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HomeMy WebLinkAbout2026-05-06; Planning Commission; 02; Rincon CVD – Demolish existing former bank building and construct a five-story mixed-use building with 3,801 square feet of commercial space, 50 condominium units, and 50 Meeting Date: May 6, 2026 2 To: Planning Commission Staff Contact: Edward Valenzuela, Senior Planner; 442-339-2624 edward.valenzuela@carlsbadca.gov Subject: Rincon CVD – Demolish existing former bank building and construct a five-story mixed-use building with 3,801 square feet of commercial space, 50 condominium units, and 50 covered parking spaces. Location: 840 Carlsbad Village Dr., Carlsbad CA 92008/APN 203-354-15-00/District 1 Case Numbers: CT 2024-0007/SDP 2024-0021/CDP 2024-0035 (DEV2024-0004) 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 2024-0007, Site Development Plan SDP 2024-0022, and Coastal Development Permit CDP 2024-0004 based upon the findings and subject to the conditions contained therein. Existing Conditions & Project Description Existing Setting The subject lot is a 0.72-acre site (APN 203-354-15-00), on 840 Carlsbad Village Dr. The site is located on the north side of Carlsbad Village Drive and the east side of Jefferson Street, in between Grand Avenue to the north and the alley to the east. The project site is developed with a vacant former bank building, associated drive- through, and surface parking. The property is generally flat, sloping slightly toward the rear of the property. The site is adjacent to a dental office building on the Carlsbad Village Drive and Jefferson Street corner making the site irregular shaped. The site is surrounded by a mix of uses, including a church across Carlsbad Village Drive, 2-to-3- story office buildings to the north, single-family residential buildings across from Jefferson Street to the west, and commercial uses to the east across the alley. Site Map May 6, 2026 Item #2 1 of 229 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 Vacant former bank building and drive- through North V-B V-B VC, 28-35 du/ac Three-Story Office Building (Aces – Educational Services) South V-B V-B VC, 28-35 du/ac Dental Office (Bell Family Dentistry) East V-B V-B VC, 28-35 du/ac Two-Story Mixed-use Building – Ground floor commercial and 2nd floor office uses; Two-Story Office Building West V-B V-B VC, 28-35 du/ac Dental Office, Single- family Residential Buildings and Duplex Buildings General Plan & Zoning Designation Village & Barrio Master Plan District Proposed Project The project proposes a Tentative Tract Map, Site Development Plan, and Coastal Development Permit for the demolition of a 5,515-square-foot vacant bank building, associated drive-through, and surface parking for the construction of a five-story, 92,439-square-foot, mixed-use building. The building includes three ground floor commercial units totaling 3,801 square feet, 50 stacked residential condominium units on floors two (2) through five (5), and 50 covered parking spaces located within an at-grade, gated parking garage off the Jefferson Street Alley. May 6, 2026 Item #2 2 of 229 A total of eight (8) affordable units, four (4) very-low income units and four (4) moderate income units, are proposed for this project, which satisfies the inclusionary housing, state density bonus law, and Housing Crisis Act requirements. The proposed mixed-use building will have a maximum building height (exclusive of parapets) of 63’-6” to the top of the roof. To adequately screen the rooftop equipment, 3’-6” to 4’-6”-tall parapets are proposed around the perimeter of the building. Allowable projections for stair towers and the elevator mechanical room, as well as mechanical screens of various heights, project above the roof, extending the structure’s height up to 71’-2”. The residential condominium unit type and range in sizes are summarized below. Unit Types No. of Unit Types Size (sq. ft.) 1-Bedroom 19 876-958 2-Bedroom 19 1,228-1,632 3-Bedroom 12 1,791-2,286 The VC District of the Village & Barrio Master Plan (VBMP) permits a density range of 28 to 35 dwelling units per acre (du/ac); however, the proposal to construct 50 units on a 0.72-acre site results in a density of 69.4 du/ac, exceeding the maximum and thereby requiring a density bonus under State Density Bonus Law (SDBL), California Government Code Section 65915. Pursuant to SDBL, which allows a sliding scale increase of 5% to 50% based on the percentage of affordable units, the applicant requests a 92.3% density bonus over the base density, with 15% of the base units (four units) designated as very-low-income (50% AMI) and 15% (four units) as moderate-income (110% AMI), totaling eight affordable units consistent with both SDBL and the City’s Inclusionary Housing Ordinance. The project includes private decks for each unit (63 to 437 square feet), a 905-square-foot second- floor courtyard, and a 676-square-foot fourth-floor amenity deck. The applicant also requests six waivers and one incentive—specifically the removal of all commercial parking requirements—which meet the criteria under CMC Section 21.86.080, as the incentive results in identifiable cost reductions, the waived standards would physically preclude the project at the proposed density, and no coastal resources are impacted. Under SDBL, the decision- making body must approve the requested density bonus, incentives, and waivers unless it makes written findings, supported by substantial evidence, that they fail to reduce housing costs, violate state or federal law, or cause specific adverse impacts to public health and safety; accordingly, approval of the density bonus will require the applicant to enter into an affordable housing agreement with the City. Grading for the proposed project consists of 1,920 cubic yards of cut, 45 cubic yards of fill and 3,500 cubic yards of remedial grading. A maximum five-foot cut and one-foot fill height for the construction of the building is proposed for grading. A seven-and-a-half-foot-wide and four-foot-wide right-of-way dedication are proposed along Carlsbad Village Drive and the Jefferson Street Alley respectively. The sidewalks along Carlsbad Village Drive and Jefferson Street will be widened to 15 feet and 16 feet respectively. Curb, gutter and sidewalk will replace two driveways along the Jefferson Street frontage. A total of four (4) existing street trees are currently located along the project frontage – two on Carlsbad Village Drive and two on Jefferson Street. The two trees on Carlsbad Village Drive will remain while the two trees on Jefferson Street are proposed to be removed. Removal of any city street tree shall require permission from the Parks & Recreation Department. Permission for city street tree removal shall be obtained and secured by the developer prior to the issuance of a building or grading permit needed to implement the project. All city street trees permitted for removal are required to be replaced at a 2:1 ratio with trees of the same species as those removed. Pursuant to the Parks & Recreation Director’s or designee’s determination that the project’s frontage cannot feasibly accommodate a required city street tree, a street tree replacement in-lieu fee of $500 per street tree shall be paid to the city to cover the cost to procure, plant, and establish each street tree required. Note that landscaping in the right-of-way will differ from the Preliminary Landscape Plan. The project has been conditioned so that the landscaping, including location of street trees and removal of shrubs and groundcover to allow for wider, pedestrian-friendly sidewalks, shall be designed and installed to the satisfaction of the City Engineer. May 6, 2026 Item #2 3 of 229 Private sewer infrastructure improvements include installation of a six-inch PVC sewer lateral for commercial and a six-inch PVC sewer lateral for residential. Required water infrastructure improvements include a six-inch fire service with a backflow prevention assembly; a three-inch domestic water service, meter, and backflow prevention for residential; a two-inch domestic water service, meter, and backflow prevention assembly for commercial; a one-inch landscape irrigation service, meter, and backflow prevention assembly; and a fire hydrant with 6” fire service. Additionally, replacement of the existing 8-inch PVC water main with a new 8-inch PVC DR14 water main, between the project’s proposed connections to the nearest pipe joints, is required for conformance with Carlsbad Municipal Water District (CMWD) Standards. Parking for the proposed project includes 50 covered parking spaces located within an at-grade gated parking garage off the Jefferson Street Alley. A total of 48 spaces with twenty-seven (27) EV-ready, five (5) EV “ready with charge” spaces, one (1) ADA van accessible space, and one (1) ADA standard accessible space are proposed for the residential units. One ADA van accessible space and one ADA EV space are voluntarily provided for commercial uses. 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. Project plans are attached to the staff report (Exhibit 14). The architectural design is characterized as “traditional modern” style. The primary building materials include horizontal fiber cement siding, cement plaster, and concrete masonry block around the store-front windows on the ground floor of the building’s Jefferson Street frontage. 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 as of Aug. 29 2024). A notice of project application was initially mailed on Oct. 7, 2024, to all owners of property and residential tenants located within a 600-foot radius. A total of 163 property owners and 332 residential tenants were noticed. On Feb. 14, 2025, 70 commercial tenants were required to be notified of the project, completing the first notice of project application. 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 Aug. 25, 2025 to notify property owners, residential tenants and commercial tenants of a proposed building height increase of two feet. The notification and outreach activities discussed above resulted in seven letters/emails of comment to the city (Exhibit 9). Comments received as part of the early public notice and throughout the discretionary permit review process included concerns regarding the additional traffic to the area, the number of parking spaces provided, residential units becoming short-term vacation rentals, the parking of the project’s construction workers and the project’s tenants on adjacent private property, and where tenants will smoke/vape. Answers to these common questions or concerns are generally answered below. None of the questions or concerns resulted in requests for changes to the project; however, conditions of approval have been added to the draft resolution (Exhibit 1) to address some of the concerns. Please refer to Exhibit 10 for the correspondence received. 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. 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 related to traffic circulation, the project prepared a Local Mobility Analysis report consistent with the City of Carlsbad Transportation Impact Analysis Guidelines. The proposed mixed-use development will not 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. May 6, 2026 Item #2 4 of 229 adversely impact the traffic circulation. The mixed-use project is estimated to generate 453 daily trips, with 29 of those occurring during the AM peak hour and 41 during the PM peak hour. Carlsbad Village Drive is designed to adequately handle the traffic generated by the project. For concerns expressed regarding the number of parking spaces provided, the project proposes 50 spaces for a 50-residential unit project with 3,801 square feet of commercial space. More specifically, the applicant proposes to provide forty-eight (48) parking spaces for the residential portion of the project. In addition, two (2) additional commercial accessible spaces will also be voluntarily provided. 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 of projects located within one-half mile of a major transit stop. Instead, parking is voluntarily provided onsite by developers based on builder preference and market demand, not by city-established minimum parking standards. 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 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. Additionally, the applicant has requested an incentive permitted under SDBL to waive all commercial parking. However, the applicant is voluntarily providing two additional accessible parking spaces as mentioned above. Public comment raised concerns about the rise of short-term vacation rentals and the impact on housing and affordability. Regarding the 50 residential units becoming short-term vacation rentals, State law (AB 2097) does not prevent hotels, motels, or other transient lodging from locating within one-half mile of a transit stop; however, AB 2097 does not apply to projects that include such provisions. Since the project is utilizing AB 2097 to reduce parking requirements near major transit stops, the project has been conditioned so that no portion of any residence is to be used for short-term vacation rentals or any rental period of less than thirty (30) consecutive days. Parking in construction areas is a common concern in the downtown area. During the construction phase of the project, specific scenarios may permit temporary parking within or near a construction zone, but for the most part construction workers must follow and observe all rules for parking, established through traffic laws and local ordinances. Concerns related to construction workers parking on adjacent private property can be resolved by reporting the issue to the Building Division during the construction phase. The Building Division can notify the developer of the parking issue so they can warn and educate the construction workers on where to park and where not to park. The city recently adopted new laws prohibiting the smoking of tobacco, or any other weed or plant or substance, in multi-unit residences or common areas. Any concerns related to residents violating Carlsbad smoking laws can be addressed privately by reporting directly to property management or the HOA. Under the city’s new smoke- free ordinance (Ord. CS-475, 2024), these entities are responsible for private enforcement and are required to ensure the building remains compliant with the law. 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. 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. May 6, 2026 Item #2 5 of 229 Municipal Code Consistency The City of Carlsbad Municipal Code (CMC), 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. Village & Barrio Master Plan The subject property is located within the boundaries of the VBMP, 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 Rincon CVD project is located within the Coastal Zone and submitted a complete Senate Bill (SB) 330 preliminary application on August 29, 2024. The Village & Barrio Master Plan Objective Design Standards were adopted by the City Council in September 2023 and effective in the Coastal Zone in June 2025. Under California Senate Bill 330, the submittal of a preliminary application vests the applicable development standards in effect on the date of submittal. Because the effective date of the Village & Barrio Master Plan Objective Design Standards postdates the August 29, 2024 SB 330 preliminary application, the project is only subject to the development standards in effect at the time of submittal and is not required to comply with the later-effective objective design standards. State Density Bonus Law The Developer is seeking an increase in the allowable density of the project pursuant to Government Code Section 65915, the 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 0.72-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 25.2 units (0.72 acres multiplied by 35 units per acre), or 26 units for this site (pursuant to SDBL, all density calculations are rounded up.) The Developer is requesting a density bonus to construct twenty-four (24) additional units or 92.3% above the base maximum number of units for a total of 50 units. In exchange for the density bonus, the Developer is required to designate 15% of the base maximum density units (26 x 15% = 4 units) as affordable to very-low-income households (50%) of the area median income (AMI), and 15% of the base maximum density units (26 x 15% = 4 units) as affordable to moderate-income households (120%) of the area median income (AMI). While the project is entitled to three (3) incentives/concessions and unlimited waivers pursuant to State Density Bonus Law, the Developer is requesting one (1) incentive/concession and six (6) waivers to development standards of the VBMP and CMC. An incentive/concession and waiver is allowed by law if it is necessary to achieve the requested 3 Refer to Exhibit 6 for an info-bulletin that provides more information on how State Density Bonus Law works. May 6, 2026 Item #2 6 of 229 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. Incentive/Concession – up to three can be requested for this project. 1. Concession to waive all commercial parking requirements for the project. Two additional accessible spaces will be provided voluntarily. Waivers- an unlimited number can be requested 1. Waiver of VBMP 2.7.1(G)(1) limiting the maximum height of a building to 45 feet and four stories. Proposed: The maximum building height is 63’-6” and five stories with allowed height protrusions to 71’- 2”. 2. 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: 100% of the fifth story Jefferson Street-facing facade at a zero-foot setback. 100% of the fifth story Carlsbad Village Drive-facing façade at a ten-foot setback. 3. Waiver of VBMP 2.7.1(G)(3)(b) limiting enclosed fourth floor area to 80% or less of the largest enclosed floor space below. Proposed: Maximum building height of 63’-6” and five stories. The fifth story will be 92% of the enclosed fourth floor area. 4. 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: Building facades range in length from 42 inches – 69 feet. 5. Waiver of VBMP 2.7.1(I)(1) New ground floor street frontage uses shall have a minimum average building depth of 25’. Proposed: Retail along Carlsbad Village Drive to have a depth of 22’. Retail along Jefferson Street to have an average depth of 21’-8”. 6. Waiver of CMC 21.44.060(A)(3) Table D. Enclosed parking garage with multiple, open parking spaces… Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns or posts. Proposed: 2 feet reduction in length of standard parking stalls. General parking spaces will have a stall size of 9 feet by 18 feet and Compact spaces will have a stall size of 8 feet by 18 feet. 20 percent of the 51 parking stalls will be compact. 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. 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 May 6, 2026 Item #2 7 of 229 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. However, SDBL Density Bonus Law requires the city to consider units that qualify a project for a density bonus as also satisfying any overlapping local inclusionary requirements, e.g. a project with 15% very low-income units will qualify a project for a density bonus while also satisfying a portion of the city’s inclusionary requirements. (Refer to Exhibit 4 for more background information.) Therefore, a city or county may not impose affordable housing requirements on density bonus units that are awarded under the SDBL because it would impermissibly conflict with the State law formula for calculating how many density bonus units are awarded per affordable unit. Because of this conflict, the law therefore requires the city to credit a project for both the density bonus qualifying units and inclusionary units. For this project, the applicant is proposing to satisfy the affordable housing requirements by providing 15% of the base residential units to be affordable for very low-income households (15% multiplied by 26 base units = 3.9 units). The project proposes four units at very low-income (50% AMI), and four units at moderate income (120% AMI). This satisfies the city’s inclusionary housing alternative provided under City Council Policy 57. The proposed eight affordable units satisfy both the city’s inclusionary housing requirement and the density bonus affordable units. 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 Developer is seeking an increase in the allowable density of the project under SDBL. This law allows a developer to increase the density on a property above the maximum limit set by a city’s General Plan in exchange for reserving a certain number of the new dwelling units as affordable or other qualifying housing for at least 55 years. Developers can also have development standards waived or revised when such deviations are needed to achieve the density allowed under state law. For the purposes of calculating density yields, “base density” means the gross maximum residential density allowed under the applicable zoning or General Plan before applying any bonus. All density calculations are rounded up. This project is subject to Government Code Section 65589.5(j)(1), which states when a proposed housing development project complies with the applicable, objective general plan, zoning, and subdivision standards and criteria that were in effect at the time that the application was deemed complete, cities 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, 4 Refer to Exhibit 7 for an Informational Bulletin which provides more information on how the Inclusionary Housing Ordinance works. 5 Refer to Exhibit 8 City Council Policy 57 for more information on inclusionary housing alternatives. May 6, 2026 Item #2 8 of 229 which are permitted pursuant to SDBL), 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, Site Development Plan, and Coastal Development Permit, which are discussed below. Staff finds that the required findings for this application can be met (Exhibit 1). Tentative Tract Map, CT 2024-0007 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 2024-0021 Pursuant to Section 6.3.3 of the VBMP, 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). Coastal Development Permit, CDP 2024-0035 A Coastal Development Permit is required for any project meeting the definition of “Development (in the Coastal Zone as described in CMC Section 21.04.107. Staff finds that the required findings for this application can be met (Exhibit 1). Environmental Review Prior to final action by the decision-making body on the project, an environmental determination shall be made by the appropriate decision-makers as part of the approval action to ensure agency compliance with the California Environmental Quality Act (CEQA). Staff has reviewed the scope of the project and applicable studies provided by the applicant and finds that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to CEQA in accordance with CEQA Guidelines §15332 (In-Fill Development Projects): • The project is consistent with the General Plan as well as the zoning ordinance in terms of land use, density, and development standards. • The project is within the city limits, is less than five acres in size, and is surrounded by urban uses. • Because the site contains only non-native and ornamental vegetation, the site has no value as habitat for endangered, rare, or threatened species. • Approval of the project would not result in any significant effects relating to traffic (as verified by the Vehicle Miles Traveled Analysis prepared by LOS Engineering dated September 10, 2025), noise (as verified by the Noise Study prepared by Birdseye Planning Group dated May 2025), air quality (as verified by the Air Quality/Greenhouse Gas Study by Birdseye Planning Group dated May 2025), or water quality. • The subject site is served by public utilities (city water and sewer) and private electrical utilities. The subject site has access and will be served directly from Jefferson Street which is an existing developed roadway with existing utilities. Water infrastructure in the vicinity of the project site is maintained and operated by CMWD. Water service for domestic and fire protection uses would include the replacement of the existing 8” PVC water main between the project’s proposed connections to the nearest pipe joints May 6, 2026 Item #2 9 of 229 with new 8” PVC DR14 water main and new fire hydrant with six-inch fire water service. Furthermore, the project would pay the required water connection fees associated with the project’s contribution to the city’s water distribution infrastructure. Sewer service is provided by the City of Carlsbad to the project site via the existing public sewer system in the vicinity of the project. The existing eight-inch-diameter sewer main in Jefferson Street has been determined to be adequate in size to serve the project and will remain. However, the existing eight-inch-diameter sewer main junctions with a 12-inch-diameter collector sewer which is identified for upgrading to provide additional capacity to serve the development. The project is required to pay a special sewer connection fee for the project’s contribution to the city’s sewer collection infrastructure. Therefore, the site can be adequately served by all required utilities and public services. A draft Notice of Exemption is included as Exhibit 11. This must be reviewed and considered prior to approval of the project. The draft Notice of Exemption demonstrates that the project qualifies for the exemption – and that none of the exceptions to categorical exemptions listed in the CEQA Guidelines Section 15300.2 or CMC Chapter 19.04 have been triggered. As part of an additional and optional public disclosure, the draft Notice of Exemption was posted on the city’s website on March 17, 2026, and an email was sent to all interested parties that have expressed interest in this project or have signed up to receive environmental notices. 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, VBMP, Local Coastal Program, 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 categorically 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. Exhibits 1. Planning Commission Resolution (CT, SDP, and CDP) 2. Location Map 3. Disclosure Statement 4. Project Analysis (General Plan, Zoning Ordinance, Village & Barrio Master Plan, Local Coastal Program) 5. Supplemental Application - Density Bonus Program 6. Informational Bulletin IB-112 – State Density Bonus Law 7. Informational Bulletin IB-157 – Inclusionary Housing Program 8. City Council Policy 57 (Inclusionary Housing Alternatives) 9. Informational Bulletin IB-131 – AB 2097 Parking Requirements 10. Public Comments 11. Draft Notice of CEQA Exemption 12. Historic Resource Report, 840 Carlsbad Village Drive (Kristi Hawthorne, Dec. 31, 2024) 13. List of Acronyms and Abbreviations 14. Reduced Exhibits – Full Size Exhibits “A” – “TT” dated May 6, 2026 (on file in the Planning Division) May 6, 2026 Item #2 10 of 229 Exhibit 1 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 May 6, 2026, hold a duly noticed public hearing as prescribed by law to consider said request relative to the Tentative Tract Map, Site Development Plan, and Coastal Development Permit 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, Site Development Plan, and Coastal Development Permit. 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 a vacant bank building and associated drive-through and the construction of five-story, mixed-use building featuring 50 residential condominium and approximately 3,800 square feet of commercial space, is categorically exempt from environmental review under CEQA Guidelines section 15332 (Class 32 – Infill Development Projects), which allows for infill development projects that meets certain criteria, such as being surrounded by urban uses and not resulting in significant impacts. No exceptions to the categorical exemption as set forth in CEQA Guidelines Section 15300.2 or Carlsbad Municipal Code Section 19.04.070(C) apply. 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 2024-0007/SDP 2024-0021/ CDP 2024-0035 – RINCON CVD, based on the following findings and subject to the following conditions: Findings: Tentative Tract Map CT 2024-0007 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 master and 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 fifty (50) residential air-space condominium units and three (3) commercial units satisfies all minimum requirements of Titles 20 and 21 and the Village & Barrio Master Plan (VBMP) and is consistent with the General Plan as described below and in the project staff report dated May 6, 2026. May 6, 2026 Item #2 12 of 229 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, and Coastal Development Permit 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 an incentive and waivers to development standards in the Village & Barrio Master Plan and the Carlsbad Municipal Code (CMC) related to commercial parking requirements, maximum building height, setbacks for upper floors, total upper floor area, façade plane breaks, depth of ground floor street frontage uses, and parking space dimensions. The project is entitled to the requested number of units, and the incentive and density bonus waivers are necessary for the project to be developed at the density requested. The incentive and 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 May 6, 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 50 units on a 0.72-acre site results in a proposed density of 69.4 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 92% density bonus. In exchange for the increase in density, a total of 15% of the base number of units or four (4) units are required to be designated as affordable, very-low-income units (50% of the area median income) and 15% of the base number of units or four (4) units are required to be designated as affordable, moderate-income units (110% of the area median income). 5. 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 categorically exempt from the California Environmental Quality Act. 6. 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. 7. 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. May 6, 2026 Item #2 13 of 229 8. That all requirements of the California Environmental Quality Act (CEQA) have been met in that the project is within the city limits, is less than five acres in size, and is surrounded on all four sides by urban uses including a church, a dental office, office buildings, single-family residences, and commercial buildings. Because the site contains only non-native and ornamental vegetation, the site has no value as habitat for endangered, rare, or threatened species. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. Finally, the site can be adequately served by all required utilities and public services. In accordance with the CMC, the Project would pay the required Public Facility Fee and water and sewer connection fees to help offset the Project’s cumulative impact and help fund the public infrastructure and services necessary to accommodate growth. 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 an urban use, 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 CMC in that the site is relatively flat and is not subject to the hillside development regulations. Site Development Plan, SDP 2024-0021 13. That the proposed development or use is consistent with the General Plan and the Village & Barrio Master Plan, complies with all applicable provisions of Chapter 21.06 of the CMC, and all other applicable provisions of this code, in that the project proposes the demolition of a 5,515-square- foot bank building and associated drive-through for the construction of a 63-feet-6-inches tall – with allowed roof protrusions reaching to 71-feet-2-inches, five story five-story, 92,439-square- foot, mixed-use building on a 0.72-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 3,801 square feet, 50 stacked residential condominium units (42 market rate and 8 affordable) on floors two (2) through five (5), and 50 covered parking spaces (48 for residential units and 2 for commercial) located within an at-grade, gated parking garage off the Jefferson Street Alley. 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 May 6, 2026 Item #2 14 of 229 is located approximately 0.4 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. Additionally, an incentive was requested under State Density Bonus Law to waive all commercial parking. However, the applicant is voluntarily providing two commercial accessible parking spaces as mentioned above. The 50-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 May 6, 2026, through use of a density bonus as allowed under California Law and the CMC. 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 0.72-acre parcel at 35 du/ac is 26 dwelling units. The applicant is requesting a 92% increase in density to yield 50 total units and a proposed density of 69.4 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 a church across Carlsbad Village Drive, a dental office building on the Carlsbad Village Drive and Jefferson Street corner, 2-to-3-story office buildings to the north, single-family residential buildings across from Jefferson Street to the west, and commercial uses to the east across the Jefferson Street Alley. In addition, a four-story mixed-use building four blocks northwest on the west side of Roosevelt Street with a 100% density bonus was recently approved by City Council on July 29, 2025 (The Roosevelt, SDP 2024-0001). Infrastructure improvements within Jefferson Street include the installation of a 6-inch fire service with backflow device, a fire hydrant with 6-inch fire water service, and replacing the existing 8” PVC water main between the project’s proposed connections to the nearest pipe joints with new 8” PVC DR14 water main. In addition, the street system has adequate capacity to accommodate the 453 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 May 6, 2026 Item #2 15 of 229 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 0.4 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 48 spaces for the residential units, including (27) EV-ready and seven (7) EV “ready with charge” spaces, including one (1) ADA/van accessible space, and one (1) ADA/standard accessible space consistent with AB 2097 (Government Code § 65863.2). An incentive was requested to waive all commercial parking requirements under the Village & Barrio Master Plan, however, two (2) ADA/van accessible spaces are being voluntarily provided for the commercial uses including one (1) ADA/van accessible EV “ready with charge space. 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) affordable residential units are proposed including four (4) very low-income units (50% AMI) and four (4) moderate-income units (110% AMI) to under State Density Bonus Law. The eight income-restricted units also satisfy the Inclusionary Housing Ordinance. 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 an incentive and waivers to development standards in the Village & Barrio Master Plan and the CMC related to commercial parking requirements, maximum building height, setbacks for upper floors, total upper floor area, façade plane breaks, depth of ground floor street frontage uses, and parking space dimensions. 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 incentive and 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 May 6, 2026, Planning Commission staff report). The proposed density of the project, 69.4 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 building is compatible with the surrounding commercial development and implements the Village and Barrio Master Plan. Landscaping along the building perimeter 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 two primary street frontages, Carlsbad Village Drive and Jefferson Street, along the south and west property lines respectively. A seven-and-a-half-foot-wide dedication along Carlsbad Village Drive and four- foot-wide right-of-way dedication along the Jefferson Street Alley are proposed along the project. The existing curb, gutter and sidewalk will be replaced for the existing Jefferson Street May 6, 2026 Item #2 16 of 229 driveways. Primary vehicular access to the project site will be provided via a driveway off the Jefferson Street Alley. The proposed project is estimated to generate a net increase of 453 Average Daily Trips (ADT). A trip credit was not applied for the existing bank building because it is currently vacant. Carlsbad Village Drive is designed to adequately handle the traffic generated by the project. The project site is also located within 0.4 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. Coastal Development Permit CDP 2024-0035 19. That the proposed development is in conformance with the Village-Barrio Segment of the Certified Local Coastal Program (LCP) and all applicable policies, in that the site is designated Village-Barrio. The Village & Barrio Master Plan serves as both the land use plan and implementation program for the Village-Barrio segment. Mixed-use development is a permitted use in the Village Center District of the Village & Barrio Master Plan. The project consists of the demolition of bank building and associated drive-through and the construction of a fifty (50) residential condominium unit and three (3) commercial unit mixed-use building The proposed project is compatible with the surrounding existing commercial, office, church, and single-family residential structures. The five-story structure will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the Coastal Zone. No agricultural uses currently exist on the site, nor are there any sensitive resources located on-site. The proposed project is not located in an area of known geological instability or flood hazard. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the residential and commercial mixed-use designated site is not suited for water- oriented recreation activities. 20. The proposal is in conformity with the public access and recreation policies of Chapter 3 of the Coastal Act in that the property is not located adjacent to the shoreline. Therefore, the 50-unit residential condominium and 3-commercial-unit mixed-use project will not interfere with the public’s right to physical access to the ocean and, furthermore, the residentially designated site is not suited for water-oriented recreation activities. 21. That the project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the 50-unit residential condominium and 3-commerical-unit mixed-use project will adhere to the city's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban runoff, pollutants, and soil erosion. No steep slopes or native vegetation is located on the subject property and the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods, or liquefaction. 22. The project is not located in the Coastal Agriculture Overlay Zone, according to Map X of the Land Use Plan, certified September 1990 and Agricultural Conversion Mitigation Fees are not required in accordance with the provisions of the Coastal Agriculture Overlay Zone (CMC Chapter 21.202 of the Zoning Ordinance). May 6, 2026 Item #2 17 of 229 23. The project is not between the sea and the first public road parallel to the sea and therefore, is not subject to the provisions of the Coastal Shoreline Development Overlay Zone (CMC Chapter 21.204 of the Zoning Ordinance). Inclusionary Housing Ordinance, Density Bonus Ordinance, State Density Bonus Law, and Housing Crisis Act 24. The Project is consistent with the provisions of CMC Chapter 21.86 in that the proposed residential condominium project meets all of the standards, including providing 15% of "very- low-income" and 15% of “moderate, deed-restricted inclusionary housing. The Developer is requesting one incentive/concession and six waivers as a part of this Project. The proposed incentive/concession relates to removing all commercial parking requirements for the three commercial tenant spaces. The proposed waivers are for: (1) proposing to increase the maximum building height from 45 feet (four stories) to 63-feet-6-inches (five stories) with appurtenances (equipment screening, stair tower, and elevator mechanical room) to 71-feet-2- inches; (2) proposing to increase the percent of the fifth story Jefferson Street-facing facade at a zero-foot setback from 30% to 100%; (3) proposing a 92% fifth floor area over the fourth floor area, rather than 80% maximum; (4) proposing to limit facades visible from the public street from extending no more than 69 feet instead of 40 feet in length without a five-foot minimum variation in the wall plane, as well as a change in the roofline; (5) proposing to decrease the minimum average building depth for for new ground floor street frontage uses from 25 feet to 21 feet 8 inches; and (6) proposing to decrease the dimensions of garaged parking spaces from 8.5 feet by 20 feet to a minimum of 8 feet by 18 feet. These incentives, concessions, and waivers (collectively resulting in “reductions in development standards”) are legally mandated modifications that would otherwise prevent the housing project from being built at the increased density. A by-right incentive, concession, or waiver is automatically granted when requested as long as it would result in identifiable and actual cost reductions (for incentives or concessions), or if the standard prevents construction (for waivers). For incentives and concessions, adequate information has been provided that shows the request results in identifiable and actual cost reductions. For the waivers, adequate information has been provided to show that the development standard for which the waiver or reduction is requested will have the effect of physically precluding the construction of the Project. To demonstrate compliance with the terms and limitations of CMC Chapter 21.86, the Developer is required to enter into an Affordable Housing Agreement, which would be recorded against the entire development and include specific Project information and unit restrictions. 25. The requested incentive(s) or concession(s) will result in identifiable, financially sufficient, and actual cost reductions in that the removal of all commercial parking requirements results in financial relief from having to construct a subterranean garage for commercial parking. 26. The requested incentive(s} or concession(s}, and/or waiver(s) or reduction(s) of development standards is not contrary to state or federal law in that increased number of units and the requests are clearly laid out for density bonus projects in California pursuant to CMC Chapter 21.86.050 and Government Code §65915. May 6, 2026 Item #2 18 of 229 27. All necessary public facilities required by the Citywide Facilities and Improvements Plan will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with the adopted city standards 28. Project has been granted additional units and waivers in accordance with density bonus provisions found in Government Code Section 65915 and CMC Chapter 21.86. Pursuant to density bonus definitions, the project had a calculation of 26 Base Units. Applicant requested a 92% increase, which allows up to an additional twenty-four (24) units for a total maximum project size of 50 units. Based on the requested density bonus, Applicant must provide 15% of the Base Units as very-low-income units and 15% of the Base Units as moderate-income units as defined by California Health and Safety Code §50053. The project is conditioned to provide eight (8) units for requested 92% bonus as density bonus affordable units based on calculations in Government Code §65915 and enforced by the California Department of Housing and Community Development. 29. Project is also subject to CMC Chapter 21.85, requiring 15% of the base residential units be affordable for low income households. The project is providing 15% of the base units for very- low income households which satisfies the city’s inclusionary housing requirement. The project proposes four units at very low income (50% AMI), and four units at moderate income (110% AMI) which satisfy both the city’s inclusionary housing requirement and the density bonus requirement. Therefore, this project is required to provide eight (8) affordable units. 30. 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 §§65915 – 65918). The project’s proposed affordable housing mix satisfies the combined overlapping effect of the inclusionary units and density bonus units. The four (4) affordable units provided to meet the inclusionary requirement established pursuant to Chapter 21.85 of the CMC, shall also be counted toward satisfying the density bonus requirements. The conditions provided in this resolution require the recordation of one Affordable Housing Agreement to provide eight (8) total affordable units. Four (4) of the affordable units will be constructed and restricted as to occupancy and affordability to very low- income households not exceeding 50% of the Area Median Income (AMI) and four (4) of the affordable units will be constructed and restricted as to occupancy and affordability to moderate-income households (income not exceeding 120% of the Area Median Income (AMI), but priced to not exceed 110%) as required by the city’s Inclusionary Housing Ordinance and State Density Bonus Law and found in Health and Safety Code §50093 and §50052.5. General 31. 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 May 6, 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 3,801 square feet of new commercial development oriented towards May 6, 2026 Item #2 19 of 229 Roosevelt Street as well as 50 residential condominium units (42 market rate and 8 affordable). The proposed density is 69.4 dwelling units per acre. A total of 50 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 a church across Carlsbad Village Drive, a dental office building on the Carlsbad Village Drive and Jefferson Street corner, 2-to-3-story office buildings to the north, single-family residential buildings across from Jefferson Street to the west, and commercial uses to the east across the Jefferson Street Alley. 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 16-foot-wide sidewalk along Jefferson Street and a 15-foot-wide sidewalk along Carlsbad Village Drive are proposed in front of the proposed mixed-use building. An 7.5- foot-wide right-of-way dedication will be required along the Carlsbad Village Drive frontage and a 4-foot-wide right-of-way dedication will be required along the Jefferson Street Alley. Curb, gutter and sidewalk will replace two driveways along Jefferson Street. A total of four (4) existing street trees are currently located along the project frontage – two trees along Jefferson Street and two trees along Carlsbad Village Drive. The two trees along Carlsbad Village Drive will remain, while the trees along Jefferson Street are proposed to be removed. Removal of any city street tree shall require permission from the Parks & Recreation Department. Permission for city street tree removal shall be obtained and secured by the developer prior to the issuance of a building or grading permit needed to implement the project. All city street trees permitted for removal are required to be replaced at a 2:1 ratio with trees of the same species as those removed. Pursuant to the Parks & Recreation Director’s or designee’s determination that the project’s frontage cannot feasibly accommodate a required city street tree, a street tree replacement in-lieu fee of $500 per street tree shall be paid to the city to cover the cost to procure, plant, and establish each street tree required. In addition, the proposed project is located approximately 0.4 miles from the Carlsbad Village train station, which provides rail and bus service throughout the day. The project’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 May 2025. 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 amenity deck and interior courtyard is expected to be less than 60 CNEL. No special design features are required to comply with the noise limits May 6, 2026 Item #2 20 of 229 established in the General Plan. A noise study was prepared by Birdseye Planning Group, dated May 2025. 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 open space, balconies, patios and interior courtyard is expected to be less than 60 CNEL along the western, northern and eastern sides of the building. Noise levels along the southern building face would exceed 60 dBA. To reduce sound levels within the south-facing outdoor open space balconies, each balcony/patio will have an approximately four-foot tall wall/glass railing configuration that would serve as a barrier between the outdoor space and adjacent traffic. The attenuation will reduce exterior balcony noise to less than 60 dBA for south facing units. d. Housing – Of the 50 residential units proposed with the project, eight (8) units shall be restricted to lower income households to comply with the Inclusionary Housing Ordinance and State Density Bonus Law (Government Code §65915). Specifically, the Developer is required to designate 15% of the 26 base maximum density units, or four (4) units, as affordable very-low-income units (50% of the area median income) and 15% of the 26 base maximum density units, or four (4) units, as affordable moderate-income units (priced at 110% of the area median income as defined in Health and Safety Code §50052.5) to satisfy State Density Bonus Law, which also satisfies the Inclusionary Housing Ordinance requirements. 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 project also includes the replacement of the existing 8” PVC water main between the project’s proposed connections to the nearest pipe joints with new 8” PVC DR14 water main and new fire hydrant with six-inch fire water service. The replaced water line is thicker and rated for a higher psi providing 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. 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. 32. 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: May 6, 2026 Item #2 21 of 229 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 CMC 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 2025-2026 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 CMC Section 21.90.050 and will be collected prior to issuance of building permit. 33. 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 CMC. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. 34. This project has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 1. 35. 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 in that in that the new mixed-use development would increase demand for fire service, police service, schools, and libraries; however, the incremental increase in demand would not result in the need for construction of new or physically altered public service facilities in order to maintain acceptable standards The project is conditioned for the payment of development impact fees, which are collected to offset an incremental increase in demand for public services and infrastructure from the implementation of the Citywide Facilities and Improvements Plan. Payment of the public facility development fee ensures that the public facility standards established by the city are met with respect to the additional needs created by the mixed-use development. 36. That the project is consistent with the city’s Landscape Manual and Water Efficient Landscape Ordinance (CMC Chapter 18.50). 37. 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 May 6, 2026 Item #2 22 of 229 whichever occurs first. All references to the “Site Plan” reference the project plans dated May 6, 2026, attached as Exhibits “A” - “TT” of the Planning Commission Staff Report dated May 6, 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, Site Development Plan, and Coastal Development Permit. 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Tentative Tract Map, Site Development Plan, and Coastal Development Permit documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 3. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 5. Developer/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, Site Development Plan, and Coastal Development Permit (b) city’s approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator’s installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the city’s approval is not validated. 6. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Tentative Tract Map, Site Development Plan, Coastal Development Permit, 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. May 6, 2026 Item #2 23 of 229 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 permits are not issued for this project and substantial work has been performed with at least one major inspection (foundation, underfloor, frame, or final) conducted by the city within 36 months of project approval. 10. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the city that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. 11. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by CMC Section 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by CMC Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1 pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 12. Developer shall submit to the city a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Tentative Tract Map, Site Development Plan, and Coastal Development Permit on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 13. Prior to issuance of grading permit(s), developer shall make a separate formal landscape construction drawing plan check submittal to the Planning Division and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the city’s Landscape Manual. Note that landscaping in the right- of-way will differ from the Preliminary Landscape Plan. Landscaping, including location of street trees and removal of shrubs and groundcover, shall be designed and installed to the satisfaction of the City Engineer. 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. May 6, 2026 Item #2 24 of 229 14. 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. 15. Project has been granted additional units and waivers in accordance with density bonus provisions found in Government Code §65915 and CMC Chapter 21.86. Per density bonus definitions, the project had a calculation of 26 Base Units. Applicant requested a 92.3% increase which allows an additional 24 units for a total maximum project size of 50 units. Based on the requested density bonus, applicant must provide 15% of the Base Units to very low-income units and 15% of the Base Units to moderate-income units, as defined by California Health and Safety Code §50052.5. The project must provide 8 density bonus affordable units based on calculations in Government Code §65915. Project is also subject to CMC Chapter 21.85, requiring 15% of the total residential units be affordable for lower income households. The project proposes four units at very low income (50% AMI), and four units at moderate income (priced at 110% AMI) to satisfy the density bonus requirement. Per CMC Section 21.86.130 the very-low income affordable dwelling units provided to meet the inclusionary requirement established pursuant to CMC Chapter 21.85 shall be counted toward satisfying the density bonus requirements of this chapter. Therefore, this project is required to provide eight (8) affordable units (four very-low income and four moderate income). 16. Developer shall construct the project’s required affordable units concurrent with the project’s market rate units in accordance with the unit type distribution identified below and in accordance with § 21.85.100(C) of the CMC. Affordable units within the project must be distributed evenly across various areas and floors, adhering to the guidelines of California Health and Safety Code §17929, rather than being concentrated in specific locations. Additionally, these affordable units should be equipped with equivalent amenities. Unit Type Total Units Market Rate Units Very Low Affordable Units Affordability Level Moderate Affordable Units Affordability Level One- bedroom 19 16 3 50% 4 110% Two- bedroom 19 16 1 50% 0 110% Three- bedroom 12 10 0 50% 0 110% TOTALS: 50 units 42 units 4 units 4 units Prior to the approval of the final map for any phase of this project, or where a map is not being processed, prior to the issuance of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement with the city to provide and deed restrict 4 dwelling units (3-1BR, 1-2BR) as affordable to very low income households earning up to 50% of the area median income (AMI) and 4 dwelling units (4-1BR) as affordable to moderate May 6, 2026 Item #2 25 of 229 income households earning up to 120% of the area median income (AMI) in accordance with definitions in Health and Safety Code §50093, 50052.5 and requirements and process set forth in Chapters 21.85 and 21.86 of the CMC. The draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days prior to the request to final the map and shall be recorded prior to the approval of the final map for any phase of this project, or where a map is not being processed, prior to the issuance of building permits for any lots or units. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest for 55 years from first occupancy. 17. 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 CMC 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. 18. 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. 19. 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 CMC 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. 20. Developer shall establish a homeowner's association and corresponding covenants, conditions and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the City Planner prior to final tract map approval. Prior to Certificate of Occupancy, the Developer shall provide the Planning Division with a recorded copy of the official CC&Rs that have been approved by the Department of Real Estate and the City Planner. A “hold” will be placed on the building permit (i.e., Certificate of Occupancy) to ensure that said CC&R’s are received prior to issuance of Certificate of Occupancy. At a minimum, the CC&Rs shall contain the following provisions: a. General Enforcement by the City: The City shall have the right, but not the obligation, to enforce those Protective Covenants set forth in this Declaration in favor of, or in which the City has an interest. b. Notice and Amendment: A copy of any proposed amendment shall be provided to the City in advance. If the proposed amendment affects the City, City shall have the right to disapprove. May 6, 2026 Item #2 26 of 229 A copy of the final approved amendment shall be transmitted to City within 30 days for the official record. c. Failure of Association to Maintain Common Area Lots and Easements: In the event that the Association fails to maintain the “Common Area Lots and/or the Association’s Easements” as provided in Article , Section the city shall have the right, but not the duty, to perform the necessary maintenance. If the city elects to perform such maintenance, the city shall give written notice to the Association, with a copy thereof to the Owners in the Project, setting forth with particularity the maintenance which the city finds to be required and requesting the same be carried out by the Association within a period of thirty (30) days from the giving of such notice. In the event that the Association fails to carry out such maintenance of the Common Area Lots and/or Association’s Easements within the period specified by the city’s notice, the City shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the Owners as provided herein. d. Special Assessments Levied by the City: In the event the City has performed the necessary maintenance to either Common Area Lots and/or Association’s Easements, the city shall submit a written invoice to the Association for all costs incurred by the City to perform such maintenance of the Common Area Lots and or Association’s Easements. The city shall provide a copy of such invoice to each Owner in the Project, together with a statement that if the Association fails to pay such invoice in full within the time specified, the city will pursue collection against the Owners in the Project pursuant to the provisions of this Section. Said invoice shall be due and payable by the Association within twenty (20) days of receipt by the Association. If the Association shall fail to pay such invoice in full within the period specified, payment shall be deemed delinquent and shall be subject to a late charge in an amount equal to six percent (6%) of the amount of the invoice. Thereafter the City may pursue collection from the Association by means of any remedies available at law or in equity. Without limiting the generality of the foregoing, in addition to all other rights and remedies available to the city, the city may levy a special assessment against the Owners of each Lot in the Project for an equal pro rata share of the invoice, plus the late charge. Such special assessment shall constitute a charge on the land and shall be a continuing lien upon each Lot against which the special assessment is levied. Each Owner in the Project hereby vests the city with the right and power to levy such special assessment, to impose a lien upon their respective Lot and to bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and his/her respective Lot for purposes of collecting such special assessment in accordance with the procedures set forth in Article of this Declaration. e. Landscape Maintenance Responsibilities: The 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 §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. May 6, 2026 Item #2 27 of 229 21. Prior to Certificate of Occupancy, the Developer shall submit to the City Planner a recorded copy of the Condominium Plan filed with the Bureau of Real Estate which is in conformance with the City-approved documents and exhibits. 22. 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. 23. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. 24. Developer shall display a current Zoning and Land Use Map, or an alternative, suitable to the City Planner, in the sales office or inside each unit, at all times. All sales maps that are distributed or made available to the public shall include but not be limited to trails, future and existing schools, parks, and streets. 25. 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. 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. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of an Outdoor Storage Plan, and thereafter comply with the approved plan. 28. Prior to issuance of a grading permit or the commencement of any ground-disturbing activities, whichever occurs first, Developer shall: a. Retain the services of a qualified archaeologist who shall be on-site to monitor ground disturbing activities. In the event cultural resource material is encountered, the archaeologist is empowered to temporarily divert or halt grading to allow for coordination with the Luiseno Native American monitor and to determine the significance of the discovery. The archaeologist shall follow all standard procedures for cultural resource materials that are not Tribal Cultural Resources, in accordance with applicable laws and regulations including but not limited to the Carlsbad Tribal, Cultural and Paleontological Resources Guidelines (2017). May 6, 2026 Item #2 28 of 229 b. Enter into a Pre-Excavation Agreement, otherwise known as a Tribal Cultural Resources Treatment and Tribal Monitoring Agreement, with the San Luis Rey Band of Mission Indians, or other Luiseno Native American tribe that meets all standard requirements of the tribe for such Agreements, in accordance with applicable laws and regulations including but not limited to the Carlsbad Tribal, Cultural and Paleontological Resources Guidelines (2017). This agreement will address provision of a Luiseno Native American monitor and contain provisions to address the proper treatment of any Tribal Cultural Resources and/or Native American human remains inadvertently discovered during the course of the project. The agreement will outline the roles and powers of the Luiseno Native American monitor and the archaeologist. c. Implement the paleontological monitoring plan (PMP), outlined in Section VI Conclusions and Recommendations of the BFSA Environmental Services Paleontological Assessment For The 840 Carlsbad Village Drive Project dated August 2024. 29. To ensure parking access for residents of the project’s affordable units, seven (7) of the forty- six (46) non-accessible parking spaces on-site shall be reserved exclusively for use by occupants of the affordable units. Such access shall be included in the grant deed for the units at the affordable price and no additional cost shall be assessed to the owners of the affordable units for use. 30. 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. 31. 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 §11.12.090 of the CMC. City staff’s determination to permit or deny a request for removal of a city street tree is appealable to the Parks & Recreation Commission; and its determination is appealable to the City Council. Said permission for city street tree removal shall be obtained and secured by the developer prior to the issuance of a building or grading permit needed to implement the project. As defined by Section 11.12.100 of the CMC, all city street trees permitted for removal shall be replaced at 2:1 ratio with trees of the same species as those removed, except where the removed species does not conform to the city’s street tree species list, or to the conditions existing at the site. Pursuant to the Parks & Recreation Director’s or designee’s determination that the project’s frontage cannot feasibly accommodate a required city street tree, a street May 6, 2026 Item #2 29 of 229 tree replacement in-lieu fee of $500 per street tree shall be paid to the city to cover the cost to procure, plant, and establish each street tree required. Said street tree replacement in-lieu fee shall be paid to the Parks & Recreation Department prior to the issuance of building permits. The Parks & Recreation Director or designee shall determine the locations of the street trees planted using the street tree replacement in-lieu fees. 32. 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 in order to provide access to one (1) EV ADA van accessible parking space, and one (1) standard ADA van accessible parking space. A note shall be added to the building plans specifying this requirement. The same language shall be included in every lease or other rental agreement for the occupancy of a unit in the housing development. 33. This housing development project is only subject to the local ordinances, policies, standard, or any other measure (standards) adopted and in effect when the SB-330 preliminary application was submitted, which was August 29, 2024. When submitting building plans to the Building Division, the Developer shall file a B-77 form (SB-330 Supplemental Application Form) to initiate plan check. Building permits will not be issued until this B-77 form is completed with the B-1 Form Residential Building Permit application. SB-330 “vesting” could be forfeited if construction of the housing development project does not start within two and one-half (2½) years following the date that the project receives final approval, as defined in Government Code §65589.5(o)(2). 34. Any changes following discretionary approval must be entirely consistent with the approved discretionary permits, including exhibits presented to decision makers, or meet the objective standards and processes outlined in Chapter 21.89 of the CMC. Additionally, any design changes that make modifications that increase the conflict between an objective standard when the project approval was based on use of a density bonus to deviate from the objective standards will be difficult to approve under these findings. A decision, approval or denial, by the City Planner for Substantial Conformance is noticed on the city’s website and appealable to the Planning Commission. 35. The city prohibits the smoking of tobacco, or any other weed or plant or substance, in multi- unit residences or common areas. Every covenant, condition and restriction (CC&R) applicable to a multi-unit residential development adopted or amended after January 1, 2025 shall include clauses or provisions that prohibit smoking, pursuant to CMC §6.15.060. Engineering Conditions 36. 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. 37. 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. 38. Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other May 6, 2026 Item #2 30 of 229 recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private utilities, street trees, sidewalks, parking lot, landscaping, lighting, water quality treatment measures, low impact development features, storm drain facilities, etc. located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. The CCR’s shall include a requirement to provide an annual verification of the effective operation and maintenance of each structural treatment control BMP in accordance with the BMP maintenance agreement and the SWQMP. The annual verification shall be submitted to the enforcement official in a format as approved by the city prior to the start of the rainy season. 39. 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. 40. 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. 41. 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. 42. Developer shall submit to the city engineer written approval from North County Transit District (NCTD) demonstrating mass-transit improvement requirements for this project have been satisfied. 43. Property owner shall install and maintain street trees for a warranty period of one year after acceptance of the landscaping by the city. The street tree warranty language shall be placed on the landscape plans and signed by the property owner. 44. Property owner shall maintain all landscaping, except street trees, (shrubs, groundcover, etc.) and irrigation, including street trees along the parkway frontage with Jefferson Street and Carlsbad Village Drive as shown on the Site Plan. Fees/Agreements 45. 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. 46. Developer shall cause property owner to execute and submit to the city engineer for recordation the city’s standard form Drainage Hold Harmless Agreement. 47. 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. 48. Developer shall cause property owner to apply for, execute, and submit, to the city engineer for recordation, an Encroachment Agreement covering private storm drain located over existing public right-of-way of Carlsbad Village Drive as shown on the tentative map. Developer shall pay May 6, 2026 Item #2 31 of 229 processing fees per the city’s latest fee schedule. Grading 49. 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. 50. Prior to issuance of the grading permit, the contractor shall submit a Construction Plan to the city engineer for review and approval. Said Plan may be required to include, but not be limited to, identifying the location of the construction trailer, material staging, bathroom facilities, parking of construction vehicles, employee parking, construction fencing and gates, obtaining any necessary permission for off-site encroachment, addressing pedestrian safety, and identifying time restrictions for various construction activities. Storm Water Quality 51. 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. 52. 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. 53. 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. 54. 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 55. Developer shall cause owner to dedicate to the city and/or other appropriate entities easements for public street & public utility purposes as shown on the tentative map. The offer shall be made May 6, 2026 Item #2 32 of 229 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. 56. 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. 57. 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. 58. 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. Widen alley pavement four feet along project frontage and remove and replace concrete pavement and brick pavers at alley entrance from Carlsbad Village Dr. B. Widen sidewalk for a total of 16 feet width along Jefferson Street with a minimum of 10 feet clear path of travel C. Widen sidewalk for total of at least 15 feet width with a minimum 10 feet clear path of travel along Carlsbad Village Drive. D. Remove and construct new pedestrian ramp at the alley entrance on Carlsbad Village Drive. E. Add storm drain cleanout in Carlsbad Village Drive. F. Remove existing driveways on Jefferson Street with new curb and gutter. G. Grind and overlay pavement on Jefferson Street between utility trenches as shown on the tentative tract map. H. Install city standard D-25 curb outlet on Jefferson Street as shown on the Tentative map. I. Install three (3) city standard, village area, bike racks along Jefferson St. Bikes racks shall be installed in-between street trees as feasible. Final location of the bike racks will be shown on the improvement plans. J. Install green conflict zone bike lane striping on Carlsbad Village Drive to alert drivers to the presence of bicyclists crossing the driveway access 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. 59. Developer is responsible to ensure utility transformers or raised water backflow preventers that serve this development are located outside the right-of-way as shown on the Tentative Map and to the satisfaction of the city engineer. These facilities shall be constructed within the property. May 6, 2026 Item #2 33 of 229 60. Developer shall have the public improvement plans reviewed by a Certified Access Specialist person (CASp) for disabled accessibility compliance with local, state and federal regulations and submit a letter from the CASp confirming that the designed plans are in conformance with said regulations. Utilities 61. 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. 1 – 6” PVC sewer lateral (Commercial) b. 1 – 6” PVC sewer lateral (Residential) c. 1 – 6” fire service with backflow device d. 1 – 3” domestic water service, meter, and backflow (Residential) e. 1 – 2” domestic water service, meter, and backflow (Commercial) f. 1 – 1” landscape irrigation service, meter, and backflow g. 1 – Fire hydrant with 6” fire water service h. Replace the existing 8” PVC water main between the project’s proposed connections to the nearest pipe joints with new 8” PVC DR14 water main 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. 62. Developer shall pay for the bypass (detector) meter on the fire backflow device per City of Carlsbad Engineering Standard Drawing W-9 prior to the issuing of the building permit. CMWD will install the bypass meter. 63. Developer shall design and agree to construct public facilities within public right-of-way or within minimum 20-foot wide easements granted to the Carlsbad Municipal Water District or the City of Carlsbad. At the discretion of the District or City Engineer, wider easements may be required for adequate maintenance, access and/or joint utility purposes. 64. 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 shown on public improvement plans. 65. 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 shown on public improvement plans. 66. The developer shall design and agree to construct public water and sewer facilities substantially as shown on the site plan to the satisfaction of the District Engineer and City Engineer. May 6, 2026 Item #2 34 of 229 67. Prior to the issuance of Building permits or as may be deferred in accordance with state law, the Developer shall pay a special sewer connection fee of $5,107 per Equivalent Dwelling Unit (EDU) for the proportionate share of sewer capacity to be constructed for city sewer collection system capacity improvements. This fee is in addition to the general capacity fee required by CMC Section 13.10.030. 68. The developer shall submit a detailed sewer study, prepared by a registered engineer, that identifies the peak flows of the project, required pipe sizes, depth of flow in pipe, velocity in the main lines, and the capacity of the existing infrastructure. Said study shall be submitted concurrently with the improvement plans for the project and the study shall be prepared to the satisfaction of the District Engineer. The developer shall submit a detailed potable water study, prepared by a registered engineer that identifies the peak demands of the project (including fire flow demands). The study shall identify velocity in the main lines, pressure zones, and the required pipe sizes. Said study shall be submitted concurrently with the improvement plans for the project and the study shall be prepared to the satisfaction of the District Engineer. Non-Mapping Notes 69. 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: I. Widen alley pavement four feet along project frontage and remove and replace concrete pavement and brick pavers at alley entrance from Carlsbad Village Dr. II. Widen sidewalk for a total of 16 feet width along Jefferson Street with a minimum of 10 feet clear path of travel III. Widen sidewalk for total of at least 15 feet width with a minimum 10 feet clear path of travel along Carlsbad Village Drive. IV. Remove and construct new pedestrian ramp at the alley entrance on Carlsbad Village Drive. V. Add storm drain cleanout in Carlsbad Village Drive. VI. Remove existing driveways on Jefferson Street with new curb and gutter. VII. Install new sewer laterals, domestic water services, fire sprinkler services, landscape irrigation services and fire hydrant assembly with related pavement trenches on Jefferson Street. VIII. Install water meters and backflows for applicable water services. IX. Grind and overlay pavement on Jefferson Street between utility trenches as shown on the tentative tract map. X. Install city standard D-25 curb outlet on Jefferson Street as shown on the Tentative map. XI. Install three (3) city standard, village area, bike racks along Jefferson St. Bikes racks shall be installed in-between street trees as feasible. Final location of the bike racks will be shown on the improvement plans. May 6, 2026 Item #2 35 of 229 XII. Install green conflict zone bike lane striping on Carlsbad Village Drive to alert drivers to the presence of bicyclists crossing the driveway access 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. Geotechnical Caution: 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 geological failure, ground water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. D. 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. G. 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. H. 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 CMC 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 CMC. Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 70. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the City of CMC to the satisfaction of the city engineer. 71. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the CMC, 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. May 6, 2026 Item #2 36 of 229 Docusign Envelope ID: 877226AD-EBF1-4A3F-823E-F63E2DB4D306 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 CMC 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 May 6, 2026, by the following vote, to wit: AYES: Hubinger, Merz, Fitzgerald, Burrows, Foster, Meenes. NAYES: Lafferty. ABSENT: None. ABSTAIN: None. ROY MEENES, Chairperson Carlsbad Planning Commission ERIC LARDY, Assistant Director of Community Development SITE MAP • N NOT TO SCALE Rincon CVD CT 2024-0007/SDP 2024-0021/CDP 2024-0035 Map generated on: 11/4/2025 Exhibit 2 May 6, 2026 Item #2 38 of 229 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 Street Address (if applicable): ____________________________________________________________. 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. 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. 840 Carlsbad Village Drive APN 203-354-15 SJM Carlsbad, LLC 1855 San Diego Avenue San Diego, CA 92110 esalem@hiesandiego.com ,6098325Ā-5:14671Ā/,)Ā%,,(#!'.Ȁ'$$*Ȁ#&($Ȁ'&$+Ȁ,%."#& $"**#   Exhibit 3 May 6, 2026 Item #2 39 of 229 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: __________________ Evan Salem, Manager ,6098325Ā-5:14671Ā/,)Ā%,,(#!'.Ȁ'$$*Ȁ#&($Ȁ'&$+Ȁ,%."#& $"**#     May 6, 2026 Item #2 40 of 229 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 ____________________ Rincon Homes 925-708-3638 jfrankel@rincongrp.com 5315 Avenida Encinas, Suite 200 Carlsbad CA 92008 840 CVD LLC (Attn: Jonathan Frankel) Patrick Kornman Stephen Dalton Architects 858-792-5906 444 S. Cedros Ave, Studio 185 Solana Beach CA 92075 Civil Engineer Bryan Knapp Pasco, Laret, Suiter & Associates 858-259-8212 535 North Highway 101, Suite A Solana Beach CA 92075 patrick@sdaarchitects.com bknapp@plsaengineering.com ,6098325Ā-5:14671Ā/,)Ā%,,(#!'.Ȁ'$$*Ȁ#&($Ȁ'&$+Ȁ,%."#& $"**# May 6, 2026 Item #2 41 of 229 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,%."#& $"**# May 6, 2026 Item #2 42 of 229 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,%."#& $"**# May 6, 2026 Item #2 43 of 229 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. Jonathan Frankel 9/5/24 in. ____________ ,6098325Ā-5:14671Ā/,)Ā%,,(#!'.Ȁ'$$*Ȁ#&($Ȁ'&$+Ȁ,%."