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HomeMy WebLinkAbout2026-02-18; Planning Commission; 02; Rincon Roosevelt – Demolish existing residential and commercial structures and construct a four-story mixed-use building with 3,419 square feet of commercial space, 33 coMeeting Date: Feb. 18, 2026 2 To: Planning Commission Staff Contact: Shannon Harker, Senior Planner; 442-339-2621 shannon.harker@carlsbadca.gov Subject: Rincon Roosevelt – Demolish existing residential and commercial structures and construct a four-story mixed-use building with 3,419 square feet of commercial space, 33 condominium units, and 42 covered parking spaces. Location: 2747-2775 Roosevelt St., Carlsbad CA 92008/APN 203-101-12, 203-181-16, and 203-181-10-00/District 1 Case Numbers: CT 2024-0008/SDP 2024-0022 (DEV2023-0105) Applicant/Representative: Jonathan Frankel, (925) 708-3638, jfrankel@rincongrp.com CEQA Recommendation: ☐Not a Project ☒ Exempt ☐ IS/ND or IS/MND ☐ EIR ☐Other: Permit Type(s): ☒SDP ☐ CUP ☐ CDP ☒ TM/TPM ☐ GPA ☐ REZ ☐ LCPA ☐Other: Commission Action: ☐Decision ☒ Recommendation to City Council ☐ Informational (No Action) Recommended Actions That the Planning Commission ADOPT Planning Commission Resolution (Exhibit 1), RECOMMENDING APPROVAL of Tentative Tract Map CT 2024-0008 and Site Development Plan SDP 2024-0022 based upon the findings and subject to the conditions contained therein. Existing Conditions & Project Description Existing Setting The subject 0.69-acre site (APNs 203-101-12-00, 203- 181-10-00, 203-181-16-00) spans three properties, on the west side of Roosevelt Street, specifically 2747 and 2775 Roosevelt St., in between Beech Avenue to the north and Grand Avenue to the south. The project site is developed with an eight-unit apartment building, a professional office and associated accessory structure, and surface parking. The properties are generally flat, sloping slightly toward the rear of the property. The site is surrounded by a mix of uses, including restaurants, commercial and professional offices, an auto repair shop, and the United States Post Office on the north side of Roosevelt St. Site Map Feb. 18, 2026 Item #2 1 of 279 Table “A” below includes the General Plan designations, zoning and current land uses of the subject site and surrounding properties. Also refer to Exhibit 2 for a larger site map. TABLE A – SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Designation Village & Barrio Master Plan Land Use District Current Land Use Site Village Barrio (V-B) V-B Village Center (VC), 28-35 du/ac Real Estate Office, Accessory Structure and Apartments North V-B V-B VC, 28-35 du/ac Two-Story Commercial Office Building- Mix of Personal Services and Professional Office Uses South V-B V-B VC, 28-35 du/ac Restaurant (Hennesey’s Tavern) East V-B V-B VC, 28-35 du/ac United States Post Office West V-B V-B VC, 28-35 du/ac British Car Repair Shop and Restaurant (Nick’s on State) General Plan & Zoning Designation Village & Barrio Master Plan District Proposed Project The project proposes a Tentative Tract Map and Site Development Plan to consolidate three parcels into one lot and the demolition of an eight-unit apartment building and a single-story professional office building with an associated accessory structure totaling 2,043 square feet for the construction of a four-story, 49,559-square- foot, mixed-use building. The building includes one ground floor commercial condominium unit totaling 3,419 square feet, 33 stacked residential condominium units on floors two (2) through four (4), and 42 covered parking spaces located within an at-grade, gated parking garage off Roosevelt Street. Five (5) of the existing eight (8) apartment units are considered “protected units” pursuant to the Housing Crisis Act of 2019, California Government Code Section 66300.6, and are required to be replaced at an affordability level that would serve the existing lower income tenants. A total of five (5) affordable units are proposed for this project, which satisfy the inclusionary housing, state density bonus law, and Housing Crisis Act requirements. Feb. 18, 2026 Item #2 2 of 279 The proposed mixed-use building will have a maximum building height (exclusive of parapets) of 53’-5” to the top of the roof. To adequately screen the rooftop equipment, 3’-6”-tall parapets are proposed around the perimeter of the building. Allowable projections for stair and elevator towers, as well as mechanical screens of various heights project above the roof, extending the structure’s height up to 69’-2”. The residential condominium unit type and range in sizes are summarized below. Unit Types No. of Unit Types Size (sq. ft.) 1-Bedroom 15 756-1,681 2-Bedroom 6 1,559-1,683 3-Bedroom 4-Bedroom 6 6 1,936-2,131 2,571 Each unit has a private deck ranging in size from 65 to 398 square feet. Roof decks are proposed for several of the 4th floor units. A 1,660-square-foot common courtyard is located on the second floor. Of the 33 residential units, five (5) are designated as affordable housing units (one extremely low and four low-income). While the city’s Inclusionary Housing Ordinance requires 15% of the base number of units or four (4) deed-restricted lower income units, five (5) units are proposed to comply with state density bonus law and the Housing Crisis Act, which requires replacement of the protected units. Grading for the proposed project consists of 100 cubic yards of cut, 1,120 cubic yards of fill and 5,580 cubic yards of remedial grading. A maximum five-foot cut below existing grade is proposed for the remedial grading. Once the remedial grading is completed, the maximum cut and fill height for the construction of the building will be two and three feet, respectively. An 11-foot (APNs 203-101-12-00 and APN 203-181-10-00) and three-foot- wide (APN 203-181-16-00) right-of-way dedication are proposed along the project frontage. The existing curb, gutter and sidewalk will be replaced. A total of three (3) existing street trees are currently located along the project frontage and will remain. An additional two (2) street trees are proposed, resulting in a total of five (5) street trees. A row of hedges along the rear property line and on the subject property will be removed for the construction of the project and replaced with shrubs to soften the west elevation wall/parking garage. Infrastructure improvements within Roosevelt Street include the replacement of a six-inch-diameter water line with an eight-inch-diameter water line. The existing eight-inch-diameter sewer line in Roosevelt Street has been determined to be adequate in size to serve the project and will remain. An offsite, six-inch-diameter public sewer main parallels the rear (west) property line. It is utilized by existing development adjacent to the property but will not be utilized for the proposed project. The Utilities Department is requiring a five-foot-wide sewer easement on the subject property for maintenance of the existing sewer line. Parking for the proposed project includes 42 covered parking spaces located within an at-grade gated parking garage off Roosevelt Street. A total of four (4) electric vehicle (EV) capable spaces, including one ADA van accessible space, are proposed for commercial uses. A total of nine (9) EV-ready and three (3) EV “ready with charge” spaces, including one (1) ADA/van accessible space, are proposed for the residential units. In addition to the parking and commercial units on the ground floor, the area will also include the residential lobby as well as bike storage, trash and electrical rooms. The VC District of the Village & Barrio Master Plan (VBMP) permits a density range of 28 to 35 dwelling units per acre (du/ac). The proposal to construct 33 units on a 0.69-acre site results in a proposed density of 47.8 du/ac. Since the proposed density exceeds 35 du/ac, the applicant is requesting a density bonus, authorized by state law (Gov. Code §65915). State density bonus law (SDBL) 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 VBMP. Pursuant to SDBL, the applicant is requesting a 29% density bonus. A total of 16% of the base number of units or four (4) units are required to be designated as affordable, low-income units (80% of the area median income). One additional unit, designated as extremely low-income (30% of the area median Feb. 18, 2026 Item #2 3 of 279 income), is required pursuant to the Housing Crisis Act. The applicant is requesting 11 density bonus waivers which are summarized below and discussed in greater detail in Exhibits 4 and 5. Project plans are attached to the staff report (Exhibit 14). The architectural design is characterized as California Contemporary. The primary building materials include vertical and horizontal fiber cement siding, cement plaster, and brick veneer accents around the front and front-facing corners of the building. A significant extent of glass is proposed on the ground floor for the commercial units. Public Outreach & Comment The Developer has completed the Early Public Notice procedures pursuant to City Council Policy No. 841 (Development Project Public Involvement Policy). A notice of project application was initially mailed on Oct. 24, 2024, to all owners of property located within a 600-foot radius. A two-foot-tall by three-foot-wide yellow sign was also posted at the project site on Oct. 7, 2024. An additional notice was mailed on May 9, 2025, to add reference to the building height. A total of 151 property owners (first and second notice) and 52 occupants (second notice only) were notified through the notice of project application. The notification and outreach activities discussed above resulted in 8 letters/emails of comment to the city (Exhibit 10). Comments received as part of the early public notice and throughout the discretionary permit review process included an inquiry on the color palette, screening of the rooftop equipment and the visibility of the parking garage wall from State Street. Concerns were also raised regarding the number of parking spaces provided. In addition, correspondence letters were received from the adjacent property owner to the west (Ralph Straesser, 2730 State St., APN 203-101-11-00) and his representative expressing concerns regarding drainage, potential impacts the building may have on the existing offsite public sewer line, and the width of the proposed five-foot-wide sewer easement on the project site. Please refer to Exhibit 10 for the correspondence received. The concern raised regarding the visibility of the parking garage wall from State Street resulted in an update to the proposed landscape plan, which is discussed below. No additional questions or concerns resulted in requests for changes to the project. Response to Public Comment & Project Issues Public comments received were responded to in a timely manner with updates on city processes and confirmation that all comments would be attached to this staff report. Public comments were also forwarded to the applicant for reference. Additionally, all commenters were added to an interested parties/stakeholders list to be notified separately of the public hearing dates in addition to the city’s public noticing procedures. For concerns regarding the number of parking spaces proposed, the early public notice incorrectly stated that 22 instead of 42 spaces would be provided. City staff followed up with the resident and clarified that 42 spaces would be provided. For concerns regarding the visibility of the parking garage wall from State St., there are existing structures on the east side of State Street which will partially screen the views of the base of the building. For those areas in between the existing buildings that will be visible from State St., the applicant revised the landscape plan to add screening shrubs along the rear/west-facing elevation. Trees cannot be planted in between the proposed building and the rear property line due to the proposed sewer maintenance easement. The addition of the shrubs will soften the wall and break up the massing as viewed from State Street. With respect to concerns raised by the adjacent property owner to the west regarding the existing offsite public sewer line which parallels the project’s rear/western property line, the applicant’s civil engineer prepared a response to the concerns (PLSA, Aug. 14, 2025, see Exhibit 10), indicating that the building has been designed to 1 Since the project was submitted prior to recent updates to City Council Policy 84 (project submitted Sept. 18, 2024; Policy effective Nov. 12, 2024) no enhanced stakeholder outreach was required for the project. Although not required as part of the noticing process for the prior version of City Council Policy No. 84, the applicant noticed the occupants within a 100’ radius of the project site as part of the updated notice that was mailed on May 9, 2025. Feb. 18, 2026 Item #2 4 of 279 prevent impacts on the existing sewer line. The applicant’s attorney prepared a response (Allen Matkins, Dec. 4, 2024, see Exhibit 10) to address the city’s initial request for a 10-foot-wide easement to access and maintain the offsite sewer line. The adjacent property owner to the west also requested a 10-foot-wide maintenance and access easement since that was what was required by the city on his property, which utilizes the sewer line. However, since the existing public sewer main alignment is offsite and the project does not propose utilizing the existing sewer line, the city accepted the applicant’s proposal for a five-foot-wide easement to access and maintain the public sewer line. With respect to the drainage concerns raised by the adjacent property owner to west, most of the drainage associated with the proposed project will be directed to the east toward Roosevelt Street, and away from the adjacent property to the west. The project has been designed to decrease the flow by 97.7 percent at the back corner of the property. Additionally, after detention, the project has been designed to maintain the 100-year flowrate from the existing condition to the proposed condition. The applicant is both directing storm water to the east and not increasing the 100-year flow rate from the existing condition to the proposed condition with the use of detention. City engineering staff met with the adjacent owner at the site on Feb. 3, 2026, to discuss the concerns and explain how the drainage would be directed. City Land Development Engineering and Utilities Department staff reviewed the project and determined the project complies with the applicable drainage and sewer requirements. Please see Exhibit 10 for the applicant’s consultant-prepared responses. For concerns expressed regarding the number of parking spaces provided, the project proposes 42 spaces for a 33-residential unit project with 3,419 square feet of commercial space. More specifically, the applicant proposes to provide 38 parking spaces for the residential uses and four (4) spaces for commercial uses, which includes the requisite ADA and EV parking. The project site is located within one-half mile of Carlsbad Village Station. Government Code Section 65863.2, also known as Assembly Bill (AB) 2097, limits the number of commercial and residential parking spaces the city can require for the project. The city may only require the project to provide the EV supply equipment-installed parking spaces and spaces that are accessible to persons with disabilities (Americans with Disabilities Act, ADA) that would have otherwise applied to the development if the code section did not apply. 2 Additional discussion on AB 2097 and density bonus incentives is provided in Exhibits 4 and 5. 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 4. Municipal Code Consistency The City of Carlsbad Municipal Code, most notably Titles 20 (Subdivisions) and 21 (Zoning), 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 4. 2 Refer to Exhibit 9 for an info-bulletin that provides more information on restrictions imposed by the state legislature under AB 2097 that limit the city’s ability to require minimum parking standards on certain private development projects, including residential density bonus projects. In Carlsbad, there are currently only two qualifying major public transit stops – Carlsbad Village Station and Poinsettia Station. Feb. 18, 2026 Item #2 5 of 279 Village & Barrio Master Plan The subject property is located within the boundaries of the Village & Barrio Master Plan, specifically the Village Center (VC) District, which provides specific development standards for new growth and development. Specific compliance with these relevant standards is described in Exhibit 4. Village & Barrio Master Plan Objective Design Standards The Village & Barrio Objective Design Standards (ODS) grants local authority over the design of future multifamily housing and mixed-use developments within the Village & Barrio Master Plan area. These standards help the city preserve the unique character of the area while adhering to state housing laws aimed at accelerating housing production. Specific compliance with these relevant standards is described in Exhibit 6. State Density Bonus Law The Developer is seeking an increase in the allowable density of the project pursuant to Government Code §65915, the State Density Bonus Law (SDBL). This law allows a developer to increase the density on a sliding scale, ranging from 5 to 50%, above the maximum limit set by a city’s General Plan, in exchange for reserving a certain percentage of the new dwelling units as affordable. Recent changes to state law allow a “double density bonus” meaning a project could obtain a 100% density bonus if providing the required percentage of affordable units. SDBL also allows developers to request a limited number of incentives/concessions based on the number/affordability level of the affordable units provided and an unlimited number of waivers to development standards when such deviations are needed to achieve the density allowed pursuant to SDBL and subject to limited exceptions that do not apply here3 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 0.69-acre site is in the VC District of the Village & Barrio Master Plan which permits a density range of 28 to 35 dwelling units per acre (stated as a minimum to maximum density range). This results in a maximum base density of 24.15 units (0.69 acres multiplied by 35 units per acre), or 25 units for this site (pursuant to SDBL, all density calculations are rounded up.) The Developer is requesting a density bonus to construct eight (8) additional units or 29% above the base maximum number of units for a total of 33 units. In exchange for the density bonus, the Developer is required to designate 16% of the base maximum density units (25 x 16% = 4 units) as affordable to low-income households (80%) of the area median income (AMI). Pursuant to SDBL and the Housing Crisis Act, a housing development application may not be approved unless it replaces existing housing units for which it proposes to demolish. Due to the state replacement housing requirements, the project is providing one additional affordable unit, designated as extremely low-income (30%) of the area median income (AMI), as discussed in greater detail later in this report. While the project is entitled to two (2) incentives/concessions pursuant to State Density Bonus Law, the Developer is not requesting any incentives/concessions. Eleven waivers to development standards of the Village & Barrio Master Plan (VBMP) and Carlsbad Municipal Code (CMC) are requested. A waiver is allowed by law if it is necessary to achieve the requested density, does not cause a specific adverse impact on public health or safety, does not have an adverse impact on property listed on the California historical register, and does not violate state or federal law. Please see summary below and Exhibit 5 for additional information. 3 Refer to Exhibit 7 for an info-bulletin that provides more information on how State Density Bonus Law works. Feb. 18, 2026 Item #2 6 of 279 Waivers- an unlimited number can be requested 1. Waiver of VBMP Standard 2.6.2(C)(3) limiting rooftop structures for elevators, stairwells, etc., to 10 feet above the maximum building height of 45 feet. Proposed: The maximum height of the rooftop equipment is 69’-2”. 2. Waiver of VBMP 2.7.1(G)(1) limiting the maximum height of a building to 45 feet. Proposed: The maximum building height is 53’-5”. 3. Waiver of VBMP 2.7.1(G)(3)(a) limiting a maximum of 30 percent of the fourth story street-facing facade to a zero-foot setback. The remaining 70 percent shall be set back a minimum of 10 feet from the property line. Proposed: A maximum of 87.5% of the fourth story street-facing facade at a zero-foot setback. 4. Waiver of VBMP 2.7.1(G)(3)(b) limiting enclosed fourth floor area to 80% or less of the third-floor footprint. Proposed: 85.1% enclosed fourth floor area. 5. Waiver of VBMP 2.7.1(H)(1), limiting facades visible from the public street from extending more than 40 feet in length without a five-foot minimum variation in the wall plane, as well as a change in the roofline. Proposed: Plane changes between 0’ to 2’-5” at maximum 40-foot wall plane length. 6. Waiver of VBMP 2.7.1(I)(1) requiring ground floor uses to span a minimum 80% building frontage along Roosevelt Street. Proposed: A maximum of 70.9% building frontage for ground floor uses. 7. Waiver of VBMP ODS 2.6(A)(1), requiring utilities such as transformers to be located behind the building outside of view of public right-of-way. Proposed: The transformer pad is located in front of the building along the project frontage. 8. Waiver of VBMP ODS 4.8(C)(2), requiring upper stories to occupy the full ground floor footprint area. Proposed: The upper stories occupy up to 83.4% of the ground floor footprint. 9. Waiver of VBMP ODS Standard 6.3(D)(4), requiring minimum vertical clearance for cantilevered rooms to be 15 feet for shopfront types. Proposed: A vertical clearance of 13’-6” from sidewalk grade. 10. Waiver of VBMP ODS 7.2(B), requiring 10-foot step back at third and fourth floors for a minimum width of 25 feet. Proposed: Varied step backs, not uniform across the full facade. 11. Waiver of CMC 21.44.060(A)(3), Table D, requiring enclosed parking garages with multiple, open parking spaces to maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns or posts. Proposed: Parking spaces are a minimum of 8’ x 16.6’ (exclusive of required ADA spaces) City staff is recommending to the Planning Commission that the proposed waivers to the development standards have the effect of precluding the implementation of the project as proposed and are necessary for the applicant to achieve the requested number of units. Feb. 18, 2026 Item #2 7 of 279 Inclusionary Housing Ordinance In addition to the mandatory affordable housing provisions of State Density Bonus Law and the Housing Crisis Act, the project is also required to comply with the city’s Inclusionary Housing Ordinance. The Inclusionary Housing Ordinance 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.4 Pursuant to the Inclusionary Housing Ordinance, projects are required to designate 15% of the base number units as affordable to lower-income households. For this project, the applicant is proposing to satisfy the affordable housing requirements by providing 15% of the base maximum number of units, a total of four (4) units (15% multiplied by 25 base units = 3.75, rounded up to 4 units) as affordable to low-income households. The inclusionary units will be located on the same site as the market-rate units and the Developer is not requesting financial assistance from the city. Housing Crisis Act of 2019 The Housing Crisis Act requires that new housing development replace existing residential units proposed to be demolished. Additionally, the law requires that certain existing housing units, deemed to be “protected units” be replaced in a specific manner as outlined under the law. A “protected unit” is defined as being any of the following: -a residential dwelling unit that was subject to recorded covenant restricting the rent levels within a 5- year period, -a residential dwelling unit that was subject to any form of rent control within a 5-year period, -a residential unit occupied by lower-income households within a 5-year period, or -a residential dwelling unit that was withdrawn from the rental market within a 10-year period. After review of the existing residents’ incomes, it was determined that a total of five (5) units must be replaced at affordable levels. Four (4) must be replaced and restricted to low-income levels (80% AMI), and one unit must be replaced and restricted to extremely low-income (30% AMI) levels. Protected units must be replaced at an equivalent size, affordable in the same or lower income category as the households in occupancy (Government Code Section 65915(c)(3)(B) & (C). Per state law (Government Code Section (65915(c)(3)(D)), “equivalent size” means that the replacement units contain at least the same total number of bedrooms as the units being replaced. The existing eight (8) units are all one-bedroom units. In addition to replacing protected units, state law (Government Code Section 66300.6(b)(4)(A) &(B)) requires that the existing occupants of protected units be provided with relocation benefits and first right of refusal for a comparable unit in the new housing development, and at an affordable cost to the household. This project proposes a mix of bedroom sizes, including 15, one-bedroom units (46% total), six (6), two-bedroom units (18% total), six (6), three-bedroom units (18% total), and six (6) four-bedroom units (18% total). While the project would normally be required to provide affordable units with a mix of bedroom counts per CMC Section 21.85.040(H), affordable unit prices for two (2) and three (3)-bedroom units would prevent existing households from being able to afford the units when given right of first refusal as required by state law. To comply with the tenant protection provisions of state law requiring replacement units to be comparable and of equivalent size, and at an affordable cost to existing households, the five (5) replacement units are being provided as one- bedroom units. To ensure compliance with state regulations, the project will be conditioned to provide proof that relocation 4 Refer to Exhibit 8 for an Informational Bulletin which provides more information on how the Inclusionary Housing Ordinance works. Feb. 18, 2026 Item #2 8 of 279 benefits were provided to the occupants of protected units, and those households were offered first right of refusal in the new development at an affordable housing cost pursuant to Government Code Section 66300.6(b)(4)(B). Lastly, in accordance with Government Code Section 66300.6(b)(3)(A) & (B), the project will be conditioned to provide proof that all existing occupants be provided with at least six (6) months’ advance notice to vacate and be allowed to return to their unit at the prior rental rate if the demolition does not occur. This project is also 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 shall not disapprove the project or impose a condition requiring lower density unless the city finds, based on a preponderance of evidence, that the project would have a specific, adverse impact on public health and safety, or there is no feasible method to satisfactorily mitigate or avoid such adverse impact. A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete; and there is no feasible method to satisfactorily mitigate or avoid the adverse impact, other than the disapproval of the project or the approval of the project upon the condition that it be developed at a lower density. Staff does not believe there is sufficient evidence that the project would have a specific, adverse impact on public health and safety to disapprove the project or impose a condition that the project be developed at a lower density under Government Code Section 65589.5(j)(1). The design of the development and the types of improvement 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 with 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 Developer’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 proposed project requires the approval of a Tentative Tract Map and Site Development Plan, which are discussed below. Staff finds that the required findings for this application can be met (Exhibit 1). Tentative Tract Map, CT 2024-0008 Pursuant to Title 20 of the CMC, a Tentative Tract Map (CT) is required to subdivide the property into 5 or more lots or the creation of five or more condominium units. Staff finds that the required findings for this application can be met (Exhibit 1). Site Development Plan, SDP 2024-0022 Pursuant to Section 6.3.3 of the Village & Barrio Master Plan, approval of a Site Development Plan (SDP) is required for the construction of buildings over 5,000 square feet or projects with more than four dwelling units. Staff finds that the required findings for this application can be met (Exhibit 1). Environmental Review To streamline and accelerate the development of housing in California, Assembly Bill (AB) 130 was signed into law by the Governor on June 30, 2025. The bill, codified in Public Resources Code (PRC) Section 21080.66, was effective immediately and established a new statutory exemption from the California Environmental Quality Act (CEQA) for “housing development projects” in urban areas that meet a list of qualifying criteria (see Exhibit 11). Unlike categorical exemptions, which include specific exceptions which need to be studied to determine Feb. 18, 2026 Item #2 9 of 279 whether a project is exempt from CEQA, statutory exemptions created by the California Legislature and written into state law are, with few exceptions, absolute exemptions from CEQA. More specifically, if a project is statutorily exempt from CEQA, any permits, approvals or public improvements required for the “housing development project” are not subject to CEQA. The proposed Rincon Roosevelt project is the first project to be considered by the decision-makers for the AB 130 statutory exemption. Pursuant to Government Code Section 65589.5(h)(2), the proposed project qualifies as a “housing development project” for the following reasons: •It is a mixed-use development consisting of residential and nonresidential uses and at least two-thirds of the square footage is designated for residential use and due to the location outside of the Coastal Zone, short term rental of the housing units is prohibited by the Carlsbad Municipal Code •The proposed density exceeds 15 dwelling units per acre •The site is not more than 20 acres and is surrounded by urban uses •The project is consistent with the General Plan, Zoning Ordinance and the Village & Barrio Master Plan •There are no other environmental or site-specific constraints outlined in the statute that would render this property ineligible for the exemption •The structures proposed to be demolished are not historic structures that have been placed on a national, state or local historic register (please refer to Exhibit 12 for the Historical Assessments) In addition to meeting the criteria for a “housing development project,” the AB 130 process requires consultation with the Native American tribes. The consultation process commences when the application is deemed complete for processing. Two Native American tribes requested consultation within the required timeframe, the Rincon Band of Luiseno Indians and the Pala Band of Mission Indians. The city consulted with both tribes and the representatives verbally requested tribal monitoring during the grading operations. The Rincon Band of Luiseno Indians submitted a letter on Dec. 22, 2025, formalizing the request for monitoring as part of the project conditions. Please refer to Exhibit 11 for a copy of all tribal communications. The requested conditions for monitoring have been included in the draft Resolution (Exhibit 1). In summary, city staff has determined the project qualifies as a “housing development project” pursuant to AB 130 and has completed the tribal consultation processes within the legally established timeframes. Therefore, staff finds that the project is statutorily exempt from CEQA pursuant to PRC Section 21080.66. Please refer to Exhibit 11, Statutory Exemption Evaluation Checklist, for the requisite AB 130 analysis, included as part of the draft CEQA Notice of Exemption. This must be reviewed and considered prior to approval of the project. Conclusion Considering the information above and in the referenced Exhibits, staff has found that the proposed project is consistent with all applicable policies of the General Plan, Village & Barrio Master Plan, provisions of the Municipal Code and Local Facilities Management Zone 1. All required public improvements and utilities are available or are proposed to be upgraded to serve the proposed development. In addition, the project is statutorily exempt from CEQA. The project is conditioned to ensure the proposed project’s compatibility with the surrounding properties and that the public health, safety, and welfare of the community are maintained. The project would be required to comply with all applicable California Building Standards Codes and engineering standards through the standard building permit and civil improvement plan checking process. Staff recommends the Planning Commission adopt the resolution, recommending approval of the proposed project to the City Council as described in this staff report. Feb. 18, 2026 Item #2 10 of 279 Exhibits 1. Planning Commission Resolution (CT and SDP) 2. Location Map 3. Disclosure Statement 4. Project Analysis (General Plan, Zoning Ordinance, Village & Barrio Master Plan) 5. Supplemental Application - Density Bonus Program 6. Village & Barrio Objective Design Standards Table 7. Informational Bulletin IB-112 – State Density Bonus Law 8. Informational Bulletin IB-157 – Inclusionary Housing Program 9. Informational Bulletin IB-131 – AB 2097 Parking Requirements 10. Public Comments 11. Draft Notice of CEQA Exemption, AB 130 Analysis and Tribal Consultation Correspondence 12. Historic Resource Reports, 2747 and 2775 Roosevelt Street (Kristi Hawthorne, Jan. 25, 2024) 13. List of Acronyms and Abbreviations 14. Reduced Exhibits – Full Size Exhibits “A” – “HH” dated February 18, 2026 (on file in the Planning Division) Feb. 18, 2026 Item #2 11 of 279 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE TRACT MAP CT 2024-0008 AND SITE DEVELOPMENT PLAN SDP 2024-0022 TO DEMOLISH AN EXISTING EIGHT-UNIT RESIDENTIAL APARTMENT COMPLEX AND COMMERCIAL STRUCTURES AND CONSTRUCT A FOUR-STORY MIXED-USE BUILIDNG CONSISTING OF 3,419 SQUARE FEET OF COMMERCIAL SPACE, 33 RESIDENTIAL CONDOMINIUMS AND 42 COVERED PARKING SPACES ON A 0.69-ACRE PROPERTY LOCATED AT 2747 AND 2775 ROOSEVELT ST. IN THE NORTHWEST QUADRANT OF THE CITY, THE VILLAGE & BARRIO MASTER PLAN, AND LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: RINCON ROOSEVELT CASE NO.: CT 2024-0008/SDP 2024-0022 (DEV2024-0105) WHEREAS, 2747 Roosevelt, LLC, “Developer,” has filed a verified application with the City of Carlsbad regarding property owned by Dewhurst Family Revocable Trust, “Owner,” described as PARCEL 1: (APN: 203-101-12-00) THE NORTHEASTERLY HALF OF THE NORTHWESTERLY HALF OF LOT 29 OF SEASIDE LANDS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921, THE SOUTHEASTERLY LINE OF SAID NORTHWESTERLY HALF BEING PARALLEL WITH THE NORTHWESTERLY LINE OF SAID LOT. PARCEL 5: (APN: 203-181-10-00) THAT PORTION OF LOT 30 OF SEASIDE LANDS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921, LYING NORTHEASTERLY OF THE NORTHEASTERLY LINE OF THE SOUTHWESTERLY 162.7 FEET OF SAID LOT 30. EXCEPTING THEREFROM THE SOUTHEASTERLY 60.3 FEET THEREOF. PARCEL 6: (APN: 203-181-16-00) PARCEL 2 OF PARCEL MAP NO. 1339, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, FEB. 23, 1973 AS FILE NO. 73-048297 OF OFFICIAL RECORDS. (“the Property”); and WHEREAS, said verified application constitutes a request for a Site Development Plan and Tentative Tract Map as shown on Exhibit(s) “A” - “HH” dated Feb. 18, 2026, on file in the Planning Division, CT 2024-0008/SDP 2024-0022 – RINCON ROOSEVELT as provided by Title 20 and Chapters 21.06, 21.85 and 21.86 of the Carlsbad Municipal Code and the Village & Barrio Master Plan; and PLANNING COMMISSI ON RESOLUTION NO. 7567 Exhibit 1 Feb. 18, 2026 Item #2 12 of 279 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, the Planning Commission did, on Feb. 18, 2026, hold a duly noticed public hearing as prescribed by law to consider said request relative to the Tentative Tract Map and Site Development Plan land use application; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Tentative Tract Map and Site Development Plan. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) Compliance with CEQA. The proposed action to demolish existing residential and commercial structures and construct a four-story mixed-use building qualifies as a “housing development project” pursuant to Assembly Bill AB 130 (2025) and codified in Public Resources Code (PRC) Section 21080.66. The project is statutorily exempt from environmental review for the following reasons (see Exhibit 11 for the Statutory Exemption Evaluation Checklist): i. It is a mixed-use development consisting of residential and nonresidential uses and at least two-thirds of the square footage is designated for residential use and due to the location outside of the Coastal Zone, short-term rental of the housing units is prohibited by the Carlsbad Municipal Code. ii. The proposed density exceeds 15 dwelling units per acre. iii. The site is not more than 20 acres and is surrounded by urban uses. iv. The project is consistent with the General Plan, Zoning Ordinance and the Village & Barrio Master Plan. v. The structures proposed to be demolished are not historic structures that have been placed on a national, state or local historic register (please refer to Exhibit 12 for the Historical Assessments). vi. There are no other environmental or site-specific constraints outlined in the statute that would render this property ineligible for the exemption. vii. The requisite tribal consultation process has been completed within the legally established timeframes, and the requested tribal monitoring is incorporated as a condition. Feb. 18, 2026 Item #2 13 of 279 The notice of exemption will be filed with the Recorder/County Clerk within five days after project approval by the decision-making body. C)That based on the evidence presented at the public hearing, the Planning Commission RECOMMENDS APPROVAL OF CT 2024-0008/SDP 2024-0022 – RINCON ROOSEVELT, based on the following findings and subject to the following conditions: Findings: Tentative Tract Map CT 2024-0008 1.That the proposed map and the proposed design and improvement of the subdivision as conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable specific plans, Titles 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act, and will not cause serious public health problems, in that the proposed one-lot tentative tract map with 33 residential air-space condominium units and one (1) commercial unit satisfies all minimum requirements of Titles 20 and 21 and the Village & Barrio Master Plan (VBMP) and isconsistent with the General Plan as described below and in the project staff report dated Feb. 18, 2026. 2.That all approvals and permits required by Title 21 for the project have been obtained or will be concurrently obtained with the approval of the subdivision in that a Site Development Plan is being processed concurrently with the subject Tentative Tract Map. 3.That the site is physically suitable for the type of the development in that mixed use is permitted by right in the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). Pursuant to State Density Bonus Law, the Developer has requested waivers to development standards in the Village & Barrio Master Plan and the Carlsbad Municipal Code related to maximum building and architectural projections height, setbacks for upper floors, coverage for upper floors, enclosed fourth floor area, parking space dimensions, and additional objective design standards. The project is entitled to the requested number of units, and the densitybonus waivers are necessary for the project to be developed at the density requested. The waivers are permitted pursuant to CMC Chapter 21.86 and State Density Bonus Law, and 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 (provided in Exhibit 5 to the Feb. 18, 2026, Planning Commission staff report). 4.That the site is physically suitable for the proposed density of the development in that the VC District of the VBMP permits a density range of 28-35 dwelling units per acre. The proposal to construct 33 units on a 0.69-acre site results in a proposed density of 47.8 du/ac. Since the proposed density exceeds 35 du/ac, the applicant is requesting a density bonus, authorized by state law (Gov. Code §65915). Pursuant to State Density Bonus Law, the applicant is requesting a 29% density bonus. In exchange for the increase in density, a total of 16% of the base number of units or four (4) units are required to be designated as affordable, low-income units (80% of the area median income). One additional unit, designated as extremely low-income (30% of the area median income), is required pursuant to the Housing Crisis Act. Feb. 18, 2026 Item #2 14 of 279 5. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems in that the proposed mixed-use subdivision is designed to comply with applicable local and state standards related to public health and safety, including requirements for public services, infrastructure, and emergency access. With compliance with these standards and conditions of approval, the subdivision will not create conditions that would endanger public health. 6. That the design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that the project has been designed and conditioned such that there are no conflicts with established easements. 7. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat, in that the developed lot is devoid of sensitive vegetation and any natural water features. Therefore, the proposed project does not impact any fish, wildlife or habitat. Further, the project is statutorily exempt from the California Environmental Quality Act. 8. That all requirements of the California Environmental Quality Act (CEQA) have been met in that the project qualifies as a “housing development project” pursuant to Assembly Bill AB 130 and codified in Public Resources Code Section 21080.66 and the project is statutorily exempt from CEQA. 9. That the proposed subdivision meets or performs all applicable requirements or conditions of this title and the Subdivision Map Act, unless failure to do so is a result of a technical and inadvertent error that does not materially affect the validity of the subdivision. 10. That in the case of conversions of residential real property to condominiums, community apartments or stock cooperatives, all required notices and reports to tenants have been or will be sent as required by California Government Code Section 66427.1 and other applicable laws in that the project does not propose a condominium conversion, community apartments or stock cooperatives. 11. That the proposed subdivision is not on land that is subject to any contracts or easements specified in Section 66474.4 of the California Government Code in that the site is developed with urban uses , does not contain agricultural uses and is not under a Williamson Act contract or other qualifying conservation easement. 12. That the proposed subdivision complies with all requirements of the hillside development regulations, Chapter 21.95 of the Carlsbad Municipal Code in that the site is relatively flat and is not subject to the hillside development regulations. Site Development Plan, SDP 2024-0022 13. That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code, in that the project proposes the demolition of an eight-unit apartment building and a professional office building with an associated accessory structure totaling 2,043 square feet for the construction of a 53’- Feb. 18, 2026 Item #2 15 of 279 5”-tall, four-story, 49,559-square-foot, mixed-use building on a 0.69-acre site located within the Village Center (VC) District of the Village & Barrio Master Plan. Mixed-use, consisting of multiple-family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right within the VC District. The building includes ground floor commercial area totaling 3,419 square feet, 33 stacked residential condominium units (28 market rate and 5 affordable) on floors two (2) through four (4), and 42 covered parking spaces (4 for commercial and 38 for residential units) located within an at-grade, gated parking garage off Roosevelt Street. Pursuant to Assembly Bill 2097 (AB 2097), the city is prohibited from requiring parking for projects located within one-half mile of a major transit stop, except for requirements to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities that would have otherwise applied to the development. The project is located approximately 0.25 miles from the Carlsbad Village Train Station, and therefore only parking spaces for electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities can be required. The 33-unit mixed-use project can be found consistent with the General Plan Land Use Policies as discussed in the findings below and in the project staff report dated Feb. 18, 2026, through use of a density bonus as allowed under California Law and the Carlsbad Municipal Code. State law encourages cities to provide affordable housing through incentives to developers (i.e., State Density Bonus Law, Government Code §65915). State Density Bonus Law allows a developer to increase density on a property above the maximum density, set under the land use policies of the General Plan, zoning district, and Specific Plan/Master Plan. In this instance, based on the adopted land use density of the VC District of the Village and Barrio Master Plan, the base number of units allowed for a 0.69-acre parcel at 35 du/ac is 25 dwelling units. The applicant is requesting a 29% increase in density to yield 33 total units and proposed density of 47.8 du/ac. 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 general plan. In addition, State Density Bonus Law explicitly requires the city to consider “the density allowed under the land use element of the general plan” in determining maximum allowable residential density and General Plan conformance. Because the project is eligible for a density bonus, as allowed by State Density Bonus Law, the project is consistent with the development density established by existing zoning, community plan or General Plan policies. 14. That the requested development or use is properly related to the site, surroundings, and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings, or traffic circulation in that the proposed mixed-use development is located within the Village Center District of the Village & Barrio Master Plan (VBMP). The project will not be detrimental to existing uses or to uses specifically permitted in the area in that mixed-use, consisting of multiple-family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right in the VC District. All properties surrounding the site are designated for Village Center use pursuant to the VBMP. The project site is surrounded by a variety of urban uses, including restaurants, commercial and professional offices, an auto repair shop, and the United States Post Office. In addition, a four-story mixed-use building one block to the north on the west side of Roosevelt St. with a 100% density bonus was recently approved by City Council on July 29, 2025 (The Roosevelt, SDP 2024- 0001). Feb. 18, 2026 Item #2 16 of 279 Infrastructure improvements within Roosevelt Street include the replacement of a six-inch- diameter water line with an eight-inch-wide water line. The existing eight-inch-diameter sewer line in Roosevelt Street has been determined to be adequate in size to serve the project and will remain. An offsite, six-inch-diameter public sewer main parallels the rear (west) property line. It is utilized by existing development adjacent to the property but will not be utilized for the proposed project. The Utilities Department is requiring a five-foot-wide sewer easement on the subject property for maintenance of the existing sewer line. In addition, Roosevelt Street has adequate capacity to accommodate the net increase of 227 Average Daily Trips (ADTs) generated by the overall project. Pursuant to Assembly Bill 2097 (AB 2097), the city is prohibited from requiring parking for projects located within one-half mile of a major transit stop, except for requirements to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities that would have otherwise applied to the development. The project is located approximately 0.25 miles from the Carlsbad Village Train Station, and therefore only parking spaces for electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities can be required. The project proposes 38 spaces for the residential units, including (9) EV-ready and three (3) EV “ready with charge” spaces, including one (1) ADA/van accessible space, and four (4) ADA/EV spaces for the commercial uses, consistent with AB 2097 (Government Code § 65863.2). The circulation width for the drive aisles in the parking structure is also consistent with the Zoning Ordinance and fire codes. A total of eight (8) residential rental units exist on proposed project site. Pursuant to Government Code Section 66300 (“Housing Crisis Act”), the units are required to be replaced. Further, of the five (5) units, three (3) of the units meet the definition of a “protected unit” pursuant to Government Code Section 66300.5. As a result, the project proposes one (1) extremely low-income unit (30% AMI) and four (4) low-income units to satisfy the Housing Crisis Act requirements. The five income-restricted units also satisfy the Inclusionary Housing Ordinance and density bonus requirements (CMC Chapter 21.86 and State Density Bonus Law) requirements. Therefore, based on the above analysis, the proposed mixed- use development will not adversely impact the site, surroundings, or traffic circulation. 15. That the site for the intended development or use is adequate in size and shape to accommodate the use, in that pursuant to State Density Bonus Law, the Developer has requested waivers to development standards in the Village & Barrio Master Plan and the Carlsbad Municipal Code related to maximum building and architectural projection height, setbacks for upper floors, coverage for upper floors, enclosed fourth floor area, parking space dimensions, and additional objective design standards. The project is entitled to the requested number of units, and the density bonus waivers are necessary for the project to be developed at the density requested. The waivers are permitted pursuant to CMC Chapter 21.86 and State Density Bonus Law, and 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 (provided in Exhibit 5 to the Feb. 18, 2026, Planning Commission staff report). The proposed density of the project, 47.8 du/ac, complies with the VC District and the density restrictions of the Village & Barrio Master Plan, as modified by State Density Bonus Law. 16. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained, in that the project complies with all applicable development standards for mixed-use projects within the VC District of the Village & Barrio Master Plan, including lot coverage, open space, height, setbacks, and parking, etc., subject to density bonus provisions for waivers, including reductions of standards. The architecture of the Feb. 18, 2026 Item #2 17 of 279 building is compatible with the surrounding commercial development and implements the objective design standards of the Village and Barrio Master Plan. Landscaping along the street frontage and rear elevation will be provided consistent with the requirements of the city’s Landscape Manual and the Village & Barrio Master Plan. 17. That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use, in that the proposed project has one primary street frontage, Roosevelt Street, along the eastern property line. An 11-foot (APNs 203-101-12-00 and APN 203-181-10-00) and three-foot-wide (APN 203-181-16-00) right-of-way dedication are proposed along the project frontage. The existing curb, gutter and sidewalk will be replaced. Primary vehicular access to the project site will be provided via a driveway off Roosevelt Street. The proposed project is estimated to generate a net increase of 227 Average Daily Trips (ADT). Roosevelt Street is designed to adequately handle the traffic generated by the project. The project site is also located within 0.25 miles of the Carlsbad Village mass transit station which provides bus, train, and Coaster service daily. 18. That the proposed development or use meets all other specific additional findings as required by Title 21 and as detailed in the subject Resolution. Inclusionary Housing Ordinance, Density Bonus Ordinance, State Density Bonus Law, and Housing Crisis Act 19. Project has been granted additional units and waivers in accordance with density bonus provisions found in Government Code Section 65915 and Carlsbad Municipal Code Chapter 21.86. Pursuant to density bonus definitions, the project had a calculation of 25 Base Units. Applicant requested a 29% increase, which allows up to an additional nine (9) units for a total maximum project size of 33 units. Based on the requested density bonus, Applicant must provide 16% of the Base Units as low-income units as defined by California Health and Safety Code Section 50053. The project is conditioned to provide four (4) units for requested 29% bonus as density bonus affordable units based on calculations in Government Code Section 65915 and enforced by the California Department of Housing and Community Development. 20. Project is also subject to Carlsbad Municipal Code Chapter 21.85, requiring 15% of the base residential units be affordable for lower income households. Therefore, this project is required to provide four (4) affordable units. 21. Project is demolishing existing residential units and subject to the state of California Housing Crisis Act (Government Code Section 66300, Section 66300.5, and Section66300.6). Five (5) units of the existing eight (8) units have been determined to be protected units, as defined by Government Code Section66300.5(h)(3). Of the five (5) protected units, one (1) unit will be affordable to an extremely low-income household for 30 years, earning up to 30% of the Area Median Income (AMI), and four (4) units will be affordable to low-income households for 30 years, earning up to 80% of the Area Median Income (AMI). 22. According to Government Code Section 65915(c)(3)(B) and (C) protected units must be replaced at an equivalent size, affordable in the same or lower income category as the households in occupancy. “Equivalent size” defined by state law (Government Code Section (65915(c)(3)(D)), means that the replacement units contain at least the same total number of bedrooms as the units being replaced. The existing eight (8) protected units are all one-bedroom units. Feb. 18, 2026 Item #2 18 of 279 23. State law (Government Code Section 66300.6(b)(4)(A)&(B)) requires that the existing occupants of protected units be provided with relocation benefits and first right of refusal for a comparable unit in the new housing development, and at an affordable cost to the household. 24. The project would normally be required to provide affordable units with a mix of bedroom counts per Carlsbad Municipal Code 21.85.040(H). However, providing affordable units at prices for two (2) and three (3) bedroom units would prevent existing households from being able to afford the units when given right of first refusal as required by state law. Therefore, to comply with state requirements, the project is providing five (5) one-bedroom units as protected replacement units. 25. Altogether, the project is subject to the terms and limitations of CMC Chapter 21.85 (Inclusionary Housing Ordinance), CMC Chapter 21.86 (Density Bonus Ordinance), and State Density Bonus Law (Government Code Sections 65915 - 65918), and the replacement provisions of the Housing Crisis Act. The project’s proposed affordable housing mix satisfies the combined overlapping effect of the inclusionary units, density bonus units, and replacement units of the Housing Crisis Act. The four (4) affordable units provided to meet the inclusionary requirement established pursuant to Chapter 21.85 of the Carlsbad Municipal Code, shall also be counted toward satisfying the density bonus requirements and replacement unit provisions of the Housing Crisis Act. The unit allocated to the extremely low-income household category is provided as a replacement unit to meet the requirements of the California Housing Crisis Act. The conditions provided in this resolution requires the recordation of one Affordable Housing Agreement to provide five (5) total affordable units. Four (4) of the affordable units will be constructed and restricted as to occupancy and affordability to low-income households not exceeding 80% of the Area Median Income (AMI), and one (1) affordable unit will be constructed and restricted as to occupancy and affordability to extremely low-income households, not exceeding 30% of Area Median Income (AMI), as required by the city’s Inclusionary Housing Ordinance, State Density Bonus Law, and Housing Crisis Act. General 26. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the city’s General Plan, and the development standards of the Village and Barrio Master Plan, based on the facts set forth in the staff report dated Feb. 18, 2026, including, but not limited to the following: a. Land Use – The project site, as well as the surrounding properties, are in the Village Center (VC) District of the Village & Barrio Master Plan. Mixed-use projects are permitted uses, with a density range of 28-35 du/ac. State Density Bonus Law allows increases to this density range in exchange for additional affordable housing. The proposed mixed-use project provides 3,419 square feet of new commercial development oriented towards Roosevelt Street as well as 33 residential condominium units (28 market rate and 5 affordable). The proposed density is 47.8 dwelling units per acre. A total of 42 parking spaces are proposed within an at-grade parking garage. The project has access to public transit via the Carlsbad Village Station providing bus, train, and Coaster services, as well as NCTD bus route 315 providing service between Camp Pendelton, Sprinter, and the Carlsbad Village Station. The mixed-use project is proposed on a developed site surrounded by urban development consisting of an auto repair shop, the US Post Office, a restaurant and an office Feb. 18, 2026 Item #2 19 of 279 building. The proposed commercial area is compatible with surrounding land uses and will provide existing and future residents with access to convenient commercial uses onsite and the surrounding area. The project reinforces the pedestrian orientation desired for the downtown area by providing residents with an opportunity to walk to shopping, restaurants, recreation, and mass transit functions. The project’s proximity to existing bus routes and other mass transit helps to further the goal of providing new economic development near transportation corridors. Overall, the mixed-use project would contribute to the revitalization of the Village Center District. b. Mobility – A 14-foot-wide sidewalk is proposed in front of the proposed mixed-use building, adjacent to Roosevelt Street. An 11-foot-wide (APNs 203-101-12-00 and APN 203-181-10- 00) and three-foot-wide (APN 203-181-16-00) right-of-way dedication will be required along the Roosevelt Street frontage. The existing curb, gutter and sidewalk will be replaced. A total of three (3) existing street trees are currently located along the project frontage and will remain. An additional two (2) street trees are proposed, resulting in a total of five (5) street trees. In addition, the proposed project is located approximately 0.25 miles from the Carlsbad Village train station, which provides rail and bus service throughout the day. The project’s proximity to the transit station would provide visitors with new commercial uses and residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near other existing goods and services within the Village. c. Noise – A noise study was prepared by Helix Environmental Planning, dated September 2024. The projected interior and exterior noise levels comply with the standards established in the city’s Noise Guidelines Manual and General Plan. Specifically, the interior noise level, with the windows closed and Title 24 building construction, will be less than 45 CNEL. In addition, the exterior noise level for the roof decks and interior courtyard is expected to be less than 60 CNEL. No special design features are required to comply with the noise limits established in the General Plan. d. Housing – Of the 33 residential units proposed with the project, five (5) units shall be restricted to lower income households to comply with the Inclusionary Housing Ordinance, State Density Bonus Law (Government Code Section 65915) and the Housing Crisis Act (Government Code Section 66300). Specifically, the Developer is required to designate 16% of the 25 base maximum density units, or four (4) units, as affordable low-income units (80% of the area median income) to satisfy State Density Bonus Law, which also satisfies the Inclusionary Housing Ordinance requirements. One additional unit, designated as extremely low-income (30% of the area median income), is required pursuant to the Housing Crisis Act. e. Public Safety – The proposed project is not located in any 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 proposed project includes the replacement of a six-inch-wide water line with an eight-inch-wide water line in Roosevelt Street. The replaced water line will provide supporting water infrastructure in accordance with Fire & Life Safety requirements. Fire sprinklers are required and the dwelling units proposed by this project are all within a five-minute emergency response time. In addition, a conditional Alternative Feb. 18, 2026 Item #2 20 of 279 Means and Materials Plan was approved by the Fire Department on Feb. 26, 2025. In addition, a five-foot-wide sewer easement at the rear of the property is proposed to assist with the maintenance of a sewer line which is located offsite and adjacent to the rear property line. The project would be required 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. The project has been conditioned to pay all applicable public facilities fees for Zone 1. f. Village Center District Standards – The project, with the implementation of State Density Bonus Law, is consistent with the development standards for the Village Center (VC) District, the VBMP Design Guidelines and all other applicable regulations set forth in the VBMP as discussed in the project staff report. 27. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1 and all city public facility policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically: a. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. b. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44 and will be collected prior to issuance of building permit. Under SB 330, the park-in-lieu fees will be assessed according to the 2023-2024 Master Fee Schedule which assessed a flat rate per unit based on subdivision type (attached, residential, more than 4 units, $6,190 per unit). Under the new 2024-2025 Master Fee Schedule, the fees would normally be assessed on the size of each unit instead of a flat fee per unit based on subdivision type. c. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. d. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. 28. The project has been conditioned to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. 29. This project has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 1. 30. That all necessary public facilities required by the Growth Management Ordinance will be constructed or are guaranteed to be constructed concurrently with the need for them created by this project and in compliance with adopted city standards. Feb. 18, 2026 Item #2 21 of 279 31. That the project is consistent with the city’s Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 32. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: NOTE: Unless specifically stated in the condition, all the following conditions, upon the approval of this proposed subdivision, must be met prior to approval of a final map, building or grading permit whichever occurs first. All references to the “Site Plan” reference the project plans dated Feb. 18, 2026, attached as Exhibits “A” - “HH” of the Planning Commission Staff Report dated Feb. 18, 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 Tentative Tract Map and Site Development Plan. 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Tentative Tract Map and Site Development Plan documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 3. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this project are challenged, this approval shall be suspended as provided in Government Code §66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney’s fees incurred by the city arising, directly or indirectly, from (a) city’s approval and issuance of this Tentative Tract Map and Site Development Plan (b) city’s approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator’s installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or Feb. 18, 2026 Item #2 22 of 279 emissions. This obligation survives until all legal proceedings have been concluded and continues even if the city’s approval is not validated. 6. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Project Site Plan, conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final decision-making body. The copy shall be submitted to the City Planner, reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. 7. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Carlsbad Unified School District that this project has satisfied its obligation to provide school facilities. 8. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 9. This approval shall become null and void if building or grading permits are not issued for this project within 36 months from the date of project approval. 10. Pursuant to Senate Bill 330 and Government Code Section 65589, the housing development project must begin construction within 2.5 years following the date of City Council approval or the applicant will lose all vested rights received at the time the preliminary application was submitted on Aug. 29, 2024. 11. 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. 12. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1 pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 13. Developer shall submit to the city a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Tentative Tract Map and Site Development Plan on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. Feb. 18, 2026 Item #2 23 of 279 14. 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. 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. 15. 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. 16. 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. 17. Project has been granted additional units and waivers to development standards in accordance with density bonus provisions found in Government Code Section 65915 and Carlsbad Municipal Code Chapter 21.86. Per density bonus definitions, the project had a calculation of 25 Base Units. Applicant requested an increase in density to allow eight (8) additional units, for a total project size of 33 units. Based on the requested density bonus, project must provide 16% of base units as affordable to low-income households as defined by California Health and Safety Code §50053. The project is conditioned to provide four (4) units as Density Bonus affordable units based on calculations in Government Code Section 65915 and enforced by the California Department of Housing and Community Development. 18. The project is required to provide four (4) of the residential units as affordable to lower income households (80% of the Area Median Income (AMI); and one (1) unit to extremely-income households not exceeding 30% of the Area Medium Income (AMI). The five (5) affordable units would satisfy the city’s inclusionary housing requirement, State Density Bonus Law, and the replacement provisions of the Housing Crisis Act. Both the internal and external design of the affordable units shall be reasonably consistent or compatible with the design of the total project Feb. 18, 2026 Item #2 24 of 279 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. 19. Developer shall construct the project’s required affordable units concurrent with the project’s market rate units in accordance with Section 21.85.100(C) of the Carlsbad Municipal Code. Affordable units within the project must be distributed evenly across various areas and floors, adhering to the guidelines of California Health and Safety Code Section 17929, rather than being concentrated in specific locations. To satisfy this requirement, the affordable units will consist of four A1 and A3 unit types on floors 2 and 3, and one A1 unit type on floor 4 and will be identified in the Affordable Housing Agreement. 20. Prior to the issuance of building permits, the Developer shall enter into an Affordable Housing Agreement with the city. The agreement shall satisfy the following criteria: a. To provide and deed restrict one (1) dwelling unit as affordable to an extremely low-income household for 30 years, earning up to 30% of the area median income (AMI), and four (4) dwelling units as affordable to low-income households for 30 years, earning up to 80% of the Area Median Income (AMI). b. The agreement shall be in accordance with the requirements and process set forth in Chapters 21.85 and 21.86 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days prior issuance of the first building or grading permit and shall be recorded prior to issuance of the first building or grading permit. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest 21. Affordable housing cost for all five (5) affordable units is calculated pursuant to California Health and Safety Code Section 50052.5. 22. Project must comply with occupant noticing requirements and protections defined in Government Code Section 66300.6. Documentation demonstrating compliance with these requirements shall be submitted to the City Planner no later than 60 days prior to issuance of first building permit. a. Noticing per Governement Code Section 66300.6(b)(3)(A), that all existing occupants must be allowed to remain in their units until six (6) months before the start of construction activities. Additionally, existing occupants that are required to vacate their units, must be allowed to return at the prior rental rate should the project not proceed. b. Evidence of appropriate relocation benefits were paid to eligible occupants in accordance with Government Code Section 7260, per Government Code Section 66300.6(b)(4), and first right of refusal for a comparable unit, affordable to household at an affordable housing cost, pursuant to Health and Safety Code Section 50052.5 in the proposed new housing development. Feb. 18, 2026 Item #2 25 of 279 23. The owners of the five (5) lower-income units shall have equal access to the residential parking spaces in the parking garage and shall be given equal opportunity to pay for a parking space, to the satisfaction of the City Planner and the Housing & Homeless Services Director. 24. No portion of the project may be used for transient purposes. No housing unit shall be made available for less than 30 calendar days, counting portions of calendar days as full days. Every lease or other rental agreement for the occupancy of a housing unit or portions of a unit shall include a clause providing that it is a material breach of the agreement for the tenant to offer, rent, or maintain any short-term rental for less than 30 calendar days, counting portions of calendar days as full days. “Rent” means the consideration charged, whether or not received, for the occupancy of space valued in money, whether to be received in money, goods, labor or otherwise, including all receipts, cash, credits and property and services of any kind of nature, without any deduction there from whatsoever. Property owners or managers with knowledge of violations shall take reasonable steps to investigate and enforce the regulations, including a written notice to the resident of the landlord's knowledge of the violation, a request to cease the violation, and the course of action to be taken if the violation is not corrected. 25. 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. 26. 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. 27. The parking garage gate shall remain open, or the commercial operator shall cause the parking garage gate to be opened for commercial patrons and employees, for the duration of normal business hours to provide access to the three (3) required electric vehicle (EV) parking spaces and one (1) EV ADA van accessible parking space. A note shall be added to the building plans specifying this requirement. The same language shall be included in the CC&Rs for the mixed use development. 28. 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. 29. The short-term bicycle storage area shall be designed to accommodate a minimum of six (6) bicycles. The details shall be shown on the building plans (the California Green Building Standards Code may require a greater amount of bicycle parking than the minimum standard set by this condition). 