regulating stations. CMWD operates and maintains eight storage tanks, the Maerkle Reservoir, one active pump station, and three standby pump stations within the distribution system that are used for emergency purposes only. The CMWD water distribution system is well looped and flexible in that supply from the four treated water aqueduct connections can be routed to different parts of the distribution system by making changes to reducing valve settings. This allows system operators to balance reservoir levels and correct for discrepancies in the amount of water ordered versus the amount that is delivered through service connections. CMWD would supply water to the proposed project. The proposed project would connect to existing water supply infrastructure in the surrounding area (existing 8-inch water main). • Wastewater. Wastewater conveyance for the project area is provided by the Leucadia Wastewater District. Each proposed building with a wastewater source on the project site would be required to have a separate connection to the sewer system. In the vicinity of Jan. 21, 2026 Item #1 69 of 444 15183 / 15168 Exemption Checklist the project site, an existing eight-inch sanitary sewer main is located on Viejo Castilla Way, east of the project site. The proposed project would connect to the existing sewer lines in the vicinity through a network of three lateral. Two existing laterals would service buildings E and C. One new lateral would service buildings A, B, and D. All wastewater flows are conveyed to the Encina Water Pollution Control Facility (EWPCF), located in Carlsbad, for treatment and then disposal through the ocean outfall or delivery to the adjacent Carlsbad Water Recycling Facility for reuse. Carlsbad and the Vista Sanitation District jointly constructed the EWPCF, located just south of Palomar Airport Road and west of I-5. When the EWPCF was put into operation in 1965, wastewater flows to the old Carlsbad Sanitary District plant were diverted to the new treatment facility. The EWPCF is now jointly-owned and operated by six northern San Diego County agencies through a Joint Powers Agreement, and operated by the Encina Wastewater Authority (EWA). The member agencies of EWA are: Carlsbad, City of Vista (Vista), City of Encinitas (Encinitas), Vallecitos Water District (VWD), Buena Sanitation District (BSD), and the Leucadia Wastewater District (LWD). • Stormwater Drainage. The city’s Department of Utilities provides storm drainage service throughout the city by using drain inlets, pumps, and canals. The city provides stormwater drainage with individual drainage sumps located throughout the city. The City is divided into four major watersheds: the Buena Vista Creek Watershed, the Agua Hedionda Creek Watershed, the Encinas Creek Watershed, and the Batiquitos Lagoon Watershed. Stormwater collected by in the project vicinity is part of the city that drains to Batiquitos Lagoon and its tributaries. (Basin D is located in the southern portion of the city.) The project site’s flows would be directed to one of the 5 proposed biofiltration basins, which would range in size from 48 SF to 490 SF, and then directed east to the existing stormwater drainage lines. Fees paid by developers are used by the city to construct storm drain infrastructure required for handling the increased stormwater runoff flows resulting from impervious areas created by new developments. The fees are also used to reimburse developers that have constructed storm drain infrastructure identified as Master Planned Drainage Facilities that benefit others within a specified drainage basin. 1.B. Overview The following discussion presents the relevant provisions of California Environmental Quality Act (CEQA) to which the proposed project complies. It provides an overview of the Community Plan Exemption and Program Level EIR Exemption, and determination of consistency with the city’s Program Level EIR. A description of how the project complies with each provision is presented below. Finally, this section concludes with the CEQA finding and determination that the project is exempt from further environmental review. Community Plan Exemption: California Public Resources Code section 21083.3 and CEQA Guidelines section 15183 provide an exemption from additional environmental review for projects that are consistent with the development density established by existing zoning, community plan or general plan policies for which an Environmental Impact Report (EIR) was certified, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. Section 15183 specifies that examination of environmental effects shall be limited to those effects that: (1) Are peculiar to the project or the parcel on which the project would be located, and were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent, (2) Are potentially significant off- Jan. 21, 2026 Item #1 70 of 444 15183 / 15168 Exemption Checklist site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action, or (3) Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR. Section 15183(c) further specifies that if an impact is not peculiar to the parcel or to the proposed project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards, then an additional EIR need not be prepared for that project solely on the basis of that impact. Program Level EIR Exemption: Section 15168 of CEQA outlines the procedures for using a program EIR to evaluate a series of related actions. This allows for a more comprehensive environmental review while streamlining the process for subsequent projects that fall within the scope of the program EIR. The General Plan’s goals and policies, as specified, serve to generally guide and direct development within Carlsbad. Detailed zoning regulations control the type, location, intensity, and appearance of development (including but not limited to land use activity allowances, development standards, design guidelines, public facilities, infrastructure implementation measures, environmental considerations, administration, and enforcement). A project may qualify for a Program Level EIR Exemption if they are consistent with the baseline assumptions of the Program Level EIR and do not introduce significant new environmental impacts that were not previously analyzed. (As individual activities may be carried out under the same authorizing statutory or regulatory authority and having generally similar environmental effects which can be mitigated in similar ways.) CEQA Guidelines, section 15162(a), states that a subsequent document shall be prepared if substantial changes are proposed in the project or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. A subsequent document may also be required when new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted, shows that (a) the project will have one or more significant effects not discussed in the prior document, (b) significant effects previously examined will be substantially more severe than shown in the prior document, (c) mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project but the project proponents decline to adopt the mitigation measure or alternative, or (d) mitigation measures or alternatives that are considerably different from those analyzed in the prior document would substantially reduce one or more significant effects on the environment but the project proponents decline to adopt the mitigation measure or alternative. Thus, CEQA Guidelines section 15162 clarifies that a subsequent EIR or supplemental EIR is only required when "substantial changes" occur to a project or the circumstances surrounding a project, or "new information" about a project implicates "new significant environmental effects" or a "substantial increase in the severity of previously significant effects." In evaluating whether these thresholds are met, the key is to determine if any circumstances have changed enough to justify repeating a substantial portion of the environmental documentation process. CEQA Guidelines section 15168(c)(3) provides that “an agency shall incorporate all feasible mitigation measures and alternatives developed in the program EIR into later Jan. 21, 2026 Item #1 71 of 444 15183 / 15168 Exemption Checklist activities in the program.” Section 3 of this CEQA analysis identifies the relevant environmental conditions of approval that will be required of the proposed project to demonstrate compliance with mitigation measures set forth in the Program Level EIR, and policies, programs and goals of the General Plan. As described below in Section 2, for each environmental resource topic in the Environmental Checklist, with implementation of mitigation measures, the proposed project would not result in significant impacts beyond those analyzed in the Program Level EIR. Since the approval of the Program Level EIR there have been no significant changes to the General Plan or character of the project area. Furthermore, no development to the immediate surrounding area has occurred since the original project approval. In addition, the project is subject to the payment of Development Impact Fees, which are collected to offset an incremental increase in demand for public services and infrastructure from the implementation of the General Plan. The Program Level EIR included the development potential of the project site, since the project was entitled (i.e. approved by the Planning Commission for development). The project proposes the same development intensity and density of 26 residential units, and ancillary site improvements, as to what had been previously approved by the Planning Commission. As described herein, the Program Level EIR accounted for the development potential proposed by the project. 1.C. General Plan Program EIR The City of Carlsbad’s certified 2015 General Plan and Climate Action Plan EIR (“2015 General Plan EIR”) analyzed impacts from the 2015 General Plan Update and the city’s Climate Action Plan. The 2015 General Plan EIR found less than significant impacts for aesthetics, agricultural resources, biological resources, cultural resources, energy, greenhouse gas emissions, geology and soils, hazards and hazardous materials, hydrology and water quality, land use, noise, population and housing, public services and recreation, tribal cultural resources, utilities and service systems, and wildfire; and significant and unavoidable impacts for air quality and transportation. The City of Carlsbad General Plan establishes a blueprint for future land development; the General Plan was adopted in 2015 and the 2015 General Plan EIR was certified by City Council Resolution 2015-242 on Sept, 22 2015 (SCH #2011011004). There were three addendums to the General Plan EIR, the first for adoption of the 2020 Climate Action Plan Update, the second for the Housing Element Update 2021-0029, and the third for General Plan Amendment related to new mixed use project. City Council Resolution 2015-242 is available at the following link: https://records.carlsbadca.gov/WebLink/DocView.aspx?id=5160565&dbid=0&repo=CityOfCarlsbad&searchid=3b0d2c5a-83a9-4807-9d81-4a13f7ba325e&cr=1 A Supplemental EIR (EIR 2022-0007) was prepared for the Housing Element Implementation and Public Safety Element Update and certified by City Council Resolution No. 2024-014 on January 30, 2024 (SCH# 2022090339). The Housing Element Implementation and Public Safety Element Update consisted of amendments to the Carlsbad General Plan adopted in 2015, including the Land Use and Community Design Element and Public Safety Element, and revisions to Carlsbad Municipal Code (CMC) Title 21, the Zoning Ordinance. The updates were made to implement the programs of the city's Housing Element Update 2021-2029 ("Housing Element"), which was adopted by the Carlsbad City Council on April 6, 2021, and comply with changes in State law. Jan. 21, 2026 Item #1 72 of 444 15183 / 15168 Exemption Checklist This supplemental environmental impact report addresses the environmental impacts associated with the proposed project and analyzes impacts associated with the rezoning program. The Supplemental EIR outlined five issue areas that were considered significant and unavoidable: air quality, cultural and tribal cultural resources, greenhouse gas emissions, noise, and transportation. As a “programmatic” document, it assessed the overall impacts of the land use changes, the overall program. Site-specific designs will be required before any of the potential projects can be built and will reduce the impacts for each individual project. City Council Resolution No. 2024-014 is available at this link: https://records.carlsbadca.gov/WebLink/DocView.aspx?id=7245823&dbid=0&repo=CityofCarlsb ad&searchid=4f512425-cd88-48ca-a059-41d2256abe8b&cr A major component of the project is the change of land use and zoning designations on 18 sites (herein referred to as the "rezone sites") throughout Carlsbad to facilitate residential development. The proposed project site was not one of the 18 sites evaluated in the Supplemental EIR. The rezone sites, identified in the Housing Element and as further directed by the City Council, consist of single or multiple properties currently designated for low-density residential, commercial, industrial or public land uses. The rezone required changes to the General Plan and Local Coastal Program land use maps, Zoning Ordinance and Zoning Map, and to various master and specific plans. The Supplemental EIR summarizes key aspects of the 2015 General Plan that have the potential to result in physical environmental effects compared to what was previously analyzed under the 2015 General Plan EIR certified in September 2015. There have been two addendums to the Supplemental EIR, the first for adoption of the 2024 Climate Action Plan Update, and the second for a General Plan Amendment related to airport land uses. The aforementioned documents comprise the whole of the analysis of implementing the city’s General Plan, including the R-23 land use designation, which area for areas intended to be developed with housing at a density between 19 to 23 dwelling units per acre. These documents combined are referred to as the “City’s GENERAL PLAN EIR”. The location and custodian of the environmental documents listed above, certified in connection with the General Plan, the General Plan Update, and related addenda are with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, CA and city records portal. At the time of the Supplemental EIR’s preparation (EIR 2022-0007), the 2018 version of the project (SDP 2018-0022 and HDP2018-0006) was considered a “Pipeline Project.” A “Pipeline Project” is where one of the following conditions existed at the time of the plans development: 1) the city received a development application, 2) the site that was conceptually approved for construction, or 3) the site was under active construction. In preparing the Housing Element Update for the 2021-2029 planning cycle, the city had to prepare a sites inventory and analysis to accommodate housing needs. Government Code section 65583(a)(3) requires local governments to prepare an inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites. For projects, yet to receive their certificate of occupancy or final building permit, the Housing Element may account for projects that are already approved and expected to be built within the planning period. Therefore, the city’s 2021- 2029 Housing Element accounted for the development of this site at a residential density of 26 units (reflecting the four-story, 26-unit residential apartment project as approved under SDP 2018-0022 and HDP2018-0006). Considering the development was already in the pipeline (approved Jan. 21, 2026 Item #1 73 of 444 15183 / 15168 Exemption Checklist for construction or actively under construction), the city was able to show that it could be developed as 26 units (as a density bonus project) within the planning period and included such assumptions in the environmental documentation phase – EIR 2022-0007. 1.D. Density Bonus Law and CEQA Law Density Bonus Law stipulates that a request for a density bonus does not constitute a valid basis on which to find a proposed housing development project is not compliant with a general plan for purposes of General Plan compliance. Even though State law requires a density bonus project to be deemed consistent with a general plan land use designation, Density Bonus Law is entirely separate from CEQA Law. Not all density bonus projects within the city were studied within the city’s certified GENERAL PLAN EIR and may not be able to undertake this process. Pursuant to CEQA Guidelines section 15183(i)(2), "consistent" means that the density of the proposed project is the same or less than the standard expressed for the involved parcel in the general plan, community plan or zoning action for which an EIR has been certified, and that the project complies with the density-related standards contained in that plan or zoning. Nothing in Density Bonus Law supersedes this definition, therefore if a housing development project proposes a density bonus pursuant to Government Code section 65915 and exceeds the density assumed in the EIR (baseline assumptions), the increased density may need to be analyzed to ensure that environmental impacts have been identified and mitigated to the extent feasible. 1.E. Summary of Findings As set forth by sections 15183 and 15168 of the CEQA Guidelines, the Program Level EIR, in this case the city’s GENERAL PLAN EIR, serves as a basis for the “modified” Initial Study Checklist to determine if project-specific impacts would occur that are not adequately covered in the previously certified EIR. The information and analysis presented in this document is organized in accordance with Appendix G of the CEQA Guidelines. As summarized above and presented herein, the proposed project is eligible for two CEQA exemptions: Community Plan Exemption and Program Level EIR Exemption. • Community Plan Exemption: The project is eligible for streamlined environmental review per section 15183 of the CEQA Guidelines and California Public Resources Code section 21083.3. Under section 15183 of the CEQA Guidelines, where a project is consistent with the use and density established for a property under an existing general plan or zoning ordinance for which the city has already certified an EIR, additional environmental review is not required “except as might be necessary to examine whether there are project- specific significant effects which are peculiar to the project or its site.” If such requirements are met, the examination of environmental effects is limited to those which the agency determines, in an initial study or other analysis. This CEQA analysis demonstrates that the project would not result in substantial changes or involve new information that would warrant preparation of a subsequent EIR because the level of development proposed is within the development assumptions analyzed in the Program Level EIR, and related impacts are equal to or less than what was analyzed. • Program Level EIR Exemption: The GENERAL PLAN EIR provides for streamlining and/or tiering provisions under CEQA Guidelines section 15168. The proposed project is a “later activity” of the program EIR. This Initial Study/15168 Checklist provides an assessment of the project’s environmental impacts relative to what was analyzed previously. As Jan. 21, 2026 Item #1 74 of 444 15183 / 15168 Exemption Checklist described, the project does not result in environmental effects that were not previously examined. As such, pursuant to CEQA Guidelines sections 15162 and 15163, no subsequent or supplemental EIR is required. In accordance with CEQA Guidelines section 15168(c)(2), the city can “approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document would be required.” Under CEQA Guidelines section 15168, Program Level EIR, a lead agency does not need to reevaluate or recirculate an environmental document for a significant and unavoidable effect of a later activity if that activity is within the scope of the plan or program and the impact was covered in the Program Level EIR. However, when using tiering, as described in CEQA Guidelines section 15152, the lead agency needs to consider again the significant and unavoidable effects that were evaluated in a previous EIR to assess if they could now be mitigated and, if not, to inform adoption of CEQA findings and a statement of overriding considerations pursuant to CEQA Guidelines sections 15091 and 15093. As described below in Section 2, for each environmental resource topic in the Environmental Checklist, with implementation of mitigation measures, the proposed project would not result in significant impacts beyond those analyzed in the Program Level EIR. In addition, the project is subject to the payment of Development Impact Fees, which are collected to offset an incremental increase in demand for public services and infrastructure from the implementation of the General Plan. No statement of overriding considerations shall be required. The proposed project is a "later activity" within the above referenced 2015 General Plan EIR and within the geographic area evaluated in the Supplemental EIR. Further, the Supplemental EIR includes all current topical issues requiring evaluation per CEQA whereas the 2025 General Plan Update does not. Typically, a project such as the one proposed would be exempt from CEQA per Section 15132 as an urban infill project. In this case, the project does not meet the screening criteria within Section 3.3 of the City of Carlsbad Vehicle Miles Traveled (VMT) Analysis Guidelines (May 2023). Based on the location and daily vehicle trips generated, the VMT impact would be considered a significant impact per the City of Carlsbad VMT thresholds for residential development. Thus, a more in-depth evaluation of potential project environmental impacts is required to demonstrate CEQA compliance. The Supplemental EIR determined that VMT impacts associated with the Housing Element implementation and Public Safety Element update (and baseline assumption build-out of Pipeline Projects AND the rest of the city’s land use plan) would result in significant VMT impacts for reasons similar to those affecting the proposed project. Section 2 of this CEQA analysis provides an assessment of the proposed project's environmental impacts relative to what was analyzed in the most recent Supplemental EIR to determine whether the proposed project would have environmental affects that are greater than or different from what has been disclosed in the certified Supplemental EIR. This evaluation (Section 2) concludes that the project qualifies for an exemption from additional environmental review because it is consistent with the development density and use characteristics established by the General Plan, as analyzed by the City’s General Plan Supplemental EIR, and EIR Addendums, and all required findings can be made. Thus, pursuant to CEQA Guidelines Sections 15162 and 15163, no subsequent or supplemental EIR is required nor is a project specific CEQA review required. Jan. 21, 2026 Item #1 75 of 444 15183 / 15168 Exemption Checklist Community Plan Exemption Findings In accordance with CEQA Guidelines section 15183, the project qualifies for an exemption because the following findings can be made: 1. The project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified. The project would develop a 0.858-acre vacant site with 26 residential units, which is consistent with the development intensity (residential density) established by the city’s General Plan EIR and specifically studied in the Supplemental EIR. At the time of the Supplemental EIR’s preparation, the 2018 version of the project (SDP 2018-0022 and HDP2018-0006) was considered a “Pipeline Project” where one of the following conditions existed: 1) the city received a development application, 2) the site that was conceptually approved for construction, or 3) the site was under active construction. The first attempt to build 26 residential units at the subject property was received by the city on Oct. 25, 2018 and processed accordingly with a site development plan and hillside development permit (SDP 2018-0022 and HDP2018-0006). The 2018 version of the application was approved by the Planning Commission as the final decision-making body on Feb. 5, 2020 per Resolution No. 7358 (link provided below). The 2018 version of the project was considered active up to and until Feb. 5, 2022, when the planning permit was scheduled to expire. However, the project was never built. A new application was required because the project expired, and an extension of time was not filed prior to the expiry date. Nonetheless, the same intensity and residential density of the proposed project was incorporated into the baseline analysis of the Supplemental EIR. The General Plan designation on the site is R-23 Residential, where the Land Use Element states “Areas intended to be developed with housing at a density between 19 to 23 dwelling units per acre. Housing types may include two-family dwellings (two attached dwellings, including one unit above the other) and multi-family dwellings (three or more attached dwellings); detached single-family dwellings may be permitted when developed as two or more units on one lot, subject to specific review and community design requirements.” The applicant is seeking to qualify the project as a density bonus pursuant to CMC Chapter 21.86, the Density Bonus Ordinance, and State Density Bonus Law (Government Code Sections 65915 to 65918). Chapter 21.86 was established as a means to implement California Government Code Sections 65915 et seq. (State Density Bonus Law) and the goals, objectives and policies of the Housing Element of the General Plan, which includes the provision to provide housing affordable to lower- and moderate-income households. State Density Bonus Law requires cities and counties to grant density bonuses to developers who propose to construct a specified percentage of housing affordable to very low-, low-, or moderate-income households or who propose to construct senior housing or housing available for transitional foster youth, disabled veterans, homeless persons, or lower income students. Cities and counties must provide all requirements for density bonuses and the amount of density bonus or incentives/concessions that developers may be eligible. The legislative intent of State Density Bonus Law is to increase the production of affordable housing by requiring local agencies to grant an increase to the maximum allowable residential density over the otherwise maximum eligible density. The density bonus that is authorized is set on a sliding scale based upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the number ordinarily Jan. 21, 2026 Item #1 76 of 444 15183 / 15168 Exemption Checklist permitted. Likewise, State Density Bonus Law provides for a progressive approach to incentives or concessions, allowing up to four incentives or concessions in some cases. It also includes incentivization in the form of waivers from development standards, which do not count as incentives or concessions, and are unlimited. The project will meet eligibility by providing 27.5% of the housing units, or 3 units, restricted to low-income residents (20 X 27.5% = 5.5 rounded up to 6). The affordable density bonus units are required to be affordable to “low-income households” for a period of 55 years. Density Bonus Law stipulates that a request for a density bonus does not constitute a valid basis on which to find a proposed housing development project is not compliant with a general plan for purposes of General Plan compliance. (However, not all density bonus projects within the city were studied within the city’s certified GENERAL PLAN EIR and may not be able to undertake this process. Please refer to more related discussion in Section 1.D.) In addition, State Density Bonus Law explicitly requires the city to consider the density allowed under the zoning ordinance, specific plan, or land use element of the general plan in determining maximum allowable residential density. Therefore, the proposed density of the project complies with R-23 General Plan Land Use Designation. The Housing Element portion of the General Plan addresses the need to support the maintenance, preservation, and development of housing. Each jurisdiction in its Housing Element must identify specific programs in its housing element that will allow it to implement the stated policies and achieve the stated goals and objectives. Programs must include specific action steps the locality will take to implement its policies and achieve its goals and objectives, including but not limited to implementing State Density Bonus Law. The project supports these policies by expanding the type and increasing the inventory of housing units available for Carlsbad residents and other prospective residents by promoting diversity and different housing types in neighborhoods. The project will enhance the neighborhood character and quality through implementation of the “Citywide Objective Design Standards” that emphasize the coherence and visibility of high-quality features and integrated site and building designs. The proposed project has been designed to meet applicable circulation requirements, which include two driveway access points from Viejo Castilla Way. In addition, the applicant will be required to pay traffic impact fees prior to issuance of a building permit that will go towards future road improvements. The proposed project will maintain an existing sidewalk along Viejo Castilla Way which will provide pedestrian access to and from the project. For public safety, the proposed structural improvements are required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all of the applicable fire safety requirements. Further, the project has been conditioned 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. 2. There are no project specific effects which are peculiar to the project or its site, and which the City’s GENERAL PLAN EIR Failed to analyze as significant effects. The subject property is no different than other properties in the surrounding area, and there are no project specific effects which are peculiar to the project or its site. The project site is located in an area developed with similarly sized, multi-family residential lots with Jan. 21, 2026 Item #1 77 of 444 15183 / 15168 Exemption Checklist associated accessory uses to the east, west, and north. Adjacent land uses include three-story multi-family residential. The proposed three- and four-story multi-family residential apartment buildings are compatible with the surrounding land uses. The property is just to the north of hole #3 of the La Costa golf course with single-family residences beyond – further south. It is one of the last remaining multi-family residential lots to develop in this area. The property does not support any peculiar environmental features, and the project would not result in any peculiar effects. Regarding “peculiar” impacts, CEQA Guidelines section 15183(f) states the following: An effect of a project on the environment shall not be considered peculiar to the project or the parcel for the purposes of this section if uniformly applied development policies or standards have been previously adopted by the city or county with a finding that the development policies or standards will substantially mitigate that environmental effect when applied to future projects, unless substantial new information shows that the policies or standards will not substantially mitigate the environmental effect. The findings shall be based on substantial evidence which need not include an EIR. In addition, as explained further in the Exemption Checklist below, all project impacts were adequately analyzed by the city’s GENERAL PLAN EIR. (The 2018 version of the application was considered active at the time the Supplemental EIR was prepared.) The project has no potentially significant impacts and will implement applicable mitigation measures as identified in each section. The project complies with all applicable objective standards in the R-DM Zone and Citywide Objective Design Standards, as reduced/amended by State Density Bonus Law. 3. There are no potentially significant off-site and/or cumulative impacts which the city’s GENERAL PLAN EIR failed to evaluate. The proposed project is consistent with the density and use characteristics of the development considered by the City’s GENERAL PLAN EIR and would represent a small part of the growth that was forecast for build-out of the General Plan. At the time of the Supplemental EIR’s preparation, the 2018 version of the project was considered a “Pipeline Project” where planning permits were issued and was conceptually approved for construction but grading permits and building permits were not obtained and secured by the applicant. The City’s GENERAL PLAN EIR considered the incremental impacts of the proposed project, and as explained further in the Exemption Checklist below, no potentially significant off-site or cumulative impacts have been identified which were not previously evaluated. It is important to note that the General Plan EIR and Supplemental EIR identified a cumulatively considerable impact to air quality, cultural and tribal cultural resources, noise, and transportation citywide from buildout of the General Plan, and a statement of overriding considerations was adopted. The project’s land use assumptions are consistent with the projected buildout of the EIR’s analysis. Projects that use State laws to increase density, such as Density Bonus Law, that were not a “Pipeline Project” or otherwise studied in the city’s GENERAL PLAN EIR could potentially create cumulative impacts. State laws have and continue to change since the Notice of Preparation was issued in Fall 2022. Jan. 21, 2026 Item #1 78 of 444 15183 / 15168 Exemption Checklist 4. There is no substantial new information which results in more severe impacts than anticipated by the City’s GENERAL PLAN EIR. As explained in the Exemption Checklist below, no new information has been identified which would result in a determination of a more severe impact than what had been anticipated by the City’s GENERAL PLAN EIR. 5. The project will undertake feasible mitigation measures specified in the City’s GENERAL PLAN EIR. As explained in the Exemption Checklist below, and in Section 3, the project will undertake feasible mitigation measures specified in the city’s GENERAL PLAN EIR. These GENERAL PLAN EIR mitigation measures will be undertaken through project design, compliance with regulations and ordinances, or through the project’s conditions of approval. Feasible mitigation measures specified in the City’s GENERAL PLAN EIR include: 1. MM AQ-2: Operational Emissions Reductions. 2. MM BIO-2: Pre-Construction Bird Surveys, Avoidance, and Notification. 3. MM NOI-1: Construction Noise Reduction Measures. If approved by the Planning Commission via resolution, a Notice of Decision will be filed with the County Clerk. Jan. 21, 2026 Item #1 79 of 444 15183 / 15168 Exemption Checklist Program Level EIR Exemption – Findings The “later activity” would not (1) cause a new significant effect; (2) cause a significant effect addressed in the Program Level EIR to become substantially more severe; or (3) require a mitigation measure or alternative substantially different from or previously found to be infeasible in the Program Level EIR. None of those outcomes are present, the effects on the environment were covered in the Program Level EIR, and the later activity can be found to be within the scope of this Program EIR. With uniformly applied development standards, mitigation measures imposed as environmental conditions of approval, and standard regulatory requirements, the proposed project would not result in any new or more severe impacts relative to what was identified the Supplemental EIR. The Supplemental EIR adequately describes the activity for the purposes of CEQA. As such, pursuant to CEQA Guidelines Sections 15162 and 15163, no subsequent or supplemental EIR is required. CEQA analysis demonstrates that the project would not result in substantial changes or involve new information that would warrant preparation of a subsequent EIR or additional CEQA analysis because the level of development proposed is within the development assumptions analyzed in the Supplemental EIRIn accordance with CEQA Guidelines section 15168(c)(2), the city can “approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document would be required.” ____________________________________ _____________ Signature Date ____________________________________ _____________ Printed Name Title Jan. 21, 2026 Item #1 80 of 444 15183 / 15168 Exemption Checklist Section 2. “Modified” Initial Study Exemption Checklist – CEQA Guidelines Sections 15183 and 15168 Overview This checklist provides an analysis of potential environmental impacts resulting from the proposed project. Following the format of CEQA Guidelines Appendix G, environmental effects are evaluated to determine if the project would result in a potentially significant impact triggering additional review under Guidelines sections 15183 and 15168. • Items checked “Significant Project Impact” indicates that the project could result in a significant effect which either requires mitigation to be reduced to a less than significant level or which has a significant, unmitigated impact. • Items checked “Impact not identified by City’s GENERAL PLAN EIR” indicates the project would result in a project specific significant impact (peculiar off-site or cumulative) that was not identified in the City’s GENERAL PLAN EIR. • Items checked “Substantial New Information” indicates that there is new information which leads to a determination that a project impact is more severe than what had been anticipated by the City’s GENERAL PLAN EIR. A summary of analysis of each potential environmental effect is provided below the checklist for each subject area. A list of references, significance guidelines, and technical studies used to support the analysis is attached in Appendix A. Jan. 21, 2026 Item #1 81 of 444 15183 / 15168 Exemption Checklist Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 1. AESTHETICS – Would the Project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? Discussion Aesthetics, views, shading, and nighttime illumination issues are related elements in the visual environment. Aesthetics generally refer to the identification of visual resources and the quality of what can be seen, or overall visual perception of the environment. Views refer to visual access and obstruction, or whether it is possible to see a focal point or panoramic view from an area. Shading issues are concerned with effects of shadows cast by existing or proposed structures on adjacent land uses. Nighttime illumination addresses the effects of a proposed project's exterior lighting upon adjoining uses. For the purposes of this analysis, a scenic vista is a view from a public place (roadway, designated scenic viewing spot, etc.) that is expansive and considered important by a jurisdiction or a community. It can be obtained from an elevated position (such as from the top of a hillside) or it can be seen from a roadway with a longer-range view of the landscape. An adverse effect would occur if a proposed project would alter, block, or otherwise damage a scenic vista upon implementation. Scenic vistas in Carlsbad consist of the scenic corridors and views to and from the coastline, open spaces, and hillsides. Based on the analysis presented in the General Plan EIR and Supplemental EIR, future development projects that implement the General Plan would still be subject to development and planning review; and thus, must conform to zoning and other ordinances regarding protection of aesthetic qualities as listed above in the Regulatory Setting. As was found in the General Plan EIR and stated in the Supplemental EIR, compliance with policies 2-P.10, 2-P. 11, 2-P.40, 2-P.41, 2-P.43, 2-P.53, and 3-P.23 would reduce impacts. Land use development projects facilitated by the proposed project would comply with applicable guidelines including the City's Zoning Ordinance and Title 24 of the California Building Code which aim to reduce aesthetic impacts and light spillover. Further, due to the siting and nature of the proposed project, and policies that ensure that new development will have minimal impact on scenic corridors and other scenic resources, the proposed project will have a less than significant impact on the city's scenic vistas. Jan. 21, 2026 Item #1 82 of 444 15183 / 15168 Exemption Checklist There are no designated scenic highways in Carlsbad. The segment of 1-5 running through the City of Carlsbad is designated as eligible to become a scenic highway, however it is not designated (Caltrans 2023). The project is proposed in or near developed and urbanized areas, where moderate light and glare already exist, and would not be out of character with the urban environment. This impact would be less than significant. The project site is located adjacent to and would be visible from Vieja Castillo Way. The project would be subject to the City of Carlsbad Hillside Development Regulations which are intended to preserve and/or enhance the aesthetic qualities of natural hillsides and manufactured slopes. The regulations require project grading to be minimized, to relate to the slope of the land, and to incorporate contours in manufactured slopes located in highly visible public locations. The regulations additionally assure that the alteration of natural hillsides is done in an environmentally sensitive manner to protect lagoons and riparian ecosystems from increased erosion and avoid substantial impacts to natural resource areas, wildlife habitats, or native vegetation. The project site would be graded; thus, the site appearance would change from existing conditions. The General Plan Update requires the imposition of development standards and design guidelines to be applied to the project. The applicable policies would result in a design that would blend with the natural and built environment and create a high quality residential development. Further, the project would be required to comply with General Plan policies associated with maintaining the aesthetic character of the city, the CMC, the Scenic Corridor Guidelines, Landscape Manual, and other applicable city requirements. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. As discussed above, the project would not result in any significant impacts to aesthetics; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. No mitigation measures are required because, like under the 2015 General Plan EIR, impacts would be less than significant without mitigation. Jan. 21, 2026 Item #1 83 of 444 15183 / 15168 Exemption Checklist Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 2. Agriculture/Forestry Resources– Would the Project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide or Local Importance as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, or other agricultural resources, to a non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land, timberland, or timberland zoned Timberland Production? d) Result in the loss of forest land, conversion of forest land to non-forest use, or involve other changes in the existing environment, which, due to their location or nature, could result in conversion of forest land to non-forest use? e) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Important Farmland or other agricultural resources, to non-agricultural use? Discussion The unique topography and climate of San Diego County makes it an optimal location to produce a variety of crops that would be more difficult to grow elsewhere. The major crop categories cultivated in San Diego County are the following: nursery and flower crops (cut flowers, bedding plants, foliage), fruit and nut crops (avocados, citrus, berries), vegetable crops (tomatoes, mushrooms, herbs), livestock and poultry (cattle, pigs, chickens), livestock and poultry products (milk, eggs, hide), field crops (barley, hay, oat), timber, and apiary products (honey, bees wax, pollen). The City of Carlsbad’s agricultural and horticultural resources are considered a valuable part of the city’s open space heritage. Various levels of farming and cultivation of agricultural crops have occurred in the city historically. In the late 1880s agricultural development consisted of citrus fruits, avocados and olives, and by the early 1900s dry farming was the town’s principal industry. By 1914 farming was expanded to include flowers. Currently, flower and strawberry production constitute a large portion of the city’s remaining agricultural uses. Jan. 21, 2026 Item #1 84 of 444 15183 / 15168 Exemption Checklist In general, agricultural resources are in decline in the San Diego region. This decline can be attributed, in part, to the increasing population in the region and subsequent pressures that would require the direct conversion of lands supporting agricultural resources to be converted to non-agricultural uses. Cumulative projects in the incorporated cities and surrounding counties would have the potential to convert agricultural lands and resources to non-agricultural uses from the development of incompatible land uses such as commercial, industrial or high density residential. Additionally, tribal lands within the County currently account for approximately 19% of the total agricultural operations in the unincorporated County. Many of the tribes are planning to construct new residential, commercial, casino, and resort developments, which would have the potential to directly convert agricultural resources to non-agricultural land uses. Therefore, cumulative projects would result in a potentially significant impact related to the direct conversion of agricultural resources in the San Diego region. The definition of an agricultural resource has been broadened from the State definition (Important Farmlands mapped pursuant to the Farmland Mapping and Monitoring Program) to include any land with an active agricultural operation, or any site with a history of agricultural production based on aerial photography or other data sources identifying agricultural land uses. The reason for the broadening of the definition of an agricultural resource is to capture the large number of small farms in that the State Farmland Mapping and Monitoring Program mapping effort does not capture due to the 10-acre minimum mapping unit. Confining evaluation of impacts to State definition would result in an inconsistent application of these significance guidelines among similar land uses. Similarly, if it is found that lands mapped as agriculture by the State or other public agencies have never been used for agriculture, these lands should not be considered agricultural resources. Potential impacts to agricultural resources were analyzed in the General Plan EIR, and the Initial Study determined that there were no agricultural resources (soils) or operations that would be affected by implementation of the General Plan. This issue was not further discussed in the Supplemental EIR. Thus, no impacts to agricultural resources would occur as a result from implementing the City of Carlsbad General Plan Housing Element Implementation and Public Safety Element Update. Thus, agricultural resources were not specifically analyzed in the Supplemental EIR, but were listed in Chapter 4.16.1, Effects Found Not to be Significant, subsection of the Supplemental EIR. As no impact would occur, no mitigation measures were required. Analysis of impacts to forestry resources were not required, and impacts to forestry resources are not included in the Supplemental EIR. No agricultural resources (soils) or operations or forestry resources occur on or adjacent to the project site. The project and surrounding properties do not support any Farmland of Local Importance, Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The project site is not located within or adjacent to a Williamson Act contract or agriculturally zoned land. There are no timberland production zones on or near the property. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the 2015 Program EIR or Supplemental EIR. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version Jan. 21, 2026 Item #1 85 of 444 15183 / 15168 Exemption Checklist of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. As discussed above, the project would not result in any significant impacts to agriculture and forestry resources; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. No mitigation measures are required because, like under the 2015 General Plan EIR, impacts would be less than significant without mitigation. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 3. Air Quality – Would the Project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or State ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? Discussion Carlsbad is located within the San Diego Air Basin (SDAB or basin) and is subject to the San Diego Air Pollution Control District (SDAPCD) guidelines and regulations. The SDAB is one of 15 Jan. 21, 2026 Item #1 86 of 444 15183 / 15168 Exemption Checklist air basins that geographically divide the State of California. The SDAB is currently classified as a federal nonattainment area for ozone (O3) and a State nonattainment area for particulate matter less than or equal to 10 microns (PM10), particulate matter less than or equal to 2.5 microns (PM2.5), and O3. The SDAB lies in the southwest corner of California and comprises the entire San Diego region, covering 4,260 square miles, and is an area of high air pollution potential. The SDAB experiences frequent temperature inversions. Subsidence inversions occur during the warmer months as descending air associated with the Pacific High Pressure Zone meets cool marine air. The boundary between the two layers of air creates a temperature inversion that traps pollutants. Another type of inversion, a radiation inversion, develops on winter nights when air near the ground cools by heat radiation and air aloft remains warm. The shallow inversion layer formed between these two air masses also can trap pollutants. As the pollutants become more concentrated in the atmosphere, photochemical reactions occur that produce O3, commonly known as smog. Light daytime winds, predominately from the west, further aggravate the condition by driving air pollutants inland, toward the mountains. During the fall and winter, air quality problems are created due to carbon monoxide (CO) and oxides of nitrogen (NOx) emissions. CO concentrations are generally higher in the morning and late evening. In the morning, CO levels are elevated due to cold temperatures and the large number of motor vehicles traveling. Higher CO levels during the late evenings are a result of stagnant atmospheric conditions trapping CO in the area. Since CO is produced almost entirely from automobiles, the highest CO concentrations in the basin are associated with heavy traffic. Nitrogen dioxide (NO2) levels are also generally higher during fall and winter days. Under certain conditions, atmospheric oscillation results in the offshore transport of air from the Los Angeles region to San Diego County. This often produces high O3 concentrations, as measured at air pollutant monitoring stations within the county. The transport of air pollutants from Los Angeles to San Diego has also occurred within the stable layer of the elevated subsidence inversion, where high levels of O3 are transported. Air quality thresholds of significance are intended to help local agencies determine whether a discretionary project will individually or cumulatively have a significant effect on air quality. In general, air quality impacts from land use projects are typically the result of emissions from additional motor vehicle trips, and the short-term construction activities associated with such projects. If growth caused by a project was anticipated by SANDAG’s projections and all APCD rules and regulations are adhered to, then a proposed land use project would not be expected to have a significant project-level impact. However, if proposed projects result in growth greater than what was anticipated in the SANDAG projections, create traffic impacts, and/or move substantial amounts of soil, then those projects would need to be evaluated to ensure that the project would not exceed the NAAQS or CAAQS, impede their attainment, and/or create a cumulatively considerable net increase of PM10, PM2.5, or ozone precursors. If the project in question proposes any stationary sources of criteria pollutants, impacts from the equipment used on-site (e.g. boilers, diesel generators, paint booths, etc.) would need to be evaluated to ensure that the project would not create significant project-level or cumulative impacts. As such, projects that propose development that is consistent with the growth anticipated by the General Plan (or less dense) would be consistent with the State Implementation Plan (SIP) and Regional Air Quality Strategy (RAQS). The proposed project would not exceed the planned density; thus, it would be consistent with the SIP and RAQS. In general, large projects have the potential for impacts to air quality during construction and operational phases of the project. Construction impacts predominantly result from two sources: fugitive dust from surface disturbance activities; and exhaust emissions resulting from the use of construction equipment (including, but not-limited to: graders, dozers, back hoes, haul trucks, stationary electricity generators, and construction worker vehicles). One of the pollutants of Jan. 21, 2026 Item #1 87 of 444 15183 / 15168 Exemption Checklist concern during construction is particulate matter, since PM10 is emitted as windblown (fugitive) dust during surface disturbance, and as exhaust of diesel-fired construction equipment (particularly as PM2.5). The ARB’s Scientific Review Panel added diesel exhaust particulates to the California list of TACs as a carcinogenic material in 1998, under the so-called Tanner Act. The potential for an incremental cancer risk resulting from diesel-fired construction equipment exists. Other emissions of concern include architectural coating products off-gassing (VOCs), and other sources of mobile source (on-road and off-road) combustion (NOx, SOx, CO, PM10, PM2.5, and VOCs) associated with the project. In analyzing cumulative impacts from a proposed project, the analysis must specifically look at the project’s contribution to the cumulative increase in pollutants for which the San Diego Air Basin is listed as “non-attainment” for the State and Federal AAQS. Of the seven Federal “criteria” pollutants, only ozone occurs in concentrations high enough to violate Federal standards in San Diego County. Of the seven State “criteria” pollutants that have a Federal counterpart, only ozone, PM10, and PM2.5 occur in concentrations high enough to violate State standards in San Diego County. Since few sources (almost none) emit ozone directly, and ozone is caused by complex chemical reactions, control of ozone is accomplished by the control of emissions of NOx and VOCs. Cumulatively considerable net increases during the construction phase would typically happen if two or more projects near each other are simultaneously constructing projects. Operational emissions are those which occur after project construction activities have been completed, and the project becomes operational. These emissions are a result of increased average daily vehicle trips by the new occupants of a facility, as well as any proposed stationary sources associated with the subject facility or development. Depending on the characteristics of the individual project, operational activities have the potential to generate emissions of criteria pollutants. Operational impacts from land development activities are predominantly the result of vehicular traffic associated with projects. Although industrial developments may have additional pollutants of concern, combustion emissions (NOx, SOx, CO, PM10, PM2.5, and VOCs) associated with mobile sources are generally the primary concern in development applications. This includes diesel particulate emissions from that portion of the mobile fleet that runs on diesel fuel (including buses). For those areas which have severe degradation in traffic flow, the possibility of microscale carbon monoxide “hot spots” exists. Other sources of emissions, including emissions of particulates and other combustion products from wood-burning fireplaces, exist in residential subdivisions, but generally to an insubstantial degree. Cumulative air quality impacts are the effect of long-term emissions of the proposed project on the projected regional air quality or localized air pollution problems. The cumulative contribution of project emissions to regional levels should be compared with existing programs and plans, including the RAQS. To evaluate the cumulative impacts of localized pollutants, the contribution of the project's emissions to background levels should be considered. Due to the county's non-attainment status for ozone and the regional nature of the pollutant, if a project's total emissions of the ozone precursors, NOx or ROC, exceed the long-term threshold, then the project's cumulative impacts will be considered significant. For projects that do not have significant ozone precursor emissions or localized pollutant impacts, emissions have been taken into account in the RAQS growth projections and therefore, cumulative impacts may be considered to be insignificant. Construction activities from development facilitated by land use development studied by the land uses proposed in the General Plan EIR and Supplemental EIR would generate temporary air pollutant emissions associated with fugitive dust (PM10 and PM2 .5) and exhaust emissions from heavy construction equipment and construction vehicles in addition to VOC emissions that would be released during the paving phase and the drying phase of architectural coatings. The extent Jan. 21, 2026 Item #1 88 of 444 15183 / 15168 Exemption Checklist of daily emissions, particularly NOx emissions, generated by construction equipment, would depend on the equipment used and the hours of operation for each project. The extent of PM10 and PM2.5 emissions depend upon the following factors: (1) the amounts of disturbed soils; (2) the length of disturbance time; (3) whether existing structures are demolished; (4) whether excavation is involved; and (5) whether transporting excavated materials off site is necessary. The extent of emissions would primarily depend on the square footage of buildings being painted and asphalt surfaces being paved each day. Development at these sites would be subject to compliance with applicable SDAPCD regulations, including Rule 51 (Nuisance), Rule 55 (Fugitive Dust Control), and Rule 67 (Architectural Coating). Additionally, future development would be subject to compliance with General Plan Policy 4-P.56, which includes best management practices for grading activities. Implementing projects (from the General Plan EIR and Supplemental EIR) would also produce temporary air pollutant emissions during construction as a result of precise grading, heavy equipment operations, workers trips, deliveries/material hauling trips, and temporary power production. Grading operations associated with the construction of land use development projects would be subject to the city's Grading Ordinance, which requires the implementation of dust control measures. Additionally, the EPA adopted new tiers of emission standards for nonroad equipment since preparation of the Program EIR. To meet new Tier 4 emission standards, engine manufacturers produce new engines with advanced emission control technologies and maintenance intervals to reduce diesel exhaust, thus resulting in construction air quality emissions that are reduced as compared to those identified in the General Plan EIR and Supplemental EIR. Construction emissions would be temporary and would not require mitigation to reduce short-term construction emissions any further. Operational air pollutant emissions would include those associated with stationary sources, energy sources, and mobile sources. Stationary sources come from landscape equipment, general energy use, and solid waste. Energy emissions would come from electricity and natural gas use. Mobile source emissions would be generated due to personal vehicles use from employees and trips associated with the proposed use (i.e. delivery and transport trucks). A mitigation measure was recommended to reduce impacts related to Toxic Ari Contaminants during construction and operation. For individual projects (excluding ADUs, single-family residences, and duplexes) where construction activities would occur within 1,000 feet of sensitive receptors, would last longer than two months, and would not utilize a fleet comprised of strictly EPA rated Tier 4 engines and/or alternative fuel construction equipment, it is required that a construction health risk assessment (HRA) be performed and compare the risk to the certain SDAPCD thresholds. This reduced the impact, and the impact may be considered insignificant. The Supplemental EIR also found potentially significant impacts in other aspects of air quality. Implementation of the build-out of the General Plan would violate air quality standards. Despite identifying policies and mitigation measures that would reduce the potentially significant impacts, each of these significant impacts was considered significant and unavoidable. Implementation of Mitigation Measure AQ-2 and compliance with applicable general plan policies would reduce impacts to the extent feasible, however it would be speculative to quantify such emissions since the details of the individual projects are not known. Therefore, the Supplemental EIR determined that impacts would remain significant and unavoidable. A statement of overriding considerations was adopted. At the project-level, the Project is consistent with the projected buildout of the General Plan. As stated in the Air Quality Screening Letter prepared by Ldn Consultants, Inc., (July 2024), project emissions would meet the SDAPCD daily emission thresholds for construction and operation. The project would be required to implement Mitigation Measure AQ-2 from the Supplemental EIR to reduce construction emissions to the extent necessary. The project would also be required to Jan. 21, 2026 Item #1 89 of 444 15183 / 15168 Exemption Checklist implement Mitigation Measure AQ-3, unless measures such as the use of Tier 4 and/or alternative fuel construction equipment are recommended to reduce the risk to appropriate levels. The Air Quality Screening Letter made specific assumptions about the project’s designed features, including that all construction equipment during grading operations would all be Tier 4. Therefore, the project is conditioned to use a fleet comprised of strictly EPA rated Tier 4 engines and/or alternative fuel construction equipment. The use of diesel-powered construction equipment would be temporary and episodic and would occur in several locations isolated from one another. Furthermore, diesel exhaust disperses rapidly over short distances. In order to further avoid potential impacts to residents to the south, the project would be required to implement dust-minimizing construction best management practices during all construction activities. The project would comply with the city's Climate Action Plan (CAP) Consistency Checklist for new development projects, which would require reach code amendments beyond the Green Building Standards Code for energy efficiency. CARB’s Air Quality and Land Use Handbook (April 2005) identifies the sources of the most common odor complaints received by local air districts. Typical sources include facilities such as sewage treatment plants, landfills, recycling facilities, petroleum refineries, and livestock operation. The project would not create objectionable odors. Odor impacts would be less than significant. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The 2015 General Plan EIR and Supplemental EIR identified a cumulatively considerable impact from the net increase of criteria pollutants citywide from buildout of the General Plan, and a statement of overriding considerations was adopted. The project is consistent with the projected buildout of the General Plan. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. At the project-level, analysis of criteria pollutant emissions from development of the project indicate that the project would not exceed criteria pollutant thresholds and emission levels would fall below the SDAPCD thresholds of significance. Therefore, the project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. The project could result in short-term construction emissions, but implementation of project conditions, requiring the use of best management practices for construction emissions, and use of Tier 4 construction fleet would reduce impacts. Further environmental review is not required because there are no substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major Jan. 21, 2026 Item #1 90 of 444 15183 / 15168 Exemption Checklist revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Applicable mitigation measures or conditions of approval: • All off-road diesel-fueled equipment (e.g., rubber-tired dozers, graders, scrapers, excavators, asphalt paving equipment, cranes, and tractors) associated with project construction shall be at least California Air Resources Board (CARB) Tier 4 Certified or better. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper working condition prior to operation. • Mitigation Measure AQ-2 – Use architectural coating materials, as defined in SDAPCD Rule 67.0.1, that are zero-emission or have a low-volatile organic compound (VOC) content (below 10 grams per liter). • Mitigation Measure AQ-2 – Prohibit the installation of woodstoves, hearths, and fireplaces in new construction. • The project applicant and/or its contractor shall be responsible for implementation of the following fugitive dust suppression techniques: - All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. - All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. - All visible mud and dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. - Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. - A publicly-visible sign with the telephone number and person to contact regarding dust complaints shall be posted on the project site prior to the initiation of construction activities. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 4. Biological Resources – Would the Project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? Jan. 21, 2026 Item #1 91 of 444 15183 / 15168 Exemption Checklist b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? e) Conflict with any local policies or ordinance protecting biological resources, such as tree preservation policy or ordinance? f) Conflict with the provisions of any adopted Habitat Conservation Plan, Natural Communities Conservation Plan, other approved local, regional or State habitat conservation plan or any other local policies or ordinances that protect biological resources? Discussion Natural vegetation communities cover approximately 7,574 acres, or 30%, of land within the city’s jurisdiction. The remainder of the city is agricultural lands, disturbed lands, or developed lands. Many of the outlying areas are contiguous with larger natural areas, and may be part of significant wildlife habitats or movement corridors. In contrast, the central and valley portions of the city contain fewer natural areas. Various-sized remnants of native habitats, such as hillside and canyon areas, wetland habitats, beaches and marine habitats exist in many areas of the city. Although these areas may have been modified from their natural conditions, they are still important habitats for wildlife. Habitat values are generally highest in areas of relatively large acreage adjacent to other similar habitat systems. Some sensitive biotic resources may persist even in urbanized settings, such as oak trees, rare plants, etc. Federal and state agencies, including the U.S. Fish and Wildlife Service (USFWS) and the California Department of Fish and Wildlife (CDFWG), maintain listings of sensitive species and habitat (i.e., federal or state listed endangered, federal or state listed threatened, Species of Special Concern, federal or state candidate species; and federally listed critical habitat). A project may impact biological resources through the loss or destruction of individuals of a sensitive species or through degradation of sensitive habitat. Habitat degradation may occur through grading or excavation, increases in water or air pollutants, increased noise, light, or vibration, interruption of fresh or salt water supplies, reduction in food supplies or foraging areas, or interference with established wildlife movement patterns on or between habitat areas. Projects, which create long-term or episodic impacts to natural areas -- such as by generating toxic fumes or fugitive dust – could also result in degradation or destruction of a natural habitat. New Jan. 21, 2026 Item #1 92 of 444 15183 / 15168 Exemption Checklist development, construction, roadways, and agricultural use all have the potential to lower or remove natural resource values of natural open space systems. The term "biological resources" refers to plant and animal species and habitats that support plant and animal species. The value of a habitat and the resources present on the project site and potential project impacts are assessed preliminarily during the initial study review process. The first task in the assessment of biological impacts is an evaluation of the plant and animal resources on the project site and surrounding area, and the second focuses on the project impact itself, using a series of assessment factors. Based on a preliminary site assessment and review of existing historical resource information, staff utilizes the methodologies described below to determine whether resources on a site are biologically valuable, and whether a project may result in a significant impact to biological resources. In some instances, a biological consultant survey of the site is required to determine the presence or absence of sensitive species and the value of habitat on and surrounding the project site, and to identify potential project impacts and feasible measures which could be incorporated into the project design to avoid or minimize the potentially significant impacts. This information is provided to staff in a biology report prepared by the project applicant. The determination of impact is done on a case-by-case basis. Because of the complexity of biological resource issues, substantial variation can occur between cases. Cumulative impacts are those caused by the additive effect of multiple direct and indirect impacts to a biological resource over time. A project’s direct and indirect impacts may not be individually significant, but the additive effect when viewed in connection with the impacts of past, present and probable future projects may cause the significant loss or degradation of a resource. In addition, multiple different impacts to a resource may be cumulative. For instance, a creek may be impacted directly and indirectly from road crossings, buffer encroachment and edge effects, all of which cumulatively cause the overall degradation of the creek. A project may have significant cumulative effects notwithstanding the project’s conformance with a regulatory program or existing mitigation plan such as a Habitat Conservation Plan (HCP) or Natural Communities Conservation Plan (NCCP). For example, species may become listed that were not addressed in the adopted plan, or insufficient information was available at the time of plan adoption. The city participates in regional conservation efforts through implementation of the Carlsbad Habitat Management Plan (HMP) which is Carlsbad's subarea plan under the Multiple Habitat Conservation Plan (MHCP). The MHCP is a comprehensive, multiple jurisdiction planning program designed to develop an ecosystem preserve in northwestern San Diego County. This preserve system is intended to protect viable populations of key sensitive plant and animal species, their habitats and ecosystem function, while accommodating continued economic growth. In the General Plan EIR and Supplemental EIR, it was stated that future development has the potential to adversely affect special-status species or their habitats, which is considered a potentially significant impact. For example, vegetation clearing, and excavation could remove habitat or directly impact individuals (e.g., mortality). Excavation, ground clearing, equipment and materials storage, access routes, and other activities could result in impacts on runoff and/or water quality, potentially affecting aquatic habitat. Excavation, ground clearing, and access routes could also result in air quality impacts (dust, exhaust) that could affect adjacent habitats. Equipment or construction related traffic could introduce hazardous materials into habitats and generate noise that may impact special-status species. Equipment and construction personnel could also introduce noxious and/or invasive species that could damage habitats, such as by disseminating seeds. Any of these effects could result in significant impacts on special-status species. For this reason, residential development sites that require vegetation removal, ground disturbance of unpaved areas, parking or staging of equipment or material on unpaved areas, etc. Jan. 21, 2026 Item #1 93 of 444 15183 / 15168 Exemption Checklist are subject to Mitigation Measure BIO-1. Mitigation Measure BIO-1 requires a qualified biologist to conduct a biological resources reconnaissance of the site, consistent with the requirements of General Plan Policy 4-P.9 and the HMP Guidelines for Biological Studies. Consistent with Mitigation Measure BIO-1 in the Supplemental EIR, a Biological Resource Assessment was prepared for the project site. The project site does not contain any riparian or jurisdictional water resource features or trees that are protected by the Trees Ordinance and Community Forest Management Plan. Further, the site is not located proximal to areas protected per the HMP and MSCP. As stated in the Biological Resources Assessment (Rincon Consultants, Inc., May 2019) and confirmed in a letter report prepared by Everett & Associates (July 2024) to confirm the 2019 findings, the proposed project will result in the removal of 0.14 acres of disturbed scrub oak chaparral habitat containing the sensitive species Nuttall's scrub oak (Quercus dumosa). Direct impacts to this habitat will be mitigated at a 1: 1 ratio to reduce this impact to below a level of significance. The proposed project is not anticipated to cause significant indirect impacts to sensitive biological resources. The site does contain ornamental trees and shrubs that could be used by nesting birds. Mitigation Measure BIO-2 would be implemented at the city's discretion to avoid potentially adverse impacts to nesting birds. The project site is located in a developed part of the city and is surrounded by urban uses, including residences and a privately operated golf course. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018- 0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Implementation of the proposed project would result direct loss of habitat (0.14 acres of disturbed scrub oak chaparral habitat containing the sensitive species Nuttall's scrub oak (Quercus dumosa)). Direct impacts to this habitat will be mitigated at a 1: 1 ratio to reduce this impact to below a level of significance, consistent with the requirements of General Plan Policy 4-P.9 and the HMP Guidelines for Biological Studies. Further environmental review is not required because there are no substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Applicable mitigation measures or conditions of approval: Jan. 21, 2026 Item #1 94 of 444 15183 / 15168 Exemption Checklist • Direct impacts to this habitat (0.14 acres of disturbed scrub oak chaparral habitat containing the sensitive species Nuttall's scrub oak – Quercus dumosa) will be mitigated at a 1:1 ratio to reduce this impact to below a level of significance. • To avoid and minimize potential impacts to nesting birds including passerines and raptors, the following measures shall be implemented: 1. Grading or removal of potentially occupied habitat should be conducted outside the nesting season, which occurs between approximately February 1 and August 31. 2. If construction activities are initiated during the bird nesting season (February 1 – August 31) involving removal of vegetation or other nesting bird habitat, including abandoned structures and other man-made features, a pre-construction nesting bird survey shall be conducted no more than three days prior to initiation of ground disturbance and vegetation removal activities. The nesting bird pre-construction survey shall be conducted on foot and shall include a 300-foot survey buffer around the construction site. The survey shall be conducted by a biologist familiar with the identification of avian species known to occur in southern California coastal communities (i.e., qualified biologist). If active nests are found, an avoidance buffer shall be determined by a qualified biologist in coordination with the city. The avoidance buffer width will depend upon the species, the proposed work activity, and existing disturbances associated with land uses outside of the site, which shall be demarcated by the biologist with bright orange construction fencing, flagging, construction lathe, or other means to demarcate the boundary. All construction personnel shall be notified as to the existence of the buffer zone and to avoid entering the buffer zone during the nesting season. No ground disturbing activities shall occur within the buffer until the biologist has confirmed that breeding/nesting is completed, and the young have fledged the nest. Encroachment into the buffer shall occur only at the discretion of the qualified biologist on the basis that the encroachment will not be detrimental to an active nest. A report summarizing the pre-construction survey(s) shall be prepared by a qualified biologist and shall be submitted to the city prior to the commencement of construction activities. • Construction activities will only occur during daylight hours, and no artificial lighting will be used. • Lighting in the final development shall be situated such that it does not face open space areas. • Grading limits will be clearly marked. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 5. Cultural and Tribal Cultural Resources – Would the Project: a) Cause a substantial adverse change in the significance of a historical resource as defined in 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to 15064.5? Jan. 21, 2026 Item #1 95 of 444 15183 / 15168 Exemption Checklist c) Disturb any human remains, including those interred outside of formal cemeteries d) Cause a substantial adverse change in the significance of a Tribal cultural resource as defined in Public Resources Code Section 21074 that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k). Or Cause a substantial adverse change in the significance of a Tribal cultural resource as defined in Public Resources Code Section 21074 that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1 Discussion “Cultural resources” are broadly defined as anything made, modified, or moved in the past. Cultural resources can also be described in terms of time period (prehistoric, ethnographic, and historic), culture (for example, Native American or Euroamerican), physical state (archaeological, built environment, landscape level, and sacred/religious), and significance, which is defined as meeting certain criteria and age thresholds specified in the regulations. In particular, a resource that is considered sacred, religious, spiritual or an object of cultural value to Native American tribes, regardless of time period, is a “Tribal Cultural Resource” that is given special and separate consideration under state and federal law. Cultural resources are found throughout the County of San Diego and are reminders of the County’s 10,000-year-old historical record. They are typically located in protected areas near water sources and multiple ecoregions. Landform does not always equate to the presence of cultural resources; however, landform does provide clues to the potential for resources. For example, gently sloping topography and bedrock outcropping in combination with a local water source and two or more ecosystems are generally similar should be scrutinized more closely than steeply sloping topography for the presence of prehistoric sites. However, steep hillsides may contain historic sites such as mines, and prehistoric sites such as rock art, quarries, rock shelters, and caches. Cultural resources encompass both the built (post-1769) and the archaeological environments as well as traditional cultural properties. They require an understanding of basic concepts before a determination of significance can be made. Historical resources include all properties (historic, archaeological, landscapes, traditional, etc.) eligible or potentially eligible for the National Register of Historic Places, as well as those that may be significant pursuant to state and local laws and registration programs such as the California Register of Historical Resources or the City of San Diego Historical Resources Register. Jan. 21, 2026 Item #1 96 of 444 15183 / 15168 Exemption Checklist “Historical resource” means site improvements, buildings, structures, historic districts signs, features (including significant trees or other landscaping), places, place names, interior elements and fixtures designated in conjunction with a property, or other objects of historical archaeological, scientific, educational, cultural, architectural, aesthetic, or traditional significance to the citizens of the City and the region. They include buildings, structures, objects, archaeological sites, districts or landscapes possessing physical evidence of human activities that are typically over 45 years old, regardless of whether they have been altered or continue to be used. Historical resources also include traditional cultural properties. Projects that affect historical resources, such as by demolition, relocation, rehabilitation, conversion, alteration, or construction, may have a significant impact. The stock of significant historical resources cannot be replenished and is finite. Thus, the permanent loss of a resource is irreversible. While, in some circumstances, the resource's integrity can be maintained after rehabilitation, conversion, alteration, or construction, insensitive work also may result in a significant impact. Archaeology involves the physical, structural, and documentary evidence of past human endeavors – all composed of the remnants of past human activity, and include, but are not limited to, surface or subsurface artifact scatters, midden deposits, subsurface features, and human remains associated with any culture. Such cultural resources may or may not be visible on the surface and may be of either prehistoric or historic origin. Because of its climate, topography, and natural resources, the greater San Diego area is known to have supported prehistoric and historic cultures. The location of known archaeological sites is confidential to prevent scavenging of artifacts. Artifacts are considered finite and non-renewable resources. Artifacts may be lost or destroyed through grading, crushing, scattering, or removal from the ground. In addition, scattering or otherwise taking the artifacts out of their original placement may result in the loss of important information about the relationship of artifacts to each other. With archaeological resources, the relationship of materials to each other in the ground is more informative than the same artifacts removed to a laboratory for study. It is important to note that other that was is presented in this section, different perspectives exist to explain the presence of Native Americans in the region. The Native American perspective is that they have been here from the beginning as described by their creation stories – and not necessarily agree with the distinction of different archaeological cultures or periods. Archaeological sites are the locations of an event, a prehistoric or historic occupation or activity, or the former location of a building or structure, where the location itself possesses historic, cultural, or archaeological value regardless of the value of any existing structure or feature (OHP 1995). Archaeological sites can be defined by the presence of one or more features or artifacts. When based solely on artifact presence, archaeological sites are defined as such when there are at least three artifacts in a ten-square meter area. Archaeological isolates are individual artifacts that are reasonably believed to be out of primary context, such as artifacts that have been transported a distance from their original locations due to a variety of cultural or natural processes. In some cases, isolates indicate the presence of more extensive subsurface archaeological deposits. In other cases, particularly where the isolate is not in primary context, the presence of an isolate may indicate a more extensive prehistoric site in the vicinity, or simply reflects the general sensitivity of the area. Paleontological resources are the fossilized remains of organisms that have lived in the region in the geologic past and the accompanying geologic strata. Because the majority of species that have existed on Earth are extinct, the fossil record represents the primary source of data on ancient life forms. In addition, the fossil record is finite, and many scientists feel that no single species is sufficiently understood or represented in research as to preclude further need for specimens. Paleontological resources are considered non-renewable and important. Paleontological resources occur throughout the County of San Diego. They are not evenly distributed; the potential for fossil occurrence in the city depends on the rock type exposed at the Jan. 21, 2026 Item #1 97 of 444 15183 / 15168 Exemption Checklist surface in a given area. Rocks are classified into three principal types: igneous, metamorphic and sedimentary. Sedimentary rocks are usually layered or bedded and formed from cemented accumulations of sand, silt or mud. The sedimentary rocks in the city range in age from the Cretaceous (100 million years before present) to the recent periods. Intrusive igneous rocks, formed at depth from molten magma and intruded into other rock bodies, tend to be homogeneous masses, such as granite, and do not contain fossils. Extrusive igneous rocks, such as volcanic rocks, very rarely contain plants or animal fossils. Metamorphic rocks, products of modifications to igneous or sedimentary rocks by heat, pressure or fluids, may or may not contain fossils, depending on the degree of alteration and the original rock type. The 2015 General Plan EIR determined that impacts to historical and archaeological resources would be less than significant with regard to adverse changes to historical landmarks and other historical resources, adverse changes to archeological resources, or the disturbance of human remains. It was noted in the 2015 General Plan EIR that individual development projects would be subject to project-specific development and planning review, including tribal consultation, and built environment evaluation if necessary. For project-level environmental documents, significance is determined through the Tribal, Cultural, and Paleontological Resources Guidelines, on a case-by-case basis. According to the South Coastal Information Center (SCIC) in July 2022 for the Supplemental EIR, seven cultural resource sites are located within Carlsbad, including one built environment resource and six archaeological resources. Among these, only the built environment resource, 2550 Carlsbad Boulevard (P-37-037179), was evaluated for historical resource significance and it was recommended ineligible for NRHP, CRHR, and local listing in 2012. As explained in the Supplemental EIR, measures to reduce impacts outlined above would not in all cases avoid impacts to cultural and historical resources. Therefore, the Supplemental EIR found potentially significant impacts in the areas cultural and tribal cultural resources. Despite identifying policies that would reduce the potentially significant impacts, each of these significant impacts was considered significant and unavoidable. However, no mitigation measures were required because adherence to the relevant General Plan policies, the Historic Preservation Ordinance, and the relevant provisions of the Carlsbad Cultural Resource Guidelines would reduce impacts to the maximum extent feasible. No other feasible mitigation measures are available. Cumulative development in the area would disturb areas with the potential to contain tribal cultural resources. Given the potential to damage these unknown tribal cultural resources, cumulative impacts could be significant. In the event that future cumulative projects would result in impacts to known or unknown tribal cultural resources, impacts to such resources would be addressed on a case-by-case basis, and would be subject to the Carlsbad Cultural Resource Guidelines. The City of Carlsbad has adopted policies to minimize impacts to historical resources, which would apply to future development facilitated by the project. As outlined above in Section 4.4.2, Regulatory Setting, General Plan policies 7-P.1, 7-P.2, 7-P.5, and 7-P.6 promote the identification, designation, and retention of historically significant buildings. In addition, under city’s Historic Preservation Ordinance, projects involving the alteration, demolition, or relocation of a nominated or designated property or work within a nominated or designated historic site or historic district, are subject to a permit review process designed to reduce impacts to historical resources. In most cases, the approval of a permit for a project involving a nominated or designated historical resource would be required to adhere to the Standards, which would minimize impacts to the maximum feasible extent possible. As concluded in the General Plan EIR, policies 7-P. 7 through 7-P.11 of the Arts, History, Culture, and Education Element would reduce impacts to tribal resources by implementing the Carlsbad Jan. 21, 2026 Item #1 98 of 444 15183 / 15168 Exemption Checklist Cultural Resource Guidelines which requires monitoring of ground-disturbing activities in areas known to contain tribal resources; and ensuring proper treatment of resources discovered during ground-disturbing activities. Consistent with the General Plan EIR, the Supplemental EIR concluded that compliance with these guidelines and General Plan policies, would reduce potential impacts to paleontological resources to less than significant. A Phase I Pedestrian and Extended Phase I Survey Report for the project site was prepared by Rincon Consultants, Inc., May 2019. As reported, one cultural resource, CA-SDl-702, was identified on the project site as a result of the records search and an additional eight prehistoric resources were previously recorded within a 0.5-mile radius of the project site. A pedestrian survey of the project site was performed and CA-SDl-702 was not located. An Extended Phase I (XPI) was performed to determine whether a subsurface component of CA-SDl-702 is present on the project site. A total of 10 shovel test pits were excavated to locate buried cultural deposits within the Project site. No surface or subsurface cultural resource deposits were identified during the XPI survey. While no evidence of any cultural resources were found on-site, two management recommendations were provided in the above referenced report. The 2019 report findings and management recommendations were confirmed in a report addendum prepared in July 2024. Implementation of these recommendations prior to and during construction would avoid potential impacts to cultural resources. No feasible mitigation measures are required beyond adherence to applicable General Plan policies, the Historic Preservation Ordinance, and the relevant provisions of the Carlsbad Cultural Resource Guidelines. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. To mitigate potential impacts to cultural resources (archeological and/or tribal), the project will be conditioned to comply with General Plan policies (7-P.8 and 7-P.9), which recommends during construction to require monitoring of grading, ground-disturbing, and other major earthmoving activities in previously undisturbed areas or in areas with known archaeological or paleontological resources by a qualified professional, as well as a tribal monitor during activities in areas with cultural resources of interest to local Native American tribes. Both the qualified professional and tribal monitor shall observe grading, ground-disturbing, and other earth-moving activities. Further environmental review is not required because there are no substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new Jan. 21, 2026 Item #1 99 of 444 15183 / 15168 Exemption Checklist information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Applicable mitigation measures or conditions of approval: • Prior to the issuance of a grading permit or the commencement of any ground disturbing activities, whichever occurs first, the applicant 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 Luiseño 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 Luiseño 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 Luiseño 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 Luiseño Native American monitor and the archaeologist. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 6. Geology and Soils – Would the Project: a) Directly or indirectly cause potential substantial adverse effects including the risk of loss, injury, or death involving rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault?? b) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking? c) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving seismic-related ground failure, including liquefaction? Jan. 21, 2026 Item #1 100 of 444 15183 / 15168 Exemption Checklist d) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving landslides? e) Result in substantial soil erosion or the loss of topsoil? f) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? g) Be located on expansive soil, as defined in Table 1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? h) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? i) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Discussion Geologic processes that result in geologic hazards include: surface rupture, ground shaking, ground failure, tsunamis, seiches, landslides, mudflows, and subsidence of the land. Because the region is generally considered to be geologically active, most projects will be exposed to some risk from geologic hazards, such as earthquakes. Thus, significant geologic impacts exceed the typical risk of hazard for the region. Carlsbad is within the coastal portion of the Peninsular Ranges Geomorphic Province, a region characterized by northwest-trending structural blocks and intervening fault zones. Typical lithologies in the Peninsular Ranges include a variety of igneous, intrusive rocks associated with the Cretaceous-age (between approximately 65 and 135 million years old) Southern California Batholith (a large igneous intrusive body). Topographically, the Peninsular Ranges Province is composed of generally parallel ranges of steep-sloping hills and mountains separated by alluvial valleys. More recent uplift and erosion has produced the characteristic canyon and mesa topography present today in western San Diego County, as well as the deposition of surficial materials including Quaternary-age (less than approximately two million years old) alluvium, colluvium and topsoil. In Carlsbad, geologic hazards have clearly definable physical effects. Earthquakes are a primary cause of geologic hazards in San Diego County and can impact extensive regions of land. Earthquakes can produce fault rupture and strong ground shaking, and can trigger landslides, rockfalls, soil liquefaction, tsunamis, and seiches. Overly steep slopes and/or water-saturated slopes are also common causes of landslides. In turn, these geologic hazards can lead to other hazards such as fires, dam failures, and toxic chemical releases. Primary effects of earthquakes include violent ground motion, and sometimes permanent Jan. 21, 2026 Item #1 101 of 444 15183 / 15168 Exemption Checklist displacement of land associated with surface rupture. Earthquakes can snap and uproot trees, or knock people to the ground. They can also shear or collapse large buildings, bridges, dams, tunnels, pipelines and other rigid structures, as well as damage transportation systems, such as highways, railroads and airports. Secondary effects of earthquakes include near-term phenomena such as liquefaction, landslides, fires, tsunamis, seiches and floods. Long-term effects associated with earthquakes include phenomena such as regional subsidence or emergence of landmasses and regional changes in groundwater levels. While not as dramatic and life-threatening as earthquakes or landslides, expansive soils pose a threat to the structural integrity of buildings and other infrastructure, and in the United States expansive soils have caused more financial damage overall than any other geologic hazard. The potential for groundshaking and liquefaction during seismic events are identified as potentially significant impacts in the 2015 General Plan EIR. Mitigation Measure GS-3, which requires adherence to the Uniform Building Code and State building requirements, and Mitigation Measure GS-4, which requires stabilization of alluvial and colluvial material, would reduce the potentially significant impacts to less than significant. The project is not placing structures designed for regular occupancy on areas of fill. The proposed earthwork will consist of 4,000 cubic yards (CY) of cut, 500 CY of fill, 3,500 CY of export and 3,500 CY of remedial. There are no active or planned extraction (removal) of mineral resources, groundwater, oil, or natural gas on-site or in the surrounding area. The project does not contain any distinct and prominent geologic or physical features that may be physically altered by project implementation. Moreover, there are no potentially hazardous geologic conditions such as the construction of cut slopes exceeding a grade of 1.5 horizontal to one vertical or the project is located on slopes exceeding 25% grade. There is no construction of a cut slope over 15 feet in height as measured from the lowest finished grade. According to the environmental documents, development facilitated by the General Plan EIR and Supplemental EIR was already expected to involve construction activities such as stockpiling, grading, excavation, paving, and other earth-disturbing activities. Loose and disturbed soils are more prone to erosion and loss of topsoil by wind and water. Construction activities that disturb one or more acres of land are subject to the Construction General Permit (Order 2009-0009, as amended by Orders 2010-0014-DWQ and 2012-006-DWQ; Municipal Permit Order No. R9-2013-0001, as amended by Orders R9-2015-0001 and R9-2015-0100; NPDES Permit No. CAS0109266, issued by the California RWQCB, San Diego Region). Compliance with the permit requires each qualifying development project to file a Notice of Intent with the SWRCB. Permit conditions require preparation of a Stormwater Pollution Prevention Plan (SWPPP), which must describe the site, the facility, erosion and sediment controls, runoff water quality monitoring, means of waste disposal, control of construction sediment and erosion control measures, maintenance responsibilities, and non-storm water management controls. The city’s project approval process requires project proponents to incorporate SWPPP and urban runoff management into their projects during construction activities. The city requires the development of appropriate pollution control plans, including storm water pollution prevention. SWPPPs, and construction BMP plans, are needed to comply with the requirements of the Municipal Permit, local ordinances, and other applicable regulations. All new construction projects are required to prepare and submit an appropriate Construction SWPPP in accordance with the Storm Water Standards Manual. For private development projects, the Construction SWPPP is reviewed and approved by Engineering Development Services Division prior to issuance of construction permits. For Capital Improvement Program (CIP) projects, Construction SWPPPs are prepared prior to the notice to proceed. The approved Construction SWPPP must comply with all applicable requirements of the State’s Construction General Permit. The General Plan EIR and Supplemental EIR estimated that adherence to the requirements of the NPDES Construction Jan. 21, 2026 Item #1 102 of 444 15183 / 15168 Exemption Checklist General Permit and Municipal Regional Stormwater Permit, including installation of appropriate BMPs to control stormwater runoff, and compliance with the CMC would reduce the potential for development facilitated by the project to cause erosion or the loss of topsoil. Impacts related to soil erosion were determined to be less than significant in the General Plan EIR and Supplemental EIR. Recommendations within site specific geotechnical reports would be incorporated into project design, as required by the CBC. Compliance with provisions of CMC and CBC would reduce potential impacts related to locating future development on expansive soils. The project was reviewed for consistency with General Plan, Local Coastal Program, Habitat Management Plan, Carlsbad Standards Manual and any other applicable standards including all storm water policies and requirements. Project location is reviewed for proximity to environmentally sensitive areas and to determine if project drains to a water body on the 303(d) list. The proposed project would implement a SWPPP to control erosion during grading and recommendations regarding site preparation and foundation design stated within the site-specific geotechnical report prepared as required per CMC as stated above (GeoSoils December 2003). The project would connect to an existing sewer; thus, no septic system would be installed. As shown in Figure 4.5-5 of the Supplemental EIR, the project site is located in an area with low paleontological sensitivity. As stated in the Paleontological Resource Assessment prepared by Rincon Consultants, Inc. (July 2024), the project site is underlain by three geologic units. Artificial fill has no paleontological sensitivity, and Quaternary alluvium and Quaternary old alluvial floodplain deposits (undivided) have low paleontological sensitivity. Ground-disturbing construction activities that affect previously undisturbed portions of geologic units with high or moderate paleontological sensitivity could result in significant impacts to paleontological resources under CEQA and City guidelines. The project site is not located proximal to a fault. Ground disturbing activities are anticipated to include remedial grading or drilling of vibro piers, excavations for utility lines, and building pad grading in areas where remedial grading/vibro piers will not be required. Activities will be limited to the aforementioned geologic units with no and low paleontological sensitivity. Therefore, significant impacts to geological resources are not anticipated. Site specific impacts would be avoided by implementing the city's existing guidelines. No further mitigation is required. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Further environmental review is not required because there are no substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new Jan. 21, 2026 Item #1 103 of 444 15183 / 15168 Exemption Checklist information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. As discussed above, the project would not result in any significant impacts to geology and soil resources; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. No mitigation measures are required because, like under the 2015 General Plan EIR, impacts would be less than significant without mitigation. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 7. Greenhouse Gas Emissions – Would the Project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Discussion Greenhouse gas emissions (GHG) emissions have the potential to adversely affect the environment because such emissions contribute, on a cumulative basis, to the significant cumulative impact of global climate change. Cumulative impacts are those that result from the combination of past, present, and probable future projects, producing related effects. The proper context for addressing GHG emissions is within an assessment of cumulative impacts because, although it is unlikely that a single project would contribute significantly to climate change, cumulative emissions from many projects could impact global GHG concentrations and the global climate system. At a local level, climate action planning has been developed in response to State legislation and policies that are aimed at reducing California’s GHG emissions. This includes Executive Order S-3-05, which established the 2050 statewide GHG reduction target of 80 percent below 1990 levels, Executive Order B-30-15, which established the 2030 statewide GHG reduction target of 40% below 1990 levels, and Assembly Bill 32, the Global Warming Solutions Act (AB 32), which tasked the California Air Resources Board (CARB) with creating the Climate Change Scoping Plan (Scoping Plan) to provide a path for local governments to contribute their fair share of the GHG emission reductions necessary to achieve the target. Consistent with AB 32 and the CARB Scoping Plan, local climate action planning efforts have typically set a GHG target for 2035 and 2045 or 2050. The city’s Climate Action Plan (CAP) is designed to reduce Carlsbad’s GHG emissions and streamline environmental review of future development projects in the city. The original CAP, adopted in September 2015, was prepared concurrently with the city’s updated General Plan and included actions to carry out the General Plan’s goals and policies, consistent with the Community Vision articulated during Envision Carlsbad. The original CAP was also correlated with the EIR on the General Plan, with the CAP GHG reduction target synchronized with the EIR. CAP Jan. 21, 2026 Item #1 104 of 444 15183 / 15168 Exemption Checklist Amendment No. 1, adopted in May 2020 and amended in November 2024, revised the greenhouse gas inventory, reduction targets and forecast, updated reductions from existing measures, and incorporated new reduction measures. The City of Carlsbad CAP is designed to provide discrete actions to operationalize the General Plan policies that help with GHG reduction, as well as outline additional actions to help meet GHG reduction targets. The CAP is also consistent with CEQA Guidelines section 15183.5 that allows jurisdictions to analyze and mitigate the significant effects of GHG at a programmatic level, by adopting a plan to reduce GHG emissions. Project-specific environmental documents prepared for projects consistent with the General Plan may rely on the programmatic analysis contained in the CAP and the EIR certified for the Carlsbad General Plan. The plan consistency analysis prepared for the Supplemental ElR demonstrated that future land use development projects (under baseline land use assumptions) generally comply with the plans, policies, regulations and GHG reduction actions/strategies outlined in City of Carlsbad CAP, Scoping Plan and SANDAG Regional Plan, and City of Carlsbad General Plan. The Housing Element Implementation and Public Safety Element Update consisted of amendments to the Carlsbad General Plan to implement the programs of the city's Housing Element Update 2021-2029 and comply with changes in State law. The Housing Element Implementation and Public Safety Element Update was found to be consistent with the measures in the Carlsbad CAP and the policies related to GHG emissions reductions in the City of Carlsbad General Plan. However, as the Housing Element rezoning program resulted in an increase in housing units that were not accounted for in the CAP analysis, which included setting emissions reductions targets and identifying measures to meet the targets, the Supplemental EIR concluded that the rezonings would conflict with the GHG emissions reduction strategy and it would need to be updated. (Implementation of Mitigation Measure GHG-1 would update the Climate Action Plan.) For this reason, the Supplemental EIR found potentially significant impacts with GHG. Despite identifying policies and mitigation measures that would reduce the potentially significant impacts, each of these significant impacts was considered significant and unavoidable. A statement of overriding considerations was adopted. As part of the updated CAP, according to the Supplemental EIR, the city was required to establish CEQA GHG Emissions Thresholds of Significance and an updated CAP Consistency Checklist that are consistent with the updated Carlsbad CAP for use in future CEQA GHG emissions analyses through 2030 and consistent with SB 32. In addition, upon completion of future CAP updates and as necessary, the city was required to update the CEQA GHG emissions thresholds of significance and CAP Consistency Checklist to be consistent with each CAP update. The purpose of the city’s CAP Consistency Checklist is to implement GHG reduction measures from the CAP and determine if development would demonstrate consistency with the CAP’s assumptions for implementation. Projects that are consistent with the CAP, as determined through the use of this Checklist, may rely on the CAP for the cumulative impact analysis of GHG emissions. For more GHG-intensive projects, the applicant must demonstrate and achieve no net increase in GHG emissions from additional density above the General Plan baseline emissions for the project site. Applicants shall be required to quantify the GHG emissions from their projects that exceed the GHG emissions for the densities or intensities forming the basis of the CAP forecasts. Subsequent to the certification of the Supplemental EIR, a Climate Action Plan Update was adopted in 2024 (November 12, 2024) to implement Mitigation Measure GHG-1. The 2024 Climate Action Plan Update concluded that the city was on track to reach its 2030, 2035, and 2045 targets, with additional GHG reduction measures to be implemented over time. No change was made to the CAP Consistency Checklist. The city’s CAP remains a qualified GHG emissions Jan. 21, 2026 Item #1 105 of 444 15183 / 15168 Exemption Checklist reduction plan in accordance with State CEQA Guidelines section 15183.5. Pursuant to CEQA Guidelines sections 15064(h)(3), 15130(d), and 15183(b), a project’s incremental contribution to a cumulative GHG emissions effect may be determined not to be cumulatively considerable if it complies with the requirements of a CAP. Projects that are consistent with the General Plan (baseline land use assumptions) and implement applicable CAP GHG reduction measures may incorporate by reference the CAP's cumulative GHG analysis. Conversely, projects that are consistent with the General Plan, but do not implement CAP GHG reduction measures, as well as General Plan Amendments and Annexations that increase emissions beyond CAP projections — will require a project-level GHG analysis. The proposed project would be consistent with land use designation and allowed density. Thus, the GHG emissions associated with the project are part of the GHG emissions inventory conducted as part of the General Plan EIR and Supplemental EIR. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Further environmental review is not required because there are no substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. As discussed above, the project would not result in any significant impacts to GHG emissions; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. No mitigation measures are required because, like under the 2015 General Plan EIR, impacts would be less than significant without mitigation. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 8. Hazards and Hazardous Materials – Would the Project: a) Create a significant hazard to the public or the environment through the routine transport, storage, use, or disposal of hazardous materials? Jan. 21, 2026 Item #1 106 of 444 15183 / 15168 Exemption Checklist b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5, or is otherwise known to have been subject to a release of hazardous substances and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Discussion Hazardous materials are generally defined as any material that because of its quantity, concentration, or physical or chemical characteristics, poses a significant present or future hazard to human health and safety or to the environment, if released into the workplace or the environment (Health and Safety Code section 25501(o)). Hazardous materials are commonly stored and used by a variety of businesses and are commonly encountered during construction activities. Hazardous materials include a wide variety of substances commonly used in households and businesses. Used motor oil, paint, solvents, lawn care and gardening products, household cleaners, gasoline, and refrigerants are among the diverse range of substances classified as hazardous materials. Hazardous materials typically require special handling, reuse, and disposal because of their potential to harm human health and the environment. Depending on the type of hazardous materials that a business will handle, facilities may be required to submit plans to demonstrate compliance with applicable federal, State, or local regulations. Nearly all businesses and residences generate some amount of hazardous waste. Certain businesses and industries generate larger amounts of such substances, including gas stations, automotive service and repair shops, printers, dry cleaners, and photo processors. Hospitals, clinics, and laboratories generate medical waste, much of which is also potentially hazardous. Some hazardous materials present a radiation risk. Radioactive materials, if handled improperly or radiation accidentally released into the environment can be dangerous because certain types of radiation can cause harmful effects on the human body. Jan. 21, 2026 Item #1 107 of 444 15183 / 15168 Exemption Checklist Emergency response plans include elements to maintain continuity of government, emergency functions of governmental agencies, mobilization and application of resources, mutual aid, and public information. Emergency response plans are maintained for all types of disasters, including human-made and natural. It is the responsibility of government to undertake an on-going comprehensive approach to emergency management in order to avoid or minimize the effects of hazardous events. Local governments have the primary responsibility for preparedness and response activities. As stated in the Supplemental EIR, hazardous materials are typically utilized by most land uses such as industrial, retail/office, commercial, residential, agriculture, medical, and recreational uses, among other activities. Residential uses do not typically use hazardous materials other than small amounts for cleaning and landscaping. These materials would not be different from household chemicals and solvents already in wide use throughout Carlsbad. Residents and workers are anticipated to use limited quantities of products routinely for periodic cleaning, repair, and maintenance or for landscape maintenance/pest control that could contain hazardous materials. Those using such products would be required to comply with all applicable regulations regarding the disposal of household waste. Therefore, operation of new residential uses poses little risk of exposing the public to hazardous materials. Policies 6-P.35 through 6-P.42 require the enforcement of federal, State, county, and local regulations associated with the manufacture, use, transfer, storage, and disposal of hazardous materials and wastes and also provide for response in the case of accident or upset conditions. Through these regulatory actions, along with the ongoing public education efforts of the city, and the identification of risks, the city can continue to maintain safe conditions. With the implementation of federal, State, and local regulations and policies the risk of death, injury and/or property loss is reduced. The McClellan-Palomar Airport has an ALUCP developed and adopted by the San Diego County Airport Land Use Commission in 2010 and last amended in 2011 (San Diego County Regional Airport Authority 2011 ). San Diego County manages the operation of the airport. The city reviews all proposed development projects within the Airport Influence Area for compatibility with the ALUCP. According to Exhibit 111-5 (Compatibility Policy Map: Airport Influence Area) of the ALUCP, multiple sites are located within the Airport Influence Area - Review Area 1. Review Area 1 encompasses locations exposed to aircraft noise levels of 60 dB CNEL or greater together with all of the safety zones depicted. Therefore, this area depicts locations where noise and/or safety concerns may necessitate limitations on the types of land use actions. The proposed project would be a residential use. As stated in the Supplemental EIR, construction activities associated with residential land use development projects would involve the use of limited amounts of potentially hazardous materials, including, but not limited to, solvents, paints, fuels, oils, and transmission fluids. However, these materials would be on site temporarily, would be small quantities, and would be contained, stored, and handled in compliance with applicable standards and regulations established by the Department of Toxic Substances Control, the United States Environmental Protection Agency and the Occupational Safety and Health Administration. Any hazardous chemicals used on-site post construction would be those typically stored and used in residences. Because the proposed project is consistent with planned uses for the site as analyzed in the Supplemental EIR, it is not expected to result in new significant impacts related to hazards or hazardous materials. The project would not result in the emission or handling of hazardous materials within 0.25 mile of a school as none exist within that proximity to the site. The project site is not listed on the Jan. 21, 2026 Item #1 108 of 444 15183 / 15168 Exemption Checklist Department of Toxic Substances Control Hazardous Waste and Substances Site List (Cortese List, compiled pursuant to Government Code Section 65962.5; California Department of Toxic Substances Control 2024), nor is it located within one-quarter of a mile of any listed site. Thus, the project would not result in impacts associated with listed hazardous materials sites. The city’s Emergency Operations Plan (EOP) defines the scope of the city’s emergency preparedness and incident response activities. In general, the EOP establishes emergency organization, assigns tasks, specifies policies and general procedures, and provides for coordination of planning efforts of the various emergency staff and service elements utilizing the Standardized Emergency Management System, published by the California Office of Emergency Services (OES), and the National Incident Management System, published by the Federal Emergency Management Agency. The EOP identifies the city’s Emergency Operations Center (EOC) as the location from which centralized emergency management would be performed during a major emergency or disaster, including receiving and disseminating information, maintaining contact with other EOCs, and providing instructions to the public. It is essential to maintain effective and comprehensive emergency plans for the city to ensure lives and property are protected in the event of a disaster. Potential hazards or events that may trigger an emergency response action in the County include earthquakes, tsunamis, floods, wildland fires, landslides, droughts, hurricanes, tropical storms and freezes. Emergency response actions could also be triggered from a hazardous material incident, water or air pollution, a major transportation accident; water, gas, or energy shortage; an epidemic, a nuclear accident, or terrorism. The project would not impair implementation of or physically interfere with an adopted emergency response plan or EOP. The impact would be less than significant. The city is a participant in the San Diego County Hazard Mitigation Plan (HAZMIT Plan). This plan is intended to facilitate cooperation between agencies and encourages and rewards local and State pre-disaster planning. This enhanced planning network is intended to enable local and State governments to articulate accurate needs for mitigation, resulting in expedient allocation of funding and effective risk reduction projects. The city has implemented many of the recommended action items in the plan through existing programs and procedures and enforcement of policies and ordinances. The project would be required to comply with all city code requirements and ordinances, and thus, would not conflict with this plan and no impact associated with emergency response or evacuation would occur. The project site is not located within a Local Responsibility Area Very High Fire Hazard Severity Zone (CAL FIRE 2024). A portion of the golf course to the east is located within a moderate and high fire hazard zone. The project would comply with city fire safety regulations for project construction and operation and would not expose people or structures to a significant loss, injury, or death involving wildland fires. Impacts would be less than significant. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018- 0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. Jan. 21, 2026 Item #1 109 of 444 15183 / 15168 Exemption Checklist The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Further environmental review is not required because there are no substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. As discussed above, the project would not result in any significant impacts to hazardous and hazardous materials; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. No mitigation measures are required because, like under the 2015 General Plan EIR, impacts would be less than significant without mitigation. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 9. Hydrology and Water Quality – Would the Project: a) Would the project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basis? c.i) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? c.ii) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? c.iii) substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner that would create or contribute runoff Jan. 21, 2026 Item #1 110 of 444 15183 / 15168 Exemption Checklist water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff c.iv) substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would impede or redirect flood flows d) In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to project inundation? e) Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Discussion Hydrology is defined as the science dealing with the properties, distribution, and circulation of surface water, ground water and atmospheric water. The quantity of water which flows in a creek or river is calculated based on historic climactic conditions combined with the watershed characteristics. The slope and shape of the watershed, soil properties, recharge area, and relief features are watershed characteristics which influence the quantity of surface flows. As land is developed, impervious area is increased, thereby increasing runoff. The increased volume of water in a drainage way may have short-lived, but rather dramatic, impacts during storm events. The potentially adverse impacts include, but are not limited to, property damage and disturbance of wildlife habitat. The San Diego region is divided into 11 hydrologic units that flow from elevated regions in the east toward coastal lagoons, estuaries, or bays in the west. Each of the hydrologic units feature similar water quality characteristics, and all face similar water quality issues. Carlsbad is located within the Carlsbad Hydrologic Unit (HU). The Carlsbad HU is approximately 210 square miles in area extending from the headwaters above Lake Wolhford in the east to the Pacific Ocean in the west, and from Vista and Oceanside in the north to Solana Beach, Encinitas, and the community of Rancho Santa Fe to the south. Carlsbad, San Marcos, and Encinitas are entirely within this HU. There are numerous important surface hydrologic features within the Carlsbad HU including four unique coastal lagoons, three major creeks, and two large water storage reservoirs. The HU contains four major, roughly parallel hydrologic areas (HAs): Buena Vista (901.2), Agua Hedionda (904.3), Batiquitos (904.5), and San Elijo (904.6) HAs. Two smaller HAs, the Loma Alta (904.1) and the Canyon de las Encinas (904.4), are also within the Carlsbad HU. Approximately 48% of the Carlsbad HU is urbanized with residential (29%), commercial/industrial (6%), freeways and roads (12%), agriculture (12%), and vacant/undeveloped (32%). Urbanization alters the natural infiltration capability of the land and generates a host of pollutants that are associated with the activities of dense populations, thus causing an increase in storm water runoff volumes and pollutant loading in storm water that is discharged to receiving waterbodies. Urban development increases the amount of impervious surface in a watershed as Jan. 21, 2026 Item #1 111 of 444 15183 / 15168 Exemption Checklist farmland, forests, and other natural vegetation with natural infiltration characteristics are converted into buildings with rooftops, driveways, sidewalks, roads, and parking lots with virtually no ability to absorb storm water. Storm water runoff washes over these impervious areas, picking up pollutants along the way while gaining speed and volume because of their inability to disperse and filter into the ground. What results are storm water flows that are higher in volume, pollutants, and temperature than the flows from more pervious areas, which have more natural vegetation and soil to filter the runoff. Studies reveal that the level of imperviousness in an area strongly correlates with decreased quality of the nearby receiving waters. All components of a development must be considered in evaluating potential impacts to hydrology and water resources. Direct impacts generally result from activities that will cause damage to or have an adverse effect on the resource, such as but not limited to grading, road construction, excavation for sewer and water pipelines and appurtenances, staging areas, demolition, grading and excavation activities, etc. Pollutants associated with construction would degrade water quality if those pollutants are washed into surface waters. Sediment is often the most common pollutant associated with construction sites because of the associated earth-moving activities and areas of exposed soil. Hydrocarbons such as fuels, asphalt materials, oils, and hazardous materials such as paints and concrete discharged from construction sites could also result in impacts downstream. Debris and trash could be washed into existing storm drainage channels to downstream surface waters. These activities could impact aquatic habitat, upland wildlife, and aesthetic land values. Historically, the groundwater basins have become contaminated as a result of human activities and natural phenomena. Contamination can result from spills, leaks, leachate, or discharges of contaminants; returns from agricultural or urban irrigation; salt water intrusion; septic system and wastewater discharges; and other sources. Degradation of groundwater quality may result from a variety of activities, including: the discharge or application of wastewater, groundwater, or solid waste to the land surface or subsurface areas; groundwater injections or withdrawals, or other activities that could result in a change in the flow direction of existing plumes of groundwater contamination or saltwater intrusion; drilling that intercepts areas of groundwater contamination; leaking underground or above-ground storage tanks; or accidental spills or releases or other hazardous materials on permeable soils. A land use development project may have a significant impact to water quality if it would conflict with any of the regulations and standards listed. Locally, the San Diego Regional Water Quality Control Board (RWQCB) adopted the Regional MS4 Permit NPDES that covered the San Diego County Co-permittees. Through this permit, new and updated Runoff Management Plans and Programs, including Water Quality Improvement Plans and a Jurisdictional Management Program have been developed. Within the city, permit requirements are generally implemented. In addition, the City of Carlsbad BMP Design Manual provides guidance for land development and public improvement projects to comply with the Regional MS4 Permit. Project-specific plans are required to be prepared in accordance with the Regional MS4 Permit and BMP Design Manual. A SWPPP must be prepared and implemented for construction sites with disturbed areas greater than 1 acre. In addition, all projects must complete a Stormwater Intake Form to determine if the SWQMP required to be prepared for the project is a Standard SWQMP or a PDP SWQMP. If a project would not conform to the SWPPP or the Standard SWQMP/PDP SWQMP, the land use development project may result in a significant impact to water quality requirements or waste discharge requirements, and mitigation would be required. As stated in the General Plan EIR and Supplemental EIR, construction activities from land development projects could result in soil erosion due to earth-moving activities such as Jan. 21, 2026 Item #1 112 of 444 15183 / 15168 Exemption Checklist excavation, grading, soil compaction and moving, and soil stockpiling. However, based on the General Plan EIR and Supplemental EIR, construction impacts to surface and groundwater quality would be less than significant. The CMC also sets forth requirements and BMPs pertaining to the control of erosion, sediment and runoff in Chapter 15.12 and Chapter 15.16. The city incorporates such requirements in any land use entitlement and construction or building-related permit to be issued relative to such development or redevelopment. Furthermore, the city's LID ordinance in Chapter 15.12.080 aims to specifically reduce the amount of surface runoff and aid in groundwater recharge through techniques such as infiltration, evapotranspiration, bioretention and/or rainfall harvest and additional uses in accordance with the requirements set forth in the MS4 permit and the LID standards manual. Compliance with the above regulations and requirements would avoid and/or minimize the alteration of existing drainage patterns and manage runoff water in a manner that would avoid substantial erosion, siltation, or flooding. Further runoff would not exceed the capacity of existing or planned stormwater drainage systems. Impacts would be less than significant. In accordance with the General Plan EIR and Supplemental EIR, impacts of impervious surfaces on groundwater recharge for land development projects would be less than significant. All specific land development projects would be required to comply with all regulations and requirements set forth by FEMA and the CMC. Compliance with the above referenced regulations and measures would minimize or avoid impacts to flood flows and the release of pollutants in flood-prone areas. Additionally, the Public Safety Element Update includes policies (e.g., 6-P.1 through 6-P.12) which would develop and implement flood control programs and require installation of protective structures to minimize impacts of flooding. Impacts would be less than significant. As stated in the Supplemental EIR, some housing development would be served by the CMWD others by OMWD. The CMWD provides potable water, wastewater treatment, recycled water to about 92,000 residents in the city. CMWD supply is purchased the San Diego County Water Authority, which receives its water supply from the Colorado River, Sacramento-San Joaquin Delta and the Carlsbad desalination plant. Groundwater is not extracted for potable supply, and a Groundwater Sustainability Plan for the Batiquitos Lagoon Valley Groundwater Basin has not been prepared. Therefore, the General Plan EIR and Supplemental EIR concluded that land development would not obstruct a sustainable groundwater management plan. A SWQMP was prepared for the Project (Robin B. Hamers & Associates, Inc., December 2024). Additionally, the project applicant and contractor would be required to comply with all applicable stormwater requirements, including those referenced above to minimize water quality impacts during construction and operation. As stated in the SWQMP, the project will construct an on-site storm drain system to convey the runoff from the site to the street. The proposed storm drain system will collect runoff from the developed site and direct it to two proprietary biofiltration BMPs for treatment and then the runoff will be pumped up to a detention tank for flow control purposes. The tank will drain to the public street. The biofiltration BMPs will help to prevent sediment and debris from entering the detention tank and clogging the outlet orifice. Total post development peak runoff from the project site would not exceed pre-development rates. The proposed on-site biofiltration BMPs are designed to address pollutant and hydromodification controls. The proposed post-development pollutant source control and treatment BMPs to be implemented by the project would protect drainage and water quality. The project will not substantially alter drainage patterns or increase runoff in the project area. The project will not violate water quality standards or water discharge requirements, or otherwise substantially degrade surface or groundwater quality due to adherence to existing compliance with State and local regulations and permit requirements which require use of BMPs. The project Jan. 21, 2026 Item #1 113 of 444 15183 / 15168 Exemption Checklist will not interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin. Any alteration will not result in substantial erosion or siltation, result in increased flooding, exceed the capacity of existing or planned stormwater drainage systems, result in substantial additional polluted runoff, or otherwise degrade water quality. Impacts would be less than significant. The project site is not located along the shoreline of a lake or reservoir, or a tsunami hazard zone, or near area prone to mudflows or landslides. The project would not substantially impede recharge in Carlsbad and would be served by existing and planning potable water supplies. The project may affect water quality and ground water supply through construction and operation activities but would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. Impacts would be less than significant. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Further environmental review is not required because there are no substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. As discussed above, the project would not result in any significant impacts to hydrology and water quality; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. No mitigation measures are required because, like under the 2015 General Plan EIR, impacts would be less than significant without mitigation. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 10. Land Use and Planning – Would the Project: a) Physically divide an established community? b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or Jan. 21, 2026 Item #1 114 of 444 15183 / 15168 Exemption Checklist regulation adopted for the purpose of avoiding or mitigating an environmental effect? Discussion The geographically dominant land use in Carlsbad is single-family residential, with neighborhoods distributed throughout the city. Residential uses account for 27% of the city’s existing land area, with the largest share attributable to single-family homes. Non-residential uses, including commercial, industrial and hotels, account for 8% of the city’s land area. Commercial and industrial uses are primarily concentrated along Palomar Airport Road. Hotels and lodgings, which comprise 1% of Carlsbad’s land area, are scattered throughout the city, taking advantage of freeway access, the airport and proximity to major activity and employment centers, including LEGOLAND, beaches, lagoons, golf courses, the Village, and business parks. Public and quasi-public uses, including city buildings and utilities, account for 6% of the city’s total acreage. Although the coastal portions of Carlsbad are largely developed, natural vegetation remains in and around the three coastal lagoons and on the higher, steeper-sloped, inland portions of the city. Approximately 8% of the city’s land area is used for parks and recreation, 4% for agriculture, and 25% as other open space or natural areas. The remaining 9% of land is undeveloped or vacant. Although some of the vacant land is available for development, some sections may not be developable due to site constraints, such as steep slopes or natural habitat that is protected pursuant to the city’s Habitat Management Plan (HMP). In accordance with state planning and zoning law, the City of Carlsbad has adopted a General Plan which provides a comprehensive long-term plan for the development of the city. In addition, the city has adopted community and specific plans which provide growth development goals and guidelines for the various communities and subareas. These plans include land use elements and also may include design, resource management and environmental elements or goals. The MHCP Subarea Plan also contains guidelines for development within and adjacent to preserve areas. The project involves the development of a site within the developed area of the city, and would not physically divide an established community. The project does not conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect, including policies of the General Plan. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Further environmental review is not required because there are no substantial changes Jan. 21, 2026 Item #1 115 of 444 15183 / 15168 Exemption Checklist proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. As discussed above, the project would not result in any significant impacts to population and housing; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. No mitigation measures are required because, like under the 2015 General Plan EIR, impacts would be less than significant without mitigation. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 11. Mineral Resources – Would the Project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the State? b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Discussion Federal and state agencies regulate or have documented the presence of mineral resources. The State Geologist, California Division of Mines and Geology (CDMG), and State Mining and Geology Board (SMGB) provide assistance and direction with regard to mineral resources. The SMGB uses a classification system that divides land into four Mineral Resource Zones (MRZ) based on quantity and significance of mineral resources. The Bureau of Land Management (BLM) and the United States Forest Service (USFS) issue permits for mining activity on federal lands. The County’s supply of aggregate materials is large and could meet County demands for mineral resources over the next several generations. However, the western portion of the County has undergone rapid development that has encroached upon existing and potential future mining sites. As a result, the locally permitted construction aggregate supply has not kept up with demand, resulting in San Diego now having the highest prices for aggregate of any region in the State. To meet the demand, aggregate is now being imported into the County from several locations throughout southern California and sand is being brought in by barge from Mexico. Reliance upon imported aggregate has become necessary to keep up with demand, even though transportation increases the cost of mineral resources for all users. Conservation of the remaining areas from which mineral resources can be extracted must be carefully evaluated to avoid shortfalls in construction aggregate supply. While not as critical, other locally important mineral resources in the County include rocks that can be used for dimension stones, and also minerals of historical significance including precious metals (gold) and gemstones. The primary typical adverse effect to mineral resources in San Diego County is the loss of their availability by the placement of inappropriate and incompatible land uses, which either directly or Jan. 21, 2026 Item #1 116 of 444 15183 / 15168 Exemption Checklist indirectly make the resource inaccessible for future extraction. Incompatible land uses may include improvements of high cost, such as high-density residential developments, intensive industrial developments, commercial developments, and major public facilities. A project could cause a potentially significant impact to mineral resources if it resulted in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state. An impact could also result from the loss of availability of a locally important mineral resource recovery site identified in a general plan, specific plan, or other land use plan. Construction mineral resource production and growth has been a planning issue in San Diego County for many years. To keep the price of mineral resources as low as possible, and thus keep the cost of housing and supporting infrastructure as low as possible, mines need to be close to the area that is being built. Construction mineral resources are heavy, and transportation increases their cost dramatically. Balancing the need for construction materials with urbanization, competing and incompatible land uses, public perception of mines, and permitting requirements is a planning challenge. Despite society’s dependence on construction materials, urban expansion often works to the detriment of the potential future extraction and use of those essential raw materials. Extraction of mineral resources for construction is often precluded by another existing land use. For example, aggregate resources that exist under a housing development or shopping center cannot be extracted. Also, if a housing development were allowed adjacent to an area with suitable aggregate for extraction, land use compatibility issues arise that also could preclude the extraction of the aggregate. Cumulatively, vast areas of potentially mineable mineral resources within the western region of the County have been permanently lost due to urbanization. Potential impacts to mineral resources were analyzed in the Initial Study prepared for the Supplemental EIR. Thus, mineral resources were not specifically analyzed in the Supplemental EIR, but were listed in Section 4.16, Other Environmental Issue Areas Analyzed, subsection 4.16.3, Mineral Resources of the Supplemental EIR. As stated, the Quarry Creek Master Plan area within Carlsbad was previously utilized for aggregate minerals extraction and a hard rock quarry that was regionally valuable. Mining operations at the Quarry Creek site were terminated in 1995 because the mineral resources at the site were considered to be realized after the course of 34 years of mining operations. Currently, no mineral resources of economic value to the region and the residents of the state have been identified in Carlsbad. Carlsbad has not been delineated as a locally important mineral recovery site. Therefore, the proposed project would have no impact on any known mineral resources. The project is located within an area of the city developed with residential and commercial uses. Therefore, the project will not result in the loss of a known mineral resource because the resource has already been lost due to incompatible land uses. The project site is not located in an Extractive Use Zone, nor does it have an Impact Sensitive Land Use Designation with an Extractive Land Use Overlay. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018- 0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. Jan. 21, 2026 Item #1 117 of 444 15183 / 15168 Exemption Checklist The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Further environmental review is not required because there are no substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. As discussed above, the project would not result in any significant impacts to mineral resources; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. No mitigation measures are required because, like under the 2015 General Plan EIR, impacts would be less than significant without mitigation. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 12. Noise – Would the Project: a) Result in generation of a substantial temporary increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? c) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Discussion Noise is defined as unwanted or objectionable sound. Sound is a form of energy detectable by the human hearing system, and it is commonly produced when some object is set into vibration. The vibration is transmitted to any surrounding media, such as air, causing pressure variations or "sound waves" among the air particles. These waves spread outward from the source, and along their path the waves can reflect off surfaces, they can bend around obstacles, and they can be absorbed by insulative materials. If sound waves reach one's ears, the membranes at the end of the ear canal begin vibrating. The vibration is transmitted by small bones in the middle ear to the cochlea, where the inner ear's sensory organ is located. Nerve impulses originating in the cochlea are interpreted by the brain as "sound." Measurement of sound involves three variables: 1) magnitude; 2) frequency; and 3) duration. Jan. 21, 2026 Item #1 118 of 444 15183 / 15168 Exemption Checklist Typical noise-related adverse effects associated with new development projects generally fall into the following categories: noise from construction of the development, noise from the operation of the development, and the exposure to existing and future noise from all sources. Construction causes the exposure of on- or off- site areas to noise associated with project-related activities including but not limited to; site grading, truck/construction equipment movement, engine noise, rock excavation, rock crushing, and blasting. Operation of a facility can cause the exposure of on- or off- site areas to increased noise associated with operation of projects including but not limited to; mechanical equipment (pumps, rooftop equipment, condenser units, A/C units, pneumatic equipment), operation related traffic (vehicle movement, engine noise), speakers, bells, chimes, and outdoor human activity in defined limited areas. Exposure of noise-sensitive land uses to existing and future noise from all sources, particularly roads and highways, railroads, airports, heliports or extractive industries is another typical adverse effect of development. This includes noise caused by new development impacting existing or foreseeable future land uses. It also includes new development which creates or locates noise-sensitive land uses in such a place that they are impacted by noise (a typical example being a new residential project locating residences close to a highway). In general, compliance with the City of Carlsbad Noise Ordinance (CMC Chapter 8.48) and the General Plan Noise Element goals and policies would reduce noise levels from construction activities. Specifically, the city’s Noise Ordinance limits the days and hours of construction in areas with the potential to cause disturbance. General Plan policy 5-P.2 requires a noise analysis be conducted for all discretionary development proposals (except for development of single-family homes with four units or fewer located where projected noise exposure would be other than normally acceptable. The city would require each future project to comply with the Noise Ordinance and Noise Guidelines Manual and implement the proposed General Plan policies to reduce construction noise levels. Through the environmental review process for individual projects, additional mitigation may also be required to further reduce construction-related noise impacts to a less–than-significant level. In accordance with the Supplemental EIR, construction noise mitigation is required to reduce construction-related noise impacts for development projects that are near noise-sensitive land uses (e.g., residences, schools, libraries, hospitals). Mitigation Measure NOI-1 would reduce construction noise impacts whenever a development project is located within 500 feet of a noise-sensitive land use and includes one or more of the following components: • Two subterranean levels or more (generally more than 20,000 cubic yards of excavated soil material); • Construction durations of 18 months or more (excluding interior finishing); • Use of large, heavy-duty equipment rated 300 horsepower or greater; or • The potential for pile driving. It was estimated that measures such as a temporary noise barrier can reduce noise levels from 5 dBA to 15 dBA, which would reduce construction noise levels from typical development to below 80 dBA Leq during an 8-hour period. However, it was conservatively assumed that construction noise may exceed applicable thresholds. Based on the analysis presented in the Supplemental EIR, if a project is not within 500 feet of a noise-sensitive land use or does not include one of more of the components listed above, construction noise impacts would be less than significant and no mitigation measure is not required. However, given the programmatic nature of the Jan. 21, 2026 Item #1 119 of 444 15183 / 15168 Exemption Checklist Supplemental EIR, it was conservatively assumed that construction noise may exceed applicable thresholds, even with implementation of Mitigation Measure NOI-1, and this impact would be significant and unavoidable. For this reason, the Supplemental EIR found potentially significant impacts with noise. A statement of overriding considerations was adopted. Even though the Supplemental EIR determined that buildout of the General Plan may have potentially significant impacts that could be reduced to less than significant with implementation of mitigation measures. For the project, there is less than 20,000 cubic yards of excavated material. It is also assumed that proposed construction activities would occur over an approximately 14-month construction period starting in summer or fall 2026. Site preparation consists of precise grading which is followed by infrastructure improvements and building construction. Construction equipment expected to be utilized includes tractors, backhoes, haul trucks, graders, pavers, and water trucks. Graders (used for leveling) and backhoes (used for pushing materials and moving earth) are to be utilized, therefore Mitigation Measure NOI-1 must apply to the project. With mitigation, the development’s construction noise should reduce noise-related impacts to surrounding residential land uses over the 14-month period. With respect to operational noise, development occurring under the build-out of the General Plan would include residential development at increased intensity and density throughout the city which could generate on-site operational noise from stationary sources and off-site operational noise from vehicle trips. Typical noise sources associated with residential uses include stationary HVAC equipment, on-site vehicle movement (e.g., delivery and trash hauling), outdoor activities, and off-site traffic. Compliance with application sections of the CMC would reduce potential impacts to less than significant. A Noise Study was prepared by Rincon Consultants, Inc., (November 2018) and updated in July 2024. In summary, the city's Noise Guidelines Manual is primarily intended to address community noise issues related to land use. The Noise Guidelines Manual provides summaries of the city's General Plan Noise Element policies and the science of noise, outlines procedures for processing projects, contains the city's preferred methods for noise mitigation, and presents the city's preferred noise report format. Typical conditions of approval pertaining to noise are also included in the Noise Guidelines Manual. The city's residential exterior noise level standard is 60 dBA Community Noise Equivalent Level (CNEL) and the interior noise level standard is 45 dBA CNEL when openings to the exterior of the residence are closed. Figure 4.10-4 of the Supplemental EIR shows that traffic noise levels along La Costa Avenue, south of the project site range between 60 and 65 dBA Community Noise Equivalent Level (CNEL). That is within the acceptable range for multifamily residences as shown in Table 4.10-4 in the Supplemental EIR. As shown in Figure 4.10-5 of the Supplemental EIR, the project site is outside the 60-65 dBA noise contour for McClellan-Palomar Airport. Furthermore, as part of the Noise Study, sound level measurements taken on the site show an existing ambient noise level between 37 dBA Leq up to 57 dBA Leq which would be 56 dBA CNEL. The existing measured ambient noise level is below the city's 60 dBA CNEL standard for exterior noise in residential areas. The project site plan indicates outdoor decks for the proposed residential units. Decks facing outward from the project site onto Viejo Castilla Way would not expose residents to exterior noise levels greater than the normally acceptable range for multi-family residential uses, based on the existing ambient noise measurements collected at the project site. Therefore, the ambient noise environment is in the "normally acceptable" range for the proposed residential use. That is, the project would not result in the generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the General Plan or Noise Ordinance, or applicable standards of other agencies. Thus, Mitigation Measure NOl-2 from the Supplemental EIR would not be applicable to the proposed project. Jan. 21, 2026 Item #1 120 of 444 15183 / 15168 Exemption Checklist Project development would not involve activities that would result in substantial vibration levels, such as use of heavy equipment. Operational groundborne vibration in the vicinity of development associated with the project would be primarily generated by vehicular travel on the local roadways. Thus, Mitigation Measure NOl-2 from the Supplemental EIR would not be applicable to the proposed project. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. To mitigate potential impacts to noise, the project will be conditioned to comply with Mitigation Measure NOI-1, which recommends specific sound reducing measures during construction. Further environmental review is not required because there are no substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Applicable mitigation measures or conditions of approval: • The following construction noise reduction measures shall be implemented during project construction: - Shielding and Silencing. Power construction equipment (including combustion engines), fixed or mobile, shall be equipped with noise shielding and silencing devices consistent with manufacturer’s standards or the Best Available Control Technology. Equipment shall be properly maintained, and the project applicant or owner shall require construction contractors to keep documentation on-site during earthwork or construction activities demonstrating that the equipment has been maintained in accordance with manufacturer’s specifications. - Enclosures and Screening. Outdoor fixed mechanical equipment shall be enclosed or screened from off-site noise-sensitive uses to the extent feasible. The equipment enclosure or screen shall be impermeable (i.e., solid material with minimum weight of 2 pounds per square feet) and break the line-of-sight from the equipment and off-site noise-sensitive uses. - Construction Staging Areas. Construction staging areas shall be located as far from noise-sensitive uses as reasonably feasible in consideration of site boundaries, topography, intervening roads and uses, and operational constraints. Jan. 21, 2026 Item #1 121 of 444 15183 / 15168 Exemption Checklist - Smart Back-Up Alarms. Mobile construction equipment shall have smart back-up alarms that automatically adjust the sound level of the alarm in response to ambient noise levels. Alternatively, back-up alarms shall be disabled and replaced with human spotters to ensure safety when mobile construction equipment is moving in the reverse direction. - Equipment Idling. Construction vehicles and equipment shall not be left idling for longer than five minutes when not in use. - Workers’ Radios. All noise from workers’ radios, including any on-site music, shall be controlled to a point that they are not audible at off-site noise-sensitive uses. - Use of Driven Pile Systems. Driven (impact), sonic, or vibratory pile drivers shall not be used, except in locations where the underlying geology renders alternative methods infeasible, as determined by a soils or geotechnical engineer and documented in a soils report. - Temporary Sound Barriers. Temporary sound barriers, such as walls or sound blankets, shall be positioned between construction activities and noise-sensitive uses when construction equipment is located within a line-of-sight to and within 500 feet of the ground-floor exterior use areas of off-site noise-sensitive uses. Sound barriers shall break the line-of-sight between the construction noise source and the ground- floor exterior use area receiver where modeled levels exceed applicable standards. Placement, orientation, size, and density of acoustical barriers shall be specified by a qualified acoustical consultant. - Noise Complaint Response. Project applicants shall designate an on-site construction project manager who shall be responsible for responding to any complaints about construction noise. This person shall be responsible for responding to concerns of neighboring properties about construction noise disturbance and shall be available for responding to any construction noise complaints during the hours that construction is to take place. They shall also be responsible for determining the cause of the noise complaint (e.g., bad silencer) and shall require that reasonable measures be implemented to correct the problem. A toll-free telephone number and email address shall be posted in a highly visible manner on the construction site at all times and provided in all notices (mailed, online website, and construction site postings) for receiving questions or complaints during construction and shall also include procedures requiring that the on-site construction manager to respond to callers and email messages. The on-site construction project manager shall be required to track complaints pertaining to construction noise, ongoing throughout demolition, grading, and/or construction and shall notify the city’s Community Development Director of each complaint occurrence. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 13. Population and Housing – Would the Project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Jan. 21, 2026 Item #1 122 of 444 15183 / 15168 Exemption Checklist b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? Discussion The State Housing Element Law (Government Code Chapter 1143, Article 10.6, sections 65580 and 65589) requires each city and county to adopt a general plan for future growth. This plan must include a housing element that identifies housing needs for all economic segments and provides opportunities for housing development to meet that need. The amount of housing that must be accounted for in a local housing element is determined through a process called the Regional Housing Needs Allocation (RHNA). In the RHNA process, the State gives each region a number representing the amount of housing needed, based on existing need and expected population growth. Each city and county must update its general plan housing element on a regular basis pursuant to the requirements of Government Code sections 65580, et seq. Among other things, the housing element must incorporate policies and identify potential sites that would accommodate a city’s share of the regional housing need. Before adopting an update to its housing element, a city or county must submit the draft to the HCD for review. The HCD will advise the local jurisdiction whether its housing element complies with the provisions of California Housing Element Law. The regional councils of governments are required to assign regional housing shares to the cities and counties within their region on a similar schedule. At the beginning of each cycle, the HCD provides population projections to the regional councils of governments, who then allocate shares to their cities and counties. The shares of the regional need are allocated before the end of the cycle so that the cities and counties can amend their housing elements by the deadline. The city updated its Housing Element and related land use policies in April 2021. A Housing Element Implementation and rezoning program was approved in January 2024. The quantity and distribution of population and households in the city affects the environment, use of infrastructure, and the demand for public services. Thus, in order to respond to and plan for future population and households, the General Plan includes forecasts of population and housing trends. Because the projections are used to plan the infrastructure and level of service required to support the future population, actual growth in excess of the projections can lead to deficiencies. According to the CEQA Guidelines Section 15064(e): "Economic and social changes resulting from a project shall not be treated as significant effects on the environment. Economic or social changes may be used, however, to determine that a physical change shall be regarded as a significant effect on the environment." Population and housing growth are examples of economic and social changes. A project can induce substantial population growth by: (1) proposing new housing beyond projected or planned development levels, (2) generating demand for housing as a result of new businesses, (3) extending roads or other infrastructure to previously undeveloped areas, or (4) removing obstacles to population growth (e.g., expanding capacity of a wastewater treatment plant beyond that necessary to serve planned growth). A project could also have a significant impact if it would displace substantial numbers of people or existing housing which would require the construction of replacement housing elsewhere. Jan. 21, 2026 Item #1 123 of 444 15183 / 15168 Exemption Checklist Population refers to the occupants of housing projects, population indirectly associated with workers of proposed non-residential projects, or changes in the amount and distribution of population and employment permitted by adoption or revision to a land use plan. Important areas include changes in the number, characteristics, geographic distribution, and timing of new residents directly or indirectly resulting from a proposed project, and the degree to which project-related changes are consistent with city, regional or other adopted population growth policies. Other issues are the degree to which project-related population is already present in the area under analysis (i.e., already residing or working in the area), or whether they represent in-migrants (i.e., likely to relocate into the area from some other more distant location as a result of the project). Since its incorporation in 1952, Carlsbad has grown steadily and substantially over the decades from a population of 9,253 in 1960 to 105,185 in 2010 and an estimated 114,4631 in 2020. Between 2010 and 2020, Carlsbad’s population grew at an annual rate of 0.8% per year, which matched the growth rate for the entire county. According to SANDAG, Carlsbad’s projected population growth from 2020 to 2035 will decline slightly to 0.6% per year while the county’s overall growth rate will increase to 1.0% per year. As stated in the Supplemental EIR, according to the General Plan EIR, by the General Plan horizon year 2035 (buildout), Carlsbad is estimated to have approximately 52,320 units. As it was studied in the Supplemental EIR, the Housing Element is designed to accommodate regional growth anticipated by SANDAG's RHNA projections. Therefore, the Supplemental EIR anticipated population growth and would not constitute unplanned growth. At the release of the Supplemental EIR, the city had an available housing unit capacity of 6,218 units through buildout under the existing General Plan. With implementation of the rezonings (studied under the Supplemental EIR), Carlsbad would have 56,516 housing units at buildout under the existing General Plan. If the project is in an area that is currently undeveloped or unserved by major infrastructure, and the project would introduce infrastructure or accelerate development, then non-contiguous "leapfrog" or other undesirable or inefficient development patterns may result if project growth is not consistent with adopted projections and policies. Examples of major infrastructure systems include: major roads, highways, or bridges; major utility or service lines; major drainage improvements; or grading which would make accessible a previously inaccessible area. If the area is currently underdeveloped or the project introduces new major infrastructure, then it is possible that future land use development projects in the area would introduce infrastructure or accelerate development. The project will not induce substantial population growth in an area because the project does not propose any physical or regulatory change that would remove a restriction to or encourage population growth in an area. This is the last remaining lot to be developed with multi-family uses in the area. The project would be constructed on a vacant site. No existing residents would be displaced to accommodate the project. Impacts would be less than significant. The proposed project would not have a cumulatively considerable contribution to the less than significant cumulative impacts. The proposed project would help the city meet its housing needs, as discussed above. As such, the proposed project would not result in any direct, indirect, or cumulative impacts related to unplanned growth in the city. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located Jan. 21, 2026 Item #1 124 of 444 15183 / 15168 Exemption Checklist along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Further environmental review is not required because there are no substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. As discussed above, the project would not result in any significant impacts to population and housing; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. No mitigation measures are required because, like under the 2015 General Plan EIR, impacts would be less than significant without mitigation. Significant Project Impact Impact not identified by The City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 14. Public Services – Would the Project: a) Result in substantial adverse physical impacts associated with the provision of new or physically altered fire protection facilities, or the need for new or physically altered fire protection facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives? b) result in substantial adverse physical impacts associated with the provision of new or physically altered police protection facilities, or the need for new or physically altered police protection facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives? c) result in substantial adverse physical impacts associated with the provision of new or physically altered police protection facilities, or the need for Jan. 21, 2026 Item #1 125 of 444 15183 / 15168 Exemption Checklist new or physically altered police protection facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives? d) Result in substantial adverse physical impacts associated with the provision of new or physically altered parks, or the need for new or physically altered parks, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios or other performance objectives? e) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? f) Include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? g) result in substantial adverse physical impacts associated with the provision of new or physically altered public facilities, or the need for new or physically altered public facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives? Discussion This section provides an evaluation of potential impacts to public facilities and services as identified in the General Plan. Specifically, the following facilities and services are evaluated: public safety, schools, parks, libraries and administrative facilities, all of which are subject to growth management standards established in the Carlsbad Citywide Facilities and Improvement Plan. Fire and Emergency Medical Services The Carlsbad Fire Department serves approximately 107,000 people in a 39-square mile service area within Carlsbad. The City of Carlsbad has six fire stations; the oldest of the stations was constructed in 1966, while the newest was completed in 2009. Fire Operations is responsible for fire suppression, rescue, emergency medical service delivery and disaster mitigation. The Carlsbad Fire Department (CFD) responds to every type of emergency, including traffic collisions, medical emergencies, and severe traumas. The CFD delivers advanced support level care on all fire engines and ambulances, including a licensed paramedic. Currently, more than 75% of fire suppression personnel Jan. 21, 2026 Item #1 126 of 444 15183 / 15168 Exemption Checklist are licensed paramedics; frequently multiple paramedics are available on-scene at emergency incidents. Police Service Police departments generally consist of operations, investigative services, and support divisions. Several special details – including special investigations, animal control, traffic, drug enforcement, crime prevention, drug education, and training—are divided among the divisions. The operations division handles most daily law enforcement, with personnel divided into four shifts for each 24- hour period but structured to allow coverage to fluctuate according to changes in demand. The Carlsbad Police Department (CPD) conducts its safety services primarily out of the Carlsbad Public Safety and Service Center, a 53,600-square-foot facility built in 1986, located on Orion Way. The patrol division is the core of the Police Department’s law enforcement services, responding to more than 90,000 calls for service annually. Although street patrols are the majority of the division’s activity, other special services include canine units, bicycle patrol, crisis negotiations, bilingual services, tactical response team (SWAT; Special Weapons and Tactics) and mental health assistance teams. In May 2012, the Carlsbad Joint First Responder Training Facility was completed to provide local access to necessary training for police, fire and other safety workers. The project is located on a four-acre site next to the Public Safety and Service Center, and includes structures that can be used to simulate fires in residential and commercial buildings as well as help police conduct tactical training. Schools Carlsbad is served by four school districts: Carlsbad Unified School District (CUSD), San Marcos Unified School District, Encinitas Union Elementary School District and San Dieguito Union High School District. Although the Vista Unified School District overlaps with two small areas of Carlsbad, these areas do not contain any residential uses. Most of Carlsbad (about 62% of residential land – 4,187 of 6,797 acres) is served by CUSD, which comprises nine elementary schools that feed into three middle schools and two high schools and accommodates more than 10,000 students. Existing and Planned Parks Carlsbad maintains three park categories. Parks can be developed with either active or passive park amenities or a combination of both. Active Park areas typically provide for organized and/or supervised recreation. Park amenities denoting active use may include gymnasiums, swim complexes, multi-use ball fields, tot lots, hard court play surfaces, volleyball, horseshoe areas, BMX bike courses, and skate parks, or a combination thereof. Passive Park areas often provide minimal or no amenities associated with active use. The very nature of passive use implies quiet, contemplative, low-impact activity. Park amenities generally associated with passive use include nature trails, walkways, picnic tables, benches, and small turf and/or landscaped areas. Carlsbad currently has 13 community parks (255.5 acres), 25 special use areas (68.5 acres), and five special resource areas (more than 1,300 acres). There is a list of planned parks that will provide another 90 acres of community park land and 29.9 acres of special use areas. As of this writing, the Veterans Park is in development. While special resource Jan. 21, 2026 Item #1 127 of 444 15183 / 15168 Exemption Checklist areas do not count toward the Growth Management Plan park standard, such areas provide additional park land for use by residents and visitors. The city annually monitors the status of compliance with all Growth Management Plan facilities standards. The City of Carlsbad Growth Management Plan Monitoring Report shows how the parks facility standard is currently satisfied. Library and Administrative Facilities Carlsbad has had libraries since 1916 and today hosts three library facilities: Carlsbad City Library (also known as Dove Library), Georgina Cole Library, and Carlsbad City Library Learning Center. In addition to its diverse collection of resource materials, the municipal library system offers services and programs for all ages. It also houses the William D. Cannon Art Gallery, the Ruby G. Schulman Auditorium, and the George and Patricia Gowland Meeting Room. Under the Growth Management Plan, the Citywide Facilities and Improvements Plan establishes a performance standard for library space equal to 800 square feet per 1,000 population, which must be scheduled for construction within a five-year period or prior to construction of 6,250 dwelling units, beginning at the time the need is first identified. The current inventory consists of 99,745 square feet of library space, while the standard requires about 86,597 square feet. Therefore, current facilities meet the city’s standard today. The Citywide Facilities and Improvements Plan also includes a performance standard for city administrative facilities. The standard requires that 1,500 square feet per 1,000 population must be scheduled for construction within a five-year period or prior to construction of 6,250 dwelling units, beginning at the time the need is first identified. The GENERAL PLAN EIR concluded that given the focus on infill development and the compact urban form in the General Plan, the GENERAL PLAN EIR determined impacts to emergency response times would be less than significant. The GENERAL PLAN EIR determined that General Plan buildout would increase demand for fire and police emergency response services and that public service providers would receive a portion of funding from property taxes and development impact fees to expand services as warranted to meet the incremental increase in demands. The proposed project would not expand the CFD or CPD service area but would result in an increased population within the existing service area, which is consistent with the General Plan EIR and Supplemental EIR baseline land use assumptions. The primary source of funding for the CFD and CPD is the city’s General Fund. The departments also receive federal, State, and local grants, which are restricted to approved grant operations and activities. Since adoption of the 2015 General Plan EIR, the city has constructed a Safety Training Center that allows police, fire, utility workers, and other first responders to have access to important emergency training. Existing CFD and CPD facilities are anticipated to be able to accommodate the increased growth without requiring the need for new facilities to maintain levels of service. Project implementation would not require the construction of new or physically altered police protection facilities and is not anticipated to result in an increase in service calls. The Fire Department has reviewed the project and has determined that there would be adequate emergency fire access. The CFD has reviewed the proposed project and did not identify concerns related to response times or the capacity to provide services to the project. As such, the project would not result in an impact more significant than the less than significant impact identified in the 2010 FEIR. Jan. 21, 2026 Item #1 128 of 444 15183 / 15168 Exemption Checklist The proposed project would not directly affect local schools but would generate new students that would attend schools within the City of Carlsbad. Because the project is a new residential use, the project applicant will be required to pay development impact fees in the amount required at the time of building permit issuance. The serving school district has established school impact mitigation fees to address the facility impacts created by residential development. The districts use these fees to pay for facility expansion and upgrades needed to serve new students. These fees will be collected prior to project approval and the issuance of a building permit during the plan check process. The cost will go toward financing future school facilities’ needs, as appropriate. Payment of these developer fees to the school districts represents a portion of the maximum residential school fee calculated based on the needs of each district. By statute, payment of impact fees in accordance with SB 50 would result in less than significant impacts to schools. With the increase in population that would result from development of the project, the library would not have a collection item deficit. A standard condition of approval for the project will require the project applicant to pay the standard development impact fees. Payment of the public facility development fee ensures that the public facility standards established by the city are met with respect to the additional needs created by residential development. An increase in population would place additional physical demands on existing parks and facilities. The General Plan EIR and Supplemental EIR both address potential parks and recreational facilities impacts. The city’s GENERAL PLAN EIR also found that the General Plan would result in an additional demand of 393.5 acres of parkland citywide at buildout. However, development of planned parks under the General Plan would increase the city’s parkland by 443.9 acres, resulting in a surplus distributed among all four of the city’s quadrants. Therefore, public services and recreational facilities under the General Plan would be sufficient to accommodate an increase in demand from future residents. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. New residential development would increase demand for fire service, police service, schools, and libraries; however, implementation of the General Plan would not result in the need for construction of new or physically altered public service facilities in order to maintain acceptable standards. The project is subject to the payment of development impact fees, which are collected to offset an incremental increase in demand for public services and infrastructure from the implementation of the General Plan. Payment of the public facility development fee ensures that the public facility standards established by the city are met with respect to the additional needs created by residential development. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Further environmental review is not required because there are no Jan. 21, 2026 Item #1 129 of 444 15183 / 15168 Exemption Checklist substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. As discussed above, the project would not result in any significant impacts to public services; therefore, the project would not result in an impact which was not adequately evaluated by the City’s GENERAL PLAN EIR. No mitigation measures are required because, like under the 2015 General Plan EIR, impacts would be less than significant without mitigation. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 16. Transportation and Traffic – Would the Project: a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? b) Conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)? c) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency access? Discussion Regional accessibility to the city is provided primarily by local freeways (Interstate [I]-5 and State Route [SR]-78) via interchanges with local streets. Sub-regional accessibility is provided by regional arterial streets, such as El Camino Real, College Boulevard, Melrose Drive, Cannon Road, Palomar Airport Road, La Costa Avenue, and Rancho Santa Fe Road. Other key facilities, such as Carlsbad Village Drive, Carlsbad Boulevard, Poinsettia Lane, Aviara Parkway/Alga Road, serve some subregional traffic, but are primarily used to access unique areas of the city such as the Village, the lagoons, and the city’s coastline. Transit in Carlsbad includes North County Transit District (NCTD) bus service, Americans with Disabilities Act (ADA) paratransit service, the COASTER commuter rail, and Amtrak rail service; indirectly, transit service is also provided by the NCTD Sprinter light rail system and Metrolink commuter rail. NCTD bus service is referred to as their BREEZE service. BREEZE currently operates approximately nine bus routes within the city, including routes 101, 302, 304, 309, 323, 315/325, Jan. 21, 2026 Item #1 130 of 444 15183 / 15168 Exemption Checklist 444, 445, and 632. Buses generally operate on 30-minute to 60-minute headways depending on the day of the week. NCTD also offers LIFT, a curb-to-curb service for disabled persons who are unable to utilize the BREEZE serve and are certified as eligible to use the service, as required by the ADA Bicycle travel in Carlsbad is currently provided via trails, Class I off-street bicycle paths, Class II on-street bicycle lanes, and Class III on-street bicycle routes. New Class IV separated bikeways are planned for in the city’s Sustainable Mobility Plan. Class II bike lanes are the most common in Carlsbad and are present on main streets throughout the city. Pedestrian travel within the city is provided via sidewalks, crosswalks, and dedicated pedestrian trails. There are approximately 651 miles of sidewalk and 3.2 miles of multi-use path within the city (City of Carlsbad 2020). In total, 73 miles of roadway throughout the city are without sidewalks or with substandard sidewalks. These areas include small neighborhood streets and wide, high-speed corridors. Additionally, the city’s design criteria have provided sidewalks along most facilities within the city, but some streets that were developed prior to the city’s incorporation lack sidewalks Level of service (LOS) has historically been used as a standard measure of traffic service. Pursuant to SB 743, as of July 1, 2020, lead agencies are required to evaluate transportation impacts of a project using a Vehicle Miles Traveled (VMT) metric, which focuses on balancing the needs of congestion management with statewide goals related to infill development, promotion of public health through increased active transportation facilitated by closer proximity to alternative travel modes and reduces GHGs. Pursuant to Government Code section 15064.3(b), lead agencies have discretion to select the most appropriate methodology for evaluating a project’s VMT impacts. The City of Carlsbad adopted VMT thresholds and has published guidelines, which were last amended on October 3, 2022. The VMT thresholds are applied to new land use development projects that are subject to further environmental analysis. Since adoption of SB 743 and revisions to the CEQA Guidelines in December 2018, VMT is the metric for determining the significance of transportation impacts. Unlike the 2015 General Plan EIR, which relied on LOS as a metric to discuss transportation impacts, analysis in this SEIR utilizes VMT as a metric in compliance with SB 743. VMT provides a measure of travel efficiency and helps depict whether people are traveling more, or less, by vehicle over time. VMT measures the amount of driving that a project generates or causes. For example, a project generating 100 total (inbound and outbound) vehicle trips per day that travel an average of 5.0 miles per trip results in 500 project-generated VMT per day. For the purposes of analyzing the CEQA Transportation impacts of residential projects, the total VMT generated by the project is converted to an efficiency metric by dividing the amount of VMT generated by the number of residents; efficiency metrics are used in CEQA transportation VMT analysis because the goal of the analysis is to show whether or not a particular development will generate low enough VMT to aid the State in meeting its climate targets relative to projected growth in population, employment, etc. As stated in the Supplemental EIR, development allowed by the General Plan would not obstruct existing transit, bicycle, or pedestrian services or facilities, nor would it conflict with existing or planned facilities. All new development would be subject to city discretionary review, allowing the city to ensure that project designs would not interfere with transit operations or bicycle and pedestrian infrastructure. Build-out would increase the number of potential transit, bicycle, and pedestrian users on the various transit, bicycle, and pedestrian systems serving the city. Increased users would result in a correlated increase in demand for transit and bicycle and pedestrian infrastructure. However, while VMT rates would decrease with the project compared to the No Project condition, reflecting the benefits that increased density of residential land uses Jan. 21, 2026 Item #1 131 of 444 15183 / 15168 Exemption Checklist have on reducing VMT per capita, Carlsbad’s VMT per resident would continue to exceed the VMT per resident threshold. Because of the uncertainty relating to the feasibility of on-site TDM measures and the implementation process for individual development projects in diverse project settings, the timing that it will take to implement those measures, and the lack of an off-site mitigation option, the effectiveness of reducing an individual project's VMT impact to a less than significant level was not determined in the Supplemental EIR. The impact was conservatively identified as significant and unavoidable with mitigation given the possibility that some projects may not be able to identify and implement measures to reduce the VMT impact to less-than- significant. A statement of overriding considerations was adopted. The following discussion summarizes the results of the Resort View VMT Analysis prepared by Mizuta Traffic Consulting, Inc. (January 2025). According to the City's VMT Analysis Guidelines, there are several screening criteria that can be applied to effectively screen projects from VMT project-level assessments. The purpose is to screen out projects that are presumed to have a non-significant transportation impact based on facts of a project and to avoid unnecessary analysis and findings that would be inconsistent with the intent of SB 743. The project would not satisfy any of the screening criteria; thus, a detailed VMT analysis was performed. The proposed project would generate 228 average daily trips (ADT). Per the City's VMT Guidelines, projects that generate less than 2,400 ADT, should utilize the VMT maps prepared by the City of Carlsbad. The VMT maps utilize the output from the base year SANDAG regional model. The City's VMT maps provide an estimate of personal vehicle travel by residents for each Traffic Analysis Zone (TAZ) within the city and were referenced to determine the VMT per resident where the project is located. The project is located in TAZ 1382 that has an existing VMT per resident of 25.0 miles. The city-wide residential average is 24.0 miles per resident, which is 104.1 percent of the city-wide mean. To mitigate the VMT to less than significant, the project would have to reduce the VMT by a minimum of 19.1 percent (104.1 - 85). Because there are no feasible Transportation Demand Management (TDM) measures that would reduce VMT by at least 19.1 percent, the project would result in a significant VMT impact. This would be consistent with the determination in the Supplemental EIR as discussed above. However, there are traffic reducing measures that may be implemented over time to lessen the significant and unavoidable impacts of the GENERAL PLAN EIR. Therefore, it is recommended that a condition be added to entitlement request to require the implementation of the remaining residential TDM strategies. Based on the details of the request and, and as conditioned, theThe project would not introduce new or more severe VMT impacts than what was disclosed in the Supplemental EIR. Project access would be provided from two 24-foot wide project driveways from Vieja Castilla Way. The project driveways would be constructed consistent with city standards, and driveway operations are anticipated to be consistent with similar residential driveway operations in the area. Thus, the project would not result in increased hazards due to geometric design features. Individual development projects are required to be reviewed for compliance with emergency access standards set forth by the city's public safety officials. The project would not impede access to any nearby roadways that may serve as emergency access routes in the project vicinity and would not result in insufficient emergency access. Road closure is not anticipated by the project, although temporary encroachment may occur during construction activities. At least one lane of travel in each direction would be maintained during temporary construction activities. Any proposed road closure associated with construction activities would be coordinated with the Fire and Public Works Departments. The project's circulation plan has been reviewed by and meets all requirements of the Fire and Public Works Departments. The proposed project will not alter traffic patterns, roadway design, place incompatible uses (e.g., farm equipment) on existing roadways, or create curves, slopes or walls which would impede adequate sight distance on a Jan. 21, 2026 Item #1 132 of 444 15183 / 15168 Exemption Checklist road. Site circulation was determined to be adequate, including sufficient street widths and drive aisles to allow for fire truck access to the project. Therefore, emergency vehicle access would be adequate, and there would be no new or more severe impacts related to an adopted emergency response or emergency evacuation plan as a result of project implementation. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Further environmental review is not required because there are no substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Significant Project Impact Impact not identified by the City’s GENERAL PLAN EIR Substantial New Information Equal or less severity of impact 17. Utilities and Service Systems – Would the Project: a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Jan. 21, 2026 Item #1 133 of 444 15183 / 15168 Exemption Checklist d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? e) Comply with federal, State, and local management and reduction statutes and regulations related to solid waste? Discussion San Diego County imports approximately 90 percent of its water from Northern California and the Colorado River. This water is imported to San Diego County by the San Diego County Water Authority (SDCWA) and the Metropolitan Water District (MWD) of Southern California. SDCWA was formed in 1944 and became a member of MWD in 1946 to obtain Colorado River water for San Diego County. SDCWA currently has 24 member agencies, which include six cities, five water districts, three irrigation districts, eight municipal water districts, one public utility district, and one federal agency (a military base). Its service area encompasses approximately 1,438 square miles and a population of approximately three million people. SDCWA receives 90 percent of its imported water from the MWD. SDCWA is MWD’s largest member agency, purchasing up to 30 percent of MWD’s supplies annually. SDCWA member agencies in the vicinity of Carlsbad include the Carlsbad Municipal Water District (CMWD), Vallecitos Water District (VWD), and Olivenhain Municipal Water District (OMWD) – all three of which provide water service to the City of Carlsbad. The city uses imported water, recycled water, and seawater desalination. Municipal water for the project area is currently supplied by the CMWD. CMWD operates and maintains eight storage tanks, the Maerkle Reservoir, one active pump station, and three standby pump stations within the distribution system that are used for emergency purposes only. The CMWD water distribution system is well looped and flexible in that supply from the four treated water aqueduct connections can be routed to different parts of the distribution system by making changes to reducing valve settings. This allows system operators to balance reservoir levels and correct for discrepancies in the amount of water ordered versus the amount that is delivered through service connections. CMWD would supply water to the proposed project. The General Plan’s build-out is not expected to require major facility improvements. Future projects would be required to complete improvements as determined by Public Works staff. Facility improvements would be installed during individual project construction and mostly within the disturbance area of such projects or the rights-of-way of previously disturbed roadways; therefore, the construction of these infrastructure improvements would not substantially increase or otherwise cause significant environmental effects beyond those identified throughout the Supplemental EIR. Development facilitated by the General Plan would be served by existing and planned CMWD and OMWD supplies, which are not anticipated to require major CMWD or OMWD treatment facility improvements. The city’s Wastewater Division is responsible for managing the city’s wastewater collection system. The system consists of approximately 288 miles of sewer pipes. The city’s local sewer collection system is delivered to Encina Wastewater Authority, who is responsible for wastewater treatment and discharge in Carlsbad. In addition, Leucadia Wastewater District or Vallecitos Water District provide wastewater collection services in some areas within the southern portion of Carlsbad. The wastewater is treated and either released into the ocean or treated further and used as recycled water. Encina Wastewater Authority provides a current design treatment Jan. 21, 2026 Item #1 134 of 444 15183 / 15168 Exemption Checklist capacity of 40.5 mgd of wastewater. The facility has an average daily flow of 23 mgd. Treated effluent is discharged to the Pacific Ocean or reused. Wastewater conveyance for the project area is provided by the Leucadia Wastewater District. All wastewater flows are conveyed to the Encina Water Pollution Control Facility (EWPCF), located in Carlsbad, for treatment and then disposal through the ocean outfall or delivery to the adjacent Carlsbad Water Recycling Facility for reuse. Carlsbad and the Vista Sanitation District jointly constructed the EWPCF, located just south of Palomar Airport Road and west of I-5. When the EWPCF was put into operation in 1965, wastewater flows to the old Carlsbad Sanitary District plant were diverted to the new treatment facility. The EWPCF is now jointly-owned and operated by six northern San Diego County agencies through a Joint Powers Agreement, and operated by the Encina Wastewater Authority (EWA). The member agencies of EWA are: Carlsbad, City of Vista (Vista), City of Encinitas (Encinitas), Vallecitos Water District (VWD), Buena Sanitation District (BSD), and the Leucadia Wastewater District (LWD). According to the Supplemental EIR, the EWPCF would have adequate capacity to serve future residential development. In addition, development would be responsible for constructing on and offsite improvements to wastewater conveyance systems and paying standard sewer connection fees, as necessary. Individual developments would be required to prepare site specific sewer studies to reflect actual development conditions which would be reviewed by the city and the applicable wastewater providers to determine if sufficient sewer capacity exists to serve the additional population that would be generated by the future projects. Stormwater discharges consist of surface water runoff generated from various land uses. The quality of these discharges varies and is affected by geology, land use, season, hydrology, and sequence and duration of hydrologic events. Stormwater is generally directed to a series of public street catch basins and drainage area catch basins located throughout Carlsbad. Water flow in the catch basins is correlated with stormwater runoff and generally limited to periods during and following precipitation events. Public street catch basins and drainage area catch basins within Carlsbad are maintained by the Storm Drain Maintenance Department. Stormwater ultimately runs off to downstream wetlands, creeks, and eventually the Pacific Ocean. As was found in the 2015 General Plan EIR, compliance with policies 4-P.57, 4-P.58, and 4-P.64 of the General Plan Open Space, Conservation, and Recreation Element would further reduce impacts. Policy 4-P.57 would require compliance with the city’s NPDES Municipal Stormwater Permit and preparation and implementation of applicable plans such as a Water Quality Improvement Plan, Integrated Regional Water Management Plan, or Load Reduction Plan; Policy 4-P.58 would require incorporation of structural and non-structural BMPs to mitigate or reduce pollutant loads, and prohibit post-development runoff that would cause an exceedance of receiving water quality objectives that has not been reduced to the maximum extent possible; and Policy 4-P.64 would require the preservation of natural watercourses or providence of naturalized drainage channels within the city. Given compliance with the above regulations and requirements, the project would not alter the existing drainage patterns or contribute runoff water in a manner which would result in substantial erosion, siltation, or flooding, nor would it exceed the capacity of existing or planned stormwater drainage systems. Impacts would be less than significant. Consistent with the 2015 General Plan EIR, the Supplemental EIR found the handling of all debris and waste generated during construction of development under the project would be subject to 2022 CALGreen requirements and the California Integrated Waste Management Act of 1989 (AB 939) requirements for salvaging, recycling, and reuse of materials from construction activity. Development under the project would be required to comply with federal, State, and local statutes and regulations related to solid waste, including AB 939 and AB 341, as well as General Plan Jan. 21, 2026 Item #1 135 of 444 15183 / 15168 Exemption Checklist Policy 9-P.9. Therefore, because development would be served by landfills with sufficient capacity and would comply with applicable regulations related to solid waste generated during construction and operation, impacts would be less than significant. As for the proposed project, the project would not require the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects. The proposed project would connect to existing water supply infrastructure in the surrounding area (existing 8-inch water main). The construction and operation of the project would result in a net increase in water demand. However, this increase in demand can be served by project and reasonably available water supplies. Wastewater conveyance for each proposed building would be required to have a separate connection to the sewer system. In the vicinity of the project site, an existing eight-inch sanitary sewer main is located on Viejo Castilla Way, east of the project site. The proposed project would connect to the existing sewer lines in the vicinity through a network of three lateral. Two existing laterals would service buildings E and C. One new lateral would service buildings A, B, and D. Wastewater generated by the project would be treated at the EWPCF. The plant has adequate capacity to serve the wastewater generated by the project in addition to its existing wastewater treatment commitments. The project would not generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, include the Republic Services Palomar Transfer Station. The project would not impair the attainment of solid waste reduction goals, and development would comply with federal, State, and applicable local statutes and regulations related to solid waste. Conclusion The project is a Site Development Plan and Hillside Development Permit and Density Bonus request to construct a 26-unit residential apartment project, on a vacant property generally located along the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The project consists of five buildings: three, three story buildings; and two, four-story buildings with a maximum height of 50’-6”. The details of the request are the same or similar to the 2018 version of the project (four-story, 26-unit residential apartment project – SDP 2018-0022 and HDP2018-0006) that was approved by the Planning Commission on Feb. 5, 2020 per Resolution No. 7358 and already incorporated into the GENERAL PLAN EIR. The project is consistent with the overall planned density, building intensity, and geographic area analyzed for environmental impacts, and covered infrastructure, as described in the GENERAL PLAN EIR. Therefore, the project would not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the GENERAL PLAN EIR. Further environmental review is not required because there are no substantial changes proposed in the project (as envisioned by the Supplemental EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Attachments: Appendix A – References Jan. 21, 2026 Item #1 136 of 444 15183 / 15168 Exemption Checklist Appendix A - Air Quality Screening Letter prepared by Ldn Consultants, Inc., July 2024. - Biological Resources Assessment prepared by Rincon Consultants, Inc., May 2019. - Biological Resources Assessment letter report prepared by Everett & Associates, July 2024, to confirm the 2019 findings. - Drainage Study prepared by MMK Management Group, December 2024. - Geotechnical Report prepared by GSI, February 2019. - Noise Study Update Letter prepared by Rincon Consultants, Inc., July 2024. - Paleontological Resource Assessment prepared by Rincon Consultants, Inc., July 2024. - A Phase I Pedestrian and Extended Phase I Survey Report for the Project, prepared by Rincon Consultants, Inc., May 2019. - SWQMP prepared by Robin B. Hamers & Associates, Inc., December 2024). - Resort View VMT Analysis prepared by Mizuta Traffic Consulting, Inc., January 2025. Jan. 21, 2026 Item #1 137 of 444 Resort View Apartments SDP 2024- 0012/HDP 2024-0004 John Allen, Developer Streamline Development Group 10/23/25 Compliant with City Council Policy 84 1 Exhibit 10 Jan. 21, 2026 Item #1 138 of 444 Enhanced Public Engagement Report Template 2 Enhanced Public Engagement Report Resort View Apartments Table of Contents Project qualification .................................................................................... 