#& $"**# May 6, 2026 Item #2 44 of 229 PROJECT ANALYSIS Exhibit 4 (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 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 §§ 65915 - 65918) C. Village Center (V-C) District and Village and Barrio Master Plan D. Local Coastal Program (Village-Barrio Segment) E. Subdivision Ordinance (CMC Title 20) F. Site Development Plan (CMC Chapter 21.06) G. Inclusionary Housing Ordinance (CMC Chapter 21.85) 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 3,801 square feet of new commercial development oriented towards Carlsbad Village Drive and Jefferson Street as well as 50 residential condominium units (42 market rate and 8 affordable). A total of 50 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 Yes May 6, 2026 Item #2 45 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY NCTD bus route 315 providing 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 a church, a dentist office, office buildings, mixed-use buildings, and single-family residences. 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 3,801 square feet of new commercial development oriented towards both Carlsbad Village Drive and Jefferson Street as well as 50 residential condominium units (42 market rate and 8 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 50 condominium units, including 42 market rate and 8 inclusionary units (4 very-low income and 4 moderate income). A variety of bedroom counts ranging from one to three 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, Yes May 6, 2026 Item #2 46 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY nearby employment centers and the mass transit station located in the core of Carlsbad Village. 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 3,801 square feet of commercial area and 50 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 15-foot-wide sidewalk is proposed in front of the proposed mixed use building, adjacent to Carlsbad Village Drive and a 16-foot-wide sidewalk is proposed adjacent to Jefferson Street. A 7.5-foot-wide right-of-way dedication will be required along the Carlsbad Village Drive frontage and a 4-foot-wide right-of-way dedication will be required along the Jefferson Street Alley. The existing driveways on Jefferson Street will be replaced with new curb and gutter. A total of four (4) existing street trees are currently located along the project frontage – two on Carlsbad Village Drive and two on Jefferson Street. The two trees on Carlsbad Village Yes May 6, 2026 Item #2 47 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Drive will remain while the two trees on Jefferson Street are proposed to be removed. Removal of any city street tree requires permission from the Parks & Recreation Department. Permission for city street tree removal shall be obtained and secured by the Developer prior to the issuance of a building or grading permit needed to implement the project. All city street trees permitted for removal are required to be replaced at a 2:1 ratio with trees of the same species as those removed. In addition, the proposed project is located approximately 0.4 miles from the Carlsbad Village train station, which provides rail and bus service throughout the day. The project’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. 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 Birdseye Planning Group, dated May 2025. 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 open space, balconies, patios and interior Yes May 6, 2026 Item #2 48 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY courtyard is expected to be less than 60 CNEL along the western, northern and eastern sides of the building. Noise levels along the southern building face would exceed 60 dBA. To reduce sound levels within the south-facing outdoor open space balconies, each balcony/patio will have an approximately four-foot tall wall/glass railing configuration that would serve as a barrier between the outdoor space and adjacent traffic. The attenuation will reduce exterior balcony noise to less than 60 dBA for south facing units. 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 citizens’ needs to ensure a safe and secure environment for people and property in the community. The proposed project includes the installation of a 6-inch fire service with backflow device, a fire hydrant with 6-inch fire water service, and replacing the existing 8” PVC water main between the project’s proposed connections to the nearest pipe joints with a new 8” PVC DR14 water main rated for a higher psi. The backflow device, fire hydrant, and replaced water main will provide supporting water infrastructure in accordance with Fire & Life Safety requirements. Fire sprinklers are required and the Yes May 6, 2026 Item #2 49 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY dwelling units proposed by this project are all within a five-minute emergency response time. 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 0.4 miles from 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 a six- inch-sewer lateral for commercial, a six-inch sewer lateral for residential, six-inch fire service with backflow, and replacement of the existing 8- inch PVC water main between the project’s proposed connections to the nearest pipe joints with a new 8-inch PVC DR14 water main. The thicker water main pipe rated for a higher psi will provide supporting water infrastructure in accordance with Fire & Life Safety requirements. Yes May 6, 2026 Item #2 50 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY 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 4 very low-income units (15% of the base density units) and 4 moderate-income units onsite which satisfies the requirement, 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 8 dwelling units as affordable in accordance with CMC Chapter 21.85. Yes May 6, 2026 Item #2 51 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 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 50 residential condominiums in a range of bedrooms, including 8 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 very-low and moderate-income households. The project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 8 dwelling units in accordance with CMC Chapter 21.85. Yes Housing Policy 10-P.19 – Address the unmet housing needs of the community through new development and housing that is set aside for lower and moderate-income households consistent with priorities set by the Housing and Neighborhood Services Division, in collaboration with the Planning Division, as set forth in the city’s Consolidated Plan. The city currently has a job/housing ratio where there are more jobs than housing. The project replaces a vacant bank building and proposes 50 residential units, including eight 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 very low and moderate-income households. Yes 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 §§ 65915 - 65918) While property owner(s) have fundamental rights to decide when to sell their property and/or to make changes in the way the land is utilized, the decision of how to develop the property is not absolute and is heavily restricted by land use controls and regulations set by local and state agencies. The minimum and maximum densities for residential development are established in the Village & Barrio Master Plan. Site constraints or development standards established in zoning ordinances may also limit attainment of May 6, 2026 Item #2 52 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) the maximum density allowed. While cities and counties have historically been able to utilize their police powers to control zoning, land use, and housing, the State Legislature recently shifted some of this control away from cities and counties – to one where the state mandates housing production to address the on- going housing affordability crisis. California’s “State Density Bonus Law” (Government Code §§65915 - 65918) is intended to encourage the development of affordable housing options throughout the state by, among other things, giving residential and mixed-use developments that meet certain affordable housing requirements permission to exceed the otherwise maximum allowable number of residential units (a “density bonus”). 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 0.72 0.72 28-35 du/ac Minimum: 10.08, rounded up to 11 dwelling units2, 3 Maximum: 25.2, rounded up to 26 dwelling units2, 3 Base maximum density = 26 units Allowed maximum density bonus: 100% density bonus Allowed maximum density = 72.2 du/ac Requested density bonus 92.3% Proposed density: 69.4 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 §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). May 6, 2026 Item #2 53 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) State Density Bonus The proposed mixed-use development includes a request to construct 50 units within a five-story structure. As summarized above, the base maximum number of units for a 0.72-acre parcel at 35 du/ac is 26 dwelling units. To construct 50 units, the Developer is requesting approval of 92% 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 for the primary density bonus, and an additional 20% to 50% secondary density bonus geared towards provided moderate-income housing. 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 92% density bonus pursuant to State Density Bonus Law. In exchange for the density bonus, the Developer is required to designate four (4) of the 26 base maximum density units as affordable very low-income units (50% of the area median income) and four (4) of the base density units as affordable moderate-income units (110% of the area median income)2. 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 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 very low-income households and four (4) units as affordable to moderate income households. May 6, 2026 Item #2 54 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) General Plan policies. The proposed density of the project complies with the 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 three incentives/concessions. One incentive/concession is requested. The Developer’s proposed justification for the requested incentive/concession is provided in Exhibit 5 to the May 6, 2026, Planning Commission staff report. For incentives and concessions, adequate information has been provided that shows the request result in identifiable and actual cost reductions. 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. The Developer is requesting 6 waivers to development standards as allowed under SDBL3 and implemented by CMC Chapter 21.86 – Density Bonus Ordinance. Please refer to Exhibit 5 for additional information on the 6 waivers requested to 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 6 for an info-bulletin that provides more information on how State Density Bonus Law works. May 6, 2026 Item #2 55 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 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 a vacant bank building and associated drive-through which are proposed to be demolished. A historic resource report was prepared by Kristi Hawthorne (Dec. 31, 2024) to determine whether the structure is 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 11 for the historic resource reports). Finally, the proposed deviations (i.e., incentive and 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 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 §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 is screened by the commercial tenant spaces from view from the public street. Yes Setbacks - Side Minimum: 0 feet 1 feet (east property line) on the ground floor and 0 feet on floors two through five Yes May 6, 2026 Item #2 56 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Standard Required/Allowed Proposed Comply? Setbacks - Rear Minimum: 0 feet 10-feet-2-inches (north property line) on the ground floor, 9-feet-4-inches on floors 2 through 5 with balconies setback 6 feet Yes Lot Size and Dimension Not applicable 0.72 acres Yes Lot Coverage Not applicable 87% Yes Building Height Maximum 45 feet; architectural allowed up to 55 feet 63’-6” with architectural protrusions up to 71’-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 63 square feet in size with a minimum dimension of 6 feet in any direction. The private balconies range in size from 63-437 square feet. Yes Residential Common Open Space Minimum of 15 square feet per unit, active or passive: 15 x 50 = 750 square feet 1,581 square feet total. Common open space provided as open courtyard on second level (905 square feet) and amenity deck on the fifth floor (676 square feet) 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 50 parking spaces, including 48 spaces for the residential units and 2 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 66 vehicle parking spaces for the residential units and up to 23 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 allows the city to continue to apply minimum parking standards for electric vehicle (EV) charging stations, as well as required parking spaces accessible to persons with disabilities (ADA). 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 must comply with the minimum parking standards under AB 2097, which requires no less than 27 EV ready spaces, seven (7) EV spaces with chargers to include one (1) ADA van accessible and one (1) standard ADA accessible space for the residential units. May 6, 2026 Item #2 57 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 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. Vehicle access is taken off the alley. 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 of Carlsbad Village Drive and the Jefferson Street Alley. 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 Carlsbad Village Drive and Jefferson Street. Yes D. Coastal Development Regulations for the Village-Barrio Segment of the Local Coastal Program (CMC 21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203) The project site is located outside the appeals area of the Coastal Zone and within the Village-Barrio Segment of the Local Coastal Program (LCP). The site is also located within and subject to the Coastal Resources Protection Overlay Zone (Chapter 21.203). The project’s compliance with each of these programs and ordinances is discussed below: 1. Village-Barrio Segment of the Certified Local Coastal Program and all applicable policies The proposed site is in the Village-Barrio Segment of the Local Coastal Program (LCP) and is located outside the appealable area of the California Coastal Commission. The project site has an LCP Land Use designation of V-B, Village-Barrio, which is consistent with the city’s General Plan and Zoning. The project’s consistency with the V-B General Plan Land Use designation is analyzed in Section “A,” Table “A” and “B” above May 6, 2026 Item #2 58 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) The project consists of the demolition of an existing vacant bank building and associated drive- through and the construction of a mixed-use building containing 50 residential condominium units and three ground floor commercial tenant spaces. The proposed project is compatible with the surrounding development of a church, a dental office building, 2-to-3-story office, single- family residences, and commercial uses. The five-story structures will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the Coastal Zone. No agricultural uses currently exist on the previously developed site, nor are there any sensitive resources located on-site. The proposed project is not located in an area of known geologic instability or flood hazard. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the residentially designated site is not suited for water-oriented recreation activities. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. The subject property does not include steep slopes (equal to or greater than 25 percent gradient) nor native vegetation. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods, or liquefaction. E. Subdivision Ordinance- Tentative Tract Map (Title 20) Pursuant to CMC § 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 50 residential condominiums and three commercial units totaling 3,801 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). F. Site Development Plan (CMC Chapter 21.06) Pursuant to § 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 a 5,515-square-foot vacant bank building and associated drive- through for the construction of a 63’-6”-tall, five-story, 92,439-square-foot, mixed-use building on a 0.72- May 6, 2026 Item #2 59 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 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 3,801 square feet, 50 stacked residential condominium units (42 market rate and 8 affordable) on floors two (2) through five (5), and 50 covered parking spaces located within an at-grade, gated parking garage off the Jefferson Street Alley. 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 0.4 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. Additionally, a density bonus incentive to waive all commercial parking is also requested. The 50-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 May 6, 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 0.72-acre parcel at 35 du/ac is 26 dwelling units. The applicant is requesting a 92% increase in density to yield 50 total units and proposed density of 69.4 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 a dental office, a church, commercial, professional offices, and single-family residential. In addition, a four-story mixed-use building flour blocks to the northwest 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) and a five-story mixed-use project one-and-a-half blocks to the east was approved by City Council on September 24, 2024 (Carlsbad Village Mixed-Use, SDP 2023-0014) . May 6, 2026 Item #2 60 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Infrastructure improvements within Carlsbad Village Drive and Jefferson Street include the replacement of the existing 8” PVC water main between the project’s proposed connections to the nearest pipe joints with new 8” PVC DR14 water main and new fire hydrant with six-inch fire water service. The thicker water main pipe rated for a higher psi will provide supporting water infrastructure in accordance with Fire & Life Safety requirements. The existing eight-inch-diameter sewer line in Jefferson Street has been determined to be adequate in size to serve the project and will remain. In addition, the street system has adequate capacity to accommodate the 453 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 0.4 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 48 spaces for the residential units, including two (2) ADA spaces, twenty-seven (27) of which will be EV-ready and seven (7) spaces will be EV “ready with charge”. An incentive is being used to remove all commercial parking, however, (2) ADA/van accessible space will be provided for the commercial uses. The circulation width for the drive aisles in the parking structure is also consistent with the Zoning Ordinance and fire codes. The project proposes four (4) very low-income units (50% AMI) and four (4) moderate-income units (110% AMI) to satisfy the Inclusionary Housing Ordinance and density bonus requirements (CMC Chapter 21.86 and State Density Bonus Law). 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 an incentive and waivers to development standards in the Village & Barrio Master Plan and the Carlsbad Municipal Code related to commercial parking requirements, maximum building height, setbacks for upper floors, total upper floor area, façade plane breaks, depth of ground floor street frontage uses, and parking space dimensions. 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 incentive and 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 May, 6, 2026 Planning Commission staff report. The proposed density of the project, 69.4 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. 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. May 6, 2026 Item #2 61 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 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 two primary street frontages, Carlsbad Village Drive and Jefferson Street, along the south and western property lines respectively. A 7.5-foot right-of-way dedication along Carlsbad Village Drive and 4-foot-wide right-of-way dedication along the Jefferson Street Alley are proposed for the project. The existing driveways along Jefferson Street will be replaced with curb, gutter and sidewalk. The sidewalk along Carlsbad Village Drive will be expanded to 15 feet wide and the Jefferson Street sidewalk will be expanded to 16 feet. Primary vehicular access to the project site will be provided via the Jefferson Street Alley. The proposed project is estimated to generate a net increase of 453 Average Daily Trips (ADT). Carlsbad Village Drive and Jefferson Street are designed to adequately handle the traffic generated by the project. The project site is also located within 0.4 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. G. Inclusionary Housing Ordinance (CMC Chapter 21.85) In addition to the mandatory affordable housing provisions of State Density Bonus Law, 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 base residential units be affordable for low-income households. City Council Policy 57 allows alternatives to satisfying the Inclusionary Ordinance such as providing affordable units for other income classes including very low income households. 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 26 base units = 3.9, rounded up to 4 units) as affordable to very low-income households and a total of four (4) units as affordable to moderate-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 4 Refer to Exhibit 8 for an Informational Bulletin which provides more information on how the Inclusionary Housing Ordinance works. May 6, 2026 Item #2 62 of 229 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 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 §§ 65915 - 65918). 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 very low-income households and 15% or a total of four (4) units as affordable to moderate-income households. 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. 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. TABLE E – GROWTH MANAGEMENT COMPLIANCE Standard Impacts/Demand City Administration 176.85 sq. ft. Library 94.3 sq. ft. Wastewater Treatment Commercial: 410 GPD Residential: 10,000 GPD Total: 10,410 GPD Parks 0.35 acres - NW Quadrant Drainage Drainage Basin B Circulation Existing: 0 ADT (vacant building) Proposed: 453 ADT Net increase: 453 ADT Fire Fire Station 1 Open Space NA Schools Carlsbad Elementary: 5.85 students Carlsbad Middle: 3.09 students Carlsbad High: 3.95 students Sewer Collection System Commercial: 410 GPD Residential: 10,000 GPD Total: 10,410 GPD Water Collection System Commercial: 554 GPD Residential: 9,250 GPD Total: 9,804 GPD May 6, 2026 Item #2 63 of 229 3 + 3DJHRI5HYLVHG This Density Bonus Report (formally known as the Supplemental Checklist) is required to be completed for all residential development applications being processed under Government Code §65915 (state density bonus law) and must be submitted with the development permit application. Please attach additional pages and/or documents as necessary to help staff process your request. Refer to Carlsbad Municipal Code §21.86.040 for the city’s submittal requirements for density bonus applications and Information Bulletin IB-112 and IB-157 for additional information on density bonus and the city’s inclusionary housing requirements, respectively. A.PROJECT INFORMATION Project Name: Case Nos.: Applicant: Project Location: (Address & APN) Property Description: Project Description: Community Development Planning Division 1635 Faraday Avenue (442) 339-2600 www.carlsbadca.gov Informational Bulletin IB-112 DENSITY BONUS REPORT P-1(H) Rincon CVD CT 2024-0007 / SDP 2024-0021 840 CVD LLC 840 Carlsbad Village Drive APN 203-354-15 Existing vacant bank and associated parking lot on a .72 acre site. Construction of 50 condominium units and approximately 3, SF of ground floor retail in one five story building located at 840 Carlsbad Village Drive. The project includes 8 deed restricted affordable units -- 4 very low income and 4 moderate income. This qualifies the project for a 100% density bonus pursuant to Government Code 65915. džŚŝďŝƚϱ May 6, 2026 Item #2 64 of 229 C Cicyof Carlsbad 3 + 3DJHRI5HYLVHG B. DENSITY BONUS CALCULATIONS TABLE 1.General Plan Designation. What is the underlying General Plan Land Use Designation of the site? 2.Maximum Density. What is the maximum allowed density under the General Plan designation? 3.Site Size. What is the total size of the site? 4.Base Density. What is the maximum number of units allowed at the site? (#B.2 X #B.3, rounded up) 5.Affordable Housing. What is the type & number of restricted affordable housing units proposed? a. Extremely low: b. Very low: c. Low: d. Moderate: e. TOTAL: 6.Percent Affordable. What % of the units are affordable? (#B.5.e ÷ #B.4, rounded up) 7.Density Bonus Units. a. What % increase in Base Density is allowed at the site (see Density Bonus Table)? b. How many Density Bonus units are allowed at the site? (#B.4 X #B.7.a, rounded up) 8.Total Housing Units. a.What is the total number of units at the site (#B.4 + #B.7.b)? b.What is the total resulting density at the site (#B.8.a ÷ #B.3, rounded to nearest tenth)? C. INCLUSIONARY HOUSING CALCULATIONS TABLE 1.Total Housing Units. What is the total number of units on site? (Insert figure from #B.8.a, or #D.8.a, whichever larger) 2.Inclusionary Requirement. How many required inclusionary units? (15% X #C.1, rounded per §21.85.050) 3.Inclusionary Housing. What is the type & number of restricted inclusionary housing units proposed? a. Extremely low: b. Very low: c. Low: d. Moderate: e. TOTAL: 4.Affordable Housing. What is the type & number of affordable housing units proposed? (figures in B.5) a. Extremely low: b. Very low: c. Low:d. Moderate:e. TOTAL: 5.Difference. Positive numbers represent inclusionary units required above density bonus (#C.3 – #C.4) a. Extremely low: b. Very low: c. Low:d. Moderate:e. TOTAL: D. SECONDARY DENSITY BONUS CALCULATIONS TABLE 1.Base Density. What is the maximum number of units allowed at the site? (Figure from #B.4) 2.Affordable Housing (#). What is the type & number of affordable housing units proposed? (Figures from #B.5) a. Extremely low: b. Very low: c. Low:d. Moderate:e. TOTAL: 3.Affordable Housing (%). What is % of affordable housing units proposed? (#D.2 ÷ #D.1, rounded up) a. Extremely low: b. Very low: c. Low:d. Moderate:e. TOTAL: 4.Eligibility. What minimum housing income affordability criteria are you meeting? (select based on #D.3) a.ш15% extremely/very-low: b.ш24% low:ш44% 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: VB 35 du/ac .72 ac 26 du 4 8 30% 100 26 50 (52 allowe 69 50 8 4 4 8 4 4 8 0 26 4 48 15 15 30% X 13 15 May 6, 2026 Item #2 65 of 229 4 8 3 + 3DJHRI5HYLVHG 7.Secondary Density Bonus Units. a. What % increase in Base Density is allowed at the site (see Density Bonus Table)? b. How many Secondary Density Bonus units allowed at the site? (#D.1 X #D.7.a, rounded up) 8.Total Housing Units. a. What is the total number of units at the site (#B.8.a + #D.7.b)? b. What is the total resulting density at the site (#D.8.a ÷ #D.1, rounded to nearest tenth)? 9.Total Affordability. a. What is the total percentage of affordable units at the site? (#B.6 + #D.6.a or #D.6.b – total cannot exceed 50%) E. CONCESSION(S), INCENTIVES(S) & WAIVERS 1,2 Using the fields below, provide the following information for each requested concession/incentive and/or waiver. Please attach additional documentation, if necessary, to help explain the request --- the use of exhibits, graphics, site plans, and/or charts to help explain the need for the deviation and the anticipated effects are strongly encouraged. x Select whether the requested deviation is a concession/incentive or waiver x Identify the specific city code/policy number of the development standard requiring deviation x Specify the code/policy language of the development standard requiring deviation x Describe how the development standard will be deviated x Explain the reasons why the development project requires deviation from the standard3,4 CONCESSION/INCENTIVE/WAIVER #1 Select Type: տ Concession/Incentive տ Waiver Code/Policy Number: Required Standard: Proposed Deviation: Reason for Deviation: CONCESSION/INCENTIVE/WAIVER #2 Select Type: տ Concession/Incentive տ Waiver Code/Policy Number: Required Standard: Proposed Deviation: Reason for Deviation: 50 13 50 69 30 SEE ATTACHED SUPPLEMENTAL DENSITY BONUS REPORT May 6, 2026 Item #2 66 of 229 □ □ □ □ 3 + 3DJHRI5HYLVHG CONCESSION/INCENTIVE/WAIVER #3 Select Type: տ Concession/Incentive տ Waiver Code/Policy Number: Required Standard: Proposed Deviation: Reason for Deviation: CONCESSION/INCENTIVE/WAIVER #4 Select Type: տ Concession/Incentive տ Waiver Code/Policy Number: Required Standard: Proposed Deviation: Reason for Deviation: CONCESSION/INCENTIVE/WAIVER #5 Select Type: ܆ Concession/Incentive տ Waiver Code/Policy Number: Required Standard: Proposed Deviation: Reason for Deviation: May 6, 2026 Item #2 67 of 229 □ □ □ □ □ □ 1 Rincon CVD CT 2024-0007 / PUD 2024-0021/ CDP 2024-0035 (DEV2024-0004) Supplemental Density Bonus Report P(1)-H The proposed project is requesting the following waivers of development standards pursuant to California Government Code Section §65915(e)(1): Waiver #1 Code/Policy Number: VBMP Section 2.7.1(G)(1)(a) Required Standard: Maximum building height of 45’ and four stories. Proposed Deviation: Maximum building height of 62’ and flve stories. Reason for Waiver Request: In order to accommodate the 50 units as permitted by state law, additional height is required. 50 units could not be accommodated in four stories and 45’ given the size of the project site. 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 #2 Code/Policy Number: VBMP Section 2.7.1(G)(3)(a) Required Standard: Where a four story building is proposed, a maximum of 30% of the fourth story street facing façade can have a 0’ setback. The remaining 70% shall be set back a minimum of 10’. Proposed Deviation: Maximum building height of 5 stories and 62’. 100% of the 5th story elevation provides a 10’ setback along Carlsbad Village Drive. Reason for Waiver Request: Given the project is 5 stories, 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. The 5th story meets the intent of this standard. Waiver #3 Code/Policy Number: VBMP Section 2.7.1(G)(3)(b) Required Standard: The total square footage of enclosed fourth fioor space shall not exceed 80% of the largest enclosed fioor space below. May 6, 2026 Item #2 68 of 229 2 Proposed Deviation: Maximum building height of 60’ and flve stories. The flfth story will be 92% of the fourth story. Reason for Waiver Request: Given the project is 5 stories, implementation of this standard physically precludes implementation of the proposed project at the densities permitted by state law. The 50 residential units could not be provided in the event the fourth-fioor space was reduced. The proposed increase in height does not result in an impact to health or safety or the physical environment. The 5th story meets the intent of this standard. Waiver #4 Code/Policy Number: VBMP Section 2.7.1(H)(1) Required Standard: No building façade visible from any public street shall extend more than 40’ in length without a 5’ minimum variation in wall plane as well as a change in roof line. Proposed Deviation: Building facades range in length from 42” – 69’ with plane breaks ranging from 8’ to 10’. Reason for Waiver Request: Providing a plane break every 40’ in length will reduce the available fioor area to accommodate the residential units as designed. As such, implementation of this standard physically precludes implementation of the proposed project at the densities permitted by state law. The proposed deviation does not result in an impact to health or safety or the physical environment. The project does provide signiflcant articulation with plane breaks exceeding the 5’ minimum standard. The project meets the intent of this standard. Waiver #5 Code/Policy Number: VBMP 2.7.1(I)(1) Required Standard: New ground fioor street frontage uses shall have a minimum average building depth of 25’. Proposed Deviation: Retail along Carlsbad Village Drive to have a depth of 22’. Retail along Jefferson Street to have an average depth of 21’-8”. Reason for Waiver Request: Given the proximity of the project to a major transit stop, no onsite parking is required. However, the project has elected to provide parking for the residential units as an amenity for residents. Increasing the depth of the retail spaces beyond what is proposed would physically preclude the provision of the onsite parking. May 6, 2026 Item #2 69 of 229 3 The proposed reduction in retail depth does not result in an impact to health or safety or the physical environment. Waiver #6 Code/Policy Number: CMC 21.44.060(A)(3)Table D Required Standard: Enclosed parking garage with multiple, open parking spaces… Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns or posts. Proposed Deviation: 2ft Reduction in length of standard parking stalls. General parking spaces will have a stall size of 9 feet by 18 feet and Compact spaces will have a stall size of 8 feet by 18 feet. 20 percent of the 51 parking stalls will be compact. Reason for Waiver Request: Given the proximity of the project to a major transit stop, no onsite parking is required. However, the project has elected to provide parking for the residential units as an amenity for residents. Increasing the length of the parking stalls beyond what is proposed would signiflcantly impact the commercial SF and compromise the proposed building footprint. Meeting the 20-foot length would physically reduce the number of covered parking spaces proposed as a provision to residents. The proposed reduction of the parking stall size does not result in an impact to health or safety or the physical environment. The proposed project requests the following incentive pursuant to Government Code Section 65915(d)(1): Incentive #1 Code/Policy Number: CMC Table 5.106.5.3.3 – Commercial Parking. Required Standard: Provision of four EV capable and two accessible commercial parking spaces. Proposed Incentive: The applicant requests an incentive to eliminate three required EV capable parking spaces. ADA accessible commercial parking will be provided. Adding three additional commercial parking spaces would require the construction of a subterranean garage. Accordingly, the incentive results in actual, identiflable cost savings that can fund the onsite affordable housing. The incentive does not result in an unmitigable speciflc adverse impact to public health or safety or physical environment and is not contrary to state or local law. May 6, 2026 Item #2 70 of 229 3 + 3DJHRI 5HYLVHG 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. May 6, 2026 Item #2 71 of 229 8 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet 5T H F L O O R 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 09/05/2024 DISC SUB 01 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 UP DN DN DN DW REF DW REF DW RE F DW RE F DW RE F RE F DW REF REF REF RE F RE F REF 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft 0 4'8'16' W/D W/D W/D W/D W/ D W/DW/D W/ D W/D W/ D W/D W/D 1A301 1A302 2A301 #DrgID#LayID 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 2A302 36 sq ft 101'-6"154'-10" 2'-10"101'-6" 23 sq ft 66 sq ft 256'-4" 54'-8"23'-2"82'-1"28'-6"67'-11" 36'-2"9'-8"10'-4"8'-8"36'-3"9'-6"67'-11"38'-2" 79 ' - 2 " 13 ' - 6 " 41 ' - 2 " 8'-8"15'-8"2"29'-8"15'-8"31'-8" 11'-4"16'-0"21'-2"11'-10"34'-2"11'-10"21'-2"16'-0"11'-4" 79 ' - 2 " 6' - 1 0 " 13 ' - 8 " 13 ' - 2 " 15 ' - 8 " 29 ' - 8 " 2" 13 4 ' - 8 " 91 ' - 2 " 42 ' - 8 " 10 " 6' - 1 0 " 13 ' - 8 " 32 ' - 2 " 22 ' - 6 " 10 ' - 1 0 " 16 ' - 0 " 31 ' - 1 0 " 2" 13 ' - 6 " 14 ' - 2 " 2" 13 ' - 6 " 14 ' - 4 " 14 ' - 2 " 13 ' - 6 " 6' - 6 " 61 ' - 0 " 31 ' - 1 0 " 15 ' - 4 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5'- 8 " 6'-0"10'-10" 29 ' - 2 " 6'- 0 " 256'-4" PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT ROOF PLANTER 506 A601 502 A601 503 A602 504 A602 505 A601 501 A603 507 A60- 508 A60- 509 A60- 513 A60- 512 A60- 511 A60- 510 UP UP N MW DW MW DW MW DW BB BB BB BB BB BB P BB BB MW DW P BB BB MW DW P BBBBMW DW AMENITY DECK STAIR 3 STAIR 2 STAIR 1 OPEN OPEN STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. MAINT. IDF TC ROOM E1 E2 A1 A1.1 A2 A2 A1 B1B1.1 B1.2 B3 C1 C2 C2 SCALE: 1/8" = 1'-0"1 5TH FLOOR PLAN May 6, 2026 Item #2 72 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 09/05/2024 DISC SUB 01 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 89 10 11121314 15161718DN 78 91011 12131415 161718 DN 78 9101112131415161718 DN 1234567 UP UP UP REF DW REF DW DW REF DW REF RE F DW REF DW DW RE F DW RE F RE F DW REF DW DW RE F RE F DW REF DW 1,228 sq ft1,228 sq ft 1,228 sq ft 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft 0 4'8'16' W/D W/D W/D W/D W/ D W/D W/DW/D W/ D W/D W/ D W/D W/D 1A301 1A302 2A301 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 2A302 256'-4" 3'-0"51'-6"23'-4"82'-1"28'-6"67'-11" 13'-6"38'-0"36'-2"2"9'-6"36'-3"2"10'-2"8'-6"2"9'-6"36'-3"2"31'-6" 13 4 ' - 8 " 79 ' - 2 " 54 ' - 8 " 10 " 13 ' - 6 " 41 ' - 2 " 79 ' - 2 " 6' - 1 0 " 13 ' - 8 " 13 ' - 0 " 2" 15 ' - 8 " 29 ' - 8 " 2" 2'-10"101'-6" 8'-8"15'-8"2"29'-8"15'-8"2"22'-4"9'-2" 154'-10"101'-6" 11'-4"16'-0"21'-2"11'-10"34'-2"11'-10"21'-2"16'-0"11'-4" 13 4 ' - 8 " 91 ' - 2 " 10 ' - 1 0 " 31 ' - 1 0 " 10 " 6' - 1 0 " 13 ' - 8 " 13 ' - 0 " 2" 19 ' - 0 " 22 ' - 6 " 16 ' - 0 " 2" 10 ' - 6 " 2" 22 ' - 8 " 9' - 2 " 2" 13 ' - 6 " 14 ' - 2 " 2" 13 ' - 6 " 14 ' - 2 " 2" 14 ' - 2 " 13 ' - 6 " 6' - 6 " 61 ' - 0 " 31 ' - 1 0 " 15 ' - 4 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5'- 8 " 6'-0"10'-10" 29 ' - 2 " 6'- 0 " 256'-4" 23 sq ft 36 sq ft 66 sq ft 937 sq ft 937 sq ft 876 sq ft 876 sq ft 1,632 sq ft 2,239 sq ft2,239 sq ft 944 sq ft 1,791 sq ft 1,565 sq ft PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT 401 402 403 404 405 406 407408 409 410411 412 413 N STAIR 2 STAIR 1 STAIR 3 UNIT B1 UNIT A1 UNIT A2 UNIT A2 UNIT B1a UNIT B1b UNIT A1 UNIT A1 UNIT C2 UNIT C2 STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. MAINT. IDF OPEN OPEN UNIT A1.1 TC ROOM E1 E2UNIT C1 UNIT B2.1 UNIT B2 SCALE: 1/8" = 1'-0"1 4TH FLOOR PLAN 05/08/2025 DISC SUB 04 May 6, 2026 Item #2 73 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet 5T H F L O O R 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 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 09/05/2024 DISC SUB 01 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 UP DN DN DN REF DW REF DW DW REF DW REF RE F DW DW RE F DW RE F RE F DW REF DW DW RE F RE F DW REF DW 1,228 sq ft1,228 sq ft 1,228 sq ft 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft 0 4'8'16' W/D W/D W/D W/D W/ D W/DW/D W/ D W/D W/ D W/D W/D 1A301 1A302 2A301 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 2A302 13 4 ' - 8 " 101'-6"154'-10" 2'-10"101'-6" 256'-4" 54'-6"23'-4"82'-1"28'-6"67'-11" 36'-2"2"9'-6"36'-3"2"10'-2"8'-6"2"9'-6"36'-3"31'-8"38'-0" 79 ' - 2 " 13 ' - 6 " 41 ' - 2 " 10 " 8'-8"15'-8"2"29'-8"15'-8"31'-8" 11'-4"16'-0"21'-2"11'-10"34'-2"11'-10"21'-2"16'-0"11'-4" 79 ' - 2 " 6' - 1 0 " 13 ' - 8 " 13 ' - 0 " 2" 15 ' - 8 " 29 ' - 8 " 2" 13 4 ' - 8 " 91 ' - 2 " 10 ' - 1 0 " 31 ' - 1 0 " 10 " 6' - 1 0 " 13 ' - 8 " 13 ' - 0 " 2" 19 ' - 0 " 22 ' - 6 " 16 ' - 0 " 2" 10 ' - 6 " 2" 7' - 4 " 24 ' - 6 " 2" 13 ' - 6 " 14 ' - 2 " 2" 13 ' - 6 " 14 ' - 2 " 2" 14 ' - 2 " 13 ' - 6 " 6' - 6 " 61 ' - 0 " 31 ' - 1 0 " 15 ' - 4 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5'- 8 " 6'-0"10'-10" 29 ' - 2 " 6'- 0 " 256'-4" 36 sq ft 23 sq ft 66 sq ft 937 sq ft 937 sq ft 876 sq ft 876 sq ft 2,239 sq ft2,239 sq ft 944 sq ft 1,791 sq ft 1,565 sq ft PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT BMP PER CIVIL ROOF PLANTER 501 502 503 504 505 506 507508 509 510511 512 513 UP UP N AMENITY DECK STAIR 3 STAIR 2 STAIR 1 UNIT C2 UNIT C2 OPEN OPEN UNIT B1 UNIT A1 UNIT A2 UNIT B1a UNIT B1b UNIT A1 UNIT A2 STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. MAINT. IDF UNIT A1.1 TC ROOM E1 E2UNIT C1 UNIT B2.1 SCALE: 1/8" = 1'-0"1 5TH FLOOR PLAN 05/08/2025 DISC SUB 04 May 6, 2026 Item #2 74 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 09/05/2024 DISC SUB 01 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 UP UP UP UP UP 0 4'8'16' 1A301 1A302 2A301 #DrgID#LayID 13 3 ' - 4 " 256'-4" 5'-0"12'-8"2'-8"48'-0"6'-8"48'-0"6'-8"24'-0"16'-8"12'-0"10'-0"24'-0"18'-0"15'-10"6'-2" 10'-2"257'-2" 154'-10"10"101'-6" 13 3 ' - 4 " 72 ' - 1 0 " 10 " 59 ' - 8 " 10'-8"78'-2"15'-0"51'-0" 20 ' - 8 " 36 ' - 0 " 8' - 0 " 24 ' - 0 " 27 ' - 4 " 14 ' - 6 " 2'- 0 " 10 " UGPSPV UGPS DEDICATION / NEW PROPERTY LINE EX. PROPERTY LINE DEDICATION PROPOSED DEDICATION / NEW PROPERTY LINE EX. PROPERTY LINE GAS METERS BMP PER CIVIL BMP PER CIVIL, TYP. BMP, TYP. EXISTING SINGLE STORY NEIGHBOR BUILDING 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 2A302 N VEHICULAR GATE(VENTED) LINE OF FLOOR ABOVE PROPERTY LINE MAILBOXES 32 BIKES T R T R T R TRASH4 CY COMP.4 CY TRASH4 CY REC4 CY LOBBY RETAIL 3 STAIR 1 STAIR 2 ELECTRICAL ROOM E1 E2 ELEV. MECH BIKE ROOM PUMP ROOM TRASH STAIR 3 RETAIL 1 FIRE PUMP ROOM PARKING RETAIL 2 PARCEL ROOM MPOE SCALE: 1/8" = 1'-0"1 1ST FLOOR PLAN May 6, 2026 Item #2 75 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 09/05/2024 DISC SUB 01 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 DN A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 DW RE F DW RE F REF REF RE F RE F REF REF REF REF RE F RE F 36 sq ft 966 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft DN DN UP UP UP 0 4'8'16' W/D W/D W/D W/ D W/ D W/D W/ D W/D W/D W/D W/DW/D 1A301 1A302 2A301 #DrgID#LayID 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 13'-6"38'-2" 66 sq ft 23 sq ft 256'-4" 3'-0"67'-11"51'-8"23'-2"110'-7" 13 4 ' - 8 " 91 ' - 2 " 10 " 42 ' - 8 " 6' - 1 0 " 13 ' - 8 " 13 ' - 0 " 2" 19 ' - 0 " 22 ' - 6 " 2" 10 ' - 6 " 16 ' - 0 " 32 ' - 0 " 13 4 ' - 8 " 79 ' - 2 " 55 ' - 6 " 79 ' - 2 " 6' - 1 0 " 26 ' - 8 " 2" 15 ' - 8 " 29 ' - 8 " 2" 256'-4" 154'-10"101'-6" 101'-6" 2'-10"24'-4"2"29'-8"15'-8"31'-8" 11'-4"16'-0"21'-2"11'-10"17'-0"2"50'-0"16'-0"11'-4" 13 ' - 6 " 14 ' - 2 " 14 ' - 4 " 13 ' - 6 " 15 ' - 1 0 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5'- 8 " 2"31'-6"36'-2"2"9'-6"36'-3"10'-4"8'-8"9'-6"36'-3" 6'-10"6'-0"4'-6"10'-0"10'-0"10'-0" 38 sq ft PROPERTY LINE PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT BMP PER CIVIL 201 BMP PER CIVIL BMP PER CIVIL BMP PER CIVIL PRIVATE PATIO PRIVATE PATIO A601 202 A601 203 A602 204 A602 205 A603 207 A60- 208 A60- 209 A60- 213 A60- 206 A60- 212 A60- 211 A60- 210 2A302 N MW DW MW DW BB BB BB BB P BB BB MW DW P BB BB MW DW P BBBBMW DW P BB BB MW DW P BB BB MW DW BBBBMW DW DW BB BB MW P BB BB MW DW STAIR 2 STAIR 1MAINT. CLUB ROOM STAIR 3 TC ROOM COURTYARD E1 E2 IDF STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. A1 A1.1 A2 A2 B1B1.1 B1.2 B3 B2.1 C1 C2.1 C3 8" CONCRETE WALL 8" CMU WALL 2x6 WOOD STUD @ 16" O.C. 2x4 WOOD STUD @ 16" O.C. 2x FURRING 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 WALL LEGEND SCALE: 1/8" = 1'-0"1 2ND FLOOR PLAN May 6, 2026 Item #2 76 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 09/05/2024 DISC SUB 01 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 DW RE F DW RE F REF REF REF RE F RE F REF REFREF REF RE F RE F 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft DN DN DN UP UP UP 0 4'8'16' W/D W/D W/DW/D W/ D W/D W/ D W/D W/ D W/D W/D W/DW/D 1A301 1A302 2A301 #DrgID#LayID 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 2A302 36 sq ft 23 sq ft 66 sq ft 256'-4" 54'-8"23'-2"110'-7"67'-11" 38'-2"36'-3"10'-4"8'-8"36'-2"9'-8"9'-6"36'-5"31'-6" 79 ' - 2 " 54 ' - 8 " 13 ' - 6 " 41 ' - 2 " 79 ' - 2 " 6' - 1 0 " 13 ' - 8 " 13 ' - 0 " 2" 15 ' - 8 " 29 ' - 8 " 2" 2'-10"101'-6" 24'-4"2"29'-8"15'-8"2"22'-4"9'-2" 256'-4" 154'-10"101'-6" 11'-4"16'-0"21'-2"11'-10"17'-2"50'-0"16'-0"11'-4" 13 4 ' - 8 " 91 ' - 2 " 42 ' - 8 " 10 " 6' - 1 0 " 13 ' - 8 " 13 ' - 0 " 2" 19 ' - 0 " 22 ' - 6 " 2" 10 ' - 8 " 16 ' - 0 " 31 ' - 1 0 " 13 ' - 6 " 14 ' - 2 " 13 ' - 8 " 14 ' - 2 " 14 ' - 2 " 2" 13 ' - 6 " 61 ' - 0 " 31 ' - 1 0 " 15 ' - 4 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5'- 8 " 6'-0"10'-10" 29 ' - 2 " 6'- 0 " PROPERTY LINE PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT A601 302 A601 303 A602 304 A602 305 A601 301 A603 307 A60- 308 A60- 309 A60- 313 A60- 306 A60- 312 A60- 310 A60- 311 N MW DW MW DW MW DW BB BB BB BB BB BB P BB BB MW DW P BB BB MW DW P BBBBMW DW P BB BB MW DW P BB BB MW DW BBBBMW DW DW BB BB MW P BB BB MW DW STAIR 2 STAIR 1 STAIR 3 IDF STO. MAINT. STO. STO. STO. STO. STO. STO. STO.STO. STO. STO. STO. OPEN TC ROOM E1 E2 OPEN A1 A1.1 A2 A2 A1 B1B1.1 B1.2 B3 B2 C1 C3C2.1 8" CONCRETE WALL 8" CMU WALL 2x6 WOOD STUD @ 16" O.C. 2x4 WOOD STUD @ 16" O.C. 2x FURRING 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 WALL LEGEND SCALE: 1/8" = 1'-0"1 3RD FLOOR PLAN May 6, 2026 Item #2 77 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 09/05/2024 DISC SUB 01 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 DW RE F DW RE F REF REF REF RE F RE F REF REF REF REF RE F RE F 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft DN DN DN UP UP UP 0 4'8'16' W/D W/D W/D W/D W/ D W/D W/DW/D W/ D W/D W/ D W/D W/D 1A301 1A302 2A301 #DrgID#LayID 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 2A302 23 sq ft 36 sq ft 66 sq ft 256'-4" 54'-8"23'-2"178'-6" 38'-2"36'-3"10'-4"8'-8"9'-6"36'-5"31'-6"36'-2"9'-8" 79 ' - 2 " 54 ' - 8 " 13 ' - 6 " 41 ' - 2 " 79 ' - 2 " 6' - 1 0 " 13 ' - 8 " 13 ' - 0 " 2" 15 ' - 8 " 29 ' - 8 " 2" 2'-10"101'-6" 8'-8"15'-8"2"29'-8"15'-8"2"22'-4"9'-2" 154'-10"101'-6" 11'-4"16'-0"21'-2"11'-10"34'-2"11'-10"21'-2"16'-0"11'-4" 13 4 ' - 8 " 91 ' - 2 " 42 ' - 8 " 10 " 6' - 1 0 " 13 ' - 8 " 13 ' - 0 " 2" 19 ' - 0 " 22 ' - 6 " 10 ' - 8 " 22 ' - 6 " 16 ' - 0 " 9' - 6 " 2" 13 ' - 6 " 13 ' - 6 " 14 ' - 2 " 2" 14 ' - 2 " 13 ' - 6 " 6' - 6 " 61 ' - 0 " 31 ' - 1 0 " 15 ' - 4 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5'- 8 " 6'-0"10'-10" 29 ' - 2 " 6'- 0 " 256'-4" PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT A601 402 A601 403 A602 404 A602 405 A601 401 A603 407 A60- 408 A60- 409 A60- 413 A60- 406 A60- 412 A60- 411 A60- 410 N MW DW MW DW MW DW BB BB BB BB BB BB P BB BB MW DW P BB BB MW DW P BBBBMW DW P BB BB MW DW P BB BB MW DW BBBBMW DW DW BB BB MW P BB BB MW DW STAIR 2 STAIR 1 STAIR 3 STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. MAINT. IDF OPEN OPEN TC ROOM E1 E2 A1 A1.1 A2 A2 A1 B1B1.1 B1.2 B3 B2 C1 C2 C2 SCALE: 1/8" = 1'-0"1 4TH FLOOR PLAN May 6, 2026 Item #2 78 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet 5T H F L O O R 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 09/05/2024 DISC SUB 01 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 UP DN DN DW REF DW REF DW RE F DW RE F DW RE F RE F DW REF REF REF RE F RE F REF DN 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft 0 4'8'16' W/D W/D W/D W/D W/ D W/DW/D W/ D W/D W/ D W/D W/D 1A301 1A302 2A301 #DrgID#LayID 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 2A302 36 sq ft 101'-6"154'-10" 2'-10"101'-6" 23 sq ft 66 sq ft 256'-4" 54'-8"23'-2"82'-1"28'-6"67'-11" 36'-2"9'-8"10'-4"8'-8"36'-3"9'-6"67'-11"38'-2" 79 ' - 2 " 13 ' - 6 " 41 ' - 2 " 8'-8"15'-8"2"29'-8"15'-8"31'-8" 11'-4"16'-0"21'-2"11'-10"34'-2"11'-10"21'-2"16'-0"11'-4" 79 ' - 2 " 6' - 1 0 " 13 ' - 8 " 13 ' - 2 " 15 ' - 8 " 29 ' - 8 " 2" 13 4 ' - 8 " 91 ' - 2 " 42 ' - 8 " 10 " 6' - 1 0 " 13 ' - 8 " 32 ' - 2 " 22 ' - 6 " 10 ' - 1 0 " 16 ' - 0 " 31 ' - 1 0 " 2" 13 ' - 6 " 14 ' - 2 " 2" 13 ' - 6 " 14 ' - 4 " 14 ' - 2 " 13 ' - 6 " 6' - 6 " 61 ' - 0 " 31 ' - 1 0 " 15 ' - 4 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5'- 8 " 6'-0"10'-10" 29 ' - 2 " 6'- 0 " 256'-4" PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT ROOF PLANTER 506 A601 502 A601 503 A602 504 A602 505 A601 501 A603 507 A60- 508 A60- 509 A60- 513 A60- 512 A60- 511 A60- 510 UP UP N MW DW MW DW MW DW BB BB BB BB BB BB P BB BB MW DW P BB BB MW DW P BBBBMW DW AMENITY DECK STAIR 3 STAIR 2 STAIR 1 OPEN OPEN STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. MAINT. IDF TC ROOM E1 E2 A1 A1.1 A2 A2 A1 B1B1.1 B1.2 B3 C1 C2 C2 SCALE: 1/8" = 1'-0"1 5TH FLOOR PLAN May 6, 2026 Item #2 79 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 09/05/2024 DISC SUB 01 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 UP A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 UP UP UP UP 0 4'8'16' 1A301 1A302 2A301 #DrgID#LayID 13 3 ' - 4 " 256'-4" 5'-0"12'-8"2'-8"48'-0"6'-8"48'-0"6'-8"24'-0"16'-8"12'-0"10'-0"24'-0"18'-0"15'-10"6'-2" 10'-2"257'-2" 154'-10"10"101'-6" 13 3 ' - 4 " 72 ' - 1 0 " 10 " 59 ' - 8 " 10'-8"78'-2"15'-0"51'-0" 20 ' - 8 " 36 ' - 0 " 8' - 0 " 24 ' - 0 " 27 ' - 4 " 14 ' - 6 " 2'- 0 " 10 " UGPSPV UGPS DEDICATION / NEW PROPERTY LINE EX. PROPERTY LINE DEDICATION PROPOSED DEDICATION / NEW PROPERTY LINE EX. PROPERTY LINE GAS METERS BMP PER CIVIL BMP PER CIVIL, TYP. BMP, TYP. EXISTING SINGLE STORY NEIGHBOR BUILDING 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 2A302 N VEHICULAR GATE(VENTED) LINE OF FLOOR ABOVE PROPERTY LINE MAILBOXES 32 BIKES T R T R T R TRASH4 CY COMP.4 CY TRASH4 CY REC4 CY LOBBY RETAIL 3 STAIR 1 STAIR 2 ELECTRICAL ROOM E1 E2 ELEV. MECH BIKE ROOM PUMP ROOM TRASH STAIR 3 RETAIL 1 FIRE PUMP ROOM PARKING RETAIL 2 PARCEL ROOM MPOE SCALE: 1/8" = 1'-0"1 1ST FLOOR PLAN May 6, 2026 Item #2 80 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 09/05/2024 DISC SUB 01 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 - DEMOLITION OF EXISTING STRUCTURES - CONSTRUCTION OF A MIXED USE 5-STORY MULTIFAMILY RESIDENTIAL & COMMERCIAL BUILDING - THE BUILDING WILL BE COMPRISED OF 50 RESIDENTIAL CONDOMINIUM UNITS AND 3 GROUND-LEVEL COMMERCIAL SPACES (FUTURE T.I.) - ASSOCIATED GRADING, HARDSCAPE, AND LANDSCAPE SCOPE OF WORK PROJECT LOCATION VICINITY MAP CARL S B A D V I L L A G E D R . GRAN D A V E J E F F E R S O N S T H A R D I N G S T N 0 5'10'20' 17 5 ' - 1 1 3 / 8 " 15'-2" 7' - 6 " 3' - 0 " 4'- 0 " 40'-0"7'-6" 15 1 ' - 1 1 3 / 8 " 8'-0"7'-6" 9' - 0 " 8' - 0 " 9'- 0 " 8' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 8' - 0 " 9' - 0 " 8' - 0 " 9'- 0 " 9' - 0 " 8' - 0 " 9'- 0 " 5'-0"8'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0" 5' - 0 " 5' - 0 " 9'-0"9'-0"9'-0"9'-0"9'-0"9'-0" 8' - 0 " 9' - 0 " 8' - 0 " 9'- 0 " 9' - 0 " 8' - 0 " 9'- 0 " 5' - 0 " 5' - 0 " 8' - 0 " 9' - 0 " 8' - 0 " 9'- 0 " 9' - 0 " 8' - 0 " 9'- 0 " 9' - 0 " 9' - 0 " 9' - 0 " 5' - 4 " 9' - 0 " 8' - 0 " 8' - 0 " 9' - 0 " 5' - 4 " 5'-0"9'-0"9'-0"9'-0" 18'-0"24'-0"DRIVE AISLE 19'-0"18'-0"24'-0"DRIVE AISLE 20'-0" 10'-2 1/2"STBK 1' - 0 " ST B K 1' - 0 " ST B K 4'-0" 10 " 4'-0" 10" 4' - 0 " DE D . 7'-6"DED. 24 ' - 0 " DR I V E A I S L E 18 ' - 0 " 8" 18 ' - 0 " 18'-0" 14 ' - 0 " BUILDING TO PL REFERENCE POINT DEDICATION PROPOSED TRANSFORMER FIRE BACKFLOW DOMESTIC / IRRIGATION BACKFLOW VEHICULAR GATE (VENTED) EX. RETAINING WALL TO REMAIN GAS METERS DEDICATION EX. DRY UTILITY VAULT TO BE REMOVED PROPOSED SITE FENCE BMP PER CIVIL, TYP. SECURITY FENCE VISIBILITY CLEAR ZONE SERVICE AND DELIVERY LOCATION AREA FOR RETAIL 3 SERVICE AND DELIVERY LOCATION AREA FOR RETAIL 2 SERVICE AND DELIVERY LOCATION AREA FOR RETAIL 1 WALL MOUNTED COMMERCIAL MECHANICAL EQUIPMENT.SEE DETAIL 2 FOR CLEARANCES WALL MOUNTED COMMERCIAL MECHANICAL EQUIPMENT. SEE DETAIL 2 FOR CLEARANCES LINE OF PROJECTED FLOOR AND ROOF ABOVE LINE OF PROJECTED FLOOR AND ROOF ABOVE LINE OF PROJECTED FLOOR AND ROOF ABOVE LINE OF PROJECTED FLOOR AND ROOF ABOVE LINE OF PROJECTED FLOOR AND ROOF ABOVE KNOX BOX KNOX BOX KNOX BOX KNOX BOX COMPACT CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T WALL MOUNTED COMMERCIAL MECHANICAL EQUIPMENT.SEE DETAIL 2 FOR CLEARANCES N 34° 01' 46" W 275.31' N 55 ° 5 7' 41 " E 69. 9 4' N 34° 01' 57" W 100.12' N 5 5 ° 5 7 ' 5 1 " E 70 . 0 0 ' N 34° 01' 57" W 175.21' N 5 5 ° 5 8 ' 13 " E 1 39 .9 5' NOT A PART OF LOT JEFFERSON ST. CA R L S B A D V I L L A G E D R . ALLEY 29 28 14 21 EXISTING SINGLE STORY NEIGHBOR BUILDING 1 2 3 4 5 6 7 8 9 10 11 1312 15 16 17 18 19 2022 23 24 25 26 2730 31 32 33 34 35 363738 39 40 41 42 43 44 48 47 46 45 49 50 51 N 6' - 3 1 / 4 " ST B K 10 ' - 3 1 / 4 " ST B K 5'- 3 1 / 4 " ST B K 1'-3 3/4"STBK 18'-0"18'-0"24'-0"DRIVE AISLE 10" 2'-10" 2' - 1 0 " 5' - 1 0 " 5' - 0 " 10" 2' - 1 0 " 4' - 1 1 " 5' - 0 " M A X ST B K 51 PARKING STALLS 2 VAN ADA 1 STANDARD ADA8 ELECTRIC VEHICLE CHARGING STATIONS (EVCS)27 EV READY3 EV CAPABLE13 COMPACT EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV C S EV C S VA N A D A EV C S VA N A D A EV C S STANDARD ADAEVCS EVCS EVCS EV C S EV RE A D Y EV RE A D Y EV RE A D Y EV CA P A B L E EV CA P A B L E EV CA P A B L E BIKE RACK ACCESSIBLE PATH OF TRAVEL PROPOSED FIRE HYDRANT EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y PROPOSED 5-STORY MIXED-USE BUILDING PARKING RETAIL 3 RETAIL 1 RETAIL 2 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 DEVELOPMENT SUMMARY 05 PROJECT INFORMATION ADDRESS:SITE GROSS AREA .72 AC 31,513 SF CARLSBAD, CA SITE AREA NET .69 AC 29,924 SF OWNER A.P.N.203-354-15 PARCEL 1 PROJECT NAME APPLICATION TYPES PARCEL 2 DEVELOPMENT REGULATIONS BASE ZONE VILLAGE CENTER DISTRICT MIN MAX DENSITY 28 DU / AC 35 DU / AC COMMUNITY PLAN V-B (VILLAGE BARRIO) PROPOSED BUILDING 87% OVERLAY ZONES: COASTAL ZONE COVERAGE MASTER PLAN:OCCUPANCY TYPES: EXISTING LAND USE:COMMERCIAL CONSTRUCTION TYPE: PROPOSED LAND USE: GROUND FLOOR HEIGHT 14 FT SETBACKS REQUIREDPROPOSED MAX STRUCTURE HEIGHT 45 FT 4 STORIES FRONT 0 FT MIN 2'-5" 5 FT MAX PROPOSED BUILDING HEIGHT 72 FT 5 STORIES SIDE 0 FT MIN VARIES APPLICABLE CODES 2022 CBC, CFC, CMC, CPC, CEC REAR 0 FT MIN 10'-2" AREA OF BUILDINGS BANK BUILDING 6,460 SF SIDE STREET N/A AND STRUCTURES BANK TRELLIS 1,211 SF TO BE DEMOLISHED TRASH ENCLOSURE 58 SF TOTAL 7,729 SF A2 - COMMERCIAL IA AT LEVEL 1 IIIA MODIFIED AT LEVELS 2-5 MIXED-USE (RESIDENTIAL / COMMERCIAL) R2 - RESIDENTIAL COASTAL DEVELOPMENT PERMIT (CDP)CARLSBAD, ACCORDING TO MAP NO.775 VILLAGE AND BARRIO MASTER PLAN (VBMP), VILLAGE CENTER (VC) DISTRICT LOTS 5 TO 11 INCLUSIVE, IN BLOCK 56 OFSITE DEVELOPMENT PLAN (SDP) 27, 329 SF / 31,513 SF = .87 LEGAL DESCRIPTION THE EAST HALF OF LOTS 1 TO 4 INCLUSIVE, IN BLOCK 56 OF CARLSBAD, ACCORDING TO MAP NO.775 840 CVD LLC 5315 AVENIDA ENCINCAS SUITE 200 CARLSBAD, CA 92008 (949) 637-3254 RINCON CVD 10/22/2024840 CARLSBAD VILLAGE DRIVE 840 CARLSBAD VILLAGE DRIVE TENTATIVE MAP (CT) 8' - 0 " 6' - 0 " MECH. UNIT SERVICE CLEARANCES UNIT CLEARANCE REQUIREMENTS SCALE: 1" = 10'1 ARCHITECTURAL SITE PLAN SCALE: 1/8" = 1'-0"2 MECH. UNIT DIAGRAM PROJECT INFORMATION May 6, 2026 Item #2 81 of 229 Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov Density Bonus IB-112 This bulletin outlines the development allowances provided under Govt. Code §65915, commonly referred to as state density bonus law. The bulletin is only intended to summarize the key provisions of state law rather than cite them in total. The document has been updated to include recent state legislation, including AB 1287, the “middle-income homes density bonus law,” which became effective January 1, 2024. BACKGROUND State density bonus law allows a developer to increase density (total number of homes) allowed on a property above the maximum set under a city’s local land use plan (Carlsbad General Plan) by as much as 100%. In addition, qualifying applicants can also receive reductions in required development standards such as setbacks and height limits when those standards prevent the applicant from achieving the density allowed under state law. Other tools include reduced or no parking requirements for certain project types. In exchange for these benefits, a certain number of the new dwelling units within the development project must be reserved for lower-income households, seniors, or the other eligible affordable housing projects. Pursuant to Government Code §65915(a)(1), each jurisdiction must adopt an ordinance that specifies how compliance with density bonus law will be implemented. Failure to adopt an ordinance does not relieve the city from complying with state density bonus law. As such, the city’s adopted ordinance, Carlsbad Municipal Code §21.86, references state mandates where appropriate (as opposed to repeating state code requirements) and focuses more on the permit processing requirements for density bonus applications. ELIGIBILITY Any housing development that proposes five or more units and incorporates at least one of the following is eligible for a density bonus. Note: Accessory Dwelling Units (ADUs) may be included as part of a single-family or multi-family development, but ADUs do not count towards/against the total density allowed under state density bonus. Refer to info-bulletin IB-111 for more on ADUs. •At least 5% of the housing units are restricted to very low-income residents. •At least 10% of the housing units are restricted to low-income residents. •At least 10% of the units in a for-sale housing development are restricted for moderate- income. •100% of the housing units (other than manager’s units) are restricted affordable with a maximum of 20% of the units being moderate. •At least 10% of the housing units are rent restricted at the very low-income level for transitional foster youth, disabled veterans, or homeless persons. •At least 20% of the housing units are for low- income college students in housing dedicated for full-time students at accredited colleges. •The project donates at least one acre of land to the city for very low-income units, and the land Exhibit 6 May 6, 2026 Item #2 82 of 229 Page 2 of 8 IB-112_State Density Bonus Law_Updated: September 2025 has the appropriate permits and approvals and access to needed public facilities. • The project is a senior citizen housing development; in which case, no affordable units are required. • The project is a mobile home park that is age- restricted to senior citizens; in which case, no affordable units are required. AFFORDABILITY DURATION & COST State density bonus law establishes how long an affordable unit must stay affordable. • Affordable rental units must be restricted at the targeted income level group for at least 55 years. • Affordable for-sale units must be restricted at the targeted income level group for at least 30 years, which starts after the initial sale of the affordable unit. Affordable units may be sold at a market price to other than targeted households provided that the sale results in an equity sharing agreement with the city. • Affordability cost is calculated pursuant to California Health and Safety Code Section 50053 (for-rent) and 50052.5 (for-sale). DENSITY BONUS CALCULATIONS Despite the city’s rounding requirements under CMC §21.53.230 (Table A), for projects utilizing density bonus, Government Code §65915(q) requires that each component of any density calculation resulting in fractional units shall be separately rounded up to the next whole number. In other words, all density related calculations must be rounded up. Base Density Calculation Step one in calculating density bonus is to calculate the project’s base density, which represents the number of dwelling units allowed under the city’s General Plan, per acre of property. Calculating base density under density bonus is no different from how the city calculates density for standard residential development projects, with the following exceptions: • While the city uses developable (or net) acreage in determining density, density bonus law requires cities to use gross acreage. This allowance was clarified in an HCD technical assistance letter dated July 26, 2023. • While the city utilizes a “mid-range” density calculation for determining the allowable number of units on a property, state law requires that density bonus be calculated based upon the maximum density allowed under the city’s General Plan and zoning ordinance for the subject property. • Pursuant to SB-330 (Housing Crisis Act of 2019), the city is prohibited from enforcing housing caps. As such, the housing caps in the city’s Growth Management Plan (GMP) cannot be applied to new housing development projects. Refer to IB-132 for more information on SB-330 and Reso No. 2021-074 for the city’s suspension of the GMP cap limits and performance standard moratorium provisions. Density Bonus Calculation Step two in calculating density bonus is to calculate the project’s density increase, which represents the number of units allowed in addition to the base density units. These additional dwelling units are set per a sliding scale, based upon two primary factors: • The percentage of units in the project that will be set aside (reserved) as affordable; and, • The household income category of those affordable units (i.e., very low, low, or moderate income). For convenience, a Density Bonus Table is included on page six of the city’s Density Bonus Report (Form P- 1(H)). As you will see from the table, the number of affordable units (far left column) and the level of affordability (top row) greatly influence the number of density bonus units that can be granted. For example, a project that reserves 10% of its units as affordable for very low-income families is eligible for a 32.5% density bonus, as opposed to a density bonus of May 6, 2026 Item #2 83 of 229 IB-112_State Density Bonus Law_Updated: September 2025 Page 3 of 8 only 20% if those same affordable units were reserved for low-income families. Refer to info-bulletin https://www.carlsbadca.gov/home/showpublishedd ocument/9634/637897580094270000 IB-137 (Carlsbad’s Housing Plan) for more information on household income and affordability. INCLUSIONARY HOUSING CALCULATIONS To help provide local affordable housing, the city in 1993 adopted an inclusionary housing ordinance (§21.85), which established the legal basis for requiring affordable (inclusionary) housing units in new residential development in the city. For more information, refer to info-bulletin IB-157 (Inclusionary Housing Program). While the city’s inclusionary regulations are separate from density bonus law, there are a few important provisions in the city’s inclusionary ordinance that directly affect density bonus projects, as reflected below. • The city’s inclusionary requirements apply to all proposed development projects that include residential units. This means that projects subject to the state density bonus law/city’s density bonus ordinance (§21.86), must also comply with the city’s inclusionary housing ordinance (§21.85). • Pursuant CA Attorney General Opinion No. 24- 501, local inclusionary housing requirements can only be applied to base density units, not the density bonus units. As such, irrespective of the requirements set forth under §21.85.030.B, projects proposing seven or more housing units are required to restrict at least 15% of the base density units, not the density bonus units, for low-income households. • When calculating inclusionary requirements, fractional units resulting in less than 0.5 are rounded down to the next whole number. • The required affordable inclusionary units satisfy the required affordable density bonus units. The city’s application of its inclusionary code is consistent with AB 2345 and the Department of Housing & Community Development’s (HCD) technical assistance letter dated September 2, 2022 to the City of West Hollywood. THEORETICAL EXAMPLE Sometimes showing the math helps folks better understand how density bonus works. The following is a theoretical example on how these different density calculations are applied. SECONDARY DENSITY BONUS AB 1287 (Alvarez, 2023) amended state density bonus law by requiring jurisdictions to award an additional (or second) density bonus for projects that have A property 1.003 acres in size has a zoning designation of R-15 (11.5 to 15 dwelling units per acre). Under density bonus, this results in a maximum base density of 15.05 units for this site (1.003 acres multiplied by 15 units per acre), which rounds up to 16 units. The applicant proposes that 3 of the 16 units will be reserved for low-income households. This results in 18.7% of the units that will be reserved as affordable housing (3 affordable units divided by 16 base density units), which rounds up to 19%. Based on the sliding scale found in the Density Bonus Table in the Density Bonus Report (Form P- 1(H)), with 19% of the affordable units reserved for low-income families, the project’s base density can increase by 33.5% or 5.36 units (16 base density units multiplied by 33.5%), which rounds up to 6 density bonus units for a total of 22 units for this project. To satisfy the city’s inclusionary ordinance, a total of 2.4 affordable low-income units are required for this project (15% inclusionary requirement multiplied by 16 base units), which rounds down to 2 units. In this example, the 3 affordable low-income units satisfy the requirements under state density bonus law as well as the two units required under the city’s inclusionary housing ordinance. May 6, 2026 Item #2 84 of 229 Page 4 of 8 IB-112_State Density Bonus Law_Updated: September 2025 allocated a certain amount of affordable housing for very-low income, low-income, or moderate-income units, as summarized in the section below. Minimum Eligibility The proposed density bonus project must comply with one of the following affordability requirements to be eligible for an additional density bonus. • A minimum of 15% of the base units are reserved for very low-income households; or • A minimum of 24% of the base units are reserved for low-income households; or • A minimum of 44% of the base units are reserved for moderate-income households. Density Increase Under state law, the city must grant the developer an additional density bonus if additional units are set aside for either very low or moderate-income households. Like traditional density bonus calculations, the secondary density bonus is also on a sliding scale, based on the project’s base density. For reference, the secondary density bonus allowances have been included in the Density Bonus Table found on page six of the city’s Density Bonus Report (Form P- 1(H)). To help illustrate how this secondary density bonus is applied, let us relook at the previous theoretical example. It is important to highlight that AB 1287 caps the affordable set aside at 50%. For projects that allocate the maximum of moderate-income units (44%), they would only be eligible to set aside another 6% of very- low income or moderate-income units to receive an additional bonus of 23.75% or 22.5%, respectively. REMOVAL OF EXISTING RENTAL UNITS Under density bonus law, projects that include the demolition or removal of affordable rental units are Instead of 3 units, the applicant now proposes that 5 of the 16 units will be reserved for low-income households. This results in 31.2% of the units that will be reserved as affordable housing, which rounds up to 32%. With 32% of the affordable units reserved for low- income households, the project’s base density can increase by 50% or 8.0 units (16 base density units multiplied by 50%), for a total of 24 units. Since more than 24% of the base units are being reserved for low-income households (31.2%, specifically), this project is eligible for a second density bonus. In this example, the applicant proposes to reserve an additional 15% of the base units for moderate-income households, which results in 2.4 units (16 base density units multiplied by 15%) that rounds up to 3 units. With 15% of the affordable units reserved for moderate-income households, the project’s base density can increase by an additional 50% or 8.0 units (16 base density units multiplied by 50%). As a result, the total project size increases to 32 total units, 8 of which will be restricted affordable, five at low-income, and three at moderate-income. May 6, 2026 Item #2 85 of 229 IB-112_State Density Bonus Law_Updated: September 2025 Page 5 of 8 ineligible for density bonus unless the units are replaced concurrent with the development of the project. This provision applies to the following types of rental units: • Units subject to recorded restrictions • Units subject to rent control • Units occupied by very low- or low-income households If household rental income cannot be determined, the city may assume households are occupied by low- income households in the same proportion as low- income renters in the city, consistent with AB 2556. Additionally, under state law the affordable units required under density bonus may also be used to satisfy any replacement unit requirements. This allowance was clarified in an HCD technical assistance letter dated December 14, 2023. DEVELOPMENT STANDARD DEVIATIONS Traditional development projects must be designed to comply with city established development standards and design regulations such as building height limitations, setback requirements, minimum parking ratios, and on-site open space directives. However, under state density bonus law, applicants can deviate from these development standards when found that the standards prevent the applicant from achieving the density allowed under the state law. There are two types of tools available to applicants: • Incentives & Concessions • Waivers Incentives & Concessions Incentives and concessions, as defined under state density bonus law, allow a developer to deviate from those requirements when modifying such regulations would provide “identifiable and actual cost reductions” to provide for affordable housing costs and rents. This requirement was clarified in the court decision of Schreiber v. City of Los Angeles (later codified as part of the passage of AB 1287) and the sections below reflect the holdings in that case. Application A few key considerations regarding the application of incentives or concessions: • Under the government code, the terms “incentives” and “concessions” are used interchangeably. As such, the city considers them one in the same (“incentives/concessions”). • A density bonus project is entitled to incentives/concessions even without a request for a density bonus --- if a developer provides the affordable housing specified under density bonus law, they are eligible for incentives/concessions. • The city applies incentives/concessions to the development standards or design regulations requiring deviation, not to the individual situation. For example, say a project proposes three separate buildings with each building requiring an increase in the city’s maximum building height standard. In this example, the city would require one incentive/concession for this deviation, even though the deviation applies to three separate buildings. If that same project requires a deviation from the building height and rear yard setback standards, the city will require two incentives/concessions since these are considered two different development standards. • Pursuant to the Schreiber case, 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 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. May 6, 2026 Item #2 86 of 229 Page 6 of 8 IB-112_State Density Bonus Law_Updated: September 2025 Number Authorized The number of incentives/concessions that can be requested by a developer varies by the amount and type of affordable units being proposed, as reflected below. INCOME % OF AFFORDABLE UNITS1 Very Low 5% 10% 15% 16% ≥80% Low 10% 17% 24% --- ≥80% Moderate 10% 20% 30% 45% 20% Student2 20% --- --- --- --- Incentives 1 2 3 4 53 1 The % of a project’s affordable units must be at least equal to the listed %. 2 Lower-income student in a dedicated student housing development. 3 To qualify for 5 incentives, a project must reserve at least 80% of the units for lower income households (very low, low, or combination thereof). The remaining 20% may be reserved for moderate income households. The applicant shall also receive a height increase of up to three additional stories, or 33 feet. As noted in footnote #1, when determining the appropriate number of incentives/concessions, a project’s percentage of affordable units must be “at least” equal to the percentages shown in the table above (§65915(d)(2)). In other words, the percentages in the table are minimums. So, in the case of the theoretical example project that reserved 19% of the units for low-income, the applicant is eligible to receive two incentives/concessions. If affordable units are provided to satisfy the city’s inclusionary housing obligation above required density bonus affordable units, the total number of affordable units count when determining the number of incentives/concessions allowed. Grounds for Denial Under the Schreiber case, the city must grant a requested incentive/concession unless it finds, under a preponderance of evidence, the following: • The incentive/concession does not result in identifiable and actual cost reductions to provide for affordable housing costs or rents. • Granting the incentive/concession would have a specific adverse impact on public health or safety or on property listed on the California historical register, which cannot be mitigated, or would be contrary to state or federal law. Waivers Density bonus law offers another form of assistance to developers, separate from concessions/waivers, in the form of “waivers.” A waiver is a modification or reduction to established development standards or design regulations when those requirements potentially cause the construction of the development project physically infeasible, if not approved. Application A few key considerations regarding waivers. • Waivers do not count as an incentive/concession and can be used in concert (combined) with incentives/concessions. • The developer must provide sufficient documentation 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. Number Authorized Unlike concessions/incentives, applicants are entitled to waive any established development standards or design regulations that would physically preclude the development from achieving the allowances authorized under density bonus law. In other words, there is no limit in the number of waivers an applicant can request. Grounds for Denial The city is not required to grant or otherwise authorize a waiver if it finds that the requested deviation or modification causes a specific adverse impact on public health or safety and cannot be mitigated, would have an adverse impact on property May 6, 2026 Item #2 87 of 229 IB-112_State Density Bonus Law_Updated: September 2025 Page 7 of 8 listed on the California historical register, or would otherwise violate state or federal law. Like incentives/concessions, the city must include a showing of substantial evidence when making a finding of denial on a waiver request. PARKING ALLOWANCES Despite the city’s parking requirements under CMC §21.44, the city may not require more than the following parking ratios for a density bonus project (including parking for persons with disabilities) Unit Type Required Parking Studio 1 space One Bedroom 1 space Two Bedroom 1.5 spaces Three Bedroom 1.5 spaces Four Bedroom 2.5 spaces State law further limits parking requirements for specified projects as reflected below. • 0.5 spaces per unit for projects with at least 11% very low income, 20% lower income, or 40% moderate income, when located within ½ mile of accessible major transit stop, which in the city is the Carlsbad Village Coaster Station or Poinsettia Coaster Station. • No parking spaces are required for projects meeting the following: o 100% affordable to lower income residents, within ½ mile of a major transit stop, which in the city is the Carlsbad Village Coaster Station or Poinsettia Coaster Station. o 100% senior or special needs rental project affordable to lower income, either with paratransit service or within ½ mile of an accessible bus route that operates at least eight times per day. o Rental supportive housing development that is 100% affordable to lower income households. Parking requirements may be satisfied by providing individual parking stalls or in tandem, so long as the stalls are provided onsite. Requesting these parking standards does not count as an incentive/concession or waiver; however, an applicant may request further parking standard reductions using the incentive/concession or waiver allowances. DENSITY BONUS APPLICATIONS The city’s Density Bonus Ordinance can be found in CMC §21.86 and applicants should follow the permit submittal requirements and processes set forth in the Land Use Review Application (Form P-1). Pursuant to changes in state density bonus law that went into effective in 2019, the city developed a supplemental form outlining the information that must be submitted for a complete density bonus application; referred to as the Density Bonus Report Form P-1(H). This includes project location, property description, project description, density calculations, and information on any requested incentives/concessions or waivers. Once a development application is determined to be complete, the city, under state law, will notify the applicant of the level of density bonus and parking ratio the development is eligible to receive. PROJECTS IN THE COASTAL ZONE When a density bonus project is proposed in the coastal zone, legislation that went into effect in 2019 attempted to strike a balance between the state goals of promoting housing and protecting the coast. Density bonuses, incentives/concessions, waivers, and parking reductions are to be permitted so that they are consistent with both density bonus law and the May 6, 2026 Item #2 88 of 229 Page 8 of 8 IB-112_State Density Bonus Law_Updated: September 2025 California Coastal Act. Granting of a density bonus or an incentive does not require a general plan, zoning, or local coastal plan amendment. YOUR OPTIONS FOR SERVICE To schedule an appointment to submit an application or to learn more about density bonus, please contact the Planning Division at 442-339-2600 or via email at Planning@carlsbadca.gov. NOTE: State density bonus law is regularly updated and revised by the state legislature and the city may not be able to timely update this bulletin to reflect the most current provisions. Please refer to current state law (§65915 et seq.). May 6, 2026 Item #2 89 of 229 Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov Inclusionary Housing Program IB-157 When housing prices spiked in the 1990s, many cities looked for ways to help make housing more affordable. One such tool that many jurisdictions implemented was INCLUSIONARY HOUSING REGULATIONS. Under these laws, developers are required to set aside a certain number of units within their residential development project and make them affordable to lower income households. As part of their inclusionary housing program, many cities also included provisions that allow developers to deviate from the strict adherence of the policy, so long as it is found that the alternative means of compliance meets the intent of the jurisdiction’s inclusionary housing policies, and is consistent with the housing affordability and fair housing choice goals specified in its long-range housing plan. This info-bulletin provides an overview of Carlsbad’s Inclusionary Housing Program and describes how it helps address affordable housing needs while advancing equitable development goals consistent with the city’s adopted Housing Element. NEED FOR LOCAL INCLUSIONARY HOUSING The state faces a serious housing problem that not only threatens its economic security, the lack of access to affordable housing can have a direct impact upon the health, safety, diversity, and welfare of Carlsbad residents. To retain a healthy livable environment and meet state mandated housing goals, more needs to be done to accommodate locally available and affordable housing stock. To help address this need, the city’s inclusionary housing ordinance, originally adopted in 1993, established the legal basis for requiring affordable (inclusionary) housing units in new residential development in the city. The law applies to all proposed development projects that include residential units and requires that a minimum of 15% of the units within a project be affordable to lower- income households. Since its implementation, the inclusionary housing ordinance has proven to be extremely effective. From 1995 to 2020, the city produced 19,026 housing units, of which roughly 13% were made affordable through this program. And it is anticipated that the city will generate over 500 additional affordable units over the next eight- year period. HOUSEHOLD INCOME & AFFORDABILITY We hear this a lot --- How do we make housing more affordable? The term “affordable housing” can be used to describe housing that receives some form of subsidy/restriction that forcibly keeps rents and mortgages low. It can also mean housing that’s naturally affordable simply because of market supply and demand. In order to make a meaningful difference in providing affordable housing, the solution should not be looked at as an “either-or” approach between privately produced housing and subsidized housing…it requires both. To help understand what qualifies as affordable, the U.S. Department of Housing and Urban Development (HUD) establishes income ranges for different household types, which they have grouped into five “income categories:” extremely low, very low, low, moderate and above- moderate household income. The household income for each of these categories is based on a percentage of the region’s Area Median Income or AMI. Exhibit 7 7 May 6, 2026 Item #2 90 of 229 Page 2 of 6 Inclusionary Housing Program IB-157 (September 2025) Carlsbad falls within the San Diego County region, which has an AMI of $95,100 (2021) per year for a four-person household. In comparison, the city’s actual median income is closer to $108,000, but under state law the city must use the county AMI. To help illustrate, the table below shows the income levels for a family of four. For housing costs to be considered affordable, a family’s monthly rent/mortgage payment should generally not exceed 30% of the gross annual household income of any given income category. Affordable housing price is determined by state law, defined in Health and Safety Code sections 50053 (for-rent) and 50052.5 (for-sale). For a rental unit, total housing costs include the monthly rent payment as well as consideration for a utility allowance. With for-sale units, total housing costs include the mortgage payment, homeowner association dues, property taxes, mortgage insurance and any other related assessments. To learn more about HCD and housing, please see our Info-Bulletin: Carlsbad Housing Plan (IB-137). INCLUSIONARY HOUSING REQUIREMENTS The city’s Inclusionary Housing Ordinance (CMC §21.85) was passed by the City Council in 1993, and established the legal basis for requiring inclusionary housing in new residential development in the city. The following provides a summary of key standards required under the ordinance for new residential development in the city. Number of units required •Pursuant CA Attorney General Opinion No. 24-501, local inclusionary housing requirements can only be applied to base density units, not the density bonus units. As such, irrespective of the requirements set forth under §21.85.030.B, projects proposing seven or more housing units are required to restrict at least 15% of the base density units, not the density bonus units, for low-income households. For projects proposing six or fewer units, refer to Alternative #1 under the “Alternative Means of Compliance” section of this info-bulletin. •Inclusionary unit requirements apply to all residential development projects (rental or for-sale product), including mixed-use projects. •When calculating, fractional units ≥0.5 must be rounded up to the next whole number. Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit residential development by reserving 15% of the units for low- income households, or 17 units (112 X 0.15 = 16.8, rounded up to 17). The remaining 95 units (112 units minus 17) may be sold at market rate. Duration units protected •Inclusionary rental units shall remain restricted and affordable to the designated income group for not less than 55 years. •Inclusionary for-sale units shall remain restricted and affordable to the designated income group for not less than 30 years. Development standards •Inclusionary units should be located throughout the development rather than clustered in one area. •The inclusionary units must be indistinguishable from the market-rate units in the development, at least outwardly. •The inclusionary units must be constructed prior to or concurrent with development of the market-rate units, and prior to final building permit approval of the market-rate units. •Residents of the inclusionary units must have access to the same amenities – such as pool, fitness center and parking – as residents of the market-rate units. •The inclusionary units must include a similar mix and number of bedrooms as the market-rate units. •When ten or more inclusionary units are required, at least ten percent of those required units must provide at least three bedrooms. May 6, 2026 Item #2 91 of 229 Inclusionary Housing Program IB-157 (September 2025) Page 3 of 6 • Inclusionary units must be provided in the same tenure (for-rent or for-sale) as the market-rate units. • Inclusionary units affordability cost is calculated pursuant to California Health and Safety Code Section 50053 (for-rent) and 50052.5 (for-sale). • To the extent possible, projects using for-sale units to satisfy inclusionary requirements shall be designed to be compatible with conventional mortgage financing programs. ALTERNATIVE MEANS OF COMPLIANCE The city understands that various constraints may frustrate a developer’s ability to meet the strict letter of the city’s inclusionary housing regulations. As such, the ordinance allows for the City Council to authorize “alternative means of compliance” when it is found that the alternative meets the intent of the city’s Inclusionary Housing Ordinance (CMC §21.85) and the goals and policies of the city’s 2021-2029 Housing Element. Council Policy Statement No. 57 (Policy 57) lists those alternatives that have been found to meet the intent of the city inclusionary code and help address its affordable housing needs. These alternative means of compliance are summarized in the sections below, but please refer to Policy 57 for the specific requirements. Alternative #1: Payment of in-lieu fee Rather than constructing the inclusionary unit as part of the development project, applicants proposing ≤six units may instead pay a fee. • $8,529 for a new single-family detached home • $15 per square foot of net building area for each proposed market-rate unit. The rates above are effective 2022. Please check the city’s Fee Schedule for the most current rates. “Net building area” means the aggregate gross floor area of all the unrestricted dwelling units within a development, excluding areas outside the dwelling unit’s habitable space such as garages, carports, parking areas, porches, patios, open space, and excluding common areas such as lobbies, common hallways, stairways, elevators and equipment spaces. Collected in-lieu fees are deposited into the city’s Housing Trust Fund, and applied towards the furthering of the city’s affordable housing needs pursuant to Council Policy Statement No. 90 (Policy 90). Alternative #2: Varying housing affordability In addition to providing more housing available for low income families, the city also recognizes a need to increase housing stock for other targeted and needed housing affordability levels such as moderate, very low- and extremely low-income households. As such, so long as the total average gross income restriction for the required inclusionary units does not exceed 80% of the AMI, the makeup of the inclusionary units can be comprised on any combination of income categories. Alternative #3: Increases in residential density While not specific to the city’s inclusionary housing ordinance, sometimes there is a request from a property owner to increase their residential density above what is authorized under the city’s current land use plans. In exchange for the increased density, the city will require that any future development on the site meet the following additional inclusionary housing requirements. • At least 20% of the total residential units (including Density Bonus units) are restricted for low-income households; or, May 6, 2026 Item #2 92 of 229 Page 4 of 6 Inclusionary Housing Program IB-157 (September 2025) • A least 15% of the total residential units (including Density Bonus units) are restricted for low-income households and an additional 10% are restricted for moderate-income households; or, • At least 15% of the total residential units (including Density Bonus units) are restricted for very low- income households. This has been applied to properties that received an increase in residential density as part of the 2015 General Plan update and the 2021-29 Housing Element. Alternative #4: Reduction credit Residential development (for-sale or rental product) can reduce its inclusionary housing obligations from 15% to 12.5%, under the following conditions. • All affordable units must be made available to very low- or extremely low-income households. • Affordable units are located on the same site as the market-rate units. • No financial assistance from the city is provided. • Example: “A 78-unit residential development is proposed, which requires that 15% of the units be reserved for low-income (12 units). If the developer voluntarily agrees to make inclusionary units available to very low-income households, then the developer may receive an incentive reduction credit. Under this scenario, 10 units in a 78-unit development projects equates to 12.8%, which meets the minimum inclusionary housing requirement. Alternative #5: Use of accessory dwelling units Pursuant to CMC §21.85.070.B, construction of up to 15 accessory dwelling units (ADU) can be used to satisfy inclusionary housing requirements. Refer to our info- bulletin on ADUs (IB-111) for additional information. The standards below provide additional specifications for when this allowance can be used. • The project proposes ≥200 residential detached dwelling units. • The ADU may be an attached or detached product type (Junior ADU prohibited) . • The ADUs shall have an affordability term (≤80% AMI with rents ≤70% AMI) of at least 30 years. Notwithstanding the above, for projects proposing ≤six units, the in-lieu fee may be waived if a detached or attached ADU or Junior ADU is constructed concurrent with construction of the market-rate unit, deed restricted for low-income households for 30-years, and occupied by income-qualified families. Alternative #6: Off-site construction Circumstances may arise in which the public interest would be better served by allowing some or all of the required inclusionary units to be developed at an alternative site. This is referred to as a “Combined Inclusionary Housing Project” or “Combined Project.” To qualify, the following requirements must be met. • The inclusionary calculation requirements shall be based on the total number of market-rate units to be provided, as opposed to the total number of residential units in the project. See example below. Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit project by building 15% of the units for low-income households off-site. This leaves 85% of the units for market rate, for a total residential unit count of 132 units (112 ÷ 0.85 = 131.8, rounded to 132). Using the total residential unit count, the number of inclusionary units required is 20 (132 X 0.15 = 19.8, rounded to 20). • The decision-making authority of the permit application may approve a Combined Project subject to the following findings. o The site has not or will not receive a density increase or density bonus. o Site conditions make it physically infeasible to accommodate the inclusionary units on-site. o Significant price and product type disparities make it financially infeasible to accommodate the inclusionary units on-site. May 6, 2026 Item #2 93 of 229 Inclusionary Housing Program IB-157 (September 2025) Page 5 of 6 o There is a documented lack of development capacity to deliver affordable housing on-site. o The off-site option provides greater financial feasibility/cost effectiveness than the on-site. o The off-site option provides better access to jobs, schools, transit, and services. o The off-site option supports housing goals and policies in the city’s Housing Element. Notwithstanding, the City Council shall retain final permit approval authority, including approval of the Affordable Housing Agreement, on any Combined Project that requires financial assistance from the city. Alternative #7: Inclusionary housing credit bank For projects that build inclusionary units in excess of code requirements, and where the city is financially participating in the project, the city can sell those excess units in the form of credits to other developers to satisfy their inclusionary requirement. The proceeds from the credit sales are deposited into the city’s Housing Trust Fund and redistributed pursuant to Policy 90. • Bank Creation. The City Council may approve the creation of an inclusionary housing credit bank, subject to the following findings. o The inclusionary units are in excess of the minimum number of units required under the city’s Inclusionary Housing Ordinance; or o The inclusionary units are part of a 100% affordable housing project; and o The inclusionary units are constructed and received final inspection; and o The city financially contributed to the construction of the project. • Credit Purchase Eligibility. Projects proposing more than seven, but no more than 50 residential units are eligible to purchase credits. • Credit Price. The price for each inclusionary unit shall be determined by dividing the city’s financial contribution by the total number excess inclusionary units, subject to annual CPI adjustments. • Credit Bank. Applicants must pay the credit price of available credits from the oldest established inclusionary housing bank that is located within the same city quadrant in which the market-rate units are located, or if none available, sites which are contiguous to the quadrant in which the units are proposed. • Credit Purchase Ratio – The amount of credits to be purchased shall be based on the following. o 7 to 20 units: 1.0 credit/inclusionary unit o 21 to 35 units: 1.5 credits/inclusionary unit o 36 to 50 units: 2.0 credits/inclusionary unit • Credit Purchase Approval. The decision-making authority of the development project is authorized to approve credit purchases, so long as the findings below are met. Should a request to purchase credits occur after discretionary approval, the Community Development Director or the Housing & Homeless Services Director shall have the authority to approve credits, subject to the same findings. o The project site is located within the same Growth Management Plan quadrant that the housing credit is located, or if nonavailable, sites which are contiguous (share a common boarder) with the quadrant in which the units are proposed. o Sufficient housing credits available to purchase. • Credit Price Payment. Payment of credit purchases shall be due prior to recordation of the final map or issuance of a building permit, in situations where the project does not include a subdivision. If the project entitlements expire, credits will be made available to another eligible project(s). Alternatives not listed, but may be considered The City Council may approve other alternatives means of compliance not listed in Policy 57 when evidence is provided that the alternative helps achieve relevant May 6, 2026 Item #2 94 of 229 Page 6 of 6 Inclusionary Housing Program IB-157 (September 2025) Housing Element policies and goals and assists the city in meeting its state housing requirements. As part of the City Council’s consideration, the applicant must also show why compliance with current inclusionary housing regulations would be infeasible or present unreasonable hardship in light of such factors as project size, site constraints, market competition, price and product type disparity, available financial subsidies, and approved alternatives listed in Policy 57. AFFORDABLE HOUSING AGREEMENTS An Affordable Housing Agreement (AHA) is a legally binding agreement between the developer and the city to ensure that the inclusionary requirements of a residential development are satisfied. CMC §21.85.140 provides the specific requirements of the AHA, but the more significant components are listed below. •A project condition shall be added to projects subject to the inclusionary ordinance and Policy 57 requiring that an AHA be reviewed, approved, and recorded prior to Final Map or issuance of building permits, whichever is first. •Among other items, the AHA must include the number of required inclusionary units, the unit sizes, location, affordability tenure, required findings, terms and conditions of affordability and unit production schedule. •The AHA and all relevant terms and conditions shall be recorded against the entire development. •The AHA shall bind all future owners and successors in interest for the term of years specified therein. APPROVAL AUTHORITY The approval authority for the development project subject to these standards is as follows: •The decision-making authority for the underlying permit application(s) shall have the authority to approve projects found consistent with Policy 57. •Development projects that propose an alternative means of compliance that is not specifically provided for in the CMC or Policy 57 shall be considered by the Housing Commission for a recommendation to the City Council. •Approval authority of the AHA is as follows: o AHA that are consistent with CMC §21.85 and Policy 57 and do not request financial assistance from the city shall first be considered by the Affordable Housing Policy Team for a recommendation to the H&HS Director. o Affordable Housing Agreements that propose a deviation(s) to Policy 57 or request financial assistance shall first be considered by the Affordable Housing Policy Team and Housing Commission for a recommendation to the City Council, which has the authority to issue final approval of the alternative. YOUR OPTIONS FOR SERVICE To schedule an appointment or to learn more about this program, please contact the Planning Division at 442-339- 2600 or via email at Planning@carlsbadca.gov or the Housing & Homeless Services Department at 442-339- 4721 or via email at Housing@carlsbadca.gov. May 6, 2026 Item #2 95 of 229 City Council POLICY STATEMENT Policy No. Date Issued 57 3-22-22 Resolution No. 2022-078 Subject: lnclusionary Housing Ordinance -Alternative Means of Compliance Purpose Carlsbad Municipal Code (CMC) §21.85.100, of the city's lnclusionary Housing Ordinance, sets forth the City Council's abi·lityto make available certain allowances and provisions for development applications that would result in meeting the city's affordable housing needs. To assist in achieving this end, the City Council developed this policy to provide alternatives means of compliance for meeting the city's growing affordable housing needs. The provisions contained in Policy No. 57 (Off-site and Combined lnclusionary Housing Projects), Policy No. 58 (Sale of Affordable Housing Credits), and Policy No. 68 (lnclusionary Housing Incentive Credit Schedule) have been combined into this revis_ed Policy No. 57. Policy Nos. 58 and 68 were then subsequently rescinded to have a single City Council Policy that administers the iriclusionary housing program. Background _ The city's lnclusionary Housing Ordinance (CMC §21.85) was passed by the City Council in April 1993 and established the legal basis for requiring inclusionary housing in new residential development in the city. Under the program, all residential developments are required to . comply with the code, projects with seven or more units are required to restrict 15 percent of the total number of homes as affordable to lower income households. This obligation is fulfilled through construction of rental or ownership units, or through other alternative means of compliance. Statement of policy It is the policy of the City Council that the following Alternative Means of Compliance satisfy the intent and requirements of CMC §21.85, 2021-2029 Housing Element Goals 10-G.2 and 10-G.4, and Housing Element Policies 10-P.13 and 10-P.35. 1. In-Lieu Fee Pursuant to CMC §21.85.110, developments proposing a total of six or fewer units may satisfy their affordable housing obligation through payment of inclusionary housing in-lieu fees. As an alternative for property owners who are constructing one single-family residence on a single lot, an Accessory Dwelling Unit (detached or attached) or Junior Accessory Dwelling Unit may be constructed concurrent with construction of the market- rate unit. The ADU or JADU must be deed restricted for occupancy by income and rent qualified low-income households for 30-years. 2. lnclusionary Affordability Requirement and Credit Adjustment Exhibit 8 May 6, 2026 Item #2 96 of 229 City Council Policy Statement March 22, 2022 Page 2 CMC §21.85.030.B states that not less than 15% of the total units in a residential development of seven or more units shall be restricted to "lower-income households." Household income qualification is defined as 80% or below of the area median income for San Diego County. The affordability is set at the 70% income level for rental households and 80% for ownership units. To assist the city in providing housing at varying affordability levels (e.g., moderate, low-, very-and extremely low-income), developers shall have the following options for satisfying the inclusionary ordinance: a. At least 15% of t he total units are restricted for low-income households (default requirement as defined in CMC §21.85.020); or, b. At least 15% of the total units are restricted at any combination of income categories (e.g., moderate, low, very low, and/or extremely low-income) as long as the total average gross income restriction does not exceed 80% of the area median income for San Diego County as determined annually by the U.S. Department of Housing and Urban Development (affordable housing levels are defined in CMC §21.85.020); or, c. A residential development can receive an incentive credit of 1.2 per inclusionary unit, thereby reducing the inclusionary housing requirement from 15% to 12.5% 1, under the following conditions. 1. All affordable units must be made available to very low or extremely low- income households, or combination thereof. 2. The units are located on the same site as the market-rate units. 3. No financial assistance from the city is required. 3. Use of Accessory Dwelling Units Pursuant to CMC §21.85.070.B, an applicant may construct up to 15 accessory dwelling units (ADU) to satisfy their inclusionary requirements. The standards below provide additional specifications for when this allowance can be used. a. The project proposes 200 or more residential detached units; and, b. The ADUs are an attached or detached housing product type; and, c. The ADU shall have an affordability term (low-income) of at least 30 years; and, 1 Example. An applicant proposes a 78-unit residential development, which requires that 15% of the units be reserved for low- income (12 inclusionary units). If the above standards are applied, the inclusionary units can be adjusted by 1.2, thereby reducing the total number of affordable units from 12 to 10 (12 divided by 1.2 equals 10). Under this scenario, 10 units in a 78- unit development projects equates to 12.8%, which meets the minimum inclusionary housing requirement of 12.5%. May 6, 2026 Item #2 97 of 229 City Council Policy Statement March 22, 2022 Page 3 d. The property owner shall be required to income qualify the tenant under 80% of the area median income for San Diego County and restrict rents to not exceed the affordable rent for 70% of the area median income for the unit size. Refer to Section 1 of this policy on the use of an ADU to satisfy inclusionary requirements on a single lot to be developed with one single-family residence. 4. Combined lnclusionary Housing (Off-Site Compliance) Circumstances may arise in which the public interest would be better served by allowing some or all inclusionary units associated with a proposed residential development project to be produced and operated at an alternate off-site(s) location. This alternative is described as a "Combined lnclusionary Housing Project" or "Combined Project." a. lnclusionary Housing Calculation The inclusionary housing calculation requirement shall be based on 15% of the total number of market-rate units to be provided on-site and the inclusionary/affordable units to be provided off-site.2 b. Required Findings Consistent with CMC §21.85.080.B, the City Council delegates approval authority of any proposed Combined Projects to the decision-making authority of the proposed development project so long as the findings below are met. Notwithstanding, the City Council shall retain final approval authority of the Affordable Housing Agreement on any Combined Project that requires financial assistance from the city. The findings below shall be included as part of the Affordable Housing Agreement decision documents. 1. The site has not or will not receive a density increase or density bonus to increase the number of total residential units permitted on the master development site. 2. Site conditions make it physically infeasible t o accommodate the inclusionary units on-site. 3. Significant price and product type disparities make it financially infeasible to accommodate the inclusionary units on-site. 2 Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit project by building 15% of the total units for low-income households off-site. If the 112 units are to remain as the total market-rate units on the site, the total number of residential units needs to be recalculated before calculating the required number of inclusionary units to be provided off-site. If 85% of the total units for market rate are now 112 units then the "total residential unit count" is recalculated and becomes 132 units (112 + 0.85 = 131.8, rounded up to 132). Using t he new total residential unit count of 132 units the total number of inclusionary units required for this project becomes 20 units (132 X 0.15 = 19.8, rounded to 20), which results in an off-site inclusionary housing compliance requirement of 17.9% for this project (20 + 112 = 17.85%). May 6, 2026 Item #2 98 of 229 City Council Policy Statement March 22, 2022 Page4 4. There is a documented lack of development capacity to deliver affordable housing on-site. 5. The off-site option provides greater financial feasibility and cost effectiveness _ than the on-site alternative. 6. The off-site option provides better access to jobs, schools, transit, and services. 7. The off-site option supports affordable housing goals and policies as expressed in the city's Housing Element. 5. lnclusionary Housing Credit Purchase Program In certain circumstances, it may be in the city's best interest to financially invest in projects or ventures that further increase the availability and overall number of affordable housing units in the city. Pursuant to §21.85.090, inclusionary units created which exceed the final requirement for a project may, subject to City Council approval in the affordable housing agreement, be utilized by a developer to satisfy other inclusionary requirements for which it is obligated or market the units to other developers as a combined project subject to the requirements of Section 21.85.080. a. Affordable Housing Credit Bank -Establishment 1. Bank Establishment Consistent with §21.85.090, this policy authorizes the establishment of an affordable housing credit bank where affordable units that are constructed in excess of inclusionary requirements can be purchased from the city by qualifying developers to satisfy their respective .inclusionary housing requirements. The City Council shall approve the creation of an affordable housing credit bank, subject to the following findings. i. The affordable units intended for purchase are in excess of the minimum number of units required under the city's lnclusionary Housing Ordinance; or ii. The affordable units intended for purchase are part of a 100% affordable housing project; and iii. The affordable excess units are constructed and received final inspection; and iv. The city financially contributed to the construction of the affordable housing project that the affordable excess units are a part. This policy does not authorize a developer t o sell excess affordable units that May 6, 2026 Item #2 99 of 229 City Council Policy Statement March 22, 2022 Page 5 are constructed without city financial assistance. However, developers may pursue approval for such an action, consistent with CMC §21.85.090 and Section 6 of this policy. 2. Credit Pricing The price for each unit (credit) shall be determined by dividing the "local financial contribution" by the total number of affordable units that are in excess of inclusionary requirements. The local (city's) financial contribution shall consist of all city financial assistance . provided to the project (e.g., loans, expenditures, hard/soft costs, and accrued interest). The credit price shall be adjusted annually by the Consumer Price Index (CPI) and set by the City Council as part of their annual approval of the Master Fee Schedule. b. Affordable Housing Credit Bank-Administration 1. Project Eligibility Projects proposing more than seven, but no more than 50 residential units are eligible to purchase affordable housing credits to satisfy their inclusionary housing requirements. Projects greater than SO residential uni.ts may pursue approval of eligibility to purchase affordable housing credits consistent with CMC §21.85.070 and Section 6 of this policy. 2. Credit Purchase Ratio The amount of credits to be purchased shall be based on the following scale. i. 7 to 20 units -1.0 credit for each required inclusionary unit ii. 21 to 35 units -1.5 credits for each required inclusionary unit iii. 36 to 50 units -2.0 credits for each required inclusionary unit 3. Credit Purchase Findings Authority to approve a credit purchase from an established affordable - housing credit bank shall be given to the decision-making authority of the proposed development permit, so long as the findings below are met. Should a request to purchase credits occur after discretionary approval, the Community Development Director and the Housing & Homeless Services Director shall have the authority to approve credits, subject to the findings below. If the findings can be made, the Community Development Director, or designee shall determine via a substantial compliance determination that the credit purchase satisfies the project condition to construct the inclusionary unit, without the need to process an amendment to the permit. May 6, 2026 Item #2 100 of 229 City Council Policy Statement March 22, 2022 Page 6 i. The affordable housing credit bank project site is located in the same city quadrant in which the market-rate units are located, or is contiguous to the quadrant in which the market-rate units are proposed; and, ii. There are sufficient housing credits available to purchase. 4. Proximity to Bank CMC §21.85.080 states that the credit purchase must be from an affordable housing credit bank that is within the same city quadrant, or contiguous quadrant in which the proposed market-rate units are proposed. This policy shall clarify that "contiguous" includes quadrants that share a common border (e.g., the northeast and southwest quadrants are considered contiguous to the northwest quadrant because they share a common border). 5. Credit Payment Considering how credit pricing is established (Section S.a.2), it is anticipated that the credit purchase price will vary. As such, applicants must pay the credit price of available credits from the oldest affordable housing credit bank project that is located within the same city quadrant in which the market-rate units are located, or is contiguous to the quadrant in which the market-rate units are proposed. Funds from housing credit deposits/purchases shall be deposited to the Housing Trust Fund. i. Payment of housing credit purchases shall be due prior to recordation of the final map or issuance of a building permit, in situations where the project does not include a subdivision. ii. Payments shall be deposited to the Housing Trust Fund pursuant to Council Policy No. 90. iii. If the project entitlements or above-mentioned due dates expire, the credits will be made available to another project{s), subject to this process. 6. Other Alternative Means of Compliance not Specified The City Council may approve, pursuant to CMC §21.85.070, alternatives that are not authorized by this policy where the proposed alternative supports specific housing element policies and goals and assists the city in meeting its state housing· requirements. Alternatives may include, but are not limited to, acquisition and rehabilitation of affordable units, conversion of existing market-rate units to affordable units, construction of special needs housing projects or programs {e.g., shelters, transitional housing), the May 6, 2026 Item #2 101 of 229 City Council Policy Statement March 22, 2022 Page 7 construction of accessory dwelling units, or the purchase of housing credits for projects greater than 50 residential units. 7. Approval Authority Approval authority for development projects subject to this policy is as follows: a. The decision-making authority for the underlying permit application(s) shall have the authority to consider and approve projects found consistent with this policy; this includes consideration and approval of the findings for Combined lnclusionary Housing Projects (Section 5.b.3). b. Development projects that propose an alternative means of compliance that is not consistent with this policy shall be considered by the City Council, after review and recommendation of the Affordable Housing Policy Team and the Housing Commission. c. A project condition shall be added to all projects subject to this policy requiring that an Affordable Housing Agreement, consistent with §21.85.140, be reviewed, approved, and recorded prior to Final Map or issuance of building permits, whichever comes first. Approval authority of the Affordable Housing Agreement is as follows: 1. Affordable Housing Agreements that are consistent with §21.85 and this policy and do not request financial assistance from the city shall be considered for approval by the Housing and Homeless Services Director, after review and recommendation of the Affordable Housing Policy Team. 2. Affordable Housing Agreements that propose a deviation(s) to this policy or include a request for financial assistance shall be considered by the City Council, after review and recommendation of the Affordable Housing Policy Team and the Housing Commission. Related Policy a. Policy No. 90 May 6, 2026 Item #2 102 of 229 Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov AB 2097 PARKING REQUIREMENTS IB-131 This bulletin provides an overview of the restrictions imposed by the state legislature under AB 2097 on the city’s ability to require minimum parking standards on certain private development projects. BACKGROUND Most cities, including Carlsbad, have historically required that new residential and commercial development provide onsite parking spaces to sufficiently accommodate occupants and customers and reduce impacts to neighboring land uses. The commonly applied parking standard is formula based, where the minimum number of required parking spaces is dependent upon the size and type of use being built. For example, Carlsbad requires one parking space for every 100 square feet of restaurant space, two parking spaces for each apartment unit with two or more bedrooms, and so on. Based largely on a body of academic research regarding the potential impacts minimum parking ratios have on car ownership, vehicle miles traveled, and use of public transit, the state legislature passed AB 2097, which added Government Code §65863.2, that effectively eliminates parking requirements in new residential and commercial developments when located within a half-mile of a major transit stop. According to the Assembly Floor Analysis on AB 2097, the study found that in buildings with no on-site parking, only 38% of households owned a car, but in buildings with at least one parking space per unit, the study found that more than 81% of households owned automobiles. As such, by eliminating parking minimums in new development, the state legislature figures that fewer households will rely on the automobile for transportation. Developers could still voluntarily provide onsite parking (and many likely will), but the number of parking spaces provided will be based on builder preference and market demand, not by city-established minimum parking standards. The state legislature’s intent with this action, which is effective January 1, 2023, is that it will help drive down construction costs, reduce vehicle traffic, increase public transit ridership, and promote walkable and bikeable communities so people can get around without a car, which will reduce the greenhouse gas emissions responsible for climate change. NEW STATE LIMITS ON PARKING AREAS AFFECTED Pursuant to Government Code §65863.2(a), a city cannot impose or enforce any minimum automobile parking requirements on a residential, commercial, or other development project (except for hotels, motels, short- term rentals, or other transient lodging --- city parking standards still apply to those) if the project is located within one-half mile of public transit. The state defines public transit as a “major transit stop,” containing any one of the following: •Fixed rail station •Bus rapid transit stop •high-quality transit corridor included in a regional transportation plan •Intersection of two or more major bus routes were buses stop every 15 minutes or less during peak commute periods Documents Referenced Carlsbad Village Station Eligible Parcels; Map Poinsettia Station Eligible Parcels; Map Carlsbad Housing (Element) Plan; IB-137 2021-2029 Housing Element; Plan Carlsbad Parking Standards; §21.44 EV Charging Station Requirements; §18.22 EV Charging Permit Streamlining; IB-165 Density Bonus; IB-112 Supportive Housing Defined; §21.04.355.1 Transitional Housing Defined; §21.04.362 CA Coastal Commission Memo; Policy Exhibit 9 May 6, 2026 Item #2 103 of 229 Page 2 of 3 IB-131_AB 2097 Parking Limits (Feb. 2024) The city does not have any high-quality transit corridors per SANDAG’s 2021 Regional Transportation Plan. And North County Transit District’s Breeze bus system, does not meet the bus stop requirements and therefore does not qualify. Currently, there are only two locations in the city that meet the definition of public transit --- Carlsbad Village Station and Poinsettia Station. Maps have been provided showing those parcels that are subject to §65863.2. See “Documents Referenced” above. In cases where only a portion of the project site is located within one-half mile of a major transit stop, the following standards must be met in order to be eligible. • At least 75% of the total project site is located within one-half mile of a major transit stop; and • At least 90% of the proposed residential units, or 100 units or more, whichever is less, are located one-half mile of a major transit stop. Projects failing to meet these requirements do not qualify for the allowances under §65863.2 and must meet current city parking standards. EV CHARGING & ADA PARKING Irrespective of proximity to public transit, state law allows the city to continue to apply minimum parking standards for electric vehicle (EV) charging stations as well as required parking spaces accessible to persons with disabilities (ADA). • For EV stations, the required number of EV parking spaces for residential projects is provided in Table 4.106.4.3.1 of Carlsbad Municipal Code (CMC) §18.21.040. For nonresidential projects, EV parking space requirements are provided in Table 5.106.5.3.3 of CMC §18.21.050. The parking requirement is based on the total number of actual parking spaces that would have otherwise applied to the development if the state code section did not exist. Refer to IB-165 for an overview of the city’s streamlining provisions and alternative standards for EV charging stations. • For ADA parking, the city applies the standards set forth in Chapter 1109A (multifamily) and Chapter 11B (commercial) of Title 24, Volume 1 of the 2023 CA Building Code. Like EV spaces, the total number of ADA spaces is based on the total number of actual parking spaces that would have otherwise applied to the development. EXEMPTIONS The city may apply its minimum parking standards to a proposed project if it makes written findings that failure to impose parking standards will result in one of the following to occur. • Hinders the city’s ability to meet its share of low- and very low-income housing. Refer to IB-137 for more on the city’s Housing Element and Regional Housing Needs Assessment requirements. • Hinders the city’s ability to meet any special housing needs for elderly or persons with disability. Refer to the city’s 2021-2029 Housing Element for more information. • The proposed “housing development project” will negatively impact existing residential or commercial parking that is located within one-half mile of the project. The state defines a “housing development project” as either: o A 100% residential development; or o Mixed-use development where at least 2/3 of the project is designed for residential use; or May 6, 2026 Item #2 104 of 229 IB-131_AB 2097 Parking Limits (Feb. 2024) Page 3 of 3 o Project includes transitional housing or supportive housing. The city exemption determination must be supported by a preponderance of the evidence in the record showing that not imposing or enforcing minimum parking standards would have a substantially negative impact on the above referenced development. The exemption finding must be made by the city within 30 days following receipt of a completed application. EXCEPTIONS TO THE EXEMPTIONS Government Code §65863.2(c) provides a list of specific project types that are not subject to the above exemption provisions. In other words, the city cannot impose minimum parking standards on the following housing development projects, irrespective of whether the above discussed exemption findings can be made. • The housing development project contains fewer than 20 housing units. • The housing development project dedicates a minimum of 20% of the total housing units to very low-, low-, or moderate-income households, students, elderly, or persons with disabilities. • The housing development project is subject to parking reductions based on the provisions of any other applicable law. As an example, the proposed development is a density bonus project, which offers reduced parking standards for development projects. Please refer to IB-112 for more on density bonus law. PARKING SPACES PROVIDED VOLUNTARILY When a project voluntarily provides parking, the city is limited to only imposing the following parking requirements: • The city may require that the voluntary parking spaces meet established minimum location and design standards. • If a project voluntarily provides parking spaces, the city can require that the spaces be available to the public. • If a project voluntarily provides parking spaces, the city can require that a parking fee be charged to residents or customers for use. Conversely, the city cannot require that the voluntarily provided parking spaces be offered to the residents or customers free of charge. PROPERTIES IN THE COASTAL ZONE Development in the Coastal Zone requires a Costal Development Permit consistent with Carlsbad Municipal Code (CMC) Chapter 21.201. Following adoption of AB 2097, the California Coastal Commission released on June 30, 2023 a memorandum discussing how the Commission and local governments can impose other types of conditions in these areas to ensure projects and Local Coastal Programs (LCPs) are consistent with the public access and recreation policies of the Coastal Act (Chapter 3) and certified LCPs. These other types of conditions may assist the city in making the necessary findings to approve required Coastal Development Permits (§21.201.080(C)). YOUR OPTIONS FOR SERVICE Questions pertaining to this state law, please contact the Planning Division at 442-339-2600 or via email at Planning@CarlsbadCA.gov. May 6, 2026 Item #2 105 of 229 1 Edward Valenzuela From:Shiella McNulty <shiellamcnulty@gmail.com> Sent:Saturday, January 4, 2025 4:25 PM To:Edward Valenzuela Subject:Re: 840 CVD/ Rincon CVD Thank u for the follow up and not forgetting me...that question was still dinging my brain! Happy new year, sir. On Thu, Jan 2, 2025, 12:19 PM Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> wrote: Hi Sheilla, I want to follow up with you on one of your questions: How does the City ensure that this redevelopment doesn't turn into short-term rentals - are there contract clauses that preclude this possibility? At this moment in time, the most we can guarantee is that all the dwelling units in the project are intended for residential use and therefore, not to be rented for less than 30 days (short-term rentals) which will be stated in the affordable housing agreement that will be required for the project (statement included below). Staff is hoping to strengthen the clause by pursuing legislative and municipal code amendments to codify it. Thanks, Exhibit 10 Public Comment May 6, 2026 Item #2 106 of 229 2 Edward Valenzuela Associate Planner Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2624| edward.valenzuela@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. New Submittals Appointments for new projects are made online. Resubmittals Please contact your planner directly to schedule a resubmittal drop-off appointment. Facebook | Twitter | You Tube | Flickr | Pinterest | Enews From: Edward Valenzuela <edward.valenzuela@carlsbadca.gov> Sent: Friday, November 8, 2024 4:54 PM To: Shiella McNulty <shiellamcnulty@gmail.com> Subject: RE: 840 CVD/ Rincon CVD Edward May 6, 2026 Item #2 107 of 229 3 3. How does the City ensure that this redevelopment doesn't turn into short-term rentals - are there contract clauses that preclude this possibility? This project is a density bonus project. To be allowed to build more than the 25 residential units the City allows for this site, the developer is building 8 affordable housing units included in this project through state density bonus law. Short-term vacation rentals are prohibited in the affordable units per the Carlsbad Municipal Code. I’m still looking into whether this applies only to the deed-restricted affordable units. 4. Since every square inch of land is being built out - where will these tenants go to smoke/vape that ISN'T within 25 feet of their residence (per the 1 Jan law coming)? Beyond their perimeter is public or OTHER private property. Unfortunately, the City does not have a requirement for the developer to incorporate an outdoor smoking area in the project. Thanks, Edward Edward Valenzuela Associate Planner Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2624| edward.valenzuela@carlsbadca.gov Hi Sheilla, May 6, 2026 Item #2 108 of 229 4 New Submittals Appointments for new projects are made online. Resubmittals Please contact your planner directly to schedule a resubmittal drop-off appointment. Facebook | Twitter | You Tube | Flickr | Pinterest | Enews From: Shiella McNulty <shiellamcnulty@gmail.com> Sent: Thursday, October 31, 2024 9:45 PM To: Edward Valenzuela <edward.valenzuela@carlsbadca.gov> Subject: Re: 840 CVD/ Rincon CVD Thank u so much...I look forward to learning more! On Thu, Oct 31, 2024, 6:07 PM Edward Valenzuela <edward.valenzuela@carlsbadca.gov> wrote: Hi Sheila, The plans from the 1st application review cycle are attached. The project is proposed only on the parcel outlined in light blue in the screen grab below. The one-story building on the corner is not part of the project. I will follow up with you on your other questions when I have a chance to research them. 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. May 6, 2026 Item #2 109 of 229 5 Edward Valenzuela Associate Planner Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2624| edward.valenzuela@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. New Submittals Appointments for new projects are made online. Resubmittals Please contact your planner directly to schedule a resubmittal drop-off appointment. Facebook | Twitter | You Tube | Flickr | Pinterest | Enews From: Shiella McNulty <shiellamcnulty@gmail.com> Sent: Wednesday, October 30, 2024 2:38 PM To: Edward Valenzuela <edward.valenzuela@carlsbadca.gov> Subject: 840 CVD/ Rincon CVD Thanks, Edward May 6, 2026 Item #2 110 of 229 6 1. FIFTY residential units? Are they all STUDIOS? Can you please send me a readable site plan? 2. I can't tell which parcels this project seeks to encompass - the elevation shows one-story buildings at the corner of CVD and Jefferson, but it's not clear. Where can I see the mock-up and view all of the project specifics, please? 3. How does the City ensure that this redevelopment doesn't turn into short-term rentals - are there contract clauses that preclude this possibility? 4. Since every square inch of land is being built out - where will these tenants go to smoke/vape that ISN'T within 25 feet of their residence (per the 1 Jan law coming)? Beyond their perimeter is public or OTHER private property. Please include me in all notifications/interface regarding this project going forward - I would like to attend as many meetings as possible. Thank you for your time, Shiella McNulty 3091 Jefferson St 760-505-0963 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. Hi Edward, I am an owner of two parcels at the other end of this block and I have the following questions for you, please: May 6, 2026 Item #2 111 of 229 1 Edward Valenzuela From:Edward Valenzuela Sent:Thursday, October 17, 2024 6:01 PM To:Shannon Walker Subject:RE: Rincon CVD 840 Carlsbad Village Drive Hi Shannon, Yes, they are required to submit a traffic study for this project. I understand your concerns. The applicants are using the State’s density bonus law proposing almost double the residential units that City regulations allow. They are providing 52 parking spaces on the ground floor of this project. The developer is using another state law, AB 2097, that states they do not have to provide the required parking for a project if located within a half mile of a major public transit stop. I will pass on your email to the decision-making body. Thanks, Edward Edward Valenzuela Associate Planner Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2624| edward.valenzuela@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. New Submittals Appointments for new projects are made online. Resubmittals Please contact your planner directly to schedule a resubmittal drop-off appointment. Facebook | Twitter | You Tube | Flickr | Pinterest | Enews From: Shannon Walker <shannonkwalker@gmail.com> Sent: Thursday, October 17, 2024 9:12 AM To: Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> Subject: Rincon CVD 840 Carlsbad Village Drive Hello Edward, May 6, 2026 Item #2 112 of 229 2 I am writing in concern over this new project proposal in the village. Is there going to be a traffic study around the area? That area already has such heavy traffic and no parking. I cannot believe such a large project is even considered in that area. Is there going to be a parking garage to house enough cars for 50 units and retail?! I have lived here my entire life and it is sad to see these buildings come up with no concern with traffic flow and parking. I really hope you consider something on a much smaller scale. Thank you for time, -- Shannon Walker CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. May 6, 2026 Item #2 113 of 229 1 Edward Valenzuela From:Edward Valenzuela Sent:Friday, November 8, 2024 5:26 PM To:ddunneoffice@gmail.com Cc:'Greg Lambron' Subject:RE: 840 Carlsbad Village Dr Hi Dianne, I understand your concerns regarding the parking. Unfortunately, the City is put in a tough spot by the state parking law AB 2097 as state law supersedes Carlsbad law. Illegal complaints about parking can be directed to the Police Department. If the project makes it to the construction phase, you can also reach out to the Building Division if construction workers are illegally parking on your property. The Building Division can notify the developer of the illegal parking so they can warn the construction workers. I will forward your question to the Building Division to see if they have any regulations regarding contractors and construction worker parking. This is a for-sale condominium project. Each resident would be responsible for parking vehicles in an allowed location or else face parking tickets or towing. Since this project is also a density bonus project I’ve included the City’s info bulletin on state density bonus law: https://www.carlsbadca.gov/home/showpublisheddocument/8169/638600078695630000. This info bulletin gives an overview of density bonus which allows developers to build more residential units than the city allows. The section titled Development Standard Deviations discusses how developers can waive development standards through this state law. We are doing our best to ensure the project is meeting all the requirements we are allowed to enforce. If there are any other questions or comments you have about the project, please let me know. Thanks, Edward Edward Valenzuela Associate Planner Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2624| edward.valenzuela@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. New Submittals Appointments for new projects are made online. Resubmittals May 6, 2026 Item #2 114 of 229 2 Please contact your planner directly to schedule a resubmittal drop-off appointment. Facebook | Twitter | You Tube | Flickr | Pinterest | Enews From: ddunneoffice@gmail.com <ddunneoffice@gmail.com> Sent: Thursday, November 7, 2024 10:50 AM To: Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> Cc: 'Greg Lambron' <gregory.lambron@helixcompanies.com> Subject: RE: 840 Carlsbad Village Dr Hi Edward – Thank you for the information that you provided us regarding development of 840 Carlsbad Village Drive, Rincon CVD, CT 2024-0007. We have concerns regarding potential illegal parking on our property by construction workers during the course of construction. Similarly, concerns with the proposed limited parking spaces provided for the project once the project is completed and occupied and the potential use of our property. What will be the City’s requirement(s) of the project under construction to control illegal parking by construction workers and contractors on our property? Also, what will be required of the project/property owner to deter tenants’ illegal parking on adjoining properties after the project is completed? We have already experienced similar issues in the past from much smaller neighboring projects. Also, might there be any other concerns that we should be addressing to the city as the adjacent property owner? Please advise. Thank you. Dianne Dianne Dunne Kindly note that Gregory T. Lambron is the primary contact and should be included as a recipient on all email messages or provided with a courtesy copy. Reminder: His email address is gregory.lambron@helixcompanies.com. CONFIDENTIAL AND PRIVILEGED COMMUNICATION: This e-mail transmission, and any documents, files or previous e-mail messages attached to it, may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this message is STRICTLY PROHIBITED. May 6, 2026 Item #2 115 of 229 3 Interception of e-mail is a crime under the Electronic Communications Privacy Act, 18 U.S.C. 2510-2521 and 2107-2709 and is legally privileged. If you have received this transmission in error, immediately notify me at telephone (619) 583-0488 and/or reply email and destroy the original transmission and its attachments without reading them or saving them to disk. Due to this message being transmitted over the Internet, it cannot be assured that the messages are secure. If you are unwilling to take the risk that your email message may not be secure, please contact me immediately at (619) 583-0488. Please also be aware that email messages may be delayed or undelivered through circumstances beyond our control. Thank you. P.O. BOX 15453, SAN DIEGO, CALIFORNIA 92175-5453 TELEPHONE: (619) 583-0488 FACSIMILE: (619) 583-9397 From: Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> Sent: Monday, October 21, 2024 5:28 PM To: ddunneoffice@gmail.com Subject: 840 Carlsbad Village Dr Hello, I’m following up on your phone regarding the 840 Carlsbad Village Dr project, Rincon CVD, CT 2024-0007. The plans for the application are attached. To see the entire application, we are requesting that you submit a public records request due to the number of documents and the total size of all the files. Here’s a link to the records request home page: https://carlsbadca.govqa.us/WEBAPP/_rs/(S(1nfdvcvsnk2oyv5gqjxcpoly))/supporthome.aspx. Regarding the parking, the developer is providing 52 parking spaces for 50 condo units and 3 commercial spaces. The developer is making use of a state law, Assembly Bill (AB) 2097, where they are not required to provide the standard parking requirements for a project if that project is located within half a mile of a major public transit stop. The project site is located within half a mile of Carlsbad Village Station which qualifies as a major transit stop. Unfortunately, with this state law, the City cannot require them to meet minimum City parking requirements for this project. Here is a link to the City’s AB 2097 information bulletin which contains more info on this state law: https://www.carlsbadca.gov/home/showpublisheddocument/12218/638563690008600000. Thanks, Edward Edward Valenzuela Associate Planner Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2624| edward.valenzuela@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. New Submittals Appointments for new projects are made online. May 6, 2026 Item #2 116 of 229 1 Edward Valenzuela From:Cecilia Acevedo <cecilia.acevedo520@gmail.com> Sent:Thursday, October 24, 2024 9:07 PM To:Edward Valenzuela Subject:Re: RINCÓN CVD - 840 Carlsbad Village Drive Will do, Edward, thanks again! ~Cecilia Acevedo On Oct 24, 2024, at 5:00 PM, Edward Valenzuela wrote: Hi Cecilia, You can reach out to Christian in Housing. His contact info is below. I message him and asked if you should reach out to the developer or his department on purchasing an affordable unit from a particular project. He said it depends and to have you reach out to him. Christian Gutierrez Housing & Homeless Services Department City of Carlsbad 1200 Carlsbad Village Drive Carlsbad, CA 92008 www.carlsbadca.gov | christian.gutierrez@carlsbadca.gov 442-339-2299 (office) | 442-300-6555 (mobile) Thanks, Edward Edward Valenzuela Associate Planner Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2624| edward.valenzuela@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. New Submittals Appointments for new projects are made online. Resubmittals Please contact your planner directly to schedule a resubmittal drop-off appointment. Facebook | Twitter | You Tube | Flickr | Pinterest | Enews From: Cecilia Acevedo Sent: Thursday, October 24, 2024 8:36 AM To: Edward Valenzuela Subject: Fwd: RINCÓN CVD - 840 Carlsbad Village Drive Good morning Edward, please see the message below. I followed your instructions. Do you have a main point of contact? I appreciate your assistance. May 6, 2026 Item #2 117 of 229 2 ~Cecilia Acevedo Begin forwarded message: From: Housing <Housing@carlsbadca.gov> Date: October 23, 2024 at 8:15:26 AM PDT To: Cecilia Acevedo <cecilia.acevedo520@gmail.com> Subject: RE: RINCÓN CVD - 840 Carlsbad Village Drive Hello and thank you for your inquiry, At this moment, we do not have any information regarding this project. Please contact the City's Planning Department at 442-339-2610 for more information. Best, Housing & Homeless Services City of Carlsbad 1200 Carlsbad Village Dr. Carlsbad, CA 92008 www.carlsbadca.gov | 442-339-2810 p | 760-720-2037 f -----Original Message----- From: Cecilia Acevedo <cecilia.acevedo520@gmail.com> Sent: Tuesday, October 22, 2024 7:50 PM To: Housing <housing@carlsbadca.gov> Subject: RINCÓN CVD - 840 Carlsbad Village Drive Good evening, I’m reaching out to inquire about the new development of affordable units at 840 Carlsbad Village. Could you please provide more information about the application process and how I can join the list. Your assistance would be greatly appreciated, thank you! ~Cecilia Acevedo CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. May 6, 2026 Item #2 118 of 229 1 Edward Valenzuela From:Kris Wright <kriswrt222@gmail.com> Sent:Monday, February 17, 2025 10:25 AM To:Edward Valenzuela Subject:Re: Info on CVD Thank you Edward. I will be sure to submit a comment regarding this project. My frustration occurs when an applicant announces a public outreach project yet the public is unaware of it. Even if we submit our names directly to the developer, the developer can still choose not to notify us. My understanding was that if we submit our name to the City project planner, that we would be notified of all issues with this developer. In your prior email, you said that by submitting our names to the planner, we would only be notified of project public hearings. How can we insure that the developer will be honest enough to actually write to those in the public who have expressed interest in a project as to outreach events? Can the City provide that information to the applicant (since that could provide some accountability if the developer overlooks interested members of the public? Regards, Kris On Fri, Feb 14, 2025 at 11:15 AM Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> wrote: Hi Kris, Policy 84 sets the requirements for a developer to complete one of the enhanced stakeholder outreach options and advertise as required. The CVD Rincon Project is subject to the previous version of Policy 84, as it was submitted on Aug. 29, 2024, prior to Dec. 9, 2024. That previous version of Policy 84 is attached. For a developer outreach meeting, listed in Part B of the Policy, the developer is responsible for noticing property owners within a 600-foot radius and occupants within a 100-foot radius of the subject property. In addition to noticing the property owners and occupants just mentioned, the applicant team is responsible for maintaining a contact list of interested parties requesting to be notified about project updates and future opportunities for input. Interested parties can contact the applicant team directly. Notification requests made to the city for particular projects will be forwarded to the applicant team. If you or other members of the public would like to submit comments, they will also be reviewed and held in the project file by staff, ultimately also being transmitted to the decision makers as part of any staff reports. We have not received the public input summary from the applicant nor accepted or approved that they have met all Policy 84 public involvement requirements. The policy states “Compliance with policy is fulfilled when noticing and outreach activities are concluded, and a written outreach report is filed with the city and accepted as complete by the City Planner. The development application will be deemed incomplete until the requirements of this policy are met.” May 6, 2026 Item #2 119 of 229 2 The item is deemed incomplete until it is received. The applicant has been restricted from resubmitting the application until they complete that item, once submitted we will review if they meet the requirements of the policy they are subject to. We will review and inquire for the property you are asking about as well. The emails below and attached will not be added to the project file per your request, it is in our receipt so if we get a public records request it would be provided. In the meantime, we will also inquire if notices had been sent to the address you are asking about at 2928 Jefferson St. Carlsbad 92008. As you are aware, there is a new policy, that increases the tasks an applicant is required to complete, including distances and the types of projects subject to advanced stakeholder outreach. However, the requirements are still written for the applicants. We are not always made aware of all public meetings occurring. Our communication lists, such as the planning notices you’ve signed up for, are for required notices in advance of any decision or public hearings at the Planning Commission or City Council for a project, and for CEQA documents. This is the new policy: https://records.carlsbadca.gov/WebLink/DocView.aspx?id=10058121&dbid=0&repo=CityofCarlsbad&searchid=b5ff233 7-595e-4371-91f9-83e2fdc1e0c7. Thanks, Edward Edward Valenzuela Associate Planner Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2624| edward.valenzuela@carlsbadca.gov Development or Planning-related Inquiries May 6, 2026 Item #2 120 of 229 3 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. New Submittals Appointments for new projects are made online. Resubmittals Please contact your planner directly to schedule a resubmittal drop-off appointment. Facebook | Twitter | You Tube | Flickr | Pinterest | Enews From: Kris Wright <kriswrt222@gmail.com> Sent: Wednesday, February 12, 2025 11:12 PM To: Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> Subject: Info on CVD Hi Edward, I am interested in how the City notifies the public on upcoming developer outreach projects. I just became aware of an upcoming public outreach meeting on Tuesday, Feb. 18 at 7pm for the CVD Rincon (849 Carlsbad Village Dr). I noticed that you were the planner of record. How does the public become aware of these developer outreach meetings? I am signed up for Planning development notices et al, but I never received any notification for this upcoming outreach meeting. Also I wonder if you are aware that the 600ft outreach for a project this size includes ACES, a tenant at 2928 Jefferson St. Carlsbad 92008, that has a center throughout the nation that treats and assesses autism. https://www.acesaba.com/locations The newly revised Policy 84 requires a letter to be sent to all tenants within 100ft. I am wondering if a notification letter was sent to this particular business. Please do not include this letter under public comment for the project but please do reply as I am concerned with outreach and transparency. Who is responsible for sending out notification to the public for these developer meetings? May 6, 2026 Item #2 121 of 229 4 Thanks, Kris -- Kris Wright kriswrt222@gmail.com CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. -- Kris Wright kriswrt222@gmail.com CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. May 6, 2026 Item #2 122 of 229 1 Edward Valenzuela From:Edward Valenzuela Sent:Tuesday, April 1, 2025 4:56 PM To:Kris Wright Subject:RE: Question No problem, Kris. Let me know if you have any more questions. Edward Valenzuela Associate Planner Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2624| edward.valenzuela@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. New Submittals Appointments for new projects are made online. Resubmittals Please contact your planner directly to schedule a resubmittal drop-off appointment. Facebook | Twitter | You Tube | Flickr | Pinterest | Enews From: Kris Wright <kriswrt222@gmail.com> Sent: Wednesday, March 26, 2025 7:12 PM To: Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> Subject: Re: Question Thank you for all of your help! Best, Kris On Wed, Mar 26, 2025 at 6:05 PM Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> wrote: Hi Kris, May 6, 2026 Item #2 123 of 229 2 Yes, that’s correct. If the property owner wants to prohibit STVRs on their own property, the City cannot tell them they have to allow STVRs. Thanks, Edward Edward Valenzuela Associate Planner Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2624| edward.valenzuela@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. New Submittals Appointments for new projects are made online. Resubmittals Please contact your planner directly to schedule a resubmittal drop-off appointment. Facebook | Twitter | You Tube | Flickr | Pinterest | Enews May 6, 2026 Item #2 124 of 229 3 From: Kris Wright <kriswrt222@gmail.com> Sent: Tuesday, March 25, 2025 6:56 PM To: Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> Subject: Re: Question Thank you. So you are saying that CC&Rs via an HOA (IN THE COASTAL Zone) can legally contain amendments to a City wide policy of allowing STRs in the Coastal zone. I am concerned about only one property that is being proposed as a development and want to insure that a developer cannot BS us. So to confirm, if we get the developer to add restrictions within the CC&R of an HOA to not allow STRs, the City (or any other entity) cannot step in and say that it is illegal to disallow STRs? Thank you for your help. We of course are concerned about a property that you are involved with: the Rincon CVD project. Please confirm one more time, Regards, Kris On Tue, Mar 25, 2025 at 4:35 PM Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> wrote: Hi Kris, The City cannot require that CC&Rs prohibit short-term vacation rentals. However, an HOA can amend their CC&Rs to disallow them. Thanks, Edward Edward Valenzuela Associate Planner May 6, 2026 Item #2 125 of 229 4 Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2624| edward.valenzuela@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. New Submittals Appointments for new projects are made online. Resubmittals Please contact your planner directly to schedule a resubmittal drop-off appointment. Facebook | Twitter | You Tube | Flickr | Pinterest | Enews From: Kris Wright <kriswrt222@gmail.com> Sent: Thursday, March 20, 2025 7:28 PM To: Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> Subject: Re: Question Thank you. I am most interested in whether a CC&R can prohibit STR's legally within the Coastal zone. That might help you save time. I appreciate all the information. Best, Kris May 6, 2026 Item #2 126 of 229 5 On Thu, Mar 20, 2025 at 5:15 PM Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> wrote: Hi Kris, Short-term vacation rentals are allowed only in the Coastal Zone and in the La Costa Resort and Spa Master Plan area. Here’s links to staff reports I found for the municipal code amendments that allow short-term vacation rentals in the Coastal Zone: 2015 Amendment o Added a Chapter 5.60 to the CMC. Section 5.60.030 reads “Short-term vacation rentals which comply with the requirements of this Chapter are permitted only in the coastal zone.” https://records.carlsbadca.gov/WebLink/DocView.aspx?id=4868121&dbid=0&repo=CityofCa rlsbad https://records.carlsbadca.gov/WebLink/DocView.aspx?id=4868135&dbid=0&repo=CityofCa rlsbad 2016 Amendment o Expanded the geographical area allowed for short-term vacation rentals. CMC 5.6.0630 amended to read “and in the La Costa resort and Spa Master Plan area, to include the Balboa and Cortez buildings located at 2003 and 2005 Costa Del Mar Road.” https://records.carlsbadca.gov/WebLink/DocView.aspx?id=4868404&dbid=0&repo=CityofCa rlsbad https://records.carlsbadca.gov/WebLink/DocView.aspx?id=4868425&dbid=0&repo=CityofCa rlsbad 2018 Amendment o Expanded Carlsbad Municipal Code (CMC) Section 5.60.030 to state “as defined by the California Coastal Commission.” https://records.carlsbadca.gov/WebLink/DocView.aspx?id=4869243&dbid=0&repo=CityofCa rlsbad I will look into your question regarding CC&Rs. May 6, 2026 Item #2 127 of 229 6 Thanks, Edward Edward Valenzuela Associate Planner Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 442-339-2624| edward.valenzuela@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. New Submittals Appointments for new projects are made online. Resubmittals Please contact your planner directly to schedule a resubmittal drop-off appointment. Facebook | Twitter | You Tube | Flickr | Pinterest | Enews From: Kris Wright <kriswrt222@gmail.com> Sent: Wednesday, March 19, 2025 4:09 PM May 6, 2026 Item #2 128 of 229 7 To: Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> Subject: Question Hi Edward, I am a board member of the nonprofit ELUA (Equitable Land Use Alliance) based in Carlsbad. I am interested in one of the projects you are managing-the CVD Rincon project at 840 CARLSBAD VILLAGE Dr. I checked on the City's GiS Coastal zone map and indeed this project is within the Coastal zone. attached. My question to you, if a property is within the coastal zone, is there a way to exempt STVRs (short term rentals) within the CC&R's? Also please confirm a recent City Council decision that all properties outside the Coastal zone cannot have STVRs within 30 days? Do you have the date of that decision so I can read more about it (in the staff report)? Thanks so much, Kris Wright ELUA -- Kris Wright kriswrt222@gmail.com CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. -- Kris Wright kriswrt222@gmail.com CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. May 6, 2026 Item #2 129 of 229 1 Edward Valenzuela From:Mike Strong Sent:Tuesday, February 3, 2026 4:05 PM To:Steve Linke; Edward Valenzuela Subject:RE: 840 CVD (CVD Rincon) project Thank you. Confirming receipt. Mike Strong Director of Community Development Community Development Department 1635 Faraday Ave. Carlsbad, CA 92008 From: Steve Linke <elua@equitablelanduse.org> Sent: Tuesday, February 3, 2026 4:04 PM To: Mike Strong <Mike.Strong@carlsbadca.gov>; Edward Valenzuela <Edward.Valenzuela@carlsbadca.gov> Subject: 840 CVD (CVD Rincon) project Hi Edward and Mike, For the past several months, Equitable Land Use Alliance (ELUA) has been communicating with Jonathan Frankel, representative for the 840 Rincon (CVD Rincon) project. We made four requests in a January 20th email to Mr. Frankel (see below), and we just received a response from Mr. Frankel today (also see below). He agreed to aspects of three of the requests, and we would like to ensure that they are included in the documentation for the project. Please let us know if you have any questions or feedback. Best regards, Steve Linke President, ELUA On Tue, Feb 3, 2026 at 2:19 PM Jonathan Frankel <jfrankel@rincongrp.com> wrote: Hi Kris, It was nice seeing you in Oceanside last week. Thanks so much for your patience. I am pleased to report that we will agree to restrict short term rentals at this project as a condition of approval. Any rental must be for a term of 30 days or more. There will also be a restriction included in the CC&R's to this effect. May 6, 2026 Item #2 130 of 229 2 In addition, we will provide an electric bike share program for residents. While we are not able to accommodate a golf cart, we do have dedicated bike storage in the parking garage and shared bikes will be located in this area. I did want to reiterate that while the low income units will pay HOA dues, the total maximum monthly cost includes this fee. As a result, the purchase price will be adjusted further downward until an affordable monthly payment is reached as calculated by City regulations and state law. I hope this helps address some of your concerns. Again, thank you for your patience and I'd be happy to discuss further if you have any questions. Take care, Jonathan On Tue, Jan 20, 2026 at 7:18 PM Kris Wright <kriswrt222@gmail.com> wrote: Hi Jonathan, I hope you and your family had a wonderful holiday season. I thought I'd circle back with you with regard to our conversation from November last year to see if you have any favorable results with regard to some of the points we discussed. Here are our suggestions and, as I recall, some of our conversation at coffee. 1. Provision in CC&Rs that prohibits leases less than 30 days for all units backed up with a Condition of Approval by the City that can require that provision remains in the CC&Rs in perpetuity. Note: This issue you were going to discuss with your board and get back to me. 2. Condition of Approval that the project must implement Transportation Demand Management (TDM) measures to reduce vehicle ownership/usage, such as subsidized transit passes, a car sharing program, teleworking amenities like free internet and, if a neighborhood parking program is implemented, charging separately for leases and parking. Note: As I recall in our discussion you mentioned that an on site car sharing program would remove a residential parking spot. I can suggest as an alternative, an off site leased parking spot for a shared car program located perhaps at a nearby church parking lot or similar. 3. Provision in CC&Rs that prohibits any off site parking by residents, guests, employees and customers including neighborhood on-street parking backed up by a Condition of Approval that the city can exclude all such users from any potential future neighborhood permit (or similar) parking program. Note: As I recall you said that this issue was unenforceable. With this issue, we agree that it is impossible to enforce that customers and guests park on site due to space, but employees and residents certainly can be prohibited from participating should there be, a future neighborhood parking permit program. 