30. Consistent with the requirements of AB 130 (2025), a Phase I Environmental Assessment as defined in Section 78090 of the Health and Safety Code, shall be submitted prior to issuance of the grading permit, to the satisfaction of the City Planner. Feb. 18, 2026 Item #2 26 of 279 a. If a recognized environmental condition is found, the development proponent shall complete a preliminary endangerment assessment, as defined in Section 78095 of the Health and Safety Code, prepared by an environmental assessor to determine the existence of any release of a hazardous substance on the site and to determine the potential for exposure of future occupants to significant health hazards from any nearby property or activity. b. If a release of a hazardous substance is found to exist on the site, the release shall be removed, or any effects of the release shall be mitigated to levels required by current federal and state statutory and regulatory standards before the local government issues a certificate of occupancy. c. If a potential exposure to significant hazards from surrounding properties or activities is found to exist, the effects of the potential exposure shall be mitigated to levels required by current federal and state statutory and regulatory standards before the local government issues a certificate of occupancy. 31. Developer shall establish a homeowner's association and corresponding covenants, conditions, and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the City Planner prior to final parcel map approval. Prior to issuance of a building permit, the Developer shall provide the Planning Division with a recorded copy of the official CC&Rs that have been approved by the Department of Real Estate and the City Planner. At a minimum, the CC&Rs shall contain the following provisions: a. General Enforcement by the City: The City shall have the right, but not the obligation, to enforce those Protective Covenants set forth in this Declaration in favor of, or in which the City has an interest. b. Notice and Amendment: A copy of any proposed amendment shall be provided to the City in advance. If the proposed amendment affects the City, City shall have the right to disapprove. A copy of the final approved amendment shall be transmitted to City within 30 days for the official record. c. Failure of Association to Maintain Common Area Lots and Easements: In the event that the Association fails to maintain the “Common Area Lots and/or the Association’s Easements” as provided in Article, Section ______the city shall have the right, but not the duty, to perform the necessary maintenance. If the city elects to perform such maintenance, the city shall give written notice to the Association, with a copy thereof to the Owners in the Project, setting forth with particularity the maintenance which the city finds to be required and requesting the same be carried out by the Association within a period of thirty (30) days from the giving of such notice. In the event that the Association fails to carry out such maintenance of the Common Area Lots and/or Association’s Easements within the period specified by the city’s notice, the City shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the Owners as provided herein. d. Special Assessments Levied by the City: In the event the City has performed the necessary maintenance to either Common Area Lots and/or Association’s Easements, the city shall submit a written invoice to the Association for all costs incurred by the City Feb. 18, 2026 Item #2 27 of 279 to perform such maintenance of the Common Area Lots and/or Association’s Easements. The city shall provide a copy of such invoice to each Owner in the Project, together with a statement that if the Association fails to pay such invoice in full within the time specified, the city will pursue collection against the Owners in the Project pursuant to the provisions of this Section. Said invoice shall be due and payable by the Association within twenty (20) days of receipt by the Association. If the Association fails to pay such invoice in full within the period specified, payment shall be deemed delinquent and shall be subject to a late charge in an amount equal to six percent (6%) of the amount of the invoice. Thereafter the City may pursue collection from the Association by means of any remedies available at law or in equity. Without limiting the generality of the foregoing, in addition to all other rights and remedies available to the city, the city may levy a special assessment against the Owners of each Lot in the Project for an equal pro rata share of the invoice, plus the late charge. Such special assessment shall constitute a charge on the land and shall be a continuing lien upon each Lot against which the special assessment is levied. Each Owner in the Project hereby vests the city with the right and power to levy such special assessment, to impose a lien upon their respective Lot and to bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and his/her respective Lot for purposes of collecting such special assessment in accordance with the procedures set forth in Article of this Declaration. e. Landscape Maintenance Responsibilities: The HOAs and individual lot or unit owner landscape maintenance responsibilities shall be as set forth in Exhibit ____________. f. Balconies, trellis, and decks: The individual lot or unit owner allowances and prohibitions regarding balconies, trellis, and decks shall be as set forth in Exhibit __________. g. Assessment Limitation for Affordable Units: Pursuant to California Civil Code Section 5605 the Homeowners’ Association is prohibited from imposing a regular assessment against an affordable unit that is more than five percent (5%) plus the percentage change in the cost of living, not to exceed ten percent (10%) greater than the preceding regular assessment. 32. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When 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. 33. 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. 34. This project is being approved as a condominium permit for residential ownership purposes. If any of the residential units in the project are rented, the minimum time increment for such rental shall be not less than 31 days. The CC&Rs for the project shall include this requirement. Should the City Council adopt an ordinance that would permit rental of the units for less than 31 days, this condition shall be null and void. 35. Developer shall display a current Zoning and Land Use Map, or an alternative, suitable to the City Planner, in the sales office or inside each unit, at all times. All sales maps that are distributed or Feb. 18, 2026 Item #2 28 of 279 made available to the public shall include but not be limited to trails, future and existing schools, parks, and streets. 36. Developer shall post a sign in the sales office, or inside each unit, in a prominent location that discloses which special districts and school district provide service to the project. Said sign shall remain posted until all of the units are sold. 37. If satisfaction of the school facility requirement involves a Mello-Roos Community Facilities District or other financing mechanism which is inconsistent with City Council Policy No. 38, by allowing a pass-through of the taxes or fees to individual home buyers, then in addition to any other disclosure required by law or Council policy, the Developer shall disclose to future owners in the project, to the maximum extent possible, the existence of the tax or fee, and that the school district is the taxing agency responsible for the financing mechanism. The form of notice is subject to the approval of the City Planner and shall at least include a handout and a sign inside the sales facility, or inside each unit, stating the fact of a potential pass-through of fees or taxes exists and where complete information regarding those fees or taxes can be obtained. 38. 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 Section 11.12.090 of the Carlsbad Municipal Code. 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. 39. Pursuant to the results of the Assembly Bill (AB) 130 tribal consultation process, the following condition shall be implemented prior to issuance of the grading permit and/or during grading operations on behalf of the Rincon Band of Luiseño Indians (see Exhibit 11 of Planning Commission Staff report dated Feb. 18, 2026): a. CULTURAL MONITORING PROGRAM: Full-time monitoring during ground disturbing activities will occur by a qualified archaeological monitor and a tribal monitor representing the Rincon Band of Luiseño Indians throughout the entire project area. Ground disturbing activities include but are not limited to mass grading, trenching, brush clearance, geological excavation, conservation fence installation, and grubbing. Monitoring will occur in an effort to identify and protect any previously unknown and potentially significant/ important cultural resource(s). Any newly discovered cultural resource(s) shall be subject to evaluation. In the event of a potential cultural resource discovery, the archaeological and tribal monitors will have the authority to temporarily divert ground disturbing activities to inspect the find. Full-time monitoring should continue until the project archaeologist, in concurrence with the tribal monitor, determines that the overall sensitivity of the project area has been reduced to low. Should the monitors determine that there is no longer any potential to impact cultural resources within the project area, all monitoring should cease. Appropriate participants should be notified, and the required forms and reports should be prepared and submitted. Feb. 18, 2026 Item #2 29 of 279 b. TRIBAL MONITOR RETAINED: At least 45 days prior to pulling grading permits, the project applicant/landowner shall contact the Rincon Band of Luiseño Indians to enter into a Tribal Monitoring & Cultural Resources Treatment Agreement to retain a qualified tribal monitor to monitor all ground disturbing activities. The Agreement shall address the treatment of known cultural resources; the designation, responsibilities, and participation of professional tribal monitors during grading, excavation, and ground disturbing activities; project scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains discovered during development. Upon completion, the finalized Agreement will be submitted to the Planning Department to satisfy this requirement. The Rincon Band of Luiseño Indians will also be notified at least 48 hours in advance of the pre- construction meeting so preparations can be made for a representative to attend. c. ARCHAEOLOGICAL MONITOR RETAINED: At least 45 days prior to pulling grading permits, the project applicant/landowner shall contact a qualified archaeologist to enter into an agreement to retain a qualified archaeological monitor to all monitor ground disturbing activities. The qualified archaeologist shall meet the Secretary of the Interior’s (SOI) Professional Qualifications Standards (48 Federal Register 44738-39). The completed agreement shall be submitted to the Planning Department. Upon completion, the finalized Agreement will be submitted to the Planning Department to satisfy this requirement. The project archaeologist will also be notified at least 48 hours in advance of the pre-construction meeting so preparations can be made for a representative to attend. d. CULTURAL RESOURCES MONITORING PLAN (CRMP): At least 60 days prior to pulling grading permits, the Applicant will contact the project archaeologist to develop a Cultural Resources Monitoring Plan (CRMP) to guide the procedures and protocols of a mitigation-monitoring program that shall be implemented within the project boundaries during all ground disturbing activities. The CRMP will be prepared in consultation with and review from the Rincon Band of Luiseño Indians. It will outline the project schedule; if applicable, discuss any specific avoidance, preservation, or excavations required; address the methodology for grading activity observation by the monitors; and shall include a treatment plan, based on the project mitigation measures and conditions of approval, should any cultural resources be identified. The extent of the monitoring program will be dependent upon the project duration and complexity of ground disturbing activities. The archaeologist in concurrence with the tribal monitor shall determine the required duration and extent of monitoring. The final CRMP document will be submitted to the project planner for review and edits. Once all edits are complete and prior to pulling planning permits, the final CRMP will be submitted to the planning department, the Applicant, the construction manager, and the Rincon Band of Luiseño Indians. Construction personnel shall adhere to the stipulations of the CRMP. e. UNANTICIPATED DISCOVERIES: In the event that cultural resource(s) are unearthed during ground disturbing activities, the archeological monitor and tribal monitor shall have the authority to temporarily halt or redirect ground disturbing activities away from the vicinity of these unanticipated discoveries so that they may be evaluated. The landowner/project applicant or appropriate representative, the project archaeologist, and the Rincon Band tribal representative shall assess the significance of such cultural Feb. 18, 2026 Item #2 30 of 279 resource(s) and, if the cultural resource(s) is determined to be culturally significant, they shall meet to confer regarding the appropriate treatment for the cultural resource(s). Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred method of preservation. The archaeologist and the tribal representative shall make recommendations to the Lead Agency on the measures that will be implemented to protect the newly discovered cultural resource(s), including but not limited to, avoidance in place, excavation, relocation, and further evaluation of the discoveries in accordance with California Environmental Quality Act (CEQA). No further ground disturbance shall occur in the area of the discovery until the Lead Agency approves the measures to protect the significant cultural resource(s). Any cultural resources recovered as a result, excluding items covered by the provisions of applicable Treatment Plans or Agreements, shall be repatriated to the Rincon Band of Luiseño Indians. If the Developer, the project archaeologist, and the Rincon Band of Luiseño Indians cannot agree on the significance or the mitigation for the newly discovered cultural resource(s), these issues will be presented to the City Planner for decision. The City Planner shall make the determination based on the provisions of CEQA with respect to cultural resources and shall take into account the religious beliefs, customs, and practices of the Rincon Band. Notwithstanding any other rights available under the law, the decision of the City Planner shall be appealable to the Planning Commission. f. SACRED SITES: All sacred sites, should they be encountered within the Project area, shall be avoided and preserved as the preferred mitigation, if feasible. g. ARTIFACTS: The landowner(s) shall relinquish ownership of all cultural resources, including sacred items, burial goods, and all cultural artifacts that are found on the project area to the Rincon Band of Luiseño Indians for proper treatment and disposition as outlined in the Tribal Monitoring & Cultural Resources Treatment Agreement. h. REPATRIATION: All cultural resources that are collected during the project construction will be repatriated to the Rincon Band of Luiseño Indians for permanent onsite reburial. The archaeologist in coordination with the Rincon tribal monitor will conduct appropriate inventory work. During those 60 days, the Rincon Band will work with the proponent to select a location for reburial that will be free from any disturbance including but not limited to development, excavation, any landscaping that exceeds the depth of the resources, above- or below-ground utility installation, flooding, etc. Upon return of the cultural resources, the proponent will allow the Rincon Band a reasonable timeframe in which to access the agreed upon area. The Rincon Band will document the reburial location with GPS coordinates, add the data to internal GIS systems, and complete a form for submittal to the NAHC. i. REBURIAL: A fully executed reburial agreement with the Rincon Band of Luiseño Indians must be developed. This agreement shall include measures and provisions to protect the reburial area from any future impacts. Reburial shall not occur until all cataloguing has been completed on the cultural resources. No photography, invasive or destructive testing of any human remains or associated artifacts is allowed. Details of contents and location of the reburial shall be included in the Phase IV Report. Feb. 18, 2026 Item #2 31 of 279 j. REPORTING: A final Phase IV report shall be completed by the project archaeologist no later than 90 days after monitoring has been completed. The report will include the results of monitoring including a list of project personnel, a catalog of any cultural resources that were identified, any associated DPR 523 Forms and/or confidential maps, details of the location of the final disposition of cultural resources, any issues or problems that occurred during monitoring, and any other pertinent information. Once completed, the project archaeologist will submit a draft to the Lead Agency for review and approval. Upon approval by the Lead Agency, a complete final report shall be submitted to the appropriate Information Center, the Rincon Band of Luiseño Indians, any relevant curation facility, and the landowner/applicant. k. HUMAN REMAINS: If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. A Rincon tribal representative must be present during the Coroner’s assessment. If the Coroner determines the remains to be Native American, then he/she must contact the Native American Heritage Commission (NAHC) within 24 hours. The NAHC must then immediately identify the “most likely descendant(s)” of receiving notification of the discovery. The most likely descendant(s) shall then make recommendations within 48 hours of being notified and engage in consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98 and the Tribal Monitoring & Cultural Resources Treatment Agreement. l. TRANSIENT USES PROHIBITED. It shall be a material breach of the CCRs to offer, rent, or maintain any short-term rental for less than 30 calendar days, counting portions of calendar days as full days. 40. Pursuant to the results of the Assembly Bill (AB) 130 tribal consultation process, the following condition shall be implemented prior to issuance of the grading permit and/or during grading operations on behalf of the Pala Band of Mission Indians: Prior to the commencement of any ground-disturbing activities, including but not limited to exploratory geotechnical investigations/borings for contractor bidding purposes, the project developer shall enter into a Pre-Excavation Agreement, otherwise known as a Tribal Cultural Resources Treatment and Tribal Monitoring Agreement, with the Pala Band of Mission Indians or other Traditionally and Culturally Affiliated Pala Band of Mission Indians tribe (“TCA Tribe”). This agreement will contain provisions to address the proper treatment of any tribal cultural resources and/or Pala Band of Mission Indians Native American human remains inadvertently discovered during the course of the project. The agreement shall outline the roles and powers of the Pala Band of Mission Indians Native American monitors and the archaeologist and may include the following provisions. A copy of said archaeological contract and Pre-Excavation Agreement shall be provided to the City of Carlsbad prior to the issuance of a grading permit. a. A Pala Band of Mission Indians Native American monitor, associated with a TCA Tribe, shall be present during all ground disturbing activities. Ground disturbing activities may include, but are not be limited to, archaeological studies, geotechnical investigations, clearing, Feb. 18, 2026 Item #2 32 of 279 grubbing, trenching, excavation, preparation for utilities and other infrastructure, and grading activities. b. Any and all uncovered artifacts of Mission Band Native American cultural importance shall be treated with dignity and respect in accordance with the TCA Tribe’s cultural and spiritual traditions and returned to the Pala Band of Mission Indians for reburial on-site within an appropriate location protected by open space or easement, etc., where the cultural items will not be disturbed in the future, or shall be returned to the Most Likely Descendant, whichever is most applicable, and shall not be curated, unless ordered to do so by a federal agency or a court of competent jurisdiction, as provided in the City of Carlsbad Tribal, Cultural and Paleontological Resources Guidelines (TCPRG) and in acknowledgment of the City of Carlsbad’s special long-standing relationship with the Pala Band. c. The Pala Band of Mission Indians Native American monitor shall be present at the project’s preconstruction meeting to consult with grading and excavation contractors concerning excavation schedules and safety issues, as well as to consult with the archaeologist concerning the proposed archaeologist techniques and/or strategies for the project. d. Pala Band of Mission Indians Native American monitors and archaeological monitors shall have joint authority to temporarily divert and/or halt construction activities. If tribal cultural resources are discovered during construction, all earth-moving activity within and around the immediate discovery area must be diverted until the Luiseño Native American monitor and the archaeologist can assess the nature and significance of the find. e. If a significant tribal cultural resource(s) and/or unique archaeological resource(s) are discovered during ground-disturbing activities for this project, the Pala Band of Mission Indians (in accordance with TCPRG Section 8.2.2.4) and any TCA Tribes that consulted with the city under SB 130 for this project shall be notified and consulted regarding the respectful and dignified treatment of those resources. Pursuant to California Public Resources Code Section 21083.2(b) avoidance is the preferred method of preservation for archaeological and tribal cultural resources. If, however, the Applicant is able to demonstrate that avoidance of a significant and/or unique cultural resource is infeasible and a data recovery plan, or other culturally-appropriate mitigation measure, is authorized by the City of Carlsbad as the lead agency, the Pala Band of Mission Indians (in accordance with TCPRG Section 8.2.2.4) and the TCA Tribes that consulted with the city under SB 130 for this project shall be consulted regarding the drafting and finalization of any such recovery plan. f. When tribal cultural resources are discovered during the project, if the archaeologist collects such resources, a Luiseño Native American monitor must be present during any testing or cataloging of those resources. If the archaeologist does not collect the tribal cultural resources that are unearthed during the ground disturbing activities, the Pala Band of Mission Indians Native American monitor shall follow the procedures in TCR-1b. g. If suspected Native American human remains are encountered, California Health and Safety Code Section 7050.5(b) states that no further disturbance shall occur until the San Diego County Medical Examiner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. Suspected Native American remains shall be examined in the field and kept in a Feb. 18, 2026 Item #2 33 of 279 secure location at the site. A Pala Band of Mission Indians Native American monitor shall be present during the examination of the remains. If the San Diego County Medical Examiner determines the remains to be Native American, the Native American Heritage Commission (NAHC) must be contacted by the Medical Examiner within 24 hours. The NAHC must then immediately notify the “Most Likely Descendant” about the discovery. The Most Likely Descendant shall then make recommendations within 48 hours and engage in consultation concerning treatment of remains as provided in Public Resources Code 5097.98. h.In the event that fill material is imported into the project area, the fill shall be clean of tribal cultural resources and documented as such. Commercial sources of fill material are already permitted as appropriate and will be culturally sterile. If fill material is to be utilized and/or exported from areas within the project site, then that fill material shall be analyzed and confirmed by an archeologist and Pala Band of Mission Indians Native American monitor that such fill material does not contain tribal cultural resources. i.No testing, invasive or non-invasive, shall be permitted on any recovered tribal cultural resources without the written permission of the consulting tribes. j.Prior to the approval of final inspection, a monitoring report and/or evaluation report, if appropriate, which describes the results, analysis and conclusions of the monitoring program shall be submitted by the archaeologist, along with the Pala Band of Mission Indians Native American monitor’s notes and comments, to the City of Carlsbad for approval. Said report shall be subject to confidentiality as an exception to the PublicRecords Act and will not be available for public distribution. Engineering NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed subdivision, must be met prior to approval of a final map, building or grading permit whichever occurs first. General 41.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. 42.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. 43.Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private underground parking, streets, utilities, street trees, sidewalks, landscaping, biofiltration planters, tree wells and storm drain facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. The CC&Rs shall include a Feb. 18, 2026 Item #2 34 of 279 requirement to provide an annual verification of the effective operation and maintenance of each structural treatment control BMP in accordance with the BMP maintenance agreement and the SWQMP. The annual verification shall be submitted to the enforcement official in a format as approved by the city prior to the start of the rainy season. 44.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. 45.Developer shall prepare, submit and process for city engineer approval a final map to subdivide this project. There shall be one Final Map recorded for this project. Developer shall pay the city standard map review plan check fees. 46.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. 47.Property owner shall maintain all landscaping street trees and irrigation along the parkway frontage with Roosevelt Street as shown on the Tentative Map/Site Plan. Fees/Agreements 48.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. 49.Developer shall cause property owner to execute and submit to the city engineer for recordation the city’s standard form Drainage Hold Harmless Agreement. 50.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. 51.Developer shall cause owner to execute, for recordation, a city standard Local Improvement District Agreement to pay fair share contributions for undergrounding of all existing overhead utilities and installation of streetlights, as needed, along the subdivision frontage, should a future district be formed. Grading 52.Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports as required by city engineer, post security and pay all applicable grading plan review and permit fees per the city’s latest fee schedule. 53.Prior to issuance of the grading permit, the contractor shall submit a Construction Plan to the city engineer for review and approval. Said Plan may be required to include, but not be limited to, identifying the location of the construction trailer, material staging, bathroom facilities, parking of construction vehicles, employee parking, construction fencing and gates, obtaining any necessary permission for off-site encroachment, addressing pedestrian safety, and identifying time restrictions for various construction activities. Feb. 18, 2026 Item #2 35 of 279 Storm Water Quality 54. 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. 55. Developer shall complete and submit to the city engineer a Determination of Project’s SWPPP Tier Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier level Storm Water Pollution Prevention Plan (SWPPP) to the satisfaction of the city engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the city’s latest fee schedule. 56. 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. 57. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design, pollutant control BMP and applicable hydromodification measures. Dedications/Improvements 58. Developer shall cause owner to dedicate to the city for public street and utility purposes as shown on the tentative map along Roosevelt Street. The offer shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. Streets that are already public are not required to be rededicated. Additional easements may be required at final design to the satisfaction of the city engineer. 59. Developer shall cause owner to dedicate to the city a 5.0 foot wide easement for general utility and access purposes for sewer as shown on the tentative map. The offer shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. Additional easements may be required at final design to the satisfaction of the city engineer. 60. Developer shall design the private drainage systems, as shown on the tentative map to the satisfaction of the city engineer. All private drainage systems (12” diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. Feb. 18, 2026 Item #2 36 of 279 61. 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. 62. Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the tentative map. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: A. Curb, gutter and sidewalk B. Water and Fire Services, Meter’s and Backflows C. Sewer Services D. D25 Curb Outlet E. Tree Wells F. 3” AC Grind and Overlay G. 8” PVC Waterline H. Existing Sewer, Water removals 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. 63. Developer is responsible for ensuring all existing overhead utilities servicing the subject property are to be undergrounded as shown on the tentative map and to the satisfaction of the city engineer. No new or relocated utility poles are allowed. 64. Developer is responsible for ensuring utility transformers or raised water backflow preventers that serve this development are located outside the right-of-way as shown on the tentative map and to the satisfaction of the city engineer. These facilities shall be constructed within the property. Non-Mapping Notes 65. Add the following notes to the final map as non-mapping data: A. Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public improvements shown on the tentative map. These improvements include, but are not limited to: 1) Curb, gutter and sidewalk 2) Water and Fire Services, Meter’s and Backflows 3) Sewer Services 4) D25 Curb Outlet 5) Tree Wells 6) 3” AC Grind and Overlay 7) 8” PVC Waterline 8) Existing Sewer, Water removals Feb. 18, 2026 Item #2 37 of 279 B. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. C. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Carlsbad Engineering Standards or line-of-sight per Caltrans standards. D. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any diversion of waters, the alteration of the normal flow of surface waters or drainage, or the concentration of surface waters or drainage from the drainage system or other improvements identified in the city approved development plans; or by the design, construction or maintenance of the drainage system or other improvements identified in the city approved development plans. E. There are no public park or recreational facilities to be located in whole or in part within this subdivision. The subdivider is therefore obligated to pay park-in-lieu fees in accordance with section 20.44.050 of the Carlsbad Municipal Code and has either paid all of said park in-lieu fees or agreed to pay all of said park-in-lieu fees in accordance with section 20.16.070 of the Carlsbad Municipal Code. Utilities 66. Developer shall prepare and process public improvement plans; and prior to City Engineer approval of said plans, shall execute a city standard Subdivision Improvement Agreement to install and shall post securities in accordance with Carlsbad Municipal Code (CMC) Section 20.16.070 for public improvements shown on the approved plan. Said improvements shall be installed to city standards to the satisfaction of the City Engineer and shall include, but are not limited to: a. Replace 6-inch AC water main with new 8-inch PVC water main in Roosevelt Street along the project frontage. b. Install water services, irrigation service and fire service necessary to service the project. c. Replace/reconnect all existing water services along the length of the replaced water main. d. Replace existing valves and fittings with new valves and fittings per engineering standards. e. Provide water highline service during construction. 67. Developer shall replace the off-site portion of the 6-inch AC water main in Roosevelt Street, from the northern limit of the project frontage to and including the water valve assembly at the intersection of Beech Avenue, with new 8-inch PVC water main pursuant to Government Code Sections 66485 and 66486 and CMWD Code Section 2.20.040. 68. Developer may be eligible for reimbursement of costs for the off-site water system improvements on Roosevelt Street pursuant to a reimbursement agreement per CMWD Code Section 2.20.070 and as approved by the CMWD Board. 69. Prior to the issuance of Building permits, the Developer shall pay a special sewer connection fee for the development project’s proportionate share (in Equivalent Dwelling Units) of sewer capacity to be constructed at the Home Plant Sewer Lift Station. Feb. 18, 2026 Item #2 38 of 279 70. Developer shall meet with the fire marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project 71. Developer shall design and agree to construct public facilities within public right-of-way or within minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the discretion of the district or city engineer, wider easements may be required for adequate maintenance, access and/or joint utility purposes. 72. 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. 73. The developer shall agree to install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. 74. The developer shall agree to pay the cost for removal of sewer lateral connections from the existing 6-inch, offsite public sewer main along the western property boundary. Alternatively, the developer shall secure property access to the sewer main and properly remove sewer lateral connections. 75. The developer shall design and agree to construct public water, sewer, and recycled water facilities substantially as shown on the tentative map to the satisfaction of the district engineer and city engineer. Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 76. 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. 77. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the tentative map are for planning purposes only. 78. Subdivider shall comply with Section 20.16.040(D) of the Carlsbad Municipal Code regarding the undergrounding of existing overhead utilities. Feb. 18, 2026 Item #2 39 of 279 NOTICE Please take NOTICE that approval of your project includes the “imposition” of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as “fees/exactions.” You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code §66020(a) and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on Feb. 18, 2026, by the following vote, to wit: AYES: Fitzgerald, Burrows, Merz, Foster, Hubinger, Meenes. NAYES: Lafferty. ABSENT: None. ABSTAIN: None. ____________________________________________ ROY MEENES, Chairperson Carlsbad Planning Commission ____________________________________________ MICHAEL STRONG, Director of Community Development Department         Feb. 18, 2026 Item #2 40 of 279 S T A T E S T R O O S E V E L T S T BEEC H A V S T A T E S T A L L E Y M A D I S O N S T GRAN D A V ARBU C K L E P L E L CAMINO R E A L LA COSTA AV A L G A R D C A R L S B A D B L CT 2024-0008/SDP 2024-0022 Rincon Roosevelt SITE MAP J SITE Map generated on: 1/7/2026 Exhibit 2 Feb. 18, 2026 Item #2 41 of 279 Page 1 of 6P-1(A) Form Rev 4/2024 Development Services Planning Division 1635 Faraday Avenue 442-339-2600 www.carlsbadca.gov AUTHORIZATION, CONSENT, AND DISCLOSURE STATEMENT P- 1(A) APPLICATION AND ACKNOWLEDGEMENT INFORMATION This submittal form (Part A through Part F) must be completed as part of your application with the City of Carlsbad. Your project cannot be reviewed until this information is completed. PART A. Owner Authorization and Consent NOTE: This Consent and Disclosure Form must list the name of the principal owners (10% or greater) and attach a copy of the current corporate articles, partnership agreement, or trust document, as applicable. Provide name(s) of the person(s) authorized to sign on behalf of the organization. (A separate page may be attached if necessary.) IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE 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): ___________________________________________ ________________________________________________________________________________ ; and 1. Name: __________________________ Signature: _______________________________ Signature: _______________________________________________________________ Phone Number: __________________________ Email: ___________________________ Contact Address: _________________________________________________________ 2. Name: __________________________ Signature: _______________________________ Phone Number: __________________________ Email: ___________________________ Contact Address: _________________________________________________________ NOTE: For additional names, please use a separate sheet of paper. 203-101-12, 203-181-16, 203-181-10 Street Address (if applicable): ______2747 - 27___ __________5 Roosevelt St. _________________________________________ 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. ŽŶŶĂŽLJůĞ͕^ƵĐĐĞƐƐŽƌdƌƵƐƚĞĞŽĨƚŚĞĞǁŚƵƌƐƚ  &ĂŵŝůLJZĞǀŽĐĂďůĞdƌƵƐƚĚĂƚĞĚ  DĂƌĐŚϭϯ͕ϭϵϵϬ ĂǀŝĚZ͘ĞǁŚƵƌƐƚ͕^ƵĐĐĞƐƐŽƌdƌƵƐƚĞĞŽĨƚŚĞĞǁŚƵƌƐƚ  &ĂŵŝůLJZĞǀŽĐĂďůĞdƌƵƐƚĚĂƚĞĚ  DĂƌĐŚϭϯ͕ϭϵϵϬ ;^ĞĞĂƚƚĂĐŚĞĚΗ^ƵƉƉůĞŵĞŶƚƚŽWĂŐĞϭͿ ϲϭϵͲϮϰϳͲϴϭϳϱ ϯϰϮϱ^ĞĂĐƌĞƐƚƌŝǀĞ͕ĂƌůƐďĂĚ͕ϵϮϬϬϴ ϯϰϮϱ^ĞĂĐƌĞƐƚƌŝǀĞ͕ĂƌůƐďĂĚ͕ϵϮϬϬϴ ϴϱϴͲϱϭϴͲϴϰϵϭ ŬĂƌůƐďĂĚƌĞĂůƚLJΛŐŵĂŝů͘ĐŽŵ ĚĂǀĞĚĞǁŚƵƌƐƚϲϯΛŝĐůŽƵĚ͘ĐŽŵ ,6098325Ā-5:14671Ā/,(Ā,+."-%! Ȁ.,-%Ȁ#*$'Ȁ'$$*Ȁ "$,-)*&'#.!Exhibit 3 Feb. 18, 2026 Item #2 42 of 279 Page 2 of 6 P-1(A) Form Rev 4/2024 IMPORTANT: A Grant Deed is required if the ownership does not match city records. Ownership on the deed must correspond exactly with the ownership listed. If the owner noted on the Grant Deed does not match the person signing as Property Owner, provide paperwork documenting the person signing is authorized to sign as a Property Owner. Whenever any excavation, fill, or other project-related improvement requires entry onto adjacent property for any reason, the Land Use Review Application shall include the written consent or legal easements or other property rights of the adjacent property owner or their authorized representative, and shall include such consent with the application package. The application will not be deemed complete unless and until all necessary consent documents are so filed. The consent shall be in a form acceptable to the City Planner. If the proposed improvements on the adjacent property change the nature of the property’s development rights (or implied bundle of rights), the city might require recordation of a Covenant and Agreement for Offsite Improvements and Release of Liability as a condition of project approval. Does the project’s limits of disturbance encroach on property not owned by the Property Owner? տ Yes տ No If yes, attach adjacent owner authorization. PART B. Owner Declarations (to be signed by Property Owner) I/We hereby certify that I/we have read the information below and that: 1. I/We understand that it is the responsibility of the Applicant to substantiate the request through the requirements of the application. 2. I/We understand that if there is a zoning violation on the property, application review may be delayed. Any unpermitted structures or uses must either be removed or legalized at part of this application. 3. I/We understand that if this application is approved, I/we may be required to record a covenant with the County Recorder’s Office, the form and content that is satisfactory to the City and its City Attorney, to notify future owners of the project approval and restrictions. 4. If this Land Use Review Application is approved or conditionally approved, I/we hereby certify that I/we will comply with all conditions attached to the approval action. I/We understand that the failure to comply with any conditions shall constitute grounds for the revocation or modification of the approval, permit, or other authorizations provided. 5. Prior to any use of the project site pursuant to the permit issued, all conditions of approval (if any) will be completed or secured in the manner as stated or required. Property Owner Signature(s): _________________________________________________________ Name(s): __________________________________________________ Date: __________________ David Dewhurst, Douglas Dewhurst, Donna Doyle Successor Trustees of the Dewhurst Family Revocable Trust dated March 13, 1990 ,6098325Ā-5:14671Ā/,(Ā,+."-%! Ȁ.,-%Ȁ#*$'Ȁ'$$*Ȁ "$,-)*&'#.!  Feb. 18, 2026 Item #2 43 of 279 Page 3 of 6 P-1(A) Form Rev 4/2024 PART C. Project Team Information (complete all applicable fields) Applicant: տ Same as Owner տ Different from Owner Name (if different from Owner): __________________________________________________________ Company or Firm: ______________________________________________________________________ Phone Number: __________________________ Email: ________________________________________ Contact Address: _________________________ City: _____________ State: _____ Zip Code: _________ Agent or Representative: տ Same as Applicant տ Different from Applicant տ N/A Name (if different from Applicant): ________________________________________________________ Company or Firm: ______________________________________________________________________ Phone Number: __________________________ Email: ________________________________________ Contact Address: _________________________ City: _____________ State: _____ Zip Code: _________ Other (specify Architect, Engineer, CEQA Consultant, etc.): ____________________________________ Name: ______________________________________________________________________________ Company or Firm: ______________________________________________________________________ Phone Number: __________________________ Email: ________________________________________ Contact Address: _________________________ City: _____________ State: _____ Zip Code: _________ NOTE: A Letter of Authorization (LOA) from the Property Owner empowering a person or persons to act on the behalf of the Property, is required if anyone other than the Property Owner signs the Land Use Review Application as the Applicant or Agent. The authorized person (Applicant or Agent) on the LOA must correspond with the name and signature, above. PART D. Single “Point of Contact” Designation A single “point of contact” is an individual that handles all communications with the city and its review team for the purposes of sending and receiving application materials, information, reports, etc. The point of contact is to be the single individual elected on the Land Use Review Application form for all communications and to remain as the primary contact for all status updates relating to the Land Use Review Application. Single Point of Contact: տ Applicant տ Property Owner տ Agent տ Other ____________________ Jonathan Frankel, Rincon Homes 925-708-3638 jfrankel@rincongrp.com 5315 Avenida Encinas, Suite 200 Carlsbad CA 92008 2747 Roosevelt LLC ,6098325Ā-5:14671Ā/,(Ā,+."-%! Ȁ.,-%Ȁ#*$'Ȁ'$$*Ȁ "$,-)*&'#.! Feb. 18, 2026 Item #2 44 of 279 Page 4 of 6 P-1(A) Form Rev 4/2024 PART E. Contribution Disclosure Has the Property Owner, Applicant, or Agent had more than $900 worth of business transacted with any member of city staff, Boards, Commissions, Committees and/or Council within the past 12 months? տ Yes տ No If yes, indicate person(s): ______________________________________________ NOTE: Attach additional sheets if necessary. PART F. Applicant Declarations (to be signed by Applicant) I hereby certify that I have read the information below and that: 1. I have carefully reviewed and prepared the application and plans in accordance with the instructions. 2. I understand that the specific information needed to initiate planning case processing corresponds to those items listed in the application form’s “Minimum Submittal Intake Requirements Checklist.” I also understand that even if the application is duly filed and accepted for intake processing, each application submitted to the Planning Division is required to have specified information included in the application packet before it is determined to be complete. The specific information to determine completeness is in “Completeness Determination Requirements Checklist.” 3. The Planning Division has developed policies to help ensure that discretionary permit applications are timely processed. The Permit Streamlining Act shot clock starts on the intake date the Planning staff accepts a duly filed application. 4. I understand that once an application is determined to be complete, project or design changes that will increase the number of units, add uses that were not previously listed, substantially change the site plan, or other changes that trigger the need for additional discretionary approvals will require a new application, or the filing of other application permit types, which would restart the review “clock” and extend processing timelines. 5. I understand that upon city review, additional information, documents, reports, entitlements and fees might be required, including any referral fees. I understand that all fees and deposits submitted with this application will be refunded only as provided for by the ordinances, regulations, or policies in effect at the time of the application submittal. 6. I certify that the description of the development and all the plans and supporting documentation are accurate in all material respects as of the date when made. I understand that it is my responsibility to ensure that statements and representations are not misleading. Furthermore, I agree to promptly remove, correct, or add information as needed to correct any misleading or materially inaccurate information. I understand that any misstatement or omission of the requested information or of any information subsequently requested might be ,6098325Ā-5:14671Ā/,(Ā,+."-%! Ȁ.,-%Ȁ#*$'Ȁ'$$*Ȁ "$,-)*&'#.! Feb. 18, 2026 Item #2 45 of 279 Page 5 of 6 P-1(A) Form Rev 4/2024 grounds for rejecting the application, deeming the application incomplete, denying the application, suspending or revoking a permit issued on the basis of these or subsequent representations, or for the seeking of such other and further relief as deemed appropriate by the City of Carlsbad. 7. If discrepancies exist between the architectural plans and the structural plans, the architectural plans shall take precedence. Ultimately, the scope of work, as described on the permit that authorizes construction, takes precedence over the plans. If there is a discrepancy between the plans and the description on the permit, the permit governs. 8. I understand that all materials submitted in connection with this application might become public record subject to inspection and copying by the public. I acknowledge and understand that the public might inspect and copy these materials and that some or all of the materials might be posted on the city website or elsewhere online, outside of the city’s control. 9. I understand there are no assurances at any time, implicitly or otherwise, whether provided to me in writing or by oral communications regarding final staff recommendations to the decision- making body about this application or the determination of any decision-making body. 10. I understand that the overall design process consists of several steps, each with increasingly more detail. The planning phase is one of the first steps in the design process. A Land Use Review Application (or “planning application”) consists only of a schematic design package. If the project is approved or conditionally approved, the schematic design phase is immediately followed by a design development phase (with construction drawings). Construction drawings, such grading and drainage plans, are much more comprehensive and provide additional detail, specificity, and instructions on how to build and implement the project. Review comments, statements, or approvals from the City of Carlsbad concerning a Land Use Review Application are based on the representations of the intent of design and construction. City comments and statements are believed to be accurate; however, such accuracy is not guaranteed when implementing the intended design solution. I understand that the approval or conditional approval of a Land Use Review Application does not replace the more thorough review of the construction drawings by the city or another agency during the design development phase; or services or recommendations provided by design professionals, such as architects, engineers, code professionals, etc. Furthermore, the approval or conditional approval of a Land Use Review Application does not relieve the Applicant of the obligation from complying with all applicable regulations, standards, policies, and guidelines applicable to the design development phase. Therefore, the ultimate design solutions required in construction drawings may differ from the project’s initial schematic design. The approved plan set of project drawings, civil plans/grading, sections, site plans, floor plans, architectural elevations, and landscape plans shall not be altered without express authorization by the City Planner. Once a permit has been issued, the Applicant may request permit modifications. “Minor" modifications might be granted if found by the City Planner to be in substantial conformity with the approved plan set, including all exhibits and permit conditions. ,6098325Ā-5:14671Ā/,(Ā,+."-%! Ȁ.,-%Ȁ#*$'Ȁ'$$*Ȁ "$,-)*&'#.! Feb. 18, 2026 Item #2 46 of 279 Page 6 of 6P-1(A) Form Rev 4/2024 Modifications beyond the scope described in the approved plan set might require submittal of an amendment to the permit and approval by the authorized review body. 11. Should any proponent of the project fail to file a timely and valid appeal of the permit within the applicable appeal period, such inaction shall be deemed to constitute acceptance of the permit by the Applicant; and agreement by the Applicant to be bound by, to comply with, and to do all things required of or by the Applicant pursuant to all of the terms, provisions, and conditions of the issued permit or other approval. 12. As part of this application, the Applicant hereby agrees to defend, indemnify, and hold harmless the City of Carlsbad, its Council, boards and commissions, officers, employees, volunteers, and agents from any claim, action, or proceeding against the City of Carlsbad, its Council, boards and commissions, officers, employees, volunteers and agents, to attack, set aside, void or annul an approval of the application or related decision, including environmental documents, or to challenge a denial of the application or related decisions. This indemnification shall include, but not be limited to, damages awarded against the city, if any, costs of suit, attorneys’ fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, city, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the city for all of the city’s costs, attorneys’ fees, and damages that the city incurs in enforcing the indemnification provisions set forth herein. The Applicant shall pay to the city upon demand any amount owed to the city pursuant to the indemnification requirements prescribed. By signing below, I acknowledge that I have completely read, understand, and agree to the declarations above and accept all terms set forth herein. Applicant Signature: _________________________________________________________________ Name: ____________________________________________________ Date: __________________ This form must be stapled/attached to the application and shall be effective until replaced or revoked in writing. rein. ______________ Jonathan Frankel 8/29/24 ,6098325Ā-5:14671Ā/,(Ā,+."-%! Ȁ.,-%Ȁ#*$'Ȁ'$$*Ȁ "$,-)*&'#.! Feb. 18, 2026 Item #2 47 of 279 Supplement to Page 1 of Part A - OWNER AUTHORIZATION AND CONSENT. 3. Name: Douglas G. Dewhurst, Successor Trustee of the Dewhurst Family Revocable Trust dated March 13, 1990 Signature: _______________________________________________________________ Phone Number: 619-247-8183 Email: dougdewhurst63@icloud.com Contact Address: 3425 Seacrest Drive, Carlsbad, CA 92008 ,6098325Ā-5:14671Ā/,(Ā,+."-%! Ȁ.,-%Ȁ#*$'Ȁ'$$*Ȁ "$,-)*&'#.! Feb. 18, 2026 Item #2 48 of 279 PROJECT ANALYSIS The project is subject to the following regulations: A.Village-Barrio (V-B) General Plan Compliance B.Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan Land Use Allowance; Density Bonus Ordinance (CMC Chapter 21.86); and State Density Bonus Law (Government Code Sections 65915 - 65918) C.Village Center (V-C) District and Village and Barrio Master Plan D.Subdivision Ordinance (CMC Title 20) E.Site Development Plan (CMC Chapter 21.06) F.Inclusionary Housing Ordinance (CMC Chapter 21.85) G.Housing Crisis Act (Government Code Section 65589.5) H.Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 1 The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in detail within the sections below. A.Village-Barrio (V-B) General Plan Compliance The subject property has a General Plan Land Use designation of Village-Barrio (V-B). As discussed in the Village & Barrio Master Plan, properties within the Village do not have an assigned residential density as it relates to Growth Management Plan compliance. For discussion regarding residential density see section B below. The project’s compliance with the various Elements of the General Plan is outlined in Table “A” below: TABLE A – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Land Use & Community Design Goal 2-G.2 – Promote a diversity of compatible land uses throughout the city, to enable people to live close to job locations, adequate and convenient commercial services, and public support systems such as transit, parks, schools, and utilities. The proposed mixed-use project provides 3,419 square feet of new commercial development oriented towards Roosevelt Street as well as 33 residential condominium units (28 market rate and 5 affordable). A total of 42 parking spaces are proposed within an at-grade parking garage. The proposed project is located near jobs, schools, beaches, lagoons, and other convenient neighborhood-serving commercial services. The project has access to public transit via the Carlsbad Village Station providing bus, train, and Coaster services, as well as NCTD bus route 315 providing Yes Feb. 18, 2026 Item #2 49 of 279 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY service between Camp Pendelton, Sprinter, and the Carlsbad Village Station. 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 mixed-use project is proposed on a developed site surrounded by urban development consisting of an auto repair shop, the US Post Office, a restaurant and an office building. The project site, as well as the surrounding properties, are in the Village Center (VC) District of the Village & Barrio Master Plan. Mixed use projects are permitted uses, with a density range of 28-35 du/ac. State Density Bonus Law allows increases to this density range in exchange for additional affordable housing. The proposed mixed use project provides 3,419 square feet of new commercial development oriented towards Roosevelt Street as well as 33 residential condominium units (28 market rate and 5 affordable). The proposed commercial area is compatible with surrounding land uses and will provide existing and future residents with access to convenient commercial uses onsite and the surrounding area. Yes 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 residential component of the proposed mixed use building comprises 33 condominium units, including 28 market rate and 5 inclusionary units (4 low income and 1 extremely low income). A variety of bedroom counts ranging from one to four bedrooms will be provided. The VC District permits a density range of 28-35 du/ac and provides higher density housing located near commercial uses, nearby employment centers and the mass transit station located in the core of Carlsbad Village. Yes Feb. 18, 2026 Item #2 50 of 279 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Land Use & Community Design Goal 2-G.30 Develop a distinct identity for the Village by encouraging a variety of uses and activities, such as a mix of residential, commercial office, restaurants and specialty retail shops, which traditionally locate in a pedestrian–oriented downtown area and attract visitors and residents from across the community by creating a lively, interesting social environment. Policy 2-P.70 Seek an increased presence of both residents and activity in the Village with new development, particularly residential, including residential as part of a mixed-use development, as well as commercial, entertainment and cultural uses that serve both residents and visitors. The proposal to construct a mixed- use development with 3,419 square feet of commercial area and 33 residential condominiums would enhance the vitality of the Village by providing new residential and updated commercial land uses near the downtown core. The project reinforces the pedestrian orientation desired for the downtown area by providing residents with an opportunity to walk to shopping, restaurants, recreation, and mass transit functions. The project’s proximity to existing bus routes and other mass transit helps to further the goal of providing new economic development near transportation corridors. Yes Mobility Goal 3-G.3 – Provide inviting streetscapes that encourage walking and promote livable streets. Policy 3-P.5 – Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. A 14-foot-wide sidewalk is proposed in front of the proposed mixed use building, adjacent to Roosevelt Street. An 11-foot-wide (APNs 203- 101-12-00 and APN 203-181-10-00) and three-foot-wide (APN 203-181- 16-00) right-of-way dedication will be required along the Roosevelt Street frontage. The existing curb, gutter and sidewalk will be replaced. A total of three (3) existing street trees are currently located along the project frontage and will remain. An additional two (2) street trees are proposed, resulting in a total of five (5) street trees. In addition, the proposed project is located approximately 0.25 miles from the Carlsbad Village train station, which provides rail and bus service throughout the day. The project’s proximity to the Yes Feb. 18, 2026 Item #2 51 of 279 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY transit station would provide visitors with new commercial uses and residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near other existing goods and services within the Village. 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. A noise study was prepared by Helix Environmental Planning, dated September 2024. The projected interior and exterior noise levels comply with the standards established in the city’s Noise Guidelines Manual and General Plan. Specifically, the interior noise level, with the windows closed and Title 24 building construction, will be less than 45 CNEL. In addition, the exterior noise level for the roof decks and interior courtyard is expected to be less than 60 CNEL. No special design features are required to comply with the noise limits established in the General Plan. Yes 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 Fire Severity Zone, Flood Zones, or Earthquake Fault Zones. The proposed structural improvements would be required to meet all seismic design standards at time of building permit in accordance with the California Building Code. The Fire & Life Safety Division has approved the proposed conceptual design with fire sprinklers included throughout per the National Fire Protection Association (NFPA) standards. Yes Public Safety Goal 6-G.4 – Maintain safety services that are responsive to The proposed project includes the replacement of a six-inch-diameter Yes Feb. 18, 2026 Item #2 52 of 279 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY citizens’ needs to ensure a safe and secure environment for people and property in the community. water line with an eight-inch- diameter water line in Roosevelt Street. The replaced water line will provide supporting water infrastructure in accordance with Fire & Life Safety requirements. Fire sprinklers are required and the dwelling units proposed by this project are all within a five-minute emergency response time. In addition, a conditional Alternative Means and Materials Plan was approved by the Fire Department on February 26, 2025. Public Safety Policy 6-P.6 – Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. The project has been conditioned to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter and/or are transported within storm drainage facilities. Yes Public Safety Policy 6-P.34 – Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. The project is required to comply with all Building and Fire codes to ensure that fire protection standards are met by the proposed structures. The Fire & Life Safety Division has approved conceptual building designs with fire sprinklers included throughout per National Fire Protection Association (NFPA) standards. Yes Public Safety Policy 6-P.39 – Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. The project is required to construct or pay applicable fees for necessary improvements, public utilities, and facilities in accordance with Growth Management requirements; Fire Station No. 1, located less than one mile of the project site, is within emergency response timeframes; and the project design will not affect the city’s ability to implement its Emergency Operations Plan. The proposed project includes the replacement of a six-inch-diameter water line with an eight-inch- Yes Feb. 18, 2026 Item #2 53 of 279 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY diameter water line in Roosevelt Street. The replaced water line will provide supporting water infrastructure in accordance with Fire & Life Safety requirements. In addition, a five-foot-wide sewer easement at the rear of the property is proposed to assist with the maintenance of a sewer line which is located offsite and adjacent to the rear property line. Sustainability Policy 9-P.1 – Enforce the Climate Action Plan (CAP) as the city’s strategy to reduce greenhouse gas emissions. The project implements and is consistent with measures identified in the Climate Action Plan (CAP) through the provision of renewable energy generation (photovoltaic systems), energy conservation (Green Building Code), and by accommodating Zero-Emission vehicles and other greenhouse gas reduction measures and features. At building permit, the project will also be reviewed for compliance with the CAP ordinances. Yes Housing 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. Per CMC Chapter 21.85, a project is required to provide 15% of the base total (before density bonus) residential units as affordable for lower income households. The project offers 1 extremely low- income unit and 4 low-income units onsite, and the Developer is not requesting financial assistance from the city. In addition, the project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 5 dwelling units as affordable in accordance with CMC Chapter 21.85. Yes Feb. 18, 2026 Item #2 54 of 279 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Housing Goal 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. Policy 10-P.15 – Pursuant to the Inclusionary Housing Ordinance, require affordability for lower income households of a minimum 15 percent 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 percent of the lower income units should have three or more bedrooms (lower income senior housing projects are exempt). The proposed project will increase the diversity of housing in Carlsbad by adding 33 residential condominiums in a range of bedrooms, including 5 inclusionary housing units to the city’s housing inventory. In addition, the project will increase housing diversity by providing housing offered at a price affordable to extremely low and low-income households. The project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 5 dwelling units in accordance with CMC Chapter 21.85. Yes Housing Goal 10-G.3 - Carlsbad’s existing housing stock preserved, rehabilitated, and improved with special attention to housing affordable to lower-and moderate- income households. Policy 10-P.22 - Withhold approval of requests to convert existing rental units to condominiums when the property contains households of low- and moderate-income, unless findings can be made that a reasonable portion of the units will remain affordable after conversion, or the loss of affordable units is mitigated by new replacement units in the city. The project site is currently developed with an eight-unit apartment building. The Housing Crisis Act requires that new housing development replace existing residential units proposed to be demolished. Additionally, the law requires that certain existing housing units, deemed to be “protected units,” be replaced in a specific manner as outlined under the law. A total of five (5) units must be replaced at affordable levels. Four (4) must be replaced and restricted to low-income levels (80% AMI), and one unit must be replaced and restricted to extremely low-income (30% AMI) levels. The proposed project satisfies this requirement. Yes Housing Policy 10-P.19 – Address the unmet housing needs of the community The city currently has a job/housing ratio where there are more jobs Yes Feb. 18, 2026 Item #2 55 of 279 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY 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. than housing. The project replaces eight existing apartment units and proposes an additional 25 residential units, including five inclusionary housing units. The proposed mixed use 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 extremely low and low-income households. B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan Land Use Designation; Density Bonus Ordinance (CMC Chapter 21.86); and State Density Bonus Law (Government Code Sections 65915 - 65918) The minimum and maximum densities for residential development are established in the Village & Barrio Master Plan. Table B below identifies the permissible density range for properties located within the Village Cener (VC) District of the Village & Barrio Master Plan. The V-B General Plan Land Use designation and the VC District allows a residential density between 28 to 35 dwelling units per acre (minimum to maximum base density). The V-B 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 (two or more attached dwellings), subject to specific review and community design requirements. TABLE B – PROPOSED DENSITY Gross Acres1 Net Acres Allowable Density Range, Dwelling Units Per Acre - VC District* Project Density, Proposed Dwelling Units 0.69 0.69 28-35 du/ac Minimum: 19.32, rounded up to 20 dwelling units2 Maximum: 24.15, rounded up to 25 dwelling units2, 3 Base maximum density = 25 units 29% density bonus Allowed maximum density = 32.35, rounded up to 33 units 47.8 du/ac) 1 State Density Bonus Law (Government Code § 65915(f) refers to “gross” density, not “net” density. Therefore, density calculations must be based on gross acres, rather than net acres. 2 For density bonus projects fractional units shall be rounded up per Section 21.86.050 of the Carlsbad Municipal Code and State Density Bonus Law (Government Code §§ 65915(f)(5) and (q)). 3 For mixed-use projects, the minimum density shall be calculated based on fifty percent of the developable area and the maximum density shall be calculated based on the entire developable area (Village & Barrio Master Plan, Chapter 2.4 - Density). Feb. 18, 2026 Item #2 56 of 279 State Density Bonus The proposed mixed-use development includes a request to construct 33 units within a four-story structure. As summarized above, the base maximum number of units for a 0.69-acre parcel at 35 du/ac is 25 dwelling units. To construct 33 units, the Developer is requesting approval of 29% density bonus pursuant to CMC Chapter 21.86, the Density Bonus Ordinance, and California (hereinafter referred to as “State”) Density Bonus Law (Government Code §65915). CMC Chapter 21.86 was established to implement Government Code §65915 (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. 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 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. For projects located near transit stops, like the proposed project, additional concessions are afforded, which include restricting the city’s ability to require minimum parking standards under Assembly Bill (AB) 2097 on certain types of private development projects.1 Parking is discussed in further detail below. In this instance, to support the implementation of the project, the Developer is requesting a 29% density bonus pursuant to State Density Bonus Law. In exchange for the density bonus, the Developer is required to designate four (4) of the 25 base maximum density units as affordable low-income units (80% of the area median income).2 One additional unit, designated as extremely low-income (30% of the area median income), is required pursuant to the Housing Crisis Act), which is explained in more detail in Section “G” of this attachment. All inclusionary housing units will be restricted in accordance with CMC Chapters 21.85 and 21.86. As required by CMC Chapters 21.85 and 21.86, the proposed 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. 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 general plan. In addition, State Density Bonus Law explicitly requires the city to consider “the density allowed under the land use element of the general plan” in determining maximum allowable residential density. As discussed above, properties designated V-B do not have an assigned residential density in the General Plan. Therefore, the minimum and maximum densities for residential development are established in the Village & Barrio Master Plan. Because the project is eligible for a density bonus, as allowed by State Density Bonus Law, the project is consistent with the development density established by existing zoning, community plan or General Plan policies. The proposed density of the project complies with the 1 Refer to Exhibit 9 for an info-bulletin that provides more information on restrictions imposed by the state legislature under AB 2097 that limit the city’s ability to require minimum parking standards on certain private development projects, including residential density bonus projects. In Carlsbad there are currently only two major public transit stops (i.e. Carlsbad Village Station and Poinsettia Station). 2 The Developer 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 four (4) units as affordable to low-income households. Feb. 18, 2026 Item #2 57 of 279 VC District and the density restrictions of the Village & Barrio Master Plan, as modified by State Density Bonus Law. Incentives, Concessions and 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. Based on the number of affordable units provided, the Developer is entitled to two incentives/concessions. No incentives/concessions are requested. The Developer is requesting 11 waivers to development standards as allowed under State Density Bonus Law3 and implemented by CMC Chapter 21.86 – Density Bonus Ordinance, which is narrated in the next section, below. Waivers In addition to incentives or concessions, a 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 under State Density Bonus Law (Government Code §65915(e)). There is no limit on the number of waivers or reductions of development standards that may be granted, and the granting 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 unless certain findings can be made. 