3 Enhanced public engagement notice information packet .......................... 4 Mailing list ................................................................................................... 6 Project website ............................................................................................ 6 Project sign .................................................................................................. 7 Public outreach meeting ............................................................................. 8 Summary of input and actions/commitments ........................................ 10-11 Appendix ..................................................................................................... 14 Jan. 21, 2026 Item #1 139 of 444 Enhanced Public Engagement Report Template 3 Enhanced Public Engagement Report Resort View Apartments Project qualification The following features make this project subject to enhanced public engagement requirements: Check all that apply X Requires a discretionary permit approval by the Planning Commission or City Council X Residential development consisting of 10 or more residential lots or residential units Non-residential development proposing a total of 50,000 square feet or more of habitable space Mixed-use development project (residential and non-residential uses in the same building or on the same site), irrespective of size or unit count Requires conditional use permit (excludes Minor Conditional Use Permit) X Requires a variance (excludes minor variance), waiver, concession or incentive or other deviation from established development standards. Requires a General Plan amendment, zone change, a master plan or specific plan Requires a major amendment to a master plan or a specific plan. (excludes minor amendment) Requires an amendment to the city’s Habitat Management Plan Jan. 21, 2026 Item #1 140 of 444 Enhanced Public Engagement Report Template 4 Enhanced Public Engagement Report Resort View Apartments Enhanced public engagement notice information packet Information shared For mixed-use projects (residential and nonresidential uses), notices should contain the information required for residential and nonresidential projects. Yes No X Site plan and elevations or renderings, each provided on minimum 8½” x 11” paper X Project name and city assigned case number(s) X Project address and nearest cross streets X Type of permit(s) being requested X Name of the applicant and representative (if different) and their mailing address, telephone number and email address X Name of the city project planner assigned to process the application and their mailing address, telephone number and email address X A description of proposed uses, major project features and amenities, and uses planned to be demolished X Total number of proposed parking stalls and size and height of parking structures, if proposed. X If the project proposes deviation of city adopted development standards, a description of the current city standard and how the applicant proposes it be changed X Project website address X Expected entitlement timeline (estimated date the project will be considered for decision by the city) and which decision-making body will consider the project for approval X Description of how the public can provide input and be added to a list for future project related updates Jan. 21, 2026 Item #1 141 of 444 Enhanced Public Engagement Report Template 5 Enhanced Public Engagement Report Resort View Apartments Non-residential projects Yes No Total number of buildings and each building square footage and height shown in stories and size (e.g., one story/35 feet) Intended purpose and use of each building Residential projects Yes No X Total dwelling units proposed X How many dwelling units will be market-rate and how many affordable X Square footage range of the market-rate and affordable units X Total number of buildings and each building’s square footage and building height shown in stories and feet (e.g., one story/35 feet) Additional information Yes No Additional information included (if yes, please describe below) Jan. 21, 2026 Item #1 142 of 444 Enhanced Public Engagement Report Template 6 Enhanced Public Engagement Report Resort View Apartments Mailing list The “Enhanced Public Engagement Notice” was mailed via U.S. Postal Service, First Class Mail on 8/12/25, to: Yes No X Property owners within a 600-foot radius of the proposed project location according to the latest equalized assessment rolls at the time of the project application. 600-foot radius yielded fewer than 30 properties and was extended until 30 or more properties were reached. The property management company and the HOA board of directors associated with the property where the project is proposed (if any). Occupants within a 600-foot radius of the proposed project location. Project website A project website, Resortviewapartments.com, was published on 8/10/25 and has remained live since that date. Yes No X All information provided in the “Enhanced Public Engagement Notice” mailing has been included on website since the time of publishing. X The website allowed individuals to provide comments via an online public comment form or offered alternative ways to provide comments via email or U.S. mail. Was additional information included on the website (if yes, please describe below)? Jan. 21, 2026 Item #1 143 of 444 Enhanced Public Engagement Report Template 7 Enhanced Public Engagement Report Resort View Apartments Project sign A freestanding “Enhanced Public Engagement Project Notification” sign was posted on 8/13/25, which was within 30 days of the application date and at least 14 days in advance of the outreach meeting, and met the following requirements: Yes No X Project name and city assigned case number(s) included X Brief project description included, at a minimum, number of planned residential units, square footage of commercial space, maximum height, and buildings proposed for demolition X Project applicant and representative (if different) contact information X City project planner contact information X Project website address X The sign was posted in a location on the proposed project site that it is easily seen from the street directly in front of the property and located at the most highly trafficked portion of the property. X Proposed project is located on a corner or has more than one side facing different streets, and a separate sign was posted facing each street. X Sign(s) utilized the template provided by the City of Carlsbad X Sign(s) remained posted and in good legible and physical condition until final action was taken on the permit application by the decision-making authority Jan. 21, 2026 Item #1 144 of 444 Enhanced Public Engagement Report Template 8 Enhanced Public Engagement Report Resort View Apartments Public outreach meeting Project application date 4/22/24 Meeting date (must be within 45 days of submittal) 9/12/25 Meeting time 5:30 PM Meeting location Subject property Attendance 20 Meeting announcement* Yes No X Announcement of the public outreach meeting was mailed to those recipients included in the Enhanced Public Engagement Notice information packet, as well as other parties who have notified the applicant or the city that they wish to be informed about the project X Announcement was postmarked on 8/12/25 which is at least 14 days in advance of the meeting X Announcement was combined with Enhanced Public Engagement Notice information packet X Announcement was posted to the project’s website on 8/12/25, which is at least 14 days in advance of the outreach event * Announcement of the public outreach meeting may be included as part of the Enhanced Public Engagement Notice information packet, as long as it is postmarked at least 14 days before the meeting date. Jan. 21, 2026 Item #1 145 of 444 Enhanced Public Engagement Report Template 9 Enhanced Public Engagement Report Resort View Apartments Additional outreach Yes No Applicant went beyond minimum requirements for stakeholder outreach (if yes, please describe below) Jan. 21, 2026 Item #1 146 of 444 Enhanced Public Engagement Report Template 10 Enhanced Public Engagement Report Resort View Apartments Summary of input and actions/commitments Attached to this report are copies of emails, comment cards, letters and other input received, as well as a list of those who requested to be notified about the project and those who provided input. The input received is summarized by topic below, followed by our response: Parking Concerns about the amount of onsite parking and potential spillover parking in adjacent neighborhoods. Response: The project is far exceeding statutory parking minimums for density bonus projects by providing more than 49 spaces for 26 units. Fire Safety Concerns about a fire in the neighborhood and not being able to get out due to the traffic this project would add to the area. Response: The number of cars added to the neighborhood compared to the number of cars already in the neighborhood is insignificant. This neighborhood was zoned for the associated densities and this project is well below the max density allowed for the zone with a max density bonus. Fire Marshall has signed off, and life safety is not considered to be an issue of concern. Traffic Concerns that the project will cause traffic congestion in the area. Response: Traffic studies show that the project is not expected to have a significant effect on traffic congestion. However, applicant will encourage tenants to utilize alternative modes of travel (walking, biking, transit) when feasible. Bike lockers will be provided at a nominal cost to tenants who want them. Density Request to reduce the building height and total number of units. Response: Density is consistent with the general plan and density bonus allowance. The project is proposed to address the need for additional housing in the area, and the building height is allowed because the project provides affordable housing. Applicant is has already reduced the height of Building E due to stakeholder outreach from 4 stories to 3 stories. Height of Buildings C and D Concerns that Buildings C and D are 4 stories (rather than the base zone allowance of 3 stories) and that Building D will be too close to the neighboring building to the West and will affect the neighbors’ privacy. Requested step backs of the top floor, increase setbacks, and provide screening Jan. 21, 2026 Item #1 147 of 444 Enhanced Public Engagement Report Template 11 Enhanced Public Engagement Report Resort View Apartments in the form of additional trees, metal screens, frosted glass, or a vertical garden in between buildings. Response: Building D follows all required setbacks for the zone and is situated 20 feet away from the property to the West. There is adequate space for sunlight, and due to the ground floor elevation differential, the top floor elevation of each building is roughly equal. Applicant is open to considering privacy screening elements during construction document preparation to improve privacy between properties. Height of Buildings E Concerns that Building E is 3 stories and too close to the property to the North, with concerns of lack of sunlight and restricted views. Response: Building E follows all required setbacks for the zone and is situated 14.5 feet away from the property to the West. There is adequate space for sunlight, and we have conducted a solar study to demonstrate the building will not have significant impacts on sunlight. The building used to be designed for 4 stories, but based on previous discussions with the neighbors, we reduced the unit count from 27 to 26, and dropped the building down from 4 stories to 3 stories. Utility Services Concerns there would not be enough water and electricity to service the rest of the neighborhood with the new project being built. Response: The infrastructure developed for this subdivision is adequate to accommodate this development. Trash Collection Concerns that the trash truck couldn’t get in and out of the project. Response: Republic Site Services issued a will serve letter after analyzing the project, and will have no issues servicing the project. Jan. 21, 2026 Item #1 148 of 444 Enhanced Public Engagement Report Template 12 Enhanced Public Engagement Report Resort View Apartments Transmittal of Contents and Attachments The following information is included in this report: (Check all that apply) Participants X Spreadsheet of individuals and organizations (including additional detail, but at a minimum, associated addresses) who were notified, asked to be notified of future actions, participated in public engagement, or provided input Summary of Input Received X Summary of all input provided by the public and the applicant’s responses to input received Engagement Materials X Color copy of Enhanced Public Engagement Notice information packet X Close up photo of project sign X Photo of project sign from a distance to see its location X Map showing mailing area Copy of public meeting notice (if sent separately from the Enhanced Public Engagement Notice information packet) X Copies of emails, letters, comment cards and other input received X Copies of any other informational materials provided to the public, noting the method and date of distribution X Screen shots of the project’s website Attestation X Signed affidavit attesting to the completeness and accuracy of the information submitted in this report and attached to the affidavit. Jan. 21, 2026 Item #1 149 of 444 Enhanced Public Engagement Report Template 13 Enhanced Public Engagement Report Resort View Apartments Date: Signature: Print Name: Project Name: Project Number: Location: Return to: (City planning contact) City of Carlsbad Planning Division 1635 Faraday Ave. Carlsbad, CA 92008-7314 Jan. 21, 2026 Item #1 150 of 444 Jan. 21, 2026 Item #1 151 of 444 ATTACHMENT T-6 SAMPLE ENHANCED PUBLIC ENGAGEMENT NOTICE (MAILED NOTICE) Streamline Development Group, Inc. 8/11/25 SUBJECT: Resort View Apartments Dear resident or property owner: To help ensure interested and affected community members are aware of proposed development projects and have a chance to weigh in early in the process, the City of Carlsbad requires project applicants to go beyond minimum legal noticing requirements. Specifically, Streamline Development Group, Inc. is sending you this mailed notice so you can learn about a project proposed in your neighborhood and how you can provide input. Project information Date of application April 22, 2024 Project name Resort View Apartments Project location Vacant Lot of Vieja Castilla Way Nearest cross street: Pirineos Way Project description New construction of 26 apartment units, consisting of (x3) 3-story buildings and (x2) 4-story buildings. Six townhouse style units with separate parking and 20 single story apartment units with shared and garage parking. The project will include 49 total parking spaces as well as two drive aisles and interior landscape areas. The maximum building height of the tallest building is 48’-7”, with the elevator shaft extending to a maximum height of 51’-6”. The total gross building square footage is 39,923 sq ft. The project proposes deviations from the following city-adopted developer standards in the following ways: Waiver 1: 21.24.030 requires a maximum height of 35 feet. However, to accommodate the affordable units, Building C height is 48’-7”, Building D height is 48’-0”, and Building E height is 36’-0”. Waiver 2: 21.46.120 prohibits stairs from encroaching more than 2 feet into a required setback. However, stairs in the rear yard setback encroaches up to 5 feet into the required setback to allow space for fire access turnaround. A site plan with building elevations or renderings are attached to this notice. Jan. 21, 2026 Item #1 152 of 444 Project number SDP 2024-0012/HDP 2024-0004 (to reference application on file with the City of Carlsbad Planning Department) Type of permit(s) required Site Development Permit & Hillside Development Permit Project applicant contact John Allen President Streamline Development Group, Inc. PO Box 99417 San Diego, CA 92169 805-889-0447 John@streamli nedevelopment group.com www.ResortViewApartments.com City planning contact Mike Strong City of Carlsbad 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2721 Mike.Strong@carlsbadca.gov How to get more information Call or email the project contact if you have questions or would like more information. You may also request a copy of the project application from the city planning contact. Three ways to provide input Attend a community meeting A community outreach meeting will be held at the subject property on Friday, 9/12/25 at 5:30 PM to hear from interested stakeholders and neighbors. Directly to project applicant The project is currently under review by the city, and your input is welcome. Provide any comments to the project contact listed above for consideration. Comments at public hearing A decision to approve or deny this application will be made by the Planning Commission at a future public hearing currently Jan. 21, 2026 Item #1 153 of 444 anticipated in December, 2025. If you wish to be notified of future public hearing(s), please contact the city planning contact. Please do not hesitate to contact me if you would like additional information or have questions. Sincerely, John Allen, President Streamline Development Group, Inc. Attachments: Site plan and building elevations or renderings Jan. 21, 2026 Item #1 154 of 444 Jan. 21, 2026 Item #1 155 of 444 Jan. 21, 2026 Item #1 156 of 444 Jan. 21, 2026 Item #1 157 of 444 Jan. 21, 2026 Item #1 158 of 444 John Allen <john@streamlinedevelopmentgroup.com> Resort View Project Meeting Follow Up Maureen Wattelet <mwattelet@hotmail.com>Thu, Oct 16, 2025 at 9:50 PM To: John Allen <john@streamlinedevelopmentgroup.com>, Richard <foxlin@archstudio12.com>, Alek Diachenko <alek@streamlinedevelopmentgroup.com> How do we get a copy of the parking study you said was done? Thanks, Maureen Wattelet Sent from Outlook From: John Allen <john@streamlinedevelopmentgroup.com> Sent: Thursday, October 16, 2025 9:13 PM To: Richard <foxlin@archstudio12.com>; Alek Diachenko <alek@streamlinedevelopmentgroup.com> Subject: Resort View Project Meeting Follow Up [Quoted text hidden] 10/23/25, 7:28 PM Streamline Development Group Mail - Resort View Project Meeting Follow Up https://mail.google.com/mail/u/0/?ik=57315bfdcb&view=pt&search=all&permmsgid=msg-f:1846203275317484182&simpl=msg-f:1846203275317484182 1/1 Jan. 21, 2026 Item #1 159 of 444 Jan. 21, 2026 Item #1 160 of 444 Jan. 21, 2026 Item #1 161 of 444 Jan. 21, 2026 Item #1 162 of 444 Jan. 21, 2026 Item #1 163 of 444 Jan. 21, 2026 Item #1 164 of 444 TO: John Allen Streamline Development Group, INC PO Box 99417 San Diego, CA 99417 805-889-0447 John@streamlinedevelopmentgroup.com RE: Resort View Apartments Site Development Permit and Hillside Development Permit Mr. Allen, In response to your request for community input on the above-mentioned Apartments I would ask that the City of Carlsbad deny the applicants request for waiver(s) of setbacks and Maximum height of development. Cities and municipalities in general have, throughout history, establish the height of buildings and setbacks, among other things of developments attempting to keep new development in harmony with the existing character of the community. These guidelines have proven to help keep neighborhoods happy and healthy. The profit of a few over the greater good of the community has only resulted in dysfunctional neighborhoods resulting in increased conflict. Increased conflict increases the need for police activity resulting in increased costs. The purpose of setbacks is to help create a buffer zone between neighbors thereby helping avoid conflict. By creating space between neighbors, we are helping keep the community healthy. This is especially true in suburban settings where people move to and pay a premium to have a little bit of space between them and their neighbor. As opposed to a truly Urban setting where lack of space is expected and accepted. The waiver to the maximum height of the development is the owners flat out money grab at the expense of the neighborhood in which the development is proposed. I believe allowing this development go forward by granting a height waiver is out of character with this neighborhood and with the surrounding neighbors. The developer is trying to max out the tenant/square foot beyond the original intended density and blaming it on “affordable “units. Once again abusing the underprivileged I strongly ask the City of Carlsbad to reconsider these waivers and to bring the development back into compliance with, or at least closer to compliance with the original densities as planned. Respectfully, Robert Dell Jan. 21, 2026 Item #1 165 of 444 Jan. 21, 2026 Item #1 166 of 444 Jan. 21, 2026 Item #1 167 of 444 Jan. 21, 2026 Item #1 168 of 444 Jan. 21, 2026 Item #1 169 of 444 Jan. 21, 2026 Item #1 170 of 444 Jan. 21, 2026 Item #1 171 of 444 Jan. 21, 2026 Item #1 172 of 444 Jan. 21, 2026 Item #1 173 of 444 Jan. 21, 2026 Item #1 174 of 444 Jan. 21, 2026 Item #1 175 of 444 Jan. 21, 2026 Item #1 176 of 444 Jan. 21, 2026 Item #1 177 of 444 Jan. 21, 2026 Item #1 178 of 444 Jan. 21, 2026 Item #1 179 of 444 Jan. 21, 2026 Item #1 180 of 444 Jan. 21, 2026 Item #1 181 of 444 Jan. 21, 2026 Item #1 182 of 444 Jan. 21, 2026 Item #1 183 of 444 Jan. 21, 2026 Item #1 184 of 444 Jan. 21, 2026 Item #1 185 of 444 Jan. 21, 2026 Item #1 186 of 444 Jan. 21, 2026 Item #1 187 of 444 Jan. 21, 2026 Item #1 188 of 444 Jan. 21, 2026 Item #1 189 of 444 Jan. 21, 2026 Item #1 190 of 444 Jan. 21, 2026 Item #1 191 of 444 Jan. 21, 2026 Item #1 192 of 444 Jan. 21, 2026 Item #1 193 of 444 Jan. 21, 2026 Item #1 194 of 444 Jan. 21, 2026 Item #1 195 of 444 Jan. 21, 2026 Item #1 196 of 444 Jan. 21, 2026 Item #1 197 of 444 Jan. 21, 2026 Item #1 198 of 444 Jan. 21, 2026 Item #1 199 of 444 Jan. 21, 2026 Item #1 200 of 444 Jan. 21, 2026 Item #1 201 of 444 Jan. 21, 2026 Item #1 202 of 444 Jan. 21, 2026 Item #1 203 of 444 Jan. 21, 2026 Item #1 204 of 444 Jan. 21, 2026 Item #1 205 of 444 Jan. 21, 2026 Item #1 206 of 444 Jan. 21, 2026 Item #1 207 of 444 Jan. 21, 2026 Item #1 208 of 444 DN DN DN DN DN DN DN DN DWDWDWDWDWDW DWDWDWDWDWDW SIGHT DISTAN CE LINE, TY P. SIGHT DISTAN CE LINE, TY P. SIG H T D I S T A N CE L I NE , T Y P. O/6 O/6O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 3 O/ 3 W W W W W W W W W O/*O/*O/* P PP ♦/*♦/*♦/* 4 A-102 - --- 2 A-301 2 A-301 FR O N T S E T B A C K 10 ' - 0 " FR O N T S E T B A C K 10 ' - 0 " 5' - 0" RE A R S E T B A C K 10 ' - 0 " SIDE SETBACK5' - 0" BUILDING C BUILDING D BUILDING A BUILDING E 1A-201 2A-202 2A-201 1A-202 1A-211 3A-211 2A-211 4A-211 3A-213 1A-213 4A-213 2A-213 3 A-102 3A-214 BUILDING B - --- - --- 75 . 3 9 f t 68 . 5 1 f t P.L.P.L.11' - 3" SIDE YARD ENTRY SETBACK 8 UNITSONE LEVEL APARTMENT DWELLINGS. (4) ONE BEDROOMS, (4) TWO BEDROOM.TWO LEVELS OF LIVING OVER ONE LEVEL OF PARKING. TYPE-V CONSTRUCTION. 1A-214 4A-214 2A-214 1 A-302 - --- LA COSTA GOLF COURSE (6) THREE BEDROOM UNITS WITH THREE LEVELS OF LIVING OVER ONE LEVEL OF PARKING. FOUR LEVELS OF TYPE-V CONSTRUCTION (6) THREE BEDROOM UNITS WITH THREE LEVELS OF LIVING OVER ONE LEVEL OF PARKING. COMMUNITY GYM SPACE ON GROUND FLOOR.FOUR LEVELS OF TYPE-V CONSTRUCTION (3) THREE BEDROOM TOWNHOUSES. EACH HAS PARKING AND BEDROOM WITH TWO LEVELS OF LIVING ABOVE. SEPARATE ROOFTOP DECK FOR EACH UNIT. (3) THREE BEDROOM TOWNHOUSES. EACH HAS PARKING AND BEDROOM WITH TWO LEVELS OF LIVING ABOVE. SEPARATE ROOFTOP DECK FOR EACH UNIT. TYPE-V CONSTRUCTION. VIEJO CASTILLA WAY N NOTES:1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-62. TOTAL IMPERVIOUS AREA: 21,576 SF3. FIRE PROTECTION SPRINKLER LEVEL NFPA 13 OR GREATER FOR ALL BUILDINGS4. ALL WINDOWS TO BE RECESSED A MINIMUM OF 3" FROM EXTERIOR SURFACE. (Mininum requirment all windows withing 40' of public right-of-way or common rec spaces shall have enhanced window treatments) 5. ALL OUTDOOR LIGHTS WILL BE FULLY SHIELDED AND DOWNWARD FACING ALONG WITH ENERGY-EFFICIENT FIXTURES INCORPORATING LED LAMPS OR EQUIVALENT ENERGY-EFFICIENT FIXTURES SHALL BE USED.6. ALL WALL-MOUNTED ELEMENTS SHALL BE PAINTED TO MATCH BUILDING.7. SIGN DESIGN SHALL COMPLY WITH THE OBJECTIVE REQUIREMENTS OF CHAPTER 21.41, SIGN. R1 R1 R1 R1R1 BITUMOUS ROOFING WHITE METAL FENCING. MAX 6' TALL. EXISTING - TO BE PAINTED WHITE 2 A-303 1A-212 4A-212 2A-212 3A-212 - --- 1 A-301BUILDING TO NORTH BUILDING TO WEST 2 A-302 2 A-302 3 A-303 1 A-303 5 A-303 SAFTEY GATESAFTEY GATE ADA ACCESS PATH 1 A-304 5 A-304 3 A-304 0° 00' 00" 200.83' S W L L L L L L LL 90 ° 0 0 ' 0 0 " 17 7 . 3 2 ' N W 0° 00' 00"209.80'N E 90 ° 0 0 ' 0 0 " 17 7 . 7 7 ' N E 2° 52' 05"8.99'N E S-12 S-2 S-2 S-2 S-12S-2 S-1 S-1 S-1 S-2 S-11 S-2 S-2 S-12 (E) 8" SEWER MAIN PER DWG 168-10.NOT ON DRAWING. 30' FROM P.L. SEE PRELIMINARY GRADING PLAN FOR FURTHER INFORMTAION 1" WATER SERVICE & METER FIRE SPRINKLER SERVICE BLDG. A THRU E 1" WATER SERVICE & METER 1 A-305 2 A-305 BROW DITCH ON TOP OF LANDSCAPING RETAINING WALL S-12 S-12 4 A-304 ART SCULPTURE WITHIN FRONT YARD SETBACK PER LANDSCAPING. NOT TO EXCEED 42" IN HEIGHT 2' - 6"27' - 6" CL 2' - 2 " 3' - 6 " 3" CL 1' - 1 1 " 3' - 9 " 7' - 6" 7' - 6" 2' - 0 " 8' - 0 " 11' - 3" 24' - 6"2' - 6" FR O N T S E T B A C K 10 ' - 0 " 24' - 0" 24' - 0" 17 ' - 6 " FIRST LEVEL SET BACK FIRST LEVEL SET BACK FIRST LEVEL SET BACK FIRST LEVEL SET BACK FIRE HYDRANT AT THE WEST CORNER OF VIEJO CASTILLA WAY & NORTH NAVARRA DRIVE - 120' FIRE HYDRANT AT THE CORNER OF WEST CORNER OF EAST SIDE VIEJO CASTILLA WAY & SOUTH SOUTH PINNEOS WAY -189' 27' - 0" 3' - 0"24' - 0" CLRE A R S E T B A C K 10 ' - 0 " PEDESTRIAN WALKWAY PEDESTRIAN WALKWAY PE D E S T R I A N W A L K W A Y 6' - 0" S-2 Retaining wall to be painted white Retaining wall to be painted white Retaining wall to be painted white 6 A-102 5 A-102 6' - 1" 3' - 0" 6' - 1" 2' - 5" 6' - 1" 2' - 7" 6' - 1"2' - 2" 6' - 1" 1' - 11" 6' - 1"1' - 8" 4' - 10" 6' - 10" 7' - 2" 5' - 3" 6' - 1"7' - 7" 5' - 4" 6' - 4" 5' - 4" 6' - 4" 5' - 4" 6' - 4" 5' - 4" 6' - 4" 5' - 4 " 6' - 2 " 7' - 3 " EEROS Ladder 6'x6' pad area -dimensions are to center of ladder base (typ.) EEROS Ladder 6'x6' pad area -dimensions are to center of ladder base (typ.)EEROS Ladder pad area -dimensions are to center of ladder base (typ.) 5' - 0" 2' - 6" 2' - 6" 2' - 4" 2' - 4" 2' - 6" 2' - 6" 2' - 6" Walkway to sidewalk Walkway to sidewalk 8 A-102 9 A-102 LVL2 Unit 4 & LVL3 Unit 4 Bedroom 2 EEROS pad LVL2 Unit 4 & LVL3 Unit 4 Bedroom 1 EEROS pad LVL2 Unit 3 & LVL3 Unit 3 Bedroom EEROS pad LVL2 Unit 2 & LVL3 Unit 2 Bedroom EEROS pad LVL2 Unit 1 & LVL3 Unit 1 Bedroom 1 EEROS pad LVL2 Unit 1 & LVL3 Unit 1 Bedroom 2 EEROS pad 5' - 0 " 4' - 0". 4' - 0". 3' - 0" 5' - 8" 3' - 0 " 3' - 0 " 7' - 5" 7' - 1" 7' - 3" 7' - 5" 7' - 1" 5' - 1 " 6' - 4 " 4' - 7 " LVL2 Unit 2 & LVL3 Unit 2 Master Bedroom EEROS pad LVL2 Unit 1 & LVL3 Unit 1 Master Bedroom EEROS pad LVL2 Unit 2 & LVL3 Unit 2 Master Bedroom EEROS pad LVL2 Unit 1 & LVL3 Unit 1 Master Bedroom EEROS pad 5' - 5" 6' - 3" 1. ALL NOTES LABELED NOT IN PERMIT (NIP) ARE NOT PART OF THIS APPLICATION. 2. SOILS EXCAVATION, RECOMPACTION, AND GRADING TO FOLLOW PARAMETERS STATED IN GEOLOGICAL REPORT/UPDATE PREPARED BY GEOSOILS, INC. DATED APRIL 16, 2010.3. ALL NEW GRADED SLOPES SHALL BE NO STEEPER THAN 2H:1V 4. ALL SURFACE WATER MUST DRAIN AWAY FROM BUILDING, A MINIMUM OF 5% WITHIN FIRST 10' HORIZONTAL (2% FOR IMPERVIOUS SURFACES).5. ALL LOOSE FOUNDATION EXCAVATION MATERIAL SHALL BE REMOVED PRIOR TO COMMENCEMENT OF FRAMING. SLOPES DISTURBED BY CONSTRUCTION ACTIVITIES SHALL BE RESTORED.6. ALL RETAINING WALLS SHALL BE PROVIDED WITH A SUBDRAIN SYSTEM TO PREVENT POSSIBLE HYDROSTATIC PRESSURE BEHIND THE WALL. 7. ALL ROOF AND PAD DRAINAGE SHALL BE CONDUCTED TO THE STREET IN AN ACCEPTABLE MANNER. IF WATER SHALL BE DISPERSED ON TO DESCENDING SLOPES, ACQUIRE SPECIFIC APPROVAL FROM THE GRADING SECTION AND THE CONSULTING GEOLOGIST AND/OR SOIL ENGINEER. 8. ALL DECK DRAINAGE SHALL BE COLLECTED AND CONDUCTED TO AN APPROVED LOCATION IN A NON-EROSIVE DEVICE. 9. CONTRACTOR TO REVIEW BOTH PROPOSED SITE DRAINAGE CONDITIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIES OR CONDITIONS THAT DO NOT ALLOW FOR POSITIVE DRAINAGE AWAY FROM BUILDING AND OTHER STRUCTURES. DO NOT COMMENCE SITE DRAINAGE WORK UNTIL ALL DISCREPANCIES AND CONDITIONS HAVE BEEN REVIEWED BY ARCHITECT.10. ALL PIPING SHALL BE 4-INCH DIAMETER, U.O.N. NOTIFY ARCHITECT OF DISCREPANCIES OR UNDERSIZED PIPING SYSTEMS.11. ALL SOLID DRAINAGE PIPING SHALL HAVE A MINIMUM SLOPE OF 2% UNLESS OTHERWISE NOTED.12. 5% DRAINAGE AROUND/AWAY FROM BUILDING FOR A MINIMUM DISTANCE OF 10'. ALTERNATIVELY, SWALES WITH SLOPE OF 2% SHALL BE LOCATED WITHIN 10' OF BUILDING FOUNDATION. 13. ALL EXISTING TREES TO REMAIN, UNLESS OTHERWISE NOTED. PROTECT EXISTING TREES DURING ALL CONSTRUCTION OPERATIONS, AS NEEDED.14. ARCHITECT TO VERIFY ALL DRAIN LOCATIONS PRIOR TO THEIR INSTALLATION.15. A COPY OF THE CONSTRUCTION DOCUMENTS OR A COMPARABLE DOCUMENT INDICATING THE INFORMATION FROM E16. THE PANEL OR SUBPANEL SHALL PROVIDE CAPACITY TO INSTALL A 40-AMPERE MINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE17. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THE OVERCURRENT PROTECTIVE DEVICE SPACE(S) RESERVED FOR FUTURE EV CHARGING AS EV CAPABLE. THE RACEWAY TERMINATION LOCATION SHALL BE PERMANENT AND VISIBLY MARKED EV CAPABLE. PROPERTY LINE SETBACK BUILDING FOOTPRINT EXISTING TREE HOSE BIB SITE LEGEND METAL FENCE WOOD FENCE LANDSCAPING WALL LOCATION OF UTILITY STUB-OUTS AND CLEAN-OUTS PROPOSED UTILITIES SITE NOTES *HEIGHT HB 1i WALL TAG TYPE HEIGHT *HEIGHT S-2 DECORATIVE MASONRY PAVING SITE LANDSCAPING FINISH LEGEND S-12 NATURAL GREY CONCRETE PAVING S-22 GARAGE DRIVEWAY AND APRON. DECORATIVE PAVERS S-1 PRODUCTION CONCRETE S-11 ARCHITECTURAL TURF 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 7/30/202510:27:57 AM 3 DISCRETIONARYREVIEW 03 7/ 3 0 / 2 0 2 5 1 0 : 2 7 : 5 7 A M BNR DEVELOPMENT SITE PLAN A-101RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-10 1 / / S I T E P L A N / / I S S U E D : x 1" = 10'-0"1SITE PLAN RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O D A T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 0 8 / 2 9 / 2 0 1 9 REVISION DATES # REVISION DATE 3 08/29/2019 Jan. 21, 2026 Item #1 209 of 444 A1 A2 A1 S1 A1 FF75' -7 1/2" A285' -0" A396' -0" A4106' -0" A1+ 31.58 ft A3 A1+ 38.64 ft A2 EXISTING GRADE G Mechanical Screen wall AL1 G S1 A1 A1 FF75' -7 1/2" A285' -0" A396' -0" A4106' -0" A1+ 33.87 ft EXISTING GRADE A3 G A1 A1 A1 FF75' -7 1/2" A285' -0" A396' -0" A4106' -0" A2 A1+ 38.64 ft EXISTING GRADEA2 G A1 FF75' -7 1/2" A285' -0" A396' -0" A4106' -0" A1+ 20.37 ft A1+ 34.45 ft EXISTING GRADE A1+ 38.64 ft A1 STUCCO -SMOOTH FINISH, WHITE A3 STUCCO -SMOOTH FINISH, ACCENT COLOR G GLASS / GLASS RAILING M1 METAL 01 -ANODIZED / PAINTED W1 WOOD FINISH 01 EXTERIOR FINISH LEGEND | A-902 AL1 ALUMINUM -PAINTED A2 STUCCO -SMOOTH FINISH, GRAY EF1 EXTERIOR FINISH 01 D1 DOOR FINISH -TBD S1 STONE, WHITE RECTANGULAR E D B A4 STUCCO -SMOOTH FINISH, ACCENT COLOR C F G S2 STONE, TYPE 2 J BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E ELEVATION NOTES 1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 7/30/202510:42:04 AM 3 DISCRETIONARYREVIEW 03 7/ 3 0 / 2 0 2 5 1 0 : 4 2 : 0 4 A M BNR DEVELOPMENT ELEVATIONS - BUILDING A A-211RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-21 1 / / E L E V A T I O N S - BU I L D I N G A / / I S S U E D : x 1/8" = 1'-0"4BUILDING A EAST 1/8" = 1'-0"2BUILDING A NORTH 1/8" = 1'-0"1BUILDING A SOUTH1/8" = 1'-0"3BUILDING A WEST RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O D A T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 0 8 / 2 9 / 2 0 1 9 REVISION DATES # REVISION DATE 3 08/29/2019 Jan. 21, 2026 Item #1 210 of 444 A1 STUCCO -SMOOTH FINISH, WHITE A3 STUCCO -SMOOTH FINISH, ACCENT COLOR G GLASS / GLASS RAILING M1 METAL 01 -ANODIZED / PAINTED W1 WOOD FINISH 01 EXTERIOR FINISH LEGEND | A-902 AL1 ALUMINUM -PAINTED A2 STUCCO -SMOOTH FINISH, GRAY EF1 EXTERIOR FINISH 01 D1 DOOR FINISH -TBD S1 STONE, WHITE RECTANGULAR E D B A4 STUCCO -SMOOTH FINISH, ACCENT COLOR C F G S2 STONE, TYPE 2 J B286' -0" B396' -8" B4106' -8" B1 FF77' -0 1/4" B2+ 29.27 ft B2+ 24.17 ft 27 ' - 4 " G A1 A2 EXISTING GRADE B286' -0" B396' -8" B4106' -8" B1 FF77' -0 1/4" A4 A1 A3A2 A2 B1+ 33.69 ft B2+ 29.27 ft EXISTING GRADE B286' -0" B396' -8" B4106' -8" B1 FF77' -0 1/4" B1+ 33.69 ft B2+ 24.71 ft A2 A2 A3 A2 25 ' - 9 " 27 ' - 1 0 " EXISTING GRADE A1 A2 Mechanical Screen wall B286' -0" B396' -8" B4106' -8" B1 FF77' -0 1/4" B1+ 33.69 ft B1+ 30.83 ft B2+ 24.71 ft A3 A1 29 ' - 9 " EXISTING GRADE BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E ELEVATION NOTES 1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 7/30/202510:44:16 AM 3 DISCRETIONARYREVIEW 03 7/ 3 0 / 2 0 2 5 1 0 : 4 4 : 1 6 A M BNR DEVELOPMENT ELEVATIONS - BUILDING B A-212RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-21 2 / / E L E V A T I O N S - BU I L D I N G B / / I S S U E D : 0 3 / 1 2 / 1 9 1/8" = 1'-0"1B SOUTH 1/8" = 1'-0"2B NORTH 1/8" = 1'-0"3B WEST 1/8" = 1'-0"4B EAST RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O D A T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 0 8 / 2 9 / 2 0 1 9 REVISION DATES # REVISION DATE 3 08/29/2019 Jan. 21, 2026 Item #1 211 of 444 C1 FF75' -1 3/4" C286' -0" C396' -0 1/4" C4106' -0 1/2" C5116' -0 3/4" C0 FF69' -7 1/4" EXISTING GRADE Mechanical Screen wall Mechanical Screen wall S1 A4 A3 A4 A1 A4 S2 G C0+ 48.46 ft C0+ 51.58 ftC1+ 44.86 ft C1 FF75' -1 3/4" C286' -0" C396' -0 1/4" C4106' -0 1/2" C5116' -0 3/4" C0 FF69' -7 1/4" EXISTING GRADE Mechanical Screen wall Mechanical Screen wallC0+ 50.40 ft C0+ 51.64 ft C0+ 48.46 ft C1+ 50.40 ft C1+ 48.46 ft W1 A3 G A1 A1 A1 A1 A2 C1 FF75' -1 3/4" C286' -0" C396' -0 1/4" C4106' -0 1/2" C5116' -0 3/4" C0 FF69' -7 1/4" EXISTING GRADE Mechanical Screen wall C0+ 50.40 ft C0+ 51.74 ft C0+ 48.46 ft A1 A2 A3 A1 A4 C1 FF75' -1 3/4" C286' -0" C396' -0 1/4" C4106' -0 1/2" C5116' -0 3/4" EXISTING GRADE Mechanical Screen wall C1+ 46.20 ft C1+ 42.92 ft C1+ 44.86 ft C1+ 42.92 ft S1S2 A2 A3 A2 A1A2 A1 W1 A4 A4 A1 A1 STUCCO -SMOOTH FINISH, WHITE A3 STUCCO -SMOOTH FINISH, ACCENT COLOR G GLASS / GLASS RAILING M1 METAL 01 -ANODIZED / PAINTED W1 WOOD FINISH 01 EXTERIOR FINISH LEGEND | A-902 AL1 ALUMINUM -PAINTED A2 STUCCO -SMOOTH FINISH, GRAY EF1 EXTERIOR FINISH 01 D1 DOOR FINISH -TBD S1 STONE, WHITE RECTANGULAR E D B A4 STUCCO -SMOOTH FINISH, ACCENT COLOR C F G S2 STONE, TYPE 2 J BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E ELEVATION NOTES 1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 7/30/202510:49:15 AM 3 DISCRETIONARYREVIEW 03 7/ 3 0 / 2 0 2 5 1 0 : 4 9 : 1 5 A M BNR DEVELOPMENT ELEVATIONS - BUILDING C & D A-213RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-21 3 / / E L E V A T I O N S - BU I L D I N G C & D / / I S S U E D : x 1/8" = 1'-0"3BUILDING C EAST 1/8" = 1'-0"4BUILDING C WEST 1/8" = 1'-0"2BUILDING C NORTH 1/8" = 1'-0"1BUILDING C SOUTH RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O D A T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 0 8 / 2 9 / 2 0 1 9 REVISION DATES # REVISION DATE 3 08/29/2019 Jan. 21, 2026 Item #1 212 of 444 E1 FF69' -9 3/4" E391' -0" E4100' -0" E281' -0" E1+ 36.95 ft EXISTING GRADE E1+ 32.12 ft E1+ -0.67 ft E1+ 35.19 ft Mechanical Screen wall E1 FF69' -9 3/4" E391' -0" E4100' -0" E281' -0" E1+ 36.95 ft A2 A1 A2 A2 EXISTING GRADE E1+ 34.43 ft A4 A3G E1+ 32.12 ft E1+ 35.19 ft Mechanical Screen wall Mechanical Screen wall E1 FF69' -9 3/4" E391' -0" E4100' -0" E281' -0" E1+ 36.95 ftA2A1 A4 M1 A1 A2 EXISTING GRADE E1+ 34.43 ft A2 A3 E1+ 32.22 ft E1+ 35.19 ftMechanical Screen wall Mechanical Screen wall E1 FF69' -9 3/4" E391' -0" E4100' -0" E281' -0" A4 A1 A1 A3 A1 S1 M1 E1+ 36.95 ft EXISTING GRADE Mechanical Screen wall BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 7/30/202510:51:35 AM 3 DISCRETIONARYREVIEW 03 7/ 3 0 / 2 0 2 5 1 0 : 5 1 : 3 5 A M BNR DEVELOPMENT ELEVATIONS - BUILDING E A-214RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-21 4 / / E L E V A T I O N S - BU I L D I N G E / / I S S U E D : x 1/8" = 1'-0"3BUILDING E WEST 1/8" = 1'-0"1BUILDING E SOUTH 1/8" = 1'-0"2BUILDING E NORTH1/8" = 1'-0"4BUILDING E EAST RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O D A T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 0 8 / 2 9 / 2 0 1 9 REVISION DATES # REVISION DATE 3 08/29/2019 Jan. 21, 2026 Item #1 213 of 444 BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E B A C D E 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 3/28/202510:33:43 PM 3 DISCRETIONARYREVIEW 03 3/ 2 8 / 2 0 2 5 1 0 : 3 3 : 4 3 P M BNR DEVELOPMENT 3D RENDERINGS A-900RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-90 0 / / 3 D R E N D E R I N G S / / I S S U E D : 0 6 / 0 5 / 1 9 CONTEXT VIEWS KEY B AC D E RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O D A T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 0 8 / 2 9 / 2 0 1 9 REVISION DATES # REVISION DATE 3 08/29/2019 Jan. 21, 2026 Item #1 214 of 444 BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E D AB C 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 3/28/202510:33:50 PM 3 DISCRETIONARYREVIEW 03 3/ 2 8 / 2 0 2 5 1 0 : 3 3 : 5 0 P M BNR DEVELOPMENT 3D RENDERINGS A-901RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-90 1 / / 3 D R E N D E R I N G S / / I S S U E D : 0 6 / 0 5 / 1 9 CONTEXT VIEWS KEY A B C D RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O D A T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 0 8 / 2 9 / 2 0 1 9 REVISION DATES # REVISION DATE 3 08/29/2019 Jan. 21, 2026 Item #1 215 of 444 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 3/28/202510:34:07 PM 3 DISCRETIONARYREVIEW 03 3/ 2 8 / 2 0 2 5 1 0 : 3 4 : 0 7 P M BNR DEVELOPMENT MATERIALS BOARD A-902RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-90 2 / / M A T E R I A L S B O A R D / / I S S U E D : 0 8 / 2 7 / 1 9 A B C D E F G H I TAN DARK TAN DARK BROWNISH GREY WARM GREY WHITE STONE TILE LIGHT TONE DECORTATIVE CONCRETE DRIVEWAY GLASS RAILING STONE TILE LIGHT TONESLIP RESISTANT 1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-62. ALL WINDOWS TO BE RECESSED A MINIMUM OF 3" FROM EXTERIOR SURFACE. RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O D A T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 0 8 / 2 9 / 2 0 1 9 REVISION DATES # REVISION DATE 3 08/29/2019 J STONE TILE MEDIUM TONE K ENHANCED PAVING TREATMENT A MINIMUM OF 12 FEET DEEP ANDSPANNING THE WIDTH OF THE DRIVEWAY B A C F H I D E C E D D B A I J F K K Jan. 21, 2026 Item #1 216 of 444 Jan. 21, 2026 Item #1 217 of 444 Jan. 21, 2026 Item #1 218 of 444 Jan. 21, 2026 Item #1 219 of 444 Jan. 21, 2026 Item #1 220 of 444 Jan. 21, 2026 Item #1 221 of 444 (E) SPLIT LEVEL TOWNHOMES TO NORTH P. L . P. L . 38 ' - 9 " 33 ' - 1 0 " T O E G 32 ' - 3 " T O F G 9' - 6"5' - 0" 10' - 0"10' PER CODE (E) TWO STORY DEVLEPMENT WITH TALL ROOF TO WEST OF PROPERTY P. L . P. L . 8' - 7 " 10 ' - 0 " 10 ' - 0 " 10 ' - 1 0 " 8' - 7 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 42 ' - 1 " BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E 1 2 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/16/20259:01:05 AM 3 DISCRETIONARYREVIEW 03 10 / 1 6 / 2 0 2 5 9 : 0 1 : 0 5 A M BNR DEVELOPMENT CONTEXT SECTIONS A-305RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-30 5 / / C O N T E X T S E C T I O N S / / I S S U E D : 0 6 / 1 3 / 1 9 1" = 10'-0"1CONTEXT SECTION 01 1" = 10'-0"2CONTEXT SECTION 02 3CONTEXT SECTIONS LOCATION (E) BUILDING ACROSS VIEJO CASTILLA WAY. 2 STORIES OVER 1 PARKING LEVEL RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O D A T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 0 8 / 2 9 / 2 0 1 9 REVISION DATES # REVISION DATE 3 08/29/2019 Jan. 21, 2026 Item #1 222 of 444 P-1(H)Page 1 of 6 Revised: 03/2024 This Density Bonus Report (formally known as the Supplemental Checklist) is required to be completed for all residential development applications being processed under Government Code §65915 (state density bonus law) and must be submitted with the development permit application. Please attach additional pages and/or documents as necessary to help staff process your request. Refer to Carlsbad Municipal Code §21.86.040 for the city’s submittal requirements for density bonus applications and Information Bulletin IB-112 and IB-157 for additional information on density bonus and the city’s inclusionary housing requirements, respectively. A.PROJECT INFORMATION Project Name: Case Nos.: Applicant: Project Location: (Address & APN) Property Description: Project Description: Community Development Planning Division 1635 Faraday Avenue (442) 339-2600 www.carlsbadca.gov Informational Bulletin IB-112 DENSITY BONUS REPORT P-1(H) Resort View Apartments MMK Management Group LLC Viejo Castilla Way, Carlsbad CA 92009 216-170-14-00 & 216-170-15-00 Vacant unimproved lot consisting of 0.858 acres Exhibit 11 Jan. 21, 2026 Item #1 223 of 444 P-1(H)Page 2 of 6 Revised: 03/2024 B. DENSITY BONUS CALCULATIONS TABLE 1.General Plan Designation. What is the underlying General Plan Land Use Designation of the site? 2.Maximum Density. What is the maximum allowed density under the General Plan designation? 3.Site Size. What is the total size of the site? 4.Base Density. What is the maximum number of units allowed at the site? (#B.2 X #B.3, rounded up) 5.Affordable Housing. What is the type & number of restricted affordable housing units proposed? a. Extremely low:b. Very low:c. Low:d. Moderate:e. TOTAL: 6.Percent Affordable. What % of the units are affordable? (#B.5.e ÷ #B.4, rounded up) 7.Density Bonus Units. a. What % increase in Base Density is allowed at the site (see Density Bonus Table)? b. How many Density Bonus units are allowed at the site? (#B.4 X #B.7.a, rounded up) 8.Total Housing Units. a. What is the total number of units at the site (#B.4 + #B.7.b)? b. What is the total resulting density at the site (#B.8.a ÷ #B.3, rounded to nearest tenth)? C. INCLUSIONARY HOUSING CALCULATIONS TABLE 1.Total Housing Units. What is the total number of units on site? (Insert figure from #B.8.a, or #D.8.a, whichever larger) 2.Inclusionary Requirement. How many required inclusionary units? (15% X #C.1, rounded per §21.85.050) 3.Inclusionary Housing. What is the type & number of restricted inclusionary housing units proposed? a. Extremely low:b. Very low:c. Low:d. Moderate:e. TOTAL: 4.Affordable Housing. What is the type & number of affordable housing units proposed? (figures in B.5) a. Extremely low:b. Very low:c. Low:d. Moderate:e. TOTAL: 5.Difference. Positive numbers represent inclusionary units required above density bonus (#C.3 – #C.4) a. Extremely low:b. Very low:c. Low:d. Moderate:e. TOTAL: D. SECONDARY DENSITY BONUS CALCULATIONS TABLE 1.Base Density. What is the maximum number of units allowed at the site? (Figure from #B.4) 2.Affordable Housing (#). What is the type & number of affordable housing units proposed? (Figures from #B.5) a. Extremely low:b. Very low:c. Low:d. Moderate:e. TOTAL: 3.Affordable Housing (%). What is % of affordable housing units proposed? (#D.2 ÷ #D.1, rounded up) a. Extremely low:b. Very low:c. Low:d. Moderate:e. TOTAL: 4.Eligibility. What minimum housing income affordability criteria are you meeting? (select based on #D.3) a.≥15% extremely/very-low:b.≥24% low:≥44% moderate: 5.Additional Affordable Housing (#). What is the type & number of additional affordable units proposed? (only one category) a. Very low:b. Moderate: 6.Additional Affordable Housing (%). What is % of additional affordable units proposed? (#D.5 ÷ #D.1, rounded up) a. Very low:b. Moderate: RD-M 23 du/acre 0.858 acres 19 4 4 4 4 19 4 4 Jan. 21, 2026 Item #1 224 of 444 P-1(H)Page 3 of 6 Revised: 03/2024 7.Secondary Density Bonus Units. a. What % increase in Base Density is allowed at the site (see Density Bonus Table)? b. How many Secondary Density Bonus units allowed at the site? (#D.1 X #D.7.a, rounded up) 8.Total Housing Units. a. What is the total number of units at the site (#B.8.a + #D.7.b)? b. What is the total resulting density at the site (#D.8.a ÷ #D.1, rounded to nearest tenth)? 9.Total Affordability. a. What is the total percentage of affordable units at the site? (#B.6 + #D.6.a or #D.6.b – total cannot exceed 50%) E. CONCESSION(S), INCENTIVES(S) & WAIVERS 1,2 Using the fields below, provide the following information for each requested concession/incentive and/or waiver. Please attach additional documentation, if necessary, to help explain the request --- the use of exhibits, graphics, site plans, and/or charts to help explain the need for the deviation and the anticipated effects are strongly encouraged. x Select whether the requested deviation is a concession/incentive or waiver x Identify the specific city code/policy number of the development standard requiring deviation x Specify the code/policy language of the development standard requiring deviation x Describe how the development standard will be deviated x Explain the reasons why the development project requires deviation from the standard3,4 CONCESSION/INCENTIVE/WAIVER #1 Select Type: տ Concession/Incentive տ Waiver Code/Policy Number: Required Standard: Proposed Deviation: Reason for Deviation: CONCESSION/INCENTIVE/WAIVER #2 Select Type: տ Concession/Incentive տ Waiver Code/Policy Number: Required Standard: Proposed Deviation: Reason for Deviation: Jan. 21, 2026 Item #1 225 of 444 P-1(H)Page 4 of 6 Revised: 03/2024 CONCESSION/INCENTIVE/WAIVER #3 Select Type: տ Concession/Incentive տ Waiver Code/Policy Number: Required Standard: Proposed Deviation: Reason for Deviation: CONCESSION/INCENTIVE/WAIVER #4 Select Type: տ Concession/Incentive տ Waiver Code/Policy Number: Required Standard: Proposed Deviation: Reason for Deviation: CONCESSION/INCENTIVE/WAIVER #5 Select Type: ܆ Concession/Incentive տ Waiver Code/Policy Number: Required Standard: Proposed Deviation: Reason for Deviation: Jan. 21, 2026 Item #1 226 of 444 P-1(H) Page 5 of 6 Revised: 03/2024 1 Cities are required to grant concessions or incentives (referred to as concessions) to a developer that seeks and agrees to include affordable units in their development. One to four concessions are available for each development depending on the percentage of affordable housing that will be included within the development. A concession is one of three things (Gov. Code §65915, subd. (k)(1)-(3)): x A reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed minimum building standards that result in identifiable and actual costs reductions. Development Standard” includes a site or construction condition, including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, a minimum lo area per unit requirement, or a parking ratio that applies to a residential development pursuant to any ordinance, general plan element, specific plan, charter, or other local condition, law, policy, resolution, or regulation. (Gov. Code §65915, subd. (o)(2)). x Approval of mixed-use zoning in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if such uses are compatible with the housing project and the existing or planned development in the area. x Other regulatory concessions proposed by the developer or city that result in identifiable and actual cost reductions. The City shall grant the concession unless one or more of the following written findings can be made, based upon substantial evidence (Gov. Code §65915, subd. (d)(1)(A)-(C)): x The concession does not result in identifiable and actual cost reductions to provide for affordable housing costs, or for rents for the targeted units. x The concession would have a “specific adverse impact […] upon public health and safety or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households.” x The concession would be contrary to state and federal law. 2 In addition to concessions, an applicant may submit a proposal for a waiver or reduction (referred to as waiver) of development standards. (Gov. Code §65915, subd. (e)(1)). In no case may a city apply any development standard that will have the effect of physically precluding the construction of a development at the density or concessions permitted. The City shall grant the waiver unless one or more of the following written findings can be made (Gov. Code §65915, subd. (e)(1)): x The waiver will have a specific adverse impact upon health, safety, or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. x The waiver will have a specific adverse impact on any real property listed in California Register of Historical Resources. x The waiver would be contrary to state and federal law. 3 Pursuant to the court case Schreiber v. City of Los Angeles, which was later codified as part of the passage of AB 1287, a developer is not required to provide financial evidence (i.e., pro forma) documenting that a requested incentive/concession will result in actual cost reductions. However, applicants still need to reasonably document “why” the requested incentive/concession will reduce affordable housing development costs. As such, the city requires applicants to provide reasonable documentation to show that a requested incentive/concession will result in identifiable cost reductions to provide for affordable housing costs or rents. Please attach additional documents, as appropriate. 4 Sufficient documentation must be provided justifying why the city’s established development standard(s) or design regulation(s) physically preclude construction of the project and why the waiver(s) is necessary. Sufficient documentation may include a written explanation of the physical constraints accompanied with an exhibit showing the site and developable envelope. Jan. 21, 2026 Item #1 227 of 444 P-1(H)Page 6 of 6 Revised: 03/2024 DENSITY BONUS TABLE % of Base Units Reserved as Affordable PRIMARY DENSITY BONUS SECONDARY DENSITY BONUS (6) Very Low- Income (1) Low-Income Units (2) Moderate- Income (3) Land Donation (4) Senior Housing (5) Very-Low Income Moderate- Income 5%20%---20% 20% 20% 6%22.5%---20%23.75%22.5% 7%25%---20% 27.5% 25% 8%27.5%---20%31.25%27.5% 9%30%---20% 35% 30% 10%32.5%20%5%15%20%38.75%32.5% 11%35% 21.5% 6% 16% 20% 38.75% 35% 12%38.75%23%7%17%20%38.75%38.75% 13% 42.5% 24.5% 8% 18% 20% 38.75% 42.5% 14%46.25%26%9%19%20%38.75%46.25% 15%50% 27.5% 10% 20% 20% 38.75% 50% 16%50%29%11%21%20%38.75%50% 17%50% 30.5% 12% 22% 20% 38.75% 50% 18%50%32%13%23%20%38.75%50% 19%50% 33.5% 14% 24% 20% 38.75% 50% 20%50%35%15%25%20%38.75%50% 21%50% 38.75% 16% 26% 20% 38.75% 50% 22%50%42.5%17%27%20%38.75%50% 23%50% 46.25% 18% 28% 20% 38.75% 50% 24%50%50%19%29%20%38.75%50% 25%50% 50% 20% 30% 20% 38.75% 50% 26%50%50%21%31%20%38.75%50% 27%50% 50% 22% 32% 20% 38.75% 50% 28%50%50%23%33%20%38.75%50% 29%50% 50% 24% 34% 20% 38.75% 50% 30%50%50%25%35%20%38.75%50% 31%50% 50% 26% 35% 20% 38.75% 50% 32%50%50%27%35%20%38.75%50% 33%50% 50% 28% 35% 20% 38.75% 50% 34%50%50%29%35%20%38.75%50% 35%50% 50% 30% 35% 20% 38.75% 50% 36%50%50%31%35%20%38.75%50% 37%50% 50% 32% 35% 20% 38.75% 50% 38%50%50%33%35%20%38.75%50% 39%50% 50% 34% 35% 20% 38.75% 50% 40%50%50%35%35%20%38.75%50% 41%50% 50% 38.75% 35% 20% 38.75% 50% 42%50%50%42.5%35%20%38.75%50% 43%50% 50% 46.25% 35% 20% 38.75% 50% 44%50%50%50%35%20%38.75%50% 1Government Code §65915(f)(2); 2Government Code §65915(f)(1); 3Government Code §65915(f)(4); 4Government Code §65915(g)(1); 5Government Code §65915(f)(3)No minimum affordable units are required; 6Government Code §65915(v)(1) & (2), as introduced under AB 1287, effective January 1, 2024. Jan. 21, 2026 Item #1 228 of 444 SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS Carlsbad City Objective Design Standards REF. NO. SUBJECT DEVELOPMENT STANDARD WAIVER REQUEST COMPLIANCE COMMENT SECTION 2: SITE DESIGN STANDARDS 2.A Site Layout and Building Placement 2.A.1 - If there is an existing contiguous building wall that maintains the same building plane setback for at least 75% of the buildings on a single street block, then buildings shall be located to maintain the contiguous street wall and consistent front setback. No N/A - There is no existing contiguous building wall. 2.A.2 - ≥50-unit projects shall include at least 1 on-site common recreational space located outdoors and adjacent or visible from the primary streeti. No N/A – Project is less than 50 units 2.B Vehicular Parking and Access 2.B.1 - Access and Driveways a. Side street or alley access shall serve as the primary vehicular accessto parking and carport areas, if available. No Complies. There is only one vehicular access point: Viejo Castilla Way b. A maximum of one vehicle access point from the street is permitted per 100 linear feet of street frontage.No Complies. The project site has 209.80 ft of street frontage, and is allowed 2 vehicular access points c. Entry driveways connecting public streets to the interior of the site shall use enhanced paving treatment a minimum of 12 feet deep and spanning the width of the driveway.No Complies. Enhanced paving has been called out as Concrete Pavers on Sheet A- 902, Hatch remains on A-101. See also Attachment A at end of this exhibit 2.B.2 - To determine parking requirements, Section 21.44.020, Off-Street Parking Spaces Required, of the Carlsbad Municipal Code shall be implemented except as defined by Section 65585 of the Government Code. No Complies. Parking minimums per the density bonus law have been met, see title sheet G-001. 2.B.3 - Projects with privately owned or maintained streets shall implement 4 traffic calming measures and techniques from the City’s Residential Traffic Management Program throughout the project. No N/A - Project does not contain any privately owned or maintained streets 2.B.4 - Projects of 50 or more units shall have pick up locations that will be located within 100 feet of a common recreational space or within 100 feet of a vehicular access point. It shall be at least the size of a standard parking space and clearly marked and visible from an access point into the site. It shall also incorporate a minimum of 1 bench and 1 shade structure. No N/A – Project is less than 50 units Exhibit 12 Jan. 21, 2026 Item #1 229 of 444 2.B.5 - Where parking areas are located within 15 feet of a residential unit, they shall be located within a garage, carport, or parking structure, or screened by a solid wall, fence, or landscaping a minimum of 6 feet inheight No Complies. All parking is located in a garage or carport. See A-101 See also Attachment B at end of this exhibit 2.C 2.C Pedestrian Circulation and Access 2.C.1 - Paved or Hardscape On-site Pedestrian Circulation and Access a. Pedestrian walkways shall connect residential units to amenity areas throughout the site. No Complies. All pedestrian walkways allow access to all amenities throughout the site including building E parking All walkways are labeled on A- 101 and A-102 See also Attachment B at end of this exhibit b. Pedestrian walkways shall connect public sidewalks to all building entrances and vehicle parking areas No Complies. All pedestrian walkways connect public sidewalks to building entrances and vehicle parking areas. See A-101, A- 102 See also Attachment B at end of this exhibit c. Pedestrian walkways shall connect building entrances through the site interior to all transit stops directly adjacent to the project. No Complies. All pedestrian walkways connect building entrances to adjacent right of way. See A-101, A-102 See also Attachment B at end of this exhibit d. Pedestrian walkways shall connect multiple buildings throughout the site. No Complies. Pedestrian walkways connect all buildings. See A-101, A-102 See also Attachment B at end of this exhibit 2.C.2 - Pedestrian Walkways a. Walkways shall be constructed of firm, stable and slip-resistant materials.No Complies. Walkways will be material H, Stone Tile - Light. See A-902. See Also Attachment A at end of this exhibit b. Where a pedestrian walkway intersects with a vehicle accessway, enhanced paving treatment using patterned and/ or colored pavers, brick, or decorative colored and scored concrete shall be used. Pedestrian crossings shall feature enhanced paving with a minimum width of 5 feet andspan the lengthof the intersecting drive area. No Complies. Tile is specified for walkways and pedestrian crossings for both driveways. Walkways will be material H, Stone Tile - Light. See A-902, A-101, A-102See also Attachment A and Bat end of this exhibit c. See Section 2.F, Landscaping, for landscaping requirementsadjacent to pedestrian walkways.No Complies. Noted. See section 2F below for responses. Jan. 21, 2026 Item #1 230 of 444 2.D Common Recreation Space – Projects of 20 or more Units On-site common recreational spaces at a minimum of 100 square feet shall be provided. See Table on G-001. 2.D.1 - Except for pocket parks and multi-use paths and trails, common recreational spaces shall be continuous space with no less than 15 feet in any given direction. a. Pocket parks shall have a minimum width of 50 feet in at least one direction. No Complies. No pocket park is provided or required but Common Recreational space has been provided. See A-101, A-102 See also Attachment B at end of this exhibit b. Multi- use paths and trails are not subject to the minimu m dimensio n require ment of 15 feet. No Complies. No multi-use paths and trails are provided nor required but minimum common recreational space is provided. For this project: 26 units = 2600 square feet of common recreational space required. A total of 4677 S.F. is provided. Dimensions have been added to plans. See A- 103. See also Attachment C at end of this exhibit 2.D.2 - Common recreational space shall be located and arranged to allow visibility into the space from pedestrian walkways on the interior of the site. No Complies. All common area rec space is located in the middle of the site and visible from pedestrian walkways. See A-103. See also Attachment C at end of this exhibit 2.E Private Recreatio n Space 2.E.1 - Private recreational space shall be a minimum of 6 feet in any direction. Yes Waiver Requested. The proposed project meets the intent of the design standard. Private balconies are provided for every unit and are 6 feet in at least one direction. Not all balconies are 6 feet in both directions. For the balconies that are not 6 feet in both directions there are two balconies provided. Note: As a previously entitled set this is a cost prohibitive standard to achieve. See A-110, 130, 150. Jan. 21, 2026 Item #1 231 of 444 2.E.2 - Where private recreational space is located within 15 feet of a window of an adjoining dwelling unit, railings, walls, or fencing shall be constructed with wood, metal, or glazing. Screening shall be constructed with limited openings to provide a minimum of 85 percent surface area screening. No Complies. There are no private rec spaces within 15 feet of an adjacent unit window. See A-110, 130, 150. 2.F Landscaping 2.F.1 - A landscape buffer of minimum 5 feet shall be located adjacent to all ground-level residential spaces to provide additional privacy and security for residents. The buffer shall be planted with shrubs which grow to or are maintained at a maximum height of 4 feet. No Complies. An appropriate buffer maintains the intent of the objective design standard because there are no ground level units. Units A + B are raised above ground level 2’6”- 4’-0” and include a landscape buffer as well as a sidewalk before facing a golf course. See A-101, A-102 2.F.2 - Pedestrian walkways shall be flanked on both sides with landscaping a maximum of 4 feet in height. A tree shall be provided on either side of the walkway at a minimum of every 50 feet of walkway length. Regular alternating intervals of trees on both sides of all walkways may be provided where there is sufficient space to promote healthy tree growth and avoid root damage to adjacent hardscape elements. No Complies. Walkways are currently in compliance. See sheet 9 and 10 of 13 in Landscape drawings. 2.F.3 - Projects shall utilize plant materials consistent with the requirements of the Carlsbad Landscape Manual and any applicable permit conditions. No Complies. Plant materials are all consistent with Carlsbad Landscape Manual. See sheet 9 and 10 of 13 in Landscape drawings. 2.F.4 - Landscape screening shall obscure direct sight lines into dwelling units and private recreational space from communal areas such as parking areas, common mailboxes, and pedestrian walkways. Landscaping may be used in combination with walls, fencing, and/ or trellises to screen views where consistent with objective standards from the Carlsbad Landscape Manual. No Complies.An appropriate buffer maintains the intent of the objective design standard because there are no ground level units. Units A + B are raised above ground level 2’6”- 4’-0” and include a landscape buffer as well as a sidewalk before facing a golf course. See A-101, A-102 SECTION 3: BUILDING DESIGN STANDARDS Jan. 21, 2026 Item #1 232 of 444 3.A Building Form, Massing, and Articulation 3.A.1 - Buildings greater than two stories shall be designed to differentiate a defined base; a middle or body; and a top, cornice, or parapet cap. Buildings 2 stories or less shall include a defined base and top. The “base” and “top” each shall not exceed 2 stories in height. This effect shall be achieved through at least 2 of the following for all buildings: ● Color, texture, or material changes. ● Variations, projections, or reveals in the wall plane. ● Variations in fenestration size or pattern. ● Decorative architectural details. No Complies. Buildings have been designed to differentiate a defined base; a middle or body; and a top, with variations of material and architectural details. See A- 201 AND A-202 See also Attachment D at end of this exhibit 3.A.2 - Building façades visible from the primary street shall not extend horizontally more than 40 feet in length without a 2- foot variation in depth in the wall planeiii. a. The floor area for upper floors of project with 5 or more units shall be a maximum of 90% of the ground floor area. The upper floor area shall not protrude over the first floor along the street frontage more than 5 feet. Yes Waiver Requested. The proposed project meets the intent of the design standard. The intent of E-7, 7.1 which 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 buildings are designed to appear as carefully conceived groups of separate structures with varying roof heights that, along with an attractive streetscape, contribute to the overall urban, pedestrian- friendly quality desired for Carlsbad. Additionally, the project incorporates multiple balconies and color and material changes to break up the structures on each floor to further enhance the street frontage appearance. The upper floors are 100% of the floor area, no part of the building is protruding. As this was a previously entitled project, major cost prohibitive structural modifications would be needed to achieve this standard. Jan. 21, 2026 Item #1 233 of 444 3.A b. Walls visible from a public right- of-way shall not run in a continuous horizontal plane for more than 40 feet without incorporating articulating features such as glazing, overhangs, cornices, canopies, columns, pilasters, trellises, arches, or clearly defined projecting or recessed architectural elements. No Complies. There are no walls visible from the public right of way that run in a continuous horizontal plane greater than 40 feet. See A-902. See also Attachment A at end of this exhibit 3.A.3 - Corner Buildings. Corner buildings greater than 2 stories shall include 2 or more of the following features on both facades: ● An entry to ground-floor commercial uses or a primary building entrance located within 25 feet of the corner of the building. ● A different material application, color, or fenestration pattern of windows and doors from the rest of the façade located within 40 feet of the corner of the building. ● A change in height of at least 5 feet compared to the height of the abutting façade, located within 40 feet of the corner of the building. No N/A - Site is mid- block, and does not contain any corner buildings 3.A.4 - Roof lines shall not extend horizontally more than 40 feet in length without at least one prominent change. ● Provide variation in roof form, such as hipped, gable, shed, flat, and mansard. ● Provide variation in architectural elements, such as parapets, varying cornices, chimneys, and reveals. ● Provide variation of roof height of at least 18 inches (as measured from the highest point of each roof line). No Complies. All such roof lines have multiple prominent changes, such as architectural projections for Buildings A & B, and parapet walls for Building E. The roof lines are shown with dimensions on sheet A-201 and A-202 See also Attachment D at end of this exhibit 3.A.5 - Parapets shall be provided around the perimeter of a flat roof. a. Rooftop equipment shall be located a minimum of 5 feet away from any roof edge and parapet adjacent to a public right-of-way. No Complies. All roof top equipment has been centrally located on all rooftops away from public right of way. The parapet requirement is also adhered to as shown on A-160 and A-201 and A-202. See also Attachment D and E at end of this exhibit b. Interior side of parapet walls shall not be visible from a common recreational space or public right-of- way. No Complies. The interior side of the parapet walls is not visible from the recreational space or public right of way. They are shown and labeled on the elevations however on A-201 and A-202. See also Attachment D at end of this exhibit Jan. 21, 2026 Item #1 234 of 444 c. Parapets shall be capped with precast treatment, continuous banding, projecting cornices, dentils, or similar edge treatment. Yes Waiver Requested. The proposed project meets the intent of the design standard The buildings have been designed to differentiate a defined base; a middle or body; and a top, with variations of material and architectural details. The continuous top treatment does not align into the design aesthetic of the previously entitled project. See A-201 AND A-202. See also Attachment D at end of this exhibit 3.A.6 - Garage doors shall be recessed into the garage wall a minimum of 4 inches. Garages shall not be located adjacent to the primary street unless there is no other driveway access available onsite for residential parking. No Complies. Garage doors are on buildings A, B, C and D only, and all garage doors are recessed 4 inches. See A-102 See also Attachment B at end of this exhibit 3.B Entrances for buildings and individual 3.B.1 - Common Building Entrances shall include weather protection that is a minimum 6 feet wide and 4 feet deep by recessing the entrance or a. Buildings located adjacent to the primary street shall incorporate at least 1 pedestrian entrance directly from the public sidewalk or right-of- way. No Complies. Building C street facing entry has roof in front of doors that have been labeled on A-102. Entrance is provided directly from Viejo Castilla Way in Building C and has been dimensioned to meet the standards. Building A and B are townhouses and each has their own entry, Building E has a 6' wide access from the street side under the second floor for weather protection. Sidewalk on Building A has been defined from the building to the street and is labeled on Sheet A-102. See also Attachment B at the end of this exhibit. Jan. 21, 2026 Item #1 235 of 444 3.B Building and Unit Entrances units shall incorporate architectural treatments and/or changes in roof line or wall planes. providing an awning or similar weather protection element. Common building entrances shall provide a minimum of 40 square feet of decorative and accent paving that contrast in color and texture from the adjacent pedestrian walkway paving. b. Buildings not located adjacent to a street shall have common building entrances oriented to face parking areas, internal pedestrian walkways, or common recreational space areas No Complies. Buildings B and D are the only buildings not adjacent to the street. Access to both buildings face internal pedestrian walkways and common rec areas. Building B is a townhouse and each has one entry, the breezeway for building D is covered and main access is from the common area between building C & D and the pedestrian walkways. See A-102. See also Attachment B at end of this exhibit 3.B.2 - Individual Unit Entrances a. Residential entrances located on the ground floor shall include 1 or more of the following: ● An entrance form such as a porch, stoop, patio, terrace, forecourt, and courtyard. ● Either a projected sheltering element or be recessed from the main façade which shall have a min. depth of 24” No Complies. There are no residential entrances on the ground floor aside from Buildings A and B which have residential entrances on the ground floor. These have 24” sheltering elements. See A- 110 and A-202. b. Exterior entrances to individual units on upper floors are permitted. No exterior access corridor providing access to upper-floor units shall be longer than 40 horizontal feet, to avoid a “motel-style” appearance. No Complies. The only long exterior corridors are on building E. These exterior access corridors are not longer than 40 feet. See A- 150 3.C Windows and Doors 3.C.1 - Where buildings are located within 10 feet of one another, window design on the building facades adjacent to one another shall avoid unfiltered/direct views into the site and shall be designed with 1 or more of the following: ● Utilize non-transparent or obscured glazing. ● Provide permanent architectural screens or affixed louvers at windows. ● Utilize clerestory windows a minimum height of 6 feet from the ground. No Complies. No buildings closer than 10 feet to one another. See A-101. See also Attachment B at end of this exhibit 3.C.2 - Windows shall either be recessed at least 2 inches from the plane of the surrounding exterior wall or shall have a trim or windowsill at least 2.5 a. Windows within 40 feet of public right-of-way or common recreational spaces shall feature enhanced window No Complies. It is noted on the site plan that all windows are to be recessed a minimum of 3" from the exterior surface. Note has been elaborated to clarify that those within 40’ have included enhanced Jan. 21, 2026 Item #1 236 of 444 inches in depth. treatments. treatment. See A-101. See also Attachment B at end of this exhibit b. Exterior window shutters, when used, shall match the size and shape of adjacent window openings. No N/A. No exterior window shutters will be used. See elevations on A201, 202, 211, 212, 213, 214 See also Attachment D at end of this exhibit 3.D Materials and Colors 3.D.1 - For projects with multiple buildings, the colors and materials of exterior walls, doors, and accents such as window trim shall vary for each building. No Complies. All buildings have multiple accent colors. See elevations on A201, 202, 211, 212, 213, 214 and A209 See also Attachment A and D at end of this exhibit 3.D.2 - The materials, colors, and styles of building elements shall be used on more than one elevation of a building. No Complies. All buildings have multiple accent colors. See elevations on A201, 202, 211, 212, 213, 214 and A209 See also Attachment A and D at end of this exhibit 3.D.3 - The primary exterior siding material for buildings shall be wood, stone, brick, stucco, fiber cement, composite wood, or stone. No Complies. All building facades are stucco and stone. See elevations on A201, 202, 211, 212, 213, 214 and A209. See also Attachment A and D at end of this exhibit 3.D.4 - Chimneys shall either be painted the same color as the exterior wall or constructed with the same materials present on other accents or elements of the facade. No N/A. There are no chimneys in the project. 