4. Discounted HOA fees for affordable units-proportional to cost relative to market rate units. Note: As I recall from November, you stated that the affordable low income units would not have an HOA fee? May 6, 2026 Item #2 131 of 229 3 Just for your information, we had an organizational change starting the first of this year: 1. Steve Linke, President 2. Kris Wright, Vice President, Treasurer 3. Diane Bedrosian, Secretary 4. Martin Danner, Advisory Committee Member We hope to work with you and Rincon to implement mutually agreeable improvements to your projects that will benefit both existing and new residents. We know that if you put residents first, including the permanent residents purchasing at 840 CVD, who will have a better quality of life in Carlsbad without short-term renters, your reputation and business will thrive. Sincerely, Kris Wright Equitable Land Use Alliance Board Member CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. May 6, 2026 Item #2 132 of 229 Exhibit 11 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 2024-0007/SDP 2024-0021/CDP 2024-0035 (DEV2024-0004)– Rincon CVD Project Location - Specific: 840 Carlsbad Village Drive Project Location - City: Carlsbad Project Location - County: San Diego Description of Project: Demolition of a 5,515-square-foot, one-story former bank building, associated drive-through, and parking lot followed by the construction of a five-story mixed-use building consisting of approximately 3,800 square feet of commercial space and an 18,687-square-foot parking garage on the first floor; 12 residential units on the second and fifth floors; and 13 residential units on the third and fourth floors. The 50 residential units will range in size from 876 square feet to 2,286 square feet. 19 units will contain one bedroom, 19 units will contain two bedrooms, and 12 units will contain three bedrooms. A total of 50 parking spaces will be provided with 46 parking spaces for residential units and 4 accessible spaces in the first-floor parking garage. A 50% density bonus is requested with the dedication of 15% of the base density units to be designated for very-low-income households (4 units), and an additional 50% bonus is requested with the dedication of 15% of the base density units for moderate-income households (4 units). One incentive/concession and six waivers are requested to facilitate the development including additional building height. The incentive/concession is a request to waive all commercial electric vehicle parking requirements for the project. The waivers requested are from (1) maximum building and number of stories; (2) 10-foot fourth-floor setback; (3) maximum enclosed fourth floor space; (4) maximum wall plane length without 5-foot variation; (5) minimum depth of ground-floor street frontage uses; (6) minimum parking stall size in parking garage. Name of Public Agency Approving Project: City of Carlsbad Name of Person or Agency Carrying Out Project: Jonathan Frankel, Rincon Homes Name of Applicant: Jonathan Frankel, Rincon Homes Applicant’s Address: 5315 Avenida Encinas, Suite 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): Exempt Status: Categorical Exemption: Class 32, Section 15332 (In-Fill Development Projects) May 6, 2026 Item #2 133 of 229 Reasons why project is exempt: The project is consistent with the general plan as well as the zoning ordinance in terms of land use, density, and development standards. The land use regulations are set by the Village and Barrio Master Plan district, allowing density up to 35 units per acre and mixed-use. The project is within the city limits, is less than five acres in size, and is surrounded on all four sides by urban uses including a church, a dental office, office buildings, single-family residences, and commercial buildings. Because the site contains only non-native and ornamental vegetation, the site has no value as habitat for endangered, rare, or threatened species. Approval of the project would not result in any significant effects relating to traffic (as verified by the Vehicle Miles Traveled Analysis prepared by LOS Engineering, Inc, dated September 10, 2025, Exhibit 11), noise (as verified by the Noise Study by Birdseye Planning Group dated May, 2025, Exhibit 22), air quality (as verified by the Air Quality/Greenhouse Gas Study by Birdseye Planning Group dated May 2025, Exhibit 33), or water quality. Finally, the site can be adequately served by all required utilities and public services. In accordance with the Carlsbad Municipal Code, the Project would pay the required Public Facility Fee and water and sewer connection fees to help offset the Project’s cumulative impact and help fund the public infrastructure and services necessary to accommodate growth. Exceptions to Exemptions CEQA Section 15300.2 – Exceptions Planning staff evaluated all the potential exceptions to the use of Categorical Exemptions for the proposed project (in accordance with CEQA Guidelines Section 15300.2) and determined that none of these exceptions apply as explained below: a. Location. “Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located - a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.” Response – The location exception is not applicable to Class 32 Exemptions for In-Fill Development Projects. b. Cumulative Impact - “All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.” Response – There is no evidence to conclude that significant impacts will occur based on past project approvals or that the proposed Project's impacts are cumulatively considerable when evaluating any cumulative impacts associated with construction air quality, noise, transportation, or water quality in the area surrounding the proposed Project. Accordingly, the Project’s incremental 1 Vehicle Miles Traveled Analysis prepared by LOS Engineering, Inc. dated September 10, 2025 2 Noise Study by Birdseye Planning Group dated May 2025, 3 Air Quality/Greenhouse Gas Study by Birdseye Planning Group dated May 2025 May 6, 2026 Item #2 134 of 229 impacts, when considered together with the impacts of the related projects, would not result in a cumulatively considerable contribution to a significant cumulative impact. The Project, and all future projects, will be required to comply with all applicable local, regional, and state laws, regulations, and guidelines, and as described above, any potential impact cause by the Project’s construction and operation would continue to be less than significant and would not contribute significantly to regional cumulative impact in the broader project region. Therefore, this exception does not apply. c. Significant Effect - “A categorical exemption shall not be used for any activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.” Response – There are no unusual circumstances that would have a significant impact on the environment due to the Project. The Project does not involve any unusual circumstances. In regard to biological resources, the Project is not located within an existing or proposed Hardline Conservation Areas or Standards Areas of the Habitat Management Plan. d. Scenic Highway - “A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.” Response – Carlsbad Village Drive is not considered a historical corridor throughout Carlsbad, is not a highway officially designated as a State Scenic Highway, nor is it visible from a Carlsbad historical or scenic corridor or State Scenic Highway. The project site is also surrounded on all sides by existing structures. Therefore, implementation of the Project will result in similar visual conditions compared with a no project scenario. e. Hazardous Waste Site - “A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code.” Response – The Project site is not identified on the Department of Toxic Substance Control geoportal map as a Cleanup, Hazardous Waste, or Inspection site. Furthermore, there is no indication that the site has had any previous uses associated with hazardous materials, such as dry-cleaning or gas station. f. Historical Resources - “A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.” Response – The existing commercial structure on the property, an approximately 5,515-square-foot, one-story former bank building and drive-through, was constructed in 1979. As the structure is less than 50 years old, the structure is not listed or eligible to be listed in any national, state, or local landmark or historic district programs, nor is it eligible for listing in the Local Register. As such, development of the Project would not cause a substantial adverse change in the significance of a historical resource, and this exception does not apply. The property is not known to have any other special circumstances that would make the property a historic resource. Carlsbad Municipal Code Section 19.04.070(B) - Exceptions Exceptions. Even though a project may otherwise be eligible for an exemption, no exemption shall apply in the following circumstances: May 6, 2026 Item #2 135 of 229 1. Grading and clearing activities affecting sensitive plant or animal habitats, which disturb, fragment or remove such areas as defined by either the California Endangered Species Act (Fish and Game Code Sections 2050 et seq.), or the Federal Endangered Species Act (16 U.S.C. Section 15131 et seq.); sensitive, rare, candidate species of special concern; endangered or threatened biological species or their habitat (specifically including sage scrub habitat for the California Gnatcatcher); or archaeological or cultural resources from either historic or prehistoric periods; Or 2. Parcel maps, plot plans and all discretionary development projects otherwise exempt but which affect sensitive, threatened, or endangered biological species or their habitat (as defined above), archaeological or cultural resources from either historic or prehistoric periods, wetlands, stream courses designated on U.S. Geological Survey maps, hazardous materials, unstable soils, or other factors requiring special review, on all or a portion of the site. (Ord. NS-593, 2001) Response – The Project site is located in a developed part of the city and is surrounded by commercial and residential uses. The Project site contains an existing building, drive-through, parking lot and landscaping, and contains only non-natives and ornamental vegetation with no value as habitat for endangered, rare, or threatened species. Furthermore, the site is not within mapped areas of potential critical habitat as depicted in the City’s General Plan.4 The existing commercial structure on the property, an approximately 5,515-square-foot, one-story former bank building, was constructed in 1979. As the structure is less than 50 years old, the structure is not listed or eligible to be listed in any national, state, or local landmark or historic district programs. As such, development of the Project would not cause a substantial adverse change in the significance of a historical resource. Furthermore, based on the amount of grading proposed (1,920 cubic yards of cut, 45 cubic yards of fill, and 3,500 cubic yards of remedial grading) with the project, the likelihood that intact archaeological or cultural resources exist on the Project site is low due to previous site disturbance. Nonetheless, the Project will be conditioned to require archaeological monitoring of ground-disturbing activities during Project construction in compliance with standard City regulatory procedures outlined in the Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines (City of Carlsbad 2017). Therefore, earth-moving activities associated with the Project would not affect archaeological or cultural resources from either historic or prehistoric periods. Hazardous materials, unstable soils or other factors requiring special review do not apply or are not found within this project location. Lead Agency Contact Person: Edward Valenzuela Telephone: 442-339-2624 4 City of Carlsbad. 2015 City of Carlsbad General Plan – Open Space, Conservation, and Recreation Element. Adopted September 2015. https://www.carlsbadca.gov/home/showpublisheddocument/3424/637434861099030000 May 6, 2026 Item #2 136 of 229 CULTURAL RESOURCES REPORT FOR THE HISTORICAL ASSESSMENT FOR 840 CARLSBAD VILLAGE DRIVE CARLSBAD, CALIFORNIA Prepared by: Kristi S. Hawthorne 601 S. Ditmar Street Oceanside CA 92054 (760) 390-4192 kristihawthorne@cox.net December 31, 2024 Exhibit 12 May 6, 2026 Item #2 137 of 229 TABLE OF CONTENTS Introduction 1 Project Description 2 Project Setting and Historical Cultural Environment 5 General History of Carlsbad 6 Methods and Results 9 Description of Resource 10 Analysis of Subject Resource Architecture 10 History of Ownership 11 Eligibility Criteria 15 Application of Criteria 17 Integrity 17 Conclusion 19 Resources 20 Building Forms 22 Chain of Title 23 Additional Views 24 Attachments 25 May 6, 2026 Item #2 138 of 229 1 December 31, 2024 City of Carlsbad Community Development Department Planning Division 1635 Faraday Ave. Carlsbad, CA 92008 REFERENCE: 840 CARLSBAD VILLAGE DRIVE RESULTS OF THE HISTORICAL CULTURAL ASSESSMENT FOR 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA, 92008 I. INTRODUCTION This letter details the findings of the historical assessment conducted for a building located at 840 Carlsbad Village Drive 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 and whether or not the proposed demolition will constitute an adverse impact, as defined by the California Environmental Quality Act (CEQA). The building was not included in the City of Carlsbad Cultural Resources Survey done in 1990. The building is west of Interstate 5, situated on the north side of Carlsbad Village Drive between Jefferson and Harding Streets. Carlsbad Village Drive, formerly Elm Street, is a busy thoroughfare bringing traffic into and through downtown Carlsbad. The legal description is: Parcel 1: The East half of Lots 1 to 4 inclusive in Block 56 of Carlsbad, in the City of Carlsbad, in the County of San Diego, State of California, according to Map thereof No. 775, filed in the Office of Counter Recorder of San Diego County, February 15, 1894. Except therefrom any portion lying within the West 70.00 feet of said lots. Parcel 2: Lots, 5 to 11 inclusive, in Block 56 of Carlsbad, in the City of Carlsbad, in the County of San Diego, State of California, according to Map thereof No. 775, filed in the Office of Counter Recorder of San Diego County, February 15, 1894. The Assessor’s Parcel Number is 203-354-15-00. May 6, 2026 Item #2 139 of 229 2 Map of Carlsbad, Map No. 775 II. PROJECT DESCRIPTION Permit to demolish the existing former bank building, built in 1979 for new development. May 6, 2026 Item #2 140 of 229 Figure 1 Project Location, Carlsbad, San Diego County, California May 6, 2026 Item #2 141 of 229 Figure 2 Project Location on USGS 7.5 San Luis Rey Quadrangle May 6, 2026 Item #2 142 of 229 5 III.PROJECT SETTING AND HISTORICAL CULTURAL ENVIRONMENT Physical Project Setting San Diego County lies in the Peninsular Ranges Geologic Province of Southern California. The mountainous zone, which extends from northwest to southeast through the county, extends to a maximum height of 6,533 feet above mean sea level (Beauchamp 1986). Foothills and valleys, which comprise the cismontane region, extend west from the mountains. This region typically receives more rainfall than the mesas and less than the mountainous region. The coastal mesa region lies between the foothills and the coast and is cut by several large drainages originating in the mountains and foothills. The coast is characterized by large bays and lagoons, where the major rivers empty into the sea and mesas terminate at the ocean in the form of bluffs. The project area is located in the coastal zone in northwestern San Diego County. Geologically, the basement rocks in this area are mapped as the middle Eocene (approximately 40- to 50-million-year-old) Santiago Formation. Additionally, much of the coastal area of northern San Diego County is overlain by thin veneers of Pleistocene marine terrace sediments; two such terraces are present along this part of the coast (the Bird Rock Terrace [approximately 80,000 years old] and the Nestor Terrace [approximately 120,000 years old]). The existing biological setting surrounding the project ranges from landscapes disturbed by previous development to coastal and inland sage scrub and other native species. The biological environment that existed prior to the modern era likely included coastal and inland sage scrub species. Historical Overview Juan Rodriguez Cabrillo, commanding two Spanish exploring vessels traveling north from Mexico, arrived in the area known then as Alta (or “Upper”) California on September 28, 1542. Cabrillo named the harbor they arrived in “San Miguel”. The next arrival into the San Diego area by Europeans was not for another 60 years, when an expedition commanded by Sebastian Vizcaíno made an extensive and thorough exploration of the Pacific coast, arriving at the bay in November 1602. It was during this visit that Vizcaíno renamed the bay “San Diego”. Cabrillo’s voyage gave cartographers the information needed to begin defining the western shores of the unknown land located north of Mexico. Subsequent voyages added to Cabrillo’s information that, in time, permitted mapmakers to accurately depict the west coast. For the next 167 years the Spanish made no other expeditions to Alta California. The Spanish eventually developed a plan for the occupation of the claimed territory of Alta California during the reign of King Carlos III of Spain. In 1769, a sea and land expedition set out from Mexico to meet up at San Diego Bay; Captain Vicente Vila led three ships and Gaspar de Portolá and Father Junípero Serra commanded the land expedition. Colonization of the San Diego area began on July 16, 1769. Only two of the three ships commanded by Captain Vila made it to San Diego; it is believed that they May 6, 2026 Item #2 143 of 229 6 anchored near what is now downtown San Diego, and that “Punta de los Muertos,” or “Dead Man’s Point”, derived its name from the burial of scurvy-stricken sailors at that location. The natural attraction of the harbor at San Diego and the establishment of a military presence in the area solidified its importance to the Spanish colonization of the region and the growth of the civilian population. The initial colonization of San Diego began with the establishment of the Presidio of San Diego and Mission San Diego de Alcalá on Mission Hill, overlooking Mission Bay and the San Diego River to the north. The location was chosen for its commanding view, defensive location, and proximity to a large Native American village located directly north of the presidio on the south side of the San Diego River. This Kumeyaay village site has been recorded using the place name of Cosoy, Kosaii, or Kosa’aay. The camp at Presidio Hill was the first Spanish military establishment in California. As settlers arrived, grants of land were made to those who filed an application, but many tracts reverted back to the government due to lack of use. As an extension of territorial control by the Spanish, each mission was placed in a way that enabled them to command as much territory and as large a population as possible. While primary access to California during the Spanish Period was by sea, the route of El Camino Real served as the land route for transportation and commercial and military activities, linking all missions and military establishments. Mission San Diego de Alcalá was moved from the presidio approximately six miles inland to its present location in 1773 due to the need for agricultural fields and to distance it from the military influence at the presidio. As time progressed into the early 1800s, the Spanish soldiers at the presidio could not rely upon Mexico for regular supplies because of mounting resistance by Mexicans toward Spanish rule. More and more, the military garrison relied upon the self-sufficient mission for food, supplies, and even workers. By 1817, the presidio itself was in a ruinous condition, and its population dropped to only 55 men (Smythe 1908). About this time, residential and commercial development began in what is now Old Town; in fact, most structures built outside the presidio were constructed after 1820. By 1821, Mexico had gained independence from Spain, and the northern territories were subject to significant change. General History of Carlsbad Mission San Luis Rey de Franca was constructed in 1798 near present-day Oceanside. The mission’s lands encompassed present-day Carlsbad north to the current location of Marine Corps Base Camp Pendleton, east to Santa Ysabel, and south past present-day Encinitas. The establishment of the mission had detrimental effects upon the Native American communities in the area, as the fathers focused upon religious conversion and utilization of Native American labor to develop and maintain the cattle ranches, orchards, and water systems necessary for the mission’s operation. In 1821, Mexico gained independence from Spain and the missions were soon secularized, which resulted in division of the mission lands, which were then granted to prominent Mexican families by the Mexican government. Juan María Marrón II was May 6, 2026 Item #2 144 of 229 7 granted 13,311 acres in 1842 and named the land grant Rancho Agua Hedionda. The grant included present-day Carlsbad and Carlsbad Ranch. After Marrón’s death in 1853, the ranch was divided up among his family; however, financial troubles eventually led to the land being sold to Francis Hinton in 1865. Hinton then hired Robert Kelly, who later inherited the ranch from Hinton. In 1880, Kelly granted the Southern California Railway a coastal right-of-way that allowed for a connection between San Diego and Los Angeles. 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. 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 May 6, 2026 Item #2 145 of 229 8 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. The “Plain Truth” reported in February 1914 that a new highway was being built across the slough at Carlsbad. The highway entered Carlsbad via First Street (now State Street) and turned west at Elm (now Carlsbad Village Drive) then south on present day Carlsbad Boulevard. 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. For years “Carlsbad’s one and only street light, which was a 150-watt bulb enhanced by a sixteen-inch white reflector” was located downtown near the Twin Inns. 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 May 6, 2026 Item #2 146 of 229 9 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. Dick Carboneau, columnist and editor of the Oceanside Blade Tribune, noted a significant change when the highway 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.” 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. 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 2020 plans began for the removal of the 400-foot smokestack of the Encina Power Station. This structure on Carlsbad’s coast was controversial but also considered a landmark by locals. IV. METHODS AND RESULTS Background studies consisting of research from the Carlsbad Historical Society, San Diego County Master Property Records, a field check of the property, 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. May 6, 2026 Item #2 147 of 229 10 V. DESCRIPTION OF RESOURCE The building at 840 Carlsbad Village Drive is a contemporary commercial structure designed by Tucker Sadler & Associates, built for and used as a bank. Built by Charles Meyers Construction, the one-story building is rectangular-shaped, and 5,515 square feet in size. It has a flat roof, and a large walled parapet-type structure on the west elevation. The exterior is covered in stucco and portions of the perimeter of the building are covered in a wooden horizontal trim or fascia. All windows are fixed. The front entrance, facing south, has an ADA compliant walkway leading to a glassed double-door entry. The rear entry, facing north, is deeply recessed with a glass double door. Views of the building are shown in Figure 4 and in Appendix C. Site Map showing project location VI. ANALYSIS OF SUBJECT RESOURCE ARCHITECTURE Contemporary architecture refers to buildings that date from the late 20th century through the present day. Rather than describing a uniform style, contemporary buildings are characterized by features such as unadorned facades, asymmetrical or non-linear forms, and large volumes. Characteristics of contemporary architecture include asymmetry, curved lines or rounded forms, unconventional volumes and free-form shapes, open floor plans, large windows and minimalist interior design. The era of contemporary architecture is generally thought to have begun sometime after the modern period of the roughly first half of the 20th century, and the postmodern period from the 1960s to the '90s. Therefore, buildings from the late 20th century to the present moment might be referred to as works of contemporary architecture. May 6, 2026 Item #2 148 of 229 11 The building exhibits many of these contemporary features including the unconventional volume in the way of the large wall/parapet and rounded roofline. VII. HISTORY OF OWNERSHIP History of ownership was determined by Recorded Deeds through the San Diego County Recorder’s Office. The building is located on Block 56 in the City of Carlsbad on what was formerly Elm Street, now Carlsbad Village Way. Lots 1 through 4 were obtained prior to 1951 by Francis and Erma Zahler. Francis Edward Zahler was born in 1881 in Nebraska. By 1930 Zahler had moved to Carlsbad and was living with his sister at 307 Elm Street. His occupation was listed as a carpenter in the 1930 US census. Zahler, unmarried, was living at 840 Elm Street (Carlsbad Village Drive) in 1950. Single for most of his life, he married Erma by 1953 who was previously married. Francis Zahler died in 1958 at the age of 76. In January of 1978 Erma Zahler sold the property to First National Bank of San Diego County. First National Bank of San Diego County originated as Escondido National Bank, which changed its name in 1976. By 1978 the bank had nine locations, the one in Carlsbad was its tenth, which opened January 13, 1979. The subject building was designed by Tucker Sadler & Associates, a firm in San Diego. Modern San Diego provides background on the firm on their website: In October 1957, architects Tom Tucker and Hal Sadler alongside structural engineer Ed Bennett designed their first building together, the Mission Hills Safeway, from a small office over a garage in Ocean Beach. Shortly thereafter the trio left their employer, Richard George Wheeler & Associates, to go out on their own. From the design of that small supermarket, moonlighting while still employed in Wheeler’s office, Tucker, Sadler & Bennett was born. Many of their early contracts stemmed from their work with Safeway – a client they developed from Wheeler’s portfolio. Tucker and Bennett went on to design some of San Diego's most prestigious projects including the renovation of the historic U. S. Grant Hotel, the regional headquarters buildings for Union Bank, Security Pacific National Bank, and Bank of America's downtown offices. The team also designed Rady Children's Hospital's Jean Hahn Surgical Pavilion, Beckman Center for Chemical Sciences at Scripps Research Institute, and expansions of both the San Diego Convention Center and Terminal 2 of the San Diego International Airport. The website which dedicated to local architects and notable architecture, does not include the bank building at 840 Elm/Carlsbad Village Drive, Carlsbad in its list of notable projects completed by Tucker Sadler & Associates. May 6, 2026 Item #2 149 of 229 12 The bank sold the property to Gordon and Marilyn Larsen, while entering into a long-term lease of 35 years, renewable for an additional ten years. Gordon Allyn Larsen was born in 1928 in Minnesota. He married Marilyn Joyce Kwallek in 1952. The couple purchased a home in Escondido in 1968 where they raised sons Ken and Steve Larsen. In 1981 The Mitsubishi Bank of California, Los Angeles merged with the local institution. The bank at 840 Carlsbad Village Drive eventually became Union Bank. The bank has seen some changed in the way of signage over the years, building a large canopy for drive-thru ATMs in 1997, and adding an ADA accessible ramp to front of building (south elevation) in 2014. Google view of 840 Carlsbad Village Drive in 2011 before ADA ramp was built With the construction of the aforementioned drive-thru canopy, which added to the rear of the building, in all likelihood the original exterior fascia or trim was changed in order to match with the new edifice and this would have altered the original design. The Larsens maintained ownership of the property, transferring into various trusts until it was sold to SJM Carlsbad LLC in 2023. May 6, 2026 Item #2 150 of 229 12/11/2024Figure 3 May 6, 2026 Item #2 151 of 229 Fi gu r e 4 Vi e w of 84 0 Ca r l s b a d Vi l l a g e Dr i v e , Ca r l s b a d , Ca l i f o r n i a May 6, 2026 Item #2 152 of 229 15 VIII. 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). In order 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. IX. 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, May 6, 2026 Item #2 153 of 229 16 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. 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. May 6, 2026 Item #2 154 of 229 17 X.APPLICATION OF CRITERIA FOR 840 CARLSBAD VILLAGE DRIVE Criterion A (association with a significant historical event): No known significant event occurred on the properties, before or after the resource was constructed. The building is not significant under Criterion A. Criterion B (association with a historic person or persons): The building is not associated with any historic person in Carlsbad's history or significant to its development. Longtime owners Gordon and Marilyn Larsen were not residents of Carlsbad. Further, the building is not associated with any person important to California history. The building is not significant under Criterion B. Criterion C (represents a significant design or style of construction). The bank building was designed by Tucker Sadler & Associates of San Diego. While this firm is a reputable architectural firm, there is nothing outstanding to suggests the design or construction of this particular building is significant. It is not included in a listing of their notable work, either on their website or Modern San Diego, a website of notable designed building. There are no early photos of the building but it has been altered. A large canopy for drive-thru ATMs was erected in 1997, and an ADA accessible ramp to the front of building (south elevation) in 2014 changed the entrance. The building 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. XI.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 building has not changed and 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 May 6, 2026 Item #2 155 of 229 18 architecture. Design includes such elements as organization of space, proportion, scale, technology, ornamentation, and materials. FINDING: While the overall structure, footprint and design of the building is believed to be unchanged, no historic photographs were found to indicate the original elements of the building. Updates and changes have been made over the years, but the building retains sufficient design element for integrity purposes. 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 in which the building is located has changed with newer and increased development but the setting is sufficient for integrity purposes. 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. FINDING: The building does not reflect a particular period of time, pattern or configuration sufficient for integrity purposes. 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 particular quality of workmanship demonstrated in the construction of the building and does not 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: The building does not reflect any particular period of time. Association. Association is the direct link between an important historic event or person and a historic property. FINDING: The building is not linked directly to any historic important event or person. May 6, 2026 Item #2 156 of 229 19 XII. CONCLUSION The evaluation of the property finds that the building is not historically or architecturally significant under any California Register of Historical Resources (CRHR) or City of Carlsbad eligibility criteria. Because the building has been evaluated as not significant, it is not eligible for listing on the City of Carlsbad HRI or the CRHR and no mitigation measures are required. Sincerely, Kristi S. Hawthorne May 6, 2026 Item #2 157 of 229 iii Kristi S. Hawthorne Qualifications and Experience For nearly twenty years I have completed over 50 Historical and Cultural Assessments for the following cities: San Diego, Encinitas, Carlsbad, Escondido and Oceanside. Since 2005 approved by City of Oceanside to research and write Historical Assessments (over 25, which all have been accepted by the Oceanside Planning Commission and Oceanside Historic Preservation Advisory Commission) 2021-2024 Completed Cultural Assessments for 8 homes and buildings to qualify for Mills Act in the City of Oceanside Since 2020 I have researched, written and submitted no less than 18 Historical and 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 2502 Jefferson Street 2518 Jefferson Street 2647 Jefferson Street 2668 Ocean Street 2669 Garfield Street 3374 Carlsbad Blvd. 3580 Madison Ave. 3940 Garfield Street 3950 Garfield Street 4080 Sunnyhill 5410 El Arbol 5511 Los Robles 2019 and 2024 submitted three Cultural and Historic Assessment to the City of San Diego for 4611 Newport Avenue, Ocean Beach 1067 Muirlands Vista Way, La Jolla 3537 37th Street, San Diego In 2023 submitted a Historic Assessment to the City of Encinitas 534 Ocean View May 6, 2026 Item #2 158 of 229 iii 2002-2008 hired by Archaeos, Inc. to research and write historic content for Historical Assessments 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 I have over 35 years of experience in collecting, maintaining, organizing and preserving historical documents, photos, ephemera and memorabilia for the Oceanside Historical Society. I have served on the Executive Board of the Oceanside Historical for over 35 years, currently serving as director and am the city’s local historian. 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) May 6, 2026 Item #2 159 of 229 iii 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 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 May 6, 2026 Item #2 160 of 229 20 X. RESOURCES A Field Guide to American Houses, by Virginia Savage McAlester, 2013, New York, Penguin Random House Annual Report of the Federal Deposit Insurance Corporation, 1981 Merger Decisions, Vol. 2 https://www.fdic.gov/about/financial-reports/reports/archives/fdic-ar-1981-v2.pdf Carlsbad Historical Society https://www.carlsbadhistoricalsociety.com/ City of Carlsbad https://records.carlsbadca.gov Daily Times-Advocate (Escondido, California) November 11, 1968, Page 14 Daily Times-Advocate (Escondido, California) March 18, 1976, Page 38 Daily Times-Advocate (Escondido, California) September 14, 1976, Page 2 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 “History of San Diego, 1542-1908” by William Ellsworth Smyth, San Diego, The History Company, 1908 Kennedy, M.P, and Tan, S.S, 2005, “Geologic Map of the San Diego 30' x 60' Quadrangle, California”, by U.S. Geological Survey Luskey's Official Oceanside-Carlsbad Criss-Cross City Directory, 1959 Modern San Diego https://modernsandiego.com/people/sadler-bennett-tucker North County Times (Oceanside, California) August 24, 1978, Page 27 North County Times (Oceanside, California) January 8, 1979, Page 15 North County Times (Oceanside, California) January 12, 1979, Page 15 North County Times (Oceanside, California) December 23, 1983, Page 33 Oceanside Blade Tribune (Oceanside, California) July 6, 1958, Page 1 www.ancestry.com (various vital records) May 6, 2026 Item #2 161 of 229 21 https://sandiegohistory.org/journal/v56-3/v56-3engstrand.pdf 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 May 6, 2026 Item #2 162 of 229 22 APPENDIX A BUILDING FORMS May 6, 2026 Item #2 163 of 229 DPR 523A (1/95) *Required information Page 1 of 4 *Resource Name or #: (Assigned by recorder) 840 Carlsbad Village Drived, Carlsbad, CA 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 840 Carlsbad Village Drive 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 building is west of Interstate 5, situated on the north side of Carlsbad Village Drive between Jefferson and Harding Streets. Carlsbad Village Drive, formerly Elm Street, is a busy thoroughfare bringing traffic into and through downtown Carlsbad. The legal description is: Parcel 1: The East half of Lots 1 to 4 inclusive in Block 56 of Carlsbad, in the City of Carlsbad, in the County of San Diego, State of California, according to Map thereof No. 775, filed in the Office of Counter Recorder of San Diego County, February 15, 1894. Except therefrom any portion lying within the West 70.00 feet of said lots. Parcel 2: Lots, 5 to 11 inclusive, in Block 56 of Carlsbad, in the City of Carlsbad, in the County of San Diego, State of California, according to Map thereof No. 775, filed in the Office of Counter Recorder of San Diego County, February 15, 1894. The Assessor’s Parcel Number is 203-354-15-00. *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) The building at 840 Carlsbad Village Drive is a contemporary commercial structure designed by Tucker Sadler & Associates, built for and used as a bank. Built by Charles Meyers Construction, the one-story building is rectangular- shaped, and 5,515 square feet in size. It has a flat roof, and a large walled parapet-type structure on the west elevation. The exterior is covered in stucco and portions of the perimeter of the building are covered in a wooden horizontal trim or fascia. All windows are fixed. The front entrance, facing south, has an ADA compliant walkway leading to a glassed double-door entry. The rear entry, facing north, is deeply recessed with a glass double 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: 840 Carlsbad Village Drive, South elevation, 12/26/2024 *P6. Date Constructed/Age and Source: Historic  Prehistoric  Both Constructed 1979 *P7. Owner and Address: SJM Carlsbad LLC 1955 San Diego Avenue San Diego CA 92110 *P8. Recorded by: (Name, affiliation, and address) Kristi S. Hawthorne 601 South Ditmar Street, Oceanside CA 92054 *P9. Date Recorded: 12/31/2024 *P10. Survey Type: (Describe) Intensive *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Results of the Historical Building Assessment for 840 Carlsbad Village Drive, 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 _______ May 6, 2026 Item #2 164 of 229 DPR 523L (1/95) *Required information Page 2 of 4 *Resource Name or # (Assigned by recorder) 804 Carlsbad Village Drive, Carlsbad, CA *Recorded by: Kristi S. Hawthorne *Date 12/31/2024  Continuation  Update History of ownership was determined by Recorded Deeds through the San Diego County Recorder’s Office. The building is located on Block 56 in the City of Carlsbad on what was formerly Elm Street, now Carlsbad Village Way. Lots 1 through 4 were obtained prior to 1951 by Francis and Erma Zahler. Francis Edward Zahler was born in 1881 in Nebraska. By 1930 Zahler had moved to Carlsbad and was living with his sister at 307 Elm Street. His occupation was listed as a carpenter in the 1930 US census. Zahler, unmarried, was living at 840 Elm Street (Carlsbad Village Drive) in 1950. Single for most of his life, he married Erma by 1953 who was previously married. Francis Zahler died in 1958 at the age of 76. In January of 1978 Erma Zahler sold the property to First National Bank of San Diego County. First National Bank of San Diego County originated as Escondido National Bank, which changed its name in 1976. By 1978 the bank had nine locations, the one in Carlsbad was its tenth, which opened January 13, 1979. The subject building was designed by Tucker Sadler & Associates, a firm in San Diego. Modern San Diego provides background on the firm on their website: In October 1957, architects Tom Tucker and Hal Sadler alongside structural engineer Ed Bennett designed their first building together, the Mission Hills Safeway, from a small office over a garage in Ocean Beach. Shortly thereafter the trio left their employer, Richard George Wheeler & Associates, to go out on their own. From the design of that small supermarket, moonlighting while still employed in Wheeler’s office, Tucker, Sadler & Bennett was born. Many of their early contracts stemmed from their work with Safeway – a client they developed from Wheeler’s portfolio. Tucker and Bennett went on to design some of San Diego's most prestigious projects including the renovation of the historic U. S. Grant Hotel, the regional headquarters buildings for Union Bank, Security Pacific National Bank, and Bank of America's downtown offices. The team also designed Rady Children's Hospital's Jean Hahn Surgical Pavilion, Beckman Center for Chemical Sciences at Scripps Research Institute, and expansions of both the San Diego Convention Center and Terminal 2 of the San Diego International Airport. The website which dedicated to local architects and notable architecture, does not include the bank building at 840 Elm/Carlsbad Village Drive, Carlsbad in its list of notable projects completed by Tucker Sadler & Associates. The bank sold the property to Gordon and Marilyn Larsen, while entering into a long-term lease of 35 years, renewable for an additional ten years. Gordon Allyn Larsen was born in 1928 in Minnesota. He married Marilyn Joyce Kwallek in 1952. The couple purchased a home in Escondido in 1968 where they raised sons Ken and Steve Larsen. In 1981 The Mitsubishi Bank of California, Los Angeles merged with the local institution. The bank at 840 Carlsbad Village Drive eventually became Union Bank. The bank has seen some changed in the way of signage over the years, building a large canopy for drive-thru ATMs in 1997, and adding an ADA accessible ramp to front of building (south elevation) in 2014. State of California — The Resources Agency Primary# _____________________________________ DEPARTMENT OF PARKS AND RECREATION HRI# _ _ CONTINUATION SHEET Trinomial _ May 6, 2026 Item #2 165 of 229 DPR 523L (1/95) *Required information Page 3 of 4 *Resource Name or # (Assigned by recorder) 804 Carlsbad Village Drive, Carlsbad, CA *Recorded by: Kristi S. Hawthorne *Date 12/31/2024 Continuation  Update With the construction of the aforementioned drive-thru canopy, which added to the rear of the building, in all likelihood the original exterior fascia or trim was changed in order to match with the new edifice and this would have altered the original design. The Larsens maintained ownership of the property, transferring into various trusts until it was sold to SJM Carlsbad LLC in 2023. State of California — The Resources Agency Primary# _____________________________________ DEPARTMENT OF PARKS AND RECREATION HRI# _ _ CONTINUATION SHEET Trinomial _ May 6, 2026 Item #2 166 of 229 DPR 523B (1/95) *Required information Page 4 of 4 *Resource Name or # (Assigned by recorder) 840 Carlsbad Village Drive, Carlsbad, California B1. Historic Name: B2. Common Name: B3. Original Use: commercial B4. Present Use: same *B5. Architectural Style: None *B6. Construction History: (Construction date, alterations, and date of alterations) 1979, alterations made in 1996 adding drive through canopy to the rear and in 2014 changing front entrance to ADA ramp *B7. Moved? No  Yes  Unknown Date: Original Location: *B8. Related Features: B9a. Architect: Tucker Sadler & Associates b. Builder: Charles Meyers Construction. *B10. Significance: Theme ____ Area Period of Significance 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 building is not associated with any historic person in Carlsbad's history or significant to its development. Longtime owners Gordon and Marilyn Larsen were not residents of Carlsbad. Further, the building is not associated with any person important to California history. The bank building was designed by Tucker Sadler & Associates of San Diego. While this firm is a reputable architectural firm, there is nothing outstanding to suggests the design or construction of this particular building is significant. It is not included in a listing of their notable work, either on their website or Modern San Diego, a website of notable designed building. There are no early photos of the building but it has been altered. A large canopy for drive-thru ATMs was erected in 1997, and an ADA accessible ramp to the front of building (south elevation) in 2014 changed the entrance. The building is not significant for design or construction. The evaluation of the property finds that the building is not historically or architecturally significant under any California Register of Historical Resources (CRHR) or City of Carlsbad eligibility criteria. Because the building has been evaluated as not significant, it is not eligible for listing on the City of Carlsbad HRI or the CRHR and no mitigation measures are 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; North County Times (Oceanside, CA) HistoricAerials.com; Carlsbad Historical Society; Windows on the Past, An Illustrated History of Carlsbad, California, by Susan Schnebelen Gutierrez, The Donning Company Publishers, 2002; Modern San Diego B13. Remarks: *B14. Evaluator: Kristi S. Hawthorne 601 South Ditmar Street, Oceanside, California 92054 Date of Evaluation: 12/31/2024 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.) May 6, 2026 Item #2 167 of 229 23 APPENDIX B CHAIN OF TITLE May 6, 2026 Item #2 168 of 229 Chain of Title 840 Carlsbad Village Drive 1. Deed Grantor: Erma Zahler Grantee: First National Bank of San Diego County Recorded: January 31, 1978, Document # 1978-0038926 of Official Records 2. Deed Grantor: First National Bank of San Diego County Grantee: Gordon A. Larsen and Marilyn J. Gordon Recorded: December 27, 1978, Document #1978-0553097 of Official Records 3. Deed Grantor: Gordon A. Larsen; Marilyn J. Gordon Grantee: Gordon A. Larsen and Marilyn J. Gordon; Steve A. Larsen and Ken A. Larsen Recorded: March 11, 1993, Document #1993-0151578 4. Intrafamily Transfer & Dissolution Grantor: Gordon A. Larsen Grantee: Steve A. Larsen and Ken A. Larsen Recorded: December 31, 2003, Document #2003-1525177 of Official Records 5. Intrafamily Transfer & Dissolution Grantor: Gordon A. Larsen Grantee: Marilyn J. Larsen Recorded: December 31, 2003, Document #2003-1525177 of Official Records 6. Intrafamily Transfer & Dissolution Grantor: Marilyn Larsen Grantee: Ken A. Larsen; Marilyn J. Larsen Trust Recorded: June 28, 2005, Document #2005-0544475 of Official Records 7. Quitclaim Deed Grantor: Ken A. Larsen Grantee: Gordon A. Larsen Recorded: July 27, 2006, Document #2006-0531936 of Official Records May 6, 2026 Item #2 169 of 229 8. Intrafamily Transfer & Dissolution Grantor: Gordon A. Larsen Grantee: Gordon A Larsen Charitable Remainder Trust Recorded: September 12, 2008, Document #2008-0486075 of Official Records 9. Intrafamily Transfer & Dissolution Grantor: The Marilyn Joyce Larsen Trust Grantee: Gordon A Larsen Charitable Remainder Trust Recorded: September 10, 2012, Document #2012-0542786 of Official Records 10. Deed Grantor: Scott Allen Dickerson; Gordon A Larsen Charitable Remainder Trust Grantee: SJM CARLSBAD LLC Recorded: July 28, 2023, Document #2023-0203232 of Official Records May 6, 2026 Item #2 170 of 229 24 APPENDIX C ADDITIONAL VIEWS OF 840 CARLSBAD VILLAGE DRIVE May 6, 2026 Item #2 171 of 229 East elevation May 6, 2026 Item #2 172 of 229 East elevation May 6, 2026 Item #2 173 of 229 Above: Northwest elevation Below: North elevation May 6, 2026 Item #2 174 of 229 Above: North elevation Below: Drive thru rear of building May 6, 2026 Item #2 175 of 229 Above: North elevation Below: Northeast elevation at alley May 6, 2026 Item #2 176 of 229 Above: East elevation looking west Below: East elevation at alley May 6, 2026 Item #2 177 of 229 Southeast elevation at alley May 6, 2026 Item #2 178 of 229 25 ATTACHMENTS May 6, 2026 Item #2 179 of 229 https://www.newspapers.com/image/1098412399/ North County Times (Oceanside, California) · Thu, Aug 24, 1978 · Page 27 Downloaded on Dec 13, 2024 Copyright © 2024 Newspapers.com. All Rights Reserved. May 6, 2026 Item #2 180 of 229 https://www.newspapers.com/image/1098663009/ North County Times (Oceanside, California) · Mon, Jan 8, 1979 · Page 15 Downloaded on Dec 13, 2024 Copyright © 2024 Newspapers.com. All Rights Reserved. May 6, 2026 Item #2 181 of 229 https://www.newspapers.com/image/1098663336/ North County Times (Oceanside, California) · Fri, Jan 12, 1979 · Page 15 Downloaded on Dec 11, 2024 Copyright © 2024 Newspapers.com. All Rights Reserved. May 6, 2026 Item #2 182 of 229 LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 13 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 May 6, 2026 Item #2 183 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB SHEET INDEX GENERAL A001 TITLE SHEET A002 AREA DIAGRAMS A003 AREA DIAGRAMS A004 AREA DIAGRAMS A005 CODE COMPLIANCE - OPENINGS A006 CODE COMPLIANCE - OPENINGS A007 CODE COMPLIANCE - OPENINGS A008 CODE COMPLIANCE - RETAIL GLAZING A009 CLIMATE ACTION PLAN A010 PHOTOGRAPHIC SURVEY CIVIL C-1 GENERAL NOTES AND CALCULATIONS C-2 PRELIMINARY DEMO PLAN C-3 PRELIMINARY IMPROVEMENT PLAN C-4 PRELIMINARY GRADING PLAN C-5 SECTIONS C-6 DETAILS ARCHITECTURAL A101 ARCHITECTURAL SITE PLAN A102 FIRE ACCESS PLAN A201 1ST FLOOR PLAN A202 2ND FLOOR PLAN A203 3RD FLOOR PLAN A204 4TH FLOOR PLAN A205 5TH FLOOR PLAN A206 ROOF PLAN A301 EXTERIOR ELEVATIONS A302 EXTERIOR ELEVATIONS A303 PERSPECTIVE VIEWS A304 PERSPECTIVE VIEWS A401 BUILDING SECTIONS A402 BUILDING SECTIONS A403 BUILDING SECTIONS A601 UNIT PLANS - UNIT A1 A602 UNIT PLANS - UNIT A2 A603 UNIT PLANS - UNIT B1 A604 UNIT PLANS - UNIT B2 A605 UNIT PLANS - UNIT B3 A606 UNIT PLANS - UNIT C1 A607 UNIT PLANS - UNIT C2 & C3 LANDSCAPE L-01 LANDSCAPE CONCEPT PLAN L-02 LANDSCAPE CONCEPT PLAN L-03 EXISTING TREE PLAN L-04 MAINTENANCE PLAN L-05 WATER CONSERVATION PLAN L-06 WATER USE PLAN L-07 UTILITY CONFLICT PLAN L-08 LIGHTING PLAN6" 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 36" WIDE REFRIGERATOR, COUNTER DEPTHREF 30" WIDE ELECTRIC STOVE 34" DOUBLE KITCHEN SINK 24" DISHWASHERDW MICROWAVE SIZE TBD, FIT IN 24" WIDE BASE CABINET MW DRAFTING SYMBOLS PROJECT TEAM OWNER/ RINCON HOMES DEVELOPER 5315 AVENIDA ENCINAS, SUITE 200 CARLSBAD, CA 92008 888.357.3553 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 STRUCTURAL GOUVIS ENGINEERING MECHANICAL 15 STUDEBAKER ELECTRICAL IRVINE, CA 92618 PLUMBING 949.752.1612 -CONSTRUCTION OF A NEW 5-STORY MIXED-USE BUILDING INCLUDING: - (50) CONDOMINIUM UNITS - GROUND FLOOR LOBBY - RESIDENTIAL AMENITY SPACES AT LEVELS 2 & 5 - (3) COMMERCIAL SPACES ON GROUND FLOOR. (TENANT IMPROVEMENT UNDER SEPARATE PERMIT) - AT-GRADE PARKING - TOTAL AREA: 111,093 SF - LEVEL 1 TO BE TYPE IA -LEVELS 2-5 TO BE TYPE IIIA SCOPE OF WORK PROJECT LOCATION VICINITY MAP CARL S B A D V I L L A G E D R . GRAN D A V E J E F F E R S O N S T H A R D I N G S T N (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 DEVELOPMENT SUMMARY 07 PROJECT INFORMATION ADDRESS:SITE GROSS AREA .72 AC 31,513 SF CARLSBAD, CA SITE AREA NET .69 AC 29,924 SF OWNER A.P.N.203-354-15 PARCEL 1 PROJECT NAME APPLICATION TYPES PARCEL 2 PROJECT NOTES DEVELOPMENT REGULATIONS BASE ZONE VILLAGE CENTER DISTRICT MIN MAX DENSITY 28 DU / AC 35 DU / AC COMMUNITY PLAN V-B (VILLAGE BARRIO) PROPOSED BUILDING 87% OVERLAY ZONES: COASTAL ZONE COVERAGE MASTER PLAN:OCCUPANCY TYPES: S-2 - STORAGE EXISTING LAND USE:COMMERCIAL PROPOSED LAND USE:CONSTRUCTION TYPE: SETBACKS REQUIREDPROPOSED GROUND FLOOR HEIGHT 14 FT FRONT 0 FT MIN 2'-5" PROPOSED BUILDING HEIGHT 63'-6" FT 5 FT MAX 4'-11" 5 STORIES SIDE 0 FT MIN VARIES APPLICABLE CODES 2022 CBC, CFC, CMC, CPC, CEC CEnergyC, CGBC REAR 0 FT MIN 10'-2" SIDE STREET N/A AFFORDABLE HOUSING PROJECT 2/21/2026840 CARLSBAD VILLAGE DRIVE 840 CARLSBAD VILLAGE DRIVE TENTATIVE MAP (CT) 840 CVD LLC LOTS 5 TO 11 INCLUSIVE, IN BLOCK 56 OFSITE DEVELOPMENT PLAN (SDP) 5315 AVENIDA ENCINCAS SUITE 200 CARLSBAD, CA 92008 LEGAL DESCRIPTION THE EAST HALF OF LOTS 1 TO 4 INCLUSIVE, IN BLOCK 56 OF CARLSBAD, ACCORDING TO MAP NO.775 (949) 637-3254 RINCON CVD R-2 - RESIDENTIAL COASTAL DEVELOPMENT PERMIT (CDP) CARLSBAD, ACCORDING TO MAP NO.775 VILLAGE AND BARRIO MASTER PLAN (VBMP), VILLAGE CENTER (VC) DISTRICT 27, 329 SF / 31,513 SF = .87 PRIVATELY FUNDED PROJECT S-1 - STORAGE LEVEL 1 - TYPE IA LEVELS 2-5 - TYPE IIIA MIXED-USE (RESIDENTIAL / COMMERCIAL) M - MERCANTILE A-3 - ASSEMBLY DENSITY BONUS BASE DENSITY .72 AC x 35 DU / AC =25.3 DU 26 DU SET ASIDE UNITS (DB)VERY LOW 15%=3.9 DU 4 DU 1, 2MODERATE 15%=3.9 DU 4 DU 8 DU DENSITY BONUS VERY LOW 50.00%=13. DU 13 DU 1, 2MODERATE 50.00%= 13. DU 13 DU 26 DU TOTAL UNITS ALLOWED 52 DU TOTAL UNITS PROVIDED 50 DU PROPOSED DENSITY 50 DU /.72 AC = 69 DU / AC 70 DU / AC 1PROJECT UTILIZES STATE LAW (AB 1287) EFFECTIVE JAN 1, 2024 2CARLSBAD INCLUSIONARY ALTERNATIVE COMPLIANCE #2. TOTAL AVERAGE <80% AMI CARLSBAD INCLUSIONARY (15% MIN):8. DU /52. DU =15.4% ALTERNATIVE COMPLIANCE AMI #AVERAGE VERY LOW 50%4 DU 200.0% MODERTATE 110%4 DU 440.0% 8 DU 80.0%<80.0% INCENTIVES / WAIVERS AVAILABLE: 3 PROPOSED: INCENTIVE EV CAPABLE COMMERCIAL REQUIREMENTS CAP P-30 - SECTION 4B. 2 3 WAIVER BUILDING HT / STORY LIMIT VBMP 2.7-1.G.1.a WAIVER 4TH FLOOR 30% MAX 0 FT SETBACK VBMP 2.7-1.G.3.a WAIVER 4TH FLOOR 80% MAX AREA OF FLOOR BELOW VBMP 2.7-1.G.3.b WAIVER MAX WALL PLANE VBMP 2.7-1.H.1 WAIVER MIN. AVERAGE OF 25' BLDG DEPTH FRONTAGE ON CARLSBAD VILLAGE DRIVE VBMP 2.7-1.I.1 WAIVER PARKING STALL LENGTH (CMC) 21.44.060(A)(3) DEVELOPMENT SUMMARY 07 PROJECT INFORMATION ADDRESS:SITE GROSS AREA .72 AC 31,513 SF CARLSBAD, CA SITE AREA NET .69 AC 29,924 SF OWNER A.P.N.203-354-15 PARCEL 1 PROJECT NAME APPLICATION TYPES PARCEL 2 PROJECT NOTES DEVELOPMENT REGULATIONS BASE ZONE VILLAGE CENTER DISTRICT MIN MAX DENSITY 28 DU / AC 35 DU / AC COMMUNITY PLAN V-B (VILLAGE BARRIO) PROPOSED BUILDING 87% OVERLAY ZONES: COASTAL ZONE COVERAGE MASTER PLAN:OCCUPANCY TYPES: S-2 - STORAGE EXISTING LAND USE:COMMERCIAL PROPOSED LAND USE:CONSTRUCTION TYPE: SETBACKS REQUIREDPROPOSED GROUND FLOOR HEIGHT 14 FT FRONT 0 FT MIN 2'-5" PROPOSED BUILDING HEIGHT 63'-6" FT 5 FT MAX 4'-11" 5 STORIES SIDE 0 FT MIN VARIES APPLICABLE CODES 2022 CBC, CFC, CMC, CPC, CEC CEnergyC, CGBC REAR 0 FT MIN 10'-2" SIDE STREET N/A AFFORDABLE HOUSING PROJECT 2/21/2026840 CARLSBAD VILLAGE DRIVE 840 CARLSBAD VILLAGE DRIVE TENTATIVE MAP (CT) 840 CVD LLC LOTS 5 TO 11 INCLUSIVE, IN BLOCK 56 OFSITE DEVELOPMENT PLAN (SDP) 5315 AVENIDA ENCINCAS SUITE 200 CARLSBAD, CA 92008 LEGAL DESCRIPTION THE EAST HALF OF LOTS 1 TO 4 INCLUSIVE, IN BLOCK 56 OF CARLSBAD, ACCORDING TO MAP NO.775 (949) 637-3254 RINCON CVD R-2 - RESIDENTIAL COASTAL DEVELOPMENT PERMIT (CDP) CARLSBAD, ACCORDING TO MAP NO.775 VILLAGE AND BARRIO MASTER PLAN (VBMP), VILLAGE CENTER (VC) DISTRICT 27, 329 SF / 31,513 SF = .87 PRIVATELY FUNDED PROJECT S-1 - STORAGE LEVEL 1 - TYPE IA LEVELS 2-5 - TYPE IIIA MIXED-USE (RESIDENTIAL / COMMERCIAL) M - MERCANTILE A-3 - ASSEMBLY DENSITY BONUS BASE DENSITY .72 AC x 35 DU / AC =25.3 DU 26 DU SET ASIDE UNITS (DB)VERY LOW 15%=3.9 DU 4 DU 1, 2 MODERATE 15%=3.9 DU 4 DU 8 DU DENSITY BONUS VERY LOW 50.00%=13. DU 13 DU 1, 2 MODERATE 50.00%= 13. DU 13 DU 26 DU TOTAL UNITS ALLOWED 52 DU TOTAL UNITS PROVIDED 50 DU PROPOSED DENSITY 50 DU /.72 AC = 69 DU / AC 70 DU / AC 1 PROJECT UTILIZES STATE LAW (AB 1287) EFFECTIVE JAN 1, 2024 2 CARLSBAD INCLUSIONARY ALTERNATIVE COMPLIANCE #2. TOTAL AVERAGE <80% AMI CARLSBAD INCLUSIONARY (15% MIN):8. DU /52. DU =15.4% ALTERNATIVE COMPLIANCE AMI #AVERAGE VERY LOW 50%4 DU 200.0% MODERTATE 110%4 DU 440.0% 8 DU 80.0%<80.0% INCENTIVES / WAIVERS AVAILABLE: 3 PROPOSED: INCENTIVE EV CAPABLE COMMERCIAL REQUIREMENTS CAP P-30 - SECTION 4B. 2 3 WAIVER BUILDING HT / STORY LIMIT VBMP 2.7-1.G.1.a WAIVER 4TH FLOOR 30% MAX 0 FT SETBACK VBMP 2.7-1.G.3.a WAIVER 4TH FLOOR 80% MAX AREA OF FLOOR BELOW VBMP 2.7-1.G.3.b WAIVER MAX WALL PLANE VBMP 2.7-1.H.1 WAIVER MIN. AVERAGE OF 25' BLDG DEPTH FRONTAGE ON CARLSBAD VILLAGE DRIVE VBMP 2.7-1.I.1 WAIVER PARKING STALL LENGTH (CMC) 21.44.060(A)(3) SUPPLEMENTAL RESIDENTIAL REGULATIONS REQUIRED RECREATIONAL 15 SF / UNIT COMMON SPACE 15 x 50 DU = 750 SF PHOTOVOLTAIC REQ'D YES PROVIDED RECREATIONAL COURTYARD = 1,603 SF KW-DC (TOTAL)93.28 KW COMMON SPACE AMENITY DECK = 730 SF KW-DC (ROOF)93.28 KW REQUIRED RECREATIONAL 60 SF PER UNIT PRIVATE SPACE SEWER DISTRICT CITY OF CARLSBAD WASTEWATER DIVISION PROVIDED RECREATIONAL 63 SF AT SMALLEST UNIT WATER DISTRICT CITY OF CARLSBAD MUNICIPAL WATER DISTRICT PRIVATE SPACE (SEE SHEETS A002 & A003 FOR UNIT AREA BREAKDOWN) SCHOOL DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT AVG. DAILY TRAFFIC AVG DAILY: 31 x 4 = 124 ADT PROPOSED WATER 9,382 GDP ESTIMATES EXISTING AM PEAK HOUR: 8% ADT = 10 DEMAND (GPM / GPD) PM PEAK HOUR: 10% ADT = 13 PROPOSED SEWER 52.1 EDU AVG. DAILY TRAFFIC AVG DAILY: 50 x 4 = 200 ADT GENERATION (EDU) ESTIMATES PROPOSED AM PEAK HOUR: 8% ADT = 16 PM PEAK HOUR: 10% ADT = 20 PROPOSED DRAINAGE 4.19 CFS DISCHARGE (CFS) UNIT TABULATION UNIT # DU SF / DU A1 7 952 SF 6,664 SF (SEE NOTE 1) A1.1 4 958 SF 3,832 SF A2 8 876 SF 7,008 SF (SEE NOTE 2) SUB-TOTAL 19 17,504 SF B1 4 1,228 SF 4,912 SF B1.1 4 1,228 SF 4,912 SF (SEE NOTE 3) B1.2 4 1,230 SF 4,920 SF B2 2 1,632 SF 3,264 SF B2.1 1 1,632 SF 1,632 SF B3 4 1,565 SF 6,260 SF SUB-TOTAL 19 25,900 SF C1 4 1,791 SF 7,164 SF C2 4 2,239 SF 8,956 SF C2.1 2 2,239 SF 4,478 SF C3 2 2,286 SF 4,572 SF SUB-TOTAL 12 25,170 SF 50 68,574 SF AVERAGE UNIT =1,371 SF UNIT NOTES 1 (3) A1 UNITS: 202, 301, 401 ARE BEING DESIGNATED AS AFFORDABLE UNITS 2 (4) A2 UNITS: 204, 205, 304, 305, 404 ARE BEING DESIGNATED AS AFFORDABLE UNITS 3 (1) B1.1 UNIT: 208 IS BEING DESIGNATED AS AFFORDABLE UNIT 3 BR 1 BR 24% 38% 38% NRSF 2 BR TOTAL UNITS GROSS FLOOR AREA NRSF / SALES SF 74,083 SF RESIDENTIAL 68,574 SF RETAIL 1 1,155 SF RETAIL 2 1,441 SF RETAIL 3 1,205 SF STORAGE 4 x 427 SF/FLR 1,708 SF HABITABLE AREA 1,726 SF LOBBY 753 SF CLUB RM 973 SF ACCESSORY AREA 2,280 SF TRASH 351 SF PARCEL ROOM 145 SF BIKE ROOM 310 SF UTILITY (L2-L5)4 x 41 SF/FLR 164 SF PUMP RM 232 SF MPOE 72 SF ELECTRIC ROOM 384 SF ELEVATOR MACHINE ROOM 88 SF FIRE PUMP ROOM 178 SF IDF 4 x 23 SF/FLR 92 SF TRASH CHUTES 4 x 66 SF/FLR 264 SF CIRCULATION 14,504 SF ELEVATORS L1 1 x 171 SF/FLR 171 SF ELEVATORS L2-L5 5 x 157 SF/FLR 785 SF STAIR 1 L1 1 x 162 SF/FLR 162 SF STAIR 1 L2-L6 5 x 203 SF/FLR 1,015 SF STAIR 2 L1 1 x 277 SF/FLR 277 SF STAIR 2 L2-L5 4 x 196 SF/FLR 784 SF STAIR 3 L1 1 x 289 SF/FLR 289 SF STAIR 3 L2-L5 4 x 190 SF/FLR 760 SF HALL L2 1 x 2,842 SF/FLR 2,842 SF HALL L3- L5 3 x 2,473 SF/FLR 7,419 SF TOTAL GROSS FLOOR AREA (GFA)92,593 SF EFFICIENCY (EXCLUDES GARAGE)81.9% GARAGE PARKING EXEMPT/EXCLUDED FROM GFA 18,654 SF F.A.R.PROPOSED 2.9 ALLOWED N/A PARKING (MINIMUM REQUIREMENTS) ADA EV CBC 1109A.4 CGC CHAPTER 4 RATIO #RATIO #ASSIGNED - 2%4.106.4.2.2 1 BR 19 DU 1 19 0 0 2 BR 19 DU 1.5 28.5 0 0 3 BR 12 DU 1.5 18 0 0 (% OF TOTAL REQUIRED) REQUIRED 66 2 READY - 40% = 27 EVCS - 10% = 7 ( 1 VAN ACC. EVCS) PROVIDED 48 2 27 READY, 5 STA. EVCS, 1 VAN ACC. EVCS = 1 VAN ACC. EVCS 1 STA. ACC. EVCS = 1 STA. ACC. EVCS CBC 11B CAP CITY CARLSBAD RATIO 1:170 #RATIO #TABLE 11B.208.2 SECTION 4.B RETAIL 1 1,155 SF 0 0 RETAIL 2 1,441 SF 0 0 RETAIL 3 1,205 SF 0 0 RANGE (0-9) TOTAL 3,801 SF 170 22.4 REQUIRED 23 1 CAPABLE = 4 (NOTE 3) EVCS = 1 (NOTE 5) PROVIDED 2 0 CAPABLE (NOTE 6) 1 VAN ACC.1 VAN ACC. EVCS TOTAL PROVIDED 50 4 12 COMPACT 1 VAN ACC. EVCS 27 READY, 1 STA. ACC. EVCS 5 STA. EVCS 1 VAN ACC. EVCS 1 VAN ACC. PARKING NOTES 1 SITE IS WITHIN 1/2 MILE OF A MAJOR TRANSIT STOP 2 AB 2097 EXEMPTS PROJECT FROM MIN. PARKING REQUIRED (EXCLUDING ACCESSIBLE / EV PARKING) 3 4 NAMES OF BUSINESS OR TENANTS, ADDRESS OR UNIT NUMBER ARE UNKNOWN AT THIS TIME 5 EVCS REQUIRED TO BE VAN ACCESSIBLE PER 11B-228.3.2.1 PROVIDED IN ADDITION TO REQUIRED ACCESSIBLE STALLS PER TABLE 11B-208.2 6 AN INCENTIVE IS BEING REQUESTED FOR THE EV CAPABLE COMMERCIAL REQUIREMENTS REQUIRED PROVIDED 310 SF ROOM TRASH SUMMARY TABLE 19 38 1/3 LANDFILL = 5.3 CY 36 1/3 RECYCLE = 5.3 CY 1/3 ORGANIC = 5.3 CY TOTAL OCCUPANTS 93 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 RACK FOR 6 BIKES RACK FOR 7 BIKES LONG-TERM CITY ROOM RESIDENTIAL COMMERCIAL CITY (REFERENCE ONLY)QNTY CALIF AB 2097 BICYCLE PARKING GROSS AREA CITY (REFERENCE ONLY) CALIF AB 2097 SHORT-TERM PER CGC TABLE 5.106.5.3.1 FOOTNOTE 2, ACCESSIBLE COMMERCIAL-GUEST COMPLIANT EVCS SHALL COUNT TOWARDS THE CAPABLE TOTAL RESIDENTIAL SOLID WASTE IN CUBIC YARDS PER WEEK PER EPA AVG TRASH (1*) TRASH WEIGHT IN 1 CUBIC YARD (2*) 93 x 4.9 / 200 x 7 = 15.9 CY RESIDENTIAL DWELLING UNITS (19) 1BD (19) 2 BD (12) 3 BD TOTAL # BEDROOMS PARKING (MINIMUM REQUIREMENTS) ADA EV CBC 1109A.4 CGC CHAPTER 4 RATIO #RATIO #ASSIGNED - 2%4.106.4.2.2 1 BR 19 DU 1 19 0 0 2 BR 19 DU 1.5 28.5 0 0 3 BR 12 DU 1.5 18 0 0 (% OF TOTAL REQUIRED) REQUIRED 66 2 READY - 40% = 27 EVCS - 10% = 7 ( 1 VAN ACC. EVCS) PROVIDED 48 2 27 READY, 5 STA. EVCS, 1 VAN ACC. EVCS = 1 VAN ACC. EVCS 1 STA. ACC. EVCS = 1 STA. ACC. EVCS CBC 11B CAP CITY CARLSBAD RATIO 1:170 #RATIO #TABLE 11B.208.2 SECTION 4.B RETAIL 1 1,155 SF 0 0 RETAIL 2 1,441 SF 0 0 RETAIL 3 1,205 SF 0 0 RANGE (0-9) TOTAL 3,801 SF 170 22.4 REQUIRED 23 1 CAPABLE = 4 (NOTE 3) EVCS = 1 (NOTE 5) PROVIDED 2 0 CAPABLE (NOTE 6) 1 VAN ACC.1 VAN ACC. EVCS TOTAL PROVIDED 50 4 12 COMPACT 1 VAN ACC. EVCS 27 READY, 1 STA. ACC. EVCS 5 STA. EVCS 1 VAN ACC. EVCS 1 VAN ACC. PARKING NOTES 1 SITE IS WITHIN 1/2 MILE OF A MAJOR TRANSIT STOP 2 AB 2097 EXEMPTS PROJECT FROM MIN. PARKING REQUIRED (EXCLUDING ACCESSIBLE / EV PARKING) 3 4 NAMES OF BUSINESS OR TENANTS, ADDRESS OR UNIT NUMBER ARE UNKNOWN AT THIS TIME 5 EVCS REQUIRED TO BE VAN ACCESSIBLE PER 11B-228.3.2.1 PROVIDED IN ADDITION TO REQUIRED ACCESSIBLE STALLS PER TABLE 11B-208.2 6 AN INCENTIVE IS BEING REQUESTED FOR THE EV CAPABLE COMMERCIAL REQUIREMENTS REQUIRED PROVIDED 310 SF ROOM TRASH SUMMARY TABLE 19 38 1/3 LANDFILL = 5.3 CY 36 1/3 RECYCLE = 5.3 CY 1/3 ORGANIC = 5.3 CY TOTAL OCCUPANTS 93 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 RACK FOR 6 BIKES RACK FOR 7 BIKES LONG-TERM CITY ROOM RESIDENTIAL COMMERCIAL CITY (REFERENCE ONLY)QNTY CALIF AB 2097 BICYCLE PARKING GROSS AREA CITY (REFERENCE ONLY) CALIF AB 2097 SHORT-TERM PER CGC TABLE 5.106.5.3.1 FOOTNOTE 2, ACCESSIBLE COMMERCIAL-GUEST COMPLIANT EVCS SHALL COUNT TOWARDS THE CAPABLE TOTAL RESIDENTIAL SOLID WASTE IN CUBIC YARDS PER WEEK PER EPA AVG TRASH (1*) TRASH WEIGHT IN 1 CUBIC YARD (2*) 93 x 4.9 / 200 x 7 = 15.9 CY RESIDENTIAL DWELLING UNITS (19) 1BD (19) 2 BD (12) 3 BD TOTAL # BEDROOMS -DEMOLITION OF EXISTING STRUCTURES -FUTURE TENANT IMPROVEMENTS AT THE COMMERCIAL SPACES -GRADING IMPROVEMENTS -LANDSCAPE IMPROVEMENTS -BUILDING SIGNAGE -SITE WALLS, RETAINING WALLS AND FENCES OVER 7 FT IN HEIGHT SEPARATE PERMITS RINCON CVD 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CA 92008 DENSITY BONUS PROJECT INFORMATION DEVELOPMENT REGULATIONS INCENTIVES / WAIVERS UNIT TABULATION GROSS FLOOR AREA TRASH SUMMARY TABLE PARKING REQUIREMENTS SUPPLEMENTAL REGULATIONS Exhibit 14Full Size Exhibits “A” – “TT” dated May 6, 2026 (on file in the Planning Division) May 6, 2026 Item #2 184 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet AR E A D I A G R A M S 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB BUILDING USAGE: "S-2" PARKING GARAGE "R-2" RESIDENTIAL "M" MERCANTILE "S-1" RESIDENTIAL STORAGE "A-3" RESIDENTIAL ASSEMBLY CONSTRUCTION TYPE: TYPE IA, LEVEL 1 TYPE IIIA, LEVELS 2-5 FIRE SPRINKLERS: YES (NFPA13) ALLOWABLE BUILDING HEIGHT AND ALLOWABLE AREA PER STORY: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 UL HEIGHT PER CBC TABLE 504.3 UL STORY PER CBC TABLE 504.4 UL AREA PER CBC TABLE 506.2 GROUP M UL HEIGHT PER CBC TABLE 504.3 UL STORY PER CBC TABLE 504.4 UL AREA PER CBC TABLE 506.2 BUILDING B - TYPE III (LEVEL 2-5) WITH AREA INCREASE GROUP R-2 65'-0" HEIGHT PER CBC TABLE 504.3 4 STORY PER CBC TABLE 504.4 72,000 SF PER CBC TABLE 506.2 GROUP A-3 65'-0" HEIGHT PER CBC TABLE 504.3 3 STORY PER CBC TABLE 504.4 42,000 SF PER CBC TABLE 506.2 GROUP S-1 85'-0" HEIGHT PER CBC TABLE 504.3 4 STORY PER CBC TABLE 504.4 78,000 SF PER CBC TABLE 506.2 GROUP S-2 85'-0" HEIGHT PER CBC TABLE 504.3 5 STORY PER CBC TABLE 504.4 117,000 SF PER CBC TABLE 506.2 ACTUAL SQUARE FOOTAGE: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 LVL 1 20,109 SF GROUP M LVL 1 3,801 SF GROUP R-2 LVL 1 896 SF BUILDING B - TYPE III (LEVEL 2-5) GROUP R-2 LVL 2 20,504 SF LVL 3 21,093 SF LVL 4 21,044 SF LVL 5 19,409 SF SUB-TOTAL 81,050 SF GROUP S-1 LVL 2-5 4 x 444 SF = 1,776 SF SUB-TOTAL 1,776 SF GROUP S-2 LVL 2-5 4 x 135 SF = 540 SF SUB-TOTAL 540 SF GROUP A-3 LVL 2 2,590 SF LVL 5 732 SF SUB-TOTAL 3,322 SF ACCESSORY CALCULATIONS: (10% MAX OF THE MAIN FLOOR AREA OF THE STORY) BUILDING B - TYPE III (LEVEL 2-5) GROUP S-1 LVL 2-5 444/19,367 = 2% GROUP A-3 LVL 5 732/19,367 = 4% RATIO OF ACTUAL FLOOR AREA TO ALLOWABLE AREA: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 20,109 / UL =0 GROUP M 3,801 / UL =0 GROUP R-2 898 / UL =0 BUILDING B - TYPE III (LEVEL 2-5) GROUP R-2 LVL 2 20,504 / 72,000 =0.285 LVL 3 21,093 / 72,000 =0.293 LVL 4 21,044 / 72,000 =0.292 LVL 5 19,409 / 72,000 =0.270 GROUP S-1 LVL 2 444 / 78,000 =0.006 LVL 3 444 / 78,000 =0.006 LVL 4 444 / 78,000 =0.006 LVL 5 444 / 78,000 =0.006 GROUP S-2 LVL 2-5 135 /117,000 =0 GROUP A-3 LVL 2 2,590 / 42,000 =0.062 LVL 5 732 / 42,000 =0.017 SUM OF RATIOS R-2 1.140 S-1 0.024 A-3 0.079 TOTAL 1.24 < 2 (REF CBC 506.2.4) GROUP S-2 LEVEL 1 103 OCC LEVEL 2 3 OCC LEVEL 3 3 OCC LEVEL 4 3 OCC LEVEL 5 3 OCC GROUP B LEVEL 1 66 OCC GROUP R-2 LEVEL 1 49 OCC LEVEL 2 91 OCC LEVEL 3 96 OCC LEVEL 4 96 OCC LEVEL 5 87 OCC GROUP A-3 LEVEL 2 156 OCC LEVEL 5 49 OCC GROUP S-1 LEVEL 2 12 OCC LEVEL 3 12 OCC LEVEL 4 12 OCC LEVEL 5 12 OCC BUILDING TOTAL 853 OCC CODE ANALYSIS OCCUPANT LOAD EGRESS ILLUMINATION THE MEANS OF EGRESS WILL BE ILLUMINATED TO A LEVEL OF NOT LESS THAN ONE FOOT-CANDLE AT THE WALKING SURFACE AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. (CBC SECTION 1008.1; 1008.2) ILLUMINATION EMERGENCY POWER TWO OR MORE MEANS OF EGRESS ARE REQUIRED. IDENTIFY ON THE PLANS THE LIGHTING FIXTURES CONNECTED TO AN EMERGENCY POWER SYSTEM (STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR) THAT WILL AUTOMATICALLY ILLUMINATE THE MEANS OF EGRESS FOR A DURATION OF NOT LESS THAN 90 MINUTES. CBC 1008.3 EXIT SIGNS TWO OR MORE MEANS OF EGRESS ARE REQUIRED FROM. PROVIDE EXIT SIGNS PER CBC 1013. THE EXIT SIGNS SHALL BE READILY VISIBLE FROM ANY DIRECTION OF EGRESS TRAVEL AND CLEARLY INDICATE THE DIRECTION OF EGRESS TRAVEL. CBC 1013 EXIT SIGNS-CORRIDOR/PASSAGEWAY LOCATE THE EXIT SIGNS AT THE HALLWAY AND ROUT OF EXIT SUCH THAT NO POINT IN THE CORRIDOR/EXIT PASSAGEWAY IS MORE THAN 100 FEET OR THE LISTED VIEWING DISTANCE FOR THE SIGN, WHICHEVER IS LESS.CBC SECTION (1013.1) EXIT SIGN EMERGENCY POWER EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED AT ALL TIMES. EXTERNALLY ILLUMINATED EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM (BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR) THAT WILL AUTOMATICALLY ILLUMINATE THE EXIT SIGNS FOR A DURATION OF NOT LESS THAN 90 MINUTES IN CASE OF PRIMARY POWER LOSS. (CBC SECTION 1013) TACTILE EXIT SIGNS PROVIDE TACTILE EXIT SIGNS COMPLYING WITH CBC 1013.4. FLOOR-LEVEL EXIT SIGNS AT THE LOCATION WHERE EXIT SIGNS ARE REQUIRED IN THE INTERIOR CORRIDOR OF THE GROUP R-2 AND A-3 OCCUPANCIES, PROVIDE ADDITIONAL APPROVED LOW LEVEL EXIT SIGNS.(CBC SECTION 1013.7) EGRESS NOTES 1. 2. 3. 4. 5. 6. 7. 8. OCCUPANCY SEPARATION PER CBC TABLE 508.4 OCCUPANCY R-2 S-2 R-2 S-2 LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 SEPARATION DIAGRAM A A 1HR1HR 1HR - 1HR FIRE-RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS) PER CBC TABLE 601 ELEMENT TYPE IA 3HRBEARING WALLS 2HR NONBEARING INTERIOR WALLS FLOOR CONSTRUCTION ROOF CONSTRUCTION PODIUM CONSTRUCTION TYPE IIIA 0HR 0HR 2HR 1HR 1.5HR 1HR 3HR - 1HR 1HR 1HR M S-1 M S-1 1HR 1HR 1HR 1HR 1HR 1HR1HR -1HR 1HR 1HR 1HR - -1HR - - BUILDING ATYPE IA, UL BUILDING BTYPE IIIA, R-2 OCCUPANCY SEPARATION (S-2)(M) 2-HR STAIR ENCLOSURE (R-2)(R-2)(R-2)(R-2)(A-3) (R-2)(R-2)(R-2)(R-2)(R-2) (R-2)(R-2)(R-2)(R-2)(R-2) (R-2)(R-2)(R-2)(R-2)(R-2) (S-2) 1-HR BETWEEN UNITS, PER TYPE IIIA 3-HR PODIUM 1-HR BETWEEN SEPARATED OCCUPANCIES 31,513 SF 27,236 sq ft 27,329 SF / 31,513 SF = 87% COVERAGE PROPOSED(NO MAX COVERAGE LIMIT REQUIRED) EX. BANK BUILDING TO BE DEMOLISHED.(UNDER SEPARATE PERMIT) 6,460 SF EX. BANK DRIVE-THRU TRELLIS TO BE DEMOLISHED.(UNDER SEPARATE PERMIT) 1,211 SF EX. TRASH ENCLOSURE TO BE DEMOLISHED.(UNDER SEPARATE PERMIT) 58 SF SITE GROSS AREA BUILDING AREA COVERAGE UP UP UP UP UP UP UP 19 ' - 8 " 19 ' - 6 " 3' - 2 " 22 ' - 8 " 175'-2 1/2"100% OF BUILDING FRONTAGE 154'-10"88% OF BUILDING FRONTAGE 61'-8"14'-10"8% OF PUBLIC FRONTAGE 67'-8"10'-8" 22'-0" 65 ' - 1 1 1 / 4 " 10 0 % O F B U I L D I N G F R O N T A G E 56 ' - 4 " 85 % O F B U I L D I N G F R O N T A G E 10'-0"MIN. CLR 10 ' - 2 " MI N . C L R 11'-8" 2 1 2 2521 1 20 49 48 49 PUBLIC RIGHT OF WAY PUBLIC RIGHT OF WAY PUBLIC RIGHT OF WAY CL JEFFERSON ST. ALLEY PUBLIC RIGHT OF WAY 258'-10 7 / 8 " D I A G O N A L D I S T A N C E 139'-3" > 86'-4" (1/3 OF DIAGONAL DISTANCE) 2-HR RATED EXIT STAIR 2-HR RATED EXIT STAIR 2-HR RATED EXIT STAIR EXIT DISCHARGE 45 MINUTE RATED OPENING EXIT DISCHARGE EXIT DISCHARGE EXIT DISCHARGE S-21 2 351 TRASH RM S-21 1 178 FIRE PUMP S-21 1 232 PUMP RM S-21 2 310 BIKE ROOM S-21 2 384 ELEC R-22 1 145 PARCEL ROOM R-23 48 719 LOBBY M5 25 1,441 RETAIL 2 M5 20 1,155 RETAIL 1 M5 21 1,205 RETAIL 3 S-24 94 18,654 PARKING 2 1 S-21 1 72 MPOE 48 1 E1 E2 1 1 149 49 CEPT 85' < 100'EATD 132' < 400' STAIR 1 STAIR 2 STAIR 3 I H F GD F GD D G B A BA B REQUIRED: 60 SF / UNIT PROVIDED: PRIVATE BALCONY AREA UNIT TYPE A1 301, 401, 501 104 SF 202 107 SF 302, 402, 502 95 SF UNIT TYPE A1.1 203 96 SF 303, 403, 503 98 SF UNIT TYPE A2 204, 304, 404, 504 63 SF 205, 305, 405, 505 143 SF UNIT TYPE B1 207 157 SF 307, 407, 507 142 SF UNIT TYPE B1.1 208, 308, 408, 508 143 SF UNIT TYPE B1.2 209, 309, 409, 509 183 SF UNIT TYPE B2 206, 406 162 SF 306 124 SF UNIT TYPE B3 213, 313, 413, 513 128 SF UNIT TYPE C1 212, 312, 412, 512 228 SF UNIT TYPE C2 410, 411 342 SF 510, 511 437 SF UNIT TYPE C2.1 211 342 SF 311 432 SF UNIT TYPE C3 210 342 SF 310 436 SF PRIVATE OPEN SPACE ANALYSIS REQUIRED: 15 SF / DU (15 SF) x (50 DU) = 750 SF TOTAL REQUIRED PROVIDED: COMMON OPEN AREA COURTYARD 905 SF COMMON OPEN SPACE ANALYSIS 0 sq ft SPACE USE NO. 1. 2. 3. 4. 5. SPACE USE FLOOR AREA IN SF / OCCUPANT ACESSORY STORAGE AREAS, MECHANICAL EQUIPMENT ROOM RESIDENTIAL ASSEMBLY WITH UNCONCENTRATED (TABLES AND CHAIRS) PARKING GARAGE MERCANTILE 300 gross 200 gross 15 net 200 gross 60 gross WIDTH OF EGRESS: CORRIDORS HIGHEST EGRESS EXITING GROUP IS AT THE LEVEL 2 = 262 OCC 262 OCC x 0.15 (PER CBC 1005.3.2) = 39.3" WIDE (EXCEPTION 1) MIN WIDTH REQ'D = 44" WIDE CORRIDOR WIDTH PROVIDED = 66" WIDE (AT NARROWEST SECTION) WIDTH OF EGRESS: STAIRS HIGHEST EGRESS EXITING GROUP IS AT THE LEVEL 2, STAIR 3 = 88 OCC 88 OCC x 0.2 (PER CBC 1005.3.1) = 17.6" WIDE (EXCEPTION 1) MIN WIDTH REQ'D = 44" WIDE STAIR WIDTH PROVIDED = 45" WIDE DOOR WIDTH PROVIDED = 32" WIDE EGRESS WIDTH CALCS CODE ANALYSIS LEGEND UNIT = ROOM NAME R-2 = OCCUPANCY TYPE 2 = SPACE USE - REFER TO SPACE USE SCHEDULE 525 = FLOOR AREA 3 = OCCUPANT LOAD (CBC TABLE 1004.5) 2 R-2 525 3 UNIT 3 PATH OF EGRESS "3" = CUMULATIVE OCCUPANCY LOAD EXITING EXIT ACCESS TRAVEL ROUTE 3 PATH OF EGRESS "3" = CUMULATIVE OCCUPANCY ACCESSIBLE PATH OF TRAVEL PROPERTY LINE ACCESSIBILITY PLAN LEGEND (CPET) COMMON PATH EGRESS TRAVEL "3" = DISTANCE DIMENSION 3 LF 3 LF (EATD) EXIT ACCESS TRAVEL DISTANCE "3" = DISTANCE DIMENSION SIGNAGE LEGEND SINGLE FACE EMERGENCY LIGHT DUAL FACE EMERGENCY LIGHT REQUIRED: 15 SF / DU (15 SF) x (50 DU) = 750 SF TOTAL REQUIRED PROVIDED: COMMON OPEN AREA COURTYARD 905 SF COMMON OPEN SPACE ANALYSIS 0 sq ft BUILDING USAGE: "S-2" PARKING GARAGE "R-2" RESIDENTIAL "M" MERCANTILE "S-1" RESIDENTIAL STORAGE "A-3" RESIDENTIAL ASSEMBLY CONSTRUCTION TYPE: TYPE IA, LEVEL 1 TYPE IIIA, LEVELS 2-5 FIRE SPRINKLERS: YES (NFPA13) ALLOWABLE BUILDING HEIGHT AND ALLOWABLE AREA PER STORY: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 UL HEIGHT PER CBC TABLE 504.3 UL STORY PER CBC TABLE 504.4 UL AREA PER CBC TABLE 506.2 GROUP M UL HEIGHT PER CBC TABLE 504.3 UL STORY PER CBC TABLE 504.4 UL AREA PER CBC TABLE 506.2 BUILDING B - TYPE III (LEVEL 2-5) WITH AREA INCREASE GROUP R-2 65'-0" HEIGHT PER CBC TABLE 504.3 4 STORY PER CBC TABLE 504.4 72,000 SF PER CBC TABLE 506.2 GROUP A-3 65'-0" HEIGHT PER CBC TABLE 504.3 3 STORY PER CBC TABLE 504.4 42,000 SF PER CBC TABLE 506.2 GROUP S-1 85'-0" HEIGHT PER CBC TABLE 504.3 4 STORY PER CBC TABLE 504.4 78,000 SF PER CBC TABLE 506.2 GROUP S-2 85'-0" HEIGHT PER CBC TABLE 504.3 5 STORY PER CBC TABLE 504.4 117,000 SF PER CBC TABLE 506.2 ACTUAL SQUARE FOOTAGE: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 LVL 1 20,109 SF GROUP M LVL 1 3,801 SF GROUP R-2 LVL 1 896 SF BUILDING B - TYPE III (LEVEL 2-5) GROUP R-2 LVL 2 20,504 SF LVL 3 21,093 SF LVL 4 21,044 SF LVL 5 19,409 SF SUB-TOTAL 81,050 SF GROUP S-1 LVL 2-5 4 x 444 SF = 1,776 SF SUB-TOTAL 1,776 SF GROUP S-2 LVL 2-5 4 x 135 SF = 540 SF SUB-TOTAL 540 SF GROUP A-3 LVL 2 2,590 SF LVL 5 732 SF SUB-TOTAL 3,322 SF ACCESSORY CALCULATIONS: (10% MAX OF THE MAIN FLOOR AREA OF THE STORY) BUILDING B - TYPE III (LEVEL 2-5) GROUP S-1 LVL 2-5 444/19,367 = 2% GROUP A-3 LVL 5 732/19,367 = 4% RATIO OF ACTUAL FLOOR AREA TO ALLOWABLE AREA: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 20,109 / UL =0 GROUP M 3,801 / UL =0 GROUP R-2 898 / UL =0 BUILDING B - TYPE III (LEVEL 2-5) GROUP R-2 LVL 2 20,504 / 72,000 =0.285 LVL 3 21,093 / 72,000 =0.293 LVL 4 21,044 / 72,000 =0.292 LVL 5 19,409 / 72,000 =0.270 GROUP S-1 LVL 2 444 / 78,000 =0.006 LVL 3 444 / 78,000 =0.006 LVL 4 444 / 78,000 =0.006 LVL 5 444 / 78,000 =0.006 GROUP S-2 LVL 2-5 135 /117,000 =0 GROUP A-3 LVL 2 2,590 / 42,000 =0.062 LVL 5 732 / 42,000 =0.017 SUM OF RATIOS R-2 1.140 S-1 0.024 A-3 0.079 TOTAL 1.24 < 2 (REF CBC 506.2.4) GROUP S-2 LEVEL 1 103 OCC LEVEL 2 3 OCC LEVEL 3 3 OCC LEVEL 4 3 OCC LEVEL 5 3 OCC GROUP B LEVEL 1 66 OCC GROUP R-2 LEVEL 1 49 OCC LEVEL 2 91 OCC LEVEL 3 96 OCC LEVEL 4 96 OCC LEVEL 5 87 OCC GROUP A-3 LEVEL 2 156 OCC LEVEL 5 49 OCC GROUP S-1 LEVEL 2 12 OCC LEVEL 3 12 OCC LEVEL 4 12 OCC LEVEL 5 12 OCC BUILDING TOTAL 853 OCC CODE ANALYSIS OCCUPANT LOAD SCALE: 1/16" = 1'-0"1 SITE PLAN - LOT COVERAGE & EXISTING STRUCTURES PLAN SCALE: 1/16" = 1'-0"2 1ST FLOOR - EGRESS PLAN & AREA DIAGRAM May 6, 2026 Item #2 185 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet A R E A D I A G R A M S A003 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB BUILDING USAGE: "S-2" PARKING GARAGE "R-2" RESIDENTIAL "M" MERCANTILE "S-1" RESIDENTIAL STORAGE "A-3" RESIDENTIAL ASSEMBLY CONSTRUCTION TYPE: TYPE IA, LEVEL 1 TYPE IIIA, LEVELS 2-5 FIRE SPRINKLERS: YES (NFPA13) ALLOWABLE BUILDING HEIGHT AND ALLOWABLE AREA PER STORY: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 UL HEIGHT PER CBC TABLE 504.3 UL STORY PER CBC TABLE 504.4 UL AREA PER CBC TABLE 506.2 GROUP M UL HEIGHT PER CBC TABLE 504.3 UL STORY PER CBC TABLE 504.4 UL AREA PER CBC TABLE 506.2 BUILDING B - TYPE III (LEVEL 2-5) WITH AREA INCREASE GROUP R-2 65'-0" HEIGHT PER CBC TABLE 504.3 4 STORY PER CBC TABLE 504.4 72,000 SF PER CBC TABLE 506.2 GROUP A-3 65'-0" HEIGHT PER CBC TABLE 504.3 3 STORY PER CBC TABLE 504.4 42,000 SF PER CBC TABLE 506.2 GROUP S-1 85'-0" HEIGHT PER CBC TABLE 504.3 4 STORY PER CBC TABLE 504.4 78,000 SF PER CBC TABLE 506.2 GROUP S-2 85'-0" HEIGHT PER CBC TABLE 504.3 5 STORY PER CBC TABLE 504.4 117,000 SF PER CBC TABLE 506.2 ACTUAL SQUARE FOOTAGE: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 LVL 1 20,109 SF GROUP M LVL 1 3,801 SF GROUP R-2 LVL 1 896 SF BUILDING B - TYPE III (LEVEL 2-5) GROUP R-2 LVL 2 20,504 SF LVL 3 21,093 SF LVL 4 21,044 SF LVL 5 19,409 SF SUB-TOTAL 81,050 SF GROUP S-1 LVL 2-5 4 x 444 SF = 1,776 SF SUB-TOTAL 1,776 SF GROUP S-2 LVL 2-5 4 x 135 SF = 540 SF SUB-TOTAL 540 SF GROUP A-3 LVL 2 2,590 SF LVL 5 732 SF SUB-TOTAL 3,322 SF ACCESSORY CALCULATIONS: (10% MAX OF THE MAIN FLOOR AREA OF THE STORY) BUILDING B - TYPE III (LEVEL 2-5) GROUP S-1 LVL 2-5 444/19,367 = 2% GROUP A-3 LVL 5 732/19,367 = 4% RATIO OF ACTUAL FLOOR AREA TO ALLOWABLE AREA: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 20,109 / UL =0 GROUP M 3,801 / UL =0 GROUP R-2 898 / UL =0 BUILDING B - TYPE III (LEVEL 2-5) GROUP R-2 LVL 2 20,504 / 72,000 =0.285 LVL 3 21,093 / 72,000 =0.293 LVL 4 21,044 / 72,000 =0.292 LVL 5 19,409 / 72,000 =0.270 GROUP S-1 LVL 2 444 / 78,000 =0.006 LVL 3 444 / 78,000 =0.006 LVL 4 444 / 78,000 =0.006 LVL 5 444 / 78,000 =0.006 GROUP S-2 LVL 2-5 135 /117,000 =0 GROUP A-3 LVL 2 2,590 / 42,000 =0.062 LVL 5 732 / 42,000 =0.017 SUM OF RATIOS R-2 1.140 S-1 0.024 A-3 0.079 TOTAL 1.24 < 2 (REF CBC 506.2.4) GROUP S-2 LEVEL 1 103 OCC LEVEL 2 3 OCC LEVEL 3 3 OCC LEVEL 4 3 OCC LEVEL 5 3 OCC GROUP B LEVEL 1 66 OCC GROUP R-2 LEVEL 1 49 OCC LEVEL 2 91 OCC LEVEL 3 96 OCC LEVEL 4 96 OCC LEVEL 5 87 OCC GROUP A-3 LEVEL 2 156 OCC LEVEL 5 49 OCC GROUP S-1 LEVEL 2 12 OCC LEVEL 3 12 OCC LEVEL 4 12 OCC LEVEL 5 12 OCC BUILDING TOTAL 853 OCC CODE ANALYSIS OCCUPANT LOAD EGRESS ILLUMINATION THE MEANS OF EGRESS WILL BE ILLUMINATED TO A LEVEL OF NOT LESS THAN ONE FOOT-CANDLE AT THE WALKING SURFACE AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. (CBC SECTION 1008.1; 1008.2) ILLUMINATION EMERGENCY POWER TWO OR MORE MEANS OF EGRESS ARE REQUIRED. IDENTIFY ON THE PLANS THE LIGHTING FIXTURES CONNECTED TO AN EMERGENCY POWER SYSTEM (STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR) THAT WILL AUTOMATICALLY ILLUMINATE THE MEANS OF EGRESS FOR A DURATION OF NOT LESS THAN 90 MINUTES. CBC 1008.3 EXIT SIGNS TWO OR MORE MEANS OF EGRESS ARE REQUIRED FROM. PROVIDE EXIT SIGNS PER CBC 1013. THE EXIT SIGNS SHALL BE READILY VISIBLE FROM ANY DIRECTION OF EGRESS TRAVEL AND CLEARLY INDICATE THE DIRECTION OF EGRESS TRAVEL. CBC 1013 EXIT SIGNS-CORRIDOR/PASSAGEWAY LOCATE THE EXIT SIGNS AT THE HALLWAY AND ROUT OF EXIT SUCH THAT NO POINT IN THE CORRIDOR/EXIT PASSAGEWAY IS MORE THAN 100 FEET OR THE LISTED VIEWING DISTANCE FOR THE SIGN, WHICHEVER IS LESS.CBC SECTION (1013.1) EXIT SIGN EMERGENCY POWER EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED AT ALL TIMES. EXTERNALLY ILLUMINATED EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM (BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR) THAT WILL AUTOMATICALLY ILLUMINATE THE EXIT SIGNS FOR A DURATION OF NOT LESS THAN 90 MINUTES IN CASE OF PRIMARY POWER LOSS. (CBC SECTION 1013) TACTILE EXIT SIGNS PROVIDE TACTILE EXIT SIGNS COMPLYING WITH CBC 1013.4. FLOOR-LEVEL EXIT SIGNS AT THE LOCATION WHERE EXIT SIGNS ARE REQUIRED IN THE INTERIOR CORRIDOR OF THE GROUP R-2 AND A-3 OCCUPANCIES, PROVIDE ADDITIONAL APPROVED LOW LEVEL EXIT SIGNS.(CBC SECTION 1013.7) EGRESS NOTES 1. 2. 3. 4. 5. 6. 7. 8. OCCUPANCY SEPARATION PER CBC TABLE 508.4 OCCUPANCY R-2 S-2 R-2 S-2 LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 SEPARATION DIAGRAM A A 1HR1HR 1HR - 1HR FIRE-RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS) PER CBC TABLE 601 ELEMENT TYPE IA 3HRBEARING WALLS 2HR NONBEARING INTERIOR WALLS FLOOR CONSTRUCTION ROOF CONSTRUCTION PODIUM CONSTRUCTION TYPE IIIA 0HR 0HR 2HR 1HR 1.5HR 1HR 3HR - 1HR 1HR 1HR M S-1 M S-1 1HR 1HR 1HR 1HR 1HR 1HR1HR -1HR 1HR 1HR 1HR - -1HR - - BUILDING ATYPE IA, UL BUILDING BTYPE IIIA, R-2 OCCUPANCY SEPARATION (S-2)(M) 2-HR STAIR ENCLOSURE (R-2)(R-2)(R-2)(R-2)(A-3) (R-2)(R-2)(R-2)(R-2)(R-2) (R-2)(R-2)(R-2)(R-2)(R-2) (R-2)(R-2)(R-2)(R-2)(R-2) (S-2) 1-HR BETWEEN UNITS, PER TYPE IIIA 3-HR PODIUM 1-HR BETWEEN SEPARATED OCCUPANCIES DN DN DN UP UP UP REF REF RE F RE F REF REF REF REF RE F REF RE F RE F 905 sq ft W/D W/D W/D W/DW/D W/D W/D W/D W/D W/D W/DW/D 9'- 6 " 10 ' - 0 " 41'-7 3 / 4 " DIAG O N A L D I S T A N C E 280'-3 1 / 4 " D I A G O N A L D I S T A N C E 148'-5 1/8" > 93'-4" (1/3 DIAGONAL DISTANCE) 788 sq ft 16'-4" 90 ' - 1 1 1 / 2 " D I A G O N A L D I S T A N C E 10 ' - 1 0 " 49'-7"< 50'-0"(DEAD-END CORRIDOR) 788 sq ft MW DW MW DW WS TR WS TR P BB BB MW DW P BB BB MW DW P BBBBMW DW P MW P MW BBBB MW DW DW P BB BB MW DW DW BB BBMW P P MW DW TR WS DW TR WS TRTR TR TR TR TR WS TR P DW BBBBMW TR P BF BF 162 sq ft 143 sq ft63 sq ft 228 sq ft 157 sq ft 96 sq ft 107 sq ft 128 sq ft 183 sq ft 143 sq ft 342 sq ft 342 sq ft 11'-4" 6'- 1 0 " 16 ' - 1 0 " 11'-6" 16'-10" 9' - 0 " 10 ' - 0 " 17 ' - 6 " 9'-8" 18'-2" 9' - 4 " 6' - 6 " 13'-10" 6' - 6 " 23 ' - 6 " 10'-0" 20 ' - 6 " 11'-4" 6'- 1 0 " 14 ' - 9 1 / 2 " 14 ' - 2 " 7'-0" 10'-1" 9'-8" 27'-4" 33'-5/8" > 13'-9" (1/3 DIAGONAL DISTANCE) 50 ' - 1 7 / 8 " > 3 0 ' - 4 " (1 / 3 D I A G O N A L D I S T A N C E ) 2-HR RATED EXIT STAIR 2-HR RATED EXIT STAIR REFUGE AREA 140 OCC. x 3 SF = 420 SF HORIZONTAL EXIT 2 HR FIRE BARRIER SOUTH SIDE BLDG: 79 OCC. NORTH SIDE BLDG: 183 OCC. REFUGE AREA 79 OCC. + 183 OCC. = 262 OCC. x 3 SF = 786 SF REFUGE AREA 183 OCC. + 79 OCC. = 262 OCC. x 3 SF = 786 SF 2-HR RATED STAIR R-22 5 952 5 R-22 5 876 5 R-22 5 876 5 R-22 7 1,228 7 R-22 7 1,228 7 R-22 5 958 5 R-22 9 1,791 9 R-22 8 1,565 8 R-22 7 1,230 7 R-22 9 1,632 9 R-22 12 2,286 12 R-2 2 12 2,239 12 A-33 55 815 CLUB ROOM 88 87 2827 A-33 101 1,511 COURTYARD B3 (213) C1 (212) C2.1 (211)C3 (210) B1.2 (209) B1.1 (208)B1 (207) B2.1 (206) A2 (205)A2 (204) A1.1 (203) A1 (202) E1 E2 S-11 1 (6) 40 (240) (6) STORAGE 1 1 1 1 1 1 S-21 1 25 IDF 1 S-11 1 (6) 34 (204) (6) STORAGE 64 64 1 1 11 1 1 S-21 1 66 TC ROOM 1 S-21 1 44 MAINT. 1 CEPT 120' <125' 87 EATD 128' <250' STAIR 1 STAIR 2 STAIR 3 STAIR 2 STAIR 3 K F E I J H FGDC GDC GDC K DN DN DN UP UP UP REF REF REF REFREF REF REFREF REF RE F RE F REF REF W/D W/D W/DW/D W/DW/D W/D W/D W/D W/D W/D W/DW/D 23 ' - 6 " 15'-4"15'-4" 7' - 4 " 16 ' - 1 0 " 16'-10" 18'-2" 6' - 6 " 9'-8" 15 ' - 4 " 13 ' - 4 " 13'-6" 9' - 6 " 7'-0" 14 ' - 8 " 9'-2" 13 ' - 6 " 16'-10" 280'-3 1 / 4 " D I A G O N A L D I S T A N C E 148'-5 1/8" > 93'-4" (1/3 DIAGONAL DISTANCE) 49'-7"< 50'-0"(DEAD-END CORRIDOR) MW DW MW DW MW DW WS TR WS TR WS TR P BB BB MW DW P BB BB MW DW P BBBBMW DW P MW P MW BBBB MW DW DW P BB BB MW DW DW BB BBMW P P MW DW TR WS DW TR WS TRTR TR TR TR TR WS TR P P DW BBBBMW TR P BF BF 124 sq ft 183 sq ft 128 sq ft 143 sq ft 104 sq ft 142 sq ft143 sq ft 436 sq ft432 sq ft 228 sq ft 63 sq ft 6' - 1 0 " 10'-0" 11'-6" 9'- 0 " 9' - 4 " 6' - 6 " 7'-0" 7'-0" 95 sq ft 98 sq ft 9'- 0 " 334 sq ft 334 sq ft 2-HR RATED EXIT STAIR 2-HR RATED EXIT STAIR 2 HR FIRE BARRIER 2 HR FIRE BARRIER REFUGE AREA 56 OCC. + 55 OCC. = 111 OCC. x 3 SF = 333 SF SOUTH SIDE BLDG: 56 OCC. REFUGE AREA 55 OCC. + 56 OCC. = 111 OCC. x 3 SF = 333 SF NORTH SIDE BLDG: 55 OCC. 2-HR RATED STAIR R-22 5 952 R-22 5 952 5 5 R-22 5 876 5 R-22 5 876 5 R-22 7 1,228 7 R-22 9 1,632 9 R-22 7 1,228 7 R-22 5 958 5 R-22 9 1,791 9 R-22 8 1,565 8 R-22 7 1,230 7 R-22 12 2,286 12 R-2 2 12 2,239 12 56 55 B3 (313) C1 (312) C2.1 (311)C3 (310) B1.2 (309) B1.1 (308)B1 (307) B2 (306) A2 (305)A2 (304) A1.1 (303) A1 (302) A1 (301) E2 S-11 1 (6) 40 (240) (6) STORAGE S-21 1 25 IDF S-11 1 (6) 34 (204) (6) STORAGE S-21 1 66 1 S-21 1 44 MAINT. E1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 CEPT 116' <125' EATD 148' <250' STAIR 1 STAIR 2 STAIR 3 I J H FGDC GDC GDC REQUIRED: 60 SF / UNIT PROVIDED: PRIVATE BALCONY AREA UNIT TYPE A1 301, 401, 501 104 SF 202 107 SF 302, 402, 502 95 SF UNIT TYPE A1.1 203 96 SF 303, 403, 503 98 SF UNIT TYPE A2 204, 304, 404, 504 63 SF 205, 305, 405, 505 143 SF UNIT TYPE B1 207 157 SF 307, 407, 507 142 SF UNIT TYPE B1.1 208, 308, 408, 508 143 SF UNIT TYPE B1.2 209, 309, 409, 509 183 SF UNIT TYPE B2 206, 406 162 SF 306 124 SF UNIT TYPE B3 213, 313, 413, 513 128 SF UNIT TYPE C1 212, 312, 412, 512 228 SF UNIT TYPE C2 410, 411 342 SF 510, 511 437 SF UNIT TYPE C2.1 211 342 SF 311 432 SF UNIT TYPE C3 210 342 SF 310 436 SF PRIVATE OPEN SPACE ANALYSIS REQUIRED: 15 SF / DU (15 SF) x (50 DU) = 750 SF TOTAL REQUIRED PROVIDED: COMMON OPEN AREA COURTYARD 905 SF COMMON OPEN SPACE ANALYSIS 0 sq ft SPACE USE NO. 1. 2. 3. 4. 