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 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. Please refer to Exhibit 5 for additional information on the requested waivers to the 11 development standards. As discussed below, staff has found no substantial evidence that any of the above findings apply in this case. 3 Refer to Exhibit 7 for an info-bulletin that provides more information on how State Density Bonus Law works. Feb. 18, 2026 Item #2 58 of 279 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. With respect to specific adverse impacts upon public health and safety or on any historic property, 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 with relevant city policies and codes. The property is currently developed with three structures which are proposed to be demolished. Historic resource reports (one for each address) were prepared by Kristi Hawthorne (Jan. 25, 2024) to determine whether the structures are historically significant. Pursuant to the results of the report, no historical evidence was identified to support that the buildings exemplify or reflect a unique aspect of Carlsbad’s historical development, nor are the buildings associated with any person important to the city's history. Further, the buildings do not represent the work of a master builder, craftsman or architect. Therefore, the buildings are not eligible for listing in the California Register of Historical Resources, the California Historic Resources Inventory, or the National Register of Historic places. The demolition of the structures does not meet any level of significance (please see Exhibit 12 for the historic resource reports). Finally, 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 Developer’s land use application to avoid restrictive zoning limitations that would preclude the project as it has been designed and submitted to the city. None of the requested waivers contradict state or federal law. C. Village Center (VC) District and Village and Barrio Master Plan Objective Design Standards The project’s compliance with the development standards specific to the Village Cetner (VC) District, as well as the applicable parking and area-wide standards within the Village & Barrio Master Plan are provided in Tables C and D below. In addition, the project generally complies with the intent of the Area- Wide Design Guidelines, which are included in Section 2.7 of the Village & Barrio Master Plan. TABLE C- VILLAGE & BARRIO MASTER PLAN VILLAGE CENTER (VC) DISTRICT COMPLIANCE ANALYSIS Standard Required/Allowed Proposed Comply? Setbacks - Front Minimum: 0 feet Maximum: 5 feet Minimum 10-foot landscape setback where surface parking areas are located adjacent to a public street The front setback for the project ranges from 0-5 feet. No surface parking is proposed; parking is located within a parking garage which screens the units from view from the public street. Yes Setbacks - Side Minimum: 0 feet 11.5-12.75 feet (south property line) 10-11.5 feet (north property line) with balcony overhangs extending no closer than 2 feet from property line Yes Feb. 18, 2026 Item #2 59 of 279 Standard Required/Allowed Proposed Comply? Setbacks - Rear Minimum: 0 feet 7-8.5’ feet Yes Lot Size and Dimension Not applicable 0.69 acres Yes Lot Coverage Not applicable 82% Yes Building Height Maximum 45 feet; architectural allowed up to 55 feet 53’-5”, with architectural projections up to 69-2” No1 Residential Private Open Space Minimum of 60 square feet of private open space per unit; minimum dimension of 6 feet in any direction. All units have a private balcony at least 66 square feet in size with a minimum dimension of 6 feet in any direction. The private balconies and roof decks range in size from 66-398 square feet. Yes Residential Common Open Space Minimum of 15 square feet per unit, active or passive: 15 x 33 = 495 square feet Minimum dimension, 10 feet in any direction 590 square feet with 10’ x 10’ dimension; 1,660 square feet total. Common open space provided as open courtyard on second level. Yes 1 Density bonus waiver requested. Please refer to Section “B” of this attachment for an analysis of the requested waivers. The project proposes to provide 42 parking spaces, including 38 spaces for the residential units and four (4) spaces for the commercial uses. Based on the number and type of residential units proposed and the commercial square footage provided, the Village and Barrio Master Plan calls for the project to provide 39 vehicle parking spaces for the residential units and up to 20 spaces (1 space per 170 square feet, ratio varies based on use) for the commercial units. A state law imposed by the state legislature, AB 2097, which became effective on January 1, 2023, prohibits cities from requiring minimum parking standards on certain private development projects, including residential density bonus projects, that are located within one-half mile of public transit. AB 2097’s prohibition on minimum parking requirements also extends to commercial, industrial, and other non-residential land uses – with exceptions. This state law does however allow the city to continue to apply minimum parking standards for electric vehicle (EV) charging stations, as well as required parking spaces accessible to persons with disabilities (ADA). Additionally, developers can still provide additional onsite parking, but the number of parking spaces provided is based on builder preference and market demand, not by city-established minimum parking standards. The city can still require the same percentage or number of accessible and EV parking spaces as would have otherwise applied if AB 2097 did not apply. The parking spaces provided for the residential units and commercial area comply with the minimum parking standards under AB 2097, which requires no less than three (3) EV spaces with chargers, nine (9) EV ready spaces, three (3) EV “ready with charge” spaces, including one (1) ADA van accessible and one (1) standard ADA accessible space for the residential units and four (4) EV capable, including one (1) ADA accessible space for the commercial area. Feb. 18, 2026 Item #2 60 of 279 TABLE D –VILLAGE & BARRIO MASTER PLAN AREA-WIDE STANDARDS COMPLIANCE ANALYSIS Standard Required/Allowed Proposed Comply? Ingress and Egress Vehicle access shall be taken off the alley. Driveway apron shall not exceed 20 feet in width. No alley access available Driveway apron is 20 feet in width. Yes Ingress and Egress A clear zone shall be provided at the intersection of a street and an alley or driveway to maintain a free line of sight. • The clear zone shall consist of an isosceles right triangle measured 7.5 feet in both directions from the intersection of the two property lines. • The clear zone shall not be occupied by a ground floor building footprint, site features taller than 36 inches, or landscaping that is taller than 30 inches. A clear zone is provided at the intersection with Roosevelt Street and the drive aisle. Yes Property Line Walls and Fences Fences and walls within the front setback shall be a maximum 3.5 feet tall (42-inches). There is a zero foot setback for the VC District; therefore, this standard does not apply. Yes Building Orientation Buildings shall be oriented toward primary street frontage. The main entrance for the residential units and commercial areas are oriented towards Roosevelt Street. Yes Village & Barrio Objective Design Standards The Village & Barrio Objective Design Standards (ODS, Appendix E) grants local authority over the design of future multifamily housing and mixed-use developments within the Village and Barrio Master Plan area. These standards help the city preserve the unique character of the area while adhering to state housing laws aimed at accelerating housing production. The proposed project’s compliance with the Village & Barrio Objective Design Standards are provided in Exhibit 6. The Developer is requesting waivers as authorized by State Density Bonus Law (refer to Section “B” of this attachment). The proposed project is entitled to potentially unlimited number of development standard waivers (Government Code § 65915(e)). The city must grant (i.e., “shall approve”) the specific incentives/concessions requested by the Developer 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 § 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 Feb. 18, 2026 Item #2 61 of 279 defined) which could not be mitigated (Government Code § 65915(e)). The Developer’s proposed justification for the requested waivers that pertain to ODS-related provisions are listed in Exhibit 6. 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 Appendix E, Section 1.5. 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).) D. Subdivision Ordinance- Tentative Tract Map (Title 20) Pursuant to CMC Section 20.04.040 of the Subdivisions Ordinance, approval of a Tentative Tract Map is required for five (5) or more condominium units. The project proposes 33 residential condominiums and one commercial unit divided into three suites totaling 3,419 square feet. The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the city’s Subdivision Ordinance (Title 20) for Major Subdivisions. The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. Staff finds that the required findings for this application can be met (Exhibit 1). E. Site Development Plan (CMC Chapter 21.06) Pursuant to section 6.3.3.B of the Village & Barrio Master Plan, new construction over 5,000 square feet or new buildings or projects with more than four dwelling units, require a Site Development Plan. All Site Development Plans within the Village & Barrio Master Plan area are required to be approved by the City Council. The required findings with justification for each are summarized below and contained in Planning Commission Resolution (Exhibit 1). 1. That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code. The project proposes the demolition of an eight-unit apartment building and a professional office building with an associated accessory structure totaling 2,043 square feet for the construction of a 53’- 5”-tall, four-story, 49,559-square-foot, mixed-use building on a 0.69-acre site located within the Village Center (VC) District of the Village & Barrio Master Plan. Mixed-use, consisting of multiple-family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right within the VC District. The building includes ground floor commercial area totaling 3,419 square feet, 33 stacked residential condominium units (28 market rate and 5 affordable) on floors two (2) through four (4), and 42 covered parking spaces located within an at-grade, gated parking garage off Roosevelt Street. Pursuant to Assembly Bill 2097 (AB 2097), the city is prohibited from requiring parking for projects located within one-half mile of a major transit stop, except for requirements to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities that would have otherwise applied to the development. The project is located approximately Feb. 18, 2026 Item #2 62 of 279 0.25 miles from the Carlsbad Village Train Station, and therefore only parking spaces for electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities can be required. The 33-unit mixed-use project can be found consistent with the General Plan Land Use Policies as discussed in the findings below and in the project staff report dated February 18, 2026, through use of a Density Bonus as allowed under California Law and the Carlsbad Municipal Code. State law encourages cities to provide affordable housing through incentives to developers (i.e., State Density Bonus Law, Government Code §65915). State Density Bonus Law allows a developer to increase density on a property above the maximum density, set under the land use policies of the General Plan, zoning district, and Specific Plan/Master Plan. In this instance, based on the adopted land use density of the VC District of the Village and Barrio Master Plan, the base number of units allowed for a 0.69-acre parcel at 35 du/ac is 25 dwelling units. The applicant is requesting a 29% increase in density to yield 33 total units and proposed density of 47.8 du/ac. 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 general plan. In addition, State Density Bonus Law explicitly requires the city to consider “the density allowed under the land use element of the general plan” in determining maximum allowable residential density and General Plan conformance. Because the project is eligible for a density bonus, as allowed by State Density Bonus Law, the project is consistent with the development density established by existing zoning, community plan or General Plan policies. 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 The proposed mixed-use development is located within the Village Center District of the Village & Barrio Master Plan (VBMP). The project will not be detrimental to existing uses or to uses specifically permitted in the area in that mixed-use, consisting of multiple-family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right in the VC District. All properties surrounding the site are designated for Village Center use pursuant to the VBMP. The project site is surrounded by a variety of urban uses, including restaurants, commercial and professional offices, an auto repair shop, and the United States Post Office. In addition, a four-story mixed-use building one block to the north on the west side of Roosevelt St. with a 100% density bonus was recently approved by City Council on July 29, 2025 (The Roosevelt, SDP 2024-0001). Infrastructure improvements within Roosevelt Street include the replacement of a six-inch-diameter water line with an eight-inch-diameter water line. The existing eight-inch-diameter sewer line in Roosevelt Street has been determined to be adequate in size to serve the project and will remain. An offsite, six-inch-diameter public sewer main parallels the rear (west) property line. It is utilized by existing development adjacent to the property but will not be utilized for the proposed project. The Utilities Department is requiring a five-foot-wide sewer easement on the subject property for maintenance of the existing sewer line. In addition, Roosevelt Street has adequate capacity to accommodate the net increase of 227 Average Daily Trips (ADTs) generated by the overall project. Pursuant to Assembly Bill 2097 (AB 2097), the city is prohibited from requiring parking for projects located within one-half mile of a major transit stop, except for requirements to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities that would have otherwise applied to the development. The project is located approximately Feb. 18, 2026 Item #2 63 of 279 0.25 miles from the Carlsbad Village Train Station, and therefore only parking spaces for electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities can be required. The project proposes 38 spaces for the residential units, including (9) EV- ready and three (3) EV “ready with charge” spaces, including one (1) ADA/van accessible space, and four (4) ADA/EV spaces for the commercial uses, consistent with AB 2097 (Government Code § 65863.2). The circulation width for the drive aisles in the parking structure is also consistent with the Zoning Ordinance and fire codes. A total of eight (8) residential rental units exist on proposed project site. Pursuant to Government Code Section 66300 (“Housing Crisis Act”), the units are required to be replaced. Further, of the five (5) units, three (3) of the units meet the definition of a “protected unit” pursuant to Government Code Section 66300.5. As a result, the project proposes one (1) extremely low-income unit (30% AMI) and four (4) low-income units to satisfy the Housing Crisis Act requirements. The five income- restricted units also satisfy the Inclusionary Housing Ordinance and density bonus requirements (CMC Chapter 21.86 and State Density Bonus Law) requirements. Therefore, based on the above analysis, the proposed mixed-use development will not adversely impact the site, surroundings, or traffic circulation. 3. That the site for the intended development or use is adequate in size and shape to accommodate the use. Pursuant to State Density Bonus Law, the Developer has requested waivers to development standards in the Village & Barrio Master Plan and the Carlsbad Municipal Code related to maximum building and architectural projection height, setbacks for upper floors, coverage for upper floors, enclosed fourth floor area, parking space dimensions, and additional objective design standards. The project is entitled to the requested number of units, and the density bonus waivers are necessary for the project to be developed at the density requested. The waivers are permitted pursuant to CMC Chapter 21.86 and State Density Bonus Law, and 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 (provided in Exhibit 5 to the Feb. 18, 2026 Planning Commission staff report. The proposed density of the project, 47.8 du/ac, complies with the VC District and the density restrictions of the Village & Barrio Master Plan, as modified by State Density Bonus Law. 4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained. The project complies with all applicable development standards for mixed-use projects within the VC District of the Village & Barrio Master Plan, including lot coverage, open space, height, setbacks, and parking, etc., subject to density bonus provisions for waivers, including reductions of standards. The architecture of the building is compatible with the surrounding commercial development and implements the objective design standards of the Village and Barrio Master Plan. Landscaping along the street frontage and rear elevation will be provided consistent with the requirements of the city’s Landscape Manual and the Village & Barrio Master Plan. 5. That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use. The proposed project has one primary street frontage, Roosevelt Street, along the eastern property line. An 11-foot (APNs 203-101-12-00 and APN 203-181-10-00) and three-foot-wide (APN 203-181-16-00) right-of-way dedication are proposed along the project frontage. The existing curb, gutter and sidewalk Feb. 18, 2026 Item #2 64 of 279 will be replaced. Primary vehicular access to the project site will be provided via a driveway off Roosevelt Street. The proposed project is estimated to generate a net increase of 227 Average Daily Trips (ADT). Roosevelt Street is designed to adequately handle the traffic generated by the project. The project site is also located within 0.25 miles of the Carlsbad Village mass transit station which provides bus, train, and Coaster service daily. 6. That the proposed development or use meets all other specific additional findings as required by Title 21. As detailed in Exhibit 1, the project is consistent with the additional Title 21 findings. F. Inclusionary Housing Ordinance (CMC Chapter 21.85) In addition to the mandatory affordable housing provisions of State Density Bonus Law and the Housing Crisis Act, the project is also required to comply with the city’s Inclusionary Housing Ordinance, which is intended to ensure that all residential development provides a range of housing opportunities for all economic segments of the population, including households of lower and moderate income.4 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, For this project, the Developer is proposing to satisfy the affordable housing requirements by providing 15% of the base maximum number of units, a total of four (4) units (15% multiplied by 25 base units = 3.75, rounded up to 4 units) as affordable to low-income households. The inclusionary units will be located on the same site as the market-rate units and the Developer is not requesting financial assistance from the city. 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 more than 15% may be subject to state level review (by HCD) to consider economic feasibility (Government Code §§ 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” 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 instance, the Project is subject to the Inclusionary Housing Ordinance (CMC Chapter 21.85) and density bonus (Density Bonus Ordinance, CMC Chapter 21.86, and State Density Bonus Law, Government Code Sections 65915 - 65918); and subject to the replacement provisions of the Housing Crisis Act (HCA). The Developer is proposing to satisfy the affordable housing requirements of State 4 Refer to Exhibit 8 for an Informational Bulletin which provides more information on how the Inclusionary Housing Ordinance works. Feb. 18, 2026 Item #2 65 of 279 Density Bonus Law and the city’s Inclusionary Housing Ordinance by providing 15% or a total of four (4) units as affordable to low-income households. In connection with the replacement unit provisions, the Developer must provide an additional unit (one extremely low-income unit (30% AMI)), which is explained in more detail in section “G” of this attachment. As required by CMC Chapters 21.85 and 21.86, the proposed 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. G. Housing Crisis Act (Government Code Section 65589.5) The Housing Crisis Act (HCA) requires that new housing development replace existing residential units proposed to be demolished. Additionally, the law requires that certain existing housing units, deemed to be “protected units” be replaced in a specific manner as outlined under the law. A “protected unit” is defined as being any of the following: - a residential dwelling unit that was subject to recorded covenant restricting the rent levels within a 5-year period, - a residential dwelling unit that was subject to any form of rent control within a 5-year period, - a residential unit occupied by lower-income households within a 5-year period, or - a residential dwelling unit that was withdrawn from the rental market within a 10-year period. Based on a review of the incomes of the existing residents, it has been determined that a total of five (5) units must be replaced at affordable levels. Four (4) must be replaced and restricted to low-income levels (80% AMI), and one unit must be replaced and restricted to extremely low-income (30% AMI) levels. Protected units must be replaced at an equivalent size, affordable in the same or lower income category as the households in occupancy (Government Code § 65915(c)(3)(B) & (C)). Pursuant to state law (Government Code §§ (65915(c)(3)(D)), “equivalent size” means that the replacement units contain at least the same total number of bedrooms as the units being replaced. The existing eight (8) units are all one-bedroom units. In addition to replacing protected units, state law (Government Code §§ 66300.6(b)(4)(A) &(B)) requires that the existing occupants of protected units be provided with relocation benefits and first right of refusal for a comparable unit in the new housing development, and at an affordable cost to the household. This project proposes a mix of bedroom sizes, including 15, one-bedroom units (46% total), six (6), two- bedroom units (18% total), six (6), three-bedroom units (18% total), and six (6) four-bedroom units (18% total). While the project would normally be required to provide affordable units with a mix of bedroom counts per CMC Section 21.85.040(H), affordable unit prices for two (2) and three (3)-bedroom units would prevent existing households from being able to afford the units when given right of first refusal as required by state law. To comply with the tenant protection provisions of state law requiring replacement units to be comparable and of equivalent size, and at an affordable cost to existing households, the five (5) replacement units are being provided as one-bedroom units. The Developer is proposing to satisfy the affordable housing requirements of State Density Bonus Law and the city’s Inclusionary Housing Ordinance and replacement provisions of the HCA by providing four (4) units as affordable to low-income households (80% AMI) and one (1) extremely low-income unit (30% AMI)). The combined overlapping effect of the inclusionary units, density bonus units, and Feb. 18, 2026 Item #2 66 of 279 replacement units satisfies the state-mandated affordable housing criteria.5 To further ensure compliance with state regulations, the project will be conditioned to provide proof that relocation benefits were provided to the occupants of protected units, and those households were offered first right of refusal in the new development at an affordable housing cost pursuant to Health and Safety Code Section 50052.5. Lastly, in accordance with Government Code Section (Government Code §§ 66300.6 (3)(A)&B), the project will be conditioned to provide proof that all existing occupants be provided with at least six (6) months’ advance notice to vacate and be allowed to return to their unit at the prior rental rate if the demolition does not occur. This project is also subject to Government Code § 65589.5(j)(1), which states when a proposed housing development project complies with the applicable, objective general plan, zoning, and subdivision standards and criteria that were in effect at the time that the application was deemed complete, cities shall not disapprove the project or impose a condition requiring lower density unless the city finds, based on a preponderance of evidence, that the project would have a specific, adverse impact on public health and safety, or there is no feasible method to satisfactorily mitigate or avoid such adverse impact. A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete; and there is no feasible method to satisfactorily mitigate or avoid the adverse impact, other than the disapproval of the project or the approval of the project upon the condition that it be developed at a lower density. There is no preponderance of 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 improvement 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 with 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 Developer’s land use application to avoid restrictive zoning limitations that would preclude the project as it has been designed and submitted to the city. H. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table “E” below. 5 A city or county may not further impose affordable housing requirements on density bonus units that are awarded under the 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 under state law. Feb. 18, 2026 Item #2 67 of 279 TABLE E – GROWTH MANAGEMENT COMPLIANCE Standard Impacts/Demand City Administration 127.33 sq. ft. Library 67.91 sq. ft. Wastewater Treatment Commercial: 10,900 GPD Residential: 6,600 GPD Total: 17,500 GPD Parks 0.25 acres - NW Quadrant Drainage Drainage Basin B Circulation Existing: 117 ADT Proposed: 344 ADT Net increase: 227 ADT Fire Fire Station 1 Open Space NA Schools Carlsbad Elementary: 3.8 students Carlsbad Middle: 2.0 students Carlsbad High: 2.6 students Sewer Collection System Commercial: 10,900 GPD Residential: 6600 GPD Total: 17,500 GPD Water Collection System Commercial: 124 GPD Residential: 6,105 GPD Total: 6,229 GPD Feb. 18, 2026 Item #2 68 of 279 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: DENSITY BONUS REPORT P-1(H) Community DevelopmentPlanning Division 1635 Faraday Avenue (442) 339-2600 www.carlsbadca.gov Informational Bulletin IB-112 Rincon Roosevelt CT2024-0008 / SDP 2024-0002 2747 Roosevelt LLC APN 203-101-12, 203-181-16, 203-181-10 2747 - 2775 Roosevelt Street The .69 acre property consists of three legal parcels. Existing uses include 8 residential apartment units, and approximately 1,700 SF real estate office, and related parking facilities. 4 of the units were occupied and therefore, the project is subject to provide 4 replacement units Proposed demolition of the existing residential apartments and real estate office to construct a new mixed-use community with 33 for-sale condominium units, approximately 3,500 SF of retail across three commercial suites, and 8,400 square feet of private and common open space amenities. The project will include four stories, three floors of residential uses above ground floor retail and 42 parking spaces with a maximum proposed height of 53'-5". The project is within half a mile of the Carlsbad Village coaster/amtrak station and is located in a transit priority area. Exhibit 5 Feb. 18, 2026 Item #2 69 of 279 1 1 4 1 4 4 1 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: *The project is subject to provide four (5) replacement units to satisfy the Replacement Housing Requirements 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. 215% extremely/very-low: b. 224% low: 244% 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: 5 20% 8.75 or 9 35 34 33 5 5 25 (pre bonus) 3.75 or 4 Village 35 du/ac .69 acres 25 Feb. 18, 2026 Item #2 70 of 279 □ □ CONCESSION/INCENTIVE/WAIVER #1 Select Type: Code/Policy Number: Required Standard: Concession/Incentive *See attached Supplemental Application for in-depth Waiver description of the Development Standard Waivers being requested through State Density Bonus Law * Proposed Deviation: Reason for Deviation: CONCESSION/INCENTIVE/WAIVER #2 Select Type: Code/Policy Number: Required Standard: Concession/Incentive Waiver Proposed Deviation: Reason for Deviation: *See attached Supplemental Application for in-depth description of the Development Standard Waivers being requested through State Density Bonus Law 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) & WAIVERS1,2 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. • Select whether the requested deviation is a concession/incentive or waiver • Identify the specific city code/policy number of the development standard requiring deviation • Specify the code/policy language of the development standard requiring deviation • Describe how the development standard will be deviated • Explain the reasons why the development project requires deviation from the standard3,4 Feb. 18, 2026 Item #2 71 of 279 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)): • 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)). • 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. • 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)): • The concession does not result in identifiable and actual cost reductions to provide for affordable housing costs, or for rents for the targeted units. • 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.” • 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)): • 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. • The waiver will have a specific adverse impact on any real property listed in California Register of Historical Resources. • 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. Feb. 18, 2026 Item #2 72 of 279 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. Feb. 18, 2026 Item #2 73 of 279 Rincon Roosevelt– CT 2024-0008 / SDP 2024-0002 Supplemental Application - Density Bonus Program Project Name Rincon Roosevelt (the “Project”) CT 2024-0008 / SDP 2024-0002 Project Location Street Address: 2747 - 2775 Roosevelt Street, Carlsbad, CA 92008 (the “Site”) APN: 203-101-12, 203-181-16, 203-181-10 Site Description The Site is located approximately 0.1 miles from Carlsbad Village Transit Station and approximately 0.37 miles from the Pacific Ocean. The site has a frontage on Roosevelt Street to the east. The Project Site is surrounded by a variety of urban uses, including a mixed-use building to the north, a United States Postal Office across Roosevelt Street to the east, a restaurant to the south, and an auto repair shop, restaurants and real estate office to the west. The Site is designated as Village-Barrio (V-B) in the General Plan and is similarly Zoned (Village-Barrio (V-B)). Moreover, the Project is located within the Village Center (VC) District of the Carlsbad Village and Barrio Master Plan (VBMP). All the properties surrounding the Site are designated for VC uses under the VBMP. Project Description: The Project is proposing to demolish all existing structures onsite, consolidate the three (3) parcels into one (1) common lot and construct a 50,635-square-foot mixed-use air-space condominium building consisting of approximately 3,500 square feet of commercial retail split into three (3) ground floor commercial units and thirty-three (33) multifamily residential dwelling units, five of which will be deed restricted affordable units, including four (4) units for Low Income families and one (1) unit for Extremely Low Income families. While the City's inclusionary ordinance requires only four (4) total, deed restricted affordable units, five (5) units are provided to comply with state density bonus law replacement housing unit requirements. The Project’s provision of affordable units allows up to a 35% density bonus (Government Code Section 65915(f)(2) and Carlsbad Municipal Code Chapter 21.86). With a base density of 25du/ac, 9 bonus units are allowed under State Density Bonus Law, resulting in 34 units possible. The residential unit sizes (15 one bedroom, 6 two bedroom, 6 three bedroom and 6 four-bedroom units) range from 756 to 2,571 square feet. Density Bonus Calculations (Government Code Section 65915(f)(2)/Carlsbad Municipal Code Chapter 21.86) Base Maximum Density: 35 du/ac Base Maximum Units: .69 ac x 35 = 24.2 or 25 (round up per CMC Section 21.86.040(G)) Feb. 18, 2026 Item #2 74 of 279 Affordable Units: Replacement Units: Density Bonus Units: Total Proposed units: 20% of base units; 20% x 25 = 5 (VLI affordable unit (50% AMI) 5 units, per replacement housing requirements 25 x 35% = 8.75 or 9 density bonus units allowed 33 units (up to 34 possible) Inclusionary Housing Requirement (Carlsbad Municipal Code Chapter 21.85) Base Density: 25 Inclusionary units: 25 x 15% (City Council Policy 57 Section 2(c)) = 3.75 or 4 inclusionary units (one on site; two credits) Parking There are 42 parking stalls provided at ground level within a parking garage. Garage access is taken from Roosevelt Street. The proposed project meets the requirement of dedicated ADA accessible, and EV equipped parking stalls, each sized to meet applicable code dimensions. For a breakdown of stall dedication, refer to the Parking Table provided on the Title Sheet (A001). Waivers Requested Waiver #1 - Roof-level projections exceeding allowed 55'-0" limit Code/Policy Number: VBMP 2.6.2.C.3 : CMC 18.04.005 (adopting 2022 CA Building Code, Title 24, Part 2, including CBC § 1511.2.1) Required Standard: c. Roof structures specifically for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain a building shall be allowed up to ten (10’) feet above maximum height. Proposed Deviation: Projection Height Limit Elevations: The highest condition is measured from finished grade to the top of the elevator shaft at 69 feet 2 inches (69'-2"). Certain elevator and stair overruns exceed the fifty-five-foot (55’) cap. After utilizing the maximum ten-foot projection allowance (VBMP 2.7-1.G.1), portions of the elevator and stair overruns extend above the 55-foot projection limit, even though they are limited in area and serve essential life safety and building-code functions. Reason for Waiver Request: Although rooftop projections are permitted to extend up to ten feet (10’) above the forty-five-foot (45’) building height limit, this allowance does not eliminate the requirement for a waiver when total projection height exceeds fifty-five feet (55’). Because the proposed project exceeds both the forty-five-foot (45’) building height limit and the fifty-five-foot (55’) rooftop projection limit, two separate and distinct waivers are requested, as clearly demonstrated on Exhibit Sheet EX-F. Strict compliance with the projection height limit would require removal of the fourth story or reduction of floor-to-floor heights below functional and building-code standards, resulting in an infeasible building configuration inconsistent with Village development objectives. Feb. 18, 2026 Item #2 75 of 279 The requested waiver allows limited rooftop projections to exceed the fifty-five-foot (55’) height limit while maintaining architectural screening, articulated massing, and visual compatibility with the surrounding Village context. The projections are secondary in scale, set back from building edges, and visually subordinate to the primary building mass, as illustrated on Exhibit Sheet EX-F. These elements are required for building code compliance, life-safety access, and vertical circulation and are limited in area consistent with CBC § 1511.2.1, which restricts rooftop structures to a maximum of ten percent (10%) of the roof area. See waiver exhibit EX-F. Waiver #2 - Building Height / Story Limit Code/Policy Number: VBMP Section 2.7.1(G)(1) Required Standard: Maximum building height of 45’ and four stories. Proposed Deviation: Maximum building height of 53’-5” and four stories. Reason for Waiver Request: To accommodate the 33 units as permitted by state law, additional building height is required. This will allow for the project to accommodate additional architectural amenities such as larger window assemblies, enhanced light and air circulation, and enhanced overall livability. Per the Village and Barrio Master Plan Section 2.7.1, ground floor retail ceiling must be a minimum 14 feet. To accommodate the ground floor retail minimum ceiling height of 14’, and the amenities provided, the project as proposed cannot meet a building height of 45’. As such, implementation of this standard physically precludes implementation of the proposed project at the densities permitted by state law. The proposed increase in height does not result in an impact to health or safety or the physical environment. Waiver #3 – 4th Floor 30% Max 0 Ft Setback Code/Policy Number: VBMP Section 2.7.1(G)(3)(a) Required Standard: If a 4-Story building is proposed: A maximum of 30 percent of the fourth-story street facing façade can have a 0-foot setback (as measured from the property line). The remaining 70 percent shall be set back a minimum of 10 feet (as measured from the property line). Proposed Deviation: A maximum of 87.5% of the 4th floors front-facing façade, is set back less than the required 10ft minimum. The remaining street facing facade includes a variable setback from 0’-10’. Reason for Waiver Request: To accommodate the 33 units proposed, as permitted by state law, additional usable area on the fourth story facade is necessary. To meet the 30% maximum requirement, an additional façade length of approximately 100 linear feet would need to be set back, greatly affecting the usable square footage of 3 units. As such, implementation of this standard physically precludes implementation of the proposed project at the densities permitted by state law. The proposed variable setbacks of the fourth story do not result in an impact to health or safety or the physical environment. Feb. 18, 2026 Item #2 76 of 279 Waiver #4 – 4th Floor 80% Max Area of Floor Below Code/Policy Number: VBMP Section 2.7.1(G)(3)(b) Required Standard: If a 4-Story building is proposed: The total square footage of enclosed fourth floor space shall not exceed 80 percent of the third-floor footprint. Proposed Deviation: The total square footage of the enclosed 4th floor is 85.1% of the largest enclosed floor below (1st floor). The fourth floor does not exceed the total SF of the third floor. Reason for Waiver Request: To accommodate the 33 units proposed, as permitted by state law, additional usable area on the fourth story is necessary. To meet the 80% maximum requirement, an additional livable area of approximately 1,157 SF would need to be removed, affecting 2 units square footage. Implementation of this standard physically precludes implementation of the proposed project at the densities permitted by state law. The proposed increase in fourth floor square footage does not have an impact on health or safety or the physical environment. Waiver #5 –Max Wall Plane Code/Policy Number: VBMP Section 2.7.1(H)(1) Required Standard: Maximum wall plane and roofline: No building façade visible from any public street (excluding alleys) shall extend more than 40 feet in length without a 5 foot minimum variation in the wall plane, as well as a change in roofline. Proposed Deviation: Portions of the facade at all floors have a variable minimum wall plane offset between 0’ to 2’-6” at maximum 40 ft wall plane length. Reason for Waiver Request: The minimum 5ft setback at the ground floor conflicts with the minimum 5ft wall plane offset requirement. On the 2nd, 3rd, and 4th floor building facades extend up to 53 feet in length with variations in wall planes ranging from 0' to 2'-6". The first floor meets this requirement. Implementation of the development standard would physically preclude the project as proposed at the densities permitted by state law. If the breaks and building variations are implemented, significant square footage of the units will be lost. Waiver #6 – Min 80% Building Frontage Along Roosevelt Code/Policy Number: VBMP Section 2.7.1(I)(1) Required Standard: New ground floor street frontage permitted within the boundaries of the use restriction area identified on Figure 2-2 shall occupy more than one-half of the habitable space developed on the ground floor and shall span at least 80 percent of the building frontage. Proposed Deviation: Ground floor street frontage uses occupy more than one-half of the habitable space developed on the ground floor and shall span at least 70.9 percent of the building frontage. Feb. 18, 2026 Item #2 77 of 279 Reason for Waiver Request: The proposed deviation is necessary to accommodate essential project elements along the Roosevelt Street frontage. These include a pedestrian lobby entrance, a 24-foot- wide drive aisle required for fire safety and vehicular access, pedestrian pathways, bicycle racks, and utility and infrastructure rooms. As the project has sole access from Roosevelt Street, these elements must be integrated along this frontage. Complying with the 80% retail frontage requirement would physically preclude the proposed design and prevent development at the densities permitted by state law. Waiver #7 - Equipment & Utility Screening and Site Design Code/Policy Number: VBMP ODS 2.6(A)(1) Required Standard: Wall-Mounted utility elements such as vents, exhausts, wires, conduits, junction boxes, transformers, ballast, backflow devises, irrigation controllers, switch and panel boxes, and utilities such as gas and electrical meters shall be located at interior corners of building walls or behind building or landscape elements and outside of view from a public right-of-way. Proposed Deviation: The project includes a required SDG&E transformer whose location and clearance envelope are governed by utility access and maintenance requirements. These requirements preclude full screening from the public right-of-way. Limited low-height landscaping is proposed where feasible to provide visual softening; however, strict compliance with VBMP §2.6.A.1 is not feasible without conflicting with SDG&E operational standards. Accordingly, a waiver from VBMP §2.6.A.1 is requested. Reason for Waiver Request: Due to these requirements, full landscape or architectural screening in front of the transformer is not feasible. The transformer is positioned at the edge of the right-of-way, limiting opportunities for compliant screening elements within the required clearances. While the project has provided sufficient space on all sides of the transformer to meet SDG&E clearance requirements, strict compliance with VBMP §2.6.A.1 would require screening elements that conflict with utility access standards and would preclude required maintenance operations. Because the transformer cannot be fully screened from the public right-of-way due to these SDG&E constraints, the project requests a waiver from VBMP §2.6.A.1. Complying with the ODS standard for utility screening would require expanding the transformer footprint area, and would physically preclude the project from development, at densities allowed by state density housing law. Waiver #8 – Upper Story Footprint Over Ground Floor Footprint Code/Policy Number: OBJ STD 4.8.C.2 Required Standard: The upper stories shall occupy the full ground floor footprint area, except for buildings over two-hundred fifty linear feet (200’-0”) of Building Wall length where the fourth (4th) floor shall only occupy up to seventy-five percent (75%) of the ground floor footprint area. Proposed Deviation: SHOWN ON SHEET A102. See “Area Breakdown by Floor” table (lower right-hand corner of A102). The 4th floor area occupies up to 83.45% of the ground floor footprint. Reason for Waiver Request: The proposed project cannot fully comply with this standard due to the inclusion of a second-floor common recreational amenity, which has been intentionally designed to enhance livability and the overall residential environment. Compliance with the seventy-five percent (75%) maximum floor area requirement would physically preclude the provision of this amenity and, in turn, inhibit the project from being constructed as proposed, at the density allowed by State Density Bonus Law. The deviation is warranted because the amenity is a key design feature that provides high- Feb. 18, 2026 Item #2 78 of 279 quality resident open space and supports the overall intent of the City’s development standards. Granting the waiver allows the project to balance building massing with the provision of shared amenities, ensuring consistency with both state housing objectives and the City’s design goals. Waiver #9 – Cantilevered Rooms - Shopfront Vertical Clearance Code/Policy Number: OBJ STD 6.3.D.4 Required Standard: Cantilevered Rooms - Minimum vertical clearance of cantilevered rooms above the ground floor shall be fifteen-feet (15’-0”) from the sidewalk grade on shopfront types and ten feet (10’-0”) on other frontage types. Proposed Deviation: SHOWN ON SHEET A103 Minimum vertical clearance of cantilevered rooms above the ground floor shall be 13'-6" from the sidewalk grade on shopfront types. Reason for Waiver Request: A waiver of the minimum vertical clearance for cantilevered rooms is requested to allow a minor 4-foot variation from the required shopfront height. This waiver applies only to a limited portion of the cantilevered frontage, representing less than 4 linear feet (3′-9″) of overall shopfront that does not meet the fifteen-foot minimum. The project otherwise meets the standard and demonstrates a concerted effort to achieve the overall intent of the design requirement. Waiver #10 – Upper Floor Step backs Code/Policy Number: VBMP ODS 7.2(B) Required Standard: (ODS) §7.2.B requires upper-story step backs along primary street frontages to reduce perceived massing. The standard specifies a minimum 25-foot continuous step back length from the primary façade plane. Proposed Deviation: Upper-story step backs are provided at balconies of Units B2, A3, and C2 along the primary street frontage (see Drawing 3/A102). While individual step back segments do not meet the 25-foot continuous length, the combined stepped-back façade totals approximately 45 feet, achieving the intent of ODS §7.2.B to reduce massing and provide architectural relief. The proposed distributed step back design has been evaluated for consistency with the intent of both §2.7 and §7.2, and provides meaningful upper-story articulation through multiple stepped-back façade segments rather than a single continuous step back. Reason for Waiver Request: A waiver is requested to allow this distributed step back approach in lieu of a single continuous step back and to accomplish the intent of the code (to reduce the massing), but to do so in a way that follows the layout of the units as designed and to provide meaningful outdoor space for each unit facing the primary street. Standards Harmonization – Area Wide District Standards and ODS – The VBMP includes both Area Wide District development standards (§2.7) and Objective Design Standards (§7.2) that address upper-story massing and façade articulation along primary street frontages. Although organized in separate sections, both standards are intended to reduce perceived building bulk and provide architectural relief. The project incorporates distributed upper-story step backs along the primary frontage that collectively break up the façade plane and reduce visual mass. While the individual step back segments do not meet the minimum continuous length prescribed by the Objective Design Standards, the combined stepped-back façade exceeds the dimensional intent of the standard and achieves its massing-reduction objectives. Therefore, the waiver is supported as the project remains consistent with the intent of the Village & Barrio Master Plan and provides adequate architectural articulation along the street frontage Feb. 18, 2026 Item #2 79 of 279 Waiver #11 – Reduction in Minimum Area and Parking Dimension Code/Policy Number: CMC 21.44.060(A)(3) - Table D Required Standard: Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following: • Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns or posts Proposed Deviation: Reduction of minimum parking stall dimension. Each stall shall maintain a minimum stall size of 8 feet by 16.6 feet, exclusive of supporting columns.. Reason for Waiver Request: The proposed plans provide a total of 42 parking spaces, including the required ADA and EV stalls, each sized to meet applicable code dimensions. The City of Carlsbad’s dimensional standard for ground level garage parking spaces is 8.5 feet x 20 feet = 170 SF minimum. To fully comply with the dimensional standard while also providing the required drive aisle widths and backup clearances, 16 parking spaces would need to be eliminated. Strict adherence to this requirement would substantially reduce the on-site parking supply. A waiver of the minimum stall dimension is therefore requested as the implementation of the standard would physically preclude the construction of the project, as proposed at the densities allowed by state law. Feb. 18, 2026 Item #2 80 of 279 stamp sheet date job no. pr o j e c t t i t l e 6 5 4 2 1 3 7 8 9 10 11 12 6 5 4 2 1 3 7 8 9 10 11 12 A B C D E F G H J K L M N P Q R S A B C D E F G H J K L M N P Q R S RI N C O N R O O S E V E L T 27 4 7 - 27 7 5 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet 9 SP E C I A L E X H I B I T S EX-F St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 85 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 CT 2 0 2 4 - 0 0 0 8 / S D P 2 0 2 4 - 0 0 0 2 11/17/25 - 100% SD PLANNING DEPT SUB 06 45 ' - 0 " 3' - 7 " 6' - 5 " 45 ' - 0 " 6' - 6 " 8'- 6 " 45 ' - 0 " 6' - 1 " 8' - 1 1 " 53 ' - 5 " MA X I M U M B U I L D I N G H E I G H T 3' - 7 " 45 ' - 0 " 6' - 1 " PORTION OF BUILDING ABOVE 45' HEIGHT LIMIT, TYP 9' - 3 " 55 ' - 0 " 55 ' - 0 " 12 ' - 1 " 67 ' - 1 " 64 ' - 3 " 12 ' - 2 " 55 ' - 0 " 55 ' - 0 " 14 ' - 2 " 67 ' - 2 " 69 ' - 2 " 11 ' - 9 " 55 ' - 0 " 15 ' - 8 " 53 ' - 5 " M A X I M U M B U I L D I N G H E I G H T 69 ' - 1 " 66 ' - 9 " 11 ' - 9 " 55 ' - 0 " 9'- 3 " 55 ' - 0 " 66 ' - 9 " 64 ' - 3 " PORTION OF BUILDING ABOVE 55' PROJECTION LIMIT, TYP HEIGHT LIMIT - SOUTH / SIDE ELEVATION HEIGHT LIMIT - WEST / REAR ELEVATION HEIGHT LIMIT - NORTH / SIDE ELEVATION HEIGHT LIMIT - EAST / FRONT ELEVATION PROJECTION HEIGHT LIMIT - SOUTH / SIDE ELEVATION PROJECTION HEIGHT LIMIT - WEST / REAR ELEVATION PROJECTION HEIGHT LIMIT - NORTH / SIDE ELEVATION PROJECTION HEIGHT LIMIT - EAST / FRONT ELEVATION VBMP 2.7-1.G.1 PROPOSED PLANS SHOW A MAXIMUM BUILDING HEIGHT OF 53'-5" FROM THE LOWEST GRADE ELEVATION TO THE TOP OF THE ROOF (EXCLUDING ALLOWED PROJECTIONS). TO COMPLY WITH THE DISTRICT HEIGHT LIMIT (45 FT AND 4 STORIES), THE 4TH FLOOR WOULD HAVE TO BE REMOVED FROM THE PROPOSED PROJECT SCOPE. VBMP 2.6.2.C.3 PROPOSED PLANS SHOW ROOF-LEVEL PROJECTIONS EXCEEDING THE ALLOWED 55'-0" LIMIT (45'-0" + 10'-0"). TO COMPLY WITH THE HEIGHT LIMIT OF ROOF-LEVEL STRUCTURES AND PROJECTIONS (5'-0" FOR ROOFTOP STRUCTURES, 42" FOR GUARDRAILS, 10'-0" FOR ROOF STRUCTURES HOUSING ELEVATORS, STAIRS, TANKS, VENTILATING FANS OR SIMILAR EQUIPMENT) 45 FT AND 4 STORIES), THE 4TH FLOOR WOULD HAVE TO BE REMOVED FROM THE PROPOSED PROJECT SCOPE AND THE REMAINING STORY CEILING HEIGHTS WOULD HAVE TO BE REDUCED. Feb. 18, 2026 Item #2 81 of 279 stamp sheet date job no. pr o j e c t t i t l e 6 5 4 2 1 3 7 8 9 10 11 12 6 5 4 2 1 3 7 8 9 10 11 12 A B C D E F G H J K L M N P Q R S A B C D E F G H J K L M N P Q R S RI N C O N R O O S E V E L T 27 4 7 - 27 7 5 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet 9 SP E C I A L E X H I B I T S EX-A St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 85 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 CT 2 0 2 4 - 0 0 0 8 / S D P 2 0 2 4 - 0 0 0 2 11/17/25 - 100% SD PLANNING DEPT SUB 06 DW REF REF DW DW REF DW REF DW RE F DW REF REF DW REF DW DWTRSH REF REF DW WD REF DW W D W/D FAU TR S H MICRO W/D MICRO FAU TR S H W/D FA U W/D FA U W/D FAU TRSH MIC R O W/D FAU TRSHMIC R O W/D MICRO FA U TR S H MIC R O W/D FAU TR S H MIC R O FAU W/D FAU WIN E MICRO TR S H FAU MICRO WIN E TR S H ADD'L REQ'D SETBACK ADD'L REQ'D SETBACK AFFECTED AREA STANDARD 2.7.1.G.3.a PROPOSED PLANS SHOW 87.5% OF THE 4TH FLOOR FRONT FACADE SET BACK LESS THAN THE REQUIRED 10FT MINIMUM (82'-5 5/8") + (69'-10 3/4") / (174'-0") = 87.5% TO MEET THE 30% MAXMIUM REQUIREMENT, AN ADDITIONAL FACADE LENGTH OF APPROXIMATELY 100 LF WOULD NEED TO BE SET BACK, AFFECTING 3 UNITS P WS WSWS P WS WS PWSWS P WS P WS P WS WS P SCALE: 1/16" = 1'-0"1 4TH FLOOR - 30% SETBACK Feb. 18, 2026 Item #2 82 of 279 stamp sheet date job no. pr o j e c t t i t l e 6 5 4 2 1 3 7 8 9 10 11 12 6 5 4 2 1 3 7 8 9 10 11 12 A B C D E F G H J K L M N P Q R S A B C D E F G H J K L M N P Q R S RI N C O N R O O S E V E L T 27 4 7 - 27 7 5 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet 9 SP E C I A L E X H I B I T S EX-B St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 85 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 CT 2 0 2 4 - 0 0 0 8 / S D P 2 0 2 4 - 0 0 0 2 11/17/25 - 100% SD PLANNING DEPT SUB 06 DW REF REF DW DW REF DW REF DW RE F DW REF REF DW REF DW DWTRSH REF REF DW WD REF DW W D 12345678910 111213141516 17 181920 UP 12345678910 1112131415 16 17181920 UP W/D FAU TR S H MICRO W/D MICRO FAU TR S H W/D FA U W/D FA U W/D FAU TRSH MIC R O W/D FAU TRSHMIC R O W/D MICRO FA U TR S H MIC R O W/D FAU TR S H MIC R O FAU W/D FAU WIN E MICRO TR S H FAU MICRO WIN E TR S H STANDARD 2.7.1.G.3.b CURRENT PLANS SHOW ENCLOSED AREA OF THE 4TH FLOOR AT 85.1% OF THE LARGEST ENCLOSED FLOOR BELOW (1ST FLOOR) 4TH FLOOR = 17,896 SF + 1,540 SF = 19,436 SF (HEAVY OUTLINE) 1ST FLOOR = 22,849 SF (DIAGONAL HATCH) 19,436 SF / 22,849 SF = 85.1% TO MEET THE 80% MAXIMUM REQUIREMENT, AN ADDITIONAL AREA OF APPROXIMATELY 1,157 SF WOULD NEED TO BE REMOVED, AFFECTING 2 UNITS (SHOWN IN RED) P WS WSWS P WS WS PWSWS P WS P WS P WS WS P 1,540 sq ft4TH FLOOR ENCLOSED 17,896 sq ft4TH FLOOR ENCLOSED 22,849 sq ft1ST FLOORENCLOSED(BELOW) AFFECTED AREA SCALE: 1/16" = 1'-0"1 4TH FLOOR - 80% FLOOR AREA Feb. 18, 2026 Item #2 83 of 279 stamp sheet date job no. pr o j e c t t i t l e 6 5 4 2 1 3 7 8 9 10 11 12 6 5 4 2 1 3 7 8 9 10 11 12 A B C D E F G H J K L M N P Q R S A B C D E F G H J K L M N P Q R S RI N C O N R O O S E V E L T 27 4 7 - 27 7 5 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet 9 SP E C I A L E X H I B I T S EX-C St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 85 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 CT 2 0 2 4 - 0 0 0 8 / S D P 2 0 2 4 - 0 0 0 2 11/17/25 - 100% SD PLANNING DEPT SUB 06 TR S H FAU 19'-0" 11 ' - 9 " 67'-3/4" 45'-0"AFFECTED AREA STANDARD 2.7.1.H.1 PROPOSED PLANS SHOW PORTIONS OF THE FACADE AT ALL FLOORS THAT DO NOT COMPLY WITH THE MINIMUM 5 FT OFFSET AT MAXIMUM 45 FT WALL PLANE LENGTH. ADDITIONALLY, THE MAXIMUM 5FT SETBACK AT THE GROUND FLOOR CONFLICTS WITH THE MINIMUM 5FT WALL PLANE OFFSET REQUIREMENT. (81 SF) + (37 SF) + (81 SF) + (59 SF) + (81 SF) + (59 SF) + (121 SF) + ( 115 SF) = 634 SF TO MEET THE REQUIREMENT, APPROXIMATELY 634 SF WOULD NEED TO BE REMOVED, AFFECTING 6 RESIDENTIAL UNITS AND 3 COMMERCIAL SPACES. TR S H FAU 32'-4"19'-0"19'-8"8'-10" 11 ' - 9 " 10 ' - 2 " 4'- 1 0 3 / 8 " 2' - 6 " AFFECTED AREA FAU TR S H 19'-0"32'-4"19'-8"8'-4 1/2"50'-6"17'-0" 5'-11 5/8"44'-6 3/8" 11 ' - 9 " 4' - 1 0 3 / 8 " 10 ' - 2 " 2' - 6 " 1' - 0 " 13 ' - 9 " AFFECTED AREA 39'-0"8'-0"6'-10"48'-4"19'-8" 5' - 0 " 5' - 0 " 1'-0"16'-2" AFFECTED AREA SCALE: 1/16" = 1'-0"4 4TH FLOOR - WALL PLANE SCALE: 1/16" = 1'-0"3 3RD FLOOR - WALL PLANE SCALE: 1/16" = 1'-0"2 2ND FLOOR - WALL PLANE SCALE: 1/16" = 1'-0"1 1ST FLOOR - WALL PLANE Feb. 18, 2026 Item #2 84 of 279 stamp sheet date job no. pr o j e c t t i t l e 6 5 4 2 1 3 7 8 9 10 11 12 6 5 4 2 1 3 7 8 9 10 11 12 A B C D E F G H J K L M N P Q R S A B C D E F G H J K L M N P Q R S RI N C O N R O O S E V E L T 27 4 7 - 27 7 5 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet 9 SP E C I A L E X H I B I T S EX-D St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 85 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 CT 2 0 2 4 - 0 0 0 8 / S D P 2 0 2 4 - 0 0 0 2 11/17/25 - 100% SD PLANNING DEPT SUB 06 1 2 3456789 10 UP 123456789101112131415161718 192021222324 25 262728 UP 123456789 UP 1234 5 6789 UP 7' - 1 5 / 6 4 " ST B K 11'-6"STBK 11'-6"STBK 165'-0" 6'-10"26'-0"DRIVE AISLE 17'-2" 115'-0"50'-0" 70.9% OF FRONTAGE BIKES ELECTRICALROOM RETAIL SPACE RESIDENTIAL LOBBY RETAIL SPACE RETAIL SPACE STANDARD 2.7.1.I.1 PROPOSED PLANS SHOW 70.9% OF THE AVAILABLE FRONTAGE USED FOR PERMITTED USES UNDER THE DISTRICT. THIS IS THE MAXIMUM AVAILABLE AFTER REQUIRED SPACES ALONG THE FRONTAGE HAVE BEEN PROVIDED FOR THE ELECTRICAL ROOM, DRIVE AISLE, AND SHORT TERM BIKE PARKING SPACES. (117 FT) / (165 FT) = 70.9% TO MEET THE REQUIREMENT, THE DRIVE AISLE WIDTH WOULD NEED TO BE REDUCED AND THE SHORT TERM BIKE PARKING REMOVED. SCALE: 1/16" = 1'-0"1 1ST FLOOR - FRONTAGE USE Feb. 18, 2026 Item #2 85 of 279 stamp sheet date job no. pr o j e c t t i t l e 6 5 4 2 1 3 7 8 9 10 11 12 6 5 4 2 1 3 7 8 9 10 11 12 A B C D E F G H J K L M N P Q R S A B C D E F G H J K L M N P Q R S RI N C O N R O O S E V E L T 27 4 7 - 27 7 5 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet 9 SP E C I A L E X H I B I T S EX-E St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 85 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 CT 2 0 2 4 - 0 0 0 8 / S D P 2 0 2 4 - 0 0 0 2 11/17/25 - 100% SD PLANNING DEPT SUB 06 1 2 3456789 10 UP 123456789101112131415161718 192021222324 25 262728 UP 123456789 UP 1234 5 6789 UP 30'-5"30'-5" 24 ' - 0 " 20 ' - 0 " 24'-0" CARLSBAD MUNICIPAL CODE SECTION 24.45.080 PROPOSED PLANS SHOW 42 TOTAL PARKING SPACES (INCLUDES REQUIRED ADA AND EV SPACES, SIZED TO MEET RESPECTIVE CODE DIMENSIONS). BASED ON THE STANDARD FOR THE CITY OF CARLSBAD DIMENSIONAL REQUIREMENT FOR PARKING SPACES (8.5FT x 20FT = 170SF MIN), ALL SPACES SHOWN ARE CONSIDERED "SUB- STANDARD". TO MEET THE REQUIREMENT AND PROVIDE ONLY "STANDARD" SIZE SPACES AS WELL AS REQUIRED DRIVE AISLE WIDTH AND BACKUP CLEARANCE, 16 PARKING SPACES WOULD NEED TO BE REMOVED. CITY OF CARLSBAD STANDARD SPACE(8.5 FT x 20FT) FOR REFERENCE PARKING SPACE LOST (TYPICAL) IMPACT: WIDTH REDUCED DUE TO PARKING STALL LENGTH SCALE: 1/16" = 1'-0"1 1ST FLOOR - PARKING LAYOUT Feb. 18, 2026 Item #2 86 of 279 VILLAGE AND BARRIO OBJECTIVE DESIGN STANDARDS COMPLIANCE CHECKLIST FOR MULTIFAMILY HOUSING & MIXED-USE DEVELOPMENT California Contemporary It is characterized by interlocking volumes of different colors and materials and/ or large, unarticulated building volumes. Asymmetrical roof lines and streamlined building compositions with repetitive design elements articulate abstract shapes. Expanses of glass integrate its interior and exterior spaces. It uses industrial materials such as glass, concrete and fiberglass in combination with natural materials. Given its abstract nature, this style relies heavily on the articulation of the exterior surface into planes with a visible layering. Unique facade features and individual volumes may be highlighted with a bright or contrasting colors. **For additional information regarding waivers to the development standards pursuant to State Density Bonus Law, please refer to Exhibit 5. General Requirements – Apply to all projects of this style Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.1 Area-Wide 2.6.1.A.3.b Development sites shall be permitted a maximum of one (1) access point from the primary public street that is in front of the development. N Complies. The project proposes one driveway off Roosevelt Street which is in front of the building. 2.6.1 Area-Wide 2.6.1.A.3.c The driveway apron shall not exceed twenty (20’) feet in width. N Complies. The driveway is 20 feet in width. 2.6.1 Area-Wide 2.6.1.A.4 A clear zone shall be provided at the intersection of a street and an alley or driveway to maintain a free line of sight consisting of an isosceles right triangle measured seven and half (7.5’) feet in both directions from the perpendicular intersection of the two property lines. N Complies. 7.5-foot isosceles right triangle clear zones are provided on each side of the driveway which intersects Roosevelt Street. Feb. 18, 2026 Item #2 87 of 279 Exhibit 6 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.1 Area-Wide 2.6.1.B.1 The clear zone shall not be occupied by a ground floor building footprint, site features taller than thirty-six (36”) inches, or landscaping that is taller than thirty-six (36”) inches. N Complies. The clear zone is not occupied by the ground floor. 2.6.6 Area-Wide 2.6.6 Parking spaces shall be provided per VBMP Table 2-3 and Table 2-4. Density Bonus Waiver Residential Units- 33 units 39 spaces required; 38 spaces provided. Per California Assembly Bill 2097 (AB 2097) the city is prohibited from enforcing parking minimums on projects located within ½ mile of a major transit stop. Although AB 2097 prohibits minimum required parking for qualifying projects, an applicant may choose to provide parking, and the city can still require the same percentage or number of accessible and EV parking spaces as would have otherwise applied if AB 2097 did not apply. The project complies with the EV and ADA parking standards for residential units. Commercial Uses 4 parking spaces are proposed to meet ADA and EV requirements. AB 2097’s prohibition on minimum parking requirements also extends to commercial, industrial, and other non-residential land uses – with some exceptions. Density Bonus Waiver. Not all parking stalls comply with the minimum dimensions for a standard parking space. A density bonus waiver is requested. Feb. 18, 2026 Item #2 88 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.1 Area-Wide 2.6.1.D.1 Fences and walls within the front setback shall be a maximum of three 3.5’ feet tall and a maximum six (6’) feet tall, as specified per building frontage type in appendix E-5. N N/A. The minimum setback is zero feet in the VC District. 2.6.1 Area-Wide 2.6.1.D.2 All property line walls/fences (including combination retaining walls and fences) located anywhere to the rear of the required front setback shall be limited to a maximum of feet (6’) feet tall. N Complies. No fences or walls exceed 6 feet in height anywhere to the rear of the front yard setback. 2.6.1 Area-Wide 2.6.1.D.3 Wall or fence height shall be measured from the lowest side of the finished grade to the top of the wall. N Complies. All fences and walls are measured from the lowest side of the finished grade to the top of the wall. 2.6.2 Area-Wide 2.6.2.A.1 Buildings shall be oriented towards primary street frontage. N Complies. The commercial uses and entrance to residential units is oriented towards Roosevelt Street. 2.6.2 Area-Wide 2.6.2.B.1 The Primary Building’s main entrance shall front onto and directly access the primary street frontage. N Complies. The entrances to the commercial units and residential lobby front Roosevelt Street and are directly accessed by the primary street’s walkway. Feb. 18, 2026 Item #2 89 of 279 2.6.2 Area-Wide 2.6.2.C 1. All roof structures, including protrusions such as equipment housing and guardrails; parapets and equipment screening; architectural features such as decorative or accent elements and towers; flagpoles; and roof decks and their amenities, shall complement and be consistent with the design of the building. 2. No roof structure shall be taller than the minimum height needed to accommodate, screen, or enclose the intended use. 3. Roof mounted mechanical equipment and freestanding screening that is not architecturally integrated shall be set back from the building face at least equivalent to the height of the screening. 4. All new development and additions to existing development that result in additional height above the building height maximum for the applicable district shall abide by the following regulations: Interpretations Structures Above Maximum Building Height 10 ft. maximum 42 in. maximum a. No roof structure or any other space or feature shall be allowed for the purpose of providing additional floor space except as provided herein. b. All roof structures (excluding architectural features) shall be set back a minimum five feet from all building faces and shall not exceed the maximum stated heights below. Structures permitted to exceed five feet in height shall be set back at least an additional one foot for every foot above five feet, up to maximum stated heights. CHAPTER 2 LAND USE 5 ft. minimum • Guardrails or other barriers for roof decks; roof deck amenities, including permanently-affixed equipment and furnishings (such as built-in seating, barbecue islands, counters, and the like), trellises, latticework, screens (including vegetative screens), or other objects designed or arranged to create a privacy screen or outdoor room; Density Bonus Waiver Complies. Parapet walls to provide screening of roof mounted equipment are integrated into the project design. Allowable projections for the elevator and stairways are setback from the face of the building equivalent to the height of the screening. Complies. Rooftop structures that are not integrated into the building design are setback from edge of roof a minimum of 1’ for every 5’ increase in height above 45’. Complies. Barriers for roof decks do not exceed 42 inches in height. Density Bonus Waiver. Rooftop equipment proposed up to a height of 69’-2” where 55’ is the allowable limit. Feb. 18, 2026 Item #2 90 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment equipment screening, fire or parapet walls; skylights; and similar: Up to 42 inches above maximum height. • Roof structures specifically for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain a building; flagpoles, chimneys, smokestacks, wireless masts and similar structures: Up to 10 feet above maximum height. c. Architectural features: Up to 10 feet above maximum building height. Architectural features that are within 10 feet of a building face shall be cumulatively limited in width to 30 percent of that building face. d. The cumulative area devoted to roof structures (excluding roof decks, parapets, solar energy systems and skylights) shall not exceed 10 percent of horizontal roof area. e. Solar energy systems and skylights may exceed height, setback and area standards to the minimum extent necessary for their safe and efficient operation, in accordance with the California Building Code and other applicable provisions of state law or local ordinance. Pursuant to ODS, Appendix E-3: Vertically articulated architectural elements, per each Architectural Style identified in appendix E-3, shall not exceed ten (10’) feet above maximum building height. 2.6.3 Area-Wide 2.6.3.A.1 All ground-floor facades with a commercial or retail use facing onto a Primary Street shall be a seventy-five (75%) percent minimum transparent or translucent glazing measured from finished floor to finished floor. One hundred (100%) percent opaque or reflective glass is not permitted. N Complies. Commercial façade on first floor is over 75% Transparent Feb. 18, 2026 Item #2 91 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.3 Area-Wide 2.6.3.A.2 The ground-floor facade with commercial or retail uses facing onto a Secondary Street shall be a forty-five (45%) percent minimum glazing area measured from finished floor to finished floor. N N/A. Project site does not front a secondary street 2.6.3 Area-Wide 2.6.3.A.3 The ground-floor facade for office use facing onto a Primary and/or Secondary Street shall be a thirty (30%) percent minimum glazing area measured from finished floor to finished floor. N N/A. Project site does not propose ground-floor office uses. 2.6.4 Area-Wide 2.6.4.B.1 Outdoor dining on private property shall not encroach onto or overhang public property. N Complies. No outdoor dining proposed in the public Right of Way or Public Street Easement. 2.6.4 Area-Wide 2.6.4.B.2 A minimum unobstructed walkway width of five (5’) feet to building entries shall be maintained. N Complies. Entries maintain at least a five-foot walkway 2.6.A Area-Wide 2.6.A.1 Wall-Mounted utility elements such as vents, exhausts, wires, conduits, junction boxes, transformers, ballast, backflow devises, irrigation controllers, switch and panel boxes, and utilities such as gas and electrical meters shall be located at interior corners of building walls or behind building or landscape elements and outside of view from a public right-of-way. Density Bonus Waiver Density Bonus Waiver. As designed, the project does not fully comply. 2.6.A.2 Area-Wide 2.6.A.2 All flashing, sheet metal vents, exhaust fans/ventilators, downspouts and pipe stacks shall be painted to match the adjacent roof or wall material and/or color. N Complies. All flashing, sheet metal vents, exhaust fans/ventilators, downspouts and pipe stacks are proposed to be painted to match wall or roof color. Feb. 18, 2026 Item #2 92 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.B Area-Wide 2.6.B.1 Short-term Bicycle Parking. Short-term bicycle parking shall be provided in the form of permanent bicycle racks for at least six (6) bicycle parking spots. Racks shall be located within fifty to one hundred (50-100) feet of the primary building entrance. Bicycle racks and associated bicycle maneuvering shall not impede upon the public sidewalk path of travel and shall not be placed within the public right-of-way. N Complies. Short-term bicycle parking provided. Project conditioned to ensure at least 6 bicycle spaces are provided. The bicycle area is located outside of the public sidewalk and is not located in the public right- of-way. 2.6.B Area-Wide 2.6.B.3 Projects of More Than Ten (10) Units. Long-term bicycle parking shall be provided for projects of more than ten (10) units. Secure, long-term bicycle parking areas shall be enclosed and designed within a residential building or parking structure, or within a separate lockable storage enclosure. Long-term bicycle parking facilities shall incorporate materials and colors used in the primary building and shall not be visible from the public right-of-way. N Complies. Secure, long-term bicycle parking is provided at the rear of the parking garage. 2.6.C Area-Wide 2.6.C.1 Enhanced paving treatment using patterns and/or colored pavers, brick, or decorative colored and scored concrete shall be used for entry driveways, a minimum of twelve (12’-0”) feet deep and spanning the width of the entry driveway. The decorative pavement for entry driveways shall use the same color palette as the decorative pavement for building entries. N Complies. Enhanced paving provided at the entry driveway which matches the enhanced paving for the commercial entries. 2.6.D Area-Wide 2.6.D.1.a Pedestrian circulation shall connect residential units to areas throughout the site, such as vehicle parking areas, bicycle parking areas, common recreational space, waste and recycling enclosures, and other amenities. N Complies. Pedestrian circulation connects residential units to areas throughout the building. Feb. 18, 2026 Item #2 93 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment 2.6.D Area-Wide 2.6.D.1.b Pedestrian walkways shall directly connect public sidewalks to all building entryways and vehicle parking areas. N Complies. Building entries are adjacent to public sidewalk. 2.6.D Area-Wide 2.6.D.2 Pedestrian walkways shall be provided with a minimum width of five (5) feet along their entire length. N Complies. The public sidewalk along Roosevelt Street is a minimum of 5 feet in width. No pedestrian walkways are proposed around the perimeter of the building. 2.6.E Area-Wide 2.6.E.1 Where private space (such as a balcony or ground floor patio) is located adjacent to a window, patio or balcony of an adjoining dwelling unit, balcony railings and patio walls or fencing shall be constructed with wood, composite wood, metal, or glazing. Screening shall be constructed with limited openings to provide a minimum of eighty-five (85%) percentage surface area screening (measured from the finished floor of the private space to the top of the railing, fencing, or walls). N Complies. No balconies are located directly adjacent from windows, patios, or balconies of adjoining units. Feb. 18, 2026 Item #2 94 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment 3.8.A Base of the Building 3.8.A.1 The base level shall be composed of the full ground floor length combination of cast concrete, stucco, wood, composite wood, plaster, or glass materials. N Complies. Ground floor materials include a mix of finishes, including CMU with a stucco finish, brick and glass. In addition, the brick on the front elevation wraps around the front corners to the sides of the building before transitioning to CMU with a stucco finish. 3.8.A.2 Doorways shall be located asymmetrical from the center of the building with its color and materials offset from the predominate ground floor base color and materials. N Complies. Commercial doorways are offset from center and utilize different materials and colors than residential lobby entry. 3.8.A.3 Windows and openings shall be square or horizontal rectangle shapes. N Complies. All windows and opening are rectangular. 3.8.B Middle of the Building 3.8.B.1 Upper floors shall be a single-plane expanse of glass, metal and/or cast concrete materials. N Complies – Upper floors provide large areas of glass while still providing resident privacy and the ability to furnish interiors without being exposed to the exterior. 3.8.B.2 Attached building wall elements, such as awnings and balconies, shall encroach into the building’s setbacks per Chapter E-6 standards. N Complies – The balconies encroach into the setback. 3.8.B.3 Exterior walls shall transition directly into flat roofs or plaster molded forms. N Complies. Project proposes exterior walls that transition directly into flat roofs, or flat roofs capped with plaster caps. 3.8.C Top of the Building 3.8.C.1 Vertical elements shall be a plain or line of material and/or color off set from the primary building facade that extends to the highest point of the building. N Complies. The project proposes white fiber cement siding vertical architectural elements on the north/front and west/side elevations. The color and material are different from the main colors/materials of the building, and the vertical elements extend to the highest point of the building. Feb. 18, 2026 Item #2 95 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment 3.8.C.2 The building cap incorporates the roof parapet or roofline and is where the building side meet the top covering. Building caps should facilitate roof forms that are integral to the building’s design on all sides of the structure. N Complies. Project proposes parapets at vertical forms and a flat roof with any roof structures set back from edges to minimize visibility. Roofline design is consistent for the full perimeter of the building 3.8.C.3 Rain drainage catchment shall be conducted with a combination of gutters and downspouts in metal or painted metal materials. N Complies. Drainage is accomplished via interior drains as shown on the roof plan and is therefore not visible. 3.8.C.4 Secondary building faces on flat-roofed buildings should have a parapet height that is consistent with the primary face. The vertical façade of a building face should not be extended above the actual parapet or roofline to give the appearance of a false front. N Complies. Parapet height is consistent throughout, and the vertical facade of the building face does not extend above the parapet. 3.8.C.5 For buildings or portions of buildings which are 3 to 4 stories in height, provide articulation for the top story of the building. This may be accomplished by a color change, material change, a cornice/belt course at the bottom of the uppermost story. N Complies. A belt course is provided between the upper floor and the floor below it thus complying with the requirement. Buildings Located on Corner or Mid-Block Patterns – Applicable to all Building Types Corner lots are prominent sites as its buildings are seen in 3-dimensions at intersecting streets. Midblock lots frame the public realm of the primary street it fronts onto or faces in 2-dimensions. 