3.D.5 - Changes in material shall occur at inside corners of intersecting walls or at architectural features that break up the wall plane, such as columns. No Complies. All instances of material changes occur at intersecting walls or architectural features. See elevations on A201, 202, 211, 212, 213, 214 and A209. See also Attachment A and D at end of this exhibit 3.D.6 - Use of 2 or more accent materials which differ from the primary exterior siding material shall be incorporated to highlight building features. No Complies.Two different stone veneers are shown on the elevations to contrast against the stucco. See elevations on A201, 202, 211, 212, 213, 214 and A209. See also Attachment A and D at end of this exhibit Jan. 21, 2026 Item #1 237 of 444 SECTION 4: ADDITIONAL MIXED-USE STANDARDS 4.A Vertical Mixed- Use – Applicable to All Vertical Mixed- Use Buildings 4.A.1 - In addition to non-residential uses, common recreational spaces, amenities, and leasing offices are allowed in the ground floor space and within 20 feet of the building frontage along the primary street. Residential dwelling units shall not be located within the ground floor space and within 20 feet of the building frontage along the primary street. No N/A - The project is Residential only 4.A.2 - Mixed-use buildings shall incorporate a minimum ground floor height (measured from floor to floor) of 12 feet. No N/A - The project is Residential only 4.A.3 - Mixed-use buildings located adjacent to the primary street shall include windows and doors for a minimum of 50% of the building area located between 3 and 7 feet above the height of the sidewalkiv. a. Parking garages are not required to meet the ground floor transparency requirement. No N/A - The project is Residential only b. Transparent or translucent glazing is required on the ground floor façade. No N/A - The project is Residential only 4.A.4 - The bottom of any product display window shall be between 18 to 36 inches in heightv. Product display windows shall be internally lit. No N/A - The project is Residential only 4.A.5 - Mixed-use building facades located adjacent to the primary street shall provide 2 of the following for every 40 feet in façade length. ● An awning, canopy, or other shade/ weather protection structure a minimum of 10 feet in height. If provided as one continuous awning, canopy, or other shade/weather protection structure, the structure shall extend a minimum of 10 feet in length. If provided as multiple awnings, canopies, or other shade/ weather protection structures, the structure shall be provided at a minimum over every window. ● A change in exterior wall material, consistent with Section 3.D, Materials and Colors. ● Planter boxes located under each window or on either side of entry doors, each a minimum of 4 feet in length. ● Signage projecting from the building façade wall at a perpendicular angle, or signage attached to a fixed canopy or awning. No N/A - The project is Residential only 4.B Horizontal 4.B.1 - Pedestrian walkways shall connect multiple buildings throughout the site. No N/A - The project is Residential only 4.B.2 - Commercial tenants, visitors, and residents may be given access to the same common recreational spaces, or separate common recreational spaces. No N/A - The project is Residential only 4.B.3 - Buildings shall be located and sited in compliance with objective standards in the Carlsbad Municipal Code as related to noise, vibration, odor, glare, and other nuisances and hazards. No N/A - The project is Residential only Jan. 21, 2026 Item #1 238 of 444 Mixed-Use 4.B.4 - All required loading and service areas shall be located on a façade other than the primary building frontage, and/or at the rear or side of the site. Loading and service areas shall be located so as to not disrupt or block the flow of onsite and offsite vehicular traffic. Loading and service areas shall not be located within 50 feet of residential dwelling units or common recreational space areas and shall be visually screened from the public right-of-way with walls, solid fencing, and/or dense evergreen vegetation. Refer to Chapter 10.40, Stopping, Standing, and Parking, of the Carlsbad Municipal Code for loading requirements. No N/A - The project is Residential only SECTION 5: UTILITARIAN DESIGN STANDARDS Bicycle Parking 5.A.1 - Short-term Bicycle Parking a. Short-term bicycle parking shall be provided in the form of permanent bicycle racks at the rate of 1 rack space per every 10 residential units and 1 rack space per every 1,000 square feet of non-residential space. No Complies. The bike rack is adjacent to stairs of Building C with a minimum 8 bike rack spaces. See A-102. See also Attachment B at end of this exhibit b. Racks shall be located within 100 feet of a residential unit, or within 100 feet of a common building entrance to the building it serves. 1 rack may serve multiple tenants or buildings if the distance requirement is met. Bicycle racks and associated bicycle maneuvering shall not impede upon the public right-of- way so as to impede accessible paths of travel. No Complies. The Bike rack is centrally located and within 100 feet of all buildings. See A-102. See also Attachment B at end of this exhibit 5.A c. Bicycle parking spaces shall be provided with a stationary, securely anchored rack or object to which a bicycle frame and one wheel can be secured. No Complies. The Bicycle rack is a securely anchored ground based rack a. Long-term bicycle parking shall be provided at a rate of 1 rack space per every 5 residential units. No Complies. Assigned garages and carports are provided for buildings A,B. A total of 6 long term bicycle, E-bike, E- scooter parking at building E area for gated bike parking. See A-102. See also Attachment B at end of this exhibit Jan. 21, 2026 Item #1 239 of 444 5.A 5.A.2 - Long-term Bicycle, E- bike, E- scooter Parking – Projects of More Than 20 Units b. Secure, long-term bicycle, E- bike, and E-scooter parking areas shall be located in an enclosed bicycle locker; a fenced, covered, locked, or guarded bicycle storage area; or a rack or stand inside a building or site area requiring key access. A garage or carport for an individual residential unit may fulfill this requirement. Where the bicycle parking area is not visible from the common building entrance, signs located at a common building entrance shall identify the location of bicycle parking but shall not be visible from the right-of-way. Bicycle parking areas shall be covered. No Complies. Assigned garages and carports are provided for buildings A,B. A total of 6 long term bicycle, E-bike, E-scooter parking at building E area for gated bike parking with solid panel system. See A- 102. See A-102. See also Attachment B at end of this exhibit c. Each long-term bicycle parking space shall be a minimum of 2 feet in width and 6 feet in length and shall be accessible without moving other bicycles. 2 feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian walkways. 5 feet of clearance shall be provided from vehicle parking spaces. No Complies. A total of 6 long term bicycle, E-bike, E- scooter parking stalls with required spacing is provided at building E for gated bike parking. See A- 102. See A-102. See also Attachment B at end of this exhibit 5.B Community Delivery Center – Projects of 20 or More Units A centrally located delivery room, consolidated mailbox, or mail pick-up and drop-off location shall be provided. No Complies. Mail box lockers are provided on the ground floor of Building C, accessible to all units. See A-102. See also Attachment B at end of this exhibit 5.C Fences and Walls Fences and walls shall be a different color than the exterior wall of the building(s). Chain link fencing is prohibited. Where fences and walls of different materials or finishes intersect, an architectural transition or break shall be provided. No Complies. Building exteriors are light gray, dark gray, and beige. Walls are CMU and fencing are both painted white as noted on A-101. See also Attachment B at end of this exhibit Jan. 21, 2026 Item #1 240 of 444 5.D Lighting Outdoor light fixtures, shall be fully shielded and downward facing 5.D.1 - All areas for pedestrian and vehicular circulation, entrances, parking, and common recreational spaces shall incorporate lighting programmed with dusk to dawn lighting for safety and security. No Complies. All common area lighting shall have light sensors and turn on at night and off in the morning. Exterior lights are also fully shielded and downward facing as prescribed in the “Notes: on A-101. See also Attachment B at end of this exhibit 5.D.2 - Energy-efficient fixtures incorporating light emitting diode (LED) lamps or equivalent energy- efficient fixtures shall be used. No Complies. Energy efficient fixtures shall be provided and specified in the building permit set as prescribed in the “Notes: on A-101. See also Attachment B at end of this exhibit 5.E Equipment and Utility Screening Wall-mounted utility elements shall be located at interior corners of building walls, or behind building or landscape elements that conceal them from the view of pedestrian walkways. No Complies. The utility elements will be fully enclosed with a stucco finish to match each building. The locations and size of the enclosures are shown on A-102. See also Attachment B at end of this exhibit 5.F Trash and Refuse Trash and refuse areas shall be located within a building, incorporated into the exterior building design, or located within a detached enclosure designed and placed as follows: ● The enclosure shall be located to the rear or side of the building, within 500 feet of an access point to the units served and located outside of view from a public right-of-way. ● The enclosure shall be enclosed within a solid wall without breaks or transparency and having a gate or door. ● The enclosure shall incorporate the same materials and colors of the primary building design. No Complies. Trash and refuse areas comply with all requirements of location, dimensions, materials and colors as noted on A-102 in plan and section. See also Attachment B at end of this exhibit 5.G Wall- Mounte d Utility Elements All wall-mounted elements shall be located at interior corners of building walls or behind building elements that conceal them from the view of pedestrian walkways. 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 wall mounted elements comply with this requirement as noted on A-101 in plan and section. See also Attachment B at end of this exhibit 5.H Signs Sign design shall comply with the objective requirements of Chapter 21.41, Sign. No Complies. All signs will comply with the objective requirements of 21.41 as noted on A-101. See also Attachment B at end of this exhibit Jan. 21, 2026 Item #1 241 of 444 ++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ ++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ DESCRIPTION OF WAIVERS REQUESTED NUMBER OF WAIVERS REQUESTED 2.E.1 Private recreational space shall be a minimum of 6 feet in any direction. The proposed project meets the intent of the design standard. Private balconies are provided for every unit and are 6 feet in at least one direction. Not all balconies are 6 feet in both directions. For the balconies that are not 6 feet in both directions there are two balconies provided. 1 3.A.2 The floor area for upper floors of projects with 5 or more units shall be a maximum of 90% of the ground floor area. The upper floor area shall not protrude over the first floor along the street frontage more than 5 feet. The proposed project meets the intent of the design standard which requires that multi-family buildings not appear as massive, monolithic structures. The buildings are designed to appear as carefully conceived groups of separate structures with varying roof heights. Additionally, the project incorporates multiple balconies and color and material changes to break up the structures on each floor to further enhance the street frontage appearance. 1 3.A.5. c Parapets shall be capped with precast treatment, continuous banding, projecting cornices, dentils, or similar edge treatment. The buildings have been designed to differentiate a defined base; a middle or body; and a top, with variations of material and architectural details. 1 TOTAL WAIVERS REQUESTED 3 ++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ ++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ i This gathering space counts towards the requirements of Section 2.D, Common Recreational Space – Projects of 20 or More Units. ii Measured from the finished floor of the private recreational space to the top of the railing, fencing, or walls. iii Building entrances, unit entrances, upper-story setbacks, and projections such as stoops, porches, bays, overhangs, fireplaces, and trellises count towards this requirement. iv The area of signage and posters within a window display shall not count towards this requirement. v Measured from the height of the sidewalk. Appendix High Res are Separate PDF including: Attachments A - E Jan. 21, 2026 Item #1 242 of 444 Public Comment Exhibit 13 Jan. 21, 2026 Item #1 243 of 444 Jan. 21, 2026 Item #1 244 of 444 Jan. 21, 2026 Item #1 245 of 444 Jan. 21, 2026 Item #1 246 of 444 Jan. 21, 2026 Item #1 247 of 444 Jan. 21, 2026 Item #1 248 of 444 Jan. 21, 2026 Item #1 249 of 444 Jan. 21, 2026 Item #1 250 of 444 Jan. 21, 2026 Item #1 251 of 444 Jan. 21, 2026 Item #1 252 of 444 Jan. 21, 2026 Item #1 253 of 444 Jan. 21, 2026 Item #1 254 of 444 Jan. 21, 2026 Item #1 255 of 444 Jan. 21, 2026 Item #1 256 of 444 Jan. 21, 2026 Item #1 257 of 444 Jan. 21, 2026 Item #1 258 of 444 Jan. 21, 2026 Item #1 259 of 444 Jan. 21, 2026 Item #1 260 of 444 Jan. 21, 2026 Item #1 261 of 444 Jan. 21, 2026 Item #1 262 of 444 Jan. 21, 2026 Item #1 263 of 444 Jan. 21, 2026 Item #1 264 of 444 Jan. 21, 2026 Item #1 265 of 444 Jan. 21, 2026 Item #1 266 of 444 Jan. 21, 2026 Item #1 267 of 444 Jan. 21, 2026 Item #1 268 of 444 Jan. 21, 2026 Item #1 269 of 444 Jan. 21, 2026 Item #1 270 of 444 Jan. 21, 2026 Item #1 271 of 444 Jan. 21, 2026 Item #1 272 of 444 Jan. 21, 2026 Item #1 273 of 444 Jan. 21, 2026 Item #1 274 of 444 Jan. 21, 2026 Item #1 275 of 444 Jan. 21, 2026 Item #1 276 of 444 Jan. 21, 2026 Item #1 277 of 444 Jan. 21, 2026 Item #1 278 of 444 Jan. 21, 2026 Item #1 279 of 444 Jan. 21, 2026 Item #1 280 of 444 Jan. 21, 2026 Item #1 281 of 444 Jan. 21, 2026 Item #1 282 of 444 Jan. 21, 2026 Item #1 283 of 444 Jan. 21, 2026 Item #1 284 of 444 Jan. 21, 2026 Item #1 285 of 444 Jan. 21, 2026 Item #1 286 of 444 Jan. 21, 2026 Item #1 287 of 444 Jan. 21, 2026 Item #1 288 of 444 Jan. 21, 2026 Item #1 289 of 444 Jan. 21, 2026 Item #1 290 of 444 Jan. 21, 2026 Item #1 291 of 444 Jan. 21, 2026 Item #1 292 of 444 Jan. 21, 2026 Item #1 293 of 444 Jan. 21, 2026 Item #1 294 of 444 Jan. 21, 2026 Item #1 295 of 444 Jan. 21, 2026 Item #1 296 of 444 Jan. 21, 2026 Item #1 297 of 444 Jan. 21, 2026 Item #1 298 of 444 Jan. 21, 2026 Item #1 299 of 444 Jan. 21, 2026 Item #1 300 of 444 Jan. 21, 2026 Item #1 301 of 444 Jan. 21, 2026 Item #1 302 of 444 Jan. 21, 2026 Item #1 303 of 444 Jan. 21, 2026 Item #1 304 of 444 Jan. 21, 2026 Item #1 305 of 444 Jan. 21, 2026 Item #1 306 of 444 Jan. 21, 2026 Item #1 307 of 444 Jan. 21, 2026 Item #1 308 of 444 Jan. 21, 2026 Item #1 309 of 444 Jan. 21, 2026 Item #1 310 of 444 Jan. 21, 2026 Item #1 311 of 444 Jan. 21, 2026 Item #1 312 of 444 Jan. 21, 2026 Item #1 313 of 444 Jan. 21, 2026 Item #1 314 of 444 Jan. 21, 2026 Item #1 315 of 444 Jan. 21, 2026 Item #1 316 of 444 Jan. 21, 2026 Item #1 317 of 444 Jan. 21, 2026 Item #1 318 of 444 Jan. 21, 2026 Item #1 319 of 444 CELEBRATING 49 YEARS OF ENVIRONMENTAL EXCELLENCE 22 July 2024 MMK Management Group LLC c/o John Allen PO Box 1555 La Jolla, CA 92038 Re: Addendum and Update to Biological Resources Assessment, Resort View Carlsbad Dear Sirs, At your request and at the direction of the City (Cycle Review Comments dated May 22, 2024) I have prepared this update to the Biological Resources Assessment for the Resort View Project in the City of Carlsbad dated November 2018 prepared by Rincon Consultants, Inc. This work entailed review of the Rincon Assessment followed by a site visit and comparative analysis of current conditions relative to conditions described and analyzed in the Rincon report. The Rincon report contains detailed site location information, not repeated here. METHODS To assess current biological resources, I visited the approximately 0.86 acre project site (APNs 216-170-14 &15) on 24 June 2024. Conditions for observation were excellent, with temperatures in the mid 80s, no cloud cover, no wind, and unlimited visibility. A total of 1.75 hours were spent assessing site conditions and conducting a biological reconnaissance. During the visit, I was able to examine the entire project site and adjacent areas. Observations on-site were recorded as they were made and form the basis of this report. Animals were identified using scat, tracks, burrows, vocalizations, or by direct observation with the aid of 10X42 Leica binoculars. Sensitive Species and Habitats Prior to the site visit, a variety of sources were reviewed to ascertain the possible occurrence of sensitive species at the project site. First, soil types (Bowman 1973) were checked to determine if the site contains soils known to support sensitive plant species. Records searches for the USGS quadrangle and surrounding quads were done of the California Natural Diversity Data Base (CNDDB) and California Native Plant Society (CNPS) On-Line Inventory of Rare and Endangered Plants. Any sensitive species known to occur in the vicinity were given special attention, and available natural history information was reviewed. Seasonal occurrence patterns (e.g., annual plants, migratory birds) were factored into survey plans in the event that site visits were made during time periods when certain sensitive species are not present or conspicuous. Information sources include the Carlsbad Habitat Management Plan (HMP), Jepson Manual (2012), Rare Plants of San Diego (Reiser 1994), A Flora of San Diego County, California (Beauchamp 1986), San Diego Native Plants (Lightner 2011), the San Diego Mammal Atlas (2017), the San Diego County Bird Atlas (Unitt 2004), and numerous other references, publications, and on-line resources. EVERETT AND ASSOCIATES ENVIRONMENTAL CONSULTANTS ESTABLISHED IN 1975 POST OFFICE BOX 1085 (858) 456-2990 TELEPHONELA JOLLA, CALIFORNIA 92038 everett@src.org EMAIL Exhibit 14 Jan. 21, 2026 Item #1 320 of 444 2 During site visit, all habitats were assessed for their suitability for occupation by any sensitive species with potential to occur. RESULTS1 Soils Soil conservation service maps (Bowman 1973) show the site mapped as Salinas clay loam, 2-9% slopes (SbC). On-site examination revealed that soils of an unknown origin were likely imported to the site sometime in the past. The Rincon report did not discuss soils. Botany/Vegetation Communities A total of nine plant species not reported in the Rincon report (See Appendix A) were observed during my site visit. Most of these species were non-native weedy species that likely invaded the site after the Rincon field work was conducted. Despite the presence of a few new non-native invasive plant species, the plant community designations provided in the Rincon report remain unchanged. These included Disturbed Scrub Oak Chaparral (Holland Code 37900) and Disturbed Habitat (Holland Code 11300). It is likely that the Disturbed Habitat is occasionally mowed, perhaps on an annual basis. Appendix B shows current photographs of the project site. Zoology Wildlife recorded during the surveys included common and expected species for the habitats that occur on-site. One species of bird (Northern Mockingbird Mimus polyglottos) was added to the list provided by Rincon. One mammal species (Botta’s Pocket Gopher Thomomys bottae) not reported by Rincon was observed. No reptile or amphibian species were detected. Sensitive Resources Sensitive Habitats As noted and discussed in the Rincon report, Disturbed Scrub Oak Chaparral is a sensitive plant community, impacts to which require mitigation to reduce impacts to below a level of significant. 1 Scientific and common names for plant species are derived from The Jepson Manual, 2012; scientific and common names for birds from the A.O.U. Check-list of North American Birds, 1998, and Supplements to date; scientific and common names for mammals from the San Diego County Mammal Atlas, 2017. Jan. 21, 2026 Item #1 321 of 444 3 Sensitive Species Sensitive plants or animals are defined here as species of rare, threatened, or endangered status, or depleted or declining species according to the U.S. Fish and Wildlife Service (USFWS), California Department of Fish and Wildlife (CDFW), or the California Native Plant Society (CNPS). Surveys of the project site were conducted with special attention to looking for species that are considered sensitive according to the Carlsbad HMP, USFWS, CDFW, CNPS, and the CDFW’s Natural Diversity Database (CNDDB) record for the Encinitas 7.5 minute USGS quadrangle. The site lacks the appropriate habitat to support most if not all sensitive species, other than Nuttall’s scrub oak Quercus Dumosa. Impacts to Nuttall’s scrub oak requires mitigation which will take place, as discussed in the Rincon report, concurrent with the mitigation required for impacts to Disturbed Scrub Oak Chaparral. Other Sensitive Biological Resources As noted in the Rincon Report and confirmed here, the site contains no Jurisdictional Wetlands, Wildlife Movement Corridors, or any other sensitive biological resources. CONCLUSIONS Biological conditions on the Resort View property remain substantially unchanged from that described in the 2018 Rincon report (Figure 1). A few weedy non-native plant species have become established but will likely be reduced in number when fuel abatement mowing next takes place. No other changes to the biological conditions described in the Rincon report were observed. The Impact Analysis and proposed Mitigation Measures as described in the Rincon report remain current and appropriate. The Rincon report remains consistent with the Carlsbad HMP and the North County Multiple Habitat Conservation Plan (NCMHP). Thank you for the opportunity to conduct this work and let me know if I can provide any additional information or clarification. Sincerely, William T. Everett, PhD, FN, FRGS San Diego and Riverside County Approved Biological Consultant Jan. 21, 2026 Item #1 322 of 444 4 Figure 1. The project site in June 2023 by Google EarthTM. Compare with Rincon report Figures 2 & 4. Jan. 21, 2026 Item #1 323 of 444 5 REFERENCES American Ornithologists' Union. 1998. Check-list of North American Birds. 7th edition and Supplements to date. American Ornithologists' Union, Washington, D.C. 829 pp. Beauchamp, R.M. 1986. A Flora of San Diego County, California. Sweetwater Press, National City, California. 241 pp. Bowman, R.H. 1973. Soil Survey, San Diego Area, California. U.S. Department of Agriculture Soil Conservation Service. The Jepson Manual: Vascular Plants of California, second edition. 2012. Baldwin, B.G., D.H. Goldman, D.J. Keil, R. Patterson, T.J. Rosatti and D.H. Wilken, editors. University of California Press, Berkeley. Lightner, J. 2011. San Diego County Native Plants. 3rd Edition. San Diego Flora, San Diego, California. 428 pp. Oberbauer, Thomas, Meghan Kelly, and Jeremy Buegge. March 2008. Draft Vegetation Communities of San Diego County. Based on “Preliminary Descriptions of the Terrestrial Natural Communities of California”, Robert F. Holland, Ph.D., October 1986. 74 pp. Reiser, C.H. 1994. Rare Plants of San Diego County. Aquifer Press, Imperial Beach, California. 247 pp. Tremor, S., D, Stokes, W. Spencer, J. Diffendorfer, H. Thomas, S. Chivers, and P. Unitt (editors). 2017. San Diego County Mammal Atlas. Proceedings of the San Diego Society of Natural History No. 46. 432 pp. Unitt, P. 2004. San Diego County Bird Atlas. Proceedings of the San Diego Society of Natural History No. 39. 645 pp. U.S. Geologic Survey. 1967. 1975 Photo Revised. Encinitas Quadrangle 7.5 minute topographical map. Jan. 21, 2026 Item #1 324 of 444 6 APPENDIX A PLANT SPECIES OBSERVED ON THE PROJECT SITE AND NOT INCLUDED IN THE RINCON REPORT Anacardiaceae - Sumac Family Malosma laurina Laurel sumac Apiaceae - Carrot Family Foeniculum vulgare Sweet fennel Asteraceae - Sunflower Family Baccharis pilularis Coyote bush Glebionis coronaria Crown daisy Brassicaceae (Cruciferae) - Mustard Family Hirschfeldia incana Short-Pod Mustard Convolvulaceae - Morning Glory Family Calystegia sp. Morning glory Cucurbitaceae - Gourd Family Marah macrocarpus Wild cucumber Plantaginaceae - Plantain Family Plantago lanceolata English plantain Rhamnaceae - Buckthorn Family Ceanothus tomentosus Ramona lilac Jan. 21, 2026 Item #1 325 of 444 7 APPENDIX B CURRENT PHOTOGRAPHS OF THE PROJECT SITE - 24 JUNE 2024 Jan. 21, 2026 Item #1 326 of 444 8 Photograph 1. Southeast corner of the project site looking northwest. Photograph 2. Northeast corner of the project site looking south. Jan. 21, 2026 Item #1 327 of 444 9 Photograph 3. Southwest corner of the project site looking east. Photograph 4. Southwest corner of the project site looking northwest. Jan. 21, 2026 Item #1 328 of 444 Resort View Apartments Level I Local Mobility Analysis SDP 2018-0022/HDP 2018-0006 (DEV 2017-0225) Prepared for: MMK Management Group, LLC PO Box 1555 La Jolla, CA 92038 Prepared by: Marc Mizuta, PE, TE, PTOE 5694 Mission Center Road, #602-121 San Diego, CA 92108 August 2025 Exhibit 15 Jan. 21, 2026 Item #1 329 of 444 Resort View Apartments i Level I LMA TABLE OF CONTENTS 1 INTRODUCTION .............................................................................................................................................. 1 1.1 PROJECT DESCRIPTION ....................................................................................................................................... 1 1.2 STUDY AREA .......................................................................................................................................................... 1 2 ANALYSIS APPROACH AND METHODOLOGY .................................................................................... 5 2.1 ANALYSIS SCENARIOS .......................................................................................................................................... 5 2.2 METHODOLOGY .................................................................................................................................................... 5 2.2.1 Street Typology .................................................................................................................................................................................................... 5 2.2.2 Pedestrian MMLOS .......................................................................................................................................................................................... 6 2.2.3 Bicycle MMLOS .................................................................................................................................................................................................. 6 2.2.4 Intersection Level of Service Analysis .................................................................................................................................................... 6 3 PROJECT TRAFFIC .......................................................................................................................................... 8 3.1 PROJECT TRIP GENERATION ............................................................................................................................. 8 3.2 PROJECT TRIP DISTRIBUTION AND ASSIGNMENT ......................................................................................... 8 4 AUTO ANALYSIS ............................................................................................................................................. 13 4.1 ROADWAY NETWORK ...................................................................................................................................... 13 4.2 TRAFFIC VOLUMES ............................................................................................................................................ 13 4.3 INTERSECTION ANALYSIS ................................................................................................................................. 16 4.4 TURN LANE ANALYSIS ...................................................................................................................................... 16 5 NON-AUTO ANALYSIS ................................................................................................................................. 17 5.1 MMLOS RESULTS ............................................................................................................................................. 17 6 SUMMARY OF FINDINGS AND RECOMMENDATIONS ................................................................ 18 LIST OF FIGURES Figure 1-1 Regional Vicinity Map ...................................................................................................................................... 2 Figure 1-2 Project Area Map ................................................................................................................................................ 3 Figure 1-3 Site Plan ................................................................................................................................................................ 4 Figure 3-1 Project Trip Distribution ............................................................................................................................... 10 Figure 3-2 Project Trip Assignment ................................................................................................................................. 11 Figure 3-3 Project Traffic on Exempt Roadways ........................................................................................................ 12 Figure 4-1 Opening Year Intersection Geometrics...................................................................................................... 13 Figure 4-2 Existing Conditions Traffic Volumes ........................................................................................................ 14 Figure 4-3 Existing Plus Project Traffic Volumes ....................................................................................................... 15 LIST OF TABLES Table 2-1 Street Typology and Accommodated Modes ............................................................................................... 5 Table 2-2 MMLOS Thresholds .......................................................................................................................................... 6 Table 2-3 LOS Criteria for Intersections ......................................................................................................................... 7 Table 3-1 Project Trip Generation ..................................................................................................................................... 8 Table 4-1 Existing Plus Project Peak Hour Intersection LOS Summary ............................................................... 16 Table 4-2 Existing Plus Project Peak Hour Intersection Queuing Summary ...................................................... 16 Table 5-1 MMLOS Summary ............................................................................................................................................. 17 Jan. 21, 2026 Item #1 330 of 444 Resort View Apartments Level I LMA APPENDICES Appendix A Approved Scoping Agreement Appendix B Excerpts from City of Carlsbad TIA Guidelines Appendix C Existing Traffic Volumes Appendix D Intersection LOS Worksheets Appendix E Intersection Queuing Worksheets Appendix F MMLOS Worksheets & Supporting Data Jan. 21, 2026 Item #1 331 of 444 Resort View Apartments Level I LMA 1 INTRODUCTION This Level I Local Mobility Analysis (LMA) evaluates the traffic conditions associated with the proposed project (herein referred to as “the Project”) located along Viejo Castilla Way (APN #216-170-1400, 216-170- 1500) in the City of Carlsbad. Figure 1-1 shows the location of the project within the San Diego region and Figure 1-2 shows the project area. 1.1 Project Description The existing site is currently undeveloped and located on the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way. The Project proposes to construct 38 apartment units located in five buildings on-site. Access to the project will be provided by two driveways located off Viejo Castilla Way. The Project is anticipated to be completed by 2026/2027. Figure 1-3 illustrates the Project site plan. 1.2 Study Area The project study area is determined by the requirements contained in the City of Carlsbad Transportation Impact Analysis Guidelines, April 2018. Based on Table 1 of the TIA Guidelines, a Level I analysis is required for a project generating between 111 and 499 daily trips or between 12 and 49 peak-hour trips where the project conforms to the General Plan or Zoning. The Project is forecasted to generate 228 new daily trips and between 19 and 21 peak-hour trips (see Table 3-1 for additional details). The following intersection and roadway segment are evaluated in this report: Intersection Viejo Castilla Way & La Costa Avenue Roadway Segment Viejo Castilla Way between Navarra Drive and La Costa Avenue Appendix A contains a copy of the approved scoping agreement. 1Jan. 21, 2026 Item #1 332 of 444 52 94 54 75 67 67 905 56 163 125 Oceanside Carlsbad Vista San Marcos Escondido Poway San Diego Tijuana, B.C., MEXICO Santee El Cajon La Mesa Lemon Grove NationalCIty Chula Vista San Ysidro ImperialBeach Encinitas San Dieguito Valley Center RainbowFallbrook Bonsall Pendleton Pala-Pauma Ramona Barona Julian Lakeside Crest-Dehesa Alpine Jamul Otay Spring Valley SolanaBeach Coronado DelMar Project Site Figure 1-1 Regional Vicinity Map Resort View Apartments 2Jan. 21, 2026 Item #1 333 of 444 Source: GoogleSource: Google EarthSoSoSouSoSouououououuuuuouuuuSooouuuuuSuSouurcercrcrcrcrcercecerceerceerceeercercrceeccggllllthSouSouSouSoSouSouSououSouSouSououSSSouSSSSSSouSSSSoSSSrcercercrcercercrcrcerceerrrceceerceerrrcceececerrrecercececercececerccceer: G:G:G: G: G: G: GG:GGG:G:G: GG:GG: GGG:G:: GG:: G: GG G: G:: G: oogoogoogoogoogoogoogoogoogoogoooogoogoogoogoogggoogoooooogoogoooogooggooogooooogogooolelellllllllSouSouSouSouououSouSSSSSSSSouSSSSorcercerrceercrrceerrrceceerceerrrcceececerrrecerceceerceecerG: G: G: GGGGG:G:G: GG: GG:: GG:: GGG: G:: oogoogggggggoogoogoooooogooogoogggooooooogoogogooogooogoolelellllll Vie j o C a s t i l l a W a y Ca l l e Ma d e r o Navarra Dr Nu e v a C a s t i l l a W a y Pirineos Way La Cos t a A v e LEGEND Project Site Segment for MMLOS Analysis Figure 1-2 Project Area Map Resort View Apartments 3Jan. 21, 2026 Item #1 334 of 444 Figure 1-3 Site Plan 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 N00° 03' 46"W 105.00'N00° 03' 45"W 84.15' N8 9 ° 5 6 ' 1 9 " E 1 7 8 . 0 0 ' N89 ° 5 6 ' 1 9 " E 1 7 8 . 0 0 ' N89 ° 5 6 ' 1 4 " E 177 . 3 2 ' N00° 03' 46"W 105.00'N00° 03' 46"W 105.00' D=3°44'06"20.86',R=320.00' 150' STOPPINGSIGHT DISTANCE 10 ' 10 ' 150' STOPPINGSIGHT DISTANCE 150' STOPPINGSIGHT DISTANCE 150' STOPPINGSIGHT DISTANCE VIEJO CASTILLA WAY NA V A R R A R O A D PI R I N E O S W A Y 30 ' 30 ' 20 ' 20 ' 30' 30' 20' 20' E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E SEE SHEET 3 FOR OFF-SITE TOPO PREPARED BY:ROBIN B. HAMERS & ASSOC., INC.CIVIL ENGINEERS3100 AIRWAY AVENUE, SUITE 124COSTA MESA, CA 92626(949) 548-1192 MICHAEL BENESH, R.C.E. 37893 DATE 7/10/2025 LIVIC REEN IG NELANOISSEFORPDERETSIGER Scale: 1"=20' OR I G I N A L S C A L E : SDP 2024-0012 /HDP 2024-0004 ENGINEERING DEPARTMENT4 4 SIGHT DISTANCE EXHIBIT FOR:RESORT VIEWVIEJO CASTILLA WAYAPNs 216-170-14 & 216-170-15 PLAN DATE: 7/10/25 Feet 02040 SITE PEDESTRIANCROSSING PEDESTRIANCROSSING LA CO S T A A V E LA COST A A V E 1/2 MILE RADIUS NU E V A C A S T I L L A W A Y GIB R A L T A R S T CA L L E M A D E R O LEVANTE ST BIKELANE BIKELANE NOTES: - THERE IS NO BUS STOP WITHIN 12 MILE OF PROJECT SITE.- THERE ARE SIDEWALK ON BOTH SIDES OF ALL STREETS. TRANSPORTATION NETWORK MAP SCALE: 1" - 500' GOLF CARTROUTE PIRINEOS WAY NAVARRA DR VIEJ A C A S T I L L A W A Y VIEJO CASTILLA WAY PIRINEOS WAY Site NAVARRA DRIVE Resort View Apartments 4Jan. 21, 2026 Item #1 335 of 444 Resort View Apartments Level I LMA 2 ANALYSIS APPROACH AND METHODOLOGY This section summarizes the analysis approach and methodology used to evaluate the study area associated with the Project. 2.1 Analysis Scenarios The following scenarios were evaluated as part of the project: Existing Conditions: This scenario reflects the existing street network within the study area. Existing Plus Project Conditions: This scenario determines any traffic operation and circulation system deficiencies that would occur on the existing roadway system with the Project added to Existing Conditions. The traditional weekday peak-hour coinciding with the highest volume of traffic between 7:00 and 9:00 AM and between 4:00 and 6:00 PM was evaluated for each analysis scenario. 2.2 Methodology 2.2.1 Street Typology As part of the City’s Mobility Element, streets were classified into typologies and the typology of the roadway determines which modes of travel are subjected to the LOS D standard. The intent is to provide a balanced mobility system that emphasizes primary users as opposed to always providing ideal level of service for all modes on every facility. Table 2-1 summarizes the street typologies and the respective modes that need to be evaluated. It should be noted that row highlighted in green indicate the street typology for the segment evaluated in this study. Table 2-1 Street Typology and Accommodated Modes Street Typology Auto Pedestrian Bicycle Transit Freeway  Arterial Streets   Identity Streets   Village Streets   Arterial Connector Streets    Neighborhood Connector Streets   Employment/Transit Connector Streets  Coastal Streets  School Streets  Industrial Streets   Local/Neighborhood Streets  Source: City of Carlsbad Transportation Impact Analysis Guidelines, April 2018 Rows highlighted in green indicate the street typology for the segments evaluated in this study. 5Jan. 21, 2026 Item #1 336 of 444 Resort View Apartments Level I LMA The Viejo Castilla Way segment between Navarra Drive and La Costa Avenue is considered a local/neighborhood street. With a Level I analysis, only the pedestrian and bicycle MMLOS will be evaluated for this segment. 2.2.2 Pedestrian MMLOS The Pedestrian MMLOS criteria evaluates the quality of the pedestrian system (e.g., number of vehicle lanes that need to be crossed and the speed of adjacent traffic) and the friendliness of the infrastructure at intersections (e.g., pedestrian countdown heads, dedicated pedestrian phases (e.g., a scramble phase), curb extensions, refuge median). 2.2.3 Bicycle MMLOS The Bicycle MMLOS criteria evaluates the quality of the bicycle system (e.g., bicycle route, bicycle lanes, or bicycle pathway; presence of bicycle buffers from the vehicle travel way), the amenities of the system (e.g., presence of bicycle parking), and the friendliness of the infrastructure (e.g., bicycle detection at intersections, pavement conditions, presence of vehicle parking). To evaluate multimodal level of service, the City of Carlsbad developed a spreadsheet based MMLOS tool. Table 2-2 summarizes the MMLOS thresholds for each non-auto travel mode. Table 2-2 MMLOS Thresholds Point Score LOS 90 – 100 A 80 – 89 B 70 – 79 C 60 – 69 D 50 – 59 E 0 - 49 F Source: City of Carlsbad, MMLOS Worksheet Appendix B contains excerpts from the City’s Transportation Impact Analysis Guidelines. 2.2.4 Intersection Level of Service Analysis Signalized and unsignalized intersection operations were analyzed with Synchro 12 software (Trafficware), using the methodologies outlined in the Highway Capacity Manual 7h Edition (HCM7). The HCM methodology calculates delay, which corresponds to a particular LOS, to describe the overall operation of an intersection. Delay is a measure of driver and/or passenger discomfort, frustration, fuel consumption and lost travel time. The analysis was conducted using parameters obtained from the existing signal timing plan. The LOS for unsignalized intersections is determined by the computed or measured control delay and is defined for each minor movement. At a one-way or two-way stop control intersection, the delay reported represents the worst movement, which is typically the left-turns from the minor street approach. The criteria for the LOS grade designations are provided in Table 2-3. 6Jan. 21, 2026 Item #1 337 of 444 Resort View Apartments Level I LMA Table 2-3 LOS Criteria for Intersections LOS LOS Criteria (sec/veh) Description Signalized Intersections Unsignalized Intersections A <10 <10 EXCELLENT. Operations with very low delay and most vehicles do not stop. B >10 and <20 >10 and <15 VERY GOOD. Operations with good progression but with some restricted movements. C >20 and <35 >15 and <25 GOOD. Operations where a significant number of vehicles are stopping with some backup and light congestion. D >35 and <55 >25 and <35 FAIR. Operations where congestion is noticeable, longer delays occur, and many vehicles stop. The proportion of vehicles not stopping declines. E >55 and <80 >35 and <50 POOR. Operations where there is significant delay, extensive queuing, and poor progression. F >80 >50 FAILURE. Operations that are unacceptable to most drivers, when the arrival rates exceed the capacity of the intersection. Source: Highway Capacity Manual 7th Edition 7Jan. 21, 2026 Item #1 338 of 444 Resort View Apartments Level I LMA 3 PROJECT TRAFFIC This section describes the estimated trip generation, trip distribution, and assignment of trips to the adjacent roadway network. 3.1 Project Trip Generation Trip generation rates for the Project were developed utilizing rates contained in the SANDAG’s Brief Guide of Vehicular Trip Generation Rates for the San Diego Region, April 2002. Table 3-1 summarizes the weekday trip generation rates and calculations. Table 3-1 Project Trip Generation TRIP GENERATION RATES1 Land Use Weekday Daily AM PEAK PM PEAK % ADT In:Out Ratio % ADT In:Out Ratio Apartment 6 trips / du 8% 0.20 : 0.80 9% 0.70 : 0.30 TRIP GENERATION CALCULATIONS Land Use Amount ADT AM PEAK PM PEAK In Out Total In Out Total Resort View Apartments 38 du 228 4 15 19 15 6 21 Notes: du: dwelling unit 1. The trip rates are based on SANDAG's Brief Guide of Vehicular Trip Generation Rates for the San Diego Region, April 2002. As shown in the table, the Project is estimated to generate 228 daily trips with 19 AM peak-hour trips and 21 PM peak-hour trips. 3.2 Project Trip Distribution and Assignment The Project trip distribution was estimated based on existing travel patterns and/or on logical routes to regional facilities. The following list summarizes the overall proposed trip distribution: 10 percent to/from the east via La Costa Avenue 90 percent to/from the west via La Costa Avenue Figure 3-1 displays the assumed Project trip distribution through the study intersection. Based on the Project trip generation and distribution, the Project trips were assigned to the study area. Figure 3-2 displays the Project trip assignment. A Project would be subject to implementing TDM and TSM strategies per Policy 3-P.11 if it adds more than 110 ADT or 11 peak-hour trips in a single direction of travel to an exempt segment. Although the exempt segments (El Camino Real from Palomar Airport Road to La Costa Avenue and La Costa Avenue from I-5 to El Camino Real) are near the Project site, the estimated trip distribution does not assign more than 110 8Jan. 21, 2026 Item #1 339 of 444 Resort View Apartments Level I LMA ADT or 11 peak-hour trips to an exempt segment. As a result, the Project is not subject to implementing TDM and TSM strategies. Figure 3-3 illustrates the project traffic on the exempt roadway segments. 9Jan. 21, 2026 Item #1 340 of 444 Trip Distribution PercentageThe naming convention for intersections is North / South & East / West Vieja Castilla Wy & La Costa Ave & & & V VVVWWWWSTUXSTUXSTUXSTUX d aZY d aZY d aZY d aZYccccbbbb xx% / (yy%) = Enter % / (Exit %) 0% / ( 9 0 % ) 0% / ( 0 % ) 0% / ( 1 0 % ) 0% / ( 0 % ) 0% / ( 0 % ) 0% / ( 0 % ) 10% / (0%) 0% / (0%)0% / (0%)0% / (0%)0% / (0%) 1234 0% / (0%)0% / (0%)0% / (0%) 0% / (0%)0% / (0%)0% / (0%)0% / (0%)0% / ( 0 % ) 0% / ( 0 % ) 0% / ( 0 % ) 0% / ( 0 % ) 0% / ( 0 % ) 0% / ( 0 % ) 90% / (0%)0% / (0%)0% / (0%)0% / (0%) 0% / (0%) 0% / ( 0 % ) 0% / ( 0 % ) 0% / ( 0 % ) 0% / (0%) 0% / ( 0 % ) 0% / ( 0 % ) 0% / ( 0 % ) 0% / (0%)0% / (0%)0% / (0%)0% / (0%) 0% / ( 0 % ) 0% / ( 0 % ) 0% / (0%) 0% / ( 0 % ) 0% / ( 0 % ) 0% / ( 0 % ) 0% / (0%) 0% / ( 0 % ) Resort View Apartments Figure 3-1 Project Trip Distribution 1 PROJECT SITE Navarra Dr xx% 10Jan. 21, 2026 Item #1 341 of 444 xx / yy = AM / PM Peak-Hour Turning Movement VolumesThe naming convention for intersections is North / South & East / West Vieja Castilla Wy & La Costa Ave & & & V VVVWWWWSTUXSTUXSTUXSTUX d aZY d aZY d aZY d aZYccccbbbb Resort View Apartments Figure 3-2 Project Trip Assignment 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 00 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 1234 4 / 13 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 2 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 13 / 5 0 / 0 2 / 1 0 / 0 0 / 0 0 / 0 1 PROJECT SITE Navarra Dr 11Jan. 21, 2026 Item #1 342 of 444 L a C o sta Ave C o llege Blvd Palom a r A i r p o r t Rd Melrose Dr ElCaminoReal pp F a r a d a y A v e Vie j a C a s t i l l a W y M e l r o s e D r LEGEND Project Site xx%Trip Distribution % AM / PM Trip Assignment Exempt Segments10 % 5% 5% 40% 20 % 6 / 2 2 / 6 3 / 1 1 / 3 1 5 % 2 / 1 1 / 2 0 / 1 1 / 0 5 % 1 / 0 0 / 1 1 / 1 1 / 1 1 / 0 0 / 1 xx / yy xx / yy xxx Daily Trip Assignment 2 3 12 91 46 12 3 4 1 2 10% 0 / 1 1 / 1 23 90% 14 / 5 4 / 14 2053 0 % 1 / 5 5 / 2 6 8 Figure 3-3 Project Traffic on Exempt Roadways Resort View Apartments 12Jan. 21, 2026 Item #1 343 of 444 Resort View Apartments Level I LMA 4 AUTO ANALYSIS This section describes the existing roadway network, peak hour traffic volumes, and operations at the study area intersection. 4.1 Roadway Network No changes to the existing roadway network are proposed with the construction of the project except for the project driveway. Figure 4-1 illustrates the intersection geometrics with the project. Figure 4-1 Opening Year Intersection Geometrics 4.2 Traffic Volumes Traffic volumes at the study area intersections were obtained on Wednesday, January 8, 2025. Figure 4-2 illustrates the study area traffic volumes under Existing Conditions. Figure 4-3 illustrates the traffic volumes with the addition of the Project. Appendix D contains a copy of the existing traffic volume data sheets. Lane Configuration NTS Intersection Control ProjectSite Intersection ##xx #1 Vi e j o C a s t i l l a W y La Costa Ave 13Jan. 21, 2026 Item #1 344 of 444 xx / yy = AM / PM Peak-Hour Turning Movement Volumes ADTThe naming convention for intersections is North / South & East / West Vieja Castilla Wy & La Costa Ave & & & V VVVWWWWSTUXSTUXSTUXSTUX d aZY d aZY d aZY d aZYccccbbbb 1 32 / 93 397 / 886 / 88 / 5 1 / 31 / 1 9 / / / / / / / Existing Conditions Traffic Volumes Resort View Apartments Figure 4-2 4 / 2 / / / / / / / / / / 777 / 507 35 / 31 / / / 3 / / / / / / / / / / / / / / / / / / / 1 PROJECT SITE Navarra Dr xx,xxx 2, 2 5 9 14Jan. 21, 2026 Item #1 345 of 444 xx / yy = AM / PM Peak-Hour Turning Movement VolumesThe naming convention for intersections is North / South & East / West Vieja Castilla Wy & La Costa Ave & & & V VVVWWWWSTUXSTUXSTUXSTUX d aZY d aZY d aZY d aZYccccbbbb 10 1 / 5 6 0 / 0 33 / 2 0 0 / 0 0 / 0 0 / 0 35 / 33 0 / 0 0 / 0 0 / 0 0 / 0 1234 0 / 0 0 / 0 0 / 0 777 / 507 0 / 0 0 / 0 0 / 00 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 36 / 106 0 / 0 0 / 0 0 / 0 397 / 886 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 00 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 Resort View Apartments Figure 4-3 Existing Plus Project Traffic Volumes 1 PROJECT SITE Navarra Dr 15Jan. 21, 2026 Item #1 346 of 444 Resort View Apartments Level I LMA 4.3 Intersection Analysis Table 4-1 summarizes the LOS analysis results for the study area intersection under Existing and Existing Plus Project Conditions. As shown in the table, all intersections operate at LOS B or better during the weekday peak-hours. Appendix D contains the intersection LOS worksheets. Table 4-1 Existing Plus Project Peak Hour Intersection LOS Summary # Intersection Peak Hour Existing Conditions Existing Plus Proj  in Delay Improvement? Delay1 LOS2 Delay1 LOS2 1 Viejo Castilla Wy & La Costa Ave AM 12.5 B 13.5 B 1.0 No PM 9.7 A 9.9 A 0.2 No Notes: 1. Delays are reported as the average control delay for the entire intersection at signalized intersections and the worst movement at unsignalized intersections. 2. LOS calculations are based on the methodology outlined in the Highway Capacity Manual 7th Edition (HCM7) and performed using Synchro 12. 4.4 Turn Lane Analysis Table 4-2 summarizes the queuing analysis for the turn pockets at the study area intersection under Existing and Existing Plus Project Conditions. As shown in the table, the 95th percentile queue lengths would be contained in each respective turn pocket. Appendix E contains the queuing worksheets. Table 4-2 Existing Plus Project Peak Hour Intersection Queuing Summary Intersection Peak Hour Movement Storage Length (ft)1 Queue Length (ft)2 Existing Existing Plus Proj 1 Vieja Castilla Wy & La Costa Ave AM EB LT 100 41 44 PM 75 84 AM WB RT 100 17 18 PM 15 15 AM SB LT 100 58 62 PM 41 43 AM SB RT 100 0 0 PM 0 0 Notes: Values shown in bold indicate movements where the queue length exceeds the available storage length. 1. The storage length was estimated based on measurements from Google Earth. 2. The queue length shown represents the 95th percentile queue length for each respective movement and reported from Synchro 12. 16Jan. 21, 2026 Item #1 347 of 444 Resort View Apartments Level I LMA 5 NON-AUTO ANALYSIS The City of Carlsbad requires multimodal level of service (MMLOS) evaluation for pedestrian, bicycle, and transit users of the public roadway system. The Viejo Castilla Way segment is a Local/Neighborhood Street typology and subject to pedestrian and bicycle MMLOS analysis. 5.1 MMLOS Results Table 5-1 displays the pedestrian and bicycle MMLOS results for both roadway segments. Table 5-1 MMLOS Summary Roadway Segment Direction Pedestrian Bicycle Score LOS Score LOS Viejo Castilla Way (Navarra Dr to La Costa Ave) NB 85 B 70 C SB 85 B 70 C As shown in the table, the MMLOS along Viejo Castilla Way resulted in LOS B for pedestrians and LOS C for bicycles. Appendix F contains the detailed MMLOS worksheets and supporting data for the analysis. Sidewalks are currently provided on both sides of Viejo Castilla Way along the project's frontage, with seamless connections to existing sidewalks on La Costa Avenue. Enhanced paving treatments will be installed at the project driveways to improve pedestrian accessibility. Pedestrian crossings are available at the marked crosswalk on Viejo Castilla Way, which is also used by golf carts. Bicyclists will have direct access to the existing Class II buffered bike lanes on La Costa Avenue, and a minimum of six on-site bicycle racks will be installed for resident use. 17Jan. 21, 2026 Item #1 348 of 444 Resort View Apartments Level I LMA 6 SUMMARY OF FINDINGS AND RECOMMENDATIONS The following list provides a summary of the key findings for the Project: The Project proposed to construct 38 apartment units located in five buildings on-site. The Project is forecasted to generate 228 daily trips with 19 AM peak-hour trips and 21 PM peak- hour trips. The Project is not subject to implementing TSM and TDM measures per Policy 3-P.11. The Viejo Castilla Way & La Costa Avenue intersection would operate at LOS B or better during the weekday peak-hours. The 95th percentile queue lengths at the turn pockets of the Viejo Castilla Way & La Costa Avenue intersection would be contained in each respective turn pocket. The pedestrian MMLOS meets the LOS D standard per the Mobility Element and is operating at LOS B or better. The bicycle MMLOS meets the LOS D standard per the Mobility Element and is operating at LOS C or better. 18Jan. 21, 2026 Item #1 349 of 444 Appendix A Approved Scoping Agreement Jan. 21, 2026 Item #1 350 of 444 TRANSPORTATION IMPACT ANALYSIS GUIDELINES April 2018 35 | Page Resort View Apartments west side of Viejo Castilla Way between Navarra Dr and Pirineos Way Construct a 38-unit residential apartment project Mizuta Traffic Consulting 5694 Mission Center Rd #602-121San Diego, CA 92108 858-752-8212 Streamline Development Group PO Box 99417 San Diego, CA 92169 SANDAG Trip Generation Rates, April 2002 n/a x n/a 0 RD-M R-23 R-23 RD-M 228 Level 1 LMA SDP 2024-0012/HDP 2024-0004 (DEV2017-0225) Jan. 21, 2026 Item #1 351 of 444 Jan. 21, 2026 Item #1 352 of 444 DN DN SIGHT DISTAN CE LINE, TY P. SIGHT DISTAN CE LINE, TY P. SIG HT DIST A N C E LINE, TYP. SIG HT DIST A N CE LINE, TYP. O/6 O/6O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 3 O/ 3 W W W W W W W W W O/*O/*O/* P PP ♦/*♦/*♦/* 10' - 0" FRONT SETBACK 10' - 0" 5' - 0" REAR SETBACK 10 ' - 0 " SIDE SETBACK5' - 0" BUILDING C BUILDING D BUILDING A BUILDING E 1 A-201 2 A-202 2 A-201 1 A-202 1 A-211 3 A-211 2 A-211 4 A-211 3 A-213 1 A-213 4 A-213 2 A-213 3 A-214 BUILDING B 75.29 ft 68.51 ft P.L.P.L.11' - 3" SIDE YARD ENTRY SETBACK 8 UNITSONE LEVEL APARTMENT DWELLINGS. (4) ONE BEDROOMS, (4) TWO BEDROOM.TWO LEVELS OF TYPE-V CONSTRUCTION OVER TYPE-I CONCRETE PODIUM. 1 A-214 4 A-214 2 A-214 LA COSTA GOLF COURSE (6) THREE BEDROOM WITH THREE LEVELS OF LIVING OVER ONE LEVEL OF PARKING. LOBBY SPACE ON ENTRY LEVEL. THREE LEVELS OF TYPE-V CONSTRUCTION OVER TYPE-I CONCRETE PODIUM (6) THREE BEDROOM UNITS WITH THREE LEVELS OF LIVING OVER ONE LEVEL OF PARKING. COMMUNITY GYM SPACE ON GROUND FLOOR.THREE LEVELS OF TYPE-V CONSTRUCTION OVER TYPE-I CONCRETE PODIUM (3) THREE BEDROOM TOWNHOUSES. EACH HAS PARKING AND BEDROOM WITH TWO LEVELS OF LIVING ABOVE. SEPARATE ROOFTOP DECK FOR EACH UNIT. (3) THREE BEDROOM TOWNHOUSES. EACH HAS PARKING AND BEDROOM WITH TWO LEVELS OF LIVING ABOVE. SEPARATE ROOFTOP DECK FOR EACH UNIT. TYPE-V CONSTRUCTION. VIEJO CASTILLA WAY N NOTES: 1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-62. TOTAL IMPERVIOUS AREA: 21,576 SF3. FIRE PROTECTION SPRINKLER LEVEL NFPA 13 OR GREATER FOR ALL BUILDINGS4. ALL WINDOWS TO BE RECESSED A MINIMUM OF 3" FROM EXTERIOR SURFACE. R1 R1 R1 R1R1 BITUMOUS ROOFING WHITE METAL FENCING. MAX 6' TALL. EXISTING 1 A-212 4 A-212 2 A-212 3 A-212 BUILDING TO NORTH BUILDING TO WEST SAFTEY GATESAFTEY GATE ADA ACCESS PATH 0° 00' 00" 200.83' S W L L L L L L LLL L LL 90 ° 0 0 ' 0 0 " 17 7 . 3 2 ' N W 0° 00' 00"209.80'N E 90 ° 0 0 ' 0 0 " 17 7 . 7 7 ' N E 2° 52' 05"8.99'N E S-12 S-2 S-2 S-2 S-12S-2 S-1 S-1 S-1 S-2 S-11 S-2 S-2 S-12 (E) 8" SEWER MAIN PER DWG 168-10.NOT ON DRAWING. 30' FROM P.L. SEE PRELIMINARY GRADING PLAN FOR FURTHER INFORMTAION 1" WATER SERVICE & METERFIRE SPRINKLER SERVICE BLDG. A THRU E 1" WATER SERVICE & METER BROW DITCH ON TOP OF LANDSCAPING RETAINING WALL S-12 S-12 ART SCULPTURE WITHIN FRONT YARD SETBACK PER LANDSCAPING. NOT TO EXCEED 42" IN HEIGHT 1. ALL NOTES LABELED NOT IN PERMIT (NIP) ARE NOT PART OF THIS APPLICATION. 2. SOILS EXCAVATION, RECOMPACTION, AND GRADING TO FOLLOW PARAMETERS STATED IN GEOLOGICAL REPORT/UPDATE PREPARED BY GEOSOILS, INC. DATED APRIL 16, 2010.3. ALL NEW GRADED SLOPES SHALL BE NO STEEPER THAN 2H:1V 4. ALL SURFACE WATER MUST DRAIN AWAY FROM BUILDING, A MINIMUM OF 5% WITHIN FIRST 10' HORIZONTAL (2% FOR IMPERVIOUS SURFACES).5. ALL LOOSE FOUNDATION EXCAVATION MATERIAL SHALL BE REMOVED PRIOR TO COMMENCEMENT OF FRAMING. SLOPES DISTURBED BY CONSTRUCTION ACTIVITIES SHALL BE RESTORED.6. ALL RETAINING WALLS SHALL BE PROVIDED WITH A SUBDRAIN SYSTEM TO PREVENT POSSIBLE HYDROSTATIC PRESSURE BEHIND THE WALL. 7. ALL ROOF AND PAD DRAINAGE SHALL BE CONDUCTED TO THE STREET IN AN ACCEPTABLE MANNER. IF WATER SHALL BE DISPERSED ON TO DESCENDING SLOPES, ACQUIRE SPECIFIC APPROVAL FROM THE GRADING SECTION AND THE CONSULTING GEOLOGIST AND/OR SOIL ENGINEER. 8. ALL DECK DRAINAGE SHALL BE COLLECTED AND CONDUCTED TO AN APPROVED LOCATION IN A NON-EROSIVE DEVICE. 9. CONTRACTOR TO REVIEW BOTH PROPOSED SITE DRAINAGE CONDITIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIES OR CONDITIONS THAT DO NOT ALLOW FOR POSITIVE DRAINAGE AWAY FROM BUILDING AND OTHER STRUCTURES. DO NOT COMMENCE SITE DRAINAGE WORK UNTIL ALL DISCREPANCIES AND CONDITIONS HAVE BEEN REVIEWED BY ARCHITECT.10. ALL PIPING SHALL BE 4-INCH DIAMETER, U.O.N. NOTIFY ARCHITECT OF DISCREPANCIES OR UNDERSIZED PIPING SYSTEMS.11. ALL SOLID DRAINAGE PIPING SHALL HAVE A MINIMUM SLOPE OF 2% UNLESS OTHERWISE NOTED.12. 5% DRAINAGE AROUND/AWAY FROM BUILDING FOR A MINIMUM DISTANCE OF 10'. ALTERNATIVELY, SWALES WITH SLOPE OF 2% SHALL BE LOCATED WITHIN 10' OF BUILDING FOUNDATION. 13. ALL EXISTING TREES TO REMAIN, UNLESS OTHERWISE NOTED. PROTECT EXISTING TREES DURING ALL CONSTRUCTION OPERATIONS, AS NEEDED.14. ARCHITECT TO VERIFY ALL DRAIN LOCATIONS PRIOR TO THEIR INSTALLATION.15. A COPY OF THE CONSTRUCTION DOCUMENTS OR A COMPARABLE DOCUMENT INDICATING THE INFORMATION FROM E16. THE PANEL OR SUBPANEL SHALL PROVIDE CAPACITY TO INSTALL A 40-AMPERE MINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE17. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THE OVERCURRENT PROTECTIVE DEVICE SPACE(S) RESERVED FOR FUTURE EV CHARGING AS EV CAPABLE. THE RACEWAY TERMINATION LOCATION SHALL BE PERMANENT AND VISIBLY MARKED EV CAPABLE. PROPERTY LINE SETBACK BUILDING FOOTPRINT EXISTING TREE HOSE BIB SITE LEGEND METAL FENCE WOOD FENCE LANDSCAPING WALL LOCATION OF UTILITY STUB-OUTS AND CLEAN-OUTS PROPOSED UTILITIES SITE NOTES *HEIGHT HB 1i WALL TAG TYPE HEIGHT *HEIGHT S-2 DECORATIVE MASONRY PAVING SITE LANDSCAPING FINISH LEGEND S-12 NATURAL GREY CONCRETE PAVING S-22 GARAGE DRIVEWAY AND APRON. DECORATIVE PAVERS S-1 PRODUCTION CONCRETE S-11 ARCHITECTURAL TURF 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP 2018-0022/HDP 2018-0006 (DEV2017-0225) RESORT VIEW APARTMENTS C:\Users\david \Desktop\RV Desktop\RV Revit \1710-Resort Vie w-[19]-191226_Dis cretio nary Submit tal Fin al Set Edit .rvt 1/13/2020 8:40:16AM 4 PLANNINGCOMMISSIONREV 1/13/2020 8:40:16 AM BNR DEVELOPMENT SITE PLAN A-101RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-10 1 / / S I T E P L A N / / I S S U E D : x 1" = 10'-0"1SITE PLAN REVISION SCHEDULE # DISCRIPTION BY ISSUED TO DATE 4 PLANNING COMMISSION REV DM CARLSBAD 01/13/2020 REVISION DATES # REVISION DATE 4 01/13/2020 Jan. 21, 2026 Item #1 353 of 444 % ADT % ADT Apartment 6 trips /du 8% 0.20 : 0.80 9% 0.70 : 0.30 In Out In Out Resort View Apartments 38 228 4 15 15 6 Notes: TRIP GENERATION RATES1 Land Use Weekday Daily AM PEAK PM PEAK In:Out Ratio In:Out Ratio TRIP GENERATION CALCULATIONS Land Use Amount ADT AM PEAK PM PEAK Total Total du: dwelling unit du 19 21 1. The trip rates are based on SANDAG's Brief Guide of Vehicular Trip Generation Rates for the San Diego Region, April 2002. Jan. 21, 2026 Item #1 354 of 444 The Project would be subject to implementing TDM and TSM strategies per Policy 3-P.11 if it adds more than 110 ADT or 11 peak-hour trips in a single direction of travel to an exempt segment. Although the exempt segments (El Camino Real from Palomar Airport Road to La Costa Avenue and La Costa Avenue from I-5 to El Camino Real) are near the Project site, the estimated trip distribution does not assign more than 110 ADT or 11 peak-hour trips to an exempt segment. As a result, the Project is not subject to implementing TDM and TSM strategies. Jan. 21, 2026 Item #1 355 of 444 L a C o sta Ave C o llege Blvd Palom a r A i r p o r t Rd Melrose Dr ElCaminoReal pp F a r a d a y A v e Vie j a C a s t i l l a W y M e l r o s e D r LEGEND Project Site xx%Trip Distribution % AM / PM Trip Assignment Exempt Segments10 % 5% 5% 40% 20 % 6 / 2 2 / 6 3 / 1 1 / 3 1 5 % 2 / 1 1 / 2 0 / 1 1 / 0 5 % 1 / 0 0 / 1 1 / 1 1 / 1 1 / 0 0 / 1 xx / yy xx / yy xxx Daily Trip Assignment 2 3 12 91 46 12 3 4 1 2 10% 0 / 1 1 / 1 23 90% 14 / 5 4 / 14 2053 0 % 1 / 5 5 / 2 6 8 Figure 1 Trip Distribution and Assignment Resort View Jan. 21, 2026 Item #1 356 of 444 Resort View Apartments Level I LMA Appendix B Excerpts from City of Carlsbad TIA Guidelines Jan. 21, 2026 Item #1 357 of 444 TRANSPORTATION IMPACT ANALYSIS GUIDELINES April 2018 11 | Page Figure 1: Roadway Typology Map Jan. 21, 2026 Item #1 358 of 444  TRANSPORTATION IMPACT ANALYSIS GUIDELINES  Rev. Oct 2020 13 | Page  Table 1:  Types of Transportation Impact Analysis Report Required & Elements to be Included  Land Use  Forecast Project Generated Auto Trips  < 110 ADT  or   < 11 peak hour trips  111 to 499 ADT   or  12 to 49 peak hour  trips  500 to 1,000 ADT  or  50 to 100 peak hour  trips  1,000 to 2,400 ADT  or  100 to 200 peak hour  trips  >2,400 ADT or  >200 peak hour trips Conforms to Approved  Specific Plan or Master Plan  TIA Not Required   Level I  Conforms to General Plan or  Zoning Level I Level III Level V Level VII  Does not Conform to General  Plan or Zoning Level II Level IV Level VI Level VIII  MMLOS   (ped, bike,  transit)  Study Area  Map  Trip  Generation  Table  Trip  Distribution &  Assignment  Figure  Signalized  Intersection  Analysis  Unsignalized  Intersection  Analysis  Scenarios to be Evaluated  LFMP  Specific TIA  Existing  Conditions  Analysis  Cumulative  Conditions  Analysis  Horizon  Year  Analysis  Regional  Travel  Demand  Model Run   Level I       Level II         Level III        Level IV         Level V        Level VI            Level VII           Level VIII           Section  Reference:  Section  7.6  Section  3.3 Section  5.0 Section  6.0 Section  7.1 Section  7.2 Section  4.0 Section  3.7 Note:  All TIA’s will require MMLOS Analysis.  The modes evaluated for each study will be determined by street typology and project location, not total vehicular trips.  Refer to Section 3.2  for additional information.   