5. SPACE USE FLOOR AREA IN SF / OCCUPANT ACESSORY STORAGE AREAS, MECHANICAL EQUIPMENT ROOM RESIDENTIAL ASSEMBLY WITH UNCONCENTRATED (TABLES AND CHAIRS) PARKING GARAGE MERCANTILE 300 gross 200 gross 15 net 200 gross 60 gross WIDTH OF EGRESS: CORRIDORS HIGHEST EGRESS EXITING GROUP IS AT THE LEVEL 2 = 262 OCC 262 OCC x 0.15 (PER CBC 1005.3.2) = 39.3" WIDE (EXCEPTION 1) MIN WIDTH REQ'D = 44" WIDE CORRIDOR WIDTH PROVIDED = 66" WIDE (AT NARROWEST SECTION) WIDTH OF EGRESS: STAIRS HIGHEST EGRESS EXITING GROUP IS AT THE LEVEL 2, STAIR 3 = 88 OCC 88 OCC x 0.2 (PER CBC 1005.3.1) = 17.6" WIDE (EXCEPTION 1) MIN WIDTH REQ'D = 44" WIDE STAIR WIDTH PROVIDED = 45" WIDE DOOR WIDTH PROVIDED = 32" WIDE EGRESS WIDTH CALCS CODE ANALYSIS LEGEND UNIT = ROOM NAME R-2 = OCCUPANCY TYPE 2 = SPACE USE - REFER TO SPACE USE SCHEDULE 525 = FLOOR AREA 3 = OCCUPANT LOAD (CBC TABLE 1004.5) 2 R-2 525 3 UNIT 3 PATH OF EGRESS "3" = CUMULATIVE OCCUPANCY LOAD EXITING EXIT ACCESS TRAVEL ROUTE 3 PATH OF EGRESS "3" = CUMULATIVE OCCUPANCY ACCESSIBLE PATH OF TRAVEL PROPERTY LINE ACCESSIBILITY PLAN LEGEND (CPET) COMMON PATH EGRESS TRAVEL "3" = DISTANCE DIMENSION 3 LF 3 LF (EATD) EXIT ACCESS TRAVEL DISTANCE "3" = DISTANCE DIMENSION SIGNAGE LEGEND SINGLE FACE EMERGENCY LIGHT DUAL FACE EMERGENCY LIGHT REQUIRED: 15 SF / DU (15 SF) x (50 DU) = 750 SF TOTAL REQUIRED PROVIDED: COMMON OPEN AREA COURTYARD 905 SF COMMON OPEN SPACE ANALYSIS 0 sq ft BUILDING USAGE: "S-2" PARKING GARAGE "R-2" RESIDENTIAL "M" MERCANTILE "S-1" RESIDENTIAL STORAGE "A-3" RESIDENTIAL ASSEMBLY CONSTRUCTION TYPE: TYPE IA, LEVEL 1 TYPE IIIA, LEVELS 2-5 FIRE SPRINKLERS: YES (NFPA13) ALLOWABLE BUILDING HEIGHT AND ALLOWABLE AREA PER STORY: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 UL HEIGHT PER CBC TABLE 504.3 UL STORY PER CBC TABLE 504.4 UL AREA PER CBC TABLE 506.2 GROUP M UL HEIGHT PER CBC TABLE 504.3 UL STORY PER CBC TABLE 504.4 UL AREA PER CBC TABLE 506.2 BUILDING B - TYPE III (LEVEL 2-5) WITH AREA INCREASE GROUP R-2 65'-0" HEIGHT PER CBC TABLE 504.3 4 STORY PER CBC TABLE 504.4 72,000 SF PER CBC TABLE 506.2 GROUP A-3 65'-0" HEIGHT PER CBC TABLE 504.3 3 STORY PER CBC TABLE 504.4 42,000 SF PER CBC TABLE 506.2 GROUP S-1 85'-0" HEIGHT PER CBC TABLE 504.3 4 STORY PER CBC TABLE 504.4 78,000 SF PER CBC TABLE 506.2 GROUP S-2 85'-0" HEIGHT PER CBC TABLE 504.3 5 STORY PER CBC TABLE 504.4 117,000 SF PER CBC TABLE 506.2 ACTUAL SQUARE FOOTAGE: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 LVL 1 20,109 SF GROUP M LVL 1 3,801 SF GROUP R-2 LVL 1 896 SF BUILDING B - TYPE III (LEVEL 2-5) GROUP R-2 LVL 2 20,504 SF LVL 3 21,093 SF LVL 4 21,044 SF LVL 5 19,409 SF SUB-TOTAL 81,050 SF GROUP S-1 LVL 2-5 4 x 444 SF = 1,776 SF SUB-TOTAL 1,776 SF GROUP S-2 LVL 2-5 4 x 135 SF = 540 SF SUB-TOTAL 540 SF GROUP A-3 LVL 2 2,590 SF LVL 5 732 SF SUB-TOTAL 3,322 SF ACCESSORY CALCULATIONS: (10% MAX OF THE MAIN FLOOR AREA OF THE STORY) BUILDING B - TYPE III (LEVEL 2-5) GROUP S-1 LVL 2-5 444/19,367 = 2% GROUP A-3 LVL 5 732/19,367 = 4% RATIO OF ACTUAL FLOOR AREA TO ALLOWABLE AREA: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 20,109 / UL =0 GROUP M 3,801 / UL =0 GROUP R-2 898 / UL =0 BUILDING B - TYPE III (LEVEL 2-5) GROUP R-2 LVL 2 20,504 / 72,000 =0.285 LVL 3 21,093 / 72,000 =0.293 LVL 4 21,044 / 72,000 =0.292 LVL 5 19,409 / 72,000 =0.270 GROUP S-1 LVL 2 444 / 78,000 =0.006 LVL 3 444 / 78,000 =0.006 LVL 4 444 / 78,000 =0.006 LVL 5 444 / 78,000 =0.006 GROUP S-2 LVL 2-5 135 /117,000 =0 GROUP A-3 LVL 2 2,590 / 42,000 =0.062 LVL 5 732 / 42,000 =0.017 SUM OF RATIOS R-2 1.140 S-1 0.024 A-3 0.079 TOTAL 1.24 < 2 (REF CBC 506.2.4) GROUP S-2 LEVEL 1 103 OCC LEVEL 2 3 OCC LEVEL 3 3 OCC LEVEL 4 3 OCC LEVEL 5 3 OCC GROUP B LEVEL 1 66 OCC GROUP R-2 LEVEL 1 49 OCC LEVEL 2 91 OCC LEVEL 3 96 OCC LEVEL 4 96 OCC LEVEL 5 87 OCC GROUP A-3 LEVEL 2 156 OCC LEVEL 5 49 OCC GROUP S-1 LEVEL 2 12 OCC LEVEL 3 12 OCC LEVEL 4 12 OCC LEVEL 5 12 OCC BUILDING TOTAL 853 OCC CODE ANALYSIS OCCUPANT LOAD SCALE: 1/16" = 1'-0"4 2ND FLOOR - EGRESS PLAN & AREA DIAGRAM SCALE: 1/16" = 1'-0"1 3RD FLOOR - EGRESS PLAN & AREA DIAGRAM May 6, 2026 Item #2 186 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet A R E A D I A G R A M S A004 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB DN DN DN UP REF REF REF REFREF REF REF REF RE F RE F REFREF W/D W/D W/D W/D W/D W/DW/D W/D W/D W/D W/D W/D 13'-6" 9' - 6 " 23 ' - 6 " 9'-9 1/2" 15'-4" 20 ' - 6 " 6' - 1 0 " 15'-4" 16 ' - 1 0 " 11'-6" 16'-10" 9'- 0 " 16'-10" 9'- 0 " 18'-2" 6' - 6 " 9'-8" 6' - 6 " 13 ' - 4 " 7'-0" 7'-0" 15 ' - 4 " 14 ' - 8 " 280'-3 1 / 4 " D I A G O N A L D I S T A N C E 148'-5 1/8" > 93'-4" (1/3 DIAGONAL DISTANCE) 49'-7"< 50'-0"(DEAD-END CORRIDOR) 9' - 4 " 454 sq ft 454 sq ft MW DW MW DW MW DW WS TR WS TR WS TR P BB BB MW DW P BB BB MW DW P BBBBMW DW P MW P MW DW P BB BB MW DW DW BBBB MW DW BB BBMW P MW DW TR WS DW TR WS TRTR TR TR TR WS TRTR P P P BFBF 143 sq ft 142 sq ft143 sq ft 128 sq ft 104 sq ft 437 sq ft437 sq ft 183 sq ft 228 sq ft 63 sq ft 6' - 1 0 " 95 sq ft 98 sq ft 2-HR RATED EXIT STAIR 2-HR RATED STAIR 2 HR FIRE BARRIER REFUGE AREA 55 OCC. + 96 OCC. = 151 OCC. x 3 SF = 453 SF NORTH SIDE BLDG: 55 OCC. 2-HR RATED EXIT STAIRREFUGE AREA 96 OCC. + 55 OCC. = 151 OCC. x 3 SF = 453 SF SOUTH SIDE BLDG: 96 OCC. R-22 5 952 R-22 5 952 5 5 R-22 5 876 5 R-22 5 876 5 R-22 7 1,228 7 R-22 12 2,239 12 R-2 2 12 2,239 12 R-22 7 1,228 7 R-22 5 958 5 R-22 9 1,791 9 R-22 8 1,565 8 R-22 7 1,230 7 76 75 A-33 49 732 AMENITY DECK B3 (513) C1 (512) C2 (511)C2 (510) B1.2 (509) B1.1 (508)B1 (507) A2 (505)A2 (504) A1.1 (503) A1 (502) A1 (501) 49 E2 S-11 1 (6) 40 (240) (6) STORAGE S-21 1 25 IDF S-21 1 44 MAINT. E1 S-11 1 (6) 34 (204) (6) STORAGE 1 1 1 1 1 1 1 1 1 11 1 1 1 1 S-21 1 66 EATD 148' <250' STAIR 1 STAIR 2 STAIR 3 I J H FGDC GDC GDC F DN DN DN UP UP UP REF REF REF RE F RE F REF REF REF REF RE F REF RE F RE F W/D W/D W/D W/D W/D W/DW/D W/D W/D W/D W/D W/D W/D 9' - 4 " 1'-7" 23 ' - 6 " 17 ' - 6 " 148'-5 1/8" > 93'-4" (1/3 DIAGONAL DISTANCE) 7'-0" 280'-3 1 / 4 " D I A G O N A L D I S T A N C E 49'-7"< 50'-0"(DEAD-END CORRIDOR) 48 MW DW MW DW MW DW WS TR WS TR WS TR P BB BB MW DW P BB BB MW DW P BBBBMW DW P MW P MW BBBB MW DW DW P BB BB MW DW DW BBBB MW DW BB BBMW P P MW DW TR WS DW TR WS TRTR TR TR TR TR WS TRTR P P P BFBF 143 sq ft 162 sq ft 128 sq ft 104 sq ft 143 sq ft143 sq ft 342 sq ft342 sq ft 228 sq ft 63 sq ft 183 sq ft 13'-6" 9'- 6 " 10'-0" 20 ' - 6 " 27'-8" 6'- 1 0 " 11'-4" 27'-8" 6'- 1 0 " 11'-4" 20 ' - 6 " 16 ' - 1 0 " 11'-6" 16'-10" 9' - 0 " 16'-10" 9' - 0 " 9'-8" 18'-2" 6' - 6 " 9'-8" 6' - 6 " 13 ' - 4 " 15 ' - 4 " 7'-0" 7'-0" 95 sq ft 14 ' - 2 " 98 sq ft 334 sq ft 334 sq ft 2-HR RATED EXIT STAIR 2-HR RATED EXIT STAIRREFUGE AREA 56 OCC. + 55 OCC. = 111 OCC. x 3 SF = 333 SF SOUTH SIDE BLDG: 56 OCC. 2 HR FIRE BARRIER REFUGE AREA 55 OCC. + 56 OCC. = 111 OCC. x 3 SF = 333 SF NORTH SIDE BLDG: 55 OCC. 2-HR RATED STAIR R-22 5 952 R-22 5 952 5 5 R-22 5 876 5 R-22 5 876 5 R-22 7 1,228 7 R-22 9 1,632 9 R-22 12 2,239 12 R-2 2 12 2,239 12 R-22 7 1,228 7 R-22 5 958 5 R-22 9 1,791 9 R-22 8 1,565 8 R-22 7 1,230 7 B3 (413) C1 (412) C2 (411)C2 (410) B1.2 (409) B1.1 (408)B1 (407) B2 (406) A2 (405)A2 (404) A1.1 (403) A1 (402) A1 (401) 55 E2 S-11 1 (6) 40 (240) (6) STORAGE S-21 1 25 IDF S-21 1 44 MAINT. E1 S-21 1 66 56 S-11 1 (6) 34 (204) (6) STORAGE CEPT 120' <125' EATD 148' <250' STAIR 1 STAIR 2 STAIR 3 I J H FGDC GDC GDC 1 1 1 1 1 1 1 1 1 11 1 1 1 1 BUILDING USAGE: "S-2" PARKING GARAGE "R-2" RESIDENTIAL "M" MERCANTILE "S-1" RESIDENTIAL STORAGE "A-3" RESIDENTIAL ASSEMBLY CONSTRUCTION TYPE: TYPE IA, LEVEL 1 TYPE IIIA, LEVELS 2-5 FIRE SPRINKLERS: YES (NFPA13) ALLOWABLE BUILDING HEIGHT AND ALLOWABLE AREA PER STORY: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 UL HEIGHT PER CBC TABLE 504.3 UL STORY PER CBC TABLE 504.4 UL AREA PER CBC TABLE 506.2 GROUP M UL HEIGHT PER CBC TABLE 504.3 UL STORY PER CBC TABLE 504.4 UL AREA PER CBC TABLE 506.2 BUILDING B - TYPE III (LEVEL 2-5) WITH AREA INCREASE GROUP R-2 65'-0" HEIGHT PER CBC TABLE 504.3 4 STORY PER CBC TABLE 504.4 72,000 SF PER CBC TABLE 506.2 GROUP A-3 65'-0" HEIGHT PER CBC TABLE 504.3 3 STORY PER CBC TABLE 504.4 42,000 SF PER CBC TABLE 506.2 GROUP S-1 85'-0" HEIGHT PER CBC TABLE 504.3 4 STORY PER CBC TABLE 504.4 78,000 SF PER CBC TABLE 506.2 GROUP S-2 85'-0" HEIGHT PER CBC TABLE 504.3 5 STORY PER CBC TABLE 504.4 117,000 SF PER CBC TABLE 506.2 ACTUAL SQUARE FOOTAGE: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 LVL 1 20,109 SF GROUP M LVL 1 3,801 SF GROUP R-2 LVL 1 896 SF BUILDING B - TYPE III (LEVEL 2-5) GROUP R-2 LVL 2 20,504 SF LVL 3 21,093 SF LVL 4 21,044 SF LVL 5 19,409 SF SUB-TOTAL 81,050 SF GROUP S-1 LVL 2-5 4 x 444 SF = 1,776 SF SUB-TOTAL 1,776 SF GROUP S-2 LVL 2-5 4 x 135 SF = 540 SF SUB-TOTAL 540 SF GROUP A-3 LVL 2 2,590 SF LVL 5 732 SF SUB-TOTAL 3,322 SF ACCESSORY CALCULATIONS: (10% MAX OF THE MAIN FLOOR AREA OF THE STORY) BUILDING B - TYPE III (LEVEL 2-5) GROUP S-1 LVL 2-5 444/19,367 = 2% GROUP A-3 LVL 5 732/19,367 = 4% RATIO OF ACTUAL FLOOR AREA TO ALLOWABLE AREA: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 20,109 / UL =0 GROUP M 3,801 / UL =0 GROUP R-2 898 / UL =0 BUILDING B - TYPE III (LEVEL 2-5) GROUP R-2 LVL 2 20,504 / 72,000 =0.285 LVL 3 21,093 / 72,000 =0.293 LVL 4 21,044 / 72,000 =0.292 LVL 5 19,409 / 72,000 =0.270 GROUP S-1 LVL 2 444 / 78,000 =0.006 LVL 3 444 / 78,000 =0.006 LVL 4 444 / 78,000 =0.006 LVL 5 444 / 78,000 =0.006 GROUP S-2 LVL 2-5 135 /117,000 =0 GROUP A-3 LVL 2 2,590 / 42,000 =0.062 LVL 5 732 / 42,000 =0.017 SUM OF RATIOS R-2 1.140 S-1 0.024 A-3 0.079 TOTAL 1.24 < 2 (REF CBC 506.2.4) GROUP S-2 LEVEL 1 103 OCC LEVEL 2 3 OCC LEVEL 3 3 OCC LEVEL 4 3 OCC LEVEL 5 3 OCC GROUP B LEVEL 1 66 OCC GROUP R-2 LEVEL 1 49 OCC LEVEL 2 91 OCC LEVEL 3 96 OCC LEVEL 4 96 OCC LEVEL 5 87 OCC GROUP A-3 LEVEL 2 156 OCC LEVEL 5 49 OCC GROUP S-1 LEVEL 2 12 OCC LEVEL 3 12 OCC LEVEL 4 12 OCC LEVEL 5 12 OCC BUILDING TOTAL 853 OCC CODE ANALYSIS OCCUPANT LOAD EGRESS ILLUMINATION THE MEANS OF EGRESS WILL BE ILLUMINATED TO A LEVEL OF NOT LESS THAN ONE FOOT-CANDLE AT THE WALKING SURFACE AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. (CBC SECTION 1008.1; 1008.2) ILLUMINATION EMERGENCY POWER TWO OR MORE MEANS OF EGRESS ARE REQUIRED. IDENTIFY ON THE PLANS THE LIGHTING FIXTURES CONNECTED TO AN EMERGENCY POWER SYSTEM (STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR) THAT WILL AUTOMATICALLY ILLUMINATE THE MEANS OF EGRESS FOR A DURATION OF NOT LESS THAN 90 MINUTES. CBC 1008.3 EXIT SIGNS TWO OR MORE MEANS OF EGRESS ARE REQUIRED FROM. PROVIDE EXIT SIGNS PER CBC 1013. THE EXIT SIGNS SHALL BE READILY VISIBLE FROM ANY DIRECTION OF EGRESS TRAVEL AND CLEARLY INDICATE THE DIRECTION OF EGRESS TRAVEL. CBC 1013 EXIT SIGNS-CORRIDOR/PASSAGEWAY LOCATE THE EXIT SIGNS AT THE HALLWAY AND ROUT OF EXIT SUCH THAT NO POINT IN THE CORRIDOR/EXIT PASSAGEWAY IS MORE THAN 100 FEET OR THE LISTED VIEWING DISTANCE FOR THE SIGN, WHICHEVER IS LESS.CBC SECTION (1013.1) EXIT SIGN EMERGENCY POWER EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED AT ALL TIMES. EXTERNALLY ILLUMINATED EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM (BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR) THAT WILL AUTOMATICALLY ILLUMINATE THE EXIT SIGNS FOR A DURATION OF NOT LESS THAN 90 MINUTES IN CASE OF PRIMARY POWER LOSS. (CBC SECTION 1013) TACTILE EXIT SIGNS PROVIDE TACTILE EXIT SIGNS COMPLYING WITH CBC 1013.4. FLOOR-LEVEL EXIT SIGNS AT THE LOCATION WHERE EXIT SIGNS ARE REQUIRED IN THE INTERIOR CORRIDOR OF THE GROUP R-2 AND A-3 OCCUPANCIES, PROVIDE ADDITIONAL APPROVED LOW LEVEL EXIT SIGNS.(CBC SECTION 1013.7) EGRESS NOTES 1. 2. 3. 4. 5. 6. 7. 8. OCCUPANCY SEPARATION PER CBC TABLE 508.4 OCCUPANCY R-2 S-2 R-2 S-2 LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 SEPARATION DIAGRAM A A 1HR1HR 1HR - 1HR FIRE-RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS) PER CBC TABLE 601 ELEMENT TYPE IA 3HRBEARING WALLS 2HR NONBEARING INTERIOR WALLS FLOOR CONSTRUCTION ROOF CONSTRUCTION PODIUM CONSTRUCTION TYPE IIIA 0HR 0HR 2HR 1HR 1.5HR 1HR 3HR - 1HR 1HR 1HR M S-1 M S-1 1HR 1HR 1HR 1HR 1HR 1HR1HR -1HR 1HR 1HR 1HR - -1HR - - BUILDING ATYPE IA, UL BUILDING BTYPE IIIA, R-2 OCCUPANCY SEPARATION (S-2)(M) 2-HR STAIR ENCLOSURE (R-2)(R-2)(R-2)(R-2)(A-3) (R-2)(R-2)(R-2)(R-2)(R-2) (R-2)(R-2)(R-2)(R-2)(R-2) (R-2)(R-2)(R-2)(R-2)(R-2) (S-2) 1-HR BETWEEN UNITS, PER TYPE IIIA 3-HR PODIUM 1-HR BETWEEN SEPARATED OCCUPANCIES REQUIRED: 60 SF / UNIT PROVIDED: PRIVATE BALCONY AREA UNIT TYPE A1 301, 401, 501 104 SF 202 107 SF 302, 402, 502 95 SF UNIT TYPE A1.1 203 96 SF 303, 403, 503 98 SF UNIT TYPE A2 204, 304, 404, 504 63 SF 205, 305, 405, 505 143 SF UNIT TYPE B1 207 157 SF 307, 407, 507 142 SF UNIT TYPE B1.1 208, 308, 408, 508 143 SF UNIT TYPE B1.2 209, 309, 409, 509 183 SF UNIT TYPE B2 206, 406 162 SF 306 124 SF UNIT TYPE B3 213, 313, 413, 513 128 SF UNIT TYPE C1 212, 312, 412, 512 228 SF UNIT TYPE C2 410, 411 342 SF 510, 511 437 SF UNIT TYPE C2.1 211 342 SF 311 432 SF UNIT TYPE C3 210 342 SF 310 436 SF PRIVATE OPEN SPACE ANALYSIS REQUIRED: 15 SF / DU (15 SF) x (50 DU) = 750 SF TOTAL REQUIRED PROVIDED: COMMON OPEN AREA COURTYARD 905 SF COMMON OPEN SPACE ANALYSIS 0 sq ft SPACE USE NO. 1. 2. 3. 4. 5. SPACE USE FLOOR AREA IN SF / OCCUPANT ACESSORY STORAGE AREAS, MECHANICAL EQUIPMENT ROOM RESIDENTIAL ASSEMBLY WITH UNCONCENTRATED (TABLES AND CHAIRS) PARKING GARAGE MERCANTILE 300 gross 200 gross 15 net 200 gross 60 gross WIDTH OF EGRESS: CORRIDORS HIGHEST EGRESS EXITING GROUP IS AT THE LEVEL 2 = 262 OCC 262 OCC x 0.15 (PER CBC 1005.3.2) = 39.3" WIDE (EXCEPTION 1) MIN WIDTH REQ'D = 44" WIDE CORRIDOR WIDTH PROVIDED = 66" WIDE (AT NARROWEST SECTION) WIDTH OF EGRESS: STAIRS HIGHEST EGRESS EXITING GROUP IS AT THE LEVEL 2, STAIR 3 = 88 OCC 88 OCC x 0.2 (PER CBC 1005.3.1) = 17.6" WIDE (EXCEPTION 1) MIN WIDTH REQ'D = 44" WIDE STAIR WIDTH PROVIDED = 45" WIDE DOOR WIDTH PROVIDED = 32" WIDE EGRESS WIDTH CALCS CODE ANALYSIS LEGEND UNIT = ROOM NAME R-2 = OCCUPANCY TYPE 2 = SPACE USE - REFER TO SPACE USE SCHEDULE 525 = FLOOR AREA 3 = OCCUPANT LOAD (CBC TABLE 1004.5) 2 R-2 525 3 UNIT 3 PATH OF EGRESS "3" = CUMULATIVE OCCUPANCY LOAD EXITING EXIT ACCESS TRAVEL ROUTE 3 PATH OF EGRESS "3" = CUMULATIVE OCCUPANCY ACCESSIBLE PATH OF TRAVEL PROPERTY LINE ACCESSIBILITY PLAN LEGEND (CPET) COMMON PATH EGRESS TRAVEL "3" = DISTANCE DIMENSION 3 LF 3 LF (EATD) EXIT ACCESS TRAVEL DISTANCE "3" = DISTANCE DIMENSION SIGNAGE LEGEND SINGLE FACE EMERGENCY LIGHT DUAL FACE EMERGENCY LIGHT REQUIRED: 15 SF / DU (15 SF) x (50 DU) = 750 SF TOTAL REQUIRED PROVIDED: COMMON OPEN AREA COURTYARD 905 SF COMMON OPEN SPACE ANALYSIS 0 sq ft BUILDING USAGE: "S-2" PARKING GARAGE "R-2" RESIDENTIAL "M" MERCANTILE "S-1" RESIDENTIAL STORAGE "A-3" RESIDENTIAL ASSEMBLY CONSTRUCTION TYPE: TYPE IA, LEVEL 1 TYPE IIIA, LEVELS 2-5 FIRE SPRINKLERS: YES (NFPA13) ALLOWABLE BUILDING HEIGHT AND ALLOWABLE AREA PER STORY: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 UL HEIGHT PER CBC TABLE 504.3 UL STORY PER CBC TABLE 504.4 UL AREA PER CBC TABLE 506.2 GROUP M UL HEIGHT PER CBC TABLE 504.3 UL STORY PER CBC TABLE 504.4 UL AREA PER CBC TABLE 506.2 BUILDING B - TYPE III (LEVEL 2-5) WITH AREA INCREASE GROUP R-2 65'-0" HEIGHT PER CBC TABLE 504.3 4 STORY PER CBC TABLE 504.4 72,000 SF PER CBC TABLE 506.2 GROUP A-3 65'-0" HEIGHT PER CBC TABLE 504.3 3 STORY PER CBC TABLE 504.4 42,000 SF PER CBC TABLE 506.2 GROUP S-1 85'-0" HEIGHT PER CBC TABLE 504.3 4 STORY PER CBC TABLE 504.4 78,000 SF PER CBC TABLE 506.2 GROUP S-2 85'-0" HEIGHT PER CBC TABLE 504.3 5 STORY PER CBC TABLE 504.4 117,000 SF PER CBC TABLE 506.2 ACTUAL SQUARE FOOTAGE: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 LVL 1 20,109 SF GROUP M LVL 1 3,801 SF GROUP R-2 LVL 1 896 SF BUILDING B - TYPE III (LEVEL 2-5) GROUP R-2 LVL 2 20,504 SF LVL 3 21,093 SF LVL 4 21,044 SF LVL 5 19,409 SF SUB-TOTAL 81,050 SF GROUP S-1 LVL 2-5 4 x 444 SF = 1,776 SF SUB-TOTAL 1,776 SF GROUP S-2 LVL 2-5 4 x 135 SF = 540 SF SUB-TOTAL 540 SF GROUP A-3 LVL 2 2,590 SF LVL 5 732 SF SUB-TOTAL 3,322 SF ACCESSORY CALCULATIONS: (10% MAX OF THE MAIN FLOOR AREA OF THE STORY) BUILDING B - TYPE III (LEVEL 2-5) GROUP S-1 LVL 2-5 444/19,367 = 2% GROUP A-3 LVL 5 732/19,367 = 4% RATIO OF ACTUAL FLOOR AREA TO ALLOWABLE AREA: BUILDING A - TYPE IA (LEVEL 1) GROUP S-2 20,109 / UL =0 GROUP M 3,801 / UL =0 GROUP R-2 898 / UL =0 BUILDING B - TYPE III (LEVEL 2-5) GROUP R-2 LVL 2 20,504 / 72,000 =0.285 LVL 3 21,093 / 72,000 =0.293 LVL 4 21,044 / 72,000 =0.292 LVL 5 19,409 / 72,000 =0.270 GROUP S-1 LVL 2 444 / 78,000 =0.006 LVL 3 444 / 78,000 =0.006 LVL 4 444 / 78,000 =0.006 LVL 5 444 / 78,000 =0.006 GROUP S-2 LVL 2-5 135 /117,000 =0 GROUP A-3 LVL 2 2,590 / 42,000 =0.062 LVL 5 732 / 42,000 =0.017 SUM OF RATIOS R-2 1.140 S-1 0.024 A-3 0.079 TOTAL 1.24 < 2 (REF CBC 506.2.4) GROUP S-2 LEVEL 1 103 OCC LEVEL 2 3 OCC LEVEL 3 3 OCC LEVEL 4 3 OCC LEVEL 5 3 OCC GROUP B LEVEL 1 66 OCC GROUP R-2 LEVEL 1 49 OCC LEVEL 2 91 OCC LEVEL 3 96 OCC LEVEL 4 96 OCC LEVEL 5 87 OCC GROUP A-3 LEVEL 2 156 OCC LEVEL 5 49 OCC GROUP S-1 LEVEL 2 12 OCC LEVEL 3 12 OCC LEVEL 4 12 OCC LEVEL 5 12 OCC BUILDING TOTAL 853 OCC CODE ANALYSIS OCCUPANT LOAD SCALE: 1/16" = 1'-0"2 5TH FLOOR - EGRESS PLAN & AREA DIAGRAM SCALE: 1/16" = 1'-0"1 4TH FLOOR - EGRESS PLAN & AREA DIAGRAM May 6, 2026 Item #2 187 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet CO D E C O M P L I A N C E - O P E N I N G S A005 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 1. OPENING DIAGRAM ELEVATION IS NOT REQUIRED FOR SOUTH ELEVATION FACING CARLSBAD VILLAGE DRIVE SINCE CLOSEST BUILDING PLANE TO CENTERLINE OF STREET IS 48'-9" AND HAS NO OPENING LIMITS PER CBC TABLE 705.8 2. OPENING DIAGRAM ELEVATION IS NOT REQUIRED FOR WEST ELEVATION FACING JEFFERSON ST. SINCE CLOSEST BUILDING PLANCE TO CENTERLINE OF STREET IS 41'-0" AND HAS NO OPENING LIMITS PER CBC TABLE 705.8 OPENING PROTECTION NOTES DN UP 24'-6" 10 ' - 2 " 21 ' - 6 " 37 ' - 6 " 10 ' - 2 " 26 ' - 8 " PROPERTY LINE 16 ' - 2 " UP UP UP 10 ' - 2 " 10 ' - 2 " 17'-0" 32 . 1 1 PROPERTY LINE 68 sq ft 56.05' RETAIL 3 74.44' 2ND FLOOR 85.21' 3RD FLOOR 95.98' 4TH FLOOR 106.75' 5TH FLOOR 117.04' ROOF 126.54' HIGH ROOF 10'-2" TO PL (45% OPEN MAX)10'-2" TO PL (OPEN PARKING / NO LIMIT PER FOOTNOTE "G" ON TABLE 705.8) 56.60' LOBBY & RETAIL 2 117.79' AVERAGE ROOF PLANE 461 sq ft 483 sq ft 483 sq ft 483 sq ft 232 sq ft 242 sq ft 242 sq ft 242 sq ft 331 sq ft 346 sq ft 346 sq ft 346 sq ft 141 sq ft 147 sq ft 147 sq ft 147 sq ft 503 sq ft 1,630 sq ft 98 sq ft 52 sq ft 102 sq ft 52 sq ft 102 sq ft 52 sq ft 102 sq ft 52 sq ft N/A 10'-2" TO PL(45% MAX)16'-2" TO PL(75% MAX)10'-2" TO PL(45% MAX)21'-6" TO PL(NO LIMIT)37'-6" TO PL(NO LIMIT)26'-8" TO PL(NO LIMIT) 23 sq ft 23 sq ft 23 sq ft 23 sq ft 30 sq ft 30 sq ft 30 sq ft 30 sq ft 30 sq ft 30 sq ft 30 sq ft30 sq ft 30 sq ft 30 sq ft 30 sq ft30 sq ft 60 sq ft 60 sq ft 60 sq ft 60 sq ft 23 sq ft 23 sq ft 23 sq ft 23 sq ft 74 sq ft 74 sq ft 74 sq ft 70 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft 240 sq ft 280 sq ft 27 sq ft 51% OPEN (52/102=0.51) 39% OPEN (27/70=0.39) 5% OPEN (27/503=0.05) 36% OPEN (588/1,630=0.36) 36% OPEN (27/74=0.36) 36% OPEN (27/74=0.36) 36% OPEN (27/74=0.36) 21% OPEN (30/141=0.21) 20% OPEN (30/147=0.20) 20% OPEN(30/147=0.20) 20% OPEN(30/147=0.20) 25% OPEN (83/331=0.25) 24% OPEN (83/345=0.24) 24% OPEN(83/345=0.24) 24% OPEN(83/345=0.24)25% OPEN(60/242=0.25) 25% OPEN(60/242=0.25) 25% OPEN (60/242=0.25) 26% OPEN (60/232=0.26) 11% OPEN (53/461=0.11) 11% OPEN (53/483=0.11) 11% OPEN (53/483=0.11) 11% OPEN (53/483=0.11) 51% OPEN (52/102=0.51) 51% OPEN(52/102=0.51) 53% OPEN(52/98=0.53) CA R L S B A D VI L L A G E D R . NE I G H B O R JEFFERSON ST. ALLEY NEIGHBOR SCALE: 1/8" = 1'-0"2 2ND FLOOR PALN (3RD, 4TH, 5TH SIM.) - ALLOWABLE OPENING EXHIBIT SCALE: 1/8" = 1'-0"1 1ST FLOOR PLAN - ALLOWABLE OPENING EXHIBIT SCALE: 1/8" = 1'-0"3 NORTH ELEVATION - ALLOWABLE OPENING EXHIBIT May 6, 2026 Item #2 188 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet CO D E C O M P L I A N C E - O P E N I N G S A006 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 1. OPENING DIAGRAM ELEVATION IS NOT REQUIRED FOR SOUTH ELEVATION FACING CARLSBAD VILLAGE DRIVE SINCE CLOSEST BUILDING PLANE TO CENTERLINE OF STREET IS 48'-9" AND HAS NO OPENING LIMITS PER CBC TABLE 705.8 2. OPENING DIAGRAM ELEVATION IS NOT REQUIRED FOR WEST ELEVATION FACING JEFFERSON ST. SINCE CLOSEST BUILDING PLANCE TO CENTERLINE OF STREET IS 41'-0" AND HAS NO OPENING LIMITS PER CBC TABLE 705.8 OPENING PROTECTION NOTES 80'-3" TO PL 13 ' - 1 / 2 " 18 ' - 1 / 2 " 10 ' - 2 1 / 2 " PROPERTY LINE NEIGHBOR PROPERTY 10 ' - 2 1 / 2 " 10 ' - 2 1 / 2 " PROPERTY LINE NEIGHBOR PROPERTY 15 ' - 3 1 / 4 " 15 ' - 3 1 / 4 " 80 ' - 3 " T O P L 10 ' - 3 1 / 4 " 10 ' - 3 1 / 4 " 23 ' - 9 3 / 8 " PROPERTY LINE NEIGHBOR PROPERTY 10 ' - 3 1 / 4 " 5' - 3 1 / 4 " 10 ' - 3 1 / 4 " NEIGHBOR PROPERTY PROPERTY LINE 56.05' RETAIL 3 74.44' 2ND FLOOR 85.21' 3RD FLOOR 95.98' 4TH FLOOR 106.75' 5TH FLOOR 117.04' ROOF 126.54' HIGH ROOF 10'-3 1/4" TO PL(45% MAX)5'-3 1/4" TO PL(25% MAX)10'-3 1/4" TO PL(45% MAX) 80'-3 3/4" TO PL(NO LIMIT)15'-3 1/4" TO PL(75% MAX)10'-3 1/4" TO PL(45% MAX)15'-3 1/4" TO PL(75% MAX)10'-3 1/4" TO PL(45% MAX)23'-9 1/4" TO PL(NO LIMIT) PNT-2 59.10' RETAIL 1 117.79' AVERAGE ROOF PLANE @ SILL 115 sq ft 120 sq ft 120 sq ft 120 sq ft 312 sq ft 325 sq ft 325 sq ft 325 sq ft 246 sq ft 246 sq ft 246 sq ft 603 sq ft389 sq ft 45 sq ft 157 sq ft 45 sq ft 45 sq ft 45 sq ft 27 sq ft 30 sq ft 27 sq ft 30 sq ft 165 sq ft 27 sq ft 30 sq ft 27 sq ft 30 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 60 sq ft 60 sq ft 60 sq ft 60 sq ft 27 sq ft 30 sq ft 27 sq ft 30 sq ft 27 sq ft 30 sq ft 27 sq ft 30 sq ft 23 sq ft 23 sq ft 15 sq ft 52 sq ft 52 sq ft 52 sq ft 160 sq ft 165 sq ft 165 sq ft 165 sq ft 99 sq ft 99 sq ft 99 sq ft 121 sq ft 59 sq ft 33 sq ft 165 sq ft 165 sq ft 52 sq ft 27 sq ft 565 sq ft 36% OPEN (57/157=0.36) 39% OPEN (45/115=0.39)36% OPEN (57/160=0.36) 53% OPEN (52/99=0.53) 38% OPEN (45/120=0.38) 38% OPEN (45/120=0.38) 38% OPEN(45/120=0.38) 35% OPEN (57/157=0.35) 35% OPEN (57/157=0.35) 35% OPEN (57/157=0.35) 24% OPEN (75/312=0.24) 23% OPEN (75/325=0.23) 23% OPEN (75/325=0.23) 23% OPEN (75/325=0.23) 35% OPEN (57/165=0.35) 35% OPEN (57/165=0.35) 35% OPEN (57/165=0.35) 9% OPEN (23/246=0.09) 9% OPEN (23/246=0.09) 9% OPEN (23/246=0.09) 53% OPEN (52/99=0.53) 53% OPEN(52/99=0.53) 25% OPEN (144/565=0.25) 5% OPEN (27/389=0.05) 20% OPEN (121/603=0.20) 56.05' RETAIL 3 74.44' 2ND FLOOR 85.21' 3RD FLOOR 95.98' 4TH FLOOR 106.75' 5TH FLOOR 117.04' ROOF 126.54' HIGH ROOF 13'-0" TO PL(45% MAX)37'-6" TO PL(NO LIMIT)21'-6" TO PL(NO LIMIT)10'-2" TO PL(45% MAX)18'-0" TO PL(75% MAX) 10'-2 1/2" TO PL(45% MAX)10'-2 1/2" TO PL(OPEN PARKING / NO LIMIT PER FOOTNOTE "G" ON TABLE 705.8) PNT-3 117.79' AVERAGE ROOF PLANE 56.60' LOBBY & RETAIL 2 147 sq ft 147 sq ft 141 sq ft 147 sq ft 145 sq ft 144 sq ft 145 sq ft 139 sq ft 165 sq ft 165 sq ft 165 sq ft 158 sq ft 321 sq ft 321 sq ft 321 sq ft 1,026 sq ft281 sq ft 27 sq ft 74 sq ft 27 sq ft 74 sq ft 27 sq ft 74 sq ft 27 sq ft 70 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 23 sq ft 23 sq ft 23 sq ft 23 sq ft 30 sq ft 27 sq ft 27 sq ft 27 sq ft 27 sq ft 30 sq ft 30 sq ft 30 sq ft 307 sq ft 289 sq ft 148 sq ft 60 sq ft 60 sq ft 60 sq ft 60 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 27 sq ft 62 sq ft 49% OPEN (499/1,026=0.49) 39% OPEN (27/70=0.39) 17% OPEN (23/139=0.17) 35% OPEN (57/165=0.35) 36% OPEN (57/158=0.36) 24% OPEN (75/307=0.24) 23% OPEN (75/321=0.23) 23% OPEN (75/321=0.23) 23% OPEN (75/321=0.23) 35% OPEN (57/165=0.35) 35% OPEN (57/165=0.35) 16% OPEN (23/145=0.16) 16% OPEN(23/145=0.16) 16% OPEN(23/145=0.16) 21% OPEN (30/141=0.21) 20% OPEN (30/147=0.20) 20% OPEN (30/147=0.20) 20% OPEN (30/147=0.20) 36% OPEN (27/74=0.36) 36% OPEN (27/74=0.36) 36% OPEN(27/74=0.36) 10% OPEN (27/281=0.10) NEIGHBOR CA R L S B A D VI L L A G E D R . ALLEY NE I G H B O R JEFFERSON ST. NEIGHBOR CA R L S B A D VI L L A G E D R . ALLEY NE I G H B O R JEFFERSON ST. SCALE: 1/8" = 1'-0"5 2ND FLOOR PLAN (3RD, 4TH, 5TH SIM.) - ALLOWABLE OPENING EXHIBIT SCALE: 1/8" = 1'-0"4 1ST FLOOR PLAN - ALLOWABLE OPENING EXHIBIT SCALE: 1/8" = 1'-0"2 2ND FLOOR PLAN (3RD, 4TH, 5TH SIM.) - ALLOWABLE OPENING EXHIBIT SCALE: 1/8" = 1'-0"1 1ST FLOOR PLAN - ALLOWABLE OPENING EXHIBIT SCALE: 1/8" = 1'-0"3 WEST ELEVATION (SIDE YARD) - ALLOWABLE OPENING EXHIBIT SCALE: 1/8" = 1'-0"6 SOUTH ELEVATION (SIDE YARD) - ALLOWABLE OPENING EXHIBIT May 6, 2026 Item #2 189 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet CO D E C O M P L I A N C E - O P E N I N G S A007 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 24 ' - 6 " 14 ' - 2 " 20 ' - 8 " 20 ' - 8 " 15 ' - 0 " 15 ' - 0 " 14 ' - 2 " 14 ' - 2 " 26'-8" CENTER LINE OF ALLEYCENTER LINE OF ALLEY UP 15 ' - 0 " 21 ' - 2 " 15 ' - 0 " 17 ' - 0 " 20 ' - 0 " CENTER LINE OF ALLEYCENTER LINE OF ALLEY 1. OPENING DIAGRAM ELEVATION IS NOT REQUIRED FOR SOUTH ELEVATION FACING CARLSBAD VILLAGE DRIVE SINCE CLOSEST BUILDING PLANE TO CENTERLINE OF STREET IS 48'-9" AND HAS NO OPENING LIMITS PER CBC TABLE 705.8 2. OPENING DIAGRAM ELEVATION IS NOT REQUIRED FOR WEST ELEVATION FACING JEFFERSON ST. SINCE CLOSEST BUILDING PLANCE TO CENTERLINE OF STREET IS 41'-0" AND HAS NO OPENING LIMITS PER CBC TABLE 705.8 OPENING PROTECTION NOTES 56.05' RETAIL 3 74.44' 2ND FLOOR 85.21' 3RD FLOOR 95.98' 4TH FLOOR 106.75' 5TH FLOOR 117.04' ROOF 126.54' HIGH ROOF 15'-0" TO C.L. (OPEN PARKING / NO LIMIT PER FOOTNOTE "G" ON TABLE 705.8)20'-0" TO PL(75% MAX)15'-0" TO C.L.(OPEN PARKING / NO LIMIT PER FOOTNOTE "G" ON TABLE 705.8)17'-0" TO PL(75% MAX)21'-2" TO C.L.(NO LIMIT) 15'-0" TO C.L. (75% MAX)14'-2" TO C.L. (45% MAX)24'-6" TO C.L.(NO LIMIT)N/A 14'-2" TO C.L. (45% MAX)21'-6" TO C.L.(NO LIMIT)14'-2" TO C.L. (45% MAX)N/A 15'-0" TO C.L. (75% MAX)24'-6" TO C.L.(NO LIMIT) 59.10' RETAIL 1 117.79' AVERAGE ROOF PLANE 59.70' ELEC. ROOM 1,002 sq ft 346 sq ft 346 sq ft 2,212 sq ft 92 sq ft 394 sq ft 394 sq ft 394 sq ft 377 sq ft 98 sq ft 102 sq ft 102 sq ft 102 sq ft 502 sq ft 502 sq ft 502 sq ft 479 sq ft 104 sq ft 104 sq ft 104 sq ft 99 sq ft 390 sq ft 390 sq ft 390 sq ft 372 sq ft 422 sq ft 422 sq ft 422 sq ft 403 sq ft 144 sq ft 144 sq ft 144 sq ft 137 sq ft 171 sq ft 187 sq ft 23 sq ft 23 sq ft 60 sq ft 128 sq ft 192 sq ft 384 sq ft 384 sq ft 278 sq ft 30 sq ft 30 sq ft 30 sq ft45 sq ft 30 sq ft45 sq ft 30 sq ft 30 sq ft45 sq ft 30 sq ft 30 sq ft45 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 30 sq ft 30 sq ft45 sq ft 30 sq ft 30 sq ft45 sq ft 30 sq ft 30 sq ft45 sq ft 30 sq ft 30 sq ft45 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft 15 sq ft15 sq ft 15 sq ft15 sq ft 15 sq ft15 sq ft 15 sq ft 15 sq ft14 sq ft30 sq ft 15 sq ft 15 sq ft14 sq ft30 sq ft 15 sq ft 15 sq ft14 sq ft30 sq ft 15 sq ft 15 sq ft14 sq ft30 sq ft 56 sq ft 56 sq ft 56 sq ft 56 sq ft 52 sq ft 52 sq ft41% OPEN (406/1,002=0.41)65% OPEN (60/92=0.65) 15% OPEN (15/98=0.15) 15% OPEN (15/102=0.15) 20.92% OPEN / (105/502=20.92) 16.56% OPEN / (105/634=16.56) 15% OPEN (15/99=0.15) 7% OPEN (23/364=0.07) 43% OPEN (960/2,212=0.43) 18% OPEN (74/403=0.18) 39% OPEN (56/144=0.39) 41% OPEN (56/137=0.41) 30% OPEN (52/171=0.30)28% OPEN (52/187=0.28) 39% OPEN (56/144=0.39) 39% OPEN (56/144=0.39) 17% OPEN (74/422=0.17) 17% OPEN (74/422=0.17) 17% OPEN (74/422=0.17) 8% OPEN (30/372=0.08) 8% OPEN (30/390=0.08)14% OPEN (15/104=0.14) 14% OPEN (15/104=0.14) 14% OPEN (15/104=0.14) 22% OPEN (105/479=0.22) 21% OPEN (105/502=0.21) 21% OPEN (105/502=0.21) 21% OPEN (105/502=0.21) 15% OPEN (15/102=0.15) 15% OPEN (15/102=0.15) 28% OPEN (105/377=0.28) 27% OPEN (105/394=0.27) 27% OPEN (105/394=0.27) 27% OPEN (105/394=0.27) 8% OPEN (30/390=0.08) 8% OPEN (30/390=0.08) 7% OPEN (23/364=0.07) ALLEY CA R L S B A D VI L L A G E D R . NE I G H B O R JEFFERSON ST. NEIGHBOR SCALE: 1/8" = 1'-0"2 2ND FLOOR PLAN (3RD, 4TH, 5TH SIM.) - ALLOWABLE OPENING EXHIBIT SCALE: 1/8" = 1'-0"1 1ST FLOOR PLAN - ALLOWABLE OPENING EXHIBIT SCALE: 1/8" = 1'-0"3 EAST ELEVATION - ALLOWABLE OPENING EXHIBIT May 6, 2026 Item #2 190 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet CO D E C O M P L I A N C E - R E T A I L G L A Z I N G A008 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 56.05' RETAIL 3 74.44' 2ND FLOOR RETAIL 145% MIN GLAZING / 46% PROVIDED) 14 ' - 1 / 2 " HE I G H T O F W A L L 59.10' RETAIL 1 746 sq ft 121 sq ft 40 sq ft 61 sq ft48 sq ft37 sq ft 39 sq ft 47'-6" TO CENTERLINE OF CARLSBAD VILLAGE DRIVE (NO LIMIT TO OPENINGS) 46% OPEN (346/746=0.46) 56.05' RETAIL 3 74.44' 2ND FLOOR BUILDING LOBBYENTRANCE RETAIL 2(45% MIN GLAZING / 50% PROVIDED)RETAIL 3(45% MIN GLAZING / 49% PROVIDED) 17 ' - 1 1 / 8 " PL A T E H E I G H T 16 ' - 6 1 / 2 " PL A T E H E I G H T 56.60' LOBBY & RETAIL 21,054 sq ft 1,119 sq ft 40 sq ft 132 sq ft 40 sq ft 132 sq ft 40 sq ft 132 sq ft 40 sq ft 132 sq ft 40 sq ft 132 sq ft 40 sq ft 132 sq ft 40 sq ft 40'-3" TO CENTERLINE OF JEFFERSON ST. (NO LIMIT TO OPENINGS) 49% OPEN (516/1,054=0.49)50% OPEN (556/1,119=0.50) NEIGHBOR CA R L S B A D VI L L A G E D R . ALLEY NE I G H B O R JEFFERSON ST. CA R L S B A D VI L L A G E D R . ALLEY NE I G H B O R JEFFERSON ST. NEIGHBOR SCALE: 1/8" = 1'-0"1 SOUTH ELEVATION (CARLSBAD VILLAGE DR.) - STREET GLAZING EXHIBIT SCALE: 1/8" = 1'-0"2 WEST ELEVATION (JERFFERSON ST.) - STREET GLAZING EXHIBIT May 6, 2026 Item #2 191 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet CL I M A T E A C T I O N P L A N A009 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 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 CVD 840 Carlsbad Village Drive (APN 203-354-15) 840 CVD LLC (Attn: Jonathan Frankel) 5315 Avenida Encinas, Suite 200 Carlsbad, CA 92008 925-708-3638 jfrankel@rincongrp.com 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. A1 A2 B1 B2 36.90 See attached worksheet 3,700 5 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 22 0 0 000 51 21 40% per 7/24 CalGreen 6 10% per 7/24 CalGreen 0 (N/A per 7/24 Cal Green) 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) Retail 3,700 218/KSF (first 1k SF) 4.5/KSF (after first 1k SF) May 6, 2026 Item #2 192 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet PH O T O G R A P H I C S U R V E Y A010 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 1 2 3 4 6 7 5 JEFFERSON ST. CA R L S B A D V I L L A G E D R . ALLEY 840 CARLSBAD VILLAGE DRIVE 1 7 6 5 4 3 2 May 6, 2026 Item #2 193 of 229 16 15 14 13 12 BLOCK 56 MAP 775 LOT 1* CA R L S B A D VI L L A G E D R . GR A N D A V E . JEFFERSON ST. PROJECT SITE GROSS AREA = 31,521 SF / 0.724 AC NET AREA = 29,925 SF / 0.687 AC APN: 203-354-15 80 . 0 ' 40 . 0 ' 40 . 0 ' 40.0'40.0' 80.0' 10 . 0 ' 10 . 0 ' 20 . 0 ' 7.5' 1 14 ALLEY CL CL CLCL CL CL RO W RO W RO W RO W RO W RO W ROW ROW S34°01'57"E 175.21' N5 5 ° 5 7 ' 5 1 " E 7 0 . 0 0 ' S34°01'57"E 100.12' N5 5 ° 5 7 ' 4 1 " E 6 9 . 9 4 ' N34°01'46"W 275.31' S5 5 ° 5 8 ' 1 3 " W 1 3 9 . 9 5 ' ROW 4. 0 ' HA R D I N G S T . GRAND AVE. IN T E R S T A T E 5 JE F F E R S O N S T . SIT E CARLSBAD VILLAGE DR J:\ACTIVE JOBS\4127 RINCON-840 CARLSBAD VILLAGE DRIVE\CIVIL\DRAWING\DISCRETIONARY PLANS RINCON CVD 840 CARLSBAD VILLAGE DRIVE 6 PLSA 4127-01 CT 2024-0007 SDP 2024-0021CDP 2024-0035 GRAPHIC SCALE: 1" = 30' 0 30'60'90'PLAN VIEW - SITE LAYOUT SCALE: 1" = 30' HORIZONTAL GENERAL NOTESSHEET INDEXREFERENCED DRAWINGS OWNER INFORMATION SUBDIVIDER INFORMATION LEGAL DESCRIPTION SITE ADDRESS TOPOGRAPHY BENCHMARK SITE ACREAGE EARTHWORK / PROJECT GRADING ACCESS ENGINEER OF WORK PREPARED BY KEVIN DUNN FOR: SJM CARLSBAD, LLC 5315 AVENIDA ENCINAS CARLSBAD CA, 92008PH: (888) 357-3553 840 CARLSBAD VILLAGE DRIVE APN: 203-354-15-00CARLSBAD, CA 92008 TOPOGRAPHY OBTAINED BY FIELD SURVEY ON DECEMBER 12, 2023 PREPARED BY: PASCO, LARET, SUITER & ASSOCIATES TYLER LAWSON, PE #80356 DATE PARCEL 1: THE EAST HALF OF LOTS 1 THROUGH 4 INCLUSIVE, IN BLOCK 56 OF CARLSBAD, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP NO. 775, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, FEBRUARY 15, 1894. EXCEPT THEREFROM ANY PORTION LYING WITHIN THE WEST 70.00 FEET OF SAID LOTS. PARCEL 2: LOTS 5 THROUGH 11 INCLUSIVE, IN BLOCK 56 OF CARLSBAD, IN THE CITY OF CARLSBAD, COUNTY OF SANDIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP NO. 775, FILED IN THE OFFICE OF THE COUNTYRECORDER OF SAN DIEGO COUNTY, FEBRUARY 15, 1894. APN: 203-354-15-00 GROSS:31,521 SF (0.724 AC) TOTAL EXISTING SITE IMPERVIOUS AREA: 25,191 SF (0.578 AC)NET DEVELOPABLE (LESS EASEMENT 1): 29,925 SF (0.687 AC) TOTAL EXISTING SITE PERVIOUS AREA 6,330 SF (0.145 AC) *EXISTING IMPERVIOUS AREA:25,191 SF (0.578 AC) DISTURBED AREA (ONSITE): 29,925 SF (0.687 AC) *PROPOSED IMPERVIOUS AREA (ONSITE): 28,179 SF (0.647 AC) *PROPOSED PERVIOUS AREA (ONSITE): 1,746 SF (0.040 AC) PROPOSED IMPERVIOUS AREA (ROW): 4,835 SF (0.111 AC) *PROPOSED LANDSCAPE PERCENTAGE (ONSITE): 5.8% PROPOSED IMPERVIOUS AREA (TOTAL): 33,014 SF (0.758 AC) DISTURBED AREA (ROW)5,136 SF (0.118 AC) OVERALL DISTURBED AREA 35,061 SF (0.805 AC) *AREAS WITHIN LIMITS OF PROPOSED ONSITE DISTURBED AREA AFTER DEDICATION CUT: 1,920 CY MAX CUT HEIGHT: 5.0 FT FILL: 45 CY MAX FILL HEIGHT: 1.0 FT EXPORT: 1,875 CY REMEDIAL: 3,500 CY VOLUME OF CUT (PER PRELIM GRADING PLAN): 1,920 CY VOLUME OF OTHER EXCAVATIONS: N/ATOTAL GRADED AREA: 31,521 SF (0.724 AC)1,920 CY / 0.724 AC = 2,651 CY / ACRE *PROJECT DOES NOT PROPOSE TO GRADE, ERECT, OR CONSTRUCT INTO OR ON TOP OF A NATURAL OR MANUFACTURED SLOPE WHICH HAS A GRADIENT OF FIFTEEN PERCENT OR MORE, THEREFORE HILLSIDE DEVELOPMENT STANDARDS PURSUANT TO C.M.C. 21.95.140(D)(2) DO NOT APPLY TO THIS PROJECT THESE QUANTITIES ARE APPROXIMATE AND ARE SUBJECT TO CHANGE BASED ON FINAL ENGINEERING DESIGN AND DETAILING ALLEY, A PUBLIC ROAD PREPARED BY: PASCO, LARET, SUITER & ASSOCIATES1911 SAN DIEGO AVE,SAN DIEGO, CA 92110PH: (858) 259-8212PREPARED ON: MARCH 13, 2026 LAND USE MIXED USE (E) NUMBER OF LOTS 11 LOTS(P) NUMBER OF LOTS 1 LOT SEWER DISTRICT CITY OF CARLSBAD WASTEWATER DIVISIONWATER DISTRICT CARLSBAD MUNICIPAL WATER DISTRICTSCHOOL DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT ELECTRIC SAN DIEGO GAS & ELECTRIC TELEPHONE AT&T CATV SPECTRUM DRAINAGE BASIN / HYDROLOGIC AREA AGUA HEDIONDA / LOS MONOS FIRE CITY OF CARLSBAD AVERAGE DAILY TRAFFIC GENERATED (50 UNITS * 6 ADT / UNIT )= 300 ADT PROPOSED (RESIDENTIAL)(40 ADT/1,000 SF * 3,824 SF) = 153 ADT (COMMERCIAL)448 ADT PROPOSED (RESIDENTIAL AND COMMERCIAL) 29 A.M. PEAK HOUR TRIPS / 41 P.M. PEAK HOUR TRIPS PROPOSED DENSITY 50 UNITS / 0.724 AC = 69.06 DU / AC PROPOSED # OF CONDOMINIUM UNITS 50 UNITS PROPOSED # OF COMMERCIAL UNITS 3 UNITS ZONING DESIGNATION VILLAGE BARRIOLAND USE DESIGNATION V-B VILLAGE BARRIO SEWER GENERATION FIGURE 1.0 EDU / DU (RESIDENTIAL - MULTI-FAMILY)1 EDU / 1,800 SF (COMMERCIAL) TOTAL SEWER GENERATION 52.1 EDU (1.0 EDU * 50 DU + 1 EDU / 1,800 SF * 3,824 SF) PDF = 26,050 GPD (2.5 * 52H.1 EDU * 200 GPD) POTABLE WATER FIGURES 185 GPD / DU (RESIDENTIAL - MULTI-FAMILY) 1500 GPD / ACRE (COMMERCIAL) TOTAL POTABLE WATER 9,382 GDP (185 GPU/DU * 50 DU + 1,500 GDP / 43,560 SF * 3,824 SF Q100 PRE-DEVELOPMENT 3.19 CFSQ100 POST-DEVELOPMENT (UNMIT / MIT)4.19 CFS / 2.43 CFS 2-1/2 INCH BRASS DISK IN THE NORTHEAST CORNER OF GRAND AVE. AND WASHINGTON ST., AS SHOWN ON ROS 17271 AS POINT NO. 130. ELEVATION = 73.61DATUM = NGVD 29 TENTATIVE MAP TITLE SHEET 1PRELIMINARY DEMO PLAN 2 PRELIMINARY FRONTAGE IMPROVEMENT PLAN 3 PRELIMINARY GRADING PLAN 4 SECTIONS AND DETAILS 5-6 MAP 16292CR 6250ROS 9079CR 3083 CR 258 PM 2568 DWG 118-9 DWG 222-9 1 03/13/2026 EXISTING EASEMENT INFORMATION ITEMS A AND B ARE NON MAPPING AND NOT SHOWN HEREON. EASEMENT GRANTED TO SDGE FOR UTILITY PURPOSES RECORDED APRIL 4, 1978 AS DOC# 1978-0132037, O.R. AFFECTS LOTS 5 THROUGH 9 MATTERS CONTAINED IN CERTIFICATE OF COMPLIANCE RECORDED APRIL 14, 1978 ASDOC #1978-0151211, O.R. MATTERS CONTAINED IN SHORT FORM OF LEASE RECORDED DECEMBER 27, 1978 AS DOC# 1978-0553096, O.R. BLANKET IN NATURE AND NOT SHOWN HEREON. EASEMENT GRANTED TO SDGE FOR UTILITY PURPOSES RECORDED MARCH 20, 1979 AS DOC# 19-0114682, O.R. AFFECTS LOTS 5 THROUGH 9. ITEMS 5-9 ARE NON MAPPING AND NOT SHOWN HEREON PROPOSED EASEMENT INFORMATION PROPOSED PUBLIC STREET / ALLEY AND PUBLIC UTILITY EASEMENT FOR CARLSBAD VILLAGE DRIVE AND A PORTION OF THE PUBLIC ALLEY TO THE CITY OF CARLSBAD DENSITY CALCULATIONS GROSS ACREAGE = 31,521 SF / 0.724 ACRESLESS BEACHES = 0 SF / 0 ACRESLESS PERMANENT BODIES OF WATER = 0 SF / 0 ACRESLESS FLOODWAYS = 0 SF / 0 ACRES LESS SIGNIFICANT WETLANDS = 0 SF / 0 ACRES LESS SIGNIFICANT WOODLAND HABITATS = 0 SF / 0 ACRES LESS LAND SUBJECT TO MAJOR POWER TRANSMISSION EASEMENTS = 0 SF / 0 ACRES LESS RAILROAD TRACK BEDS = 0 SF / 0 ACRES NET ACRES = 31,521 SF / 0.724 ACRES SLOPES AREA (SF / ACRES)DENSITY (DU)*DWELLING UNITS 0% - 25%31,521 SF / 0.724 ACRES 28-35 20.26 - 25.3325% - 40% 0 SF / 0 ACRES 28-35 040% +0 SF / 0 ACRES 28-35 0 *PER THE LAND USE ELEMENT - V-B VILLAGE BARRIO: 28-35 DWELLING UNITS PER ACRE BASE UNITS ALLOWED = 25.33 BASE DENSITY PER = 26.0DENSITY BONUS ROUND UP 15% UNITS AS "VERY LOW" = 26.0 * 0.15 = 3.9 UNIT AFFORDABLE DENSITY BONUS UNITS 50.0% DENSITY BONUS = 26.0 * 0.5 = 13.0 UNITS FOR 15% "VERY LOW"AFFORDABLE UNITS *15% UNITS AS "MODERATE" = 26.0 * 0.15 = 3.9 UNITAFFORDABLE DENSITY BONUS UNITS *50.0% DENSITY BONUS = 26.0 * 0.5 = 13.0 UNITS FOR 15% "MODERATE" AFFORDABLE UNITS PER DENSITY BONUS ROUND UP = 52 TOTAL UNITS PROPOSED UNITS = 50.0 UNITS 50 RESIDENTIAL UNITS PROPOSED PROPOSED MARKET RATE RESIDENTIAL UNITS = 42.0 PROPOSED "VERY LOW" AFFORDABLE UNITS = 4.0 PROPOSED "MODERATE" AFFORDABLE UNITS = 4.0 TOTAL PROPOSED UNITS = 50.0 DWG 365-2DWG 803-8GRANT DEED RECORDED JULY 28, 2023 FILEDIN THE OFFICE OF THE SAN DIEGO COUNTY RECORDER AS DOC# 2023-0203232, O.R. CERTIFICATE OF COMPLIANCE RECORDED APRIL 14, 1978 AS DOC# 1978-0151211, O.R. EXISTING PROPERTY BOUNDARY ADJACENT PROPERTY LINE / RIGHT-OF-WAY CENTERLINE OF ROAD ADJACENT LOT LINE SETBACK LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED BUILDING FOOT PRINT PROPOSED FLOW LINE PROPOSED DIRECTION OF FLOW PROPOSED AC SAWCUT PROPOSED LIMITS OF GRADING 150-FT CALTRANS SIGHT DISTANCE VIEW COORIDOR PROPOSED 6" PCC CURB AND GUTTER PER SDRSD G-2 PROPOSED PCC PAVEMENT PROPOSED RAISED PLANTER BMP PROPOSED 3" AC GRIND AND OVERLAY PROPOSED 6" PVC STORM DRAIN PROPOSED 6" PVC STORM DRIAN (NUISSANCE RUNOFF ONLY) PROPOSED 6" FIRE SERVICE PER CMWD W-7 & W-9 PROPOSED 3" DOMESTIC WATER SERVICE PER CMWD W-7 & W-8 PROPOSED 2" DOMESTIC WATER SERVICE PER CMWD W-4 PROPOSED 1" IRRIGATION SERVICE PER CMWD W-3 PROPOSED 6" PVC SEWER LATERAL AND CLEANOUT PER CITY OF CARLSBAD S-7 PROPOSED 12" X 12" BROOKS BOX PROPOSED 6" STORM DRAIN CLEANOUT PROPOSED 20-FT DIAMETER CANOPY TREE WELL BMP 100 100 SD SD W W W W W W S S BASIS OF BEARING THE CALIFORNIA COORDINATE SYSTEM, NAD 83 (CCS-83) EPOCH 1991.35, ZONE 6, AS DETERMINEDLOCALLY BY A LINE BETWEEN FIRST ORDER CONTROL STATIONS 130 AND 122 BEING A GRID BEARINGOF N 66° 33' 34" E AS DERIVED FROM GEODETIC VALUE SHOWN 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. VICINITY MAP NOT TO SCALE SJM CARLSBAD, LLC 5315 AVENIDA ENCINAS CARLSBAD CA, 92008 PH: (888) 357-3553 J:\ACTIVE JOBS\4127 RINCON-840 CARLSBAD VILLAGE DRIVE\CIVIL\DRAWING\DISCRETIONARY PLANS *NOTE: THIS IS A TENTATIVE TRACT MAP OF A CONDOMINIUM PROJECT DEFINED BY SECTION 1350 OF THE CIVIL CODE OF THE STATE OF CALIFORNIA. THE PROJECT CONTAINS A MAXIMUM OF 50 AIRSPACE RESIDENTIAL CONDOMINIUMUNITS AND 3 COMMERCIAL CONDOMINIUM UNITS. LEGEND 1 4 1 2 3 CT 2024-0007 / SDP 2024-0021 / CDP 2024-0035 TENTATIVE TRACT MAP / SITE DEVELOPMENT PERMIT / COASTAL DEVELOPMENT PERMIT RINCON CVD W May 6, 2026 Item #2 194 of 229 12 " T P 6" T D 8" T D 6" T D 10"TP (2) 12"TD (2)8"TD (3)12"TD (2)12"TD (2) 15"TD 15"TP (2) 12 " T P 10 " T P 12 " T P 8" T P 10 " T P 15 " T P 12 " T P 12 " T P 8"TP S C E E E C C C CC W W W 55.23 TC54.77 FL 55.11 TC54.98 FL 55.31 TC55.27 FL 55.78 TC55.37 FL 55.97 TC55.48 FL 56.14 TC55.67 FL 55.95 TC55.83 FL 56.14 TC56.00 FL 56.07 TC55.99 FL 56.51 TC56.03 FL 57.16 TC56.69 FL 57.63 TC57.15 FL 57.86 TC57.38 FL 58.34 TC57.85 FL 58.76 TC58.31 FL 58.91 TC58.50 FL 58.71 TC58.69 FL 58.88 TC60.47 TC59.80 FL 60.72 TC60.08 FL 60.33 TC59.84 FL 60.43 TC59.97 FL 59.95 TC95.55 FL 60.59 TC60.08 FL 60.70 TC60.19 FL 60.38 TC59.88 FL 60.33 TC59.87 FL 56.58 TC56.24 FL 56.77 TC56.37 FL 57.19 TC56.76 FL 57.25 TC56.83 FL 57.15 TC56.80 FL 56.57 TC56.05 FL 56.63 TC56.11 FL 56.92 TC56.41 FL 57.12 TC56.63 FL 56.55 TC56.55 FL 59.62 TC59.10 FL 59.30 TC58.77 FL 58.88 FL 59.64 TC59.20 FL 59.17 FL 59.34 TC59.06 FL 59.17 TC 72.71RF 74.5RF D 59 60 59 5 9 5 8 57 56 5656 55 56 57 57 58 58 59 59 59 58 58 55 60 60 60 61 60 59 58 57 57 57 55 EXISTINGSINGLE STORYBUILDING EXISTINGSINGLE STORYBUILDING EXISTING MULTI STORYBUILDING EXISTINGMULTI STORYBUILDING EXISTINGMULTI STORYBUILDING EXISTINGSINGLE STORY BUILDING EXISTING MULTI STORYBUILDING 60.32 59.1859.50 59.77 59.77 60.01 59.6459.44 59.91 59.01 59.47 59.61 58.52 56.50 59.48 58 . 8 1 58.51 57.87 57.71 63.16 TW 63.18 TW 63.13 TW 56.37 RIM W W W W W W W W W W W W W W W W W W W W W W W G G G G G G G SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWWWWWW WWWWW WWWWWWWWWWWWWWWWWWWWWWWWWW G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G W W S S S S W W E E E E E E E G G G W 16 15 14 13 12 CA R L S B A D V I L L A G E D R . 3231302921201918 CR 3083PM 2568 JEFFERSON ST.80 . 0 ' 40 . 0 ' 40 . 0 ' 40.0'40.0' 80.0' 10 . 0 ' 10 . 0 ' 20 . 0 ' 7.5' 1 14 ALLEY CL CLCL RO W RO W RO W RO W RO W RO W ROW ROW S34°01'57"E 175.21' N5 5 ° 5 7 ' 5 1 " E 7 0 . 0 0 ' S34°01'57"E 100.12' N5 5 ° 5 7 ' 4 1 " E 6 9 . 9 4 ' N34°01'46"W 275.31' S5 5 ° 5 8 ' 1 3 " W 1 3 9 . 9 5 ' CL 1 1 1 1 1 2 3 3 10 3 5 4 4 4 4 4 6 5 8 8 9 999 7 4 10 3 3 3 11 11 13 3 3 2 3 1 14 5 6 3 7 8 9 10 11 11 4. 0 ' 1111 11 11 11 11 11 11 11 11 11 XXX X X X X X X X X X 45 . 8 ' 3 0 . 6 ' 87.3' 4.8' 60.0' 81 . 3 ' 82 . 9 ' 83 . 5 ' 83 . 5 ' 35.6' 84.3' 18 . 8 ' J:\ACTIVE JOBS\4127 RINCON-840 CARLSBAD VILLAGE DRIVE\CIVIL\DRAWING\DISCRETIONARY PLANSJ:\ACTIVE JOBS\4127 RINCON-840 CARLSBAD VILLAGE DRIVE\CIVIL\DRAWING\DISCRETIONARY PLANS RINCON CVD 840 CARLSBAD VILLAGE DRIVE 6 PLSA 4127-01 CT 2024-0007 SDP 2024-0021CDP 2024-0035 GRAPHIC SCALE: 1" = 20' 0 20'40'60' 2 PLAN VIEW - PRELIMINARY DEMO PLAN SCALE: 1" = 20' DEMOLITON NOTES EXISTING SURVEY MONUMENT TO BE PROTECTEDIN PLACE. SURVEY MONUMENTS DISTURBED OR DESTROYED SHALL BE REPLACED BY A LICENSED SURVEYOR AND A CORNER RECORD SHALL BE FILED WITH THE COUNTY EXISTING STRUCTURE TO BE REMOVED EXISTING PCC CURB TO BE REMOVED EXISTING LIGHT POLE TO BE REMOVED EXISTING RETAINING WALL TO BE REMOVED EXISTING TRANSFORMER TO BE REMOVED PERSEPARATE WORK ORDER EXISTING PCC PAVEMENT TO BE REMOVED EXISTING AC PAVEMENT TO BE REMOVED EXISTING BOLLARDS TO BE REMOVED EXISTING PCC CURB AND GUTTER TO BE REMOVED EXISTING OFFSITE STRUCTURE TO REMAIN 1 2 3 4 5 6 7 8 9 SIDE NOTES 1. EXISTING SURVEY MONUMENTS TO BE PROTECTED IN PLACE. IF A MONUMENT IS DISTURBED OR DESTROYED, IT SHALL BE REPLACED BY A LICENSED LAND SURVEYOR AND A CORNER RECORD OF SURVEY SHALLBE FILED WITH COUNTY. 2. ALL EXISTING STRUCTURES AND WALLS WITHIN THEPROPOSED DISTURBED AREA TO BE DEMOLISHEDUNLESS OTHERWISE NOTED. 3. ALL EXISTING TREES WITHIN THE PROPOSED DISTURBED AREA TO BE REMOVED AND THE AREA CLEARED / GRUBBED UNLESS OTHERWISE NOTED. EXISTING EASEMENT INFORMATION ITEMS A AND B ARE NON MAPPING AND NOT SHOWN HEREON. EASEMENT GRANTED TO SDGE FOR UTILITY PURPOSES RECORDED APRIL 4, 1978 AS DOC# 1978-0132037, O.R. AFFECTS LOTS 5 THROUGH 9 MATTERS CONTAINED IN CERTIFICATE OF COMPLIANCE RECORDED APRIL 14, 1978 AS DOC #1978-0151211, O.R. MATTERS CONTAINED IN SHORT FORM OF LEASE RECORDED DECEMBER 27, 1978 AS DOC# 1978-0553096, O.R. BLANKET IN NATURE AND NOT SHOWN HEREON. EASEMENT GRANTED TO SDGE FOR UTILITY PURPOSES RECORDED MARCH 20, 1979 ASDOC# 19-0114682, O.R. AFFECTS LOTS 5 THROUGH 9. ITEMS 5-9 ARE NON MAPPING AND NOT SHOWN HEREON 4 1 2 3 10 11 ROW DEMOLITION NOTES EXISTING PCC DRIVEWAY TO BE REMOVED EXISTING DRY UTILITY ELECTRICAL PULL BOX TO BERELOCATED EXISTING DRY UTILITY COMMUNICATION PEDESTALTO BE RELOCATED EXISTING PCC SIDEWALK TO BE REMOVED EXISTING SEWER CLEAN OUT AND LATERAL TO BE REMOVED EXISTING LIGHT POLE TO REMAIN EXISTING DRY UTILITY VAULT TO BE RELOCATED EXISTING PCC RIBBON GUTTER TO REMAIN EXISTING CURB INLET TO REMAIN EXISTING PCC CROSS GUTTER TO REMAIN EXISTING PCC PED RAMP TO REMAIN 1 2 3 4 5 6 7 8 9 10 11 May 6, 2026 Item #2 195 of 229 12 " T P 6" T D 8" T D 6" T D 10"TP (2) E E W W D 59 5 9 5 8 57 56 59 58 57 W W W W W W W W W W W W W W W W W W W W W W W W W W W G G G G SSSSSSSSSSSS WWWW WWWWWWWW WWWWW G G G G G G G G G G G G W W W W W W W W W W SD SD G G G G G G G WWW CA R L S B A D V I L L A G E D R . 40.0'40.0' 80.0' 10 . 0 ' 10 . 0 ' 20 . 0 ' 7.5' DED. CL RO W RO W RO W RO W N5 5 ° 5 7 ' 4 1 " E 6 9 . 9 4 ' CL EXISTING CURB INLET PER DWG292-2D TO REMAIN 57.4 RIM 47.4 IE IN NORTH (47.4 IE IN EAST) (47.3 IE OUT WEST) EXISTING 24" RCPSTORM DRAIN @3.0%PER DWG 291-2D REMOVE AND REPLACE EXISTING PCC WALKWAY AND PAVERS TO NEAREST JOINT EX. PED LIGHT POLE TO REMAIN EX. PED LIGHT POLE TO REMAIN EX. WATER SERVICE METER ANDBACK FLOW TO BE ABANDONED;SEE NOTE 3 THIS SHEET EX. LIGHT / STREET POLE TO REMAIN EX. WATER SERVICEMETER AND BACKFLOW TO REMAIN 1 EXISTING 8" PVC WATER MAIN PER DWG 365-2 8.0'. 16.0'. EX. STREET TREE TO REMAIN EX. DECORATIVE PAVERS TO REMAIN EX. STREET TREETO REMAIN EX. ELECTRICAL PULLBOX TO REMAIN EX. ELECTRICAL PULL BOX TO BE RELOCATED EX. PCC CROSS GUTTER TO REMAIN EX. PCC PED RAMP TO REMAIN 11.4' (10.0' MIN. CLEAR) EX. PL ULT. PL; AFTERDED. 10 14 EX. STREET TREETO REMAIN EX. STREET TREETO REMAIN EX. PCC CURB AND GUTTER TO REMAIN EX. PCC SIDEWALK TO REMAIN CARLSBAD VILLAGE DRIVE & JEFFERSON STREET INTERSECTION EXISTING 8"VC SEWERMAIN PER DWG 118-9 ABANDONED 6" ACWATER MAIN PERDWG 365-2 EXISTING 6" AC WATERMAIN CL CL 13 4. 0 ' EX. BLDG WALLS EX. 8" PVC WATER MAIN PER DWG 365-2 EX. BLDG OVERHANG 57.9 TG56.3 IE IN56.2 IE OUT 18 18 (58.7 TC)(58.2 FL) 58.8 FL PROPOSED LADDERLOCATION (TYP.) LA 12 15"TP (2) 12 " T P S C E C C C CC WW 56 55 56 57 57 SSSSSSSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWWWWWWWWWWW WWWWWWWWWWWWWWWWWWWWWWWWWWWWW G G G G G G G G G G G G G G G G G G G G G G G G G G G G G S S S S W S S S S S S S S X X X X X SD X W W W W W W W W W W W W W W W JEFFERSON ST. 80 . 0 ' 40 . 0 ' 40 . 0 ' CL S34°01'57"E 175.21' N5 5 ° 5 7 ' 5 1 " E 7 0 . 0 0 ' S5 5 ° 5 8 ' 1 3 " W 1 3 9 . 9 5 ' LA (0.2%) 0.4% 56.0 FS 56.0 FS 56.5 FS 56.55 FS 48.2 IE@LAT (47.0 IE@MAIN) 56.5 RIM49.0 IE 5.5' EXISTING ELECTRICALPULL BOX TO REMAIN 2. 0 % EXISTING PCC DRIVEWAY APRON TO BE REMOVED EXISTING PCC DRIVEWAY APRON TO REMAIN LA LA EXISTING PCC DRIVEWAY APRON TO BE REMOVED PROJECT SITE APN: 203-354-15-00 PROPOSED REMOVAL OF EX. PALM TREE EX. PALM TREESTO REMAINEX. JACARANDA TREE TOBE REMOVED EX. BACK OF PCC SIDEWALK PROPOSED TREE WELL BMP 14; 20-FT STRAWBERRY TREE *SEE TREE NOTE THIS SHEET PROPOSED TREE WELL BMP 13; 20-FT STRAWBERRY TREE*SEE TREE NOTE THIS SHEET 1 2 11 6 7 5 3 4 10 8108 15 EXISTING DRY UTILITY COMMUNICATIONPEDESTAL TO BE RELOCATED EXISTING DRY UTILITY COMMUNICATIONPEDESTAL TO BE RELOCATED EX. DRY UTILITY VAULT TO BE RELOCATED EXISTING DRY UTILITY COMMUNICATION PEDESTAL TO BE RELOCATED EXISTING DRY UTILITY COMMUNICATION PEDESTAL TO REMAIN 6. 0 ' ABANDONED 6" ACWATER MAIN PER DWG 365-2 EXISTING 8" PVC WATER MAIN PER DWG 365-2 EXISTING 8" VC SEWERMAIN @0.8% PER DWG 118-9 EXISTING 2" GAS MAIN EX. SEWER LATERAL ANDCLEANOUT TO BEREMOVED EXISTING 42" INTERCEPTORSEWER MAIN PER DWG 365-2 55.0 IE LIMITS OF TREE WELLBMP STRUCTURAL SOIL LIMITS OF TREE WELL BMP STRUCTURAL SOIL 3.0' EX. STREETLIGHT TO REMAIN EXISTING PCC SIDEWALKTO REMAIN EXISTING PCC CURB AND GUTTER TO REMAIN EXISTING COMMUNICATION PULL BOX TO BE RELOCATED 2. 0 % 9 9 14 14 LIMITS OF PROPOSED GRIND AND OVERLAY 16 . 0 ' PL EX. PCC SIDEWALK TO BE REMOVED CL 5.0'4.0' LA LA1617 8.3% 14 EX. TRANSFORMER TO REMAIN 18 18 10.0' PROPOSED LADDER LOCATION (TYP.) EX. SEWER MH (56.4 RIM)(47.6 IE) CONNECT TO EX. 8" PVC WM; REPLACE EX. 8" PVC WATER MAIN AT WATER SERVICE CONNECTIONS PER CITY OF CARLSBAD STANDARDS VOLUME 2, CHAPTER 3.3.11 TO NEAREST JOINT W/ 8" DR-14 PVC 3.5' 0.8% 14 J:\ACTIVE JOBS\4127 RINCON-840 CARLSBAD VILLAGE DRIVE\CIVIL\DRAWING\DISCRETIONARY PLANS RINCON CVD 840 CARLSBAD VILLAGE DRIVE 6 PLSA 4127-01 CT 2024-0007 SDP 2024-0021CDP 2024-0035 GRAPHIC SCALE: 1" = 10' 0 10'20'30' 3 J:\ACTIVE JOBS\4127 RINCON-840 CARLSBAD VILLAGE DRIVE\CIVIL\DRAWING\DISCRETIONARY PLANS SITE NOTES 1. EXISTING SURVEY MONUMENTS TO BE PROTECTED INPLACE. IF A MONUMENT IS DISTURBED OR DESTROYED, IT SHALL BE REPLACED BY A LICENSED LAND SURVEYOR AND A CORNER RECORD OF SURVEY SHALL BE FILED WITH COUNTY. 2. ALL EXISTING STRUCTURES AND WALLS WITHIN THE PROPOSED DISTURBED AREA TO BE DEMOLISHEDUNLESS OTHERWISE NOTED. 3. EXISTING WATER SERVICES TO BE ABANDONED /REMOVED PER CITY OF CARLSBAD ENGINEERINGSTANDARDS VOLUME 3 SECTION 15000. CONSTRUCTION NOTES PROPOSED 6" PVC SEWER LATERAL W/ 12" CAST IRON LID PER CITY OFCARLSBAD S-7 W/ BACKWATER VALVE (COMMERCIAL USE) WITH GREASETRAP PROPOSED 6" PVC SEWER LATERAL W/ 12" CAST IRON LID PER CITY OFCARLSBAD S-7 W/ BACKWATER VALVE (RESIDENTIAL USE) PROPOSED 3" DOMESTIC WATER SERVICE, METER AND BACKFLOW PER CMWD W-7 & W-8 (RESIDENTIAL USE); SEE NOTE THIS SHEET PROPOSED 6" FIRE SERVICE W/ RDPA PER CMWD W-9 PROPOSED FIRE HYDRANT W/ 6" FIRE WATER SERVICE PER CMWD W-17 PROPOSED 2" DOMESTIC WATER SERVICE METER AND BACKFLOW PERCMWD W-4 & W-6 (COMMERCIAL USE) PROPOSED 1" LANDSCAPE IRRIGATION SERVICE, METER AND BACKFLOWPER CMWD W-3 & W-6 PROPOSED 6" PCC CURB AND GUTTER PER SDRSD G-2 PROPOSED 4" PCC SIDEWALK SDRSD G-7 PROPOSED AC PAVEMENT SAWCUT PER DETAIL SHEET 4 PROPOSED 2" AC GRIND AND OVERLAY PROPOSED MODIFIED PCC PEDESTRIAN CURB RAMP PER SDRSD G-31 PROPOSED TYPE A CLEANOUT PER SDRSD D-9 PROPOSED TRENCH RESURFACING PER CITY OF CARLSBAD GS-26 ANDGS-28 PROPOSED CURB OUTLET PER SDRSD D-25 PROPOSED PCC DRIVEWAY WING PER SDRSD G-14D PROPOSED 5.5' X 8' BIKE RACK PROPOSED 4" AC OVER 6" AB; PAVEMENT SECTION TO BE CONFIRMED BY PROJECT GEOTECH ENGINEER BASED ON FIELD TESTED R-VALUE PROPOSED 6" PCC CURB PER SDRSD G-1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PLAN VIEW - PRELIMINARY JEFFERSON ST IMPROVEMENT PLAN SCALE: 1" = 10' PLAN VIEW - PRELIMINARY CVD IMPROVEMENT PLAN SCALE: 1" = 10' 16 17 PROPOSED EASEMENT INFORMATION PROPOSED PUBLIC STREET / ALLEY AND PUBLIC UTILITY EASEMENT FOR CARLSBAD VILLAGE DRIVE AND A PORTION OF THE PUBLIC ALLEY TO THE CITY OF CARLSBAD118 *TREE WELL BMP NOTE: TREE WELL BMPS PROPOSED WITHIN THE JEFFERSON STREET RIGHT-OF-WAY TO BE PRIVATELY MAINTAINED. 19 3" WATER SERVICE NOTE: 4" WATER SERVICE BETWEEN REDUCER AT GATE VALVE NEAR TEE TO ABOVE GROUND 90-DEGREEE BEND AT METER; 3" AFTER. May 6, 2026 Item #2 196 of 229 12 " T P 6" T D 8" T D 6" T D 10"TP (2) 12"TD (2)8"TD (3)12"TD (2)12"TD (2) 15"TD 15"TP (2) 12 " T P 10 " T P 12 " T P 8" T P 10 " T P 15 " T P 12 " T P 12 " T P 8"TP S C E E E C C C CC W W W 55.23 TC54.77 FL 55.11 TC54.98 FL 55.31 TC55.27 FL 55.78 TC55.37 FL 55.97 TC55.48 FL 56.14 TC55.67 FL 55.95 TC55.83 FL 56.14 TC56.00 FL 56.07 TC55.99 FL 56.51 TC56.03 FL 57.16 TC56.69 FL 57.63 TC57.15 FL 57.86 TC57.38 FL 58.34 TC57.85 FL 58.76 TC58.31 FL 58.91 TC58.50 FL 58.71 TC58.69 FL 58.88 TC60.47 TC59.80 FL 60.72 TC60.08 FL 60.33 TC59.84 FL 60.43 TC59.97 FL 59.95 TC95.55 FL 60.59 TC60.08 FL 60.70 TC60.19 FL 60.38 TC59.88 FL 60.33 TC59.87 FL 56.58 TC56.24 FL 56.77 TC56.37 FL 57.19 TC56.76 FL 57.25 TC56.83 FL 57.15 TC56.80 FL 56.57 TC56.05 FL 56.63 TC56.11 FL 56.92 TC56.41 FL 57.12 TC56.63 FL 56.55 TC56.55 FL 59.62 TC59.10 FL 59.30 TC58.77 FL 58.88 FL 59.64 TC59.20 FL 59.17 FL 59.34 TC59.06 FL 59.17 TC 72.71RF 74.5RF D 59 60 59 5 9 5 8 57 56 565655 56 57 57 58 58 59 59 59 58 58 55 60 60 60 61 60 59 58 57 57 57 55 EXISTING SINGLE STORYBUILDING EXISTINGSINGLE STORY BUILDING EXISTINGMULTI STORYBUILDING EXISTINGMULTI STORY BUILDINGEXISTINGSINGLE STORYBUILDING EXISTINGMULTI STORY BUILDING 60.32 59.1859.50 59.77 59.77 60.01 59.6459.44 59.91 59.01 59.47 59.61 58.52 56.50 59.48 58 . 8 1 58.51 57.87 57.71 63.16 TW 63.18 TW 63.13 TW 56.37 RIM W W W W W W W W W W W W W W W W W G G G G SSSSSSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWWWW WWWWW WWWWWWWWWWWWWWWWWWWWWWW G G G G G G G G G G G G G G G G G G G G G G G G G G G G W W S S S S W W S S S S SD SD SD SD SD SD SD SD E E E E E G G G X X X X X X X X X X X X X X X X X X X X SD W W WWW W S34°01'46"E 275.31' S5 5 ° 5 7 ' 4 1 " W 69 . 9 4 ' N34°01'57"W 100.12'S5 5 ° 5 7 ' 5 1 " W 70 . 0 0 ' N34°01'57"W 175.21' N5 5 ° 5 8 ' 1 3 " E 13 9 . 9 5 ' LOBBY 56.8 FF 56.1 PAD 2. 0 % 2. 0 % STAIRS 58.5 FF JEFFERSON STREET CA R L S B A D V I L L A G E D R I V E ALLEY 40 . 0 ' 40 . 0 ' 80 . 0 ' 24 . 0 ' 16 . 0 ' 24 . 0 ' 16 . 0 ' ** 2 0 . 0 ' 10 . 0 ' 10 . 0 ' 80.0' 40.0'40.0' 8.0'32.0' ELEC. ROOM59.7 FF STAIRS60.3 FF TRASH60.3 FF RETAIL 59.1 FF PUMPROOM59.7 FF RETAIL56.05 FF RETAIL56.6 FF PARCEL ROOM ST A I R S 1. 0 % 8.8% GB1.0% 0.7% 1.0% 1. 0 % 2.0% 1.0% 1.0% 1. 0 % 1.4% 1.0% 0.4% 2. 0 % (0.5%)(0.6%)(0.4%)(0.7%) (1 . 8 % ) (2 . 0 % ) ROW ROW ROW ROW ROW CL CL CL CLCL CL CL ROW 14 14 18 9 913 16 2. 0 % 12 14 COVERED PARKING 56.5 FS55.9 FS 55.95 FS 60.0 FS 55.0 IE 57.0 RIM 55.3 IE 56.0 FS 56.55 FS 56.55 FS 59.7 FS EXISTING TRANSFORMER TO BE REMOVED EXISTING LIGHT POLE TO BE REMOVED EXISTING LIGHT POLE TO BE REMOVED EXISTING LIGHT POLE TO BEREMOVED 58.9 FS 58.1 FS 56.05 FS 58.5 FS 60.2 FS60.2 FS 59.1 FS 59.0 FS (63.2 TW)58.7 BW 59.3 FS 56.6 FS 56.9 FS 59.4 TG57.6 IE 56.5 FS 56.8 FS 56.0 FS (63.2 TW)59.5 BW (63.2 TW)56.6 BW EXISTING RETAINING WALL TO REMAIN 60.2 FS 60.0 FS (59.8 FS/HP) EXISTING WATERSERVICE ANDMETER TO REMAIN EXISTING CURBINLET PER DWG 292-2D TO REMAIN56.8 RIM 55.5 IE 58.45 FL 56.5 TG 55.4 IE 60.2 TW57.0 BW 61.1 TW 58.5 BW BMP 2A=157 SF59.2 FG BMP 1A=157 SF 60.1 FG 57.4 RIM47.4 IE IN NORTH(47.4 IE IN EAST) (47.3 IE OUT WEST) PROPOSEDTRANSFOMER (59.4 FS) 57.9 TG 56.3 IE IN 56.2 IE OUT 62.2 TG 58.2 IE 62.0TW58.0 BW 61.5 TG 57.5 IE BMP 5A=150 SF 60.0 FG 58.1 RIM 56.5 IE EXISTING 42" INTERCEPTOR SEWER MAIN PER DWG 365-2 EXISTING 8" VC SEWER MAINPER DWG 118-9 EXISTING 8" PVC WATER MAIN PER DWG 365-2 EXISTING 24" RCP STORM DRAIN @3.0% PER DWG 291-2D EXISTING 6" AC WATERMAIN PER DWG 365-2 EXISTING PCC RIBBONGUTTER TO REMAIN (59.9 FS) EXISTING PCC CROSS GUTTER TO REMAIN EXISTING PCC CROSSGUTTER TO REMAIN EXISTING PED RAMP TO REMAIN EXISTING PED RAMPTO REMAIN 48.2 IE@LAT (47.0 IE@MAIN) 48.2 IE@LAT (47.0 IE@MAIN) 56.5 RIM 49.0 IE EXISTING SEWER LATERALTO REMAIN PROPOSED BUILDING OVERHANG (TYP.) EX SEWER MH (56.4 RIM)(47.6 IE) EXISTING DRY UTILITY VAULT TO BE REMOVED EXISTING DRY UTILITYPEDESTALS TO BE REMOVED 1 1 1 1 1 7 7 5 4 11 11 PROP. BUILDING OVERHANG (TYP.) 8 866 17 1515 EXISTING PCC CURB AND GUTTER TO REMAIN EXISTING PCC CURBAND GUTTER TOREMAIN EXISTING PCC CURB ANDGUTTER TO REMAIN EXISTING PCC SIDEWALKTO REMAIN EXISTING PCC SIDEWALK TO REMAIN EXISTING DRY UTILITY PEDESTALS TO REMAIN (59.4 FL)(59.4 FL) REMOVE AND REPLACE EXISTING PCC WALKWAY AND PAVERS TO NEAREST JOINT EXISTING PED RAMP TO REMAIN BMP 3A=221 SF 60.7 FG 15 STRUCTURAL COLUMN (TYP.) EXISTING SEWERLATERAL TO BEREMOVED EXISTING DRIVEWAY TO REMAIN 56.6 FS 56.6 FS 11 60.2 TW57.4 BW 59.95 TG56.0 IE EXISTING TRASHENCLOSURE TOREMAIN BUILDING STEP BUILDING STEP EXISTING 24" RCP STORM DRAIN @3.0% PER DWG 291-2D GB 59.6 FS 7.5' DED. 5.5' 16 56.9 FS56.9 FS 56.5 FS 56.5 FS 1.0% 19 19 19 19 20 20 59.6 FS 7 8 10 EXISTING PCCSIDEWALK ANDPAVERS TO REMAIN58.2 FS 2 STEPS BMP 4A=104 SF60.5 FG PROPOSED UG PRIMARY ELECTRIC CONDUIT TO NEWTRANSFORMER SEE SHEET 6 56.9 FS FI R E RI S E R 56.0 FS MP O E ELEV MECH APPROX. LOCATIONEXISTING GAS MAIN 62.5 TW59.3 BW 62.0 TG58.0 IE14 EXISTING STRUCTURE TO REMAIN 57.0 FS 1359.1 RIM 57.4 IE 62.7 TW60.7 BW 1.0% 56.7 FS 60.0' 24.0' 3.0' 55.8 FL 56.5 FS 9. 0 ' 9.0' 24.0' 3.0' 57.4 FS 56.3 FL 56.5 FS 56.5 FS 56.1 TG 54.8 IE 56.2 FS 56.6 FL 56.7 FS 2. 0 % 2. 0 % 0.5% 3. 0 ' 24.0'2. 0 %59.85 FL 59.7 FS 59.85 FL 59.95 FS 60.2 FS (59.6 FS) 1% M I N . 1% M I N . 21 1 4 22 EXISTING STREET LIGHT / SIGNAL23 24 ABANDONED 6" ACP WATERMAIN PER DWG 365-2 EX. PED. LIGHT TO REMAIN EX. PED. LIGHT TO REMAIN EXISTING WATERSERVICE METER ANDBACK FLOW TO BEABANDONED SEE NOTE 5 THIS SHEET EXISTING 8" PVC WATER MAIN PER DWG 365-2 EXISTING 42" INTERCEPTORSEWER MAIN PER DWG 365-2 TREE WELL BMP 13 TREE WELL BMP 14 22 LIMITS OF PROPOSED GRIND AND OVERLAY 25 1 ROOF DOWNSPOUT(TYP.) ROOF DOWNSPOUT (TYP.) 27 4. 0 '1 28 7.5' 7. 5 ' PROPOSED 6-FT FENCE PER SEPARATE LANDSCAPE PLANS SEE NOTE THIS SHEET PROPOSED WALL ANDFENCE COMBINATION SEE NOTE THIS SHEET EXISTING FIRE HYDRANT AND SERVICE TO REMAIN **PUB. ALLEY PER MAP775 FILES FEB 15, 1894 22 LIMITS OFPROPOSED C&G 15 26 26 26 2. 0 % 2 3 56.45 FS 56.8 FS 11 11 (0.2%)0.4%0.8%(0.8%) 58.8 FL 56.0 FS 2. 0 % 60.2 FS 1460.85 TG57.6 IE 1. 1 % 56.8 FS 56.2 TG 54.3 IE 56.7 FS 56.7 FS 56.7 FS 56.7 RIM54.0 IE 1. 1 % 56.8 FS 56.4 FS 56.5 FS 56.5 FS 56.4 FS 56.3 TG54.5 IE202056.3 TG 54.3 IE 56.4 FS 56.6 FL 56.7 FS BUILDING STEP 60.0' 60.0' 24 . 0 ' 12 " T P 6" T D 8"T D 6" T D 10"TP (2) 12"TD (2)8"TD (3)12"TD (2)12"TD (2) 15"TD 15"TP (2) 12 " T P 10 " T P 12 " T P 8" T P 10 " T P 15 " T P 12 " T P 12 " T P 8"TP S C E E E C C C CC W W CE55.11 TC54.98 FL 55.31 TC55.27 FL 55.78 TC55.37 FL 55.97 TC55.48 FL 56.14 TC55.67 FL 55.95 TC55.83 FL 56.14 TC56.00 FL 56.07 TC55.99 FL 56.51 TC56.03 FL 57.16 TC56.69 FL 57.63 TC57.15 FL 57.86 TC57.38 FL 58.34 TC57.85 FL 58.76 TC58.31 FL 58.91 TC58.50 FL 58.71 TC58.69 FL 58.88 TC60.47 TC59.80 FL 60.72 TC60.08 FL 60.33 TC59.84 FL 60.43 TC59.97 FL 59.95 TC95.55 FL 60.59 TC60.08 FL 60.70 TC60.19 FL 60.38 TC59.88 FL 60.33 TC59.87 FL 56.58 TC56.24 FL 56.77 TC56.37 FL 57.19 TC56.76 FL 57.25 TC56.83 FL 57.15 TC56.80 FL 56.57 TC56.05 FL 56.63 TC56.11 FL 56.92 TC56.41 FL 57.12 TC56.63 FL 56.55 TC56.55 FL 59.62 TC59.10 FL 59.30 TC58.77 FL 58.88 FL 72.71RF 74.5RF D 59 5 9 58 57 56 565655 56 57 57 58 58 59 59 59 58 60 60 61 60 59 58 57 57 57 EXISTINGSINGLE STORYBUILDING EXISTINGSINGLE STORYBUILDING EXISTINGMULTI STORYBUILDING 60.32 59.1859.5059.7759.6459.4459.01 59.61 58.52 56.50 59.48 58 . 8 1 58.51 57.87 57.71 63.16 TW 63.18 TW 63.13 TW S34°01'46"E 275.31' S5 5 ° 5 7 ' 4 1 " W 69 . 9 4 ' N34°01'57"W 100.12' S5 5 ° 5 7 ' 5 1 " W 70 . 0 0 ' N34°01'57"W175.21' N5 5 ° 5 8 ' 1 3 " E 13 9 . 9 5 ' ALLEY CA R L S B A D V I L L A G E D R I V E JEFFERSON STREET 2ND LEVELCOURTYARDBMP 8 A= 147 SF 77.05 FG BMP 7 A= 49 SF 77.05 FG BMP 6 A= 48 SF77.05 FG PROPOSED BUILDINGOVERHANG (TYP.) PROPOSED BUILDING OVERHANG (TYP.) 14 14 14 6" T D 10"TP (2) 12"TD (2) E W 58.34 TC57.85 FL 58.76 TC58.31 FL 58.91 TC58.50 FL 58.71 TC58.69 FL 58.88 TC58.88 FL 59.64 TC59.20 FL 59.17 FL 59.34 TC59.06 FL 59.17 TC 59 5 9 58 60 59 EXISTING MULTI STORYBUILDING 60.32 59.18 W W W W W W W W W W W W W W G G G G G G G G G G G G W W G G G S34°01'46"E 275.31' S5 5 ° 5 7 ' 4 1 " W 69 . 9 4 ' CA R L S B A D VI L L A G E D R I V E 17 80.0' 40.0'40.0' PROJECT SITE PROP. CONFICT STRIPPING THROUGH ALLEY AND CVD INTERSECTION PER CALTRANSSTD PLAN A20D DETAIL 39AWITH GREEN TRAFFIC PAINT ALLEY GRAPHIC SCALE: 1" = 20' 0 20'40'60' J:\ACTIVE JOBS\4127 RINCON-840 CARLSBAD VILLAGE DRIVE\CIVIL\DRAWING\DISCRETIONARY PLANS CONSTRUCTION NOTES EXISTING SURVEY MONUMENT TO BE PROTECTED IN PLACE. SURVEY MONUMENTS DISTURBED ORDESTROYED SHALL BE REPLACED BY A LICENSEDSURVEYOR AND A CORNER RECORD SHALL BEFILED WITH THE COUNTY PROPOSED 6" PVC SEWER LATERAL W/ 12" CAST IRON LID PER CITY OF CARLSBAD S-7 W/ BACKWATER VALVE (COMMERCIAL USE) WITH GREASE TRAP PROPOSED 6" PVC SEWER LATERAL W/ 12" CASTIRON LID PER CITY OF CARLSBAD S-7 W/BACKWATER VALVE (RESIDENTIAL USE) PROPOSED 3" DOMESTIC WATER SERVICE, METERAND BACKFLOW PER CMWD W-7 & W-8 (RESIDENTIAL USE) PROPOSED 6" FIRE SERVICE W/ RDPA PER CMWD W-9 PROPOSED 6" PCC CURB AND GUTTER PER SDRSD G-2 PROPOSED 4" PCC SIDEWALK SDRSD G-7 PROPOSED AC PAVEMENT SAWCUT PER DETAILSHEET 6 PROPOSED 12" X 12" BROOKS BOX OR APPROVED EQUAL PROPOSED MODIFIED PCC PEDESTRIAN CURB RAMP PER SDRSD G-31 PROPOSED MASONRY RETAINING WALL PERSTRUCTURAL DESIGN PROPOSED TYPE A CLEANOUT PER SDRSD D-9 PROPOSED 6" STORM DRAIN CLEANOUT BY NDS OR APRPROVED EQUAL PROPOSED BROOKS BOX RAISED PLANTER BIOFILTRATION EMERGENCY OUTLET PER DETAIL SHEET 6 PROPOSED TRENCH RESURFACING PER CITY OFCARLSBAD GS-26 AND GS-28 PROPOSED REM TRITON TDAM FILTERTDAM12-PK-PERF-FTC (TRASH CAPTURE BMP) PLACED IN SIDE OF BROOKS BOX CALTRANS 200-FT SIGHT DISTANCE VIEW CORRIDOR PER CALTRANS HIGHWAY DESIGN MANUAL PROPOSED CURB OUTLET PER SDRSD D-25 PROPOSED 3-FT PCC RIBBON GUTTER PER DETAILSHEET 6 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROPOSED 12" X 12" BROOKS BOX FOR NUISANCE WATER ONLY; CONNECT TO EX. SEWER MAIN PROPOSED 1" LANDSCAPE IRRIGATION SERVICE,METER AND BACKFLOW PER CMWD W-3 & W-6 PROPOSED 2" AC GRIND AND OVERLAY PROPOSED 2" DOMESTIC WATER SERVICE METER AND BACKFLOW PER CMWD W-4 & W-6 (COMMERCIAL USE) PROPOSED FIRE HYDRANT W/ 6" FIRE WATER SERVICE PER CMWD W-17 PROPOSED PCC DRIVEWAY WING PER SDRSD G-14D PROPOSED 4" AC OVER 6" AB; PAVEMENT SECTIONTO BE CONFIRMED BY PROJECT GEOTECH BASEDON FIELD TEST R-VALUE PROPOSED 5.5' X 8' BIKE RACK 7.5' X 7.5' SIGHT DISTANCE TRIANGLE PLAN VIEW - PRELIMINARY GRADING PLAN SCALE: 1" = 20' 20 RINCON CVD 840 CARLSBAD VILLAGE DRIVE 6 PLSA 4127-01 CT 2024-0007 SDP 2024-0021CDP 2024-0035 SITE NOTES 1. EXISTING SURVEY MONUMENTS TO BE PROTECTED INPLACE. IF A MONUMENT IS DISTURBED OR DESTROYED, IT SHALL BE REPLACED BY A LICENSED LAND SURVEYOR AND A CORNER RECORD OF SURVEY SHALL BE FILED WITH COUNTY. 2. ALL EXISTING STRUCTURES AND WALLS WITHIN THE PROPOSED DISTURBED AREA TO BE DEMOLISHEDUNLESS OTHERWISE NOTED. 3. ALL EXISTING LIGHT POLES LOCATED ONSITE TO BEREMOVED UNLESS OTHERWISE NOTED. 4. ALL EXISTING TREES WITHIN THE PROPOSED DISTURBED AREA TO BE REMOVED AND THE AREA CLEARED / GRUBBED UNLESS OTHERWISE NOTED. 5. EXISTING WATER SERVICES TO BE ABANDONED / REMOVED PER CITY OF CARLSBAD ENGINEERINGSTANDARDS VOLUME 3 SECTION 15000. PLAN VIEW - RAISED PLANTER BMP ROOF PLAN SCALE: 1" = 30' 21 EXISTING EASEMENT INFORMATION ITEMS A AND B ARE NON MAPPING AND NOT SHOWN HEREON. EASEMENT GRANTED TO SDGE FOR UTILITY PURPOSES RECORDED APRIL 4, 1978 ASDOC# 1978-0132037, O.R. AFFECTS LOTS 5 THROUGH 9 MATTERS CONTAINED IN CERTIFICATE OF COMPLIANCE RECORDED APRIL 14, 1978 AS DOC #1978-0151211, O.R. MATTERS CONTAINED IN SHORT FORM OF LEASE RECORDED DECEMBER 27, 1978 AS DOC# 1978-0553096, O.R. BLANKET IN NATURE AND NOT SHOWN HEREON. EASEMENT GRANTED TO SDGE FOR UTILITY PURPOSES RECORDED MARCH 20, 1979 ASDOC# 19-0114682, O.R. AFFECTS LOTS 5 THROUGH 9. ITEMS 5-9 ARE NON MAPPING AND NOT SHOWN HEREON 4 1 3 2 4 16 17 18 19 22 23 24 25 26 TRASH NOTE: PROPOSED PCC IN FRONT OF TRASH ROOM IS FOR TRASH BINS TO BE ROLLED OUT AND SERVICED. 27 PLAN VIEW - CALTRANS SIGHT DISTANCE SCALE: 1" = 20' 28 PROPOSED EASEMENT INFORMATION PROPOSED PUBLIC STREET / ALLEY AND PUBLIC UTILITY EASEMENT FOR CARLSBADVILLAGE DRIVE AND A PORTION OF THE PUBLIC ALLEY TO THE CITY OF CARLSBAD1 EX. HYDRANT NOTE: EXISTING FIRE HYDRANTS ARE LOCATED AT THE INTERSECTION OF GRAND AVE AND JEFFERSON STREET & THE INTERSECTION OF CARLSBAD VILLAGE DRIVE AND JEFFERSON STREET. WALL AND FENCE NOTE: WALLS, FENCES OR WALL AND FENCE COMBINATION HEIGHTS SHALL NOT EXCEED 6-FT FROM LOWEST ADJACENT GRADE FIRE ACCESS NOTE: BUILDING PROPOSES TO UTILIZE TYPE IIIA CONSTRUCTION MATERIALS PRELIMINARY STRIPING NOTE: FINAL STRIPING ALONG CARLSBAD VILLAGE DRIVE WILL BE DESIGNED DURING FINAL ENGINEERING. FINAL STRIPPING DESIGN SHALL BE STRIPED TO THE SATISFACTION OF THE CITY ENGINEER. May 6, 2026 Item #2 197 of 229 12 " T P 6"T D 8" T D 6" T D 10"TP (2) 12"TD (2)8"TD (3)12"TD (2)12"TD (2)15"TD 15"TP (2) 12 " T P 10 " T P 12" T P 8"T P 10 " T P 15 " T P 12 " T P 12 " T P 8"TP S C E E E C C C CC W W 55.23 TC54.77 FL 55.11 TC54.98 FL 55.31 TC55.27 FL 55.78 TC55.37 FL 55.97 TC55.48 FL 56.14 TC55.67 FL 55.95 TC55.83 FL 56.14 TC56.00 FL 56.07 TC55.99 FL 56.51 TC56.03 FL 57.16 TC56.69 FL 57.63 TC57.15 FL 57.86 TC57.38 FL 58.34 TC57.85 FL 58.76 TC58.31 FL 58.91 TC58.50 FL 58.71 TC58.69 FL 58.88 TC60.47 TC59.80 FL 60.72 TC60.08 FL 60.33 TC59.84 FL 60.43 TC59.97 FL 59.95 TC95.55 FL 60.59 TC60.08 FL 60.70 TC60.19 FL 60.38 TC59.88 FL 60.33 TC59.87 FL 56.58 TC56.24 FL 56.77 TC56.37 FL 57.19 TC56.76 FL 57.25 TC56.83 FL 57.15 TC56.80 FL 56.57 TC56.05 FL 56.63 TC56.11 FL 56.92 TC56.41 FL 57.12 TC56.63 FL 56.55 TC56.55 FL 59.62 TC59.10 FL 59.30 TC58.77 FL 58.88 FL 59.64 TC59.20 FL 59.17 FL 59.34 TC59.06 FL 59.17 TC 72.71RF 74.5RF D 59 60 59 59 58 57 56 565655 56 57 57 58 58 59 59 59 58 58 55 60 60 60 61 60 59 58 57 57 57 55 EXISTINGSINGLE STORYBUILDING EXISTINGSINGLE STORYBUILDING EXISTINGMULTI STORYBUILDING BUILDING 60.32 59.1859.50 59.77 59.77 60.01 59.6459.44 59.91 59.01 59.47 59.61 58.52 56.50 59.48 58. 8 1 58.51 57.87 57.71 63.16 TW 63.18 TW 63.13 TW 56.37 RIM W W W W W W W G SSSSSSSSSS WWWWWWWW WWWWWWWWWWGGGGGGGGG W S W E G AA B B C C D D X 28.5'3.0'28.5' 60.0' 56.0 FS 3.0'28.5' 60.0' 56.5 FS 1.0% 55.7 FS;55.5 FL PROPOSED PCC RIBBON GUTTER PER DETAIL SHEET 6PROPOSED 5" PCC PAVEMENTPER GEOTECHNICALRECOMMENDATIONS 1.0% 56.0 FS 1.0% 56.2 FS;56.1 FL PROPOSED PCC RIBBON GUTTER PER DETAIL SHEET 6PROPOSED 5" PCC PAVEMENT PER GEOTECHNICALRECOMMENDATIONS 1.0% 56.5 FS LOBBY FF = 56.8 PAD = 56.1 62.7 TW60.7 TW@FG57.7 BW PROPOSED RAISED PLANTER BIOFILTRATION BASIN PER DETAIL SHEET 6 (63.2 TW) 57.7 TW@FG (57.7 BW) EXISTING FREE STANDINGWALL TO REMAIN 57.6 FL DASHED LINE REPRESENTS APPROX. EXISTING GRADE 60.2 TW59.2 TW@FG56.6 BW PROPOSED RAISED PLANTER BIOFILTRATION BASIN PERDETAIL SHEET 6 56.4 FL PL PL 10.2' 4.0' 10.2' 4.0'FENCING PER SEPARATELANDSCAPE PLANS 1.7' 2.3' 5%5%5%5% 28.5' X PL 10.2' 56.7 FS;56.6 FL 59.5 FS;59.4 FL 0.9%1.0%1.0%0.5%8.8% 56.7 FS; 56.6 FL 56.8 FS 59.6 FS 59.8 FS 1.0%1.0% STAIRS FF = 58.5 PAD = 57.8 56.8 FS DASHED LINE REPRESENTS APPROX. EXISTING GRADE PROPOSED 5" PCC PAVEMENT PER GEOTECHNICALRECOMMENDATIONS PROPOSED PCC RIBBON GUTTER PER DETAIL SHEET 6 PROPOSED PCC RIBBON GUTTER PER DETAIL SHEET 6 PROPOSED PCC RIBBONGUTTER PER DETAIL SHEET 6 RETAIL FF = 59.1 PAD = 58.4 PROPOSED 4" PCCSIDEWALK PERSDRSD G-7 EXISTING CURB AND GUTTER TO REMAINEXISTING PCCSIDEWALK TO REMAIN 8.0'8.0'DEDICATION EX.PL 7.3'8.7' 16.0' 58.0 FL 5.0%2.0%(2.0%) 215.7' 3.0'90.5'3.0'10.5'36.2'30.5'3.0'10.5'28.5' PROPOSED 5" PCC PAVEMENT PER GEOTECHNICALRECOMMENDATIONS CARLSBAD VILLAGE DR (58.2 TC);(57.7 FL) FENCING PER SEPARATE LANDSCAPE PLANS PROPOSED 6" STORM DRAINFOR NUISANCE RUNOFF ONLYCONNECT TO SEWER; 54.3 IE 2.9' 7.3' PROPOSED STEM WALLADJACENT TO LANDSCAPED AREAS (58.1 FG) 56.7 FS; 56.6 FL DASHED LINE REPRESENTS APPROX.EXISTING GRADE ALLEY RETAIL FF = 56.05 PAD = 55.35 111.5' 3.0'28.5'80.0' 1.0% 56.0 FS 56.45 FS 1.1%1.0% 57.0 FS PROPOSED PCC RIBBON GUTTERPER DETAIL SHEET 6PROPOSED 5" PCC PAVEMENT PER GEOTECHNICAL RECOMMENDATIONS 2.0% PROPOSED 6" PCC C&GPER SDRSD G-2 PROPOSED 4" PCCSIDEWALK PER SDRSD G-7 5.0' 19.1' PL 16.0' JEFFERSON STREET PROPOSED 6" STORM DRAIN FOR NUISANCE RUNOFF ONLY CONNECT TO SEWER; 54.4 IE 4.0' EX. PL ULT. PL EX. AC PAVEMENT TO REMAIN PROP. AC PAVEMENT X PL 10.3' FENCING PER SEPARATE LANDSCAPE PLANS DASHED LINEREPRESENTS APPROX.EXISTING GRADE 4.0'TRASH FF = 60.3 PAD = 59.7 10.3'24.0' PARKING GARAGE WALLPER SEPARATE BUILDING PLANS PROPOSED RAISED PLANTER BIOFILTRATION BASIN PER DETAIL SHEET 6 62.5 TW 60.5 TW@FG59.2 BW 59.0 FL PROPOSED 5" PCC PAVEMENT PER GEOTECHNICAL RECOMMENDATIONS 2.0% EX.PL 10.3' 6.0' PROPOSED 4" PCC PAVEMENT PER GEOTECH RECOMMENDATIONS ALLEY PROPOSED 5" PCC PAVEMENTPER GEOTECHNICAL RECOMMENDATIONS 4.0' ULT.PL EX. AC PAVEMENTTO REMAIN PROP. AC PAVEMENT SOUTH ROW CL (1-2%)(1-2%)(1-2%)(1-2%) 80.0' (VARIES) 8.0' 32.0' (VARIES)32.0' 24.0'8.0' (VARIES) 8.0'24.0'8.0' EX. 24" RCP STORMDRAIN PER DWG 291-2D EX. 6" AC WATER MAIN EX. PL EX. 6" PCC CURB ANDGUTTER EX. 4" PCC SIDEWALK EX. 6" PCCCURB ULT.PL 7.5' DEDICATION 15.5' 2% EX. 6" PCC CURBAND GUTTER TOREMAIN EX. DECORATIVE PAVERS TO REMAIN EX. PCC SIDEWALK TO REMAIN PROP. 4" PCC SIDEWALK PER SDRSD G-7 EX. 6" PCCCURB PL WEST ROWCL (1-2%)(1-2%)(1-2%) 80.0' 10.5' 24.0'24.0' 9.0' EAST ROW EX. 6" PCC CURB ANDGUTTER PER SDRSD G-2 EX. 4" PCCSIDEWALK 5.5' PROP. 4" PCC SIDEWALK PER SDRSD G-7 PROP. 6" PCC CURB AND GUTTER PER SDRSD G-2 PROPOSED ACPAVEMENT SAWCUT 2.0% 5.0'2.0' EX. 8" VC SEWER MAIN PER DWG 118-9 EX. 42" INTERCEPTOR SEWER MAIN PER DWG 365-2EX. 8" PVC WATER MAIN PER DWG 365-2 ABANDONED 6" AC WATERMAIN PER DWG 365-2 EX. 2" GAS MAIN 16.0'16.0' 24.0' 10.0'10.0' CL EX. PCC RIBBON GUTTER EX. AC PAVEMENT TO REMAIN (~1-2%)(~1-2%) ROW 4.0'DED EX.PLULT.PL HA R D I N G S T . GRAND AVE. IN T E R S T A T E 5 JE F F E R S O N S T . SIT E CARLSBAD VILLAGE DR ~0.25 MI. J:\ACTIVE JOBS\4127 RINCON-840 CARLSBAD VILLAGE DRIVE\CIVIL\DRAWING\DISCRETIONARY PLANS RINCON CVD 840 CARLSBAD VILLAGE DRIVE 6 PLSA 4127-01 CT 2024-0007 SDP 2024-0021CDP 2024-0035 PLAN VIEW - KEY MAP SCALE: 1" = 50'SECTION CUT A-A NOT TO SCALE SECTION CUT B-B NOT TO SCALE SECTION CUT C-C NOT TO SCALE SECTION CUT D-D NOT TO SCALE TYPICAL SECTION - CARLSBAD VILLAGE DRIVE NOT TO SCALE TYPICAL SECTION - JEFFERSON STREET NOT TO SCALE 5 TYPICAL SECTION - PUBLIC ALLEY NOT TO SCALE PLAN VIEW - TRANSPORTATION NETWORK MAP NOT TO SCALE LEGEND BUS STOP TRAIN STATION May 6, 2026 Item #2 198 of 229 9"3" FREEBOARD;9" 3" 6" PONDING DEPTH 9" LAYER OF 3/4" CLEANCRUSHED ROCK 3" THICK CHOCKER COURSE OF 3/8" PEA GRAVEL 18" THICK LAYER OF ENGINEERED SOIL MASONRY RETAINING WALL RAISED PLANTER; DESIGN BY OTHERS PLANTER WATERPROOFING PER ARCHITECTURAL PLANS; IMPERVIOUS LINER ALONG THESIDES AND BOTTOM OF THE BASIN ROOF DOWNSPOUT PIPE TOCONVEY STORMWATER TOBMP PLANTERSDEEP ROOTED, DENSE,DROUGHT TOLERANTPLANTING SUITABLE FORWELL-DRAINED SOIL 12" X 12" CATCH BASIN BY BROOKS PRODUCTS OR APPROVED EQUAL FOR EMERGENCY OVERFLOW 6" PVC OUTLET PIPE (TYP.) 6" DIAMETERPERFORATEUNDERDRAIN PIPE PLANTER WATER PROOFINGIMPERVIOUS LINER FS ELEV.PER PLAN TW ELEV. =BMP FG + 9" 3" HARDWOOD MULCH CLEANOUT /INSPECTION PORT *BIOFILTRATION "ENGINEERED SOIL" LAYER SHALL BE MINIMUM 18" DEEP "SANDY LOAM" SOIL MIX WITH NO MORE THAN 5% CLAY CONTENT. THE MIX SHALL CONTAIN 50-60% SAND, 20-30% COMPOST OR HARDWOOD MULCH, AND 20-30%TOPSOIL. 3.0' 1.5' 1.5' 0 . 1 ' VARIES VARIES PROPOSED PCC PAVEMENT;THICKNESS PER GEOTECHNICALRECCOMENDATIONS PROPOSED 3' WIDE 8" THICK PCCRIBBON GUTTER SUBGRADE; THICKNESS PER GEOTECHNICALRECOMMENDATIONS FL FL + 0.1' 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-2 MIN. STRUCTURAL SECTION 4" AC OVER 6" CLASS II AB OVER NATIVE SUBGRADE COMPACTED TO 95% REL. COMP; ACTUAL DEPTH TO BE DETERMINED BASED ON FIELD R-VALUE TEST COLD PLAN AND OVERLAY (2" MIN. DEPTH) TO PROVIDE SMOOTH TRANSITION EXISTING AC PAVEMENT 6" 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 ' C C D D 18" CURB CUT OPENINGCENTERED AT TREE WELL 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 LIMITS OF 9" X30" TREE GRATESUPPORT PCC CURB & GUTTER (SIZE PER PLAN) PCC CURB & GUTTER (SIZE PER PLAN) B B A A 18" WIDE CURB CUT CENTERED ON TREE WELL (SEE DETAIL D-D) LA SPLASH PAD PER GS-5.06 LA 20' DIAMETER CANOPY STREETTREE WITH 628 CF MINSTRUCTURAL SOIL LIMITS OF 30 MIL PLASTIC IMPERMEABLE LINER ALONG SIDES OF STRUCTURAL SOIL 6" THICK, 18" DEEPENED EDGE SIDEWALK TREATMENT, SEE SECTION B-B BELOW TREE WELL GRATE COVER 4' X 8' CONSTRUCT CONTIGUOUSPCC SIDEWALK 4.0' CLEAR MIN LIMITS OF STRUCTURAL SOIL BELOW (4.0 DEEP X 10' X 20') INSTALL 30 MIL PLASTIC IMPERMEABLE LINER WHERE CONCRETE IS POURED OVER ENGINEERED SOIL (TYP.) 6" PCC C&G PER SDRSD G-2 STREET FLOW COMPACTED SUBGRADE 10.0' LIMITS OF STRUCTURAL SOIL ROOT BARRIERPER SDRSD L-6 30 MIL PLASTIC IMPERMEABLE LINER 48" DEEP STRUCTURALSOIL; STRUCTURAL PERA-1 STRUCTURAL SOIL OR APPROVED EQUAL DEEP ROOT TREEBUBBLER PER SDRSD DWG I-4 UNCOMPACTED SUBGRADE 3" MIN MULCHLAYER 4" OPENING FOR DRAINAGE 30 MIL PLASTICIMPERMEABLE LINER SPLASHPAD PER SDC GS DS GS-5.06 6"8" PCC SIDEWALK PERSDRSD G-7 4" X 8" SMOOTH DOWELS@ 18" OC, GREASED ONONE END, TYP. ALL SIDES PER SDC GS DS GS-1.00 #4 @ 18" O.C. BOTH WAYSPER SDC GS DS GS 1-.00 CURB CUT PER DETAIL THISSHEET 4' X 8' CASCADE TREE GATE FRAME BY URBAN ACCESSORIES; INSTALL GRATE PER MANUFACTER'S SPECIFICATIONS 6" SANDFILTER LAYER ROOT BARRIERPER SDRSD L-6 9" X 30" TREE GRATE SUPPORT 3" PL 16.0' COMPACTEDSUBGRADE 0.5' 4.0' TREE GRATE FRAME 6.0' MIN. REQUIRED COMPACTEDSUBGRADE 2.67' 6" PCC C&G PERSDRSD G-2 STREET FLOW COMPACTEDSUBGRADE CURB CUT PERDETAIL THISSHEET 30 MIL PLASTICIMPERMEABLE LINERAND ROOT BARRIER 9" X 30" PCC TREEGRATE SUPPORT PERSDRSD L-4 SPLASH PAD PER GS-5.06 12" 12" TOP OF 6"PCC C&G TOP OF 6"PCC C&G 4.5' FLOWLINE (PER PLAN) FLOWLINE (PER PLAN)1" GUTTERDEPRESSION @TREE WELL1" VERTICAL GUTTER TRANSITION OVER 1' HORIZONTAL *1.5' CURB CUT OPENING1.0'1.0' 7"1" 2.5' *REPLACE CURB TONEAREST JOINT 15"TD 8"T P 10 " T P 15 " T P 12 " T P 12 " T P 8"TP 60.33 TC59.84 FL 60.43 TC59.97 FL 59.95 TC95.55 FL 60.59 TC60.08 FL 60.70 TC60.19 FL 60.38 TC59.88 FL 60.33 TC59.87 FL 59 60 58 59 59 58 60 60 EXISTINGMULTI STORYBUILDING EXISTINGMULTI STORYBUILDING EXISTINGSINGLE STORYBUILDING 59.6459.44 59.91 59.01 59.47 59.61 58.52 E E E E E E E E X X S S S S S S S S S W W W W W W W W W W W W W W W W W WS S S S S S S S S C 60 60 60 60 ALLEY HARDING STREET GR A N D A V E N U E PROJECT SITE 2 PROPOSED ELECTRICAL CONDUIT PER SEPARATESDGE WORK ORDER EXISTING PCC CURB AND GUTTER TO REMAIN EXISTING PCC SIDEWALKTO REMAIN EXISTING PCC DRIVEWAY TOBE REMOVED AND REPLACED EXISTING PCC RIBBONGUTTER TO REMAIN 20 . 0 ' 10 . 0 ' 10 . 0 ' EXISTING 3314 HAND HOLE TO REMAIN EXISTING FUSECABINET TO REMAIN PROPOSED TRANSFORMERPER SEPARATE SDGE WORK ORDER 100.0' 50.0'50.0' ROW ROW RO W 16 15 14 13 12 MAP 775 BLOCK 56 MAP 775 BLOCK 56 ROW 2120191817 CL CL CL ROW 80 . 0 ' 40 . 0 ' 40 . 0 ' S34°01'46"E 275.31' S5 5 ° 5 8 ' 1 3 " W 1 3 9 . 9 5 ' 1 1 EXISTING 10" VC SEWERMAIN PER DWG 118-9 EXISTING 6" AC WATERMAIN PER DWG 134-3 EXISTING 6" AC WATERMAIN PER DWG 146-8 EXISTING 8" VC SEWERMAIN PER DWG 118-9 LIMITS OF PROP. G&O; EXTEND TO STREET STRIPPING PROPOSED 2" G&O PROPOSED 2" G&O ROOT BALL 20.0' LIMTS OF STRUCTURAL SOIL 6" SAND FILTER LAYER ROOT BARRIER PER SDRSD L-6 30 MIL PLASTICIMPERMEABLE LINER 48" DEEP STRUCTURAL SOIL; STRUCTURAL PERA-1 STRUCTURAL SOIL ORAPPROVED EQUAL DEEP ROOT TREE BUBBLER PER SDRSD DWG I-4UNCOMPACTED SUBGRADE 30 MIL PLASTICIMPERMEABLE LINER 8" ROOT BARRIER PER SDRSD L-6 3" MULCH 9.0' 8.0' TREE GRATE FRAME 9" X 30" TREE GRATE SUPPORT 4" X 8 SMOOTH DOWELS @ 18" OC, GREASED ON ONE END, TYP. ALL SIDESPER SDC GS DS GS-1.02 #4 @ 18" O.C. BOTH WAYSPER SDC GS DS GS-1.02 4' X 8' CASCADE TREE GATE FRAME BY URBAN ACCESSORIES; INSTALL GRATE PER MANUFACTER'SSPECIFICATIONS 3"COMPACTED SUBGRADE COMPACTED SUBGRADE 4" PCC SIDEWALK 4" PCC SIDEWALK *BIOFILTRATION "ENGINEERED SOIL" LAYERSHALL BE MINIMUM 18" DEEP "SANDY LOAM" SOIL MIX WITH NO MORE THAN 5% CLAY CONTENT. THE MIX SHALL CONTAIN 50-60% SAND, 20-30% COMPOST OR HARDWOOD MULCH, AND 20-30% TOPSOIL. 24" 6" FREEBOARD; 3" 18" PONDING DEPTH 6" LAYER OF 3/4" CLEAN CRUSHED ROCK 3" THICK CHOCKERCOURSE OF 3/8" PEAGRAVEL 18" THICK LAYER OF ENGINEERED SOIL MASONRY RETAINING WALL RAISED PLANTER; DESIGN BY OTHERS PLANTER WATERPROOFING PERARCHITECTURAL PLANS;IMPERVIOUS LINER ALONG THESIDES AND BOTTOM OF THE BASIN ROOF DOWNSPOUT PIPE TO CONVEY STORMWATER TO BMP PLANTERSDEEP ROOTED, DENSE, DROUGHT TOLERANT PLANTING SUITABLE FOR WELL-DRAINED SOIL 12" X 12" CATCH BASIN BY BROOKSPRODUCTS OR APPROVED EQUALFOR EMERGENCY OVERFLOW 6" PVC OUTLETPIPE (TYP.) 6" DIAMETER PERFORATE UNDERDRAIN PIPE PLANTER WATERPROOFINGIMPERVIOUS LINER FS ELEV.PER PLAN TW ELEV. =BMP FG + 24" 3" HARDWOODMULCH CLEANOUT / INSPECTION PORT J:\ACTIVE JOBS\4127 RINCON-840 CARLSBAD VILLAGE DRIVE\CIVIL\DRAWING\DISCRETIONARY PLANS RINCON CVD 840 CARLSBAD VILLAGE DRIVE 6 PLSA 4127-01 CT 2024-0007 SDP 2024-0021CDP 2024-0035 TYPICAL DETAIL - PCC RIBBON GUTTER NOT TO SCALE TYPICAL DETAIL - AC PAVEMENT SAWCUT NOT TO SCALE PLAN VIEW - CURB CUT @ TREE WELL (BMP 13 & 14) NOT TO SCALE NOT TO SCALE NOT TO SCALE PLAN VIEW - CURB CUT @ TREE WELL SDC GS DS GS-5.01 (BMP 13 & 14) NOT TO SCALE SECTION C-C CURB CUT @ TREE WELL SDC GS DS GS-5.01 (BMP 13 & 14) NOT TO SCALE SECTION D-D CURB CUT @ TREE WELL SDC GS DS GS-5.01 (BMP 13 & 14) SECTION A-A TREE WELL W/ GRATE MODIFIED SDC GS 1.02 (LARGE TREE WELL - BMP 13 & 14)SECTION B-B TREE WELL W/ GRATE MODIFIED SDC GS 1.02 (LARGE TREE WELL - BMP 13 & 14) NOT TO SCALE 6 CONSTRUCTION NOTES EXISTING SURVEY MONUMENT TO BE PROTECTED IN PLACE. SURVEY MONUMENTS DISTURBED OR DESTROYED SHALL BE REPLACED BY A LICENSED SURVEYOR AND A CORNER RECORD SHALL BE FILED WITH THE COUNTY PROPOSED TRENCH RESURFACING PER CITY OFCARLSBAD GS-26 AND GS-28 1 2 PLAN VIEW - ELECTRICAL CONDUIT ROUTING SCALE: 1" = 40'GRAPHIC SCALE: 1" = 40' 0 40'80'120' TREE WELL BMP MAINTENANCE NOTE TREE WELL BMPS TO BE PRIVATELY MAINTAINED BY HOA TYPICAL DETAIL - RAISED PLANTER BMP (BMPS 1, 2, 6, 7 & 8) NOT TO SCALE TYPICAL DETAIL - RAISED PLANTER BMP (BMPS 3, 4 & 5) NOT TO SCALE May 6, 2026 Item #2 199 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB - CONSTRUCTION OF A NEW 5-STORY MIXED-USE BUILDING INCLUDING: - (50) CONDOMINIUM UNITS - GROUND FLOOR LOBBY - RESIDENTIAL AMENITY SPACES AT LEVELS 2 & 5 - (3) COMMERCIAL SPACES ON GROUND FLOOR. (TENANT IMPROVEMENT UNDER SEPARATE PERMIT) - AT-GRADE PARKING - TOTAL AREA: 111,093 SF - LEVEL 1 TO BE TYPE IA - LEVELS 2-5 TO BE TYPE IIIA SCOPE OF WORK PROJECT LOCATION VICINITY MAP CARL S B A D V I L L A G E D R . GRAN D A V E J E F F E R S O N S T H A R D I N G S T N 0 10'20'40' 15'-2" 7'- 6 " 4' - 0 " DE D . 8'-0"7'-6"DED. 7'-6"18'-0"DRIVEWAY1'- 0 " ST B K 2" ST B K 10'-2"5 7/8"257'-2" 154'-10"102'-4" 255'-10 5/8"1'-9"15'-6"32'-0"10'-2" 24 ' - 0 " 16 ' - 0 " 2' - 5 3 / 8 " 13 3 ' - 4 " 2" 14 ' - 0 " 72 ' - 1 0 " 60 ' - 6 " 2' - 5 3 / 8 " 2" 13 3 ' - 4 " 3' - 0 " 9'-11 1/2" 5' - 3 1 / 4 " 4' - 0 " 4'- 0 M I N . CL R 4'-1/2"4'-0" MIN.CLR. 4'-6"4'-0" MIN.CLR. 4' - 0 " 4'- 0 M I N . CL R COMPACT 01.02 33.05 21.01 32.03 21.01 01.11 01.11 01.02 21.01 21.01 33.02 33.03 32.03 01.2105.09 21.07 32.04 02.02 32.04 32.2332.23 32.23 33.04 01.03 01.01 01.24 N 34° 01' 46" W 275.31' N 55 ° 5 7' 41 " E 69. 9 4' N 34° 01' 57" W 100.12' N 5 5 ° 5 7 ' 5 1 " E 70 . 0 0 ' N 34° 01' 57" W 175.21' N 5 5 ° 5 8 ' 13 " E 1 39 .9 5' JEFFERSON ST. CA R L S B A D V I L L A G E D R . ALLEY NOT A PART OF LOT EXISTING SINGLE STORY NEIGHBOR BUILDING CL 5 3/4"STBK N 10'-2 1/2"STBK 10 ' - 3 1 / 4 " ST B K 5' - 3 1 / 4 " ST B K 4' - 1 1 " 5'- 0 " M A X ST B K PROPOSED 5-STORY MIXED-USE BUILDING RETAIL 3 RETAIL 1 RETAIL 2 LOBBY 8'- 0 " 6'- 0 " MECH. UNIT SERVICE CLEARANCES UNIT CLEARANCE REQUIREMENTS GENERAL NOTES 1. PROVIDE BUILDING ADDRESS NUMBERS, VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY PER SAN DIEGO MUNICIPAL CODE SECTION 95.0209. 2. ALL BUILDINGS AND SITES UNDERGOING CONSTRUCTION, ALTERATION, OR DEMOLITION SHALL COMPLY WITH THE REQUIREMENTS OF CHAPTER 33 OF THE CFC. 3. STAIRWAYS EXITING DIRECTLY TO THE EXTERIOR OF A BUILDING FOUR OR MORE STORIES IN HEIGHT SHALL BE PROVIDED WITH A MEANS FOR EMERGENCY ENTRY FOR FIRE DEPARTMENT ACCESS. 4. POST INDICATOR VALVES, FIRE DEPARTMENT CONNECTIONS, AND ALARM BELL ARE TO BE LOCATED ON THE ADDRESS/ACCESS SIDE OF THE STRUCTURE. 5. AN APPROVED VEHICLE STROBE DETECTOR SYSTEM, WITH KNOX KEYSWITCH OVERRIDE, SATISFACTORY TO THE FIRE MARSHAL SHALL BE PROVIDED ON ALL VEHICLE MAIN ENTRY AND EMERGENCY ENTRY POINTS TO THE PROJECT. 6. NEW BUILDINGS FOUR OR MORE STORIES ABOVE GRADE PLANE, EXCEPT THOSE WITH A ROOF SLOPE GREATER THAN FOUR UNITS VERTICAL IN 12 UNITS HORIZONTAL SHALL BE PROVIDED A STAIRWAY TO THE ROOF PER CFC 504.3. 7. CONSTRUCTION DOCUMENTS APPROVED BY THE FIRE CODE OFFICIAL ARE APPROVED WITH THE INTENT THAT SUCH CONSTRUCTION DOCUMENTS COMPLY IN ALL RESPECTS WITH THE CFC. REVIEW AND APPROVAL BY THE FIRE CODE OFFICIAL SHALL NOT RELIEVE THE APPLICANT OF THE RESPONSIBILITY OF COMPLIANCE WITH THIS CODE PER CFC 105.4.4 8. ALL BUILDINGS AND STRUCTURES WITH ONE OR MORE PASSENGER SERVICE ELEVATORS SHALL BE PROVIDED WITH NOT LESS THAN ONE MEDICAL EMERGENCY SERVICE ELEVATOR TO ALL LANDINGS MEETING THE PROVISIONS OF CBC SECTION 3002.4A. 9. VEGETATION SHALL BE SELECTED AND MAINTAINED IN SUCH A MANNER AS TO ALLOW IMMEDIATE ACCESS TO ALL HYDRANTS, VALVES, FIRE DEPARTMENT CONNECTIONS, PULL STATIONS, EXTINGUISHERS, SPINKLER RISERS, ALARM CONTROL PANELS, RESCUE WINDOWS, AND OTHER DEVICES OR AREAS USED FOR FIREFIGHTING PURPOSES. VEGETATION OR BUILDING FEATURES SHALL NOT OBSTRUCT ADDRESS NUMBERS OR INHIBIT THE FUNCTIONING OF ALARM BELLS, HORNS OR STROBES. SITE PLAN LEGEND PROPOSED BUILDING FOOTPRINT HARDSCAPE: CONCRETE LANDSCAPE SECOND FLOOR DEVELOPMENT SUMMARY 07 PROJECT INFORMATION ADDRESS:SITE GROSS AREA .72 AC 31,513 SF CARLSBAD, CA SITE AREA NET .69 AC 29,924 SF OWNER A.P.N.203-354-15 PARCEL 1 PROJECT NAME APPLICATION TYPES PARCEL 2 PROJECT NOTES DEVELOPMENT REGULATIONS BASE ZONE VILLAGE CENTER DISTRICT MIN MAX DENSITY 28 DU / AC 35 DU / AC COMMUNITY PLAN V-B (VILLAGE BARRIO) PROPOSED BUILDING 87% OVERLAY ZONES: COASTAL ZONE COVERAGE MASTER PLAN:OCCUPANCY TYPES: S-2 - STORAGE EXISTING LAND USE:COMMERCIAL PROPOSED LAND USE:CONSTRUCTION TYPE: SETBACKS REQUIREDPROPOSED GROUND FLOOR HEIGHT 14 FT FRONT 0 FT MIN 2'-5" PROPOSED BUILDING HEIGHT 61'-8" FT 5 FT MAX 4'-11" 5 STORIES SIDE 0 FT MIN VARIES APPLICABLE CODES 2022 CBC, CFC, CMC, CPC, CEC CEnergyC, CGBC REAR 0 FT MIN 10'-2" SIDE STREET N/A B - BUSINESS LEVEL 1 - TYPE IA LEVELS 2-5 - TYPE IIIA MIXED-USE (RESIDENTIAL / COMMERCIAL) A-3 - BUSINESS LEGAL DESCRIPTION THE EAST HALF OF LOTS 1 TO 4 INCLUSIVE, IN BLOCK 56 OF CARLSBAD, ACCORDING TO MAP NO.775 (949) 637-3254 RINCON CVD R-2 - RESIDENTIAL COASTAL DEVELOPMENT PERMIT (CDP) CARLSBAD, ACCORDING TO MAP NO.775 VILLAGE AND BARRIO MASTER PLAN (VBMP), VILLAGE CENTER (VC) DISTRICT 27, 329 SF / 31,513 SF = .87 PRIVATELY FUNDED PROJECT 2/21/2026840 CARLSBAD VILLAGE DRIVE 840 CARLSBAD VILLAGE DRIVE TENTATIVE MAP (CT) 840 CVD LLC LOTS 5 TO 11 INCLUSIVE, IN BLOCK 56 OFSITE DEVELOPMENT PLAN (SDP) 5315 AVENIDA ENCINCAS SUITE 200 CARLSBAD, CA 92008 AFFORDABLE HOUSING PROJECT 01.01 01.02 01.03 01.11 01.21 01.24 02.02 05.09 21.01 21.07 32.03 32.04 32.23 33.02 33.03 33.04 33.05 PROPERTY LINE DEDICATION PROPERTY LINE AFTER DEDICATION LINE OF WALL / FLOOR ABOVE VISIBILITY CLEAR ZONE POINT OF REFERENCE BETWEEN BUILDING AND PROPERTY LINE EXISTING RETAINING WALL TO REMAIN GARAGE GATE TO REMAIN UNLOCKED AND OPEN DURIN NORMAL BUSINESS HOURS KNOX BOX: FIRE DEPARTMENT ACCESS PROPOSED FIRE HYDRANT BIO FILTER PLANTER/BMP AREA: REF. CIVIL DRAWINGS & LANDSCAPE DWGS SITE / SECURITY FENCE PER LANDSCAPE DWGS SERVICE AND DELIVERY LOCATION AREA FOR RETAIL SPACE FIRE BACKFLOW PREVENTER: REF. CIVIL DWGS DOMESTIC WATER BACKFLOW PREVENTER: REF. CIVIL DWGS IRRIGATION BACKFLOW PREVENTER: REF. CIVIL DWGS TRANSFORMER SCALE: 1" = 20'1 ARCHITECTURAL SITE PLAN SCALE: 1/8" = 1'-0"2 MECH. UNIT DIAGRAM KEYNOTES PROJECT INFORMATION May 6, 2026 Item #2 200 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet FI R E A C C E S S P L A N 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB DN UP LEVEL 2 COURTYARD 30 0 ' 3 0 0 ' PROJECT LOCATION EX. FIRE HYDRANT 300' 30 0 ' 188'300' PROPOSEDFIRE HYDRANT EX. FIRE HYDRANT FIRE HYD. VICINITY MAP JEFFERSON ST. CA R L S B A D V I L L A G E DR I V E GR A N D A V E HARDING ST. ALLEY UP UP UP UP UP UP UP 3'-10 1/8" 5'-0" SECURITY FENCE PROPERTY LINE BMP PLANTER PER CIVIL PROPOSED TRANSFORMER JEFFERSON ST. CA R L S B A D V I L L A G E D R . ALLEY L PROPOSED FIRE HYDRANTFIRE TRUCK, 20' FORM BUILDING FDC & FIRE RISER ROOM AT GROUND FLOOR FIRE TRUCK, 15' FROM BUILDING <150' HOSE PULL FIRE HYDRANT ON GRAND AVE. REFER TO FIRE HYD. VICINITY MAP 188' FIRE HYDRANT ON GRAND AVE. REFER TO FIRE HYD. VICINITY MAP 300' <150' HOSE PULL FIRE TRUCK, 20' FROM CURB FIRE HYDRANT ON HARDING ST. REFER TO FIRE HYD. VICINITY MAP <150' HOSE PULL <150' HOSE PULL FIRE HYDRANT ON HARDING ST. REFER TO FIRE HYD. VICINITY MAP 300' 30 0 ' BUILDING WALL BELOW ON GROUND FLOOR <150' HOSE PULL FIRE TRUCK, 10' FROM CURB FIRE TRUCK, 15' FROM BUILDING DN DN DN UP UP UP REF REF REF RE F RE F REF REFREF REF RE F RE F RE F RE F W/D W/D W/DW/D W/DW/D W/D W/D W/D W/D W/D W/DW/D MW DW MW DW MW DW WS TR WS TR WS TR P BB BB MW DW P BB BB MW DW P BBBBMW DW P MW P MW BBBB MW DW DW P BB BB MW DW DW BB BBMW P P MW DW TR WS DW TR WS TRTR TR TR TR TR WS TR P P DW BBBBMW TR P BF BF UNIT B1 UNIT A1 UNIT A2 UNIT A2 UNIT B1.1 UNIT B1.2 UNIT A1 UNIT A1.1 UNIT C1 UNIT C3 UNIT B3 UNIT B2 UNIT C2.1 FIRE NOTES 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 CARLSBAD FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. COMPLETE PLANS AND SPECIFICATIONS FOR FIRE ALARM SYSTEMS SHALL BE SUBMITTED TO THE CITY OF CARLSBAD 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. SCALE: 1" = 10'1 FIRE ACCESS PLAN - 3RD FLOOR (2ND FLOOR SIM.) May 6, 2026 Item #2 201 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.01 01.03 01.11 01.21 03.07 03.10 05.03 05.04 05.06 05.09 05.17 07.08 PROPERTY LINE PROPERTY LINE AFTER DEDICATION LINE OF WALL / FLOOR ABOVE VISIBILITY CLEAR ZONE CONCRETE COLUMN: REF. STRUCUTRAL DWGS CONCRETE BEAM PER STRUCTURAL METAL GATE IN SCREEN SYSTEM METAL SCREEN: HEIGHT & FINISH PER ELEVATIONS HANDRAIL GARAGE GATE TO REMAIN UNLOCKED AND OPEN DURIN NORMAL BUSINESS HOURS 4" SQ. HSS POST DRAIN: REF. PLUMBING DWGS 07.23 10.01 11.11 11.12 12.01 14.01 21.01 21.02 21.05 23.03 26.02 32.03 PARKING AREA DRAIN. REFER TO CIVIL DWGS MAILBOXES: OPERABLE PARTS OF MAILBOXES TO BE 48" A.F.F. MAX. PER CBC 1138A.3, ADA & USPS REGULATIONS. REFER TO DETAIL 7/A895 PARCEL STORAGE LOCKER PER OWNER TELEPHONE ENTRY SYSTEM ACCESS CONTROL BIKE RACKS TRASH CHUTE. "CHUTE INTERNATION" MFR. OR EQUAL KNOX BOX: FIRE DEPARTMENT ACCESS FIRE EXTINGUISHER FDC AND CHECK VALVE: REF. FIRE SPRINKLER DWGS WALL MOUNTED MECHANICAL EQUIPMENT; SEE DETAIL 2 FOR CLEARANCES MAIN SWITCHBOARD AND ELECTRICAL METERS: REF. ELECTRICAL DWGS BIO FILTER PLANTER/BMP AREA: REF. CIVIL DRAWINGS & LANDSCAPE DWGS 32.04 32.06 32.07 32.08 32.09 32.10 32.11 32.16 32.21 32.22 32.24 33.02 SITE / SECURITY FENCE PER LANDSCAPE DWGS 4" PARKING STRIPING, ACCESSIBLE, BLUE ACCESSIBLE LOADING AISLE ACCESSIBLE PARKING SPACE: REF. DETAIL 18/A898 ACCESSIBLE VAN PARKING SPACE: REF. DETAIL 15/ A898 INTERNATIONAL SYMBOL OF ACCESSIBILITY (ISA): REF. DETAIL 12/A898 WHEELSTOP: REF. DETAIL 14/A898 ELECTRIC VEHICLE CHARGING STATION. REFER TO 14/ A895 FOR ACCESSIBLE HEIGHT MOUNTING REQUIREMENTS BOLLARD DESIGNATED ADA & EVCS COMPLIMENT COMMERCIAL- GUEST STALL. NOT EXEMPT BY AB 2097 36" DETECTABLE WARNING SURFACE: RE. DETAIL 15/ A895 FIRE BACKFLOW PREVENTER: REF. CIVIL DWGS 33.03 33.04 33.05 DOMESTIC WATER BACKFLOW PREVENTER: REF. CIVIL DWGS IRRIGATION BACKFLOW PREVENTER: REF. CIVIL DWGS TRANSFORMER 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 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 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT-TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE UP UP UP UP UP UP UP A A B B E E F F G G K K L L N N M M P P 1 1 2 2 4 4 6 6 7 7 10 10 12 12 5 5 8 8 D D 11 11 1A301 1A303 2A303 2A301 13 3 ' - 4 " 257'-2" 5'-0"12'-8"2'-8"48'-0"6'-8"48'-0"6'-8"24'-0"16'-8"12'-0"10'-0" 257'-2" 154'-10"10"101'-6" 13 3 ' - 4 " 72 ' - 1 0 " 10 " 59 ' - 8 " 9'- 0 " 8' - 0 " 9'- 0 " 8'- 0 " 9' - 0 " 8'- 0 " 9' - 0 " 8'- 0 " 9'- 0 " 8' - 0 " 9'- 0 " 9' - 0 " 8'- 0 " 9' - 0 " 5'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0" 5' - 0 " 9'-0"9'-0"9'-0"9'-0"9'-0"9'-0" 8'- 0 " 9'- 0 " 8' - 0 " 9'- 0 " 9' - 0 " 8'- 0 " 9' - 0 " 5' - 0 " 8'- 0 " 9'- 0 " 8' - 0 " 9'- 0 " 9' - 0 " 8'- 0 " 9' - 0 " 9'- 0 " 9'- 0 " 9' - 6 " 6' - 0 " 9'- 0 " 8' - 0 " 8' - 0 " 9'- 0 " 6' - 0 " 1'-6"5'-0"9'-0"9'-0"9'-0" 18'-0"24'-0"DRIVE AISLE 10'-8"61'-8"14'-10"67'-8" 18'-0" 20 ' - 8 " 4'- 8 " 4'- 8 " 28 ' - 0 " 6'- 8 " 24 ' - 0 " 27 ' - 4 " 14 ' - 6 " 2' - 0 " 2'-8"3'-4"2'-8"11'-0"2'-8"3'-4"2'-8"11'-0"2'-8"3'-4"2'-8"11'-0"2'-8"3'-4"8'-10"2'-8"2'-8"11'-0"2'-8"3'-4"2'-8"11'-0"2'-8"3'-4"2'-8"3'-4"2'-8"11'-0"2'-8"3'-4"2'-8" 9' - 1 / 2 " 8'- 5 " 8' - 6 " 12 ' - 6 " 9' - 6 " 2' - 5 " 21 ' - 5 1 / 2 " 9'-6"18'-0"6'-0" 5'- 0 " 5'-0"6'-4"8"6'-0"1'-6"1'-4"1'-6"4'-8"7'-0" 20 ' - 4 " 13 ' - 9 " 27 ' - 6 " 16 ' - 3 " 17 ' - 0 " 24 ' - 0 " DR I V E A I S L E 18 ' - 8 " 3' - 8 " 4' - 4 " 32 ' - 0 " 6'- 8 " 14 ' - 0 " 6" 16 ' - 8 " 6'-0"4'-6"3'-4"4'-4"18'-8" 25'-4"39'-4"36'-10" 9'-2"18'-4"11'-10" 8'-2"6'-8"3'-6"4'-10"7'-0" 10 " TY P . 