4.2.A Corner Lots Buildings located on Primary and Secondary Street corners shall be accentuated with a vertically articulated architectural element per a selected architectural style (see previous section Chapter E-3) within a minimum of twenty-five feet (25’-0”) of the street corner. N N/A – The project is not located on a street corner 4.2.B Mid-Block Lots Buildings located mid-block, greater than 25-feet from the corner of a primary street, shall express a horizontal articulation via banded or layered Building Wall Element projections or encroachment within each story to the edge of the building. The architectural projections that can be used to express N Complies. Project proposes banded materials for each floor separated by a projecting floor plate in a contrasting color. Feb. 18, 2026 Item #2 96 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment horizontal articulation include balconies, bay windows, cantilevered rooms, and/or awnings (see Chapter E-6). 4.2.C Full-Block Developments Full-block developments shall incorporate both corner and mid- block building patterns. N N/A – The project is not a full-block development. 4.2.D Building Facades > 150-feet-wide Facades for buildings over one hundred and fifty-feet (150’-0”) in width along a Primary Street shall mix its building articulation to appear as though it is composed a minimum of two (2) distinctive, attached “buildings” with different building type combinations. N Complies. The front elevation proposes two masses(left and right), each of which proposes a different but compatible mix of forms and finishes. The left "building" comprises a white box spanning multiple floors with a recessed facade in a contrasting color. The right "building" is comprised of horizontal bands with accentuated floor plates. Windows and Balconies – Applicable to all Multifamily Buildings Windows and Apertures 6.2.A Windows 6.2.A.1 Outer surface of window frames facing primary or secondary streets shall be recessed a minimum of 2 inches from the wall or trim surface. N Complies. Note included on plans demonstrating compliance. 6.2.B Building Wall Elements Transparency 6.2.B.1 Minimum façade transparency for all upper floors shall be 25% - 80% for townhouses, small apartments, and large apartments. N N/A - Project is a large mixed-use project 6.2.B.2 Maximum façade transparency for all upper floors shall be 40% 80% on small and large mixed-use buildings. N Complies. Façade transparency for upper floors is between 40-80%. Projections and Encroachments 6.3.A Awnings and Canopies 6.3.A.1 Awning shall be constructed of wood, composite wood, metal, painted metal, or canvas and project out, cantilevered, from a building wall facade. N Complies. Metal awnings are proposed on the ground floor/front facade. Feb. 18, 2026 Item #2 97 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment 6.3.A.2 Awnings shall project out a maximum of 6 feet in length from the building wall. N Complies. Awnings do not project beyond 6 feet from building wall. 6.3.A.3 The width of the awning shall be a maximum of 1 foot beyond each side of the extent of the building wall element it is shading. N Complies. The width of the awning does not extend more than 1 foot beyond each side of the extent of the building wall element it is shading. 6.3.A.4 Upper floor awnings shall cover no more than one window opening each. N N/A – No upper awnings proposed 6.3.B.1 Balconies Balconies, when used on buildings facing primary street, shall have a minimum occupiable depth of at least six feet (6’-0”). N Complies – Balconies facing Roosevelt St. have depths more than six feet. 6.3.B.2 Balconies Balconies shall encroach into the front and side yard setbacks up to eight feet (8’-0”) from a building face but shall not encroach within two feet (2’-0”) from the lot line. N Complies. Balconies are not closer than 2’ from the lot lines. 6.3.C Bay Windows 6.3.C.1 Bay windows shall be a maximum of 10 feet wide and shall have a height that is equal to or greater than their width. N N/A – No bay windows proposed 6.3.C.2 Bay windows shall be placed a minimum of 2 feet from any building corner and a minimum of 3 feet from any other bay window. N N/A – No bay windows proposed 6.3.C.3 Bay windows shall consist of at least 75% transparent fenestration. N N/A – No bay windows proposed 6.3.C.4 Bay windows may project up to 4 feet from the building face but shall not extend over the lot line, unless noted otherwise per a building type’s standards. N N/A – No bay windows proposed 6.3.D Cantilevered Rooms 6.3.D.1 Cantilevered rooms shall be a minimum of 8 to 16 feet wide. N Complies. The cantilevers are a minimum of 8- 16 feet wide. Feb. 18, 2026 Item #2 98 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment 6.3.D.2 Cantilevered rooms shall be placed a minimum of 10 feet from any other cantilevered room. N Complies. Cantilevered rooms are a minimum of 10 feet from any other cantilevered room. 6.3.D.3 Cantilevered rooms shall be supported by brackets, extended beams, or other elements per each architectural style. N N/A . Cantilevered rooms are supported by the podium parking structure. 6.3.D.4 Minimum vertical clearance of cantilevered rooms above the ground floor shall be 15 feet from the sidewalk grade on shopfront types and 10 feet on other frontage types. Density Bonus Waiver Density Bonus Waiver. As designed, the project does not comply. The proposed vertical clearance is 13’-6”. 6.3.D.5 Cantilevered rooms shall project a maximum of 8 feet from the building’s face but shall not extend over the lot line. N Complies. The cantilevered rooms project a maximum of 3.5 feet from the building’s face. Roofs 7.1 Roof Types 7.1 Allowable roof types are Skillion Shed, Butterfly, and Parapet. N Complies – Flat roof with parapets proposed 7.2 Upper Floor Setbacks 7.2.A All 3 story buildings shall have a minimum building setback of 10 feet on the 3rd floor by stepping a portion of the street- facing facade backward (from the front setback) a minimum of 6 feet from the predominant facade plane, and/or vertically articulated plane, for a minimum width of 25 feet. N N/A – A four-story building is proposed. 7.2.B All 4 story buildings shall have a minimum building setback of 10 feet starting at the 3rd floor by stepping a portion of the street-facing facade backward (from the front setback) a minimum of 6 feet from the predominant facade plane, and/or vertically articulated plane, for a minimum width of 25 feet. Density Bonus Waiver Density Bonus Waiver. As designed, the project does not comply. Feb. 18, 2026 Item #2 99 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment 7.2.C To maintain sun exposure on neighboring lots, where new multifamily housing and mixed-use development is located on a lot facing a side street, between an alley and a primary street, buildings shall setback toward the interior of the lot at a 54- degree angle from the vertical plane starting 35 feet in height, up to the maximum building height. N N/A – Project does not face a side street or alley 7.4 Vertical Articulation and Roof Top Elements 7.4.A Habitable space within enclosed attics and vertically articulated tower elements, such as cupolas, turrets, and penthouses, with an area equaling 50% or less of the building area of the story immediately below shall not be counted as a story. N N/A – Project does not propose enclosed attics and vertically articulated tower elements, such as cupolas, turrets, or penthouses 7.4.B Lofts and mezzanines shall not be considered as a story provided they do not exceed 50% of the floor area of the story they are located within. N N/A – Project does not propose mezzanines or lofts. 7.4.C Unenclosed shade structures, such as roof top patios, terraces, and belvederes shall not exceed 16 feet in height from the roof deck floor level and do not count as a story. N Complies. No structures are proposed on the roof decks. 7.4.D Non-conditioned rooftop space covered or uncovered, such as rooftop terraces and patios, shall not be included as habitable space. N Complies Feb. 18, 2026 Item #2 100 of 279 Village Center Subdistrict Building Type Requirements Ref No. Subject Development Standard Waiver Request? Compliance Comment Large Mixed-Use Building A highly flexible building designed for occupancy by a variety and/or combination of uses such as retail, service, office, and residential uses vertically stacked floor-by-floor. 4.8.B Base of the Building 4.8.B.1 Front entries shall be either adjacent to the sidewalk or setback at grade on the street level. N Complies. Front entries are adjacent to sidewalk. 4.8.B.2 Upper floor units shall share a common entrance fronting onto the primary street. N Complies. Ground floor lobby facing the street provides access to upper floor units. Feb. 18, 2026 Item #2 101 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment 4.8.B.3 The ground floor window frontage shall have a minimum of 75% transparency, measured along the length of the primary building frontage. N Complies. The proposed ground floor window frontage for the commercial units is 91% transparency. 4.8.C Middle of the Building 4.8.C.1 Mixed-use buildings on corners shall have a minimum of 3 building wall elements every 50 linear feet. N N/A - Project is not on a corner lot. 4.8.C.2 The upper stories shall occupy the full ground floor footprint area, except for buildings over 250 linear feet of building wall length where the 4th floor shall only occupy up to 75% of the ground floor footprint area. Density Bonus Waiver Density Bonus Waiver. Due to the location of the common courtyard on the 2nd floor, the project does not fully comply with this requirement. 4.8.C.3 Maximum building wall dimension along primary and side street frontages shall be 200 feet. N Complies. The maximum building wall dimension along Roosevelt Street is 166.5’ 4.8.D Top of the Building 4.8.D.1 Buildings shall not exceed 4 stories in height. N Complies Frontage Requirements Ref No. Subject Development Standard Waiver Request? Compliance Comment Shop Front – Applicable for Large and Small Mixed-Use Buildings Shopfronts provide direct access to ground-floor spaces that are located adjacent to the sidewalk. 5.8.A Entries 5.8.A.1 Shopfronts shall correspond directly with the building entrance to which they provide access. N Complies. Commercial space entries are located within the associated shopfront Feb. 18, 2026 Item #2 102 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment 5.8.A.2 Shopfront entries along the ground floor shall be at 15 to 25 feet intervals for the length of the building frontage. N Complies. Shopfront entries are spaced at 30'-10" and 29'-6" to provide appropriate spacing for the number of units. 5.8.B Dimensions 5.8.B.1 Shopfronts shall be between 12 to 25 feet high, measured from the finished floor to the bottom of the ceiling of the shopfront space. N Complies. Shopfronts are a minimum of 13’6”- tall. 5.8.B.2 Shopfront frontages shall be setback no more than 12 inches from the adjacent sidewalk at the primary entrance. N Complies. Shopfront frontages are located at or within 12 inches (per exterior articulation) of the sidewalk at entries. 5.8.B.3 Shopfront facade area shall be a minimum of 90% glazed transparent and clear; opaque, highly reflective, and dark tinting are not permitted. N Complies. The proposed shopfront glazing area is 91%. 5.8.B.4 The sill height of a storefront window shall be no more than 30 inches high measured from the adjacent finished sidewalk. N Complies. Shopfront sills are all less than 30 inches from adjacent sidewalk. 5.8.B.5 The maximum length of blank, opaque walls facing the street shall be limited to 15 horizontal feet for any one stretch in either direction. N Complies. Shopfront entries have been defined by a change in plane and/or change in exterior wall finish. 5.8.B.6 The maximum distance between shopfront entries is 50 feet. N Complies. Shopfront entries are spaced at 30'- 10" and 29'-6". 5.8.C Paving and Landscaping 5.8.C.1 Any area between the property line back-of-sidewalk and the building face shall be hardscaped. N Complies. Hardscape is provided. 5.8.D Additional Standards 5.8.D.1 In a condition with multiple shopfront entries, a transition between shopfronts with a defined edge treatment, such as a change in plane, column, or a vertical trim element between each shopfront shall be provided. N Complies. Shopfront entries have been defined by a change in plane and/or change in exterior wall finish. 5.8.D.2 N Complies. Shopfront entries feature transoms. Feb. 18, 2026 Item #2 103 of 279 Ref No. Subject Development Standard Waiver Request? Compliance Comment Transoms shall be incorporated above entry doors. 5.8.D.3 Doors and entryways to stores shall be recessed a minimum of 3 feet to articulate the entrance and ensure that doors do not swing into the sidewalk. N Complies. Shopfront entries are recessed from the sidewalk 3 feet with landscaping adjacent to the entries along one edge minimum to articulate the entrance and not swing into sidewalk. 5.8.D.4 Awnings shall be lightweight structures of wood, composite wood, metal, painted metal, or canvas, cantilevered from the building facade. N Complies. Cantilevered metal awnings proposed. 5.8.D.5 Awnings shall project out to a maximum of 8 feet in width or to the back of the sidewalk with townhouse, small mixed-use, and small and large apartments building types. N NA – large mixed use proposed 5.8.D.6 Awnings shall project out a maximum of 8 feet or to the back of the sidewalk walkway to cover outdoor dining and display zones in front of the building, whichever is greater with mixed-use. N Complies. Awnings do not project more than 8 feet. 5.8.D.7 Awnings shall be a minimum of 10 feet in height at its front edge. N Complies. Awnings are a minimum of 10 feet in height. 5.8.D.8 Support for the canopy’s structure in the form of 2 posts shall be no greater than 4 inches in diameter may be provided at least 2 feet from the back of the curb. N Complies. No supports are proposed for the metal awnings. Feb. 18, 2026 Item #2 104 of 279 Exhibit 7 Informational Bulletin IB-112 – State Density Bonus Law (On file in the Planning Division.) Feb. 18, 2026 Item #2 105 of 279 Exhibit 8 Informational Bulletin IB-157 – Inclusionary Housing Program (On file in the Planning Division.) Feb. 18, 2026 Item #2 106 of 279 Exhibit 9 Informational Bulletin IB-131 – AB 2097 Parking Requirements (On file in the Planning Division.) Feb. 18, 2026 Item #2 107 of 279 Exhibit 10 Public Coments Feb. 18, 2026 Item #2 108 of 279 Feb. 18, 2026 Item #2 109 of 279 Feb. 18, 2026 Item #2 110 of 279 Feb. 18, 2026 Item #2 111 of 279 Feb. 18, 2026 Item #2 112 of 279 Feb. 18, 2026 Item #2 113 of 279 Feb. 18, 2026 Item #2 114 of 279 Feb. 18, 2026 Item #2 115 of 279 Feb. 18, 2026 Item #2 116 of 279 Feb. 18, 2026 Item #2 117 of 279 Feb. 18, 2026 Item #2 118 of 279 Feb. 18, 2026 Item #2 119 of 279 Feb. 18, 2026 Item #2 120 of 279 Feb. 18, 2026 Item #2 121 of 279 Feb. 18, 2026 Item #2 122 of 279 Feb. 18, 2026 Item #2 123 of 279 Feb. 18, 2026 Item #2 124 of 279 Feb. 18, 2026 Item #2 125 of 279 Feb. 18, 2026 Item #2 126 of 279 Feb. 18, 2026 Item #2 127 of 279 Feb. 18, 2026 Item #2 128 of 279 Feb. 18, 2026 Item #2 129 of 279 Feb. 18, 2026 Item #2 130 of 279 Feb. 18, 2026 Item #2 131 of 279 Feb. 18, 2026 Item #2 132 of 279 Feb. 18, 2026 Item #2 133 of 279 Feb. 18, 2026 Item #2 134 of 279 Feb. 18, 2026 Item #2 135 of 279 Feb. 18, 2026 Item #2 136 of 279 Feb. 18, 2026 Item #2 137 of 279 Feb. 18, 2026 Item #2 138 of 279 Feb. 18, 2026 Item #2 139 of 279 Feb. 18, 2026 Item #2 140 of 279 NOTICE OF EXEMPTION To: Assessor/Recorder/County Clerk From: CITY OF CARLSBAD Attn: Fish and Wildlife Notices Planning Division 1600 Pacific Highway, Suite 260 1635 Faraday Avenue San Diego CA 92101 Carlsbad, CA 92008 MS: A-33 (442) 339-2600 Subject: Filing of this Notice of Exemption is in compliance with Section 21152b of the Public Resources Code (California Environmental Quality Act). Project Number and Title: CT 2024-0008/SDP 2024-0022 (DEV2023-0105) – RINCON ROOSEVELT Project Location - Specific: APNs 203-101-12-00, 203-181-10-00, 203-181-16-00, 2747 & 2775 Roosevelt St. Project Location - City: Carlsbad Project Location - County: San Diego Description of Project: Tentative Tract Map and Site Development Plan to consolidate three parcels into one lot and the demolition of an eight-unit apartment building and a professional office building with an associated accessory structure totaling 2,043 square feet for the construction of a four-story, 49,559- square-foot, 53’-5”-tall mixed-use condominium building. The building includes three ground floor commercial condominium units totaling 3,419 square feet, 33 stacked residential condominium units on floors two (2) through four (4), and 42 covered parking spaces located within an at-grade, gated parking garage off Roosevelt Street. Five (5) of the existing eight (8) apartment units are considered “protected units” pursuant to California Government Code Section 66300.6 and are required to be replaced as inclusionary housing units (four low income and one extremely low income). The project has a proposed density of 47.8 dwelling units per acre. A density bonus and 11 associated waivers to the development standards are requested. Name of Public Agency Approving Project: City of Carlsbad Name of Person or Agency Carrying Out Project: City of Carlsbad Name of Applicant: Jonathan Frankel, 2747 Roosevelt LLC Applicant’s Address: 5315 Avenida Encinas, St. 200, Carlsbad, CA 92008 Applicant’s Telephone Number: 925-708-3638 Name of Applicant/Identity of person undertaking the project (if different from the applicant above): N/A Exempt Status: (Check One) Ministerial (Section 21080(b)(1); 15268); Declared Emergency (Section 21080(b)(3); 15269(a)); Emergency Project (Section 21080(b)(4); 15269 (b)(c)); Categorical Exemption Statutory Exemptions - State code number: Public Resources Code Section 21080.66 (Assembly Bill 130) Common Sense Exemption (Section 15061(b)(3)) Exhibit 11 Feb. 18, 2026 Item #2 141 of 279 Reasons why project is exempt: See attached Housing Development Project Exemption Evaluation Checklist. Lead Agency Contact Person: Shannon Harker Telephone: (442) 339-2621 Date received for filing at OPR: Feb. 18, 2026 Item #2 142 of 279 CITY OF CARLSBAD PUBLIC RESOURCES CODE SECTION 21080.66 (ASSEMBLY BILL 130) HOUSING DEVELOPMENT PROJECT CEQA EXEMPTION EVALUATION CHECKLIST CT 2024-0008/SDP 2024-0022, Rincon Roosevelt February 18, 2026 Assembly Bill (AB) 130, signed into law by Governor Gavin Newsom on June 30, 2025, and codified in Public Resources Code (PRC) Section 21080.66, establishes a statutory exemption from the California Environmental Quality Act (CEQA) for qualifying “housing development projects” that meet certain criteria and requirements. This Exemption Evaluation Checklist documents the eligibility of the proposed Rincon Roosevelt Project (project) for this CEQA exemption. PROJECT INFORMATION 1.Project Title Rincon Roosevelt 2.Lead Agency Name and Address City of Carlsbad Community Development Department 1635 Faraday Avenue Carlsbad, CA 92008 3.Contact Person and Phone Number Shannon Harker, Senior Planner City of Carlsbad, Community Development Department 442-339-2621 shannon.harker@carlsbadca.gov 4.Project Location The 0.69-acre project site (APNs 203-101-12-00, 203-181-10-00, 203-181-16-00) spans three properties, on the west side of Roosevelt Street, specifically 2747 and 2775 Roosevelt St., in between Beech Avenue to the north and Grand Avenue to the south. Feb. 18, 2026 Item #2 143 of 279 5.Project Sponsor’s Name and Address 2747 Roosevelt LLC Jonathan Frankel, Rincon Homes 5315 Avenida Encinas, Ste. 200 Carlsbad, CA, 92008 6.General Plan Designation The site is designated Village-Barrio (V-B) 7.Zoning The site is zoned Village-Barrio (V-B) and is in the Village Center (VC) District of the Village & Barrio Master Plan (VBMP). The density range in the VC District is 28-35 du/ac. 8.Description of Project The project proposes a Tentative Tract Map and Site Development Plan to consolidate three parcels into one lot and the demolition of an eight-unit apartment building and a professional office building with an associated accessory structure totaling 2,043 square feet for the construction of a four-story, 49,559- square-foot, mixed-use building. The building includes three ground floor commercial condominium units totaling 3,419 square feet, 33 stacked residential condominium units on floors two (2) through four (4), and 42 covered parking spaces located within an at-grade, gated parking garage off Roosevelt Street. Five (5) of the existing eight (8) apartment units are considered “protected units” pursuant to California Government Code Section 66300.6 and are required to be replaced as inclusionary housing units. The proposed mixed-use building will have a maximum building height (exclusive of parapets) of 53’-5” to the top of the roof. To adequately screen the rooftop equipment, 42”-tall parapets are proposed around the perimeter of the building. Allowable projections for stair and elevator towers, as well as mechanical screens of various heights project above the roof, extending the structure’s height up to 69’- 2”. The residential condominium unit type and range in sizes are summarized below. The breakdown of the proposed 33 residential condominium units are as follows: Unit Types No. of Unit Types Size (sq. ft.) 1-Bedroom 15 756-1,681 2-Bedroom 6 1,559-1,683 3-Bedroom 4-Bedroom 6 6 1,936-2,131 2,571 Each unit has a private deck ranging in size from 65 to 398 square feet. Roof decks are proposed for the units on the 4th floor. A 1,679-square-foot common courtyard is located on the second floor. Of the 33 residential units, five (5) are designated as affordable housing units (one extremely low and four low- income). While the city’s Inclusionary Housing Ordinance requires 15% of the base number of units or Feb. 18, 2026 Item #2 144 of 279 four (4) deed-restricted lower income units, five (5) units are proposed to comply with state density bonus law and the Housing Crisis Act, which requires replacement of the protected units. Grading for the proposed project consists of 100 cubic yards of cut, 1,120 cubic yards of fill and 5,580 cubic yards of remedial grading. A maximum five-foot cut below existing grade is proposed for the remedial grading. Once the remedial grading is completed, the maximum cut and fill height for the construction of the building will be two and three feet, respectively. An 11-foot (APNs 203-101-12-00 and APN 203-181-10-00) and three-foot-wide (APN 203-181-16-00) right-of-way dedication are proposed along the project frontage. The existing curb, gutter and sidewalk will be replaced. A total of three (3) existing street trees are currently located along the project frontage and will remain. An additional two (2) street trees are proposed, resulting in a total of five (5) street trees. A row of hedges along the rear property line and on the subject property will be removed for the construction of the project and replaced with shrubs to soften the west elevation wall/parking garage. Infrastructure improvements within Roosevelt Street include the replacement of a six-inch-wide water line with an eight-inch-wide water line. The existing eight-inch-wide sewer line in Roosevelt Street has been determined to be adequate in size to serve the project and will remain. An offsite, public six-inch public sewer main parallels the rear (west) property line. It is utilized by existing development adjacent to the property but will not be utilized for the proposed project. The Utilities Department is requiring a five-foot-wide sewer easement on the subject property for maintenance of the existing sewer line. Parking for the proposed project includes 42 covered parking spaces located within an at-grade gated parking garage off Roosevelt Street. A total of four (4) electric vehicle (EV) capable spaces, including one ADA van accessible space, are proposed for commercial uses. A total of nine (9) EV-ready and three (3) EV “ready with charge” spaces, including one (1) ADA/van accessible space, are proposed for the residential units. In addition to the parking and commercial units on the ground floor, the area will also include the residential lobby as well as bike storage, trash and electrical rooms. The VC District of the Village & Barrio Master Plan (VBMP) permits a density range of 28 to 35 dwelling units per acre (du/ac). The proposal to construct 33 units on a 0.69-acre site results in a proposed density of 47.8 du/ac. Since the proposed density exceeds 35 du/ac, the applicant is requesting a density bonus, authorized by state law (Gov. Code §65915). State density bonus law (SDBL) 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 VBMP. Pursuant to SDBL, the applicant is requesting a 29% density bonus. A total of 16% of the base number of units or four (4) units are required to be designated as affordable, low-income units (80% of the area median income). One additional unit, designated as extremely low-income (30% of the area median income), is required pursuant to the Housing Crisis Act. The applicant is requesting 11 density bonus waivers to development standards. 9.Surrounding Land Uses and Setting The project site is developed with an eight-unit apartment building, a professional office and associated accessory structure, and surface parking. The properties are generally flat, sloping slightly toward the rear of the property The site is surrounded by a mix of uses, including restaurants, commercial and professional offices, an auto repair shop, and the United States Post Office. Feb. 18, 2026 Item #2 145 of 279 10.Other Public Agencies Whose Approval Is Required (e.g., Permits, Financing Approval, or Participation Agreement) None. DETERMINATION Based on the evaluation included in this checklist, the subject project qualifies for a statutory exemption from CEQA pursuant to PRC Section 21080.66. EVALUATION OF EXEMPTION CRITERIA AND REQUIREMENTS The table below identifies the criteria and requirements that a project must meet to qualify for a statutory exemption from CEQA pursuant to PRC Section 21080.66, along with an evaluation of the project’s compliance with the criteria and requirements. PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation 21080.66(a) Without limiting any other statutory or categorical exemption, this division [CEQA] does not apply to any aspect of a housing development project, as defined in subdivision (b) of Section 65905.5 of the Government Code, including any permits, approvals, or public improvements required for the housing development project, as may be required by this division, if the housing development project meets all of the following conditions [see rows 21080.66(a)(1-8), below]: Additional Description/Referenced Code Section(s) Government Code Section 65905.5(b) reads in relevant part: ...(3) (A) “Housing development project” has the same meaning as defined in paragraph (2) of subdivision (h) of Section 65589.5. [see below] (B) “Housing development project” includes, but is not limited to, projects that involve no discretionary approvals and projects that involve both discretionary and nondiscretionary approvals. (C) “Housing development project” includes a proposal to construct a single dwelling unit. This subparagraph shall not affect the interpretation of the scope of paragraph (2) of subdivision (h) of Section 65589.5. [see below] Project Qualifies. The project consists of a mixed-use project where at least two thirds of the square footage is designated for residential use. Therefore, the project meets the criteria pursuant to Government Code Section 65589.5(h)(2)(B)(i). Feb. 18, 2026 Item #2 146 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation Government Code Section 65589.5(h)(2) reads: “Housing development project” means a use consisting of any of the following: (A) Residential units only. (B) Mixed-use developments consisting of residential and nonresidential uses that meet any of the following conditions: (i) At least two-thirds of the new or converted square footage is designated for residential use. (ii)At least 50 percent of the new or converted square footage is designated for residential use and the project meets both of the following: (I) The project includes at least 500 net new residential units. (II) No portion of the project is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging, except a portion of the project may be designated for use as a residential hotel, as defined in Section 50519 of the Health and Safety Code. (iii) At least 50 percent of the net new or converted square footage is designated for residential use and the project meets all of the following: (I) The project includes at least 500 net new residential units. (II) The project involves the demolition or conversion of at least 100,000 square feet of nonresidential use. (III) The project demolishes at least 50 percent of the existing nonresidential uses on the site. (IV) No portion of the project is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging, except a portion of the project may be designated for use as a residential hotel, as defined in Section 50519 of the Health and Safety Code. Feb. 18, 2026 Item #2 147 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation (C) Transitional housing or supportive housing. (D) Farmworker housing, as defined in subdivision (h) of Section 50199.7 of the Health and Safety Code. 21080.66(a)(1) (A) Except as provided in subparagraph (B), the project site is not more than 20 acres. (B) The project site or the parcel size for a builder’s remedy project, as defined in paragraph (11) of subdivision (h) of Section 65589.5 of the Government Code, or the project site or the parcel size for a project that applied pursuant to paragraph (5) of subdivision (d) of Section 65589.5 of the Government Code as it read before January 1, 2025, is not more than five acres. Project Qualifies. The project site is 0.69 acres and as such, satisfies the condition of not being more than 20 acres. The project is not a builder’s remedy project. Therefore, the project site meets the criteria set forth in Section 21080.66(a)(1)(A) and (B). 21080.66(a)(2) The project site meets either of the following criteria: (A)Is located within the boundaries of an incorporated municipality. (B)Is located within an urban area, as defined by the United States Census Bureau. Project Qualifies. The project is located within the boundaries of the city. Therefore, the project site meets the criteria set forth in Section 21080.66(a)(2)(A). 21080.66(a)(3) The project site meets any of the following criteria: (A) Has been previously developed with an urban use. (B) At least 75 percent of the perimeter of the siteadjoins parcels that are developed with urban uses. (C) At least 75 percent of the area within a one-quarter mile radius of the site is developed with urban uses. (D) For sites with four sides, at least three out of four sides are developed with urban uses and at least two- thirds of the perimeter of the site adjoins parcels that are developed with urban uses. Additional Description/Referenced Code Section(s) Project Qualifies. The project site satisfies all criteria. Therefore, the project site meets the criteria set forth in Section 21080.66(a)(3)(A)(B), (C), and (D). Feb. 18, 2026 Item #2 148 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation Per 21080.66 (f)(3): (3) “Urban use” means any current or previous residential or commercial development, public institution, or public park that is surrounded by other urban uses, parking lot or structure, transit or transportation passenger facility, or retail use, or any combination of those uses. 21080.66(a)(4) (A) The project is consistent with the applicable general plan and zoning ordinance, as well as any applicable local coastal program as defined in Section 30108.6. For purposes of this section, a housing development project shall be deemed consistent with the applicable general plan and zoning ordinance, and any applicable local coastal program, if there is substantial evidence that would allow a reasonable person to conclude that the housing development project is consistent. (B) If the zoning and general plan are not consistent withone another, a project shall be deemed consistent with both if the project is consistent with one. (C) The approval of a density bonus, incentives or concessions, waivers or reductions of development standards, and reduced parking ratios pursuant to Section 65915 of the Government Code shall not be grounds for determining that the project is inconsistent with the applicable general plan, zoning ordinance, or local coastal program. Project Qualifies. The project size is located outside of the Coastal Zone and is consistent with the General Plan, Zoning Ordinance and the Village & Barrio Master Plan. The site has a General Plan Land Use and Zoning Designation of Village Barrio (V-B). The proposed project includes the demolition of an eight-unit apartment building and a professional office building with an associated accessory structure totaling 2,043 square feet for the construction of a four-story, 49,559-square-foot, mixed- use building. The building includes three ground floor commercial condominium units totaling 3,419 square feet and 33 stacked residential condominium units. The VC District of the Village & Barrio Master Plan (VBMP) permits a density range of 28 to 35 dwelling units per acre (du/ac). The proposal to construct 33 units on a 0.69-acre site results in a proposed density of 47.8 du/ac. Since the proposed density exceeds 35 du/ac, the applicant is requesting a density bonus, authorized by state law (Gov. Code §65915). Pursuant to SDBL, the applicant is requesting a 29% density bonus. A total of 16% of the base number of units or four (4) units are required to be designated as affordable, low-income units (80% of the area median income). One additional unit, designated as extremely low-income (30% of the area median income), is required pursuant to the Housing Crisis Feb. 18, 2026 Item #2 149 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation Act. The applicant is requesting 11 density bonus waivers. The requested waivers do not have an adverse impact on property listed on the California historical register and do not violate state or federal law. Therefore, the project site meets the criteria set forth in Section 21080.66(a)(4)(A), (B), and (C). References: City of Carlsbad, General Plan Land Use Map, https://www.carlsbadca.gov/home/show publisheddocument/18761/63863918583 2030000, updated July 2024. City of Carlsbad, General Plan Zoning Map, https://www.carlsbadca.gov/home/show publisheddocument/246/6386363025638 18331, updated July 2024. City of Carlsbad, Local Coastal Program, published 2019. 21080.66(a)(5) The project will be at least one-half of the applicable density specified in subparagraph (B) of paragraph (3) of subdivision (c) of Section 65583.2 of the Government Code. Additional Description/Referenced Code Section(s) Government Code Section 65583.2(c)(3)(B): The following densities shall be deemed appropriate to accommodate housing for lower income households: (i) For an incorporated city within a nonmetropolitan county and for a nonmetropolitan county that has a micropolitan area: sites allowing at least 15 units per acre. Project Qualifies. The proposal to construct 33 units on a 0.69-acre site results in a density of 47.8 dwelling units per acre. Therefore, the project meets the criterium set forth in 21080.66(a)(5)(iv) since it exceeds 30 du/ac. Feb. 18, 2026 Item #2 150 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation (ii) For an unincorporated area in a nonmetropolitan county not included in clause (i): sites allowing at least 10 units per acre. (iii) For a suburban jurisdiction: sites allowing at least 20 units per acre. (iv)For a jurisdiction in a metropolitan county: sites allowing at least 30 units per acre. Government Code Section 65583.2(d)defines metropolitan county, nonmetropolitan county, and nonmetropolitan county with a micropolitan area as follows: (d) For purposes of this section, a metropolitan county, nonmetropolitan county, and nonmetropolitan county with a micropolitan area shall be as determined by the United States Census Bureau. A nonmetropolitan county with a micropolitan area includes the following counties: Del Norte, Humboldt, Lake, Mendocino, Nevada, Tehama, and Tuolumne and other counties as may be determined by the United States Census Bureau to be nonmetropolitan counties with micropolitan areas in the future. Feb. 18, 2026 Item #2 151 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation 21080.66(a)(6) The project satisfies the requirements specified in paragraph (6) of subdivision (a) of Section 65913.4 of the Government Code. Additional Description/Referenced Code Section(s) Government Code Section 65913.4(a)(6): The development is not located on a site that is any of the following: [See rows A-K, below.] See items A-K, below. (A)[Coastal Zone] (i) An area of the coastal zone subject to paragraph (1) or (2) of subdivision (a) of Section 30603 of the Public Resources Code. (ii)An area of the coastal zone that is not subject to a certified local coastal program or a certified land use plan. (iii) An area of the coastal zone that is vulnerable to five feet of sea level rise, as determined by the National Oceanic and Atmospheric Administration, the Ocean Protection Council, the United States Geological Survey, the University of California, or a local government’s coastal hazards vulnerability assessment. (iv)In a parcel within the coastal zone that is not zoned for multifamily housing. (v) In a parcel in the coastal zone and located on either of the following: (I) On, or within a 100-foot radius of, a wetland, as defined in Section 30121 of the Public Resources Code. (II) On prime agricultural land, as defined in Sections 30113 and 30241 of the Public Resources Code. Not Applicable. The project site is not located in the coastal zone. Reference: City of Carlsbad, Local Coastal Program, published 2019 (B) [Prime Farmland or Farmland of Statewide Importance] Either prime farmland or farmland of statewide importance, as defined pursuant to the United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program of the Department of Conservation, or land zoned or designated for agricultural protection or Not Applicable. The project site is not located on a site that is classified as Prime Farmland or Farmland of Statewide Importance. Feb. 18, 2026 Item #2 152 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation preservation by a local ballot measure that was approved by the voters of that jurisdiction. Reference: California Department of Conservation, California Important Farmland Finder, https://maps.conservation.ca.gov/DLRP/C IFF/ (C) [Wetlands] Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993). Not Applicable. The project development limits are not within any wetlands, as defined in the United States Fish and Wildlife Service Manual. (D) [Very High Fire Hazard Severity Zone] Within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178, or within the state responsibility area, as defined in Section 4102 of the Public Resources Code. This subparagraph does not apply to sites that have adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development, including, but not limited to, standards established under all of the following or their successor provisions: (i) Section 4291 of the Public Resources Code or Section 51182, as applicable. (ii) Section 4290 of the Public Resources Code. (iii) Chapter 7A of the California Building Code (Title 24 of the California Code of Regulations). Not Applicable. The project site is not located within a Very High Fire Hazard Severity Zone. Reference: CAL FIRE, Fire Hazard Severity Zones Maps, Fire Hazard Severity Zone Viewer, https://fire-hazard-severity-zones-rollout- calfire- forestry.hub.arcgis.com/pages/access- map (E)[Hazardous Waste Sites] A hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code, unless either of the following apply: (i) The site is an underground storage tank site that received a uniform closure letter issued pursuant to subdivision (g) of Section 25296.10 of the Health and Safety Code based on closure criteria established by the State Water Resources Control Board for residential use or residential mixed uses. This section does not alter or change the conditions to remove a site from the list of hazardous waste sites listed pursuant to Section 65962.5. Not Applicable. The project site is not listed as a hazardous waste site by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code. Reference: Department of Toxic Substances Control (DTSC), Envirostor Online Database, Feb. 18, 2026 Item #2 153 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation (ii) The State Department of Public Health, State Water Resources Control Board, Department of Toxic Substances Control, or a local agency making a determination pursuant to subdivision (c) of Section 25296.10 of the Health and Safety Code, has otherwise determined that the site is suitable for residential use or residential mixed uses. https://www.envirostor.dtsc.ca.gov/publi c/map/ California State Water Resources Control Board, GeoTracker, https://geotracker.waterboards.ca.gov/m ap/ (F)[Earthquake Fault Zone] Within a delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2. Not Applicable. The project site is not mapped in an earthquake fault zone. Reference: California Geological Survey, Earthquake Zones of Required Investigation Map, https://maps.conservation.ca.gov/cgs/inf ormationwarehouse/eqzapp/ (G) [Special Flood Hazard Area] Within a special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subparagraph and is otherwise eligible for streamlined approval under this section, a local government shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by that local government that is applicable to that site. A development may be located on a site described in this subparagraph if either of the following are met: (i) The site has been subject to a Letter of Map Revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction. (ii) The site meets Federal Emergency Management Agency requirements necessary to meet minimum flood plain management criteria of the National Flood Insurance Program pursuant to Part 59 (commencing Not Applicable. The project site is not within a special flood hazard area. Reference: FEMA, Flood Service Map Service Area (FIRM Map No. 06073C0769G), Feb. 18, 2026 Item #2 154 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation with Section 59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I of Title 44 of the Code of Federal Regulations. https://msc.fema.gov/portal/home, effective date May 16, 2012 (H) [Regulatory Floodway] Within a regulatory floodway as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency, unless the development has received a no-rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subparagraph and is otherwise eligible for streamlined approval under this section, a local government shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by that local government that is applicable to that site. Not Applicable. The project site is not mapped within a regulatory floodway. (I) [Conservation Lands in a Natural Community Conservation Plan] Lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing with Section 2800) of Division 3 of the Fish and Game Code), habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or other adopted natural resource protection plan. Not Applicable. The project site is not located in a Natural Community Conservation Plan area. Reference: City of Carlsbad, City of Carlsbad Habitat Management Plan, https://www.carlsbadca.gov/home/show publisheddocument/1600/638366818940 500000, amended December 1999. (J) [Habitat for Protected Species] Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code). Not Applicable. The project site is developed with urban uses and does not contain any sensitive habitat. Feb. 18, 2026 Item #2 155 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation (K) [Conservation Easement] Lands under conservation easement. Not Applicable. The project site is not under a conservation easement. 21080.66(a)(7) The project does not require the demolition of a historic structure that was placed on a national, state, or local historic register before the date a preliminary application was submitted for the project pursuant to Section 65941.1 of the Government Code. Project Complies. The property is currently developed with three structures which are proposed to be demolished. To determine whether the structures are historically significant, Historic Assessments were prepared for 2747 and 2775 Roosevelt Street by Kristi Hawthorne (Jan. 25, 2024). Pursuant to the results of the report, no historical evidence was identified to support that the buildings exemplify or reflect a unique aspect of Carlsbad’s historical development nor are the buildings associated with any person important to the city's history. Further, the buildings do not represent the work of a master builder, craftsman or architect. Therefore, the buildings are not eligible for listing in the California Register of Historical Resources, the California Historic Resources Inventory, or the National Register of Historic places. The demolition of the structures do not meet any level of significance. Therefore, the project site meets the criteria set forth in Section 21080.66(a)(7). References: Historical Assessments for 2747 and 2775 Roosevelt Street, Kristi Hawthorne, Jan. 25, 2024 Feb. 18, 2026 Item #2 156 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation 21080.66(a)(8) For a project that was deemed complete pursuant to paragraph (5) of subdivision (h) of Section 65589.5 of the Government Code on or after January 1, 2025, no portion of the project is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging. For the purposes of this section, “other transient lodging” does not include either of the following: (A) A residential hotel, as defined in Section 50519 of the Health and Safety Code. (B) After the issuance of a certificate of occupancy, a resident’s use or marketing of a unit as short-term lodging, as defined in Section 17568.8 of the Businessand Professions Code, in a manner consistent with local law. Not Applicable. The project does not contain hotel, motel, bed and breakfast inn, or other transient lodging components. 21080.66(b) Tribal Notification/Consultation and Measures for Tribal Cultural Resources PRC section 21080.66(b) requires the local government to complete a notification/consultation process with each California Native American tribe traditionally and culturally affiliated with the project site. PRC section 21080.66(b) also requires that certain measures and additional enforceable agreements be made binding conditions of project approval. PRC section 21080.66(b) is provided in its entirety in the “Additional Subsections of PRC Section 21080.66” portion of this document for reference. Project Complies. The tribal notification and consultation process has been completed. Two Native American tribes requested consultation within the required timeframe, the Rincon Band of Luiseno Indians and the Pala Band of Mission Indians. The city met with both tribes and the representatives verbally requested tribal monitoring during the grading operations. The Rincon Band of Luiseno Indians submitted a letter on Dec. 22, 2025 formalizing the request for monitoring as part of the project conditions. The requested conditions for monitoring have been included in the draft Planning Commission Resolution. Therefore, the project site meets the criteria set forth in Section 21080.66(a)(7). References: Letter from Rincon Band of Luiseno Indians, Dec. 22, 2025 21080.66(c)(1) (A) The local government shall, as a condition of approval for the development, require the development Project Complies. The project is conditioned to complete a Phase I Feb. 18, 2026 Item #2 157 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation proponent to complete a phase I environmental assessment, as defined in Section 78090 of the Health and Safety Code. (B) If a recognized environmental condition is found, the development proponent shall complete a preliminary endangerment assessment, as defined in Section 78095 of the Health and Safety Code, prepared by an environmental assessor to determine the existence of any release of a hazardous substance on the site and to determine the potential for exposure of future occupants to significant health hazards from any nearby property or activity. (C) If a release of a hazardous substance is found to exist on the site, the release shall be removed or any effects of the release shall be mitigated to levels required by current federal and state statutory and regulatory standards before the local government issues a certificate of occupancy. (D) If a potential for exposure to significant hazards from surrounding properties or activities is found to exist, the effects of the potential exposure shall be mitigated to levels required by current federal and state statutoryand regulatory standards before the local government issues a certificate of occupancy. Environmental Site Assessment prior to issuance of the grading permit. 21080.66(c)(2) For any housing on the site located within 500 feet of a freeway, all of the following shall apply: (A) The building shall have a centralized heating, ventilation, and air-conditioning system. (B) The outdoor air intakes for the heating, ventilation, and air-conditioning system shall face away from the freeway. (C) The building shall provide air filtration media foroutside and return air that provides a minimum efficiency reporting value of 16. Not Applicable. The project site is a minimum of 2,100 feet from the I-5 freeway. Feb. 18, 2026 Item #2 158 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation (D) The air filtration media shall be replaced at the manufacturer’s designated interval. (E) The building shall not have any balconies facing the freeway. 21080.66(d)(1) Notwithstanding any other law, all construction workers employed in the execution of a housing development project exempt from this division pursuant to this section where 100 percent of the units within the development project are dedicated to lower income households, as defined by Section 50079.5 of the Health and Safety Code, shall be paid at least the general prevailing rate of per diem wages for the type of work and geographic area, as determined by the Director of Industrial Relations pursuant to Sections 1773 and 1773.9 of the Labor Code, except that apprentices registered in programs approved by the Chief of the Division of Apprenticeship Standards may be paid at least the applicable apprentice prevailing rate, regardless of whether the housing development project is a public work. Not Applicable. The proposed residential units are not 100 percent dedicated to lower income households. 21080.66(d)(2) Notwithstanding any other law, the labor standards of paragraph (8) of subdivision (a) of Section 65913.4 of the Government Code shall apply to buildings over 85 feet in height above grade in any housing development project exempt from this division pursuant to this section. Not Applicable. The maximum height of the project is 53’-5” with allowable projections extending up to 69’-2”. As project height would not exceed 85 feet, the labor standards do not apply. 21080.66(d)(3) (A) Notwithstanding any other law, the labor standards of Article 4 (commencing with Section 65912.130) of Chapter 4.1 of Division 1 of Title 7 of the Government Code shall apply for projects of 50 units or greater in the City and County of San Francisco that are not covered by paragraph (2), for any construction craft where at least 50 percent of the units in market-rate multifamily housing projects that received their certificate of occupancy between 2022 and 2024, inclusive, were built by workers that were paid not less than the general prevailing rate of per diem wages. Not Applicable. The project site is not within the City or County of San Franscisco. Feb. 18, 2026 Item #2 159 of 279 PRC Section 21080.66 Housing Development Project CEQA Exemption Evaluation Checklist Criteria and Requirements Evaluation (B) For purposes of this section, “market-rate multifamily housing development project” means a housing development project of greater than 10 units where less than 95 percent of the units are dedicated to lower income households, as defined by Section 50079.5 of the Health and Safety Code. (C) (i) The eligibility of this subparagraph, by classification, will be determined by the Department of Industrial Relations and published on its internet website by January 1, 2026. (ii) In making a determination of eligibility pursuant tothis subparagraph, the Director of Industrial Relations shall obtain and consider data from the labor organizations and employers or employer associations concerned no later than October 1, 2025. (iii) To determine the number of market-rate multifamily housing projects that received their certificate of occupancy in a given year, the Department of Industrial Relations shall use the annual progress report data as reported by the jurisdiction pursuant to Section 65400 of the Government Code. Feb. 18, 2026 Item #2 160 of 279 From: Cheryl Madrigal <CMadrigal@rincon-nsn.gov> Sent: Thursday, February 5, 2026 11:57 AM To: Shannon Harker <shannon.harker@carlsbadca.gov>Cc: Shuuluk Linton <slinton@rincon-nsn.gov>; Jennifer Pahua <jpahua@rincon-nsn.gov>; Robert Efird III <robert.efird@carlsbadca.gov>; Eric Lardy <Eric.Lardy@carlsbadca.gov> Subject: RE: Rincon Roosevelt Project Sounds good. Thanks, Cheryl Cheryl Madrigal Cultural Resources Manager Tribal Historic Preservation Officer Cultural Resources Department Wa$xayam Pomki Museum Rincon Band of Luiseño Indians 1 West Tribal Road | Valley Center, CA 92082 Mailing address: One Government Center Ln. | Valley Center, CA 92082 Office: (760) 749 1092 ext. 323|Cell: 760-648-3000 Fax: 760-749-8901 Email: cmadrigal@rincon-nsn.gov The contents of this E-mail message and its attachments are intended solely for the addressee(s) hereof. If you are not the named addressee, or if this message has been addressed to you in error, you are directed not to read, disclose, reproduce, distribute, disseminate, or otherwise use this transmission. If you have received this transmission in error, please alert the sender by reply E-mail, and we request that you immediately delete this message and its attachments, if any. UNAUTHORIZED INTERCEPTION IS PROHIBITED BY APPLICABLE LAW. From: Shannon Harker <shannon.harker@carlsbadca.gov> Sent: Thursday, February 5, 2026 10:52 AM To: Cheryl Madrigal <CMadrigal@rincon-nsn.gov> Cc: Shuuluk Linton <slinton@rincon-nsn.gov>; Jennifer Pahua <jpahua@rincon-nsn.gov>; Robert Efird III <robert.efird@carlsbadca.gov>; Eric Lardy <Eric.Lardy@carlsbadca.gov> Subject: RE: Rincon Roosevelt Project Thank you, Cheryl. I appreciate the confirmation. I’ve incorporated the requested conditions and changes referenced below in the draft Planning Commission resolution for the project. Your letter will also be an attachment to the staff report. Thanks, Shannon Harker Feb. 18, 2026 Item #2 161 of 279 Community Development Department Shannon Harker, Senior Planner 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2621 direct | Shannon.Harker@carlsbadca.gov Development or Planning-related Inquiries The Planning Team is here to assist you with resources online, by phone (442) 339-2610, by email planning@carlsbadca.gov, or in-person by appointment. Appointment-Based Submittals Appointments for new projects can be made online. Application Resubmittals Please contact your planner directly to schedule a resubmittal drop-off appointment. From: Cheryl Madrigal <CMadrigal@rincon-nsn.gov> Sent: Thursday, February 5, 2026 9:52 AM To: Shannon Harker <shannon.harker@carlsbadca.gov> Cc: Shuuluk Linton <slinton@rincon-nsn.gov>; Jennifer Pahua <jpahua@rincon-nsn.gov>; Robert Efird III <robert.efird@carlsbadca.gov>; Eric Lardy <Eric.Lardy@carlsbadca.gov> Subject: RE: Rincon Roosevelt Project Míiyu (hello) Shannon, Thank you for your response. We agree with your proposed revisision to the measures. The THPO has no further comments and we can conclude consultation at this time. No$úun lóoviq (thanks), Cheryl Cheryl Madrigal Cultural Resources Manager Tribal Historic Preservation Officer Cultural Resources Department Wa$xayam Pomki Museum Rincon Band of Luiseño Indians 1 West Tribal Road | Valley Center, CA 92082 Mailing address: One Government Center Ln. | Valley Center, CA 92082 Office: (760) 749 1092 ext. 323|Cell: 760-648-3000 Fax: 760-749-8901 Email: cmadrigal@rincon-nsn.gov Feb. 18, 2026 Item #2 162 of 279 The contents of this E-mail message and its attachments are intended solely for the addressee(s) hereof. If you are not the named addressee, or if this message has been addressed to you in error, you are directed not to read, disclose, reproduce, distribute, disseminate, or otherwise use this transmission. If you have received this transmission in error, please alert the sender by reply E-mail, and we request that you immediately delete this message and its attachments, if any. UNAUTHORIZED INTERCEPTION IS PROHIBITED BY APPLICABLE LAW. From: Shannon Harker <shannon.harker@carlsbadca.gov> Sent: Tuesday, December 23, 2025 9:54 AM To: Cheryl Madrigal <CMadrigal@rincon-nsn.gov> Cc: Shuuluk Linton <slinton@rincon-nsn.gov>; Jennifer Pahua <jpahua@rincon-nsn.gov>; Robert Efird III <robert.efird@carlsbadca.gov>; Eric Lardy <Eric.Lardy@carlsbadca.gov> Subject: RE: Rincon Roosevelt Project Hi Cheryl, We’ve reviewed your letter and would like to request a minor amendment. Please replace “Planning Director” with “City Planner” and “Board of Supervisors” with “City Council.” Once these changes are made, we will incorporate the comments as condition(s) as part of the resolution we present to the Planning Commission and City Council. At this time, the project is tentatively scheduled to be considered by the Planning Commission on 2/28/26 and the City Council approximately 2 months after this date. Here’s the section on page 3 that references this: Thanks, Shannon Harker Community Development Department Shannon Harker, Senior Planner 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2621 direct | Shannon.Harker@carlsbadca.gov Development or Planning-related Inquiries Feb. 18, 2026 Item #2 163 of 279 The Planning Team is here to assist you with resources online, by phone (442) 339-2610, by email planning@carlsbadca.gov, or in-person by appointment. Appointment-Based Submittals Appointments for new projects can be made online. Application Resubmittals Please contact your planner directly to schedule a resubmittal drop-off appointment. From: Cheryl Madrigal <CMadrigal@rincon-nsn.gov> Sent: Monday, December 22, 2025 3:05 PM To: Shannon Harker <shannon.harker@carlsbadca.gov> Cc: Shuuluk Linton <slinton@rincon-nsn.gov>; Jennifer Pahua <jpahua@rincon-nsn.gov>; Robert Efird III <robert.efird@carlsbadca.gov>; Eric Lardy <eric.lardy@carlsbadca.gov> Subject: Rincon Roosevelt Project Shannon, Please see attached response letter to above mentioned project. If you have any questions or comments, please contact us. Thank you for the opportunity to protect our cultural materials and heritage sites. Sincerely, Cheryl Cheryl Madrigal Cultural Resources Manager Tribal Historic Preservation Officer Cultural Resources Department Rincon Band of Luiseño Indians 1 West Tribal Road | Valley Center, CA 92082 Mailing address: One Government Center Ln. | Valley Center, CA 92082 Office: (760) 749 1092 ext. 323|Cell: 760-648-3000 Fax: 760-749-8901 Email: cmadrigal@rincon-nsn.gov This message is intended only for the use of the individual or entity to which it is addressed. If the reader of this message is not the intended recipient, or the employee or agent responsible for delivering the message to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this message is strictly prohibited. If you have received this communication in error, please notify us immediately by replying to the sender of this E-Mail by return E-Mail or by telephone. In accordance with Internal Revenue Service Circular 230, we advise you that if this email contains any tax advice, such tax advice was not intended or written to be used, and it cannot be used, by any taxpayer for the purpose of avoiding penalties that may be imposed on the taxpayer. Feb. 18, 2026 Item #2 164 of 279 September 23, 2025 Shannon Harker Senior Planner City of Carlsbad Shannon.Harker@carlsbadca.gov Re: Assembly Bill 130 Notification of Proposed Project- Rincon Roosevelt CT2024-0008/SDP2024-0022 (DEV2023-0105), Project Location 2747-2775 Roosevelt Street Dear Shannon Harker: The Pala Band of Mission Indians Tribal Historic Preservation Office has received your notification of the project referenced above. This letter constitutes our response on behalf of Robert Smith, Tribal Chairman. We have consulted our maps and determined that the project as described is not within the boundaries of the recognized Pala Indian Reservation. It is, however, within the boundaries of the territory that the tribe considers its Traditional Use Area (TUA) or it is situated in close proximity to the Reservation and information generated would likely be useful in better understanding regional culture and history. Therefore, we would like to initiate consultation at this time. Please forward any maps, reports, and scheduled or completed cultural resource surveys to our office, either by e-mail or postal mail. We appreciate involvement with your initiative and look forward to working with you on future efforts. Pala is now offering tribal monitoring services. If you have questions or need additional information, please do not hesitate to contact the THPO Office by e-mail at THPO@palatribe.com. Sincerely, Shasta C. Gaughen, PhD Tribal Historic Preservation Officer Pala Band of Mission Indians Feb. 18, 2026 Item #2 165 of 279 CULTURAL RESOURCES REPORT FOR THE HISTORICAL ASSESSMENT FOR 2747 ROOSEVELT STREET CARLSBAD, CALIFORNIA Prepared by: Kristi S. Hawthorne 601 S. Ditmar Street Oceanside CA 92054 (760) 390-4192 kristihawthorne@cox.net January 25, 2024 Exhibit 12 Feb. 18, 2026 Item #2 166 of 279 1 January 25, 2024 City of Carlsbad Community Development Department Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 REFERENCE: RESULTS OF THE HISTORICAL CULTURAL ASSESSMENT FOR 2747 ROOSEVELT STREET, CARLSBAD, CALIFORNIA, 92008 I. INTRODUCTION This report details the findings of the historical assessment conducted for a building located at 2747 Roosevelt Street in the City of Carlsbad, California 92008 (Figures 1 and 2). This study was conducted to assess the building’s potential for historical and architectural significance as defined by the California Environmental Quality Act and the impact of the proposed project. It was included in the City of Carlsbad Cultural Resources Survey done in 1990 by Roth and Associates, adopted by the Carlsbad City Council as the Historic Resources Inventory (HRI) in 1991. The property description is: The real property in the City of Carlsbad, County of San Diego, State of California, described as: The Northeasterly Half of the Northwesterly Half of the Lot Twenty-Nine (29) of Seaside Lands, in the City of Carlsbad, County of San Diego, State of California, according to the Map thereof No. 1722, filed in the Office of the County Recorder of San Diego County, July 28, 1921, the Southeasterly line of said Northeasterly Half being parallel with the Northeasterly line of said lot. The Assessor Parcel Number is: 203-101-12-00 II. PROJECT DESCRIPTION The project plans are for demolition of the existing structure to make way for new development. Feb. 18, 2026 Item #2 167 of 279 Figure 1 Project Location, Carlsbad, San Diego County, California Feb. 18, 2026 Item #2 168 of 279 Figure 2 Project Location on USGS 7.5 San Luis Rey Quadrangle Feb. 18, 2026 Item #2 169 of 279 4 III. HISTORICAL CULTURAL ENVIRONMENT The subject property is located within the Seaside Lands subdivision in the City of Carlsbad. It is located on the west side of Roosevelt Street (formerly Second Street), east of State Street and south of Laguna Drive. The small subdivision of Seaside Lands was recorded in 1921. The immediate area was agriculture and residential when first developed. Today the surrounding neighborhood is a mix of retail and multi-family dwellings. The subject property is across from the downtown post office. HISTORICAL OVERVIEW In 1881 John Frazier settled on 160 acres just south of the Buena Vista Lagoon and established a small settlement known as "Frazier's Station." In search of water, he drilled a well and in 1883 found what he claimed to have cured him of illnesses relating to stomach and kidney problems. This water was "analyzed" and reported to have the same qualities as water found in Karlsbad, Bohemia. Gerhard Schutte and D. D. Wadsworth purchased the water rights, and together with other investors, formed the Carlsbad Land and Water Company and laid out a town site which they called Carlsbad. Schutte built a home that later became the Twin Inns, a long-standing landmark located on Carlsbad Boulevard. By about 1888 a Santa Fe train depot and several stores were built, and the small village grew to a population of about 300. The San Bernardino Daily Courier described Carlsbad on April 14, 1888: “The town of Carlsbad was laid out a year ago by a company composed of Messrs. Shutte, Smith, Wadsworth and Frazier, who have spared neither time or money in beautifying this famous resort. On arriving at Carlsbad one can see at a glance what the town is; four of the finest residences in Southern California adorn the beautiful hill, sloping as it does gently to the beach, and forming a picturesque sight, which must be seen to be appreciated." The promotional article also described the hotel at Carlsbad: “It is one of the finest constructed hotels on the coast, supplied with all the latest conveniences as to the comfort of the guests. The billiard room on the lower floor is a model of elegance and one of the largest in Southern California. A banking company has been formed and will soon build a two-story brick, marble front, to be used also as an opera house; also a fine church edifice, to cost $5000. The company has fresh water piped all over town free of charge and are going ahead with other improvements regardless of expense. The business houses are located on the gently sloping hills overlooking the placid waters of the Pacific, which, together with the surrounding scenery, make it a charming spot to while away the long and dreamy hours of summer days.” With all the hope and fanfare, Carlsbad’s modest population diminished near the turn of the century and stayed a small coastal village with a population of just 1,660 persons in 1930. Feb. 18, 2026 Item #2 170 of 279 5 In a historical overview in 1949 Dick Carboneau wrote: “By the turn of the century, houses were being tom down, moved, deserted, and surrendered for debt or taxes. The population of Carlsbad was reduced to such a pitiful handful of families that the school threatened to close. R. G. Chase, father of Mrs. Dewey McClellan, recalls that there were only about 8 families in Carlsbad when he came to the community in the early 1900's. Tax titles were for the taking—for anyone who had any money—and lots anywhere on the beach could be had for about $100.” In 1914, the South Coast Land Company purchased the properties of the then-defunct water company, and the community became largely farming. The flower industry began in the early 1920’s. Sam Thompson, owner of the first avocado orchard in Carlsbad, was largely responsible for making Carlsbad “The Home of the Avocado” which was advertised as such. The main business district was located on First Street, now known as State Street. It was one of only two paved roads. For many years the Twin Inns, purchased by E. G. Kentner in 1919, was one of the most popular stops along the Coast highway in North County and was famous for its chicken dinners. Its large plaster statues of chickens were iconic landmarks. In 1925 Roy G. Chase built the Los-Diego Hotel on the southwest corner of State and Grand. The name referred to the two large cities north and south of Carlsbad, Los Angeles, and San Diego, and was “the logical stopping place on the main coast highway between these two cities.” Managed by Mr. and Mrs. C. T. McKeehan, this two-story Spanish-style structure offered guests amenities that included private baths, hot water, and steam heat. The California Highway Commission applied to the Railroad Commission for permission to construct an overpass over the tracks of the Atchison Topeka and Santa Fe Railway Company at Carlsbad. Construction of the crossing began in April 1927 and was completed in August. With this new alignment Highway 101 bypassed State Street and ran directly along Lincoln Street, or present-day Carlsbad Boulevard. New businesses such as the Sea Auto Inn and the Carlsbad Mineral Springs Hotel were soon constructed along the new route to take full advantage of the increasing traffic through the city. The Red Apple Inn, built in 1927 by Alfred G. Blair and designed by Robert Baird, was situated on Carlsbad Boulevard. The roadside inn featured 20 guest rooms and a restaurant, decorated with an apple motif. In 1936 the Red Apple Inn was purchased by A. C. Anderson and later became a part of the Army Navy Academy when the institution relocated from Pacific Beach. The Carlsbad Theater opened in 1927, built and owned by R. E. Struve, who also built Oceanside's Palomar Theater three years earlier. However, shortly after opening Clark sold his interest to Rudolph Sonnemonn and Ernest Sutton. Its named was changed to the Iris Theater in 1939 and it continued to change both names and ownership over the years. Feb. 18, 2026 Item #2 171 of 279 6 Fred Mitchell became the publisher of the Carlsbad Journal newspaper in 1928 after he took over the Carlsbad Champion. Dick Carboneau, columnist and editor of the Oceanside Blade Tribune, noted a significant change when the high was rerouted: “The highway was moved in 1929, making a good many changes in the community. It ruined the business of the Los Diego Hotel. The old route went right past the Twin Inns, turned left onto State Street, and then proceeded north to Oceanside. What had originally been the side entrance of the Twin Inns, and was being used as the front entrance, became the side entrance again; and the original rear of the house became the new front in keeping with the rerouting of the highway.” One of Carlsbad’s most famous residents, actor Leo Carrillo, purchased the Los Kiotes homestead in 1937, a small portion of which became a city park. By 1950, downtown street names changed from First to State with the remaining numbered streets changing to Roosevelt, Madison, Jefferson, and Harding, respectively. (Elm Street was later renamed Carlsbad Village Drive.) The City of Carlsbad was incorporated in 1952 to avoid being annexed to the City of Oceanside. Dewey McClellan served as the first mayor. For decades high school students living in Carlsbad attended the Oceanside-Carlsbad Union High School in Oceanside. In 1957 Carlsbad opened a new high school for its residents. Palomar Airport opened in 1959. Built by Young and Arrieta Construction Co., it was located southeast of the Carlsbad city limits, before it was annexed by the City of Carlsbad in 1978 and eventually renamed McClellan-Palomar Airport. In 1969 a large shopping mall, Plaza Camino Real, was built. By 1982 the mall doubled in size to over a million square feet and 140 stores. Indoor malls changed the way most American consumers shopped for decades but shopping has trended away due to online retail and the trend to "open air lifestyle centers." Carlsbad is home to many large companies such ViaSat and Calloway Golf. Other golf manufacturers include TaylorMade-Adidas, Cobra Golf, Titleist, and Odyssey Golf, dubbing Carlsbad as “Titanium Valley”. Carlsbad’s Aviara Golf Club was designed by Arnold Palmer. Carlsbad welcomed Legoland California Resort, LLC, in 1999. It was the first Legoland theme park outside of Europe. A hotel was added in 2018. In 2021, Carlsbad’s economy grew by $1 billion to $14.6 billion, second only to the City of San Diego, according to a report presented to the City Council. Feb. 18, 2026 Item #2 172 of 279 7 IV. METHODS AND RESULTS Background studies consisting of research from the Carlsbad Library, San Diego County Master Property Records, a field check of the property, historical photographs, census records, research of various newspapers, and recorded deeds were conducted as part of the project. Primary, Continuation and Building, Structure and Object forms for the resource were completed and appear in this report as Appendix A. DESCRIPTION OF RESOURCE The subject resource at 2747 Roosevelt Street was built as single-family home. However, the 1990 City of Carlsbad Cultural Resources Survey described the building as a “Vernacular”-style commercial building, which is an architectural style that includes “simple” or “typical” and built without design or an architect. This single-story building features a side gabled roof. A brick chimney is visible near the peak. Decorative vertical, scalloped siding is placed under the gables and the exterior is covered with horizontal clapboard siding. The roof extends into a long covered porch over the front of the structure, which is supported by six wooden posts. The cement front porch is bordered by a large bricked area to the sidewalk which was added likely during or after the home's transformation into a commercial building. The single door entry is placed center and to the left is a large picture window, which is likely a replacement when the home was converted to a commercial building, as this window is the size and length of a commercial window, rather than for a residential home of its size and age. To the right of the door is a set of original double-hung windows. One window on the north elevation appears to be a replacement, while the windows on the south elevation appear original. To the rear, or west elevation, a back porch has been enclosed. To the north and rear of the resource is a detached garage building which has been converted to office or retail space. It has a front gabled roof, and is covered in the same materials as the subject resource. The garage door has been replaced with a sliding glass door. A view of the resource is shown in Figure 4A with additional views in Appendix C. The resource is in fair condition. However, the roof is in poor condition. HISTORY OF OWNERSHIP History of ownership was determined through San Diego County Master Property Records and Recorded Deeds through the San Diego County Assessor/Recorder’s Office. Feb. 18, 2026 Item #2 173 of 279 8 Seaside Lands, the subdivision upon which the subject property is located, was recorded by The South Coast Land Company. The Land Company was one of the largest land holders and promoters in North San Diego, owned, marketed and sold parcels of land from Del Mar to Oceanside. Its President was William G. Kerckhoff, who moved to Los Angeles County from his native state of Indiana just before 1880 and went to work for a lumber company. Kerckhoff built his fortune developing electrical companies in the Los Angeles area. In the 1890s, he founded the San Gabriel Power Company. Just a few years later he became president of the Huntington Pacific Light & Power Company which provided electricity to Pacific Electric. In 1902 he purchased the San Joaquin Electric Company, and co-founded the Southern California Gas Corporation in 1910 Soon after the subdivision was recorded in 1921, the San Diego Union Tribune listed the sale of Lot 29 in Seaside Lands to Joseph Stockhammer for the sum of $10. Stockhammer lived in Los Angeles and died in 1926. Several claims were made against his estate which included various real estate holdings. It is likely how Alice (Rocket) Berry, acquired the unimproved property. Berry, a native of Indiana, was a widow whose husband Milton Berry had died in 1902 in Missouri. She moved to Los Angeles with her three sons in about 1925. By 1933, the property taxes were delinquent and eventually acquired by the County of San Diego for nonpayment. In 1946 the County of San Diego sold the property to Russell C. and Nora C. Evans. Russell Charles Evans was a native of England, born 1877 who immigrated to the U.S. in 1904. Before his arrival, he married Eleanor "Nora" Calley Cecil on January 20, 1904 in Middlesex, England. The couple resided in New York and New Jersey before moving to California by 1930, where Russell Evans worked in real estate in Los Angeles. In about 1935 they relocated to Carlsbad and owned a small ranch on Chinquapin Avenue near the Agua Hedionda Lagoon. In 1943 they listed an ad in the local paper: "FOR SALE—Milk goat giving over 1 gallon. R. C. Evans, Phone 2561." Nora Evans, with the stage name of Nora Cecil (her maiden name), was a stage and film actress. She performed in London and on Broadway, before starting her film career. Her list of film appearances is a long one, but one her most noted role was in the 1934 film "The Old Fashioned Way" with W. C. Fields. Other notable films include: The Merry Widow, The Adventures of Huckleberry Finn, and Stagecoach, with John Wayne. She shared her acting experience with the Carlsbad Woman's Club with talks and performed in small, local plays or events. However, she continued to act in films. The Oceanside Blade Tribune announced on February 17, 1942 that: "Mrs. R. C. Evans has been called to Hollywood for work on a moving picture." The Evans sold the subject property in 1947 to Louis H. and Emily M. Schmidt. Feb. 18, 2026 Item #2 174 of 279 9 Louis Herbert Schmidt was born in 1901 in Chicago, Illinois. He married Emily Hodous before moving to California in about 1938. The couple made their home on the corner of Fire Mountain and Ivy Roads in what was called "North Carlsbad", an unincorporated area north of present day Highway78 and surrounded by Oceanside city limits. They raised and sold "registered, purebred Karakul sheep" and Louis Schmidt owned his own trucking company. In May of 1946 the Schmidts opened a soda fountain in downtown Carlsbad announcing the opening day: "Grand opening of a new soda fountain in Carlsbad, Schmidt’s Fountain service, on First Street near Grand, was held Saturday. Featuring ‘‘take home” sundaes, the new fountain will specialize in good foods, sandwiches, malts, and ice cream. L. H. Schmidt, who will operate the new establishment with Mrs. Schmidt and their son, Lewis Jr., announced that his hours would be 11 a. m. to 11 p. m. seven days a week. The fountain is located in an entirely new building, with the latest in fountain equipment and facilities. Formerly of Chicago, the Schmidts have resided in Carlsbad for about eight years." The Schmidts built the subject resource at 2747 Roosevelt Street in 1949 and relocated from their North Carlsbad home. By 1954 Louis had opened a service station at 2897 State Street in downtown Carlsbad. Louis and Emily eventually relocated to Idaho and sold their property in 1968 to Joseph and Emmeline M. Hill, residents of Oceanside. Joseph Hill transferred sole ownership to Emmeline Hill and the couple moved into the residence by 1970 before selling it to Donald K. and Lael Dewhurst. Donald Keith Dewhurst was born in Los Angeles in 1941 to parents Walter and Virene Dewhurst. His father was a building contractor who moved his family to San Diego by 1950 where Donald attended and graduated from La Jolla High School in 1959. Donald married Lael Johnson in 1962 and the couple relocated to Pasadena where Donald worked as a sales manager for The Broadway department store. The couple would have three children, twin sons, David and Doug, and a daughter, Donna. Eventually Donald went to work for his father Walter of Dewhursts & Associates. The Dewhursts rented out the residence at 2747 Roosevelt Street and never occupied it. In 1977 it was converted into an office and has been the home of a real estate office business, Karlsbad Realty, for decades. The property has continued to remain in the Dewhurst family, being transferred to a family trust. Feb. 18, 2026 Item #2 175 of 279 Confidential, Proprietary and/or Trade Secret. TM SM ® Trademark(s) of Black Knight IP Holding Company, LLC, or an affiliate. © 2024 Black Knight Technologies, LLC. All Rights Reserved. 