Exhibit 1 Jan. 21, 2026 Item #1 359 of 444 TRANSPORTATION IMPACT ANALYSIS GUIDELINES April 2018 25 | Page Jan. 21, 2026 Item #1 360 of 444 TRANSPORTATION IMPACT ANALYSIS GUIDELINES April 2018 26 | Page Jan. 21, 2026 Item #1 361 of 444 TRANSPORTATION IMPACT ANALYSIS GUIDELINES April 2018 27 | Page Jan. 21, 2026 Item #1 362 of 444 TRANSPORTATION IMPACT ANALYSIS GUIDELINES April 2018 28 | Page Jan. 21, 2026 Item #1 363 of 444 Resort View Apartments Level I LMA Appendix C Existing Traffic Volumes Jan. 21, 2026 Item #1 364 of 444 File Name : CAR_VC_LC AMSite Code : 23525016Start Date : 1/8/2025Page No : 1 City of CarlsbadN/S: Vieja Castilla WayE/W: La Costa AvenueWeather: Clear Groups Printed- Total VolumeVieja Castilla WaySouthbound La Costa AvenueWestbound La Costa AvenueEastboundStart Time Left Right App. Total Thru Right App. Total Left Thru App. Total Int. Total07:00 AM 3 19 22 121 1 122 3 46 49 19307:15 AM 6 27 33 162 2 164 7 54 61 25807:30 AM 7 22 29 183 0 183 3 64 67 27907:45 AM 10 22 32 228 10 238 5 95 100 370Total269011669413707182592771100 08:00 AM 11 27 38 219 8 227 10 115 125 39008:15 AM 6 23 29 162 11 173 7 102 109 31108:30 AM 4 16 20 168 6 174 10 85 95 28908:45 AM 4 21 25 143 4 147 15 63 78 250Total258711269229721423654071240 Grand Total 51 177 228 1386 42 1428 60 624 684 2340Apprch %22.4 77.6 97.1 2.9 8.8 91.2 Total %2.2 7.6 9.7 59.2 1.8 61 2.6 26.7 29.2 Vieja Castilla WaySouthbound La Costa AvenueWestbound La Costa AvenueEastboundStart Time Left Right App. Total Thru Right App. Total Left Thru App. Total Int. TotalPeak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1Peak Hour for Entire Intersection Begins at 07:45 AM07:45 AM 10 22 32 228 10 238 5 95 100 37008:00 AM 11 27 38 219 8 227 10 115 125 390 08:15 AM 6 23 29 162 11 173 7 102 109 31108:30 AM 4 16 20 168 6 174 10 85 95 289Total Volume 31 88 119 777 35 812 32 397 429 1360% App. Total 26.1 73.9 95.7 4.3 7.5 92.5 PHF .705 .815 .783 .852 .795 .853 .800 .863 .858 .872 Counts Unlimited, Inc.PO Box 1178Corona, CA 92878(951) 268-6268 Jan. 21, 2026 Item #1 365 of 444 File Name : CAR_VC_LC AMSite Code : 23525016Start Date : 1/8/2025Page No : 2 City of CarlsbadN/S: Vieja Castilla WayE/W: La Costa AvenueWeather: Clear Vieja Castilla Way L a C o s t a A v e n u e L a C o s t a A v e n u e Right88 Left31 InOut Total67 119 186 Rig h t 35 Th r u77 7 Ou t To t a l In 42 8 81 2 12 4 0 Le f t 32 Th r u39 7 To t a l Ou t In 86 5 42 9 12 9 4 Peak Hour Begins at 07:45 AM Total Volume Peak Hour Data North Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1Peak Hour for Each Approach Begins at:07:15 AM 07:30 AM 07:45 AM+0 mins.6 27 33 183 0 183 5 95 100+15 mins.7 22 29 228 10 238 10 115 125 +30 mins.10 22 32 219 8 227 7 102 109+45 mins.11 27 38 162 11 173 10 85 95Total Volume 34 98 132 792 29 821 32 397 429% App. Total 25.8 74.2 96.5 3.5 7.5 92.5 PHF .773 .907 .868 .868 .659 .862 .800 .863 .858 Counts Unlimited, Inc.PO Box 1178Corona, CA 92878(951) 268-6268 Jan. 21, 2026 Item #1 366 of 444 File Name : CAR_VC_LC PMSite Code : 23525016Start Date : 1/8/2025Page No : 1 City of CarlsbadN/S: Vieja Castilla WayE/W: La Costa AvenueWeather: Clear Groups Printed- Total VolumeVieja Castilla WaySouthbound La Costa AvenueWestbound La Costa AvenueEastboundStart Time Left Right App. Total Thru Right App. Total Left Thru App. Total Int. Total04:00 PM 5 17 22 136 4 140 22 197 219 38104:15 PM 2 7 9 139 4 143 13 172 185 33704:30 PM 3 8 11 150 6 156 16 186 202 36904:45 PM 7 10 17 149 6 155 23 204 227 399Total17425957420594747598331486 05:00 PM 5 18 23 129 4 133 16 235 251 40705:15 PM 1 12 13 121 11 132 22 230 252 39705:30 PM 6 11 17 108 10 118 32 217 249 38405:45 PM 3 5 8 113 9 122 29 176 205 335Total15466147134505998589571523 Grand Total 32 88 120 1045 54 1099 173 1617 1790 3009Apprch %26.7 73.3 95.1 4.9 9.7 90.3 Total %1.1 2.9 4 34.7 1.8 36.5 5.7 53.7 59.5 Vieja Castilla WaySouthbound La Costa AvenueWestbound La Costa AvenueEastboundStart Time Left Right App. Total Thru Right App. Total Left Thru App. Total Int. TotalPeak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1Peak Hour for Entire Intersection Begins at 04:45 PM04:45 PM 7 10 17 149 6 155 23 204 227 39905:00 PM 5 18 23 129 4 133 16 235 251 407 05:15 PM 1 12 13 121 11 132 22 230 252 39705:30 PM 6 11 17 108 10 118 32 217 249 384Total Volume 19 51 70 507 31 538 93 886 979 1587% App. Total 27.1 72.9 94.2 5.8 9.5 90.5 PHF .679 .708 .761 .851 .705 .868 .727 .943 .971 .975 Counts Unlimited, Inc.PO Box 1178Corona, CA 92878(951) 268-6268 Jan. 21, 2026 Item #1 367 of 444 File Name : CAR_VC_LC PMSite Code : 23525016Start Date : 1/8/2025Page No : 2 City of CarlsbadN/S: Vieja Castilla WayE/W: La Costa AvenueWeather: Clear Vieja Castilla Way L a C o s t a A v e n u e L a C o s t a A v e n u e Right51 Left19 InOut Total124 70 194 Rig h t 31 Th r u50 7 Ou t To t a l In 90 5 53 8 14 4 3 Le f t 93 Th r u88 6 To t a l Ou t In 55 8 97 9 15 3 7 Peak Hour Begins at 04:45 PM Total Volume Peak Hour Data North Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1Peak Hour for Each Approach Begins at:04:45 PM 04:00 PM 04:45 PM+0 mins.7 10 17 136 4 140 23 204 227+15 mins.5 18 23 139 4 143 16 235 251+30 mins.1 12 13 150 6 156 22 230 252 +45 mins.6 11 17 149 6 155 32 217 249Total Volume 19 51 70 574 20 594 93 886 979% App. Total 27.1 72.9 96.6 3.4 9.5 90.5 PHF .679 .708 .761 .957 .833 .952 .727 .943 .971 Counts Unlimited, Inc.PO Box 1178Corona, CA 92878(951) 268-6268 Jan. 21, 2026 Item #1 368 of 444 Location: Date: 1/8/2025 N/S: Day:Wednesday E/W: North Leg East Leg South Leg West LegVieja Castilla Way La Costa Avenue Vieja Castilla Way La Costa Avenue Pedestrians Pedestrians Pedestrians Pedestrians 0 0 0 0 0 0 0 0 0 0 2 0 0 0 2 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 0 0 040004 7 0 0 0 7 North Leg East Leg South Leg West Leg Vieja Castilla Way La Costa Avenue Vieja Castilla Way La Costa Avenue Pedestrians Pedestrians Pedestrians Pedestrians 1 0 0 1 2 0 0 0 1 1 2 0 0 0 2 0 0 0 2 2 0 0 0 0 0 0 0 0 2 2 0 0 0 0 000000 3 0 0 6 9 Carlsbad Vieja Castilla Way La Costa Avenue PEDESTRIANS 7:00 AM 7:15 AM 7:30 AM 7:45 AM TOTAL VOLUMES: 8:00 AM 8:15 AM 8:30 AM 8:45 AM 5:15 PM 5:30 PM 5:45 PM TOTAL VOLUMES: 4:00 PM 4:15 PM 4:30 PM 4:45 PM 5:00 PM Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268Jan. 21, 2026 Item #1 369 of 444 Location: Date: 1/8/2025 N/S: Day: Wednesday E/W: Left Thru Right Left Thru Right Left Thru Right Left Thru Right 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 1 1 0 0 0 0 0 0 4 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 1 0 2 0 0 1 0 1 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 1 1 0 2 0 0 0 0 0 0 0 0 0 1 1 0 20000000000000 0 0 3 0 3 1 0 0 0 2 3 0 12 Left Thru Right Left Thru Right Left Thru Right Left Thru Right 0 0 0 0 0 1 0 0 0 2 1 0 4 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 3 0 0 0 0 0 1 0 5 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 2 0 0 0 0 1 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 4 1 0 0 0 2 5 0 13 La Costa Avenue Vieja Castilla Way Carlsbad BICYCLES 7:30 AM 7:00 AM 7:15 AM Eastbound TOTAL VOLUMES: 4:00 PM 4:15 PM 4:30 PM 4:45 PM 5:00 PM 5:15 PM 7:45 AM 8:00 AM 8:15 AM 8:30 AM 8:45 AM Southbound Westbound Northbound 5:30 PM 5:45 PM Vieja Castilla Way La Costa Avenue Vieja Castilla Way La Costa Avenue TOTAL VOLUMES: Vieja Castilla Way La Costa Avenue Vieja Castilla Way La Costa Avenue Southbound Westbound Northbound Eastbound Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268Jan. 21, 2026 Item #1 370 of 444 Page 1 City of CarlsbadVieja Castilla WayB/ Navarra Drive - La Costa Avenue24 Hour Directional Volume Count CAR001Site Code: 235-25016 Counts Unlimited, Inc.PO Box 1178Corona, CA 92878Phone: (951) 268-6268email: counts@countsunlimited.com Start 1/8/25 Northbound Hour Totals Southbound Hour Totals Combined TotalsTimeWedMorningAfternoonMorningAfternoonMorningAfternoonMorningAfternoonMorningAfternoon12:00 0 19 0 1612:15 0 22 0 21 12:30 2 16 0 22 12:45 0 19 2 76 0 16 0 75 2 151 01:00 0 12 0 3001:15 0 20 0 1501:30 1 17 2 2201:45 0 24 1 73 0 13 2 80 3 15302:00 1 17 1 2002:15 0 20 0 2302:30 0 28 0 1902:45 2 24 3 89 0 16 1 78 4 16703:00 1 23 0 2203:15 0 16 0 2403:30 0 18 0 1803:45 0 26 1 83 1 22 1 86 2 16904:00 0 27 0 2004:15 0 17 2 1004:30 0 22 3 1104:45 0 28 0 94 6 16 11 57 11 15105:00 1 20 5 2205:15 0 34 4 14 05:30 2 40 9 1705:45 1 38 4 132 9 8 27 61 31 19306:00 5 34 3 2006:15 2 24 9 1606:30 5 28 18 1106:45 2 25 14 111 13 11 43 58 57 16907:00 4 25 24 14 07:15 9 15 32 407:30 3 17 27 607:45 14 18 30 75 34 7 117 31 147 10608:00 20 17 36 508:15 18 22 27 9 08:30 16 15 21 408:45 19 8 73 62 24 0 108 18 181 8009:00 9 6 17 309:15 13 4 23 709:30 8 6 27 409:45 12 5 42 21 18 4 85 18 127 3910:00 12 5 20 010:15 12 4 20 310:30 9 4 18 210:45 17 10 50 23 16 1 74 6 124 2911:00 17 1 26 011:15 16 4 21 211:30 19 3 19 111:45 17 0 69 8 17 0 83 3 152 11Total 289 847 289 847 552 571 552 571 841 1418CombinedTotal 1136 1136 1123 1123 2259 AM Peak - 08:00 --- 07:15 -----Vol.- 73 --- 129 -----P.H.F. 0.913 0.896 PM Peak -- 05:15 --- 00:15 ----Vol.-- 146 --- 89 ----P.H.F. 0.913 0.742 Percentage 25.4% 74.6% 49.2% 50.8% ADT/AADT ADT 2,259 AADT 2,259 Jan. 21, 2026 Item #1 371 of 444 Resort View Apartments Level I LMA Appendix D Intersection LOS Worksheets Jan. 21, 2026 Item #1 372 of 444 HCM 7th Signalized Intersection Summary Existing 1: La Costa Ave & Viejo Castilla Wy Timing Plan: AM PEAK EXAM.syn Synchro 12 Report Resort View Apartments 03/14/2025 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Volume (veh/h) 32 397 777 35 31 88 Future Volume (veh/h) 32 397 777 35 31 88 Initial Q (Qb), veh 0 0 0 0 0 0 Lane Width Adj.1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 37 456 893 40 36 101 Peak Hour Factor 0.87 0.87 0.87 0.87 0.87 0.87 Percent Heavy Veh, %2 2 2 2 2 2 Cap, veh/h 71 1271 1039 880 52 147 Arrive On Green 0.04 0.68 0.56 0.56 0.12 0.12 Sat Flow, veh/h 1781 1870 1870 1585 426 1196 Grp Volume(v), veh/h 37 456 893 40 138 0 Grp Sat Flow(s),veh/h/ln 1781 1870 1870 1585 1634 0 Q Serve(g_s), s 1.1 5.5 21.6 0.6 4.3 0.0 Cycle Q Clear(g_c), s 1.1 5.5 21.6 0.6 4.3 0.0 Prop In Lane 1.00 1.00 0.26 0.73 Lane Grp Cap(c), veh/h 71 1271 1039 880 201 0 V/C Ratio(X)0.52 0.36 0.86 0.05 0.69 0.00 Avail Cap(c_a), veh/h 520 1390 1390 1178 461 0 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 0.00 Uniform Delay (d), s/veh 25.0 3.6 10.1 5.4 22.3 0.0 Incr Delay (d2), s/veh 5.9 0.2 4.4 0.0 4.1 0.0 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.5 0.9 6.8 0.1 1.7 0.0 Unsig. Movement Delay, s/veh LnGrp Delay(d), s/veh 30.9 3.8 14.4 5.4 26.5 0.0 LnGrp LOS C A B A C Approach Vol, veh/h 493 933 138 Approach Delay, s/veh 5.8 14.0 26.5 Approach LOS A B C Timer - Assigned Phs 2 4 5 6 Phs Duration (G+Y+Rc), s 41.6 11.5 6.6 35.0 Change Period (Y+Rc), s 5.5 5.0 4.5 5.5 Max Green Setting (Gmax), s 39.5 15.0 15.5 39.5 Max Q Clear Time (g_c+I1), s 7.5 6.3 3.1 23.6 Green Ext Time (p_c), s 2.8 0.2 0.0 5.9 Intersection Summary HCM 7th Control Delay, s/veh 12.5 HCM 7th LOS B Notes User approved pedestrian interval to be less than phase max green. Jan. 21, 2026 Item #1 373 of 444 HCM 7th Signalized Intersection Summary Existing 1: La Costa Ave & Viejo Castilla Wy Timing Plan: AM PEAK EXPM.syn Synchro 12 Report Resort View Apartments 03/14/2025 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Volume (veh/h) 93 886 507 31 19 51 Future Volume (veh/h) 93 886 507 31 19 51 Initial Q (Qb), veh 0 0 0 0 0 0 Lane Width Adj.1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 95 904 517 32 19 52 Peak Hour Factor 0.98 0.98 0.98 0.98 0.98 0.98 Percent Heavy Veh, %2 2 2 2 2 2 Cap, veh/h 147 1126 756 641 55 152 Arrive On Green 0.08 0.60 0.40 0.40 0.13 0.13 Sat Flow, veh/h 1781 1870 1870 1585 432 1182 Grp Volume(v), veh/h 95 904 517 32 72 0 Grp Sat Flow(s),veh/h/ln 1781 1870 1870 1585 1636 0 Q Serve(g_s), s 2.0 14.5 8.9 0.5 1.6 0.0 Cycle Q Clear(g_c), s 2.0 14.5 8.9 0.5 1.6 0.0 Prop In Lane 1.00 1.00 0.26 0.72 Lane Grp Cap(c), veh/h 147 1126 756 641 210 0 V/C Ratio(X)0.65 0.80 0.68 0.05 0.34 0.00 Avail Cap(c_a), veh/h 709 1897 1897 1607 630 0 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 0.00 Uniform Delay (d), s/veh 17.3 6.0 9.6 7.1 15.5 0.0 Incr Delay (d2), s/veh 4.7 1.4 1.1 0.0 1.0 0.0 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.9 2.1 2.5 0.1 0.5 0.0 Unsig. Movement Delay, s/veh LnGrp Delay(d), s/veh 22.0 7.4 10.7 7.1 16.4 0.0 LnGrp LOS C A B A B Approach Vol, veh/h 999 549 72 Approach Delay, s/veh 8.7 10.5 16.4 Approach LOS A B B Timer - Assigned Phs 2 4 5 6 Phs Duration (G+Y+Rc), s 29.0 10.0 7.7 21.2 Change Period (Y+Rc), s 5.5 5.0 4.5 5.5 Max Green Setting (Gmax), s 39.5 15.0 15.5 39.5 Max Q Clear Time (g_c+I1), s 16.5 3.6 4.0 10.9 Green Ext Time (p_c), s 7.0 0.1 0.1 3.4 Intersection Summary HCM 7th Control Delay, s/veh 9.7 HCM 7th LOS A Notes User approved pedestrian interval to be less than phase max green. Jan. 21, 2026 Item #1 374 of 444 HCM 7th Signalized Intersection Summary Existing Plus Proj 1: La Costa Ave & Viejo Castilla Wy Timing Plan: AM PEAK EXWPAM.syn Synchro 12 Report Resort View Apartments 03/14/2025 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Volume (veh/h) 36 397 777 35 33 101 Future Volume (veh/h) 36 397 777 35 33 101 Initial Q (Qb), veh 0 0 0 0 0 0 Lane Width Adj.1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 41 456 893 40 38 116 Peak Hour Factor 0.87 0.87 0.87 0.87 0.87 0.87 Percent Heavy Veh, %2 2 2 2 2 2 Cap, veh/h 75 1264 1031 874 53 161 Arrive On Green 0.04 0.68 0.55 0.55 0.13 0.13 Sat Flow, veh/h 1781 1870 1870 1585 400 1220 Grp Volume(v), veh/h 41 456 893 40 155 0 Grp Sat Flow(s),veh/h/ln 1781 1870 1870 1585 1631 0 Q Serve(g_s), s 1.2 5.7 22.4 0.6 5.0 0.0 Cycle Q Clear(g_c), s 1.2 5.7 22.4 0.6 5.0 0.0 Prop In Lane 1.00 1.00 0.25 0.75 Lane Grp Cap(c), veh/h 75 1264 1031 874 216 0 V/C Ratio(X)0.54 0.36 0.87 0.05 0.72 0.00 Avail Cap(c_a), veh/h 504 1349 1349 1143 447 0 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 0.00 Uniform Delay (d), s/veh 25.7 3.8 10.5 5.7 22.8 0.0 Incr Delay (d2), s/veh 6.0 0.2 4.9 0.0 4.4 0.0 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.6 1.0 7.4 0.1 2.0 0.0 Unsig. Movement Delay, s/veh LnGrp Delay(d), s/veh 31.7 4.0 15.4 5.7 27.2 0.0 LnGrp LOS C A B A C Approach Vol, veh/h 497 933 155 Approach Delay, s/veh 6.3 15.0 27.2 Approach LOS A B C Timer - Assigned Phs 2 4 5 6 Phs Duration (G+Y+Rc), s 42.5 12.2 6.8 35.7 Change Period (Y+Rc), s 5.5 5.0 4.5 5.5 Max Green Setting (Gmax), s 39.5 15.0 15.5 39.5 Max Q Clear Time (g_c+I1), s 7.7 7.0 3.2 24.4 Green Ext Time (p_c), s 2.8 0.3 0.0 5.7 Intersection Summary HCM 7th Control Delay, s/veh 13.5 HCM 7th LOS B Notes User approved pedestrian interval to be less than phase max green. Jan. 21, 2026 Item #1 375 of 444 HCM 7th Signalized Intersection Summary Existing 1: La Costa Ave & Viejo Castilla Wy Timing Plan: AM PEAK EXWPPM.syn Synchro 12 Report Resort View Apartments 03/14/2025 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Volume (veh/h) 106 886 507 33 20 56 Future Volume (veh/h) 106 886 507 33 20 56 Initial Q (Qb), veh 0 0 0 0 0 0 Lane Width Adj.1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 108 904 517 34 20 57 Peak Hour Factor 0.98 0.98 0.98 0.98 0.98 0.98 Percent Heavy Veh, %2 2 2 2 2 2 Cap, veh/h 158 1126 745 631 54 153 Arrive On Green 0.09 0.60 0.40 0.40 0.13 0.13 Sat Flow, veh/h 1781 1870 1870 1585 419 1194 Grp Volume(v), veh/h 108 904 517 34 78 0 Grp Sat Flow(s),veh/h/ln 1781 1870 1870 1585 1634 0 Q Serve(g_s), s 2.3 14.5 9.0 0.5 1.7 0.0 Cycle Q Clear(g_c), s 2.3 14.5 9.0 0.5 1.7 0.0 Prop In Lane 1.00 1.00 0.26 0.73 Lane Grp Cap(c), veh/h 158 1126 745 631 210 0 V/C Ratio(X)0.69 0.80 0.69 0.05 0.37 0.00 Avail Cap(c_a), veh/h 709 1897 1897 1607 629 0 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 0.00 Uniform Delay (d), s/veh 17.2 6.0 9.8 7.2 15.5 0.0 Incr Delay (d2), s/veh 5.2 1.4 1.2 0.0 1.1 0.0 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 1.0 2.1 2.5 0.1 0.6 0.0 Unsig. Movement Delay, s/veh LnGrp Delay(d), s/veh 22.4 7.4 10.9 7.2 16.6 0.0 LnGrp LOS C A B A B Approach Vol, veh/h 1012 551 78 Approach Delay, s/veh 9.0 10.7 16.6 Approach LOS A B B Timer - Assigned Phs 2 4 5 6 Phs Duration (G+Y+Rc), s 29.0 10.0 7.9 21.0 Change Period (Y+Rc), s 5.5 5.0 4.5 5.5 Max Green Setting (Gmax), s 39.5 15.0 15.5 39.5 Max Q Clear Time (g_c+I1), s 16.5 3.7 4.3 11.0 Green Ext Time (p_c), s 7.0 0.1 0.2 3.4 Intersection Summary HCM 7th Control Delay, s/veh 9.9 HCM 7th LOS A Notes User approved pedestrian interval to be less than phase max green. Jan. 21, 2026 Item #1 376 of 444 Resort View Apartments Level I LMA Appendix E Intersection Queuing Worksheets Jan. 21, 2026 Item #1 377 of 444 Queues Existing 1: La Costa Ave & Viejo Castilla Wy Timing Plan: AM PEAK EXAM.syn Synchro 12 Report Resort View Apartments 08/05/2025 Lane Group EBL EBT WBT WBR SBL Lane Group Flow (vph) 37 456 893 40 137 v/c Ratio 0.19 0.35 0.75 0.04 0.48 Control Delay (s/veh) 30.3 4.5 16.5 5.2 16.5 Queue Delay 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 30.3 4.5 16.5 5.2 16.5 Queue Length 50th (ft) 12 48 137 2 11 Queue Length 95th (ft) 41 102 #579 17 58 Internal Link Dist (ft)366 526 404 Turn Bay Length (ft) 100 100 Base Capacity (vph)446 1724 1197 1023 480 Starvation Cap Reductn 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 Reduced v/c Ratio 0.08 0.26 0.75 0.04 0.29 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Jan. 21, 2026 Item #1 378 of 444 Queues Existing 1: La Costa Ave & Viejo Castilla Wy Timing Plan: PM PEAK EXPM.syn Synchro 12 Report Resort View Apartments 08/05/2025 Lane Group EBL EBT WBT WBR SBL Lane Group Flow (vph) 95 904 517 32 71 v/c Ratio 0.31 0.76 0.65 0.05 0.26 Control Delay (s/veh) 24.1 10.9 16.9 5.7 14.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 24.1 10.9 16.9 5.7 14.1 Queue Length 50th (ft) 24 130 116 1 5 Queue Length 95th (ft) 75 282 246 15 41 Internal Link Dist (ft)366 526 404 Turn Bay Length (ft) 100 100 Base Capacity (vph)589 1811 1498 1277 568 Starvation Cap Reductn 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 Reduced v/c Ratio 0.16 0.50 0.35 0.03 0.13 Intersection Summary Jan. 21, 2026 Item #1 379 of 444 Queues Existing Plus Proj 1: La Costa Ave & Viejo Castilla Wy Timing Plan: AM PEAK EXWPAM.syn Synchro 12 Report Resort View Apartments 08/05/2025 Lane Group EBL EBT WBT WBR SBL Lane Group Flow (vph) 41 456 893 40 154 v/c Ratio 0.21 0.34 0.78 0.04 0.52 Control Delay (s/veh) 31.8 4.4 19.0 5.7 16.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 31.8 4.4 19.0 5.7 16.9 Queue Length 50th (ft) 16 49 275 4 15 Queue Length 95th (ft) 44 104 #589 18 62 Internal Link Dist (ft)366 526 404 Turn Bay Length (ft) 100 100 Base Capacity (vph)428 1670 1150 984 476 Starvation Cap Reductn 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 Reduced v/c Ratio 0.10 0.27 0.78 0.04 0.32 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Jan. 21, 2026 Item #1 380 of 444 Queues Existing Plus Proj 1: La Costa Ave & Viejo Castilla Wy Timing Plan: PM PEAK EXWPPM.syn Synchro 12 Report Resort View Apartments 08/05/2025 Lane Group EBL EBT WBT WBR SBL Lane Group Flow (vph) 108 904 517 34 77 v/c Ratio 0.34 0.76 0.65 0.05 0.28 Control Delay (s/veh) 24.6 10.8 17.2 5.7 14.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 24.6 10.8 17.2 5.7 14.2 Queue Length 50th (ft) 28 130 118 1 5 Queue Length 95th (ft) 84 285 253 15 43 Internal Link Dist (ft)366 526 404 Turn Bay Length (ft) 100 100 Base Capacity (vph)582 1802 1480 1263 565 Starvation Cap Reductn 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 Reduced v/c Ratio 0.19 0.50 0.35 0.03 0.14 Intersection Summary Jan. 21, 2026 Item #1 381 of 444 Resort View Apartments Level I LMA Appendix E MMLOS Worksheets & Supporting Data Jan. 21, 2026 Item #1 382 of 444 ROADWAY INFO Roadway Name From To Street Typology from Mobility Element _ Average Daily Traffic (ADT) volume (2-way total) PEDESTRIAN Roadway Direction NB SB * Do pedestrian crossings appear consistent with the CA MUTCD?Yes Yes * Minimum Sidewalk Unobstructed Width in Feet (Minimum ADA unobstructed width requirement is 4'):55 * Do sidewalks appear to meet ADA requirements (e.g., cross-slope and trip hazards)?Yes Yes * Do ramps and landings appear to meet ADA requirements?Yes Yes * Do the street light locations appear adequate?Yes Yes Speed limit (miles per hour - mph):25 mph or lower 25 mph or lower Number of Through Lanes:11 Are there 3 lanes or less to be crossed without pedestrian refuge? (Include turn lanes in count)No No Width (ft.) of landscaped buffer between pedestrian facility and vehicle travel way:0' to 2' 0' to 2' Does on-street parking or a bike lane provide 6' or more buffer between pedestrians and vehicle travel way?Yes Yes Any apparent sight distance issues at intersections and pedestrian crossings?No No Are there any permanent speed control devices installed?No No Are there traffic calming measures that reduce crossing width (e.g., bulbouts, chokers, right-turn median island)?No No Do crosswalks appear to be high visibility?No No Are there intersection enhancements provided for pedestrians (e.g., pedestrian signal phasing, countdown heads)? No No Are there Rectangular Rapid Flashing Beacons (RRFBs) at street crossings?No No Is there pedestrian scale lighting?No No Do active building frontages appear to be present on 80% of street curb line?No No Does the street furniture appear to be oriented towards businesses or attractions?No No Do the street trees appear to provide shade over more than 50% of the sidewalk length?No No VIEJO CASTILLA WY NAVARRA DR LA COSTA AVE Local/Neighborhood 2,259 *Indicates an essential feature that strongly supports and promotes the goals identifed in the Climate Action Plan (CAP). 85 | B NB SCORE | LOS 85 | B SB SCORE | LOS X Jan. 21, 2026 Item #1 383 of 444 ROADWAY INFO Roadway Name From To Street Typology from Mobility Element _ Average Daily Traffic (ADT) volume (2-way total) BICYCLE Roadway Direction NB SB * Do the roadway pavement conditions appear to be good (e.g., no pot holes)?Yes Yes * Does bike facility on roadway appear to be free of obstructions (e.g., drainage grates)? Yes Yes * Does the bicycle facility appear to meet MUTCD signing and striping design guidelines?Yes Yes Is on-street parking provided?Parallel parking Parallel parking Speed limit (miles per hour - mph):25 mph or lower 25 mph or lower Does the bikeway on the study segment and side streets meet and/or exceed the Bicycle Master Plan?Side Street Only Side Street Only Is there enhanced bicycle detection or video detection provided at intersections?No No Any bicycle racks are provided along segment?No No Bicycle Facility Provided: No No VIEJO CASTILLA WY NAVARRA DR LA COSTA AVE Local/Neighborhood 2,551 70 | C NB SCORE | LOS 70 | C SB SCORE | LOS X *Indicates an essential feature that strongly supports and promotes the goals identifed in the Climate Action Plan (CAP). Jan. 21, 2026 Item #1 384 of 444 Project: Segment: Scenario: By: NB SB Points Points Assigned Points Assigned * Essential Features (Criteria must be met): Sidewalk or path meets ADA unobstructed width requirements 15 15 15 * Essential Features (Criteria must be met): Sidewalk width meets minimum width for typology according to the Mobility Element (or 5' if unspecified) 10 10 10 Sidewalk width exceeds minimum width for typology according to the Mobility Element (or 6' if unspecified)50 0 * Essential Features (Criteria must be met): Ramps and landings within segment meet ADA requirements 10 10 10 * Essential Features (Criteria must be met): Sidewalk segments meet ADA requirements (cross-slope and trip hazards) 10 10 10 Sidewalk width meets recommended width for typology according to the Mobility Element (or 8' if unspecified) 10 0 0 3 lanes or less to be crossed without pedestrian refuge 10 0 0 On-street parking or bike lane provides 6' or more buffer between pedestrians and vehicle travel way 55 5 Landscaping 2' to 5' wide provides 'buffer' between pedestrians and vehicle travel way 50 0 Landscaping greater than 5' wide provides 'buffer' between pedestrians and vehicle travel way 10 0 0 Less than 3,000 vehicles per lane per day 5 5 5 Speed limit 30 mph or less 5 5 5 No apparent sight distance issues at intersections and pedestrian crossings 55 5 Permanent speed control devices installed on segments posted as approved by the City Traffic Engineer 50 0 * Essential Features (Criteria must be met): Crosswalks are marked according to CA MUTCD guidelines 10 10 10 Crosswalk is high visibility (i.e., continental markings per the CA MUTCD)50 0 Traffic calming measures that reduce crossing width (pedestrian refuge, bulbouts, chokers, right-turn median island) 10 0 0 Presence of intersection enhancements for pedestrians (pedestrian-friendly signal phasing, pedestrian countdown heads, signage, etc.) 10 0 0 RRFBs at uncontrolled crossings if warranted 5 0 0 * Essential Features (Criteria must be met): Street light locations appear adequate 10 10 10 Active building frontages on 80% of street curbline (pedestrian attracting frontages such as active storefronts and recreational spaces) 50 0 Street trees provide shade over more than 50% of sidewalk length 50 0 Street furniture oriented toward businesses or attractions 5 0 0 Pedestrian scale lighting 5 0 0 85 85 BB Yes Yes Other Elements Accessibility and functionality Total Score: All Essential Feature Criteria Met? Pedestrian LOS: Street characteristics Resort View Apartments VIEJO CASTILLA WY From NAVARRA DR To LA COSTA AVE Existing MTC Crossing characteristics Criteria Pedestrian MMLOS Criteria Jan. 21, 2026 Item #1 385 of 444 Project: Segment: Scenario: By: NB SB Points Points Assigned Points Assigned Speed limit is ≤ 25 mph 25 25 25 Speed limit is 30 mph 15 0 0 Speed limit is 35 mph 10 0 0 Street with ADT < 3,000 15 15 15 Street with ADT between 3,000 and 6,000 10 0 0 Class I facility (off-street path), Class IV (cycle track), or multiuse path 25 0 0 Class II facility that meets minimum width of 5' (on-street bicycle lanes)15 0 0 Bike lane buffer (2' min) is provided 5 0 0 Class III facility (bike route designated by signage or paint only) 5 0 0 Additional traffic calming/speed management features have been applied to Class III facility (i.e. a bike boulevard)10 0 0 Bikeway meets or exceeds the Bicycle Master Plan 25 0 0 Bike lane (including buffer) is at least 8' wide from face of curb 10 0 0 Bicycle facilities with signing and striping meet design guidelines D 10 10 10 Good pavement condition for bikeway (no visible potholes) 10 10 10 Free of infrastructure that obstructs bike facility (e.g. grates) 5 5 5 Bikeways on side streets are consistent with Bicycle Master Plan along segment 55 5 Bike lanes are striped continuously on all approaches to and departures from intersections, without dropping at turn lanes or driveways 50 0 No on-street parking and speed limit is 25 or 30 mph 5 0 0 Back-in angled parking 5 0 0 Parallel parking with door-side buffered bike lane 5 0 0 Enhanced bicycle detection or video detection is provided at intersections 50 0 Bicycle racks are provided along segment 5 0 0 70 70 CC Total Score: Bike LOS: Connectivity/ Contiguity Adjacent Vehicle Parking Other Elements Resort View Apartments VIEJO CASTILLA WY From NAVARRA DR To LA COSTA AVE Existing MTC Facility Bicycle MMLOS Criteria Criteria Street Characteristics Bikeway Design Jan. 21, 2026 Item #1 386 of 444 Mizuta Traffic Consulting 5694 Mission Center Road #602-121, San Diego, CA 92108 | 858.752.8212 | marc@mizutatraffic.com Technical Memorandum To: Mark Kooklani, MMK Management Group, LLC From: Marc Mizuta, Mizuta Traffic Consulting Date: September 6, 2024 Re: Resort View Apartments VMT Analysis INTRODUCTION Mizuta Traffic Consulting (MTC) has prepared this memo to determine if the proposed Resort View Apartments project (herein referred to as “the Project”) located on the west side of Viejo Castilla Way between Navarra Drive and Pirineos Way within the City of Carlsbad would result in any significant transportation impacts. Figure 1 illustrates the location of the project within the San Diego region. Figure 1: Regional Vicinity Map Senate Bill 743 (SB 743) was approved in 2013 and changes the way transportation impacts are measured under the California Environmental Quality Act (CEQA). The Office of Planning and Research (OPR) has recommended the use of vehicle miles travelled (VMT) as the required metric to replace the automobile delay-based LOS. The VMT assessment is required to satisfy CEQA guidelines that utilizes VMT as the required metric to determine transportation impacts. The VMT assessment utilizing the City’s VMT maps was based on the criteria outlined in the City of Carlsbad Vehicle Miles Travelled (VMT) Analysis Guidelines, May 31, 2023 (City’s VMT Guidelines). Oceanside Carlsbad Vista San Marcos Escondido Poway SanDiego Tijuana, B.C., MEXICO Santee El Cajon La Mesa LemonGrove NationalCIty ChulaVista San Ysidro ImperialBeach Encinitas San Dieguito ValleyCenter RainbowFallbrook Bonsall Pendleton Pala-Pauma Ramona Barona Julian Lakeside Crest-Dehesa Alpine Jamul Otay SpringValley SolanaBeach Coronado DelMar Project Site Exhibit 16 Jan. 21, 2026 Item #1 387 of 444 Resort View VMT Analysis Technical Memorandum 2 PROJECT DESCRIPTION The Project proposes to construct 38 apartment units located in five buildings on-site. Three of the units would be considered affordable units. Access to the Project will be provided by two driveways off Viejo Castilla Way. The Project is anticipated to be completed by 2026/2027. TRIP GENERATION Trip generation represents the amount of traffic produced by a development. Determining the trip generation for a specific project is therefore based upon forecasting the amount of traffic that is expected to be attracted to and produced by the specific land use of a given development. For the project, trip generation rates published by the SANDAG Brief Guide of Vehicular Trip Generation Rates for the San Diego Region, April 2002 were applied to the proposed uses to determine the traffic generation characteristics of the site. Table 1 summarizes the traffic that is estimated to be generated by the project. As shown in the table, the Project is estimated to generate 228 daily trips with 19 AM peak-hour trips and 21 PM peak-hour trips at the project driveways. Table 1: Project Trip Generation TRIP GENERATION RATES1 Land Use Weekday Daily AM PEAK PM PEAK % ADT In:Out Ratio % ADT In:Out Ratio Apartment 6 trips / du 8% 0.20 : 0.80 9% 0.70 : 0.30 TRIP GENERATION CALCULATIONS Land Use Amount ADT AM PEAK PM PEAK In Out Total In Out Total Apartment 38 du 228 4 15 19 15 6 21 Notes: du: dwelling unit 1. Based on the data provided in the SANDAG's Brief Guide of Vehicular Trip Generation Rates for the San Diego Region, April 2002. SCREENING CRITERIA According to the City’s VMT Analysis Guidelines, there are several screening criteria that can be applied to effectively screen projects from VMT project-level assessments. The purpose is to screen out projects that are presumed to have a non-significant transportation impact based on facts of a project and to avoid unnecessary analysis and findings that would be inconsistent with the intent of SB 743. The following lists the various screening criteria: 1.Small Projects 2.Projects Located Near Transit 3.Local-Serving Retail and Similar Land Uses 4. Local-Serving Public Facilities 5.Affordable Housing Projects 6.Redevelopment Projects That Result in a Net Reduction of VMT Jan. 21, 2026 Item #1 388 of 444 Resort View VMT Analysis Technical Memorandum 3 VMT SCREENING ANALYSIS Upon reviewing the screening criteria, none of the criteria would be applicable or satisfied for the Project. Table 2 summarizes if the Project meets any of the screening criteria. As shown in the table, the Project would not satisfy any of the screening criteria. As a result, a detailed VMT analysis is required. Table 2: VMT Screening Assessment Screening Criteria Criteria Met? Notes Small Projects No Project generates more than 110 ADT Projects Located Near Transit No Project is not located within 0.5 mile of an existing/planned major transit stop. Local-Serving Retail and Similar Land Uses No Project is not a local-serving retail. Criteria does not apply. Local-Serving Public Facilities No Project is not a local-serving public facility. Criteria does not apply. Affordable Housing Projects No Project is not all affordable housing located in an infill area. Redevelopment Projects That Result in a Net Reduction of VMT No Project is not a redevelopment project. Criteria does not apply. SIGNIFICANT CRITERIA The significance criteria for residential projects is when the project VMT/capita exceeds a level of 15 percent below the city-wide average VMT/capita. VMT ASSESSMENT According to the City’s VMT Guidelines, smaller projects that are typically under 2,400 average daily trips (ADT) should utilize the VMT maps prepared by the City of Carlsbad that uses the output from the base year SANDAG regional model. The City’s VMT maps provide an estimate of personal vehicle travel by residents for each Traffic Analysis Zone (TAZ) within the City and are referenced to determine the VMT per resident where the project is located. Figure 2 shows the VMT per resident by TAZ. The project is located in TAZ 1382 that has an existing VMT per resident of 25.0 miles. The city-wide residential average is 24.0 miles per resident, which is 104.1 percent of the city-wide mean. As a result, the project results in a significant transportation VMT impact. In order to mitigate the VMT to less than significance, the project would have to reduce the VMT by a minimum of 19.1 percent (104.1 – 85). Jan. 21, 2026 Item #1 389 of 444 Resort View VMT Analysis Technical Memorandum 4 Figure 2: City of Carlsbad VMT Per Resident Map TDM EFFECTIVENESS AND ADJUSTMENTS TDM strategies must have sufficient evidence to quantify the level of VMT reduction that a strategy could achieve. Many TDM strategies can be quantified using the methodologies contained in the California Air Pollution Control Officers Association (CAPCOA) Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity, December 2021. Fossil-fuel powered vehicles are the primary source of greenhouse gas (GHG) emissions within the transportation sector. Transportation emissions can be reduced by improving the emissions profile of the vehicle fleet or by reducing VMT. There are 30 different transportation measures identified in the CAPCOA Handbook. TDM strategies can be combined with others to increase the effectiveness of VMT reductions. The first level of organization for the transportation measures is the scale of the application. There are 16 quantified measures at the Project/Site scale that can be combined with each other and 17 quantified measures at the Plan/Community scale that can be combined with each other. Combining measures from different scales is not valid. It should be noted that the Project would only implement measures from the Project/Site scale. The second level of organization for the transportation measures is the subsector that include Land Use, Neighborhood Design, Trip Reduction Programs, Parking or Road Pricing/Management, Transit, and Clean Vehicles and Fuels. However, the interaction between the various strategies is complex and sometimes counterintuitive. When multiple strategies are being applied, the following formula is used to quantify the VMT reduction: 𝑇𝑇𝑇𝑇𝑇𝑇𝑇𝑇𝑇𝑇 𝑉𝑉𝑉𝑉𝑇𝑇 𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑇𝑇𝑅𝑅𝑇𝑇𝑅𝑅= 1 −(1 − 𝑃𝑃𝑎𝑎)∗(1 − 𝑃𝑃𝑏𝑏)∗(1 − 𝑃𝑃𝑐𝑐)∗… Jan. 21, 2026 Item #1 390 of 444 Resort View VMT Analysis Technical Memorandum 5 Where: Px = Percent reduction of each VMT reduction strategy There are also subsector maximums that need to be accounted for. The subsector maximum is intended to ensure that emissions are not double counted when measures within the subsector are combined. The following list summarizes the subsector maximums for the various subsectors: •Land Use: 65% •Neighborhood Design: n/a •Trip Reduction Programs: 45% commute VMT •Parking or Road Pricing/Management: 35% •Transit: n/a TDM MEASURES Table 3 summarizes the transportation reduction measures for the project/site scale. Upon reviewing the various transportation measures that can achieve a reduction in VMT, two measures were selected and deemed applicable to the Project. Table 3: Transportation Reduction Measures Measure Number Trip Reduction Strategy Subsector Applicable? T-1 Increase Residential Density Land Use  T-2 Increase Job Density Land Use T-3 Provide Transit-Oriented Development Land Use T-4 Integrate Affordable and Below Market Rate Housing Land Use  T-5 Implement Commute Trip Reduction Program (Voluntary) Trip Reduction Programs T-6 Implement Commute Trip Reduction Program (Mandatory Implementation and Monitoring) Trip Reduction Programs T-7 Implement Commute Trip Reduction Marketing Trip Reduction Programs T-8 Provide Ridesharing Program Trip Reduction Programs T-9 Implement Subsidized or Discount Transit Program Trip Reduction Programs T-10 Provide End-of-Trip Bicycle Facilities Trip Reduction Programs T-11 Provide Employer-Sponsored Vanpool Trip Reduction Programs T-12 Price Workplace Parking Trip Reduction Programs Jan. 21, 2026 Item #1 391 of 444 Resort View VMT Analysis Technical Memorandum 6 Measure Number Trip Reduction Strategy Subsector Applicable? T-13 Implement Employee Parking Cash-Out Trip Reduction Programs T-14 Provide Electric Vehicle Charging Infrastructure Parking or Road Pricing/Management T-15 Limit Residential Parking Supply Parking or Road Pricing/Management T-16 Unbundle Residential Parking Costs from Property Cost Parking or Road Pricing/Management Notes: Only the project/site scale measures are shown in the table. INCREASE RESIDENTIAL DENSITY (T-1) This measure accounts for the VMT reduction achieved by a project that is designed with a higher density of dwelling units compared the average residential density in the US. The GHG mitigation potential for this measure is up to 30 percent of GHG emissions from project VMT in the study area. The following formula is used to quantify the VMT reduction for this measure: % 𝑉𝑉𝑉𝑉𝑇𝑇 𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑇𝑇𝑅𝑅𝑇𝑇𝑅𝑅=𝐵𝐵 − 𝐶𝐶𝐶𝐶 𝑥𝑥 𝐷𝐷 Where: B: Residential density of project development (44.3 du/acre) C: Residential density of typical development (4.8 du/acre) D: Elasticity of VMT with respect to residential density (-0.22) The residential density of the project was calculated by 38 units divided by 0.86 acres. The default value of 9.1 du/acre for the residential density of a typical development was updated to the actual density for TAZ 1382, which was calculated as 782 units divided by 163.04 acres (4.8 du/acre). This measure accounts for a 30 percent reduction in VMT. The maximum reduction is 30 percent. Since this exceeds the 30 percent maximum reduction, this transportation measure was reduced to the maximum reduction of 30 percent. INTEGRATE AFFORDABLE AND BELOW MARKET RATE HOUSING (T-4) This measure requires below market rate housing. The GHG mitigation potential for this measure is up to 28.6 percent of GHG emissions from project VMT in the study area. The following formula is used to quantify the VMT reduction for this measure: Jan. 21, 2026 Item #1 392 of 444 Resort View VMT Analysis Technical Memorandum 7 % 𝑉𝑉𝑉𝑉𝑇𝑇 𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑇𝑇𝑅𝑅𝑇𝑇𝑅𝑅=𝐵𝐵 𝑥𝑥 C Where: B: Percent of multifamily units permanently dedicated as affordable (0.08) C: Percent reduction in VMT for qualified units compared to market rate units (-28.6) Three units of the 38 total units would be dedicated as permanent affordable housing. As such, this equates to 8 percent of the total units being affordable. This measure accounts for a 2.3 percent reduction in VMT. The maximum reduction is 28.6 percent. As a result, this transportation measure accounts for a reduction of 2.3 percent. SUBSECTOR MAXIMUMS The subsector maximums were checked to ensure that the combination of measures did not exceed to maximum allowable reduction. Table 4 summarizes the subsector maximums. As shown in the table, the total VMT reductions in each subsector did not exceed the maximum allowable reduction. Table 4: Subsector Maximums Subsector Subsector Maximum Total VMT Reduction Exceeded? Land Use T-1 to T-4 65% 31.4% No Trip Reduction Programs T-5 to T-13 45% n/a No Parking or Road Pricing/Mgmt T-14 to T-16 35% 4.6% No PROJECT VMT REDUCTIONS The individual VMT reduction for each respective measure should be dampened when combining with other measures. The main purpose of the dampening is to provide a mechanism for minimizing the possibility of overstating VMT reduction effectiveness. By implementing the various transportation measures, the Project would achieve a VMT reduction of 31.6 percent. The following equation summarizes how the 31.6 percent total VMT reduction was calculated: 𝑇𝑇𝑇𝑇𝑇𝑇𝑇𝑇𝑇𝑇 % 𝑉𝑉𝑉𝑉𝑇𝑇 𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑇𝑇𝑅𝑅𝑇𝑇𝑅𝑅= 1 − (1 −0.30)∗ (1 −0.023)=31.6% However, within the City of Carlsbad, the combination of all measures is expected to have a maximum feasible overall reduction of 15 percent. The implementation of the TDM measures would reduce the VMT by 15 percent from 104.1 percent to 89.1 percent, which is still 4.1 percent above the acceptable threshold. Jan. 21, 2026 Item #1 393 of 444 Resort View VMT Analysis Technical Memorandum 8 SUMMARY AND CONCLUSIONS In order for the Project to avoid a significant transportation impact, the Project would have to reduce its VMT by 19.1 percent. The Project reduces its VMT by a maximum of 15 percent allowed for projects located within the City of Carlsbad with the implementation of the various transportation measures described above. As a result, the Project would be considered to have a significant and unavoidable impact and would be relying on the statement of overriding considerations contained in the City of Carlsbad General Plan EIR. Jan. 21, 2026 Item #1 394 of 444 Resort View VMT Analysis Technical Memorandum 9 ATTACHMENTS • Excerpts from CAPCOA Jan. 21, 2026 Item #1 395 of 444 TRANSPORTATION | 70 T-1. Increase Residential Density GHG Mitigation Potential Up to 30.0% of GHG emissions from project VMT in the study area Co-Benefits (icon key on pg. 34) Climate Resilience Increased density can put people closer to resources they may need to access during an extreme weather event. Increased density can also shorten commutes, decreasing the amount of time people are on the road and exposed to hazards such as extreme heat or flooding. Health and Equity Considerations Neighborhoods should include different types of housing to support a variety of household sizes, age ranges, and incomes. Measure Description This measure accounts for the VMT reduction achieved by a project that is designed with a higher density of dwelling units (du) compared to the average residential density in the U.S. Increased densities affect the distance people travel and provide greater options for the mode of travel they choose. Increasing residential density results in shorter and fewer trips by single-occupancy vehicles and thus a reduction in GHG emissions. This measure is best quantified when applied to larger developments and developments where the density is somewhat similar to the surrounding area due to the underlying research being founded in data from the neighborhood level. Subsector Land Use Locational Context Urban, suburban Scale of Application Project/Site Implementation Requirements This measure is most accurately quantified when applied to larger developments and/or developments where the density is somewhat similar to the surrounding neighborhood. Cost Considerations Depending on the location, increasing residential density may increase housing and development costs. However, the costs of providing public services, such as health care, education, policing, and transit, are generally lower in more dense areas where things are closer together. Infrastructure that provides drinking water and electricity also operates more efficiently when the service and transmission area is reduced. Local governments may provide approval streamlining benefits or financial incentives for infill and high-density residential projects. Expanded Mitigation Options When paired with Measure T-2, Increase Job Density, the cumulative densification from these measures can result in a highly walkable and bikeable area, yielding increased co-benefits in VMT reductions, improved public health, and social equity. 30% Jan. 21, 2026 Item #1 396 of 444 T-1. Increase Residential Density TRANSPORTATION | 71 GHG Reduction Formula A = B −C C × D GHG Calculation Variables ID Variable Value Unit Source Output A Percent reduction in GHG emissions from project VMT in study area 0–30.0 % calculated User Inputs B Residential density of project development [ ] du/acre user input Constants, Assumptions, and Available Defaults C Residential density of typical development 9.1 du/acre Ewing et al. 2007 D Elasticity of VMT with respect to residential density -0.22 unitless Stevens 2016 Further explanation of key variables: ▪ (C) – The residential density of typical development is based on the blended average density of residential development in the U.S. forecasted for 2025. This estimate includes apartments, condominiums, and townhouses, as well as detached single-family housing on both small and large lots. An acre in this context is defined as an acre of developed land, not including streets, school sites, parks, and other undevelopable land. If reductions are being calculated from a specific baseline derived from a travel demand forecasting model, the residential density of the relevant transportation analysis zone should be used instead of the value for a typical development. ▪ (D) – A meta-regression analysis of five studies that controlled for self-selection found that a 0.22 percent decrease in VMT occurs for every 1 percent increase in residential density (Stevens 2016). GHG Calculation Caps or Maximums Measure Maximum (Amax) The percent reduction in GHG emissions (A) is capped at 30 percent. The purpose for the 30 percent cap is to limit the influence of any single built environmental factor (such as density). Projects that implement multiple land use strategies (e.g., density, design, diversity) will show more of a reduction than relying on improvements from a single built environment factor. Jan. 21, 2026 Item #1 397 of 444 T-1. Increase Residential Density TRANSPORTATION | 72 Subsector Maximum (∑AmaxT-1 through T-4 ≤65%) This measure is in the Land Use subsector. This subcategory includes Measures T-1 through T-4. The VMT reduction from the combined implementation of all measures within this subsector is capped at 65 percent. Example GHG Reduction Quantification The user reduces VMT by increasing the residential density of the project study area. In this example, the project’s residential density would be 15 du per acre (B), which would reduce GHG emissions from project VMT by 14.2 percent. Quantified Co-Benefits Improved Local Air Quality The percent reduction in GHG emissions (A) would be the same as the percent reduction in NOX, CO, NO2, SO2, and PM. Reductions in ROG emissions can be calculated by multiplying the percent reduction in GHG emissions (A) by an adjustment factor of 87 percent. See Adjusting VMT Reductions to Emission Reductions above for further discussion. Energy and Fuel Savings The percent reduction in vehicle fuel consumption would be the same as the percent reduction in GHG emissions (A). VMT Reductions The percent reduction in VMT would be the same as the percent reduction in GHG emissions (A). Sources ▪ Ewing, R., K. Bartholomew, S. Winkelman, J. Walters, and D. Chen. 2007. Growing Cooler: The Evidence on Urban Development and Climate Change. October. Available: https://www.nrdc.org/sites/default/files/cit_07092401a.pdf. Accessed: January 2021. ▪ Stevens, M. 2016. Does Compact Development Make People Drive Less? Journal of the American Planning Association 83:1(7–18), DOI: 10.1080/01944363.2016.1240044. November. Available: https://www.researchgate.net/publication/309890412_Does_Compact_Development_Make_People_ Drive_Less. Accessed: January 2021. A = 15 du ac −9.1 du ac 9.1 duac × -0.22 = -14.2% Jan. 21, 2026 Item #1 398 of 444 TRANSPORTATION | 80 T-4. Integrate Affordable and Below Market Rate Housing GHG Mitigation Potential Up to 28.6% of GHG emissions from project/site multifamily residential VMT Co-Benefits (icon key on pg. 34) Climate Resilience Increasing affordable housing creates the opportunity for a greater diversity of people to be closer to their desired destinations and the resources they may need to access during an extreme weather event. Close proximity to destinations allows for more opportunities to use active transportation and transit and to be less reliant on private vehicles. Alleviating the housing-cost burden also enables more people to remain housed, and increases people’s capacity to respond to disruptions, including climate impacts. Health and Equity Considerations Neighborhoods should include different types of housing to support a variety of household sizes, age ranges, abilities, and incomes. Measure Description This measure requires below market rate (BMR) housing. BMR housing provides greater opportunity for lower income families to live closer to job centers and achieve a jobs/housing match near transit. It is also an important strategy to address the limited availability of affordable housing that might force residents to live far away from jobs or school, requiring longer commutes. The quantification method for this measure accounts for VMT reductions achieved for multifamily residential projects that are deed restricted or otherwise permanently dedicated as affordable housing. Subsector Land Use Locational Context Urban, suburban Scale of Application Project/Site Implementation Requirements Multifamily residential units must be permanently dedicated as affordable for lower income families. The California Department of Housing and Community Development (2021) defines lower- income as 80 percent of area median income or below, and affordable housing as costing 30 percent of gross household income or less. Cost Considerations Depending on the source of the affordable subsidy, BMR housing may have implications for development costs but would also have the benefit of reducing costs for public services, similar to Measure T-1, Increase Residential Density. Expanded Mitigation Options Pair with Measure T-1, Increase Residential Density, and Measure T-2, Increase Job Density, to achieve greater population and employment diversity. 28.6% Jan. 21, 2026 Item #1 399 of 444 T-4. Integrate Affordable and Below Market Rate Housing TRANSPORTATION | 81 GHG Reduction Formula A = B × C GHG Calculation Variables ID Variable Value Unit Source Output A Percent reduction in GHG emissions from Project/Site VMT for multifamily residential developments 0–28.6 % calculated User Inputs B Percent of multifamily units permanently dedicated as affordable 0–100 % user input Constants, Assumptions, and Available Defaults C Percent reduction in VMT for qualified units compared to market rate units -28.6 % ITE 2021 Further explanation of key variables: ▪ (B) – This refers to percent of multifamily units in the project that are deed restricted or otherwise permanently dedicated as affordable. ▪ (C) – The 11th Edition of the ITE Trip Generation Manual (ITE 2021) contains daily vehicle trip rates for market rate multifamily housing that is low-rise and not close to transit (ITE code 221) as well as affordable multifamily housing (ITE code 223). While these rates do not account for trip length, they serve as a proxy for the expected difference in vehicle trip generation and VMT generation presuming similar trip lengths for both types of land use. If the user has information about trip length differences between market rate and affordable housing, then adjusting the percent reduction accordingly is recommended. Users should note that the ITE trip rate estimates are based on a small sample of studies for the affordable housing rate and that no stratification of affordable housing by number of stories was available. This is an important distinction since the multifamily low-rise vehicle trip rate applies to four or fewer stories. Therefore, this measure may not apply to affordable housing projects with more than four stories. GHG Calculation Caps or Maximums Measure Maximum (Amax) The maximum GHG reduction from this measure is 28.6 percent. This maximum scenario is presented in the below example quantification. Jan. 21, 2026 Item #1 400 of 444 T-4. Integrate Affordable and Below Market Rate Housing TRANSPORTATION | 82 Subsector Maximum (∑AmaxT-1 through T-4 ≤65%) This measure is in the Land Use subsector. This subsector includes Measures T-1 through T-4. The VMT reduction from the combined implementation of all measures within this subsector is capped at 65 percent. Example GHG Reduction Quantification The user reduces project VMT by requiring a portion of the multifamily residential units to be permanently dedicated as affordable. In this example, the percent of units (B) is 100 percent, which would reduce GHG emissions from VMT by 28.6 percent. Quantified Co-Benefits Improved Local Air Quality The percent reduction in GHG emissions (A) would be the same as the percent reduction in NOX, CO, NO2, SO2, and PM. Reductions in ROG emissions can be calculated by multiplying the percent reduction in GHG emissions (A) by an adjustment factor of 87 percent. See Adjusting VMT Reductions to Emission Reductions above for further discussion. Energy and Fuel Savings The percent reduction in vehicle fuel consumption would be the same as the percent reduction in GHG emissions (A). VMT Reductions The percent reduction in VMT would be the same as the percent reduction in GHG emissions (A). Sources ▪ California Department of Housing and Community Development. 2021. Income Limits. Available: https://www.hcd.ca.gov/grants-funding/income- limits/index.shtml#:~:text=%E2%80%9CAffordable%20housing%20cost%E2%80%9D%20for%20lowe r,of%20gross%20income%2C%20with%20variations. Accessed; November 2021. ▪ Institute of Transportation Engineers (ITE). 2021. Trip Generation Manual. 11th Edition. Available: https://www.ite.org/technical-resources/topics/trip-and-parking-generation/. Accessed; November 2021. A = 100% × -28.6% = -28.6% Jan. 21, 2026 Item #1 401 of 444 PROJECT LOCATION TO 5 FWY SA N M ARC OS CREE K RANCHO SANTA FE RD G I B R A L T A R R O M E R I A LEVANTE ST LA COSTA AVE NAVARRA DR VIEJO CASTILLA WAY EL CAM IN O REA L N APN(S): OCCUPANCY GROUP:TYPE OF CONSTRUCTION: ZONING: GENERAL ZONING: 2161701500, -1400R2, TYPE VA OVER TYPE IRD-MR-23 LEGAL DESCRIPTION: PROPOSED LOT COVERAGE:STORIES: DWELLING UNITS: DWELLING UNITS PER ACRE:ACCESSIBLE ACCESS UNITS:AFFORDABLE UNITS: 19,809 SF // 58.8%4 (1 PARKING + 3 LIVING)26 TOTAL; 6 MULTI-STORY TOWNHOUSE APARTMENTS, 20 APARTMENTS 44.3 DU/AC263 -E1,E8 & D2 SITE DATA: LOT SIZE: LOT AREA:DEVELOPABLE AREA SF: 0.858 ACRES37,375 SF37,375 SF ADDITIONAL INFORMATION: TOTAL BUILDING COVERAGE19,809 SF / 37,375 SF LOT COVERAGE DATA: 19,809 SF58.8% THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:LOTS 35 AND 36 OF LA COSTA SOUTH UNIT NO. 1, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 6117, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JUNE 3, 1968. CUT:FILL:EXPORT: REMEDIAL:REPLACED IMPERVIOUS AREA:PROPOSED IMPERVIOUS AREA: GRADING INFORMATION: 4,000 CY500CY3,500 CY 3,500 CY0SF31,810 SF BUILDING A:BUILDING B:BUILDING C:BUILDING D:BUILDING E: BUILDING HEIGHT INFORMATION: FROM FINISH/EXISTING GRADE Building31' -4"31' -4"46' -11"46' -11"33' -10" No. of Units 100 S.F. per unit Total S.F.26 X 100 =2600 ON-SITE COMMON RECREATIONAL SPACE Parapet34' -6"34' -6"48' -7"48' -7"36' -9" Mech. Well--50' -6"50' -6"36' -9" Elev. Tower--51' -6"51' -6"38' -7" Trellis35' -4"31' -8"--- 2022 CALIFORNIA RESIDENTIAL CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA GREEN BUILDING CODE2022 CALIFORNIA FIRE CODECARLSBAD MUNICIPAL CODE OWNER:MARK KOOKLANIMMK MANAGEMENT GROUP, PO BOX 1555, LA JOLLA, CA 92038, (858) 431-6401MARKLANI@AOL.COM ARCHITECT:MICHAEL FOXFOXLIN ARCHITECTS392 CAMINO DE ESTRELLASAN CLEMENTE CA 92672(949) 325-3001 TEL(949) 203-3339 FAXINFO@FOXLIN.COM LANDSCAPE ARCHITECT:PAT MURPHY SMP ENVIRON. DESIGNSUITE 20034197 PACIFIC COAST HWY.DANA POINT, CA 92629(949)443.1446INFO@SMPINC.NET STRUCTURAL ENGINEER:KURT FISCHERKURT FISCHER STRUCTRUAL ENGINEERS17547 VENTURA BLVD. SUITE 302ENCINO, CA, 91316TELEPHONE: (818) 874-1445EMAIL: INFO@KFSENG.COM SOILS:RYAN BOHMERGEOSOILS5741 PALMER WAY CARLSBAD, CALIFORNIA 92010(760) 438-3155 CIVIL / SURVEY:MICHAEL BENESH MLB ENGINEERING 404 S. LIVE OAK PARK ROADFALLBROOK, CA 92028760 731-6603 MECHANICAL, ELECTRICAL, AND PLUMBING: ENVIRONMENTAL REPORTS: RINCON180 NORTH ASHWOOD AVE.VENTURA CA, 93003(805) 644-4455 DEVELOPMENT:JOHN ALLENSTREAMLINE DEVELOPMENT GROUPPO BOX 99417 SAN DIEGO, CA 92169 (805) 889-0447JOHN@STREAMLINEDEVEL-OPMENTGROUP.COM THE PROJECT SCOPE INCLUDES 26 UNITS; 6 TOWNHOUSE STYLE WITH SEPARATE PARKING, 20 SINGLE STORY APARTMENTS, WITH SHARED AND PRIVATE GARAGES. MERGE TWO LOTS. SETBACKS FRONT YARD(WITH APPROVAL): INTERIOR SIDE YARD: ADJACENT TO STREET (NO PARKING TOWARDS STREET)REAR YARD: MAX LOT COVERAGE HEIGHT LIMIT 10 FT 5 FT5 FT 10 FT60% 35 FT REQUIRED:1.5 PER 3 BEDROOM @ 18 UNITS 1.5 PER 2 BEDROOM @ 4 UNITONE PER 1 BEDROOM @ 4 UNITS TOTAL COMPACT -45% MAX COVERED / GARAGE NON-COVEREDADA VAN ACCESSIBLE 27 6 437 NONE 49 01 TOTAL PROVIDED:GARAGED (2PER @ 18 UNITS): COVERED:TOTAL:ADA VAN PARKING (INCLUDED IN COUNT): 361349 1 MIN. AND MAX. LIMITS: USE: RESIDENTIALCATAGORY:OVER 20 UNITSIMPACT RATE:6 PER DWELLING UNITIMPACT CALC.:156 = 6 * 26duPEAK WEEKDAY:AM 19 Trips, PM 21 Trips TRASH:WASTE MANAGEMENT WATER DISTRICT: CARLSBAD MUNICIPAL FIRE DISTRICT:6 SEWER DISTRICT:LEUCADIA WASTEWATER DISTRICT SCHOOL DISTRICT: ENCINITAS UNIFIED SCHOOL DISTRICT 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO ND I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/30/202510:32:13 PM 3 DISCRETIONARYREVIEW 03 10 / 3 0 / 2 0 2 5 1 0 : 3 2 : 1 3 P M BNR DEVELOPMENT TITLE G-001RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T G-00 1 / / T I T L E / / I S S U E D : x VICINITY MAP PROJECT DATA GOVERNING CODES PROJECT DIRECTORY SHEET LIST #SHEET NAME REVISION GENERAL G-001 TITLE 3 G-002 ADDITIONAL INFORMATION 3 G-003 BUILDING AREAS 3 G-004 SLOPE ANALYSIS 3 ARCHITECTURAL A-101 SITE PLAN 3 A-102 PARKING DESIGN 3 A-103 COMMUNAL SPACE 3 A-110 FLOOR PLAN TYPE A 3 A-130 FLOOR PLAN TYPE C & D 3 A-150 FLOOR PLAN TYPE E 3 A-160 SITE ROOF PLAN 3 A-201 SITE ELEVATIONS 3 A-202 SITE ELEVATIONS 3 A-211 ELEVATIONS - BUILDING A 3 A-212 ELEVATIONS - BUILDING B 3 A-213 ELEVATIONS - BUILDING C & D 3 A-214 ELEVATIONS - BUILDING E 3 A-301 SECTIONS 3 A-302 SECTIONS 3 A-303 SECTIONS 3 A-304 SECTIONS 3 A-305 CONTEXT SECTIONS 3 A-900 3D RENDERINGS 3 A-901 3D RENDERINGS 3 A-902 MATERIALS BOARD 3 CIVIL 1 of 4 PRELIMINARY GRADING 3 2 of 4 DETAILS AND SECTIONS 3 3 of 4 DETAILS AND SECTIONS 3 4 of 4 SIGHT DISTANCE EXHIBIT 3 LANDSCAPING 1 of 13 TITLE SHEET 3 2 of 13 CONSTRCUTION LAYOUT PLAN 3 3 of 13 CONSTRCUTION LAYOUT PLAN 3 4 of 13 CONSTRCUTION DETAILS 3 5 of 13 CONSTRCUTION SPECIFICATIONS 3 6 of 13 MAINTENANCE RESPONSIBILITY PLAN 3 7 of 13 TREE PLANTING LAYOUT 3 8 of 13 TREE PLANTING LAYOUT 3 9 of 13 SHRUB PLANTING LAYOUT 3 10 of 13 SHRUB PLANTING LAYOUT 3 11 of 13 PLANTING DETAILS 3 12 of 13 PLANTING NOTES 3 13 of 13 IRRIGATION HYDROZONE PLAN 3 VIEJO CASTILLA WAY, CARLSBAD CA 92009 RESORT VIEW APARTMENTS SCOPE OF WORK ZONING INFORMATION PARKING DATA TRAFFIC IMPACT APPLICATIONS SUBMITTED SITE DEVELOPMENT PLAN SERVICES DIRECTORY APN #s: 216-170-1400, 216-170-1500 RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Summary Table Calculation Exhibit 17 Jan. 21, 2026 Item #1 402 of 444 & And<ANGLE@ ATCENTERLINE# NUMBERº DEGREE(E) EXISTING ABV ABOVEAB ANCHOR BOLTACFL ACCESS FLOORACOUS ACOUSTICALACT ACOUSTICAL CEILING TILEAD AREA DRAINADD ADDENDUMADDL ADDITIONALADJ ADJUSTABLEADMIN ADMINISTRATIONAFF ABOVE FINISH FLOORAHU AIR HANDLING UNIT ALT ALTERNATEALUM ALUMINUMAMEND AMENDMENTANUN ANUNCIATORAP ACCESS PANELAPC ARCHITECTURAL PRECAST CONCRETEAPROX APPROXIMATEARCH ARCHITECTURAL/ARCHITECTAUTO AUTOMATICAWT ACOUSTICAL WALL TREATMENT BA BUILDING ACCESSORYBD BOARDBFE BOTTOM FOOTING ELEVATIONBG BUMPER GUARDBIT BITUMINOUSBKT BRACKETBLDG BUILDINGBLKG BLOCKINGBLW BELOWBM BEAMBO BY OWNERBOF BY OWNER FUTUREBOT BOTTOMBR BEDROOMBRG BEARINGBSMT BASEMENTBTWN BETWEENBULL BULLETINBUR BUILT-UP ROOFING C CHANNELC DISP CUP DISPENSERCAB CABINETCANTL CANTILEVERCAP CAPACITYCAT CATEGORYCG CORNER GUARDCH COAT HOOKCJT CONTROL JOINTCI CONSTRUCTION ISSUEDCLG CEILINGCLR CLEARCM CONSTRUCTION MANAGERCO CASED OPENINGCOL COLUMNCOMB COMBINATION/-EDCONC CONCRETECONF CONFERENCECONN CONNECT/-ED/-IONCONST CONSTRUCTIONCONT CONTINUE/OUSCONTR CONTRACT/ORCORR CORRIDORCPT CARPETCT CERAMIC TILECTR CENTERCTSK COUNTERSUNKCUH CABINET UNIT HEATERCW CURTAIN WALLCW COLD WATERCYL CYLINDER D DEPTH OR DEEPDEMO DEMOLITIONDPR DEPRESSIONDEPT DEPARTMENTDET DETAILDF DRINKING FOUNTAINDIA DIAMETERDIAG DIAGONALDIFF DIFFUSERDIM DIMENSIONDISP DISPENSERDIST DISTRIBUTIONDIV DIVISIONDN DOWND.O. DOOR OPENING GA GAUGEGAL GALLONSGALV GALVANIZEDGB GRADE BEAMGC GENERAL CONTRACTORGEN GENERATORGEN GENERALGL GLASSGWA GENERAL WORK AREAGR GRADEGYB GYPSUM BOARDGYPSHTG GYPSUM SHEATHING H HEIGHT/HIGHHB HOSE BIBHD HAND DRYERHDCP HANDICAPHDR HEADERHDW HARDWAREHM HOLLOW METALHORIZ HORIZONTALHPT HIGH POINTHR HANDRAILHT HEIGHTHTR HEATERHVAC HEATING, VENTILATING, AIR CONDITIONINGHW HOT WATERHWD HARDWOOD IC INTERCOMID INSIDE DIAMETERIN INCHINSUL INSULATIONINT INTERIORISO ISOLATION JAN JANITORJB JUNCTION BOXJST JOISTJT JOINT KO KNOCK OUT LAV LAVATORYLB POUNDLBS POUNDS (WIEGHT)LCD LINEAR CEILING DIFFUSERLF LINE FIGUREDLIN LINEARLKR LOCKERLMC LINEAR METAL CEILINGLOC LOCATION OR LOCATELPT LOW POINTLT LIGHTLTG LIGHTINGLVR LOUVERLWC LINEAR WOOD CEILING M MIDDLEMAN MANUALMATL MATERIALMAX MAXIMUMMBD MARKER BOARDMC MEDICINE CABINETMECH MECHANICALMEMB MEMBRANEMEZZ MEZZANINEMFR MANUFACTURERMIN MINIMUMMIR MIRRORMISC MISCELLANEOUSMO MASONRY OPENINGMONO MONOLITHICMTL METALMPC METAL PAN CEILINGMPU MULTI-PURPOSE UNITMTD MOUNTEDMTR MOTORMULL MULLION NA NOT APPLICABLENIC NOT IN CONTRACTNO NUMBERNOM NOMINALNRC NOISE REDUCTION COEFFICIENTNT NOTENTS NOT TO SCALE OC ON CENTEROD OUTSIDE DIAMETEROFF OFFICEOH OVERHEADOP OPERABLE PARTITIONOPER OPERATOROPNG OPENINGOPP OPPOSITEORD OVERFLOW ROOF DRAIN PART PARTITIONPB PUSH BUTTONPC PRECAST CONCRETEPL PROPERTY LINEPLT PLATEPLAM PLASTIC LAMINATEPLBG PLUMBINGPLS PLASTERPLW PLYWOODPNL PANELPR PAIRPRELIM PRELIMINARYPRESS PRESSUREPRIM PRIMARYPROJ PROJECTIONPT PAINTPVC POLYVINYL CHLORIDE QT QUARRY TILE R RISERRA RETURN AIRRAD RADIATIONRB RESILIENT BASERD ROOF DRAINRE RELOCATE EXISTINGREC RECESSEDREF REFERENCEREFR REFRIGERATORREG REGISTERREINF REINFORCE/-ED/-INGREM REMOVEREQD REQUIREDRET RETAININGREV REVERSEREV REVISERF RESILIENT FLOORRH ROOF HATCHRM ROOMRO ROUGH OPENINGRS ROUGH SLAB S SINK/SUPPLY FANSCHED SCHEDULESD SHOWER DRAINSDM SMOKE DAMPERSDISP SOAP DISPENSERSECT SECTIONSECY SECRETARYSF SQUARE FOOTSFG STORE FRONT GLASSSH SHOWERSHD SHOWER HEADSHT SHEETSHTG SHEATHINGSIM SIMILARSL SEALERSLNT SEALANTSLV SLEEVESM SURFACE MOUNTEDSOG SLAB ON GRADESP STANDPIPESPEC SPECIFICATIONSSPR SINGLE PLY ROOFSQ SQUARESQ YD SQUARE YARDSS SERVICE SINKSST STAINLESS STEELST STREETSTI STONE TILESTC SOUND TRANSMISSIONSTD STANDARDSTL STEELSTN STONESTNL STONE LEDGESTOR STORAGESTR STRUCTURALSTS STEEL STRUCTURESUPV SUPERVISORSUSP SUSPENDEDSW STEEL WINDOWSSW SWITCHSWD SOFTWOODSYM SYMMETRICAL T TOPTAN TANGENTTBD TACKBOARDTCAB TOWEL CABINETTDISP TISSUE DISPENSERTDR TRENCH DRAINTEL TELEPHONETEMP TEMPERATURETER TERRAZZOTG TONGUE & GROOVETHRES THRESHOLDTPH TOILET PAPER HOLDERTR TREADTRANSF TRANSFORMERTS TUBE SECTIONTV TELEVISIONTYP TYPICAL U URINALUC UNDERCUTUFD UNDER FLOOR DUCTUG UNDERGROUNDUH UNIT HEATERUNFIN UNFINISHEDUNO UNLESS NOTED OTHERWISEUS UTILITY SHELFUTIL UTILITY VC VALVE CABINETVENT VENTILATIONVERT VERTICALVEST VESTIBULEVTR VENT THROUGH ROOF W WIDE FLANGEW/ WITHW/O WITHOUTWC WATER CLOSETWC WALL COVERINGWD WOODWDW WINDOWWG WALL GUARDWH WALL HYDRANTWHCH WHEELCHAIRWHTR WATER HEATERWPR WATERPROOFWR WASTE RECEPTACLEWS WEATHERSTRIPWSCT WAINSCOTWT WINDOW TREATMENTWT WEIGHTWW WOOD WINDOWWWF WELDED WIRE FABRIC DOU DOUBLEDP DEMOUNTABLE PARTITIONDR DOORDS DOWNSPOUTDW DUMBWAITERDWG DRAWINGDWLS DOWELS EA EACHEC ELECTRIC CABINETEF EXHAUST FANEIFS EXTERIOR INSULATION AND FINISH SYSTEMEJT EXPANSION JOINTEL ELEVATIONELEC ELECTRICALELEV ELEVATOREMERG EMERGENCYENCL ENCLOSUREENTR ENTRANCEEO ELECTRICAL OUTLETEQ EQUALEQUIP EQUIPMENTES END SECTIONEWC ELECTRIC WATER COOLEREXC EXCAVATE/-ED/-ION CL 101.A Window Symbol Instance No. Door Tag 0 0Building Gridlines 1 A A1011 SIM 8'-0" N Section Section No. Sheet No. North Arrow Room No. Instance No. Room No. Detail Callout Exterior Elevation Interior Elevation Ceiling Height Room Label Matchline Revision Cloud 1 Dimension String 1/4"1/2"3/4" Elev No. Sheet No. Detail No. Sheet No.Area Referenced Ceiling Height Floor Level A1011 SIM Detail No. & Sheet No. Revision No. (Cloud aroundRevision optional) (Shaded portion faces side considered) Elev No. Sheet No. A1.1 2 1 Project north True North 1 A101 SIM 1A101 NameElevation Absolute Relative 0"1"1" To Structure To Finish Wall Finish Type Wall Tag 2x4 Wall 2x6 Wall Roof Finish Type Roof Tag Roof Instance Floor Tag A Floor Type Mark Similar or Typical (TYP.) 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:17:03 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 1 7 : 0 3 A M BNR DEVELOPMENT ADDITIONAL INFORMATION G-002RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T G-00 2 / / A D D I T I O N A L I N F O R M A T I O N / / I S S U E D : x ABBREVIATIONSSYMBOLS RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 403 of 444 4511 SF C 4575 SF D 4329 SFE 3084 SF A3086 SF B 251 SF TR AREA 0 - 25% SLOPE .727 acAREA 25% - 40% SLOPE .078 ac50% USABLE .039 acAREA OVER 40%.014 ac DEVELOPABLE AREA .858 acresIN FT 37,375 ft² OPENSPACE OPENSPACE 445 SF A1 450 SFA2425 SF A3 423 SFB1452 SFB2450 SFB3 473 SF AG1 479 SF AG2 441 SF AG3448 SFBG1486 SFBG2485 SFBG3 725 SFDG2 424 SFCG1424 SFCG3424 SFCG5 425 SFCG2 425 SF CG4425 SFCG6 443 SF DG3 443 SFDG1 433 SF DG2 433 SF DG4 443 SFDG5 433 SF DG6 903 SF A1 936 SF A2 991 SF E2 591 SFE1592 SFE3 790 SF A3 783 SF B1 928 SF B2 896 SF B3 1054 SF E4 88 SF E1D 1700 SFD2 1712 SFC2 1734 SFC11744 SFD1 859 SF A1871 SFA2 755 SF A3748 SF B1850 SF B2 846 SFB3 991 SF E6 591 SF E5 592 SF E71054 SF E8 88 SF E5D 1702 SFD4 1718 SFC4 1734 SFC31733 SFD3 247 SFA1D246 SF A2D224 SF A3D 218 SFB1D239 SFB2D243 SFB3D 1702 SFD6 1712 SFC6 1734 SFC51733 SFD5 3526 SF SITE 579 SFSITE BREEZEWAYGYMBREEZEWAY E D C AB TR 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:17:17 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 1 7 : 1 7 A M BNR DEVELOPMENT BUILDING AREAS G-003RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T G-00 3 / / B U I L D I N G A R E A S / / I S S U E D : x 1" = 30'-0"1LOT COVERAGE 2Site - LEVEL 01 3Site - LEVEL 02 AREA SCHEDULE (GROSS) AREA / BUILDING AREA TYPE AREA % of Devleopable Area Exterior Area NA N/A 0 SF 0.0% ROAD A CIRCULATION 0 SF 0.0% ROAD B CIRCULATION 0 SF 0.0% SITE OPEN SPACE 4104 SF 12.2% Exterior Area 4104 SF 12.2% Gross Building Area A BUILDING 3084 SF 9.2% B BUILDING 3086 SF 9.2% C BUILDING 4511 SF 13.4% D BUILDING 4575 SF 13.6% E BUILDING 4329 SF 12.9% TR BUILDING 251 SF 0.7% Gross Building Area 19837 SF 58.9% 4Site - LEVEL 03 5Site - LEVEL 04 UNIT SCHEDULE (DETAIL) UNIT UNITTYPE AREA BEDS BATHS OPENSPACE PARKINGREQ..AFFORDABLE(LOW/MODER.)ADAADAPTABLE A A1 A 2207 SF 3 3 60 SF 1.5 No Yes A2 A 2257 SF 3 3 60 SF 1.5 No No A3 A 1971 SF 3 3 60 SF 1.5 No No 6435 SF 9 9 180 SF B B1 A 1954 SF 3 3 60 SF 1.5 No Yes B2 A 2230 SF 3 3 60 SF 1.5 No No B3 A 2192 SF 3 3 60 SF 1.5 No Yes 6376 SF 9 9 180 SF C C1 C 1734 SF 3 3 180 SF 1.5 No Yes C2 C 1712 SF 3 3 120 SF 1.5 No Yes C3 C 1734 SF 3 3 180 SF 1.5 No Yes C4 C 1718 SF 3 3 120 SF 1.5 No Yes C5 C 1734 SF 3 3 180 SF 1.5 No Yes C6 C 1712 SF 3 3 120 SF 1.5 No Yes 10342 SF 18 18 900 SF D D1 D 1744 SF 3 3 180 SF 1.5 No Yes D2 D 1700 SF 3 3 120 SF 1.5 Yes Yes D3 D 1733 SF 3 3 180 SF 1.5 No Yes D4 D 1702 SF 3 3 120 SF 1.5 No Yes D5 D 1733 SF 3 3 180 SF 1.5 No Yes D6 D 1702 SF 3 3 120 SF 1.5 No Yes 10314 SF 18 18 900 SF E E1 E 591 SF 1 1 0 SF 1 Yes Yes E2 E 991 SF 2 2 0 SF 1.5 No Yes E3 E 592 SF 1 1 0 SF 1 No Yes E4 E 1054 SF 2 2 0 SF 1.5 No Yes E5 E 591 SF 1 1 60 SF 1 No Yes E6 E 991 SF 2 2 60 SF 1.5 No Yes E7 E 592 SF 1 1 60 SF 1 No Yes E8 E 1054 SF 2 2 60 SF 1.5 Yes Yes 6456 SF 12 12 240 SF GRAND TOTAL:57 39923 SF 66 66 2400 SF *NOTE: THE "D" ON THE END OF UNIT NUMBER REPRESENTS A DECK THAT ISN'T PART OF UNIT AREA CALCULATION, BUT IS PART OF EGRESS CALCULATION EGRESS LOAD CALCULATION UNIT UNITTYPE AREA BEDS BATHS OCCUPANCYTYPE OCCUPANTLOAD FACTOR OCCUPANCYLOAD A A1 A 2207 SF 3 3 R3 200 11 A1D A 247 SF 0 0 N/A 0 0 A2 A 2257 SF 3 3 R3 200 11 A2D A 246 SF 0 0 N/A 0 0 A3 A 1971 SF 3 3 R3 200 10 A3D A 224 SF 0 0 N/A 0 0 7152 SF 9 9 32 B B1 A 1954 SF 3 3 R3 200 10 B1D A 218 SF 0 0 N/A 0 0 B2 A 2230 SF 3 3 R3 200 11 B2D A 239 SF 0 0 N/A 0 0 B3 A 2192 SF 3 3 R3 200 11 B3D A 243 SF 0 0 N/A 0 0 7077 SF 9 9 32 C C1 C 1734 SF 3 3 R3 200 9 C2 C 1712 SF 3 3 R3 200 9 C3 C 1734 SF 3 3 R3 200 9 C4 C 1718 SF 3 3 R3 200 9 C5 C 1734 SF 3 3 R3 200 9 C6 C 1712 SF 3 3 R3 200 9 10342 SF 18 18 52 D D1 D 1744 SF 3 3 R3 200 9 D2 D 1700 SF 3 3 R3 200 8 D3 D 1733 SF 3 3 R3 200 9 D4 D 1702 SF 3 3 R3 200 9 D5 D 1733 SF 3 3 R3 200 9 D6 D 1702 SF 3 3 R3 200 9 10314 SF 18 18 52 E E1 E 591 SF 1 1 R3 200 3 E1D F 88 SF 0 0 N/A 0 0 E2 E 991 SF 2 2 R3 200 5 E3 E 592 SF 1 1 R3 200 3 E4 E 1054 SF 2 2 R3 200 5 E5 E 591 SF 1 1 R3 200 3 E5D F 88 SF 0 0 N/A 0 0 E6 E 991 SF 2 2 R3 200 5 E7 E 592 SF 1 1 R3 200 3 E8 E 1054 SF 2 2 R3 200 5 6632 SF 12 12 32 GRAND TOTAL 41517 SF 66 66 200 RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 26 10 37 9 9 4.5 4.5 1" = 30'-0"6LOT COVERAGE OPEN SPACE Jan. 21, 2026 Item #1 404 of 444 RESORT VIEW APARTMENTS LA COSTA GOLF COURSE 177.77' 20 9 . 