1'- 0 " 3'- 1 0 " 1' - 6 " 1' - 4 " 1' - 6 " 4' - 4 " 4'- 0 " 5' - 6 " 1' - 6 " 5' - 0 " 11 ' - 0 " 7' - 0 " 3' - 8 " 1' - 6 " 1' - 4 " 1' - 6 " 2' - 1 " 8' - 3 " 27 ' - 0 " 8' - 0 " 2' - 2 " 5'- 0 " 48 ' - 6 " 7' - 0 " 1'-0" 1'- 4 " 13 ' - 9 " 20 ' - 4 " 27 ' - 6 " 28 ' - 3 " 24 ' - 0 " 18 ' - 8 " 10 " 18'-8"25'-10"16'-2"32'-6"19'-0"24'-0"18'-8"37'-6"24'-0"40'-0"10" 12'-0"12'-0"18'-0"16'-0"6'-0" CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T 56.05 FF 56.60 FF 56.60 FF 59.10 FF 57.60 FF 59.70 FF 01.01 01.11 33.03 33.02 33.04 01.11 21.05 32.03 05.09 10.01 23.03 23.03 01.03 23.03 2% MAX SLOPE 1:12 MAX.SLOPE 1:12 MAX.SLOPE 60.30 FF 60.30 FF 58.50 FF 56.80 FF 59.70 FF 56.80 FF 03.10 05.04 05.03 05.04 05.03 32.04 32.03 33.05 26.02 05.04 03.07 32.16 32.16 07.08 07.08 07.2307.23 05.06 56.95 FF 01.21 01.03 01.11 32.0332.03 12.01 14.01 21.01 07.08 21.02 21.02 21.02 05.06 32.04 11.11 11.12 32.06 32.07 32.09 32.08 32.10 32.21 32.16 32.16 05.1705.17 32.11 32.22 32.1632.24 32.06 32.16 32.16 32.22 29 28 14 21 1 2 3 4 5 6 7 8 9 10 11 1312 15 16 17 18 19 2022 23 24 25 26 2730 31 32 33 34 35 363738 39 40 41 42 43 44 48 47 46 45 49 NOT A PART OF LOT EXISTING SINGLE STORY NEIGHBOR BUILDING CL CL CL CL CL CL CL CL CL CL 50 1A403 1A403 1A401 1A401 2A401 2A401 3A401 3A401 2A4022A402 1 A402 1 A402 1 A302 2A302 N 0 4'8'16' 5' - 0 " 18'-0"24'-0"DRIVE AISLE 18'-0"24'-0"DRIVE AISLE 2'-6"8'-0"9'-6" 7 1/2"15'-6" 69 ' - 6 " 10 ' - 2 " 4'- 8 " 27 ' - 1 0 " 3' - 0 " 18 ' - 0 " 24 ' - 0 " 20 ' - 4 " 48 ' - 6 " 18 ' - 8 " 32 BIKES EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EV RE A D Y VA N A D A EV RE A D Y EV RE A D Y EV C S EV C S VA N AD A EV C S VA N A D A EV C S EVCS EV RE A D Y EV RE A D Y EV RE A D Y T R T R T R TRASH4 CY COMP.4 CY TRASH4 CY REC4 CY EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EVREADY EV RE A D Y STANDARD ADAEVCS EVCS EV C S 50 PARKING STALLS (2) VAN ACCESSIBLE EVCS(1) VAN ACCESSIBLE(1) STANDARD ACCESSIBLE EVCS5 ELECTRIC VEHICLE CHARGING STATIONS (EVCS)27 EV READY12 COMPACT LOBBY RETAIL 3 STAIR 1 STAIR 2 ELECTRICAL ROOM E1 E2 BIKE ROOM DOM. PUMP ROOM TRASH ROOM STAIR 3 RETAIL 1 FIRE PUMP ROOM PARKING RETAIL 2 PARCEL ROOM MPOE SCALE: 1/8" = 1'-0"1 1ST FLOOR PLAN A302 A301 2 KEYNOTES May 6, 2026 Item #2 202 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.01 01.03 01.11 03.04 03.05 05.16 07.04 07.08 07.09 14.01 21.02 21.03 PROPERTY LINE PROPERTY LINE AFTER DEDICATION LINE OF WALL / FLOOR ABOVE CONCRETE SLAB (DEPRESSED): W/ 2" MIN. TOPPING SLAB (CON DEK ICC ESR-2097): SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN, REF. STRUCTURAL DWGS CONCRETE SLAB (DEPRESSED): W/ ELASTOMERIC DECK FINISH (CON DEK ICC ESR-2097) : SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN, REF. STRUCTURAL DWGS EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR DRAINAGE VALLEY/CRICKET: SLOPE TO DRAIN DRAIN: REF. PLUMBING DWGS OVERFLOW DRAIN: SET 2" ABOVE DRAIN ELEVATION, REF. PLUMBING DWGS TRASH CHUTE. "CHUTE INTERNATION" MFR. OR EQUAL FIRE EXTINGUISHER FIRE STANDPIPE: REF. FIRE SPRINKLER DRAWINGS 21.08 32.03 HORIZONTAL FIRE EXIT BIO FILTER PLANTER/BMP AREA: REF. CIVIL DRAWINGS & LANDSCAPE DWGS DN DN DN A A E E F F L L P P 1 1 2 2 7 7 12 12 5 5 H H C C 3 3 9 9 O O UP UP UP REF REF RE F RE F REF REF REF REF RE F RE F RE F RE F 0 4'8'16' W/D W/D W/D W/DW/D W/D W/D W/D W/D W/D W/ DW/ D 5A706 1A301 1A303 2A303 2A301 1A403 1A403 1A401 1A401 2A401 2A401 3A401 3A401 2A4022A402 258'-0" 10"55'-6"36'-2"45'-11"19'-0"45'-9"18'-8"13'-10"22'-4" 13 5 ' - 6 " 10 " 33 ' - 7 " 57 ' - 8 " MO D U L E 10 ' - 8 " 31 ' - 1 1 " MO D U L E 10 " 13 5 ' - 6 " 80 ' - 0 " 10 " 33 ' - 7 " 45 ' - 7 " 156'-6"101'-6" 104'-10" 26'-11"45'-6"31'-7"10" 10"77'-5"MODULE 77'-5"MODULE 10" 18 ' - 8 " 27 ' - 1 0 " 27 ' - 8 " 21 ' - 1 0 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5' - 8 " 6'-10"7'-0"13'-4"10'-2"10'-0" 14'-6"6'-4"1'-6"1'-4"1'-6"5'-10"1'-6"1'-4"7'-0"9'-8"4'-2"1'-4"1'-6"9'-8"7'-0"9'-8"4'-2"1'-4"1'-6"8'-4"11'-6"1'-6"1'-4"7'-10"1'-6"7'-0"7'-0"1'-6"6'-8"7'-0"1'-8"1'-6"1'-4" 1'-10"5'-2" 3'-0"16'-10"45'-5"39'-7"6' - 0 " 1' - 0 " 10" 18'-8"5'-6"10"14'-0"7'-0"14'-8" 3'-0"10"9'-6"1'-6"1'-4"1'-2"5'-0"7'-0"3'-8"1'-6"1'-4"1'-6"5'-0"3'-8"6'-8"3'-8" 17 ' - 6 " 1' - 6 " 1' - 4 " 1' - 6 " 6'- 0 " 7' - 0 " 15 ' - 4 " 29 ' - 1 0 " 17 ' - 6 " 1' - 6 " 1' - 4 " 1' - 6 " 6' - 6 " 9' - 4 " 12 ' - 8 " 3' - 2 " 22 ' - 6 " 6' - 8 " 6' - 8 " 6' - 8 " 7'- 0 " 7'- 0 " 5'- 0 " 1' - 6 " 1'- 4 " 3' - 0 " 10 ' - 4 " 1' - 6 " 1' - 4 " 1' - 6 " 2'-6"8'-8"15'-4"5'-0"3'-8"4'-6"12'-8"1'-6"1'-4"1'-6"15'-4"7'-6"8'-4"10'-0"7'-0" 6'-4"4'-0"8'-8" 79 ' - 2 " 10 " 55 ' - 6 " 3' - 2 " 10 " 4' - 1 0 " 1' - 6 " 1' - 4 " 1' - 6 " 4' - 4 " 5' - 0 " 11 ' - 0 " 7' - 0 " 3' - 8 " 1' - 6 " 1' - 4 " 1' - 6 " 10 ' - 2 " 4' - 6 " 15 ' - 0 " 8' - 6 " 1' - 6 " 1'- 4 " 1' - 6 " 6' - 0 " 10 " 7' - 2 " 1' - 6 " 1'- 4 " 11 ' - 0 " 1' - 6 " 1'- 4 " 8' - 2 " 1' - 6 " 1' - 6 " 5'- 4 " 1' - 6 " 1' - 6 " 1' - 6 " 1' - 4 " 1' - 4 " 1' - 6 " 11 ' - 8 " 12'-4"10"14'-0" 34 ' - 6 " 6' - 0 " 5' - 6 " 5' - 2 " 7'-2"7'-6" 5'- 1 0 " 5' - 0 " 1' - 8 " 5' - 1 0 " 6' - 2 " 258'-0" 9'-8"1'-6"1'-4"1'-6"4'-8"7'-0"6'-0" 5'- 6 " 5'- 2 " 952 sq ft PRIVATE PATIO 1/A601 202 2/A601 203 1/A602 204 1/A602 205 1/A603 207 2,4/A603 208 4/A603 209 1/A605 213 2/A604 206 1/A606 212 2/A607 211 3/A607 210 5/A706 201 32.03 32.03 21.08 32.03 03.04 03.05 01.11 05.16 01.01 05.16 05.16 03.05 01.1105.1601.11 03.05 05.16 03.05 01.03 05.16 03.05 05.16 14.01 03.05 07.09 07.09 01.11 21.02 07.09 07.09 03.04 07.08 07.04 21.02 07.08 07.04 21.03 21.03 21.03 21.02 CL CL CL CL CL CL CL CL 1 A402 1 A402 1 A302 2A302 I I J J N MW DW MW DW WS TR WS TR P BB BB MW DW P BB BB MW DW P BBBBMW DW P MW P MW BBBB MW DW DW P BB BB MW DW DW BB BBMW P P MW DW TR WS DW TR WS TRTR TR TR TR TR WS TR P DW BBBBMW TR P BF BF 13'-0"10"1'-4"1'-6"10'-6"5'-8"10'-2"4'-4"18'-0"6'-5"5'-2"6'-3"6'-0" 31 ' - 1 0 " 10 " 15 ' - 2 " 6' - 8 " 1' - 6 " 1'- 4 " 8'- 0 " MAINT. TC ROOM COURTYARD E1 E2 A1 A1.1 A2 A2 B1B1.1 B1.2 B3 B2.1 C1 C2.1 C3 CLUB ROOM IDF STO. STO.STO. STO. STO. STO. STO. STO.STO. STO.STO. STO. STAIR 2 STAIR 1 STAIR 3 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 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 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT-TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE SCALE: 1/8" = 1'-0"1 2ND FLOOR PLAN A302 A301 2 KEYNOTES May 6, 2026 Item #2 203 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.01 01.03 01.11 05.16 06.02 06.03 14.01 21.02 21.03 21.08 PROPERTY LINE PROPERTY LINE AFTER DEDICATION LINE OF WALL / FLOOR ABOVE EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR CORRIDOR / DECK FRAMING: REFER TO STRUCTURAL DWGS. W/ 2" MIN. TOPPING SLAB OVER OVERFRAMING (PLI-DECK HD-250 ICC ESR-2097), SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN TRASH CHUTE. "CHUTE INTERNATION" MFR. OR EQUAL FIRE EXTINGUISHER FIRE STANDPIPE: REF. FIRE SPRINKLER DRAWINGS HORIZONTAL FIRE EXIT 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 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 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT-TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE A A E E F F L L P P 1 1 2 2 7 7 12 12 5 5 H H C C 3 3 9 9 O O DN DN DN UP UP UP REF REF REF RE F RE F REF REFREF REF RE F RE F RE F RE F W/D W/D W/DW/D W/DW/D W/D W/D W/D W/D W/D 0 4'8'16' W/ DW/ D 1A301 1A303 2A303 2A301 1A403 1A403 1A401 1A401 2A401 2A401 3A401 3A401 2A4022A402 1 A402 1 A402 1 A302 2A302 258'-0" 10"55'-6"22'-4"36'-2"45'-11"19'-0"45'-9"31'-8"10" 13 5 ' - 6 " 80 ' - 0 " 156'-6"101'-6" 77'-5"10"77'-5"10" 13 5 ' - 6 " 10 " 33 ' - 7 " 57 ' - 8 " 10 ' - 8 " 31 ' - 1 1 " 10 " 21 ' - 1 0 " 6' - 2 " 5'- 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5' - 8 " 6'-4"10'-6" 29 ' - 2 " 6' - 0 " 7'-0"7'-0"1'-6"7'-0"1'-4"7'-0"1'-8"1'-6"14'-6"6'-4"1'-6"1'-4"1'-6"5'-10"1'-6"1'-4"6'-8"9'-8"4'-2"1'-6"9'-8"7'-0"9'-8"4'-2"1'-4"1'-6"8'-4"11'-6"1'-6"1'-4"7'-10"1'-6"1'-4" 5'-2"1'-10" 1' - 6 " 10 ' - 4 " 17 ' - 6 " 1' - 6 " 1' - 4 " 1' - 6 " 6' - 6 " 9' - 4 " 12 ' - 8 " 3' - 2 " 22 ' - 6 " 6' - 8 " 6' - 8 " 6' - 8 " 7'- 0 " 7'- 0 " 5'- 0 " 1'- 4 " 3' - 0 " 1' - 6 " 1' - 4 " 1' - 6 " 3'-0"10"9'-6"1'-6"1'-4"1'-6"4'-8"7'-0"3'-8"1'-6"1'-4"1'-6"5'-0"3'-8"6'-8"3'-8"6'-4"8'-8"4'-0" 10 " 33 ' - 7 " 45 ' - 7 " 17 ' - 6 " 1' - 6 " 1' - 4 " 1' - 6 " 6'- 0 " 15 ' - 4 " 29 ' - 1 0 " 7' - 0 " 79 ' - 2 " 55 ' - 6 " 10 " 1' - 6 " 1' - 4 " 1' - 6 " 1' - 4 " 1' - 6 " 6'- 0 " 1' - 6 " 4'- 8 " 7' - 0 " 6'- 8 " 1' - 6 " 1' - 4 " 1' - 6 " 11 ' - 8 " 7'- 4 " 104'-10" 26'-11"45'-6"31'-7"10" 11'-2"15'-4"5'-0"15'-4"3'-8"1'-6"1'-4"1'-8"12'-8"4'-4"1'-6"1'-4"1'-6"8'-8"1'-6"1'-4" 7'-0"10'-0" 15 ' - 2 " 6' - 8 " 1' - 6 " 1'- 4 " 8'- 0 " 41 ' - 6 " 31 ' - 1 0 " 10 " 28 ' - 0 " 27 ' - 1 0 " 27 ' - 8 " 1' - 0 " 1' - 6 " 1'- 4 " 1' - 6 " 22 ' - 6 " 4' - 6 " 6' - 6 " 61 ' - 0 " 5'- 6 " 5'- 2 " 34 ' - 6 " 6' - 0 " 5' - 6 " 5' - 2 " 18'-8"7'-0"14'-8"6'-0" 6' - 0 " 7' - 2 " 1' - 6 " 1'- 4 " 1' - 6 " 11 ' - 0 " 1' - 6 " 1'- 4 " 11 ' - 2 " 1' - 4 " 1' - 6 " 5'- 4 " 1' - 6 " 1' - 4 " 1' - 6 " 10 " 11 ' - 8 " 7'-2"7'-6" 10" 9'-8"8'-6"10'-0"1'-6"1'-4"1'-6" 258'-0" 5' - 1 0 " 6' - 2 " 14'-4"10'-2"10'-0"6'-10"6'-0" 5'- 1 0 " 5' - 0 " 20 ' - 0 " 10" 9' - 4 " 6'-10"10'-0"45'-5"39'-7"3'-0" 1' - 8 " 952 sq ft 952 sq ft 1/A601 302 2/A601 303 1/A602 304 1/A602 305 1/A601 301 1/A603 307 2,4/A603 308 4/A603 309 1/A605 313 1/A604 306 1/A606 312 3/A607 310 2/A607 311 21.08 05.16 01.01 05.16 05.16 05.16 05.16 01.03 05.16 05.16 14.01 21.02 21.02 01.11 21.03 21.03 21.03 21.02 06.03 06.03 06.03 06.03 06.03 06.03 06.02 CL CL CL CL CL CL CL CL I I J J MW DW MW DW MW DW WS TR WS TR WS TR P BB BB MW DW P BB BB MW DW P BBBBMW DW P MW P MW BBBB MW DW DW P BB BB MW DW DW BB BBMW P P MW N DW TR WS DW TR WS TRTR TR TR TR TR WS TR P P DW BBBBMW TR P BF BF 13'-0"10"2'-10"10'-6"5'-8"10'-2"4'-4"18'-0"6'-5"5'-2"6'-3"6'-0" IDF STO. MAINT. STO. STO.STO. STO.STO. STO. STO. STO. TC ROOM OPEN A1 A1.1 A2 A2 A1 B1B1.1 B1.2 B3 B2 C1 C3C2.1 E1 E2 STO.STO. STO. STAIR 2 STAIR 1 STAIR 3 SCALE: 1/8" = 1'-0"1 3RD FLOOR PLAN A302 A301 2 KEYNOTES May 6, 2026 Item #2 204 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.01 01.03 01.11 05.16 06.02 06.03 14.01 21.02 21.03 21.08 PROPERTY LINE PROPERTY LINE AFTER DEDICATION LINE OF WALL / FLOOR ABOVE EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR CORRIDOR / DECK FRAMING: REFER TO STRUCTURAL DWGS. W/ 2" MIN. TOPPING SLAB OVER OVERFRAMING (PLI-DECK HD-250 ICC ESR-2097), SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN TRASH CHUTE. "CHUTE INTERNATION" MFR. OR EQUAL FIRE EXTINGUISHER FIRE STANDPIPE: REF. FIRE SPRINKLER DRAWINGS HORIZONTAL FIRE EXIT 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 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 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT-TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE A A E E F F L L P P 1 1 2 2 7 7 12 12 5 5 H H C C 3 3 9 9 O O DN DN DN UP UP UP REF REF REF RE F RE F REF REF REF REF RE F RE F RE F RE F W/D W/D W/D W/D W/D W/ DW/ D W/D W/D W/D W/D W/D W/D 0 4'8'16' 1A301 1A303 2A303 2A301 1A403 1A403 1A401 1A401 2A401 2A401 3A401 3A401 2A4022A402 1 A402 1 A402 1 A302 2A302 258'-0" 10"55'-6"22'-4"36'-2"45'-11"19'-0"45'-9"31'-8"10" 3'-0"1'-6"1'-4"1'-6"10'-0"5'-0"1'-6"1'-4"1'-6"6'-4"4'-4"5'-0"3'-8"6'-8"3'-8" 79 ' - 2 " 55 ' - 6 " 10 " 1' - 6 " 1' - 6 " 1' - 4 " 1' - 6 " 6'- 0 " 1' - 6 " 1' - 4 " 4'- 8 " 7' - 0 " 6'- 8 " 1' - 6 " 1' - 4 " 1' - 6 " 11 ' - 8 " 7'- 4 " 80 ' - 0 " 10 " 33 ' - 7 " 45 ' - 7 " 104'-10" 258'-0" 10"77'-5"77'-5"10" 13 5 ' - 6 " 10 " 33 ' - 7 " 57 ' - 8 " 10 ' - 8 " 10 " 31 ' - 1 1 " 21 ' - 4 " 7'- 0 " 6' - 2 " 3' - 2 " 12 ' - 8 " 3' - 2 " 22 ' - 6 " 6' - 8 " 6' - 8 " 8' - 2 " 1' - 4 " 1' - 6 " 5'- 0 " 4' - 8 " 9' - 4 " 1' - 6 " 1' - 6 " 1' - 4 " 1' - 6 " 10 ' - 4 " 27 ' - 1 0 " 27 ' - 8 " 6'-4"10'-6" 29 ' - 2 " 6' - 0 " 1'-6"1'-4"1'-6"12'-0"1'-4"1'-6"6'-4"1'-4"1'-6"11'-0"1'-6"1'-4"1'-6"9'-8"7'-6"9'-8"1'-4"1'-6"7'-0"11'-0"1'-6"1'-6"1'-6"1'-6"7'-0"11'-2"4'-2"8'-6"1'-4"20'-0"7'-0" 6'-4"8'-8"4'-0" 15 ' - 4 " 29 ' - 1 0 " 21 ' - 4 " 5' - 4 " 1' - 4 " 1' - 6 " 3' - 8 " 1' - 8 " 26'-11"45'-6"31'-7"10" 11'-2"15'-4"5'-0"3'-8"1'-6"1'-4"1'-8"12'-8"4'-4"15'-4"1'-6"1'-4"1'-6"8'-8"1'-6"1'-4"7'-0"10'-0" 13 5 ' - 6 " 41 ' - 6 " 10 " 31 ' - 1 0 " 1' - 6 " 1'- 4 " 1' - 6 " 22 ' - 6 " 1' - 0 " 28 ' - 0 " 4' - 6 " 15 ' - 2 " 1' - 4 " 1' - 6 " 6'- 8 " 5' - 6 " 1' - 4 " 1' - 2 " 5'- 6 " 5'- 2 " 34 ' - 6 " 6' - 0 " 5' - 6 " 5' - 2 " 7'-0"14'-8" 6' - 6 " 61 ' - 0 " 21 ' - 1 0 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5' - 8 " 6' - 0 " 10 ' - 0 " 1' - 6 " 1' - 4 " 1' - 6 " 6'- 1 0 " 1' - 4 " 1' - 6 " 8' - 2 " 1' - 6 " 1'- 4 " 1' - 6 " 12 ' - 6 " 1'- 4 " 1' - 6 " 10 " 8' - 1 0 " 9'-8"8'-6"10'-0"1'-6"1'-4"1'-6" 10" 1' - 8 " 7'-2"7'-6" 5'- 1 0 " 5' - 0 " 5' - 1 0 " 6' - 2 " 14'-0"10'-2"10'-0"6'-10"6'-4" 10" 9' - 4 " 20 ' - 0 " 156'-6"101'-6" 3'-0"45'-5"39'-7"6'-10"10'-0"1'-7" 952 sq ft 952 sq ft 1/A601 402 2/A601 403 1/A602 404 1/A602 405 1/A601 401 1/A603 407 2,4/A603 408 4/A603 409 1/A605 413 1/A604 406 1/A606 412 1/A607 411 1/A607 410 21.08 01.11 05.16 01.01 05.16 05.16 01.1105.1601.11 05.16 01.03 05.16 05.16 14.01 01.11 21.02 21.02 21.03 21.03 21.03 21.02 06.03 06.03 06.03 06.03 06.03 06.03 06.02 CL CL CL CL CL CL CL CL I I J J MW DW MW DW MW DW WS TR WS TR WS TR P BB BB MW DW P BB BB MW DW P BBBBMW DW P MW P MW BBBB MW DW DW P BB BB MW DW DW BBBB MW DW BB BBMW P P MW N DW TR WS DW TR WS TRTR TR TR TR TR WS TRTR P P P BFBF 13'-0"10"1'-4"1'-6"10'-6"5'-8"10'-2"4'-4"18'-0"6'-5"5'-2"6'-3"6'-0" MAINT. OPEN TC ROOM A1 A1.1 A2 A2 A1 B1B1.1 B1.2 B3 B2 C1 C2 C2 E1 E2 IDF STO. STO.STO. STO. STO. STO. STO. STO.STO. STO.STO. STO. STAIR 2 STAIR 1 STAIR 3 SCALE: 1/8" = 1'-0"1 4TH FLOOR PLAN A302 A301 2 KEYNOTES May 6, 2026 Item #2 205 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet 5T H F L O O R 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.01 01.03 01.11 05.16 06.02 06.03 07.01 07.04 07.08 11.02 14.01 21.02 PROPERTY LINE PROPERTY LINE AFTER DEDICATION LINE OF WALL / FLOOR ABOVE EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR CORRIDOR / DECK FRAMING: REFER TO STRUCTURAL DWGS. W/ 2" MIN. TOPPING SLAB OVER OVERFRAMING (PLI-DECK HD-250 ICC ESR-2097), SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN MEMBRANE ROOFING: TPO (CARLISLE ICC ESR-1463), CLASS A (UL 790), COLOR: GRAY, SLOPE TO DRAIN 2% MIN. DRAINAGE VALLEY/CRICKET: SLOPE TO DRAIN DRAIN: REF. PLUMBING DWGS ROOF TIE-BACK ANCHORS: REF. EBM DWGS TRASH CHUTE. "CHUTE INTERNATION" MFR. OR EQUAL FIRE EXTINGUISHER 21.03 21.08 32.02 FIRE STANDPIPE: REF. FIRE SPRINKLER DRAWINGS HORIZONTAL FIRE EXIT LANDSCAPE PLANTER: REF LANDSCAPE DWGS 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 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 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT-TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE A A E E F F L L P P 1 1 2 2 7 7 12 12 5 5 H H C C 3 3 9 9 O O DN DN DN UP REF REF REF RE F RE F REF REF REF RE F RE F RE F RE F W/D W/D W/D W/D W/D W/ DW/ D W/D W/D W/D W/D W/D 0 4'8'16' 1A301 1A303 2A303 2A301 1A403 1A403 1A401 1A401 2A401 2A401 3A401 3A401 2A4022A402 1 A402 1 A402 1 A302 2A302 104'-10" 258'-0" 10"55'-6"22'-4"36'-2"45'-11"19'-0"46'-1"31'-4"10" 3'-0"1'-6"1'-4"1'-6"15'-0"1'-6"1'-4"1'-6"6'-4"4'-4"5'-0"3'-8"6'-8"3'-8" 79 ' - 2 " 56 ' - 4 " 80 ' - 0 " 10 " 33 ' - 7 " 45 ' - 7 " 13 5 ' - 6 " 10 " 33 ' - 7 " 57 ' - 8 " 10 ' - 8 " 10 " 31 ' - 1 1 " 21 ' - 4 " 7'- 0 " 6' - 2 " 3' - 2 " 12 ' - 8 " 3' - 2 " 22 ' - 6 " 6' - 8 " 6' - 8 " 8' - 2 " 1' - 6 " 5'- 0 " 4' - 8 " 9' - 4 " 1' - 6 " 1' - 6 " 1' - 4 " 1' - 6 " 10 ' - 4 " 1'- 4 " 27 ' - 1 0 " 27 ' - 8 " 6' - 6 " 61 ' - 0 " 6'-4"10'-6" 29 ' - 2 " 6' - 0 " 7'-0"20'-0"1'-4"1'-6"11'-0"8'-6"1'-6"4'-2"9'-8"7'-6"9'-8"1'-6"1'-4"7'-0"11'-0"1'-6"1'-6"6'-4"1'-6"1'-4"1'-6"12'-0"1'-6"1'-4"1'-6"7'-0"1'-4"1'-6"11'-2"1'-4"1'-6" 15 ' - 4 " 29 ' - 1 0 " 21 ' - 4 " 5' - 4 " 1' - 4 " 1' - 6 " 3' - 8 " 1' - 8 " 26'-11"45'-5"31'-8"10" 22'-6"10'-0"11'-2"15'-4"44'-10"1'-0" 13 5 ' - 6 " 10 " 13 ' - 6 " 41 ' - 2 " 10 " 9'-4"22'-10" 41 ' - 6 " 10 " 31 ' - 1 0 " 28 ' - 0 " 4' - 6 " 1' - 0 " 1' - 6 " 1'- 4 " 1' - 6 " 22 ' - 6 " 15 ' - 2 " 1' - 4 " 1' - 6 " 6'- 8 " 5' - 6 " 1' - 4 " 1' - 2 " 13'-0"10"1'-4"1'-6"10'-6"5'-8"10'-2"4'-4"18'-0"6'-5"5'-2"6'-3"6'-0" 5'- 6 " 5'- 2 " 34 ' - 6 " 6' - 0 " 5' - 6 " 5' - 2 " 18'-8"6'-0"7'-0"14'-8" 21 ' - 1 0 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5' - 8 " 6' - 0 " 5'- 4 " 1' - 6 " 1' - 4 " 1' - 6 " 8' - 2 " 1' - 6 " 1'- 4 " 1' - 6 " 12 ' - 6 " 1'- 4 " 1' - 6 " 10 " 10 ' - 0 " 1' - 6 " 1' - 4 " 1' - 6 " 8' - 1 0 " 1'-6"1'-4" 12'-0" 10" 6'-4"4'-0"8'-8" 258'-0" 156'-6"101'-6" 3'-2"10"77'-5"77'-5"10"3'-2" 10" 9' - 4 " 6'-10"6'-0"14'-4"10'-2"10'-0" 5' - 1 0 " 6' - 2 " 5'- 1 0 " 5' - 0 " 7'-2"7'-6" 1' - 8 " 3'-0"6'-10"10'-0"6'-0"45'-5"39'-5" 952 sq ft 952 sq ft 506 1/A601 502 2/A601 503 1/A602 504 1/A602 505 1/A601 501 1/A603 507 2,4/A603 508 4/A603 509 1/A605 513 1/A606 512 1/A607 511 1/A607 510 01.01 21.08 01.01 05.16 05.16 05.16 01.03 05.16 05.16 14.01 21.02 21.02 21.02 06.02 01.11 05.16 07.08 07.04 05.16 21.03 21.03 21.03 32.02 06.03 06.03 06.03 06.03 06.03 06.02 07.01 11.02 CL CL CL CL CL CL CL I I J J MW DW MW DW MW DW WS TR WS TR WS TR P BB BB MW DW P BB BB MW DW P BBBBMW DW P MW P MW DW P BB BB MW DW DW BBBB MW DW BB BBMW P MW N DW TR WS DW TR WS TRTR TR TR TR WS TRTR P P P BFBF AMENITY DECK OPEN MAINT. TC ROOM A1 A1.1 A2 A2 A1 B1B1.1 B1.2 B3 C1 C2 C2 OPEN E1 E2 IDF STO. STO.STO. STO. STO. STO. STO. STO.STO. STO.STO. STO. STAIR 1 STAIR 3 STAIR 2 1/4:12 MIN. MAIN ROOF SCALE: 1/8" = 1'-0"1 5TH FLOOR PLAN A302 A301 2 KEYNOTES May 6, 2026 Item #2 206 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet RO O F P L A N A206 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.01 05.05 06.23 07.01 07.02 07.04 07.11 07.14 07.15 07.18 07.20 07.21 PROPERTY LINE GUARDRAIL 2x FRAMED PARAPET WALL / CURB: HEIGHT & FINISH PER ELEVATION MEMBRANE ROOFING: TPO (CARLISLE ICC ESR-1463), CLASS A (UL 790), COLOR: GRAY, SLOPE TO DRAIN 2% MIN. ROOF DRAIN & OVERFLOW DRAIN: REF. DETAIL 1/A842, REF. PLUMBING DWGS DRAINAGE VALLEY/CRICKET: SLOPE TO DRAIN PARAPET TO BE A MINIMUM OF 42" ABOVE ADJACENT WALKWAY GUTTER & DOWNSPOUT RIDGE LINE MECHANICAL SCREEN, HEIGHT PER ELEVATIONS HALLWAY EXHAUST / VENT WALL OPENING FOR WATER FLOW 11.02 14.02 21.03 22.04 23.02 48.01 ROOF TIE-BACK ANCHORS: REF. EBM DWGS ROOFTOP MECHANICAL TRASH CHUTE EXHAUST: REF. DETAIL 11/A834, REF. MECHANICAL DWGS FIRE STANDPIPE: REF. FIRE SPRINKLER DRAWINGS WATER HEATER AND STORAGE TANKS: REF. PLUMBING DWGS MECH EQUIPMENT: REF. MECHANICAL DWGS PROPOSED LOCATION OF PV PANELS: REF. SOLAR DWGS 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 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 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT-TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE 7 7 E E 07.14 07.04 11.02 14A855 14A855 14A855 14&15A855 5A855 5A855 SLOPE 1/2:12 MIN.12 9 PO 0 4'8'16' N A A E E F F L L P P 1 1 2 2 7 7 12 12 5 5 H H C C 3 3 9 9 O O DN 1A301 1A303 2A303 2A301 1A403 1A403 1A401 1A401 2A401 2A401 3A401 3A401 2A4022A402 1 A402 1 A402 1 A302 2A302 6' - 5 1 / 2 " 20 ' - 0 " 13 5 ' - 6 " 41 ' - 6 " 64 ' - 8 " 29 ' - 4 " 12 ' - 0 " 22 ' - 6 " 30 ' - 2 " 235'-6" 22'-4"15'-0"21'-2"9'-8"46'-7"18'-2"36'-7"9'-8"6'-10"27'-6"22'-0" 8'-10" 6'-10"10'-0"18'-6"24'-2" 2'-2" LINE OF AMENITY DECK BELOW 48.01 48.01 14.02 07.15 07.15 07.15 07.18 07.14 07.21 07.21 07.20 07.18 01.01 07.11 21.03 07.11 06.23 06.23 06.23 06.23 06.23 06.23 06.23 07.11 06.23 07.11 07.02 07.01 07.04 48.01 48.01 48.01 48.01 07.15 07.11 07.11 05.05 11.02 11.02 07.01 I I J J N 6'-10"27'-6"13'-2"36'-4 1/2"35'-9 1/2"14'-0"10'-2"9'-4" 23.02 22.04 STAIR 1 OPENOPEN 1/2:12 MIN. MAIN ROOF OPEN OPEN 1/4:12 MIN. CRICKET, TYP. 1/2:12 MIN. MAIN ROOF 1/2:12 MIN. MAIN ROOF 1/2:12 MIN. MAIN ROOF 1/4:12 MIN. CRICKET, TYP. 1/4:12 MIN. CRICKET, TYP. 1/2:12 MIN. MAIN ROOF 1/2:12 MIN. MAIN ROOF 1/2:12 MIN. MAIN ROOF 1/2:12 MIN. MAIN ROOF 1/4:12 MIN. CRICKET, TYP. 1/2:12 MIN. MAIN ROOF ELEV. MECH SCALE: 1/8" = 1'-0"2 HIGH ROOF PLAN SCALE: 1/8" = 1'-0"1 ROOF PLAN A302 A301 2 May 6, 2026 Item #2 207 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 14 ' - 0 " 9' - 1 " 63 ' - 1 1 1 / 4 " 9' - 1 " 9'- 1 " 9' - 1 " 63 ' - 6 " MA X . B U I L D I N G H E I G H T 4'- 6 " 3' - 6 " TY P . 4' - 6 " 6' - 0 " 9' - 6 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 3 1 / 2 " 6' - 0 " 10 ' - 9 1 / 4 " 15 ' - 4 " 59.10'RETAIL 1 74.44'2ND FLOOR 85.21'3RD FLOOR 95.98'4TH FLOOR 106.75'5TH FLOOR 117.04'ROOF 56.05'RETAIL 3 56.60'RETAIL 2 RECESSPLANE (-4'-0")NEUTRAL PLANE (0'-0") PROJECTION PLANE (+0'-10") RECESS PLANE (-6'-10") RECESS PLANE (-20'-0") RECESSPLANE (-4'-0") RECESS PLANE (-20'-0") RECESS PLANE (-6'-10") RECESS PLANE (-79'-2")RECESS PLANE (-84'-2")RECESS PLANE (-79'-2") RECESS PLANE (-78'-10") RECESS PLANE (-84'-2")RECESS PLANE (-92'-8") MTL-1 FCB-1 PNT-3 MTL-4ECP-2 FCB-1 PNT-5 FCB-1 PNT-2 DR-1 WIN-1 MTL-7 PNT-2 WN-1ECP-2 PNT-4 ECP-1 GL-1 CMU-1CMU-3 ECP-2 PNT-4 SF-1 MTL-2 PNT-3PNT-2 DR-2MTL-6 SF-1 ECP-2 PNT-2 TILE-1 55.38' LOWEST POINT PROPOSED GRADE 126.54'HIGH ROOF PNT-2 118.88'MAX ROOFHEIGHT 9'- 1 " 63 ' - 6 " MA X . B U I L D I N G H E I G H T 9' - 1 " 9' - 1 " 9' - 1 " 3' - 6 " TY P . 6' - 0 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 3 1 / 2 " 9' - 6 " 10 ' - 9 1 / 4 " 18 ' - 4 5 / 8 " 4' - 6 " 74.44'2ND FLOOR 85.21'3RD FLOOR 95.98'4TH FLOOR 106.75'5TH FLOOR 117.04'ROOF 56.05'RETAIL 3 NEUTRAL PLANE (0'-0") RECESS PLANE (-3'-0") PROJECTION PLANE (+0'-10") RECESS PLANE (-16'-6") RECESS PLANE (-6'-0") RECESS PLANE (-27'-4") RECESS PLANE (-11'-4") FCB-1 PNT-2 ECP-1 GL-1 WN-1 FCB-1 PNT-5 DR-1 CMU-1DR-2 CMU-2 CMU-3 PNT-3 MTL-1 ECP-2 PNT-2 55.38' LOWEST POINT PROPOSED GRADE 126.54'HIGH ROOF ECP-2 PNT-2 118.88'MAX ROOFHEIGHT MARK DESCRIPTION EXTERIOR CEMENT PLASTER MANUF: OMEGA STYLE: 20/30 SAND FINISH COLOR: INEGRAL COLOR MATCH PER ELEVATIONS PAINT MANUF: DUNN EDWARDS COLOR: DE6232 "ABSTRACT WHITE" PAINT MANUF: DUNN EDWARDSCOLOR: DE6370 "CHARCOAL SMUDGE" PAINT MANUF: DUNN EDWARDS COLOR: DE6166 "FLICKERING GOLD" EXTERIOR CEMENT PLASTER MANUF: OMEGA STYLE: 20/30 SAND FINISH COLOR: 1C020 PAINT MANUF: DUNN EDWARDS COLOR: DE6257 "BATTLE HARBOR" PAINT MANUF: DUNN EDWARDSCOLOR: DE6333 "HAMILTON BLUE" FIBER CEMENT BOARD SIDING MANUF: JAMES HARDIE STYLE: HORIZONTAL ARTISAN SERIES / SHIPLAP COLOR: PAINT PER ELEVATIONS CONCRETE MASONRY UNIT MANUF: ORCO STYLE: PRECISION FINISH 8x8x16, STACKED BOND COLOR: NATURAL GRAY CONCRETE MASONRY UNIT MANUF: ORCOSTYLE: PRECISION FINISH 8x8x16, STACKED BOND COLOR: WHEAT CONCRETE MASONRY UNIT MANUF: ORCO STYLE: PRECISION FINISH RUNNING BOND COMPOSITION PER ELEVATIONS COLOR: NATURAL GRAY & WHEAT METAL SCREEN MANUF: STEEL ANGLE W/ WELDED 4"x2" WIRE MESH STYLE: FABRICATION PER DETAILS AND SPECS COLOR: PAINT PNT-2 METAL AWNING MANUF: ARCHITECTURAL LOUVERS STYLE: ALUM. SUNSHADE MODEL H6JN OR EQ. COLOR: POWDER COAT, COLOR MATCH PER ELEVATION TAG BRAKE METAL MANUF: TBD STYLE: 22 GAUGE ALUMINUMCOLOR: PAINT PER ELEVATIONS ROOF MECHANICAL SCREEN MANUF: ROOFSCREEN STYLE: LOUVERED EXTRUDED ALUMINUM COLOR: POWDER COAT, COLOR MATCH PNT-3 STUCCO CONTROL JOINTMANUF: FRY REGLET STYLE: 3/4" STUCCO REVEAL. PCS-100-75 COLOR: TBD GLAZING METAL LOUVER MANUF: RUSKIN STYLE: FIXED ALUM. LOUVER, EME220DD OR EQUAL COLOR: POWDER COAT, COLOR MATCH SF-1 METAL GUARDRAIL SYSTEM MANUF: PER DETAILS AND SPECIFICATIONSSTYLE: HSS FRAME WITH PERF. INFILL PANELS COLOR: PAINT COLOR PNT-2 GLASS GUARDRAIL SYSTEM MANUF: PER DETAILS AND SPECIFICATIONS STYLE: GLASS RAILING TOP MOUNTED TALONS COLOR: N/A UNIT PATIO DOORS MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: FIBERGLASS COLOR: PAINT, COLOR MATCH WIN-1 UTILITY SERVICE DOORS MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: HOLLOW METAL COLOR: PAINT PER ELEVATIONS GARAGE ROLLING DOOR MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: ALUMINUM, OPEN GRILLE G-6 6" PATTERN COLOR: POWDER COAT, COLOR MATCH PNT-2 MULTI-PANEL SLIDING DOORMANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: ALUMINUM COLOR: POWDER COAT, COLOR MATCH WIN-1 UNIT ENTRY DOORS MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: FIBERGLASS COLOR: PAINT PER ELEVATIONS STOREFRONT SYSTEM MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: ALUMINUM COLOR: DARK BRONZE WINDOWS MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: VINYL COLOR: WHITE MARK DESCRIPTION TILE MANUF: DDS TILE STYLE: 2.5 X 9.5 HORIZ. GLAZED PORCELAINCOLOR: QUARTO BELLA - OCHRE GLOSSY ECP-2 PNT-1 ECP-1 PNT-2 PNT-3 PNT-4 PNT-5 FCB-1 CMU-1 CMU-2 CMU-3 MTL-1 MTL-2 MTL-3 MTL-4 MTL-5 MTL-6 MTL-7 GL-1 DR-1 DR-2 DR-3 DR-4 DR-5 SF-1 WIN-1 TILE-1 EXT. FINISH SCHEDULE SCALE: 1/8" = 1'-0"1 WEST ELEVATION SCALE: 1/8" = 1'-0"2 NORTH ELEVATION May 6, 2026 Item #2 208 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 13 ' - 3 5 / 8 " 9' - 1 " 9' - 1 " 9'- 1 " 9' - 1 " 4' - 6 " 3' - 6 " 3' - 6 " 4'- 6 " 9' - 6 " 3' - 6 " TY P . 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 3 1 / 2 " 6' - 0 " 10 ' - 9 1 / 4 " 18 ' - 4 5 / 8 " 70 ' - 5 7 / 8 " 6' - 0 " 59.10'RETAIL 1 74.44'2ND FLOOR 85.21'3RD FLOOR 95.98'4TH FLOOR 106.75'5TH FLOOR 117.04'ROOF 59.70'ELE. ROOM NEUTRAL PLANE (0'-0") RECESS PLANE (-9'-2") PROJECTION PLANE (+0'-10") PROJECTION PLANE (+0'-10") RECESS PLANE (-74'-4") RECESS PLANE (-5'-8")RECESS PLANE (-8'-6")RECESS PLANE (-5'-8")PROJECTION PLANE (+0'-10") NEUTRAL PLANE (0'-0")NEUTRAL PLANE (0'-0") PROJECTION PLANE (+0'-10") CMU-1 CMU-2 PNT-2 DR-2 PNT-2 DR-2 MTL-1MTL-1DR-3ECP-2 PNT-4 ECP-2 PNT-4 MTL-4ECP-1FCB-1 PNT-3 GL-1 MTL-7 WN-1 ECP-2 PNT-2 FCB-1 PNT-5 ECP-1MTL-2 PNT-1 ECP-1 126.54'HIGH ROOF 56.05'RETAIL 3 118.88'MAX ROOF HEIGHT 9'- 1 " 15 ' - 4 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 3 1 / 2 " 6'- 0 " 9' - 1 " 9' - 1 " 9' - 1 " 14 ' - 1 / 2 " 4' - 6 " 3' - 6 " 57 ' - 1 1 1 / 4 " 9' - 6 " 59.10'RETAIL 1 74.44'2ND FLOOR 85.21'3RD FLOOR 95.98'4TH FLOOR 106.75'5TH FLOOR 117.04'ROOF 56.60'RETAIL 2 FCB-1 PNT-3 FCB-1 PNT-2 ECP-1 WN-1 ECP-2 PNT-4 ECP-1DR-1 CMU-3 CMU-2 CMU-1 MTL-2 PNT-3 SF-1MTL-1 126.54'HIGH ROOF 118.88'MAX ROOFHEIGHT MARK DESCRIPTION EXTERIOR CEMENT PLASTER MANUF: OMEGA STYLE: 20/30 SAND FINISH COLOR: INEGRAL COLOR MATCH PER ELEVATIONS PAINT MANUF: DUNN EDWARDS COLOR: DE6232 "ABSTRACT WHITE" PAINT MANUF: DUNN EDWARDSCOLOR: DE6370 "CHARCOAL SMUDGE" PAINT MANUF: DUNN EDWARDS COLOR: DE6166 "FLICKERING GOLD" EXTERIOR CEMENT PLASTER MANUF: OMEGA STYLE: 20/30 SAND FINISH COLOR: 1C020 PAINT MANUF: DUNN EDWARDS COLOR: DE6257 "BATTLE HARBOR" PAINT MANUF: DUNN EDWARDSCOLOR: DE6333 "HAMILTON BLUE" FIBER CEMENT BOARD SIDING MANUF: JAMES HARDIE STYLE: HORIZONTAL ARTISAN SERIES / SHIPLAP COLOR: PAINT PER ELEVATIONS CONCRETE MASONRY UNIT MANUF: ORCO STYLE: PRECISION FINISH 8x8x16, STACKED BOND COLOR: NATURAL GRAY CONCRETE MASONRY UNIT MANUF: ORCOSTYLE: PRECISION FINISH 8x8x16, STACKED BOND COLOR: WHEAT CONCRETE MASONRY UNIT MANUF: ORCO STYLE: PRECISION FINISH RUNNING BOND COMPOSITION PER ELEVATIONS COLOR: NATURAL GRAY & WHEAT METAL SCREEN MANUF: STEEL ANGLE W/ WELDED 4"x2" WIRE MESH STYLE: FABRICATION PER DETAILS AND SPECS COLOR: PAINT PNT-2 METAL AWNING MANUF: ARCHITECTURAL LOUVERS STYLE: ALUM. SUNSHADE MODEL H6JN OR EQ. COLOR: POWDER COAT, COLOR MATCH PER ELEVATION TAG BRAKE METAL MANUF: TBD STYLE: 22 GAUGE ALUMINUMCOLOR: PAINT PER ELEVATIONS ROOF MECHANICAL SCREEN MANUF: ROOFSCREEN STYLE: LOUVERED EXTRUDED ALUMINUM COLOR: POWDER COAT, COLOR MATCH PNT-3 STUCCO CONTROL JOINTMANUF: FRY REGLET STYLE: 3/4" STUCCO REVEAL. PCS-100-75 COLOR: TBD GLAZING METAL LOUVER MANUF: RUSKIN STYLE: FIXED ALUM. LOUVER, EME220DD OR EQUAL COLOR: POWDER COAT, COLOR MATCH SF-1 METAL GUARDRAIL SYSTEM MANUF: PER DETAILS AND SPECIFICATIONSSTYLE: HSS FRAME WITH PERF. INFILL PANELS COLOR: PAINT COLOR PNT-2 GLASS GUARDRAIL SYSTEM MANUF: PER DETAILS AND SPECIFICATIONS STYLE: GLASS RAILING TOP MOUNTED TALONS COLOR: N/A UNIT PATIO DOORS MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: FIBERGLASS COLOR: PAINT, COLOR MATCH WIN-1 UTILITY SERVICE DOORS MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: HOLLOW METAL COLOR: PAINT PER ELEVATIONS GARAGE ROLLING DOOR MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: ALUMINUM, OPEN GRILLE G-6 6" PATTERN COLOR: POWDER COAT, COLOR MATCH PNT-2 MULTI-PANEL SLIDING DOORMANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: ALUMINUM COLOR: POWDER COAT, COLOR MATCH WIN-1 UNIT ENTRY DOORS MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: FIBERGLASS COLOR: PAINT PER ELEVATIONS STOREFRONT SYSTEM MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: ALUMINUM COLOR: DARK BRONZE WINDOWS MANUF: PER SCHEDULE AND SPECIFICATIONS STYLE: VINYL COLOR: WHITE MARK DESCRIPTION TILE MANUF: DDS TILE STYLE: 2.5 X 9.5 HORIZ. GLAZED PORCELAINCOLOR: QUARTO BELLA - OCHRE GLOSSY ECP-2 PNT-1 ECP-1 PNT-2 PNT-3 PNT-4 PNT-5 FCB-1 CMU-1 CMU-2 CMU-3 MTL-1 MTL-2 MTL-3 MTL-4 MTL-5 MTL-6 MTL-7 GL-1 DR-1 DR-2 DR-3 DR-4 DR-5 SF-1 WIN-1 TILE-1 EXT. FINISH SCHEDULE SCALE: 1/8" = 1'-0"1 EAST ELEVATION SCALE: 1/8" = 1'-0"2 SOUTH ELEVATION May 6, 2026 Item #2 209 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet PE R S P E C T I V E V I E W S A303 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB SCALE: 1:2.412NE PERSPECTIVE SCALE: 1:2.261SW PERSPECTIVE May 6, 2026 Item #2 210 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet PE R S P E C T I V E V I E W S A304 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB SCALE: 1:4.401NW PERSPECTIVE SCALE: 1:5.743COURTYARD NORTH SCALE: 1:6.094COURTYARD SOUTH SCALE: 1:4.232SE PERSPECTIVE May 6, 2026 Item #2 211 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.01 01.16 03.02 03.03 03.04 03.05 03.06 03.08 05.04 PROPERTY LINE 8'-2" VERTICAL CLEARANCE FROM GARAGE FLOOR TO THE LOWEST PROJECTION OF THE CEILING FOR VEHICULAR DRIVE AISLES, ACCESSIBLE SPACES AND ACCESSIBLE LOADING AISLES 5" CONCRETE SLAB ON GRADE 14" CONCRETE PODIUM: REF. STRUCTURAL DWGS FOR VARYING THICKNESSES CONCRETE SLAB (DEPRESSED): W/ 2" MIN. TOPPING SLAB (CON DEK ICC ESR-2097): SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN, REF. STRUCTURAL DWGS CONCRETE SLAB (DEPRESSED): W/ ELASTOMERIC DECK FINISH (CON DEK ICC ESR-2097) : SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN, REF. STRUCTURAL DWGS CONCRETE WALL: REF. STRUCTURAL DWGS CONCRETE CURB, 6" ABOVE HIGHEST ADJACENT SURFACE METAL SCREEN: HEIGHT & FINISH PER ELEVATIONS 05.16 06.01 06.02 06.03 06.22 06.23 07.01 07.05 07.18 EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR FLOOR / ROOF FRAMING: REF. STRUCTURAL DWGS CORRIDOR / DECK FRAMING: REFER TO STRUCTURAL DWGS. W/ 2" MIN. TOPPING SLAB OVER OVERFRAMING (PLI-DECK HD-250 ICC ESR-2097), SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN WOOD FRAMED CURB, SLOPE TOP AWAY FROM BUILDING 2x FRAMED PARAPET WALL / CURB: HEIGHT & FINISH PER ELEVATION MEMBRANE ROOFING: TPO (CARLISLE ICC ESR-1463), CLASS A (UL 790), COLOR: GRAY, SLOPE TO DRAIN 2% MIN. THERMAL INSULATION: R-19 BATT @ WOOD FLOORS, R-19 BATT @ WOOD WALLS, 1/4" XPS RIGID INSULATION WITH R-19 BATT @ METAL STUD WALLS, R-30 BATT @ ROOF, REF. T-24 MECHANICAL SCREEN, HEIGHT PER ELEVATIONS 09.04 23.02 32.03 32.04 SOFFIT: REF. RCPS MECH EQUIPMENT: REF. MECHANICAL DWGS BIO FILTER PLANTER/BMP AREA: REF. CIVIL DRAWINGS & LANDSCAPE DWGS SITE / SECURITY FENCE PER LANDSCAPE DWGS 1 2 4 5 6 7 10 1283911 56.05' RETAIL 3 74.44' 2ND FLOOR 85.21' 3RD FLOOR 95.98' 4TH FLOOR 106.75' 5TH FLOOR 117.04' ROOF 126.54' HIGH ROOF 8'- 1 0 " 8' - 1 0 " BO S O F F I T 9' - 8 " BO D E C K F R 9' - 8 " 9' - 8 " 8'- 1 0 " 4'- 6 " 56.05' 18 ' - 4 5 / 8 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 3 1 / 2 " 4' - 6 " 15 ' - 6 5 / 8 " 3' - 6 " MI N . 6" 3' - 6 " MI N . 6' - 0 " 6' - 0 " 6" 1/A605513 1/A605413 1/A605313 1/A605213 1/A606212 1/A606312 1/A606412 1/A606512 2/A607211 2/A607311 1/A607411 1/A607511 01.01 03.02 03.02 03.08 03.03 03.04 03.06 03.08 03.05 01.01 06.01 06.02 06.03 06.22 06.23 06.23 06.23 06.22 05.16 07.0106.01 07.05 09.04 09.04 23.02 05.04 09.04 07.05 07.05 07.05 01.16 PARKING RETAIL 3 HALL HALL HALL HALL IDF IDF IDF IDF B3 LIVING BATH BATHHALL B3 LIVING BATH BATHHALL B3 LIVING BATH BATHHALL B3 LIVING BATH BATHHALL C1 M. BED.BATH KITCHENHALL C1 M. BED.BATH KITCHENHALL C1 M. BED.BATH KITCHENHALL C1 M. BED.BATH KITCHENHALL C2.1 LIVINGBATH BALCONY C2.1 C2 C2 56.60' LOBBY & RETAIL 2 59.10' RETAIL 1 LIVINGBATH BALCONY LIVINGBATH BALCONY LIVINGBATH BALCONY SIM. 8'- 6 " BO S O F F I T 9' - 6 " BO H A L L F R 8' - 6 " 9' - 6 " 8'- 6 " 9' - 6 " 8'- 6 " 8'- 0 " 7' - 1 0 " 8'- 0 " 8'- 0 " 8'- 0 " 1 2 4 5 6 7 10 1283911 56.05' RETAIL 3 74.44' 2ND FLOOR 85.21' 3RD FLOOR 95.98' 4TH FLOOR 106.75' 5TH FLOOR 117.04' ROOF 126.54' HIGH ROOF 15 ' - 0 " 8' - 4 " 8' - 4 " 56.60' 17 ' - 1 0 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 3 1 / 2 " 1' - 6 " 2'- 8 " 8'- 0 " 7' - 1 0 " 7' - 1 0 " 8'- 0 " 7' - 6 " 8'- 0 " 8'- 0 " 7' - 1 0 " 2'- 8 " 6" 6" 4' - 6 " 6' - 0 " 2/A601503 2/A601403 2/A601303 2/A601203 1/A601502 1/A601402 1/A601302 1/A601202 1/A601501 1/A601401 1/A601301 1/A706201 1/A607510 1/A607410 3/A607310 3/A607210 01.01 03.02 03.05 03.03 03.04 03.08 01.01 03.05 06.01 06.02 06.22 06.23 07.0106.01 07.05 09.04 09.04 23.02 06.2306.23 09.04 05.04 07.18 07.05 07.05 07.05 01.16 PARKING RETAIL 2 56.60' LOBBY & RETAIL 2 STO. HALL HALL HALL HALL STO. STO.STO. STO.STO. STO.STO. A1.1 BATH POWDER DININGW/D A1.1 BATH POWDER DININGW/D A1.1 BATH POWDER DININGW/D A1.1 BATH POWDER DININGW/D BATHPOWDERDININGW/D A1 BATHPOWDERDININGW/D A1 BATHPOWDERDININGW/D A1 BATHPOWDERDININGW/D A1 BATHPOWDERDININGW/D A1 BATHPOWDERDININGW/D A1 BATHPOWDERDININGW/D A1 CLUB ROOM C2 BEDROOMHALLBATH C2 BEDROOMHALLBATH C3 BEDROOMHALLBATH C3 BEDROOMHALLBATH 59.10' RETAIL 1 SIM. 8' - 6 " 9' - 6 " BO H A L L F R 8' - 6 " 9' - 6 " 8' - 6 " 9' - 6 " 8'- 6 " 03.02 1 2 4 5 63 7 56.05' RETAIL 3 74.44' 2ND FLOOR 85.21' 3RD FLOOR 95.98' 4TH FLOOR 106.75' 5TH FLOOR 117.04' ROOF 8' - 4 " 15 ' - 4 " 4' - 6 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 3 1 / 2 " 6" 6" 6' - 0 " 4'- 0 " 1/A602505 1/A602405 1/A602305 1/A602205 1/A603507 1/A603407 1/A603307 1/A603207 01.01 03.02 03.03 03.04 01.01 06.01 06.02 06.23 07.0106.01 07.05 09.04 06.23 09.04 07.18 32.03 32.04 09.04 07.05 07.05 07.05 01.16 PARKINGTRASH ROOM HALL HALL HALL HALLA2 LIVING A2 LIVING A2 LIVING A2 LIVING B1 KITCHENBEDROOM B1 KITCHENBEDROOM B1 KITCHENBEDROOM B1 KITCHENBEDROOM 59.10' RETAIL 1 8' - 6 " 9' - 6 " BO H A L L F R 8' - 6 " 9' - 6 " 8'- 6 " 9' - 6 " 8'- 6 " 8'- 0 " 8'- 0 " 06.22 06.22 SCALE: 1/8" = 1'-0"1 BUILDING SECTION SCALE: 1/8" = 1'-0"2 BUILDING SECTION SCALE: 1/8" = 1'-0"3 BUILDING SECTION KEYNOTES May 6, 2026 Item #2 212 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.01 01.16 03.01 03.02 03.03 03.04 03.05 03.06 03.08 PROPERTY LINE 8'-2" VERTICAL CLEARANCE FROM GARAGE FLOOR TO THE LOWEST PROJECTION OF THE CEILING FOR VEHICULAR DRIVE AISLES, ACCESSIBLE SPACES AND ACCESSIBLE LOADING AISLES CONCRETE SLAB: SLOPE TO DRAIN PER PLAN, REF. STRUCTURAL DWGS 5" CONCRETE SLAB ON GRADE 14" CONCRETE PODIUM: REF. STRUCTURAL DWGS FOR VARYING THICKNESSES CONCRETE SLAB (DEPRESSED): W/ 2" MIN. TOPPING SLAB (CON DEK ICC ESR-2097): SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN, REF. STRUCTURAL DWGS CONCRETE SLAB (DEPRESSED): W/ ELASTOMERIC DECK FINISH (CON DEK ICC ESR-2097) : SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN, REF. STRUCTURAL DWGS CONCRETE WALL: REF. STRUCTURAL DWGS CONCRETE CURB, 6" ABOVE HIGHEST ADJACENT SURFACE 05.04 05.16 06.01 06.02 06.03 06.22 06.23 06.24 07.01 METAL SCREEN: HEIGHT & FINISH PER ELEVATIONS EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR FLOOR / ROOF FRAMING: REF. STRUCTURAL DWGS CORRIDOR / DECK FRAMING: REFER TO STRUCTURAL DWGS. W/ 2" MIN. TOPPING SLAB OVER OVERFRAMING (PLI-DECK HD-250 ICC ESR-2097), SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN WOOD FRAMED CURB, SLOPE TOP AWAY FROM BUILDING 2x FRAMED PARAPET WALL / CURB: HEIGHT & FINISH PER ELEVATION DROPPED WOOD BEAM PER STRUCTURAL DWGS MEMBRANE ROOFING: TPO (CARLISLE ICC ESR-1463), CLASS A (UL 790), COLOR: GRAY, SLOPE TO DRAIN 2% MIN. 07.05 07.14 07.18 09.04 32.03 32.04 THERMAL INSULATION: R-19 BATT @ WOOD FLOORS, R-19 BATT @ WOOD WALLS, 1/4" XPS RIGID INSULATION WITH R-19 BATT @ METAL STUD WALLS, R-30 BATT @ ROOF, REF. T-24 GUTTER & DOWNSPOUT MECHANICAL SCREEN, HEIGHT PER ELEVATIONS SOFFIT: REF. RCPS BIO FILTER PLANTER/BMP AREA: REF. CIVIL DRAWINGS & LANDSCAPE DWGS SITE / SECURITY FENCE PER LANDSCAPE DWGS A B C H I JD 56.05' RETAIL 3 74.44' 2ND FLOOR 85.21' 3RD FLOOR 95.98' 4TH FLOOR 106.75' 5TH FLOOR 117.04' ROOF 126.54' HIGH ROOF 9' - 8 " 8' - 1 0 " 8' - 4 " 8' - 1 0 " 8' - 4 " BO B E A M 8' - 1 0 " BO S O F F I T 9' - 8 " BO D E C K F R 9' - 8 " 8' - 4 " 17 ' - 1 0 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 3 1 / 2 " 4'- 6 " 57.60'56.80'56.60'56.05' 3'- 6 " MI N . 6" 3'- 6 " MI N . 8' - 0 " 6" 3'- 6 " MI N . 3'- 6 " MI N . 6" 6" 15 ' - 0 " 8' - 0 " 4' - 6 " 1/A607511 1/A607411 1/A607311 1/A607211 1/A607510 1/A607410 3/A607310 3/A607210 01.01 03.02 03.08 03.03 03.05 01.01 03.05 06.01 06.23 07.0106.01 07.05 09.0409.04 06.24 32.04 09.04 06.24 05.16 06.23 06.24 09.04 06.24 05.16 09.0406.03 06.03 07.05 07.05 07.05 RETAIL 3 RETAIL 2LOBBY FIRE PUMP ROOM 56.60' LOBBY & RETAIL 2 59.10' RETAIL 1 56.80' LOBBY C2 C2 C2.1 C2.1 LIVING BEDROOM M. BEDROOMKITCHEN C2 C2 C3 C3 LIVINGBEDROOMM. BEDROOM KITCHEN BALCONYBALCONY LIVING BEDROOM M. BEDROOMKITCHENBALCONY LIVING BEDROOM M. BEDROOMKITCHENBALCONY LIVING BEDROOM M. BEDROOMKITCHENBALCONY LIVINGBEDROOMM. BEDROOM KITCHEN BALCONY LIVINGBEDROOMM. BEDROOM KITCHEN BALCONY LIVINGBEDROOMM. BEDROOM KITCHEN BALCONY E F G K L 13 ' - 0 " 03.08 06.22 05.16 06.22 05.16 A B E F G K LCHIJD 56.05' RETAIL 3 74.44' 2ND FLOOR 85.21' 3RD FLOOR 95.98' 4TH FLOOR 106.75' 5TH FLOOR 117.04' ROOF 7' - 6 " 8'- 1 0 " 8'- 1 0 " 9' - 8 " 9' - 6 " 8'- 6 " 9' - 6 " 8'- 6 " 8'- 6 " 8'- 1 0 " 9' - 8 " 8'- 1 0 " 9' - 8 " 4' - 4 " 42 " M I N . 9' - 8 " 6' - 0 " 18 ' - 4 5 / 8 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 3 1 / 2 " 56.80' 6' - 0 " 6' - 0 " 3' - 6 " MI N . 3' - 6 " MI N . 3' - 6 " MI N . 7' - 1 0 " 8' - 0 " 7' - 1 0 " 8' - 0 " 4' - 6 " 7' - 1 0 " 4' - 6 " 1/A606512 1/A606412 1/A606312 1/A606212 1/A601301 1/A706201 1/A601401 1/A601501 4/A603309 4/A603209 4/A603409 4/A603509 01.01 03.02 03.08 03.0303.05 03.04 03.04 03.04 03.06 03.05 06.01 06.23 07.0106.01 07.05 09.04 09.04 06.23 09.04 06.03 32.04 05.04 06.23 07.14 07.18 06.24 05.04 09.04 06.03 07.05 07.05 07.05 01.16 01.16 BIKE ROOM CLUB ROOM HALL HALL HALL HALL HALL HALL HALL HALL CRTYD GARAGEGARAGE C1 C1 C1 C1 BEDROOM BATHBALCONYHALL A1 POWDERLIVING KITCHEN A1 A1 BALCONY W/DBATH LIVING B1.2 W/DBATH LIVING B1.2 W/DBATH LIVING B1.2 W/DBATH LIVING B1.2 56.60' LOBBY & RETAIL 2 59.10' RETAIL 1 BEDROOM BATHBALCONYHALL BEDROOM BATHBALCONYHALL BEDROOM BATHBALCONYHALL POWDERLIVING KITCHENBALCONY POWDERLIVING KITCHENBALCONY SIM. 8' - 6 " 9' - 6 " BO H A L L F R 8'- 6 " 9' - 6 " 8'- 6 " 9' - 6 " 8'- 6 " 8'- 1 0 " BO S O F F I T 9' - 8 " BO D E C K F R 9' - 6 " BO H A L L F R 8'- 1 0 " BO S O F F I T 9' - 8 " BO D E C K F R 3' - 6 " MI N . 8' - 6 " BO S O F F I T 03.01 05.16 32.03 32.03 09.04 05.16 06.02 06.02 32.03 32.04 05.16 SCALE: 1/8" = 1'-0"1 BUILDING SECTION SCALE: 1/8" = 1'-0"2 BUILDING SECTION KEYNOTES May 6, 2026 Item #2 213 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet BU I L D I N G S E C T I O N S A403 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.01 01.16 03.02 03.03 03.04 03.05 03.06 03.08 03.09 PROPERTY LINE 8'-2" VERTICAL CLEARANCE FROM GARAGE FLOOR TO THE LOWEST PROJECTION OF THE CEILING FOR VEHICULAR DRIVE AISLES, ACCESSIBLE SPACES AND ACCESSIBLE LOADING AISLES 5" CONCRETE SLAB ON GRADE 14" CONCRETE PODIUM: REF. STRUCTURAL DWGS FOR VARYING THICKNESSES CONCRETE SLAB (DEPRESSED): W/ 2" MIN. TOPPING SLAB (CON DEK ICC ESR-2097): SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN, REF. STRUCTURAL DWGS CONCRETE SLAB (DEPRESSED): W/ ELASTOMERIC DECK FINISH (CON DEK ICC ESR-2097) : SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN, REF. STRUCTURAL DWGS CONCRETE WALL: REF. STRUCTURAL DWGS CONCRETE CURB, 6" ABOVE HIGHEST ADJACENT SURFACE CONCRETE STAIR STRINGER/RISERS/TREADS 05.01 05.16 06.01 06.02 06.03 06.22 06.23 07.01 07.05 METAL AWNING EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR FLOOR / ROOF FRAMING: REF. STRUCTURAL DWGS CORRIDOR / DECK FRAMING: REFER TO STRUCTURAL DWGS. W/ 2" MIN. TOPPING SLAB OVER OVERFRAMING (PLI-DECK HD-250 ICC ESR-2097), SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN WOOD FRAMED CURB, SLOPE TOP AWAY FROM BUILDING 2x FRAMED PARAPET WALL / CURB: HEIGHT & FINISH PER ELEVATION MEMBRANE ROOFING: TPO (CARLISLE ICC ESR-1463), CLASS A (UL 790), COLOR: GRAY, SLOPE TO DRAIN 2% MIN. THERMAL INSULATION: R-19 BATT @ WOOD FLOORS, R-19 BATT @ WOOD WALLS, 1/4" XPS RIGID INSULATION WITH R-19 BATT @ METAL STUD WALLS, R-30 BATT @ ROOF, REF. T-24 07.18 09.04 32.04 MECHANICAL SCREEN, HEIGHT PER ELEVATIONS SOFFIT: REF. RCPS SITE / SECURITY FENCE PER LANDSCAPE DWGS A B E F G K L M N PCHIJDO 56.05' RETAIL 3 74.44' 2ND FLOOR 85.21' 3RD FLOOR 95.98' 4TH FLOOR 106.75' 5TH FLOOR 117.04' ROOF 126.54' HIGH ROOF 9' - 6 " BO H A L L F R 8' - 6 " BO S O F F I T 8' - 6 " 9' - 6 " 8'- 6 " 9' - 6 " 8'- 6 " 9' - 1 " 8' - 1 0 " BO S O F F I T 9' - 8 " BO D E C K F R 9' - 8 " 8'- 1 0 " 9' - 8 " 9' - 1 " 15 ' - 4 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 9 1 / 4 " 10 ' - 3 1 / 2 " 9' - 1 " 58.50' 56.80' 59.10' 8'- 1 0 " 3' - 6 " MI N . 6' - 0 " 7' - 1 0 " 8'- 0 " 8'- 0 " 7' - 1 0 " 8'- 0 " 8' - 4 " 11 ' - 0 " 6"3' - 6 " MI N . 6' - 0 " 4' - 6 " 4'- 4 " MI N . 6" 6' - 0 " 4' - 6 " 4' - 6 " 4' - 6 " 3' - 6 " MI N . 4' - 6 " PROPERTY LINE 1/A605513 1/A605413 1/A605313 1/A605213 1/A601502 1/A601402 1/A601302 1/A601202 2,4/A603508 2,4/A603408 2,4/A603308 2,4/A603208 1/A603507 1/A603407 1/A603307 1/A603207 1/A604406 1/A604306 2/A604206 01.01 03.02 03.08 03.03 03.05 03.04 03.06 03.09 03.0403.0503.05 03.05 03.02 06.01 06.23 07.0106.01 07.05 09.04 09.04 32.04 05.01 06.23 06.22 03.08 09.04 06.03 09.04 07.05 07.05 07.05 01.16 PARKINGSTAIR 2 RETAIL 1 AMENITY DECK CRTYD 56.60' LOBBY & RETAIL 2 59.10' RETAIL 1 B3 BATH DININGCLOSETSHOWER W/D BATH B3 BATH DININGCLOSETSHOWER W/D BATH B3 BATH DININGCLOSETSHOWER W/D BATH B3 BATH DININGCLOSETSHOWER W/D BATH A1 A1 A1 LIVINGBALCONY DINING A1 LIVINGPATIO DINING HALL B1.1 BATHBEDROOM CLOSETENTRYBATH B1.1 BATHBEDROOM CLOSETENTRYBATH B1.1 BATHBEDROOM CLOSETENTRYBATH B1.1 BATHBEDROOM CLOSETENTRYBATH B1 BATHBEDROOM CLOSETENTRYBATH B1 BATHBEDROOM CLOSETENTRYBATH B1 BATHBEDROOM CLOSETENTRYBATH B1 BATHBEDROOM CLOSETENTRYBATH B2 LIVINGBATHHALLCLOSET B2 LIVINGBATHHALLCLOSET B2.1 LIVINGBATHHALLCLOSET HALL HALL HALL LIVINGBALCONY DINING LIVINGBALCONY DINING 14 ' - 1 / 2 " 14 ' - 0 " M I N . C L R 07.18 05.16 05.16 05.16 06.2206.02 06.02 SCALE: 1/8" = 1'-0"1 BUILDING SECTION KEYNOTES May 6, 2026 Item #2 214 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet UN I T P L A N S - U N I T A 1 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.10 01.23 05.16 06.03 06.11 07.04 07.08 07.19 09.04 10.08 26.05 LINE OF WALL / FLOOR BELOW LINE OF ADJACENT UNIT WHERE OCCURS PER OVERALL PLAN EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN WIRE SHELF & POLE: +66" A.F.F. @ TYP. UNITS DRAINAGE VALLEY/CRICKET: SLOPE TO DRAIN DRAIN: REF. PLUMBING DWGS W/D DRAINAGE PAN: FOR DRAIN REF. PLUMBING DWGS SOFFIT: REF. RCPS DOOR SWING MANEUVERING CLEARANCE ELECTRICAL PANEL: REF. ELECTRICAL DWGS REF W/D 4'-0"3'-0"33'-2" 36'-2" 28 ' - 0 " 2" 18 ' - 1 0 " 6'- 0 " 2" 2' - 1 0 " 8' - 1 " 10 ' - 9 " 36'-2" 13'-10"6'-2"8'-4"4'-0"3'-10" 28 ' - 0 " 2" 13 ' - 6 " 2" 14 ' - 2 " 27'-8"5'-6" 3'- 0 " 3' - 1 0 " 2'- 4 " 4' - 2 " 4'-2"4'-6"3'-6"2'-4" 10'-10"3'-8"6'-8"11'-0"1'-0" 2' - 8 " 6'- 6 " 10 ' - 5 " 8' - 7 " 2' - 7 " 5'- 6 " 2' - 2 " 3'-7"7'-5" 7'- 8 " 2'- 0 " 6' - 1 0 " 5'- 4 " 5' - 1 0 " 1'-8"1'-4" 15 ' - 4 " 952 sq ft D-01 D-02 D-05 D-06 D-08 D-07 D-09 D-05 D-04 BALCONY SHOWNUNITS: 301, 401, 501 ALT. BALCONY - SEE 3/A601UNITS: 202, 302, 402, 502 1/A701 A 3/A703 A 1/A703 A W-08 W-01 W-01 10.08 01.10 07.04 06.03 07.08 05.16 06.11 09.04 09.04 07.19 01.23 01.23 MW DW WS TR P 26.05 BEDROOM KITCHEN LIVING DINING 4'-0" X 7'-10' BATH POWDER FIN: A FIN: B FIN: B FIN: A FIN: A FIN: A FIN: B SLOPE 1.5-2% REF W/D 27 ' - 8 " 2' - 8 " 17 ' - 3 " 7' - 9 " 36'-2" 13 ' - 6 " 13 ' - 2 " 2" 1'- 0 " 5' - 6 " 2'- 3 " 11'-8"18'-8"5'-10" 27 ' - 1 0 " 14 ' - 8 " W-02 W-02 01.23 MW DW WS TR P 4'-0" X 7'-10' SLOPE 1.5-2% 2" 13 ' - 0 " 13 ' - 1 0 " 2" 10 " 7'-0" 3'-2"3'-10" 1' - 0 " 28 ' - 0 " 01.23 01.23 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 WALL LEGEND LEVEL 2-ROOF 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 METAL FURRING SOFFIT / FLOOR ABOVE 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT- TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE LEVEL 1 SCALE: 1/4" = 1'-0"1 UNIT PLAN A1 SCALE: 1/4" = 1'-0"2 UNIT PLAN A1.1 SCALE: 1/4" = 1'-0"3 ALT BALCONY A1 944 SF UNIT QUANTITY: 4 UNIT ORIENTATION 203, 303, 403, 503 = STANDARD 938 SF UNIT QUANTITY: 7 UNIT ORIENTATION 202, 301, 302, 401, 402, 501, 502 = STANDARD UNIT QUANTITY: 4 UNIT ORIENTATION 202, 302, 402, 502 = STANDARD SEE 1/A601 FOR ADDITIONAL DIMENSIONS AND CALLOUTS KEYNOTES May 6, 2026 Item #2 215 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet UN I T P L A N S - U N I T A 2 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.10 01.23 05.16 06.03 06.11 06.27 07.04 07.08 07.19 09.04 10.08 LINE OF WALL / FLOOR BELOW LINE OF ADJACENT UNIT WHERE OCCURS PER OVERALL PLAN EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN WIRE SHELF & POLE: +66" A.F.F. @ TYP. UNITS UPPER & LOWER CABINETS W/ COUNTERTOP, 36" MAX. A.F.F. DRAINAGE VALLEY/CRICKET: SLOPE TO DRAIN DRAIN: REF. PLUMBING DWGS W/D DRAINAGE PAN: FOR DRAIN REF. PLUMBING DWGS SOFFIT: REF. RCPS DOOR SWING MANEUVERING CLEARANCE 14.01 21.03 26.05 TRASH CHUTE. "CHUTE INTERNATION" MFR. OR EQUAL FIRE STANDPIPE: REF. FIRE SPRINKLER DRAWINGS ELECTRICAL PANEL: REF. ELECTRICAL DWGS REF 8'-8"9'-6" 18'-2" D3-20 D3-21 14.01 21.03 06.03 P MW DW TR WS 20 ' - 6 " 11 ' - 2 " 2'- 1 0 " 6' - 6 " 9'- 4 " REF W/ D W/ D 45'-11" 2"9'-6"36'-3" 23'-3"13'-0" 20 ' - 6 " 8' - 0 " 12 ' - 6 " 45'-11" 2"9'-10"5'-4"3'-6"6'-5"3'-8"4'-0"6'-8"6'-4" 20 ' - 6 " 14 ' - 0 " 6' - 6 " 5' - 8 " 2' - 4 " 2' - 6 " 5' - 6 " 11'-10"3'-4" 4'-10"4'-8"4'-10"6'-9"11'-8"6'-4"6'-8" D-01 D-10 D-11 D-05 D-05 D-06 D-02 D-12 BALCONY SHOWNUNITS: 204, 304, 404, 504 ALT. BALCONY - SEE 2/A602UNITS: 205, 305, 405, 505 D-15 4/A701 B 1/A703 A 3/A703 A W-04 W-01 W-01 W-02 10.08 01.10 07.04 06.03 07.08 05.16 06.11 09.04 07.1901.23 06.27 P MW DW TR WS 26.05LIVING DINING BEDROOM KITCHEN 3'- 3 " X 7'- 0' POWDER BATH FIN: B FIN: A FIN: A FIN: A FIN: A FIN: B FIN: A FIN: B SLOPE 1.5-2% 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 WALL LEGEND LEVEL 2-ROOF 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 METAL FURRING SOFFIT / FLOOR ABOVE 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT- TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE LEVEL 1 SCALE: 1/4" = 1'-0"2 ALT BALCONY A2 SCALE: 1/4" = 1'-0"1 UNIT PLAN A2 876 SF UNIT QUANTITY: 8 UNIT ORIENTATION 204, 205, 304, 305, 404, 405, 504, 505 = STANDARD UNIT QUANTITY: 4 UNIT ORIENTATION 205, 305, 405, 505 = STANDARD KEYNOTES May 6, 2026 Item #2 216 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet UN I T P L A N S - U N I T B 1 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.10 05.16 06.03 06.11 06.27 07.04 07.08 07.19 09.04 10.08 26.05 LINE OF WALL / FLOOR BELOW EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN WIRE SHELF & POLE: +66" A.F.F. @ TYP. UNITS UPPER & LOWER CABINETS W/ COUNTERTOP, 36" MAX. A.F.F. DRAINAGE VALLEY/CRICKET: SLOPE TO DRAIN DRAIN: REF. PLUMBING DWGS W/D DRAINAGE PAN: FOR DRAIN REF. PLUMBING DWGS SOFFIT: REF. RCPS DOOR SWING MANEUVERING CLEARANCE ELECTRICAL PANEL: REF. ELECTRICAL DWGS RE F W/ D 45'-6" 1"17'-2"8'-2"1"20'-0" 10'-6"5'-10"5'-8"8'-6"6'-8"2'-4"5'-10" 29 ' - 0 " 16 ' - 2 " 2' - 4 " 10 ' - 6 " 45'-6" 1"29'-8"1"15'-8" 29 ' - 0 " 5' - 0 " 24 ' - 0 " 12 ' - 9 " 11 ' - 3 " 6'-4"9'-6"6'-4"7'-6"4'-8"5'-2"8"5'-10" 4' - 9 " 6'- 6 " 5' - 0 " 9' - 1 " 3' - 8 " 1' - 0 " 4' - 9 " 5'- 6 " 11'-4"2'-6"4'-11"5'-10"3'-7" 12'-4"1'-6"14'-4"6'-10"3'-8"4'-6"2'-2" 3'-2"2'-6" 15 ' - 0 " 3'- 6 " 3'- 6 " 7' - 0 " 5'-8"1'-0" 1'-0" 4' - 0 " 7' - 1 0 " 3'- 2 " 2'-3"1'-5" 16'-10" 4' - 0 " D-01 D-05 D-06 D-09 D-08 D-02 D-06 D-04 D-02 D-05 D-14 11/A703 C 7/A703 B 8/A701 C D-04 BALCONY SHOWNUNITS: 307, 407, 507 ALT. BALCONY - SEE 3/A601UNITS: 207 W-02 W-01 W-05 W-05 10.08 01.10 07.04 06.03 07.08 05.16 06.11 09.04 07.19 06.27 CL CL P BB BB MW DW TR 26.05 LIVING DINING BEDROOM BEDROOM KITCHEN 4' X 8' BATH BATH FIN: B FIN: A FIN: A FIN: A FIN: A FIN: A FIN: B FIN: A FIN: B SLOPE 1.5-2% 29'-8"1"15'-8" 23'-8"6'-0" 45'-5" W-04 CL BB DW SEE B1 UNIT FLOOR PLAN 4' X 8' SLOPE 1.5-2% RE F 10 ' - 6 " 5'- 6 " 5' - 0 " 29 ' - 0 " W-01 P BB BB MW SEE B1 UNIT FLOOR PLAN 16 ' - 1 0 " 11'-6" 5'-0"6'-6" 8" 15 ' - 8 " 6" 05.16 06.03 SLOPE 1.5-2% 16'-4" 10 ' - 0 " 5' - 0 " 5' - 0 " SLOPE 1.5-2% 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 WALL LEGEND LEVEL 2-ROOF 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 METAL FURRING SOFFIT / FLOOR ABOVE 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT- TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE LEVEL 1 SCALE: 1/4" = 1'-0"1 UNIT PLAN B1 SCALE: 1/4" = 1'-0"2 UNIT PLAN B1.1 SCALE: 1/4" = 1'-0"4 UNIT PLAN B1.1/B1.2 SCALE: 1/4" = 1'-0"5 BALCONY B1.2 SCALE: 1/4" = 1'-0"3 ALT BALCONY B1 1,228 SF SEE 1/A603 FOR ADDITIONAL DIMENSIONS AND CALLOUTS SEE 1/A603 FOR ADDITIONAL DIMENSIONS AND CALLOUTS UNIT QUANTITY: 4 UNIT ORIENTATION 207, 307, 407, 507 = STANDARD UNIT QUANTITY: 4 UNIT ORIENTATION 208, 308, 408, 508 = STANDARD UNIT QUANTITY: 1 UNIT ORIENTATION 207 = STANDARD UNIT QUANTITY: 8 UNIT ORIENTATION B1.1 208, 308, 408, 508 = STANDARD UNIT ORIENTATION B1.2 209, 309, 409, 509 = MIRRORED UNIT QUANTITY: 4 UNIT ORIENTATION 209, 309, 409, 509 = STANDARD KEYNOTES May 6, 2026 Item #2 217 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet UN I T P L A N S - U N I T B 2 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.10 05.16 06.03 06.11 06.27 07.04 07.08 07.19 09.04 10.08 26.05 LINE OF WALL / FLOOR BELOW EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN WIRE SHELF & POLE: +66" A.F.F. @ TYP. UNITS UPPER & LOWER CABINETS W/ COUNTERTOP, 36" MAX. A.F.F. DRAINAGE VALLEY/CRICKET: SLOPE TO DRAIN DRAIN: REF. PLUMBING DWGS W/D DRAINAGE PAN: FOR DRAIN REF. PLUMBING DWGS SOFFIT: REF. RCPS DOOR SWING MANEUVERING CLEARANCE ELECTRICAL PANEL: REF. ELECTRICAL DWGS REF W/ D 54 ' - 8 " 13 ' - 6 " 41 ' - 2 " 29 ' - 4 " 11 ' - 1 0 " 37'-6" 15'-6"22'-0" 6'-0"3'-10"5'-8"2'-4"6'-2"13'-6" 37'-6" 6'-0"22'-4"9'-2" 1'-10"5'-2"4'-0"13'-4" 54 ' - 8 " 29 ' - 2 " 5' - 8 " 19 ' - 1 0 " 11 ' - 0 " 7' - 0 " 7' - 4 " 3' - 1 0 " 6' - 2 " 6' - 0 " 7' - 8 " 5' - 6 " 2' - 2 " 7'-10"4'-0"4'-6"8" 13 ' - 8 " 4' - 4 " 5' - 8 " 1' - 6 " 15 ' - 6 " 7' - 8 " 2' - 2 " 4' - 2 " 14'-0"6'-0"7'-2"3'-8"8" 4' - 1 0 " 2' - 6 " 12 ' - 8 " 5' - 4 " 4'-2"6'-2"4'-10" 1'-1"7'-10" 11 ' - 8 " 8'- 1 1 " 8' - 9 " 1'-10"11'-8" 4' - 1 0 " 5' - 2 " 3' - 6 " 2' - 4 " 13 ' - 0 " 9' - 6 " 3' - 6 " 4' - 6 " 8' - 4 " 7'-2"15'-2" D-13 D-04 D-05 D-05 D-02 D-06 D-02 D-06 D-02 D-05 D-02 D-01 BALCONY SHOWNUNITS: 306 ALT. BALCONY - SEE 2/A604UNITS: 206, 406 1/A704 D 1/A702 D 5/A704 E W-07 W-01 W-07 W-06 W-03 W-03 W-07 10.08 01.10 07.04 06.03 07.08 05.16 06.11 09.04 07.19 07.08 1/A706 A 06.27 BBBB MW DW P TR 26.05 3'- 8 " X 8 ' LIVING DINING BEDROOM BEDROOM KITCHEN BATH BATH FIN: B FIN: A FIN: A FIN: A FIN: A FIN: B FIN: A FIN: A FIN: A FIN: B FIN: A SLOPE 1.5-2% LAUNDRY REF 4' - 0 " 13 ' - 6 " 29 ' - 4 " 11 ' - 1 0 " 13 ' - 1 0 " 11 ' - 0 " 5' - 0 " 6' - 1 0 " 4' - 6 " 54 ' - 8 " 9'-8" W-07 W-06 BBBB MW DW P TR 3'- 8 " X 8 ' SLOPE 1.5-2% 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 WALL LEGEND LEVEL 2-ROOF 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 METAL FURRING SOFFIT / FLOOR ABOVE 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT- TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE LEVEL 1 SCALE: 1/4" = 1'-0"1 UNIT PLAN B2 SCALE: 1/4" = 1'-0"2 UNIT PLAN B2.1 1,632 SF UNIT QUANTITY: 2 UNIT ORIENTATION 306, 406 = STANDARD SEE 1/A604 FOR ADDITIONAL DIMENSIONS AND CALLOUTS UNIT QUANTITY: 1 UNIT ORIENTATION 206 = STANDARD KEYNOTES May 6, 2026 Item #2 218 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet UN I T P L A N S - U N I T B 3 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.10 05.16 06.03 06.11 07.04 07.08 07.19 09.04 10.08 26.05 LINE OF WALL / FLOOR BELOW EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN WIRE SHELF & POLE: +66" A.F.F. @ TYP. UNITS DRAINAGE VALLEY/CRICKET: SLOPE TO DRAIN DRAIN: REF. PLUMBING DWGS W/D DRAINAGE PAN: FOR DRAIN REF. PLUMBING DWGS SOFFIT: REF. RCPS DOOR SWING MANEUVERING CLEARANCE ELECTRICAL PANEL: REF. ELECTRICAL DWGS RE F W/D 54'-8" 3'-0"13'-6"38'-2" 26'-4"11'-10" 31 ' - 1 0 " 3'- 1 0 " 8' - 0 " 6' - 2 " 13 ' - 1 0 " 54'-8" 28'-2"6'-0"20'-6" 14'-0"7'-0"7'-2"6'-10"6'-0"7'-8" 31 ' - 1 1 " 1" 18 ' - 0 " 4'- 4 " 9' - 6 " 9'- 8 " 8'- 4 " 4'-10"2'-4"5'-6"2'-2" 1' - 1 " 7' - 1 0 " 6' - 3 " 16'-8"4'-4"5'-8"1'-6"5'-11"6'-7"7'-8"2'-2"4'-2" 15'-8"5'-4" 7' - 2 " 4' - 2 " 6' - 2 " 4'- 1 0 " 1'- 0 " 5'- 0 " 4'- 8 " 2' - 6 " 3'- 8 " 14 ' - 4 " 8" 3'-2"10'-8"8'-0"5'-8"4'-6"6'-2" 1'- 1 0 " 12 ' - 0 " 3'-8"2'-4"7'-6" 5' - 6 " 4'- 0 " D-01 D-02 D-06 D-05 D-05 D-02 D-02 D-05 D-02 D-06 D-04 D-13 1/A704 D 5/A704 E 1/A702 D W-02 W-02 W-03 W-01 W-02 W-07 W-07 10.08 01.10 07.04 06.03 06.11 09.04 07.19 07.08 05.16 1/A706 A CL BB BB MW DW P TR 7'- 1 0 " 4' - 0 " 4'- 1 0 " 8" 26.05 3'-8" X 8' BATH LIVING DINING BEDROOM BEDROOM KITCHEN BATH FIN: B FIN: A FIN: A FIN: A FIN: A FIN: A FIN: A FIN: A FIN: B FIN: B FIN: A SLOPE 1.5-2% LAUNDRY 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 WALL LEGEND LEVEL 2-ROOF 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 METAL FURRING SOFFIT / FLOOR ABOVE 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT- TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE LEVEL 1 SCALE: 1/4" = 1'-0"1 UNIT PLAN B3 1,565 SF UNIT QUANTITY: 2 UNIT ORIENTATION 213, 313, 413, 513 = STANDARD KEYNOTES May 6, 2026 Item #2 219 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet UN I T P L A N S - U N I T C 1 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.10 05.16 06.03 06.11 06.27 07.04 07.08 07.19 09.04 10.08 26.05 LINE OF WALL / FLOOR BELOW EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN WIRE SHELF & POLE: +66" A.F.F. @ TYP. UNITS UPPER & LOWER CABINETS W/ COUNTERTOP, 36" MAX. A.F.F. DRAINAGE VALLEY/CRICKET: SLOPE TO DRAIN DRAIN: REF. PLUMBING DWGS W/D DRAINAGE PAN: FOR DRAIN REF. PLUMBING DWGS SOFFIT: REF. RCPS DOOR SWING MANEUVERING CLEARANCE ELECTRICAL PANEL: REF. ELECTRICAL DWGS RE F W/ D 33'-6" 16'-8"3'-0"8'-4"5'-6" 1" 19 ' - 0 " 22 ' - 6 " 1" 16 ' - 0 " 57 ' - 8 " 11 ' - 2 " 11 ' - 4 " 33'-6" 57 ' - 8 " 1" 18 ' - 1 0 " 5' - 1 0 " 5'- 6 " 11 ' - 6 " 8' - 1 0 " 1" 7' - 0 " 4'-0"7'-10"6'-0"15'-8" 11'-7"4'-1" 2' - 4 " 5' - 4 " 7' - 8 " 2'- 2 " 5' - 4 " 6' - 3 1 / 2 " 7' - 4 " 5'- 2 1 / 2 " 4' - 1 " 4' - 9 " 7' - 0 " 2'-7"9'-3" 16'-8"7'-5"3'-11"5'-6" 6'-0" 4' - 0 " 3' - 0 " 8'- 2 " 3' - 4 " 2'-4"3'-8" 5' - 8 " 6' - 4 " 6' - 4 " 6' - 4 " 5'- 6 " 6' - 0 " 10 ' - 0 " 6' - 0 " 5' - 4 " 4'-0" D-01 D-02 D-05 D-06 D-06 D-04 D-16 D-16 D-04 D-06 D-02 D-05 D-15 W-01 W-01 1/A703 A 5/A702 E 1/A704 D 9/A704 F W-01 W-05 W-05 10.08 01.10 07.04 06.03 06.11 09.04 07.19 07.08 05.16 1/A706 A D-05 D-02 06.27 CL CL CL CL DW P MW TR WS 26.05 4' X 7'-6" LIVING DINING BEDROOM BEDROOM KITCHEN POWDER BATH BEDROOM BATH FIN: B FIN: A FIN: A FIN: A FIN: A FIN: A FIN: A FIN: A FIN: A FIN: B FIN: B FIN: B HALL FIN: A SLOPE 1.5-2% LAUNDRY 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 WALL LEGEND LEVEL 2-ROOF 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 METAL FURRING SOFFIT / FLOOR ABOVE 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT- TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE LEVEL 1 SCALE: 1/4" = 1'-0"1 UNIT PLAN C1 1,791 SF UNIT QUANTITY: 4 UNIT ORIENTATION 212, 312, 412, 512 = STANDARD KEYNOTES May 6, 2026 Item #2 220 of 229 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet UN I T P L A N S - U N I T C 2 & C 3 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 T U V 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 ORNIA O O No. C25166 01/31/21 CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) 11/13/2024 DISC SUB 02 01/24/2025 DISC SUB 03 05/08/2025 DISC SUB 04 08/13/2025 DISC SUB 05 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 11/19/2025 DISC SUB 06 02/27/2026 DISC HEARING SUB 01.10 05.16 06.03 06.11 07.04 07.08 07.19 09.04 10.08 26.05 LINE OF WALL / FLOOR BELOW EXTERIOR GUARDRAIL: 42" MIN. ABOVE ADJACENT FINISHED FLOOR BALCONY FRAMING: REFER TO STRUCTURAL DWGS. W/ ELASTOMERIC DECK COATING (PLI-DEK ICC ESR-2097)OVER OVERFRAMING, SLOPE 1.5-2% TO DRAIN OR EXTERIOR PER PLAN WIRE SHELF & POLE: +66" A.F.F. @ TYP. UNITS DRAINAGE VALLEY/CRICKET: SLOPE TO DRAIN DRAIN: REF. PLUMBING DWGS W/D DRAINAGE PAN: FOR DRAIN REF. PLUMBING DWGS SOFFIT: REF. RCPS DOOR SWING MANEUVERING CLEARANCE ELECTRICAL PANEL: REF. ELECTRICAL DWGS RE F W/ D 1"50'-0"27'-4" 13'-4"15'-6"21'-2"16'-0"11'-4" 5'-0"16'-2" 34 ' - 6 " 6' - 1 0 " 13 ' - 8 " 13 ' - 0 " 1'- 0 " 77'-5" 1"37'-3"40'-1" 14'-0"7'-4"7'-0"2'-4"3'-8"8'-0"7'-7"15'-11"11'-6" 34 ' - 6 " 20 ' - 0 " 14 ' - 6 " 2'- 4 " 9' - 6 " 1' - 1 0 " 10 ' - 0 " 3'- 0 " 5'-6"7'-5"4'-3"2'-4" 8'-0"3'-8"5'-2" 2' - 2 " 10 " 7'- 0 " 10 ' - 8 " 8" 4'- 0 " 3'- 0 " 8' - 2 " 1'- 0 " 4' - 9 " 9' - 9 " 4'-6"12'-6"7'-0"21'-7"3'-5" 2'-4"12'-2"2'-6" 16'-10" 4'-3"7'-10"4'-1" 8' - 1 0 " 9' - 6 " 7'- 0 " 4' - 6 " 1'- 0 " 2'- 8 " 4' - 1 0 " 8' - 2 " 2'-0"5'-0" 11'-4"9'-0"7'-0"5'-2"3'-8"2'-6"4'-10"8'-6"10'-8"4'-10"4'-10" 77'-5" 4' - 2 " 5'- 4 " 2' - 1 0 " D-01 D-02 D-05 D-06 D-04 D-03 D-04 D-02 D-06 D-05 D-06 D-02 D-05 D-17 D-02 1/A705 G 6/A705 H 1/A704 D 9/A702 F W-04 W-04 W-03 W-07 W-02 W-02 W-07 10.08 01.10 07.04 06.03 06.11 09.04 07.19 07.08 05.16 3/A706 B D-18 CL CL DW BBBB MW TR BF 2'- 4 " 6'- 4 " 5' - 1 0 " 26.05 4' X 8' LIVING DINING BEDROOM BEDROOM KITCHEN BATH BATH BATH BEDROOM FIN: B FIN: A FIN: A FIN: A FIN: A FIN: A FIN: A FIN: A FIN: A FIN: A FIN: B FIN: B FIN: B FIN: A HALL FIN: A SLOPE 1.5-2% LAUNDRY RE F 1"50'-0"27'-4"4'-0" 16'-10"12'-2"21'-0" 6'-2"6'-0"10'-8"6'-2"4'-4"11'-10" 77'-5" W-04 W-04 W-03 W-07 CL DW BBBBMW TR BF 4' X 8' 13 ' - 0 " 2'- 4 " 10 ' - 8 " W-07 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 WALL LEGEND LEVEL 2-ROOF 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 METAL FURRING SOFFIT / FLOOR ABOVE 1 HR PARTY WALL (2) 2X6 WOOD STUD WALLS W/ 2" GAP BETWEEN FRAMING NON-RATED 2X6 FIRE-RETARDANT- TREATED WOOD STUD NON-RATED 2X6 STANDARD WOOD WALL NON-RATED 2X4 STANDARD WOOD WALL SOFFIT / FLOOR ABOVE LEVEL 1 SCALE: 1/4" = 1'-0"1 UNIT PLAN C2 SCALE: 1/4" = 1'-0"3 UNIT PLAN C3 SCALE: 1/4" = 1'-0"2 UNIT PLAN C2.1 2,286 SF 2,239 SF UNIT QUANTITY: 4 UNIT ORIENTATION 410, 411, 510, 511 = STANDARD SEE 1/A607 FOR ADDITIONAL DIMENSIONS AND CALLOUTS UNIT QUANTITY: 2 UNIT ORIENTATION 210, 310 = STANDARD SEE 1/A607 FOR ADDITIONAL DIMENSIONS AND CALLOUTS UNIT QUANTITY: 2 UNIT ORIENTATION 211, 311 = STANDARD KEYNOTES May 6, 2026 Item #2 221 of 229 12 " T P 6" T D 8" T D 6" T D 15"TP (2) 10 " T P 12 " T P 8" T P 10 " T P 15 " T P 12 " T P 12 " T P S C E E E C C C W W C C E E W 55.23 TC54.77 FL 55.11 TC54.98 FL 55.31 TC55.27 FL 55.78 TC55.37 FL 55.97 TC55.48 FL 56.14 TC55.67 FL 55.95 TC55.83 FL 56.14 TC56.00 FL 56.07 TC55.99 FL 56.51 TC56.03 FL 57.16 TC56.69 FL 57.63 TC57.15 FL 57.86 TC57.38 FL 58.34 TC57.85 FL 58.76 TC58.31 FL 58.91 TC58.50 FL 58.71 TC58.69 FL 58.88 TC60.47 TC59.80 FL 60.72 TC60.08 FL 60.70 TC60.19 FL60.33 TC59.87 FL 56.55 TC56.55 FL 59.62 TC59.10 FL 59.30 TC58.77 FL 58.88 FL 59.64 TC59.20 FL 59.17 FL 59.34 TC59.06 FL 59.17 TC 72.71RF D 59 60 59 5 9 58 57 56 5656 55 56 58 58 60 60 57 57 57 EXISTINGSINGLE STORYBUILDING EXISTING MULTI STORYBUILDING EXISTING MULTI STORYBUILDINGEXISTING SINGLE STORY BUILDING 59.1859.50 59.77 59.77 60.01 59.6459.44 59.91 59.01 59.47 59.61 58 5 58.51 57.87 63.18 TW 63.13 TW 56.37 RIM E E W W W W W W W W W W W W W W W G G G G SSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWW WWW WWWWWWWWWWWWWWWWWWWWW SSSSSSSSSSSSSSSSSSSSSSSS G G G G G G G G G G G G G G G G G G G G G G G G W W S S S S W W S S S S E E G G X X X X X X X X X X X X X X X X X X X X W W WWW W E E UP UP UP UP UP 4'8'16'0 29 28 14 21 1 2 3 4 5 6 7 8 9 10 11 1312 15 16 17 18 19 2022 23 24 25 26 2730 31 32 33 34 35 363738 39 40 41 42 43 44 48 47 46 45 49 50 NOT A PART OF LOT EXISTING SINGLE STORYNEIGHBOR BUILDING N 50 PARKING STALLS 3 VAN ADA1 STANDARD ADA8 ELECTRIC VEHICLE CHARGING STATIONS (EVCS)27 EV READY3 EV CAPABLE13 COMPACT EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EV RE A D Y VA N A D A EV RE A D Y EV RE A D Y EV C S EV C S VA N A D A EV C S VA N A D A EV C S STANDARDADAEVCS EVCS EVCS EV C S EV RE A D Y EV RE A D Y EV RE A D Y EV CA P A B L E EV CA P A B L E EV CA P A B L E T R T R T RTRASH4 CY COMP.4 CY TRASH4 CY REC4 CY EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y LOBBY RETAIL 3 STAIR 1 STAIR 2 ELECTRICAL ROOM E1 E2 ELEV. MECH BIKE ROOM DOM. PUMP ROOM TRASH STAIR 3 RETAIL 1 FIRE PUMP ROOM PARKING RETAIL 2 PARCEL ROOM MPOE JEFFERSON ST. CA R L S B A D V I L L A G E D R I V E ALLEY DW MW BB BB P MW BB BB DW MW BB BB P DW MW BB BB P DW MW BB BB P DW MW BB BB P DW MW BB BB P BB BB BB BB DW MW DW MW D2-22 D2-21 D2-20 PRIVATEPATIO W/D W/D W/D W/D W/D W/D W/D W/D W/DW/D W/D UP UP DN REF REF REFREF REF REF REF REF REF DN 1,247 sq ft(750 max net) BMP PERCIVIL ROOFPLANTER AMENITY DECK RINCON CVD CARLSBAD,CA RINCON HOMES 5315 AVENIDA ENCINAS, SUITE 200, CARLSBAD, CA 92008 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 - CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) JOB NO. 24-033 "I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINEDIN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPEREGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS ANDTHE LANDSCAPE MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TOPROVIDE EFFICIENT USE OF WATER." SIGNATURE:DATE:3/30/2026 1. IRRIGATION CIRCUITS SHALL BE ORGANIZED INTO HYDROZONES. 2. ALL IRRIGATION SYSTEMS WILL BE PERMANENT AND SHALL UTILIZE SPRINKLER/ROTOR HEADS ON 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 ANDCONSERVATION 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 5 S A N D I E G O F R E E W A Y 5 HWY 78 EL CA M I N O R E A L C O L L E G E B L . CANNON RD CARLSBAD V I L L A G E D R TAMARACK A V E PIONSE T T I A L A N E SITE GROUND LEVEL SEE SHEET L-02 FOR PLANTING SCHEDULE PODIUM COURTYARD ROOF DECK L-01 LANDSCAPE CONCEPT PLAN 1. MAINTENANCE WITHIN THE RIGHT OF WAY SHALL BE MAINTAINEDBY THE PROPERTY OWNER FOR THE FIRST 12 MONTHS ONCE THIS PERIOD HAS BEEN COMPLETED AND THE TREES ARE IN HEALTHY CONDITION, THE CITY WILL ASSUME MAINTENANCE. 2. ALL ON-SITE LANDSCAPING SHALL BE MAINTAINED BY THEPROPERTY OWNER.3. BMP PLANTERS IN RIGHT OF WAY TO BE MAINTAINED BY OWNER MAINTENANCE NOTES NOTES:+ A ROOT BARRIER SHALL BE OVER OR ADJACENT TOANY UNDERGROUND DRAIN LINES AS A MEANS OF PROTECTION AGAINST ROOT INTRUSION. FINAL LOCATION OF ROOT BARRIER(S) SHALL BE DETERMINED DURING CONSTRUCTION + ALL UTILITIES ARE TO BE SCREENED SEATING AREA W/ FIREPIT SEATING AREA W/ FIREPIT TREE PLANTER POT, TYP. DECORATIVE PLANTER POT, TYP. DECORATIVE PEDESTAL PAVERSSEATING DECORATIVE CMU BLOCK PLANTER DECORATIVE PAVERS BMP PLANTER 6, CMU BLOCK CONSTRUCTION BBQ COUNTER OPEN GATHERING SPACE FOR CLUB ROOM W/ DECORATIVE PAVERS BMP PLANTER 8, CMU BLOCK CONSTRUCTION DECORATIVE CMU BLOCK PLANTER SEATING AREA W/ FIREPIT DECORATIVE CMU BLOCK PLANTER PRIVATE PATIO BMP PLANTER11, CMU BLOCK CONSTRUCTION BMP PLANTER 7, CMU BLOCK CONSTRUCTION CITY SIDEWALK, NATURAL GRAY CONCRETE DECORATIVE FENCE & GATE LOBBY ENTRANCE W/ DECORATIVE CONCRETE PAVING NATURAL GRAY CONCRETE WALK TRANSFORMER BMP PLANTER 1, CMU BLOCK CONSTRUCTION BMP PLANTER 3, CMU BLOCK CONSTRUCTION 6' HT DECORATIVE FENCE & GATE NATURAL GRAY CONCRETE WALK BMP PLANTER 4, CMU BLOCK CONSTRUCTION 6' HT DECORATIVE FENCE & GATE DECORATIVE CONCRETE PAVING AT RETAIL FRONTAGE TREE WELL BMP 14 PER CIVIL (ARBUTUS X MARINA)LADDER PAD, TYP. LADDER PAD, TYP. LADDER PAD, TYP. LADDER PAD, TYP. 1" IRR. METER AND BACKFLOW 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-GALLONSIZE. NOTE: PLANTING WILL INCLUDE LARGE SHRUBS AND/OR SMALL TREES TO HELP SCREEN AND SOFTEN THE BUILDING. BMP PLANTER 2, CMU BLOCK CONSTRUCTION BMP PLANTER 6, CMU BLOCK CONSTRUCTION BMP PLANTER 5, CMU BLOCK CONSTRUCTION TREE WELL BMP 13 PER CIVIL (ARBUTUS X MARINA) CAL TRANS SIGHT LINE DEDICATION EXISTING TREES - SEE SHEET L-03 FOR MORE INFO May 6, 2026 Item #2 222 of 229 *FOR STREET TREE- TREE WELL BMP* INDICATES LARGE SHRUB INDICATES MEDIUM SHRUB INDICATES SMALL SHRUB SHRUB CATEGORIES SITE TREES 5LOPHOSTEMON 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 12ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE STANDARD 24" BOX, L CERCIS OCCIDENTALIS / WESTERN REDBUD 24" BOX, L RHUS LANCEA / AFRICAN SUMAC 24" BOX, L STREET TREES 3ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE STANDARD 24" BOX, L PISTACIA CHINENSIS / CHINESE PISTACHE 24"BOX, M ORNAMENTAL TREES 13ARBUTUS X `MARINA` / ARBUTUS STANDARD 24"BOX, L CERCIS OCCIDENTALIS / WESTERN REDBUD 24" BOX, 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 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 MUHLENBERGIA CAPILLARIS / PINK MUHLY GRASS 5 GAL, L MUHLENBERGIA RIGENS / DEER GRASS 5 GAL, L PHORMIUM TENAX / NEW ZEALAND FLAX 5 GAL, L RHAPHIOLEPIS INDICA 'SPRINGTIME' TM / SPRINGTIME INDIAN HAWTHORN 5 GAL, L ROSMARINUS OFFICINALIS 'PROSTRATUS' / DWARF ROSEMARY 5 GAL, L SALVIA LEUCANTHA / MEXICAN BUSH SAGE 5 GAL, L WESTRINGIA FRUTICOSA / COAST ROSEMARY 5 GAL, L GROUNDCOVER 3,696 SFBACCHARIS PILULARIS 'PIGEON POINT' / PIGEON POINT COYOTE BRUSH FLAT, L SENECIO MANDRALISCAE / BLUE CHALK STICKS 3,846 FLAT, L BASIN 1,352 SF JUNCAS PATENS / CALIFORNIA GREY RUSH 352 LINERS @ 24" O.C., L CONCEPT PLANT SCHEDULE RINCON CVD CARLSBAD,CA RINCON HOMES 5315 AVENIDA ENCINAS, SUITE 200, CARLSBAD, CA 92008 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 - CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) JOB NO. 24-033 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 LAND DEVELOPMENT 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 CROPSHALL 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 SOIL BINDING CHARACTERISTIC (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGEWITHIN 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 CONDITIONSAREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (EROSION CONTROL MATTING) WHEN THEY HAVE ONE OR MORE OFTHE 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 APPEALINGPROJECT 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 TO PROMOTE 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 HEALTHYGROWING 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: L-02 LANDSCAPE CONCEPT PLAN May 6, 2026 Item #2 223 of 229 12 " T P 6" T D 8" T D 6" T D 15"TP (2) 10 " T P 12 " T P 8" T P 10 " T P 15 " T P 12 " T P 12 " T P S C E E E C C C W W C C E E W 55.23 TC54.77 FL 55.11 TC54.98 FL 55.31 TC55.27 FL 55.78 TC55.37 FL 55.97 TC55.48 FL 56.14 TC55.67 FL 55.95 TC55.83 FL 56.14 TC56.00 FL 56.07 TC55.99 FL 56.51 TC56.03 FL 57.16 TC56.69 FL 57.63 TC57.15 FL 57.86 TC57.38 FL 58.34 TC57.85 FL 58.76 TC58.31 FL 58.91 TC58.50 FL 58.71 TC58.69 FL 58.88 TC60.47 TC59.80 FL 60.72 TC60.08 FL 60.70 TC60.19 FL60.33 TC59.87 FL 56.55 TC56.55 FL 59.62 TC59.10 FL 59.30 TC58.77 FL 58.88 FL 59.64 TC59.20 FL 59.17 FL 59.34 TC59.06 FL 59.17 TC 72.71RF D 59 60 59 5 9 58 57 56 5656 55 56 58 58 60 60 57 57 57 EXISTINGSINGLE STORYBUILDING EXISTING MULTI STORYBUILDING BUILDING 59.1859.50 59.77 59.77 60.01 59.6459.44 59.91 59.01 59.47 59.61 58 5 58.51 57.87 63.18 TW 63.13 TW 56.37 RIM 3 5 6 7 8 9 N 34°01'57" W 490.49' (N 34°02'00" W 490.46', R1) (N 34°33'18" W 490.50', R3) (N 34°33'16" W 490.44', R4) (N 34°32'46" W 490.48', R6) N 5 5 ° 5 7 ' 4 1 " E 3 7 9 . 8 7 ' (N 5 5 ° 2 7 ' 0 3 " E 3 7 9 . 8 3 ' , R 4 ) 18 9 . 9 3 ' (1 8 9 . 9 2 ' , R 4 ) N 34°01'46" W 490.44' (N 34°33'03" W 490.43', R4) (N 34°32'46" W 490.37', R6) (N 5 5 ° 2 6 ' 0 2 " E 3 7 9 . 9 0 ' , R 6 ) 13 9 . 9 4 ' (1 3 9 . 9 6 ' , R 4 ) 400.48'(400.44', R4) BLOCK 56 MAP 775 400.44' 175.21'100.12' 70 . 0 0 ' M & R 7 69 . 9 4 ' N 34°01'57" W 100.12' N 5 5 ° 5 7 ' 5 1 " E 1 3 9 . 9 4 ' 70 . 0 0 ' M & R 7 69 . 9 4 ' N 5 5 ° 5 8 ' 1 3 " E 1 3 9 . 9 5 ' 175.19'100.11' (N 5 5 ° 3 3 ' 2 5 " E 7 0 . 0 4 ' , R 8 ) (100.19', R8) (7 0 . 0 3 ' , R 8 ) (7 0 . 0 3 ' , R 8 ) (N 34°32'34" W 100.19', R8) 275.31' (N 34°32'25" W 275.51', R8) JEFFERSON ST. CA R L S B A D V I L L A G E D R . 1 4 E E W W W W W W W W W W W W W W G G G SSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWW WWW WWWWWWWWWWWWWWWWWWWWW SSSSSSSSSSSSSSSSSSSSSSSS G G G G G G G G G G G G G G G G G G G G G G G G W W S S S S W W S S S S E E G G X X X X X X X X X X X X X X X X X X X X W W WWW W E E UP UP UP UP UP UGPSPV UGPS CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T 56.05 FF 56.80 FF 56.60 FF 59.10 FF 57.60 FF 59.70 FF 29 28 14 21 1 2 3 4 5 6 7 8 9 10 11 1312 15 16 17 18 19 2022 23 24 25 26 2730 31 32 33 34 35 363738 39 40 41 42 43 44 48 47 46 45 49 50 NOT A PART OF LOT EXISTING SINGLE STORYNEIGHBOR BUILDING 50 PARKING STALLS 3 VAN ADA1 STANDARD ADA8 ELECTRIC VEHICLE CHARGING STATIONS (EVCS)27 EV READY3 EV CAPABLE13 COMPACT 32 BIKES EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EV RE A D Y VA N A D A EV RE A D Y EV RE A D Y EV C S EV C S VA N A D A EV C S VA N A D A EV C S STANDARDADAEVCS EVCS EVCS EV C S EV RE A D Y EV RE A D Y EV RE A D Y EV CA P A B L E EV CA P A B L E EV CA P A B L E T R T R T RTRASH4 CY COMP.4 CY TRASH4 CY REC4 CY EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y LOBBY RETAIL 3 STAIR 1 STAIR 2 ELECTRICAL ROOM E1 E2 ELEV. MECH BIKE ROOM DOM. PUMP ROOM TRASH STAIR 3 RETAIL 1 FIRE PUMP ROOM PARKING RETAIL 2 PARCEL ROOM MPOE JEFFERSON ST. CA R L S B A D V I L L A G E D R I V E ALLEY RINCON CVD CARLSBAD,CA RINCON HOMES 5315 AVENIDA ENCINAS, SUITE 200, CARLSBAD, CA 92008 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 - CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) JOB NO. 24-033 5 S A N D I E G O F R E E W A Y 5 HWY 78 EL CA M I N O R E A L C O L L E G E B L . CANNON RD CARLSBAD V I L L A G E D R TAMARACK A V E PIONSE T T I A L A N E SITE GROUND LEVEL L-03 EXISTING TREE PLAN EXISTING 26' BTH, PHOENIX CANARIENSIS PROPOSED FOR REMOVAL PURSUANT TO CITY POLICY EXISTING18"DBH, JACARANDA MIMOSIFOLIA PROPOSED FOR REMOVAL PURSUANT TO CITY POLICY EXISTING 30' BTH, WASHINGTONIA ROBUSTA TO REMAIN EXISTING 26' BTH, WASHINGTONIA ROBUSTA TO REMAIN EXISTING 22' BTH, SYAGRUS ROMANZOFFIANA TO REMAIN EXISTING 10" DBH, MAGNOLIA SPP. TO REMAIN EXISTING 16" DBH, MAGNOLIA SPP. TO REMAIN EXISTING 14" DBH, MAGNOLIA SPP. TO REMAIN NOTE: ANY TREES TO BE REMOVED TO ADHERE TO CITY MITIGATION STANDARDS OF 2:1 PROPOSED PLANTING EXHIBITS MITIGATION OF 5:1 May 6, 2026 Item #2 224 of 229 12 " T P 6" T D 8" T D 6" T D 15"TP (2) 10 " T P 12 " T P 8" T P 10 " T P 15 " T P 12 " T P 12 " T P S C E E E C C C W W C C E E W D 59 60 59 5 9 58 57 56 5656 55 56 58 58 60 60 57 57 57 EXISTINGSINGLE STORYBUILDING EXISTING MULTI STORYBUILDING BUILDING E E W W W W W W W W W W W W W W G G G SSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWW WWW WWWWWWWWWWWWWWWWWWWWW SSSSSSSSSSSSSSSSSSSSSSSS G G G G G G G G G G G G G G G G G G G G G G G G W W S S S S W W S S S S E E G G X X X X X X X X X X X X X X X X X X X X W W WWW W E E UP UP UP UP UP UGPSPV UGPS CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T 56.05 FF 56.80 FF 56.60 FF 59.10 FF 57.60 FF 59.70 FF 29 28 14 21 1 2 3 4 5 6 7 8 9 10 11 1312 15 16 17 18 19 2022 23 24 25 26 2730 31 32 33 34 35 363738 39 40 41 42 43 44 48 47 46 45 49 50 NOT A PART OF LOT EXISTING SINGLE STORYNEIGHBOR BUILDING 50 PARKING STALLS 3 VAN ADA1 STANDARD ADA8 ELECTRIC VEHICLE CHARGING STATIONS (EVCS)27 EV READY3 EV CAPABLE13 COMPACT 32 BIKES EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EV RE A D Y VA N A D A EV RE A D Y EV RE A D Y EV C S EV C S VA N A D A EV C S VA N A D A EV C S STANDARDADAEVCS EVCS EVCS EV C S EV RE A D Y EV RE A D Y EV RE A D Y EV CA P A B L E EV CA P A B L E EV CA P A B L E T R T R T RTRASH4 CY COMP.4 CY TRASH4 CY REC4 CY EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y LOBBY RETAIL 3 STAIR 1 STAIR 2 ELECTRICAL ROOM E1 E2 ELEV. MECH BIKE ROOM DOM. PUMP ROOM TRASH STAIR 3 RETAIL 1 FIRE PUMP ROOM PARKING RETAIL 2 PARCEL ROOM MPOE JEFFERSON ST. CA R L S B A D V I L L A G E D R I V E ALLEY CLUB ROOM B3 A1.1 A1 STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. E2E1 COURTYARD MAINT. STAIR 1 DW MW BB BB P MW BB BB BB MW MW 201 213A60-203A601 202 A601 PRIVATEPATIO W/D W/D W/D W/D W/D W/D UP DN REF REF 1,247 sq ft(750 max net) BMP PERCIVIL ROOFPLANTER AMENITY DECK PROPERTY OWNER MAINTENANCE - 4,289 SF MAINTENANCE LEGEND RINCON CVD CARLSBAD,CA RINCON HOMES 5315 AVENIDA ENCINAS, SUITE 200, CARLSBAD, CA 92008 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 - CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) JOB NO. 24-033 1. MAINTENANCE WITHIN THE RIGHT OF WAY SHALL BE MAINTAINEDBY THE PROPERTY OWNER.2. ALL ON-SITE LANDSCAPING SHALL BE MAINTAINED BY THEPROPERTY OWNER. 5 S A N D I E G O F R E E W A Y 5 HWY 78 EL CA M I N O R E A L C O L L E G E B L . CANNON RD CARLSBAD V I L L A G E D R TAMARACK A V E PIONSE T T I A L A N E SITE GROUND LEVEL PODIUM COURTYARD ROOF DECK L-04 MAINTENANCE PLAN MAINTENANCE NOTES May 6, 2026 Item #2 225 of 229 12 " T P 6" T D 8" T D 6" T D 15"TP (2) 10 " T P 12 " T P 8" T P 10 " T P 15 " T P 12 " T P 12 " T P S C E E E C C C W W C C E E W D 59 60 59 5 9 58 57 56 5656 55 56 58 58 60 60 57 57 57 EXISTINGSINGLE STORYBUILDING EXISTING MULTI STORYBUILDING BUILDING E E G G G SSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWW WW WWWWWWWWWWWWWWWWWWWWW SSSSSSSSSSSSSSSSSSSSSSS G G G G G G G G G G G G G G G G G G G G G G G W W S S S S W W S S S S E E G X X X X X X X X X X X X X X X X X X X X W W WWW E E UP UP UP UP UP UGPSPV UGPS CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T 56.05 FF 56.80 FF 56.60 FF 59.10 FF 57.60 FF 59.70 FF 29 28 14 21 1 2 3 4 5 6 7 8 9 10 11 1312 15 16 17 18 19 2022 23 24 25 26 2730 31 32 33 34 35 363738 39 40 41 42 43 44 48 47 46 45 49 50 NOT A PART OF LOT EXISTING SINGLE STORYNEIGHBOR BUILDING 50 PARKING STALLS 3 VAN ADA1 STANDARD ADA8 ELECTRIC VEHICLE CHARGING STATIONS (EVCS)27 EV READY3 EV CAPABLE13 COMPACT 32 BIKES EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EV RE A D Y VA N A D A EV RE A D Y EV RE A D Y EV C S EV C S VA N A D A EV C S VA N A D A EV C S STANDARDADAEVCS EVCS EVCS EV C S EV RE A D Y EV RE A D Y EV RE A D Y EV CA P A B L E EV CA P A B L E EV CA P A B L E T R T R T RTRASH4 CY COMP.4 CY TRASH4 CY REC4 CY EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y LOBBY RETAIL 3 STAIR 1 STAIR 2 ELECTRICAL ROOM E1 E2 ELEV. MECH BIKE ROOM DOM. PUMP ROOM TRASH STAIR 3 RETAIL 1 FIRE PUMP ROOM PARKING RETAIL 2 PARCEL ROOM MPOE JEFFERSON ST. CA R L S B A D V I L L A G E D R I V E ALLEY HYDROZONE LEGEND ZONE 1: LOW WATER USE LANDSCAPE - POTABLE WATER (DRIP) LANDSCAPE AREAS ZONE 1: LOW WATER USE LANDSCAPE (DRIP)ZONE 2: LOW WATER USE POTS (SELF WATERING DEVICE)ZONE 3: MODERATE WATER USE (MODERATE TREES WITH BUBBLERS) TOTAL LANDSCAPE AREA 86%2.1%11.9% 100% LOW WATER USE PLANT MATERIAL IS PROPOSED WITHIN PLANTING AREAS. NO TURF, NO POOLS & SPAS OR WATER FEATURES PROPOSED. NO HIGH WATER USE PLANT MATERIAL WATER CONSERVATION NOTES 1. WATER EFFICIENT LANDSCAPE SHALL NOT EXCEED THE MAXIMUM WATER ALLOWANCE PER THE STATE OFCALIFORNIA WATER CONSERVATION IN LANDSCAPING ACT.2. AN AUTOMATIC SMART IRRIGATION CONTROLLER WITH WEATHER ADJUSTING CAPABILITIES SHALL BE UTILIZED.3. XERISCAPE PRINCIPLES SHALL BE APPLIED.4. PLANTING SHALL BE GROUPED INTO HYDROZONES FOR EFFICIENT DISTRIBUTION OF IRRIGATION WATER. ZONE 3: MODERATE WATER USE LANDSCAPE - POTABLE WATER (TREE BUBBLERS)TREE BUBBLERS ON THEIR OWN SEPARATE CONTROL VALVES AREPROPOSED FOR ALL TREES WITH SIMILAR WATER USEREQUIREMENTS. EACH MODERATE WATER USE TREE IS CALCULATEDTO BE 16 SF. (32 x 16 = 512 SF) 3,69186512 4,289 ZONE SQ. FT. AREA (%) ZONE 2: LOW WATER USE LANDSCAPE - POTABLE WATER (SELF-WATERING DEVICE)LOW WATER USE PLANT MATERIAL IS PROPOSED IN POTS EQUIPPEDWITH SELF WATERING DEVICES CLUB ROOM B3 A1.1 A1 STO. STO. STO. STO. STO. STO. STO. STO. IDF E2E1 COURTYARD MAINT.STAIR 1 DW MW BB BB P MW BB BB DW 201 213 A60-203A601 202A601 PRIVATEPATIO W/D W/D W/D W/D W/D UP DN RE F RE F 1,247 sq ft(750 max net) BMP PERCIVIL ROOFPLANTER AMENITY DECK RINCON CVD CARLSBAD,CA RINCON HOMES 5315 AVENIDA ENCINAS, SUITE 200, CARLSBAD, CA 92008 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 - CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) JOB NO. 24-033 5 S A N D I E G O F R E E W A Y 5 HWY 78 EL CA M I N O R E A L C O L L E G E B L . CANNON RD CARLSBAD V I L L A G E D R TAMARACK A V E PIONSE T T I A L A N E SITE GROUND LEVEL L-05 WATER CONSERVATION PLAN NOTE:ALL PLANS SHALL COMPLY WITH THE LANDSCAPE MANUAL SLOPE REVEGETATION / EROSION CONTROL REQUIREMENTS. PER THE WATER CONSERVATION SECTION OF THE LANDSCAPE DESIGN MANUAL (C.3-4.6), WOODY SHRUBS ARE TO BE PLANTED OVERHERBACEOUS GROUNDCOVER TO COVER 60% OF THE GROUNDCOVER AREA AT MATURITY. ALL STREET TREES ARE TO BE LOCATED ACCORDING TO THE FOLLOWING: A. INSIDE THE PUBLIC RIGHT-OF-WAY AND ADJACENT TO R.O.W. AS APPROPRIATE.B. A MIN. OF 5' FROM PAVING. C. A MIN. OF 7' FROM ANY SEWER LINE.D. NOT IN CONFLICT WITH PUBLIC UTILITIES. E. NOT TO BE ALLOWED ON STREET CORNERS WITHIN A TRIANGULARZONE DRAWN FROM TWO POINTS, 25' FROM THE BEGINNING OF CURVES AND END OF CURVES OR WITHIN SIGHT LINES ASDESCRIBED UNDER "SIGHT DISTANCE" IN THE LANDSCAPE DESIGN MANUAL (APPENDIX C.4) ALL UTILITIES ARE TO BE SCREENED. THE SEVEN PRINCIPLES OF "XERISCAPE" PER CITY OF CARLSBAD MANUAL1: GOOD DESIGN 2: THOROUGH SOIL PREPARATION3: CAREFUL PLANNED USE OF SHRUB AND LAWN AREAS4: ADAPTED, LOW WATER DEMAND PLANTS. 5: EFFECTIVE AND EFFICIENT WATERING METHODS.6: MULCHED FLOWER AND SHRUB BEDS. 7: PROPER LANDSCAPE MAINTENANCE & MANAGEMENT. HOW THE CARSLBAD VILLAGE DRIVE CONCEPT PLANS UTILIZE THESEPRINCIPLES 1: THE DESIGN UTILIZES LOW WATER USE PLANTING PALETTE FORALL LANDSCAPE AREAS. 2: SOIL AMENDMENTS AND PREPARATION WILL BE INDICATED IN PLANTING SPECS. 