1/10/2024 Customer Service Rep: Gennie Aguon Figure 3 Feb. 18, 2026 Item #2 176 of 279 Fi g u r e 4 N o r t h e a s t e l e v a t i o n , 2 7 4 7 R o o s e v e l t S t r e e t , C a r l s b a d , C a l i f o r n i a Feb. 18, 2026 Item #2 177 of 279 12 ANALYSIS OF SUBJECT RESOURCE ARCHITECTURE The subject resource is best described as "vernacular" which is an architectural style that includes “simple” or “typical” and built without design or an architect. The term "vernacular architecture" originated from A. J. Downing, an American architect in 1850, who used the term to describe buildings that were designed and built by persons with no formal training, or the use of professional architects. The former dwelling at 2747 Roosevelt Street does not exemplify any particular architectural style and “vernacular” or "simple" fits bests in describing this building. V. ELIGIBILITY CRITERIA CALIFORNIA ENVIRONMENTAL QUALITY ACT Under the California Environmental Quality Act (CEQA), a significant historic resource is one that is eligible for listing in the California Register of Historical Resources/National Register of Historic Places or other local historic register or is deemed significant in a historical resource survey (Section 5024.1(g) of the Public Resources Code). To be eligible for listing under the California Register/National Register (the standards of which are both very similar), a resource must be significant within a historic context and must also meet one or more of the following criteria: Criterion A: Be associated with an event, or series of events, that have made a significant contribution to the broad pattern of history. Criterion B: Have an unequivocal association with the lives of people significant in the past. Criterion C: Embody the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or possesses high artistic values, or represents a significant, distinguishable entity whose components lack individual distinction. Criterion D: Have yielded or may be likely to yield information important in local, state or national prehistory or history. Feb. 18, 2026 Item #2 178 of 279 13 VI. REGISTER STANDARDS CALIFORNIA REGISTER CRITERIA When evaluated within its historic context, under CEQA a property must be shown to be significant for one or more of the four Criteria for Evaluation – A, B, C, or D. The Criteria describe how properties are significant for their association with important events or persons, for their importance in design or construction, or for their information potential. In addition, a property must not only be shown to be significant under the California Register criteria, but it also must have integrity. Criterion A: Event. To be considered for listing under Criterion A, a property must be associated with one or more events important in the defined historic context. The event or trends must clearly be important within the associated context. Mere association with historic events or trends is not enough, in and of itself, to qualify under Criterion A – the property’s specific association must be considered important as well. Criterion B: Person. Criterion B applies to properties associated with individuals whose specific contributions to history can be identified and documented. Persons “significant in our past” refers to individuals whose activities are demonstrably important within a local, state or national historic context. The criterion is generally restricted to those properties that illustrate (rather than commemorate) a person’s important achievements. The persons associated with the property must be individually significant within a historic event. Significant individuals must be directly associated with the nominated property. Properties eligible under Criterion B are usually those associated with a person’s productive life, reflecting the time period when he or she achieved significance. Speculative associations are not acceptable. Documentation must make clear how the nominated property represents an individual’s significant contributions. A property must retain integrity from the period of its significant historic associations Architects are often represented by their works, which are eligible under Criterion C. Their homes, however, can be eligible for consideration under Criterion B, if these properties were personally associated with the individual. Criterion C: Design/Construction: Properties may be eligible under Criterion C if they embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction. Properties which embody the distinctive characteristics of a type, period, or method of construction refer to the way in which a property was conceived, designed, or fabricated by a people or culture in past periods of history. Distinctive characteristics are the physical features or traits that commonly recur in individual types, periods, or methods of construction. To be eligible, a property must clearly contain enough of those characteristics to be considered a true representative of a particular type, period, or method of construction. Feb. 18, 2026 Item #2 179 of 279 14 A master is a figure of generally recognized greatness in a field, a known craftsman of consummate skill, or an anonymous craftsman whose work is distinguishable from others by its characteristic style and quality. The property must express a particular phase in the development of the master’s career, an aspect of his or her work, or a particular them in his or her craft. Criterion D: Information Potential. Properties may be eligible under Criterion D if they have yielded, or may be likely to yield, information important in prehistory or history. Integrity. Integrity is the ability of a property to convey and maintain its significance. A property must not only be shown to be significant under the California Register criteria, but it also must have integrity. To retain historic integrity, a property will always possess several, and usually most, of the aspects. The seven key aspects of integrity include: location, design, setting, materials, workmanship, feeling and association. VII. APPLICATION OF CRITERIA FOR 2747 ROOSEVELT STREET Criterion A (association with a significant historical event): No known significant event occurred on the property before or after the resource was. The property is not significant under Criterion A. Criterion B (association with a historic person or persons): No historical evidence was found to suggest that the building at 2747 Roosevelt Street is directly associated with any person(s) or event(s) significant in local, state, or national history. The property does not qualify under Criterion B. Criterion C (represents a significant design or style of construction): The building at 2747 Roosevelt Street was built as a single-family home and converted to a commercial office building in 1977. There is no significant architectural style or design to this former dwelling and it has been changed and modified over the years to serve as office space, the back porch enclosed, a large picture window added to the front of the building, and the garage converted. The building is not considered a valuable example of the use of indigenous materials or craftsmanship. The architect and/or builder are unknown. The resource is not significant under Criterion C. Criterion D (ability to yield further information): It is unlikely that any further information of importance would be revealed with additional study. The resource is not significant under Criterion D. Feb. 18, 2026 Item #2 180 of 279 15 VIII. INTEGRITY Integrity is the ability of a property to convey and maintain its significance. A property must not only be shown to be significant under the California Register criteria, but it also must have integrity. To retain historic integrity, a property will always possess several, and usually most, of the aspects. The seven key aspects of integrity include: location, design, setting, materials, workmanship, feeling, and association. Location. Location is the place where the historic property was constructed or the place where the historic event occurred. FINDING: The location of the dwellings has not changed and therefore the property retains the location element for integrity purposes. Design. Design is the combination of elements that create the form, plan, space, structure, and style of a property. It results from conscious decisions made during the original conception and planning of a property (or its significant alteration) and applies to activities as diverse as community planning, engineering, architecture, and landscape architecture. Design includes such elements as organization of space, proportion, scale, technology, ornamentation, and materials. FINDING: The resource at 2747 Roosevelt Street has been converted from a residence to a commercial building housing a real estate office. While it retains much of its original design, in footprint and materials, the dramatic change from its original design as a single family home is a significant one. The garage has also been converted and it does not convey its original design as a home or dwelling place. Setting. Setting is the physical environment of a historic property. Whereas location refers to the specific place where a property was built or an event occurred, setting refers to the character of the place in which the property played its historical role. It involves how, not just where, the property is situated and its relationship to surrounding features and open space. FINDING: The setting of the building at 2747 Roosevelt Street has changed since the structure was first built in 1949. The immediate area was largely residential, changing to a mixture of residential and commercial by the 1960s. However, what has significantly changed is the near absence of single family homes along Roosevelt Street. Newer construction and/or modifications to existing buildings have changed the overall landscape and setting and therefore the subject property does not retain integrity of setting. Materials. Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. Feb. 18, 2026 Item #2 181 of 279 16 FINDING: The building retains some of its original materials, but the detached garage now converted to office or retail space, lacks an essential element, that of its original garage door by an aluminum sliding glass door. Workmanship. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It can be expressed in vernacular methods of construction and plain finishes or in highly sophisticated configurations and ornamental detailing. It can be based on common traditions or innovative period techniques. Workmanship is important because it can furnish evidence of the technology of a craft, illustrate the aesthetic principles of a historic or prehistoric period, and reveal individual, local, regional, or national applications of both technological practices and aesthetic principles. FINDING: There is no evidence of a crafts of a particular culture or people, nor a quality of workmanship demonstrated in the construction of either resource. The dwelling does not exhibit or reflect a quality of workmanship element for integrity purposes. Feeling. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time. FINDING: Modifications made to the former dwelling, converting it to commercial use, have altered the overall appearance and aesthetic. It does not retain integrity of feeling. Association. Association is the direct link between an important historic event or person and a historic property. FINDING: The building is not link to or associated with any historic important event or person in the development or history of Carlsbad or the State of California. For a building to be identified as architecturally significant, it must retain as much of the original structural and architectural integrity. The building does not retain integrity of design, setting, feeling, workmanship, or association. Additionally, the 1990 historic survey done by Roth & Associates notes that the "house does not exhibit any architectural importance to its design elements." IX. CONCLUSION No historical evidence was identified to support that the building at 2747 Roosevelt Street exemplifies or reflects a special or unique aspect of Carlsbad’s general historical development. The building is not associated with any person important to the city's history. It does not represent the work of a master builder, craftsman or architect. The structure, once a dwelling converted to an office building, is not eligible for listing under any Criterion, and therefore is not eligible for listing in the California Register of Feb. 18, 2026 Item #2 182 of 279 17 Historical Resources, the California Historic Resources Inventory, or the National Register of Historic places. The building does not rise to or meet any level of significance, and therefore mitigation measures are not required. Sincerely, Kristi S. Hawthorne Feb. 18, 2026 Item #2 183 of 279 i Kristi S. Hawthorne Qualifications and Experience Since 2020 I have researched, written and submitted no less than seven Cultural Assessments submitted to the City of Carlsbad which includes the following: 180 Cherry Avenue 260 Normandy Lane 270 Juniper 354 Oak Avenue 395 Carlsbad Village Drive 507 Grand Avenue 2668 Ocean Street 2669 Garfield Street 3940 Garfield Street 3950 Garfield Street 4080 Sunnyhill 5511 Los Robles 2002-2008 hired by Archaeos, Inc. to research and write historic content for Historical Assessments 2005 approved by City of Oceanside to research and write Historical Assessments (over 20, which all have been accepted by the Oceanside Planning Commission and Oceanside Historic Preservation Advisory Commission) 2007 hired by ASM Affiliates to supply historic content for Historical Assessment Hired by City of Oceanside in 2015 to conduct Historical Assessments on the following resources:  Oceanside Pier  Bandshell  Comfort Station  Beach community Center 2019 submitted an extensive Cultural and Historic Assessment to the City of San Diego (approved) 2021-2023 Completed Cultural Assessments for 4 homes and buildings to qualify for Mills Act in Oceanside, which have all been accepted and approved I have over 35 years of experience in collecting, maintaining, organizing and preserving historical documents, photos, ephemera and memorabilia for the Oceanside Historical Society Feb. 18, 2026 Item #2 184 of 279 ii Appointed archivist 1987 Served as President 2002-2021 Board Member of the Old Mission San Luis Rey Historic Foundation 2012-2015 Director 2021 to present I have a thorough knowledge of existing records and have compiled my own database in order to effectively study and provide a comprehensive record of early residents of North San Diego County. I developed a computer database to include over 8,000 biographies of local persons; over 500 different subjects pertaining to the history of Oceanside, Carlsbad, Camp Pendleton, Rancho Santa Margarita, Buena Vista Lagoon, Cemeteries, Schools, etc.; Conducted over 50 oral histories Completed research for history book, “Oceanside, Crest of the Wave” by Langdon Sully and Taryn Bigelow, Windsor Publications, 1988. Provided background research on people, buildings and homes for the 1992 Cultural Resource Survey, "Oceanside, California's Pride", prepared for the City of Oceanside by Kathleen Flanigan, Susan H. Carrico, Richard L. Carrico. Author of “Oceanside, Where Life if Worth Living” (Hawthorne) Donning Co., 2000. A comprehensive history of Oceanside and notable people from 1880s to 2000. (Completed all research, photos, captions, interviews, and index) In 2005 completed two studies on Highway 101 for the Highway 101 Association which included research, conducting oral histories, writing history of the road from Oceanside to Del Mar. Author of "100 Years of Photos" (Hawthorn) ProStar Publications, Inc. 2016, (a pictorial history of Oceanside by decade) Author of "The History of Oceanside" (Hawthorne), L+L Printers, 2022, (an updated and revamped history of Oceanside with new photos, design and layout) Writer for the Best of Oceanside and The Osider Magazine (historical articles) Author of blog: HistoriesandMysteries.blog providing non-fiction, historical backgrounds on people, buildings and events. 2018, conducted research for "Tropic of Football: The Long and Perilous Journey of Samoans to the NFL" By Rob Ruck, Two Rivers Distribution, 2018 2019, conducted research and credited as "Historian" for City of Oceanside's Alta Oceanside Environmental Impact Report, December 2019 Feb. 18, 2026 Item #2 185 of 279 iii 2023, wrote and co-produced "Generational Black Pioneers – Featuring Oceanside Entrepreneurs” (directed by Linda Bisesti) a live performance at Oceanside Theatre Company, based on the real lives of Oceanside's earliest Black Residents. 2024, wrote and co-produced "Generational Black Pioneers – Featuring Oceanside Firsts” (directed by Linda Bisesti) a live performance at Oceanside Theatre Company, based on the real lives of Oceanside's earliest Black Residents. Collaborated with Oceanside Public Library for over 30 decades on numerous programs and workshops including Oceanside's historic Eastside Neighborhood, Vietnam War (local impact), and most recently "Visual Analogies" (2023) to gather photos and stories of different cultures and People of Color Collaborated with John Sheehan, FAIA Principal, Studio E Architects on researching of architect Irving J. Gill Collaborated with Seth Mallios, University History Curator, Director, South Coastal Information Center to research local cemeteries for book "Cemeteries of San Diego", Seth Mallios and David M. Caterino, Arcadia Publishing, 2007 Provided research on the history of gliding in North County for Gary Fogel, PhD, for book "Wind & Wings, the History of Soaring in San Diego", Rock Reef Publishing, 2000 Feb. 18, 2026 Item #2 186 of 279 18 X. RESOURCES A Field Guide to American Houses, by Virginia Savage McAlester, 2013, New York, Penguin Random House Carlsbad Historical Society https://www.carlsbadhistoricalsociety.com/ Ducy's 1968 Oceanside-Carlsbad Directory https://www.historicaerials.com/ "History of Carlsbad" by Fred W. Mitchell, Editor, Carlsbad Journal; "History of San Diego County", Published by San Diego Press Club, 1936 Home Directory Service, Oceanside-Carlsbad Criss-Cross City Directory, 1954 Luskey's Official Oceanside-Carlsbad Criss-Cross City Directory, 1959 Martinez Daily Standard (Martinez, California), Wed, Jul 6, 1927, Page 1 Oceanside Blade Tribune (Oceanside, California), January 9, 1941 Oceanside Blade Tribune (Oceanside, California), March 10, 1941 Oceanside Blade Tribune (Oceanside, California), May 29, 1941 Oceanside Blade Tribune (Oceanside, California), May 29, 1942 Oceanside Blade Tribune (Oceanside, California), February 17, 1942 Oceanside Blade Tribune (Oceanside, California), April 22, 1943 Oceanside Blade Tribune (Oceanside, California), July 11, 1945 Oceanside Blade Tribune (Oceanside, California), August 12, 1949 Oceanside Historical Society photo collection Residential Building Record, San Diego County Assessor San Diego Union Tribune (San Diego, California), October 11, 1921 Santa Cruz Sentinel (Santa Cruz, California), February 18, 1949, Page 10 Feb. 18, 2026 Item #2 187 of 279 19 Seekers of the Spring: A History of Carlsbad, by Marje Howard-Jones. Carlsbad, California: The Friends of the Carlsbad Library, 1982 Windows on the Past, An Illustrated History of Carlsbad, California, by Susan Schnebelen Gutierrez, The Donning Company Publishers, 2002 www.ancestry.com (various vital records) www.library.ucsb.edu/geospatial/finding-airphotos Feb. 18, 2026 Item #2 188 of 279 20 APPENDIX A BUILDING FORMS Feb. 18, 2026 Item #2 189 of 279 DPR 523A (1/95) *Required information Page 1 of 4 *Resource Name or #: (Assigned by recorder) 2747 Roosevelt Street, Carlsbad P1. Other Identifier: *P2. Location:  Not for Publication  Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad __ Date T ; R ; __¼ of __ ¼ of Sec ; SB B.M. *c. Address 2747 Roosevelt Street City Carlsbad Zip 92008 d. UTM: (Give more than one for large and/or linear resources) Zone , mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) The subject property is located on the west side of Roosevelt Street (formerly Second Street), east of State Street and south of Laguna Drive. The property description is: The real property in the City of Carlsbad, County of San Diego, State of California, described as: The Northeasterly Half of the Northwesterly Half of the Lot Twenty-Nine (29) of Seaside Lands, in the City of Carlsbad, County of San Diego, State of California, according to the Map thereof No. 1722, filed in the Office of the County Recorder of San Diego County, July 28, 1921, the Southeasterly line of said Northeasterly Half being parallel with the Northeasterly line of said lot. The Assessor Parcel Number is: 203-101-12-00 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) The subject resource at 2747 Roosevelt Street was built as single-family home. However, the 1990 City of Carlsbad Cultural Resources Survey described the building as a “Vernacular”-style commercial building, which is an architectural style that includes “simple” or “typical” and built without design or an architect. This single-story building features a side gabled roof. A brick chimney is visible near the peak. Decorative vertical, scalloped siding is placed under the gables and the exterior is covered with horizontal clapboard siding. The roof extends into a long, covered porch over the front of the structure, which is supported by six wooden posts. The cement front porch is bordered by a large bricked area to the sidewalk which was added likely during or after the home's transformation into a commercial building. The single door entry is placed center and to the left is a large picture window, which is likely a replacement when the home was converted to a commercial building, as this window is the size and length of a commercial window, rather than for a residential home of its size and age. To the right of the door is a set of original double-hung windows. One window on the north elevation appears to be a replacement, while the windows on the south elevation appear original. To the rear, or west elevation, a back porch has been enclosed. To the north and rear of the resource is a detached garage building which has been converted to office or retail space. It has a front gabled roof, and is covered in the same materials as the subject resource. The garage door has been replaced with a sliding glass door. P3b. Resource Attributes: HP6 – 1-3 story commercial building *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.) P5b. Description of Photo: East elevation, 01/17/2024 *P6. Date Constructed/Age and Source: Historic  Prehistoric  Both Constructed 1949 *P7. Owner and Address: Dewhurst Family Revocable Trust 2604B El Camino Real Carlsbad CA 92008 *P8. Recorded by: (Name, affiliation, and address) Kristi S. Hawthorne, 601 South Ditmar Street Oceanside CA 92054 *P9. Date Recorded: 1/25/2024 *P10. Survey Type: (Describe) Intensive *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Results of the Historical Building Assessment for 2747 Roosevelt Street, Carlsbad CA 92008 *Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (List): State of California — The Resources Agency Primary# ____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI#________________________________________ _______________ PRIMARY RECORD Trinomial ___ NRHP Status Code Other Listings __ Review Code Reviewer Date _______ Feb. 18, 2026 Item #2 190 of 279 DPR 523L (1/95) *Required information Page 2 of 4 *Resource Name or # (Assigned by recorder) 2747 Roosevelt Street, Carlsbad CA *Recorded by: Kristi S. Hawthorne *Date 1/25/2024  Continuation  Update History of ownership was determined through San Diego County Master Property Records and Recorded Deeds through the San Diego County Assessor/Recorder’s Office. Seaside Lands, the subdivision upon which the subject property is located, was recorded by The South Coast Land Company. The Land Company was one of the largest land holders and promoters in North San Diego, owned, marketed and sold parcels of land from Del Mar to Oceanside. Its President was William G. Kerckhoff, who moved to Los Angeles County from his native state of Indiana just before 1880 and went to work for a lumber company. Kerckhoff built his fortune developing electrical companies in the Los Angeles area. In the 1890s, he founded the San Gabriel Power Company. Just a few years later he became president of the Huntington Pacific Light & Power Company which provided electricity to Pacific Electric. In 1902 he purchased the San Joaquin Electric Company, and co-founded the Southern California Gas Corporation in 1910 Soon after the subdivision was recorded in 1921, the San Diego Union Tribune listed the sale of Lot 29 in Seaside Lands to Joseph Stockhammer for the sum of $10. Stockhammer lived in Los Angeles and died in 1926. Several claims were made against his estate which included various real estate holdings. It is likely how Alice (Rocket) Berry, acquired the unimproved property. Berry, a native of Indiana, was a widow whose husband Milton Berry had died in 1902 in Missouri. She moved to Los Angeles with her three sons in about 1925. By 1933, the property taxes were delinquent and eventually acquired by the County of San Diego for nonpayment. In 1946 the County of San Diego sold the property to Russell C. and Nora C. Evans. Russell Charles Evans was a native of England, born 1877 who immigrated to the U.S. in 1904. Before his arrival, he married Eleanor "Nora" Calley Cecil on January 20, 1904 in Middlesex, England. The couple resided in New York and New Jersey before moving to California by 1930, where Russell Evans worked in real estate in Los Angeles. In about 1935 they relocated to Carlsbad and owned a small ranch on Chinquapin Avenue near the Agua Hedionda Lagoon. In 1943 they listed an ad in the local paper: "FOR SALE—Milk goat giving over 1 gallon. R. C. Evans, Phone 2561." Nora Evans, with the stage name of Nora Cecil (her maiden name), was a stage and film actress. She performed in London and on Broadway, before starting her film career. Her list of film appearances is a long one, but one her most noted role was in the 1934 film "The Old Fashioned Way" with W. C. Fields. Other notable films include: The Merry Widow, The Adventures of Huckleberry Finn, and Stagecoach, with John Wayne. She shared her acting experience with the Carlsbad Woman's Club with talks and performed in small, local plays or events. However, she continued to act in films. The Oceanside Blade Tribune announced on February 17, 1942 that: "Mrs. R. C. Evans has been called to Hollywood for work on a moving picture." The Evans sold the subject property in 1947 to Louis H. and Emily M. Schmidt. Louis Herbert Schmidt was born in 1901 in Chicago, Illinois. He married Emily Hodous before moving to California in about 1938. The couple made their home on the corner of Fire Mountain and Ivy Roads in what was called "North Carlsbad", an unincorporated area north of present day Highway 78 and surrounded by Oceanside city limits. They raised and sold "registered, purebred Karakul sheep" and Louis Schmidt owned his own trucking company. In May of 1946 the Schmidts opened a soda fountain in downtown Carlsbad announcing the opening day: "Grand opening of a new soda fountain in Carlsbad, Schmidt’s Fountain service, on First Street near Grand, was held Saturday. Featuring ‘‘take home” sundaes, the new fountain will specialize in good foods, sandwiches, malts, and ice cream. L. H. Schmidt, who will operate the new establishment with Mrs. Schmidt and their son, Lewis Jr., announced that his hours would be 11 a. m. to 11 p. m. seven days a week. The fountain is located in an entirely new building, with the latest in fountain equipment and facilities. Formerly of Chicago, the Schmidts have resided in Carlsbad for about eight years." State of California — The Resources Agency Primary# _____________________________________ DEPARTMENT OF PARKS AND RECREATION HRI# _ _ CONTINUATION SHEET Trinomial _ Feb. 18, 2026 Item #2 191 of 279 DPR 523L (1/95) *Required information Page 3 of 4 *Resource Name or # (Assigned by recorder) 2747 Roosevelt Street, Carlsbad CA *Recorded by: Kristi S. Hawthorne *Date 1/25/2024  Continuation  Update The Schmidts built the subject resource at 2747 Roosevelt Street in 1949 and relocated from their North Carlsbad home. By 1954 Louis had opened a service station at 2897 State Street in downtown Carlsbad. Louis and Emily eventually relocated to Idaho and sold their property in 1968 to Joseph and Emmeline M. Hill, residents of Oceanside. Joseph Hill transferred sole ownership to Emmeline Hill and the couple moved into the residence by 1970 before selling it to Donald K. and Lael Dewhurst. Donald Keith Dewhurst was born in Los Angeles in 1941 to parents Walter and Virene Dewhurst. His father was a building contractor who moved his family to San Diego by 1950 where Donald attended and graduated from La Jolla High School in 1959. Donald married Lael Johnson in 1962 and the couple relocated to Pasadena where Donald worked as a sales manager for The Broadway department store. The couple would have three children, twin sons, David and Doug, and a daughter, Donna. Eventually Donald went to work for his father Walter of Dewhursts & Associates. The Dewhursts rented out the residence at 2747 Roosevelt Street and never occupied it. In 1977 it was converted into an office and has been the home of a real estate office business, Karlsbad Realty for decades. The property has continued to remain in the Dewhurst family, being transferred to a family trust. State of California — The Resources Agency Primary# _____________________________________ DEPARTMENT OF PARKS AND RECREATION HRI# _ _ CONTINUATION SHEET Trinomial _ Feb. 18, 2026 Item #2 192 of 279 DPR 523B (1/95) *Required information Page 4 of 4 *Resource Name or # (Assigned by recorder) 2747 Roosevelt Street Carlsbad, California B1. Historic Name: B2. Common Name: B3. Original Use: residential B4. Present Use: commercial *B5. Architectural Style: Vernacular *B6. Construction History: (Construction date, alterations, and date of alterations)  The resource was constructed in 1949; alterations done circa 1977 *B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: none b. Builder: unknown_____ *B10. Significance: Theme ____ Area Period of Significance none Property Type Commercial Applicable Criteria n/a (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) The subject resource at 2747 Roosevelt Street was built as single-family home. The 1990 City of Carlsbad Cultural Resources Survey described the building as a “Vernacular”-style commercial building, which is an architectural style that includes “simple” or “typical” and built without design or an architect. The building does not retain integrity of design, setting, feeling, workmanship, or association. Additionally, the 1990 historic survey done by Roth & Associates notes that the "house does not exhibit any architectural importance to its design elements." No historical evidence was identified to support that the building at 2747 Roosevelt Street exemplifies or reflects a special or unique aspect of Carlsbad’s general historical development. The building is not associated with any person important to the city's history. It does not represent the work of a master builder, craftsman or architect. The structure, once a dwelling converted to an office building, is not eligible for listing under any Criterion, and therefore is not eligible for listing in the California Register of Historical Resources, the California Historic Resources Inventory, or the National Register of Historic places. The building does not rise to or meet any level of significance, and therefore mitigation measures are not required. B11. Additional Resource Attributes: (List attributes and codes) none *B12. References: Oceanside Blade Tribune newspaper; Seekers of the Spring: A history of Carlsbad, by Marje Howard-Jones. Carlsbad, California: Carlsbad Historical Society; Windows on the Past, An Illustrated History of Carlsbad, California, by Susan Schnebelen Gutierrez, The Donning Company Publishers, 2002; B13. Remarks: *B14. Evaluator: Kristi S. Hawthorne 601 South Ditmar Street Oceanside, California 92054 Date of Evaluation: 1/25/2024 NORTH State of California — The Resources Agency Primary# _____________________________________ DEPARTMENT OF PARKS AND RECREATION HRI# _____ _______________________ BUILDING, STRUCTURE, AND OBJECT RECORD *NRHP Status Code (This space reserved for official comments.) Feb. 18, 2026 Item #2 193 of 279 21 APPENDIX B CHAIN OF TITLE Feb. 18, 2026 Item #2 194 of 279 Chain of Title 2747 Roosevelt Street 1. Deed Grantor: County of San Diego Grantee: Russell C. Evans and Nora C. Evans Recorded: February 6, 1946, Book 2042, Page 38 of Official Records 2. Deed Grantor: Russell C. Evans and Nora C. Evans Grantee: Louis H. Schmidt and Emily M. Schmidt Recorded: September 23, 1947, Book 2386, Page 427 of Official Records 3. Deed Grantor: Louis H. Schmidt and Emily M. Schmidt Grantee: Emmeline M. Hill Recorded: June 5, 1968, Book 1962, Page 92776 of Official Records 4. Deed Grantor: Emmeline M. Hill Grantee: Donald K. Dewhurst and Lael Dewhurst Recorded: July 27, 1970, Document #1970-131049 of Official Records 5. Deed Grantor: Donald K. Dewhurst and Lael Dewhurst Grantee: Dewhurst Family Revocable Trust Recorded: March 22, 1990, Document #1990-1522310 of Official Records Feb. 18, 2026 Item #2 195 of 279 22 APPENDIX C ADDITIONAL VIEWS OF 2747 ROOSEVELT STREET Feb. 18, 2026 Item #2 196 of 279 East elevation of 2747 Roosevelt Street Feb. 18, 2026 Item #2 197 of 279 Southwest elevation Feb. 18, 2026 Item #2 198 of 279 Above: Southwest elevation of converted garage Below: South elevation of main building Feb. 18, 2026 Item #2 199 of 279 Views of Southeast elevation Feb. 18, 2026 Item #2 200 of 279 Above: Sidewalk view, east elevation Below: Sidewalk view of converted garage and northeast elevation of building Feb. 18, 2026 Item #2 201 of 279 23 ATTACHMENTS Feb. 18, 2026 Item #2 202 of 279 Feb. 18, 2026 Item #2 203 of 279 Feb. 18, 2026 Item #2 204 of 279 Ae r i a l v i e w o f C a r l s b a d c o a s t l i n e c i r c a 1 9 4 5 , a r r o w i n d i c a t e s 2 7 0 0 b l o c k o f R o o s e v e l t S t r e e t Oc e a n s i d e H i s t o r i c a l S o c i e t y p h o t o c o l l e c t i o n Feb. 18, 2026 Item #2 205 of 279 Ae r i a l v i e w o f C a r l s b a d c o a s t l i n e c i r c a 1 9 70 , a r r o w i n d i c a t e s 2 7 47 R o o s e v e l t S t r e e t Oc e a n s i d e H i s t o r i c a l S o c i e t y p h o t o c o l l e c t i o n Feb. 18, 2026 Item #2 206 of 279 CULTURAL RESOURCES REPORT FOR THE HISTORICAL ASSESSMENT FOR 2775 ROOSEVELT STREET CARLSBAD, CALIFORNIA Prepared by: Kristi S. Hawthorne 601 S. Ditmar Street Oceanside CA 92054 (760) 390-4192 kristihawthorne@cox.net January 25, 2024 Feb. 18, 2026 Item #2 207 of 279 1 January 25, 2024 City of Carlsbad Community Development Department Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 REFERENCE: RESULTS OF THE HISTORICAL CULTURAL ASSESSMENT FOR 2775 ROOSEVELT STREET, CARLSBAD, CALIFORNIA, 92008 I. INTRODUCTION This report details the findings of the historical assessment conducted for an apartment building located at 2775 Roosevelt Street in the City of Carlsbad, California 92008 (Figures 1 and 2). This study was conducted to assess the building’s potential for historical and architectural significance as defined by the California Environmental Quality Act and the impact of the proposed project. It was not included in the City of Carlsbad Cultural Resources Survey done in 1990 by Roth and Associates, adopted by the Carlsbad City Council as the Historic Resources Inventory (HRI) in 1991. The property description is: That portion of Lot 30 of Seaside Lands, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 1722, filed in the Office of the County Recorder of San Diego County, July 28, 1921, lying northeasterly of the northeasterly line of the southwesterly 162.7 feet of said Lot 30, excepting there from the southeasterly 60.3 feet thereof. The Assessor Parcel Number is: 203-181-10-00 II. PROJECT DESCRIPTION The project plans are for demolition of the existing structure to make way for new development. Feb. 18, 2026 Item #2 208 of 279 Figure 1 Project Location, Carlsbad, San Diego County, California Feb. 18, 2026 Item #2 209 of 279 Figure 2 Project Location on USGS 7.5 San Luis Rey Quadrangle Feb. 18, 2026 Item #2 210 of 279 4 III. HISTORICAL CULTURAL ENVIRONMENT The subject property is located within the Seaside Lands subdivision in the City of Carlsbad. It is located on the west side of Roosevelt Street (formerly Second Street), east of State Street and south of Laguna Drive. The small subdivision of Seaside Lands was recorded in 1921. The immediate area was agriculture and residential when first developed. Today the surrounding neighborhood is a mix of retail and multi-family dwellings. The subject property is across from the downtown post office. HISTORICAL OVERVIEW In 1881 John Frazier settled on 160 acres just south of the Buena Vista Lagoon and established a small settlement known as "Frazier's Station." In search of water, he drilled a well and in 1883 found what he claimed to have cured him of illnesses relating to stomach and kidney problems. This water was "analyzed" and reported to have the same qualities as water found in Karlsbad, Bohemia. Gerhard Schutte and D. D. Wadsworth purchased the water rights, and together with other investors, formed the Carlsbad Land and Water Company and laid out a town site which they called Carlsbad. Schutte built a home that later became the Twin Inns, a long-standing landmark located on Carlsbad Boulevard. By about 1888 a Santa Fe train depot and several stores were built, and the small village grew to a population of about 300. The San Bernardino Daily Courier described Carlsbad on April 14, 1888: “The town of Carlsbad was laid out a year ago by a company composed of Messrs. Shutte, Smith, Wadsworth and Frazier, who have spared neither time or money in beautifying this famous resort. On arriving at Carlsbad one can see at a glance what the town is; four of the finest residences in Southern California adorn the beautiful hill, sloping as it does gently to the beach, and forming a picturesque sight, which must be seen to be appreciated." The promotional article also described the hotel at Carlsbad: “It is one of the finest constructed hotels on the coast, supplied with all the latest conveniences as to the comfort of the guests. The billiard room on the lower floor is a model of elegance and one of the largest in Southern California. A banking company has been formed and will soon build a two-story brick, marble front, to be used also as an opera house; also a fine church edifice, to cost $5000. The company has fresh water piped all over town free of charge and are going ahead with other improvements regardless of expense. The business houses are located on the gently sloping hills overlooking the placid waters of the Pacific, which, together with the surrounding scenery, make it a charming spot to while away the long and dreamy hours of summer days.” With all the hope and fanfare, Carlsbad’s modest population diminished near the turn of the century and stayed a small coastal village with a population of just 1,660 persons in 1930. Feb. 18, 2026 Item #2 211 of 279 5 In a historical overview in 1949 Dick Carboneau wrote: “By the turn of the century, houses were being tom down, moved, deserted, and surrendered for debt or taxes. The population of Carlsbad was reduced to such a pitiful handful of families that the school threatened to close. R. G. Chase, father of Mrs. Dewey McClellan, recalls that there were only about 8 families in Carlsbad when he came to the community in the early 1900's. Tax titles were for the taking—for anyone who had any money—and lots anywhere on the beach could be had for about $100.” In 1914, the South Coast Land Company purchased the properties of the then-defunct water company, and the community became largely farming. The flower industry began in the early 1920’s. Sam Thompson, owner of the first avocado orchard in Carlsbad, was largely responsible for making Carlsbad “The Home of the Avocado” which was advertised as such. The main business district was located on First Street, now known as State Street. It was one of only two paved roads. For many years the Twin Inns, purchased by E. G. Kentner in 1919, was one of the most popular stops along the Coast highway in North County and was famous for its chicken dinners. Its large plaster statues of chickens were iconic landmarks. In 1925 Roy G. Chase built the Los-Diego Hotel on the southwest corner of State and Grand. The name referred to the two large cities north and south of Carlsbad, Los Angeles, and San Diego, and was “the logical stopping place on the main coast highway between these two cities.” Managed by Mr. and Mrs. C. T. McKeehan, this two-story Spanish-style structure offered guests amenities that included private baths, hot water, and steam heat. The California Highway Commission applied to the Railroad Commission for permission to construct an overpass over the tracks of the Atchison Topeka and Santa Fe Railway Company at Carlsbad. Construction of the crossing began in April 1927 and was completed in August. With this new alignment Highway 101 bypassed State Street and ran directly along Lincoln Street, or present-day Carlsbad Boulevard. New businesses such as the Sea Auto Inn and the Carlsbad Mineral Springs Hotel were soon constructed along the new route to take full advantage of the increasing traffic through the city. The Red Apple Inn, built in 1927 by Alfred G. Blair and designed by Robert Baird, was situated on Carlsbad Boulevard. The roadside inn featured 20 guest rooms and a restaurant, decorated with an apple motif. In 1936 the Red Apple Inn was purchased by A. C. Anderson and later became a part of the Army Navy Academy when the institution relocated from Pacific Beach. The Carlsbad Theater opened in 1927, built and owned by R. E. Struve, who also built Oceanside's Palomar Theater three years earlier. However, shortly after opening Clark sold his interest to Rudolph Sonnemonn and Ernest Sutton. Its named was changed to the Iris Theater in 1939 and it continued to change both names and ownership over the years. Feb. 18, 2026 Item #2 212 of 279 6 Fred Mitchell became the publisher of the Carlsbad Journal newspaper in 1928 after he took over the Carlsbad Champion. Dick Carboneau, columnist and editor of the Oceanside Blade Tribune, noted a significant change when the high was rerouted: “The highway was moved in 1929, making a good many changes in the community. It ruined the business of the Los Diego Hotel. The old route went right past the Twin Inns, turned left onto State Street, and then proceeded north to Oceanside. What had originally been the side entrance of the Twin Inns, and was being used as the front entrance, became the side entrance again; and the original rear of the house became the new front in keeping with the rerouting of the highway.” One of Carlsbad’s most famous residents, actor Leo Carrillo, purchased the Los Kiotes homestead in 1937, a small portion of which became a city park. By 1950, downtown street names changed from First to State with the remaining numbered streets changing to Roosevelt, Madison, Jefferson, and Harding, respectively. (Elm Street was later renamed Carlsbad Village Drive.) The City of Carlsbad was incorporated in 1952 to avoid being annexed to the City of Oceanside. Dewey McClellan served as the first mayor. For decades high school students living in Carlsbad attended the Oceanside-Carlsbad Union High School in Oceanside. In 1957 Carlsbad opened a new high school for its residents. Palomar Airport opened in 1959. Built by Young and Arrieta Construction Co., it was located southeast of the Carlsbad city limits, before it was annexed by the City of Carlsbad in 1978 and eventually renamed McClellan-Palomar Airport. In 1969 a large shopping mall, Plaza Camino Real, was built. By 1982 the mall doubled in size to over a million square feet and 140 stores. Indoor malls changed the way most American consumers shopped for decades but shopping has trended away due to online retail and the trend to "open air lifestyle centers." Carlsbad is home to many large companies such ViaSat and Calloway Golf. Other golf manufacturers include TaylorMade-Adidas, Cobra Golf, Titleist, and Odyssey Golf, dubbing Carlsbad as “Titanium Valley”. Carlsbad’s Aviara Golf Club was designed by Arnold Palmer. Carlsbad welcomed Legoland California Resort, LLC, in 1999. It was the first Legoland theme park outside of Europe. A hotel was added in 2018. In 2021, Carlsbad’s economy grew by $1 billion to $14.6 billion, second only to the City of San Diego, according to a report presented to the City Council. Feb. 18, 2026 Item #2 213 of 279 7 IV. METHODS AND RESULTS Background studies consisting of research from the Carlsbad Library, San Diego County Master Property Records, a field check of the property, historical photographs, census records, research of various newspapers, and recorded deeds were conducted as part of the project. Primary, Continuation and Building, Structure and Object forms for the resource were completed and appear in this report as Appendix A. DESCRIPTION OF RESOURCE The subject resource at 2775 Roosevelt Street was built in 1952. It was originally a single-story, Contemporary-style four-unit apartment building. Two units are slightly staggered behind the front two units, for asymmetrical shape. The lower units are covered in a shed-style roof which extends over the entryways and the length of each ground unit. The exterior is a stucco finish. Double-hung, wood-framed windows are original. To the rear of the original units, a two-story addition was built in about 1964. While this addition is also covered in a stucco finished exterior to match the original building, it has a different style with a side-gable roof and aluminum-framed windows. A view of the resource is shown in Figure 4A with additional views in Appendix C. The resource is in fair to good condition. HISTORY OF OWNERSHIP History of ownership was determined through San Diego County Master Property Records and Recorded Deeds through the San Diego County Assessor/Recorder’s Office. Seaside Lands, the subdivision upon which the subject property is located, was recorded by The South Coast Land Company. The Land Company was one of the largest land holders and promoters in North San Diego, owned, marketed and sold parcels of land from Del Mar to Oceanside. Its President was William G. Kerckhoff, who moved to Los Angeles County from his native state of Indiana just before 1880 and went to work for a lumber company. Kerckhoff built his fortune developing electrical companies in the Los Angeles area. In the 1890s, he founded the San Gabriel Power Company. Just a few years later he became president of the Huntington Pacific Light & Power Company which provided electricity to Pacific Electric. In 1902 he purchased the San Joaquin Electric Company, and co-founded the Southern California Gas Corporation in 1910. By 1930 Lottie E. Ward had purchased the unimproved lot. However, the taxes were not paid and the property was acquired by the Home Owner’s Loan Association. In 1939 it was sold to Donald J. and Esther L. Detweiler. Feb. 18, 2026 Item #2 214 of 279 8 Donald Johnson Detwiler was born in 1892, in Vicksburg, Michigan. He married Esther Leone Slade in 1920, in Detroit, Michigan. They had one daughter, Janet, born in 1932. In about 1938 the Detwilers moved to San Diego County, settling in Carlsbad on First Street (now State Street) and opened a photography studio. In 1938 the Oceanside Blade Tribune announced the viewing of the annual “Beach Opening” photos at the Oceanside Pier, taken by D. J. Detwiler. Detwiler took numerous photos in Oceanside between 1938 and 1948, some which were made into postcards, many of which are in the photo collection of the Oceanside Historical Society. Donald and Esther Detwiler sold the subject portion of Lot 30 in 1953 to George, Mary, and Charlie Ortega and James and Dorothy Bressi. George Ortega was born on October 18, 1916, in Vista, California, to John Balbino and Natalia Ortega. He was the fifth child, out of ten, born to the couple. George attended Oceanside-Carlsbad Union High School along with his siblings, and was an avid baseball player. He married Mary Pagan Deuchrass on February 4, 1949, in Los Angeles, California. George Ortega, 1939 Charles Ortega, 1939 His brother, Charles B. Ortega, was born on July 24, 1920, in Carlsbad, California. He, too, was a local baseball player and worked as a plasterer. He married Marion "Blondie" Clayton in 1953. In 1954 he was living with his wife in Apartment A at 2775 Roosevelt Street. James Frank Bressi was born in 1925 in Carlsbad, California. He played baseball with the Ortega brothers. From 1943 to 1946 he served in the U. S. Navy and married Elizabeth Dorothy Frazee in about 1947, also from Carlsbad. In 1950 he went into the clothing business and opened a men’s store in Oceanside. The Ortegas and Bressis partnered together to build the four-unit apartment building at 2775 Roosevelt Street in 1952. In 1954, the Bressis quitclaimed their interest of the property to the Ortegas. In 1956 the property was sold to Harriet Corpe. Ella Harriet Potter was born in about 1904 in Minnesota. She was married no less than three times, the first being in 1924 to Feb. 18, 2026 Item #2 215 of 279 9 Oliver Cooper. By 1940 she was married to Thornton L. Corpe who died in 1949. Harriet Corpe named her apartments “Ramona Court” as listed in the 1959 Luskey's Oceanside Carlsbad Criss-Cross Directory. In 1958, Corpe quitclaimed co-ownership of the property to her brother, James W. Potter, and the following year they sold it to Walter and Margaret Watland. Walter Kenneth Watland was born in 1895, in Sioux City, Iowa. He married Margaret Mary Luksan in about 1920 and relocated to Los Angeles, California where he worked as a tile setter. The couple moved from Van Nuys to Carlsbad and lived in one of the apartment units at 2775 Roosevelt Street. In 1962 the Watlands sold the building to Ben and Ray Miller, residents of Elsinore, who sold it in 1963 to Joseph R. and Helen M. Pawlick. The Pawlicks were living in La Crescenta at the time of the purchase. It is likely they had the two-story addition built, as the 1964 tax records show a doubling of building valuation (from $3800 in 1960 to $7580 in 1964). In 1976, the Pawlicks sold the property to Donald and Lael Dewhurst. The property is currently owned by the Dewhurt family trust. Feb. 18, 2026 Item #2 216 of 279 Confidential, Proprietary and/or Trade Secret. TM SM ® Trademark(s) of Black Knight IP Holding Company, LLC, or an affiliate. © 2024 Black Knight Technologies, LLC. All Rights Reserved. 1/18/2024 Customer Service Rep:Gennie Aguon Feb. 18, 2026 Item #2 217 of 279 Fi gu r e 4 Eas t el e v a t i o n , 27 75 Ro o s e v e l t St r e e t , Ca r l s b a d , Ca l i f o r n i a Feb. 18, 2026 Item #2 218 of 279 12 ANALYSIS OF SUBJECT RESOURCE ARCHITECTURE The 2775 Roosevelt Street building was constructed in 1952 as a single-story, four-unit, residential building designed in a Contemporary style, with a flat or shed roof, wood- framed windows, and an asymmetrical façade consisting of two sets of two units. In about 1964 a two-story addition was constructed on the west end of the building, adding four units. Contemporary-style buildings were primarily constructed between circa 1945 and 1990 throughout the United States. Identifying features of the style include: Asymmetrical in shape; a low-pitched gabled or flat roof with widely overhanging eaves; roof beams commonly exposed; built with natural materials (wood, stone, brick, or occasionally concrete block); broad expanse of uninterrupted wall surface typically on front façade. The 1964 addition does not resemble the original Contemporary-style apartment building built in the early 1950s, as it has an altogether different roof style and aluminum windows. V. ELIGIBILITY CRITERIA CALIFORNIA ENVIRONMENTAL QUALITY ACT Under the California Environmental Quality Act (CEQA), a significant historic resource is one that is eligible for listing in the California Register of Historical Resources/National Register of Historic Places or other local historic register or is deemed significant in a historical resource survey (Section 5024.1(g) of the Public Resources Code). To be eligible for listing under the California Register/National Register (the standards of which are both very similar), a resource must be significant within a historic context and must also meet one or more of the following criteria: Criterion A: Be associated with an event, or series of events, that have made a significant contribution to the broad pattern of history. Criterion B: Have an unequivocal association with the lives of people significant in the past. Criterion C: Embody the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or possesses high artistic values, or represents a significant, distinguishable entity whose components lack individual distinction. Feb. 18, 2026 Item #2 219 of 279 13 Criterion D: Have yielded or may be likely to yield information important in local, state or national prehistory or history. VI. REGISTER STANDARDS CALIFORNIA REGISTER CRITERIA When evaluated within its historic context, under CEQA a property must be shown to be significant for one or more of the four Criteria for Evaluation – A, B, C, or D. The Criteria describe how properties are significant for their association with important events or persons, for their importance in design or construction, or for their information potential. In addition, a property must not only be shown to be significant under the California Register criteria, but it also must have integrity. Criterion A: Event. To be considered for listing under Criterion A, a property must be associated with one or more events important in the defined historic context. The event or trends must clearly be important within the associated context. Mere association with historic events or trends is not enough, in and of itself, to qualify under Criterion A – the property’s specific association must be considered important as well. Criterion B: Person. Criterion B applies to properties associated with individuals whose specific contributions to history can be identified and documented. Persons “significant in our past” refers to individuals whose activities are demonstrably important within a local, state or national historic context. The criterion is generally restricted to those properties that illustrate (rather than commemorate) a person’s important achievements. The persons associated with the property must be individually significant within a historic event. Significant individuals must be directly associated with the nominated property. Properties eligible under Criterion B are usually those associated with a person’s productive life, reflecting the time period when he or she achieved significance. Speculative associations are not acceptable. Documentation must make clear how the nominated property represents an individual’s significant contributions. A property must retain integrity from the period of its significant historic associations Architects are often represented by their works, which are eligible under Criterion C. Their homes, however, can be eligible for consideration under Criterion B, if these properties were personally associated with the individual. Criterion C: Design/Construction: Properties may be eligible under Criterion C if they embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction. Properties which embody the distinctive characteristics of a type, period, or method of construction refer to the way in which a property was conceived, designed, or fabricated by a people or culture in past periods of history. Distinctive characteristics are the Feb. 18, 2026 Item #2 220 of 279 14 physical features or traits that commonly recur in individual types, periods, or methods of construction. To be eligible, a property must clearly contain enough of those characteristics to be considered a true representative of a particular type, period, or method of construction. A master is a figure of generally recognized greatness in a field, a known craftsman of consummate skill, or an anonymous craftsman whose work is distinguishable from others by its characteristic style and quality. The property must express a particular phase in the development of the master’s career, an aspect of his or her work, or a particular them in his or her craft. Criterion D: Information Potential. Properties may be eligible under Criterion D if they have yielded, or may be likely to yield, information important in prehistory or history. Integrity. Integrity is the ability of a property to convey and maintain its significance. A property must not only be shown to be significant under the California Register criteria, but it also must have integrity. To retain historic integrity, a property will always possess several, and usually most, of the aspects. The seven key aspects of integrity include: location, design, setting, materials, workmanship, feeling and association. VII. APPLICATION OF CRITERIA FOR 2775 ROOSEVELT STREET Criterion A (association with a significant historical event): No known significant event occurred on the property before or after the resource was. The property is not significant under Criterion A. Criterion B (association with a historic person or persons): No historical evidence was found to suggest that the building at 2775 Roosevelt Street is directly associated with any person(s) or event(s) significant in local, state, or national history. The property does not qualify under Criterion B. Criterion C (represents a significant design or style of construction): The building at 2775 Roosevelt Street does not embody the distinctive characteristics of a type of construction. The 1964 addition detracts from the original 1952 structure. In addition, the architect and/or builder are unknown. The resource is not significant under Criterion C. Criterion D (ability to yield further information): It is unlikely that any further information of importance would be revealed with additional study. The resource is not significant under Criterion D. Feb. 18, 2026 Item #2 221 of 279 15 VIII. INTEGRITY Integrity is the ability of a property to convey and maintain its significance. A property must not only be shown to be significant under the California Register criteria, but it also must have integrity. To retain historic integrity, a property will always possess several, and usually most, of the aspects. The seven key aspects of integrity include: location, design, setting, materials, workmanship, feeling, and association. Location. Location is the place where the historic property was constructed or the place where the historic event occurred. FINDING: The location of the dwellings has not changed and therefore the property retains the location element for integrity purposes. Design. Design is the combination of elements that create the form, plan, space, structure, and style of a property. It results from conscious decisions made during the original conception and planning of a property (or its significant alteration) and applies to activities as diverse as community planning, engineering, architecture, and landscape architecture. Design includes such elements as organization of space, proportion, scale, technology, ornamentation, and materials. FINDING: The 2775 Roosevelt Street building was constructed in 1952 as a single-story, four-unit apartment building. The original building was designed in the Contemporary style, with a flat/shed roof, wood-framed windows, and an asymmetrical façade. In about 1964, a two-story addition was constructed on the west end. This addition included a side-gabled roof and aluminum-framed windows, significantly altering the original design of the building. The 2775 Roosevelt Street building does not retain integrity of design. Setting. Setting is the physical environment of a historic property. Whereas location refers to the specific place where a property was built or an event occurred, setting refers to the character of the place in which the property played its historical role. It involves how, not just where, the property is situated and its relationship to surrounding features and open space. FINDING: The setting of the building at 2775 Roosevelt Street has changed since the structure was first built in 1952. The immediate area was largely residential, changing to a mixture of residential and commercial by the 1960s. Newer construction and/or modifications to existing buildings have changed the overall landscape and setting and therefore the subject property does not retain integrity of setting. Materials. Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. Feb. 18, 2026 Item #2 222 of 279 16 FINDING: The 1964 two-story addition significantly altered the original design of the building by introducing non-original materials and changing the spatial arrangement. Although the materials and design of the original building have been retained, the addition overshadows it due to its size and overall difference in appearance. The materials used in the addition, including the aluminum-framed windows and gabled roof, adversely impact the building’s integrity of materials. Therefore, the 2775 Roosevelt Street building does not retain integrity of materials. Workmanship. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It can be expressed in vernacular methods of construction and plain finishes or in highly sophisticated configurations and ornamental detailing. It can be based on common traditions or innovative period techniques. Workmanship is important because it can furnish evidence of the technology of a craft, illustrate the aesthetic principles of a historic or prehistoric period, and reveal individual, local, regional, or national applications of both technological practices and aesthetic principles. FINDING: There is no evidence of a crafts of a particular culture or people, nor a quality of workmanship demonstrated in the construction of either resource. The building does not exhibit or reflect a quality of workmanship element for integrity purposes. Feeling. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time. FINDING: Modifications in the way of the two-story addition have altered the overall appearance and aesthetic. It does not retain integrity of feeling. Association. Association is the direct link between an important historic event or person and a historic property. FINDING: The building is not link to or associated with any historic important event or person in the development or history of Carlsbad or the State of California. For a building to be identified as architecturally significant, it must retain as much of the original structural and architectural integrity. The building does not retain integrity of design, setting, feeling, workmanship, or association. IX. CONCLUSION No historical evidence was identified to support that the building at 2775 Roosevelt Street exemplifies or reflects a unique aspect of Carlsbad’s historical development. The building is not associated with any person important to the city's history. It does not represent the work of a master builder, craftsman or architect. It is not eligible for listing under any Feb. 18, 2026 Item #2 223 of 279 17 Criterion, and therefore is not eligible for listing in the California Register of Historical Resources, the California Historic Resources Inventory, or the National Register of Historic places. It does not meet any level of significance, and therefore mitigation measures are not required. Sincerely, Kristi S. Hawthorne Feb. 18, 2026 Item #2 224 of 279 i Kristi S. Hawthorne Qualifications and Experience Since 2020 I have researched, written and submitted no less than seven Cultural Assessments submitted to the City of Carlsbad which includes the following: 180 Cherry Avenue 260 Normandy Lane 270 Juniper 354 Oak Avenue 395 Carlsbad Village Drive 507 Grand Avenue 2668 Ocean Street 2669 Garfield Street 3940 Garfield Street 3950 Garfield Street 4080 Sunnyhill 5511 Los Robles 2002-2008 hired by Archaeos, Inc. to research and write historic content for Historical Assessments 2005 approved by City of Oceanside to research and write Historical Assessments (over 20, which all have been accepted by the Oceanside Planning Commission and Oceanside Historic Preservation Advisory Commission) 2007 hired by ASM Affiliates to supply historic content for Historical Assessment Hired by City of Oceanside in 2015 to conduct Historical Assessments on the following resources:  Oceanside Pier  Bandshell  Comfort Station  Beach community Center 2019 submitted an extensive Cultural and Historic Assessment to the City of San Diego (approved) 2021-2023 Completed Cultural Assessments for 4 homes and buildings to qualify for Mills Act in Oceanside, which have all been accepted and approved I have over 35 years of experience in collecting, maintaining, organizing and preserving historical documents, photos, ephemera and memorabilia for the Oceanside Historical Society Feb. 18, 2026 Item #2 225 of 279 ii Appointed archivist 1987 Served as President 2002-2021 Board Member of the Old Mission San Luis Rey Historic Foundation 2012-2015 Director 2021 to present I have a thorough knowledge of existing records and have compiled my own database in order to effectively study and provide a comprehensive record of early residents of North San Diego County. I developed a computer database to include over 8,000 biographies of local persons; over 500 different subjects pertaining to the history of Oceanside, Carlsbad, Camp Pendleton, Rancho Santa Margarita, Buena Vista Lagoon, Cemeteries, Schools, etc.; Conducted over 50 oral histories Completed research for history book, “Oceanside, Crest of the Wave” by Langdon Sully and Taryn Bigelow, Windsor Publications, 1988. Provided background research on people, buildings and homes for the 1992 Cultural Resource Survey, "Oceanside, California's Pride", prepared for the City of Oceanside by Kathleen Flanigan, Susan H. Carrico, Richard L. Carrico. Author of “Oceanside, Where Life if Worth Living” (Hawthorne) Donning Co., 2000. A comprehensive history of Oceanside and notable people from 1880s to 2000. (Completed all research, photos, captions, interviews, and index) In 2005 completed two studies on Highway 101 for the Highway 101 Association which included research, conducting oral histories, writing history of the road from Oceanside to Del Mar. Author of "100 Years of Photos" (Hawthorn) ProStar Publications, Inc. 2016, (a pictorial history of Oceanside by decade) Author of "The History of Oceanside" (Hawthorne), L+L Printers, 2022, (an updated and revamped history of Oceanside with new photos, design and layout) Writer for the Best of Oceanside and The Osider Magazine (historical articles) Author of blog: HistoriesandMysteries.blog providing non-fiction, historical backgrounds on people, buildings and events. 2018, conducted research for "Tropic of Football: The Long and Perilous Journey of Samoans to the NFL" By Rob Ruck, Two Rivers Distribution, 2018 2019, conducted research and credited as "Historian" for City of Oceanside's Alta Oceanside Environmental Impact Report, December 2019 Feb. 18, 2026 Item #2 226 of 279 iii 2023, wrote and co-produced "Generational Black Pioneers – Featuring Oceanside Entrepreneurs” (directed by Linda Bisesti) a live performance at Oceanside Theatre Company, based on the real lives of Oceanside's earliest Black Residents. 