8 0 ' 20 0 . 8 3 ' 8.99' 177.32' THE AREA OF THE SITE WITH A GRADE OVER 40% SLOPE IS LESS THAN 10,000 SF. PER 21.95.140.B.1(C)THE AMOUNT OF CUT/FILL PER ACRE IS 5,653.25 WHICH IS UNDER THE 7999 CUBIC YD/ACRE ACCEPTABLE LIMIT.THE HIGHEST POINT ON THE SITE IS ALONG A SIDE YARD BETWEEN THE ADJACENT PROPERTIES. WE’RE GRADING EVERYTHING DOWN TO MATCH STREET LEVEL. 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:17:22 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 1 7 : 2 2 A M BNR DEVELOPMENT SLOPE ANALYSIS G-004RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T G-00 4 / / S L O P E A N A L Y S I S / / I S S U E D : 0 3 / 1 8 / 1 9 1" = 30'-0"1SITE SLOPE ANALYSIS RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 405 of 444 DN DN DN DN DN DN DN DN DWDWDWDWDWDW DWDWDWDWDWDW SIGHT DISTAN CE LINE, TY P. SIGHT DISTAN CE LINE, TY P. SIG H T D I S T A N CE L I NE , T Y P. O/6 O/6O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 6 O/ 3 O/ 3 W W W W W W W W W O/*O/*O/* P PP ♦/*♦/*♦/* 4 A-102 - --- 2 A-301 2 A-301 FR O N T S E T B A C K 10 ' - 0 " FR O N T S E T B A C K 10 ' - 0 " 5' - 0" RE A R S E T B A C K 10 ' - 0 " SIDE SETBACK5' - 0" BUILDING C BUILDING D BUILDING A BUILDING E 1A-201 2A-202 2A-201 1A-202 1A-211 3A-211 2A-211 4A-211 3A-213 1A-213 4A-213 2A-213 3 A-102 3A-214 BUILDING B - --- - --- 75 . 3 9 f t 68 . 5 1 f t P.L.P.L.11' - 3" SIDE YARD ENTRY SETBACK 8 UNITSONE LEVEL APARTMENT DWELLINGS. (4) ONE BEDROOMS, (4) TWO BEDROOM.TWO LEVELS OF LIVING OVER ONE LEVEL OF PARKING. TYPE-V CONSTRUCTION. 1A-214 4A-214 2A-214 1 A-302 - --- LA COSTA GOLF COURSE (6) THREE BEDROOM UNITS WITH THREE LEVELS OF LIVING OVER ONE LEVEL OF PARKING. FOUR LEVELS OF TYPE-V CONSTRUCTION (6) THREE BEDROOM UNITS WITH THREE LEVELS OF LIVING OVER ONE LEVEL OF PARKING. COMMUNITY GYM SPACE ON GROUND FLOOR.FOUR LEVELS OF TYPE-V CONSTRUCTION (3) THREE BEDROOM TOWNHOUSES. EACH HAS PARKING AND BEDROOM WITH TWO LEVELS OF LIVING ABOVE. SEPARATE ROOFTOP DECK FOR EACH UNIT. (3) THREE BEDROOM TOWNHOUSES. EACH HAS PARKING AND BEDROOM WITH TWO LEVELS OF LIVING ABOVE. SEPARATE ROOFTOP DECK FOR EACH UNIT. TYPE-V CONSTRUCTION. VIEJO CASTILLA WAY N NOTES:1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-62. TOTAL IMPERVIOUS AREA: 21,576 SF3. FIRE PROTECTION SPRINKLER LEVEL NFPA 13 OR GREATER FOR ALL BUILDINGS4. ALL WINDOWS TO BE RECESSED A MINIMUM OF 3" FROM EXTERIOR SURFACE. (Mininum requirment all windows withing 40' of public right-of-way or common rec spaces shall have enhanced window treatments) 5. ALL OUTDOOR LIGHTS WILL BE FULLY SHIELDED AND DOWNWARD FACING ALONG WITH ENERGY-EFFICIENT FIXTURES INCORPORATING LED LAMPS OR EQUIVALENT ENERGY-EFFICIENT FIXTURES SHALL BE USED.6. ALL WALL-MOUNTED ELEMENTS SHALL BE PAINTED TO MATCH BUILDING.7. SIGN DESIGN SHALL COMPLY WITH THE OBJECTIVE REQUIREMENTS OF CHAPTER 21.41, SIGN. R1 R1 R1 R1R1 BITUMOUS ROOFING WHITE METAL FENCING. MAX 6' TALL. EXISTING - TO BE PAINTED WHITE 2 A-303 1A-212 4A-212 2A-212 3A-212 - --- 1 A-301BUILDING TO NORTH BUILDING TO WEST 2 A-302 2 A-302 3 A-303 1 A-303 5 A-303 SAFTEY GATESAFTEY GATE ADA ACCESS PATH 1 A-304 5 A-304 3 A-304 0° 00' 00" 200.83' S W L L L L L L LL 90 ° 0 0 ' 0 0 " 17 7 . 3 2 ' N W 0° 00' 00"209.80'N E 90 ° 0 0 ' 0 0 " 17 7 . 7 7 ' N E 2° 52' 05"8.99'N E S-12 S-2 S-2 S-2 S-12S-2 S-1 S-1 S-1 S-2 S-11 S-2 S-2 S-12 (E) 8" SEWER MAIN PER DWG 168-10.NOT ON DRAWING. 30' FROM P.L. SEE PRELIMINARY GRADING PLAN FOR FURTHER INFORMTAION 1" WATER SERVICE & METER FIRE SPRINKLER SERVICE BLDG. A THRU E 1" WATER SERVICE & METER 1 A-305 2 A-305 BROW DITCH ON TOP OF LANDSCAPING RETAINING WALL S-12 S-12 4 A-304 ART SCULPTURE WITHIN FRONT YARD SETBACK PER LANDSCAPING. NOT TO EXCEED 42" IN HEIGHT 2' - 6"27' - 6" CL 2' - 2 " 3' - 6 " 3" CL 1' - 1 1 " 3' - 9 " 7' - 6" 7' - 6" 10 ' - 0 " 11' - 3" 24' - 6"2' - 6" FR O N T S E T B A C K 10 ' - 0 " 24' - 0" 24' - 0" 17 ' - 6 " FIRST LEVEL SET BACK FIRST LEVEL SET BACK FIRST LEVEL SET BACK FIRST LEVEL SET BACK FIRE HYDRANT AT THE WEST CORNER OF VIEJO CASTILLA WAY & NORTH NAVARRA DRIVE - 120' FIRE HYDRANT AT THE CORNER OF WEST CORNER OF EAST SIDE VIEJO CASTILLA WAY & SOUTH SOUTH PINNEOS WAY -189' 27' - 0" 3' - 0"24' - 0" CLRE A R S E T B A C K 10 ' - 0 " PEDESTRIAN WALKWAY PEDESTRIAN WALKWAY PE D E S T R I A N W A L K W A Y 6' - 0" S-2 Retaining wall to be painted white Retaining wall to be painted white Retaining wall to be painted white 6 A-102 5 A-102 6' - 1" 3' - 0" 6' - 1" 2' - 5" 6' - 1" 2' - 7" 6' - 1"2' - 2" 6' - 1" 1' - 11" 6' - 1"1' - 8" 4' - 10" 6' - 10" 7' - 2" 5' - 3" 6' - 1"7' - 7" 5' - 4" 6' - 4" 5' - 4" 6' - 4" 5' - 4" 6' - 4" 5' - 4" 6' - 4" 5' - 4 " 6' - 2 " 7' - 3 " EEROS Ladder 6'x6' pad area -dimensions are to center of ladder base (typ.) EEROS Ladder 6'x6' pad area -dimensions are to center of ladder base (typ.)EEROS Ladder pad area -dimensions are to center of ladder base (typ.) 5' - 0" 2' - 6" 2' - 6" 2' - 4" 2' - 4" 2' - 6" 2' - 6" 2' - 6" Walkway to sidewalk Walkway to sidewalk 8 A-102 9 A-102 LVL2 Unit 4 & LVL3 Unit 4 Bedroom 2 EEROS pad LVL2 Unit 4 & LVL3 Unit 4 Bedroom 1 EEROS pad LVL2 Unit 3 & LVL3 Unit 3 Bedroom EEROS pad LVL2 Unit 2 & LVL3 Unit 2 Bedroom EEROS pad LVL2 Unit 1 & LVL3 Unit 1 Bedroom 1 EEROS pad LVL2 Unit 1 & LVL3 Unit 1 Bedroom 2 EEROS pad 5' - 0 " 4' - 0". 4' - 0". 3' - 0" 5' - 8" 3' - 0 " 3' - 0 " 7' - 5" 7' - 1" 7' - 3" 7' - 5" 7' - 1" 5' - 1 " 6' - 4 " 4' - 7 " LVL2 Unit 2 & LVL3 Unit 2 Master Bedroom EEROS pad LVL2 Unit 1 & LVL3 Unit 1 Master Bedroom EEROS pad LVL2 Unit 2 & LVL3 Unit 2 Master Bedroom EEROS pad LVL2 Unit 1 & LVL3 Unit 1 Master Bedroom EEROS pad 5' - 5" 6' - 3" 1. ALL NOTES LABELED NOT IN PERMIT (NIP) ARE NOT PART OF THIS APPLICATION. 2. SOILS EXCAVATION, RECOMPACTION, AND GRADING TO FOLLOW PARAMETERS STATED IN GEOLOGICAL REPORT/UPDATE PREPARED BY GEOSOILS, INC. DATED APRIL 16, 2010.3. ALL NEW GRADED SLOPES SHALL BE NO STEEPER THAN 2H:1V 4. ALL SURFACE WATER MUST DRAIN AWAY FROM BUILDING, A MINIMUM OF 5% WITHIN FIRST 10' HORIZONTAL (2% FOR IMPERVIOUS SURFACES).5. ALL LOOSE FOUNDATION EXCAVATION MATERIAL SHALL BE REMOVED PRIOR TO COMMENCEMENT OF FRAMING. SLOPES DISTURBED BY CONSTRUCTION ACTIVITIES SHALL BE RESTORED.6. ALL RETAINING WALLS SHALL BE PROVIDED WITH A SUBDRAIN SYSTEM TO PREVENT POSSIBLE HYDROSTATIC PRESSURE BEHIND THE WALL. 7. ALL ROOF AND PAD DRAINAGE SHALL BE CONDUCTED TO THE STREET IN AN ACCEPTABLE MANNER. IF WATER SHALL BE DISPERSED ON TO DESCENDING SLOPES, ACQUIRE SPECIFIC APPROVAL FROM THE GRADING SECTION AND THE CONSULTING GEOLOGIST AND/OR SOIL ENGINEER. 8. ALL DECK DRAINAGE SHALL BE COLLECTED AND CONDUCTED TO AN APPROVED LOCATION IN A NON-EROSIVE DEVICE. 9. CONTRACTOR TO REVIEW BOTH PROPOSED SITE DRAINAGE CONDITIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIES OR CONDITIONS THAT DO NOT ALLOW FOR POSITIVE DRAINAGE AWAY FROM BUILDING AND OTHER STRUCTURES. DO NOT COMMENCE SITE DRAINAGE WORK UNTIL ALL DISCREPANCIES AND CONDITIONS HAVE BEEN REVIEWED BY ARCHITECT.10. ALL PIPING SHALL BE 4-INCH DIAMETER, U.O.N. NOTIFY ARCHITECT OF DISCREPANCIES OR UNDERSIZED PIPING SYSTEMS.11. ALL SOLID DRAINAGE PIPING SHALL HAVE A MINIMUM SLOPE OF 2% UNLESS OTHERWISE NOTED.12. 5% DRAINAGE AROUND/AWAY FROM BUILDING FOR A MINIMUM DISTANCE OF 10'. ALTERNATIVELY, SWALES WITH SLOPE OF 2% SHALL BE LOCATED WITHIN 10' OF BUILDING FOUNDATION. 13. ALL EXISTING TREES TO REMAIN, UNLESS OTHERWISE NOTED. PROTECT EXISTING TREES DURING ALL CONSTRUCTION OPERATIONS, AS NEEDED.14. ARCHITECT TO VERIFY ALL DRAIN LOCATIONS PRIOR TO THEIR INSTALLATION.15. A COPY OF THE CONSTRUCTION DOCUMENTS OR A COMPARABLE DOCUMENT INDICATING THE INFORMATION FROM E16. THE PANEL OR SUBPANEL SHALL PROVIDE CAPACITY TO INSTALL A 40-AMPERE MINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE17. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THE OVERCURRENT PROTECTIVE DEVICE SPACE(S) RESERVED FOR FUTURE EV CHARGING AS EV CAPABLE. THE RACEWAY TERMINATION LOCATION SHALL BE PERMANENT AND VISIBLY MARKED EV CAPABLE. PROPERTY LINE SETBACK BUILDING FOOTPRINT EXISTING TREE HOSE BIB SITE LEGEND METAL FENCE WOOD FENCE LANDSCAPING WALL LOCATION OF UTILITY STUB-OUTS AND CLEAN-OUTS PROPOSED UTILITIES SITE NOTES *HEIGHT HB 1i WALL TAG TYPE HEIGHT *HEIGHT S-2 DECORATIVE MASONRY PAVING SITE LANDSCAPING FINISH LEGEND S-12 NATURAL GREY CONCRETE PAVING S-22 GARAGE DRIVEWAY AND APRON. DECORATIVE PAVERS S-1 PRODUCTION CONCRETE S-11 ARCHITECTURAL TURF 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:17:44 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 1 7 : 4 4 A M BNR DEVELOPMENT SITE PLAN A-101RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-10 1 / / S I T E P L A N / / I S S U E D : x 1" = 10'-0"1SITE PLAN RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 406 of 444 UP SIG H T D I S T ANC E L I N E , TY P . SIG H T D I S T ANC E L I N E , TY P . SIGHT DIST ANCE LINE, TYP. EXISTING TOPOGRAPHY A-3033 4 A-102 4 A-102 3 A-102 3 A-102 20 9 ' - 9 1 / 2 " VI E J O C A S T I L L A TO G O L F C O U R S E ADJACENT PROPERTY BUILDING 1 23 4 789 10 1211 6ADA - VAN 5 ENTRY LOBBY STREET ENTRY COURTYARD AMENITIES 132 SF MECHANICAL ROOM 484745 46444337 38 4039 41 42 8' - 6"8' - 6"8' - 6"8' - 0"8' - 6"10' - 0"8' - 6"8' - 6"8' - 6"8' - 6"10' - 0" 20 ' - 0 " TRASH TRASH 49 13' - 0" 8' - 8 " Walls - Wood/stucco (exterior finish to match building E)Ceiling - wood/stuccoCeiling 10' high Trash enclosure to serve building EWalls - CMU/Wood/stucco (exterior finish to match building D)Ceiling - wood/stuccoCeiling 10' highTrash enclosure to serve building C & D 24 ' - 0 " 24 ' - 0 " Bike rack(8 slots min.) Transformer & enclosure ADA raised dome pads EV EV EVEVEV EV FEV Buildings A and B to have self contained trash bins in garages FEV FEV FEV FEV FEV FEV FEV FEV FEV FEV FEVFEVFEVFEVFEVFEVFEV 11' - 0" U.S. mail boxes & Amazon delivery boxes ELEV.EQUIP.ELEV. RESTROOM ELEV.MANAGEROFFICE UTILITIESROOM Red stripe to be painted on each side of drive aisle with "NO PARKING" stenciled within Red stripe to be painted on each side of drive aisle with "NO PARKING" stenciled within 17 ' - 0 " Buildings A and B garage doors to recessed into wall min. of 4" (typ.) 6' - 0 " 6 solid panel system long-term parking area Concrete pad with drain 6 A-102 5 A-102 9' - 5" 5' - 0". 4' - 0" Transformer & enclosure ADA raised dome pads ADA raised dome pads ADA raised dome pads 12' - 0" 12' - 0" ENHANCED PAVING TREATMENT ENHANCED PAVING TREATMENT 8' - 6"8' - 6"8' - 6" 20 ' - 0 " 56' - 3"47 ' - 8 " 17' - 6" 4' - 0 " 8 A-102 9 A-102 EV Edge of roof above 14' - 0" 6' - 7" 10' - 11" 16 ' - 7 " 28 ' - 0 " 32' - 1" 29' - 8" 31' - 1" 24 ' - 6 " 27 ' - 0 " 6' - 10" Pirineos Way PEDESTRIAN ACCESS PEDESTRIAN ACCESS BIKE/PEDESTRIAN ACCESS PEDESTRIAN ACCESS BIKE/PEDESTRIAN ACCESS EXISTING DRIVE EXISTING SIDEWALK 4' - 0 " CEV CEV CEV CEV CEV CEV CEV CEV CEV CEVCEV FEV CEV D1 FF76' -0" PROPOSED DRIVEWAY EXISTING TOPOGRAPHY C1 FF75' -1 3/4" EV INSTALLED CHARGING STATION EV READY CHARGING STATION J-BOX EV FUTURE CAPABLE CHARGING STATION J-BOX FEV EV EV CHARGING STATION KEY CEV 10 ' - 0 " TRASH ENCLOSURE(Fully enclosed) Box head for 8' high role up door framed roof -roofing to match building D stucco finish to match building D Concrete slab TRASH ENCLOSURE(Fully enclosed) 8' high role up door Floor framing of second level building E stucco finish to match building E Concrete slab 10 ' - 3 " clear 3' - 0" clear 3' - 0" clear 3' - 0" clear 3' - 0" Grade Main level Level 2 Level 3 Bottom of egress window Bottom of egress window Face of structure rescue ladder -70 to 76 degrees 6' x 6' clear space centered at base of ladder (typ.) removable roof panel door -paint to match building transformer pad Grade Stucco -paint to match building 8' - 5" 8' - 9 " removable roof panel door -paint to match building transformer pad Grade Stucco -paint to match building 8' - 5" 8' - 9 " 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:18:29 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 1 8 : 2 9 A M BNR DEVELOPMENT PARKING DESIGN A-102RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-10 2 / / P A R K I N G D E S I G N / / I S S U E D : x PARKING SCHEDULE TYPE COUNT DESCRIPTION GARAGE 36 COVERED - ADA 1 COVERED 12 PARKING TOTAL 49 1/16" = 1'-0"3DRIVEWAY SECTION - NORTH 1/16" = 1'-0"1PARKING PLAN 1/16" = 1'-0"4DRIVEWAY SECTION - SOUTH RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 EV parking Calculation1/4" = 1'-0"5TRASH ENCLOSURE A 1/4" = 1'-0"6TRASH ENCLOSURE B NOTE:All parking spaces are assigned. Townhomes garage parking spaces go with each of these units. 1/8" = 1'-0"7EEROS Ladder Diagram 1/4" = 1'-0"8Transformer A Elevation1/4" = 1'-0"9Transformer B Elevation Jan. 21, 2026 Item #1 407 of 444 DN DN DN UP DN DN DN DNDNDNDN UP UP UP UP SIG H T D I S T ANC E LI N E , TY P . SIG H T D I S T ANC E LI N E , TY P . SIGHT DIST ANCE LINE, TYP. SIGHT DIST ANCE LINE, TYP. 81.00 ft AMENITIES ELEV.EQUIP. RESTROOM /1 A-103 78.03 ft7.2%7.9% /1 A-103 /2 A-103 SPLIT LEVEL ENTRY 81.00 ft ENTRY LOBBY AMENITIES ELEV.EQUIP.ELEV. RESTROOM ELEV.MANAGEROFFICE TOTAL COMMUNAL SPACE: 4677 SF 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:24:22 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 2 4 : 2 2 A M BNR DEVELOPMENT COMMUNAL SPACE A-103RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-10 3 / / C O M M U N A L S P A C E / / I S S U E D : x 1/8" = 1'-0"1COMMUNAL SPACE FLOOR PLAN 1/8 - Dependent 1 1/8" = 1'-0"2COMMUNAL SPACE FLOOR PLAN 1/8 - Dependent 2 RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 1/16" = 1'-0"3COMMUNAL SPACE FLOOR PLAN 1/8 - Dependent 3 Copy 1 Jan. 21, 2026 Item #1 408 of 444 DNUP UP DN DN UP DNDN DN DNDN DN UP UP UP DRDRDR DR DR DR 445 SFA1 450 SF A2425 SFA3 423 SFB1452 SFB2450 SFB3 473 SF AG1 479 SF AG2 441 SF AG3448 SF BG1 486 SF BG2 485 SF BG3 ADA ACCESS FOR UNIT A1 P. L . 163 SF BED 03 156 SF BED 03 152 SF BED 03 64 SF BATH 64 SF BATH 55 SF BATH 106 SF CIRCULATION 85 SF CIRCULATION 160 SF CIRCULATION 30 SF CLOSET 30 SF CLOSET 33 SF LAUNDRY 32 SF LAUNDRY 430 SF GARAGE 463 SF GARAGE 461 SF GARAGE20 ' - 0 " 21' - 6"23' - 1"23' - 0" Walkway to sidewalk Walkway to sidewalk P. L . 4 687 SF LIVING 152 SF KITCHEN 131 SF KITCHEN 38 SF POWDER 42 SF POWDER 695 SF LIVING 597 SF LIVING 112 SF KITCHEN 39 SF DECK 42 SF DECK 35 SF DECK JULIET BALCONY 3' - 0 " 12' - 10"14' - 4"14' - 4" 24" deep awning cover above door Walkway to sidewalk Walkway to sidewalk 130 SF BED 02 143 SF BED 02 138 SF BED 02 271 SF MASTER BEDROOM 271 SF MASTER BEDROOM 229 SF MASTER BEDROOM MASTER BATHMASTER BATHMASTER BATH BATHBATHBATH CLOSETCLOSETCLOSET MASTER CLOSET MASTER CLOSET MASTER CLOSET 176 SF CIRCULATION 178 SF CIRCULATION 171 SF CIRCULATION Not Enclosed ROOF DECK Not Enclosed ROOF DECK Not Enclosed ROOF DECK SHARED ROOF(SOLAR) 21' - 6" 12 ' - 1 " 23' - 1"23' - 0" 24" deep awning cover above door (typ.) 903 SFA1 936 SFA2 790 SFA3783 SFB1 928 SFB2 896 SFB3 859 SF A1871 SF A2 755 SF A3748 SFB1850 SF B2 846 SF B3 247 SF A1D246 SFA2D224 SFA3D 218 SF B1D 239 SF B2D 243 SF B3D 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:24:41 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 2 4 : 4 1 A M BNR DEVELOPMENT FLOOR PLAN TYPE A A-110RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-11 0 / / F L O O R P L A N T Y P E A / / I S S U E D : x 5LEVEL 01 1/8" = 1'-0"1EAST SIDE VARIATION LEVEL 01 1/8" = 1'-0"2EAST SIDE VARIATION LEVEL 02 1/8" = 1'-0"3EAST SIDE VARIATION LEVEL 03 1/8" = 1'-0"4PLANNING A4 6LEVEL 02 7LEVEL 03 8LEVEL 04 RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 409 of 444 DW DW DW DW DW DW DW DW 1700 SF D2 1712 SF C2 1734 SF C11744 SFD1 146 SF LIVING 200 SF DINING 134 SF KITCHEN 161 SF BED 03 108 SF BED 02 200 SF MASTER BEDROOM 40 SF CLOSET 46 SF MASTERCLOSET 87 SF MASTERBATH 38 SF BATH 57 SF BATH 30 SF LAUNDRY 212 SF CIRCULATION 238 SF LIVING 114 SF CIRCULATION 60 SF DECK 37 SF CLOSET 159 SF BED 03 53 SF BATH 93 SF MASTER BATH 28 SF LAUNDRY 200 SF MASTER BEDROOM 36 SF BATH 104 SF BED 02 34 SF CLOSET 58 SF CLOSET 148 SF KITCHEN 38 SF CLOSET 223 SF DINING 9 SF WH 9 SF WH 22 SF MECH. 25 SF MECH. 38 SF DECK 31 SF DECK 28 SF DECK 28 SF DECK 60 SF DECK 6' - 8" 9' - 4 " 27 ' - 1 1 " 26' - 3" 6' - 0" 14' - 2" 11 ' - 3 " 8' - 3 " 6' - 0" 9' - 10" 10 ' - 8 " 5' - 6 " 6' - 3"7' - 2" 8' - 4 " 3' - 5" 11 ' - 5 " 16' - 2" 12 ' - 4 " 3' - 5" 8' - 2 " 8' - 5 " 7' - 0" 4' - 10" 11' - 3" 8' - 6 " 6' - 8" 9' - 0 " 8' - 0 " 3' - 9" 6' - 9 " 3' - 9" 180 SF DINING278 SF LIVING 133 SF KITCHEN 161 SF BED 02 9 SF WH 38 SF CLOSET 22 SF MECH. 25 SF MECH. 9 SF WH 29 SF DECK 101 SF CIRCULATION 57 SF BATH 38 SF BATH 108 SF BED 03 200 SF MASTER BEDROOM 40 SF CLOSET 49 SF CLOSET 30 SF LAUNDRY 87 SF MASTER BATH 21 SF DECK 21 SF DECK 60 SF DECK 60 SF DECK 233 SF LIVING 143 SF DINING 136 SF KITCHEN 37 SF CLOSET 159 SF BED 03 53 SF BATH 65 SF MASTER BATH 28 SF LAUNDRY 114 SF CIRCULATION 36 SF BATH 104 SF BED 02 34 SF CLOSET 200 SF MASTER BEDROOM 57 SF CLOSET 28 SF DECK 8' - 4 " 3' - 9" 3' - 9" 8' - 2 " 3' - 9" 6' - 9 " 8' - 0 " 3' - 5" 9' - 0 " 6' - 8" 9' - 4 " 6' - 8" 236 SF DINING 233 SF LIVING 131 SF KITCHEN 159 SF BED 01 210 SF MASTER BEDROOM 93 SF MASTER BATH 53 SF ADA BATH 115 SF BED 02 36 SF BATH 28 SF LAUNDRY 132 SF KITCHEN 242 SF DINING 163 SF BED 01 115 SF BED 02 208 SF MASTER BEDROOM 87 SF MASTER BATH 58 SF ADA BATH 31 SF LAUNDRY 36 SF BATH 73 SF CLOSET 86 SF CIRCULATION 60 SF DECK 60 SF DECK 38 SF DECK 31 SF DECK 87 SF CIRCULATION 188 SF LIVING 23 SF MECH. 9 SF WH 37 SF CLOSET 24 SF CLOSET 9 SF WH 38 SF CLOSET 24 SF MECH. 24 SF CLOSET 69 SF CLOSET 24 SF DECK 31 SF DECK 8' - 6 " 3' - 6" 6' - 5 " 3' - 9" 8' - 4 " 3' - 9" 9' - 4 " 6' - 5" 6' - 8" 9' - 4 " 188 SF LIVING 37 SF CLOSET 135 SF KITCHEN 60 SF DECK163 SF BED 03 86 SF CIRCULATION 58 SF BATH 87 SF MASTER BATH 31 SF LAUNDRY 208 SF MASTER BEDROOM 115 SF BED 02 36 SF BATH 210 SF MASTER BEDROOM 115 SF BED 02 36 SF BATH 28 SF LAUNDRY 93 SF MASTER BATH 53 SF BATH 159 SF BED 03 235 SF LIVING 239 SF DINING 132 SF KITCHEN 60 SF DECK 86 SF CIRCULATION 244 SF DINING 9 SF WH 23 SF MECH. 73 SF CLOSET 24 SF CLOSET 9 SF WH 38 SF CLOSET 24 SF MECH. 24 SF CLOSET 69 SF CLOSET 6' - 5" 9' - 4 " 9' - 4 " 6' - 8" 27 ' - 9 " 26' - 3" 14' - 8"6' - 0" 8' - 5 " 14' - 2" 11 ' - 3 " 6' - 0" 6' - 0 " 12' - 5" 11 ' - 3 " 5' - 6"10' - 6" 8' - 1 0 " 12 ' - 1 0 " 16' - 4" 11' - 3" 8' - 5 " 7' - 1" 4' - 10" 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:24:49 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 2 4 : 4 9 A M BNR DEVELOPMENT FLOOR PLAN TYPE C & D A-130RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-13 0 / / F L O O R P L A N T Y P E C & D / / I S S U E D : x 1/8" = 1'-0"3BUILDING C LEVEL 03 & 041/8" = 1'-0"2BUILDING C LEVEL 02 RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 1/8" = 1'-0"4BUILDING D LEVEL 02 1/8" = 1'-0"5BUILDING D LEVEL 03 & 04 Jan. 21, 2026 Item #1 410 of 444 DN UP DN UP /1 A-150 264 SF LIVING 63 SF BATH 406 SF LIVING 43 SF BATH 32 SF CLOSET 146 SF BEDROOM 125 SF BEDROOM 71 SF ADA BATH 84 SF DECK 165 SF BEDROOM 11 ' - 1 0 " 11' - 1"16' - 10" 80 SF KITCHEN 85 SF KITCHEN 1 3' - 5" 26' - 8" HALL 991 SFE2 591 SF E1 88 SFE1D 5' - 0 " 12 ' - 2 " 11 ' - 1 0 " /2 A-150 10' - 7" 162 SF BEDROOM 266 SF LIVING 152 SF BEDROOM 434 SF LIVING 64 SF BATH 98 SF KITCHEN 29 SF CLOSET 63 SF BATH 19 SF LAUNDRY 164 SF BEDROOM 43 SF BATH 11' - 1" 8' - 0 " 12 ' - 6 " 14 ' - 1 " 7' - 6 " 11' - 0"10' - 7" 11 ' - 1 0 " 80 SF KITCHEN HALL 26' - 9" 1 0' - 1 " 592 SF E31054 SFE4 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:25:51 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 2 5 : 5 1 A M BNR DEVELOPMENT FLOOR PLAN TYPE E A-150RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-15 0 / / F L O O R P L A N T Y P E E / / I S S U E D : x 1/4" = 1'-0"2UNITS TYPE D 1/4" = 1'-0"1UNITS TYPE E RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 411 of 444 DR DR DR DR DR DR DR DR DR DR DR DR DR DR DR DR DR DR DR DR DR DR DR DR DR DR DRDR DRDRDRDR DR DR SIGHT DISTAN CE LINE, TY P. SIGHT DISTAN CE LINE, TY P. SIG H T D I S T A N CE L I NE , T Y P. SIG H T D I S T A N CE L I NE , T Y P. BUILDING C BUILDING D BUILDING A BUILDING E BUILDING B R1 R1 R1 R1 R1 R1 R1 R1 R1 R1 R1 R1 R1 R1 ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 N MECHANICAL EQUIPMENT 1/4" : 12" SLOPE 1/4" / 12"1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/4" / 12" 1/4" / 12" 1/4" / 12" 1/4" / 12" 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/4" / 12" 1/4" / 12" 1/4" / 12" 1/ 4 " / 1 2 " 1/4" / 12" 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/4" / 12" 1/4" / 12" 1/ 4 " / 1 2 " 1/4" / 12" 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " [No Slope]1/2" / 12" 1 1/4" / 12" [No Slope] 1/2" / 12" [No Slope] 1 1/4" / 12" 1/2" / 12" 1 1/4" / 12" Trellis (typ.) 1/4" / 12" 1/4" / 12" 1/ 4 " / 1 2 " 1/4" / 12" 1 1/8" / 12" 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/4" / 12" 1/4" / 12" 1/ 4 " / 1 2 " 1/4" / 12" 1/ 4 " / 1 2 " 5/ 1 6 " / 1 2 " 1/2" / 12" 1/2" / 12" 1 1/4" / 12" Trellis (typ.) [No Slope] [No Slope] 3/8" / 12" 5/1 6 " / 1 2" PV area PV area PV area PV area 1 1/4" / 12" 1 1/4" / 12" 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/4" / 12" typ. typ. typ. typ. typ. 1/4" / 12"Roof drains to connect to civil's underground storm drainage system Roof drains to connect to civil's underground storm drainage system Roof drains to connect to civil's underground storm drainage system Roof drains to connect to civil's underground storm drainage system Roof drains to connect to civil's underground storm drainage system 1/4" / 12" 1/4" / 12"1/4" / 12" 1/4" / 12"1/4" / 12" 1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12" 1/4" / 12"1/4" / 12" 1/4" / 12"1/4" / 12" 1/4" / 12"1/4" / 12" 1/4" / 12"1/4" / 12" 1/4" / 12"1/4" / 12" 1/4" / 12" 1/4" / 12" 1/4" / 12" 1/4" / 12" 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12" 1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12" 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/4" / 12" 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/4" / 12" 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1/ 4 " / 1 2 " 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:26:08 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 2 6 : 0 8 A M BNR DEVELOPMENT SITE ROOF PLAN A-160RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-16 0 / / S I T E R O O F P L A N / / I S S U E D : 0 3 / 1 8 / 1 9 1" = 10'-0"1SITE ROOF PLAN RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 412 of 444 E1 FF69' -9 3/4" A1 FF75' -7 1/2" BUILDING A - EAST BUILDING C - EAST BUILDING E - EAST C1 FF75' -1 3/4" C0 FF69' -7 1/4" A1+ 34.45 ft A1+ 31.58 ft E1+ 36.95 ft S1 A2 A4 A1 A1+ 38.64 ft EXISTING GRADE A2 G A1 S1 BASE 9' - 2"2' - 2"29' - 0" E1+ 35.19 ft Mechanical Screen wall Mechanical Screen wall Mechanical Screen wallMechanical Screen wall 9' - 0"12' - 9"9' - 6"6' - 4"9' - 6"11' - 3"10' - 6"3' - 0" C0+ 50.40 ft C0+ 48.46 ft C0+ 51.73 ftC1+ 44.86 ft C1+ 42.92 ft A1 A3 A4 S1 A4 A4 S2 G E1 FF69' -9 3/4" D1 FF76' -0" BUILDING B - WESTBUILDING D - WESTBUILDING E - WEST B286' -0" B1 FF77' -0 1/4" B1+ 33.06 ft E1+ 36.95 ft D0 FF69' -10" A4 A1 EF1 A2 EF1 EXISTING GRADE A3 A2 A2 B2+ 29.27 ft B2+ 28.33 ft 28' - 0" 2' - 6"26' - 10"4' - 4"9' - 2" E1+ -0.67 ft E1+ 35.19 ft Mechanical Screen wall Mechanical Screen wallMechanical Screen wall Mechanical Screen wall 3' - 0"10' - 5"11' - 4"8' - 5"8' - 0"10' - 1"11' - 6"9' - 0"3' - 0" D0+ 48.22 ft D0+ 50.16 ft D1+ 45.91 ft D1+ 44.00 ft D1+ 42.06 ft A1 A1 A1 A2 W1 A1 A1 A1 STUCCO -SMOOTH FINISH, WHITE A3 STUCCO -SMOOTH FINISH, ACCENT COLOR G GLASS / GLASS RAILING M1 METAL 01 -ANODIZED / PAINTED W1 WOOD FINISH 01 EXTERIOR FINISH LEGEND | A-902 AL1 ALUMINUM -PAINTED A2 STUCCO -SMOOTH FINISH, GRAY EF1 EXTERIOR FINISH 01 D1 DOOR FINISH -TBD S1 STONE, WHITE RECTANGULAR E D B A4 STUCCO -SMOOTH FINISH, ACCENT COLOR C F G S2 STONE, TYPE 2 J BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:34:07 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 3 4 : 0 7 A M BNR DEVELOPMENT SITE ELEVATIONS A-201RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-20 1 / / S I T E E L E V A T I O N S / / I S S U E D : x 1/8" = 1'-0"1SITE ELEVATION EAST (VIEJO CASTILLA FRONTAGE) 1/8" = 1'-0"2SITE ELEVATION WEST (REAR) RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 NOTES: PARAPETS SHALL HAVE CONTINUOUS BANDS Jan. 21, 2026 Item #1 413 of 444 E1 FF69' -9 3/4" BUILDING C BEYOND BUILDING D BEYOND E1+ 36.95 ft A1 A2 G A4 A2 A1 A3 A1 A4 M1 EXISTING GRADE E1+ 35.19 ft 29' - 8"18' - 9"25' - 0"9' - 10"10' - 7"29' - 5"18' - 9"15' - 8" Mechanical Screen wallMechanical Screen wall A1 FF75' -7 1/2" B286' -0" BUILDING E BEYOND BUILDING C BEYONDBUILDING D BEYOND B1+ 33.15 ft A1+ 33.87 ft G A1 A2 A1 A1 A2 D1 M1 A1+ 38.64 ft EXISTING GRADE RAILING & LANDSCAPING WALL B2+ 29.27 ft B2+ 24.17 ft A1+ 33.87 ft 9' - 4"14' - 4"9' - 4"14' - 4"9' - 4"13' - 6"13' - 6"9' - 4"14' - 4"9' - 4"14' - 4"9' - 4" 24" deep awning cover above door (typ.) 24" deep awning cover above door (typ.) A1 STUCCO -SMOOTH FINISH, WHITE A3 STUCCO -SMOOTH FINISH, ACCENT COLOR G GLASS / GLASS RAILING M1 METAL 01 -ANODIZED / PAINTED W1 WOOD FINISH 01 EXTERIOR FINISH LEGEND | A-902 AL1 ALUMINUM -PAINTED A2 STUCCO -SMOOTH FINISH, GRAY EF1 EXTERIOR FINISH 01 D1 DOOR FINISH -TBD S1 STONE, WHITE RECTANGULAR E D B A4 STUCCO -SMOOTH FINISH, ACCENT COLOR C F G S2 STONE, TYPE 2 J BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:37:12 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 3 7 : 1 2 A M BNR DEVELOPMENT SITE ELEVATIONS A-202RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-20 2 / / S I T E E L E V A T I O N S / / I S S U E D : x 1/8" = 1'-0"2SITE ELEVATION NORTH 1/8" = 1'-0"1SITE ELEVATION SOUTH (GOLF COURSE FRONTAGE) RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 414 of 444 A1 A2 A1 S1 A1 FF75' -7 1/2" A285' -0" A396' -0" A4106' -0" A1+ 31.58 ft A3 A1+ 38.64 ft A2 EXISTING GRADE G Mechanical Screen wall AL1 G S1 A1 A1 FF75' -7 1/2" A285' -0" A396' -0" A4106' -0" A1+ 33.87 ft EXISTING GRADE A3 G A1 A1 A1 FF75' -7 1/2" A285' -0" A396' -0" A4106' -0" A2 A1+ 38.64 ft EXISTING GRADEA2 G A1 FF75' -7 1/2" A285' -0" A396' -0" A4106' -0" A1+ 20.37 ft A1+ 34.45 ft EXISTING GRADE A1+ 38.64 ft A1 STUCCO -SMOOTH FINISH, WHITE A3 STUCCO -SMOOTH FINISH, ACCENT COLOR G GLASS / GLASS RAILING M1 METAL 01 -ANODIZED / PAINTED W1 WOOD FINISH 01 EXTERIOR FINISH LEGEND | A-902 AL1 ALUMINUM -PAINTED A2 STUCCO -SMOOTH FINISH, GRAY EF1 EXTERIOR FINISH 01 D1 DOOR FINISH -TBD S1 STONE, WHITE RECTANGULAR E D B A4 STUCCO -SMOOTH FINISH, ACCENT COLOR C F G S2 STONE, TYPE 2 J BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E ELEVATION NOTES 1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:41:32 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 4 1 : 3 2 A M BNR DEVELOPMENT ELEVATIONS - BUILDING A A-211RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-21 1 / / E L E V A T I O N S - BU I L D I N G A / / I S S U E D : x 1/8" = 1'-0"4BUILDING A EAST 1/8" = 1'-0"2BUILDING A NORTH 1/8" = 1'-0"1BUILDING A SOUTH1/8" = 1'-0"3BUILDING A WEST RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 415 of 444 A1 STUCCO -SMOOTH FINISH, WHITE A3 STUCCO -SMOOTH FINISH, ACCENT COLOR G GLASS / GLASS RAILING M1 METAL 01 -ANODIZED / PAINTED W1 WOOD FINISH 01 EXTERIOR FINISH LEGEND | A-902 AL1 ALUMINUM -PAINTED A2 STUCCO -SMOOTH FINISH, GRAY EF1 EXTERIOR FINISH 01 D1 DOOR FINISH -TBD S1 STONE, WHITE RECTANGULAR E D B A4 STUCCO -SMOOTH FINISH, ACCENT COLOR C F G S2 STONE, TYPE 2 J B286' -0" B396' -8" B4106' -8" B1 FF77' -0 1/4" B2+ 29.27 ft B2+ 24.17 ft 27 ' - 4 " G A1 A2 EXISTING GRADE B286' -0" B396' -8" B4106' -8" B1 FF77' -0 1/4" A4 A1 A3A2 A2 B1+ 33.69 ft B2+ 29.27 ft EXISTING GRADE B286' -0" B396' -8" B4106' -8" B1 FF77' -0 1/4" B1+ 33.69 ft B2+ 24.71 ft A2 A2 A3 A2 25 ' - 9 " 27 ' - 1 0 " EXISTING GRADE A1 A2 Mechanical Screen wall B286' -0" B396' -8" B4106' -8" B1 FF77' -0 1/4" B1+ 33.69 ft B1+ 30.83 ft B2+ 24.71 ft A3 A1 29 ' - 9 " EXISTING GRADE BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E ELEVATION NOTES 1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:43:37 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 4 3 : 3 7 A M BNR DEVELOPMENT ELEVATIONS - BUILDING B A-212RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-21 2 / / E L E V A T I O N S - BU I L D I N G B / / I S S U E D : 0 3 / 1 2 / 1 9 1/8" = 1'-0"1B SOUTH 1/8" = 1'-0"2B NORTH 1/8" = 1'-0"3B WEST 1/8" = 1'-0"4B EAST RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 416 of 444 C1 FF75' -1 3/4" C286' -0" C396' -0 1/4" C4106' -0 1/2" C5116' -0 3/4" C0 FF69' -7 1/4" EXISTING GRADE Mechanical Screen wall Mechanical Screen wall S1 A4 A3 A4 A1 A4 S2 G C0+ 48.46 ft C0+ 51.58 ftC1+ 44.86 ft C1 FF75' -1 3/4" C286' -0" C396' -0 1/4" C4106' -0 1/2" C5116' -0 3/4" C0 FF69' -7 1/4" EXISTING GRADE Mechanical Screen wall Mechanical Screen wallC0+ 50.40 ft C0+ 51.64 ft C0+ 48.46 ft C1+ 50.40 ft C1+ 48.46 ft W1 A3 G A1 A1 A1 A1 A2 C1 FF75' -1 3/4" C286' -0" C396' -0 1/4" C4106' -0 1/2" C5116' -0 3/4" C0 FF69' -7 1/4" EXISTING GRADE Mechanical Screen wall C0+ 50.40 ft C0+ 51.74 ft C0+ 48.46 ft A1 A2 A3 A1 A4 C1 FF75' -1 3/4" C286' -0" C396' -0 1/4" C4106' -0 1/2" C5116' -0 3/4" EXISTING GRADE Mechanical Screen wall C1+ 46.20 ft C1+ 42.92 ft C1+ 44.86 ft C1+ 42.92 ft S1S2 A2 A3 A2 A1A2 A1 W1 A4 A4 A1 A1 STUCCO -SMOOTH FINISH, WHITE A3 STUCCO -SMOOTH FINISH, ACCENT COLOR G GLASS / GLASS RAILING M1 METAL 01 -ANODIZED / PAINTED W1 WOOD FINISH 01 EXTERIOR FINISH LEGEND | A-902 AL1 ALUMINUM -PAINTED A2 STUCCO -SMOOTH FINISH, GRAY EF1 EXTERIOR FINISH 01 D1 DOOR FINISH -TBD S1 STONE, WHITE RECTANGULAR E D B A4 STUCCO -SMOOTH FINISH, ACCENT COLOR C F G S2 STONE, TYPE 2 J BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E ELEVATION NOTES 1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:48:41 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 4 8 : 4 1 A M BNR DEVELOPMENT ELEVATIONS - BUILDING C & D A-213RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-21 3 / / E L E V A T I O N S - BU I L D I N G C & D / / I S S U E D : x 1/8" = 1'-0"3BUILDING C EAST 1/8" = 1'-0"4BUILDING C WEST 1/8" = 1'-0"2BUILDING C NORTH 1/8" = 1'-0"1BUILDING C SOUTH RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 417 of 444 E1 FF69' -9 3/4" E391' -0" E4100' -0" E281' -0" E1+ 36.95 ft EXISTING GRADE E1+ 32.12 ft E1+ -0.67 ft E1+ 35.19 ft Mechanical Screen wall E1 FF69' -9 3/4" E391' -0" E4100' -0" E281' -0" E1+ 36.95 ft A2 A1 A2 A2 EXISTING GRADE A4G E1+ 32.12 ft E1+ 35.19 ft Mechanical Screen wall Mechanical Screen wall E1 FF69' -9 3/4" E391' -0" E4100' -0" E281' -0" E1+ 36.95 ftA2A1 A4 M1 A1 A2 EXISTING GRADE A2 A3 E1+ 32.22 ft E1+ 35.19 ftMechanical Screen wall Mechanical Screen wall E1 FF69' -9 3/4" E391' -0" E4100' -0" E281' -0" A4 A1 S1 M1 E1+ 36.95 ft EXISTING GRADE Mechanical Screen wall BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:51:13 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 5 1 : 1 3 A M BNR DEVELOPMENT ELEVATIONS - BUILDING E A-214RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-21 4 / / E L E V A T I O N S - BU I L D I N G E / / I S S U E D : x 1/8" = 1'-0"3BUILDING E WEST 1/8" = 1'-0"1BUILDING E SOUTH 1/8" = 1'-0"2BUILDING E NORTH1/8" = 1'-0"4BUILDING E EAST RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 418 of 444 E1 FF69' -9 3/4" D1 FF76' -0" B286' -0" B1 FF77' -0 1/4" D0 FF69' -10" EXISTING TOPOGRAPHY P. L . P. L . 22 ' - 2 " T O E G EXISTING GRADE (M A X H E I G H T T O T O P O F T R E L L I S ) 31 ' - 8 " T O F G (M A X . M E C H A N I C A L S C R E E N I N G ) 36 ' - 9 " T O E G 32 ' - 2 " T O F G (M A X P A R A P E T H E I G H T ) 34 ' - 6 " T O F G 1' - 1 0 " 2' - 8 " 3' - 2 " 10' - 11"25' - 7" 3' - 1 " 3' - 0 " 15' - 11" 1' - 7 " 1' - 8 " 42 ' - 1 " T O F G 34 ' - 1 " T O E G 37 ' - 9 " T O E G (M A X . M E C H A N I C A L S C R E E N I N G ) 50 ' - 6 " T O F G 24' - 7" 24' - 6" (M A X B U I L D I N G H E I G H T ) 33 ' - 1 0 " T O E G (M A X P A R A P E T H E I G H T ) 48 ' - 7 " T O F G (M A X B U I L D I N G H E I G H T ) 46 ' - 1 1 " T O F G (M A X . M E C H A N I C A L S C R E E N I N G ) 50 ' - 6 " T O F G (E L E V A T O R T O W E R H E I G H T ) 51 ' - 6 " T O F G (M A X B U I L D I N G H E I G H T ) 31 ' - 4 " T O F G E1 FF69' -9 3/4" D1 FF76' -0"A1 FF75' -7 1/2" A285' -0" C1 FF75' -1 3/4" C0 FF69' -7 1/4" D0 FF69' -10" EXISTING TOPOGRAPHY P. L . P. L . 75.797 ft 75.630 ft 27 ' - 1 0 " T O E G 33 ' - 8 " T O E G (M A X H E I G H T T O T O P O F T R E L L I S ) 35 ' - 4 " T O F G EXISTING GRADE (E L E V A T O R T O W E R H E I G H T ) 38 ' - 7 " T O E G 32 ' - 3 " T O F G (M A X . M E C H A N I C A L S C R E E N I N G ) 36 ' - 9 " T O E G 22' - 0"13' - 3" 3' - 3" 2' - 8" 3' - 1 " 9' - 0"10' - 0" 68.216 ft 24' - 6"24' - 0" 44 ' - 1 1 " T O E G (M A X . M E C H A N I C A L S C R E E N I N G ) 50 ' - 6 " T O F G (E L E V A T O R T O W E R H E I G H T ) 51 ' - 6 " T O F G 14' - 6"10' - 0" 1' - 7 " 1' - 7 " (M A X . B U I L D I N G H E I G H T ) 46 ' - 1 1 " (M A X P A R A P E T H E I G H T ) 48 ' - 7 " (M A X B U I L D I N G H E I G H T ) 33 ' - 1 0 " T O E G (M A X B U I L D I N G H E I G H T ) 31 ' - 4 " T O F G (M A X P A R A P E T H E I G H T ) 34 ' - 6 " T O F G BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E 12 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202510:52:29 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 0 : 5 2 : 2 9 A M BNR DEVELOPMENT SECTIONS A-301RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-30 1 / / S E C T I O N S / / I S S U E D : 0 3 / 1 3 / 1 9 1/8" = 1'-0"1SITE SECTION 01 1/8" = 1'-0"2SITE SECTION 05 RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 NOTE:ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 & PER CMC SECTION 19.10.020. Jan. 21, 2026 Item #1 419 of 444 A1 FF75' -7 1/2" B286' -0" B396' -8" B4106' -8" B1 FF77' -0 1/4" A285' -0" A396' -0" A4106' -0" P. L . P. L . 33 ' - 3 " 28 ' - 1 1 " 29 ' - 3 " 28 ' - 1 " 33 ' - 1 0 " 30 ' - 3 " 38 ' - 8 " 36 ' - 4 " 31 ' - 6 " EXISTING GRADE 3' - 3 " 3' - 3 " 3' - 1 0 " D1 FF76' -0" D4106' -0" D5116.00 C1 FF75' -1 3/4" C286' -0" C396' -0 1/4" C4106' -0 1/2" D396' -0" D286' -0" C5116' -0 3/4" EXISTING GRADE 1' - 7 " 24' - 6" 45 ' - 5 " T O P A R A P E T 51 ' - 9 " 46 ' - 2 " T O F G 42 ' - 1 1 " T O F G 45 ' - 1 1 " T O F G 42 ' - 1 " T O F G 39 ' - 1 1 " T O E G 1' - 8 " 11' - 9" 34 ' - 5 " T O E G 37 ' - 1 " T O F G 42 ' - 1 " 43 ' - 5 " T O E G BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E 1 2 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202511:03:00 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 1 : 0 3 : 0 0 A M BNR DEVELOPMENT SECTIONS A-302RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-30 2 / / S E C T I O N S / / I S S U E D : 0 3 / 1 3 / 1 9 1/8" = 1'-0"1SITE SECTION 04 1/8" = 1'-0"2SITE SECTION 02 RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 NOTE:ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 & PER CMC SECTION 19.10.020. Jan. 21, 2026 Item #1 420 of 444 O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6 DN O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6 O/6 O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6O/6 B286' -0" B PAD76.20 2 A-303 EXISTING TOPOGRAPHY P. L . 2' - 10" 10' - 0" NEW TOPOGRAPHY 3' - 8" E1 FF69' -9 3/4" D1 FF76' -0" 4 A-303 3 A-102B286' -0" B PAD76.20 D0 FF69' -10" 3 A-303 1 A-303 3' - 0 " EXISTING TOPOGRAPHY 6 7/8"18R 12"TYPE A 10R 12" 6 3/8" TYPE A 5 A-303 6 3/4"21R 12"TYPE A 11 ' - 2 " 86.08 ft 86.08 ft 86.13 ft 84.83 ft 4' - 9 " 9' - 9 " 81.14 ft 78.50 ft 75.34 ft 75.34 ft 82.50 ft 85.49 ft PLANTING PER LANDSCAPING DRAWINGS PLANTING PER LANDSCAPING DRAWINGS EF1 EF1 EXISTING GRADE EXISTING GRADE 2 A-303 2' - 7" 6' - 4" P. L . EXISTING TOPOGRAPHY LINE D1 FF76' -0" P. L . EXISTING TOPOGRAPHY LINENEW TOPOGRAPHY LINE RETAINING WALLS 2 A-303 D286' -0" D1 PAD75.30 10' - 0" 3' - 8"2' - 10" D1 FF76' -0" 2 A-303 D286' -0" D0 FF69' -10" P. L . EXISTING TOPOGRAPHY LINE 4 A- 3 0 3 2 A- 3 0 3 3 A- 3 0 3 1 A- 3 0 3 5 A- 3 0 3 2' - 1 0 " 2' - 1 0 " 6' - 4 " 10 ' - 0 " 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202511:03:39 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 1 : 0 3 : 3 9 A M BNR DEVELOPMENT SECTIONS A-303RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-30 3 / / S E C T I O N S / / I S S U E D : 0 3 / 1 8 / 1 9 1/4" = 1'-0"1SITE STAIRS 01 A 1/4" = 1'-0"2SITE STAIRS 01 B 1/4" = 1'-0"3NORTH RETAINING WALL1/4" = 1'-0"4SOUTH RETAINING WALL 1/4" = 1'-0"5SITE STAIR 02 1/ 4 " = 1 ' - 0 " 6 SI T E S T A I R S W E S T S I D E P L A N RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 421 of 444 DN DN DN DNDNDNDN DN B286' -0"A285' -0" 78.50 ft 79.80 ft 7.3% 17' - 11 1/4" 17.94' 5' - 0" 5' 18' - 8" 18.67' 4' - 0 1/4" 4.02' 15' - 9 5/8" 15.8' 5' - 0" 5' 12' - 10 1/8" 12.85' 4' - 0" 4' 18' - 2 1/8" 18.18' 5' - 0" 5' 21' - 3 1/8" 21.26' 5' - 0" 5' 21' - 3 1/8" 21.26' 8' - 10 1/4" 8.85' 7.8% 7.9% 82.50 ft 4.9%4.8% 84.00 ft 4.7% 85.00 ft 86.00 ft 81.25 ft 4.7% 79' - 3"70' - 8" 5 A-304 3 A-304 4 A-304 83.13 ft B286' -0" B1 FF77' -0 1/4" 1 A-304 A285' -0" 1 A-304 BUILDING B BUILDING A HANDRAIL BOTH SIDES HANDRAIL BOTH SIDES HANDRAIL BOTH SIDES 4.7%4.8%4.9%7.9%7.8%7.3%4.7% 83.13 ft 82.50 ft 81.25 ft 79.80 ft84.00 ft85.00 ft86.00 ft 11 ' - 3 " 1 A-304 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202511:03:50 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 1 : 0 3 : 5 0 A M BNR DEVELOPMENT SECTIONS A-304RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-30 4 / / S E C T I O N S / / I S S U E D : 0 6 / 1 2 / 1 9 1/8" = 1'-0"1SOUTH PEDESTRIAN ACCESS PATH SECTION 1/4" = 1'-0"5SOUTH PEDEISTRIAN PATH CROSS SECTION C 1/4" = 1'-0"3SOUTH PEDEISTRIAN PATH CROSS SECTION A 1/8" = 1'-0"2ADA PATH PLAN 1/4" = 1'-0"4SOUTH PEDEISTRIAN PATH CROSS SECTION B RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 422 of 444 (E) SPLIT LEVEL TOWNHOMES TO NORTH P. L . P. L . 38 ' - 9 " 33 ' - 1 0 " T O E G 32 ' - 3 " T O F G 9' - 6"5' - 0" 10' - 0"10' PER CODE (E) TWO STORY DEVLEPMENT WITH TALL ROOF TO WEST OF PROPERTY P. L . P. L . 8' - 7 " 10 ' - 0 " 10 ' - 0 " 10 ' - 1 0 " 8' - 7 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 42 ' - 1 " BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E 1 2 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202511:05:55 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 1 : 0 5 : 5 5 A M BNR DEVELOPMENT CONTEXT SECTIONS A-305RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-30 5 / / C O N T E X T S E C T I O N S / / I S S U E D : 0 6 / 1 3 / 1 9 1" = 10'-0"1CONTEXT SECTION 01 1" = 10'-0"2CONTEXT SECTION 02 3CONTEXT SECTIONS LOCATION (E) BUILDING ACROSS VIEJO CASTILLA WAY. 2 STORIES OVER 1 PARKING LEVEL RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 423 of 444 BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E B A C D E 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202511:06:01 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 1 : 0 6 : 0 1 A M BNR DEVELOPMENT 3D RENDERINGS A-900RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-90 0 / / 3 D R E N D E R I N G S / / I S S U E D : 0 6 / 0 5 / 1 9 CONTEXT VIEWS KEY B AC D E RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 424 of 444 BUILDING CBUILDING D BUILDING ABUILDING B BUILDING E D AB C 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202511:06:38 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 1 : 0 6 : 3 8 A M BNR DEVELOPMENT 3D RENDERINGS A-901RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-90 1 / / 3 D R E N D E R I N G S / / I S S U E D : 0 6 / 0 5 / 1 9 CONTEXT VIEWS KEY A B C D RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 Jan. 21, 2026 Item #1 425 of 444 1. D O N O T S C A L E D R A W I N G S . D I M E N S I O N S G O V E R N . 2. A L L D I M E N S I O N S A R E T O F A C E O F S T R U C T U R E (F . O . S . ) , U N L E S S O T H E R W I S E N O T E D . 3. A S - B U I L T C O N D I T I O N S T O B E V E R I F I E D . 4. A L L D I M E N S I O N S S H O U L D B E V E R I F I E D O N S I T E BE F O R E P R O C E E D I N G W I T H T H E W O R K . Sheet Title Sheet NumberCLIENT 5. A N Y I N C O N S I S T E N C I E S O R U N F O R E S E E N CO N D I T I O N S T O B E R E V I E W E D B Y T H E AR C H I T E C T P R I O R T O P R O C E E D I N G W I T H CO N S T R U C T I O N . 6. D R A W I N G S R E P R E S E N T D E S I G N I N T E N T ON L Y - C O N T R A C T O R R E S P O N S I B L E F O R ME A N S A N D M E T H O D S . Da t e Si z e Re v i s i o n # 24" x 36"392 camino de estrellasan clemente, california 92672 949 325 3001 phone949 203 3339 faxfoxlin.com webinfo@foxlin.com email Jo b # PROJECT ADDRESS architecturedesignconsulting DRAWING SET GE N E R A L N O T E S SDP2024-0012/HDP2024-0004 (DEV2017-0225) RESORT VIEW APARTMENTS P: \ P r o j e c t s \ 2 3 1 7 - r e s o r t v i e w \ R e v i t \ 1 7 1 0 - R e s o r t V i ew [ 2 4 ] - D i s c r e t i o n a r y S u b m i t t a l F i n a l S e t . r v t 10/27/202511:06:47 AM 3 DISCRETIONARYREVIEW 03 10 / 2 7 / 2 0 2 5 1 1 : 0 6 : 4 7 A M BNR DEVELOPMENT MATERIALS BOARD A-902RESORT VIEW APARTMENTS PRE-DESIGNVIEJO CASTILLA WAYCARLSBAD, CA 92009 1710 RE S O R T V I E W A P A R T M E N T S VI E J O C A S T I L L A W A Y CA R L S B A D , C A 9 2 0 0 9 17 1 0 BN R D E V E L O P M E N T A-90 2 / / M A T E R I A L S B O A R D / / I S S U E D : 0 8 / 2 7 / 1 9 A B C D E F G H I TAN DARK TAN DARK BROWNISH GREY WARM GREY WHITE STONE TILE LIGHT TONE DECORTATIVE CONCRETE DRIVEWAY GLASS RAILING STONE TILE LIGHT TONESLIP RESISTANT 1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-62. ALL WINDOWS TO BE RECESSED A MINIMUM OF 3" FROM EXTERIOR SURFACE. RE V I S I O N S C H E D U L E # D I S C R I P T I O N B Y I S S U E D T O DA T E 3 D I S C R E T I O N A R Y R E V I E W 0 3 D M C A R L S B A D C I T Y 09 / 3 0 / 2 0 2 5 REVISION DATES # REVISION DATE 3 09/30/2025 J STONE TILE MEDIUM TONE K ENHANCED PAVING TREATMENT A MINIMUM OF 12 FEET DEEP ANDSPANNING THE WIDTH OF THE DRIVEWAY B A C F H I D E C E D D B A I J F K K Jan. 21, 2026 Item #1 426 of 444 SD 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 BLDG. LINE (75. 5 0 ) T C (75. 0 0 ) F L (6.0%) 0" CF 74.20 F S 2% 10 % 0" C F75.5 1 F S 74 . 4 4 FL / G B 1% 0. 5 % 74.8 0 FL/G B 1%74.8 5 FS 74. 9 3 FF 75. 1 0 FF 2" 75 . 1 0 FF 3" 4" 74.9 3 FF 74.8 5 FF 74. 7 7 FF GARAGE GARAGE GARAGE 7 5 . 3 0 F S 2% 6" C F 75.3 0 F S 5%7 4 . 6 9 F S 75 . 1 0 FF 74.7 7 FS 74.85 FF 74.7 0 FL 3% 7 4 . 8 5 F S 1.5% 74.6 9 FS 3.5% 7 4 . 7 7 F S 75 . 1 0 FF GARAGE FF= 75.14 PAD= 74.3 FF= 69.37PAD= 68.6 (5.8%) 2% 74.60 FL 74.77 FF 2. 5 % 3.5%75.38 FF 2% 75. 3 8 FF 75 . 3 8 FF 75.30FS 75.30FS 75.30 FS 2% 2% 2" 2" 2" GARAGE GARAGE GARAGE 2% 2% 75.5 5 FF 75.5 5 FF 75.55 FF FF= 75.63PAD= 74.9 75.44 FL/GB 2% 75.5 5 FL 75.64 FL 75.7 7 FL 0. 5 % 6" C F 75.8 0 F L 75. 8 2 FS 75. 9 0 FF 76. 0 7 FF 2" 76.07 FF 3" 4" 75.9 0 FF 75.8 2 FF 75.7 4 FF GARAGE GARAGE GARAGE 7 5 . 6 6 F S 76.07 FF 75 . 7 4 FS 75 . 8 2 FF 7 5 . 8 2 F S 75 . 6 6 FS 7 5 . 7 4 F S 76 . 0 7 FF 75.74 FF 4% 8% 4% 7% 2% 6% 7 6 . 0 5 F S 76.13 FF FF= 76.13 PAD= 75.3 Bldg. A Bldg. B Bldg. D Bldg. C ELEVATOR ELEVATOR 76.25 FS 6" C F 76.20 FS 6" C F76.2 5 F S 76.2 5 FS 2% 6" C F 76.2 5 F S 3.3% 2.9% 2.4% 76.33 FF 76.3 3 FF 76 . 3 3 F F 76. 3 3 FF 76.33 FF 2" 2" 2" GARAGE GARAGE GARAGE 76. 5 0 FF 76.5 0 FF 76.5 0 FF 76.5 0 FF 76. 3 3 FF FF= 76.58PAD= 75.8 8 0 . 8 F S 8 4 . 8 T W 7 9 . 5 T F 80.8 T W 74.8 T F 8 0 . 8 T W 7 4 . 8 T F 86.50 FS 86. 1 FS 4% 86. 9 FS2% 86 . 3 FL / H P 85 . 8 FL 2% 8 0 . 3 F L 82.9 FL 1% 81.4 FS 88.8 TW 86.8 TF 88.8 T W 84.8 T F 84.8 TW 80.8 TF82.9 FS 85.55 FS 85.55 FS 80.8 FS 79.8 0 FS 78.50 F S 78.3 0 FS 86.1 TW78.1 TF 2% (69 . 7 7 ) T C (69 . 2 7 ) F L (5.9%)(6.0%) (68.00) TC (67.50) FL 6" CF 68.26 F S 2% 10 % 6" C F 69.7 7 F S 6" C F 68. 2 1 F L 6" CF68.6 0 F S 0. 5 % 6" CF68.71 FS 6 8 . 9 2 F S 69.0 0 FF 68. 9 2 FS 6 8 . 9 2 F S 5%69. 0 0 FF 4" GARAGE 69.3 3 FF 69 . 3 3 FF 5%6" CF 68.71 F S 4" GARAGE 69.3 3 FF 4" 69.3 3 FF 68. 9 2 FS 6" CF 68.71 F S 5% 5% 68.23 FL/H P 6 8 . 9 2 F S 68 . 9 2 FS 5% 8% 6 9 . 3 7 F S 6 9 . 3 7 F S 69. 2 3 FS 69.37 FS 1% 69. 2 8 FS 69.09 FS 75.28 FS 6 9 . 5 9 F S 69.5 9 FS 2% LANDSCAPE LANDSCAPE LANDSCAPE TRASH TRASH 6" C F69. 1 8 F S 6 9 . 3 9 F S 69. 3 9 FS 7%69.4 7 FF 4" GARAGE 69.8 0 FF 69.80 FF 7%69.8 4 FS 69.8 4 FS 69.8 4 FS 68.23 FL 69.8 FS 80. 0 FS 82 . 0 TG 2% 74 . 7 FL 8 3 . 1 T W 7 9 . 1 T F 75.1 T W 68.1 T F 75.1 T W 67.4 T F 71.9 TW 67.9 TF 68. 1 1 FL 69.91 FS 68. 6 0 FS 1.7% 68.6 0 FS 68.6 0 FS ELEVATOR 68.6 0 FS 3% 68. 5 0 FS 68. 5 FS 68.60 FS 68 . 6 0 F S 68.50 FS 68.50 FS 68.50 FS 67.6 FS 4% BLDG. LINEBldg. E BLDG. LINE ABOVE 2% GARAGE 4" GARAGE 4" 80 . 8 T W 78 . 8 T F 84 . 7 T W 83 . 5 B W 85 . 5 T W 80 . 0 B W 86 . 1 T W 80 . 5 B W 8 0 . 0 T G 7 5 . 9 I N V DRAIN PIPE THROUGH WALL A12A23EXIST. TREE TO BE REMOVED 75 . 9 T W 69 . 9 T F 76.5 TW 74.5 TF 78 . 5 T W 73 . 1 T F 82 . 4 T W 81 . 1 T F 81 . 1 T W 73 . 1 T F 74 . 4 T G 69 . 6 I N V DRAIN PIPE THROUGH WALL 1%SD SD SD SD SD SD PROP. INLET AND SD (TYP) 2% 7. 5 % R A M P 5% 80.9 FS 2% 81.4 FS 84. 4 FS 7. 5 % 8 4 . 5 F S 2% 67. 1 FS 2% 67. 2 FS 75. 5 9 FS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD 0" CF75.36 F S 76.3 TG 75.1 INV 81.7 TG75.1 INV PROP. INLET AND SD (TYP) 85.5 TG 74.7 INV 85. 5 T G 74. 2 0 I N V B12 B23 2% 1.6% 74.0 T G 73.1 0 I N V 2% 2%74 . 3 FL 75.3 T W 72.6 T F 75.3 TW 72.6 TF 74.7 TW 73 . 3 T F 75.10 FS 75 . 1 0 FS 74 . 8 FS 7 4 . 0 F S 74.02 T G 72.6 I N V 69.0 0 FF 6 9 . 0 0 F F SD SD SD SD SD SD SD SD SD FM FM FM FM FM FM 75.0 8 T G 72.5 I N V 74.9 8 T G 73.0 I N V 74.80 73.3INV SD SD 74.80 TG 74.0 INV SD 75.3 FL/TG 67.1 TG 66.4 INV 68. 0 3 F L 67. 0 3 I N V 68 . 6 0 FS 2.6% Viejo Castilla Way EX. ST. LIGHT PROTECT IN PLACE EX. CURB, GUTTER & SIDEWALK 30 ' 20 ' EX. 8" SEWER MAIN PER DWG 168-10PROP. SEWER LAT. FOR BLDG. A, B & D C2 E12 D2E23 G2 PROP. INLET AND SD (TYP) PRECAST CONC.INLET (TYP) PRECAST CONC.. INLET (TYP) PROP. 24' DRIVE APPROACH PER SDRSD G-14A 82.1 TW80.1 TF 7. 5 % 86.4 F S 86.8 T W 82.8 T F 80.9 FS 76 . 9 T G 73 . 8 I N V S S S F F F F F F F F F F F F F F F F F W W W W W W W W 6 7 . 5 F S SD SD SD EX. SEWER LAT. USE FOR BLDG. C S S SSSSSSSSSS S S S S S S S S S S S 67 . 2 T G 66 . 5 I N V SD SD SD 72.8 INV 11' MIN. Exist. Water Service to beRemoved per City of Carlsbad Std. Spec.15000-3.12. CO V E R E D P A R K I N G CO V E R E D W A L K W A Y CO V E R E D P A R K I N G CO V E R E D P A R K I N G 68.6 FS 68. 5 FS 68.6 0 FS 68.1 FS 68. 0 FS 2% 2% 68.6 0 FS68. 5 0 FS 2% 2.4% 2. 7 % EX. SEWER MANHOLE W W WWWWWWWWEX. SDG&E VAULT EX. SDG&E TRANS. EX. TELE PED. EX. WALKWAY EX I S T I N G R E S I D E N T I A L C O N D O M I N I U M B U I L D I N G FF = ( 6 7 . 3 ) EX. WALKWAY 11.1' 7.9' 14.8' FM FM FM FM FM 66.7 INV 24'3' 24'3' 5' 10 ' 4' 4' 5' 10 ' 1.7% 67 . 8 IN V 69.0 T G 68.2 I N V 69.8 0 FF 69.8 0 FF 69.4 7 FF 69 . 4 7 F F 69.4 7 FF 69. 3 9 FS 7% 69. 3 9 FS 6" CF 69.18 F S 6" CF 69.18 F S 4% 0. 5 % FF= 75.14PAD= 74.3 25' 24' SD SD SD SD SD SD SD SD PR O P . S E W E R L A T E R A L & C L E A N O U T ( T Y P ) 71.6 INV 75.55 FF 75.5 5 FF 75.55 FF75. 3 8 FF 75.38 FF 75.30 FS FF= 75.63 PAD= 74.9 FF= 75.63PAD= 74.9 79.8 TG74.2 INV7 9 . 9 F S 80.6 TG 75.0 INV 5% 75.3 TG 74.80 IN V 75.3 TG 74.30 INV 81.3 FS 81.9 FS 85.55 FS 85.5 TG 75.0 INV 82.8 FS83.4 FS SD SD SD SD SD SD SD 81. 2 T G 74. 7 I N V PROP. INLET AND SD (TYP) 86.50 FS 76.3 TG 75.3 INV 84.5 FS 86. 5 0 FS 76.3 TG75.5 INV 83.5 TG 75.4 IN V 27' 25'5' EX. ST. LIGHT PROTECT IN PLACE EX. UTILITY BOXES PROTECT IN PLACE 78.5 T W 75.2 T F S S 75.15 FS 7 5 . 5 3 F S 7 5 . 4 5 F S75.55 FS 75. 4 T G 74.4 I N V 75.00 FS 75. 2 0 FS 75. 4 1 FS LAND S C A P E 75.75 FS 75. 3 4 FS H2 H2 I2 I2 11 ' 16 ' 10 ' 4' EXIST. TREE TO BE REMOVED L3 K3 7.6' 10 ' 4' Exist. Water Service to be Removed per City ofCarlsbad Std. Spec. 15000-3.12. 81.9 FS 81.8 FS 2% 2% 5% 1" 1" 1" 1" 1" 1" FF= 76.58PAD= 75.8 2% 78. 0 T G 74. 4 I N V 75.5 TG74.5 INV 78.0 T G 74.4IN V 3' - 8 " R E T . W A L L ( T Y P ) SD EX. 8" WATER MAIN PER DWG 168-10 10 ' ( N T S ) 10 ' ( N T S ) EXIST. LOT LINE TO BE REMOVED BYPARCEL MERGER 75.1 4 FF 75. 1 4 FF 5.77' 5.77' 6.29' 76.1 3 FF 4% 75.2 7 FS 2% 2 % 3 % 3% PROP. SD PRESSURE MAIN TANK -1: 5426 CF DETENTION TANK 67.7 BOT. ELEV. - 72.0 TOP ELEV. BF-2: 490 sf BIOFILTRATION66.17 FG INSIDE BASIN 62.67 BOT. GRAVEL PROP. SUMP PUMP 67 . 7 IN V OUTFLOW MH PROP.CURB OUTLET TYPE A SDRSD D-25 LA N D S C A P E L. S . LA N D S C A P E 2% SD SD SDSD 0. 6 % SDSD 0. 5 % 68. 0 2 F L 67. 0 3 I N V 5% 66.3 INV 66.3 INV PROP. OVERFLOW INLET 67.0 TG - 63.17 INV PROP. OVERFLOW INLET PROP. OVERFLOW INLET BF-1: 304 sf BIOFILTRATION 68.44 FG INSIDE BASIN64.94 BOT. GRAVEL W SD SDSD W W PROP. OVERFLOWINLET 6 8 . 5 I N V 75.7 TG71.9 INV BF-4: 98 sf BIOFILTRATION 74.9 FG INSIDE BASIN 71.4 BOT. GRAVEL BF-3: 48 sf BIOFILTRATION 75.7 FG INSIDE BASIN72.2 BOT. GRAVEL BF-5: 48 sf BIOFILTRATION 75.7 FG INSIDE BASIN72.2 BOT. GRAVEL SD SD SD SD SD SD SD SD SD SD SD 67 . 0 IN V 67.3 INV SD SD SD 75.0 TG72.4 INV 75.0 TG 72.2 INV POC 1 Q100 (MIT.)= 0..43 CFS W W W W W W W L.S. LA N D S C A P E PROP. 6" FIRE SPRINKLER SERVICE FOR BLDGS A THRU E F F F F F ROCK DISSIPATERAT OUTLET ROCK DISSIPATER AT OUTLET M3 EXIST. RET. WALL N3 PR O P . C U R B O U T L E T T Y P E A SD R S D D - 2 5 PR O P . B R O W D I T C H T Y P E B SD R S D D - 7 5 ( M O D I F I E D ) O13 75.3 TG74.80 INV (68.6) TW (66.8) BW (68.6) TW (67.0) BW (6 8 . 6 ) T W (6 7 . 2 ) B W (68.6) TW (67.0) BW (68.6) TW (66.8) BW N00° 03' 46"W 105.00'N00° 03' 45"W 84.15' N8 9 ° 5 6 ' 1 9 " E 1 7 8 . 0 0 ' N8 9 ° 5 6 ' 1 9 " E 1 7 8 . 0 0 ' N8 9 ° 5 6 ' 1 4 " E 17 7 . 3 2 ' N00° 03' 46"W 105.00' N00° 03' 46"W 105.00' D=3°44'06"20.86',R=320.00' (7 3 . 9 0 ) T C (73.40) FL PROP. 2" WATER SERVICE & METER W/BACKFLOW (ALL BLDGS) PROP. 1" WATER SERVICE & METERW/BACKFLOW FOR IRRIGATION TRENCH REPAIR PER CITY STD. GS-26 (TYP) TRENCH REPAIR PERCITY STD. GS-26 (TYP) O23 74 . 8 4 FS PROP. 24' DRIVE APPROACHPER SDRSD G-14A ROCK DISSIPATERAT OUTLET 72.2 6 FS 5' 72.1 8 FS Q100(mit)=0.33 cfs 66.7 0INV / F L Q100=0.10 cfs GRIND & OVERLAY 1/2 STREET + 12'ALONG PROPERTY FRONTAGE PROP. TRANSFORMER 2% W W W W W W W W W L. S . L. S . PROP. TRANSFORMER 76.25 FS 76.25 FS 76.25 FS 2%PROP. OVERFLOW INLET EX. GAS EX. ELEC EX. TELE E E E E E E E E E E PR O P . E L E C . C O N D U I T S PROP. ELEC. CONDUITS E E E E E E E E E E E E 9. 6 % REPLACE 8" ACP WITH 8" PVC ALONG PROPERTY FRONTAGE E E E E E E E E E E E E E E E E E E E E E E E E (5.5%)(5.8%) E E PROP. SD PRESSURE MAIN (6.2%) REPLACE 8" ACP WITH 8" PVC ALONG PROPERTY FRONTAGE EX. SEWER LAT.USE FOR BLDG. E 2% 2% FF= 76.58PAD= 75.8 LIVIC RE E N I G N E LANOISSEFORPDERETSIGER N S E W Scale: 1"=10' Feet 20100 OR I G I N A L S C A L E : LEGEND: IMPROVEMENTS DWG. NO. **SYMBOL QUANTITY PROJECT BOUNDARY CENTER LINE EASEMENT LINE FLOW LINE SWALE DAYLIGHT LINE EXISTING ELEVATION (100.00) AC OR CONC. PAVEMENT(SECTION TO BE DETERMINED BY SOILS ENGINEER)480 SF CONC. PAVEMENT/ WALKWAYS/PATIO (MATERIALS & FINISH PER LANDSCAPE PLANS)2183 SF BIO-FILTER PLANTER 942 SF UNDERGROUND DETENTION TANK(R-TANK)5,426 CF A1-6 CURB APWA 120-2 40 L.F. CURB OUTLET - TYPE A D-25 2 EACH RETAINING WALL PER STRUCT ENGINEER BUILDING RETAINING WALL PER STRUCTENGINEER - PILE & LAGGING WALL PER STRUCT ENGINEER SEWER (EXISTING) SEWER (PROPOSED)* STORM DRAIN (PVC SCHED 40)*66 LF DROP INLET 48 EACH PRECAST CONC. INLET WATER MAIN (EXISTING) WATER MAIN (PROPOSED) * FIRE SPRINKLER SERVICE (PROPOSED)* FIRE SERVICE & DCDA *CWWD STDW-9 1 EACH 2" POTABLE WATER SERVICE & BACKFLOW * CMWD STDW-4 & W-6 1 EACH 1" IRRIGATION WATER SERVICE &BACKFLOW *CMWD STDW-3 & W-6 1 EACH * = ACTUAL SIZE TO BE DETERMINED AT FINAL DESIGN. ** = ALL REFERENCED STANDARD DRAWINGS ARE AS PROVIDED IN SAN DIEGO REGIONAL STANDARD DRAWINGS UNLESS OTHERWISE SPECIFIED. ////CUTFILL S S SD W W F W Earthwork Quantities: CUT:4,000 CY FILL:500 CYEXPORT: 3,500 CY REMEDIAL: 3,500 CY TOTAL LOT AREA = 0.858 ACRES (37,375 SF) TOTAL DISTURBED AREA = 0.858 ACRES (100%)(THIS AREA INCLUDES BUT IS NOT LIMITED TO TEMPORARY DISTURBANCES SUCH AS VEHICLE AND EQUIPMENT STAGING AREAS, CONSTRUCTION WORKER FOOT TRAFFIC, SOIL/GRAVEL PILES, UTILITY TRENCHES, BACKFILLCUTS, SLOPE KEYWAYS, AND OFF-SITE WORK INCLUDING PUBLIC IMPROVEMENTS.) TOTAL REPLACED IMPERVIOUS AREA = 0 SF TOTAL PROPOSED IMPERVIOUS AREA = 31,810 SF See Sheet 2 for additional notes. SDP 2024-0012 /HDP 2024-0004 ENGINEERING DEPARTMENT1 4 PRELIMINARY GRADING PLAN FOR:RESORT VIEW VIEJO CASTILLA WAYAPNs 216-170-14 & 216-170-15 PLAN DATE: 10/21/25 VIEJO CASTILLA WAY PIRINEOS WAY Site NAVARRA DRIVE SEE SHEET 3 FOR OFF-SITE TOPO Sheet Index No.DESCRIPTION 1 PRELIMINARY GRADING PLAN 2 DETAILS & SECTIONS 3 DETAILS & SECTIONS 4 SIGHT DISTANCE EXHIBIT S Note: All grading shall comply with recommendations in GeoSoils Inc. report dated 2/4/19, and letters dated 8/29/19 and 10/21/19 for this project.PREPARED BY:ROBIN B. HAMERS & ASSOC., INC. CIVIL ENGINEERS 3100 AIRWAY AVENUE, SUITE 124 COSTA MESA, CA 92626 (949) 548-1192 MICHAEL BENESH, R.C.E. 37893 DATE 12/1/2025 SD NEW ELECTRICAL CONDUIT. SEE SHEET 4 FOR CONTINUATION Jan. 21, 2026 Item #1 427 of 444 ENGINEERING DEPARTMENT2 4 DETAILS & SECTIONS FOR:RESORT VIEW VIEJO CASTILLA WAYAPNs 216-170-14 & 216-170-15 PLAN DATE: 10/21/25 OR I G I N A L S C A L E : SD DETENTION TANK DETAIL NOT TO SCALE PL Section D SCALE: 1"=5' PROP. BLDG. B 10' EX, GRADE PL PROP. RETAINING WALL Section E1 SCALE: 1"=5' 4' 4' M A X PROP. BLDG. D 10' EX, GRADE SWALE EX. RETAINING WALL Section G SCALE: 1"=5' 5'PROP. BLDG. E EX, GRADE COMPACTED SOIL6" DEEP C.A.B. BELOW BASIN. 36"± 24"6"± 12" SQUARE H-20 TRAFFICRATED GRATE. JENSEN 24" SQUAREPRECAST CONC. CATCH BASIN - BACKFILL EXCAVATION W/3-SACKSAND CEMENT SLURRY 30 " D E P T H 6" M I N . 4" PVC (SCHED 80) OUTLET PIPE - CONNECT TOINFILTRATION TRENCH RISER PIPE PAVEMENT SURFACE 520-C-2500 CONCRETEMATCH CURB & GUTTER DIMENSIONS 520-C-2500 CONCRETE MATCH CURB & GUTTERDIMENSIONS Precast Conc. Inlet w/H-20 Traffic Rated Grate NOT TO SCALE PE R P L A N CONCRETE MORTAR SLOPE TO PIPE OUTLET 4" PVCINLET PIPE 10 - 1 / 8 " D E P T H Drop Inlet DETAIL NOT TO SCALE COMPACTED SOIL 9-3/8" WIDTH 9" SQUARE ATRIUM GRATE IN LANDSCAPING9" SQUARE FLAT GRATE IN PAVEMENT. NDS 12" SQUARE TAPERED POLYPROPYLENE CATCHBASIN W/ U.V. INHIBITORS. 8" M I N . 4" PVC (SCHED 40) INLET/OUTLET PIPE SLOPESLOPE 60'30'30' 20' Typical Section: Viejo Castilla Way NOT TO SCALE EX. AC PAVEMENT EX. CURB & GUTTER 10'10' EX. SIDEWALK 20' PROJECT SITE EX. CURB & GUTTER EX. SIDEWALK CL ROW ROW 5.5' SDP 2024-0012 / HDP 2024-0004 9" NDS CB INSERT MODEL 900 FF FLEXSTORM62HD12PC-S FILTER BAG &FRAME. 68.6 FF EX. WALKWAY (67.3) FF EX. BLDG.11.1' 3' BLDG. C & D GARAGE PROP. DRAINAGE SWALE 24' BLDG. E CARPORT CONC. V-GUTTER/ CURB & GUTTER VARIES - 1% MIN. A.C. DRIVEWAY Section H SCALE: 1"=5' VARIES- 2% TO 8% 2.5'BLDG. C & D GARAGEPROP. DRAINAGE SWALE 25'BLDG. A & B GARAGE CONC. V-GUTTER/ CURB & GUTTER VARIES - 2% MIN. A.C. DRIVEWAY Section I SCALE: 1"=5' VARIES- 2% TO 8% 5' BLDG. C GARAGE PROP. DRAINAGE SWALE 25' BLDG. A GARAGE CONC. V-GUTTER/ CURB & GUTTER VARIES - 2% MIN. A.C. DRIVEWAY Section J SCALE: 1"=5' VARIES- 1% TO 5% Legal Description: LOTS 35 AND 36 OF LA COSTA SOUTH UNIT NO. 1, IN THE CITY OF CARLSBAD,COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 6117, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PL EX, GRADE PROP. RETAINING WALLS Section A1 SCALE: 1"=5' 6' 2' PROP. PAVEMENT5' M A X 6' M A X PL PROP. RETAINING WALL Section B1 SCALE: 1"=5' 4'CLEAR 2' M A X 6' M A X PROP. BLDG. B 11.5' PL Section C SCALE: 1"=5' 1' 2' M A X PROP. BLDG. B 11.5' SWALE EX, GRADE EX, GRADE REMEDIAL GRADINGTEMP 1:1 SLOPE PROP. PILE &LAGGING WALL REMEDIAL GRADING TEMP 1:1 SLOPE 76.58 FF X X X RAILINGS WHEN SLOPE > 5% 76.58 FF PROP. WALKWAY 4'MIN. REMEDIAL GRADING TEMP 1:1 SLOPE PROP. PILE & LAGGING WALL PL SHORING REMEDIAL GRADINGTEMP 1:1 SLOPE 77.02 FF 76.13 FF REMEDIAL GRADINGTEMP 1:1 SLOPE PROP. WALKWAY PROP. WALKWAY VOLUME = 5,426 CF TO TOP OF OVERFLOW RISER AREA = 1,400 S.F. 5' MIN. TW PER PLAN TF PER PLAN FS VARIES, SEE PLANFS VARIES, SEE PLAN 5' MIN. 3'± 6'± (68.6±) TW (66.9±) BW FS PER PLAN FL PER PLAN FS PER PLAN FS PER PLAN FL PER PLAN FS PER PLAN FS PER PLAN FL PER PLAN FS PER PLAN SWALE TW PER PLAN TF PER PLAN TW PER PLAN TW PER PLAN TF PER PLAN 4' M A X 5' MIN. 5' MIN. PLAN VIEWNOT TO SCALE 48" DIA. MONITORING MANHOLE(JENSEN PRECAST OR EQUIV.) FINISHED GRADE SECTION 1-1 NOT TO SCALE PVC PIPE OUTLET OVERFLOW DRAIN RISER W/ORIFICE 1-1- FLOW CONTROL ORIFICE (5/8" DIA.) 4. 2 5 ' 12" PVC OVERFLOW RISER PVC PIPE OUTLET R-TANK W/IMPERMEABLE LINER PIPE INLETS SEE GRADING PLAN 4. 0 8 ' FLOW CONTROL NOTCH (15" VERT X 2" HOR) PVC PIPE OUTLET 48" DIA. MONITORING MANHOLE(JENSEN PRECAST OR EQUIV.) MANHOLE ACCESS R-TANK W/IMPERMEABLE LINER 10 ' 140' Typical Biofiltration Planter Detail NOT TO SCALE 6" M i n . 10 " P o n d i n g D e p t h Square Overflow Drain Sized for Q100 w/FLEXSTORM PUREFTC Insert. PVC Outlet Pipe Top of Grate Elev. per Plan Dimensions per Plan Drought Resistant Vegetation (SD-7) 18 " A m e n d e d S o i l s Mi n . I n f . R a t e = 5 " / h r . Ma x . I n f . R a t e = 1 0 " / h r Se e A m e n d e d S o i l s Co m p o s i t i o n T a b l e b e l o w Pipe Invert Elev. per Plan 3" H a r d w o o d M u l c h 16 " M i n . Conc. Planter Wall (typ) 6" Perforated PVC (SDR-35) Pipe 3" above Bottom of Basin w/Filter Sock over Pipe 67.7 BOTTOM 72.0 TOP PROP. PILE & LAGGING WALL PROP. SD 1' BROW DITCH TYPE BSDRSD D-75 (MODIFIED) Benchmark: DESCRIPTION: CLSB020 ROD W/CAP STAMPED LS 6215 SET 220' W. ROMERIA ST. ON S. SIDE OF LA COSTA AVENUE. 5' BACK OFCURB. LOCATION: LAT 33°05'08.34848"N LONG 117°14'42.99942 W FROM THE INTERSECTION OF ROMERIA STREET AND LA COSTA AVENUE GO W. ON LA COSTA 220' TOTHE POINT ON THE LEFT. MONUMENT IS ON S. SIDE OF LA COSTA AVENUE. 5' BACK OF CURB. RECORDED: ROS 17271ELEVATION: 104.25 DATUM: NGVD 29 Source of Topography TOPOGRAPHY SHOWN ON THESE PLANS WAS GENERATED BY FIELD SURVEY METHODS FROMINFORMATION GATHERED ON FEBRUARY 20, 2018 BY MLB ENGINEERING. TOPOGRAPHY SHOWN HEREON CONFORMS TO NATIONAL MAP ACCURACY STANDARDS. Project Address: VIEJO CASTILLA WAYCARLSBAD, CA 92009 Owner/Developer: MMK MANAGEMENT GROUP, LLC Attn: MARK KOOKLANI 700 WEST E STREETSAN DIEGO, CA 92101 (858) 232-3499 Project Location: THIS PROJECT IS LOCATED WITHIN ASSESSORS PARCEL NUMBERS 216-170-14 & 15. THE CALIFORNIA COORDINATE INDEX OF THIS PROJECT 334-1689 1 1 1 1 R-TANK VA R I E S 3. 4 ' T O 3 . 8 ' 7.5'10' 1' BROW DITCH TYPE B SDRSD D-75 (MODIFIED) 2' M I N . 1' BF-2 EX. RET. WALL 6" W a s h e d P e a G r a v e l ( F i l t e r C o u r s e ) 15 " D e e p C l a s s 2 P e r m e a b l e M a t e r i a l s CA L T R A N S S p e c i f i c a t i o n 6 8 - 1 . 0 2 5 (S t o r a g e L a y e r ) Amended Soils Composition BSMComposition Washed Sand Compost Volume 70-85%15-30% PROP. PILE &LAGGING WALL TOP OF WALL BELOW F.G. PROP. PILE &LAGGING WALL TOP OF WALL BELOW F.G. GEOGRID 12" ABOVE R-TANK PER GEOTECHNICAL ENGINEER'S RECOMMENDATIONS NOTE: THE GEOTECHNICAL ENGINEER HAS RECOMMENDED THE USE OF VIBRO PIERS IN THE FOUNDATION OF THE BUILDINGS TO REDUCE REDUCE ANY POTENTIAL LOAD STRESSING OF THE DETENTION TANK SYSTEM AND TO PROTECT AGAINST THE REDUCTION IN BEARING CAPACITY OF THE SOILS IN THE EVENT THE LINER IS TORN,PUNCTURED OR DEGRADED PER LETTER DATED 10/21/19. CO V E R V A R I E S 2. 7 ' M I N . STORM DRAIN STORM DRAIN PREPARED BY:ROBIN B. HAMERS & ASSOC., INC. CIVIL ENGINEERS 3100 AIRWAY AVENUE, SUITE 124 COSTA MESA, CA 92626(949) 548-1192 MICHAEL BENESH, R.C.E. 37893 DATE 12/1/2025 LIVIC RE EN I G N E LANOISSEFORPDERETSIGER X 42" SAFETY RAIL Traffic: APARTMENTS AT OVER 20 DU/AC26 Residential Units Average Daily Traffic = 6 Trips per x 26 units = 156 trips per day. AM Peak Hour = 156 x 0.08 = 12 TripsPM Peak Hour = 156 x 0.09 = 14 Trips Water Demands: (CMWD) Average Daily Residential Demand (ADD) = 185 gallons per day/unit x 26 units =4,810 gpd or 3.3 gpm Peak Hourly Demand = 3.3 gpm x 2.9 = 9.6 gpm Landscape Water Demand (per Landscape Plans) = 81,468 gallons/year = 223 gpd Sewer Generation: (LUECADIA WASTEWATER DISTRICT) Average Daily Flows (ADF) = 220 gallons per day / unit x 26 units = 5720 gpd or0.006 MGD Peak Daily Flows = 2.5 x 0.006 MGD = 0.015 MGD 4' M A X Jan. 21, 2026 Item #1 428 of 444 75.7 7 FL 6" C F 75.8 0 F L 75. 8 2 FS 75. 9 0 FF 76. 0 7 FF 2% 76.25 FS 6" CF76.20 FS 6" C F76.2 5 F S 2%76 . 5 0 FF76. 3 3 FF 8 0 . 8 F S 8 4 . 8 T W 7 9 . 5 T F 80.8 T W 74.8 T F 8 0 . 8 T W 7 4 . 8 T F 86. 1 FS 4% 86. 9 FS2% 86 . 3 FL / H P 85 . 8 FL 2% 8 0 . 3 F L 82.9 FL 1%88.8 TW 86.8 TF 88.8 T W 84.8 T F 6" C F69. 1 8 F S 6 9 . 3 9 F S 7%69.4 7 FF 69.80 FF68.23 FL 69.8 FS 80. 0 FS 82 . 0 TG 2% 74 . 7 FL 8 3 . 1 T W 7 9 . 1 T F 75.1 T W 68.1 T F 75.1 T W 67.4 T F 71 . 9 T W 67 . 9 T F 68.60 FS 80 . 8 T W 78 . 8 T F 84 . 7 T W 83 . 5 B W 85 . 5 T W 80 . 0 B W 86 . 1 T W 80 . 5 B W 8 0 . 0 T G 7 5 . 9 I N V A12A23EXIST. TREE TO BE REMOVED 75 . 9 T W 69 . 9 T F 76.5 TW74.5 TF 78 . 5 T W 73 . 1 T F 82 . 4 T W 81 . 1 T F 81 . 1 T W 73 . 1 T F 74 . 4 T G 69 . 6 I N V 1% PROP. INLET AND SD (TYP) 2% C2 E12 D2E23 86.4 F S 10 ' 4' 4' 4% 86. 5 0 FS EXISTING RESIDENTIAL CONDOMINIUM BUILDING FF = (78.0)EXISTING RESIDENTIAL CONDOMINIUM BUILDING FF = (81.0) 11 ' 16 ' 10 ' 4' EXIST. TREE TO BE REMOVED K3 10 ' 4' LA N D S C A P E EXIST. RET. WALL N00° 03' 46"W 105.00' N00° 03' 46"W 105.00' N00° 03' 46"W 105.00' N00° 03' 46"W 105.00' N S E W OR I G I N A L S C A L E : SEE SHEET 1 FOR GRADING PLAN OFF-SITE TOPO SCALE: 1"=10' PL EX. RETAINING WALL Section L SCALE: 1"=10' 5'EX, GRADE 68.6 FF EX. WALKWAY BF-2 (67.3) FF EX. BLDG.11.1' PL 3' - 4 " W A L L EX, GRADE BUILDING E TRASH ENC.DRIVEWAY DRIVEWAY 81.6 TW PROP. WALKWAY Section K SCALE: 1"=10' PL PL (81.0) FF EX. RETAINING WALL EX. BLDG.BUILDING D BUILDING C 5' - 4 " W A L L EX, GRADEPROP. WALKWAY PROP. WALKWAY 2' W A L L VIEJO CASTILLA WAY ENGINEERING DEPARTMENT3 4 DETAILS & SECTIONS FOR:RESORT VIEW VIEJO CASTILLA WAYAPNs 216-170-14 & 216-170-15 PLAN DATE: 10/21/25 68.2 FL 69.59 FS 76.1 TC 69.12 FL 75.15 FL 2' - 8 " W A L L 2' - 8 " W A L L 2' - 8 " W A L L 79.4 TW 77.2 TW 82.3 FS 85 90 80 75 70 65 85 90 80 75 70 65 76.0 FS 76.0 FS 75.0 FS 75.0 FS (73.1) TC Section M SCALE: 1"=5' PROP. BLDG. C 8' 1.6'±'1.2'± VIEJO CASTILLA WAY 2' M I N . BF-1 Section N SCALE: 1"=5' PROP. BLDG. B 17.5' 3.33' 2' M I N . BF-5 3.33'4' BF-3 2' M I N . PROP. BLDG. A PL Section O1 SCALE: 1"=5' 4'CLEAR 1' 2' M A X PROP. BLDG. B 11.5' EX, GRADE PROP. PILE & LAGGING WALL REMEDIAL GRADING 76.58 FF RAILINGS WHEN SLOPE > 5% PROP. WALKWAY 1' BROW DITCH TYPE BSDRSD D-75 (MODIFIED) TW VARIES MIN. 6" ABOVE FG 0. 2 5 ' M I N . 2% ± 2% ± 75.5 FG R-TANK PL PL 6" 3" CONCRETE FORM CONCRETEAROUND PILING WHERE OCCURS. Modified D-75 Drain SCALE: 1"=2' Q100 = 0.1 cfsDn = 0.13' Slope = 2% Min. 9" STORM DRAIN PREPARED BY:ROBIN B. HAMERS & ASSOC., INC. CIVIL ENGINEERS 3100 AIRWAY AVENUE, SUITE 124 COSTA MESA, CA 92626 (949) 548-1192 MICHAEL BENESH, R.C.E. 37893 DATE 12/1/2025 LIVIC R E E N I G N E LANOISSEFORPDERETSIGER PL EX, GRADE PROP. RETAINING WALLS Section A2 SCALE: 1"=5' 6' 2' PROP. PAVEMENT5' M A X 6' M A X REMEDIAL GRADINGTEMP 1:1 SLOPE TW PER PLAN TW PER PLAN TF PER PLAN 4' M A X PROP. PILE & LAGGING WALL PROP. SD PL PROP. RETAINING WALL Section E2 SCALE: 1"=5' 4' 4' M A X PROP. BLDG. E EX, GRADE 68.60 FF REMEDIAL GRADING TEMP 1:1 SLOPE SWALE TW PER PLAN TF PER PLAN 5' MIN. PL Section O2 SCALE: 1"=5' 4'CLEAR PROP. BLDG. A 11.5' EX, GRADE REMEDIAL GRADING 75.63 FF X X X X RAILINGS WHENSLOPE > 5% PROP. WALKWAY 1' BROW DITCH TYPE B SDRSD D-75 (MODIFIED) TW VARIESMIN. 6" ABOVE FG 0. 2 5 ' M I N . STORM DRAIN TEMP 1:1 SLOPE 5' MIN. PL PROP. RETAINING WALL Section B2 SCALE: 1"=5' 4' CLEAR 6' M A X PROP. BLDG. A 11.5' EX, GRADE REMEDIAL GRADING TEMP 1:1 SLOPE 75.63 FF X X X RAILINGS WHEN SLOPE > 5% PROP. WALKWAY 5' MIN. TW PER PLAN TF PER PLAN FS VARIES, SEE PLAN 1' BROW DITCH TYPE B SDRSD D-75 (MODIFIED) STORM DRAIN X 42" SAFETY RAIL X 42" SAFETY RAIL X 42" SAFETY RAIL WALL DRAIN WALL DRAIN DRAIN LINE FROM TANK-1 4' M A X 4' M A X 4' M A X Jan. 21, 2026 Item #1 429 of 444 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 W W W N00° 03' 46"W 105.00'N00° 03' 45"W 84.15' N8 9 ° 5 6 ' 1 9 " E 1 7 8 . 0 0 ' N8 9 ° 5 6 ' 1 9 " E 1 7 8 . 0 0 ' N8 9 ° 5 6 ' 1 4 " E 1 7 7 . 3 2 ' N00° 03' 46"W 105.00'N00° 03' 46"W 105.00' D=3°44'06"20.86',R=320.00' 150' STOPPING SIGHT DISTANCE 10 ' 10 ' 150' STOPPING SIGHT DISTANCE 150' STOPPING SIGHT DISTANCE 150' STOPPING SIGHT DISTANCE VIEJO CASTILLA WAY NA V A R R A R O A D PI R I N E O S W A Y 30 ' 30 ' 20 ' 20 ' 30 ' 30 ' 20 ' 20 ' E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E SEE SHEET 3 FOR OFF-SITE TOPO PREPARED BY:ROBIN B. HAMERS & ASSOC., INC. CIVIL ENGINEERS 3100 AIRWAY AVENUE, SUITE 124 COSTA MESA, CA 92626 (949) 548-1192 MICHAEL BENESH, R.C.E. 37893 DATE 12/1/2025 LIVIC R E E N I G N E LANOISSEFORPDERETSIGER N S E W Scale: 1"=20' OR I G I N A L S C A L E : SDP 2024-0012 /HDP 2024-0004 ENGINEERING DEPARTMENT4 4 SIGHT DISTANCE EXHIBIT FOR:RESORT VIEW VIEJO CASTILLA WAYAPNs 216-170-14 & 216-170-15 PLAN DATE: 10/21/25 Feet 0 20 40 SITE PEDESTRIANCROSSING PEDESTRIANCROSSING LA CO S T A A V E LA COS T A A V E 1/2 MILE RADIUS NU E V A C A S T I L L A W A Y GIB R A L T A R S T CA L L E M A D E R O LEVANTE ST BIKELANE BIKE LANE NOTES: - THERE IS NO BUS STOP WITHIN 12 MILE OF PROJECT SITE. - THERE ARE SIDEWALK ON BOTH SIDES OF ALL STREETS. TRANSPORTATION NETWORK MAP SCALE: 1" - 500' GOLF CARTROUTE PIRINEOS WAY NAVARRA DR VIEJ A C A S T I L L A W A Y VIEJO CASTILLA WAY PIRINEOS WAY Site NAVARRA DRIVE Jan. 21, 2026 Item #1 430 of 444 13 RESORT VIEW APARTMENTS OTHER APPROVAL DATE INITIAL DATE INITIAL CITY APPROVAL RVWD BY: CHKD BY: DWN BY: PLANNING APPROVED: PROJECT NO. DRAWING NO. LANDSCAPE IMPROVEMENT PLANS FOR: PLANNING DIVISION CITY OF CARLSBADSHEET SHEETS REVISION DESCRIPTIONDESIGNER OF WORK INITIALDATE TELEPHONE: DATE PLAN PREPARED: BY: ADDRESS: CLIENT NAME: DATE CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER PREPARED BY: DANA POINT CA 92629 34197 PACIFIC COAST HWY, SUITE 200 (949) 443-1446 SUMMERS/MURPHY & PARTNERS, INC. E N V I R O N M E N T A L D E S I G N 7529 VIEJO CASTILLA WAY, CARLSBADMMK MANAGEMENT GROUP, LLC PO BOX 1555 858.431.6401 LA JOLLA, CA. 92038 SUMMERS / MURPHY & PARTNERS, INC. DECEMBER 2, 2025 SD P 2 0 2 4 - 0 0 1 2 / H D P 2 0 2 4 - 0 0 0 4 1 TITLE SHEET SMP DB SMP DA T E D : PL AN SET SM P P L A N C O N T R O L 12 / 0 2 / 2 0 2 5 12TH RESORT VIEW APARTMENTS 7529 VIEJO CASTILLA WAY CARLSBAD CALIFORNIA VICINITY MAP LOCATION MAP CONSULTANTS LANDSCAPE ARCHITECT SUMMERS MURPHY & PARTNERS, INC. 