3: LAWN IS NOT USED. 4: NATIVE AND DROUGHT TOLERANT PLANTS HAVE BEEN USED FORMAJORITY OF SHRUB AREAS. SEE PLANT LEGEND- SHEETS L-1 AND L-25: IRRIGATION WILL BE ON AN AUTOMATIC TIMER AND BE FURNISHED WITH A RAIN SENSOR.6: ALL SHRUB BEDS SHALL BE MULCHED PER PLANTING SPECIFICATIONS.7: LANDSCAPE SHALL BE HOA MAINTAINED. NOTE: ALL LANDSCAPE AREAS SHALL BE IRRIGATED WITH SUBSURFACEDRIP IRRIGATION. PODIUM COURTYARD ROOF DECK NOTE: ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANYVEGETATION WITHIN TWENTY-FOUR INCHES OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPEDAREA MAWA = (40)(.62) X (.55 X 4289)(24.8)(2,359)=58,503 40 24.8 .3 .3 .5 3,691 86 512 1107 25.8 256 .75.80.80 1384 32.25 341.3 1757.55 43,588 May 6, 2026 Item #2 226 of 229 12 " T P 6" T D 8" T D 6" T D 15"TP (2) 10 " T P 12 " T P 8" T P 10 " T P 15 " T P 12 " T P 12 " T P S C E E E C C C W W C C E E W D 59 60 59 5 9 58 57 56 5656 55 56 58 58 60 60 57 57 57 EXISTINGSINGLE STORYBUILDING EXISTING MULTI STORYBUILDING BUILDING E E W W W W W W W W W W W W W W G G G SSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWW WWW WWWWWWWWWWWWWWWWWWWWW SSSSSSSSSSSSSSSSSSSSSSSS G G G G G G G G G G G G G G G G G G G G G G G G W W S S S S W W S S S S E E G G X X X X X X X X X X X X X X X X X X X X W W WWW W E E UP UP UP UP UP UGPSPV UGPS CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T 56.05 FF 56.80 FF 56.60 FF 59.10 FF 57.60 FF 59.70 FF 29 28 14 21 1 2 3 4 5 6 7 8 9 10 11 1312 15 16 17 18 19 2022 23 24 25 26 2730 31 32 33 34 35 363738 39 40 41 42 43 44 48 47 46 45 49 50 NOT A PART OF LOT EXISTING SINGLE STORYNEIGHBOR BUILDING 50 PARKING STALLS 3 VAN ADA1 STANDARD ADA8 ELECTRIC VEHICLE CHARGING STATIONS (EVCS)27 EV READY3 EV CAPABLE13 COMPACT 32 BIKES EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EV RE A D Y VA N A D A EV RE A D Y EV RE A D Y EV C S EV C S VA N A D A EV C S VA N A D A EV C S STANDARDADAEVCS EVCS EVCS EV C S EV RE A D Y EV RE A D Y EV RE A D Y EV CA P A B L E EV CA P A B L E EV CA P A B L E T R T R T RTRASH4 CY COMP.4 CY TRASH4 CY REC4 CY EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y LOBBY RETAIL 3 STAIR 1 STAIR 2 ELECTRICAL ROOM E1 E2 ELEV. MECH BIKE ROOM DOM. PUMP ROOM TRASH STAIR 3 RETAIL 1 FIRE PUMP ROOM PARKING RETAIL 2 PARCEL ROOM MPOE JEFFERSON ST. CA R L S B A D V I L L A G E D R I V E ALLEY CLUB ROOM B3 A1.1 A1 STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. E2E1 COURTYARD MAINT. STAIR 1 DW MW BB BB P MW BB BB BB MW MW 201 213A60-203A601 202 A601 PRIVATEPATIO W/D W/D W/D W/D W/D W/D UP DN REF REF 1,247 sq ft(750 max net) BMP PERCIVIL ROOFPLANTER AMENITY DECK WATER USE LEGEND IRRIGATED BY POTABLE WATERTOTAL LANDSCAPE AREA:4,289 SF RINCON CVD CARLSBAD,CA RINCON HOMES 5315 AVENIDA ENCINAS, SUITE 200, CARLSBAD, CA 92008 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 - CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) JOB NO. 24-033 5 S A N D I E G O F R E E W A Y 5 HWY 78 EL CA M I N O R E A L C O L L E G E B L . CANNON RD CARLSBAD V I L L A G E D R TAMARACK A V E PIONSE T T I A L A N E SITE GROUND LEVEL L-06 WATER USE PLAN PODIUM COURTYARD ROOF DECK May 6, 2026 Item #2 227 of 229 12 " T P 6" T D 8" T D 6" T D 15"TP (2) 10 " T P 12 " T P 8" T P 10 " T P 15 " T P 12 " T P 12 " T P S C E E E C C C W W C C E E W D 59 60 59 5 9 58 57 56 5656 55 56 58 58 60 60 57 57 57 EXISTINGSINGLE STORYBUILDING EXISTING MULTI STORYBUILDING BUILDING E E W W W W W W W W W W W W W W G G G SSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWW WWW WWWWWWWWWWWWWWWWWWWWW SSSSSSSSSSSSSSSSSSSSSSSS G G G G G G G G G G G G G G G G G G G G G G G G W W S S S S W W S S S S E E G G X X X X X X X X X X X X X X X X X X X X W W WWW W E E UP UP UP UP UP UGPSPV UGPS CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T 56.05 FF 56.80 FF 56.60 FF 59.10 FF 57.60 FF 59.70 FF 29 28 14 21 1 2 3 4 5 6 7 8 9 10 11 1312 15 16 17 18 19 2022 23 24 25 26 2730 31 32 33 34 35 363738 39 40 41 42 43 44 48 47 46 45 49 50 NOT A PART OF LOT EXISTING SINGLE STORYNEIGHBOR BUILDING 50 PARKING STALLS 3 VAN ADA1 STANDARD ADA8 ELECTRIC VEHICLE CHARGING STATIONS (EVCS)27 EV READY3 EV CAPABLE13 COMPACT 32 BIKES EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EV RE A D Y VA N A D A EV RE A D Y EV RE A D Y EV C S EV C S VA N A D A EV C S VA N A D A EV C S STANDARDADAEVCS EVCS EVCS EV C S EV RE A D Y EV RE A D Y EV RE A D Y EV CA P A B L E EV CA P A B L E EV CA P A B L E T R T R T RTRASH4 CY COMP.4 CY TRASH4 CY REC4 CY EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y LOBBY RETAIL 3 STAIR 1 STAIR 2 ELECTRICAL ROOM E1 E2 ELEV. MECH BIKE ROOM DOM. PUMP ROOM TRASH STAIR 3 RETAIL 1 FIRE PUMP ROOM PARKING RETAIL 2 PARCEL ROOM MPOE JEFFERSON ST. CA R L S B A D V I L L A G E D R I V E ALLEY SD SD SD SD SD SD SD WATERW SEWERS GASG STORM DRAINSD ELETRICE UTILITIES LEGEND: RINCON CVD CARLSBAD,CA RINCON HOMES 5315 AVENIDA ENCINAS, SUITE 200, CARLSBAD, CA 92008 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 - CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) JOB NO. 24-033 5 S A N D I E G O F R E E W A Y 5 HWY 78 EL CA M I N O R E A L C O L L E G E B L . CANNON RD CARLSBAD V I L L A G E D R TAMARACK A V E PIONSE T T I A L A N E SITE GROUND LEVEL L-07 UTILITY CONFLICT PLAN May 6, 2026 Item #2 228 of 229 12 " T P 6" T D 8" T D 6" T D 15"TP (2) 10 " T P 12 " T P 8" T P 10 " T P 15 " T P 12 " T P 12 " T P S C E E E C C C W W C C E E W 55.23 TC54.77 FL 55.11 TC54.98 FL 55.31 TC55.27 FL 55.78 TC55.37 FL 55.97 TC55.48 FL 56.14 TC55.67 FL 55.95 TC55.83 FL 56.14 TC56.00 FL 56.07 TC55.99 FL 56.51 TC56.03 FL 57.16 TC56.69 FL 57.63 TC57.15 FL 57.86 TC57.38 FL 58.34 TC57.85 FL 58.76 TC58.31 FL 58.91 TC58.50 FL 58.71 TC58.69 FL 58.88 TC60.47 TC59.80 FL 60.72 TC60.08 FL 60.70 TC60.19 FL60.33 TC59.87 FL 56.55 TC56.55 FL 59.62 TC59.10 FL 59.30 TC58.77 FL 58.88 FL 59.64 TC59.20 FL 59.17 FL 59.34 TC59.06 FL 59.17 TC 72.71RF D 59 60 59 5 9 58 57 56 5656 55 56 58 58 60 60 57 57 57 EXISTINGSINGLE STORYBUILDING EXISTING MULTI STORYBUILDING BUILDING 59.1859.50 59.77 59.77 60.01 59.6459.44 59.91 59.01 59.47 59.61 58 5 58.51 57.87 63.18 TW 63.13 TW 56.37 RIM E E W W W W W W W W W W W W W W G G G SSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWW WWW WWWWWWWWWWWWWWWWWWWWW SSSSSSSSSSSSSSSSSSSSSSSS G G G G G G G G G G G G G G G G G G G G G G G G W W S S S S W W S S S S E E G G X X X X X X X X X X X X X X X X X X X X W W WWW W E E UP UP UP UP UP 4'8'16'0 29 28 14 21 1 2 3 4 5 6 7 8 9 10 11 1312 15 16 17 18 19 2022 23 24 25 26 2730 31 32 33 34 35 363738 39 40 41 42 43 44 48 47 46 45 49 50 NOT A PART OF LOT EXISTING SINGLE STORYNEIGHBOR BUILDING N 50 PARKING STALLS 3 VAN ADA1 STANDARD ADA8 ELECTRIC VEHICLE CHARGING STATIONS (EVCS)27 EV READY3 EV CAPABLE13 COMPACT EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EVREADY EV RE A D Y VA N A D A EV RE A D Y EV RE A D Y EV C S EV C S VA N A D A EV C S VA N A D A EV C S STANDARDADAEVCS EVCS EVCS EV C S EV RE A D Y EV RE A D Y EV RE A D Y EV CA P A B L E EV CA P A B L E EV CA P A B L E T R T R T RTRASH4 CY COMP.4 CY TRASH4 CY REC4 CY EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y EV RE A D Y LOBBY RETAIL 3 STAIR 1 STAIR 2 ELECTRICAL ROOM E1 E2 ELEV. MECH BIKE ROOM DOM. PUMP ROOM TRASH STAIR 3 RETAIL 1 FIRE PUMP ROOM PARKING RETAIL 2 PARCEL ROOM MPOE JEFFERSON ST. CA R L S B A D V I L L A G E D R I V E ALLEY DW MW BB BB P MW BB BB BB MW MW PRIVATEPATIO W/D W/D W/D W/D W/D W/D UP DN REF REF 1,247 sq ft(750 max net) BMP PERCIVIL ROOFPLANTER AMENITY DECK EXISTING STREET/ PED LIGHT BBQ/WALL LIGHT SCONCE LIGHT TREE LIGHT CONCEPT LIGHTING LEGEND RINCON CVD CARLSBAD,CA RINCON HOMES 5315 AVENIDA ENCINAS, SUITE 200, CARLSBAD, CA 92008 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 - CT 2024-0007 SDP 2024-0021 CDP 2024-0035 (DEV2024-0004) JOB NO. 24-033 1. ALL LIGHTING SHOWN IS CONCEPTUAL. FINAL LIGHTING PLANCONSTRUCTION DOCUMENTS TO ADHERE TO ALL APPLICABLECODES. 5 S A N D I E G O F R E E W A Y 5 HWY 78 EL CA M I N O R E A L C O L L E G E B L . CANNON RD CARLSBAD V I L L A G E D R TAMARACK A V E PIONSE T T I A L A N E SITE GROUND LEVEL PODIUM COURTYARD ROOF DECK L-08 LIGHTING PLAN 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 May 6, 2026 Item #2 229 of 229 Equitable Land Use Alliance 300 Carlsbad Village Dr, PMB 108A-79 Carlsbad, CA 92008 May 5, 2026 Re: May 6, 2026 Planning Commission Agenda Item #2: Rincon CVD project Planning Commission: The Rincon CVD project uses several state laws to avoid Carlsbad’s zoning regulations, development standards, and parking minimums, as well as CEQA environmental review. State density bonus laws are exploited to double the allowed residential density on the project site from 25 to 50 units. They also require the granting of a concession and six waivers of development standards, including reduced parking space size and significantly larger building height and massing. Despite these state laws, the city still has some authority to help ensure that the goals of the laws and safety are achieved. Accordingly, Equitable Land Use Alliance (ELUA) recommends the following, which are consistent with state law: 1.Condition the project to allow future limitation of access to off-site parking 2.Condition the project to provide an electric bike share program 3.Study emergency access and evacuation times under natural disaster conditions Condition the project to allow future limitation of access to off-site parking The below table shows the number of parking spaces being proposed for the project compared with what would normally be required under the Village-Barrio Master Plan (VBMP). Overall, only 50 of the required 110 spaces (45%) are being provided based on Government Code Section 65863.2, a.k.a. AB 2097 (residential spaces are short by 18, zero of 21 guest spaces are provided, and commercial spaces are short by 21): Parking type Project VBMP requirement Shortage Residents 48 66 -18Guests 0 21 -21Commerical 2 23 -21 TOTAL 50 110 -60 AB 2097 applies to projects within one-half mile of “major transit,” which includes all train stations (in this case, the Carlsbad Village Train Station), and the rationale behind the law is that residents, guests, employees, and/or customers will forego vehicle ownership and/or trips and, instead, rely on transit. Item #2 - Correspondence Received by May 5, 2026, at 9 a.m. Equitable Land Use Alliance 2 Although the Carlsbad Village Train Station does offer both train and bus service, the frequency/usability is very low. Thus, ELUA is concerned that the project’s users will not be willing or able to forego vehicle ownership/usage, and instead use scarce off-site parking. 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. Further bolstering this approach, materials provided by the applicant refer to the proximity of transit to mitigate the project’s impacts, and the Project Analysis in the staff report contains several statements like the following: Land Use & Community Design (p.47): …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. Mobility (p.48): ...[T]he proposed project is located approximately 0.4 miles from the Carlsbad Village train station, which provides rail and bus service throughout the day. The project’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. The VBMP also emphasizes approaches that seek to reduce congestion and parking demand and increase transportation options. The inclusion of the above Condition of Approval is consistent with state law and one small way to help achieve its goals. Condition the project to provide an electric bike share program In a 2/3/2026 email from project representative Jonathan Frankel to ELUA (p.131 of the staff report), he stated: “In addition, we will provide an electric bike share program for residents.” Please ensure this promise is kept. Equitable Land Use Alliance 3 Study emergency access and evacuation times under natural disaster conditions Other state laws, including AB 747 (2019) and AB 1409 (2021) require local governments to identify the safety and capacities of evacuation routes under emergency scenarios, such as natural disasters. The Public Safety element of Carlsbad's General Plan addresses evacuation routes on pp.52-58. However, evacuations from the Village-Barrio area are not accurately reflected there. The conclusion in the Public Safety element that evacuation routes are safe is based on the long-discredited and overly broad assumption that every vehicle lane in the city has a capacity of 1,800 vehicles per lane per hour (vplph), while the truth is that most lanes have half or less that capacity, depending on speeds, intersection density, etc. Given its narrow lanes and very high density of intersections, the capacity of Carlsbad Village Drive is probably closer to 400 vplph. In addition, the city de-prioritized all streets in the Village-Barrio area away from vehicle usage, including Carlsbad Village Drive and Tamarack Avenue. So, even though these streets are designated as evacuation routes, they are no longer actively monitored for traffic levels or capacity. The cumulative effect of the many density bonus projects being built in the Village-Barrio area like CVD Rincon further exacerbates the concern. There has been no quantitative assessment of evacuation safety or capacity, as required under state law—particularly in the area around the project—and such an analysis should be done prior to approval of the project. Thank you for your consideration, 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. Community Development Department Planning Division ï 1635 Faraday Avenue ï Carlsbad, CA 92008 ï 442-339-2600 ï 760-602-8560 fax Planning Commission Memorandum May 4, 2026 To: Planning Commission From: Edward Valenzuela, Senior Planner Via: Eric Lardy, Assistant Director of Community Development Re: Additional Materials Related to Staff Report Item No. 2 – Rincon CVD This memorandum provides the following additional materials for the Planning Commission’s consideration regarding how the proposed mixed-use building, containing 50 residential condominium units and 3 commercial tenant spaces, qualifies for a Class 32 In-fill Development Exemption under the California Environmental Quality Act (CEQA). These materials have all been posted in draft form on the city’s website under Environmental Notices and Public Review: CT 2024-0007 RINCON CVD since April 7th. Attachments: A. CEQA Categorical Exemption Justification Memorandum B.Vehicle Miles Traveled Analysis C. Local Mobility Analysis D. Noise Study E. Air Quality Analysis F. Water Study G. Sewer Study H. Paleontological Assessment cc: Dalton Sorich, Assistant City Attorney Mike Strong, Director of Community Development MEMORANDUM To: City of Carlsbad From: Carey Fernandes, Dudek Subject: Categorical Exemption Justification Memorandum for the 840 Carlsbad Village Drive (dev 2024-0004) Redevelopment at 840 Carlsbad Village Drive, Carlsbad, California Date: May 9, 2025 Attachments: A – Vehicle Miles Traveled Analysis B – Local Mobility Analysis C – Noise Study D – Air Quality/Greenhouse Gas Study E – Water Study F – Sewer Study G – Historical Assessment H - Paleontological Assessment 1 Executive Summary This memorandum describes the proposed 840 Carlsbad Village Drive Project (Project) and provides justification that the Project is eligible for a Class 32 Exemption for Infill Development pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15332. The Class 32 (Infill Development) categorical exemption requires projects to be consistent with applicable general plans and zoning designations, located within a city’s limits on a site 5 acres or less, bordered by urban uses, and without significant impacts to traffic, noise, air quality, or water quality (CEQA Guidelines Section 15332). The site must also be devoid of sensitive habitat and adequately served by public utilities. As detailed in this memorandum, the Project qualifies for a Class 32 categorical exemption because it is consistent with the City of Carlsbad’s (City’s) applicable land use regulations, proposed on an infill site that is less than 5 acres in size, and does not result in any significant environmental impacts. Further, the Project does not meet any of the exceptions to categorical exemptions under CEQA Guidelines Section 15300.2 (Exceptions) or the City of Carlsbad Municipal Code Section 19.04.070. 2 Introduction The Project proposes the demolition of an existing vacant commercial structure and the construction of a new five-story mixed-use building, featuring 50 residential units and approximately 3,824 square feet (sf) of ground- level retail space across three separate commercial spaces along Jefferson Street and Carlsbad Village Drive including a 1,165 square foot retail space that would front Carlsbad Village Drive and two additional retail spaces consisting of 1,122 square feet and 1,537 square feet, respectively, that would front Jefferson Street. The residential units will range in size from 876 to 2,233 square feet and will include one to three bedrooms. Fifty parking spaces will be provided at the ground level with access from the existing alley along Carlsbad Village Drive. The maximum density permitted is 35 dwelling units per acre, unless otherwise preempted by state law. The Project Attachment A MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 2 MAY 2025 site is 0.72 acres. The maximum density allowed is 26 units (0.72 acres multiplied by 35 dwelling units per acre = 25.2). In order to construct 50 residential units, the applicant is requesting approval of two density bonuses pursuant to CMC Chapter 21.86, the Density Bonus Ordinance, and California (hereinafter referred to as “State”) Density Bonus Law (Government Code Section 65915). CMC Chapter 21.86 was established as a means to implement Government Code Section 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, up to 100% additional units over the number ordinarily permitted (Assembly Bill 1287 effectively doubled the potential allowable density increase on eligible sites). 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. The Project includes eight deed-restricted affordable housing units that will be offered for sale to very-low and moderate-income families. As a result of the inclusion of on-site affordable housing, the Project is eligible for a density bonus waiver, and incentives pursuant to California State Density Bonus Law. The Project intends to comply with the provisions of the State Density Bonus Law (Government Code Sections 65915– 65918), which stipulates that local governments shall grant a density bonus, incentives/concessions, and/or waivers of development standards to a developer constructing a specified percentage of affordable housing units. The Project will provide 15% of the base density as affordable housing for very low-income (VLI) households and 15% of the base density as affordable housing for moderate-income families to comply with the provisions of the State Density Bonus Law. As described previously, the Project will include 50 residential units, eight of which will be affordable housing units that will be offered for sale to very-low- and moderate-income families. The other 42 multifamily dwelling units will be offered at market rate. Therefore, the proposed Project will satisfy and comply with the requirements of both the City’s Inclusionary Housing Ordinance and the State of California Density Bonus Law. The approximately 0.72-acre site is currently occupied by a vacant former Union Bank branch building with a total floor area of approximately 5,515 square feet within a single one-story building that will be demolished during Project construction. The site is surrounded by Carlsbad Village Drive to the south, Harding Street to the east, Grand Avenue to the north, and Jefferson Street to the west. The site is located in the City of Carlsbad (City) approximately 0.18 miles from the Carlsbad Village center. Primary regional access to the site is provided via the Interstate (I) 5 freeway, which is approximately 0.20 miles from the site. The Project is located within a transit priority area and the closest major transit stop is the Carlsbad Village train station, located approximately 0.32 miles west of the site. This station is served by Amtrak, the Coaster, and 1 AB 2097 limits 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). MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 3 MAY 2025 two North County Transit District (NCTD) bus lines. The Project site is surrounded by a variety of urban uses, including an adjacent dentist office and multifamily residences to the west, a two-story mixed-use building across from the adjoining alley to the east, residential and commercial space to the north, and a church across Carlsbad Village Drive to the south. 2.1 CEQA Determination – Class 32 Categorical Exemption Applies The Project qualifies for a Class 32 categorical exemption under CEQA. Pursuant to CEQA Guidelines Section 15332, Class 32 categorical exemptions can be used for projects characterized as in-fill development meeting the following conditions: (1) general plan and zoning consistency; (2) project is within city limits on a site of no more than 5 acres and is substantially surrounded by urban uses; (3) project site has no value as habitat for endangered, rare, or threatened species; (4) project would not result in significant effects to traffic, noise, air quality, or water quality; and (5) the site can be adequately served by all required utilities and public services. Additionally, in order to qualify for a categorical exemption, a project cannot meet any of the “exceptions to exemptions” enumerated in CEQA Guidelines Section 15300.2 or City of Carlsbad Municipal Code Section 19.04.070. Land Use Consistency: The Project is consistent with the applicable general plan designation and all applicable general plan policies, as well as with the applicable zoning designation and regulations. Land Use and Zoning Designations The Project site is located on one parcel (Assessor’s Parcel Number 203-354-15) and is designated as Village Barrio (V-B) in the City’s General Plan and similarly has a zoning designation of Village-Barrio (V-B). The V-B zoning designation is implemented by the Village and Barrio Master Plan. The Project site is located within the Village Center (VC) District of the Village and Barrio Master Plan and is within the coastal zone. State Density Bonus Law allows developers to increase Project density beyond local zoning limits if a specified percentage of affordable units are provided. State Density Bonus Law is consistent with land use and zoning and the Project’s use of incentives is specifically authorized by State Density Bonus Law. City of Carlsbad General Plan The City of Carlsbad General Plan sets forth goals and policies that guide both Citywide and community-specific land use policies. The General Plan comprises a variety of state-mandated elements, including, but not limited to, Land Use and Community Design and Mobility. Land Use and Community Design Element The Land Use and Community Design Element establishes general policies and a vision for the future of the City. Land use, housing, urban form and neighborhood design, open space, economic development, transportation, and infrastructure and public services are all addressed in the context of accommodating future development. The Project is consistent with many of the Land Use and Community Design Element’s goals and policies: Goal 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. MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 4 MAY 2025 Goal 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. Goal G.6. Allow a range of mixed-use centers in strategic locations that maximize access to commercial services from transit and residential areas. Goal G.29. Maintain and enhance the Village as a center for residents and visitors with commercial, residential, dining, civic, cultural, and entertainment activities. Goal 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 P.6. Encourage the provision of lower and moderate-income housing to meet the objectives of the Housing Element. Policy P.12. Encourage residential uses mixed in conjunction with commercial development on commercially designated sites and within the Village. Policy P.13. Encourage medium to higher density residential uses located in close proximity to commercial services, employment opportunities and major transportation corridors. Policy P.70. Seek an increased presence of both residents and activity in the Village with new development, particularly residential, including residential as part of mixed-use development, as well as commercial, entertainment and cultural uses that serve both residents and visitors. Policy P.77. Promote new investment by allowing opportunities for medium and high-density infill residential development, strategically located in the neighborhood consistent with the Land Use Map. Ensure that development is designed to enhance neighborhood quality, character, and vitality, and is sensitive to historic and cultural resources. The General Plan Land Use and Community Design Element identifies specific planning areas on the City’s Land Use Map. The V-B (Village-Barrio) land use designation is a land use category defined in the General Plan that is applied in the village area where comprehensive planning is important to achieve a desired vision. The Village and Barrio Specific Plan (discussed further below) implements this designation and identifies the permitted and conditionally permitted land uses for the village area, as well as residential densities permitted. The residential designations provide for a range of housing types and densities. Densities are stated as number of dwelling units per acre of developable land. Residential development is required to be within the development range as identified in the Village and Barrio Master Plan Land Use Map. The maximum density permitted in the Village Center (VC) District is 35 dwelling units per acre, unless otherwise preempted by state law. The Project site is 0.72 acres. The maximum density allowed is 26 units (0.72 acres multiplied by 35 dwelling units per acre = 25.2). Fractional units are rounded up to the next whole number for a total of 26 units). State law encourages cities to provide affordable housing through incentives to developers (i.e., MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 5 MAY 2025 State Density Bonus Law). State Density Bonus Law allows a developer to increase density on a property above the maximum density in exchange for the provision of affordable housing. In this instance, the Project proposes 50 units. 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 VG District and the density restrictions of the Village & Barrio Master Plan, as modified by State Density Bonus Law. Noise Element Consistency The Noise Element of the City’s General Plan includes policies that are designed to ensure protection from noise for sensitive uses. The Noise Element provides acceptable noise limits for various land uses for both exterior and interior environments from transportation sources. The noise levels associated with exterior roadway traffic were modeled according to the City’s Noise Guidelines. Exterior Use Areas The Project would include outdoor usable space within an exterior courtyard. Due to sound-blocking acoustic shielding afforded by the on-site positions and multi-floor structural arrangement of the proposed Project buildings; this exterior use area will not be subject to noise exposure levels that exceed the City’s 65 A-weighted decibels (dBA) Community Noise Equivalent Level (CNEL) standard. Locations and orientations of the exterior spaces are compatible with better noise-sensitive site design recommendations appearing in Figures V-1 and V-2 of the City’s Noise Guidelines Manual (City of Carlsbad 2013). Traffic noise from Carlsbad Village Drive would exceed the 60 dBA standard on the south-facing balconies. The measured noise level fronting the Project site along Carlsbad Village Drive is 64.1 dBA and 55.3 dBA along Jefferson Street. To reduce sound levels within the south-facing outdoor open space balconies, each balcony/patio will have an approximately 4-foot-tall wall/glass railing configuration that would serve as a barrier between the outdoor space and adjacent traffic. The wall finishes would be a combination of standard stem wall with a stucco, faux wood, or similar finish material. Similarly, the roof-top deck will be screened by the building parapet and finish material to achieve a height of approximately 4 feet from the deck floor. Noise reduction values vary depending on the materials used; however, a standard wall partition barrier with a single layer of glass, above as stated, will provide 5–10 dBA of attenuation as sound waves will refract over the top of the barrier. This assumes there are no gaps in corners or tie-in points at the building walls. The attenuation will reduce exterior balcony noise to less than 60 dBA for south-facing units. With the proposed balcony barriers for units facing Carlsbad Village Drive and the parapet with screening finishes, the outdoor open space, including the roof-top deck, would meet the 60 dBA standard at all units. MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 6 MAY 2025 Exterior noise levels would be less than 60 dBA at units facing north, west, and east. With the proposed balcony barriers, the outdoor open space would meet the 60 dBA standard at all units. Noise levels along the western, northern, and eastern sides of the building are projected to be below 60 dBA. The rail corridor known as the Los Angeles–San Diego–San Luis Obispo Coastal Rail Corridor (LOSSAN) is located approximately 1,250 feet west of the site and is used by Amtrak and the NCTD Coaster to provide passenger rail service. It is also used by Union Pacific and BNSF Railway to run freight trains during the late evening and nighttime hours. The exterior CNEL at the Project site is approximately 53.8 dBA when both passenger and freight rail operations are combined. The estimated CNEL is less than measured background noise. Rail operation would not exceed the recommended CNEL (60 dBA) for residential uses. Interior Spaces Pursuant to Chapter 18.04.080 of the Carlsbad Municipal Code, any new residence or addition of one or more habitable rooms to an existing residence located within the noise impact boundary of an airport or freeway must be designed to ensure that internal noise levels due to airport or freeway operations do not exceed 45 dB. This standard may be satisfied by performing the acoustic analysis or by employing the prescribed construction methods described in this section. The Project would not be built without adequately demonstrating compliance with the California Building Code, as locally amended. Modeling was also performed to determine interior noise levels from street-facing units of the Project. The current development is designed to meet or exceed California Energy Code Title 24 standards, which specify construction methods and materials that result in energy-efficient structures and up to a 30 dBA reduction in exterior noise levels (assuming windows are closed). Older residences typically provide a 20–25 dBA reduction in exterior noise levels. When windows are open, the insertion loss drops to about 10 dBA. Assuming windows are closed, interior noise levels within the residences west of the site would be between 26.7 and 31.7 dBA. This would meet the 45 dBA interior residential standard. As stated, the Project is anticipated to be within the 65 dBA in the future (2040) noise contour. Assuming a baseline noise level of 63.9 dBA, a 30 dBA reduction in noise levels associated with current construction methods and materials would result in an interior noise level of approximately 33.9 dBA within the proposed units facing Carlsbad Village Drive and east toward I-5. This would be below the 45 dBA interior standard for residential buildings. Interior railroad noise was also evaluated given the Project’s proximity to the LOSSAN corridor. Design features associated with the Project would reduce interior noise levels to at least 45 dBA CNEL as specified in the City of Carlsbad Noise Guidelines Manual for sensitive land uses (i.e., residences). As noted above, the proposed Project would be designed to meet or exceed California Energy Code Title 24 standards, which specify construction methods and materials that result in energy-efficient structures and up to a 30 dBA reduction in exterior noise levels (assuming windows are closed). Assuming windows are closed, the CNEL associated with rail noise would be well below background noise levels. No measures in addition to compliance with Title 24 design requirements would be necessary to reduce interior rail noise. The heating, ventilation, and air conditioning (HVAC) system proposed for use on the site has not been specified and noise levels vary depending on the size of the system. However, HVAC units would be contained in each unit and would not be audible outside the unit. Further, mechanical equipment located on the roof will be screened with a 6-foot-high parapet wall, serving to minimize system noise. MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 7 MAY 2025 Airport Noise McClellen-Palomar Airport is the nearest airport and is located approximately 4.4 miles southeast of the Project site. Based on the noise contour maps provided in the McClellen-Palomar Airport Land Use Compatibility Plan, (Exhibit III-1), the Project site is located outside the 60 dB CNEL contour and is not affected by airport noise (San Diego County Regional Airport Authority 2010). For this reason, the Project site is not located in an area affected by aircraft noise; thus, compatibility with an adopted Airport Land Use Compatibility Plan is not required. Therefore, the Project is consistent with the applicable policies included in the Noise Element of the General Plan. City of Carlsbad Housing Element Consistency The Housing Element of the City’s General Plan provides the City with long-term goals, policies, and programs for promoting the production and conservation of safe, decent, and affordable housing within the community. The Project is consistent with many of the goals and policies of the Housing Element: Goal G.1. Housing Opportunities. 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 and to meet or exceed the city’s established Regional Housing Needs Allocation (RHNA). Policy P.4. Encourage increased integration of housing with non-residential development where appropriate and where residential development can be implemented in a way that is compatible with existing and planned uses. Policy P.7. Encourage distribution of development of affordable housing throughout the city to avoid overconcentration in a particular area, excluding areas lacking necessary infrastructure or services. Goal G.2. Housing Implementation. 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. Policy P.16. Address the unmet housing needs of the community through new development and housing that is set aside for lower- and moderate-income households consistent with priorities set by the Housing Services Division, in collaboration with the Planning Division, and as set forth in the city’s Consolidated Plan. Policy P.17. Encourage the development of an adequate number of housing units suitably sized to meet the needs of lower- and moderate-income larger households. Program 1.8: Mixed Use. The city will encourage mixed-use developments that include a residential component that provides housing for lower- and moderate-income households…Major commercial centers should incorporate, where appropriate, mixed commercial/residential uses, with a focus on the production of lower-income units. A measure of compliance with state housing element law is the ability of a jurisdiction to accommodate its share of the region’s housing needs. The State Department of Housing and Community Development projected a need for MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 8 MAY 2025 171,685 new housing units in the San Diego region for an 8.8-year projection period between June 30, 2020, and April 15, 2029. The City’s share of the Regional Housing Needs Allocation is 3,873 units and is allocated among the following income distribution: ▪ Very-Low Income: 1,311 units (34%) ▪ Low Income: 784 units (20%) ▪ Moderate Income: 749 units (19%) ▪ Above-Moderate Income: 1,029 units (27%) The Project would develop a mixed-use multifamily and commercial development at a vacated commercial structure. The Project will construct 50 new multifamily residential units, including four very-low- and four moderate- income units. These units qualify the Project for the incentives/concessions and waivers allowed under the State Density Bonus Law. As discussed previously, the Project would be developed consistent with the Village-Barrio (V-B) General Plan land use designation in the City’s General Plan and the Village Center (VC) District designation in the Village and Barrio Master Plan, and is consistent with the goals, policies, and programs of the City’s Housing Element. Therefore, the proposed Project would meet this criterion. Village and Barrio Master Plan The Project site is in an area governed by the Carlsbad Village and Barrio Master Plan (Master Plan). Goals and policies have been established for the Master Plan to reinforce the vision. The Master Plan area encompasses much of the area west of I-5 between Oak Avenue and Laguna Drive and extends to the Pacific Ocean along Garfield Avenue and parts of Ocean Street. The Master Plan goals and policies fall into four categories: Land Use and Community Character, Mobility and Parking, Connectivity, and Placemaking. The Master Plan carries out the policies of the General Plan by classifying and regulating the types and intensities of development and land uses within the Village and Barrio planning area, ensuring that they are consistent with the policies and objectives of the General Plan. The Project would be developed consistent with the development standards set forth in the City’s Municipal Code, which includes development standards and regulations for the Village Center District of the Master Plan, as described further below. Based on the provision of 15% VLI units (four very-low-income units) and 15% moderate-income units, the Project is also eligible for a 100% market rate density bonus as well as incentives/concessions and waivers of development standards permitted by the State Density Bonus Law (Government Code Section 65915 et. seq.). While the Project would be permitted to construct up to 52 units, only 50 units are proposed. Land Use and Community Character Goal A.1. Support a dynamic mix of uses and facilities, including a commercial center, mixed and standalone residential uses, and new, inviting public spaces. Goal A.2. Encourage mixed use development projects in the Village Center, with an emphasis on pedestrian- oriented retail uses on the ground floor, and office, other non-residential, and residential uses on the upper floors. MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 9 MAY 2025 Goal A.5. Locate residential uses within convenient walking and cycling distance of the Carlsbad Village Station. Goal A.6. Prioritize visitor-serving commercial and hospitality uses within the Coastal Zone portion of the Village. Goal B.1. Encourage a range of housing types, including medium density single-family, two-family and small- scale multi-family development in the Barrio center, and higher density multi-family housing in the perimeter, consistent with the General Plan Land Use Map. Mobility and Parking Goal A.1. Capitalize on the Village and Barrio’s proximity to the Carlsbad Village Station by improving sidewalks and bicycle facilities on city streets leading to the transit center and by improving adjacent public alleys. Placemaking Goal A.4. Ensure that new development creates a continuous and interesting façade along the street with an emphasis on pedestrian-scaled features. Goal B.1. Integrate plazas, courtyards, outdoor seating or dining areas, and other semi-public spaces into new development, where feasible. The Project would develop a new mixed-use multifamily and commercial development with 50 multifamily residential units and 3,824 square feet of commercial space. Multifamily, commercial, and mixed uses are permitted in the VC District. The Project would provide residential uses that enable residents to walk to nearby public transit and to the amenities of the Village and Barrio area, and commercial uses that would provide ground-floor pedestrian-orientated retail. The maximum density permitted in the VC district is 35 dwelling units per acre. A project that meets the eligibility requirements of the State Density Bonus Law is entitled to a density bonus, incentives/concessions, development standard waivers, and reduced parking ratios (Government Code, Section 65915 et. seq.). The Project application indicates that 30% of the Project’s base density would be set aside for VLI and moderate-income housing to comply with State Density Bonus Law and the Project’s provision of affordable units allows up to a 100% density bonus (Government Code Section 65915(f)(2)), resulting in a proposed density of 69 dwelling units per acre (including density bonus units). Therefore, the proposed density of 69 units per acre would be consistent with the VC district standards of the Master Plan, the State Density Bonus Law, and the City’s Density Bonus Implementing Ordinance (Carlsbad Municipal Code Chapter 21.86). Site Size and Location/Surrounding Land Uses: The proposed development occurs within City limits on a Project site of no more than 5 acres substantially surrounded by urban uses. The Project site is located entirely within the City of Carlsbad, on a site that is 0.72 acres and is surrounded by established commercial and multifamily residential urban uses. The Project site is within the Village and Barrio neighborhood that lies between Carlsbad State Beach and the I-5 freeway. The Project is in a transit priority area and is served by the NCTD bus service; the nearest bust stop to the Project site is located approximately 300 feet MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 10 MAY 2025 northeast of the Project site along Harding Street. Further, the Project is located approximately 0.32 miles away from the Carlsbad Village Station, a major transit stop as defined by Public Resources Code Section 21064.3. Land uses surrounding the Project site are described as follows: North The Project site is bounded to the north by Grand Avenue and residential and commercial space. Farther to the north are two- and three-story residential buildings, and a mix of commercial and multifamily development. East The Project site is bordered directly by an unnamed alley and then surrounded by Harding Street and I-5 to the east. Farther to the east is a mixture of commercial and single-family development. South The Project site is bordered directly by Carlsbad Village Drive to the south. Across Carlsbad Village Drive is a church and a variety of residential development, commercial space, and parks. West The Project site is adjacent to a dentist’s office and Jefferson Street to the west. Farther west, there are single- and multifamily residences, as well as various commercial developments. As demonstrated, the Project site is substantially surrounded by urban uses and therefore meets the criteria for site size and location. Habitat: The Project site has no value as habitat for endangered, rare, or threatened species. The Project site and adjacent properties are highly developed and surrounding land uses include a mix of commercial, office, and residential uses. The site is almost completely covered with existing pavement or structures; it is developed with several commercial buildings and a surface parking lot. Vegetation on the site is limited to decorative trees and shrubs scattered throughout the Project site that are not known to support any candidate, sensitive, or special-status species. No native habitat is located on the Project site or on adjacent properties. Based on the urbanized nature of the Project site and adjacent properties, in conjunction with a lack of suitable habitat for special-status species, the Project site has no value as habitat for endangered, rare, or threatened species and thus meets the Class 32 categorical exemption criteria for lack of habitat. Furthermore, the site is not within mapped areas of potential critical habitat as depicted in the City’s General Plan. For these reasons, the Project has no value as a habitat for endangered, rare, or threatened species. Traffic, Noise, Air Quality, and Water Quality: Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality. Traffic The City’s Vehicles Miles Traveled (VMT) Analysis Guidelines (City of Carlsbad 2023) provides a VMT analysis screening criteria for development projects, which identifies the level of VMT analysis methodology, level of MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 11 MAY 2025 significance, and mitigation based on the development’s trip generation, the type of development, the location of the development within a transit priority area, and other elements. However, based on a recent court ruling, this screening criteria cannot be relied upon and a VMT analysis is required to show no impact. Therefore, a VMT analysis was recently prepared by LOS Engineering for the proposed Project (Attachment A). This analysis examined the Project’s two land uses (residential and retail) separately for potential VMT impacts using the City’s VMT Guidelines. The Project’s residential VMT was determined using the City of Carlsbad’s Vehicle Miles Traveled map that is derived from the SANDAG’s Series 14 growth forecast. Based on this map, the Project is located in an area forecasted to have a VMT/Capita at 94.6% of the city wide residential average VMT/Capita. The Project’s location exceeds the 85th percentile city wide average VMT resulting in a potentially significant VMT transportation impact. However, the residential VMT map does not account for the Project features that provide VMT reducing effects. With the inclusion of these Project features, the Project VMT is reduced below the applicable threshold of significance and the Project does not result in a VMT impact. The Project would implement a measure from the Transportation Demand Management program measures from the California Air Pollution Control Officers Association (CAPCOA) Handbook. The following CAPCOA reduction strategy was applied for this project: T-1: Increase Residential Density. A project with increased density results in shorter and fewer trips by single-occupancy vehicles. According to the VMT Guidelines, this strategy is applicable when the project density exceeds 9.1 dwelling units per acre. The Project parcel is approximately 0.72 acres resulting in a density of approximately 69.4 dwelling units per acre (50 units/0.72 acres). The Project is in the Village Center of the Village and Barrio Master Plan, which permits a density range of 28- 35 dwelling units per acre. A mid-range of 31.5 du/acre was applied based on the surrounding mix of detached and multi-family properties and commercial uses. Therefore, the CAPCOA VMT reduction is calculated at 26.5%. However, the City’s VMT Guidelines limit VMT reductions to 15%. With the City’s 15% reduction limit, the final Project VMT is 79.6%, which is less than 85% and below a level of significance. The City of Carlsbad’s VMT threshold for housing is 85% or below the citywide average VMT/capita. The Project does not result in a significant transportation impact. Additionally, the Project includes 3,824 square feet of ground floor retail/commercial space. The VMT Guidelines define Local-Serving Retail as retail that is less than 50,000 sf of total floor area; therefore, the retail component of this Project is considered Local-Serving Retail. The VMT Guidelines define the analysis for Local-Serving Retail as, “local-serving retail uses are presumed to have a less than significant impact on VMT since they tend to attract trips from adjacent areas that would have otherwise been made to more distant retail locations” (Carlsbad 2023). Based on the VMT Guidelines, the retail component of the Project is presumed to have a less than significant impact on VMT and no mitigation is required. Further, a Local Mobility Analysis was prepared by LOS Engineering for the proposed Project (Attachment B). This analysis evaluated the Project based on the Carlsbad Village and Barrio Master Plan requirement of a Level 1 Local Mobility Analysis, the City of Carlsbad Mobility Element, and the City of Carlsbad Transportation Impact Analysis Guidelines (City of Carlsbad 2018). The Master Plan requires a Level 1 Local Mobility Analysis because the Project is located within the Village Core and features ground-floor commercial space with multifamily units above, generating between 111 and 499 average daily traffic (ADT). The analysis found that the proposed Project is forecasted to generate 453 ADT with 29 AM peak hour trips and 41 PM peak hour trips. A Level 1 Local Mobility Analysis requires a Multi-Modal Level of Service analysis of pedestrian and bicycle elements along the Identity and Village Streets that are adjacent to the Project site. Transit and vehicle analyses are not required based on the Project trip generation and being adjacent to an Identity Street and Village Street Typology. MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 12 MAY 2025 The City of Carlsbad Mobility Element requires Transportation Demand Management strategies and/or Transportation System Management strategies for projects that add more than 110 ADT or 11 peak hour trips to exempt segments throughout the City per Criterion 3-P.11. The Project will not add 110 daily nor 11 peak hour trips to street facilities that are exempt from a vehicle level of service standard. Therefore, the Project traffic does not trigger Mobility Element Policy 3-P.11, and a Transportation Demand Management plan is not required. The analysis also calculated the Project’s trip generation via the San Diego Association of Governments (SANDAG) (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region (SANDAG 2002). A trip credit was not applied for the existing bank building because it is currently vacant. The Project is forecasted to generate 453 ADT with 29 AM peak hour trips (8 inbound and 21 outbound), and 41 PM peak hour trips (26 inbound and 15 outbound) as shown in Table 1. Table 1. Project Traffic Generation Existing and Proposed Land Use Rate Size ADT % Split AM % Split PM In Out In Out Multifamily greater than 20 du/acre 6 du 50 du 300 8% 0.2 0.8 5 19 9% 0.7 0.3 19 8 Specialty Retail/Strip Commercial 40 KSF 3,824 sf 153 3% 0.6 0.4 3 2 9% 0.5 0.5 7 7 Total — — 453 — — — 8 21 — — — 26 15 Source: SANDAG 2002. Notes: ADT = average daily traffic, split-percent inbound and outbound; du = dwelling unit; KSF = thousand square feet; sf = square feet. In conclusion, the proposed Project meets the City of Carlsbad Screening Criteria and has a less-than-significant transportation VMT impact per the City’s guidelines. Noise A Noise Study was prepared by Birdseye Planning Group for the proposed Project (Attachment C). The report assesses potential noise impacts that could occur under the Project. The report included the evaluation of the following components: construction noise, operational noise, traffic noise, railroad noise, HVAC noise, vibration, and noise from airport operations. The report also describes existing noise conditions, and noise modeling methodology and procedures. Through noise modeling and analysis, the report concluded that noise impacts related to Project construction would be less than significant and that mitigation would not be required. The report states that average noise levels associated with the use of heavy equipment at construction sites can range from 81 to 91 dBA at 25 feet from the source, depending upon the types of equipment in operation at any given time and phase of construction. There are residential properties adjacent to and approximately 50 feet west of the site across Jefferson Street and construction noise will be audible at these properties. Construction noise levels at neighboring residences could be as high as 78 dBA at the closest residential properties. However, temporary construction noise is not restricted if it occurs between the hours specified in the noise ordinance MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 13 MAY 2025 referenced herein. The Project will be conditioned to comply with all applicable City noise ordinances. Thus, no construction noise impact would occur. A traffic-related noise impact would occur if the Project doubled peak hour traffic volumes relative to existing conditions or cause noise levels to exceed 60 dBA. The peak hour is defined as the 1-hour period between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m. when the highest volumes occur. The proposed Project would provide 50 apartment units that generate 6 daily trips per unit. The 3,824 square feet of commercial space would generate 44 trips per 1,000 square feet. The Project could generate up to 463 daily trips and a total of 46 new peak hour trips. Noise levels generated by traffic on Carlsbad Village Drive and Jefferson Street were modeled using the Federal Highway Administration Traffic Noise Model. The modeling found that the addition of 463 daily trips would add 0.2 dBA and 0.1 dBA to the existing energy equivalent level (Leq) at the chosen receiver locations that were monitored. Thus, the Project would have no effect on traffic noise levels, and long-term traffic operation associated with the Project would have no adverse effect on noise levels at sensitive properties within proximity to the site. Thus, Project impacts related to exterior traffic noise would be less than significant. As previously mentioned, noise levels along the western, northern, and eastern sides of the building are projected to be below 60 dBA. Noise levels along the southern face would exceed 60 dBA; however, the Project includes Project design features to reduce noise below the applicable City threshold of significance in these locations. The current development is designed to meet or exceed California Energy Code Title 24 standards and be below the 45 dBA interior standard for residential buildings. Also, rail operation would not exceed the recommended CNEL (60 dBA) for residential uses and HVAC units would be contained in each unit and would not be audible outside the unit. Finally, rooftop mechanical equipment would be screened by a 6-foot-high parapet wall that will reduce noise levels. The Project site is located outside the 60 dB CNEL contour of the McClellen-Palomar Airport Land Use Compatibility Plan; therefore, the Project is not affected by airport noise and compatibility with an adopted Airport Land Use Compatibility Plan is not required. The proposed Project was evaluated for potential construction and operational noise impacts in accordance with the City guidelines and applicable CEQA significance thresholds. As discussed herein, Project-related noise impacts would be less than significant. Air Quality An Air Quality and Greenhouse Gas Study was prepared by Birdseye Planning Group for the proposed Project (Attachment D). The construction analysis includes the demolition of the existing commercial building and the construction of the proposed new mixed-use buildings, and the operational analysis includes operational activities associated with residential development. Construction and operational emissions in the study were analyzed using the City’s General Plan, the Master Plan, the SANDAG population and employment growth projections, the State Implementation Plan or Regional Air Quality Strategy, the San Diego Air Pollution Control District (SDAPCD) thresholds, the City of Carlsbad Climate Action Plan, and 2022 California Air Resources Board (CARB) Scoping Plan, and the SANDAG Regional Plan: San Diego Forward. Air quality modeling was performed in general accordance with the methodologies outlined in the SDAPCD 2016 Regional Air Quality Strategy to identify both construction and operational emissions associated with each phase and the cumulative total of all Project phases at buildout. All emissions were calculated using the California MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 14 MAY 2025 Emissions Estimator Model (CalEEMod) software version 2022.1, which incorporates current air emission data, planning methods, and protocol approved by CARB. The Project is required to implement various construction dust control strategies as design features to be compliant with SDAPCD Rule 55. These dust control measures are listed below and would be identified on grading plan approvals: ▪During clearing, grading, earth-moving, excavation, or transportation of cut or fill materials, water trucks or sprinkler systems shall be used to prevent dust from leaving the site and to create a crust after each day’s activities cease. ▪During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this would include wetting down such areas later in the morning, after work is completed for the day, and whenever winds exceed 15 mph during active operations. Watering of active disturbance areas, including active grading areas and unpaved roads, would occur approximately every 2 hours of active operations, approximately three times per workday (at a minimum). ▪All grading and excavation operations shall be halted when wind speeds exceed 25 miles per hour. ▪Dirt and debris spilled onto paved surfaces at the Project site and on the adjacent roadways shall be swept, vacuumed, and/or washed at the end of each workday. ▪All trucks hauling dirt, sand, soil, or other loose material to and from the construction site shall be covered and/or a minimum 2 feet of freeboard shall be maintained. As the Project will construct 50 dwelling units capable of housing 2.74 to 2.82 average residents per dwelling (137 to 141 total residents) and retail space estimated to provide 10 jobs, the Project is expected to be consistent with the General Plan and SANDAG’s growth projections. Thus, Project emissions would not conflict with the State Implementation Plan and Regional Air Quality Strategy. The Project would not conflict with or obstruct implementation of the Air Quality Management Plan. Impacts would be less than significant. Project construction would generate temporary air pollutant emissions. These impacts are associated with fugitive dust (coarse particulate matter [PM10] and fine particulate matter [PM2.5]) and exhaust emissions from heavy construction vehicles, work crew vehicle trips in addition to reactive organic gas that would be released during the drying phase upon application of paint and other architectural coatings. Construction would generally consist of demolition (i.e., removal of the temporary buildings), site preparation (clearing/grubbing), excavation/grading, construction of the proposed buildings, architectural coating (i.e., paint) application, and paving. Emissions from the construction phase of the Project were estimated using CalEEMod 2022.1. As discussed, the Project would implement dust control strategies as a Project design feature. Table 2. Estimated Maximum Daily Construction Emissions with Dust Control Measures Construction Phase Maximum Emissions ROG NOx CO SOx PM10 PM2.5 Pounds per Day 2025 Maximum lbs/day 1.5 14.4 15.8 0.02 3.4 1.9 2026 Maximum lbs/day 32.7 8.9 12.0 0.02 0.7 0.3 SDAPCD Regional Thresholds 75 250 550 250 100 55 MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 15 MAY 2025 Table 2. Estimated Maximum Daily Construction Emissions with Dust Control Measures Construction Phase Maximum Emissions ROG NOx CO SOx PM10 PM2.5 Pounds per Day Threshold Exceeded 2022 No No No No No No Notes: ROG = reactive organic gas; NOx = oxides of nitrogen; CO = carbon monoxide; SOx = sulfur oxides; PM10 = coarse particulate matter; PM2.5 = fine particulate matter; lbs = pounds; SDAPCD = San Diego Air Pollution Control District. As shown in Table 2, construction of the proposed Project would not exceed the SDAPCD daily thresholds. With SDAPCD Rule 55 compliance, federal, state, and local construction emission thresholds would be met. Construction emissions would not result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is in nonattainment under an applicable federal or state ambient air quality standard. Impacts will be less than significant. As shown in Table 3 below, daily emissions would not exceed the SDAPCD thresholds for reactive organic gas, oxides of nitrogen, carbon monoxide, sulfur oxides, PM10, or PM2.5. Therefore, the Project’s air quality emissions (including impacts related to criteria pollutants, sensitive receptors, and violations of air quality standards) would not result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is in non-attainment under an applicable federal or state ambient air quality standard. Impacts will be less than significant. Table 3. Estimated Operational Emissions Thresholds ROG NOx CO SOx PM10 PM2.5 Pounds per Day Maximum lbs/day 3.3 1.3 16.9 0.03 2.7 0.7 SPAPCD Thresholds 75 250 550 250 100 55 Threshold Exceeded? No No No No No No Maximum lbs/day — 0.05 0.7 0.001 — — SDAPCD threshold — 25 100 25 — — Threshold exceeded? No No No No No No Maximum lbs/day 0.6 0.2 3.1 0.005 0.5 0.1 Notes: ROG = reactive organic gas; NOx = oxides of nitrogen; CO = carbon monoxide; SOx = sulfur oxides; PM10 = coarse particulate matter; PM2.5 = fine particulate matter; lbs = pounds; SDAPCD = San Diego Air Pollution Control District. The proposed Project would not result in a long-term exposure to a substantial source of toxic air contaminant emissions as the estimated construction schedule duration would be approximately 24 months. Thus, neighboring residents would not be exposed to the related individual cancer risk. Further, existing and planned land use within the Project area is focused on residential uses. Thus, existing and future residents would not be exposed to neighboring developments that generate toxic air contaminants. Therefore, the Project would not expose sensitive receptors to substantial concentrations of toxic air contaminants. Impacts would be less than significant. A VMT analysis and Local Mobility Analysis were prepared for the proposed Project and found that the Project is not expected to adversely impact traffic volumes or traffic operation proximal to the site or otherwise result in carbon MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 16 MAY 2025 monoxide hot spots that could expose sensitive receptors to substantial pollutant concentrations. Impacts would be less than significant. The proposed Project will comply with CARB control measures approved for reducing indoor emissions associated with the use of composite wood products, including formaldehyde. Thus, the use of composite wood building materials will not have an adverse impact on indoor air quality. The Project will also not include land uses that typically result in emissions (such as those leading to odors) that adversely affect a substantial number of people; thus, impacts would be less than significant. Water Quality The Project is not anticipated to have a substantial adverse effect on water quality. CEQA threshold questions pertaining to water quality (from Appendix G of the CEQA Guidelines) are addressed below. Would the Project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? Construction The Project site is located within a developed urbanized and commercial area and does not contain any streams, rivers, or waterbodies. Construction activities associated with the Project are subject to implementation of stormwater best management practices (BMPs). To avoid adverse impacts on water quality, the applicant and their construction contractors would be required to conduct construction activities in accordance with the statewide Construction General Permit (Order No. 2022-0057-DWQ/CAS000002, as amended). This would include compliance with the Phase I Regional Municipal Separate Storm Sewer System Permit (National Pollutant Discharge Elimination System [NPDES] Permit No. CAS0109266), which requires regulation of surface water quality. In addition, pursuant to the City’s Municipal Code Chapter 15.16, grading activities would be required to be performed in compliance with the NPDES requirements and must implement BMPs prior to commencement of grading activities. Compliance with all applicable federal, state, and local requirements concerning the handling, storage, and disposal of hazardous waste would reduce the potential for the release of contaminants into the groundwater and would not cause a violation of regulatory water quality standards related to surface water or groundwater. Further, implementation of BMPs to minimize erosion and sedimentation would ensure that Project construction would not substantially degrade surface or groundwater quality. Operation Project operations would not introduce any significant industrial discharges and, therefore, would not violate any water quality standards or waste discharge requirements related to non-stormwater discharges. Under current conditions, the Project site produces nonpoint source pollutants associated with stormwater runoff. The existing Project site is developed with a commercial structure that would be demolished prior to Project construction. The site is primarily impervious, and the existing drainage is a sheet flow from the parking lot (impervious area). Under current conditions, approximately 93.6% of the Project site is paved and impervious. The primary stormwater pollutants that may occur under existing conditions are spilled or leaked petroleum products from parked vehicles MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 17 MAY 2025 on the site, household hazardous materials used for maintenance and cleaning at the existing and proposed commercial buildings, and sediments from landscaping planters. During redevelopment of the Project site, modern stormwater runoff design requirements and operational practices would be required pursuant to City regulatory requirements. Compliance with such requirements may reduce the volume of stormwater runoff from the site and would likely improve the quality of such runoff. A Stormwater Quality Management Plan shall accompany all development permit applications. Therefore, the Project would capture and convey stormwater consistent with applicable regulations and would not substantially degrade surface or groundwater quality. Upon Project implementation, the site would be covered with a new five-story residential and commercial structure, 50 parking spaces, a courtyard, and associated landscaped areas. Stormwater collected on site would be directed to on-site stormwater treatment BMPs in accordance with the City’s BMP Design Manual and would comply with the City’s stormwater regulations. Would the Project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation on- or off-site or create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? On-site drainage patterns will remain substantially the same following Project construction. The existing development of paved surface will be removed and replaced with new pavement surface. The Project site does not contain any streams, rivers, or waterbodies. Upon compliance with the regulatory requirements described above, the proposed Project is not anticipated to result in substantial erosion of siltation, to increase the rate or amount of surface runoff from the site or create runoff that would exceed the capacity of the stormwater drainage system. Due to the developed nature of the Project site and required compliance with existing regulations, any alterations to the existing drainage pattern on the Project site would not result in significant, adverse impacts. Would the Project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? In 2014, California enacted the Sustainable Groundwater Management Act to bring the state’s groundwater basins into a more sustainable regime of pumping and recharge. The legislation provides for the sustainable management of groundwater through the formation of local groundwater sustainability agencies and the development and implementation of Groundwater Sustainability Plans. In San Diego County, the State of California has designated three of the County’s groundwater basins as medium or high priority and subject to the Sustainable Groundwater Management Act, including the Borrego Valley (Borrego Springs Subbasin), San Luis Rey Valley (Upper San Luis Rey Valley Subbasin), and San Pasqual Valley (San Diego County 2025), none of which underlie the Project site. As noted above, the Project will not violate any water quality standards, and measures would be taken both during construction and throughout operation to prevent potential contaminants from leaving the site by runoff. Through compliance with Regional Water Quality Control Board requirements and implementation of a stormwater pollution MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 18 MAY 2025 prevention plan (construction phase), the Project would not conflict with or obstruct implementation of the Sustainable Groundwater Management Act. Thus, the proposed Project would not result in substantial conflict nor obstruction of the implementation of a water quality control plan or sustainable groundwater management plan. Additionally, the Project site is primarily impervious under existing conditions and is not considered a significant groundwater recharge area. Therefore, no significant, adverse impacts would be caused due to conflict with a water quality control plan or sustainable groundwater management plan. Summary In conclusion, development of the proposed Project has been evaluated for its potential to result in significant effects relating to traffic, noise, air quality, and water quality. No significant effects were identified, as described above and further substantiated in Attachments A, B, C, and D to this memorandum. As such, the Project meets the Class 32 categorical exemption criteria for not having significant impacts to traffic, air quality, noise, or water quality. Utilities and Public Services: The Project site can be adequately served by all required utilities and public services. The Project is located in an infill urban area served by existing public utilities and services and is situated on a site currently developed with multiple commercial properties. A Water Study was prepared by Dexter Wilson Engineering for the proposed Project (Attachment E). Water service to the Project will be provided by the Carlsbad Municipal Water District. There is an existing 8-inch public water line west of the Project in Jefferson Street, in which the Project would connect to. The Project will make two connections to this water line for the Project’s private domestic water service. The Project will also make another connection to this water line for the Project’s private fire service. Domestic water service will be provided to the 840 Carlsbad Village Drive site with two domestic water meters connected to the existing 255 Pressure Zone system. The Project will be consistent with the City’s standard engineering design criteria outlined in the City of Carlsbad Engineering Standards – Volume 2 (2022). The average daily demand for the Project is 9,804 gallons per day, the maximum day demand is 15,687 gallons per day, and the peak hour demand is 28,432 gallons per day. The fire flow requirement for the Project was determined to be 3,750 gallons per minute by the City of Carlsbad Fire Department. The computer-generated peak hour demand results show that the minimum residual pressures are 74 pounds per square inch and maximum pipe velocities are 0.08 feet per second, falling within the City’s guidelines. The Project site will be sufficiently served by local water services. A Sewer Study was prepared by Dexter Wilson Engineering (Attachment F). An existing public sewer service to the site is provided by the City in an 8-inch gravity sewer line and a 42-inch trunk sewer in Jefferson Street to the west of the Project. This 8-inch gravity sewer line conveys flow northwest to near Grand Avenue where it discharges into the existing 42-inch gravity sewer line in Jefferson Street. The Project will connect to the public sewer system in Jefferson Street at two locations. A 6-inch lateral and a 4-inch lateral will be constructed to connect the Project to the public system. MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 19 MAY 2025 The scope of the off-site sewer analysis was from the Project connection point northwest to near Grand Avenue where the 8-inch sewer meets with another 8-inch sewer conveying flow from the north before joining in a 12-inch sewer connection to the 42-inch trunk sewer. The results of the sewer analysis show that under the existing peak flows the existing sewer has a d/D ratio of 0.16 and with the addition of the proposed Project the maximum d/D ratio will increase to 0.18. Based on this analysis, the 8-inch sewer in Jefferson Street is within the d/D criteria of 0.5 from the 2022 City of Carlsbad Engineering Standards and the Project will not exceed the capacity of the existing line. The flow velocity in the existing 8-inch public sewer in Jefferson Street is 2.4 feet per second and will increase to 2.6 feet per second with the proposed Project, keeping the sewer in line with the City’s design criteria. Therefore, the Project site, which has been previously developed, can and will be served by all public utilities and services and is consistent with the General Plan. Therefore, the Project meets this requirement. CEQA Section 15300.2: Exceptions to the Use of Categorical Exemptions There are five exceptions that must be considered in order to find a project exempt under Class 32: (a) Cumulative Impacts. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. There is no evidence to conclude that significant impacts will occur based on past project approvals or that the proposed Project’s impacts are cumulatively considerable when evaluating any cumulative impacts associated with construction air quality, noise, transportation, or water quality in the area surrounding the proposed Project. The Project, and all future projects, will be required to comply with all applicable local, regional, and state laws, regulations, and guidelines, and as described above, any potential impact caused by the Project’s construction and operation would continue to be less than significant and would not contribute significantly to regional cumulative impact in the broader Project region. Therefore, this exception does not apply. (b) Significant Effect Due to Unusual Circumstances. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The Project proposes a mixed-use, transit-proximate development that includes market rate and affordable housing with neighborhood-serving commercial uses in an area zoned and designated for such development. The surrounding area is developed with a mixture of residential and commercial uses; as such, the proposed Project is not unusual in character for the area. The Project site is 0.72 acres and almost entirely covered by impervious surfaces. As described above, the proposed Project has been studied for its potential to cause environmental impacts in a variety of categories, including air quality, noise, traffic, and water quality. No significant effects were identified in those categories. As indicated above, the Project would not result in impacts to biological resources as none exists on the Project site or surrounding area. Also, the Project site is not located in or near a state responsibility area or lands classified as very high fire hazard severity zones by the California Department of Forestry and Fire Protection (CAL FIRE). The Project is located with an X Flood Zone as designated by the Federal Emergency Management Agency. This designation indicates that the Project area is subject to inundation by a 0.2%-annual-chance flood event, and the MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 20 MAY 2025 area is subject to 1%-annual-chance of flood with average depth less than 1 foot or with drainage areas of less than 1 square mile. This zone designation, and its implications, does not represent an unusual circumstance. There is no substantial evidence that this Project will cause a significant impact. The Project site has been designated for residential and commercial development by the General Plan and is consistent with the policies and regulations contained in the Master Plan. The circumstances of the Project, which involve redevelopment of an underutilized commercial lot in an infill location near transit with a new mixed-use, mixed-income project with complementary neighborhood-serving commercial uses, are no different than the general circumstances of other projects covered by this exemption classification, within the Master Plan area or elsewhere in the City where this exemption may be applied appropriately. There are no distinguishing features of the Project that give rise to the reasonable possibility that the Project’s size, density and intensity, bulk and mass, and use will impact the environment as compared to other projects. Thus, there are no unusual circumstances which may lead to a significant effect on the environment, and this exception does not apply. (c) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. There are no designated state scenic highways in the City of Carlsbad. Therefore, the Project would not create any impacts within a designated state scenic highway, and this exception does not apply. (d) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. According to EnviroStor, the State of California’s database of hazardous waste sites, the Project site is not identified as a hazardous waste site and there are no hazardous sites nearby the Project site. According to EnviroStor, no locations in the neighborhood within close proximity to the Project site are considered to pose any environmental threat to the subject property. There are no active leaking underground storage tank cleanup sites or other sites identified with potential environmental concern within the immediate vicinity (less than 0.125 miles) of the Project site. There are two leaking underground storage tank cleanup sites adjacent to the Project site to the east; however, both cases are completed and closed. Therefore, the Project site is not identified as a hazardous waste site and is not in the vicinity of a hazardous waste site, and this exception does not apply. (e) Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource. A Historical Assessment was prepared by Kristi Hawthorne (Attachment G) to determine if the Project would impact any historical resources pursuant to CEQA. The report included the results of a survey of the Project site by a qualified architectural historian; building development and archival research; development of an appropriate historic context for the evaluation of the Project site; and recordation and evaluation of one commercial property over 45 years old for historical significance and integrity in consideration of National Register of Historic Places, California Register of Historical Resources, and City of Carlsbad designation criteria MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 21 MAY 2025 and integrity requirements. The report concluded that none of the buildings on the Project site are listed or eligible to be listed in any national, state, or local landmark or historic district programs. As such, development of the Project would not cause a substantial adverse change in the significance of a historical resource, and this exception does not apply. Carlsbad Municipal Code Chapter 19.04 – Additional Exceptions to a Categorical Exemption Grading and clearing activities affecting sensitive plant or animal habitats, which disturb, fragment or remove such areas as defined by either the California Endangered Species Act (Fish and Game Code Sections 2050 et seq.), or the Federal Endangered Species Act (16 U.S.C. Section 15131 et seq.); sensitive, rare, candidate species of special concern; endangered or threatened biological species or their habitat (specifically including sage scrub habitat for the California Gnatcatcher); or archaeological or cultural resources from either historic or prehistoric periods; or The Project site is located in a developed part of the City and is surrounded by commercial and residential uses. The Project site is developed with an existing building, which would be demolished and removed during construction. Vegetation on the site is limited to decorative trees and shrubs scattered throughout the Project site that are not known to support any candidate, sensitive, or special-status species. No native habitat is located on the Project site or on adjacent properties. Based on the urbanized nature of the Project site and adjacent properties, in conjunction with a lack of suitable habitat for special-status species, the Project site has no value as habitat for endangered, rare, or threatened species and thus meets the Class 32 categorical exemption criteria for lack of habitat. Furthermore, the site is not within mapped areas of potential critical habitat as depicted in the City’s General Plan. For these reasons, the Project has no value as a habitat for endangered, rare, or threatened species. A Historical Assessment was prepared to determine if the Project would impact any historical resources pursuant to CEQA. The report included the results of a survey of the Project site by a qualified architectural historian; building development and archival research; development of an appropriate historic context for the evaluation of the Project site; and recordation and evaluation of one commercial property over 45 years old for historical significance and integrity in consideration of National Register of Historic Places, California Register of Historical Resources, and City of Carlsbad designation criteria and integrity requirements. The report concluded that neither the building nor structure on the Project site are currently listed under any national, state, or local landmark or historic district programs. Background studies consisting of research from the Carlsbad Historical Society, San Diego County Master Property Records, a field check of the property, census records, research of various newspapers, and recorded deeds were conducted as part of the Project. History of ownership was determined by Recorded Deeds through the San Diego County Recorder’s Office. A Phase I Archaeological Assessment was prepared by BFSA Environmental Services. This assessment evaluates the site using the National Archaeological Database, various site maps, and field surveys. The results found that there are 29 resources located within a 1-mile radius of the current Project area, none of which are located within the subject property. Additionally, there are 13 historic addresses located within a 1-mile radius of the current Project area, none of which are located within the subject property. However, the Project site is currently developed with a commercial building and paved surfaces. Therefore, the likelihood that intact archaeological or cultural resources exist on the Project site is low due to previous site disturbance. Notwithstanding the low likelihood of cultural resources being present on the site, the Project will be MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 22 MAY 2025 conditioned to require archaeological monitoring of ground-disturbing activities during Project construction in compliance with standard City regulatory procedures outlined in the Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines (City of Carlsbad 2017). A Paleontological Assessment was prepared by BFSA Environmental Services to help form this analysis (Attachment H). Therefore, earth-moving activities associated with the Project would not affect archaeological or cultural resources from either historic or prehistoric periods and this exception does not apply. Parcel maps, plot plans and all discretionary development projects otherwise exempt but which affect sensitive, threatened or endangered biological species or their habitat (as defined above), archaeological or cultural resources from either historic or prehistoric periods, wetlands, stream courses designated on U.S. Geological Survey maps, hazardous materials, unstable soils or other factors requiring special review, on all or a portion of the site. (Ord. NS-593, 2001) Biological Resources As discussed above, the proposed Project would not affect sensitive, threatened, or endangered biological species or their habitat. This exception does not apply. Cultural Resources As discussed above, the Project would not affect known archaeological or cultural resources from either historic or prehistoric periods and the Project will be conditioned to require archaeological and Native American monitoring of ground-disturbing activities during Project construction in compliance with standard City regulatory procedures outlined in the Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines (City of Carlsbad 2017). This exception does not apply. Wetlands and Streams As described above, no evidence of vernal pool or wetland features is present on the Project site or in adjacent areas. Further, no streams are located within the vicinity of the site. Thus, this exception does not apply. Hazardous Materials Based on the hazardous materials record searches, the Project site is not identified as a hazardous waste site and no hazardous materials with an “open” cleanup case are located on or in the immediate vicinity of the Project site. Further, the Project will be conditioned to comply with all existing standard applicable regulatory requirements related to hazardous materials. Therefore, this exception does not apply. Unstable Soils A review of the City’s General Plan Safety Element and California Geological Survey’s Earthquake Zones of Required Investigation concluded that the Project site is not located in an area with potential for seismic hazards. MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 23 MAY 2025 3 Conclusion For the reasons described above, the Project meets all of the criteria for a Class 32 Categorical Exemption. 