2024, wrote and co-produced "Generational Black Pioneers – Featuring Oceanside Firsts” (directed by Linda Bisesti) a live performance at Oceanside Theatre Company, based on the real lives of Oceanside's earliest Black Residents. Collaborated with Oceanside Public Library for over 30 decades on numerous programs and workshops including Oceanside's historic Eastside Neighborhood, Vietnam War (local impact), and most recently "Visual Analogies" (2023) to gather photos and stories of different cultures and People of Color Collaborated with John Sheehan, FAIA Principal, Studio E Architects on researching of architect Irving J. Gill Collaborated with Seth Mallios, University History Curator, Director, South Coastal Information Center to research local cemeteries for book "Cemeteries of San Diego", Seth Mallios and David M. Caterino, Arcadia Publishing, 2007 Provided research on the history of gliding in North County for Gary Fogel, PhD, for book "Wind & Wings, the History of Soaring in San Diego", Rock Reef Publishing, 2000 Feb. 18, 2026 Item #2 227 of 279 18 X. RESOURCES A Field Guide to American Houses, by Virginia Savage McAlester, 2013, New York, Penguin Random House Carlsbad Historical Society https://www.carlsbadhistoricalsociety.com/ Ducy's 1968 Oceanside-Carlsbad Directory https://www.historicaerials.com/ Hi-Desert Star (Yucca Valley, California) · Wed, Aug 13, 1980 · Page 8 "History of Carlsbad" by Fred W. Mitchell, Editor, Carlsbad Journal; "History of San Diego County", Published by San Diego Press Club, 1936 Home Directory Service, Oceanside-Carlsbad Criss-Cross City Directory, 1954 Luskey's Official Oceanside-Carlsbad Criss-Cross City Directory, 1959 Oceanside Blade Tribune (Oceanside, California), June 6, 1938 Oceanside Blade Tribune (Oceanside, California), April 5, 1948 Oceanside Blade Tribune (Oceanside, California), January 14, 1955 Oceanside Historical Society photo collection San Diego County Master Property Records San Diego Union Tribune (San Diego, California), June 14, 1935 Seekers of the Spring: A History of Carlsbad, by Marje Howard-Jones. Carlsbad, California: The Friends of the Carlsbad Library, 1982 Windows on the Past, An Illustrated History of Carlsbad, California, by Susan Schnebelen Gutierrez, The Donning Company Publishers, 2002 www.ancestry.com (various vital records) www.library.ucsb.edu/geospatial/finding-airphotos Feb. 18, 2026 Item #2 228 of 279 19 APPENDIX A BUILDING FORMS Feb. 18, 2026 Item #2 229 of 279 DPR 523A (1/95) *Required information Page 1 of 4 *Resource Name or #: (Assigned by recorder) 2775 Roosevelt Street, Carlsbad P1. Other Identifier: *P2. Location:  Not for Publication  Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad __ Date T ; R ; __¼ of __ ¼ of Sec ; SB B.M. *c. Address 2775 Roosevelt Street City Carlsbad Zip 92008 d. UTM: (Give more than one for large and/or linear resources) Zone , mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) The subject property is located on the west side of Roosevelt Street (formerly Second Street), east of State Street and south of Laguna Drive. The property description is: That portion of Lot 30 of Seaside Lands, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 1722, filed in the Office of the County Recorder of San Diego County, July 28, 1921, lying northeasterly of the northeasterly line of the southwesterly 162.7 feet of said Lot 30, excepting there from the southeasterly 60.3 feet thereof. The Assessor Parcel Number is: 203-181-10-00 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) The subject resource at 2775 Roosevelt Street was built in 1952. It was originally a single-story, Contemporary-style four-unit apartment building. Two units are slightly staggered behind the front two units, for asymmetrical shape. The lower units are covered in a shed-style roof which extends over the entryways and the length of each ground unit. The exterior is a stucco finish. Double-hung, wood-framed windows are original. To the rear of the original units, a two-story addition was built in about 1964. While this addition is also covered in a stucco finished exterior to match the original building, it has a different style with a side- gable roof and aluminum-framed windows. P3b. Resource Attributes: HP3 – Multiple family home *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.) P5b. Description of Photo: Northeast elevation, 01/17/2024 *P6. Date Constructed/Age and Source: Historic  Prehistoric  Both Constructed 1952 *P7. Owner and Address: Dewhurst Family Revocable Trust 2604B El Camino Real, Carlsbad CA 92008 *P8. Recorded by: (Name, affiliation, and address) Kristi S. Hawthorne 601 South Ditmar Street Oceanside CA 92054 *P9. Date Recorded: 1/25/2024 *P10. Survey Type: (Describe) Intensive *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Results of the Historical Building Assessment for 2775 Roosevelt Street, Carlsbad CA 92008 *Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (List): State of California — The Resources Agency Primary# ____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI#________________________________________ _______________ PRIMARY RECORD Trinomial ___ NRHP Status Code Other Listings __ Review Code Reviewer Date _______ Feb. 18, 2026 Item #2 230 of 279 DPR 523L (1/95) *Required information Page 2 of 4 *Resource Name or # (Assigned by recorder) 2775 Roosevelt Street, Carlsbad CA *Recorded by: Kristi S. Hawthorne *Date 1/25/2024  Continuation  Update History of ownership was determined through San Diego County Master Property Records and Recorded Deeds through the San Diego County Assessor/Recorder’s Office. Seaside Lands, the subdivision upon which the subject property is located, was recorded by The South Coast Land Company. The Land Company was one of the largest land holders and promoters in North San Diego, owned, marketed and sold parcels of land from Del Mar to Oceanside. Its President was William G. Kerckhoff, who moved to Los Angeles County from his native state of Indiana just before 1880 and went to work for a lumber company. Kerckhoff built his fortune developing electrical companies in the Los Angeles area. In the 1890s, he founded the San Gabriel Power Company. Just a few years later he became president of the Huntington Pacific Light & Power Company which provided electricity to Pacific Electric. In 1902 he purchased the San Joaquin Electric Company, and co-founded the Southern California Gas Corporation in 1910. By 1930 Lottie E. Ward had purchased the unimproved lot. However, the taxes were not paid and the property was acquired by the Home Owner’s Loan Association. In 1939 it was sold to Donald J. and Esther L. Detweiler. Donald Johnson Detwiler was born in 1892, in Vicksburg, Michigan. He married Esther Leone Slade in 1920, in Detroit, Michigan. They had one daughter, Janet, born in 1932. In about 1938 the Detwilers moved to San Diego County, settling in Carlsbad on First Street (now State Street) and opened a photography studio. In 1938 the Oceanside Blade Tribune announced the viewing of the annual “Beach Opening” photos at the Oceanside Pier, taken by D. J. Detwiler. Detwiler took numerous photos in Oceanside between 1938 and 1948, some which were made into postcards, many of which are in the photo collection of the Oceanside Historical Society. Donald and Esther Detwiler sold the subject portion of Lot 30 in 1953 to George, Mary, and Charlie Ortega and James and Dorothy Bressi. George Ortega was born on October 18, 1916, in Vista, California, to John Balbino and Natalia Ortega. He was the fifth child, out of ten, born to the couple. George attended Oceanside-Carlsbad Union High School along with his siblings, and was an avid baseball player. He married Mary Pagan Deuchrass on February 4, 1949, in Los Angeles, California. His brother, Charles B. Ortega, was born on July 24, 1920, in Carlsbad, California. He, too, was a local baseball player and worked as a plasterer. He married Marion "Blondie" Clayton in 1953. In 1954 he was living with his wife in Apartment A at 2775 Roosevelt Street. James Frank Bressi was born in 1925 in Carlsbad, California. He played baseball with the Ortega brothers. From 1943 to 1946 he served in the U. S. Navy and married Elizabeth Dorothy Frazee in about 1947, also from Carlsbad. In 1950 he went into the clothing business and opened a men’s store in Oceanside. The Ortegas and Bressis partnered together to build the four-unit apartment building at 2775 Roosevelt Street in 1952. In 1954, the Bressis quitclaimed their interest of the property to the Ortegas. In 1956 the property was sold to Harriet Corpe. Ella Harriet Potter was born in about 1904 in Minnesota. She was married no less than three times, the first being in 1924 to Oliver Cooper. By 1940 she was married to Thornton L. Corpe who died in 1949. Harriet Corpe named her apartments “Ramona Court” as listed in the 1959 Luskey's Oceanside Carlsbad Criss-Cross Directory. In 1958, Corpe quitclaimed co-ownership of the property to her brother, James W. Potter, and the following year they sold it to Walter and Margaret Watland. Walter Kenneth Watland was born in 1895, in Sioux City, Iowa. He married Margaret Mary Luksan in about 1920 and relocated to Los Angeles, California where he worked as a tile setter. The couple moved from Van Nuys to Carlsbad and lived in one of the apartment units at 2775 Roosevelt Street. State of California — The Resources Agency Primary# _____________________________________ DEPARTMENT OF PARKS AND RECREATION HRI# _ _ CONTINUATION SHEET Trinomial _ Feb. 18, 2026 Item #2 231 of 279 DPR 523L (1/95) *Required information Page 3 of 4 *Resource Name or # (Assigned by recorder) 2775 Roosevelt Street, Carlsbad CA *Recorded by: Kristi S. Hawthorne *Date 1/25/2024  Continuation  Update In 1962 the Watlands sold the building to Ben and Ray Miller, residents of Elsinore, who sold it in 1963 to Joseph R. and Helen M. Pawlick. The Pawlicks were living in La Crescenta at the time of the purchase. It is likely they had the two-story addition built, as the 1964 tax records show a doubling of building valuation (from $3800 in 1960 to $7580 in 1964). In 1976, the Pawlicks sold the property to Donald and Lael Dewhurst. The property is currently owned by the Dewhurt family trust. State of California — The Resources Agency Primary# _____________________________________ DEPARTMENT OF PARKS AND RECREATION HRI# _ _ CONTINUATION SHEET Trinomial _ Feb. 18, 2026 Item #2 232 of 279 DPR 523B (1/95) *Required information Page 4 of 4 *Resource Name or # (Assigned by recorder) 2775 Roosevelt Street Carlsbad, California B1. Historic Name: B2. Common Name: B3. Original Use: residential B4. Present Use: residential *B5. Architectural Style: Contemporary *B6. Construction History: (Construction date, alterations, and date of alterations)  The resource was constructed in 1952; addition made in 1964 *B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: none b. Builder: unknown_____ *B10. Significance: Theme ____ Area Period of Significance none Property Type apartments Applicable Criteria n/a (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) The 2775 Roosevelt Street building was constructed in 1952 as a single-story, four-unit, residential building designed in a Contemporary style, with a flat or shed roof, wood-framed windows, and an asymmetrical façade consisting of two sets of two units. In about 1964 a two-story addition was constructed on the west end of the building, adding four units. Contemporary- style buildings were primarily constructed between circa 1945 and 1990 throughout the United States. Identifying features of the style include: Asymmetrical in shape; a low-pitched gabled or flat roof with widely overhanging eaves; roof beams commonly exposed; built with natural materials (wood, stone, brick, or occasionally concrete block); broad expanse of uninterrupted wall surface typically on front façade. The 1964 addition does not resemble the original Contemporary-style apartment building built in the early 1950s, as it has an altogether different roof style and aluminum windows. For a building to be identified as architecturally significant, it must retain as much of the original structural and architectural integrity. The building does not retain integrity of design, setting, feeling, workmanship, or association. No historical evidence was identified to support that the building at 2775 Roosevelt Street exemplifies or reflects a unique aspect of Carlsbad’s historical development. The building is not associated with any person important to the city's history. It does not represent the work of a master builder, craftsman or architect. It is not eligible for listing under any Criterion, and therefore is not eligible for listing in the California Register of Historical Resources, the California Historic Resources Inventory, or the National Register of Historic places. It does not meet any level of significance, and therefore mitigation measures are not required. B11. Additional Resource Attributes: (List attributes and codes) none *B12. References: Oceanside Blade Tribune newspaper; Seekers of the Spring: A history of Carlsbad, by Marje Howard-Jones. Carlsbad, California: Carlsbad Historical Society; Windows on the Past, An Illustrated History of Carlsbad, California, by Susan Schnebelen Gutierrez, The Donning Company Publishers, 2002; San Diego County Master Property Records B13. Remarks: *B14. Evaluator: Kristi S. Hawthorne 601 South Ditmar Street Oceanside, California 92054 Date of Evaluation: 1/25/2024 NORTH State of California — The Resources Agency Primary# _____________________________________ DEPARTMENT OF PARKS AND RECREATION HRI# _____ _______________________ BUILDING, STRUCTURE, AND OBJECT RECORD *NRHP Status Code (This space reserved for official comments.) Feb. 18, 2026 Item #2 233 of 279 20 APPENDIX B CHAIN OF TITLE Feb. 18, 2026 Item #2 234 of 279 Chain of Title 2775 Roosevelt Street 1. Deed Grantor: Home Owners Loan Corporation Grantee: Donald J. Detwiler and Esther L. Detwiler Recorded: September 28, 1939, Book 948, Page 200 of Official Records 2. Deed Grantor: Donald J. Detwiler and Esther L. Detwiler Grantee: George Ortega and Mary Ortega, Charlie Ortega; James F. Bressi and Dorothy E. Bressi Recorded: February 6, 1952, Book 4364, Page 180 of Official Records 3. Deed Grantor: James F. Bressi and Dorothy E. Bressi Grantee: George Ortega and Mary Ortega, Charlie Ortega and Marion Ortega Recorded: February 1, 1954, Book 5127, Page 575 of Official Records 4. Deed Grantor: George Ortega and Mary Ortega, Charlie Ortega and Marion Ortega Grantee: Harriet Corpe Recorded: October 3, 1956, Book 6282, Page 447 of Official Records 5. Deed Grantor: Harriet Corpe Grantee: Harriet Corpe and James Potter Recorded: March 17, 1958, Book 6996, Page 453 of Official Records 6. Deed Grantor: Harriet Corpe and James Potter Grantee: Walter Watland and Margaret Watland Recorded: July 9, 1959, Book 7762, Page 085 of Official Records 7. Deed Grantor: Walter Watland and Margaret Watland Grantee: Ben Miller and Ray Miller Recorded: January 23, 1962, Document #1962-013030 of Official Records Feb. 18, 2026 Item #2 235 of 279 8. Deed Grantor: Ben Miller and Ray Miller Grantee: Joseph R. Pawlick and Helen M. Pawlick Recorded: November 13, 1963, Document #1963-203095 of Official Records 9. Deed Grantor: Joseph R. Pawlick and Helen M. Pawlick Grantee: Donald K. Dewhurst and Lael Dewhurst Recorded: September 16, 1976, Document #1976-0302916 of Official Records 10. Deed Grantor: Donald K. Dewhurst and Lael Dewhurst Grantee: Dewhurst Family Revocable Trust Recorded: March 22, 1990, Document #1990-152311 of Official Records Feb. 18, 2026 Item #2 236 of 279 21 APPENDIX C ADDITIONAL VIEWS OF 2775 ROOSEVELT STREET Feb. 18, 2026 Item #2 237 of 279 Above: Northeast elevation view from street Below: Southeast elevation Feb. 18, 2026 Item #2 238 of 279 North elevation with addition Feb. 18, 2026 Item #2 239 of 279 Above: Northeast elevation, 1964 addition Below: North elevation Feb. 18, 2026 Item #2 240 of 279 North elevation of original building Feb. 18, 2026 Item #2 241 of 279 22 ATTACHMENTS Feb. 18, 2026 Item #2 242 of 279 Feb. 18, 2026 Item #2 243 of 279 Feb. 18, 2026 Item #2 244 of 279 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 Feb. 18, 2026 Item #2 245 of 279 Exhibit 13ACRONYMS & ABBREVIATIONS stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet TI T L E S H E E T A001 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 PROJECT DATA OWNER DEWHURST FAMILY REVOCABLE TRUST DEVELOPER 2747 ROOSEVELT, LLC 5315 AVENIDA ENCINAS SUITE 200 CARLSBAD, CA 92008 (949) 637-3254 APPLICATION TYPES SITE DEVELOPMENT PLAN (SDP) TENTATIVE MAP (CT) PROJECT NAME RINCON ROOSEVELT PROJECT ADDRESS 2747 - 2775, ROOSEVELT STREET CARLSBAD CA, 92008 A.P.N. 203-101-12 203-181-16 203-181-10 LEGAL DESCRIPTION A SUBDIVISION OF THE SELY 1/2 OF LOT 29 & LOT 30 OF SEASIDE LANDS, CARLSBAD, MAP No.1722 SITE AREA 30,116 SF (0.69 ACRE) GENERAL PLAN VILLAGE-BARRIO (V-B) ZONING VILLAGE CENTER (VC) EXISTING LAND USE COMMERCIAL PROPOSED LAND USE RESIDENTIAL OCCUPANCY TYPE(S) R2 - RESIDENTIAL A2 - COMMERCIAL ALLOWED DENSITY 28-35 DU/ACRE PROPOSED DENSITY 47.8 DU/ACRE PROPOSED UNITS 33 ALLOWED COVERAGE N/A PROPOSED COVERAGE 24,643 SF (82%) CONSTRUCTION TYPE III A @ LEVELS 2-4 I A @ LEVEL 1 SETBACKS REQ'D PROPOSED FRONT/CORNER: 0'-0" MIN/5'-0" MAX 10'-1" SIDE: 0'-0" 11'-6" REAR: 0'-0" 11'-5" MAX BUILDING HEIGHT 53'-5" APPLICABLE CODES 2022 CBC, CFC, CMC, CPC, CEC. PHOTOVOLTAIC REQ'D: YES KW-DC (ROOF): 3,654 SF PROVIDED REQUIRED PARKING: 0 SPACES PURSUANT TO AB 2097 PROVIDED PARKING: 42 SPACES EV SPACES REQUIRED: YES EV CHARGERS: 3 REQUIRED 3 PROVIDED EV READY: 9 SPACES REQUIRED 9 SPACES PROVIDED EV CAPABLE: 4 SPACES REQUIRED 4 SPACES PROVIDED REQ'D REC SPACE PRIVATE: 60 SF / UNIT COMMON: 15 SF / UNIT PROP'D REC SPACE PRIVATE: 6,858 SF COMMON: 1,658 SF SEWER DISTRICT CITY OF CARLSBAD WASTEWATER DIVISION WATER DISTRICT CITY OF CARLSBAD MUNICIPAL WATER DISTRICT SCHOOL DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT 6" EL 99.99 A 8-1 1 A8-1 1 2 3 4 A6-1 10 1 A4-1 1 A4-1 1 0 0 N RI 01.01 F01 DRAWING TITLE GRID LINES BUILDING SECTION WALL OR DETAIL SECTION DETAIL CALLOUT EXT/INT ELEVATIONS NORTH ARROW ABOVE, BELOW, OR HIDDEN CUTLINE DOOR IDENTIFIER WINDOW IDENTIFIER MATERIAL IDENTIFIER FIXTURE IDENTIFIER KEYNOTE REVISION CLOUD/CALLOUT DATUM POINT ELEVATION SLAB STEP DRAFTING SYMBOLS PROJECT TEAM DEVELOPER 2747 ROOSEVELT LLC 5315 AVENIDA ENCINAS, SUITE 200 CARLSBAD, CA 92008 949.637.3254 ARCHITECT STEPHEN DALTON ARCHITECTS 444 S CEDROS AVE, STUDIO 185 SOLANA BEACH, CA 92075 858.792.5906 CIVIL PASCO, LARET, SUITER & ASSOCIATES 535 NORTH HIGHWAY 101 SUITE A SOLANA BEACH, CA 92075 858.259.8212 LANDSCAPE GILLESPIE MOODY PATTERSON (GMP), INC 3176 LIONSHEAD AVENUE, SUITE 102 CARLSBAD, CA 92010 858.558.8977 SMEP GOUVIS ENGINEERING 15 STUDEBAKER IRVINE, CA 92618 949.752.1612 DEMOLITION OF EXISTING: ONE-STORY COMMERCIAL STRUCTURE: 1,347 SF ONE-STORY COMMERCIAL STRUCTURE: 696 SF TWO-STORY RESIDENTIAL STRUCTURE: 3,973 SF CONSTRUCTION OF NEW: 4-STORY RESIDENTIAL BUILDING W/ 33 RESIDENTIAL UNITS, 3 GROUND-LEVEL COMMERCIAL UNITS, SURFACE PARKING, UTILITY SPACES, ASSOCIATED HARDSCAPE AND LANDSCAPE SCOPE OF WORK PROJECT LOCATION VICINITY MAP GRAN D A V E S T A T E S T BEEC H S T R O O S E V E L T S T N GENERAL A001 TITLE SHEET A002 CLIMATE ACTION PLAN CHECKLIST A003 GENERAL NOTES A004 CALGREEN NOTES A005 CALGREEN NOTES CIVIL C-2 PRELIMINARY GRADING PLAN ARCHITECTURAL A101 ARCHITECTURAL SITE PLAN A102 PLAN DIAGRAMS A103 ELEVATION DIAGRAMS A104 ELEVATION DIAGRAMS A201 1ST FLOOR PLAN A202 2ND FLOOR PLAN A203 3RD FLOOR PLAN A204 4TH FLOOR PLAN A205 ROOF PLAN A301 EXTERIOR ELEVATIONS A302 EXTERIOR ELEVATIONS A303 EXTERIOR PERSPECTIVES A401 BUILDING SECTIONS A402 BUILDING SECTIONS A601 UNIT PLANS - UNIT A1 A602 UNIT PLANS - UNIT A2 A603 UNIT PLANS - UNIT A3 A604 UNIT PLANS - UNIT B1 A605 UNIT PLANS - UNIT B2 A606 UNIT PLANS - UNIT C1 A607 UNIT PLANS - UNIT C2 A608 UNIT PLANS - UNIT D1 STRUCTURAL SN1A GENERAL NOTES & REQUIREMENTS SN1B GENERAL NOTES & REQUIREMENTS SN1C SPECIAL INSPECTIONS SC200 FOUNDATION PLAN SC210 SECOND FLOOR SLAB PLAN SC211 SECOND FLOOR SLAB PLAN - ADDITIONAL REINF. E/W DIRECTION SC212 SECOND FLOOR SLAB PLAN - ADDITIONAL REINF. N/S DIRECTION SC311 STRUCTURAL CONCRETE DETAILS SC312 STRUCTURAL CONCRETE DETAILS SC313 STRUCTURAL CONCRETE DETAILS SC314 STRUCTURAL CONCRETE DETAILS SC321 STRUCTURAL CONCRETE DETAILS SC322 STRUCTURAL CONCRETE DETAILS SC323 STRUCTURAL CONCRETE DETAILS SC324 STRUCTURAL CONCRETE DETAILS SN2 STRUCTURAL DETAILS & NOTES SN3 STRUCTURAL DETAILS & NOTES S-1.1 OVERALL TOP OF SLAB PLAN BUILDING S-1.1A OVERALL TOP OF SLAB PLAN BUILDING - SEGMENT A S-1.1B OVERALL TOP OF SLAB PLAN BUILDING - SEGMENT B S-1.2 3RD FLOOR FRAMING PLAN BUILDING S-1.2A 3RD FLOOR FRAMING PLAN BUILDING - SEGMENT A S-1.2B 3RD FLOOR FRAMING PLAN BUILDING - SEGMENT B S-1.3 4TH FLOOR FRAMING PLAN BUILDING S-1.3A 4TH FLOOR FRAMING PLAN BUILDING - SEGMENT A S-1.3B 4TH FLOOR FRAMING PLAN BUILDING - SEGMENT B S-1.4 ROOF FRAMING PLAN BUILDING S-1.4A ROOF FRAMING PLAN BUILDING - SEGMENT A S-1.4B ROOF FRAMING PLAN BUILDING - SEGMENT B SD1 FOUNDATION DETAILS SD2 GENERAL DETAILS & NOTES SD3 STRUCTURAL DETAILS SD4 STRUCTURAL DETAILS MECHANICAL M-0.1 GENERAL NOTES M-0.2 LEGENDS M-0.3 EQUIPMENT SCHEDULES M-0.4 EQUIPMENT SCHEDULES M-2.1 1ST FLOOR PLAN M-2.2 2ND FLOOR PLAN M-2.3 3RD FLOOR PLAN M-2.4 4TH FLOOR PLAN M-2.5 ROOF PLAN M-3.1 UNIT A FLOOR PLANS M-3.2 UNIT B FLOOR PLANS M-3.3 UNIT C FLOOR PLANS M-3.4 UNIT D FLOOR PLAN MD-1 DETAILS MD-2 DETAILS MD-3 DETAILS SHEET INDEX ELECTRICAL EN-0.0 SPECIFICATIONS NOTES & SHEET INDEX EN-0.1A GENERAL NOTES EN-0.1B MANDATORY MEASURES NOTES EN-0.2 ABBREVIATIONS & SYMBOLS LIST EN-0.3 SINGLE LINE DIAGRAM - 'MS1' RESIDENTIAL SERVICE EN-0.4 SINGLE LINE DIAGRAM - RESIDENTIAL METER BANK EN-0.5 SINGLE LINE DIAGRAM - 'MS2' COMMERCIAL SERVICE EN-0.5A FEEDER SCHEDULES EN-0.6 LOAD CALCULATIONS & EQUIPMENT SCHEDULES EN-0.7 PANEL SCHEDULES EN-0.8 PANEL SCHEDULES EN-0.9 PANEL SCHEDULES EN-0.10 LIGHTING CONTROL ED-1 DETAILS ED-2 DETAILS ED-3 DETAILS ED-4 DETAILS E-1.0 SITE LIGHTING NOTES E-1.1 SITE UTILITY PLAN E-1.2 SITE LIGHTING PLAN E-1.3 PHOTOMETRIC SITE PLAN E-1.4 LIGHTING SPECIFICATIONS E-2.1 1ST FLOOR LIGHTING PLAN E-2.2 2ND FLOOR LIGHTING PLAN E-2.3 3RD FLOOR LIGHTING PLAN E-2.4 4TH FLOOR LIGHTING PLAN E-2.5 ROOF LIGHTING PLAN E-2.6 1ST FLOOR POWER PLAN E-2.7 2ND FLOOR POWER PLAN E-2.8 3RD FLOOR POWER PLAN E-2.9 4TH FLOOR POWER PLAN E-2.10 ROOF POWER PLAN E-3.1 UNIT A1 & A2 E-3.2 UNIT A3 & B1 E-3.3 UNIT B2 E-3.4 UNIT C1 E-3.5 UNIT C2 E-3.6 UNIT D1 PLUMBING P-0.1 GENERAL NOTES & SHEET INDEX P-0.2 MATERIAL AND FIXTURE SCHEDULES P-0.3 CALCULATIONS P-0.4 FIXTURE SCHEDULES & CALCULATIONS P-0.5 SPECIFICATIONS P-1.1 SITE PLAN P-2.1A 1ST FLOOR PLAN - COLD/HOT WATER AND NATURAL GAS P-2.2A 2ND FLOOR PLAN - COLD/HOT WATER - AND NATURAL GAS P-2.3A 3RD FLOOR PLAN - COLD/HOT WATER - AND NATURAL GAS P-2.4A 4TH FLOOR PLAN - COLD/HOT WATER - AND NATURAL GAS P-2.5A ROOF PLAN - COLD/HOT WATER - AND NATURAL GAS P-2.1B 1ST FLOOR PLAN - WASTE/VENT PIPING AND STORM DRAIN P-2.2B 2ND FLOOR PLAN - WASTE/VENT PIPING AND STORM DRAIN P-2.3B 3RD FLOOR PLAN - WASTE/VENT PIPING AND STORM DRAIN P-2.4B 4TH FLOOR PLAN - WASTE/VENT PIPING AND STORM DRAIN P-2.5B ROOF PLAN - WASTE/VENT PIPING AND STORM DRAIN P-3.1 UNIT PLANS - COLD/HOT WATER AND NATURAL GAS P-3.2 UNIT PLANS - COLD/HOT WATER AND NATURAL GAS P-3.3 UNIT PLANS - COLD/HOT WATER AND NATURAL GAS P-3.4 UNIT PLANS - COLD/HOT WATER AND NATURAL GAS P-D.1 DETAILS LANDSCAPE TS-01 TITLE SHEET LC-01 SITE LANDSCAPE PLAN LC-02 2ND FLOOR AMENITY DECK LC-03 DETAILS LC-04 NOTES & SPECIFICATIONS LI-01 1ST FLOOR IRRIGATION PLAN LI-02 2ND FLOOR IRRIGATION PLAN LI-03 IRRIGATION DETAILS LI-04 IRRIGATION DETAILS LI-05 IRRIGATION DETAILS LI-06 IRRIGATION SPECIFICATIONS LP-01 1ST FLOOR PLANTING PLAN LP-02 2ND FLOOR PLANTING PLAN LP-03 PLANTING DETAILS & NOTES LP-04 PLANTING SPECIFICATIONS GENERAL A001 TITLE SHEET A002 CLIMATE ACTION PLAN CHECKLIST CIVIL C-1 TENTATIVE TRACT MAP TITLE SHEET C-2 PRELIMINARY GRADING PLAN C-3 SECTIONS AND DETAILS C-4 DMA EXHIBIT / ROOF PLAN ARCHITECTURAL A101 ARCHITECTURAL SITE PLAN A102 PLAN DIAGRAMS A103 ELEVATION DIAGRAMS A104 ELEVATION DIAGRAMS A201 1ST FLOOR PLAN A202 2ND FLOOR PLAN A203 3RD FLOOR PLAN A204 4TH FLOOR PLAN A205 ROOF PLAN A301 EXTERIOR ELEVATIONS A302 EXTERIOR ELEVATIONS A303 EXTERIOR PERSPECTIVES A401 BUILDING SECTIONS A402 BUILDING SECTIONS A601 UNIT PLANS - UNIT A1 A602 UNIT PLANS - UNIT A2 A603 UNIT PLANS - UNIT A3 A604 UNIT PLANS - UNIT B1 A605 UNIT PLANS - UNIT B2 A606 UNIT PLANS - UNIT C1 A607 UNIT PLANS - UNIT C2 A608 UNIT PLANS - UNIT D1 LANDSCAPE LC-01 SITE LANDSCAPE PLAN LC-02 2ND FLOOR AMENITY DECK LC-03 WATER CONSERVATION AND USE DIAGRAMS LC-04 WATER CALCULATIONS AND DETAILS LC-05 CONCEPTUAL LIGHTING PLAN - GROUND LEVEL LC-06 CONCEPTUAL LIGHTING PLAN - 2ND FLOOR SHEET INDEX (E)EXISTING ABV ABOVE AC ACOUSTICAL ACC ACCESSIBLE ACT ACOUSTICAL CEILING TILE AD AREA DRAIN ADA AMERICANS W/ DISABILITIES ACT ADD'L ADDITIONAL ADJ ADJUSTABLE AFF ABOVE FINISH FLOOR ALUM ALUMINUM AN ANODIZED AP ACCESS PANEL APPROX APPROXIMATE ASYM ASYMMETRICAL BATT BATTING BD BOARD BLDG BUILDING BLW BELOW BM BEAM BO BOTTOM OF BTWN BETWEEN BUR BUILT-UP ROOFING BYD BEYOND CAB CABINET CEMT CEMENTITIOUS CIP CAST IN PLACE CJ CONTROL JOINT CL CENTER LINE CLG CEILING CMU CONCRETE MASONRY UNIT CNTR COUNTER CONC CONCRETE CONT CONTINUOUS CORR CORRIDOR CPT CARPET CTR CENTER DBL DOUBLE DF DRINKING FOUNTAIN DIA DIAMETER DS DOWNSPOUT DTL DETAIL DWG DRAWING EA EACH EJ EXPANSION JOINT EL ELEVATION ELEC ELECTRICAL EMER EMERGENCY EP ELECTRICAL PANEL EQ EQUAL EQPT EQUIPMENT EX EXISTING EXT EXTERIOR FA FIRE ALARM FAC FIN FACTORY FINISH FAU FORCED AIR UNIT FC FIBER CEMENT FD FLOOR DRAIN FEC FIRE EXTINGUISHER CABINET FF FINISH FLOOR FG FINISH GRADE FIN FINISH FL FLUORESCENT FLR FLOOR FLR SNK FLOOR SINK FLSH'G FLASHING FO FACE OF FR FRENCH DOOR FRP FIBER REINFORCED PLASTIC FS FINISH SURFACE FT FOOT OR FEET FTG FOOTING FURR FURRING GA GAUGE GALV GALVANIZED GC GENERAL CONTRACTOR GL GLASS GYP GYPSUM HB HOSE BIBB HC HOLLOW CORE HD HOT DIPPED HM HOLLOW METAL HORIZ HORIZONTAL HR HOUR HT HEIGHT ID INSIDE DIAMETER IN INCHES INSUL INSULATION INT INTERIOR JST JOIST LAV LAVATORY SINK MANUF MANUFACTURER MAX MAXIMUM MDF MEDIUM DENSITY FIBERBOARD MECH MECHANICAL MIN MINIMUM MIR MIRROR MNT MOUNTED MO MASONRY OPENING MS MOP SINK MTL METAL MTR METER MTRL MATERIAL MUL MULLION NIC NOT IN CONTRACT NOM NOMINAL NTS NOT TO SCALE O/ OVER O/FL OVERFLOW DRAIN OC ON CENTER OD OUTSIDE DIAMETER OPNG OPENING OPP OPPOSITE OSCI OWNER SUPPLIED CONTRACTOR INSTALLED OVHD OVERHEAD PART PARTITION P-LAM PLASTIC LAMINATE PLSTR PLASTER PLT PLATE PLYWD PLYWOOD PNT PAINT(ED) PR PAIR PREFIN PRE-FINISHED PV PHOTOVOLTAIC PWDR POWDER R RADIUS RAG RETURN AIR GRILLE RB RESILIENT BASE RCP REFLECTED CEILING PLAN RD ROOF DRAIN RE/S RE-SAWN RECSS'D RECESSED REF REFERENCE REFL REFLECTED REFRIG REFRIGERATOR REQ'D REQUIRED RES RESILIENT RF'G ROOFING RM ROOM RMC RECESSED MEDICINE CABINET RO ROUGH OPENING RP RAISED PANEL RR RESTROOM SC SOLID CORE SCHED SCHEDULE SECT SECTION SH SHELF SHT SHEET SHT'G SHEATHING SHWR SHOWER SIM SIMILAR SIP STRUCTURAL INSULATED PANEL SMF SHEET METAl FLASHING SPEC SPECIFICATION SS STAINLESS STEEL SSG STRUCTURAL SILICONE GLAZED STD STANDARD STL STEEL STRUCT STRUCTURAL SUSP SUSPENDED SWM SELF-ADHERING WATERPROOF MEMBRANE T&G TONGUE & GROOVE TB TOWEL BAR TEL TELEPHONE THRESH THRESHOLD TO TOP OF TPH TOILET PAPE HOLDER TS TUBE STEEL TYP TYPICAL UNO UNLESS NOTED OTHERWISE VAV VARIABLE AIR VOLUME VCT VINYL COMPOSITION TILE VERT VERTICAL VIF VERIFY IN FIELD W WIDTH W/ WITH W/O WITHOUT WC WATER CLOSET WD WOOD WH WATER HEATER WR WATER RESISTANT ABBREVIATIONS NOTE: AB 2097 1.PURSUANT TO CALIFORNIA ASSEMBLY BILL 2097, THE CITY IS PROHIBITED FROM REQUIRING PARKING FOR PROJECTS LOCATED WITHIN ONE-HALF MILE OF A MAJOR TRANSIT STOP. THE INTENT OF THIS LEGISLATION IS TO PROVIDE FLEXIBILITY FOR PROJECT DESIGN, CONCURRENT WITH PLANNING STUDIES THAT HAVE SHOWN THAT PARKING SHOULD BE MARKET DRIVEN. DEVELOPERS COULD STILL VOLUNTARILY PROVIDE ONSITE PARKING, BUT THE NUMBER OF PARKING SPACES PROVIDED WILL BE BASED ON BUILDER PREFERENCE AND MARKET DEMAND, NOT BY CITY-ESTABLISHED MINIMUM PARKING STANDARDS. PROJECT INFORMATIONADDRESS:2747 - 2775 ROOSEVELT STREET LOT AREA ACRE SFCARLSBAD, CA .69 AC 30,116 SF APNs:203-101-12 203-181-16 203-181-10 DEVELOPMENT REGULATIONS BASE ZONE VILLAGE CENTER DISTRICT MIN MAX DENSITY 28 DU / AC 35 DU / AC COMMUNITY PLAN V-B (VILLAGE BARRIO) HEIGHT LIMIT 45 FT SETBACKS FRONT MIN.0 FT 4 STORIES MAX 5 FT GROUND FLOOR HEIGHT 14 FT SIDE MIN:0 FT OPT:0 FT PRIVATE OPEN SPACE MIN. DIM.6 FT MIN. AREA 60 SF/DU REAR MIN:10 FT OPT:0 FT COMMON OPEN SPACE MIN. DIM.10 FT MIN. AREA 15 SF/DU SIDE STREET MAX:0 FT DENSITY BONUS BASE DENSITY .69 AC x 35 DU / AC =24.2 DU 25 DU SET ASIDE UNITS (DB)3%=.75 DU 1 DU 15%= 3.75 DU 4 DU 5 DU DENSITY BONUS 29%= 7.25 DU 8 DU 8 DU TOTAL UNITS ALLOWED 33 DU CARLSBAD INCLUSIONARY (15% MIN):5. DU /33. DU =15.2% INCENTIVES / WAIVERS INCENTIVES AVAILABLE: 2 INCENTIVES PROPOSED:1 TBD 2 TBD WAIVER HEIGHT LIMIT (ROOFTOP STRUCTURES)VBMP 2.6.2(C)(3) WAIVER HEIGHT LIMIT (MAX BUILDING HEIGHT)VBMP 2.7-1(G)(1) WAIVER 30% MAX OF 4TH FLOOR FAÇADE (0 FT SETBACK)VBMP 2.7-1(G)(3)(a) WAIVER 80% 4TH FLOOR TO 3RD FLOOR AREA VBMP 2.7-1(G)(3)(b) WAIVER 40-FT LENGTH FAÇADE W/ 5-FT VARIATION VBMP 2.7-1(H)(1) WAIVER 80% GROUND FLOOR USE ALONG ROOSEVELT VBMP 2.7-1(I)(1) WAIVER UTILITIES / EQUIPMENT SCREENING VBMP ODS 2.6(A)(1) WAIVER UPPER STORIES TO OCCUPY FULL GROUND FLOOR FOOTPRINT VBMP ODS 4.8(C)(2) WAIVER MINIMUM VERTICAL CLEARANCE TO CANTILEVER AT SHOPFRONT VBMP ODS 6.3(D)(4) WAIVER 10 FT STEPBACK AT 3RD AND 4TH FLOOR FOR 25 FT VBMP ODS 7.2(B) WAIVER STANDARD STALL SIZE AT ENCLOSED PARKING GARAGE CMC 21.44.060(A)(3) UNIT TABULATION UNIT # DU SF / DU NRSF A1 6 756 SF 4,536 SF A2 6 1,678 SF 10,068 SF A3 3 1,107 SF 3,321 SF SUB-TOTAL 15 17,925 SF B1 3 1,560 SF 4,680 SF B2 3 1,665 SF 4,995 SF SUB-TOTAL 6 9,675 SF C1 3 1,956 SF 5,868 SF C2 3 2,131 SF 6,393 SF SUB-TOTAL 6 12,261 SF D1 6 2,560 SF 15,360 SF SUB-TOTAL 6 15,360 SF TOTAL DU 33 55,221 SF AVERAGE UNIT SIZE:1,673 SF BUILDING AREA NRSF / SALES SF 59,097 SF RESIDENTIAL 55,221 SF COMMERCIAL #1 1,069 SF COMMERCIAL #2 1,167 SF COMMERCIAL #3 1,183 SF STORAGE (GARAGE)295 SF STORAGE (TYP)3 FLR X 54 SF/FLR 162 SF HABITABLE AREA 446 SF LOBBY 446 SF ACCESSORY AREA 2,247 SF FIRE RISER CLOSET (1ST)64 SF PARCEL ROOM (1ST)66 SF BOILER ROOM (ROOF)218 SF ELECTRICAL ROOM (1ST)345 SF LOW VOLTAGE (1ST)180 SF IDF (COMBINED)3 FLR X 38 SF/FLR 114 SF TRASH ROOM (1ST)336 SF TRASH CHUTES 3 FLR X 112 SF/FLR 336 SF BIKES (1ST)295 SF ELEV INVERT ROOM (1ST)111 SF ELEV MACH ROOM (1ST)182 SF CIRCULATION 6,600 SF ELEVATORS 84 SF X 5 FLR 420 SF STAIR 1 (TYP)193 SF X 4 FLR 772 SF STAIR 1 (1ST)259 SF X 1 FLR 259 SF STAIR 2 (TYP)192 SF X 4 FLR 768 SF STAIR 2 (1ST)241 SF X 1 FLR 241 SF HALL (TYP)1,380 SF X 2 FLR 2,760 SF HALL (2ND)1,380 SF X 1 FLR 1,380 SF TOTAL GROSS FLOOR AREA (GFA)68,390 SF EFFICIENCY (EXCLUDES GARAGE)87.1% GARAGE 16,682 SF F.A.R.PROPOSED 2.3 PARKING (MINIMUM REQUIREMENTS) ADA EV CBC 11B CGC CHAPTER 5 RATIO 1:170 #RATIO # TABLE 11B.208.2 TABLE 5.106.5.3.1 COMMERCIAL 1 1,069 SF 0 0 COMMERCIAL 2 1,167 SF 0 0 COMMERCIAL 3 1,183 SF 0 0 TOTAL 3,419 SF 170 20.1 0 (RANGE 10-25) REQUIRED 21 0 1 4 "EV CAPABLE" PROVIDED 21 2 4 "EV CAPABLE" (1 VAN, 3 STANDARD) ADA EV CBC 1109A.4 CGC CHAPTER 4 RATIO #RATIO # ASSIGNED (2%)4.106.4.2.2 1 BR 15 DU 1 15 0 0 2 BR 6 DU 1 6 0 0 3 BR 6 DU 1.5 9 0 0 4 BR 6 DU 1.5 9 0 0 TOTAL 33 DU 39.0 0 (EV-READY 40% & 10%) REQUIRED 39 0 1 READY (40%) = 9 READY W/ CHG (10%) = 3 PROVIDED 21 1 9 "READY" (STANDARD) & 3 "READY W/ CHG" (1 ADA/VAN, 2 STANDARD) TOTAL PARKING PROVIDED 42 PARKING NOTES 1 SITE IS WITHIN 1/2 MILE OF A MAJOR TRANSIT STOP 2 AB 2097 EXEMPTS PROJECT FROM ANY PARKING MINIMUMS SHORT-TERM LONG-TERM PUBLIC 6 SUPPLEMENTAL RESIDENTIAL REGULATIONS PRIVATE EXTERIOR OPEN SPACE REQUIRED:33 DU x 60 SF/DU 1,980 SF PROPOSED:6,591 SF A1 6 DU x 65 SF/DU 390 SF A2 6 DU x 182 SF/DU 1,092 SF A3 3 DU x 81 SF/DU 243 SF B1 3 DU x 161 SF/DU 483 SF B2 3 DU x 218 SF/DU 654 SF C1 3 DU x 240 SF/DU 720 SF C2 3 DU x 207 SF/DU 621 SF D1 6 DU x 398 SF/DU 2,388 SF COMMON OPEN SPACE REQUIRED:33 DU x 15 SF/DU 495 SF PROPOSED:590 SF COURTYARD (MEETING MINIMUM DIMENSION)590 SF TRASH TRASH RECYCLE GREEN RESIDENTIAL:288 SF 288 SF 288 SF 864 SF PROPOSED:336 SF TRASH SUMMARY TABLE 15 1BR 15 6 2BR 12 1/3 LANDFILL = 3.9 CY 6 3BR 18 1/3 RECYCLE = 3.9 CY 6 4BR 24 1/3 ORGANIC = 3.9 CY TOTAL OCCUPANTS 69 4.9 LBS 200 LBS CY PROPOSED 350 SF ROOM W/ (3) 4 CY CAPACITY DUMPSTERS TO BE EMPTIED OUT TWICE PER WEEK (3) TRASH & (3) RECYCLING 65 GALLON BINS HAVE BEEN PROVIDED FOR COMMERCIAL EXISTING 58 SF TRASH ENCLOSURE W/ (2) 65 & (2) 35 GALLON CART BINS TRASH NOTES 1 PER ENVIRONMENTAL PROTECTION AGENCY, THIS IS THE AVERAGE TRASH BY PERSON PER POUND PER DAY 2 AVERAGE WEIGHT IN POUNDS OF HOUSEHOLD TRASH IN 1 CUBIC YARD 18% 18% 18%3 BR 2 BR 4 BR CALIF AB 2097 45%1 BR COMMERCIAL GROSS AREA CITY (REFERENCE ONLY) RESIDENTIAL QNTY CITY (REFERENCE ONLY) 69 x 4.9 / 200 x 7 DAYS = 11.8 CY RESIDENTIAL DWELLING UNITS TOTAL # BEDROOMS PER EPA AVG TRASH (1*) TRASH WEIGHT IN 1 CUBIC YARD (2*) BICYCLE PARKING CITY EXTREMELY LOW LOW CALIF AB 2097 TOTAL RESIDENTIAL SOLID WASTE IN CUBIC YARDS PER WEEK LOW 1 PROJECT INFORMATION ADDRESS:2747 - 2775 ROOSEVELT STREET LOT AREA ACRE SF CARLSBAD, CA .69 AC 30,116 SF APNs:203-101-12 203-181-16 203-181-10 DEVELOPMENT REGULATIONS BASE ZONE VILLAGE CENTER DISTRICT MIN MAX DENSITY 28 DU / AC 35 DU / AC COMMUNITY PLAN V-B (VILLAGE BARRIO) HEIGHT LIMIT 45 FT SETBACKS FRONT MIN.0 FT 4 STORIES MAX 5 FT GROUND FLOOR HEIGHT 14 FT SIDE MIN:0 FT OPT:0 FT PRIVATE OPEN SPACE MIN. DIM.6 FT MIN. AREA 60 SF/DU REAR MIN:10 FT OPT:0 FT COMMON OPEN SPACE MIN. DIM.10 FT MIN. AREA 15 SF/DU SIDE STREET MAX:0 FT DENSITY BONUS BASE DENSITY .69 AC x 35 DU / AC =24.2 DU 25 DU SET ASIDE UNITS (DB)3%=.75 DU 1 DU 15%= 3.75 DU 4 DU 5 DU DENSITY BONUS 29%= 7.25 DU 8 DU 8 DU TOTAL UNITS ALLOWED 33 DU CARLSBAD INCLUSIONARY (15% MIN):5. DU /33. DU =15.2% INCENTIVES / WAIVERS INCENTIVES AVAILABLE: 2 INCENTIVES PROPOSED:1 TBD 2 TBD WAIVER HEIGHT LIMIT (ROOFTOP STRUCTURES)VBMP 2.6.2(C)(3) WAIVER HEIGHT LIMIT (MAX BUILDING HEIGHT)VBMP 2.7-1(G)(1) WAIVER 30% MAX OF 4TH FLOOR FAÇADE (0 FT SETBACK)VBMP 2.7-1(G)(3)(a) WAIVER 80% 4TH FLOOR TO 3RD FLOOR AREA VBMP 2.7-1(G)(3)(b) WAIVER 40-FT LENGTH FAÇADE W/ 5-FT VARIATION VBMP 2.7-1(H)(1) WAIVER 80% GROUND FLOOR USE ALONG ROOSEVELT VBMP 2.7-1(I)(1) WAIVER UTILITIES / EQUIPMENT SCREENING VBMP ODS 2.6(A)(1) WAIVER UPPER STORIES TO OCCUPY FULL GROUND FLOOR FOOTPRINT VBMP ODS 4.8(C)(2) WAIVER MINIMUM VERTICAL CLEARANCE TO CANTILEVER AT SHOPFRONT VBMP ODS 6.3(D)(4) WAIVER 10 FT STEPBACK AT 3RD AND 4TH FLOOR FOR 25 FT VBMP ODS 7.2(B) WAIVER STANDARD STALL SIZE AT ENCLOSED PARKING GARAGE CMC 21.44.060(A)(3) UNIT TABULATION UNIT # DU SF / DU NRSF A1 6 756 SF 4,536 SF A2 6 1,678 SF 10,068 SF A3 3 1,107 SF 3,321 SF SUB-TOTAL 15 17,925 SF B1 3 1,560 SF 4,680 SF B2 3 1,665 SF 4,995 SF SUB-TOTAL 6 9,675 SF C1 3 1,956 SF 5,868 SF C2 3 2,131 SF 6,393 SF SUB-TOTAL 6 12,261 SF D1 6 2,560 SF 15,360 SF SUB-TOTAL 6 15,360 SF TOTAL DU 33 55,221 SF AVERAGE UNIT SIZE:1,673 SF BUILDING AREA NRSF / SALES SF 59,097 SF RESIDENTIAL 55,221 SF COMMERCIAL #1 1,069 SF COMMERCIAL #2 1,167 SF COMMERCIAL #3 1,183 SF STORAGE (GARAGE)295 SF STORAGE (TYP)3 FLR X 54 SF/FLR 162 SF HABITABLE AREA 446 SF LOBBY 446 SF ACCESSORY AREA 2,247 SF FIRE RISER CLOSET (1ST)64 SF PARCEL ROOM (1ST)66 SF BOILER ROOM (ROOF)218 SF ELECTRICAL ROOM (1ST)345 SF LOW VOLTAGE (1ST)180 SF IDF (COMBINED)3 FLR X 38 SF/FLR 114 SF TRASH ROOM (1ST)336 SF TRASH CHUTES 3 FLR X 112 SF/FLR 336 SF BIKES (1ST)295 SF ELEV INVERT ROOM (1ST)111 SF ELEV MACH ROOM (1ST)182 SF CIRCULATION 6,600 SF ELEVATORS 84 SF X 5 FLR 420 SF STAIR 1 (TYP)193 SF X 4 FLR 772 SF STAIR 1 (1ST)259 SF X 1 FLR 259 SF STAIR 2 (TYP)192 SF X 4 FLR 768 SF STAIR 2 (1ST)241 SF X 1 FLR 241 SF HALL (TYP)1,380 SF X 2 FLR 2,760 SF HALL (2ND)1,380 SF X 1 FLR 1,380 SF TOTAL GROSS FLOOR AREA (GFA)68,390 SF EFFICIENCY (EXCLUDES GARAGE)87.1% GARAGE 16,682 SF F.A.R.PROPOSED 2.3 PARKING (MINIMUM REQUIREMENTS) ADA EV CBC 11B CGC CHAPTER 5 RATIO 1:170 #RATIO # TABLE 11B.208.2 TABLE 5.106.5.3.1 COMMERCIAL 1 1,069 SF 0 0 COMMERCIAL 2 1,167 SF 0 0 COMMERCIAL 3 1,183 SF 0 0 TOTAL 3,419 SF 170 20.1 0 (RANGE 10-25) REQUIRED 21 0 1 4 "EV CAPABLE" PROVIDED 21 2 4 "EV CAPABLE" (1 VAN, 3 STANDARD) ADA EV CBC 1109A.4 CGC CHAPTER 4 RATIO #RATIO # ASSIGNED (2%)4.106.4.2.2 1 BR 15 DU 1 15 0 0 2 BR 6 DU 1 6 0 0 3 BR 6 DU 1.5 9 0 0 4 BR 6 DU 1.5 9 0 0 TOTAL 33 DU 39.0 0 (EV-READY 40% & 10%) REQUIRED 39 0 1 READY (40%) = 9 READY W/ CHG (10%) = 3 PROVIDED 21 1 9 "READY" (STANDARD) & 3 "READY W/ CHG" (1 ADA/VAN, 2 STANDARD) TOTAL PARKING PROVIDED 42 PARKING NOTES 1 SITE IS WITHIN 1/2 MILE OF A MAJOR TRANSIT STOP 2 AB 2097 EXEMPTS PROJECT FROM ANY PARKING MINIMUMS SHORT-TERM LONG-TERM PUBLIC 6 SUPPLEMENTAL RESIDENTIAL REGULATIONS PRIVATE EXTERIOR OPEN SPACE REQUIRED:33 DU x 60 SF/DU 1,980 SF PROPOSED:6,591 SF A1 6 DU x 65 SF/DU 390 SF A2 6 DU x 182 SF/DU 1,092 SF A3 3 DU x 81 SF/DU 243 SF B1 3 DU x 161 SF/DU 483 SF B2 3 DU x 218 SF/DU 654 SF C1 3 DU x 240 SF/DU 720 SF C2 3 DU x 207 SF/DU 621 SF D1 6 DU x 398 SF/DU 2,388 SF COMMON OPEN SPACE REQUIRED:33 DU x 15 SF/DU 495 SF PROPOSED:590 SF COURTYARD (MEETING MINIMUM DIMENSION)590 SF TRASH TRASH RECYCLE GREEN RESIDENTIAL:288 SF 288 SF 288 SF 864 SF PROPOSED:336 SF TRASH SUMMARY TABLE 15 1BR 15 6 2BR 12 1/3 LANDFILL = 3.9 CY 6 3BR 18 1/3 RECYCLE = 3.9 CY 6 4BR 24 1/3 ORGANIC = 3.9 CY TOTAL OCCUPANTS 69 4.9 LBS 200 LBS CY PROPOSED 350 SF ROOM W/ (3) 4 CY CAPACITY DUMPSTERS TO BE EMPTIED OUT TWICE PER WEEK (3) TRASH & (3) RECYCLING 65 GALLON BINS HAVE BEEN PROVIDED FOR COMMERCIAL EXISTING 58 SF TRASH ENCLOSURE W/ (2) 65 & (2) 35 GALLON CART BINS TRASH NOTES 1 PER ENVIRONMENTAL PROTECTION AGENCY, THIS IS THE AVERAGE TRASH BY PERSON PER POUND PER DAY 2 AVERAGE WEIGHT IN POUNDS OF HOUSEHOLD TRASH IN 1 CUBIC YARD 18% 18% 18%3 BR 2 BR 4 BR CALIF AB 2097 45%1 BR COMMERCIAL GROSS AREA CITY (REFERENCE ONLY) RESIDENTIAL QNTY CITY (REFERENCE ONLY) 69 x 4.9 / 200 x 7 DAYS = 11.8 CY RESIDENTIAL DWELLING UNITS TOTAL # BEDROOMS PER EPA AVG TRASH (1*) TRASH WEIGHT IN 1 CUBIC YARD (2*) BICYCLE PARKING CITY EXTREMELY LOW LOW CALIF AB 2097 TOTAL RESIDENTIAL SOLID WASTE IN CUBIC YARDS PER WEEK LOW 1 PROJECT INFORMATIONADDRESS:2747 - 2775 ROOSEVELT STREET LOT AREA ACRE SFCARLSBAD, CA .69 AC 30,116 SFAPNs:203-101-12203-181-16203-181-10DEVELOPMENT REGULATIONSBASE ZONE VILLAGE CENTER DISTRICT MIN MAXDENSITY28 DU / AC 35 DU / ACCOMMUNITY PLAN V-B (VILLAGE BARRIO)HEIGHT LIMIT 45 FTSETBACKSFRONT MIN.0 FT 4 STORIESMAX5 FT GROUND FLOOR HEIGHT 14 FTSIDEMIN:0 FTOPT:0 FT PRIVATE OPEN SPACE MIN. DIM.6 FTMIN. AREA 60 SF/DUREARMIN:10 FT OPT:0 FT COMMON OPEN SPACE MIN. DIM.10 FT MIN. AREA 15 SF/DU SIDE STREET MAX:0 FT DENSITY BONUS BASE DENSITY .69 AC x 35 DU / AC =24.2 DU 25 DU SET ASIDE UNITS (DB)3%=.75 DU 1 DU 15%= 3.75 DU 4 DU 5 DU DENSITY BONUS 29%= 7.25 DU 8 DU 8 DU TOTAL UNITS ALLOWED 33 DU CARLSBAD INCLUSIONARY (15% MIN):5. DU /33. DU =15.2% INCENTIVES / WAIVERS INCENTIVES AVAILABLE: 2 INCENTIVES PROPOSED:1 TBD 2 TBD WAIVER HEIGHT LIMIT (ROOFTOP STRUCTURES)VBMP 2.6.2(C)(3) WAIVER HEIGHT LIMIT (MAX BUILDING HEIGHT)VBMP 2.7-1(G)(1) WAIVER 30% MAX OF 4TH FLOOR FAÇADE (0 FT SETBACK)VBMP 2.7-1(G)(3)(a) WAIVER 80% 4TH FLOOR TO 3RD FLOOR AREA VBMP 2.7-1(G)(3)(b) WAIVER 40-FT LENGTH FAÇADE W/ 5-FT VARIATION VBMP 2.7-1(H)(1) WAIVER 80% GROUND FLOOR USE ALONG ROOSEVELT VBMP 2.7-1(I)(1) WAIVER UTILITIES / EQUIPMENT SCREENING VBMP ODS 2.6(A)(1) WAIVER UPPER STORIES TO OCCUPY FULL GROUND FLOOR FOOTPRINT VBMP ODS 4.8(C)(2) WAIVER MINIMUM VERTICAL CLEARANCE TO CANTILEVER AT SHOPFRONT VBMP ODS 6.3(D)(4) WAIVER 10 FT STEPBACK AT 3RD AND 4TH FLOOR FOR 25 FT VBMP ODS 7.2(B) WAIVER STANDARD STALL SIZE AT ENCLOSED PARKING GARAGE CMC 21.44.060(A)(3) UNIT TABULATION UNIT # DU SF / DU NRSF A1 6 756 SF 4,536 SF A2 6 1,678 SF 10,068 SF A3 3 1,107 SF 3,321 SF SUB-TOTAL 15 17,925 SF B1 3 1,560 SF 4,680 SF B2 3 1,665 SF 4,995 SF SUB-TOTAL 6 9,675 SF C1 3 1,956 SF 5,868 SF C2 3 2,131 SF 6,393 SF SUB-TOTAL 6 12,261 SF D1 6 2,560 SF 15,360 SF SUB-TOTAL 6 15,360 SF TOTAL DU 33 55,221 SF AVERAGE UNIT SIZE:1,673 SF BUILDING AREA NRSF / SALES SF 59,097 SF RESIDENTIAL 55,221 SF COMMERCIAL #1 1,069 SF COMMERCIAL #2 1,167 SF COMMERCIAL #3 1,183 SF STORAGE (GARAGE)295 SF STORAGE (TYP)3 FLR X 54 SF/FLR 162 SF HABITABLE AREA 446 SF LOBBY 446 SF ACCESSORY AREA 2,247 SF FIRE RISER CLOSET (1ST)64 SF PARCEL ROOM (1ST)66 SF BOILER ROOM (ROOF)218 SF ELECTRICAL ROOM (1ST)345 SF LOW VOLTAGE (1ST)180 SF IDF (COMBINED)3 FLR X 38 SF/FLR 114 SF TRASH ROOM (1ST)336 SF TRASH CHUTES 3 FLR X 112 SF/FLR 336 SF BIKES (1ST)295 SF ELEV INVERT ROOM (1ST)111 SF ELEV MACH ROOM (1ST)182 SF CIRCULATION 6,600 SF ELEVATORS 84 SF X 5 FLR 420 SF STAIR 1 (TYP)193 SF X 4 FLR 772 SF STAIR 1 (1ST)259 SF X 1 FLR 259 SF STAIR 2 (TYP)192 SF X 4 FLR 768 SF STAIR 2 (1ST)241 SF X 1 FLR 241 SF HALL (TYP)1,380 SF X 2 FLR 2,760 SF HALL (2ND)1,380 SF X 1 FLR 1,380 SF TOTAL GROSS FLOOR AREA (GFA)68,390 SF EFFICIENCY (EXCLUDES GARAGE)87.1% GARAGE 16,682 SF F.A.R.PROPOSED 2.3 PARKING (MINIMUM REQUIREMENTS) ADA EV CBC 11B CGC CHAPTER 5 RATIO 1:170 #RATIO # TABLE 11B.208.2 TABLE 5.106.5.3.1 COMMERCIAL 1 1,069 SF 0 0 COMMERCIAL 2 1,167 SF 0 0 COMMERCIAL 3 1,183 SF 0 0 TOTAL 3,419 SF 170 20.1 0 (RANGE 10-25) REQUIRED 21 0 1 4 "EV CAPABLE" PROVIDED 21 2 4 "EV CAPABLE" (1 VAN, 3 STANDARD) ADA EV CBC 1109A.4 CGC CHAPTER 4 RATIO #RATIO # ASSIGNED (2%)4.106.4.2.2 1 BR 15 DU 1 15 0 0 2 BR 6 DU 1 6 0 0 3 BR 6 DU 1.5 9 0 0 4 BR 6 DU 1.5 9 0 0 TOTAL 33 DU 39.0 0 (EV-READY 40% & 10%) REQUIRED 39 0 1 READY (40%) = 9 READY W/ CHG (10%) = 3 PROVIDED 21 1 9 "READY" (STANDARD) & 3 "READY W/ CHG" (1 ADA/VAN, 2 STANDARD) TOTAL PARKING PROVIDED 42 PARKING NOTES 1 SITE IS WITHIN 1/2 MILE OF A MAJOR TRANSIT STOP 2 AB 2097 EXEMPTS PROJECT FROM ANY PARKING MINIMUMS SHORT-TERM LONG-TERM PUBLIC 6 SUPPLEMENTAL RESIDENTIAL REGULATIONS PRIVATE EXTERIOR OPEN SPACE REQUIRED:33 DU x 60 SF/DU 1,980 SF PROPOSED:6,591 SF A1 6 DU x 65 SF/DU 390 SF A2 6 DU x 182 SF/DU 1,092 SF A3 3 DU x 81 SF/DU 243 SF B1 3 DU x 161 SF/DU 483 SF B2 3 DU x 218 SF/DU 654 SF C1 3 DU x 240 SF/DU 720 SF C2 3 DU x 207 SF/DU 621 SF D1 6 DU x 398 SF/DU 2,388 SF COMMON OPEN SPACE REQUIRED:33 DU x 15 SF/DU 495 SF PROPOSED:590 SF COURTYARD (MEETING MINIMUM DIMENSION)590 SF TRASH TRASH RECYCLE GREEN RESIDENTIAL:288 SF 288 SF 288 SF 864 SF PROPOSED:336 SF TRASH SUMMARY TABLE 15 1BR 15 6 2BR 12 1/3 LANDFILL = 3.9 CY 6 3BR 18 1/3 RECYCLE = 3.9 CY 6 4BR 24 1/3 ORGANIC = 3.9 CY TOTAL OCCUPANTS 69 4.9 LBS 200 LBS CY PROPOSED 350 SF ROOM W/ (3) 4 CY CAPACITY DUMPSTERS TO BE EMPTIED OUT TWICE PER WEEK (3) TRASH & (3) RECYCLING 65 GALLON BINS HAVE BEEN PROVIDED FOR COMMERCIAL EXISTING 58 SF TRASH ENCLOSURE W/ (2) 65 & (2) 35 GALLON CART BINS TRASH NOTES 1 PER ENVIRONMENTAL PROTECTION AGENCY, THIS IS THE AVERAGE TRASH BY PERSON PER POUND PER DAY 2 AVERAGE WEIGHT IN POUNDS OF HOUSEHOLD TRASH IN 1 CUBIC YARD 18% 18% 18%3 BR 2 BR 4 BR CALIF AB 2097 45%1 BR COMMERCIAL GROSS AREA CITY (REFERENCE ONLY) RESIDENTIAL QNTY CITY (REFERENCE ONLY) 69 x 4.9 / 200 x 7 DAYS = 11.8 CY RESIDENTIAL DWELLING UNITS TOTAL # BEDROOMS PER EPA AVG TRASH (1*) TRASH WEIGHT IN 1 CUBIC YARD (2*) BICYCLE PARKING CITY EXTREMELY LOW LOW CALIF AB 2097 TOTAL RESIDENTIAL SOLID WASTE IN CUBIC YARDS PER WEEK LOW 1 DEVELOPMENT SUMMARY RINCON ROOSEVELT 2747 - 2775 ROOSEVELT STREET - CARLSBAD, CA 92008 WRITTEN SPECIFICATION BOOK DATED DECEMBER 10, 2025 IS PART OF CONSTUCTION DOCUMENTS ec t t i t l e GENERAL A001 TITLE SHEET A002 CLIMATE ACTION PLAN CHECKLIST CIVIL C-1 TENTATIVE TRACT MAP TITLE SHEET C-2 PRELIMINARY GRADING PLAN C-3 SECTIONS AND DETAILS C-4 DMA EXHIBIT / ROOF PLAN ARCHITECTURAL A101 ARCHITECTURAL SITE PLAN A102 PLAN DIAGRAMS A103 ELEVATION DIAGRAMS A104 ELEVATION DIAGRAMS A201 1ST FLOOR PLAN A202 2ND FLOOR PLAN A203 3RD FLOOR PLAN A204 4TH FLOOR PLAN A205 ROOF PLAN A301 EXTERIOR ELEVATIONS A302 EXTERIOR ELEVATIONS A303 EXTERIOR PERSPECTIVES A401 BUILDING SECTIONS A402 BUILDING SECTIONS A601 UNIT PLANS - UNIT A1 A602 UNIT PLANS - UNIT A2 A603 UNIT PLANS - UNIT A3 A604 UNIT PLANS - UNIT B1 A605 UNIT PLANS - UNIT B2 A606 UNIT PLANS - UNIT C1 A607 UNIT PLANS - UNIT C2 A608 UNIT PLANS - UNIT D1 LANDSCAPE LC-01 SITE LANDSCAPE PLAN LC-02 2ND FLOOR AMENITY DECK LC-03 WATER CONSERVATION AND USE DIAGRAMS LC-04 WATER CALCULATIONS AND DETAILS LC-05 CONCEPTUAL LIGHTING PLAN - GROUND LEVEL LC-06 CONCEPTUAL LIGHTING PLAN - 2ND FLOOR 4 38 Feb. 18, 2026 Item #2 246 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet CL I M A T E A C T I O N P L A N C H E C K L I S T A002 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 P-30 Page 1 of 8 Revised 6/22 Development Services Planning Division 1635 Faraday Avenue (442) 339-2610 www.carlsbadca.gov CLIMATE ACTION PLAN CONSISTENCY CHECKLIST P-30 PURPOSE In September 2015, the City of Carlsbad adopted a Climate Action Plan (CAP) that outlines actions that the city will undertake to achieve its proportional share of state greenhouse gas (GHG) emissions reductions. This checklist contains measures that are required to be implemented on a project-by-project basis to ensure that the specified emissions targets identified in the Climate Action Plan (CAP) are achieved. Implementation of these measures will ensure that new development is consistent with the CAP’s assumption for relevant CAP strategies toward achieving the identified greenhouse gas (GHG) reduction targets. In this manner, 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 the CAP, in accordance with CEQA Guidelines Sections 15064(h)(3), 15130(d), and 15183(b).* *City staff are currently not assessing the greenhouse gas impacts of California Environmental Quality Act projects by using the Climate Action Plan as a qualified GHG reduction plan under CEQA section 15183.5(b). Please consult with the Planning Department for further guidance. Additional information may be found on the Climate Action Plan Update and Vehicle Miles Traveled calculations staff report. This checklist is intended to assist project applicants in identifying CAP ordinance requirements and demonstrate how their project fulfills those requirements. This checklist is to be completed and included in applications for new development projects that require discretionary review. The specific applicable requirements outlined in the checklist shall be required as conditions of project approval for CAP compliant projects with streamlined GHG emissions assessments. This checklist (i.e. Form P-30) is complementary to the checklist provided in Form B-50, which is specific to building permits and required for building permit applications. APPLICATION SUBMITTAL REQUIREMENTS •The completed checklist must be included in the project submittal package or building permit application. Application submittal procedures can be found on the City of Carlsbad website. This checklist is designed to assist the applicant in identifying the minimum CAP-related requirements specific to their project. However, it may be necessary to supplement the completed checklist with supporting materials, calculations or certifications, to demonstrate full compliance with CAP requirements. For example, projects that propose or require a performance approach to comply with energy-related measures will need to attach to this checklist separate calculations and documentation as specified by the ordinances. •If an item in the checklist is deemed to be not applicable to a project, or is less than the minimum required by ordinance, an explanation must be provided to the satisfaction of the Planning Division or building official. •The requirements in the checklist will be included in the project’s conditions of approval or issuance of building permit. •Details on CAP ordinance requirements are available on the city’s website. City of Carlsbad Climate Action Plan Consistency Checklist P-30 Page 2 of 8 Revised 06/22 STEP 1: LAND USE CONSISTENCY The first step in determining CAP consistency for discretionary development is to assess the project’s consistency with the growth projections used in the development of the CAP. This section allows the city to determine a project’s consistency with the land use assumptions used in the CAP. Projects found not to be consistent with the CAP’s land use assumptions and that are projected to emit at or above the CAP screening threshold of 900 metric tons of CO2 equivalent (MTCO2e) GHG will be subject to a project-specific analysis of GHG emissions’ impact on the environment in accordance with the requirements of the California Environmental Quality Act (CEQA). This may result in GHG-reducing mitigation measures applied as a condition of project approval in addition to compliance with the CAP ordinance requirements identified in Step 2 of this checklist. STEP 1 Land Use Consistency Checklist Item (Check the appropriate box and provide an explanation and supporting documentation for your answer) Yes No A.Is the proposed project consistent with the existing General Plan land use and specific/master plan or zoning designations? OR, If the proposed project is not consistent with the existing land use plan and zoning designations, does the project include a land use plan and/or specific plan, master plan or zoning designation amendment that would result in an equivalent or less GHG-intensive project when compared to the existing designations? If “Yes”, proceed to Step 2 of the checklist. For the second option under Question A above, provide estimated project-related GHG emissions under both existing and proposed designation(s) for comparison. GHG emissions must be estimated in accordance with the City of Carlsbad Guidance to Demonstrating Consistency with the Climate Action Plan. If “No”, proceed to Question B. B.The CAP established a screening threshold of 900 MTCO2e/year for new development projects to assist in determining consistency with the CAP. The types and sizes of typical projects listed below have been determined to correspond to the CAP screening threshold. Will the proposed land use change result in the construction of less than any one of the following? • Single-Family Housing: 50 dwelling units • Multi-Family Housing: 70 dwelling units • Office: 35,000 square feet • Retail Store: 11,000 square feet • Grocery Store: 6,300 square feet • Other: If the proposed project is not one of the above types, provide a project-specific GHG emissions analysis to determine whether it is below the 900 MTCO2e/year screening threshold. If “Yes”, proceed to Step 2 of the checklist. If “No”, the project’s GHG impact is potentially significant and must be analyzed in accordance with CEQA. Applicant must prepare a Self-developed GHG emissions reduction program in accordance with the City of Carlsbad Guidance to Demonstrating Consistency with the Climate Action Plan to demonstrate how it would offset the increase in emissions over the existing designations. The project must incorporate each of the applicable measures identified in Step 2 to mitigate cumulative GHG emissions impacts unless the decision maker finds that a measure is infeasible in accordance with California Environmental Quality Act Guidelines Section 15091. Mitigation in lieu of or in addition to the measures in Step 2 may be required, depending on the results of the project-specific GHG impact analysis. Proceed and complete a project-specific Self-developed GHG emissions reduction program and Step 2 of the Checklist. City of Carlsbad Climate Action Plan Consistency Checklist P-30 Page 3 of 8 Revised 06/22 STEP 2: CAP ORDINANCE COMPLIANCE REQUIREMENTS Completion of this checklist will document a project’s compliance with CAP ordinances, and in turn, demonstrate consistency with the applicable measures and actions of the CAP. The compliance requirements in this Step 2 apply to development projects that require a building permit. All other development projects shall implement all emissions-related mitigation measures from the General Plan Update EIR. Use the table below to determine which sections of the Ordinance Compliance checklist are applicable to your project. If your project includes alterations or additions to an existing building, please contact the Carlsbad Building Division for assistance in estimating building permit valuation, by phone at 760-602-2719 or by email at building@carlsbadca.gov. Estimated Building Permit Valuation (BPV): $ __________________________ Construction Type Complete Section(s) Notes: Residential ☐New construction 2A, 3A and 4A ☐Alterations: ☐BPV < $60,000 N/A All residential alterations ☐BPV ≥ $60,000 ☐Electrical service panel upgrade 1A and 4A 4A 1-2 family dwellings and townhouses with attached garages only ☐BPV ≥ $200,000 1A and 4A 2B Multi-family dwellings only where interior finishes are removed and significant site work and upgrades to structural and mechanical, electrical, and/or plumbing systems are proposed BPV ≥ $1,000,000 Multi-family dwellings only where ≥$1,000,000 BPV AND affecting ≥75% existing floor area Nonresidential ☐New construction 1B, 2B, 3B, 4B and 5 Application Information Project No./Name: Property Address/APN: Applicant Name/Co.: Applicant Address: Contact Phone: Contact Email: Contact information of person completing this checklist (if different than above): Name: Contact Phone: Company name/address: Contact Email: Rincon Roosevelt 2747 - 2775 Roosevelt Street 5315 Avenida Encinas, Suite 200 Carlsbad, CA 92008 925-708-3638 jfrankel@rincongrp.com Jonathan Frankel / 2747 Roosevelt LLC City of Carlsbad Climate Action Plan Consistency Checklist P-30 Page 4 of 8 Revised 06/22 ☐Alterations: ☐BPV ≥ $200,000 or additions ≥ 1,000 square feet 1B, 5 ☐BPV ≥ $1,000,000 1B, 2B and 5 Building alterations of ≥ 75% existing gross floor area ☐≥ 2,000 sq. ft. new roof addition 2B and 5 1B also applies if BPV ≥ $200,000 CAP Ordinance Compliance Checklist Item Check the appropriate boxes, explain all not applicable and exception items, and provide supporting calculations and documentation as necessary. 1. Energy Efficiency Please refer to Carlsbad Ordinance No. CS-437 for more information when completing this section. A. Residential addition or alteration ≥ $60,000 building permit valuation. See Ord. CS-437. ☐ N/A ____________________________________ ☐ Exception: Home energy score ≥ 7 (attach certification) Year Built Single-family Requirements Multi-family Requirements ☐ Before 1978 Select one: ☐Duct sealing ☐ Attic insulation ☐ Cool roof ☐Attic insulation ☐ 1978 and later Select one: ☐ Lighting package ☐ Water heating package ☐ Between 1978 and 1990 Select one: ☐ Attic insulation ☐ Duct Sealing ☐ Cool roof ☐ 1991 and later Select one: ☐ Lighting package ☐ Water heating package B. Nonresidential* new construction or alterations ≥ $200,000 building permit valuation, or additions ≥ 1,000 square feet. See CALGreen Appendix A5, as amended in CS-437. ☐ N/A ____________________________________ A5.203.1.1.1 ☐ Outdoor lighting: .90 Allowed Outdoor Lighting Power ☐ N/A ____________________________________ A5.203.1.1.2 ☐ Restaurant service water heating (comply with California Energy Code Section 140.5, as amended) ☐ N/A ____________________________________ A5.203.1.2.1 Choose one as applicable: ☐ .95 Energy budget ☐ .90 Energy budget ☐ N/A ____________________________________ A5.211.1.** ☐ On-site renewable energy ☐ N/A ____________________________________ A5.211.3** ☐ Green power (if offered by local utility provider, 50% minimum renewable sources) ☐ N/A ____________________________________ A5.212.1 ☐ Elevators and escalators ☐ N/A __________________________________ City of Carlsbad Climate Action Plan Consistency Checklist P-30 Page 5 of 8 Revised 06/22 * New CEC standards also require battery storage systems meeting the requirements if Reference Joint Appendix JA12 of the CEC. A5.213.1 ☐ Steel framing ☐ N/A __________________________________ * Includes hotels/motels and high-rise residential buildings ** For alterations ≥ $1,000,000 BPV and affecting > 75% existing gross floor area, or alterations that add 2,000 square feet of new roof addition: comply with California Energy Code section 120.10 instead. 2. Photovoltaic Systems A. Residential new construction. Refer to Carlsbad Ordinance No. CS-437 for requirements, which amends Section 150.1(c) of the CEC for single-family residential; and Section 170.2(d) of the CEC for multi-family requirements. Note: if project includes installation of an electric heat pump water heater pursuant to Carlsbad ordinance CS-447, increase system size by .3kWdc if PV offset option is selected. Floor Plan ID (use additional sheets if necessary) CFA #d.u. Calculated kWdc* Exception ☐ ________________________________________ ☐ ________________________________________ ☐ ________________________________________ ☐ ________________________________________ Total System Size: kWdc kWdc = (CFAx.572) / 1,000 + (1.15 x #d.u.) *Formula calculation where CFA = conditional floor area, #du = number of dwellings per plan type If proposed system size is less than calculated size, please explain. B. Nonresidential and hotel/motel new construction; or major alterations to nonresidential, hotel/motels, and multi-family residential ≥$1,000,000 BPV and affecting ≥75% existing floor area, or addition that increases roof area by ≥2,000 square feet. Please refer to Carlsbad Ordinance CS-437 when completing this section.* Choose one of the following methods: ☐Gross Floor Area (GFA) Method GFA: ______________________ Min. System Size: ________ kWdc ☐ If < 10,000s.f. Enter: 5 kWdc ☐ If ≥ 10,000s.f. calculate: 15 kWdc x (GFA/10,000) ** **Round building size factor to nearest tenth, and round system size to nearest whole number. ☐ Time- Dependent Valuation Method Annual TDV Energy use:*** ________________ x .80= Min. system size: __________ kWdc ***Attach calculation documentation using modeling software approved by the California Energy Commission. 756 1,724 1,559 1,683 A1 6 A2 A3 1,098 B1 B2 6 3 3 45.44 See worksheet See worksheet See worksheet See worksheet 3 3,468 5 C1 1,936 CFA 3DU C2 2,131 CFA 3 DU D1 2,571 CFA 6 DU City of Carlsbad Climate Action Plan Consistency Checklist P-30 Page 6 of 8 Revised 06/22 3. Water Heating A. Residential new construction Please refer to Carlsbad Ordinance CS-437 when completing this section. ☐For systems serving individual dwelling units and achieving 60% of energy needed from on-site solar or recovered energy, choose one: ☐Single 240-volt heat pump water heater AND compact hot water distribution AND Drain water heat recovery (low- rise residential only)☐Single 240-volt heat pump water heater AND PV system .3 kWdc larger than required.☐Heat pump water heater meeting NEEA Advanced Water Heating Specification Tier 3 or higher.☐Solar water heating system with electric backup that is either .60 solar savings fraction of 40 s.f. solar collectors.☐Gas or propane system with a solar water heating system and recirculation system ☐Exception: _________________________________________________________________________________________ ☐For systems serving multiple dwelling units and achieving 60% of energy needed from on-site solar or recovered energy, install a central water-heating system with all of the following: ☐Recirculation system☐Solar water heating system that is either: ☐.20 solar savings fraction ☐.15 solar savings fraction, plus drain water heat recovery☐ Exception: B. Nonresidential new construction Please refer to Carlsbad Ordinance CS-437 when completing this section. ☐Water heating system derives at least 40% of its energy from one of the following (attach documentation): ☐Solar-thermal ☐Photovoltaics ☐Recovered energy ☐Water heating system is (choose one): ☐Heat pump water heater☐Electric resistance water heater(s)☐Solar water heating system with .40 solar savings fraction☐ Exception: _____________________________________________________________________________________________________ City of Carlsbad Climate Action Plan Consistency Checklist P-30 Page 7 of 8 Revised 06/22 Calculations: Total EVSE spaces = .10 x Total parking (rounded up to nearest whole number) EVSE Installed = Total EVSE Spaces x .50 (rounded up to nearest whole number) EVSE other= Total EVSE spaces – EVSE Installed (EVSE other may be “Capable,” “Ready” or “Installed.”) *Major alterations are: (1) for one and two-family dwellings and townhouses with attached garages, alterations have a building permit valuation ≥ $60,000 or include an electrical service panel upgrade; (2) for multifamily dwellings (three units or more without attached garages), alterations have a building permit valuation ≥ $200,000, interior finishes are removed and significant site work and upgrades to structural and mechanical, electrical, and/or plumbing systems are proposed. **When new parking facilities are added, or electrical systems or lighting to existing parking facilities are added or altered and the work requires a building permit, 10% of the total number of parking spaces or altered shall be EV Capable. This is NOT a CAP checklist requirement, but is included to coordinate CEC compliance early in the planning process B. Nonresidential new construction (includes hotels/motels) ☐Exception : ________________________________ Total Parking Spaces Proposed EVSE Spaces Capable Ready Installed Total Calculation: Refer to the table below: Total Number of Parking Spaces provided Number of required EV Spaces (Capable) Number of required EVSE Installed Spaces ☐0-9 1 1 ☐10-25 4 1 ☐26-50 8 2 ☐51-75 13 3 ☐76-100 17 5 ☐101-150 25 6 ☐151-200 35 9 ☐201 and over 20 percent of total 25 percent of EV Capable 4. Electric Vehicle Charging A. Residential - New construction and major alterations* Please refer to Carlsbad Ordinance CS-437 when completing this section. ☐One and two-family residential dwelling alterations with no electrical panel upgrade (No EV space required)☐ADU (no EV space required when no additional parking facilities are added)☐ One and two-family residential dwelling or townhouse with attached garage: ☐One EVSE ready parking space required ☐ Exception :____________________________________ ☐ Multi-family residential:☐Exception :___________________________________ Total Parking Spaces Proposed for New Construction EVSE Spaces Capable (10% of proposed) Ready (25% of proposed) Installed (5% of proposed) Total Total Proposed or Altered Spaces (Major Alterations)** Capable (10% of proposed) --- --- Total 43 5 11 3 19 0 01 1 2 City of Carlsbad Climate Action Plan Consistency Checklist P-30 Page 8 of 8 Revised 06/22 A.List each proposed nonresidential use and gross floor area (GFA) allocated to each use. B.Employee ADT/1,000 square feet is selected from the City of Carlsbad Employee ADT Table. Use GFA Employee ADT/1,000 S.F. Total Employee ADT Total ___________________ If total employee ADT is greater than or equal to 110 employee ADT, a TDM plan is required. *NOTE: Notwithstanding the 110 employee ADT threshold above, General Plan Mobility Element Policy 3-P.11 requires new development that adds vehicle traffic to vehicle LOS-exempt street facilities to implement TDM and transportation system management strategies. Please consult with City of Carlsbad Land Development Engineering (LDE) staff to determine whether this policy applies to your project. TDM plan required: Yes ☐ No ☐ LDE Staff Verification: ☐________________ (staff initials) 5. Transportation Demand Management (TDM) Specialty Retail 3,500 368 first 1k / 11 per 1k after 36 Feb. 18, 2026 Item #2 247 of 279 ROOSEVELT STREET KE N T R . P A T E R S O N 27 2 7 R O O S E V E L T S T PT N O F L O T 2 8 PM 1 7 2 2 AP N : 2 0 3 - 1 0 1 - 3 4 - 0 0 PT N O F L O T 3 0 MA P N O . 1 7 2 2 AP N : 2 0 4 - 0 7 0 - 2 8 - 0 0 SUBJECT PROPERTYGROSS AREA = 30,116 SF(0.691 AC) PARCEL 2PM 1339 APN: 203-181-16-00 25 . 0 ' 33 . 0 ' 58 . 0 ' 33 . 0 ' S55°57'26"W 8.00' N34°00'03"W 62.12' S55°55'53"W 8.00' N34°00'03"W 64.07' S5 5 ° 5 7 ' 3 1 " W 1 6 2 . 5 5 ' N34°00'41"W 188.32' N5 5 ° 5 9 ' 0 3 " E 1 6 2 . 6 7 ' N34°00'03"W 62.06'25 . 0 ' NE 1/2 OF NW 1/2OF LOT 29PM 1722 APN: 203-101-12-00 PTN OF LOT 30 MAP NO. 1722 APN: 203-181-10-00 OSTRIE FAMILY INC 2742 STATE ST PARCEL 1PM 1339 APN: 203-181-19-00 RALPH A STRAESSER & CJ FIELDS REVOCABLE TRUST 2730 STATE STPTN OF LOT 29PM 1722 APN: 203-101-11-00 OSTRIE FAMILY INC 2742 STATE ST PTN OF LOT 30PM 1722 APN: 203-181-19-00 EISLER FAMILY 2700 STATE ST PTN OF LOT 28 PM 1722 APN: 203-101-16-00 OSTRIE FAMILY INC 2742 STATE ST PTN OF LOT 30PM 1722 APN: 203-181-19-00 BE E C H A V E N U E 1 1 ROW ROW 2 N34°00'03"W 188.24' 11 . 0 ' 3. 0 ' 11 . 0 ' I 5 F R E E W A Y SITE R O O S E V E L T S T M A D I S O N S T LAGUNA DR CARL S B A D V I L L A G E D R GRAN D A V E OAK A V E PINE A V E J E F F E R S O N S T H A R D I N G S T S T A T E S T TENTATIVE TRACT MAP TITLE SHEET FOR: 40 80 120 GRAPHIC SCALE 1" = 40' 040 OWNER INFORMATION DEVELOPER INFORMATION LEGAL DESCRIPTION SITE ADDRESS TOPOGRAPHY BENCHMARK SITE ACREAGEEARTHWORK / PROJECT GRADING ACCESS ENGINEER OF WORK PREPARED BY 2747 ROOSEVELT, LLC 5315 AVENIDA ENCINAS, SUITE 200 CARLSBAD, CA 92008 PH: (858) 259-8212 2747 / 2775 ROOSEVELT STREET CARLSBAD, CA 92008 APN: 203-101-12-00, 203-181-10-00, 203-181-16-00 THE BOUNDARIES AND DIMENSIONS OF THE SURVEYED PARCEL(S) SHOWN HEREON ARE BASED ON A FIELD SURVEY. RECORD DIMENSIONS MAY VARY. THE BOUNDARIES OF ADJOINING PARCELS WERE COMPILED FROM RECORDED OR FILED DATA, AND ARE TO BE USED FOR PLANNING PURPOSES ONLY. FULL PROCEDURE OF SURVEY NOT SHOWN HEREON. THE LOCATIONS OF UNDERGROUND UTILITIES AS SHOWN HEREON ARE BASED ON ABOVEGROUNDSTRUCTURES AND RECORDED DRAWINGS PROVIDED TO THE SURVEYOR. LOCATIONS OF UNDERGROUNDUTILITIES/STRUCTURES MAY VARY FROM LOCATIONS SHOWN HEREON. ADDITIONAL BURIEDUTILITIES/STRUCTURES MAY BE ENCOUNTERED. NO EXCAVATIONS WERE MADE DURING THE PROGRESS OF THE SURVEY. TO LOCATE ANY BURIED UTILITIES/STRUCTURES. BEFORE ANY EXCAVATIONS ARE STARTED, THE FOLLOWING SHOULD BE CONTACTED FOR VERIFICATION OF UTILITY TYPE AND FOR FIELD LOCATIONS. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA 1-800-422-4133 AERIAL MAPPING FLOWN DECEMBER 19, 2018PREPARED BY: BHA INC. BRYAN A. KNAPP, PE #86542 DATE PARCEL 1: (APN: 203-101-12-00) THE NORTHEASTERLY HALF OF THE NORTHWESTERLY HALF OF LOT 29 OF SEASIDE LANDS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGOCOUNTY, JULY 28, 1921, THE SOUTHEASTERLY LINE OF SAID NORTHWESTERLY HALF BEINGPARALLEL WITH THE NORTHWESTERLY LINE OF SAID LOT. PARCEL 5: (APN: 203-181-10-00) THAT PORTION OF LOT 30 OF SEASIDE LANDS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921, LYING NORTHEASTERLY OF THE NORTHEASTERLY LINE OF THE SOUTHWESTERLY 162.7 FEET OF SAID LOT 30. EXCEPTING THEREFROM THE SOUTHEASTERLY 60.3 FEET THEREOF. PARCEL 6: (APN: 203-181-16-00) PARCEL 2 OF PARCEL MAP NO. 1339, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATEOF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY,FEBRUARY 23, 1973 AS FILE NO. 73-048297 OF OFFICIAL RECORDS. GROSS:30,116 SF (0.691 AC) NET DEVELOPABLE:27,600 SF (0.634 AC)EXISTING IMPERVIOUS AREA (ONSITE):14,000 SF (0.321 AC)PROPOSED IMPERVIOUS AREA (ONSITE):25,879 SF (0.594 AC)INCREASE IN IMPERVIOUS AREA:11,879 SF (0.273 AC)DISTURBED AREA (INCLUDES OFFSITE):32,022 SF (0.735 AC) PROPOSED IMPERVIOUS AREA (INCLUDES OFFSITE): 27,997 SF (0.643 AC) EXISTING LIVABLE AREA :0 SF (0.000 AC) (SINGLE-FAMILY DETACHED OR DUPLEX DWELLINGS ONLY) CUT: 100 CY MAX CUT HEIGHT: 2.0 FTFILL: 1,120 CY MAX FILL HEIGHT: 3.0 FTIMPORT: 1,020 CYREMEDIAL: 5,580 CY (5-FEET BELOW EXISTING GRADE) THESE QUANTITIES ARE APPROXIMATE AND ARE SUBJECT TO CHANGE BASED ON FINAL ENGINEERING DESIGN AND DETAILING ROOSEVELT STREET, A PUBLIC ROAD PREPARED BY: PASCO, LARET, SUITER & ASSOCIATES 1911 SAN DIEGO AVE, SUITE 100SAN DIEGO, CA 92110PH: (858) 259-8212 THE BENCHMARK FOR THIS SURVEY IS THE CITY OF CARLSBAD SURVEY CONTROL POINT #130, AS SHOWN ON RECORD OF SURVEY 17271. A 2.5-INCH BRASS DISC IN THE SOUTHEASTERLY CORNER OF A STORM DRAIN CURB INLET AT THE NORTHEASTERLY RETURN OF GRAND AVE. AND WASHINGTON ST. ELEVATION: 40.91 (NGVD29) DONNA DOYLE, DAVID R. DEWHURST & DOUGLAS G. DEWHURST AS TRUSTEES UNDER TRUST DATED MARCH 13, 1990 2747 / 2775 ROOSEVELT STREET CARLSBAD, CA 92008 GENERAL NOTES SHEET INDEX REFERENCED DRAWINGS VICINITY MAP SCALE: NTS DENSITY CALCULATIONS CONDOMINIUM NOTE CT 2024-0008 / SDP 2024-0022 TENTATIVE TRACT MAP RINCON ROOSEVELT LAND USE MIXED-USE NUMBER OF LOTS 1 LOT SEWER DISTRICT CITY OF CARLSBAD WASTEWATER DIVISIONWATER DISTRICT CARLSBAD MUNICIPAL WATER DISTRICT SCHOOL DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT ELECTRIC SAN DIEGO GAS & ELECTRIC TELEPHONE AT&T CATV TIME WARNER CABLE DRAINAGE BASIN / HYDROLOGIC AREA CARLSBAD / BUENA VISTA CREEK FIRE CITY OF CARLSBAD PROPOSED DENSITY 33.3 DU / AC (RESIDENTIAL) PROPOSED # OF UNITS 36 UNITS (33 RESIDENTIAL + 3 COMMERCIAL) EXISTING ZONING VILLAGE-BARRIO (V-B) PROPOSED ZONING VILLAGE-BARRIO (V-B) EXISTING MASTER PLAN DESIGNATION VILLAGE CENTER (VC) 28-35 DU/AC PROPOSED MASTER PLAN DESIGNATION VILLAGE CENTER (VC) 28-35 DU/AC SEWER GENERATION FIGURE 1 EDU / DU (RESIDENTIAL - MULTI-FAMILY)1 EDU / 1,800 SF (COMMERCIAL) TOTAL SEWER GENERATION 35 EDU (1 EDU * 33 DU + 1 EDU / 1,800 SF * 3,596 SF)PDF = 17,500 GDP (35 EDU * 200 GDP * 2.5) POTABLE WATER FIGURE 185 GPD / DU (RESIDENTIAL - MULTI-FAMILY) 1,500 GDP / ACRE (COMMERCIAL) TOTAL POTABLE WATER 6,229 GDP (185 GPU * 33 DU + 1,500 GDP / 43560 SF * 3,596 SF) PRE-DEVELOPMENT PEAK DISCHARGE (Q100) 2.08 CFS (TOTAL FOR SITE) POST-DEVELOPMENT PEAK DISCHARGE (Q100) 3.58 CFS (TOTAL FOR SITE; UNMITIGATED)2.00 CFS (TOTAL FOR SITE; MITIGATED) TENTATIVE MAP TITLE SHEET 1PRELIMINARY GRADING PLAN 2SECTIONS AND DETAILS 3BMP EXHIBIT / ROOF PLAN 4 MAP 1722 PM 1339 ROS 9164 ROS 14504 THIS IS A MAP OF AN AIRSPACE CONDOMINIUM SUBDIVISION PROJECT ASDEFINED IN SECTION 4125 OF THE CIVIL CODE OF THE STATE OF CALIFORNIA, AND IS PURSUANT TO THE SUBDIVISION MAP ACT. THIS PROJECT IS COMPRISED OF A ONE LOT CONDOMINIUM SUBDIVISION AND CONTAINS A MAXIMUM OF 33 AIRSPACE CONDOMINIUM RESIDENTIAL UNITS AND 36 UNITS TOTAL (3X COMMERCIAL UNITS AND 33 RESIDENTIAL UNITS) GROSS ACREAGE = 30,116 SF / 0.691 ACRES LESS BEACHES = 0 SF / 0 ACRES LESS PERMANENT BODIES OF WATER = 0 SF / 0 ACRES LESS FLOODWAYS = 0 SF / 0 ACRESLESS SIGNIFICANT WETLANDS = 0 SF / 0 ACRESLESS SIGNIFICANT WOODLAND HABITATS = 0 SF / 0 ACRESLESS LAND SUBJECT TO MAJOR POWER TRANSMISSION EASEMENTS = 0 SF / 0 ACRESLESS RAILROAD TRACK BEDS = 0 SF / 0 ACRES NET ACRES = 30,116 SF / 0.691 ACRES SLOPES AREA (SF / ACRES)DENSITY (DU)*DWELLING UNITS 0% - 25%30,116 SF / 0.691 ACRES 28-35 19.3 - 24.2 25% - 40% 0 SF / 0 ACRES 28-35 040% +0 SF / 0 ACRES 28-35 0 *PER THE LAND USE ELEMENT - VILLAGE CENTER (VC): 28-35 DWELLING UNITS PER ACRE TOTAL = 19.3-24.2 PLAN VIEW - SITE LAYOUT SCALE: 1" = 40' LEGEND PROPERTY BOUNDARY CENTERLINE OF ROAD EXISTING LOT LINE PUBLIC RIGHT-OF-WAY EXISTING EASEMENTS SETBACK LINE EXISTING CONTOUR LINE PROPOSED CONTOUR LINE PROPOSED FLOWLINE PROPOSED DIRECTION OF FLOW PROPOSED 6" PCC CURB PER SDRSD G-02* PROPOSED SAWCUT OF EXISTING PAVEMENT PROPOSED PCC PAVEMENT* PROPOSED TRENCH RESURFACING PER CITY OF CARLSBAD STANDARD GS-26, GS-27, GS-28 3" AC GRIND AND OVERLAY EXISTING FENCE EXISTING WATER MAIN (SIZE PER PLAN) EXISTING SEWER MAIN (SIZE PER PLAN) EXISTING GAS MAIN (SIZE PER PLAN) PROPOSED 1" IRRIGATION WATER SERVICE, METER, AND BACKFLOW PER CMWD STANDARD W-3, W-6 PROPOSED DOMESTIC WATER SERVICE, METER, AND BACKFLOW PER CMWD STANDARD W-4, W-6 (SIZE PER PLAN) PROPOSED PVC PRIVATE STORM DRAIN PIPING(SIZE PER PLAN) PROPOSED 6" FIRE WATER SERVICE AND 6" DDCVABACKFLOW PER CMWD STANDARD W-9 PROPOSED PVC SEWER LATERAL AND CLEANOUT WITH 12" CAST IRON LID PER CITY OF CARLSBAD STANDARD S-6 (SIZE PER PLAN) PROPOSED PCC DRIVEWAY APRON PER SDRSD G-14A* (WIDTH PER PLAN) PROPOSED RETAINING MASONRY WALL PROPOSED RAISED PLANTER BIOFILTRATION BMP *AS MODIFIED BY CITY OF CARLSBAD STANDARDS X X W W S S G G W 64 64 S S S S N W W W SD SD EASEMENT / DEDICATION NOTES PROPOSED 11.0' AND 3.0' WIDE PUBLIC UTILITY EASEMENT AND PUBLICSTREET EASEMENT TO THE CITY OF CARLSBAD PROPOSED 5.0' WIDE SEWER EASEMENT TO THE CITY OF CARLSBAD 1 J:\ACTIVE JOBS\4183 RINCON ROOSEVELT\CIVIL\DRAWING\DISCRETIONARY PLANS 1 4 BASIS OF BEARINGS THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CALIFORNIA COORDINATE SYSTEM, NAD 83 (CCS83)[EPOCH 1991.35], ZONE 6, AS DETERMINED LOCALLY BY A LINE BETWEEN FIRST ORDER CONTROLSTATIONS 122 AND 130 BEING A GRID BEARING OF S 63°33'34" W AS DERIVED FROM GEODETIC VALUESSHOWN ON RECORD OF SURVEY 17271 (CITY OF CARLSBAD SURVEY CONTROL), FILED ON FEBRUARY 8, 2002 AS FILE NUMBER 2002-0112862 IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY. C EXISTING EASEMENTS NOTES ITEMS 1 THROUGH 9 ARE NON MAPPING ITEMS AND HAVE BEEN OMITTED HEREON. RINCON ROOSEVELT 2747/2775 ROOSEVELT STREET CT 2024-0008 / SDP 2024-0022 / PUD 2024-0008 LOT LINE NOTE PORTIONS OF EXISTING LOTS 29 & 30 AS SHOWN ON MAP 1722 AND EXISTING PARCEL 2 AS SHOWN ON MAP 1339 WILL BE CONSOLIDATED INTO ONE LOT TO CREATE 23 AIRSPACE CONDOMINIUM RESIDENTIAL UNITS AND 26 UNITS TOTAL(3X COMMERCIAL UNITS AND 23 RESIDENTIAL UNITS) 2 TRAFFIC NOTES EXISTING:AVERAGE DAILY TRAFFIC GENERATED 117 TRIPS / DAY(8 DU * 6 TRIPS / DU + 1,735 SF * 40 TRIPS / 1000 SF)***AM PEAK HOUR (RESIDENTIAL)4 PEAK HOUR (1 INBOUND / 3 OUTBOUND) PM PEAK HOUR (RESIDENTIAL)4 PEAK HOUR (3 INBOUND / 1 OUTBOUND) AM PEAK HOUR (COMMERCIAL)2 PEAK HOUR (1 INBOUND / 1 OUTBOUND) PM PEAK HOUR (COMMERCIAL)6 PEAK HOUR (3 INBOUND / 3 OUTBOUND) PROPOSED: AVERAGE DAILY TRAFFIC GENERATED (PROPOSED) 344 TRIPS / DAY(33 DU * 6 TRIPS / DU + 3,662 SF * 40 TRIPS / 1,000 SF)***AM PEAK HOUR (RESIDENTIAL)16 PEAK HOUR (3 INBOUND / 13 OUTBOUND)PM PEAK HOUR (RESIDENTIAL)17 PEAK HOUR (12 INBOUND / 5 OUTBOUND) AM PEAK HOUR (COMMERCIAL)5 PEAK HOUR (3 INBOUND / 2 OUTBOUND) PM PEAK HOUR (COMMERCIAL)14 PEAK HOUR (7 INBOUND / 7 OUTBOUND) AVERAGE DAILY TRAFFIC GENERATED (NET) 227 TRIPS / DAY INCREASE ***PER "BRIEF GUIDE OF VEHICULAR TRAFFIC GENERATION RATES FOR THE SAN DIEGO REGION" BY SANDAG DATED APRIL 2002: SPECIALTY RETAIL/STRIP COMMERCIAL (40 TRIPS / 1,000 SF)CONDOMINIUM OR ANY MULTI-FAMILY >20 DU/AC (6 TRIPS / 1 DU) ROS 17188 PM 21084 ROS 22811 Feb. 18, 2026 Item #2 248 of 279 Feb. 18, 2026 Item #2 249 of 279 PL APN: 203-101-34-00 FF = 43.5 5.7'4.0' 11.5' 0.33' (41.1 FG) 47.8 TW 43.9 BW@FG BMP #346.8 FG EXISTING GRADE PROPOSED RETAINING MASONRY WALLPER STRUCTURAL DESIGN WITH42" CABLE RAIL FENCE PER LS PLANS PROPOSED RAISED PLANTERBIOFILTRATION BMP (TYP.);SEE DETAIL THIS SHEET PROPOSED SWALE 43.6 FG 4.5' PL APN: 203-181-09-00 FF = 43.5 6.1' 4.0' 11.7' 0.33' (43.2 FG) 50.0 TW 45.7 BW@FG BMP #2 49.0 FG PROPOSED RETAINING MASONRY WALLPER STRUCTURAL DESIGN WITH42" CABLE RAIL FENCE PER LS PLANS PROPOSED RAISED PLANTER BIOFILTRATION BMP (TYP.); SEE DETAIL THIS SHEET PROPOSED SWALE 45.4 FG 4.5' **REMEDIAL GRADING CUT5. 