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949.443.1446 FAX: 949.443.1631 CONTACT: PAT MURPHY ARCHITECT FOXLIN ARCHITECTS 392 CAMINO DE ESTELLA SAN CLEMENTE, CA. 92672 PHONE: 949.325.3001 CONTACT: MICHAEL FOX 1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, ANDSERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS ASSHOWN ON THE DRAWINGS AND SPECIFIED HEREIN. 2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR. 3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TOSTATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-OSHA SAFETYORDERS REGARDING PERFORMANCE OF WORK. 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH THENATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES.THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUETO DAMAGE AND/OR REPLACEMENT OF SAID UTILITIES, INCLUDING DELAYS. 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACTDOCUMENTS AND/OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETIONAND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOBSUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY. ALL WORK RELATED TOTHE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BYTHE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANYCONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THECONTRACTOR'S RISK AND EXPENSE. NOTES CONSTRUCTION NOTES AND LEGEND BOND BEAM ELEVATION CATCH BASINTOP OF GRATE ELEVATION FLOW LINE BOTTOM OF STEP BOTTOM OF WALLTOP OF FOOTING ELEVATION GARAGE FLOOR ELEVATION DIAMETER CATCH BASIN FINISH FLOOR ELEVATION FINISH GRADEFINISH SURFACEHIGH POINT INVERT ELEVATION LOW POINT ON CENTER PAD ELEVATION TOP OF STEP TOP OF WALL INVBB CBTG OC TS FS FLLPHP BS FGCB BWTFTW GF O PE FF BEGINNING OF CURB RADIUSEND OF CURB RADIUS EXISTING SPOT ELEVATIONPROPOSED SPOT ELEVATION PLANTING AREATYPICAL MINIMUM BOTTOM OF CURBEXPANSION JOINT HEADERLANDSCAPE ARCHITECT MAXIMUMMASTIC JOINT REDWOOD SAW CUTSCORE JOINT TOP OF CURB PATYPMJMAX EJ RDWD MINLAHDR SJSCR RADIUS (33.60)33.60 ECR BCTC BCRHT HEIGHT ATRIUM DRAIN ALIGN GRADIENT IN PERCENTAGE SHEET LOCATION SECTION REFERENCE SHEET LOCATION DETAIL REFERENCE EXISTING CONTOUR PROPOSED CONTOUR TURF DRAIN DECK DRAIN DRAINAGE PIPE DIRECTION OF FLOW GRADE BREAK RIDGE 3 1 3 1 GB R 4:1 1.0% RATIO: 4' HORIZONTAL DISTANCE PER 1' OFVERTICAL HEIGHT BERM - BUILT-UPLANDSCAPE GRADE FACE OF BUILDINGFOB LEGEND DRAWING INDEX SHEET SHEET DESCRIPTION 1 TITLE SHEET 2 CONSTRUCTION LAYOUT PLAN 3 CONSTRUCTION LAYOUT PLAN 4 CONSTRUCTION DETAILS 5 CONSTRUCTION SPECIFICATIONS 6 MAINTENANCE RESPONSIBILITY PLAN 7 TREE PLANTING LAYOUT PLAN 8 TREE PLANTING LAYOUT PLAN 9 SHRUB PLANTING LAYOUT PLAN 10 SHRUB PLANTING LAYOUT PLAN 11 PLANTING DETAILS 12 PLANTING NOTES 13 IRRIGATION HYDROZONE PLAN CLIENT PROJECT SITE CONSISTENT WITH CURRENT STANDARDS. BY: PHONE NO: REGISTRATION NO: EXPIRATION DATE: DECLARATION OF RESPONSIBLE CHARGE: I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL & WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. WATER EFFICIENT LANDSCAPE DECLARATION: 949 443- 1446 1881 JULY 31, 2026 ALL IRRIGATION BACKFLOW PREVENTERS SHALL BE TESTED BY A CERTIFIED TESTER AND RESULTS MUST BE GIVEN TO THE CITY AND THE CARLSBAD MUNICIPAL WATER DISTRICT. PIPE BETWEEN THE METER AND BACKFLOW PREVENTER SHALL BE "SCHEDULE K HARD COPPER". APPROVED CONTRACT BACKFLOW TESTERS CAN BE FOUND ON THE CITY WEB SITE AT: HTTP://WWW.CARLSBADCA.GOV/SERVICES/DEPARTMENTS/WATER/DOCUMENTS/RECYCLEDWATERBACKFLOWTESTERLIST.PDF FOR RECYCLED OR HTTP://WWW.CARLSBADCA.GOV/SERVICES/DEPARTMENTS/WATER/DOCUMENTS/WATERBACKFLOWTESTERLIST.PDF FOR POTABLE OR CALL (760) 438-2722. INSPECTION PROCEDURES: INSPECTION OF THE PROJECT SHALL BE PERFORMED BY THE LANDSCAPE ARCHITECT OF WORK, OR HIS DESIGNATED AGENT. REFER TO THE SPECIFICATIONS FOR THE SCHEDULE OF REQUIRED INSPECTIONS AND REQUIRED SUBMITTALS. FOLLOWING COMPLETION OF THE WORK, THE LANDSCAPE ARCHITECT OF THE WORK WILL CERTIFY THAT THE INSTALLATION HAS BEEN COMPLETED BY SUBMITTING THE "CERTIFICATION OF COMPLETION" FORM. A REQUEST FOR A FINAL LANDSCAPE INSPECTION BY THE CITY MUST ALSO BE MADE BY CALLING THE INSPECTION REQUEST LINE. "CERTIFICATION OF COMPLETION" FORM FAX TO: (760) 944-8943. LANDSCAPE INSPECTION REQUEST PHONE LINE: (760) 602-4602. BACKFLOW PREVENTER TESTING: INSPECTION PROCEDURES: THE CONTRACTOR SHALL CONTACT THE DESIGNER OF WORK PRIOR TO BEGINNING LANDSCAPE WORK AND THE DESIGNER OF WORK SHALL REVIEW THE PROJECT UTILITY LOCATIONS AND REVISE PLANS ACCORDINGLY TO FULLY SCREEN ALL UTILITIES FROM VIEW AND PROTECT ALL UTILITIES (ABOVE & BELOW GRADE) FROM INVASIVE PLANT GROWTH AND ROOTS. PRIOR TO BEGINNING LANDSCAPE WORK: HOME OWNER'S ASSOCIATION (HOA) WILL BE RESPONSIBLE FOR MAINTENANCE OF ALL LANDSCAPE AREAS . MAINTENANCE NOTE: I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS AND SPECIFICATIONS BY THE CITY OF CARLSBAD AND SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEALTH IS CONFINED TO A REVIEW ONLY AND DOES NOT RELIEVE ME, AS THE LICENSED DESIGNER OF WORK, OF MY RESPONSIBILITIES FOR PROJECT DESIGN. THESE PLANS HAVE BEEN PREPARED IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED LANDSCAPE CONCEPT PLAN, WATER CONSERVATION PLAN, FIRE PROTECTION PLAN, AND ALL CONDITIONS OF APPROVAL RELATED TO LANDSCAPING. I HEREBY DECLARE THAT I AM THE LICENSED DESIGNER OF WORK FOR THIS PROJECT, THAT I HAVE EXERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THIS PROJECT AS DEFINED IN SECTION 6703 OF THE BUSINESS AND PROFESSIONS CODE AND THAT THE DESIGN IS BY: PHONE NO: REGISTRATION NO: EXPIRATION DATE: 949 443- 1446 1881 JULY 31, 2026 CITY OF CARLSBAD STANDARD NOTES PATRICK C.M. MURPHY PATRICK C.M. MURPHY PROJECT SITE CIVIL ENGINEER MLB ENGINEERING 404 SOUTH LIVE OAK PARK RD. FALLBROOK, CA. 92028 PHONE: 760.731.6603 CONTACT: MICHAEL BENESH THIS PLAN SHALL PROVIDE THAT ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN TWENTY-FOUR INCHES (24") OF ANY IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. SUBSURFACE IRRIGATION NOTE: MMK MANAGEMENT GROUP, LLC. PO BOX 1555 LA JOLLA, CA 92038 PHONE: 858.431.6401 EMAIL: MARKLANI@AOL.COM RESORT VIEW SITE OBTAINS WATER EFFICIENT PRINCIPLES PROVIDED BY THE CITY OF CARLSBAD PER APPENDIX 'A' OF LANDSCAPE MANUAL. THESE INCLUDE: 1.) SITE UTILIZES SMART CONTROLLER WITH RAIN SENSORS TO PREVENT WATER RUNOFF. 2.) VARIOUS BMP'S PROVIDED THROUGHOUT SITE TO CONTAIN WATER RUNOFF WITH SELECTIVE PLANT PALETTE PER BMP GUIDELINES. 3.) HYDROZONING APPLICABLE ON SITE TO PROMOTE WATER EFFICIENCY AND CONSERVATION. 4.) GROUND MULCH PRESENT ON SITE TO ADD NUTRIENTS TO SOIL AND PREVENT WEED GROWTH. 5.) DROUGHT TOLERANT PLANTS EXIST THROUGHOUT SITE TO EXEMPLIFY XERISCAPE PLANTING. WATER CONSERVATION STATEMENT SITE LANDSCAPE PRINCIPLES: Jan. 21, 2026 Item #1 431 of 444 SD S D S D S D S D S D S D SD SD SD SD SD SD SD SD SDSDSDSD F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F SDSDSDSDSDSD SD SD SD SD SD SD S D 5 CONSTRUCTION SPECIFICATIONS SMP SMP SMP 13 RESORT VIEW APARTMENTS OTHER APPROVAL DATE INITIAL DATE INITIAL CITY APPROVAL RVWD BY: CHKD BY: DWN BY: PLANNING APPROVED: PROJECT NO. DRAWING NO. LANDSCAPE IMPROVEMENT PLANS FOR: PLANNING DIVISION CITY OF CARLSBADSHEET SHEETS REVISION DESCRIPTIONDESIGNER OF WORK INITIALDATE TELEPHONE: DATE PLAN PREPARED: BY: ADDRESS: CLIENT NAME: DATE CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER PREPARED BY: DANA POINT CA 92629 34197 PACIFIC COAST HWY, SUITE 200 (949) 443-1446 SUMMERS/MURPHY & PARTNERS, INC. E N V I R O N M E N T A L D E S I G N 7529 VIEJO CASTILLA WAY, CARLSBADMMK MANAGEMENT GROUP, LLC PO BOX 1555 858.431.6401 LA JOLLA, CA. 92038 SUMMERS / MURPHY & PARTNERS, INC. DECEMBER 2, 2025 SD P 2 0 2 4 - 0 0 1 2 / H D P 2 0 2 4 - 0 0 0 4 I.GENERAL A. Contractual Relationship In the performance of this contract, Contractor shall hold Landscape Architect and Owner harmless from any and all liability, costs and charges arising out of, or in connection with, contractors, employees, or it's agent's negligence, omissions, errors. B. Errors or Conflicts If any errors or conflicts are discovered in the plans or notes, they shall be interpreted so as to accomplish the real purpose of those plans and notes. C. Additions, Deviations and Alterations No deviations or alterations from the plans and specifications will be permitted unless authorized by the Owner or the Landscape Architect. Should deviation from plans and notes become necessary due to conflicting site conditions, Owner and Landscape Architect shall approve in advance any such deviation. No additional work will be authorized without the express written authorization from the Owner. D. Interpretation The Contractor shall comply with the obvious intent and meaning of these plans and specifications which shall be construed to include all labor, material, tools and equipment necessary to complete the work specified herein in a workmanlike manner in strict accordance with plans and notes. Should any questions arise as to the intent and interpretation of these plans and notes, Contractor shall refer to Owner and Landscape Architect whose decision thereon shall be final. E. Observation and Rejection of Materials and Workmanship All materials and workmanship furnished or performed by Contractor shall be subject to final observation and acceptance by Owner and Landscape Architect upon completion of all contract work whether previously paid for or not. At any and all times during the performance of this contract, Contractor shall make available for observation, test and approval, materials and workmanship. Failure of such observers to make observation, tests or approvals shall not prejudice the right of Landscape Architect or Owner on final observation. Contractor shall promptly replace any and all material, workmanship and equipment which does not conform to the plans and notes. All materials used on this contract shall be new and the best marked quality unless specified otherwise. F. Samples When so required by the Owner or Landscape Architect, Contractor shall submit for approval samples of the various materials, and specify finish thereon. G. Local Codes All construction shall conform to all local building codes and ordinances. It is Contractor's responsibility to verify all codes prior to commencing work. H. Utilities Contractor shall be responsible for verifying the location of all underground utilities, electric cables, conduits, sprinkler lines and all utility lines prior to any construction. I. Removal of Debris and Clean-Up Contractor shall thoroughly clean and keep free of debris and waste material entire construction area to the satisfaction of the Owner. J. General The general conditions and any special conditions that Owner may require shall apply with the same force and effect as though written in full herein for all construction sections. II.SITE EXCAVATION AND ROUGH GRADING Scope of Work - Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all clearing, stripping, excavating, backfilling, grading and related work as shown on the drawings, including but not limited to the following: A. Protection of all curbs, walks, walls, structures and other existing work which is to remain. B. Clearing and stripping site of brush, debris and other foreign materials as outlined in the drawings. C. Excavation for all foundations and footings to the dimension and depth shown on the drawings. Bottoms of excavations shall be smooth and level. All loose material shall be removed therefrom. D. Subgrades shall be watered and compacted to a relative compaction of 95%. E. Subgrades under all paving shall be true to grade and cross section, hard, uniform and smooth prior to placement of base material. F. Backfilling of all excavations and trenches after placement of foundations, walls, walks, utilities, etc., as outlined on the drawings. Compaction of backfill shall be in acceptance with Engineer's specifications. G. Grading of areas indicated in the drawings including bringing existing grades to within 1/10 foot plus or minus. Final design grades as indicated on the drawings. H. Stockpiling of excavation material or import top soil fill and sand shall be as outlined on the drawings or as approved by Landscape Architect. I. Clean up and remove all debris and surplus material and remove from site. III.DRAINAGE Scope of Work - Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all drainage systems as shown on the drawings, including but not limited to the following: A. Materials 1. Acrylonite Butalene - Styrene (ABS) Schedule 40 drain pipe, perforated or non-perforated in diameters shown on the drawings. 2. Basins and Drains - High impact plastic Styrene drain basins, catch basins with grates, high impact plastic Styrene deck drains, and/or precast concrete drain box and catch basins and cast iron grate in diameters and sizes as shown on the drawings. Stainless steel or brass deck drains in hardscape as shown on the drawings. B. Trenching and Laying Pipe 1. Trenches to pitch a minimum of 1/8" per foot unless otherwise indicated on the drawings. Contractor to verify all invert elevations and trench depth prior to excavation. 2. Bottom of trench shall be smooth and continuous to flow direction. A hollow shall be made to receive bell of pipe so the joint will not bear upon the subgrade. Adjustments to line and grade shall be made by scraping away or filling in with backfill under the base of the pipe and not by wedging or blocking. 3. Trench material shall be used for backfill. However, no rocks or lumps shall be used. Welded joints shall be given at least 15 minutes setup before handling. Above the level of initial backfill, the trench may be backfilled with trench material. 4. Compaction - Compaction by tamping shall not be done in layers exceeding eight inches in loose depth with each layer thoroughly compacted between. C. Clean-Up and Testing 1. Prior to covering of trenches, drain line and basins shall be checked to insure proper flow and water tightness. 2. The piping systems shall be flushed and cleaned prior to connecting to existing drain line, catch basin or storm drain systems. 3. Upon completion of work, remove debris, tools and surplus material from site. IV.CONCRETE Scope of work - Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all concrete flatwork as shown on the drawings including but not limited to the following: A. Materials 1. Cement - Standard Portland Cement, per designation C-150 of the ASTM Type II, III, or V, low alkali, single brand throughout. Refer to Soil Engineer's Report for Recommendations. 2. Aggregate - ASTM Specification C-33 3/4" maximum size. Decorative aggregates or pea rock as shown on drawings. Fine natural sand, well graded conforming to ASTM C-144. 3. Water - Water used shall be of potable quality. 4. Steel - Reinforcing steel for decks and walks to be intermediate grade deformed bars conforming to ASTM A-615 and/or Grade 40. Mesh ASTM A-496, size where shown on drawings. 5. Expansion Joints - Asphalt impregnated felt. Polyfelt Ethafoam as indicated on the drawings. 6. Control Joints - Saw cut joint 1/4 of slab thickness. Hand tooled score joints 1/4" deep minimum where shown on the drawings. 7. Cold Joints - Butt type, butt type with dowels. Screed key joint as indicated on the drawings. 8. Joint Sealant - Two parts Polysulfide sealant as manufactured by Thiokol, Class AS, self leveling or multi-part polyurethane construction sealant by L.M. Scofield, in matching color. 9. Curing Material - Hunts process MD7C. 'Lithochrome' color wax for color conditioned concrete by L.M. Scofield, in matching color of concrete as indicated on the drawings. 10. Color Conditioned Concrete - 'Chromix' admixtures for integral colored concrete by L.M. Scofield Company. 11. Dust-On Color - 'Lithochrome' color hardener by L.M. Scofield Company. 12. Surface Retardant - 'Lithotex' top surface retarder as manufactured by L.M. Scofield Company, or 'Sika' surface retardant or 'Rugesol' as manufactured by Sika Corporation. B. Subgrade 1. Grade all subgrades to a uniform depth and compaction. Moisten all subgrades prior to pouring of concrete. 2. Cut all footings in undisturbed or compacted soil. 3. Place sand or aggregate base as shown on the drawings and as specified by a Soils Engineer. C. Forms 1. Use only finished lumber. Set all forms true to grade and position. 2. Moisten all forms prior to pouring of concrete or use approved form release agents. D. Expansion Joints 1. Place expansion joints in concrete at intersection of concrete and fixed structures, i.e., garage, walls, base of steps, pool bond beam as indicated on the drawings. 2. Place control joint in concrete not to exceed a horizontal spacing as specified by a soils engineer. 3. Place construction joints in concrete where casting on concrete is to be stopped and subsequent casting is to be started. E. Concrete 1. Class A concrete shall contain not less than 5 sacks of cement per cubic yard and be proportioned to attain a maximum cylinder strength of 3,000 PSI in 28 days. Compressive strengths are to be determined in accordance with ASTM C-39. The slump shall not exceed 4". 2. Concrete mixing - All transit mixed concrete shall be mixed and delivered in accordance with the requirement of Standard Specifications for ready mixed concrete ASTM C-94. F. Concrete Finishing 1. Broom Finish - Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel, and edge to an even hard surface. Score as indicated on drawings. Use a new manila hemp bristle broom. Brush markings on slab in uniform fashion as shown on the drawings. 2. Rock Salt Finish - Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel and edge to an even hard surface. Score as indicated on drawings. Hand broadcast rock salt in even distribution and tamp in. Wash off concrete with enough pressure to dissolve rock salt after concrete has set. 3. Pea Rock Retarded Finish - Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities.Float to a smooth surface, steel trowel and edge to an even hard surface. Apply surface retardant to finished surface, prior to initial set per manufacturer's recommendations, L.M. Scofield, using sprayer, providing even distribution. Reveal aggregate by using water jet and coarse fiber brush to remove retardant paste from surface, washing thoroughly until surface is clean and exposure is complete and uniform. 4. Hand Seeded Aggregate Finish - Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface. Hand seed surface in uniform fashion over entire area keeping stone 1/2" minimum from edges and expansion joints. Tamp aggregate to a uniform depth below concrete surface. 5. Stamped Concrete - Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface. Apply color hardener 'Lithochrome' by L.M. Scofield by the dry shake method using a minimum of 60 pounds per 100 square feet. Apply in 2 or more shakes and float after each shake. Trowel only after final floating while concrete is still plastic using imprinting tools to make pattern as shown on the drawings. Apply color curing compound 'Lithochrome' color wax by L.M. Scofield Company using roller or sprayer. If 'Bomacron' type surface is shown on drawings, a release agent must be applied prior to texturing the concrete. Color curing compound may be optional, as indicated on the drawings. 6. Sand Finish - Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel and edge to an even hard surface. Prior to set, lightly sponge surface to reveal small surface fines while not exposing aggregate. Alternate method, after initial set, surface to be washed with a diluted solution of muriatic acid and water, and brushed to reveal surface lines. Surface must be continuously wet to avoid acid burn. F. Clean-Up Upon completion of work, remove all forms, debris, material and tools from site. V.BLOCK MASONRY Scope of Work - Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all block masonry as shown on the drawings, including but not limited to the following: A. Materials 1. Slump block units meeting grade A, ASTM C-90, concrete block units Grade A, ASTM C-90. 2. Cement - Standard Portland Cement ASTM designation C-150 Type I or II, low alkali. 3. Sand - Clean, well graded ASTM designation C-144. 4. Water - Water used shall be of potable quality. 5. Steel - Reinforced steel for wall to be Grade 40 deformed bars ASTM designation A-165. 6. Concrete - Class A concrete minimum 2,000 PSI at 28 days. 7. Mortar - by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 1/2 part lime putty, 4-1/4 parts sand, conforming to ASTM C-270. Omit lime putty if plastic cement is used. 8. Grout - by volume freshly prepared, uniformly mixed 1 part cement, 3 parts sand, 2 parts pea gravel. B. Laying of Masonry 1. Lay all masonry straight and true to line with vertical joints plumb over each other. Horizontal joints shall be level. Headers and corner units to show finished faces where exposed. Joints and bond pattern to be as shown on the drawings. C. Reinforcing 1. All bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for walls and columns to be same size as wall reinforcing. Refer to Structural Engineer's specifications for all steel sizes and locations. D. Cutting of Masonry 1. No cutting of masonry units shall be allowed unless shown on the drawings. E. Grouting of Masonry 1. Grout all cells with vertical steel solid as shown on the drawings. 2. Grout all cells below grade solid. 3. Provide minimum 3/4" between steel reinforcing and blocks. F. Weepholes 1. Open joint weep holes at 32" O.C. maximum on bottom course of retaining walls with 1 cubic foot gravel if shown on drawings or approved drainage system per Structural Engineer's specifications. G. Expansion Joints 1. Provide vertical expansion joints in wall per local code and Structural Engineer's specifications. H. Waterproofing 1. Waterproof all retaining walls below grade with asphalt emulsion, 2 coats. I. Cleaning 1. Clean all masonry work, remove all mortar stains. 2. Upon completion of work, remove all mortar droppings, debris, materials and tools from site. VI.BRICK MASONRY Scope of Work - Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all brick or stone masonry as shown on the drawings, including but not limited to the following: A. Materials 1. Brick or stone conforming to ASTM A-62 grade MW as shown on the drawings. 2. Cement - Standard Portland Cement ASTM designation C-150, Type II, III, or V low alkali single brand throughout. Refer to Soils Engineer's report for recommendations. 3. Sand - Clean, well graded ASTM designation C-144. 4. Water - Water used shall be of potable quality. 5. Steel - Reinforced steel for walls to be Grade 40 deformed bars ASTM designation A-165. 6. Mortar - by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 1/2 part lime putty, 3 parts sand, conforming to ASTM C-270. Omit lime putty if plastic cement is used. 7. Grout - by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 3 parts sand or 1 part cement, 3 parts sand and 2 parts pea gravel. B. Laying of Brick 1. Lay all masonry straight and true to line with brick vertical joints plumb over each other. Horizontal joints shall be level. Headers and corner units to show finished faces where exposed. Joints and bond pattern to be as shown on the drawings. C. Reinforcing 1. All bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for walls and columns to be same size as wall reinforcing. Refer to Structural Engineer's specifications for all steel sizes and locations. D. Cutting of Masonry 1. Use masonry saw for brick cuts unless specified otherwise. Bricks cut less than 1/2 length shall not be used. Stone to be cut with chisel and hammer. E. Grouting of Masonry 1. Grout core walls solid as shown on the drawings. 2. Provide minimum of 2-1/2" grout space between double brick walls. Provide minimum 3/4" between steel reinforcing and brick. H. Waterproofing 1. Waterproof all retaining walls below grade with asphalt emulsion, or other as specified by Soils Engineer. I. Cleaning and Sealing 1. Clean all masonry work. Remove all mortar stains. Remove alkali with solution of muriatic acid and water. Apply clear sealer to exposed surfaces if shown on the drawings. 2. Upon completion of work, remove all mortar droppings, debris, materials and tools from site. VII.CARPENTRY Scope of work - Provide all labor, materials, tools, equipment, transportation and necessary incidentals for completion of all carpentry as shown on the drawings. A. Materials 1. Wood - rough sawn, resawn, surfaced 4 sides where shown on the drawings, straight, sound, free from marks, pin head knots, sap pockets, slivers, and checks. Select grade or better where shown on the drawings. 2. Douglas Fir, Redwood, Western Red Cedar or as shown on the drawings. 3. Posts, Plates and other at-grade connections to be Redwood, Western Red Cedar or pressure treated Douglas Fir as shown on the drawings. 4. Hardware - column bases - 'Simpson Strong Tie' or equal. Post caps and strap ties - 'Simpson Strong Tie' or equal. Joist hangers and heavy angles - 'Simpson Strong Tie' or equal. Screws, hinges, nails, bolts, and washers. All hardware material to be galvanized. 5. Stain and paint - as selected and shown on drawings. 6. Concrete - Class A minimum 2,000 PSI at 28 days. B. Rough Carpentry 1. Set all posts, beams, rails and framing plumb and true to line as shown on the drawings. 2. Connections - make all connections as shown on the drawings.Splice lumber at posts only. Utilize all nail and/or bolt holes for all hardware. 3. Ease all top edges of exposed lumber for bench tops, low walls, etc., where surface contact is provided. 4. Post base - set post column base as shown on drawings, providing minimum 1" clear all sides from finished post base to top of paving. 5. Countersink nails and bolts in all locations where surface contact is provided, i.e., bench top etc. VII.METAL WORK Scope of Work - Provide all labor, materials, tools, equipment, transportation and necessary incidentals for completion of all metal work where shown on the drawings, including but not limited to the following: A. Materials 1. Steel tubing in sizes shown on the drawings ASTM designation 500 and/or hand forged, cold rolled wrought iron in sizes as shown on the drawings. 2. Hardware - hinges, latches, bolts, washers, screws, etc., to be heavy duty. 3. Concrete - Class A concrete minimum 3,250 PSI at 28 days and/or 'Por-Rock' as shown on the drawings. 4. Paint - Zinc Chromate primer, 'Rustoleum' finish surface coats or equal. 'Metalizing' or galvanizing or powder coating if shown on the drawings. B. Fabrication and Installation 1. Contractor shall make all measurement for fabrication in field prior to starting work. 2. Horizontal bars to taper with grade or step with grade as shown on the drawings. Vertical bars to be plumb. C. Welding 1. Welding to comply with the requirements of standard code for ARC and gas welding. 2. Weld to only clean, rust-free surface. 3. All welds to be continuous and free of cracks, craters and porosity. Tack welds not acceptable. 4. Grind smooth all exposed welds, match adjoining surfaces. 5. Plug all open ends and tops, and weld. D. Painting 1. Prime all metal work with one coat Zinc Chromate primer. 2. Paint all metal work with 2 coats 'Rustoleum' in semi-gloss or flat as shown on the drawings. Paint to be 4 mils minimum dry thickness each. 3. Prime and paint per above, all field welds. E. Protection and Cleanup 1. Protect all existing work from paint overspray. 2. Obtain Fire permit where required for on-site welding. 3. Upon completion of work, remove all scrap iron, debris, materials and tools from site. Jan. 21, 2026 Item #1 435 of 444 SD S D S D S D S D S D SD SD SD SD SD S D S D S D SD SD SD SD SD SD SD SD FM FM FM FM FM SD S D SD SD SD FM FM FM S D SDSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD 1 2 3 4 7 8 9 10 12116 ADA - VAN 549 SD S D S D S D SD SD SD SD SD SD SD SD FM FM FM FM FM SD S D SD SD SD FM FM FM S D SDSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD S D S D S D SD SD SD SD SD SD SD SD SDSDSDSD SDSDSDSDSDSD SD SD SD SD SD SD S D S D SD SD SD UP 484745 46444337 38 4039 41 42 S D S D S D SD SD SD SD SD SD SD SD SDSDSDSD SDSDSDSDSDSD SD SD SD SD SD SD S D S D SD SD SD BUILDING B BUILDING A SIGHT DISTANCE LINE, TYP. VI E J O C A S T I L L A W A Y SD S D S D S D S D S D S D SD SD SD SD SD SD SD SD SDSDSDSD F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F SDSDSDSDSDSD SD SD SD SD SD SD S D SPECIFIED ARBORGARD IS A TREE TRUNK PROTECTOR TO PREVENT DAMAGE BY STRING TRIMMERS, LAWN MOWERS AND RODENTS. SINGLE PROTECTOR FITS TRUNKS UP TO 4" IN DIAMETER, JOIN TWO TOGETHER FOR LARGER TREES. A. MATERIALS THE CONTRACTOR SHALL FURNISH AND INSTALL TRUNK PROTECTORS AS SPECIFIED. THE TRUNK PROTECTOR SHALL BE EITHER PRODUCT # AG 9-4 AS MANUFACTURED BY DEEP ROOT PARTNERS, L.P., 81 LANGTON STREET, SUITE 4, SAN FRANCISCO, CA 94103 (800-458-7668), OR APPROVED EQUAL. THE PROTECTOR SHALL BE RECYCLABLE POLYETHYLENE WITH A 0.060" (1.52 MM) WALL THICKNESS. U.S. DESIGN PATENT # 329,296 B. INSTALLATION 1. SAPLING TREES: UNCOIL A SINGLE ARBORGARD+ AND PLACE AROUND BASE OF TREE. FOR COMPLETE PROTECTION BE SURE FLARED END IS TOUCHING THE GROUND. 2 MATURE TREES: TO COUPLE TWO OR MORE ARBORGARD+ TOGETHER PUSH THE TABS THROUGH THE SECOND ARBORGARD+ FROM THE INSIDE SO THE TABS SHOW ON THE OUTSIDE AS ILLUSTRATED. AG 9-4 ARBORGARD+ TREE TRUNK PROTECTOR 2x ROOTBALL DIA. SECTION VIEW NOT TO SCALE LEGEND 1. 1, 5, OR 15 GALLON SHRUB 2. 2" LAYER OF MULCH 3. 3" WATER BASIN 4. FINISH GRADE 5. AMENDED SOIL FOR PLANTING - SEE SOILS REPORT 6. PLANT PIT EXCAVATION 7. PLANTING TABLETS - SEE SCHEDULE FOR QTY. 8. ROOTBALL 9. NATIVE SUBGRADE 1 2 3 4 5 6 7 8 9 D D D EDGE OF PAVING, SIDEWALK, WALL, OR CURB NOTES: - D - AS NOTED ON PLAN. LEGEND 1. SHRUB PLANTING FROM CONTAINER 2. 2" DEEP MULCH 3. FINISH GRADE 4. PREPARED BACKFILL (SEE SPECIFICATIONS FOR TYPE AND DEPTH) 1 2 3 4 - LOCATE PLANTS SPACED EQUAL DISTANCE (D) FROM EACH OTHER AS SHOWN 11 PLANTING DETAILS SMP SMP SMP 13 RESORT VIEW APARTMENTS OTHER APPROVAL DATE INITIAL DATE INITIAL CITY APPROVAL RVWD BY: CHKD BY: DWN BY: PLANNING APPROVED: PROJECT NO. DRAWING NO. LANDSCAPE IMPROVEMENT PLANS FOR: PLANNING DIVISION CITY OF CARLSBADSHEET SHEETS REVISION DESCRIPTIONDESIGNER OF WORK INITIALDATE TELEPHONE: DATE PLAN PREPARED: BY: ADDRESS: CLIENT NAME: DATE CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER PREPARED BY: DANA POINT CA 92629 34197 PACIFIC COAST HWY, SUITE 200 (949) 443-1446 SUMMERS/MURPHY & PARTNERS, INC. E N V I R O N M E N T A L D E S I G N 7529 VIEJO CASTILLA WAY, CARLSBADMMK MANAGEMENT GROUP, LLC PO BOX 1555 858.431.6401 LA JOLLA, CA. 92038 SUMMERS / MURPHY & PARTNERS, INC. DECEMBER 2, 2025 SD P 2 0 2 4 - 0 0 1 2 / H D P 2 0 2 4 - 0 0 0 4 2' SECTION VIEW SCALE: 1/2" = 1'-0" FOR 36" BOX TREES AND LARGER NOTE: ATTACH GUYS TO MAJOR TRUNKS ONLY. 1. (3) 3/4" BLACK RUBBER HOSE 2. 1/2x6 LONG GALVANIZED STEEL TURNBUCKLE 3. 3/32" BRAIDED CABLE W/ 1/2"x3' LONG PVC TUBING 4. (3) 'DUCKBILL' EARTH ANCHORS. MFG. BY V.I.T. PRODUCTS 619.673-1760 5. ROOT BALL NOTES: FOR PLANTING, REFER TO TREE PLANTING DETAIL. FOR STAKING, REFER TO TREE STAKING DETAIL. LEGEND 2' PLAN VIEW SCALE: N.T.S. 1 2 3 4 5 4 5 2x ROOTBALL DIA. TREE TRUNK CL PLANTER SIDEWALK CURB CONTROL ROOT 5'5' 1. CONCRETE PAVING - REFER TO PLANS 2. ONE PIECE, MOLDED AND RIBBED ROOT BARRIER. RIBS TO BE A MINIMUM OF 1/8" WIDE x 1/2" DEEP, AND FACING THE TREE. ROOT BARRIER TO BE MADE OF POLYETHYLENE PLASTIC W/ULTRAVIOLET INHIBITORS, .085" THICK MIN. 24" DEEP x 10' LONG (5' EACH SIDE OF TRUNK) INSTALL WITH TREES 6' FROM ANY HARDSCAPE.REFER TO PLAN ABOVE. 3. ROOT BALL 4. AMENDED BACKFILL MIX 5. NATIVE SUBGRADE LEGEND NOTES: - FOR PLANTING, REFER TO TREE PLANTING DETAIL. FOR STAKING, REFER TO TREE STAKING DETAIL. 1 2 3 4 5 SECTION VIEW SCALE: 1/2" = 1'-0" PLAN VIEW NOT TO SCALE BARRIER 1 2 3 4 6 7 8 9 10 SECTION VIEW SCALE: 1/2" = 1'-0"FOR 24" BOX TREES OR SMALLER WIND PREVAILING PLAN 5 1. 'CINCH-TIE' BY V.I.T. CO. (619) 673-1760 2. LODGEPOLE PINE STAKE COPPER NAPHTHENATE IMPREGNATED. 2-1/2" DIA. x 12' LONG FOR 24" BOX AND SMALLER. 3. 12" DIA. MINIMUM, 2" THICK MULCH RING AROUND BASE AT TURF AREAS 4. TOP OF ROOT BALL TO BE 1" ABOVE FINISH GRADE 5. 3" HIGH WATER BASIN - SEE SPECS 6. FINISH GRADE 7. PLANTING TABLET - SEE SCHEDULE FOR QTY. 8. BACKFILL MIX - SEE SOILS REPORT 9. ROOTBALL 10. NATIVE SUBGRADE LEGEND NOTE: MIN. TWO TIES (TOP & BOTTOM) REQUIRED. USE THIRD TIE WHEN NECESSARY TO HOLD TREE IN UPRIGHT POSITION. TIES TO BE SECURED TO AVOID SLIPPAGE (WRAP STAKE TO FORM FIGURE EIGHT. NAIL W/ (1) GALV. NAIL THROUGH EACH TIE INTO POLE. 2x ROOTBALL DIA. 12"12" C ARBOR GUARD B GROUNDCOVER PLANTING A SHRUB PLANTING GRO-POWER PLANTING TABLETS FOR CONTAINER-GROWN PLANTS 14-16 20-22 22-24 32-36 16-18 18-20 8-10 10-12 12-15 3-6 6-9 2-3 TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS3-4 CONTRACTOR INTO INSTALLATION OF ALL PLANTING AREAS. FURNISHED TO THE CONTRACTOR, AND ALL RECOMMENDATIONS ALL PLANTING BEDS TO RECEIVE A LAYER OF ORGANIC TOP DRESSING 'FOREST FLOOR', O"-2" CUT. - SHRUB AREAS TO RECEIVE: 3" LAYER MINIMUM - GROUNDCOVER AREAS TO RECEIVE: 1 1/2" LAYER MINIMUM AVAILABLE FROM: LARGER SIZES: FOR EACH 1/2" CALIPER USE: PLANTING TABLET SCHEDULE CONTAINER RECEIVES 20"-24" BOX 42" BOX 60" BOX 48" BOX 36" BOX 30" BOX 7 GALLON 15 GALLON 10 GALLON 5 GALLON 3 GALLON RECEIVES RECEIVES RECEIVES RECEIVES RECEIVES RECEIVES CONTAINER RECEIVES CONTAINER RECEIVES CONTAINER RECEIVES CONTAINER RECEIVES CONTAINER RECEIVES 1 GALLON AT THE CONCLUSION OF ROUGH GRADING AN AGRONOMIC FROM SUCH REPORT SHALL BE INCORPORATED BY THE SOILS REPORT SHALL BE PREPARED BY THE OWNER AND SOILS REPORT SOIL MIXTURE AND ANY AMENDMENT ADDITIVES SHOULD BE PROVIDED FOR BID PURPOSES ONLY. SOIL MIXTURE INCLUDE THE FOLLOWING: SOIL ANALYSIS SUBMITTED TO THE CITY SHOULD SOILS ANALYSIS SOIL TEXTURE PERCENTAGE OF ORGANIC MATTER SOIL INFILTRATION RATE (MEASURED OR DERIVED FROM SOIL TEXTURE / INFILTRATION RATE TABLES) PH AND TOTAL SOLUBLE SALTS ORGANIC TOP DRESSING AGUINAGA FERTILIZER (949) 786-9558 SOD LAWN SHALL BE AG-1 HYBRID BERMUDA AVAILABLE FROM A-G SOD FARMS (888) 800-8483. SOD LAWN D DOUBLE STAKED TREE PLANTING NOT TO SCALE SECTION VIEW 1 2 3 4 5 6 7 8 9 102X ROOTBALL DIA. 11 LEGEND 1. (1) 8" 'ARBOR GUARD' FOR EACH TREE IN TURF BY DEEP ROOT CORP. (714) 898-0563. 2. TOP OF ROOT BALL TO BE 1" ABOVE FINISH GRADE. 3. 3" HIGH WATER BASIN - SEE SPECIFICATIONS 4. FINISH GRADE 5. BACKFILL MIX - SEE SOILS REPORT. 6. PLANTING TABLET - SEE SCHEDULE FOR QTY. 7. ROOTBALL 8. NATIVE SUBGRADE 9. 4" DIA. FLEXIBLE PERFORATED DRAIN PIPE ENCIRCLING BASE OF PLANTING PIT. CONNECT TO VERTICAL PIPE. SURROUND PIPE WITH FILTER FABRIC. 10. 4" DIA. VERTICAL PERFORATED DRAIN PIPE. CONNECT TO PIPE AT BASE OF PIT AND CAP AT SURFACE. SURROUND PIPE WITH FILTER FABRIC. 11. 2" LAYER OF MULCH E TREE PLANTING G TREE GUYING H PLANT TABLET SCHEDULE & NOTES F ROOT CONTROL BARRIER Jan. 21, 2026 Item #1 441 of 444 12 PLANTING NOTES SMP SMP SMP 13 RESORT VIEW APARTMENTS OTHER APPROVAL DATE INITIAL DATE INITIAL CITY APPROVAL RVWD BY: CHKD BY: DWN BY: PLANNING APPROVED: PROJECT NO. DRAWING NO. LANDSCAPE IMPROVEMENT PLANS FOR: PLANNING DIVISION CITY OF CARLSBADSHEET SHEETS REVISION DESCRIPTIONDESIGNER OF WORK INITIALDATE TELEPHONE: DATE PLAN PREPARED: BY: ADDRESS: CLIENT NAME: DATE CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER PREPARED BY: DANA POINT CA 92629 34197 PACIFIC COAST HWY, SUITE 200 (949) 443-1446 SUMMERS/MURPHY & PARTNERS, INC. E N V I R O N M E N T A L D E S I G N 7529 VIEJO CASTILLA WAY, CARLSBADMMK MANAGEMENT GROUP, LLC PO BOX 1555 858.431.6401 LA JOLLA, CA. 92038 SUMMERS / MURPHY & PARTNERS, INC. DECEMBER 2, 2025 SD P 2 0 2 4 - 0 0 1 2 / H D P 2 0 2 4 - 0 0 0 4 8. No sod area will be accepted until approved by the Landscape Architect. 6. After sod is laid, it shall be irrigated thoroughly to provide moisture penetration to at least 6" into prepared soil. 5. Trim sod to conform to lawn shapes designated in the Planting Plan. 4. Unroll sod carefully and place in staggered pattern of strips. Sod shall be installed against adjacent strips to eliminate joints and edges. 3. Sod shall be installed the same day it is delivered. Sod shall not be left on pallets in the hot sun. Contractor shall be responsible for any and all damage to sod not installed on day of delivery. 2. Apply fertilizers as specified on Planting Detail Sheet and mix into the soil. 1. Areas shall have a smooth and continual grade between existing or fixed controls, such as: walks, curbs, catch basins. Roll, scarify, rake and level as necessary to obtain true, even soil structure. E. Sod - See Planting Details Sheet for sod type. 3. Pots and Planters - Use Kellogg's Indoor Planter Mix.2. Camellias & Ferns - Use 50% Peat Moss, 25% Forest Humus and 25% Site Soil1. Azaleas - Use 80% coarse Peat Moss, and 20% clean top soil. D. Special Backfill Mixes Stake all trees as detailed on Planting Detail Sheet. 4. Staking Top dress all ground cover and shrub areas with 2" thick layer of OGC (Organic Ground Cover), tobe specified on all planting plans. 3. Top Dressing Plant all container-grown plants in planting pits, two (2) times wider and two (2) times deeper thanthe container, as directed on Planting Detail sheet. Thoroughly mix 1/3 organic backfill (NitrolizedRedwood Shavings or equal) and the amendments specified in the soils analysis with the site soil,prior to backfilling of planting pits. Install Plant Tablets, per the manufacturer's instructions and asdetailed on Planting Detail Sheet. Contractor shall construct basins around all trees not in lawnareas; basins shall not exceed top of root ball crown. 2. Shrub & Trees All plant materials specified as rooted cuttings or flat stock on Planting Plan shall remain in theflats until time of transplanting. The flat soil shall contain sufficient moisture so that soil does notfall apart when lifting plant from flat. Ground cover plants shall not allowed to dry out before orwhile being planted. Roots shall not be exposed to the air except while actually being planted.Wilted plants will not be accepted. At the time of planting, the soil around each plant shall befirmed sufficiently to force out air pockets. Plants to be planted in triangular spacing as specifiedO.C. (On Center). All cuttings shall be minimum of 6" long. Install plants in 6" X 6" planting pits.Water immediately after each planting until one inch of water penetration is obtained. Care shallbe exercised at all times to protect the plants after planting. Any damage to plants by trampling orother operations of this contract shall be repaired immediately. 1. Ground Cover - Flats and/or Cuttings Substitutions of plants will not be accepted unless approved by Landscape Architect. Plant trees, shrubs and ground cover as called for where indicated on Planting Plan and as detailed onPlanting Detail sheet. C. Planting 3. Spread over all lawn, shrub and ground cover areas, amendments and fertilizer prescribed in soils report. Thoroughly mix into soil to depth to of 6" or more and fine grade. Shape mounds as shown on plans. Contractor to import soil necessary to attain design grades and berms, all import soil shall be free of weeds, debris, and have balanced Ph. Smooth and even grading without depressions or high spots, to provide smooth and even surfaces for proper drainage. Final grade shall be 1" below walk/top of curb. Remove from the site all stones over 2" in size. 2. Finish grade: Finish grading to consist of grading, raking and hand work necessary to achieve desired contour and flow line patterns, based upon Civil Engineer's plans, resulting in evenly finished surfaces free of debris and litter. 1. Rough grade: Site to be received by Landscape Contractor to within 1/10 foot plus or minus by owner based upon Civil Engineer's grading plan. B. Soil Preparation & Finish Grading A. Weed Control for Lawn, Shrub & Ground Cover Areas (Except Slopes) 5. Licensed applicator shall apply systemic weed killer to all planting areas per manufacturer's specifications. 4. Water all shrub/ground cover areas for three (3) weeks to germinate weed seeds. Apply water at low rate to avoid erosion. 3. Fertilize all shrub/ground cover areas. Apply 10 lbs. of 16-20-0 commercial fertilizer per 1,000 sq. ft. or as directed by soils report. 2. Install irrigation. 1. Remove all existing weeds from surface. Remove all roots of Bermuda-Johnson Grass, etc. and dispose of off site. The Owner shall have a soil analysis made after completion of the rough grading. The Contractor shallincorporate all soil amendments and fertilizers prescribed herein. The soil preparation specified belowshall be adjusted according to the analysis, after approval from landscape architect. I. GENERAL SITE PLANNING 7. All sod in sodded areas shall be handled and laid in a high standard workmanship manner.All ends, joints, and cuts shall fit tightly so that there are no voids and the final appearanceis one of a continuous lawn. Sections of sod less than 18" long or 9" wide shall not be used. Refer to Hydroseed Lawn Notes for hydroseed application.6. Application Hydroseed mix and mulch shall be amended to suit specific site conditions. Verify hydroseed mixwith the Landscape Architect and Soils Report, upon results of the soil analysis.The mix shall beapplied to all slope areas directly after the installation of all plant materials as final dressing. SeePlanting Detail Sheet for type and quantity of seed mix, fertilizer, and additional amendments. 5. Hydroseeding Specifications For Slope Areas 4. Planting Tablets (See Planting Detail Sheet) Plant trees and shrubs as called out where indicated on Planting Plan and as detailed on PlantingDetail Sheet. Substitutions of plants will not be accepted unless approved in writing by LandscapeArchitect. Install planting tablets as called for in legend. Plant all container grown plants in plantingpits two (2) times wider and two (2) times deeper than the container. Thoroughly mix the specifiedmaterials found in the soil analysis and those specified in the Planting Detail Sheet, with the sitesoil, prior to backfilling of planting pits. 3. Planting j. Begin the hydroseeding operation in all areas, as specified. i. Then allow planting area soil surface to dry out for one (1) day only, prior to the hydroseedingapplication. Care must be taken not to allow the soil surface to be super-saturated with water priorto the hydroseeding installation. At the same time, the soil surface should not be dry. There shouldbe some residual moisture within the first 1/2" of soil surface. h. Water all planting areas on the regular irrigation controller schedule for three (3) consecutivedays prior to the hydroseeding operation. g. Clear all desiccated weeds from the slopes to the finished grade. f. Water all planting areas thoroughly and continuously for a period of three (3) weeks. A shorterwatering period may be permissible at the discretion of the Landscape Architect and/or the pestcontrol advisor. Discontinue the watering process for one (1) day prior to the second application ofthe herbicide spraying. Re-apply the spraying operation with a straight contact weed killer, as perthe pest control advisor's recommendations. Allow a minimum of four (4) days without irrigation,for effective final weed kill. e. Allow sufficient period of time to insure that all weeds are dead. d. Discontinue watering process for two (2) days, then apply recommendation by licensedapplicator, if perennial weeds appear on the slopes. If annual weeds appear use straight contactherbicide as per the pest control advisor's recommendations. No water shall be applied for aminimum of four (4) days following application of contact weed killer. c. Water all planting areas thoroughly and continuously for a period of two (2) consecutive weeks.The Landscape Architect shall approve specific watering duration and frequency program designedto germinate all residual weed seeds. b. Fertilize all planting areas with fertilizer based on Soil Labs recommendations. (See PlantingDetail Sheet). Add any and all soil amendments as required, per the soil analysis. Begin wateringprocess to activate fertilizer and additive chemicals. a. Manually remove all existing vegetation and dispose of it off-site. 2. Weed Eradication Procedures b. Fill Slopes: These surfaces shall be compacted and finished and also roughened in a horizontaldirection following the contour of the slope. The roughened texture shall be made by hand rakingor similar mechanical means. a. Cut Slopes: These surfaces shall be roughened in a horizontal direction following the contour ofthe slope. The roughened texture shall be made by hand raking or similar mechanical means. 1. Slope Texturing A. Planting Preparation The Owner shall have a soil analysis made after completion of rough grading. The Contractor shallincorporate all soil amendments and fertilizers prescribed herein. The soil preparation specified belowshall be adjusted accordingly to the analysis after approval from the landscape architect. c. Application: Apply hydro-mulch in the form of a slurry consisting of wood cellulose fiber, seed,chemical additives, commercial fertilizer and water. When hydraulically sprayed on the soilsurface, the hydromulching shall form a blotter-like ground cover impregnated uniformly with seedand fertilizer and shall allow the absorption of moisture and rain fall and percolation to theunderlying soil. Remove construction. Leave site broom-clean. b. Preparation: The slurry preparation shall take place at the site of work and shall begin byadding water to the tank when the engine is at half throttle. When the water level has reached theheights of the agitator shaft, good circulation shall be established and at this time the seed shall beadded. Fertilizer shall then be added, followed by fiber mulch. The fiber mulch shall be added tothe mixture after the seed and when the tank is at least one-third filled with water. All fiber mulchshall be added by the time the tank is two-thirds to three-fourths full. Spraying shall commenceimmediately when tank is full. a. Equipment: Hydraulic equipment used for the application of the fertilizer, seed, and fiber pulp,shall be of the 'Super Hydro-Seeder' type as approved by the Landscape Architect. Thisequipment shall have a built-in agitator system and operating capacity sufficient to agitate,suspend, and homogeneously mix a slurry containing not less than 40 lbs. of fiber mulch plus acombination of 7 lbs. fertilizer solids for each 100 gallons of water. The slurry distribution lines shallbe large enough to prevent stoppage and shall be equipped with a set of hydraulic spray nozzleswhich shall place the slurry tank and spray nozzle within sufficient proximity to be seeded. 1. Application F. Hydroseed Turf Hydroseed all areas designated as 'Hydroseeded Turf'. See Planting Detail Sheet for type and qualityof seed mix, fertilizer and additional amendments. II. GENERAL SLOPE PLANTING H. See Planting Detail Sheet for additional notes. 1. Contractor is to insure the preservation of any existing trees on the site. Damage or loss of these trees will result in replacement of equal size by the Landscape Contractor. G. Existing Trees 1. The Contractor shall be responsible for verifying the location of all underground utility lines prior to any construction, so that proper precautions may be taken not to damage such lines and plant locations, promptly notify the Landscape Architect who will arrange for relocation of one or the other. Failure to follow this procedure places upon the Contractor the responsibility for, at his own expense, making any and all repairs for damages resulting from his work. F. Utilities 1. All scaled dimensions are approximate. Before proceeding with any work, the Contractor shall carefully check and verify all dimensions and quantities, and shall immediately notify the Landscape Architect of any discrepancy between the drawings and/or specifications and actual conditions. No work shall be done in any area where there is such a discrepancy until approval for same has been given by the Landscape Architect. E. Verification of Dimensions c. Written acceptance of the project to release the Contractor from further maintenance shalloccur after Final Observation with the Owner or his representative at the end of themaintenance period. b. When trees are spotted for planting, but before planting holes are excavated.a. Upon completion of grading and soil conditioning prior to planting. 2. Observation visits are suggested for the following parts of the work: 1. Observation visits specified herein shall be made by the Landscape Architect or his representative. The Contractor shall request observation at least two (2) working days in advance of the time that the observation is requested. D. Observation All turf, hand-planted and hydroseeded ground cover, and shrubs shall be guaranteed to live andgrow to a period of ninety (90) days after installation and acceptance by the Owner. Trees shall beguaranteed for one year. Any material that fails to grow through the specified maintenance andguarantee period shall be replaced by the Contractor at no cost to the Owner. C. Guarantee 8. The Contractor shall request a final site visit seven (7) days prior to the end of the maintenance period. This request shall be written and directed to the Owner and the Landscape Architect. Upon written acceptance of the project, the Contractor shall be relieved of any further maintenance. 7. At the end of the maintenance period, all areas that have been planted shall be fertilized with commercial fertilizer, analysis and rate of application shall be per the soils report. 6. The project shall be so cared for that a neat, clean condition will be presented at all times to the satisfaction of the Owner and Landscape Architect. The Landscape Contractor shall be expected to make a minimum of one weekly visit for maintenance purposes. 5. Damage to any planted area shall be repaired immediately. Depressions caused by vehicles or foot traffic shall be filled with topsoil, leveled and replanted. Exterminate gophers, moles and repair damage. 4. Re-seed all bare spots in turf areas at two (2) week intervals and maintain until an even stand of turf, without bare spots, is obtained. Re-seed all slope areas that fail to germinate evenly. Repair all eroded surfaces at no cost to the Owner. 3. Keep all areas weed-free, adequately watered, and neatly cultivated for the ninety (90) day period. Remove all debris from site and keep the entire site broom-clean. Mow turf areas weekly. Hydroseeded turf areas shall be irrigated after the slurry mulch has been applied and allowed to set for one (1) day. The soil surface must be kept moist at all times during the germination period to avoid desiccation of seedlings. 2. After all work has been completed, inspected and accepted, all areas will be maintained for a period of ninety (90) calendar days or as long as is necessary to establish thriving trees, shrubs, turf, and ground cover without bare spots. 1. The Contractor shall maintain during installation a sufficient number of men and adequate equipment to perform the work herein specified. Plant maintenance work shall consist of applying water, weeding, caring of plants, including ground covers, shrubs, vines and trees, edging and mowing lawns, fertilizing, control of pests and diseases, and maintaining walks free of debris and dirt. Upon completion of each area of installation, the Contractor, Landscape Architect and Owner shall conduct an inspection of completed area, along with the Owner's maintenance representative. At this time, a list of corrections, if any, shall be made which are the responsibility of the Contractor. B. Maintenance 1. After all installation operations have been completed, remove all rubbish, excess soil, empty plant container and trash from the site daily. All scars, ruts or other marks in the area caused by this work shall be repaired and the ground left in a neat, orderly condition. Leave site in broom-clean condition at the end of each working day. Hose down all paved areas, including walks and patios, upon completion of all work. A. Clean-Up III. GENERAL NOTES Jan. 21, 2026 Item #1 442 of 444 BUILDING B BUILDING A BUILDING CBUILDING D BUILDING E SD S D S D S D S D S D SD SD SD SD LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 18 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 Jan. 21, 2026 Item #1 444 of 444 Item #1 - Correspondence Received by Jan. 18, 2026 at 5pm From: Bruce Coin <brucecoin@gmail.com> Sent: Sunday, January 18, 2026 2:35:10 PM To: Mike Strong <Mike.strong@carlsbadca.gov> Subject: Via Castilla -Another issuie to consiudser and address Hi Mike, Here is an interesting point that has yet to be addressed- the impact of PETS! In CA an apartment owner cannot prohibit an occupant from having ONE pet, i.e. a DOG (or cat or bird etc) . If approved, that means there could be as many as 26 more dogs living in this complex with no on site area for them to exercise, etc. Increased barking would obviously be annoying to the adjacent existing unit owners. The site is also totally impervious with no site lawn areas or edge buffering. While no government entity can prevent having one pet, this is another issue tied to the number of units-bedrooms approved. There could as many as 26 more dogs walking on the Via Castilla sidewalks potentially leaving fecal residue all over. The inconsistency of rain and durations of NO RAIN minimizes natural cleansing. I have yet to see a dog owner WASH away any fecal residue from their dog's deposit. If you have a dog, you understand the issue. Item #1 - Correspondence Received by Jan. 18, 2026 at 5pm Sounds petty (pun) but when you think about it, this could be a real annoying issue. Think of how many would trespass the adjacent golf course to walk and let their dog go? More neighborly conflict. Some people will minimize the issue but when you think about it this is a real issue. I think needs to be brought to Board and Council's attention for consideration as yet another adverse impact if they approve the application. How many things has this developer never addressed and justified? It's a long list, among others: inadequate on site parking (49 v 66+) no on site guest parking the impact of inadequate on site parking on local street parking unsupported variance request-hardship proven? impact of no underground storm water collection treatment and location of trash dumpsters inadequate turning room of two dead end drives affecting trash, fire and emergency vehicles with backing up to street issues in garage wet sprinkler fire suppression systems no traffic light at intersection of Pirineos Item #1 - Correspondence Received by Jan. 18, 2026 at 5pm increased impact at intersection of Via Castilla and La Costa the ONLY way out of the entire neighborhood in a major event no buffering or screening along adjacent properties no screening against golf ball damage along gold course border any ADA issues environmental impact on neighborhood Unfortunately my grandson is having surgery Wednesday afternoon and I'll be babysitting my younger grandson so I will be missing the meeting. So sorry about that as I would have enjoyed meeting you. Thanks for what you do. Please pass this along.stew Bruce Coin From: Harriet Stupp <topazlobster@gmail.com> Sent: Sunday, January 18, 2026 9:44:51 AM To: Mike Strong <mike.strong@carlsbadca.gov>; planning@carlsbaca.gov <planning@carlsbaca.gov> Subject: Concern About Resort View Apartments Proposal – Request for Responsible Development Dear City of Carlsbad, I am a resident of the Viejo Castilla Way-Pirineos Way, Navarra Carlsbad community. Item #1 - Correspondence Received by Jan. 18, 2026 at 5pm I am writing to express my concerns about the proposed Resort View Apartments project on Viejo Castilla Way. While I support new housing, this project overwhelms our neighborhood with too many units and insufficient parking. Even with the reduction to 26 units, this project remains far too dense for our neighborhood. Density: 26 units/66 bedrooms on less than one acre is more than twice that of the surrounding communities. Parking: Only 49 spaces for 66 bedrooms means inevitable overflow onto already limited streets. Fire Safety: One two-lane road serves this area; adding 4-story buildings increases evacuation risks. Zoning Waivers: Height (up to 51 ft) and setback encroachments are unnecessary, as state law already requires the inclusion of affordable units without these deviations. I respectfully ask that the City require any project here to follow existing zoning and safety standards. A smaller, code-compliant project can still provide affordable units without these risks. Please reconsider this proposal and work with developers to design something that truly benefits our community—fewer units and bedrooms, more open space, and safer infrastructure. Thank you for your attention. Sincerely, Harriet Stupp 2625 Pirineos Way #225 Carlsbad, CA 92009 1 Michele Hardy From:Tony Schuler Sent:Tuesday, January 20, 2026 5:16 PM To:Planning Subject:Resort View Apartments proposed on Vieja Castilla Wa 0012/HDP2024-0004 Follow Up Flag:Follow up Flag Status:Flagged Hello, I am the President of the La Costa Vieja HOA. We live on Navarra Drive, just around the corner from the vacant lot where these apartments are proposed. I have spoken with many of our members on this subject and have attended past meetings held by the developer. All of us oppose this proposal because: Parking on Vieja Castilla Way is already congested here. These new apartments will make the situation much worse because its design: o Provides ZERO parking for any guests visiting the new apartments. Our HOA does - why not this one? o Takes away 4 existing curbside parking spaces to provide new driveway access. The proposed height of the new apartments doesn't fit with adjacent buildings: o Adjacent buildings are not 4 stories high like these would be o This proposal does NOT lower the grade for 1st floor parking, like other buildings nearby do. Why not? We appreciate the property owner's desire to develop his property. And we appreciate the city's desire to provide more housing. And if this design addressed the objections and suggestions we have stated above, it would be easier to understand the planning commission's approval for this. Thank you for considering our views Tony Schuler President, La Costa Vieja HOA Item #1 - Correspondence Received by Jan. 20, 2026 at 5pm Mike Strong, Director of Community Development Jan. 21, 2026 Resort View Apartments SDP2024-0012 / HDP2024-0004 ITEM 1 – RESORT VIEW APTS Project Site: •Vacant (2 Lots) •West side of Viejo Castilla Way between Navarra Drive and Pirineos Way •0.86 Acres •R-23 GP Land Use •R-DM Zoning (Multi- Family) •Not in Coastal Zone ITEM 1 – RESORT VIEW APTS •Construct 5 New Structures •26 Three and Four Story Apts •SDBL Density Bonus: 6 Additional Units •1 Concessions / 4 Waivers per SDBL •Grading and Site Improvements ITEM 1 – RESORT VIEW APTS 5 New Structures •Building A 3 Units – 6,435 SF •Building B 3 Units – 6,376 SF •Building C 6 Units – 10,342 SF •Building D 6 Units – 10,314 SF •Building E 8 Units – 6,456 SF ITEM 1 – RESORT VIEW APTS 5 New Structures •Building A 3 Units – 6,435 SF •Building B 3 Units – 6,376 SF •Building C 6 Units – 10,342 SF •Building D 6 Units – 10,314 SF •Building E 8 Units – 6,456 SF Government Code §65915 et seq: Allows a developer to increase density (total # homes) allowed per GP and Zoning Allows reductions in development standards (e.g. height limits, setbacks, etc.) when standards prevent achieving density allowed per state law Specifies a certain number of the new dwelling units must be reserved as affordable housing 6 STATE DENSITY BONUS LAW ITEM 1 – RESORT VIEW APTS Density Bonus Calculation 77 •Base Density: 23 DU/AC X 0.86 AC = 20 Units (19.8) •3 Units Low-Income = 15% of Base Units •27.5% Bonus Density •27.5% of 20 Units = 6 Units (25.5) •26 Total Units allowed STATE DENSITY BONUS LAW ITEM 1 – RESORT VIEW APTS Concessions/Incentives 88 1.Citywide Objective Design Standards (ODS) 3.A.5.c Parapets shall be capped with precast treatment, continuous banding, protecting cornices, dentils, or similar edge treatment. STATE DENSITY BONUS LAW ITEM 1 – RESORT VIEW APTS Waivers of Dev. Standards 99 1.CMC 21.24.030 – Maximum building height of 35 feet. 2.CMC 21.46.120 – At grade stairs may encroach no more than 2 feet into a required setback. 3.ODS 2.E.1 – Private recreational space shall be minimum of 6 feet in any direction. 4.ODS 3.A.2 – The upper floor area shall be a maximum of 90% of the ground floor area. The upper floor area shall not protrude over the first floor along the street frontage more than five feet. STATE DENSITY BONUS LAW ITEM 1 – RESORT VIEW APTS Parking •Standards initially set by local code - 1.5 spaces per 1-BDRM - 2 spaces for 2-BDRM and 3 BDRM - Guest parking (1/4 Units) •SDBL requires no more than: - 1 space per 1-BDRM - 1.5 spaces per 2-BDRM and 3-BDRM •For this project, SDBL requires 37 spaces •Project provides 49 spaces ITEM 1 – RESORT VIEW APTS ITEM 1 – RESORT VIEW APTS ITEM 1 – RESORT VIEW APTS ITEM 1 – RESORT VIEW APTS ITEM 1 – RESORT VIEW APTS CEQA Clearances •CEQA Section 15168 – Within the scope of a prior Program EIR •CEQA Section 15183 – Community Plan Exemption Prior environmental and planning documents and serve as a basis for the “modified” Initial Study Checklist ITEM 1 – RESORT VIEW APTS CEQA 15183 Clearance •The project is consistent with the development density established by GP for which an EIR was certified. •There are no project specific effects which are peculiar to the project or its site. •There are no project specific impacts which the GPU EIR failed to analyze as significant effects. •There are no potentially significant off-site and/or cumulative impacts which the GPU EIR failed to evaluate. •There is no substantial new information which results in more severe impacts than anticipated by. ITEM 1 – RESORT VIEW APTS CEQA 15168 Clearance •The city can approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document would be required. •If a later activity would have effects that were not examined in the program EIR, a new initial study would need to be prepared leading to either an EIR or a negative declaration ITEM 1 – RECOMMENDATION ADOPT a resolution APPROVING the CEQA clearances and APPROVING the Site Development Plan and Hillside Development Permit as recommended by staff, based on the findings and subject to conditions. APPLICANT SLIDE PRESENTATION Resort View Apartments Project Introduction Viejo Castilla Way Property As-Is •Currently undeveloped and has remainedvacant through multiple entitlement cyclesand represents one of the last multi-familyparcels in the immediate area •Routinely used as a walk-through area andfor access to neighboring properties fromtrespassers. Recently installed the fenceyou see in this picture. •Allows for surficial runoff into storm drainsystem •Provides no housing today and functions asan unmanaged vacant lot Project Introduction Resort View Project •Project will be a high performing, energy efficient building with low-eco footprint •Will include colorful, vibrant landscaping and resort-style on-site amenities •Increases stock of high quality market-rate and affordable housing •Fully-contained stormwater treatment system with zero infiltration Project Introduction Resort View Project •The project before you is functionally identical in unit count, massing, and layout to the 26-unit project approved by this Commission in February 2020. Public Outreach Conducted an Enhanced Stakeholder Outreach Meeting and Report 2019 •Conducted three meetings at both adjacent projects to the North and the West •Provided opportunities for comments in the form of emails, phone calls, and comment cards to be submitted as part of the record •Provided a complete Enhanced Stakeholder Outreach Report •No requested changes resulted in design modifications being required by staff. Public Outreach Conducted an Enhanced Stakeholder Outreach Meeting and Report 2025 •Conducted a large meeting on site •Provided opportunities for comments for all attendees, and encouraged written communication via emails and comment letters to be submitted to the City as part of the record •Provided a complete Enhanced Stakeholder Outreach Report •No requested changes resulted in design modifications being required by staff. Public Outreach Key Topics Raised Height of the buildings Adequate parking being provided Fire Safety Stormwater runoff Increased traffic Density Why Approval Is Appropriate Tonight This project…. •Is consistent with the General Plan andsurrounding development •Is substantially identical to a project previouslyapproved by this Commission •Is fully compliant with State Density Bonus Lawand Housing Crisis Act •Has no unmitigated environmental, traffic, orsafety impacts identified by staff Thank you! Resort View Apartments project 1/21/2026 Planning Commission meeting Equitable Land Use Alliance Steve Linke Public Speaker •19.1% over CEQA VMT environmental threshold •Among highest 10% areas of city Tiering off Supplemental EIR •“The supplemental EIR is a program level document, meaning it analyzes all the actions as a whole at a high level based on the information known at this time. It is expected that, as individual projects come forward, that they would prepare their own project levelenvironmental analysis based on the proposal and theconditions at any given site.” Tiering off Supplemental EIR •“If it is determined that [a] project would have a significant impact on VMT...the project would be required to implement project-level VMT reduction measures to mitigate project VMT impact to the extent feasible.” Tiering off Supplemental EIR •“...[T]he effectiveness of reducing an individual project’s VMT impact to a less than significant level cannot be determined as part of this SEIR. As a result, this impact is identified conservatively as significant and unavoidable with mitigation given the possibility that some projects may not be able to identify and implement measures to reduce the VMT impact to a less-than-significant level.” Tiering off Supplemental EIR •“Although it is unlikely that TDM measures will fully mitigate the impact of the program to a less-than-significant level, CEQA mandates the implementation of feasible mitigation measures to reduce a project or program's level of impact.” Recommendation #1 •Project condition includes some limited, informal mitigation measures •Formal CEQA analysis and mitigation should be required Recommendations #2 and #3 (Parking program Conditions of Approval) •New Condition: Reduced Vehicle Ownership Project. –Because the project includes less than the city’s required minimum parking spacespursuant to State Density Bonus Law, under the rationale that its users (rentersand guests) will forego vehicle ownership/usage, the city may exclude such usersfrom any existing or future parking program for off-site spaces, including on-streetparking. The status as a Reduced Vehicle Ownership Project must be disclosed toall potential users, including the potential lack of access to off-site parking andencouragement to use non-single occupancy vehicle modes of travel rather thanindividual vehicle ownership. •Condition #25: TDM Plan. –f. Unbundling parking fees from rent/lease options at levels sufficient toincentivize transit, active transportation, or shared modes. Defective Local Mobility Analysis •Defective LMA claim –“A Project would be subject to implementing TDM and TSM strategiesper Policy 3-P.11 if it adds more than 110 [average daily trips] or 11 peak-hour trips in a single direction of travel to an exempt segment.” •No such language exists in General Plan or Traffic Impact AnalysisGuidelines •Project adds significant trips to street facilities exempted fromcongestion standard, so TDM and TSM strategies should berequired