0 'APPROX. EX. BUILDING FOOTING;CONFIGURATION UNKNOWNEX. BUILDING ~42.0 FFAPPROX. EX. BUILDING FOOTING;CONFIGURATION UNKNOWN PROPOSED STEM WALL PROPOSED STEM WALL REMEDIAL GRADING "ABC" SLOT CUT 1:1 INFLUENCE LINE REMEDIAL GRADING"ABC" SLOT CUT 1:1 INFLUENCE LINE1:1 REMEDIAL CONFORM TRANSITION 1:1 REMEDIALCONFORM TRANSITION X X 12"/14" PONDING DEPTHPER BMP TABLE 12"/14" 11" LAYER OF 3/4"CLEAN CRUSHED ROCK 4" THICK CHOKER COURSE OF 3/8" PEA GRAVEL 18" THICK LAYER OF ENGINEERED SOIL; *SEE NOTE BELOW STRUCTURALLY DESIGNED RAISEDPLANTER BOX; DESIGNBY OTHERS PLANTER WATERPROOFING; IMPERVIOUS LINER ALONG THE SIDES AND BOTTOM OF THE BASIN ROOF DOWNSPOUT PIPE DEEP ROOTED, DENSE,DROUGHT TOLERANTPLANTING SUITABLE FORWELL-DRAINED SOIL CATCH BASIN BY BROOKS PRODUCTS OR APPROVED EQUAL FOR EMERGENCY OVERFLOW; SIZE PER PLANS PVC OUTLET PIPE; SIZE PER PLAN (TYP.) 3" 6" DIAMETER PERFORATE UNDERDRAIN PIPE PLANTER WATER PROOFINGIMPERVIOUS LINER FS ELEV. PER PLAN TW ELEV. = BMP FG + 12" 3" HARDWOOD MULCH CLEANOUT /INSPECTION PORT FREEBOARD PERBMP TABLE *BIOFILTRATION "ENGINEERED SOIL" LAYER SHALL BE EVENLY MIXED COMPOSITION OFWASHED SAND, SANDY LOAM TOPSOIL, AND HUMIC COMPOST. THE MIX SHALL CONTAIN65% SAND, 20% TOPSOIL, AND 15% COMPOST OR HARDWOOD MULCH IN ACCORDANCEWITH COUNTY OF SAN DIEGO LID BIOSWALE MEDIA BIO65 CUT SHEET. GU T T E R L I N E SA W C U T L I N E 3.0' MIN 2.0' MIN 6" PCC CURB & GUTTER PER SDRSD G-02 STRUCTURAL SECTION 4" AC OVER 6" CLASS II AB OVER NATIVE SUBGRADE COMPACTED TO 95%REL. COMP. COLD PLAN AND OVERLAY (3" MIN.DEPTH) TO PROVIDE SMOOTHTRANSITION EXISTING AC PAVEMENT X X X X EV CAPABLE EV CAPABLE EV CAPABLE ADA VANEV CAPABLE EV READY EV READYEV READY EV RE A D Y EV READY EV READY EV READY EV READY EV R E A D Y ADA VANEV READYW/ CHARGEREV READYW/ CHARGEREV READYW/ CHARGER COM P A C T COM P A C T COM P A C T COMPACTCOMPACTCOMPACT COM P A C T COMPACT COMPACT COMPACT COMPACTCOMPACT COMPACT COMPACT COMPACT CO M P A C T C O M P A C T C O M P A C T C O M P A C T C O M P A C T COM P A C T COM P A C T COM P A C T COM P A C T COM P A C T COM P A C T COM P A C T B A A BROOSEVELT STREET C C PL 3.0' 11.0' 14.0' PKWY 22.0' TO TC 22.0' TO TC 69.0' VARIES (3-5%) PROPOSED AC PAVEMENT SAWCUT EX. CURB ANDGUTTER PROP. 6" PCC CURB ANDGUTTER PER SDRSD G-02 EX. SIDEWALK EX. 6" ACP WATER MAIN EX. 8" VCP SEWER MAIN CL (3-5%) ROW 2.0% EX. 1.5" GAS MAIN PROP. 4" PCC SIDEWALKPER SDRSD G-07 SUBJECT PROPERTY 2.5' 8.5' PROP./EX. TREE 36.0' PL EX. 3.0' / 11.0' DEDICATION PL COMMERCIAL #1FF = 44.0 3.3' 17.5' 43.9 TC(43.4 FL) 48.5 TW 44.0 BW@FG BMP #1 47.5 FG EXISTING GRADE PROPOSED RAISED PLANTER BIOFILTRATION BMP (TYP.); SEE DETAIL THIS SHEET 3.5' PL APN: 203-181-19-00 FF = 43.5 7.1' (40.8 FG)41.3 FG 14.0' 1.5% ROOSEVELT STREET PROPOSED 4" PCC SIDEWALK PER SDRSD G-7 PROPOSED 6" CURB AND GUTTER PER SDRSD G-02 SAWCUT EXISTING AC PAVEMENTPER DETAIL THIS SHEET **REMEDIALGRADING CUT EXISTING 6" VCP SEWER ~32.7 IE 5. 0 ' PROPOSED DEEPENED FOOTING 5.0' SEWER ESMT 1:1 INFLUENCE LINE1:1 INFLUENCE LINEREMEDIAL GRADING "ABC" SLOT CUT 11.0'3.0' 1:1 REMEDIAL CONFORM TRANSITION REMEDIAL GRADING"ABC" SLOT CUT 1:1 REMEDIAL CONFORM TRANSITION 4" ATRIUM GRATE WALL DRAINAGE(CRUSHEDAGGREGATE, TYP.) 4" FRENCH DRAIN TOOUTLET THROUGHWALL FACE ORCONNECT TO PVT S.D. LEVEL OR SLOPEDBACKFILL PER PLAN WATERPROOFING H = EXPOSEDHEIGHT OF WALL TW = TOP OF WALLAT FINISHEDSURFACE BW = BOTTOM OF WALL AT FINISHED GRADE PCC CURB & GUTTER (SIZE PER PLAN) PCC CURB &GUTTER (SIZE PER PLAN) B B A A 18" WIDE CURB CUTCENTERED ON TREEWELL (SEE DETAIL D-D) SPLASH PADPER GS-5.06 LIMITS OF STRUCTURAL SOILBELOW (4' DEEP X 10' X 9') 15' DIAMETER CANOPY STREET TREE WITH 360 CF MIN STRUCTURAL SOIL LIMITS OF 30 MIL PLASTIC IMPERMEABLE LINER ALONG SIDES OF STRUCTURAL SOIL 6" THICK, 18" DEEPENEDEDGE SIDEWALK TREATMENT, SEE SECTION B-B BELOW TREE WELL GRATE COVER 4' X 4' CONSTRUCT CONTIGUOUSPCC SIDEWALK ROOT BALL 10.0' LIMITS OF STRUCTURAL SOIL 6" SAND FILTER LAYER ROOT BARRIER PER SDRSD L-6 30 MIL PLASTICIMPERMEABLE LINER *48" DEEP STRUCTURAL SOIL; STRUCTURAL PER A-1 STRUCTURAL SOIL OR APPROVED EQUAL DEEP ROOT TREE BUBBLER PER SDRSD DWG I-4UNCOMPACTED SUBGRADE 8" ROOT BARRIER PER SDRSD L-6 30 MIL PLASTICIMPERMEABLE LINER 3" MULCH 5.0' 4.0' TREE GRATE FRAME 9" X 30" TREE GRATE SUPPORT 4" X 8 SMOOTH DOWELS@ 18" OC, GREASED ONONE END, TYP. ALL SIDES PER SDC GS DS GS-1.02 #4 @ 18" O.C. BOTH WAYS PER SDC GS DS GS-1.02 INSTALL 30 MIL PLASTIC IMPERMEABLE LINER WHERE CONCRETE IS POURED OVER ENGINEERED SOIL (TYP.) 4' X 4' CASCADE TREE GATE FRAME WITHCOATED IRON IN MATT BLACK FINISH BYURBAN ACCESSORIES; INSTALL GRATE PER MANUFACTER'S SPECIFICATIONS 3" 6" PCC C&G PER SDRSD G-2 STREET FLOW COMPACTEDSUBGRADE 9.0' LIMITS OF STRUCTURAL SOIL ROOT BARRIER PER SDRSD L-6 30 MIL PLASTICIMPERMEABLE LINER 48" DEEP STRUCTURALSOIL; STRUCTURAL PERA-1 STRUCTURAL SOILOR APPROVED EQUAL DEEP ROOT TREEBUBBLER PERSDRSD DWG I-4 UNCOMPACTED SUBGRADE 3" MIN MULCH LAYER 4" OPENING FOR DRAINAGE 30 MIL PLASTICIMPERMEABLE LINER SPLASH PAD PER SDC GSDS GS-5.06 6"8" PCC SIDEWALK PERSDRSD G-7 4.0' TREE GRATE FRAME 4" X 8" SMOOTH DOWELS @ 18" OC, GREASED ON ONE END, TYP. ALL SIDESPER SDC GS DS GS-1.00 CURB CUT PER DETAIL THIS SHEET 4' X 4' CASCADE TREE GATE FRAMEBY URBAN ACCESSORIES; INSTALLGRATE PER MANUFACTER'S SPECIFICATIONS 6" SAND FILTER LAYER COMPACTEDSUBGRAED ROOT BARRIERPER SDRSD L-6 9" X 30" TREEGRATE SUPPORT 3" ROOTBALL 4.0' PL #4 @ 18" O.C. BOTH WAYSPER SDC GS DS GS 1-.00 TOP OF 6" PCC C&G TOP OF 6" PCC C&G 4.5' FLOWLINE(PER PLAN) FLOWLINE (PER PLAN)1" GUTTER DEPRESSION @ TREE WELL1" VERTICAL GUTTER TRANSITION OVER 1'HORIZONTAL 1.5' CURB CUT OPENING 1.0' 1.0' 7" 1" 2.5' 6" PCC C&G PER SDRSD G-2 STREET FLOW COMPACTED SUBGRADE CURB CUT PERDETAIL THISSHEET 30 MIL PLASTICIMPERMEABLE LINER AND ROOT BARRIER 9" X 30" PCC TREEGRATE SUPPORT PER SDRSD L-4 SPLASH PAD PERGS-5.06 12" 12" 9" x 30" x 12" DEEP TYPE 1 SPLASH PAD PER SDC DS GS-5.06 (NO. 2 COARSE AGGREGATE ROCK) R=6" (TYP.) 6" PCC C&G PER SDRSD G-02GUTTER LIP 2 . 5 ' 1 . 0 ' 1 . 0 ' A A B B 18" CURB CUT OPENING CENTERED ATTREE WELL LOCATION AS SHOWN ONSHEET 4 GUTTER LIP 4 . 5 ' G U T T E R D E P R E S S I O N 6" PCC C&G PER SDRSD G-02 EXISTING GRADE PL APN: 203-181-09-00 FF = 43.5 6.1' 4.0' 11.7' 0.33' (42.3 FG) 50.0 TW45.0 BW@FG BMP #249.0 FG PROPOSED RAISED PLANTERBIOFILTRATION BMP (TYP.);SEE DETAIL THIS SHEET PROPOSED SWALE 44.7 FG 4.5' **REMEDIAL GRADING CUT EXISTING FREESTANDING WALL TO BE PROTECTED IN PLACE PROPOSED STEM WALL RETAINING WALL DRAINAGE PER DETAIL THIS SHEET REMEDIAL GRADING "ABC" SLOT CUT 1:1 REMEDIAL CONFORM TRANSITION PROPOSED RETAINING MASONRY WALL PER STRUCTURAL DESIGN WITH 42" CABLE RAIL FENCE PER LS PLANS X STORM DRAIN PIPE (SIZE PER PLAN) 520-C-2500 PCCCONCRETE PCC HEADWALLTHICKNESS=8" J:\ACTIVE JOBS\4183 RINCON ROOSEVELT\CIVIL\DRAWING\DISCRETIONARY PLANS 3 4 SECTIONS AND DETAILS FOR: SECTION B-B NOT TO SCALE SECTION A-A NOT TO SCALE TYPICAL DETAIL - AC PAVEMENT SAWCUT NOT TO SCALE TYPICAL DETAIL - RAISED PLANTER NOT TO SCALE PLAN VIEW - SECTION KEY MAP SCALE: 1" = 60' TYPICAL SECTION - ROOSEVELT STREET NOT TO SCALE RINCON ROOSEVELT 2747/2775 ROOSEVELT STREET CT 2024-0008 / SDP 2024-0022 / PUD 2024-0008 TYPICAL DETAIL - RETAINING WALL DRAINAGE NOT TO SCALE PLAN VIEW - TREE WELL W/ GRATE MODIFIED SDC GS DS GS-1.00, GS-1.02, GS-1.05 NOT TO SCALE SECTION A-A - TREE WELL W/ GRATE MODIFIED SDC GS 1.02 NOT TO SCALE SECTION B-B - TREE WELL W/ GRATE MODIFIED SDC GS 1.02 NOT TO SCALE PLAN VIEW - CURB CUT @ TREE WELL MODIFIED SDC GS DS GS-5.01 NOT TO SCALE SECTION A-A - CURB CUT @ TREE WELL MODIFIED SDC GS DS GS-5.01 NOT TO SCALE SECTION B-B - CURB CUT @ TREE WELL MODIFIED SDC GS DS GS-5.01 NOT TO SCALE SECTION C-C NOT TO SCALE BMP TABLE PONDING BMP 1 6" BMP 2 6" BMP 3 6" BMP 4 8" FREEBOARD 6"6"6"6" BMP 5 8" 6" SCALE: NOT TO SCALE TYPICAL DETAIL - MODIFIED CUTOFF WALL **REMEDIAL GRADING NOTE: ANTICIPATED LIMITS OF REMEDIAL GRADING SHOWN HEREON PER GOETECHNICAL ENGINEER RECOMMENDATIONS. NO OFFSITE GRADING IS PROPOSED. SLOT CUTTING IS ANTICIPATED IN ACCORDANCE WITH THE RECOMMENDATIONS IN THE LETTER FROM GEOTEK, INC. TITLED TEMPORARY EXCAVATION RECOMMENDATIONS DATED APRIL 30, 2025 Feb. 18, 2026 Item #2 250 of 279 Feb. 18, 2026 Item #2 251 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet AR C H I T E C T U R A L S I T E P L A N A101 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 Gra s s 500342.62WV 500742.05SDGE HH 500842.17COR VAULT 500942.21COR VAULT 501042.13COR VAULT 501142.12COR VAULT 501242.03CATV BOX 501342.11WM 501439.94EOC 501540.12EOC501640.21EOC 501740.03EOC 501845.33FW 501945.10FW/END 502044.99FENCE/INTERSECTION 502145.63FENCE 502245.58FENCE 502345.88FENCE 502446.36FENCE/END 502546.15BLDG/COR 502647.96BLDG/COR 502746.45BLDG/FACE 502848.90BLDG/COR 502948.64BLDG/OVERHANG 503054.54BLDG/COR 503142.13EOC 503242.38EOC 503342.82EOC 503443.26EOC 503542.86EOC 503642.97EOC 503743.02EOC 503842.88EOC 503943.0012IN/TREE 504043.8119IN/TREE 504243.58EOC 504343.88EOC 504443.98EOC 504544.42EOC 504644.75EOC 504744.89EOC 504845.29EOC 504943.55EOC 505043.66EOC 505143.73EOC 505243.59EOC 505344.26EOC 505444.41EOC 505544.50EOC 505644.38EOC505744.3722IN/TREE 505844.38WM 505945.10ST/LT 506045.01SDG&EHH 506145.05ATT/VAULT 506245.17ATT/VAULT 506345.22ATT/VAULT 506445.12ATT/VAULT 506545.28IRON/FENCE 506645.19IRON/FENCE 5159 1FT O/S TO WD FENCE POL 516042.171FT O/S TO WD FENCE POL 516142.272FT O/S TO 8IN BLOCK WALL END 516243.712FT O/S TO 8IN BLOCK WALL POL 516342.86TFC END 45 45 45 44 44 44 44 44 44 43 43 43 4 3 43 43 43 42 4 2 42 4 2 42 41 41 41 4 1 41 40 40 40 1 STORY BLDG 1 STORY BLDG 2 STORY BLDG 1 STORY BLDG ST A I R S C C WV WVWV WM WM WMWM 1 1 6 6 A FBCDE 5 5 4 4 3 3 2 2 EV CAPABLE EV CAPABLE EV CAPABLE ADA VANEV CAPABLE EV READY EV READYEV READY EV R E A D Y EV READY EV READY EV READY EV READY EV R E A D Y ADA VANEV READY W/ CHARGEREV READY W/ CHARGEREV READY W/ CHARGER 188.25' 8. 4 9 ' 13 8 . 5 0 ' 4. 6 8 ' 8. 0 0 ' RO W DE D I C A T I O N 25 . 0 0 ' T O C E N T E R L I N E 7. 0 2 ' ST B K 11.50'STBK 11.50'STBK 20.00'DRIVEWAY 44 . 0 0 ' 10 . 0 0 ' 10 . 0 0 ' 24 . 0 0 ' 28 . 5 2 ' 25 . 0 2 ' 28 . 9 9 ' 5. 0 0 ' MA X FR O N T SE T B A C K 7.50' 7. 5 0 ' 7. 5 0 ' 7.50' 6.00'6.00'6.00' 18 . 4 9 ' 3. 0 0 ' PU B L I C S T R E E T A N D UT I L I T Y E A S E M E N T 8. 0 0 ' RO W DE D I C A T I O N 5.50' 4.50' 3. 5 0 ' 4. 5 0 ' 4. 5 0 ' 4.50' 6.13'5.37' 5. 1 7 ' 3. 3 5 ' 7.00' 2.25' 3. 3 5 ' 5. 1 7 ' 3. 2 7 ' 3. 8 0 ' 3. 3 7 ' 5. 1 7 ' 6.13'5.61' 6.50'5.24' 4.50'8.25' ROOSEVELT ST N 33° 59' 42" W 64.06' N 34° 00' 28" W 124.20' N 5 5 ° 5 7' 20 " E 1 6 2 . 6 7 ' N 33° 59' 38" W 62.06' N 33° 59' 42" W 62.12' N 55 ° 5 7' 31 " E 16 2 . 5 5 ' 16.50' 16 . 5 0 ' 26.00'DRIVE AISLE 24 . 0 0 ' DR I V E A I S L E N 55° 57' 26" E 8.00'N 55° 57' 00" E 8.00' BMP BASIN, TYPREF. CIVIL DWGS EXISTING TREE EXISTING TREEEXISTING TREE PROPERTY LINE TRANSFORMERPAD DOUBLEDETECTORCHECK VALVE SETBACK LINE GAS METERS MAILBOXES LINE OF EXISTING BUILDINGS TO BE DEMOLISHED LINE OF FLOORS ABOVE FIRE TRUCK10FT FROM CURB <150' HOSE PULL <150' HOSE PULL STANDPIPE STANDPIPE <150' HOSE PULL<150' HOSE PULL EXISTING FIREHYDRANT ADA LOADING ACCESSIBLE PATH LINE OF SIGHTCLEAR ZONE STANDPIPE@ STAIR STANDPIPE@ STAIR STAIR TO ROOF STAIR TO ROOF ENHANCEDPAVING ENHANCEDPAVING LINE OF BALCONY ABOVE LINE OF BALCONY ABOVE LINE OF BALCONY ABOVE LINE OF BALCONY ABOVE LINE OF BALCONY ABOVE LINE OF BALCONY ABOVE LINE OF AWNING ABOVE LINE OF AWNING ABOVE LINE OF AWNING ABOVE LINE OF AWNING ABOVE SHORT TERMBIKE PARKING WATER METER, TYP WATER METER, TYP ADA LOADING ADA LOADING FENCE AND GATEREF. LANDSCAPE DWGSFENCE AND GATEREF. LANDSCAPE DWGS PROPOSED 4-STORY MIX-USE BUILDING COMMERCIAL #1COMMERCIAL #2COMMERCIAL #3 LOBBY SITE PLAN LEGEND PROPOSED BUILDING FOOTPRINT PROPOSED BMP BASIN: REF. CIVIL PLANS TBD TBD TBD TBD TBD TBD PROJECT DATA OWNER DEWHURST FAMILY REVOCABLE TRUST DEVELOPER 2747 ROOSEVELT, LLC 5315 AVENIDA ENCINAS SUITE 200 CARLSBAD, CA 92008 (949) 637-3254 APPLICATION TYPES SITE DEVELOPMENT PLAN (SDP) TENTATIVE MAP (CT) PROJECT NAME RINCON ROOSEVELT PROJECT ADDRESS 2747 - 2775, ROOSEVELT STREET CARLSBAD CA, 92008 A.P.N. 203-101-12 203-181-16 203-181-10 LEGAL DESCRIPTION A SUBDIVISION OF THE SELY 1/2 OF LOT 29 & LOT 30 OF SEASIDE LANDS, CARLSBAD, MAP No.1722 SITE AREA 30,116 SF (0.69 ACRE) GENERAL PLAN VILLAGE-BARRIO (V-B) ZONING VILLAGE CENTER (VC) EXISTING LAND USE COMMERCIAL PROPOSED LAND USE RESIDENTIAL OCCUPANCY TYPE(S) R2 - RESIDENTIAL A2 - COMMERCIAL ALLOWED DENSITY 28-35 DU/ACRE PROPOSED DENSITY 47.8 DU/ACRE PROPOSED UNITS 33 ALLOWED COVERAGE N/A PROPOSED COVERAGE 24,643 SF (82%) CONSTRUCTION TYPE III A @ LEVELS 2-4 I A @ LEVEL 1 SETBACKS REQ'D PROPOSED FRONT/CORNER: 0'-0" MIN/5'-0" MAX 10'-1" SIDE: 0'-0" 11'-6" REAR: 0'-0" 11'-5" MAX BUILDING HEIGHT 53'-5" APPLICABLE CODES 2022 CBC, CFC, CMC, CPC, CEC. PHOTOVOLTAIC REQ'D: YES KW-DC (ROOF): 3,654 SF PROVIDED REQUIRED PARKING: 0 SPACES PURSUANT TO AB 2097 PROVIDED PARKING: 42 SPACES EV SPACES REQUIRED: YES EV CHARGERS: 3 REQUIRED 3 PROVIDED EV READY: 9 SPACES REQUIRED 9 SPACES PROVIDED EV CAPABLE: 4 SPACES REQUIRED 4 SPACES PROVIDED REQ'D REC SPACE PRIVATE: 60 SF / UNIT COMMON: 15 SF / UNIT PROP'D REC SPACE PRIVATE: 6,858 SF COMMON: 1,658 SF SEWER DISTRICT CITY OF CARLSBAD WASTEWATER DIVISION WATER DISTRICT CITY OF CARLSBAD MUNICIPAL WATER DISTRICT SCHOOL DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT PROJECT TEAM DEVELOPER 2747 ROOSEVELT LLC 5315 AVENIDA ENCINAS, SUITE 200 CARLSBAD, CA 92008 949.637.3254 ARCHITECT STEPHEN DALTON ARCHITECTS 444 S CEDROS AVE, STUDIO 185 SOLANA BEACH, CA 92075 858.792.5906 CIVIL PASCO, LARET, SUITER & ASSOCIATES 535 NORTH HIGHWAY 101 SUITE A SOLANA BEACH, CA 92075 858.259.8212 LANDSCAPE GILLESPIE MOODY PATTERSON (GMP), INC 3176 LIONSHEAD AVENUE, SUITE 102 CARLSBAD, CA 92010 858.558.8977 SMEP GOUVIS ENGINEERING 15 STUDEBAKER IRVINE, CA 92618 949.752.1612 PROJECT LOCATION VICINITY MAP GRAN D A V E S T A T E S T BEEC H S T R O O S E V E L T S T N FIRE NOTES CONSTRUCTION TYPE SHALL BE IIIA HORIZONTAL EXIT W/ MAG-HOLD DOOR SYSTEM SHALL BE PROVIDED AT LEVELS 2, 3, AND 4. EXTERIOR BEARING WALLS SHALL BE 2-HR RATED. PROJECT SHALL COMPLY WITH NFPA 13 & 14 STANDARDS. SPRINKLER DENSITY: 15/2000 SF. STANDPIPES SHALL BE PROVIDED AT EXTERIOR AND STAIRS 1 & 2. STAIRS 1 & 2 SHALL EXTEND TO ROOF. COMPLETE PLANS AND SPECIFICATIONS FOR ALL FIRE EXTINGUISHING SYSTEMS, INCLUDING AUTOMATIC SPRINKLER AND STANDPIPE SYSTEMS AND OTHER SPECIAL FIRE EXTINGUISHING SYSTEMS AND RELATED APPURTENANCE’S SHALL BE SUBMITTED TO THE CITY OF SAN DIEGO FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. COMPLETE PLANS AND SPECIFICATIONS FOR FIRE ALARM SYSTEMS SHALL BE SUBMITTED TO THE CITY OF SAN DIEGO DEVELOPMENT SERVICES FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. CFC 907.1.1 LOCATIONS AND CLASSIFICATIONS OF EXTINGUISHERS SHALL BE IN ACCORDANCE WITH CFC 906 AND CALIFORNIA CODE OF REGULATIONS (CCR), TITLE 19. DURING CONSTRUCTION AT LEAST ONE EXTINGUISHER SHALL BE PROVIDED ON EACH FLOOR LEVEL AT EACH STAIRWAY, IN ALL STORAGE AND CONSTRUCTION SHEDS, IN LOCATIONS WHERE FLAMMABLE OR COMBUSTIBLE LIQUIDS ARE STORED OR USED, AND WHERE OTHER SPECIAL HAZARDS ARE PRESENT PER CFC SECTION3315.1 IN BUILDINGS THAT REQUIRE STANDPIPES, STANDPIPES SHALL BE PROVIDED DURING CONSTRUCTION WHEN THE HEIGHT REACHES 40 FEET ABOVE THE LOWEST LEVEL OF FIRE DEPARTMENT VEHICLE ACCESS. A FIRE DEPARTMENT CONNECTION SHALL BE NO MORE THAN 100 FEET FROM THE AVAILABLE FIRE DEPARTMENT VEHICLE ACCESS ROADWAYS. CFC SECTIONS 3310, 3313. BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION, OR DEMOLITION SHALL CONFORM TO CFC CHAPTER 33. WELDING, CUTTING, AND OTHER HOT WORK SHALL BE IN CONFORMANCE WITH CFC CHAPTER 35. WALL, FLOOR AND CEILING FINISHES AND MATERIALS SHALL NOT EXCEED THE INTERIOR FINISH CLASSIFICATION IN CBC TABLE 803.9 AND SHALL MEET THE FLAME PROPAGATION PERFORMANCE CRITERIA OF THE CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1. DECORATIVE MATERIALS SHALL BE PROPERLY TREATED BY A PRODUCT OF PROCESS APPROVED BY THE STATE FIRE MARSHAL WITH APPROPRIATE DOCUMENTATION PROVIDED TO THE CITY OF SAN DIEGO. KEY BOXES SHALL BE PROVIDED FOR ALL HIGH-RISE BUILDINGS, POOL ENCLOSURES, GATES IN THE PATH OF FIREFIGHTER TRAVEL TO STRUCTURES, SECURED PARKING LEVELS, DOORS GIVING TO ALARM PANELS AND/OR ANNUNCIATORS, AND ANY OTHER STRUCTURES OR AREAS WHERE ACCESS TO AN AREA IS RESTRICTED. DUMPSTERS AND TRASH CONTAINERS EXCEEDING 1.5 CUBIC YARDS SHALL NOT BE STORED IN BUILDINGS OR PLACED WITHIN 5 FEET OF COMBUSTIBLE WALLS, OPENINGS OR COMBUSTIBLE ROOF EAVE LINES UNLESS PROTECTED BY AN APPROVED SPRINKLER SYSTEM OR LOCATED IN A TYPE I OR IIA STRUCTURE SEPARATED BY 10 FEET FROM OTHER STRUCTURES. CONTAINERS LARGER THAN I CUBIC YARD SHALL BE OF NON - OR LIMITED-COMBUSTIBLE MATERIALS OR SIMILARLY PROTECTED OR SEPARATED. CFC 304.3. EXITS, EXIT SIGNS, FIRE ALARM PANELS, HOSE CABINETS, FIRE EXTINGUISHER LOCATIONS, AND STANDPIPE CONNECTIONS SHALL NOT BE CONCEALED BY CURTAINS, MIRRORS, OR ANY OTHER DECORATIVE MATERIAL OPEN FLAMES, FIRE AND BURNING ON ALL PREMISES IS PROHIBITED EXCEPT AS SPECIFICALLY PERMITTED BY THE CITY OF SAN DIEGO AND CFC 308. THE EGRESS PATH SHALL REMAIN FREE AND CLEAR OF ALL OBSTRUCTIONS AT ALL TIMES. NO STORAGE IS PERMITTED IN ANY EGRESS PATHS. ADDRESS IDENTIFICATION SHALL BE PROVIDED FOR ALL NEW AND EXISTING BUILDINGS IN A LOCATION THAT IS PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. WHERE ACCESS IS BY WAY OF A PRIVATE ROAD AND THE BUILDING ADDRESS CANNOT BE VIEWED FROM THE PUBLIC WAY, AN APPROVED SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. PREMISES IDENTIFICATION SHALL CONFORM TO CBC SECTION 501.2. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 1. REFER TO CIVIL DRAWINGS FOR LOCATION AND HEIGHTS OF PROPERTY LINE WALLS AND FENCES 2. COMMERCIAL USES WITH RESIDENTIAL UNITS ATTACHED SHALL PROVIDE VENTILATION SYSTEMS TO PREVENT ODORS FROM ADVERSELY AFFECTING RESIDENTIAL UNITS. GENERAL NOTES SCALE: 1" = 10'1 ARCHITECTURAL SITE PLAN & FIRE ACCESS PLAN Feb. 18, 2026 Item #2 252 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet PL A N D I A G R A M S A102 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 336 sq ft 1 2 3456789 10 UP 123456789101112131415161718 192021222324 25 262728 UP 123456789 UP 1234 5 6789 UP 295 sq ft 295 sq ft 21 5 ' - 5 1 / 1 6 " 164'-0"FRONTAGE 15'-6"LOBBY 24 ' - 0 " 24'-0" 26'-0" 9.4% OF FRONTAGE 1,183 sq ft 241 sq ft 84 sq ft 259 sq ft 1,069 sq ft 1,167 sq ft 345 sq ft 64 sq ft 16,682 sq ft 66 sq ft 446 sq ft 111 sq ft 182 sq ft 180 sq ft 56 sq ft BIKE ROOM S-2STORAGE S-2 ELECTRICAL ROOM S-2 LOBBY R-2 COMMERCIAL #2 A-2 COMMERCIAL #1 A-2COMMERCIAL #3 A-2 FIRE RISER S-2 ELEV EQ S-2 ELEV INVERT S-2 TRASH ROOM S-2 LOW VOLTAGE S-2 PARCEL ROOM R-2 ELEV EQELEV INVERT 89'-7 5/64" 10'-1" 19'-3" 8'-1" 10'-1" 6' - 1 0 " 13 ' - 1 0 " 3' - 3 " 13 ' - 1 0 " 6'- 1 0 " 10 ' - 4 " 9'-10" 8'-10" 15'-4" 8'-4" 27'-4"29'-3" 15'-6" 38'-5" 22 ' - 1 0 " 22 ' - 1 0 " 38'-8" 10 ' - 4 " 50'-6" BTWN CANTILEVERS(NO CANTILEVER CONDITION) 6'-0" 4'-6" 5'-4" 3' - 4 " 3' - 4 " 3'- 4 " 5'-2" 5' - 0 " 53'-4" CANTILEVERED 4' - 1 " 18 ' - 0 " 49 ' - 3 " CA N T I L E V E R 11 ' - 9 " 55 ' - 6 " CA N T I L E V E R 14 ' - 6 " 20 ' - 0 " CA N T I L E V E R 10 ' - 0 " 25 ' - 9 " CA N T I L E V E R 10 ' - 5 1 / 2 " 18'-2"10'-5"19'-1"CANTILEVER 17'-0"38'-8"CANTILEVER 1,380 sq ft 38 sq ft ACCESSIBLE PATH LINE OF 1ST FLOOR TYP FIRE SEPARATION DISTANCE, TYP D1a R-2 C1 R-2 C2 R-2 A3 R-2 B2 R-2 B1 R-2 D1 R-2 A2 R-2 A1 R-2 A2 R-2 A1 R-2 15 ' - 5 1 / 8 " (1 0 F T M I N ) 11 ' - 9 " (6 F T M I N ) 19'-2"8'-10" 10 ' - 5 " (1 0 F T M I N ) 10 ' - 2 " (6 F T M I N ) COMBINED PLANES(19'-2")+(8'-10")+(17'-0") = 45 FT ACCESSIBLE PATH D1a R-2 C1 R-2 C2 R-2 A3 R-2 B2 R-2 B1 R-2 D1 R-2 A2 R-2 A1 R-2 A2 R-2 A1 R-2 383 sq ft 218 sq ft 1,347 sq ft 209 sq ft 193 sq ft 95 sq ft 393 sq ft 278 sq ft291 sq ft 273 sq ft 242 sq ft 367 sq ft 323 sq ft 371 sq ft371 sq ft 323 sq ft 263 sq ft 100 sq ft ROOFTOP STRUCTURE AREA CALCS ELEVATOR OVERRUN: 95 SFSTAIR 1 OVERRUN: 193 SFSTAIR 2 OVERRUN: 209 SFBOILER ROOM: 218 SF = 715 SF 715 SF / 23,917 SF = 2.99% ELEVATOROVERRUN STAIR 1OVERRUN STAIR 2OVERRUN BOILER ROOM ROOF DECK, TYPICAL(NOT SUBJECT TO 10% RULE) MECHANICAL ENCLOSURE, TYPICAL(NOT SUBJECT TO 10% RULE) EXTERIOR WALKWAY, TYPICAL(NOT SUBJECT TO 10% RULE) 1,439 sq ft AREA BREAKDOWN BY FLOOR 4TH FLOOR = 19,216 SF 3RD FLOOR = 19,216 SF 2ND FLOOR = 19,216 SF 1ST FLOOR = 23,025 SF 19,216 SF / 23,025 SF = 83.45% (RATIO 2ND TO 1ST FLOOR) AREA CALCULATIONS #Key #Title #Key #Key #Title #Title SCALE: 1/16" = 1'-0"1 PLAN DIAGRAM - 1ST FLOOR SCALE: 1/16" = 1'-0"2 PLAN DIAGRAM - 2ND FLOOR SCALE: 1/16" = 1'-0"3 PLAN DIAGRAM - 3RD AND 4TH FLOORS SCALE: 1/16" = 1'-0"4 PLAN DIAGRAM - ROOF KEYNOTES GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 253 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet EL E V A T I O N D I A G R A M S A103 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 GR O U N D F L O O R G L A Z I N G FA C A D E T R A N S P A R E N C Y P E R S T O R Y GROUND FLOOR COMMERCIAL FACADE = 1,553 sq ftREQUIRED = 1,398 sq ft (90%)PROVIDED = 1,407 sq ft (91%) * GLAZING SHALL BE TRANSPARENT / TRANSLUCENT 482 sq ft 755 sq ft143 sq ft COMMERCIAL #3FF = 43.0'COMMERCIAL #1FF = 44.0'COMMERCIAL #2FF = 43.4' 627 sq ft90 sq ft 612 sq ft 90 sq ft 627 sq ft90 sq ft 725 sq ft 68 sq ft 725 sq ft 68 sq ft 725 sq ft 68 sq ft 15 ' - 2 " ( 1 5 ' - 0 " M I N ) AT C A N T I L E V E R (S H O P F R O N T ) 13 ' - 0 " ( 1 0 ' - 0 " M I N ) AT C A N T I L E V E R (N O N - S H O P F R O N T ) 13 ' - 6 " SH O P F R O N T H E I G H T (W A I V E R ) 15 ' - 1 " SH O P F R O N T H E I G H T 23 sq ft23 sq ft68 sq ft70 sq ft56 sq ft 56 sq ft 56 sq ft 70 sq ft 70 sq ft 23 sq ft23 sq ft68 sq ft 23 sq ft23 sq ft68 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft 3'-9" 27 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft AREA OF WALLAREA OF OPENING(S) PROPOSED % OF OPENINGS 40% MINIMUM 40.2% 41.2% 40.2%42.5% 42.5% 42.5% 28 sq ft 393 sq ft 284 sq ft 196 sq ft 541 sq ft 9 sq ft 27 sq ft 27 sq ft 128 sq ft 45 sq ft 9 sq ft 9 sq ft 30 sq ft FSD = 38'-8"NO LIMIT FSD = 10'-1"45% MAX FSD = 8'-1"25% MAX FSD = 19'-3"75% MAX FSD = 10'-1"45% MAX FSD = 29'-3"NO LIMIT 393 sq ft 284 sq ft 196 sq ft 541 sq ft 128 sq ft 45 sq ft 9 sq ft 9 sq ft 30 sq ft 393 sq ft 284 sq ft 196 sq ft 541 sq ft27 sq ft 27 sq ft 128 sq ft 27 sq ft 9 sq ft 9 sq ft 18 sq ft 27 sq ft 27 sq ft 13 ' - 1 0 3 / 4 " ( 1 0 ' - 0 " M I N ) AT C A N T I L E V E R (N O N - S H O P F R O N T ) 28 sq ft 9 sq ft 17 sq ft 9 sq ft AREA OF WALL AREA OF OPENING(S) PROPOSED % OF OPENINGS 9.4% 19.0%65.3%17.2% 9.4% 6.6% 19.0% 19.0% 65.3% 65.3%17.2% 17.2% #Key #Title #Key #Key #Title #Title SCALE: 1/8" = 1'-0"1 NORTH / FRONT ELEVATION SCALE: 1/8" = 1'-0"2 EAST / SIDE ELEVATION KEYNOTES GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 254 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet EL E V A T I O N D I A G R A M S A104 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 72 sq ft 208 sq ft 213 sq ft 184 sq ft 420 sq ft 184 sq ft 213 sq ft 208 sq ft FSD = 10'-4"45% MAX FSD = 22'-10"NO LIMIT FSD = 6'-10"25% MAX FSD = 13'-10"45% MAX FSD = 3'-3"15% MAX FSD = 13'-10"45% MAX FSD = 6'-10"25% MAX FSD = 22'-10"NO LIMIT FSD = 10'-4"45% MAX 45 sq ft 60 sq ft 14 sq ft14 sq ft14 sq ft14 sq ft 45 sq ft60 sq ft 72 sq ft 72 sq ft 208 sq ft 213 sq ft 184 sq ft 420 sq ft 184 sq ft 213 sq ft 208 sq ft 45 sq ft 60 sq ft 14 sq ft14 sq ft14 sq ft14 sq ft 45 sq ft60 sq ft 72 sq ft 72 sq ft208 sq ft 213 sq ft 184 sq ft 419 sq ft 184 sq ft 213 sq ft 208 sq ft 45 sq ft 60 sq ft 14 sq ft14 sq ft14 sq ft14 sq ft 45 sq ft60 sq ft 72 sq ft 15 ' - 4 " ( 1 0 ' - 0 " M I N ) AT C A N T I L E V E R (N O N - S H O P F R O N T ) AREA OF WALL AREA OF OPENING(S) PROPOSED % OF OPENINGS 34.6% 21.1%32.6% 13.3% 21.1% 21.1% 34.6% 34.6% 32.6% 32.6% 13.3% 13.3% 32.6% 32.6% 32.6% 21.1% 21.1% 21.1% 34.6% 34.6% 34.6% 42.1'40.6'39.9'39.7' 9 sq ft 284 sq ft 9 sq ft 30 sq ft 284 sq ft 9 sq ft 30 sq ft 284 sq ft 48 sq ft 613 sq ft 153 sq ft 220 sq ft FSD = 27'-4"NO LIMIT FSD = 38'-5"NO LIMITFSD = 8'-4"25% MAX FSD = 15'-6"75% MAX FSD = 8'-10"25% MAX FSD = 15'-4"75% MAX FSD = 9'-10"25% MAX 96 sq ft 27 sq ft 27 sq ft 9 sq ft 30 sq ft 27 sq ft 613 sq ft 153 sq ft 220 sq ft 96 sq ft 27 sq ft 27 sq ft 48 sq ft 613 sq ft 153 sq ft 220 sq ft 96 sq ft 27 sq ft 27 sq ft 15 ' - 3 " ( 1 0 ' - 0 " M I N ) AT C A N T I L E V E R (N O N - S H O P F R O N T ) 14 ' - 3 " ( 1 0 ' - 0 " M I N ) AT C A N T I L E V E R (N O N - S H O P F R O N T ) 30 sq ft 9 sq ft 30 sq ft 9 sq ft 18 sq ft AREA OF WALL AREA OF OPENING(S) PROPOSED % OF OPENINGS 13.7%21.8% 62.7% 15.2% 13.7% 13.7% 21.8% 12.3% 62.7% 62.7% 15.2% 13.2% #Key #Title #Key #Key #Title #Title SCALE: 1/8" = 1'-0"1 SOUTH / REAR ELEVATION SCALE: 1/8" = 1'-0"2 WEST / SIDE ELEVATION KEYNOTES GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 255 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet 1S T F L O O R P L A N A201 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 1 1 10 10 A A L L B B C C J J K K 9 9 8 8 5 5 4 4 336 sq ft 04'8'16' 2A301 2A401 2A401 2A402 2A402 1A402 1A402 1A301 2A302 1 A302 1A401 1A401 #DrgID#LayID #DrgID#LayID 13 9 ' - 6 " 165'-0" 24'-0"1'-2"26'-0"1'-2"26'-0"1'-2"26'-0"1'-2"24'-0" 17 ' - 2 " 24 ' - 0 " 18 ' - 0 " 24 ' - 0 " 165'-0" 1'-0"121'-10"26'-0"16'-2" 9' - 0 " 9' - 0 " 8' - 0 " 56 ' - 4 " 1' - 0 " 2'- 6 " 92 ' - 0 " 9'- 1 0 " 36 ' - 8 " 17'-2"24'-0"26'-0"1'-2"26'-0"1'-2"24'-0"1'-2"1'-2"26'-0"17'-2" 32'-0"16'-4"5'-0"9'-8"5'-0"8'-0"39'-0"6'-10" 6'-0"9'-0"9'-0"1'-2"9'-0"4'-0"9'-0"18'-0"9'-0"32'-6" 17 ' - 0 " 1' - 2 " 26 ' - 0 " 1'- 2 " 20 ' - 8 " 17 ' - 2 " 26 ' - 0 " 1'- 2 " 27 ' - 8 " 1' - 6 " 295 sq ft 295 sq ft 14'-10" 20 ' - 0 " 3'-0" 8'-2" 7'- 8 " 9'-0"8'-0"9'-0" 9'-0"8'-0"9'-0" 18 ' - 0 " 9' - 0 " 8' - 0 " 9' - 0 " 24'-0"BACKUP DISTANCE18'-0" 6'-0"6'-0" 41'-2"82'-8"41'-2" 24'-0"BACKUP DISTANCE 18'-0" 16'-6"16'-6" 9' - 0 " 9' - 0 " 9' - 0 " 9'-0"8'-0"9'-0"9'-0"8'-0" 18 ' - 0 " 9'-0"8'-0"9'-0"9'-0"8'-0"9'-0" 9'-0"9'-0"9'-0"9'-0" 9' - 0 " 9' - 0 " 9' - 0 " 8' - 0 " 9' - 0 " 9' - 0 " 8' - 0 " 9' - 0 " 14 2 ' - 0 " 1'-4"23'-2" 7' - 8 1 5 / 1 6 " (4 " M I N R E C E S S ) 18 ' - 0 " 15 ' - 2 " 14 ' - 2 " 9' - 0 "22'-8"DISTANCE BETWEEN ENTRIES 20'-0"DISTANCE BETWEEN ENTRIES 17 ' - 2 " 26 ' - 0 " 1'- 2 " 18 ' - 0 " 1' - 2 " 18 ' - 0 " 10 ' - 6 " ELECTRICAL ROOM LOBBY TRASH LOW VOLTAGE COMMERCIAL #1 COMMERCIAL #2 COMMERCIAL #3 STORAGE BIKES FR TOTAL PARKING = 42 SPACES ADA = 3 SPACES EV = 16 SPACES ELEV STAIR 2 ELEV EQ ELEV INVERT STAIR 1 1ST FLOOR AREA: 23,065 SF EV CAPABLE EV CAPABLE ADA VAN EV CAPABLE EV READY EV READYEV READY EV RE A D Y EV READY EV READY EV READY EV READY EV RE A D Y ADA VAN EV READY W/ CHARGER EV READY W/ CHARGER EV READY W/ CHARGER 42 4 1 4 0 39 3 8 3 7 3 6 3 5 3 4 3 3 3 2 31 30 29 28 27 26 25 24 23 22 21 20 19 1 8 1 7 1 6 1 5 1 4 1 3 1 2 4 5 6 7 8 9 10 11 321 EV CAPABLE N 1,183 sq ft 241 sq ft 84 sq ft 259 sq ft 1,069 sq ft 1,167 sq ft 345 sq ft 64 sq ft 16,682 sq ft 66 sq ft 446 sq ft 111 sq ft 182 sq ft180 sq ft 56 sq ft PARCEL ROOM FULL HEIGHT ENCLOSURE WALL DOUBLE DETECTOR CHECK VALVE TRANSFORMER PAD GASMETERS LINE OF FLOOR ABOVE ACCESSIBLE PATH GREASE SHAFT MAILBOXES VEHICULAR GATE(VENTED) INTERIOR PARTITION WALL INTERIOR PARTITION WALL SHORT TERM BIKE PARKING AWNING ABOVE AWNING ABOVEAWNINGABOVEAWNING ABOVE LINE OFFLOOR ABOVE EV SPACE PER REQUIREMENT CATEGORY PLANE CHANGE@ COMMERCIAL SPACES CHUTESABOVE NUMBERED PARKING SPACES FOR REFERENCE PARKING CALCULATIONS CALCULATIONS PER CBC CH11 REQ'S COMMERCIAL 3,465 SF / 170 SF = 21 SPACES REQ'D CBC TABLE 11B-208.2 REQUIRES 1 ACCESSIBLE SPACE CBC SECTION 11B-208.2.4 REQUIRES 1:6 FOR VAN SPACES PROVIDED: 1X ADA VAN SPACE REQ'D FOR COMMERCIAL RESIDENTIAL 42 TOTAL - 21 COMMERCIAL = 21 SPACES LEFT CBC SECTION 1109A.3 REQUIRES 2% ACCESSIBLE 21 X 0.02 = 0.42 = 1 ACCESSIBLE SPACE CBC 1109A.6 REQUIRES 1:8 FOR VAN SPACES PROVIDED: 1X ADA VAN SPACE REQ'D FOR RESIDENTIAL ---------------------------------------------------------------------------------------------- CALCULATIONS PER GREEN BUILDING REQ'S *ALL EV SPACES MUST BE 9X18 MINIMUM* COMMERCIAL 21 COMMERCIAL SPACES PER AREA CALCS CGC TABLE 5.106.5.3.1 REQUIRES 4 "EV CAPABLE" ONLY PROVIDED: 1X EV-CAPABLE VAN SPACE 3X EV-CAPABLE STANDARD SPACE RESIDENTIAL 21 RESIDENTIAL SPACES REMAIN 40% = 8.4 = 9 SPACES "EV READY RECEPTACLES" 10% = 2.1 = 3 SPACES "EV READY W/ CHARGERS" 12 TOTAL EV-READY SPACES CGC 4.106.4.2.2.1.1 REQUIRES 1:25 BE VAN ACCESSIBLE PROVIDED: 1X EV READY W/ CHARGER VAN SPACE 2X EV READY W/ CHARGER STANDARD SPACES 9X EV READY RECEPTACLE STANDARD SPACES --------------------------------------------------------------------------------------------- TOTAL REQUIRED PARKING PROVIDED BY TYPE COMMERCIAL 1X ADA VAN SPACE 1X ADA VAN SPACE (EV CAPABLE) 3X STANDARD SPACES (EV CAPABLE) RESIDENTIAL 1X ADA VAN SPACE (EV READY W/ CHARGER) 2X STANDARD SPACES (EV READY W/ CHARGER) 9X STANDARD SPACES (EV READY RECEPTACLE) WALL LEGEND WALL LEGEND CIP CONCRETE COLUMN PER STRUCTURAL (REFERENCE SLAB PLANS FOR COLUMN SIZE) 12" CONCRETE WALL 8" CONCRETE WALL 8" CMU WALL 2 HR 6" METAL STUD 1 HR 6" METAL STUD NON-RATED 6" METAL STUD SOFFIT / FLOOR ABOVE A805 - A825 6 A810 - A852 - A850 - A890 1 A825 - A840 7 A840 8 A840 9 A840 11 A840 4 A840 13 A840 5 A840 6 A840 10 A840 12 A890 2 A841 2 A841 3 A855 - A840 2 A840 3 A840 1 A841 - A841 - A842 - A861 - A862 - A860 - A870 - A871 - A872 - A873 - A500s - A885 - A881 - A890 - A891 - A892 - 1. 2. 3. 4. 5. 7. 6. GENERAL NOTESGENERAL NOTES 1. 2.FOR TYPICAL METAL STUD WALLS FROM LEVEL 1 FOR TYPICAL PARTY WALL SECTION 3.FOR TYPICAL WOOD STUD WALLS FROM LEVELS 2-5 4. FOR TYPICAL WOOD FRAMED EXT. BALCONIES/ WALKWAYS5. 7.FOR ACOUSTIC JOINTS @ WALLS 6.FOR GENERAL ASSEMBLY, ACOUSTIC SEALANT AND RESILIENT NOTES FOR TYPICAL WOOD FRAMED EXT. CONCRETE BALCONIES/WALKWAYS 8. FOR CONTINUATION OF RATING AT DROP CEILINGS & SOFFITS9. 10. FOR PENETRATION OF 1-HR ASSEMBLIES @ RECESSED FIXTURES11. FOR PENETRATION OF 1-HR FLOOR/CEILING ASSEMBLIES @ DUCT CHASE12. 13. 14. FOR CONTINUATION OF RATING AT WALL OUTLETS & TUBS FOR PLUMBING PENETRATIONS OF 1-HR INTERIOR WALL ASSEMBLIES FOR PLUMBING PENETRATIONS OF 2-HR EXTERIOR WALL ASSEMBLIES FOR TYPICAL ROOF DETAILS 15. FOR GENERAL PENETRATION NOTES16. FOR GENERAL PENETRATION DETAILS17. 18. 19. 20. 21. FOR EXHAUST PENETRATIONS AT EXTERIOR WALL ASSEMBLIES FOR TYPICAL EXTERIOR FINISH DETAILS FOR TYPICAL WINDOW DETAILS FOR TYPICAL STOREFRONT DETAILS FOR TYPICAL DOOR DETAILS DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) ALL DIMENSIONS ARE TO FACE OF STUD OR GRID LINE U.N.O. 27. FOR TYPICAL ELEVATOR DETAILS FOR TYPICAL STAIR DETAILS FOR INTERIOR DETAILS FOR ACCESSIBILIY AND SIGNAGE DETAILS 22. FOR ADDITIONAL INFORMATION ON DOORS & WINDOWS 23. 24. 25. 26. 28. #Key #Title #Key #Key #Title #Title SCALE: 1/8" = 1'-0"1 1ST FLOOR PLAN KEYNOTES GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 256 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet 2N D F L O O R P L A N A202 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 1 1 10 10 A A L L I I H H D D E E F F G G 2 2 3 3 6 6 7 7 11 11 REF W D DW DW REF REF DW REF DW DW REF DW REF DW RE F DW RE F REF DW REF DW REF DW WD 04'8'16' FAU MICRO WIN E TR S H W/D FAU TR S H MICRO W/D MICRO FAU TR S H MIC R O FAU W/D TRSH W/ D FA U W/ D FA U W/ D FA U TRSH MIC R O W/ D FA U TRSH MI C R O W/D MICRO FA U TR S H MIC R O W/D FAU TR S H FAU WIN E MICRO TR S H 2A301 2A401 2A401 2A402 2A402 1A402 1A402 1A301 2A302 1 A302 1A401 1A401 #DrgID#LayID #DrgID#LayID 173'-6" 52'-6 1/2"22'-2"2'-0"29'-3 1/2"67'-6" 62 ' - 8 " 44 ' - 5 " 39 ' - 7 " 14 6 ' - 8 " 62 ' - 8 1 / 2 " 10 ' - 0 " 2' - 0 " 34 ' - 5 1 / 2 " 37 ' - 6 " 52'-4"36'-3 1/2"36'-3 1/2"52'-4" 177'-3" 14 6 ' - 8 " 1,380 sq ft 10'-0" 11'-0" 13'-0" 10 ' - 8 " 15 ' - 4 " 38 sq ft 1/A607 201 1/A606 202 3/A609 203 1/A602 204 1/A601 205 1/A601 207 1/A602 206 1/A609 208 1/A604 209 1/A605 211 1/A603 210 ELEV IDF STAIR 2 STAIR 1 STO. 2ND FLOOR AREA: 19,472 SF CL CL CL CL CL CL CL TR WS N WS P WS WS P P WS WS WS P WS P WS P WS WS P 149 sq ft 254 sq ft 30'-4"30'-4" 590 sq ft 29 ' - 0 " GREASE SHAFT HORIZONTAL EXITW/ MAG-HOLD DOOR LINE OF GROUNDFLOOR BELOW FULLHEIGHTSCREEN LINE OF GROUNDFLOOR BELOW COMMON OPEN SPACE MIN. DIMENSION AMENITY COURT C2 C1 D1.2 A2 A1A1 A2 D1 B1 B2 A3 FIRE NOTES CONSTRUCTION TYPE SHALL BE IIIA HORIZONTAL EXIT W/ MAG-HOLD DOOR SYSTEM SHALL BE PROVIDED AT LEVELS 2, 3, AND 4. EXTERIOR BEARING WALLS SHALL BE 2-HR RATED. PROJECT SHALL COMPLY WITH NFPA 13 & 14 STANDARDS. SPRINKLER DENSITY: 15/2000 SF. STANDPIPES SHALL BE PROVIDED AT EXTERIOR AND STAIRS 1 & 2. STAIRS 1 & 2 SHALL EXTEND TO ROOF. COMPLETE PLANS AND SPECIFICATIONS FOR ALL FIRE EXTINGUISHING SYSTEMS, INCLUDING AUTOMATIC SPRINKLER AND STANDPIPE SYSTEMS AND OTHER SPECIAL FIRE EXTINGUISHING SYSTEMS AND RELATED APPURTENANCE’S SHALL BE SUBMITTED TO THE CITY OF SAN DIEGO FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. COMPLETE PLANS AND SPECIFICATIONS FOR FIRE ALARM SYSTEMS SHALL BE SUBMITTED TO THE CITY OF SAN DIEGO DEVELOPMENT SERVICES FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. CFC 907.1.1 LOCATIONS AND CLASSIFICATIONS OF EXTINGUISHERS SHALL BE IN ACCORDANCE WITH CFC 906 AND CALIFORNIA CODE OF REGULATIONS (CCR), TITLE 19. DURING CONSTRUCTION AT LEAST ONE EXTINGUISHER SHALL BE PROVIDED ON EACH FLOOR LEVEL AT EACH STAIRWAY, IN ALL STORAGE AND CONSTRUCTION SHEDS, IN LOCATIONS WHERE FLAMMABLE OR COMBUSTIBLE LIQUIDS ARE STORED OR USED, AND WHERE OTHER SPECIAL HAZARDS ARE PRESENT PER CFC SECTION3315.1 IN BUILDINGS THAT REQUIRE STANDPIPES, STANDPIPES SHALL BE PROVIDED DURING CONSTRUCTION WHEN THE HEIGHT REACHES 40 FEET ABOVE THE LOWEST LEVEL OF FIRE DEPARTMENT VEHICLE ACCESS. A FIRE DEPARTMENT CONNECTION SHALL BE NO MORE THAN 100 FEET FROM THE AVAILABLE FIRE DEPARTMENT VEHICLE ACCESS ROADWAYS. CFC SECTIONS 3310, 3313. BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION, OR DEMOLITION SHALL CONFORM TO CFC CHAPTER 33. WELDING, CUTTING, AND OTHER HOT WORK SHALL BE IN CONFORMANCE WITH CFC CHAPTER 35. WALL, FLOOR AND CEILING FINISHES AND MATERIALS SHALL NOT EXCEED THE INTERIOR FINISH CLASSIFICATION IN CBC TABLE 803.9 AND SHALL MEET THE FLAME PROPAGATION PERFORMANCE CRITERIA OF THE CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1. DECORATIVE MATERIALS SHALL BE PROPERLY TREATED BY A PRODUCT OF PROCESS APPROVED BY THE STATE FIRE MARSHAL WITH APPROPRIATE DOCUMENTATION PROVIDED TO THE CITY OF SAN DIEGO. KEY BOXES SHALL BE PROVIDED FOR ALL HIGH-RISE BUILDINGS, POOL ENCLOSURES, GATES IN THE PATH OF FIREFIGHTER TRAVEL TO STRUCTURES, SECURED PARKING LEVELS, DOORS GIVING TO ALARM PANELS AND/OR ANNUNCIATORS, AND ANY OTHER STRUCTURES OR AREAS WHERE ACCESS TO AN AREA IS RESTRICTED. DUMPSTERS AND TRASH CONTAINERS EXCEEDING 1.5 CUBIC YARDS SHALL NOT BE STORED IN BUILDINGS OR PLACED WITHIN 5 FEET OF COMBUSTIBLE WALLS, OPENINGS OR COMBUSTIBLE ROOF EAVE LINES UNLESS PROTECTED BY AN APPROVED SPRINKLER SYSTEM OR LOCATED IN A TYPE I OR IIA STRUCTURE SEPARATED BY 10 FEET FROM OTHER STRUCTURES. CONTAINERS LARGER THAN I CUBIC YARD SHALL BE OF NON - OR LIMITED-COMBUSTIBLE MATERIALS OR SIMILARLY PROTECTED OR SEPARATED. CFC 304.3. EXITS, EXIT SIGNS, FIRE ALARM PANELS, HOSE CABINETS, FIRE EXTINGUISHER LOCATIONS, AND STANDPIPE CONNECTIONS SHALL NOT BE CONCEALED BY CURTAINS, MIRRORS, OR ANY OTHER DECORATIVE MATERIAL OPEN FLAMES, FIRE AND BURNING ON ALL PREMISES IS PROHIBITED EXCEPT AS SPECIFICALLY PERMITTED BY THE CITY OF SAN DIEGO AND CFC 308. THE EGRESS PATH SHALL REMAIN FREE AND CLEAR OF ALL OBSTRUCTIONS AT ALL TIMES. NO STORAGE IS PERMITTED IN ANY EGRESS PATHS. ADDRESS IDENTIFICATION SHALL BE PROVIDED FOR ALL NEW AND EXISTING BUILDINGS IN A LOCATION THAT IS PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. WHERE ACCESS IS BY WAY OF A PRIVATE ROAD AND THE BUILDING ADDRESS CANNOT BE VIEWED FROM THE PUBLIC WAY, AN APPROVED SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. PREMISES IDENTIFICATION SHALL CONFORM TO CBC SECTION 501.2. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. WALL LEGEND 2 HR 2X6 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X4 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X6 FIRE BARRIER W/ FIRE-RETARDANT TREATED STUD 2 HR 2X6 FIRE BARRIER 2 HR 2X4 FIRE BARRIER 2 HR 2X6 WOOD STUD 2 HR 2X4 WOOD STUD 1 HR 2X6 WOOD STUD 1 HR 2X4 WOOD STUD 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE WALL LEGEND CIP CONCRETE COLUMN PER STRUCTURAL (REFERENCE SLAB PLANS FOR COLUMN SIZE) 12" CONCRETE WALL 8" CONCRETE WALL 8" CMU WALL 2 HR 6" METAL STUD 1 HR 6" METAL STUD NON-RATED 6" METAL STUD SOFFIT / FLOOR ABOVE A805 - A825 6 A810 - A852 - A850 - A890 1 A825 - A840 7 A840 8 A840 9 A840 11 A840 4 A840 13 A840 5 A840 6 A840 10 A840 12 A890 2 A841 2 A841 3 A855 - A840 2 A840 3 A840 1 A841 - A841 - A842 - A861 - A862 - A860 - A870 - A871 - A872 - A873 - A500s - A885 - A881 - A890 - A891 - A892 - 1. 2. 3. 4. 5. 7. 6. GENERAL NOTESGENERAL NOTES 1. 2.FOR TYPICAL METAL STUD WALLS FROM LEVEL 1 FOR TYPICAL PARTY WALL SECTION 3.FOR TYPICAL WOOD STUD WALLS FROM LEVELS 2-5 4. FOR TYPICAL WOOD FRAMED EXT. BALCONIES/ WALKWAYS5. 7.FOR ACOUSTIC JOINTS @ WALLS 6.FOR GENERAL ASSEMBLY, ACOUSTIC SEALANT AND RESILIENT NOTES FOR TYPICAL WOOD FRAMED EXT. CONCRETE BALCONIES/WALKWAYS 8. FOR CONTINUATION OF RATING AT DROP CEILINGS & SOFFITS9. 10. FOR PENETRATION OF 1-HR ASSEMBLIES @ RECESSED FIXTURES11. FOR PENETRATION OF 1-HR FLOOR/CEILING ASSEMBLIES @ DUCT CHASE12. 13. 14. FOR CONTINUATION OF RATING AT WALL OUTLETS & TUBS FOR PLUMBING PENETRATIONS OF 1-HR INTERIOR WALL ASSEMBLIES FOR PLUMBING PENETRATIONS OF 2-HR EXTERIOR WALL ASSEMBLIES FOR TYPICAL ROOF DETAILS 15. FOR GENERAL PENETRATION NOTES16. FOR GENERAL PENETRATION DETAILS17. 18. 19. 20. 21. FOR EXHAUST PENETRATIONS AT EXTERIOR WALL ASSEMBLIES FOR TYPICAL EXTERIOR FINISH DETAILS FOR TYPICAL WINDOW DETAILS FOR TYPICAL STOREFRONT DETAILS FOR TYPICAL DOOR DETAILS DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) ALL DIMENSIONS ARE TO FACE OF STUD OR GRID LINE U.N.O. 27. FOR TYPICAL ELEVATOR DETAILS FOR TYPICAL STAIR DETAILS FOR INTERIOR DETAILS FOR ACCESSIBILIY AND SIGNAGE DETAILS 22. FOR ADDITIONAL INFORMATION ON DOORS & WINDOWS 23. 24. 25. 26. 28. #Key #Title #Key #Key #Title #Title SCALE: 1/8" = 1'-0"1 2ND FLOOR PLAN KEYNOTES GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 257 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet 3R D F L O O R P L A N A203 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 1 1 10 10 A A L L I I H H D D E E F F G G 2 2 3 3 6 6 7 7 11 11 DW REF REF DW DW REF DW REF DW RE F DW RE F REF DW REF DW REF DW REF DW WD REF DW W D 04'8'16' W/D FAU TR S H MICRO W/D MICRO FAU TR S H W/ D FA U W/ D FA U W/ D FA U TRSH MIC R O W/ D FA U TRSH MI C R O W/D MICRO FA U TR S H MIC R O W/D FAU TR S H MIC R O FAU W/D TRSH FAU WIN E MICRO TR S H FAU MICRO WIN E TR S H 2A301 2A401 2A401 2A402 2A402 1A402 1A402 1A301 2A302 1 A302 1A401 1A401 #DrgID#LayID #DrgID#LayID 30'-4"30'-4" 52'-6 1/2"22'-2"67'-6"2'-0"29'-3 1/2" 39 ' - 7 " 62 ' - 8 " 44 ' - 5 " 52'-4"52'-4"36'-3 1/2"36'-3 1/2" 62 ' - 8 1 / 2 " 2' - 0 " 34 ' - 5 1 / 2 " 10 ' - 0 " 37 ' - 6 " 14 6 ' - 8 " 1/A607 301 1/A606 302 4/A609 303 1/A602 304 1/A601 305 1/A601 307 1/A602 306 2/A609 308 1/A604 309 1/A605 311 1/A603 310 STAIR 2 3RD FLOOR AREA: 19,472 SF IDFSTO. STAIR 1 ELEV CL CL CL CL CL CL CL TR P WS WSWS N P WS WS PWSWS P WS P WS P WS WS P GREASE SHAFT HORIZONTAL EXITW/ MAG-HOLD DOOR FULLHEIGHTSCREEN 6' x 6' MINIMUM PRIVATE OPEN SPACE AT ALL BALCONIES C2.1 C1 D1.3 A2 A1A1 A2 D1.1 B1 B2 A3 FIRE NOTES CONSTRUCTION TYPE SHALL BE IIIA HORIZONTAL EXIT W/ MAG-HOLD DOOR SYSTEM SHALL BE PROVIDED AT LEVELS 2, 3, AND 4. EXTERIOR BEARING WALLS SHALL BE 2-HR RATED. PROJECT SHALL COMPLY WITH NFPA 13 & 14 STANDARDS. SPRINKLER DENSITY: 15/2000 SF. STANDPIPES SHALL BE PROVIDED AT EXTERIOR AND STAIRS 1 & 2. STAIRS 1 & 2 SHALL EXTEND TO ROOF. COMPLETE PLANS AND SPECIFICATIONS FOR ALL FIRE EXTINGUISHING SYSTEMS, INCLUDING AUTOMATIC SPRINKLER AND STANDPIPE SYSTEMS AND OTHER SPECIAL FIRE EXTINGUISHING SYSTEMS AND RELATED APPURTENANCE’S SHALL BE SUBMITTED TO THE CITY OF SAN DIEGO FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. COMPLETE PLANS AND SPECIFICATIONS FOR FIRE ALARM SYSTEMS SHALL BE SUBMITTED TO THE CITY OF SAN DIEGO DEVELOPMENT SERVICES FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. CFC 907.1.1 LOCATIONS AND CLASSIFICATIONS OF EXTINGUISHERS SHALL BE IN ACCORDANCE WITH CFC 906 AND CALIFORNIA CODE OF REGULATIONS (CCR), TITLE 19. DURING CONSTRUCTION AT LEAST ONE EXTINGUISHER SHALL BE PROVIDED ON EACH FLOOR LEVEL AT EACH STAIRWAY, IN ALL STORAGE AND CONSTRUCTION SHEDS, IN LOCATIONS WHERE FLAMMABLE OR COMBUSTIBLE LIQUIDS ARE STORED OR USED, AND WHERE OTHER SPECIAL HAZARDS ARE PRESENT PER CFC SECTION3315.1 IN BUILDINGS THAT REQUIRE STANDPIPES, STANDPIPES SHALL BE PROVIDED DURING CONSTRUCTION WHEN THE HEIGHT REACHES 40 FEET ABOVE THE LOWEST LEVEL OF FIRE DEPARTMENT VEHICLE ACCESS. A FIRE DEPARTMENT CONNECTION SHALL BE NO MORE THAN 100 FEET FROM THE AVAILABLE FIRE DEPARTMENT VEHICLE ACCESS ROADWAYS. CFC SECTIONS 3310, 3313. BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION, OR DEMOLITION SHALL CONFORM TO CFC CHAPTER 33. WELDING, CUTTING, AND OTHER HOT WORK SHALL BE IN CONFORMANCE WITH CFC CHAPTER 35. WALL, FLOOR AND CEILING FINISHES AND MATERIALS SHALL NOT EXCEED THE INTERIOR FINISH CLASSIFICATION IN CBC TABLE 803.9 AND SHALL MEET THE FLAME PROPAGATION PERFORMANCE CRITERIA OF THE CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1. DECORATIVE MATERIALS SHALL BE PROPERLY TREATED BY A PRODUCT OF PROCESS APPROVED BY THE STATE FIRE MARSHAL WITH APPROPRIATE DOCUMENTATION PROVIDED TO THE CITY OF SAN DIEGO. KEY BOXES SHALL BE PROVIDED FOR ALL HIGH-RISE BUILDINGS, POOL ENCLOSURES, GATES IN THE PATH OF FIREFIGHTER TRAVEL TO STRUCTURES, SECURED PARKING LEVELS, DOORS GIVING TO ALARM PANELS AND/OR ANNUNCIATORS, AND ANY OTHER STRUCTURES OR AREAS WHERE ACCESS TO AN AREA IS RESTRICTED. DUMPSTERS AND TRASH CONTAINERS EXCEEDING 1.5 CUBIC YARDS SHALL NOT BE STORED IN BUILDINGS OR PLACED WITHIN 5 FEET OF COMBUSTIBLE WALLS, OPENINGS OR COMBUSTIBLE ROOF EAVE LINES UNLESS PROTECTED BY AN APPROVED SPRINKLER SYSTEM OR LOCATED IN A TYPE I OR IIA STRUCTURE SEPARATED BY 10 FEET FROM OTHER STRUCTURES. CONTAINERS LARGER THAN I CUBIC YARD SHALL BE OF NON - OR LIMITED-COMBUSTIBLE MATERIALS OR SIMILARLY PROTECTED OR SEPARATED. CFC 304.3. EXITS, EXIT SIGNS, FIRE ALARM PANELS, HOSE CABINETS, FIRE EXTINGUISHER LOCATIONS, AND STANDPIPE CONNECTIONS SHALL NOT BE CONCEALED BY CURTAINS, MIRRORS, OR ANY OTHER DECORATIVE MATERIAL OPEN FLAMES, FIRE AND BURNING ON ALL PREMISES IS PROHIBITED EXCEPT AS SPECIFICALLY PERMITTED BY THE CITY OF SAN DIEGO AND CFC 308. THE EGRESS PATH SHALL REMAIN FREE AND CLEAR OF ALL OBSTRUCTIONS AT ALL TIMES. NO STORAGE IS PERMITTED IN ANY EGRESS PATHS. ADDRESS IDENTIFICATION SHALL BE PROVIDED FOR ALL NEW AND EXISTING BUILDINGS IN A LOCATION THAT IS PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. WHERE ACCESS IS BY WAY OF A PRIVATE ROAD AND THE BUILDING ADDRESS CANNOT BE VIEWED FROM THE PUBLIC WAY, AN APPROVED SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. PREMISES IDENTIFICATION SHALL CONFORM TO CBC SECTION 501.2. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. WALL LEGEND 2 HR 2X6 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X4 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X6 FIRE BARRIER W/ FIRE-RETARDANT TREATED STUD 2 HR 2X6 FIRE BARRIER 2 HR 2X4 FIRE BARRIER 2 HR 2X6 WOOD STUD 2 HR 2X4 WOOD STUD 1 HR 2X6 WOOD STUD 1 HR 2X4 WOOD STUD 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE WALL LEGEND CIP CONCRETE COLUMN PER STRUCTURAL (REFERENCE SLAB PLANS FOR COLUMN SIZE) 12" CONCRETE WALL 8" CONCRETE WALL 8" CMU WALL 2 HR 6" METAL STUD 1 HR 6" METAL STUD NON-RATED 6" METAL STUD SOFFIT / FLOOR ABOVE A805 - A825 6 A810 - A852 - A850 - A890 1 A825 - A840 7 A840 8 A840 9 A840 11 A840 4 A840 13 A840 5 A840 6 A840 10 A840 12 A890 2 A841 2 A841 3 A855 - A840 2 A840 3 A840 1 A841 - A841 - A842 - A861 - A862 - A860 - A870 - A871 - A872 - A873 - A500s - A885 - A881 - A890 - A891 - A892 - 1. 2. 3. 4. 5. 7. 6. GENERAL NOTESGENERAL NOTES 1. 2.FOR TYPICAL METAL STUD WALLS FROM LEVEL 1 FOR TYPICAL PARTY WALL SECTION 3.FOR TYPICAL WOOD STUD WALLS FROM LEVELS 2-5 4. FOR TYPICAL WOOD FRAMED EXT. BALCONIES/ WALKWAYS5. 7.FOR ACOUSTIC JOINTS @ WALLS 6.FOR GENERAL ASSEMBLY, ACOUSTIC SEALANT AND RESILIENT NOTES FOR TYPICAL WOOD FRAMED EXT. CONCRETE BALCONIES/WALKWAYS 8. FOR CONTINUATION OF RATING AT DROP CEILINGS & SOFFITS9. 10. FOR PENETRATION OF 1-HR ASSEMBLIES @ RECESSED FIXTURES11. FOR PENETRATION OF 1-HR FLOOR/CEILING ASSEMBLIES @ DUCT CHASE12. 13. 14. FOR CONTINUATION OF RATING AT WALL OUTLETS & TUBS FOR PLUMBING PENETRATIONS OF 1-HR INTERIOR WALL ASSEMBLIES FOR PLUMBING PENETRATIONS OF 2-HR EXTERIOR WALL ASSEMBLIES FOR TYPICAL ROOF DETAILS 15. FOR GENERAL PENETRATION NOTES16. FOR GENERAL PENETRATION DETAILS17. 18. 19. 20. 21. FOR EXHAUST PENETRATIONS AT EXTERIOR WALL ASSEMBLIES FOR TYPICAL EXTERIOR FINISH DETAILS FOR TYPICAL WINDOW DETAILS FOR TYPICAL STOREFRONT DETAILS FOR TYPICAL DOOR DETAILS DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) ALL DIMENSIONS ARE TO FACE OF STUD OR GRID LINE U.N.O. 27. FOR TYPICAL ELEVATOR DETAILS FOR TYPICAL STAIR DETAILS FOR INTERIOR DETAILS FOR ACCESSIBILIY AND SIGNAGE DETAILS 22. FOR ADDITIONAL INFORMATION ON DOORS & WINDOWS 23. 24. 25. 26. 28. #Key #Title #Key #Key #Title #Title SCALE: 1/8" = 1'-0"1 3RD FLOOR PLAN KEYNOTES GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 258 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet 4T H F L O O R P L A N A204 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 1 1 10 10 A A L L I I H H D D E E F F G G 2 2 3 3 6 6 7 7 11 11 DW REF REF DW DW REF DW REF DW RE F DW RE F REF DW REF DW DWTRSH REF REF DW WD REF DW W D 04'8'16' W/D FAU TR S H MICRO W/D MICRO FAU TR S H W/ D FA U W/ D FA U W/ D FA U TRSH MIC R O W/ D FA U TRSH MI C R O W/D MICRO FA U TR S H MIC R O W/D FAU TR S H MIC R O FAU W/D FAU WIN E MICRO TR S H FAU MICRO WIN E TR S H 2A301 2A401 2A401 2A402 2A402 1A402 1A402 1A301 2A302 1 A302 1A401 1A401 #DrgID#LayID #DrgID#LayID 30'-4"30'-4"65 sq ft65 sq ft 173'-6" 52'-6 1/2"22'-2"67'-6"2'-0"29'-3 1/2" 62 ' - 8 " 44 ' - 5 " 39 ' - 7 " 62 ' - 8 1 / 2 " 37 ' - 6 " 2' - 0 " 34 ' - 5 1 / 2 " 10 ' - 0 " 52'-4"52'-4"36'-3 1/2"36'-3 1/2" 14 6 ' - 8 " 2/A607 401 1/A606 402 1/A602 404 1/A601 405 1/A601 407 1/A602 406 1/A604 409 1/A605 411 1/A603 410 4/A609 403 2/A609 408 STAIR 2 4TH FLOOR AREA: 19,417 SF IDFSTO. STAIR 1 ELEV CL CL CL CL CL CL CL TR P WS WSWS N P WS WS PWSWS P WS P WS P WS WS P GREASE SHAFT HORIZONTAL EXITW/ MAG-HOLD DOOR 6' x 6' MINIMUM PRIVATE OPEN SPACE AT ALL BALCONIES FULLHEIGHTSCREEN C2.2 C1 A2 A1A1 A2 B1 B2 A3 D1.3D1.1 FIRE NOTES CONSTRUCTION TYPE SHALL BE IIIA HORIZONTAL EXIT W/ MAG-HOLD DOOR SYSTEM SHALL BE PROVIDED AT LEVELS 2, 3, AND 4. EXTERIOR BEARING WALLS SHALL BE 2-HR RATED. PROJECT SHALL COMPLY WITH NFPA 13 & 14 STANDARDS. SPRINKLER DENSITY: 15/2000 SF. STANDPIPES SHALL BE PROVIDED AT EXTERIOR AND STAIRS 1 & 2. STAIRS 1 & 2 SHALL EXTEND TO ROOF. COMPLETE PLANS AND SPECIFICATIONS FOR ALL FIRE EXTINGUISHING SYSTEMS, INCLUDING AUTOMATIC SPRINKLER AND STANDPIPE SYSTEMS AND OTHER SPECIAL FIRE EXTINGUISHING SYSTEMS AND RELATED APPURTENANCE’S SHALL BE SUBMITTED TO THE CITY OF SAN DIEGO FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. COMPLETE PLANS AND SPECIFICATIONS FOR FIRE ALARM SYSTEMS SHALL BE SUBMITTED TO THE CITY OF SAN DIEGO DEVELOPMENT SERVICES FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. CFC 907.1.1 LOCATIONS AND CLASSIFICATIONS OF EXTINGUISHERS SHALL BE IN ACCORDANCE WITH CFC 906 AND CALIFORNIA CODE OF REGULATIONS (CCR), TITLE 19. DURING CONSTRUCTION AT LEAST ONE EXTINGUISHER SHALL BE PROVIDED ON EACH FLOOR LEVEL AT EACH STAIRWAY, IN ALL STORAGE AND CONSTRUCTION SHEDS, IN LOCATIONS WHERE FLAMMABLE OR COMBUSTIBLE LIQUIDS ARE STORED OR USED, AND WHERE OTHER SPECIAL HAZARDS ARE PRESENT PER CFC SECTION3315.1 IN BUILDINGS THAT REQUIRE STANDPIPES, STANDPIPES SHALL BE PROVIDED DURING CONSTRUCTION WHEN THE HEIGHT REACHES 40 FEET ABOVE THE LOWEST LEVEL OF FIRE DEPARTMENT VEHICLE ACCESS. A FIRE DEPARTMENT CONNECTION SHALL BE NO MORE THAN 100 FEET FROM THE AVAILABLE FIRE DEPARTMENT VEHICLE ACCESS ROADWAYS. CFC SECTIONS 3310, 3313. BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION, OR DEMOLITION SHALL CONFORM TO CFC CHAPTER 33. WELDING, CUTTING, AND OTHER HOT WORK SHALL BE IN CONFORMANCE WITH CFC CHAPTER 35. WALL, FLOOR AND CEILING FINISHES AND MATERIALS SHALL NOT EXCEED THE INTERIOR FINISH CLASSIFICATION IN CBC TABLE 803.9 AND SHALL MEET THE FLAME PROPAGATION PERFORMANCE CRITERIA OF THE CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1. DECORATIVE MATERIALS SHALL BE PROPERLY TREATED BY A PRODUCT OF PROCESS APPROVED BY THE STATE FIRE MARSHAL WITH APPROPRIATE DOCUMENTATION PROVIDED TO THE CITY OF SAN DIEGO. KEY BOXES SHALL BE PROVIDED FOR ALL HIGH-RISE BUILDINGS, POOL ENCLOSURES, GATES IN THE PATH OF FIREFIGHTER TRAVEL TO STRUCTURES, SECURED PARKING LEVELS, DOORS GIVING TO ALARM PANELS AND/OR ANNUNCIATORS, AND ANY OTHER STRUCTURES OR AREAS WHERE ACCESS TO AN AREA IS RESTRICTED. DUMPSTERS AND TRASH CONTAINERS EXCEEDING 1.5 CUBIC YARDS SHALL NOT BE STORED IN BUILDINGS OR PLACED WITHIN 5 FEET OF COMBUSTIBLE WALLS, OPENINGS OR COMBUSTIBLE ROOF EAVE LINES UNLESS PROTECTED BY AN APPROVED SPRINKLER SYSTEM OR LOCATED IN A TYPE I OR IIA STRUCTURE SEPARATED BY 10 FEET FROM OTHER STRUCTURES. CONTAINERS LARGER THAN I CUBIC YARD SHALL BE OF NON - OR LIMITED-COMBUSTIBLE MATERIALS OR SIMILARLY PROTECTED OR SEPARATED. CFC 304.3. EXITS, EXIT SIGNS, FIRE ALARM PANELS, HOSE CABINETS, FIRE EXTINGUISHER LOCATIONS, AND STANDPIPE CONNECTIONS SHALL NOT BE CONCEALED BY CURTAINS, MIRRORS, OR ANY OTHER DECORATIVE MATERIAL OPEN FLAMES, FIRE AND BURNING ON ALL PREMISES IS PROHIBITED EXCEPT AS SPECIFICALLY PERMITTED BY THE CITY OF SAN DIEGO AND CFC 308. THE EGRESS PATH SHALL REMAIN FREE AND CLEAR OF ALL OBSTRUCTIONS AT ALL TIMES. NO STORAGE IS PERMITTED IN ANY EGRESS PATHS. ADDRESS IDENTIFICATION SHALL BE PROVIDED FOR ALL NEW AND EXISTING BUILDINGS IN A LOCATION THAT IS PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. WHERE ACCESS IS BY WAY OF A PRIVATE ROAD AND THE BUILDING ADDRESS CANNOT BE VIEWED FROM THE PUBLIC WAY, AN APPROVED SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. PREMISES IDENTIFICATION SHALL CONFORM TO CBC SECTION 501.2. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. WALL LEGEND 2 HR 2X6 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X4 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X6 FIRE BARRIER W/ FIRE-RETARDANT TREATED STUD 2 HR 2X6 FIRE BARRIER 2 HR 2X4 FIRE BARRIER 2 HR 2X6 WOOD STUD 2 HR 2X4 WOOD STUD 1 HR 2X6 WOOD STUD 1 HR 2X4 WOOD STUD 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE WALL LEGEND CIP CONCRETE COLUMN PER STRUCTURAL (REFERENCE SLAB PLANS FOR COLUMN SIZE) 12" CONCRETE WALL 8" CONCRETE WALL 8" CMU WALL 2 HR 6" METAL STUD 1 HR 6" METAL STUD NON-RATED 6" METAL STUD SOFFIT / FLOOR ABOVE A805 - A825 6 A810 - A852 - A850 - A890 1 A825 - A840 7 A840 8 A840 9 A840 11 A840 4 A840 13 A840 5 A840 6 A840 10 A840 12 A890 2 A841 2 A841 3 A855 - A840 2 A840 3 A840 1 A841 - A841 - A842 - A861 - A862 - A860 - A870 - A871 - A872 - A873 - A500s - A885 - A881 - A890 - A891 - A892 - 1. 2. 3. 4. 5. 7. 6. GENERAL NOTESGENERAL NOTES 1. 2.FOR TYPICAL METAL STUD WALLS FROM LEVEL 1 FOR TYPICAL PARTY WALL SECTION 3.FOR TYPICAL WOOD STUD WALLS FROM LEVELS 2-5 4. FOR TYPICAL WOOD FRAMED EXT. BALCONIES/ WALKWAYS5. 7.FOR ACOUSTIC JOINTS @ WALLS 6.FOR GENERAL ASSEMBLY, ACOUSTIC SEALANT AND RESILIENT NOTES FOR TYPICAL WOOD FRAMED EXT. CONCRETE BALCONIES/WALKWAYS 8. FOR CONTINUATION OF RATING AT DROP CEILINGS & SOFFITS9. 10. FOR PENETRATION OF 1-HR ASSEMBLIES @ RECESSED FIXTURES11. FOR PENETRATION OF 1-HR FLOOR/CEILING ASSEMBLIES @ DUCT CHASE12. 13. 14. FOR CONTINUATION OF RATING AT WALL OUTLETS & TUBS FOR PLUMBING PENETRATIONS OF 1-HR INTERIOR WALL ASSEMBLIES FOR PLUMBING PENETRATIONS OF 2-HR EXTERIOR WALL ASSEMBLIES FOR TYPICAL ROOF DETAILS 15. FOR GENERAL PENETRATION NOTES16. FOR GENERAL PENETRATION DETAILS17. 18. 19. 20. 21. FOR EXHAUST PENETRATIONS AT EXTERIOR WALL ASSEMBLIES FOR TYPICAL EXTERIOR FINISH DETAILS FOR TYPICAL WINDOW DETAILS FOR TYPICAL STOREFRONT DETAILS FOR TYPICAL DOOR DETAILS DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) ALL DIMENSIONS ARE TO FACE OF STUD OR GRID LINE U.N.O. 27. FOR TYPICAL ELEVATOR DETAILS FOR TYPICAL STAIR DETAILS FOR INTERIOR DETAILS FOR ACCESSIBILIY AND SIGNAGE DETAILS 22. FOR ADDITIONAL INFORMATION ON DOORS & WINDOWS 23. 24. 25. 26. 28. #Key #Title #Key #Key #Title #Title SCALE: 1/8" = 1'-0"1 4TH FLOOR PLAN KEYNOTES GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 259 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet RO O F P L A N A205 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 1 1 10 10 A A L L I I H H D D E E F F G G 2 2 3 3 6 6 7 7 11 11 383 sq ft 04'8'16' 2A401 2A401 2A402 2A402 1A402 1A402 1A401 1A401 #DrgID#LayID #DrgID#LayID 218 sq ft 6'-6" 1,347 sq ft 26 ' - 0 " 42'-7" 70'-11" 20 ' - 4 " 42'-6" 26 ' - 0 " 18'-2"33'-8"73'-7"18'-2"33'-8" 78 ' - 1 1 1 / 2 " 19 ' - 6 1 / 2 " 10 ' - 0 " 41 ' - 0 " 55'-3 1/2"68'-6"18'-9"12'-9 1/2"16'-2"4'-11" 25 ' - 3 1 / 2 " 62 ' - 6 " 41 ' - 8 1 / 2 " 16 ' - 6 " 2'- 6 " 14 9 ' - 6 " 177'-3" 14 8 ' - 6 " 176'-5" 209 sq ft 193 sq ft 95 sq ft 393 sq ft 278 sq ft 291 sq ft 273 sq ft 242 sq ft 367 sq ft 323 sq ft 371 sq ft371 sq ft 323 sq ft 263 sq ft 100 sq ft D5-01 D5-03 D5-04 D5-02 ELEV BOILER STAIR 2 STAIR 1 BALCONY BELOW ROOF AREA = 24,238 SF BALCONY BELOW BALCONY BELOW N 3,654 sq ft 1,439 sq ft MECHANICAL EQUIPMENT(SCREENED FROM VIEW) PV SYSTEM CURB @ ROOF EDGE, TYP PARAPET WALL, TYP PARTIAL HEIGHT WALL @ PRIVATE DECK, TYP PARAPET WALL, TYP PARAPET WALL, TYP PARAPET WALL, TYP PARAPET WALL, TYPHEIGHT PER ELEVATION EXTERIOR WALKWAY BALCONYBELOW PRIVATE ROOF DECK W/ ACCESS GATE, TYP PARAPET WALL(HEIGHT PER ELEVATION) MECHANICAL EQUIPMENT(SCREENED FROM VIEW) MECHANICAL EQUIPMENT(SCREENED FROM VIEW) MECHANICAL EQUIPMENT(SCREENED FROM VIEW) STANDPIPE STANDPIPE SCREENING PER ELEVATION SCREENING PER ELEVATION FIRE NOTES CONSTRUCTION TYPE SHALL BE IIIA HORIZONTAL EXIT W/ MAG-HOLD DOOR SYSTEM SHALL BE PROVIDED AT LEVELS 2, 3, AND 4. EXTERIOR BEARING WALLS SHALL BE 2-HR RATED. PROJECT SHALL COMPLY WITH NFPA 13 & 14 STANDARDS. SPRINKLER DENSITY: 15/2000 SF. STANDPIPES SHALL BE PROVIDED AT EXTERIOR AND STAIRS 1 & 2. STAIRS 1 & 2 SHALL EXTEND TO ROOF. COMPLETE PLANS AND SPECIFICATIONS FOR ALL FIRE EXTINGUISHING SYSTEMS, INCLUDING AUTOMATIC SPRINKLER AND STANDPIPE SYSTEMS AND OTHER SPECIAL FIRE EXTINGUISHING SYSTEMS AND RELATED APPURTENANCE’S SHALL BE SUBMITTED TO THE CITY OF SAN DIEGO FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. COMPLETE PLANS AND SPECIFICATIONS FOR FIRE ALARM SYSTEMS SHALL BE SUBMITTED TO THE CITY OF SAN DIEGO DEVELOPMENT SERVICES FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. CFC 907.1.1 LOCATIONS AND CLASSIFICATIONS OF EXTINGUISHERS SHALL BE IN ACCORDANCE WITH CFC 906 AND CALIFORNIA CODE OF REGULATIONS (CCR), TITLE 19. DURING CONSTRUCTION AT LEAST ONE EXTINGUISHER SHALL BE PROVIDED ON EACH FLOOR LEVEL AT EACH STAIRWAY, IN ALL STORAGE AND CONSTRUCTION SHEDS, IN LOCATIONS WHERE FLAMMABLE OR COMBUSTIBLE LIQUIDS ARE STORED OR USED, AND WHERE OTHER SPECIAL HAZARDS ARE PRESENT PER CFC SECTION3315.1 IN BUILDINGS THAT REQUIRE STANDPIPES, STANDPIPES SHALL BE PROVIDED DURING CONSTRUCTION WHEN THE HEIGHT REACHES 40 FEET ABOVE THE LOWEST LEVEL OF FIRE DEPARTMENT VEHICLE ACCESS. A FIRE DEPARTMENT CONNECTION SHALL BE NO MORE THAN 100 FEET FROM THE AVAILABLE FIRE DEPARTMENT VEHICLE ACCESS ROADWAYS. CFC SECTIONS 3310, 3313. BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION, OR DEMOLITION SHALL CONFORM TO CFC CHAPTER 33. WELDING, CUTTING, AND OTHER HOT WORK SHALL BE IN CONFORMANCE WITH CFC CHAPTER 35. WALL, FLOOR AND CEILING FINISHES AND MATERIALS SHALL NOT EXCEED THE INTERIOR FINISH CLASSIFICATION IN CBC TABLE 803.9 AND SHALL MEET THE FLAME PROPAGATION PERFORMANCE CRITERIA OF THE CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1. DECORATIVE MATERIALS SHALL BE PROPERLY TREATED BY A PRODUCT OF PROCESS APPROVED BY THE STATE FIRE MARSHAL WITH APPROPRIATE DOCUMENTATION PROVIDED TO THE CITY OF SAN DIEGO. KEY BOXES SHALL BE PROVIDED FOR ALL HIGH-RISE BUILDINGS, POOL ENCLOSURES, GATES IN THE PATH OF FIREFIGHTER TRAVEL TO STRUCTURES, SECURED PARKING LEVELS, DOORS GIVING TO ALARM PANELS AND/OR ANNUNCIATORS, AND ANY OTHER STRUCTURES OR AREAS WHERE ACCESS TO AN AREA IS RESTRICTED. DUMPSTERS AND TRASH CONTAINERS EXCEEDING 1.5 CUBIC YARDS SHALL NOT BE STORED IN BUILDINGS OR PLACED WITHIN 5 FEET OF COMBUSTIBLE WALLS, OPENINGS OR COMBUSTIBLE ROOF EAVE LINES UNLESS PROTECTED BY AN APPROVED SPRINKLER SYSTEM OR LOCATED IN A TYPE I OR IIA STRUCTURE SEPARATED BY 10 FEET FROM OTHER STRUCTURES. CONTAINERS LARGER THAN I CUBIC YARD SHALL BE OF NON - OR LIMITED-COMBUSTIBLE MATERIALS OR SIMILARLY PROTECTED OR SEPARATED. CFC 304.3. EXITS, EXIT SIGNS, FIRE ALARM PANELS, HOSE CABINETS, FIRE EXTINGUISHER LOCATIONS, AND STANDPIPE CONNECTIONS SHALL NOT BE CONCEALED BY CURTAINS, MIRRORS, OR ANY OTHER DECORATIVE MATERIAL OPEN FLAMES, FIRE AND BURNING ON ALL PREMISES IS PROHIBITED EXCEPT AS SPECIFICALLY PERMITTED BY THE CITY OF SAN DIEGO AND CFC 308. THE EGRESS PATH SHALL REMAIN FREE AND CLEAR OF ALL OBSTRUCTIONS AT ALL TIMES. NO STORAGE IS PERMITTED IN ANY EGRESS PATHS. ADDRESS IDENTIFICATION SHALL BE PROVIDED FOR ALL NEW AND EXISTING BUILDINGS IN A LOCATION THAT IS PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. WHERE ACCESS IS BY WAY OF A PRIVATE ROAD AND THE BUILDING ADDRESS CANNOT BE VIEWED FROM THE PUBLIC WAY, AN APPROVED SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. PREMISES IDENTIFICATION SHALL CONFORM TO CBC SECTION 501.2. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. A842 5 A842 3 A841 - A841 - A842 6 A842 - GENERAL NOTES 1. 2.FOR TYPICAL ROOF ANCHOR FOR ROOF PIPE PENETRATIONS 3. 4. VERIFY THAT ALL ROOF AREAS HAVE POSITIVE DRAINAGE (1/2" PER FOOT MIN.) PRIOR TO FINAL INSTALLATION CONTRACTOR TO VERIFY LOCATION AND SIZES OF ALL ROOF OPENINGS / PENETRATIONS WITH MECHANICAL AND PLUMBING DRAWINGS 5. 6. FOR GENERAL PENETRATION NOTES FOR GENERAL PENETRATION DETAILS #Key #Title #Key #Key #Title #Title SCALE: 1/8" = 1'-0"1 ROOF PLAN KEYNOTES GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. 1 1 10 10 A A L L I I H H D D E E F F G G 2 2 3 3 6 6 7 7 11 11 383 sq ft 04'8'16' 2A401 2A401 2A402 2A402 1A402 1A402 1A401 1A401 #DrgID#LayID #DrgID#LayID 218 sq ft 6'-6" 1,347 sq ft 26 ' - 0 " 42'-7" 70'-11" 20 ' - 4 " 42'-6" 26 ' - 0 " 18'-2"33'-8"73'-7"18'-2"33'-8" 78 ' - 1 1 1 / 2 " 19 ' - 6 1 / 2 " 10 ' - 0 " 41 ' - 0 " 55'-3 1/2"68'-6"18'-9"12'-9 1/2"16'-2"4'-11" 25 ' - 3 1 / 2 " 62 ' - 6 " 41 ' - 8 1 / 2 " 16 ' - 6 " 2'- 6 " 14 9 ' - 6 " 177'-3" 14 8 ' - 6 " 176'-5" 209 sq ft 193 sq ft 95 sq ft 393 sq ft 278 sq ft 291 sq ft 273 sq ft 242 sq ft 367 sq ft 323 sq ft 371 sq ft371 sq ft 323 sq ft 263 sq ft 100 sq ft D5-01 D5-03 D5-04 D5-02 ELEV BOILER STAIR 2 STAIR 1 BALCONY BELOW ROOF AREA = 24,238 SF BALCONY BELOW BALCONY BELOW N 3,654 sq ft 1,439 sq ft MECHANICAL EQUIPMENT(SCREENED FROM VIEW) PV SYSTEM CURB @ ROOF EDGE, TYP PARAPET WALL, TYP PARTIAL HEIGHT WALL @ PRIVATE DECK, TYP PARAPET WALL, TYP PARAPET WALL, TYP PARAPET WALL, TYP PARAPET WALL, TYPHEIGHT PER ELEVATION EXTERIOR WALKWAY BALCONYBELOW PRIVATE ROOF DECK W/ ACCESS GATE, TYP PARAPET WALL(HEIGHT PER ELEVATION) MECHANICAL EQUIPMENT(SCREENED FROM VIEW) MECHANICAL EQUIPMENT(SCREENED FROM VIEW) MECHANICAL EQUIPMENT(SCREENED FROM VIEW) STANDPIPE STANDPIPE SCREENING PER ELEVATION SCREENING PER ELEVATION SCALE: 1/8" = 1'-0"1 ROOF PLAN 1 1 10 10 A A L L I I H H D D E E F F G G 2 2 3 3 6 6 7 7 11 11 383 sq ft 04'8'16' 2A401 2A401 2A402 2A402 1A402 1A402 1A401 1A401 #DrgID#LayID #DrgID#LayID 218 sq ft 6'-6" 1,347 sq ft 26 ' - 0 " 42'-7" 70'-11" 20 ' - 4 " 42'-6" 26 ' - 0 " 18'-2"33'-8"73'-7"18'-2"33'-8" 78 ' - 1 1 1 / 2 " 19 ' - 6 1 / 2 " 10 ' - 0 " 41 ' - 0 " 55'-3 1/2"68'-6"18'-9"12'-9 1/2"16'-2"4'-11" 25 ' - 3 1 / 2 " 62 ' - 6 " 41 ' - 8 1 / 2 " 16 ' - 6 " 2'- 6 " 14 9 ' - 6 " 177'-3" 14 8 ' - 6 " 176'-5" 209 sq ft 193 sq ft 95 sq ft 393 sq ft 278 sq ft 291 sq ft 273 sq ft 242 sq ft 367 sq ft 323 sq ft 371 sq ft371 sq ft 323 sq ft 263 sq ft 100 sq ft D5-01 D5-03 D5-04 D5-02 ELEV BOILER STAIR 2 STAIR 1 BALCONY BELOW ROOF AREA = 24,238 SF BALCONY BELOW BALCONY BELOW N 3,654 sq ft 1,439 sq ft MECHANICAL EQUIPMENT(SCREENED FROM VIEW) PV SYSTEM CURB @ ROOF EDGE, TYP PARAPET WALL, TYP PARTIAL HEIGHT WALL @ PRIVATE DECK, TYP PARAPET WALL, TYP PARAPET WALL, TYP PARAPET WALL, TYP PARAPET WALL, TYPHEIGHT PER ELEVATION EXTERIOR WALKWAY BALCONYBELOW PRIVATE ROOF DECK W/ ACCESS GATE, TYP PARAPET WALL(HEIGHT PER ELEVATION) MECHANICAL EQUIPMENT(SCREENED FROM VIEW) MECHANICAL EQUIPMENT(SCREENED FROM VIEW) MECHANICAL EQUIPMENT(SCREENED FROM VIEW) STANDPIPE STANDPIPE SCREENING PER ELEVATION SCREENING PER ELEVATION SCALE: 1/8" = 1'-0"1 ROOF PLAN Feb. 18, 2026 Item #2 260 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet EX T E R I O R E L E V A T I O N S A301 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 L K J C B AIHGFED 44.50' 1ST FLOOR 60.83' 2ND FLOOR 71.75' 3RD FLOOR 82.67' 4TH FLOOR 93.58' ROOF 61 ' - 3 " 21 ' - 7 " 16 ' - 4 " 10 ' - 1 1 " 10 ' - 1 1 " 1' - 6 " SDG-1 SDG-3 GRD-1 ECP-1 ECP-2 ECP-3 ECP-4 WIN-1 43.0'BRK-1 MTL-3 TLE-1 DR-1 DR-2 SF-1 MTL-2 MTL-2 MTL-4 EXISTING GRADE FINISHED GRADE 10 9 8 5 4 1117632 44.50' 1ST FLOOR 60.83' 2ND FLOOR 71.75' 3RD FLOOR 82.67' 4TH FLOOR 93.58' ROOF 15 ' - 1 0 " 10 ' - 1 1 " 10 ' - 1 1 " 10 ' - 1 1 " 64 ' - 3 " 8'- 0 " HE A D H T 8' - 0 " HE A D H T 8' - 0 " HE A D H T ECP-2 ECP-3 ECP-4 SDG-3 GRD-1 SDG-1 45.0' CMU-1 CMU-2 BRK-1 WIN-1 MARK DESCRIPTION EXTERIOR CEMENT PLASTER MANUF: - STYLE: 20/30 SAND FINISH COLOR: INTEGRAL COLOR, MATCH DUNN EDWARDS DE6225/ FOSSIL EXTERIOR CEMENT PLASTER MANUF: - STYLE: 20/30 SAND FINISH COLOR: INTEGRAL COLOR, MATCH DUNN EDWARDS DE6305/ GALWAY BAY EXTERIOR CEMENT PLASTER MANUF: - STYLE: 20/30 SAND FINISH COLOR: INTEGRAL COLOR, MATCH DUNN EDWARDS DE6333/ HAMILTON BLUE EXTERIOR CEMENT PLASTER MANUF: - STYLE: 20/30 SAND FINISH COLOR: INTEGRAL COLOR, MATCH DUNN EDWARDS DE6370/ CHARCOAL SMUDGE FIBER CEMENT SIDING MANUF: JAMES HARDIE STYLE: ARTISAN SIDINGCOLOR: MATCH "ECP-1" FIBER CEMENT SIDING MANUF: JAMES HARDIE STYLE: ARTISAN SIDING COLOR: MATCH "ECP-2" VERTICAL FIBER CEMENT SIDING MANUF: NICHIHA STYLE: VINTAGEWOOD COLOR: CEDAR CONCRETE MASONRY UNIT MANUF: RCP BLOCK & BRICK STYLE: SMOOTH FINISH, 8X8X16, STACKED BOND COLOR: SAND CONCRETE MASONRY UNIT MANUF: RCP BLOCK & BRICKSTYLE: SMOOTH FINISH, 8X8X16, STACKED BOND COLOR: MISSION BRICK VENEERMANUF: BELDEN BRICK STYLE: - COLOR: 8521 COARSE VELOUR BRAKE METAL MANUF: - STYLE: 22 GAUGE ALUMINUM COLOR: MATCH "ECP-4" METAL AWNING MANUF: - STYLE: - COLOR: MATCH "ECP-4" METAL SCREEN STYLE: 2" STEEL ANGLE FRAME W/ WIRE MESH INFILL PANELS COLOR: TBD METAL AWNING MANUF: - STYLE: - COLOR: MATCH "ECP-3" TILEMANUF: TILEBAR STYLE: LOFT SEAFOAM 3X6 POLISHED GLASS SUBWAY TILE COLOR: SEAFOAM GUARDRAIL SYSTEM MANUF: VIVA RAILINGS STYLE: STRUC PANEL SYSTEM COLOR: CLEAR GUARDRAIL SYSTEM MANUF: VIVA RAILINGS STYLE: STRUC PANEL SYSTEM COLOR: TBD GARAGE ROLLING DOOR MANUF: WAYNE DALTON STYLE: MODEL 600 COLOR: MATCH "ECP-4" STOREFRONT DOOR MANUF: ARCADIA STYLE: -COLOR: MATCH "ECP-4" MULTI-SLIDE POCKET DOOR MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: ALUMINUM COLOR: MATCH "ECP-4" UTILITY SERVICE DOOR MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: HOLLOW METAL COLOR: MATCH "ECP-2" WINDOWS MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: VINYL COLOR: MATCH "ECP-4" STOREFRONT SYSTEM MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: ALUMINUM COLOR: MATCH "ECP-4" (FRAME) GLASS: TRANSPARENT / TRANSLUCENT ECP-1 ECP-2 ECP-3 ECP-4 SDG-1 SDG-2 SDG-3 CMU-1 CMU-2 BRK-1 MTL-1 MTL-2 MTL-3 MTL-4 TLE-1 GRD-1 GRD-2 DR-1 DR-2 DR-3 DR-4 WIN-1 SF-1 EXT. FINISH SCHEDULE A870 3 A845 2 A845 8 A845 3 A845 4 A845 6 A845 9 GENERAL NOTES 1. 2.FOR TYPICAL WINDOW FLASHING FOR TYPICAL WALL FLASHING 3. ALL EXPOSED METAL & FLASHING SHALL BE PRIMED AND PAINTED DUCTS OR AIR OUTLETS ARE NOT PERMITTED IN THE EXTERIOR WALL WITH A FIRE SEPARATION DISTANCE OF LESS THAN 3 FEET 4. FOR TYPICAL CONTROL JOINT #Key #Title #Key #Key #Title #Title SCALE: 1/8" = 1'-0"1 EAST ELEVATION SCALE: 1/8" = 1'-0"2 SOUTH ELEVATION KEYNOTES 3' - 6 " 52 ' - 9 " 64 ' - 3 " 10 ' - 0 " 3' - 6 " 10 ' - 0 " 55 ' - 3 " 15 ' - 0 " 3' - 6 " 3' - 6 " 3' - 6 " 3' - 6 " 10 ' - 0 " PROPERTY LINE SDG-1 SDG-3 GRD-1 ECP-1 ECP-3 ECP-4 PARAPET WALLGL-1 STAIR PROJECTION MECHANICAL EQUIPMENT(SCREENED FROM VIEW) PARAPET WALL PARAPET WALL PARAPET WALL BOILER ROOM STAIR PROJECTION ELEVATOR PROJECTION MECHANICAL EQUIPMENT(SCREENED FROM VIEW) TOP OF FLOOR,TYP BOTTOM OF FLOOR, TYP ECP-2 FF:44.50' FF:60.83' FF:71.75' FF:82.67' FF:93.58' TRANSOM DOOR TRANSOM DOOR TRANSOM DOOR TRANSOM DOOR 45 ' - 0 " H E I G H T L I M I T 51 ' - 1 " 3'- 6 " 3' - 6 " 3' - 6 " 8' - 0 " 8'- 0 " 48 ' - 7 " 61 ' - 9 " 8' - 0 " 14 ' - 0 " 1'- 1 0 " 9' - 1 " 1' - 1 0 " 9' - 1 " 1' - 1 0 " 9' - 1 " 1' - 1 0 " BRK-1 MTL-3 TLE-1 DR-1 DR-2 DR-3 GL-2 MTL-2 SIGNAGE UNDERSEPARATE PERMIT MTL-2 MTL-4 MAILBOXESMATERIAL: ALUMINUMCOLOR: DARK BRONZE SIGNAGE UNDERSEPARATE PERMIT PLANE CHANGE(SEE 1ST FLOOR PLAN)EXISTING GRADE FINISHED GRADE 55 ' - 7 " 62 ' - 1 " 52 ' - 9 " 64 ' - 3 " 3' - 6 " 3' - 6 " 3'- 6 " 3' - 6 " 15 ' - 0 " 3' - 6 " 3' - 6 " 10 ' - 0 " PROPERTY LINE ECP-1 ECP-2 ECP-3 ECP-4 SDG-1 SDG-2 SDG-3 GRD-1 MECHANICAL EQUIPMENT(SCREENED FROM VIEW) ROOF DECK RAILING PARAPET WALLPARAPET WALL STAIR PROJECTION STAIR PROJECTION ELEVATOR PROJECTION ROOF DECK RAILINGPARAPET WALL TOP OF FLOOR,TYP BOTTOM OF FLOOR, TYP FF:44.50' @ MAIN LOBBY (BEYOND) FF:60.83' FF:71.75' FF:82.67' FF:93.58' 13 ' - 1 1 7 / 1 6 " 1' - 1 0 " 9'- 1 " 1' - 1 0 " 9' - 1 " 1' - 1 0 " 9' - 1 " 1' - 1 0 " 51 ' - 5 " 45 ' - 0 " H E I G H T L I M I T 8' - 0 " 8' - 0 " 8' - 0 " 48 ' - 7 " ECP-4 ECP-2 DR-3 BRK-1 GL-1 GAS METERS EXISTING GRADE FINISHED GRADE SCALE: 1/8" = 1'-0"1 EAST / FRONT ELEVATION SCALE: 1/8" = 1'-0"2 SOUTH / SIDE ELEVATION GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 261 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet EX T E R I O R E L E V A T I O N S A302 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 A B C J K LDEFGHI 44.50' 1ST FLOOR 60.83' 2ND FLOOR 71.75' 3RD FLOOR 82.67' 4TH FLOOR 93.58' ROOF 62 ' - 1 " 18 ' - 8 " 10 ' - 1 1 " 10 ' - 1 1 " 10 ' - 1 1 " 8'- 0 " HE A D H T 8' - 0 " HE A D H T 8' - 0 " HE A D H T ECP-1 ECP-4 SDG-1 SDG-3 GRD-1 GRD-2 SDG-2 ECP-2 43.0' CMU-1 CMU-2 DR-3 WIN-1 1 4 5 8 9 102367 11 44.50' 1ST FLOOR 60.83' 2ND FLOOR 71.75' 3RD FLOOR 82.67' 4TH FLOOR 93.58' ROOF 61 ' - 9 " 17 ' - 1 0 " 10 ' - 1 1 " 10 ' - 1 1 " 10 ' - 1 1 " 8' - 0 " HE A D H T 8'- 0 " HE A D H T 8' - 0 " HE A D H T ECP-1 ECP-2 ECP-3 ECP-4 SDG-1 SDG-3 SDG-2 GRD-1 43.0'DR-4 MTL-1 MTL-2 CMU-1 CMU-2 WIN-1 SF-1 BRK-1 ECP-4 MARK DESCRIPTION EXTERIOR CEMENT PLASTER MANUF: - STYLE: 20/30 SAND FINISH COLOR: INTEGRAL COLOR, MATCH DUNN EDWARDS DE6225/ FOSSIL EXTERIOR CEMENT PLASTER MANUF: - STYLE: 20/30 SAND FINISH COLOR: INTEGRAL COLOR, MATCH DUNN EDWARDS DE6305/ GALWAY BAY EXTERIOR CEMENT PLASTER MANUF: - STYLE: 20/30 SAND FINISH COLOR: INTEGRAL COLOR, MATCH DUNN EDWARDS DE6333/ HAMILTON BLUE EXTERIOR CEMENT PLASTER MANUF: - STYLE: 20/30 SAND FINISH COLOR: INTEGRAL COLOR, MATCH DUNN EDWARDS DE6370/ CHARCOAL SMUDGE FIBER CEMENT SIDING MANUF: JAMES HARDIE STYLE: ARTISAN SIDINGCOLOR: MATCH "ECP-1" FIBER CEMENT SIDING MANUF: JAMES HARDIE STYLE: ARTISAN SIDING COLOR: MATCH "ECP-2" VERTICAL FIBER CEMENT SIDING MANUF: NICHIHA STYLE: VINTAGEWOOD COLOR: CEDAR CONCRETE MASONRY UNIT MANUF: RCP BLOCK & BRICK STYLE: SMOOTH FINISH, 8X8X16, STACKED BOND COLOR: SAND CONCRETE MASONRY UNIT MANUF: RCP BLOCK & BRICKSTYLE: SMOOTH FINISH, 8X8X16, STACKED BOND COLOR: MISSION BRICK VENEERMANUF: BELDEN BRICK STYLE: - COLOR: 8521 COARSE VELOUR BRAKE METAL MANUF: - STYLE: 22 GAUGE ALUMINUM COLOR: MATCH "ECP-4" METAL AWNING MANUF: - STYLE: - COLOR: MATCH "ECP-4" METAL SCREEN STYLE: 2" STEEL ANGLE FRAME W/ WIRE MESH INFILL PANELS COLOR: TBD METAL AWNING MANUF: - STYLE: - COLOR: MATCH "ECP-3" TILEMANUF: TILEBAR STYLE: LOFT SEAFOAM 3X6 POLISHED GLASS SUBWAY TILE COLOR: SEAFOAM GUARDRAIL SYSTEM MANUF: VIVA RAILINGS STYLE: STRUC PANEL SYSTEM COLOR: CLEAR GUARDRAIL SYSTEM MANUF: VIVA RAILINGS STYLE: STRUC PANEL SYSTEM COLOR: TBD GARAGE ROLLING DOOR MANUF: WAYNE DALTON STYLE: MODEL 600 COLOR: MATCH "ECP-4" STOREFRONT DOOR MANUF: ARCADIA STYLE: -COLOR: MATCH "ECP-4" MULTI-SLIDE POCKET DOOR MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: ALUMINUM COLOR: MATCH "ECP-4" UTILITY SERVICE DOOR MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: HOLLOW METAL COLOR: MATCH "ECP-2" WINDOWS MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: VINYL COLOR: MATCH "ECP-4" STOREFRONT SYSTEM MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: ALUMINUM COLOR: MATCH "ECP-4" (FRAME) GLASS: TRANSPARENT / TRANSLUCENT ECP-1 ECP-2 ECP-3 ECP-4 SDG-1 SDG-2 SDG-3 CMU-1 CMU-2 BRK-1 MTL-1 MTL-2 MTL-3 MTL-4 TLE-1 GRD-1 GRD-2 DR-1 DR-2 DR-3 DR-4 WIN-1 SF-1 EXT. FINISH SCHEDULE A870 3 A845 2 A845 8 A845 3 A845 4 A845 6 A845 9 GENERAL NOTES 1. 2.FOR TYPICAL WINDOW FLASHING FOR TYPICAL WALL FLASHING 3. ALL EXPOSED METAL & FLASHING SHALL BE PRIMED AND PAINTED DUCTS OR AIR OUTLETS ARE NOT PERMITTED IN THE EXTERIOR WALL WITH A FIRE SEPARATION DISTANCE OF LESS THAN 3 FEET 4. FOR TYPICAL CONTROL JOINT #Key #Title #Key #Key #Title #Title SCALE: 1/8" = 1'-0"1 WEST ELEVATION SCALE: 1/8" = 1'-0"2 NORTH ELEVATION KEYNOTES 3' - 6 " 3' - 6 " 51 ' - 5 " 55 ' - 7 " 62 ' - 1 " 57 ' - 7 " 64 ' - 1 " 3' - 6 " 10 ' - 0 " 15 ' - 0 " 10 ' - 0 " 3' - 6 " PROPERTY LINE ECP-1 ECP-4 SDG-1 SDG-3 GRD-1 GRD-2 SDG-2 ROOF DECK RAILING PARAPET WALLPARAPET WALL PARAPET WALL PARAPET WALL STAIR PROJECTION BOILER ROOM ELEVATOR PROJECTION STAIR PROJECTION BOTTOM OFFLOOR, TYP TOP OFFLOOR,TYP ECP-2 FF:44.50' @ MAIN LOBBY (BEYOND) FF:60.83' FF:71.75' FF:82.67' FF:93.58' 1' - 1 0 " 9'- 1 " 1' - 1 0 " 9' - 1 " 1' - 1 0 " 9' - 1 " 1'- 1 0 " 16 ' - 1 0 " 53 ' - 5 " ( M A X B U I L D I N G H E I G H T ) 45 ' - 0 " H E I G H T L I M I T 8' - 0 " 8'- 0 " 8' - 0 " 3' - 6 " 3' - 6 " 3' - 6 " 10 ' - 0 " 42.1'40.6'39.9'39.7' ECP-4 ECP-2 DR-3 GL-1 FINISHED GRADE TO MATCH EXISTING GRADE 3' - 6 " 10 ' - 0 " 3' - 6 " 53 ' - 5 " ( M A X B U I L D I N G H E I G H T ) 57 ' - 7 " 64 ' - 1 " 61 ' - 9 " 45 ' - 0 " H E I G H T L I M I T 3' - 6 " 15 ' - 0 " 3' - 6 " 10 ' - 0 " PROPERTY LINE ECP-1 ECP-2 ECP-3 ECP-4 SDG-1 SDG-3 SDG-2 GRD-1 MECHANICAL EQUIPMENT(SCREENED FROM VIEW) PARAPET WALL PARAPET WALL BOILER ROOM ROOF DECK RAILING ROOF DECK RAILING STAIR PROJECTION ELEVATOR PROJECTION TOP OF FLOOR,TYP BOTTOM OF FLOOR, TYP FF:44.50' @ MAIN LOBBY (BEYOND) FF:60.83' FF:71.75' FF:82.67' FF:93.58' 51 ' - 1 " 8' - 0 " 3' - 6 " 8' - 0 " 3' - 6 " 8' - 0 " 3' - 6 " 18 ' - 1 0 " 1' - 1 0 " 9' - 1 " 1'- 1 0 " 9' - 1 " 1' - 1 0 " 9'- 1 " 1' - 1 0 " 55 ' - 3 " DR-4 MTL-1 MTL-2 ECP-4 ECP-2 DR-3 GL-1 GL-2 BRK-1 ECP-4 EXISTING GRADE FINISHED GRADE SCALE: 1/8" = 1'-0"1 WEST / REAR ELEVATION SCALE: 1/8" = 1'-0"2 NORTH / SIDE ELEVATION GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 262 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet EX T E R I O R P E R S P E C T I V E S A30x St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 1 S/E PERSPECTIVE 2 N/E PERSPECTIVE 4 S/W PERSPECTIVE3N/W PERSPECTIVE 30 Feb. 18, 2026 Item #2 263 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet BU I L D I N G S E C T I O N S A401 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 A B C J K LDEFGHI 44.50' 1ST FLOOR 60.83' 2ND FLOOR 71.75' 3RD FLOOR 82.67' 4TH FLOOR 93.58' ROOF 15 ' - 8 " G R O U N D F L O O R H T 16 ' - 8 " G R O U N D F L O O R H T 61 ' - 1 1 " 63 ' - 9 " 61 ' - 3 " 61 ' - 3 " 50 ' - 7 " 50 ' - 7 " 16 ' - 1 0 " 10 ' - 1 1 " 10 ' - 1 1 " 10 ' - 1 1 " 17 ' - 1 0 " 10 ' - 1 1 " 10 ' - 1 1 " 10 ' - 1 1 " 2'-6"2'-6" 3' - 6 " BMP BASIN PROPERTY LINE PROPERTY LINE FINISHED GRADE EXISTINGGRADE ROOF CRICKET FOR DRAINAGE PER PLAN, TYP GUARD / PARAPET, TYP(42" MAX ABOVE WALKING SURFACE) ROOF CURB PER PLAN, TYP BMP BASIN FINISHED GRADE PARKING UNIT D1 UNIT D1aUNIT A2 UNIT D1b UNIT D1b UNIT D1c UNIT D1c UNIT A2 UNIT A2 UNIT A2 UNIT A2 UNIT A2 BOILER A B C J K LDEFGHI 44.50' 1ST FLOOR 60.83' 2ND FLOOR 71.75' 3RD FLOOR 82.67' 4TH FLOOR 93.58' ROOF 14 ' - 8 " G R O U N D F L O O R H T 15 ' - 1 0 " 10 ' - 1 1 " 10 ' - 1 1 " 10 ' - 1 1 " 50 ' - 7 " 61 ' - 3 " 62 ' - 9 " 48 ' - 7 " 53 ' - 9 " 60 ' - 9 " 16 ' - 8 " 16 ' - 8 " 15 ' - 2 " 3'-6" 6' - 8 " M I N CL R T Y P 16 ' - 8 " G R O U N D F L O O R H T 17 ' - 1 0 " 10 ' - 1 1 " 10 ' - 8 " 10 ' - 1 1 " 10 ' - 1 1 " 43.0' 3'- 6 " FINISHED GRADE BMP BASIN FINISHED GRADE GUARD / PARAPET TYP(42" MAX ABOVE WALKING SURFACE) EXTERIOR WALKWAYTRASH CHUTES ROOF CRICKET FOR DRAINAGE PER PLAN, TYP ROOF CURB PER PLAN, TYP PROPERTY LINE PROPERTY LINE STAIR 2 TRASHPARKING TC COURTYARD UNIT C1 TC TCWALKWAY STAIR 1 UNIT C1 UNIT C1 PARKING PARKING WALKWAY WALKWAY UNIT A3 UNIT A3 UNIT A3 W W W 16 ' - 2 " A805 - A825 6 A810 - A852 - A850 - A890 1 A825 - A840 7 A840 8 A840 9 A840 11 A840 4 A840 13 A840 5 A840 6 A840 10 A840 12 A890 2 A841 2 A841 3 A855 - A840 2 A840 3 A840 1 A841 - A841 - A842 - A861 - A862 - A860 - A870 - A871 - A872 - A873 - A500s - A885 - A881 - A890 - A891 - A892 - 1. 2. 3. 4. 5. 7. 6. GENERAL NOTESGENERAL NOTES 1. 2.FOR TYPICAL METAL STUD WALLS FROM LEVEL 1 FOR TYPICAL PARTY WALL SECTION 3.FOR TYPICAL WOOD STUD WALLS FROM LEVELS 2-5 4. FOR TYPICAL WOOD FRAMED EXT. BALCONIES/ WALKWAYS5. 7.FOR ACOUSTIC JOINTS @ WALLS 6.FOR GENERAL ASSEMBLY, ACOUSTIC SEALANT AND RESILIENT NOTES FOR TYPICAL WOOD FRAMED EXT. CONCRETE BALCONIES/WALKWAYS 8. FOR CONTINUATION OF RATING AT DROP CEILINGS & SOFFITS9. 10. FOR PENETRATION OF 1-HR ASSEMBLIES @ RECESSED FIXTURES11. FOR PENETRATION OF 1-HR FLOOR/CEILING ASSEMBLIES @ DUCT CHASE12. 13. 14. FOR CONTINUATION OF RATING AT WALL OUTLETS & TUBS FOR PLUMBING PENETRATIONS OF 1-HR INTERIOR WALL ASSEMBLIES FOR PLUMBING PENETRATIONS OF 2-HR EXTERIOR WALL ASSEMBLIES FOR TYPICAL ROOF DETAILS 15. FOR GENERAL PENETRATION NOTES16. FOR GENERAL PENETRATION DETAILS17. 18. 19. 20. 21. FOR EXHAUST PENETRATIONS AT EXTERIOR WALL ASSEMBLIES FOR TYPICAL EXTERIOR FINISH DETAILS FOR TYPICAL WINDOW DETAILS FOR TYPICAL STOREFRONT DETAILS FOR TYPICAL DOOR DETAILS DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) ALL DIMENSIONS ARE TO FACE OF STUD OR GRID LINE U.N.O. 27. FOR TYPICAL ELEVATOR DETAILS FOR TYPICAL STAIR DETAILS FOR INTERIOR DETAILS FOR ACCESSIBILIY AND SIGNAGE DETAILS 22. FOR ADDITIONAL INFORMATION ON DOORS & WINDOWS 23. 24. 25. 26. 28. #Key #Title #Key #Key #Title #Title SCALE: 1/8" = 1'-0"2 BUILDING SECTION SCALE: 1/8" = 1'-0"1 BUILDING SECTION KEYNOTES GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 264 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet BU I L D I N G S E C T I O N S A402 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 1109854117632 44.50' 1ST FLOOR 60.83' 2ND FLOOR 71.75' 3RD FLOOR 82.67' 4TH FLOOR 93.58' ROOF 55 ' - 9 " 15 ' - 8 " G R O U N D F L O O R H T 16 ' - 1 0 " 10 ' - 1 1 " 10 ' - 1 1 " 10 ' - 1 1 " 13 ' - 1 " 10 F T M I N C L E A R A N C E (N O N - S T O R E F R O N T ) 53 ' - 9 " 1'-8" 14 ' - 8 " G R O U N D F L O O R H T 11'-0" 16 ' - 4 " 10 ' - 1 1 " 10 ' - 1 1 " 10 ' - 1 1 " 49 ' - 7 " 51 ' - 7 " 3' - 6 " PROPERTY LINE PROPERTY LINE EXISTING GRADE GUARD / PARAPET, TYP(42" MAX ABOVE WALKING SURFACE) FINISHED GRADE FINISHED GRADE ROOF LEVEL EQUIPMENT SCREENED BY GUARD / PARAPET, TYP ROOF CRICKET FOR DRAINAGE PER PLAN, TYP RECESSEDVEHICULAR DOOR ROOF CURB PER PLAN, TYP PARKING UNIT D1a UNIT C1 UNIT C2 UNIT D1c UNIT C1 UNIT C2a UNIT D1c UNIT C1 UNIT C2b 1109854117632 44.50' 1ST FLOOR 60.83' 2ND FLOOR 71.75' 3RD FLOOR 82.67' 4TH FLOOR 93.58' ROOF 54 ' - 9 " 16 ' - 8 " G R O U N D F L O O R H T 54 ' - 5 " 50 ' - 3 " 17 ' - 2 5 1 / 6 4 " 10 ' - 1 1 " 10 ' - 1 1 " 10 ' - 1 1 " 17 ' - 1 0 " 10 ' - 1 1 " 10 ' - 1 1 " 10 ' - 1 1 " 50 ' - 7 " 56 ' - 9 " 3'-8" 10 ' - 0 " 43.6'16 ' - 5 1 / 6 4 " G R O U N D F L O O R H T 3'- 6 " PROPERTY LINE PROPERTY LINE FINISHED GRADEFINISHED GRADE GUARD / PARAPET TYP(42" MAX ABOVE WALKING SURFACE) GREASE SHAFT EXISTINGGRADE GREASE SHAFT EXTERIOR WALKWAY TRASH CHUTES ROOF CRICKET FOR DRAINAGE PER PLAN, TYP UNIT BALCONY, TYP UNIT BALCONY, TYP ROOF CURB PER PLAN, TYP PARKING TRASH ROOM COMMERCIAL #2 TC UNIT A3UNIT A1UNIT A2 UNIT A1UNIT A2 UNIT A1UNIT A2 UNIT A3 UNIT A3 TC W W W TC A805 - A825 6 A810 - A852 - A850 - A890 1 A825 - A840 7 A840 8 A840 9 A840 11 A840 4 A840 13 A840 5 A840 6 A840 10 A840 12 A890 2 A841 2 A841 3 A855 - A840 2 A840 3 A840 1 A841 - A841 - A842 - A861 - A862 - A860 - A870 - A871 - A872 - A873 - A500s - A885 - A881 - A890 - A891 - A892 - 1. 2. 3. 4. 5. 7. 6. GENERAL NOTESGENERAL NOTES 1. 2.FOR TYPICAL METAL STUD WALLS FROM LEVEL 1 FOR TYPICAL PARTY WALL SECTION 3.FOR TYPICAL WOOD STUD WALLS FROM LEVELS 2-5 4. FOR TYPICAL WOOD FRAMED EXT. BALCONIES/ WALKWAYS5. 7.FOR ACOUSTIC JOINTS @ WALLS 6.FOR GENERAL ASSEMBLY, ACOUSTIC SEALANT AND RESILIENT NOTES FOR TYPICAL WOOD FRAMED EXT. CONCRETE BALCONIES/WALKWAYS 8. FOR CONTINUATION OF RATING AT DROP CEILINGS & SOFFITS9. 10. FOR PENETRATION OF 1-HR ASSEMBLIES @ RECESSED FIXTURES11. FOR PENETRATION OF 1-HR FLOOR/CEILING ASSEMBLIES @ DUCT CHASE12. 13. 14. FOR CONTINUATION OF RATING AT WALL OUTLETS & TUBS FOR PLUMBING PENETRATIONS OF 1-HR INTERIOR WALL ASSEMBLIES FOR PLUMBING PENETRATIONS OF 2-HR EXTERIOR WALL ASSEMBLIES FOR TYPICAL ROOF DETAILS 15. FOR GENERAL PENETRATION NOTES16. FOR GENERAL PENETRATION DETAILS17. 18. 19. 20. 21. FOR EXHAUST PENETRATIONS AT EXTERIOR WALL ASSEMBLIES FOR TYPICAL EXTERIOR FINISH DETAILS FOR TYPICAL WINDOW DETAILS FOR TYPICAL STOREFRONT DETAILS FOR TYPICAL DOOR DETAILS DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) ALL DIMENSIONS ARE TO FACE OF STUD OR GRID LINE U.N.O. 27. FOR TYPICAL ELEVATOR DETAILS FOR TYPICAL STAIR DETAILS FOR INTERIOR DETAILS FOR ACCESSIBILIY AND SIGNAGE DETAILS 22. FOR ADDITIONAL INFORMATION ON DOORS & WINDOWS 23. 24. 25. 26. 28. #Key #Title #Key #Key #Title #Title SCALE: 1/8" = 1'-0"2 BUILDING SECTION SCALE: 1/8" = 1'-0"1 BUILDING SECTION KEYNOTES GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 265 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet A1 U N I T P L A N A601 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 DW REF W/ D FA U 12 ' - 6 " 12 ' - 6 " 3'-8"10'-0" 6' - 0 " 6'-0" 15'-8"14'-7" 6' - 6 " 25 ' - 0 " 30'-3" 1'-5 1/2"MIN 1'-6 1/2"MIN 1/A701 A 9/A704 A WS 6' x 6' MINIMUM PRIVATE OPEN SPACE AT ALL BALCONIES BEDROOM KITCHEN FIN: A FIN: A BATH FIN: B LIVING FIN: A FIN: A A890 11 A501 - A891 2 A502 - A503 - A891 1 A891 3 A891 6 A891 14 A891 15 A891 18 GENERAL NOTES 1. 2.FOR 1 HOUR WALL AT BATHTUB / SHOWER FOR ADDITIONAL INFORMATION ON DOORS & WINDOW REFERENCES & NOTES 3. DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) AND ARE TO BE APPLIED TO SIMILAR ITEMS WHETHER REFERENCED OR NOT. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A NONABSORBENT SURFACE THAT EXTENDS TO THE HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR. 4. FOR BATHTUB CLEARANCES AND GRAB BAR BLOCKING LOCATIONS FOR TOILET CLEARANCES AND GRAB BAR BLOCKING LOCATIONS 5. 6. FOR LAVATORY CLEARANCES AND BATH ACCESSORY MOUNTING HEIGHTS FOR KITCHEN SINK CLEARANCES 8. 9. 7.FOR SHOWER CLEARANCES TYPE FLOOR WALL A B CEILING - - - - - - - - - - - - INT. FINISH SCHEDULE WALL LEGEND 2 HR 2X6 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X4 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X6 FIRE BARRIER W/ FIRE-RETARDANT TREATED STUD 2 HR 2X6 FIRE BARRIER 2 HR 2X4 FIRE BARRIER 2 HR 2X6 WOOD STUD 2 HR 2X4 WOOD STUD 1 HR 2X6 WOOD STUD 1 HR 2X4 WOOD STUD 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE WALL LEGEND CIP CONCRETE COLUMN PER STRUCTURAL (REFERENCE SLAB PLANS FOR COLUMN SIZE) 12" CONCRETE WALL 8" CONCRETE WALL 8" CMU WALL 2 HR 6" METAL STUD 1 HR 6" METAL STUD NON-RATED 6" METAL STUD SOFFIT / FLOOR ABOVE Custom 3'-0" by 6'-8" W-01 W-02D-13 Cu s t o m 3' - 0 " b y 6' - 8 " Custom 3'-0" by 6'-8" Custom 3'-0" by 6'-8" X Cu s t o m 2' - 6 " b y 6' - 8 " J 5'-2"6'-0"4'-0" 5' - 0 " 4' - 6 " 5' - 0 " 5' - 0 " EQ . EQ . EQ.EQ. EQ . EQ . EQ.EQ. EQ.EQ.EQ.EQ. 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" EQ . EQ . EQ . EQ . LED DOWNLIGHT NOTE: FOR LIGHT/FIXTURE SPECIFICATIONS, SWITCHING, AND OTHER ELECTRICAL ITEMS REFER TO ELECTRICAL DWGS WALL SCONCE CENTERED ON SINK JUNCTION BOX CEILING FAN COMBINATION CARBON MONOXIDE/ SMOKE DETECTOR SMOKE DETECTOR EXHAUST FAN CENTERED ON TOILET GYPSUM BOARD SOFFIT J RCP LEGEND #Key #Title #Key #Key #Title #Title SCALE: 1/4" = 1'-0"1 A1 UNIT PLANSCALE: 1/4" = 1'-0"2 A1 RCP KEYNOTES 756 SF UNIT QUANTITY: 6 UNIT ORIENTATION 207, 307, 407 = STANDARD 205, 305, 405 = MIRRORED GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 266 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet A2 U N I T P L A N A602 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 DW RE F W/ D FA U TRSH MI C R O 52 ' - 8 " 7' - 1 0 " 34 ' - 2 " 10 ' - 8 " 52 ' - 8 " 30'-3"5'-11" 36'-2" 36'-2" 19'-3"16'-11" 6' - 0 " 6'-0" 11'-2"5'-10"2'-6"10'-9" 14 ' - 0 " 8' - 4 " 11 ' - 1 0 " 38 ' - 4 " 14 ' - 4 " 1'-6"MIN 1' - 6 " MI N 5/A701 B 14/A704 B 1/A705 C BE N C H P WS 6' x 6' MINIMUM PRIVATE OPEN SPACE AT ALL BALCONIES DINING FIN: A KITCHEN FIN: A BEDROOM FIN: A BATH FIN: B LIVING FIN: A BATH FIN: B FIN: B FIN: A OFFICE/DEN FIN: A Cu s t o m 3' - 0 " b y 6' - 8 " Cu s t o m 3' - 0 " b y 6'- 8 " Custom 3'-0" by 6'-8" Cu s t o m 3'- 0 " b y 6' - 8 " Cu s t o m 3' - 0 " b y 6'- 8 " Cu s t o m 3' - 0 " b y 6'- 8 " Cu s t o m 3' - 0 " b y 6'- 8 " X W-03 Custom 3'-0" by 6'-8" W-05 W-05 W-01 D-14 W-04 J J J EQ.EQ.5'-2" 8' - 0 " 4' - 0 " EQ.EQ. EQ . EQ . EQ.EQ. EQ.EQ. EQ . EQ . EQ . EQ . EQ.EQ. EQ.EQ.5' - 3 " EQ.EQ. EQ . EQ . EQ.EQ. 3' - 0 " EQ . EQ . EQ.EQ. 3' - 0 " 3' - 4 " EQ . EQ . EQ.EQ. 6' - 0 " 4' - 6 " 8'- 0 " 12 ' - 0 " EQ.EQ. 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" A890 11 A501 - A891 2 A502 - A503 - A891 1 A891 3 A891 6 A891 14 A891 15 A891 18 GENERAL NOTES 1. 2.FOR 1 HOUR WALL AT BATHTUB / SHOWER FOR ADDITIONAL INFORMATION ON DOORS & WINDOW REFERENCES & NOTES 3. DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) AND ARE TO BE APPLIED TO SIMILAR ITEMS WHETHER REFERENCED OR NOT. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A NONABSORBENT SURFACE THAT EXTENDS TO THE HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR. 4. FOR BATHTUB CLEARANCES AND GRAB BAR BLOCKING LOCATIONS FOR TOILET CLEARANCES AND GRAB BAR BLOCKING LOCATIONS 5. 6. FOR LAVATORY CLEARANCES AND BATH ACCESSORY MOUNTING HEIGHTS FOR KITCHEN SINK CLEARANCES 8. 9. 7.FOR SHOWER CLEARANCES TYPE FLOOR WALL A B CEILING - - - - - - - - - - - - INT. FINISH SCHEDULE WALL LEGEND 2 HR 2X6 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X4 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X6 FIRE BARRIER W/ FIRE-RETARDANT TREATED STUD 2 HR 2X6 FIRE BARRIER 2 HR 2X4 FIRE BARRIER 2 HR 2X6 WOOD STUD 2 HR 2X4 WOOD STUD 1 HR 2X6 WOOD STUD 1 HR 2X4 WOOD STUD 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE WALL LEGEND CIP CONCRETE COLUMN PER STRUCTURAL (REFERENCE SLAB PLANS FOR COLUMN SIZE) 12" CONCRETE WALL 8" CONCRETE WALL 8" CMU WALL 2 HR 6" METAL STUD 1 HR 6" METAL STUD NON-RATED 6" METAL STUD SOFFIT / FLOOR ABOVE LED DOWNLIGHT NOTE: FOR LIGHT/FIXTURE SPECIFICATIONS, SWITCHING, AND OTHER ELECTRICAL ITEMS REFER TO ELECTRICAL DWGS WALL SCONCE CENTERED ON SINK JUNCTION BOX CEILING FAN COMBINATION CARBON MONOXIDE/ SMOKE DETECTOR SMOKE DETECTOR EXHAUST FAN CENTERED ON TOILET GYPSUM BOARD SOFFIT J RCP LEGEND SCALE: 1/4" = 1'-0"1 A2 UNIT PLANSCALE: 1/4" = 1'-0"2 A2 RCP KEYNOTES 1,678 SF UNIT QUANTITY: 6 UNIT ORIENTATION 206, 306, 406 = STANDARD 204, 304, 404 = MIRRORED GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 267 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet A3 U N I T P L A N A603 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 REF DW W/D MICRO FA U TR S H 36 ' - 1 0 " 10 ' - 2 " 7' - 0 " 5'- 3 " 32 ' - 3 " 2' - 6 " 14'-9"15'-6" 30'-3" 9"5'-0"9'-8"5'-0"8'-10" 47 ' - 0 " 47 ' - 0 " 29'-3" 6'-0" 6' - 0 " 4'- 5 " 8' - 9 " 6' - 6 " 12 ' - 7 " 1'-6"MIN 1/A704 A 9/A701 C 5/A705 D BE N C H P WS 6' x 6' MINIMUMPRIVATE OPEN SPACEAT ALL BALCONIES POWDER FIN: B DINING FIN: A KITCHEN FIN: A BEDROOM FIN: A BATH FIN: B LIVING FIN: A W-05 W-02 W-02 W-01D-13 W-05 Custom 3'-0" by 6'-8" Custom 3'-0" by 6'-8" Custom 3'-0" by 6'-8"D-07 D-07 X Custom 3'-0" by 6'-8" W-06 W-06 W-06 J J EQ . EQ . 5'-6"3'-0"5'-6" 5' - 2 " EQ . EQ . 5'-2"6'-0" EQ . EQ . EQ . EQ . EQ . EQ . EQ . EQ . EQ.EQ. EQ.EQ. 2'-0"EQ.EQ.EQ . EQ . EQ . EQ . 10 ' - 4 " 6' - 0 " EQ.EQ. 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" A890 11 A501 - A891 2 A502 - A503 - A891 1 A891 3 A891 6 A891 14 A891 15 A891 18 GENERAL NOTES 1. 2.FOR 1 HOUR WALL AT BATHTUB / SHOWER FOR ADDITIONAL INFORMATION ON DOORS & WINDOW REFERENCES & NOTES 3. DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) AND ARE TO BE APPLIED TO SIMILAR ITEMS WHETHER REFERENCED OR NOT. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A NONABSORBENT SURFACE THAT EXTENDS TO THE HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR. 4. FOR BATHTUB CLEARANCES AND GRAB BAR BLOCKING LOCATIONS FOR TOILET CLEARANCES AND GRAB BAR BLOCKING LOCATIONS 5. 6. FOR LAVATORY CLEARANCES AND BATH ACCESSORY MOUNTING HEIGHTS FOR KITCHEN SINK CLEARANCES 8. 9. 7.FOR SHOWER CLEARANCES TYPE FLOOR WALL A B CEILING - - - - - - - - - - - - INT. FINISH SCHEDULE WALL LEGEND 2 HR 2X6 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X4 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X6 FIRE BARRIER W/ FIRE-RETARDANT TREATED STUD 2 HR 2X6 FIRE BARRIER 2 HR 2X4 FIRE BARRIER 2 HR 2X6 WOOD STUD 2 HR 2X4 WOOD STUD 1 HR 2X6 WOOD STUD 1 HR 2X4 WOOD STUD 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE WALL LEGEND CIP CONCRETE COLUMN PER STRUCTURAL (REFERENCE SLAB PLANS FOR COLUMN SIZE) 12" CONCRETE WALL 8" CONCRETE WALL 8" CMU WALL 2 HR 6" METAL STUD 1 HR 6" METAL STUD NON-RATED 6" METAL STUD SOFFIT / FLOOR ABOVE LED DOWNLIGHT NOTE: FOR LIGHT/FIXTURE SPECIFICATIONS, SWITCHING, AND OTHER ELECTRICAL ITEMS REFER TO ELECTRICAL DWGS WALL SCONCE CENTERED ON SINK JUNCTION BOX CEILING FAN COMBINATION CARBON MONOXIDE/ SMOKE DETECTOR SMOKE DETECTOR EXHAUST FAN CENTERED ON TOILET GYPSUM BOARD SOFFIT J RCP LEGEND SCALE: 1/4" = 1'-0"1 A3 UNIT PLAN SCALE: 1/4" = 1'-0"2 A3 RCP KEYNOTES 1,107 SF UNIT QUANTITY: 3 UNIT ORIENTATION 210, 310, 410 = STANDARD GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 268 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet B1 U N I T P L A N A604 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 DW REF W/D FAU TR S H MICRO 14 ' - 7 " 5' - 3 " 2' - 6 " 12 ' - 1 " 10'-6"10'-4"4'-5"10'-5"13'-0" 34 ' - 5 " 14 ' - 5 " 4' - 1 0 " 6' - 4 " 1' - 8 " 7' - 2 " 11'-0"42'-2" 53'-2" 6' - 0 " 6'-0" 34 ' - 5 " 48'-8" 1' - 6 " MI N 1' - 6 " MI N 1/A702 D 9/A705 E 14/A705 F BENCH P WS 6' x 6' MINIMUM PRIVATE OPEN SPACE AT ALL BALCONIES DINING FIN: A KITCHEN FIN: A BEDROOM FIN: A BATH FIN: B LIVING FIN: A BEDROOM FIN: A FIN: A FIN: A FIN: B BATH FIN: B W-01 W-01 D-13 W-03 Cu s t o m 3'- 0 " b y 6' - 8 " Cu s t o m 3'- 0 " b y 6' - 8 " X Custom 3'-0" by 6'-8" D-07 Custom 2'-8" by 6'-8" Cu s t o m 3' - 0 " b y 6' - 8 " Cu s t o m 3' - 0 " b y 6' - 8 " Cu s t o m 3' - 0 " b y 6'- 8 " W-02 Custom 3'-0" by 6'-8" D-04 J J EQ.EQ.EQ.EQ.EQ.EQ.EQ.EQ.5'-0"3'-0" 5' - 2 " 6' - 0 " 6' - 0 " 5'- 9 3 / 4 " 5' - 9 3 / 4 " 5 1 / 2 " 5'-2"6'-0" EQ.EQ. EQ . EQ . EQ.EQ. EQ.EQ.EQ.EQ. EQ.EQ. EQ . EQ . EQ . EQ . 4' - 0 " 5' - 0 " EQ.EQ. EQ . EQ . EQ . EQ . 2' - 1 0 " EQ . EQ . EQ . EQ . EQ . EQ . 8'-6"15'-2" 8'-0" 8'-0" 8'-0" 8'-0"8'-0" 8'-0"8'-0"8'-0" 8'-0" 8'-0" 8'-0" A890 11 A501 - A891 2 A502 - A503 - A891 1 A891 3 A891 6 A891 14 A891 15 A891 18 GENERAL NOTES 1. 2.FOR 1 HOUR WALL AT BATHTUB / SHOWER FOR ADDITIONAL INFORMATION ON DOORS & WINDOW REFERENCES & NOTES 3. DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) AND ARE TO BE APPLIED TO SIMILAR ITEMS WHETHER REFERENCED OR NOT. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A NONABSORBENT SURFACE THAT EXTENDS TO THE HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR. 4. FOR BATHTUB CLEARANCES AND GRAB BAR BLOCKING LOCATIONS FOR TOILET CLEARANCES AND GRAB BAR BLOCKING LOCATIONS 5. 6. FOR LAVATORY CLEARANCES AND BATH ACCESSORY MOUNTING HEIGHTS FOR KITCHEN SINK CLEARANCES 8. 9. 7.FOR SHOWER CLEARANCES TYPE FLOOR WALL A B CEILING - - - - - - - - - - - - INT. FINISH SCHEDULE WALL LEGEND 2 HR 2X6 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X4 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X6 FIRE BARRIER W/ FIRE-RETARDANT TREATED STUD 2 HR 2X6 FIRE BARRIER 2 HR 2X4 FIRE BARRIER 2 HR 2X6 WOOD STUD 2 HR 2X4 WOOD STUD 1 HR 2X6 WOOD STUD 1 HR 2X4 WOOD STUD 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE WALL LEGEND CIP CONCRETE COLUMN PER STRUCTURAL (REFERENCE SLAB PLANS FOR COLUMN SIZE) 12" CONCRETE WALL 8" CONCRETE WALL 8" CMU WALL 2 HR 6" METAL STUD 1 HR 6" METAL STUD NON-RATED 6" METAL STUD SOFFIT / FLOOR ABOVE LED DOWNLIGHT NOTE: FOR LIGHT/FIXTURE SPECIFICATIONS, SWITCHING, AND OTHER ELECTRICAL ITEMS REFER TO ELECTRICAL DWGS WALL SCONCE CENTERED ON SINK JUNCTION BOX CEILING FAN COMBINATION CARBON MONOXIDE/ SMOKE DETECTOR SMOKE DETECTOR EXHAUST FAN CENTERED ON TOILET GYPSUM BOARD SOFFIT J RCP LEGEND SCALE: 1/4" = 1'-0"1 B1 UNIT PLAN SCALE: 1/4" = 1'-0"2 B1 RCP KEYNOTES 1,560 SF UNIT QUANTITY: 3 UNIT ORIENTATION 209, 309, 409 = STANDARD GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 269 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet B2 U N I T P L A N A605 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 REF DW MI C R O W/ D FAU TR S H 50'-6" 5' - 4 " 32 ' - 2 " 37 ' - 6 " 1'-6"19'-0"31'-6" 37 ' - 6 " 25 ' - 9 " 11 ' - 9 " 50'-6" 6'-0" 6' - 0 " 18'-2"13'-4" 8' - 0 " 10 ' - 0 " 14 ' - 2 " 10'-5"10'-9"5'-1"3'-9"5'-5"7'-4"1'-0"6'-9" 12 ' - 6 " 13 ' - 3 " 1'-6"MIN 4/A704 B 5/A702 E 5/A706 H 1/A706 G BE N C H WS P 6' x 6' MINIMUM PRIVATE OPEN SPACE AT ALL BALCONIES POWDER FIN: B DINING FIN: A KITCHEN FIN: A BEDROOM FIN: A BATH FIN: B LIVING FIN: A BEDROOM FIN: A FIN: B FIN: A BATH FIN: B FIN: B W-09 W-17 W-07W-06 W-06 W-01 D-14 W-07 Cu s t o m 3'- 0 " b y 6' - 8 " Custom 3'-0" by 6'-8" Cu s t o m 3' - 0 " b y 6' - 8 " Cu s t o m 3' - 0 " b y 6'- 8 " Custom 3'-0" by 6'-8" D-09 Cu s t o m 3' - 0 " b y 6'- 8 " X Cu s t o m 2'- 6 " b y 6'- 8 " Custom 3'-0" by 6'-8" Cu s t o m 3'- 0 " b y 6' - 8 " J J EQ . EQ . EQ . EQ . EQ . EQ . EQ . EQ . EQ.EQ. 4' - 6 " 5' - 8 " EQ . EQ .EQ.EQ. 3' - 1 0 " EQ . EQ . EQ.EQ.EQ.EQ.EQ.EQ. 6'-3"6'-0" 7' - 6 " 5' - 6 " 5' - 6 " 3' - 0 " 5'- 6 " EQ . EQ . EQ . EQ . EQ.EQ. EQ.EQ. EQ.EQ.2'-4" EQ.EQ. EQ.EQ. 4' - 0 " EQ . EQ . 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" 8'-0"8'-0" 8'-0" 8'-0" 8'-0" 8'-0" A890 11 A501 - A891 2 A502 - A503 - A891 1 A891 3 A891 6 A891 14 A891 15 A891 18 GENERAL NOTES 1. 2.FOR 1 HOUR WALL AT BATHTUB / SHOWER FOR ADDITIONAL INFORMATION ON DOORS & WINDOW REFERENCES & NOTES 3. DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) AND ARE TO BE APPLIED TO SIMILAR ITEMS WHETHER REFERENCED OR NOT. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A NONABSORBENT SURFACE THAT EXTENDS TO THE HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR. 4. FOR BATHTUB CLEARANCES AND GRAB BAR BLOCKING LOCATIONS FOR TOILET CLEARANCES AND GRAB BAR BLOCKING LOCATIONS 5. 6. FOR LAVATORY CLEARANCES AND BATH ACCESSORY MOUNTING HEIGHTS FOR KITCHEN SINK CLEARANCES 8. 9. 7.FOR SHOWER CLEARANCES TYPE FLOOR WALL A B CEILING - - - - - - - - - - - - INT. FINISH SCHEDULE WALL LEGEND 2 HR 2X6 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X4 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X6 FIRE BARRIER W/ FIRE-RETARDANT TREATED STUD 2 HR 2X6 FIRE BARRIER 2 HR 2X4 FIRE BARRIER 2 HR 2X6 WOOD STUD 2 HR 2X4 WOOD STUD 1 HR 2X6 WOOD STUD 1 HR 2X4 WOOD STUD 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE WALL LEGEND CIP CONCRETE COLUMN PER STRUCTURAL (REFERENCE SLAB PLANS FOR COLUMN SIZE) 12" CONCRETE WALL 8" CONCRETE WALL 8" CMU WALL 2 HR 6" METAL STUD 1 HR 6" METAL STUD NON-RATED 6" METAL STUD SOFFIT / FLOOR ABOVE LED DOWNLIGHT NOTE: FOR LIGHT/FIXTURE SPECIFICATIONS, SWITCHING, AND OTHER ELECTRICAL ITEMS REFER TO ELECTRICAL DWGS WALL SCONCE CENTERED ON SINK JUNCTION BOX CEILING FAN COMBINATION CARBON MONOXIDE/ SMOKE DETECTOR SMOKE DETECTOR EXHAUST FAN CENTERED ON TOILET GYPSUM BOARD SOFFIT J RCP LEGEND SCALE: 1/4" = 1'-0"1 B2 UNIT PLAN SCALE: 1/4" = 1'-0"2 B2 RCP KEYNOTES 1,665 SF UNIT QUANTITY: 3 UNIT ORIENTATION 211, 311 411 = STANDARD GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 270 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet C1 U N I T P L A N A606 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 REF DW W/D MICRO FAU TR S H 13'-3"4'-1"13'-1"17'-3" 44 ' - 4 " 15 ' - 8 " 5'- 3 " 23 ' - 5 " 39'-6"8'-2"2'-0" 49'-8" 44 ' - 4 " 2' - 1 1 " 18 ' - 0 " 23 ' - 5 " 47'-8" 6'-0" 6' - 0 " 11 ' - 7 " 2' - 6 " 9' - 4 " 1' - 6 " MI N 1' - 6 " MI N 9/A702 F 10/A706 J 1/A707 K BE N C H WS P 6' x 6' MINIMUMPRIVATE OPEN SPACEAT ALL BALCONIES DINING FIN: A KITCHEN FIN: A BEDROOM FIN: A BATH FIN: B LIVING FIN: A BEDROOM FIN: A DEN FIN: A FIN: A FIN: A BATH FIN: B W-01 W-01 D-13 W-02 W-09 W-08 Cu s t o m 3' - 0 " b y 6' - 8 " Cu s t o m 3'- 0 " b y 6'- 8 " Cu s t o m 3'- 0 " b y 6' - 8 " W-03 W-03 Cu s t o m 3' - 0 " b y 6'- 8 " Custom 3'-0" by 6'-8" Cu s t o m 3' - 0 " b y 6'- 8 " Custom 3'-0" by 6'-8" Cu s t o m 3'- 0 " b y 6' - 8 " Cu s t o m 3'- 0 " b y 6' - 8 " X D-08 D-18 Cu s t o m 3'- 0 " b y 6'- 8 " J JJ EQ.EQ.EQ.EQ.EQ.EQ.EQ.EQ.EQ.EQ. EQ . EQ . EQ . EQ . EQ.EQ. EQ . EQ . EQ . EQ . EQ . EQ . 6' - 1 0 " EQ.EQ.EQ.EQ. EQ . EQ . EQ.EQ. EQ . EQ . EQ.EQ. EQ.EQ.EQ . EQ . EQ.EQ. EQ . EQ . 5' - 2 " 6' - 0 " 6' - 0 " EQ . EQ . 5'-2"6'-0" EQ . EQ . 13'-0"8'-0" EQ.EQ. EQ . EQ . 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" 8'-0" A890 11 A501 - A891 2 A502 - A503 - A891 1 A891 3 A891 6 A891 14 A891 15 A891 18 GENERAL NOTES 1. 2.FOR 1 HOUR WALL AT BATHTUB / SHOWER FOR ADDITIONAL INFORMATION ON DOORS & WINDOW REFERENCES & NOTES 3. DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) AND ARE TO BE APPLIED TO SIMILAR ITEMS WHETHER REFERENCED OR NOT. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A NONABSORBENT SURFACE THAT EXTENDS TO THE HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR. 4. FOR BATHTUB CLEARANCES AND GRAB BAR BLOCKING LOCATIONS FOR TOILET CLEARANCES AND GRAB BAR BLOCKING LOCATIONS 5. 6. FOR LAVATORY CLEARANCES AND BATH ACCESSORY MOUNTING HEIGHTS FOR KITCHEN SINK CLEARANCES 8. 9. 7.FOR SHOWER CLEARANCES TYPE FLOOR WALL A B CEILING - - - - - - - - - - - - INT. FINISH SCHEDULE WALL LEGEND 2 HR 2X6 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X4 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X6 FIRE BARRIER W/ FIRE-RETARDANT TREATED STUD 2 HR 2X6 FIRE BARRIER 2 HR 2X4 FIRE BARRIER 2 HR 2X6 WOOD STUD 2 HR 2X4 WOOD STUD 1 HR 2X6 WOOD STUD 1 HR 2X4 WOOD STUD 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE WALL LEGEND CIP CONCRETE COLUMN PER STRUCTURAL (REFERENCE SLAB PLANS FOR COLUMN SIZE) 12" CONCRETE WALL 8" CONCRETE WALL 8" CMU WALL 2 HR 6" METAL STUD 1 HR 6" METAL STUD NON-RATED 6" METAL STUD SOFFIT / FLOOR ABOVE LED DOWNLIGHT NOTE: FOR LIGHT/FIXTURE SPECIFICATIONS, SWITCHING, AND OTHER ELECTRICAL ITEMS REFER TO ELECTRICAL DWGS WALL SCONCE CENTERED ON SINK JUNCTION BOX CEILING FAN COMBINATION CARBON MONOXIDE/ SMOKE DETECTOR SMOKE DETECTOR EXHAUST FAN CENTERED ON TOILET GYPSUM BOARD SOFFIT J RCP LEGEND SCALE: 1/4" = 1'-0"1 C1 UNIT PLAN SCALE: 1/4" = 1'-0"2 C1 RCP KEYNOTES 1,956 SF UNIT QUANTITY: 3 UNIT ORIENTATION 202, 302, 402 = STANDARD GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 271 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet C2 U N I T P L A N A607 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 REF DW MI C R O FAU W/D TRSH 67'-6" 19'-10"47'-8" 25 ' - 9 " 10 ' - 9 " 3' - 0 " 39 ' - 6 " 48'-4"19'-2" 9' - 1 0 " 29 ' - 8 " 1'-10"13'-2"6'-4"26'-2"10"2'-2"14'-6"2'-6" 39 ' - 6 " 4' - 4 " 4' - 4 " 6' - 4 " 4' - 4 " 10 ' - 4 " 6'-0" 6'- 0 " 2'-6"2'-8" 2' - 1 1 " 2' - 6 " 8'-6"6'-10"15'-0"9'-11"7'-5" 7' - 9 " 4' - 3 " 13 ' - 9 " 67'-6" 16'-8" 1'-6"MIN 1'-6"MIN 1'-6"MIN 1/A703 G 11/A707 M 6/A707 L BE N C H P WS 6' x 6' MINIMUMPRIVATE OPEN SPACEAT ALL BALCONIES DINING FIN: A KITCHEN FIN: A BEDROOM FIN: A BATH FIN: B LIVING FIN: A BEDROOM FIN: A FIN: A FIN: A BEDROOM FIN: A FIN: B BATH FIN: B A890 11 A501 - A891 2 A502 - A503 - A891 1 A891 3 A891 6 A891 14 A891 15 A891 18 GENERAL NOTES 1. 2.FOR 1 HOUR WALL AT BATHTUB / SHOWER FOR ADDITIONAL INFORMATION ON DOORS & WINDOW REFERENCES & NOTES 3. DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) AND ARE TO BE APPLIED TO SIMILAR ITEMS WHETHER REFERENCED OR NOT. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A NONABSORBENT SURFACE THAT EXTENDS TO THE HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR. 4. FOR BATHTUB CLEARANCES AND GRAB BAR BLOCKING LOCATIONS FOR TOILET CLEARANCES AND GRAB BAR BLOCKING LOCATIONS 5. 6. FOR LAVATORY CLEARANCES AND BATH ACCESSORY MOUNTING HEIGHTS FOR KITCHEN SINK CLEARANCES 8. 9. 7.FOR SHOWER CLEARANCES TYPE FLOOR WALL A B CEILING - - - - - - - - - - - - INT. FINISH SCHEDULE WALL LEGEND 2 HR 2X6 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X4 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X6 FIRE BARRIER W/ FIRE-RETARDANT TREATED STUD 2 HR 2X6 FIRE BARRIER 2 HR 2X4 FIRE BARRIER 2 HR 2X6 WOOD STUD 2 HR 2X4 WOOD STUD 1 HR 2X6 WOOD STUD 1 HR 2X4 WOOD STUD 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE WALL LEGEND CIP CONCRETE COLUMN PER STRUCTURAL (REFERENCE SLAB PLANS FOR COLUMN SIZE) 12" CONCRETE WALL 8" CONCRETE WALL 8" CMU WALL 2 HR 6" METAL STUD 1 HR 6" METAL STUD NON-RATED 6" METAL STUD SOFFIT / FLOOR ABOVE LED DOWNLIGHT NOTE: FOR LIGHT/FIXTURE SPECIFICATIONS, SWITCHING, AND OTHER ELECTRICAL ITEMS REFER TO ELECTRICAL DWGS WALL SCONCE CENTERED ON SINK JUNCTION BOX CEILING FAN COMBINATION CARBON MONOXIDE/ SMOKE DETECTOR SMOKE DETECTOR EXHAUST FAN CENTERED ON TOILET GYPSUM BOARD SOFFIT J RCP LEGEND DWTRSH REF MI C R O FAU 48'-4"19'-2" 1'-0"47'-4"2'-2"1'-0"17'-0" 20'-2" 29 ' - 8 " 28 ' - 8 " 1' - 0 " W-14 W-09 W-13 W-13 W-11 W-11 W-11 W-11 W-11 W-11 W-10 W-10 P WS REF DW MI C R O TRSH W-14 W-09 P WS SCALE: 1/4" = 1'-0"1 C2 UNIT PLAN SCALE: 1/4" = 1'-0"3 C2.2 UNIT PLAN SCALE: 1/4" = 1'-0"2 C2.1 UNIT PLAN KEYNOTES 2,131 SF UNIT QUANTITY: 1 UNIT ORIENTATION 201 = STANDARD 2,131 SF UNIT QUANTITY: 1 UNIT ORIENTATION 401 = STANDARD SEE 1/607 FOR ADDITIONAL DIMENSIONS AND CALLOUTS 2,131 SF UNIT QUANTITY: 1 UNIT ORIENTATION 301 = STANDARD SEE 1/607 FOR ADDITIONAL DIMENSIONS AND CALLOUTS GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 272 of 279 stamp sheet date job no. pr o j e c t t i t l e RI N C O N R O O S E V E L T 27 4 7 / 2 7 7 5 / 2 8 0 1 R O O S E V E L T S T R E E T - C A R L S B A D , C A 9 2 0 0 8 2317 sheet D1 U N I T P L A N A609 St e p h e n D a l t o n A r c h i t e c t s 44 4 S . C E D R O S . S T U D I O 1 9 0 SO L A N A B E A C H . C A 9 2 0 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 A B C D E F G H J K L M N P Q R S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 T U V 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M N P Q R S T U V LICE N S E D ARCHIT E C T STEP H E N E.DA L T ON S T A T E OF CA L I F ORNIAOONo. C25166 01/31/21 02/03/26 - 100% SD PLANNING DEPT SUB 07 REF W D DW FAU MICRO WI N E TR S H 16'-7"4'-4"7'-3"6'-0"2'-6"11'-0" 41 ' - 2 " 5' - 1 0 " 12 ' - 0 " 59 ' - 0 " 3' - 6 " 55 ' - 6 " 47'-8" 18'-2"10'-5"19'-1" 59 ' - 0 " 6'-0" 6' - 0 " 47'-8" 15 ' - 5 " 9' - 8 " 6' - 0 " 12 ' - 7 " 11 ' - 1 0 " 1'-6"MIN 1' - 6 " MI N 1'- 6 " MI N 5/A703 H 1/A708 N 6/A708 P 11/A708 Q PAN T R Y BE N C H WS 6' x 6' MINIMUMPRIVATE OPEN SPACEAT ALL BALCONIES DINING FIN: A KITCHEN FIN: A BEDROOM FIN: A BATH FIN: B LIVING FIN: A BEDROOM FIN: A BEDROOM FIN: A OFFICE FIN: A FIN: A FIN: A FIN: B FI N : A BATH FIN: B BATH FIN: B A890 11 A501 - A891 2 A502 - A503 - A891 1 A891 3 A891 6 A891 14 A891 15 A891 18 GENERAL NOTES 1. 2.FOR 1 HOUR WALL AT BATHTUB / SHOWER FOR ADDITIONAL INFORMATION ON DOORS & WINDOW REFERENCES & NOTES 3. DETAIL REFERENCES ARE CONSIDERED "TYPICAL" (U.N.O.) AND ARE TO BE APPLIED TO SIMILAR ITEMS WHETHER REFERENCED OR NOT. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A NONABSORBENT SURFACE THAT EXTENDS TO THE HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR. 4. FOR BATHTUB CLEARANCES AND GRAB BAR BLOCKING LOCATIONS FOR TOILET CLEARANCES AND GRAB BAR BLOCKING LOCATIONS 5. 6. FOR LAVATORY CLEARANCES AND BATH ACCESSORY MOUNTING HEIGHTS FOR KITCHEN SINK CLEARANCES 8. 9. 7.FOR SHOWER CLEARANCES TYPE FLOOR WALL A B CEILING - - - - - - - - - - - - INT. FINISH SCHEDULE WALL LEGEND 2 HR 2X6 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X4 FIRE-RETARDANT-TREATED WOOD STUD 2 HR 2X6 FIRE BARRIER W/ FIRE-RETARDANT TREATED STUD 2 HR 2X6 FIRE BARRIER 2 HR 2X4 FIRE BARRIER 2 HR 2X6 WOOD STUD 2 HR 2X4 WOOD STUD 1 HR 2X6 WOOD STUD 1 HR 2X4 WOOD STUD 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE WALL LEGEND CIP CONCRETE COLUMN PER STRUCTURAL (REFERENCE SLAB PLANS FOR COLUMN SIZE) 12" CONCRETE WALL 8" CONCRETE WALL 8" CMU WALL 2 HR 6" METAL STUD 1 HR 6" METAL STUD NON-RATED 6" METAL STUD SOFFIT / FLOOR ABOVE LED DOWNLIGHT NOTE: FOR LIGHT/FIXTURE SPECIFICATIONS, SWITCHING, AND OTHER ELECTRICAL ITEMS REFER TO ELECTRICAL DWGS WALL SCONCE CENTERED ON SINK JUNCTION BOX CEILING FAN COMBINATION CARBON MONOXIDE/ SMOKE DETECTOR SMOKE DETECTOR EXHAUST FAN CENTERED ON TOILET GYPSUM BOARD SOFFIT J RCP LEGEND W-14 W-15 W-02 W-02 BE N C H 32 ' - 8 " 4' - 8 " 6' - 4 " 4' - 8 " 6' - 4 " 10 " 55 ' - 6 " W-16 W-15 W-02 W-02 BE N C H 32 ' - 8 " 4' - 8 " 6' - 4 " 4' - 8 " 6' - 4 " 10 " 55 ' - 6 " W-14 W-15 W-02 W-02 BE N C H SCALE: 1/4" = 1'-0"1 D1 UNIT PLAN SCALE: 1/4" = 1'-0"2 D1.1 UNIT PLAN SCALE: 1/4" = 1'-0"3 D1.2 UNIT PLAN SCALE: 1/4" = 1'-0"4 D1.3 UNIT PLAN KEYNOTES 2,559 SF UNIT QUANTITY: 1 UNIT ORIENTATION 208 = STANDARD SEE 1/609 FOR ADDITIONAL DIMENSIONS AND CALLOUTS 2,559 SF UNIT QUANTITY: 2 UNIT ORIENTATION 308 & 408 = STANDARD 2,559 SF UNIT QUANTITY: 1 UNIT ORIENTATION 203 = MIRRORED 2,559 SF UNIT QUANTITY: 2 UNIT ORIENTATION 303 & 403 = MIRRORED SEE 1/609 FOR ADDITIONAL DIMENSIONS AND CALLOUTS SEE 1/609 FOR ADDITIONAL DIMENSIONS AND CALLOUTS GENERAL NOTES 1. 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. 2. ALL WINDOWS ARE RECESSED A MINIMUM OF 2". 3. ROOF DECK RAILINGS NOT TO EXCEED 42" ABOVE MAX HEIGHT. Feb. 18, 2026 Item #2 273 of 279 X X X X X X X X X X X X X X G G EV CAPABLE EV CAPABLE ADA VANEV CAPABLE EV READY EV READYEV READY EV R E A D Y EV READY EV READY EV READY EV READY EV R E A D Y ADA VAN EV READYW/ CHARGEREV READYW/ CHARGER EV READY W/ CHARGER F F S S S S C C W W WM W W W W W W WM WMWM X X X X X X X X X X X XXXXX X X X X X X X X X X X X XXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X G G G G G G G G G G G G G G G G G G GW SSSSSSSSSSSSSSXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX W SSSSSSSSSSSSSS W WE C E 45 45 45 44 44 44 44 44 43 43 43 4 3 43 43 43 42 4 2 42 4 2 42 41 41 41 4 1 41 40 40 40 1 STORY BLDG 1 STORYBLDG 2 STORYBLDG 1 STORY BLDG ST A I R S ELECTRICAL ROOM LOBBY TRASH LOW VOLTAGE COMMERCIAL #1 COMMERCIAL #2 COMMERCIAL #3 STORAGE BIKES FR TOTAL PARKING = 42 SPACES ADA = 3 SPACES EV = 16 SPACES ELEV STAIR 2 ELEV EQ ELEV INVERT STAIR 1 1ST FLOOR AREA: 23,065 SF EV CAPABLE EV CAPABLE ADA VANEV CAPABLE EV READY EV READYEV READY EV R E A D Y EV READY EV READY EV READY EV READY EV R E A D Y ADA VAN EV READYW/ CHARGEREV READYW/ CHARGER EV READY W/ CHARGER 4 2 4 1 4 0 3 9 3 8 3 7 3 6 3 5 3 4 3 3 3 2 31 30 29 28 27 26 25 24 23 22 21 20 19 1 8 1 7 1 6 1 5 1 4 1 3 1 2 4 5 6 7 8 9 10 11 321 PARCEL ROOM FULL HEIGHTENCLOSURE WALL DOUBLE DETECTORCHECK VALVE TRANSFORMER PAD GASMETERS LINE OF FLOOR ABOVE ACCESSIBLE PATH GREASE SHAFT MAILBOXES VEHICULAR GATE(VENTED) INTERIORPARTITION WALL INTERIORPARTITION WALL SHORTTERM BIKEPARKING AWNING ABOVE AWNING ABOVEAWNINGABOVEAWNING ABOVE LINE OF FLOOR ABOVE EV SPACE PERREQUIREMENTCATEGORY PLANE CHANGE@ COMMERCIAL SPACES CHUTESABOVE NUMBERED PARKINGSPACES FOR REFERENCE APN: 203-101-34-00 APN: 203-181-09-00 APN: 203-101-11-00 APN: 203-181-19-00 COMMERCIAL #3 FF = 43.0 COMMERCIAL #2 FF = 43.6 COMMERCIAL #1 FF = 44.0 LOBBY FF = 44.5 (2.2%)(2.0%)(1.3%)(1.1%) ELEC. FF = 45.0 TRASH FF = 43.5 FF = 43.0 FR FF = 44.5 ELEV STAIRS ELEV EQUIP STAIRS FF = 43.0 BIKE STORAGE FF = 43.5 1.0% 1.0% 1.0% STORAGE FF = 43.5 FG = 4 6 . 9 FG = 4 9 . 0 25 . 0 ' 11.5' SETBACK 6.1'5.2' 7. 2 ' APN: 203-181-19-00 4.0'5.0'1.0'0.5'1.0'0.5' 4. 3 % 2. 3 % 4. 0 % 1. 5 %1. 5 % 1. 5 % 2. 0 % 2. 7 % 1. 5 % 4. 9 % 2. 5 % (0 . 3 % ) 2. 0 % 9. 7 % ELEV INVERT 14 . 0 ' P K W Y 22 . 0 ' T O T C 14 A 11 . 0 ' R / W DE D I C A T I O N 11 . 0 ' R / W DE D I C A T I O N SUBJECT PROPERTY COVERED PARKING UNDER PODIUM COVERED PARKING UNDER PODIUM COVERED PARKING UNDER PODIUM 1. 0 % 1.5% 3.4%3.5%4.5% 2.0% APN: 203-101-16-00 2. 0 % 1. 0 % 1. 0 % 1.5%1.5%1.5% 4241 40 43 44 7. 1 '11.6'8. 6 ' 11.5' 0. 9 % 0.9 % 5.0% 5. 0 % 5. 0 % 5.0% 5.0% 43 42 43 44 41 40 40 41 4 2 41 42 43 44 1.0%1.8% 2. 0 % 1. 0 % 2.8% 3.3% 1. 0 % 4. 5 % 1.0% 3. 1 % 1. 4 % 1. 7 % 1. 1 %0. 9 % 2.0% 1.0% 2. 0 % 2. 0 % 2. 0 % 2. 0 % 2. 0 % 11.5' SETBACK 5. 0 ' S E W E R ES M T 0. 9 % 0. 6 % 3. 0 ' R / W DE D I C A T I O N 1. 8 % 0. 9 % 0. 0 % 2. 0 % 1.2% 24.0' DRIVE AISLE8.5'0. 5 % 3.5% 27 5. 0 ' 5.0' 4.2' ROOSEVELT ST 10 5 10 200 SCALE: 1"=10'-0" 30 TWO WORKING DAYS BEFORE YOU DIG Call: Underground Service Alert "CAUTION": Remember that the USA Center notifiesonly those utilities belonging to the center. Therecould be other utilities present at the work site. Thecenter will inform you of whom they will notify. 02-25«« G: \ 2 3 - P R O J E C T S \ 2 3 - 0 6 1 - 0 0 \ L a n d a r c h \ C o n c e p t \ 2 3 - 0 6 1 C o n c e p t . d w g [ 2 3 - 0 6 1 - 0 0 R o o s e v e l t C o n c e p t ] S e p - 1 9 - 20 2 5 : 0 9 : 0 8 a . 9 RI N C O N R O O S E V E L T 23061 LA N D S C A P E C O N C E P T P L A N GM P 31 7 6 L I O N S H E A D A V E . CA R L S B A D , C A 9 2 0 1 0 t: 8 5 8 - 5 5 8 - 8 9 7 7 09/12/25 - 100% SD PLANNING DEPT SUB 05 PE R M I T N U M B E R / P E R M I T N U M B E R / P E R M I T N U M B E R LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.comT 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 PLANTER AREA, TYP. SITE LANDSCAPE PLAN ENTRY DRIVE PER CIVIL ENGINEER BMP PLANTER 2, SEE DETAIL A/LC-04 BMP PLANTER 3, SEE DETAIL A/LC-04 SIDEWALK PER CIVIL ENGINEER +NOTE: A ROOT BARRIER SHALL BE OVER OR ADJACENT TO ANY UNDERGROUND DRAIN LINES AS A MEANS OF PROTECTION AGAINST ROOT INTRUSION. FINAL LOCATION OF ROOT BARRIER(S) SHALL BE DETERMINED DURING CONSTRUCTION I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S WATER EFFICIENT LANDSCAPE REGULATIONS. I UNDERSTAND THAT CONSTRUCTION DRAWINGS ARE TO BE PREPARED IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I CERTIFY THAT THE PLANS WILL BE PREPARED IMPLEMENTING THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. 05-10-24 NAME DATE GRA N D A V E . CAR L S B A D B L V D . I N T E R S T A T E 5 VICINITY MAP (NTS) PROJECT SITE CABLE RAIL FENCING ATOP RETAINING WALL B/LC-04 LC-01 DENOTES 2ND FLOOR AMENITY DECK ENLARGEMENT - SEE SHEET LC-02 ROO S E V E L T S T . * SEE SHEET LC-02 FOR PLANT SCHEDULE * IRRIGATION METER AND BACKFLOW ELEC. ROOM NOTE: ALL LANDSCAPE AREAS SHALL HAVE POSITIVE DRAINAGE (2% GRADE IN PLANTING AREAS) AWAY FROM ALL STRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM 50% OF SHRUBS (EXCEPT ON SLOPES 3:1 OR STEEPER) SHALL BE A MINIMUM 5 GALLON SIZE. BMP PLANTER 1, SEE DETAIL A/LC-04 STREET TREES SHALL BE LOCATED: A MINIMUM OF SEVEN (7) FEET FROM ANY SEWER LINE. B.IN AREAS THAT DO NOT CONFLICT WITH PUBLIC UTILITIES. C.OUTSIDE OF SIGHT DISTANCE AREAS.D.WITHIN THE STREET RIGHT-OF-WAY. 1. IRRIGATION CIRCUITS SHALL BE ORGANIZED INTO HYDROZONES.2. ALL IRRIGATION SYSTEMS WILL BE PERMANENT AND SHALL UTILIZE SPRINKLER/ROTOR HEADSON SLOPES, AND LOW PRECIPITATION RATE DRIP IN OTHER PLANTED AREAS.3. CONTROLLER SHALL BE CAPABLE OF MULTIPLE PROGRAMMING AND SHALL BE CONNECTED TOA RAIN SHUT-OFF DEVICE.4. THE OVERALL IRRIGATION SYSTEM SHALL BE DESIGNED WITH WATER EFFICIENCY AND CONSERVATION IN MIND, THROUGH GOOD DESIGN, SPECIFICATION OF EFFICIENT MATERIALS, AND PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT.5. THE IRRIGATION SYSTEM SHALL BE DESIGNED IN ACCORDANCE WITH THE CITY OF CARLSBAD LANDSCAPE MANUAL.6. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE PLANT MATERIAL WITHIN 24" OF ANIMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED ANDCONSTRUCTED TO DRAIN ENTIRELY INTO LANDSCAPED AREAS. IRRIGATION NOTES BMP TREE WELL PER CIVIL ENGINEER PLANTER AREA, TYP. EXISTING 36" DBH LOPHOSTEMON SPP. TO REMAIN -SEE DETAIL C/LC-04 FOR TREE PROTECTION FENCING EXISTING 30" DBH AFROCARPUS SPP. TO REMAIN -SEE DETAIL C/LC-04 FOR TREE PROTECTION FENCING EXISTING 34" DBH SCHINUS SPP. TO REMAIN -SEE DETAIL C/LC-04 FOR TREE PROTECTION FENCING NOTE:ALL TREES TO REMAIN TO BE PROTECTED IN PLACE AND TO ADHERE TO ALL CITY OF CARLSBAD PROTECTION STANDARDS. SEE DETAIL C/LC-04 FOR TREE PROTECTION FENCING BIKE PARKING CABLE RAIL FENCING ATOP RETAINING WALL B/LC-04 EXISTING PLANTING TO BE REMOVED EXISTING PLANTING TO BE REMOVED SEWER EASEMENT SCREEN PLANTING TO SOFTEN ARCHITECTURE Feb. 18, 2026 Item #2 274 of 279 ELEV IDF AMENITY COURT STAIR 2 STAIR 1 UNIT C2 UNIT C1 UNIT D1aUNIT D1 UNIT B1 UNIT A1UNIT A1 UNIT A3 UNIT B2 UNIT A2 UNIT A2 STO.TR GREASE SHAFT 6' x 6' MINIMUM PRIVATE OPENSPACE AT ALL BALCONIES HORIZONTAL EXITW/ MAG-HOLD DOOR LINE OF GROUNDFLOOR BELOW FULLHEIGHTSCREEN LINE OF GROUNDFLOOR BELOW SECOND FLOOR PLAN SHRUBS AGAVE AMERICANA / CENTURY PLANT 5 GAL, L AGAVE ATTENUATA / FOXTAIL AGAVE 5 GAL, L AGAVE VILMORINIANA / OCTOPUS AGAVE 1 GAL, L ALOE STRIATA / CORAL ALOE 1 GAL, L BOUTELOUA GRACILIS / BLUE GRAMA GRASS 1 GAL, L CALLISTEMON VIMINALIS 'LITTLE JOHN' / LITTLE JOHN WEEPING BOTTLEBRUSH 5 GAL, L CUPRESSUS SEMPERVIRENS 'MONSHEL' / TINY TOWER ITALIAN CYPRESS 15 GAL, L DIETES BICOLOR / FORTNIGHT LILY 5 GAL, L DODONAEA VISCOSA 'PURPUREA' / PURPLE HOPSEED BUSH 5 GAL, L LANTANA X 'NEW GOLD' / NEW GOLD LANTANA 5 GAL, L LAVANDULA DENTATA 'PARIS BLUE' / PARIS BLUE FRENCH LAVENDER 5 GAL, L LEUCOPHYLLUM FRUTESCENS 'COMPACTA' / COMPACT TEXAS SAGE 5 GAL, L LIGUSTRUM JAPONICUM 'TEXANUM' / TEXAS JAPANESE PRIVET 5 GAL, M MUHLENBERGIA CAPILLARIS / PINK MUHLY GRASS 5 GAL, L MUHLENBERGIA RIGENS / DEER GRASS 5 GAL, L PHORMIUM TENAX / NEW ZEALAND FLAX 5 GAL, L PITTOSPORUM TENUIFOLIUM ' SILVER SHEEN' / SILVER SHEEN KOHUHU 15 GAL, L RHAPHIOLEPIS INDICA 'SPRINGTIME' TM / SPRINGTIME INDIAN HAWTHORN 5 GAL, L ROSA X 'NOZOMI' / NOZOMI MINIATURE CLIMBING ROSE 5 GAL, M ROSMARINUS OFFICINALIS 'PROSTRATUS' / DWARF ROSEMARY 5 GAL, L SALVIA LEUCANTHA / MEXICAN BUSH SAGE 5 GAL, L WESTRINGIA FRUTICOSA / COAST ROSEMARY 5 GAL, L GROUNDCOVER BACCHARIS PILULARIS 'PIGEON POINT' / PIGEON POINT COYOTE BRUSH FLAT, 24" O.C. SENECIO MANDRALISCAE 'BLUE CHALK STICKS' / SENECIO FLAT, 24" O.C. BASIN GROUNDCOVERJUNCAS PATENS / CALIFORNIA GREY RUSH LINERS @ 24" O.C., L SHRUBS AGAVE AMERICANA / CENTURY PLANT 5 GAL, L AGAVE ATTENUATA / FOXTAIL AGAVE 5 GAL, L AGAVE VILMORINIANA / OCTOPUS AGAVE 1 GAL, L ALOE STRIATA / CORAL ALOE 1 GAL, L BOUTELOUA GRACILIS / BLUE GRAMA GRASS 1 GAL, L CALLISTEMON VIMINALIS 'LITTLE JOHN' / LITTLE JOHN WEEPING BOTTLEBRUSH 5 GAL, L CUPRESSUS SEMPERVIRENS 'MONSHEL' / TINY TOWER ITALIAN CYPRESS 15 GAL, L DIETES BICOLOR / FORTNIGHT LILY 5 GAL, L DODONAEA VISCOSA 'PURPUREA' / PURPLE HOPSEED BUSH 5 GAL, L LANTANA X 'NEW GOLD' / NEW GOLD LANTANA 5 GAL, L LAVANDULA DENTATA 'PARIS BLUE' / PARIS BLUE FRENCH LAVENDER 5 GAL, L LEUCOPHYLLUM FRUTESCENS 'COMPACTA' / COMPACT TEXAS SAGE 5 GAL, L LIGUSTRUM JAPONICUM 'TEXANUM' / TEXAS JAPANESE PRIVET 5 GAL, M MUHLENBERGIA CAPILLARIS / PINK MUHLY GRASS 5 GAL, L MUHLENBERGIA RIGENS / DEER GRASS 5 GAL, L PHORMIUM TENAX / NEW ZEALAND FLAX 5 GAL, L PITTOSPORUM TENUIFOLIUM ' SILVER SHEEN' / SILVER SHEEN KOHUHU 15 GAL, L RHAPHIOLEPIS INDICA 'SPRINGTIME' TM / SPRINGTIME INDIAN HAWTHORN 5 GAL, L ROSA X 'NOZOMI' / NOZOMI MINIATURE CLIMBING ROSE 5 GAL, M ROSMARINUS OFFICINALIS 'PROSTRATUS' / DWARF ROSEMARY 5 GAL, L SALVIA LEUCANTHA / MEXICAN BUSH SAGE 5 GAL, L WESTRINGIA FRUTICOSA / COAST ROSEMARY 5 GAL, L GROUNDCOVER BACCHARIS PILULARIS 'PIGEON POINT' / PIGEON POINT COYOTE BRUSH FLAT, 24" O.C. SENECIO MANDRALISCAE 'BLUE CHALK STICKS' / SENECIO FLAT, 24" O.C. BASIN GROUNDCOVERJUNCAS PATENS / CALIFORNIA GREY RUSH LINERS @ 24" O.C., L INDICATES LARGE SHRUB INDICATES MEDIUM SHRUB INDICATES SMALL SHRUB SHRUB CATEGORIES *INDICATES BMP SHRUBS * * * INDICATES SCREENING SHRUBS+ + + SITE TREES 7LOPHOSTEMON CONFERTUS / BRISBANE BOX 24" BOX, M MAGNOLIA GRANDIFLORA / SOUTHERN MAGNOLIA 24" BOX, M OLEA EUROPAEA `SWAN HILL` / SWAN HILL OLIVE 24"BOX, L BMP TREES 2ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE STANDARD 24" BOX, L CERCIS OCCIDENTALIS / WESTERN REDBUD 24" BOX, L STREET TREES 2MAGNOLIA GRANDIFLORA 'LITTLE GEM' / LITTLE GEM MAGNOLIA * BMP SELECTION 24" BOX, L PISTACIA CHINENSIS / CHINESE PISTACHE 24"BOX, M CONCEPT PLANT SCHEDULECONCEPT PLANT SCHEDULE 10 5 10 200 SCALE: 1"=10'-0" 30 TWO WORKING DAYS BEFORE YOU DIG Call: Underground Service Alert "CAUTION": Remember that the USA Center notifiesonly those utilities belonging to the center. Therecould be other utilities present at the work site. Thecenter will inform you of whom they will notify. 02-25«« G: \ 2 3 - P R O J E C T S \ 2 3 - 0 6 1 - 0 0 \ L a n d a r c h \ C o n c e p t \ 2 3 - 0 6 1 C o n c e p t . d w g [ 2 3 - 0 6 1 - 0 0 R o o s e v e l t C o n c e p t ] S e p - 1 9 - 20 2 5 : 0 9 : 0 8 a . 9 RI N C O N R O O S E V E L T 23061 LA N D S C A P E C O N C E P T P L A N GM P 31 7 6 L I O N S H E A D A V E . CA R L S B A D , C A 9 2 0 1 0 t: 8 5 8 - 5 5 8 - 8 9 7 7 09/12/25 - 100% SD PLANNING DEPT SUB 05 PE R M I T N U M B E R / P E R M I T N U M B E R / P E R M I T N U M B E R LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.comT 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 BBQ COUNTER WITH DINING AND LOUNGE AREA TURF FLEX SPACE AREA 2ND FLOOR AMENITY DECK LC-02 BMP PLANTER #4, SEE DETAIL A/LC-04 LOW MODULAR SELF-WATERING PLANTER, TYP. 1. MAINTENANCE WITHIN THE RIGHT OF WAY SHALL BE MAINTAINEDBY THE PROPERTY OWNER FOR THE FIRST 12 MONTHS ONCETHIS PERIOD HAS BEEN COMPLETED AND THE TREES ARE INHEALTHY CONDITION, THE CITY WILL ASSUME MAINTENANCE. 2. ALL ON-SITE LANDSCAPING SHALL BE MAINTAINED BY THE PROPERTY OWNER. 3.BMP PLANTERS IN RIGHT OF WAY TO BE MAINTAINED BY OWNER MAINTENANCE NOTES NOTES: + A ROOT BARRIER SHALL BE OVER OR ADJACENT TO ANY UNDERGROUND DRAIN LINES AS A MEANS OFPROTECTION AGAINST ROOT INTRUSION. FINALLOCATION OF ROOT BARRIER(S) SHALL BE DETERMINEDDURING CONSTRUCTION + ALL UTILITIES ARE TO BE SCREENED NOTE:STREET TREES SHALL BE LOCATED: A.A MINIMUM OF SEVEN (7) FEET FROM ANY SEWER LINE.B.IN AREAS THAT DO NOT CONFLICT WITH PUBLIC UTILITIES. C.OUTSIDE OF SIGHT DISTANCE AREAS. D.WITHIN THE STREET RIGHT-OF-WAY. NOTE:PER THE LANDSCAPE MANUAL 50% OF THE SHRUBS (EXCEPT ON SLOPES 3:1 OR STEEPER) SHALL BE A MINIMUM 5-GALLON SIZE. NOTE: PLANTING WILL INCLUDE LARGE SHRUBS AND/OR SMALL TREES TO HELP SCREEN AND SOFTEN THE BUILDING. BMP PLANTER #5, SEE DETAIL A/LC-04 Feb. 18, 2026 Item #2 275 of 279 X X X X X X X X X X X X X X G G EV CAPABLE EV CAPABLE EV READY EV READYEV READY EV R E A D Y EV READY EV READY EV READY EV READY EV R E A D Y ADA VANEV READYW/ CHARGEREV READYW/ CHARGER EV READYW/ CHARGER F F S S S S C C W W WV WM W W W W W W WM WMWM W W W W W W W W W XXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X G G G G G G G G G G G G G G G G GW SSSSSSSSSSSXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX W SSSSSSSSSSSSS W W W W W W W W W W W W W E C 45 45 44 44 43 43 43 41 41 41 40 40 40 40 40 40 4 0 39 1 STORYBLDG ELEV AMENITYCOURT STAIR 1 UNIT A3 TR GREASE SHAFT DENOTES 2ND FLOOR AMENITY DECK ROOSEVELT ST X X X X X X X X X X X X X X G G EV CAPABLE EV CAPABLE EV READY EV READYEV READY EV R E A D Y EV READY EV READY EV READY EV READY EV R E A D Y ADA VANEV READYW/ CHARGEREV READYW/ CHARGER EV READYW/ CHARGER F F S S S S C C W W WV WM W W W W W W WM WMWM W W W W W W W W W XXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X G G G G G G G G G G G G G G G G GW SSSSSSSSSSSXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX W SSSSSSSSSSSSS W W W W W W W W W W W W W E C 45 45 44 44 43 43 43 41 41 41 40 40 40 40 40 40 4 0 39 1 STORYBLDG ELEV AMENITYCOURT STAIR 1 UNIT A3 TR GREASE SHAFT DENOTES 2ND FLOOR AMENITY DECK ROOSEVELT ST X X X X X X X X X X X X X X G G EV CAPABLE EV CAPABLE EV READY EV READYEV READY EV R E A D Y EV READY EV READY EV READY EV READY EV R E A D Y ADA VANEV READYW/ CHARGEREV READYW/ CHARGER EV READYW/ CHARGER F F S S S S C C W W WV WM W W W W W W WM WMWM W W W W W W W W W XXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X G G G G G G G G G G G G G G G G GW SSSSSSSSSSSXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX W SSSSSSSSSSSSS W W W W W W W W W W W W W E C 45 45 44 44 43 43 43 41 41 41 40 40 40 40 40 40 4 0 39 1 STORYBLDG ELEV AMENITYCOURT STAIR 1 UNIT A3 TR GREASE SHAFT DENOTES 2ND FLOOR AMENITY DECK ROOSEVELT ST MAINTENANCE EXHIBIT WATER USE PLANWATER CONSERVATION PLAN LANDSCAPED AREAS TO BE MAINTAINED BY HOA.POTABLE WATER USE NOTE: NO AREAS SHALL UTILIZE RECYCLED OR GREY WATER OF ANY KIND ON SITE. MODERATE WATER USE - 722 S.F. LOW WATER USE - 4,300 S.F. NOTE: ONLY LOW VOLUME OR SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN 24" OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. ALL LANDSCAPE AREAS ARE PLANTED WITH EXCLUSIVELY LOW AND MODERATE WATER USE PLANT MATERIAL AND THEREFORE CONSIDERED OF THE SAME HYDROZONE. IRRIGATION CIRCUITS WILL BE DESIGNED ACCORDINGLY AS WELL AS BEING SEPARATED BY SOLAR ORIENTATION. NO TURF AREAS ARE PROPOSED ++NOTE: (1). 15 GAL. TREE SHALL BE PROVIDED PER 500 S.F. OF SLOPE GREATER THAN 5' VERTICAL AND (1) 15 GAL. TREE PER 500 S.F. PLUS (1) ADDITIONAL 5 GAL. TREE PER 1000 S.F. FOR SLOPES GREATER THAN 8' VERTICAL. (2). ALL TREES WITH 10' OF ANY WALK, CURB, DRIVE, BUILDING, UTILITY OR HARDSCAPE ELEMENT SHALL RECEIVE 10' OF 48" DEEP ROOT BARRIER UNLESS OTHERWISE INDICATED ON THE PLANS. (3). ALL SHRUB AREAS SHALL RECIEVE 3" LAYER OF BARK MULCH EXCLUDING SLOPES 3:1 AND STEEPER HYDROZONE NOTE: 10 5 10 200 SCALE: 1"=10'-0" 30 TWO WORKING DAYS BEFORE YOU DIG Call: Underground Service Alert "CAUTION": Remember that the USA Center notifiesonly those utilities belonging to the center. Therecould be other utilities present at the work site. Thecenter will inform you of whom they will notify. 02-25«« G: \ 2 3 - P R O J E C T S \ 2 3 - 0 6 1 - 0 0 \ L a n d a r c h \ C o n c e p t \ 2 3 - 0 6 1 C o n c e p t . d w g [ 2 3 - 0 6 1 - 0 0 R o o s e v e l t C o n c e p t ] S e p - 1 9 - 20 2 5 : 0 9 : 0 8 a . 9 RI N C O N R O O S E V E L T 23061 LA N D S C A P E C O N C E P T P L A N GM P 31 7 6 L I O N S H E A D A V E . CA R L S B A D , C A 9 2 0 1 0 t: 8 5 8 - 5 5 8 - 8 9 7 7 09/12/25 - 100% SD PLANNING DEPT SUB 05 PE R M I T N U M B E R / P E R M I T N U M B E R / P E R M I T N U M B E R LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.comT 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 LC-03 NTS NTS NTS TREES TO BE MAINTENANCE TO BE ASSUMED BY CITY AFTER 12 MONTH PERIOD - TO EXCLUDE BMP TREE PLANTER Feb. 18, 2026 Item #2 276 of 279 TWO WORKING DAYS BEFORE YOU DIG Call: Underground Service Alert "CAUTION": Remember that the USA Center notifiesonly those utilities belonging to the center. Therecould be other utilities present at the work site. Thecenter will inform you of whom they will notify. 02-25«« G: \ 2 3 - P R O J E C T S \ 2 3 - 0 6 1 - 0 0 \ L a n d a r c h \ C o n c e p t \ 2 3 - 0 6 1 C o n c e p t . d w g [ 2 3 - 0 6 1 - 0 0 R o o s e v e l t C o n c e p t ] S e p - 1 9 - 20 2 5 : 0 9 : 0 8 a . 9 RI N C O N R O O S E V E L T 23061 LA N D S C A P E C O N C E P T P L A N GM P 31 7 6 L I O N S H E A D A V E . CA R L S B A D , C A 9 2 0 1 0 t: 8 5 8 - 5 5 8 - 8 9 7 7 09/12/25 - 100% SD PLANNING DEPT SUB 05 PE R M I T N U M B E R / P E R M I T N U M B E R / P E R M I T N U M B E R LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.comT 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 = (40)(.62)[(.55 X 5,022) + (.45 X SLA)] = (24.8)(2,762.1) = 68,500 75,350 40 24.8 .3 .5 4,300 125 1,469 67.5 .8 .75 1,837 90 2,301 57,065 B FOR REFERENCE ONLY - SEE CIVIL ENGINEER PLANS LC-04 PLANTING CONCEPT:1. ALL PLANTING AND IRRIGATION DESIGN SHALL BE IN CONFORMANCE WITH THE CITY OF CARLSBAD LANDSCAPE MANUAL.2. ALL LANDSCAPING SHALL BE DEVELOPED IN CONFORMANCE WITH ALL STANDARDS SET FORTH BY THE CITY OF CARLSBAD LANDDEVELOPMENT CODE, CITY OF CARLSBAD LANDSCAPE REGULATIONS AND ALL OTHER STANDARDS FOR LANDSCAPE INSTALLATION. 3. EXISTING QUALITY TREES AND PALMS SHALL BE SALVAGED WHENEVER FEASIBLE. 4. ALL STREET TREES SHALL BE LOCATED OUTSIDE ALL UTILITY, GAS, AND WATER EASEMENTS, UNLESS OTHERWISE APPROVED BY ACITY OF CARLSBAD UTILITY AGENCY.5. ANY TREES WITHIN 5' FROM PAVING SHALL RECEIVE ROOT BARRIERS IN ACCORDANCE WITH CITY OF CARLSBAD GUIDELINES.6. SLOPES REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWINGPLANTING STANDARDS: A. STANDARD #1 - COVER CROPS/REINFORCED STRAW MAT COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND /OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS. TYPE OFREINFORCED STRAW MAT SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THEMANUFACTURER. REINFORCED STRAW MAT SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15.DURING THE REMAINDER OF THE YEAR, THE COVER CROP AND/OR REINFORCED STRAW MAT MAY BE USED. B. STANDARD #2 - GROUND COVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO HAVE EXCELLENT SOILBINDING CHARACTERISTIC (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). C. STANDARD #3 - LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) SHALL COVER A MINIMUM OFSEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). D. STANDARD #4 - TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT A MINIMUM RATE OF ONE (1)PLANT PER TWO HUNDRED (200) SQUARE FEET.E. AREAS OF APPLICATION (PLANTING) SLOPES - 6:1 OR STEEPER AND:I. 3 FEET OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1. II. 3 FEET TO 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF ACOVER CROP), #2 AND #3. III. IN EXCESS OF 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1(EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OFA COVER CROP), #2, #3 AND #4. SPECIAL CONDITIONS AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (EROSION CONTROL MATTING) WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS: F. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. II. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. III. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATETREATMENT. 7. ALL PLANT MATERIAL SELECTED FOR USE WILL BE OF A TYPE KNOWN TO BE SUCCESSFUL IN THE AREA OR IN SIMILAR CLIMATIC ANDSOIL CONDITIONS.8. COLOR FROM PLANT FOLIAGE, BARK AND FLOWERS WILL BE UTILIZED IN DEVELOPING A WARM, FRIENDLY AND VISUALLY APPEALING PROJECT IDENTITY IN CONFORMANCE WITH THE CITY OF CARLSBAD LANDSCAPE MANUAL. 9. PRIMARY VEHICULAR ENTRANCES WILL BE IDENTIFIED AND ACCENTED WITH SPECIAL GROUPINGS OF TREES, PALMS, FLOWERINGSHRUBS, GROUNDCOVERS, SIGNAGE, LIGHTING, AND DECORATIVE PAVING.10. LANDSCAPE FINISH GRADING OBJECTIVES WILL INCLUDE POSITIVE SURFACE DRAINAGE OF PLANTED AREAS AND "HARDSCAPE" AWAYFROM ALL STRUCTURES, TERMINATING IN AN APPROVED DRAINAGE SYSTEM.11. ALL SOILS WILL BE AMENDED AND TILLED TO CONFORM TO RECOMMENDATIONS MADE BY A SOILS TESTING LABORATORY TOPROMOTE HEALTHY AND VIGOROUS PLANT GROWTH.12. ALL PLANTING AREAS WILL BE MAINTAINED IN A WEED AND DEBRIS FREE CONDITION. 13. ALL AREAS SHALL BE MAINTAINED FREE OF DEBRIS AND LITTER AND ALL PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. DISEASED OR DEAD PLANT MATERIAL SHALL BE SATISFACTORILY TREATED OR REPLACED WITHIN 30 DAYSWITH MATERIAL OF EQUAL KIND AND SIZE.14. ALL SHRUB AREAS SHALL RECEIVE 3" FIRBARK MULCH.15. ALL TREES SHALL BE STAKED IN ACCORDANCE WITH THE CITY OF CARLSBAD LANDSCAPE MANUAL. CONCEPTUAL LANDSCAPE DEVELOPMENT NOTES: CROWN DRIP LINE 4'- 0 " MAINTAIN EXISTING GRADE WITH THE TREE PROTECTION FENCE UNLESS OTHERWISE INDICATED ON THE PLANS. 2" X 6' STEEL POSTS OR APPROVED EQUAL. 5" THICK LAYER OF MULCH. NOTES: 1- SEE SPECIFICATIONS FOR ADDITIONAL TREE PROTECTION REQUIREMENTS. 2- IF THERE IS NO EXISTING IRRIGATION, SEE SPECIFICATIONS FOR WATERING REQUIREMENTS. 3- NO PRUNING SHALL BE PERFORMED EXCEPT BY APPROVED ARBORIST. 4- NO EQUIPMENT SHALL OPERATE INSIDE THE PROTECTIVE FENCING INCLUDING DURING FENCE INSTALLATION AND REMOVAL. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" X 11" SIGN LAMINATED IN PLASTIC SPACED EVERY 50' ALONG THE FENCE. TO ADHERE TO ALL CITY OF CARLSBAD STANDARDS TREE PROTECTION FENCE: HIGH DENSITY POLYETHYLENE FENCING WITH 3.5" X 1.5" OPENINGS; COLOR- ORANGE. STEEL POSTS INSTALLED AT 8' O.C. TREE PROTECTION 3/16" = 1'-0"C .5 597 298.5 .8 374 CABLE GUARDRAIL ATOP RETAINING WALL GALVANIZED STEEL ROUND END POST WITH CABLE ENDERD GALVANIZED STEEL SQUARE POST WITH CABLE HOLDERS GALVANIZED STEEL CABLE TENSIONER ADJUSTABLE GALVANIZED STEEL CABLE WIRE ROPE RETAINING WALL PER CIVIL ENGINEER'S PLANS A Feb. 18, 2026 Item #2 277 of 279 X X X X X X X X X X X X X X G G F F S S S S C C W W WM W W W W W W WM WMWM X X X X X X X X X X X XXXXX X X X X X X X X X X X X XXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X G G G G G G G G G G G G G G G G G G GW SSSSSSSSSSSSSSXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX W SSSSSSSSSSSSSS W WE C E 45 45 45 44 44 44 44 44 43 43 43 4 3 43 43 43 42 4 2 42 4 2 42 41 41 41 4 1 41 40 40 40 1 STORY BLDG 1 STORYBLDG 2 STORYBLDG 1 STORY BLDG ST A I R S 4'8'16' 0 ELECTRICAL ROOM LOBBY TRASH LOW VOLTAGE COMMERCIAL #1 COMMERCIAL #2 COMMERCIAL #3 STORAGE BIKES FR TOTAL PARKING = 42 SPACES ADA = 3 SPACES EV = 16 SPACES ELEV STAIR 2 ELEV EQ ELEV INVERT STAIR 1 1ST FLOOR AREA: 23,065 SF EV CAPABLE EV CAPABLE ADA VANEV CAPABLE EV READY EV READYEV READY EV R E A D Y EV READY EV READY EV READY EV READY EV R E A D Y ADA VAN EV READYW/ CHARGEREV READYW/ CHARGER EV READY W/ CHARGER 4 2 4 1 4 0 3 9 3 8 3 7 3 6 3 5 3 4 3 3 3 2 31 30 29 28 27 26 25 24 23 22 21 20 19 1 8 1 7 1 6 1 5 1 4 1 3 1 2 4 5 6 7 8 9 10 11 321 N PARCEL ROOM FULL HEIGHTENCLOSURE WALL DOUBLE DETECTORCHECK VALVE TRANSFORMER PAD GASMETERS LINE OF FLOOR ABOVE ACCESSIBLE PATH GREASE SHAFT MAILBOXES VEHICULAR GATE(VENTED) INTERIORPARTITION WALL INTERIORPARTITION WALL SHORTTERM BIKEPARKING AWNING ABOVE AWNING ABOVEAWNINGABOVEAWNING ABOVE LINE OF FLOOR ABOVE EV SPACE PERREQUIREMENTCATEGORY PLANE CHANGE@ COMMERCIAL SPACES CHUTESABOVE NUMBERED PARKINGSPACES FOR REFERENCE APN: 203-101-34-00 APN: 203-181-09-00 APN: 203-101-11-00 APN: 203-181-19-00 COMMERCIAL #3 FF = 43.0 COMMERCIAL #2 FF = 43.6 COMMERCIAL #1 FF = 44.0 LOBBY FF = 44.5 (2.2%)(2.0%)(1.3%)(1.1%) ELEC. FF = 45.0 TRASH FF = 43.5 FF = 43.0 FR FF = 44.5 ELEV STAIRS ELEV EQUIP STAIRS FF = 43.0 BIKE STORAGE FF = 43.5 1.0% 1.0% 1.0% STORAGE FF = 43.5 FG = 4 6 . 9 FG = 4 9 . 0 25 . 0 ' 11.5' SETBACK 6.1'5.2' 7. 2 ' APN: 203-181-19-00 4.0'5.0'1.0'0.5'1.0'0.5' 4. 3 % 2. 3 % 4. 0 % 1. 5 %1. 5 % 1. 5 % 2. 0 % 2. 7 % 1. 5 % 4. 9 % 2. 5 % (0 . 3 % ) 2. 0 % 9. 7 % ELEV INVERT 14 . 0 ' P K W Y 22 . 0 ' T O T C 14 A 11 . 0 ' R / W DE D I C A T I O N 11 . 0 ' R / W DE D I C A T I O N SUBJECT PROPERTY COVERED PARKING UNDER PODIUM COVERED PARKING UNDER PODIUM COVERED PARKING UNDER PODIUM 1. 0 % 1.5% 3.4%3.5%4.5% 2.0% APN: 203-101-16-00 2. 0 % 1. 0 % 1. 0 % 1.5%1.5%1.5% 4241 40 43 44 7. 1 '11.6'8. 6 ' 11.5' 0. 9 % 0.9 % 5.0% 5. 0 % 5. 0 % 5.0% 5.0% 43 42 43 44 41 40 40 41 4 2 41 42 43 44 1.0%1.8% 2. 0 % 1. 0 % 2.8% 3.3% 1. 0 % 4. 5 % 1.0% 3. 1 % 1. 4 % 1. 7 % 1. 1 %0. 9 % 2.0% 1.0% 2. 0 % 2. 0 % 2. 0 % 2. 0 % 2. 0 % 11.5' SETBACK 5. 0 ' S E W E R ES M T 0. 9 % 0. 6 % 3. 0 ' R / W DE D I C A T I O N 1. 8 % 0. 9 % 0. 0 % 2. 0 % 1.2% 24.0' DRIVE AISLE8.5'0. 5 % 3.5% 27 5. 0 ' 5.0' 4.2' ROOSEVELT ST EXISTING STREET/ PED LIGHT BBQ/WALL LIGHT SCONCE LIGHT TREE LIGHT CONCEPT LIGHTING LEGEND 10 5 10 200 SCALE: 1"=10'-0" 30 TWO WORKING DAYS BEFORE YOU DIG Call: Underground Service Alert "CAUTION": Remember that the USA Center notifiesonly those utilities belonging to the center. Therecould be other utilities present at the work site. Thecenter will inform you of whom they will notify. 02-25«« G: \ 2 3 - P R O J E C T S \ 2 3 - 0 6 1 - 0 0 \ L a n d a r c h \ C o n c e p t \ 2 3 - 0 6 1 C o n c e p t L i g h t i n g P l a n . d w g [ 2 3 - 0 6 1 - 0 0 R o o s e v e l t C on c e p t ] S e p - 1 9 - 2 0 2 5 : 0 9 : 0 9 a . 9 RI N C O N R O O S E V E L T 23061 LA N D S C A P E C O N C E P T P L A N GM P 31 7 6 L I O N S H E A D A V E . CA R L S B A D , C A 9 2 0 1 0 t: 8 5 8 - 5 5 8 - 8 9 7 7 09/12/25 - 100% SD PLANNING DEPT SUB 05 PE R M I T N U M B E R / P E R M I T N U M B E R / P E R M I T N U M B E R LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.comT 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 CONCEPTUAL LIGHTING PLAN LC-05 1. ALL LIGHTING SHOWN IS CONCEPTUAL. FINAL LIGHTING PLAN CONSTRUCTION DOCUMENTS TO ADHERE TO ALL APPLICABLECODES. LIGHTING NOTES LIGHTING NOTES: ALL LIGHTING SHALL BE PERMANENT FIXTURES THAT ARE UL TESTED AND APPROVED. THE DESIGN OF THE LIGHTING SHALL BE DONE SO THAT MAIN ENTRANCES, FOCAL POINTS AND GATHERING AREAS ARE ILLUMINATED TO ENHANCE EACH SPACE. FIXTURES LOCATED ON THE BUILDINGS AND WITHIN THE LANDSCAPE ARE INTENDED TO ILLUMINATE EMERGENCY EGRESS PATHWAYS TO MEET ALL LOCATE CODES AND REQUIREMENTS. LIGHT POLLUTION IS A MAJOR CONCERN AND APPROPRIATE WATTAGES AND ACCESSORIES SUCH AS CUT-OFF SHIELDS WILL BE UTILIZED TO MINIMIZE LIGHT TRESPASS INTO UNWANTED AREAS. ALL LIGHTING SHALL COMPLY WITH THE CITY OF CARLSBAD LAND DEVELOPMENT CODE AND OTHER APPLICABLE GUIDELINES. BBQ / PLANTER WALL LIGHTSBUILDING SCONCE TREE UPLIGHT GROUND LEVEL Feb. 18, 2026 Item #2 278 of 279 ELEV IDF AMENITY COURT STAIR 2 STAIR 1 UNIT C2 UNIT C1 UNIT D1aUNIT D1 UNIT B1 UNIT A1UNIT A1 UNIT A3 UNIT B2 UNIT A2 UNIT A2 STO.TR GREASE SHAFT HORIZONTAL EXITW/ MAG-HOLD DOOR FULLHEIGHTSCREEN LINE OF GROUNDFLOOR BELOW SECOND FLOOR PLAN EXISTING STREET/ PED LIGHT BBQ/WALL LIGHT SCONCE LIGHT TREE LIGHT CONCEPT LIGHTING LEGEND 10 5 10 200 SCALE: 1"=10'-0" 30 TWO WORKING DAYS BEFORE YOU DIG Call: Underground Service Alert "CAUTION": Remember that the USA Center notifiesonly those utilities belonging to the center. Therecould be other utilities present at the work site. Thecenter will inform you of whom they will notify. 02-25«« G: \ 2 3 - P R O J E C T S \ 2 3 - 0 6 1 - 0 0 \ L a n d a r c h \ C o n c e p t \ 2 3 - 0 6 1 C o n c e p t L i g h t i n g P l a n . d w g [ 2 3 - 0 6 1 - 0 0 R o o s e v e l t C on c e p t ] S e p - 1 9 - 2 0 2 5 : 0 9 : 0 9 a . 9 RI N C O N R O O S E V E L T 23061 LA N D S C A P E C O N C E P T P L A N GM P 31 7 6 L I O N S H E A D A V E . CA R L S B A D , C A 9 2 0 1 0 t: 8 5 8 - 5 5 8 - 8 9 7 7 09/12/25 - 100% SD PLANNING DEPT SUB 05 PE R M I T N U M B E R / P E R M I T N U M B E R / P E R M I T N U M B E R LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.comT 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121CONCEPTUAL LIGHTING LC-06 1. ALL LIGHTING SHOWN IS CONCEPTUAL. FINAL LIGHTING PLANCONSTRUCTION DOCUMENTS TO ADHERE TO ALL APPLICABLECODES. LIGHTING NOTES LIGHTING NOTES: ALL LIGHTING SHALL BE PERMANENT FIXTURES THAT ARE UL TESTED AND APPROVED. THE DESIGN OF THE LIGHTING SHALL BE DONE SO THAT MAIN ENTRANCES, FOCAL POINTS AND GATHERING AREAS ARE ILLUMINATED TO ENHANCE EACH SPACE. FIXTURES LOCATED ON THE BUILDINGS AND WITHIN THE LANDSCAPE ARE INTENDED TO ILLUMINATE EMERGENCY EGRESS PATHWAYS TO MEET ALL LOCATE CODES AND REQUIREMENTS. LIGHT POLLUTION IS A MAJOR CONCERN AND APPROPRIATE WATTAGES AND ACCESSORIES SUCH AS CUT-OFF SHIELDS WILL BE UTILIZED TO MINIMIZE LIGHT TRESPASS INTO UNWANTED AREAS. ALL LIGHTING SHALL COMPLY WITH THE CITY OF CARLSBAD LAND DEVELOPMENT CODE AND OTHER APPLICABLE GUIDELINES. BBQ / PLANTER WALL LIGHTSBUILDING SCONCE TREE UPLIGHT 2ND FLOOR AMENITY DECK Feb. 18, 2026 Item #2 279 of 279 Item #2- Correspondence Received by Feb. 12, 2026 at 8 a.m. Item #2- Correspondence Received by Feb. 12, 2026 at 3 p.m. -----Original Message----- From: Lori Robbins <silentmeowing@gmail.com> Sent: Monday, February 9, 2026 1:43 PM To: Shannon Harker <Shannon.Harker@carlsbadca.gov> Subject: Comments on Rincon Roosevelt Hi Shelly: I briefly looked at the plans for Rincon Roosevelt and have three preliminary Questions: 1. It still seems like there a quite a lot of blank walls? 2. I think the BIG white box area look like an entrance to a Department Store. I would like to see a section through the BIG white box that is on the front elevation. This detail is pretty unusual and also very different from the Village Feel. I think it’s important for planning to see this as they evaluate the project. 3. In general, I think more use of the vertical wood-like siding will give the project more of a “Homey” look. They might even be able to put some wood detailing into the big white box. The rear elevation departs from the rest of the project because there is no “wood” detailing near the windows. The Rear looks very repetitive and has a large mass. You will see the rear between buildings from State Street. I’m continuing to review the drawings - call me if you want to discuss any of this, Thanks Much Lori Equitable Land Use Alliance 300 Carlsbad Village Dr, PMB 108A-79 Carlsbad, CA 92008 February 16, 2026 Re: February 18, 2026 Planning Commission Agenda Item #2: Rincon Roosevelt project Planning Commission: The Rincon Roosevelt project is using state density bonus laws to get 11 waivers of development standards related to building height, building massing, clearances, step backs, the location of a transformer in front of the building (rather than behind), small parking spaces (8’ x 16.6’, rather than 8.5’ x 20’), etc. They are also using a state housing-related law to declare themselves completely exempt from CEQA. Further, the project is using another state law to provide less than the city’s minimum parking based on the project’s proximity to the Carlsbad Village Train Station under the assumption that its users (residents, guests, employees, and/or customers) will choose to use transit rather than vehicles/vehicle ownership. The project is providing 42 parking spaces (38 residential + 4 commercial), while the Village and Barrio Master Plan requires 59 parking spaces (39 residential + 20 commercial). Equitable Land Use Alliance (ELUA) is concerned that the project’s users will not be willing or able to use the low-frequency transit system, and instead use scarce neighborhood on-street parking, the post office parking lot, or other parking. Given the vast number of state-imposed waivers and exemptions being used by the project, over which the city has limited or no control, ELUA feels it is critical to exert local control to the extent still possible. Accordingly, the following new Condition of Approval (or similar language) should be added to restrict project users to on-site parking and transit, as intended by state law, should parking conditions in the surrounding neighborhood ever warrant that: Reduced Vehicle Ownership Project. Because the project includes less than the city’s required minimum parking spaces under the rationale that its users (residents, guests, employees, and/or customers) will forego vehicle ownership/usage for transit, the city may exclude such users from any existing or future parking program for off-site spaces, including on-street parking. The status as a Reduced Vehicle Ownership Project must be disclosed to all potential users, including the potential lack of access to off-site parking and encouragement to use non-single occupancy vehicle modes of travel rather than individual vehicle ownership. Item #2 - Correspondence Received by Feb. 17, 2026 at 10 a.m. Thank you for your time and consideration of this important matter, ELUA Board of Directors •Steve Linke, PhD •Kris Wright •Diane Bedrosian, MD The Equitable Land Use Alliance is a nonpartisan nonprofit group based in Carlsbad, CA. We are dedicated to educating, engaging, and empowering residents to take part in housing policy decisions. Our mission is to support community self-determination and encourage thoughtful, sustainable development. Equitable Land Use Alliance 2 From:Lori Robbins To:Planning Subject:Item #2 Rincon Roosevelt Date:Tuesday, February 17, 2026 6:20:31 PM Re: Item #2 Rincon Roosevelt February 17th 2026 Dear Commissioners and Planners: My name is Lori and I live in the village. But I’m not just a resident, I’m a graduate of theBoston Architectural College And spent my career in design firms. I have experience making cost effective changes to make designs better. I’m here because the Rincon Roosevelt project, misses the mark on compatibility withour Village aesthetic. This project presents as commercial, not a home. While our Village Architecture is eclectic, our residences are not industrial. Take your hand up and block the right side ofthe front elevation. You can see that that this building is better suited as an entrance to a department store than a “home to love”. The massive white square is just waiting for aMacy’s sign. The windows behind the square are smaller and can potentially deny the future residents air and light. The Developer can do better. Why not introduce more elements that offer texture andcharm? For instance, adding more wood siding to soften the edges. Or what about introducing wrought iron railings on Juliet balconies instead of the white box. This could potentiallybe done without changing the window spec and would add upscale texture and residential details. While the planters on the side and rear are a start, the lower floors still feel blank. A bigconcern is the rear elevation. It completely abandons the wood detailing. A project of this scale should be 360 degrees. You will be able to see the back from State Street andfuture projects behind the building shouldn’t have to be subjected to a “back alley” aesthetic. I am asking the commission and staff to work with the Developer to make some smallchanges that will make a big difference. Thank You Lori Robins, Carlsbad Citizen CAUTION: Do not open attachments or click on links unless you recognize the sender and Item #2 - Correspondence Received by Feb. 18, 2026 at 10 a.m. know the content is safe. From:michael klein To:Planning; Ralph Straesser Subject:Rincon Roosevelt Project - February 18 Agenda Item 2 Date:Wednesday, February 18, 2026 8:41:17 AM Dear Commission Members: I am sending this email in an abundance of caution because I am uncertain if my original email was properly transmitted. I represent Ralph A. Straesser, the owner of the commercial property located at 2730 State Street. The property shares a common north-south boundary with the proposed Rincon Roosevelt project. Mr. Straesser's property is immediately west of the proposed project. Unfortunately, Mr.Straesser is unable to attend tonight's hearing. However, this does not diminish his interest in the outcome of your consideration of the project. Since Mr. Straesser and his engineer have met with City staff and have previously submitted their concerns in writing, I will be brief. 1.There is an old sewer main that originates on Beech Avenue and serves several properties, including that owned by Mr. Straesser. The sewer is located on the property line between the Straesser and Rincon properties. Mr. Straesser has seenvideo in the possession of the City that he and his engineer, Clyde Wickham, assert, shows evidence of disrepair. The almost 80 year old sewer should be replaced and/or repaired. The City initially required the Rincon developer to grant the City a 10 foot easement to access the sewer. However, the City ultimately only required thedeveloper to grant five (5) feet. Mr. Straesser recently granted the City ten (10) feet, subject to a 2 1/2 foot encroachment agreement for a portion of the area in question. Mr. Straesser's engineer raised questions regarding the water table and the close proximity of the four story building that the developer is erecting on the site. Theperfect time to address the replacement/repair of the sewer main is during the excavation and grading phase of the development, whether by the City or the developer. 2.The grading plan for the proposed project will alter the natural flow of groundwater in contravention of City ordinance and State law. The developer proposes to grade the northwest corner of its property to slope toward Mr. Straesser's property, which is immediately west of the Rincon property. The natural water flow isto the north, in the direction of Beech Avenue. Although the developer has proposed measures to mitigate the flow onto Mr. Straesser's property, Mr. Straesser and his engineer deem such measures inadequate. A heavy, constant rain over hours or days will definitely flood Mr. Straesser's commercial property. We understand that theCity staff claims a mere trickle will result. My client begs to differ. Again, thank you for taking Mr. Straesser's concerns under consideration. Sincerely, GREENMAN, LACY, KLEIN, HINDS, WEISER Michael L. Klein, Of Counsel CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. Shannon Harker, Senior Planner Planning Division February 18, 2026 Rincon Roosevelt CT 2024-0008/SDP 2024-0022 ITEM 2 – Existing Setting 2747 & 2775 Roosevelt St. •0.69 acres •Village & Barrio Master Plan •Village Center (VC) District •28-35 du/ac •Mixed use buildings up to 45’ permitted by right with a Site Development Plan Village Center Village General ITEM 2 – Existing Uses •8-unit apartment building 5 “protected units” per Housing Crisis Act •Professional office and detached accessory structure •Historic Resource Reports prepared •Structures not listed as a resource on national, state or local historic register ITEM 2 – Project Details New four-story, 49,559 SF mixed-use building: Ground floor commercial area 33 residential condominiums, including 5 inclusionary housing units -15, one-bedroom -6, two-bedroom -6, three-bedroom -6, four-bedroom Site Development Plan & Tentative Tract Map Density Bonus Calculation ITEM 2 – Density Bonus 55 Base Maximum Density/Number of Units: 35 DU/AC X 0.69 AC = 25 units Density Bonus: 29% Density Bonus = 8 additional units Total units proposed = 33 units 16% of base number of units required to be affordable at low-income = 4 units Resulting density is 47.8 dwelling units per acre STATE DENSITY BONUS LAW ITEM 2 – Inclusionary Housing 66 INCLUSIONARY HOUSING Proposed Affordable Units: 4 low-income and 1 extremely low-income Satisfies State Density Bonus Law, Housing Crisis Act and Inclusionary Housing Ordinance requirements Item 2 – Site/Ground Floor Plan Ground Floor •3 commercial tenant spaces totaling 3,419 square feet •Lobby/entrance for residential units •Parking garage with 42 spaces -38 residential -4 commercial -3 ADA/16 EV -AB 2097 •Long-term and short-term Bike Storage Item 2-Floor Plan, Floors 2-4 •33 units- 11 units per floor •756-2,571 square feet - 15, one-bedroom - 6, two-bedroom - 6, three-bedroom - 6, four-bedroom •Decks ranging in size from 65 to 398 square feet, including 9 rooftop decks •Common courtyard on 2nd floor 2nd floor Common Courtyard ITEM 2 – Elevations/Renderings FRONT(EAST) FRONT/SIDE2nd Floor Courtyard Roofline53’-9” Elevator 69’-2” Residential Entrance Commercial Area Brick wraps around corner Parking Garage ITEM 2 – Elevations/Renderings Courtyard ITEM 2 – Density Bonus Waivers 1111 STATE DENSITY BONUS LAW- WAIVERS Section Standard/Requirement VBMP 2.6.2(C)(3) Limits rooftop structures to 10’ above 45’ building height VBMP 2.7.1(G)(1)Limits building height to 45’ VBMP 2.7.1(G)(3)(a) Limits 30% of 4th story front elevation to 0’ setback; remaining area required to be setback 10’ VBMP 2.7.1(G)(3)(b) Limits enclosed 4th floor area to 80% of less of 3rd floor footprint VBMP 2.7.1(H)(1)5’ plane change every 40’ on front elevation and change in roofline VBMP 2.7.1(I)(1) Ground floor uses shall cover minimum of 80% of building frontage along the street VBMP ODS 2.6(A)(1) Utilities shall be located outside of public view VBMP ODS 4.8(C)(2) Upper stories shall occupy full ground floor footprint VBMP ODS 6.3(D)(4) Minimum 15’ vertical clearance for cantilevered rooms VBMP ODS 7.2(B)10’ step back for minimum of 25 linear feet at 3rd and 4th floors Parking Ord., CMC Section 21.44.060(A)(3) Minimum parking stall size of 8.5’ wide x 20’ deep 11 waivers requested Implementation of development standards would preclude development of the project as currently proposed Waivers are necessary to achieve requested number of units/density No health and safety impact Do not violate state/federal law Do not impact a property on the Historic Register Required affordable housing provided ITEM 2 – Public Comments Offsite sewer line Existing drainage/stormwater conditions Architecture/visibility of rear elevation ITEM 2 – Public Comments- Sewer Existing Offsite Sewer Line •Existing offsite sewer line •Parallels west property line •Utilized by approximately 5 properties •Project will not be utilizing the sewer line •5’ wide maintenance easement required/proposed •Building construction will not impact integrity of the line •Sewer pipe was lined in 2017; does not require replacement ITEM 2 – Public Comments- Drainage Existing Cubic Feet Per Second (CFS): 2.08 Proposed CFS: 0.05 CFS EXISTING CONDITION PROPOSED CONDITION Low point ITEM 2 – Public Comments Architecture/Landscape Screening REAR/SIDE VIEW FROM STATE ST.190’ ITEM 2 – CEQA/AB 130 1616 CEQA & AB 130 •New statutory exemption from California Environmental Quality Act (CEQA) for “housing development projects” •Signed into law June 30, 2025 •Effective immediately •If housing project qualifies, it is not subject to CEQA ITEM 2– CEQA/AB 130 Mixed use development where at least 2/3 of square footage is residential Density exceeds 15 du/ac Site is less than 20 acres and surrounded by urban uses Consistent with General Plan, Zoning Ordinance and Village & Barrio Master Plan Structures proposed to be demolished are not listed on national, state or local historic register Pursuant to Government Code §65589.5(h)(2), “Housing Development Project” defined as:CEQA & AB 130 ITEM 2 – CEQA/AB 130 Tribal Consultation Required City sent out notices to culturally-affiliated tribes Two tribes requested consultation and monitoring -Rincon Band of Luiseno Indians -Pala Band of Mission Indians Resolution includes two conditions for tribal monitoring CEQA & AB 130 ITEM 2 – Project Consistency Consistent with General Plan, Zoning Code & Village & Barrio Master Plan Existing protected units replaced in-kind pursuant to Housing Crisis Act Density bonus waivers comply with state density bonus law findings Requisite inclusionary housing requirements satisfied Structures proposed to be demolished are not listed on national, state or local historic register Project qualifies as “housing development project” pursuant to AB 130 and is statutorily exempt from CEQA ITEM 2 – Recommendation ADOPT a resolution RECOMMENDING APPROVAL of the Tentative Tract Map and Site Development Plan, based on the findings and subject to conditions. Item 2: Rincon Roosevelt: Approve The Homes! New homes=lower rent for the working class in existing homes How does that work? PUBLIC COMMENT: Resident David Pierce slides The rich have few options Landlords seek the highest bidder High income earners want new homes, not old ones No new apartments? Some settle for existing ones Landlords know this & raise rent after leases expire for working class renters to displace them Don’t soak the rich. Absorb them! Each new market-rate apartment or condo absorbs one rich household Each new market-rate apartment or condo prevents one rich household from bidding on our older multifamily stock Nobody outbids existing tenants: rent stops going up Class C multifamily Working class once relied on low-rent “Class C” (aka older, out-of-date, and shabby) apartments Class C rent goes up when cities permit fewer homes Class C rent goes down when cities permit more homes Jay Parsons, Rental Housing Economist: “Class C rents fall in high-supplied markets, rise in low supplied ones” Is Carlsbad a high-supplied market? Not yet! Please approve the development It will immediately help with rent in our oldest apartments! (But it is ugly. Strike California Contemporary from the Objective Design Standards like Pasadena)