4 References CARB (California Air Resources Board). 2022. 2022 Scoping Plan Scoping Plan for Achieving Carbon Neutrality. November 16, 2022. Accessed February 2025. https://ww2.arb.ca.gov/sites/default/files/2022-12/ 2022-sp_1.pdf. City of Carlsbad. 2013. City of Carlsbad Noise Guidelines Manual. July 2013. Accessed February 2025. https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000. City of Carlsbad. 2015. City of Carlsbad General Plan. September 2015. Accessed February 2025. https://www.carlsbadca.gov/departments/community-development/planning/general-plan. City of Carlsbad. 2017. Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines. September 2017. Accessed February 2025. https://www.carlsbadca.gov/home/showpublisheddocument/254/ 637425976516870000. City of Carlsbad. 2018. City of Carlsbad Transportation Impact Analysis Guidelines. April 2018. Accessed February 2025. https://www.carlsbadca.gov/home/showpublisheddocument/328/637425982502330000. City of Carlsbad. 2019. Village and Barrio Master Plan. October 2019. Accessed February 2025. https://www.carlsbadca.gov/home/showpublisheddocument/15621/638599234514830000. City of Carlsbad. 2022. City of Carlsbad Engineering Standards, Volume 2 – Potable and Recycled Water Standards. Accessed February 2025. https://www.carlsbadca.gov/home/showpublisheddocument/ 332/638578543552970000 City of Carlsbad. 2023. Vehicles Miles Traveled (VMT) Analysis Guidelines. May 31, 2023. Accessed February 2025. https://www.carlsbadca.gov/home/showpublisheddocument/312/638271826640900000. SANDAG (San Diego Association of Governments). 2015. “SANDAG Regional Plan: San Diego Forward Fact Sheet.” October 2015. Accessed February 2025. http://www.selfhelpcounties.org/countyupdates/SanDiego.pdf. SANDAG. 2002. “(Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region.” April 2002. Accessed February 2025. https://www.sandiegocounty.gov/content/dam/sdc/pds/ceqa/ LehmanTPM/38%20Appendix%20T9_SANDAG%20Trip%20Generation%20Rates.pdf. San Diego County. 2025. “San Diego County Planning and Development Services.” Accessed February 2025. https://www.sandiegocounty.gov/content/sdc/pds.html. MEMORANDUM SUBJECT: CATEGORICAL EXEMPTION JUSTIFICATION MEMORANDUM FOR THE 840 CARLSBAD VILLAGE DRIVE (DEV 2024-0004) REDEVELOPMENT AT 840 CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA 17731 24 MAY 2025 San Diego County Regional Airport Authority. 2010. McClellan-Palomar Airport Land Use Compatibility Plan. Adopted January 25, 2010. Accessed February 2025. https://www.carlsbadca.gov/home/ showpublisheddocument/226/637446617757230000. SDAPCD (San Diego Air Pollution Control District). 2016. 2016 Revision of the Regional Air Quality Strategy for San Diego County. December 2016. Accessed February 2025. https://www.sdapcd.org/content/dam/ sdapcd/documents/grants/planning/2016%20RAQS%20(1).pdf. CVD Rincon Mixed Use (DEV2024-0004) 840 Carlsbad Village Dr City of Carlsbad September 10, 2025 Vehicle Miles Traveled Analysis Prepared for: Rincon Homes 5315 Avenida Encinas, Suite 200 Carlsbad, CA 92008 Prepared by: LOS Engineering, Inc. 11622 El Camino Real, Suite 100, San Diego, CA 92130 Phone 619-890-1253 Job #2424 Attachment B LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation ii September 10, 2025 Table of Contents 1.0 Introduction ............................................................................................................................... 1 2.0 Vehicle Miles Traveled ............................................................................................................. 9 2.1 VMT Screening Thresholds .................................................................................................. 9 2.2 VMT Significance Thresholds .............................................................................................. 9 2.3 VMT Analysis ..................................................................................................................... 10 2.3.1 Residential VMT Analysis ............................................................................................. 10 2.3.2 Retail VMT Screening Analysis ..................................................................................... 11 3.0 Conclusion ............................................................................................................................... 12 List of Figures Figure 1: Project Location ..................................................................................................................... 2 Figure 2: Site Plan Parking Level .......................................................................................................... 3 Figure 3: Site Plan 1st Floor (Retail) ...................................................................................................... 4 Figure 4: Site Plan 2nd Floor (Residential) ............................................................................................ 5 Figure 5: Site Plan 3rd Floor (Residential) ............................................................................................. 6 Figure 6: Site Plan 4th Floor (Residential) ............................................................................................. 7 Figure 7: Site Plan 5th Floor (Residential) ............................................................................................. 8 List of Tables Table 1: VMT Screening Criteria .......................................................................................................... 9 Table 2: City of Carlsbad VMT Thresholds for Transportation Impacts ............................................. 9 Table 3: CAPCOA VMT Reduction Strategy T-4 .............................................................................. 10 Table 4: Project VMT Reduction Based on CAPCOA Strategy T-4 ................................................. 11 Appendices Appendix A ................................................................................................. CAPCOA T-4 Calculations Appendix B ................................................................................ City of Carlsbad VMT Map Template Appendix C ............................................................ City of Carlsbad VMT Screening Report Template LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation 1 September 10, 2025 1.0 Introduction A Vehicle Miles Traveled (VMT) analysis is required to satisfy the California Environmental Quality Act (CEQA) guidelines that utilize VMT as the measure of mobility effectiveness for determining transportation impacts. The proposed project is the removal of an existing bank with drive-thru and the construction of a five-story mixed-use project with 50 multi-family dwelling units (8 affordable and 42 market rate) along with 3,824 sf of retail/commercial space. The project parcel is approximately 0.72 acres resulting in a density of approximately 69.4 dwelling units per acre (50 units/0.72 acres). The anticipated opening year is 2026 or 2027. The project type and location align with the overall goal of reducing Vehicle Miles Traveled based on the following project features: 1) Providing Affordable Housing. A project with affordable and below market rate housing provides greater opportunity for lower income families to live closer to job centers and achieve a jobs/housing match near transit. It is also an important strategy to address the limited availability of affordable housing that might force residents to live far away from jobs or school, requiring longer commutes. 2) Providing Transit-Oriented Development. The project is located approximately 1,490 feet from the Carlsbad Village Coaster Station, which is less than 2,640 feet (½ mile) from the Carlsbad Village Coaster Station a Major Transit Stop as defined by California Public Resources Code §21064.3; and has a high residential density without a high level of on- site parking. 3) Mixed Use Development within a walkable community with high quality transit, retail, food, and public spaces. The location of the project is shown in Figure 1. Site plans of the individual floors are shown in Figures 2-6. The format of this study includes the following chapters: 1.0 Introduction 2.0 Vehicle Miles Traveled 3.0 Conclusions LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation 2 September 10, 2025 Figure 1: Project Location Source: LOS Engineering, Inc. No Scale Pine Valley Boulder Campo Warner Springs Santa Ysabel Julian La Mesa San Diego Imperial Beach El Cajon Chula Vista United States Fallbrook Mexico Riverside County San Diego County Camp Joseph Pendleton Oceanside Carlsbad Encinitas Escondido Vista San Marcos Santee Temecula RamonaPoway Pacific Ocean Tecate LegendExisting RoadwayProposed Roadway PROJECT LOCATION N LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation 3 September 10, 2025 Figure 2: Site Plan Parking Level Source: Stephen Dalton Architects Project Vehicular Access from Alley LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation 4 September 10, 2025 Figure 3: Site Plan 1st Floor (Retail) Source: Stephen Dalton Architects LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation 5 September 10, 2025 Figure 4: Site Plan 2nd Floor (Residential) Source: Stephen Dalton Architects LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation 6 September 10, 2025 Figure 5: Site Plan 3rd Floor (Residential) Source: Stephen Dalton Architects LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation 7 September 10, 2025 Figure 6: Site Plan 4th Floor (Residential) Source: Stephen Dalton Architects LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation 8 September 10, 2025 Figure 7: Site Plan 5th Floor (Residential) Source: Stephen Dalton Architects LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation 9 September 10, 2025 2.0 Vehicle Miles Traveled A VMT analysis is required to satisfy the CEQA guidelines that utilize VMT as the measure of effectiveness for determining transportation impacts. The California Governor’s Office of Planning and Research (OPR) Technical Advisory developed guidance on implementing Senate Bill 743 (SB 743) that shifts the transportation impact measure of effectiveness from Level of Service (LOS) to VMT. The OPR Transportation Technical Advisory on Evaluating Transportation Impacts in CEQA, December 2018 states on page 8 “As noted above, lead agencies have the discretion to set or apply their own thresholds of significance”. In compliance with SB 743 and OPR guidance, the City of Carlsbad has adopted the Vehicle Miles Traveled (VMT) Analysis Guidelines, May 31, 2023, Amended April 2025 (“VMT Guidelines”) to evaluate impacts under CEQA using a VMT metric. 2.1 VMT Screening Thresholds The VMT Guidelines have screening criteria to determine if a detailed transportation VMT analysis is required or if a project can “screen out”. A project that meets at least one of four (4) screening criteria would be presumed to have a less than significant transportation impact due to the project type or location. The screening criteria and applicability are shown in Table 1. TABLE 1: VMT SCREENING CRITERIA Screening Criteria Project Relevance 1) Local-Serving Retail and Similar Land Uses Applicable. 2) Local-Serving Public Facilities Not Applicable. 3) Affordable Housing Projects Not Applicable. 4) Redevelopment Project that results in a net reduction of VMT Not Applicable. Source: VMT Guidelines. 2.2 VMT Significance Thresholds The VMT Guidelines documents significance thresholds for transportation VMT impacts based on the project type. The significance threshold for a transportation VMT impact is based on the project type as shown in Table 2. TABLE 2: CITY OF CARLSBAD VMT THRESHOLDS FOR TRANSPORTATION IMPACTS Project Type Metric Significance Thresholds Residential VMT per Capita A significant transportation impact occurs if the project VMT/capita exceeds a level 15% below the city average VMT/capita Office VMT per Employee A significant transportation impact occurs if the project VMT/employee exceeds a level 15% below the regional average VMT/employee Regional Retail Net VMT A significant transportation impact occurs if the project results in a net increase in VMT Industrial VMT per Employee A significant transportation impact occurs if the project VMT/employee exceeds the average regional VMT/employee Source: VMT Guidelines. LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation 10 September 10, 2025 2.3 VMT Analysis The project includes residential and retail land uses. Each land use was analyzed separately for potential VMT impacts using the City’s VMT Guidelines. The residential component of the project was analyzed using the City’s VMT map output while the retail component was analyzed using the City’s current VMT screening criteria. 2.3.1 Residential VMT Analysis The project residential VMT was determined using the City of Carlsbad Vehicle Miles Traveled output that is derived from SANDAG’s Series 14 growth forecast Activity Based Model 2 plus (AMB2+). The City of Carlsbad is updating the VMT analysis map interface, and a graphic is currently not available. However, city staff provided a VMT/Capita of 20.7 for TAZ 809 where the project is located resulting in a baseline VMT/Capita at 88% of the city-wide residential average, which does not account for any project specific features that provide VMT reducing effect. VMT reduction may be achieved through implementation of those measures included in the California Air Pollution Control Officers Association (CAPCOA) Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity, October 2024. The following CAPCOA reduction strategy is applicable to the proposed project due to the inclusion of onsite affordable housing: T-4: Integrate Affordable and Below Market Rate Housing. A project with affordable and below market rate housing provides greater opportunity for lower income families to live closer to job centers and achieve a jobs/housing match near transit. It is also an important strategy to address the limited availability of affordable housing that might force residents to live far away from jobs or school, requiring longer commutes. T-4 requires an input of the percentage of affordable units. The project includes 8 affordable units out of the 50 total units, resulting in 16% of the housing being affordable (8/50 = 16%). Applying the 16% affordable variable in T-4 results in a reduction of 4.6%. Details about CAPCOA T-4 and the VMT reduction calculations are included in Appendix A. The project VMT % reduction from T-4 is shown in Table 3. TABLE 3: CAPCOA VMT REDUCTION STRATEGY T-4 CAPCOA 2024 VMT Reduction Strategy VMT Reduction Range % Application Project VMT % Reduction T-4. Affordable Housing 0-28.6% A project with affordable housing results in shorter and fewer trips by being located closer to job centers. -4.6% Source: CAPCOA Oct 2024. LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation 11 September 10, 2025 As shown in Table 4, the final project VMT is 83.4% below the Citywide per capita average due to the provision of onsite affordable housing (CAPCOA strategy T-4). TABLE 4: PROJECT VMT REDUCTION BASED ON CAPCOA STRATEGY T-4 Project VMT VMT % Reduction VMT after CAPCOA Strategy T-4 VMT below 85%? 88.0% -4.6% 83.4% Yes Accordingly, Project VMT is below the applicable threshold of significance and the project does not result in a VMT impact. To ensure compliance with the VMT Guidelines, the City of Carlsbad has VMT report templates. A VMT map template for the residential component of the project is included in Appendix B. 2.3.2 Retail VMT Screening Analysis The project includes 3,824 sf of ground floor retail/commercial space. The VMT Guidelines define Local-Serving Retail as retail that is less than 50,000 sf of total floor area; therefore, the retail component of this project is considered Local-Serving Retail. The VMT Guidelines define the analysis for Local-Serving Retail Section 3.3.3 as follows: “Per OPR’s Technical Advisory, local-serving retail uses are presumed to have a less than significant impact on VMT since they tend to attract trips from adjacent areas that would have otherwise been made to more distant retail locations.” Based on the VMT Guidelines, the retail component of the project is presumed to have a less than significant impact on VMT and no mitigation is required. To ensure compliance with the VMT Guidelines, the City of Carlsbad has VMT report templates. A VMT screening template for the retail component of the project is included in Appendix C. LOS Engineering, Inc. 840 Carlsbad Village Dr Mixed Use VMT Analysis Traffic and Transportation 12 September 10, 2025 3.0 Conclusion A VMT analysis is required to satisfy the CEQA guidelines that utilize VMT as the measure of mobility effectiveness for determining transportation impacts. The proposed project is the removal of an existing bank with drive-thru and the construction of a five-story mixed-use project with 50 multi-family dwelling units (8 affordable and 42 market rate) along with 3,824 sf of retail/commercial space. The project includes residential and retail land uses. Each land use was analyzed separately for potential VMT impacts using the City’s VMT Guidelines. The residential component of the project was analyzed using the City’s VMT map output while the retail component was analyzed using the City’s current VMT screening criteria. The residential portion of the project with the provision of onsite affordable housing has a VMT/Capita of 83.4% of the city wide residential average, which is less than 85% and below a level of significance. The project does not result in a significant transportation impact. The retail portion of the project includes 3,694 sf of ground floor space. The VMT Guidelines define Local-Serving Retail as retail that is less than 50,000 sf of total floor area; therefore, the retail component of this project is considered Local-Serving Retail. Based on the VMT Guidelines, the retail component of the project is presumed to have a less than significant impact on VMT and no mitigation is required. Appendix A CAPCOA T-4 Calculations 840 Carlsbad Village Dr VMT Appendix Page 1 of 15 VMT Transportation Mitigation Measures (CAPCOA Oct 2024) VMT Mitigation Description Possible % Reduction VMT % Reduction Formula Results T-4. Integrate Affordable and Below market Rate Housing Below market rate housing provides greater opportunity for lower income families to live closer to job centers. 0-28.6% A = B x C = 16% x -28.6% -4.6% A = % VMT Reduction B = Percent of multi-familly units permanently dedicated as affordable (8 out of 50 = 16%) C = Percent reduction in VMT for qualifed nints compared to market rate units = -28.6% (CAPCOA source: ITE 2021) 840 Carlsbad Village Dr VMT Appendix Page 2 of 15 Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity Designed for Local Governments, Communities, and Project Developers Final Draft October 2024 ©2024 California Air Pollution Control Officers Association. All Rights Reserved. 840 Carlsbad Village Dr VMT Appendix Page 3 of 15 TRANSPORTATION | 80 T-4. Integrate Affordable and Below Market Rate Housing GHG Mitigation Potential Up to 28.6% of GHG emissions from project/site multifamily residential VMT Co-Benefits (icon key on pg. 34) Climate Resilience Increasing affordable housing creates the opportunity for a greater diversity of people to be closer to their desired destinations and the resources they may need to access during an extreme weather event. Close proximity to destinations allows for more opportunities to use active transportation and transit and to be less reliant on private vehicles. Alleviating the housing-cost burden also enables more people to remain housed, and increases people’s capacity to respond to disruptions, including climate impacts. Health and Equity Considerations Neighborhoods should include different types of housing to support a variety of household sizes, age ranges, abilities, and incomes. Measure Description This measure requires below market rate (BMR) housing. BMR housing provides greater opportunity for lower income families to live closer to job centers and achieve a jobs/housing match near transit. It is also an important strategy to address the limited availability of affordable housing that might force residents to live far away from jobs or school, requiring longer commutes. The quantification method for this measure accounts for VMT reductions achieved for multifamily residential projects that are deed restricted or otherwise permanently dedicated as affordable housing. Subsector Land Use Locational Context Urban, suburban Scale of Application Project/Site Implementation Requirements Multifamily residential units must be permanently dedicated as affordable for lower income families. The California Department of Housing and Community Development (2021) defines lower- income as 80 percent of area median income or below, and affordable housing as costing 30 percent of gross household income or less. Cost Considerations Depending on the source of the affordable subsidy, BMR housing may have implications for development costs but would also have the benefit of reducing costs for public services, similar to Measure T-1, Increase Residential Density. Expanded Mitigation Options Pair with Measure T-1, Increase Residential Density, and Measure T-2, Increase Job Density, to achieve greater population and employment diversity. 28.6% 840 Carlsbad Village Dr VMT Appendix Page 4 of 15 T-4. Integrate Affordable and Below Market Rate Housing GHG Reduction Formula A = B × C GHG Calculation Variables ID Variable Value Unit Source Output A Percent reduction in GHG emissions from Project/Site VMT for multifamily residential developments 0–28.6 % calculated User Inputs B Percent of multifamily units permanently dedicated as affordable 0–100 % user input Constants, Assumptions, and Available Defaults C Percent reduction in VMT for qualified units compared to market rate units -28.6 % ITE 2021 Further explanation of key variables: ▪(B) – This refers to percent of multifamily units in the project that are deed restricted or otherwise permanently dedicated as affordable. ▪(C) – The 11th Edition of the ITE Trip Generation Manual (ITE 2021) contains daily vehicle trip rates for market rate multifamily housing that is low-rise and not close to transit (ITE code 221) as well as affordable multifamily housing (ITE code 223). While these rates do not account for trip length, they serve as a proxy for the expected difference in vehicle trip generation and VMT generation presuming similar trip lengths for both types of land use. If the user has information about trip length differences between market rate and affordable housing, then adjusting the percent reduction accordingly is recommended. Users should note that the ITE trip rate estimates are based on a small sample of studies for the affordable housing rate and that no stratification of affordable housing by number of stories was available. This is an important distinction since the multifamily low-rise vehicle trip rate applies to four or fewer stories. Therefore, this measure may not apply to affordable housing projects with more than four stories. GHG Calculation Caps or Maximums Measure Maximum (Amax) The maximum GHG reduction from this measure is 28.6 percent. This maximum scenario is presented in the below example quantification. TRANSPORTATION | 81 840 Carlsbad Village Dr VMT Appendix Page 5 of 15 T-4. Integrate Affordable and Below Market Rate Housing Subsector Maximum (∑AmaxT-1 through T-4, T-55 ≤65%) This measure is in the Land Use subsector. This subsector includes Measures T-1 through T-4 and T-55. The VMT reduction from the combined implementation of all measures within this subsector is capped at 65 percent. Example GHG Reduction Quantification The user reduces project VMT by requiring a portion of the multifamily residential units to be permanently dedicated as affordable. In this example, the percent of units (B) is 100 percent, which would reduce GHG emissions from VMT by 28.6 percent. Quantified Co-Benefits Improved Local Air Quality The percent reduction in GHG emissions (A) would be the same as the percent reduction in NOX, CO, NO2, SO2, and PM. Reductions in ROG emissions can be calculated by multiplying the percent reduction in GHG emissions (A) by an adjustment factor of 87 percent. See Adjusting VMT Reductions to Emission Reductions above for further discussion. Energy and Fuel Savings The percent reduction in vehicle fuel consumption would be the same as the percent reduction in GHG emissions (A). VMT Reductions The percent reduction in VMT would be the same as the percent reduction in GHG emissions (A). Sources ▪California Department of Housing and Community Development. 2021. Income Limits. Available: https://www.hcd.ca.gov/grants-funding/income- limits/index.shtml#:~:text=%E2%80%9CAffordable%20housing%20cost%E2%80%9D%20for%20lowe r,of%20gross%20income%2C%20with%20variations. Accessed; November 2021. ▪Institute of Transportation Engineers (ITE). 2021. Trip Generation Manual. 11th Edition. Available: https://www.ite.org/technical-resources/topics/trip-and-parking-generation/. Accessed; November 2021. A = 100% × -28.6% = -28.6% TRANSPORTATION | 82 840 Carlsbad Village Dr VMT Appendix Page 6 of 15 Appendix B City of Carlsbad VMT Map Template 840 Carlsbad Village Dr VMT Appendix Page 7 of 15 City of Carlsbad 1200 Carlsbad Village Dr. Carlsbad, CA 92008 VMT Report Template for Land Development Projects – VMT Analysis Using VMT Maps 1 VMT Analysis Using VMT Maps Requirements Submission Date: Sep 2025 SECTION I: Developer Profile Developer Name: Rincon Homes Property Manager Name: Mr. Jonathan Frankel Developer Mailing Address: 5315 Avenida Encinas, Suite 200 Carlsbad, CA 92008 Primary Contact Name: Mr. Jonathan Frankel Primary Contact Phone/Email: 925-708-3638 jfrankel@rincongrp.com Developer Mailing Address: 5315 Avenida Encinas, Suite 200 Carlsbad, CA 92008 Transportation Consultant Firm: LOS Engineering, Inc. Transportation Consultant Representative: Mr. Justin Rasas, P.E. Transportation Consultant Contact Phone/Email: 619-890-1253 justin@losengineering.com Transportation Consultant Address: 11622 El Camino Real, Suite 100 San Diego, CA 92130 SECTION II: Project Information Project Name: CVD Rincon Permit Number: DEV2024-0004 Project Address: 840 Carlsbad Village Dr, Carlsbad CA 92008 840 Carlsbad Village Dr VMT Appendix Page 8 of 15 City of Carlsbad 1200 Carlsbad Village Dr. Carlsbad, CA 92008 VMT Report Template for Land Development Projects – VMT Analysis Using VMT Maps 2 SECTION III: Compliance Overview Checklist Complete the appropriate sections of the checklist below to ensure compliance with the City of Carlsbad’s VMT Analysis Guidelines. CEQA VMT Analysis Using VMT Maps Compliance Checklist Satisfactory? (completed by City) YES NO VMT Report documenting VMT screening and VMT analysis ☐ ☐ VMT Analysis performed using VMT maps ☐ ☐ VMT Impact Conclusion (significant or less than significant impact) ☐ ☐ Mitigation Measure Identification and Analysis (for significant impacts) ☐ ☐ SECTION IV: VMT Report Contents The following provides the required contents of a VMT Analysis Using VMT Maps Report. Page # or Appendix: (completed by preparer) CEQA VMT Analysis Using VMT Maps Required Content Satisfactory? (completed by City) YES NO 1-2 Executive Summary/Introduction: • Purpose of VMT analysis and identification of type of VMT report being prepared • Regional vicinity map with project location • Project screening results • VMT analysis method (Carlsbad VMT maps) • Significance of CEQA impacts • Mitigation measures and significance after mitigation ☐ ☐ 1 Project Description, including: • Proposed project description (land use type, intensity, etc.) ☐ ☐ 840 Carlsbad Village Dr VMT Appendix Page 9 of 15 City of Carlsbad 1200 Carlsbad Village Dr. Carlsbad, CA 92008 VMT Report Template for Land Development Projects – VMT Analysis Using VMT Maps 3 3-11 • VMT reduction measures that are part of the project description • Site plan 9-11 VMT Screening Assessment • Table that displays all screening criteria and demonstrates that the project does not meet the criteria and a brief statement of why. To demonstrate why a project doesn’t meet any of the screening criteria, the following information may be necessary: o Daily project trip generation (total, without adjustments for existing land uses on the site). O A map showing the project’s lack of proximity to a major transit stop, planned major transit stop, or a stop/transit center along a high- quality transit corridor. O Statements that locally serving, affordable housing, and redevelopment criteria are not applicable. • For projects with multiple land uses, perform a screening assessment and create a screening assessment table for each land use. Document the conclusion of the screening assessment by land use. If one land use meets the screening criteria and one does not, only complete a VMT analysis for the component that does not meet the screening criteria. ☐ ☐ 9-11 Identify VMT Calculation Methodology and VMT Metric • Provide screenshot(s) of Carlsbad VMT maps with project TAZ(s) highlighted and VMT data displayed (for each metric that is applicable). • For residential projects, VMT/Capita is applicable. • For employment projects, VMT/Employee is applicable. • The VMT Analysis Using VMT Maps Report type is only applicable to residential and employment projects. ☐ ☐ 840 Carlsbad Village Dr VMT Appendix Page 10 of 15 City of Carlsbad 1200 Carlsbad Village Dr. Carlsbad, CA 92008 VMT Report Template for Land Development Projects – VMT Analysis Using VMT Maps 4 9-11 Identify VMT Thresholds and Perform VMT Impact Analysis • Refer to the Carlsbad VMT Analysis Guidelines to determine the appropriate impact threshold to apply to the analysis. Document the threshold and the numerical value that represents the threshold. For example, the threshold for residential projects is 15% below the city-wide average VMT/capita, or currently 20.4 miles per resident. • Determine the project’s VMT using the Carlsbad VMT maps, and if applicable, apply any VMT reduction measures that are part of the project description (refer to VMT Analysis Guidelines Appendix F for guidance on performing reduction calculations). • Compare the project’s VMT to the City threshold and document if the project has a significant or less than significant impact. 11 Identify and Analyze Mitigation Measures (if the Impact is Significant) • If a significant impact is identified, refer to VMT Analysis Guidelines Appendix F to identify potential mitigation measures and analysis guidance. • Analyze how much VMT reduction is associated with the mitigation measures and determine if mitigation reduces the impact to less than significant. • If the impact is still significant after mitigation is applied, document that the project has a significant and unavoidable impact. 840 Carlsbad Village Dr VMT Appendix Page 11 of 15 Appendix C City of Carlsbad VMT Screening Report Template 840 Carlsbad Village Dr VMT Appendix Page 12 of 15 City of Carlsbad 1200 Carlsbad Village Dr. Carlsbad, CA 92008 VMT Report Template for Land Development Projects – Screening Only VMT Analysis (Screening Only) Requirements Submission Date: Sept 2025 SECTION I: Developer Profile Developer Name: Rincon Homes Property Manager Name: Mr. Jonathan Frankel Developer Mailing Address: 5315 Avenida Encinas, Suite 200 Carlsbad, CA 92008 Primary Contact Name: Mr. Jonathan Frankel Primary Contact Phone/Email: 925-708-3638 jfrankel@rincongrp.com Developer Mailing Address: 5315 Avenida Encinas, Suite 200 Carlsbad, CA 92008 Transportation Consultant Firm: LOS Engineering, Inc. Transportation Consultant Representative: Mr. Justin Rasas, P.E. Transportation Consultant Contact Phone/Email: 619-890-1253 justin@losengineering.com Transportation Consultant Address: 11622 El Camino Real, Suite 100 San Diego, CA 92130 SECTION II: Project Information Project Name: Rincon CVD Permit Number: DEV2024-0004 Project Address: 840 Carlsbad Village Dr, Carlsbad CA 92008 840 Carlsbad Village Dr VMT Appendix Page 13 of 15 City of Carlsbad 1200 Carlsbad Village Dr. Carlsbad, CA 92008 VMT Report Template for Land Development Projects – Screening Only SECTION III: Compliance Overview Checklist Complete the appropriate sections of the checklist below to ensure compliance with the City of Carlsbad’s VMT Analysis Guidelines. CEQA VMT Analysis (Screening Only) Compliance Checklist Satisfactory? (completed by City) YES NO Technical memorandum documenting screening analysis and conclusions, citing relevant information from VMT Analysis Guidelines Chapter 3.3 ☐ ☐ Which of the screening criteria does the project satisfy? Select all that apply. ☐ Small project (less than 110 ☐ Local-serving public facility net new daily trips) ☐ Project located near transit ☐ Affordable housing project ☐ Local-serving retail project ☐ Redevelopment project resulting in net reduction of VMT ☐ ☐ SECTION IV: Technical Memorandum Contents The following provides the required contents of a VMT Analysis (Screening Only) technical memorandum. Page # or Appendix: (completed by preparer) CEQA VMT Analysis (Screening Only) Required Content Satisfactory? (completed by City) YES NO 1, 2 Introduction, including: • Purpose of the VMT Analysis and identification of the type of VMT report being prepared • Regional vicinity map with project location ☐ ☐ 1-8 Project Description, including: • Proposed project description (land use type, intensity, etc.) • Projected opening year • Site plan ☐ ☐ 840 Carlsbad Village Dr VMT Appendix Page 14 of 15 City of Carlsbad 1200 Carlsbad Village Dr. Carlsbad, CA 92008 VMT Report Template for Land Development Projects – Screening Only 9-11 VMT Screening Assessment • Table that displays all screening criteria and identifies which screening criteria the project meets. • Justification for how the project meets the screening criteria listed in the screening criteria table. This information may include: o Daily project trip generation (total, without adjustments for existing land uses on the site). o A map showing proximity of the project to a major transit stop, planned major transit stop, or a stop/transit center along a high-quality transit corridor and the walking route from the project to the transit stop. Justify that the project does not exceed Carlsbad parking requirements and that the floor area ratio does not exceed 0.75. o Locally serving characteristics of the project. o Documentation of the project’s location within an infill area and designation as 100% affordable housing. o A total VMT analysis comparison for a redevelopment project demonstrating that the proposed project generates less total VMT than the existing land uses. ☐ ☐ 840 Carlsbad Village Dr VMT Appendix Page 15 of 15 Rincon CVD Mixed Use (CT2024-0007) 840 Carlsbad Village Dr City of Carlsbad May 9, 2025 Local Mobility Analysis (Level 1) Prepared for: Rincon Homes 5315 Avenida Encinas, Suite 200 Carlsbad, CA 92008 Prepared by: LOS Engineering, Inc. 11622 El Camino Real, Suite 100, San Diego, CA 92130 Phone 619-890-1253 Job #2424 Attachment C LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation ii May 9, 2025 Table of Contents Executive Summary ......................................................................................................................... iv 1.0 Introduction ............................................................................................................................... 1 2.0 Transportation Analysis Requirements ..................................................................................... 9 2.1 Analysis Methodology ........................................................................................................ 13 2.1.1 Pedestrian Analysis ......................................................................................................... 13 2.1.2 Bicycle Analysis ............................................................................................................. 14 2.2 City of Carlsbad Mobility Element Policy ......................................................................... 14 3.0 Level 1 Traffic Analysis ......................................................................................................... 15 3.1 Project Trip Distribution and Assignment .......................................................................... 15 3.2 Project Access ..................................................................................................................... 18 4.0 Pedestrian Analysis ................................................................................................................. 21 5.0 Bicycle Analysis...................................................................................................................... 27 6.0 Multimodal Frontage Improvement Summary ....................................................................... 31 7.0 Conclusion ............................................................................................................................... 33 List of Figures Figure 1: Project Location ..................................................................................................................... 2 Figure 2: Site Plan Parking Level .......................................................................................................... 3 Figure 3: Site Plan 1st Floor (Retail) ...................................................................................................... 4 Figure 4: Site Plan 2nd Floor (Residential) ............................................................................................ 5 Figure 5: Site Plan 3rd Floor (Residential) ............................................................................................. 6 Figure 6: Site Plan 4th Floor (Residential) ............................................................................................. 7 Figure 7: Site Plan 5th Floor (Residential) ............................................................................................. 8 Figure 8: Project Vicinity Street Typology ........................................................................................... 9 Figure 9: Adjacent Project Street Typology ........................................................................................ 12 Figure 10: Regional Project Distribution and Assignment ................................................................. 16 Figure 11: Local Project Distribution and Assignment ...................................................................... 17 Figure 12: Project Alley Distribution and Assignment ....................................................................... 18 Figure 13: Looking East along Carlsbad Village Drive ...................................................................... 19 Figure 14: Project Alley Conflict Zone Striping and Sight Line ........................................................ 20 Figure 15: Pedestrian Study Elements ................................................................................................ 22 Figure 16: Bicycle Study Elements ..................................................................................................... 28 Figure 17: Multimodal Frontage Improvements on Jefferson St ........................................................ 31 Figure 18: Multimodal Frontage Improvements on Carlsbad Village Dr .......................................... 32 List of Tables Table 1: Identity Streets Typology (Carlsbad Mobility Element) ..................................................... 10 Table 2: Village Streets Typology (Carlsbad Mobility Element) ...................................................... 11 Table 3: Project Traffic Generation ..................................................................................................... 15 Table 4: Existing Pedestrian MMLOS (Jefferson St) ......................................................................... 23 Table 5: Existing with Project Pedestrian MMLOS (Jefferson St) .................................................... 24 Table 6: Existing Pedestrian MMLOS (Carlsbad Village Dr) ............................................................ 25 Table 7: Existing with Project Pedestrian MMLOS (Carlsbad Village Dr) ....................................... 26 LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation iii May 9, 2025 Table 8: Bicycle MMLOS (Jefferson St) ........................................................................................... 29 Table 9: Bicycle MMLOS (Carlsbad Village Dr) .............................................................................. 30 Appendices Appendix A .................... Excerpts from City of Carlsbad Transportation Impact Analysis Guidelines Appendix B ...................................................................... City of Carlsbad Traffic Scoping Agreement Appendix C ........................................................................................ Count Data and LOS Worksheets Appendix D .......................................................... Excerpt from the City of Carlsbad Mobility Element LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation iv May 9, 2025 Executive Summary Rincon CVD Mixed Use The proposed project is the removal of a vacant bank with drive-thru and the construction of a five- story mixed-use project with 50 multi-family dwelling units (8 affordable and 42 market rate) and 3,824 sf of retail/commercial space. The project parcel is approximately 0.72 acres resulting in a density of approximately 69.4 dwelling units per acre (50 units/0.72 acres). The project is located at 840 Carlsbad Village Dr, Carlsbad California. The anticipated opening year is 2026. A Level 1 Local Mobility Analysis (LMA) is required because the project conforms to the Carlsbad Village & Barrio Master Plan as it is in the Village Core with permitted retail and restaurant on the ground floor and multi-family above the ground floor while generating between 111 and 499 ADT. The project is forecasted to generate 448 ADT with 29 AM peak hour trips and 41 PM peak hour trips. A Level 1 LMA requires a Multi-Modal Level of Service (MMLOS) analysis of pedestrian and bicycle elements along the Identity and Village Streets that are adjacent to the project site. Transit and vehicle analyses are not required based on the project trip generation and being adjacent to an Identity Street and Village Street Typology. The Pedestrian Analysis resulted in a pedestrian MMLOS for 1) Jefferson St between Grand Ave and Carlsbad Village Dr with LOS C (existing) and LOS A (existing with project improvements) for the northbound pedestrian elements, and 2) Carlsbad Village Dr between Jefferson St and Harding St with LOS C (existing) and LOS B (existing with project improvements) for the westbound pedestrian elements. The Bicycle Analysis resulted in a bicycle MMLOS for: 1) Jefferson St between Grand Ave and Carlsbad Village Dr with LOS A for the northbound and southbound bicycle elements, and 2) Carlsbad Village Dr between Jefferson St and Harding St with LOS A for the eastbound and westbound bicycle elements. Additionally, due to the presence of bike lanes on Carlsbad Village Drive and the project's primary access point being located along the alley, the owner/permittee will install green conflict zone bike lane striping on Carlsbad Village Drive to alert drivers to the presence of bicyclists crossing the driveway access. The City of Carlsbad Mobility Element strives to improve vehicle, pedestrian, bicycle, and transit options and connectivity throughout Carlsbad. Improvements to other modes of travel can facilitate walking, biking, and transit usage as a viable alternative to driving. The Mobility Element has different implementation policies based on the street’s typology. The Mobility Element implementation policies for projects that add more than 110 ADT or 11 peak hour trips to exempt segments throughout the city are defined by criterion 3-P.11 as follows: 1) Transportation Demand Management (TDM) strategies that reduce the reliance on single-occupant automobile and assist in achieving the city’s livable streets visions. 2) Transportation System Management (TSM) strategies that improve traffic signal coordination and improve transit service. LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation v May 9, 2025 The project will not add 110 daily nor 11 peak hour trips to street facilities that are exempt from a vehicle LOS standard. Therefore, the project traffic does not trigger Mobility Element Policy 3- P.11. The project applicant will improve the multimodal experience along the project frontage by including the following improvements. 1) Removal of two existing driveways along the project frontage on Jefferson St and replacement with full curb and gutter. 2) Meandering 6 foot wide sidewalk on Jefferson St. 3) Sidewalk widening within the ROW dedication along Carlsbad Village drive, maintaining a minimum 10-ft clearance from street trees to back of sidewalk. 4) Street trees. 5) Existing brick paver improvements along Carlsbad Village Dr to be protected in place. 6) New bike racks along Jefferson St near the retail entrances. 7) Assurance to rebuild any portion of the sidewalk damaged during construction. 8) Install green conflict zone bike lane striping on Carlsbad Village Drive to alert drivers to the presence of bicyclists crossing the driveway access. LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 1 May 9, 2025 1.0 Introduction The proposed project is the removal of a vacant bank with drive-thru and the construction of a five-story mixed-use project with 50 multi-family dwelling units (8 affordable and 42 market rate) and 3,824 sf of retail/commercial space. The project parcel is approximately 0.72 acres resulting in a density of approximately 69.4 dwelling units per acre (50 units/0.72 acres). The project is located at 840 Carlsbad Village Dr, Carlsbad California. The anticipated opening year is 2026. The general location of the project is shown in Figure 1. Site plans of the individual floors are shown in Figures 2-6. The format of this study includes the following chapters: 1.0 Introduction 2.0 Transportation Analysis Requirements 3.0 Level 1 Traffic Impact Analysis 4.0 Pedestrian MMLOS Analysis 5.0 Bicycle MMLOS Analysis 6.0 Conclusion LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 2 May 9, 2025 Figure 1: Project Location Source: LOS Engineering, Inc. No Scale Pine Valley Boulder Campo Warner Springs Santa Ysabel Julian La Mesa San Diego Imperial Beach El Cajon Chula Vista United States Fallbrook Mexico Riverside County San Diego County Camp Joseph Pendleton Oceanside Carlsbad Encinitas Escondido Vista San Marcos Santee Temecula RamonaPoway Pacific Ocean Tecate LegendExisting RoadwayProposed Roadway PROJECT LOCATION N LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 3 May 9, 2025 Figure 2: Site Plan Parking Level Source: Stephen Dalton Architects Project Vehicular Access from Alley Alley provides access to Grand Ave Alley provides access to Carlsbad Village Dr LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 4 May 9, 2025 Figure 3: Site Plan 1st Floor (Retail) Source: Stephen Dalton Architects LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 5 May 9, 2025 Figure 4: Site Plan 2nd Floor (Residential) Source: Stephen Dalton Architects LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 6 May 9, 2025 Figure 5: Site Plan 3rd Floor (Residential) Source: Stephen Dalton Architects LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 7 May 9, 2025 Figure 6: Site Plan 4th Floor (Residential) Source: Stephen Dalton Architects LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 8 May 9, 2025 Figure 7: Site Plan 5th Floor (Residential) Source: Stephen Dalton Architects LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 9 May 9, 2025 2.0 Transportation Analysis Requirements The City of Carlsbad Transportation Impact Analysis Guidelines (“Carlsbad Transportation Guidelines”), April 2018 documents the required traffic and MMLOS analysis elements and project effect criteria. Excerpts from the Transportation Impact Analysis Guidelines, April 2018 are included in Appendix A. A Level 1 Local Mobility Analysis is required because the project conforms to the Carlsbad Village & Barrio Master Plan as it is in the Village Core with permitted retail on the ground floor and multi-family above the ground floor while generating 448 ADT (Section 3.0) which is between the 111 and 499 ADT Level 1 threshold. The modes required for evaluation are based on the street typology that is documented on the City’s MMLOS Mobility Element Roadways in the Carlsbad Transportation Guidelines. The Typology adjacent to the project site includes Identity Street and Village Street as shown in Figure 8. Figure 8: Project Vicinity Street Typology Source: City of Carlsbad Figure 1 from Transportation Impact Analysis Guidelines Project Location No Scale N LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 10 May 9, 2025 The typology characteristics of an Identity Street and the modes that are subject to MMLOS standards based on the City’s Mobility Element are shown in Table 1. TABLE 1: IDENTITY STREETS TYPOLOGY (CARLSBAD MOBILITY ELEMENT) Accommo- dated Modes Subject to MMLOS Standard (Y/N) Street Typology Description and Preferred Attributes Auto No • These street provide the primary access to and from the heart of the city – the Village. • Designed to safely move all modes of travel while enhancing mobility for pedestrians and bicyclists. • Vehicle speeds should be managed to promote safe pedestrian and bicycle movement. • No pedestrian shall cross more than five vehicular travel and/or turn lanes. • In addition to ADA compliant ramps and sidewalks, sidewalks should support the adjacent land uses as follows: - Adjacent to retail uses, modified/new sidewalks should generally be a minimum of 10 feet (12 feet preferred) in width where feasible and taking into consideration the traffic volumes of the adjacent roadway, and allow for the land use to utilize the sidewalk with outdoor seating and other activities. - Adjacent to residential uses, modified/new sidewalks should be a minimum of six feet in width. Elsewhere, modified/new sidewalks should be a minimum of eight feet in width • Where feasible, bicycle lanes should be provided. • Vehicle speeds should complement the adjacent land uses. • Bicycle Parking should be provided in retail areas. • Bike racks should be readily provided within the public right-of-way and encouraged on private property. • Traffic calming devices, such as curb extensions (bulbouts) or enhanced pedestrian crossing should be considered and evaluated for implementation. • Street furniture shall be oriented toward the businesses. • Mid-block pedestrian crossings could be provided at appropriate locations (e.g. where sight distance is adequate and speeds are appropriate). • On-street vehicle parking should be provided. In areas of high parking demand, innovative parking management techniques should be implemented/considered. • Pedestrians should typically be “buffered” from vehicle traffic using landscaping or parked vehicles. Pedestrian Yes Bicycle Yes Transit No Source: Mobility Element Table 3-1: Carlsbad Livable Street Guide LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 11 May 9, 2025 The typology characteristics of a Village Street and the modes that are subject to MMLOS standards based on the City’s Mobility Element are shown in Table 2. TABLE 2: VILLAGE STREETS TYPOLOGY (CARLSBAD MOBILITY ELEMENT) Accommodated Modes Subject to MMLOS Standard (Y/N) Street Typology Description and Preferred Attributes Auto No • Primary purpose is to move people throughout the Village; providing access to businesses, residences, transit and recreation within the Village area. • Designed to safely move all modes of travel while enhancing mobility for pedestrians and bicyclists. • Vehicle speeds should be managed to promote safe pedestrian and bicycle movement. • Promote pedestrian and bicycle connectivity through short block lengths. • Bicycle lanes should be provided. • Bicycle boulevard can be considered. • Pedestrians should be accommodated on sidewalks adjacent to the travel way (minimum 5’ wide sidewalk). • Mid-block pedestrian crossings and traffic calming devices should be considered, but only at locations with high pedestrian activity levels or major destinations/attractions. • On-street parking may be provided. Pedestrian Yes Bicycle Yes Transit No Source: Mobility Element Table 3-1: Carlsbad Livable Street Guide City of Carlsbad staff require a Scoping Agreement to be completed and approved to define the report requirements. A Scoping Agreement is included in Appendix B. For this project, the following analyses are required based on the Carlsbad Transportation Guidlines: 1) Pedestrian MMLOS Analysis 2) Bicycle MMLOS Analysis 3) Mobility Element Policy 3-P.11 Compliance Transit and vehicle analyses are not required based on the project trip generation volume and the project being located adjacent to an Identity Street and Village Street Typology. The surrounding street typology is shown in Figure 9. LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 12 May 9, 2025 Figure 9: Adjacent Project Street Typology Source: Google Earth No Scale N LEGEND Identity Streets Project Location Village Streets LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 13 May 9, 2025 2.1 Analysis Methodology A Level 1 Analysis requires a study area map and a trip generation table in addition to the pedestrian and bicycle analyses. Therefore, no roadways in the project’s study area are subject to an auto level of service analysis. 2.1.1 Pedestrian Analysis The Carlsbad Transportation Guidelines requires the following pedestrian elements to be analyzed based on the street’s typology: • All pedestrian facilities that are directly connected to project access points will be included in the study area. • All pedestrian facilities adjacent to the project development site that provide direct pedestrian access to the project site will be included in the study area. • The analysis of each pedestrian facility will extend in each direction to the nearest intersection or connection point to a multiuse trail or path. The study area will extend from the project site (northbound and southbound OR eastbound and westbound) until a Mobility Element Road or Class I trail is reached in each direction. • Pedestrian facilities shall include all existing and proposed sidewalks, crosswalks, signalized pedestrian phases, and ADA-compliant facilities. • Pedestrian analysis need only be conducted for the side of the street where the project is located unless the project is located on both sides of the street, in which case both sides of the street should be studied. • Pedestrian analysis shall be conducted for all roadway segments included in the study area that are subject to the Pedestrian MMLOS standards. Based on the street’s typology, Jefferson St between Grand Ave and Carlsbad Village Dr along with Carlsbad Village Dr between Jefferson St and Harding St are subject to pedestrian MMLOS. The pedestrian analysis will be conducted for the side of the street where the project is located. LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 14 May 9, 2025 2.1.2 Bicycle Analysis The Carlsbad Transportation Guidelines requires the following bicycle elements to be analyzed based on the street’s typology: • All facilities that bicyclists can legally use shall be included in the study area from each project access point extending in each direction of travel to the nearest intersection, dedicated bicycle facility, or connection point to a multiuse trail or path. Inventory and evaluation shall include all off-street and on-street bicycle paths, lanes and routes. • Bicycle analysis shall be conducted for both directions of travel (e.g., both sides of the street) of each facility included in the study area. • Bicycle analysis shall be conducted for roadway segments subject to the Bicycle MMLOS standards. Based on the street’s typology, Jefferson St between Grand Ave and Carlsbad Village Dr along with Carlsbad Village Dr between Jefferson St and Harding St are subject to bicycle MMLOS. The bicycle analysis will be conducted for both directions of travel. 2.2 City of Carlsbad Mobility Element Policy The City of Carlsbad Mobility Element strives to improve vehicle, pedestrian, bicycle, and transit options and connectivity throughout Carlsbad. Improvements to other modes of travel can facilitate walking, biking, and transit usage as a viable alternative to driving. The Mobility Element has different implementation policies based on the street’s typology. The Mobility Element implementation policies for projects that add more than 110 ADT or 11 peak hour trips to exempt segments throughout the city are defined by criterion 3-P.11 as follows: a. Transportation demand management [TDM] strategies that reduce the reliance on single-occupant automobile and assist in achieving the city’s livable streets visions. b. Transportation system management [TSM] strategies that improve traffic signal coordination and improve transit service. The project will not add 110 daily nor 11 peak hour trips to street facilities that are exempt from a vehicle LOS standard (please see Section 3). Therefore, the project traffic does not trigger Mobility Element Policy 3-P.11. LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 15 May 9, 2025 3.0 Level 1 Traffic Analysis Trip generation was calculated using the San Diego Association of Governments (SANDAG) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. A trip credit was NOT applied for the existing bank building because it is currently vacant. The project is forecasted to generate 453 ADT with 29 AM peak hour trips (8 inbound and 21 outbound), and 41 PM peak hour trips (26 inbound and 15 outbound) as shown in Table 3. TABLE 3: PROJECT TRAFFIC GENERATION 3.1 Project Trip Distribution and Assignment Project trips were distributed to the adjacent roadways based on the surrounding roadway network, trip origins and trip destination. The regional project trip distribution and assignment are shown in Figure 10, which documents how the project will not add 110 daily nor 11 peak hour trips to street facilities that are exempt from a vehicle LOS standard. Therefore, the project traffic does not trigger Mobility Element Policy 3-P.11. The local trip distribution shows the sole access to the on-site parking garage from the alley on the east side of the project parcel. This distribution incorporates the right-in/right-out movements on Carlsbad Village Dr at the project alley due to a raised median and accounts for some around the block travel due to various turn restrictions. Around the block travel is typically observed in downtown areas with small grid patterns. Based on these geometric conditions, the local distribution and trip assignment is shown in Figure 11. As shown in Figure 11, the project is forecasted to add 25 AM and 34 PM peak hour trips to the intersection of Carlsbad Village Dr at Harding St, which increases the existing traffic by 1.9% in the AM peak hour and 1.7% in the PM peak hour. Under existing + project conditions, this intersection is calculated to operate at LOS B (AM & PM). The project traffic does not change the acceptable LOS B under AM & PM conditions. Count data and LOS worksheets are included in Appendix C. Existing and Proposed Land Use ADT %IN OUT %IN OUT Multi-family greater than 20du/acre 6 /DU 50 DU 300 8%0.2 0.8 5 19 9%0.7 0.3 19 8 Specialty Retail/Strip Commercial 40 /KSF 3,824 SF 153 3%0.6 0.4 3 2 9%0.5 0.5 7 7 Totals:453 8 21 26 15 Source: SANDAG Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. ADT-Average Daily Traffic; Split-percent inbound and outbound. Rate Size & Units Split Split AM PM LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 16 May 9, 2025 Figure 10: Regional Project Distribution and Assignment Map Source: City of Carlsbad GMP Figure 4 Project Location LOS Exempt Street Seg. Cannon Rd 5% (23 ADT) Peak EB 1 AM & 1 PM; Peak WB 0 AM & 1 PM LOS Exempt Street Seg. Palomar Airport Rd 5% (23 ADT) Peak EB 1 AM & 1 PM; Peak WB 0 AM & 1 PM 5% 25% Distribution % No Scale N 5% 5% 50% 5% LOS Exempt Street Seg. El Camino Real 5% (23 ADT) Peak NB 0 AM & 1 PM; Peak SB 1 AM & 1 PM LOS Exempt Street Seg. College Blvd 5% (23 ADT) Peak NB 1 AM & 1 PM; Peak SB 0 AM & 1 PM 5% LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 17 May 9, 2025 Figure 11: Local Project Distribution and Assignment xxxxxxxxxxxxxxxx Project Distribution75%OUT 85%IN 10%OUT Existing Project Trips Existing + Project 5 20 91 16 5 20 107 (16) (46) (114)(11)(16) (46) (125) 9 (18)70 (109)9 (18)70 (109) 364 (712)485 (551)7 (22)364 (712)492 (573) 25 (26)98 (120)25 (26)98 (120) AM PM 22 64 72 AM PM 2 AM PM 22 64 74 AM PM 1325 (1945) (36) (94) (103)25 (34)(1)1350 (1979) (36) (94) (104) 1.9% 1.7% Project Inc.TotalsTotalsTotals 5%23 ADT Harding St No Scale N CarlsbadVillage Dr CarlsbadVillage Dr Madison St Oak Ave GrandAve Alley Jefferson St Madison St Jefferson St 20% 91 ADT 60%272 ADT 5% 23 ADT 1 CarlsbadVillage Dr Ha r - din g St Around the block travel23 ADT Project parking access from Alley 1 Around the block travel168 ADT Raised median (right-in/ right-outonly) Project Location 85%385 ADT Eastbound & Westbound U-turn restrictions LEGEND XX AM peak hour volumes at intersections (YY) PM peak hour volumes at intersections ADT Average Daily Traffic #Intersection Reference Number Existing Roadways Inbound Distribution Outbound Distribution % Distribution 1 CarlsbadVillage Dr Ha r - din g St 1 CarlsbadVillage Dr Ha r - din g St 1 CarlsbadVillage Dr Ha r - din gSt 5% 23 ADT 5% 23 ADT Around the block travel170 ADT 46 ADT 23 ADT LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 18 May 9, 2025 3.2 Project Access The current site access for the existing bank (that will be replaced by the project) includes two driveways on Jefferson and two points of access to the alley along the eastern edge of the parcel. The alley intersects Carlsbad Village Drive to the south and Grand Ave to the north. The previous bank use had approximately double the number of vehicle trips (ADT and peak hours) as compared to the proposed project. Therefore, if the current project was replacing an active land use, then the new number of vehicles using this alley would be less than the historical land use. However, with the previous land use being vacant, the proposed project results in an increase of vehicle intensity using alley access. The alley at Carlsbad Village Dr as shown in Figure 12, is forecasted to have 11 AM and 25 PM combined inbound and outbound peak hour project trips that will traverse the sidewalk and bike lane. On average, this would be approximately one vehicle every five minutes during the AM peak hour and one vehicle every two and a half minutes during the PM peak hour. This interaction between pedestrians and vehicles, while more intense than a vacant land use, is not anticipated to cause significant disruption to vehicles or pedestrians. Figure 12: Project Alley Distribution and Assignment 20%4OUT(3) 85%IN 7 (22) 0 ()0 ()15%IN 1 (4)0 () 5%75%1 16OUTOUT(1)(11) No Scale N CarlsbadVillage Dr 85% GrandAve Alley Jefferson St 85% In20% Out238 ADT Raised median (right-in/right-out only) Project Location Project parking access from Alley 15% In80% Out215 ADT 2 CarlsbadVillage Dr All e y 2 CarlsbadVillage Dr All e y 2 75% 5% 5% 5% 5% 5% 15% 3 Grand Ave All e y 3 3 Grand Ave All e y #Intersection Reference Number Existing Roadways Inbound Distribution Outbound Distribution LEGEND XX AM peak hour volumes at intersections(YY) PM peak hour volumes at intersections % Distribution ADT:Average Daily Traffic LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 19 May 9, 2025 The project building at the southwest corner of Carlsbad Village Dr and the Alley has been designed with the building corner pulled back providing a sight triangle allowing drivers, pedestrians, and bicyclists the ability to see each other when they approach the area where the Alley crosses the sidewalk and bike lane before reaching Carlsbad Village Drive. The existing view when traveling south along the alley and looking east is shown in Figure 13. Figure 13: Looking East along Carlsbad Village Drive Source: Google Maps As part of the project, the owner/permittee will install green conflict zone bike lane striping on Carlsbad Village Drive to alert drivers to the presence of bicyclists crossing the driveway access. The sight distance view corridor and proposed green conflict zone bike lane striping are shown in Figure 14. No additional enhancements are proposed because in addition to the sight triangles and green conflict zone bike lane striping, the alley width is as minimal as possible to reduce pedestrian and bicycle crossing distances thereby reducing the amount of time when all users will share the same pavement area. The alley driveway operations are anticipated to be consistent with similar existing mixed-use alley driveways. LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 20 May 9, 2025 Figure 14: Project Alley Conflict Zone Striping and Sight Line LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 21 May 9, 2025 4.0 Pedestrian Analysis The pedestrian analysis includes a MMLOS for: 1) Jefferson St between Grand Ave and Carlsbad Village Dr, and 2) Carlsbad Village Dr between Jefferson St and Harding St. The analysis includes the project frontage based on the City’s criteria of “The analysis of each pedestrian facility will extend in each direction to the nearest intersection or connection point to a multiuse trail or path”. The pedestrian study elements are shown in Figure 15. The City of Carlsbad Mobility Element states, “Implement the city’s MMLOS methodology and maintain LOS D or better for each mode of travel for which the MMLOS standard is applicable…” Excerpts from the Mobility Element are included in Appendix D. The project applicant will improve the existing sidewalks on Jefferson St and Carlsbad Village Dr along the project frontage by providing: 1) Meandering 6-foot wide sidewalk design on Jefferson St. 2) Sidewalk widening within the Right-Of-Way (ROW) dedication along Carlsbad Village drive, maintaining a minimum 10-ft clearance from street trees to back of sidewalk. 3) Street trees as shown on the Architectural plan. 4) Assurance that the existing brick paver improvements along Carlsbad Village Dr will be protected in place. 5) Assurance to rebuild any portion of the sidewalk damaged during construction. The pedestrian MMLOS for: 1) Jefferson St between Grand Ave and Carlsbad Village Dr is LOS C for the northbound pedestrian elements under existing conditions as shown in Table 4, while after the project is completed and has updated the adjacent sidewalk, the LOS is A as shown in Table 5, and 2) Carlsbad Village Dr between Jefferson St and Harding St is LOS C for the westbound pedestrian elements under existing conditions as shown in Table 6, while after the project is completed, the LOS is B as shown in Table 7. LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 22 May 9, 2025 Figure 15: Pedestrian Study Elements Source: Google Earth LEGEND Pedestrian Assessment No Scale N Project Location LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 23 May 9, 2025 TABLE 4: EXISTING PEDESTRIAN MMLOS (JEFFERSON ST) LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 24 May 9, 2025 TABLE 5: EXISTING WITH PROJECT PEDESTRIAN MMLOS (JEFFERSON ST) LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 25 May 9, 2025 TABLE 6: EXISTING PEDESTRIAN MMLOS (CARLSBAD VILLAGE DR) LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 26 May 9, 2025 TABLE 7: EXISTING WITH PROJECT PEDESTRIAN MMLOS (CARLSBAD VILLAGE DR) LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 27 May 9, 2025 5.0 Bicycle Analysis The bicycle analysis includes a MMLOS for: 1) Jefferson St between Grand Ave and Carlsbad Village Dr, and 2) Carlsbad Village Dr between Jefferson St and Harding St. The analysis is based on the City’s criteria of “Bicycle analysis shall be conducted for both directions of travel (e.g., both sides of the street) of each facility included in the study area”. The bicycle study elements are shown in Figure 16. The City of Carlsbad Mobility Element states, “Implement the city’s MMLOS methodology and maintain LOS D or better for each mode of travel for which the MMLOS standard is applicable…” The project applicant will install bike racks along Jefferson St near the retail entrances. The bicycle MMLOS for: 1) Jefferson St between Grand Ave and Carlsbad Village Dr is LOS A for the northbound and southbound bicycle elements as shown in Table 8, and 2) Carlsbad Village Dr between Jefferson St and Harding St is LOS A for the eastbound and westbound bicycle elements as shown in Table 9. Additionally, due to the presence of bike lanes on Carlsbad Village Drive and the project's primary access point being located along the alley, the owner/permittee will install green conflict zone bike lane striping on Carlsbad Village Drive to alert drivers to the presence of bicyclists crossing the driveway access. LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 28 May 9, 2025 Figure 16: Bicycle Study Elements Source: Google Earth LEGEND Bicycle Assessment No Scale N Project Location LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 29 May 9, 2025 TABLE 8: BICYCLE MMLOS (JEFFERSON ST) LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 30 May 9, 2025 TABLE 9: BICYCLE MMLOS (CARLSBAD VILLAGE DR) LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 31 May 9, 2025 6.0 Multimodal Frontage Improvement Summary The project applicant will improve the multimodal experience along the project frontage as shown in Figure 17 for Jefferson St and Figure 18 for Carlsbad Village Dr. The improvements will include: 1) Removal of two existing driveways along the project frontage on Jefferson St and replacement with full curb and gutter. 2) Meandering 6 foot wide sidewalk on Jefferson St. 3) Sidewalk widening within the ROW dedication along Carlsbad Village drive, maintaining a minimum 10-ft clearance from street trees to back of sidewalk. 4) Street trees. 5) Existing brick paver improvements along Carlsbad Village Dr to be protected in place. 6) New bike racks along Jefferson St near the retail entrances. 7) Assurance to rebuild any portion of the sidewalk damaged during construction. 8) Install green conflict zone bike lane striping on Carlsbad Village Drive to alert drivers to the presence of bicyclists crossing the driveway access. Figure 17: Multimodal Frontage Improvements on Jefferson St Meandering 6ft sidewalk LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 32 May 9, 2025 Figure 18: Multimodal Frontage Improvements on Carlsbad Village Dr LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 33 May 9, 2025 7.0 Conclusion The proposed project is the removal of a vacant bank with drive-thru and the construction of a five- story mixed-use project with 50 multi-family dwelling units (8 affordable and 42 market rate) and 3,824 sf of retail/commercial space. The project parcel is approximately 0.72 acres resulting in a density of approximately 69.4 dwelling units per acre (50 units/0.72 acres). The project is located at 840 Carlsbad Village Dr, Carlsbad California. The anticipated opening year is 2026. A Level 1 Local Mobility Analysis (LMA) is required because the project conforms to the Carlsbad Village & Barrio Master Plan as it is in the Village Core with permitted retail and restaurant on the ground floor and multi-family above the ground floor while generating between 111 and 499 ADT. The project is forecasted to generate 448 ADT with 29 AM peak hour trips and 41 PM peak hour trips. A Level 1 LMA requires a Multi-Modal Level of Service (MMLOS) analysis of pedestrian and bicycle elements along the Identity and Village Streets that are adjacent to the project site. Transit and vehicle analyses are not required based on the project trip generation and being adjacent to an Identity Street and Village Street Typology. The Pedestrian Analysis resulted in a pedestrian MMLOS for 1) Jefferson St between Grand Ave and Carlsbad Village Dr with LOS C (existing) and LOS A (existing with project improvements) for the northbound pedestrian elements, and 2) Carlsbad Village Dr between Jefferson St and Harding St with LOS C (existing) and LOS B (existing with project improvements) for the westbound pedestrian elements. The Bicycle Analysis resulted in a bicycle MMLOS for: 1) Jefferson St between Grand Ave and Carlsbad Village Dr with LOS A for the northbound and southbound bicycle elements, and 2) Carlsbad Village Dr between Jefferson St and Harding St with LOS A for the eastbound and westbound bicycle elements. Additionally, due to the presence of bike lanes on Carlsbad Village Drive and the project's primary access point being located along the alley, the owner/permittee will install green conflict zone bike lane striping on Carlsbad Village Drive to alert drivers to the presence of bicyclists crossing the driveway access. The City of Carlsbad Mobility Element strives to improve vehicle, pedestrian, bicycle, and transit options and connectivity throughout Carlsbad. Improvements to other modes of travel can facilitate walking, biking, and transit usage as a viable alternative to driving. The Mobility Element has different implementation policies based on the street’s typology. The Mobility Element implementation policies for projects that add more than 110 ADT or 11 peak hour trips to exempt segments throughout the city are defined by criterion 3-P.11 as follows: 1) Transportation Demand Management (TDM) strategies that reduce the reliance on single-occupant automobile and assist in achieving the city’s livable streets visions. 2) Transportation System Management (TSM) strategies that improve traffic signal coordination and improve transit service. LOS Engineering, Inc. Rincon CVD 840 Carlsbad Village Dr Mixed Use LMA Traffic and Transportation 34 May 9, 2025 The project will not add 110 daily nor 11 peak hour trips to street facilities that are exempt from a vehicle LOS standard. Therefore, the project traffic does not trigger Mobility Element Policy 3-P.11. The project applicant will improve the multimodal experience along the project frontage by including the following improvements. 1) Removal of two existing driveways along the project frontage on Jefferson St and replacement with full curb and gutter. 2) Meandering 6 foot wide sidewalk on Jefferson St. 3) Sidewalk widening within the ROW dedication along Carlsbad Village drive, maintaining a minimum 10-ft clearance from street trees to back of sidewalk. 4) Street trees. 5) Existing brick paver improvements along Carlsbad Village Dr to be protected in place. 6) New bike racks along Jefferson St near the retail entrances. 7) Assurance to rebuild any portion of the sidewalk damaged during construction. 8) Install green conflict zone bike lane striping on Carlsbad Village Drive to alert drivers to the presence of bicyclists crossing the driveway access. # # # Appendix A Excerpts from City of Carlsbad Transportation Impact Analysis Guidelines DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 1 of 35 CITY OF CARLSBAD TRANSPORTATION IMPACT ANALYSIS GUIDELINES April 2018 DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 2 of 35 PURPOSE & OBJECTIVES OF TRANSPORTATION IMPACT ANALYSES 2.1 Purpose of Transportation Impact Analyses Transportation Impact Analyses (TIA’s) forecast, describe, and analyze the effect a development will have on the existing and future circulation infrastructure for all transportation modes. The purpose of the TIA is to assist engineers and planners in both the development community and public agencies when making land use and other development decisions. A TIA quantifies the changes in traffic levels and translates these changes into transportation system impacts in the vicinity of a project. These findings can then be used to determine project specific improvements or mitigation measures to offset the project’s impacts to the transportation system. If certain circumstances are met the General Plan Update allows some street facilities to be exempt from the LOS standard as approved by the City Council. 2.2 Objectives of TIA Guidelines The following guidelines were prepared to assist the City of Carlsbad in promoting consistency and uniformity in TIAs. All Mobility Element roadways, all State routes and freeways (including metered and unmetered ramps), and all pedestrian, bicycle and transit facilities that are impacted should be included in each study. The following Mobility Element Implementing Policies provide direction for the Traffic Impact Analysis Guidelines: • Apply and update the city’s multi-modal level of service (MMLOS) methodology and guidelines…. Utilize the MMLOS methodology to evaluate impacts of individual development projects and amendments to the General Plan on the city’s transportation system. (Policy 3-P.3) • Implement the city’s MMLOS methodology and maintain LOS D or better for each mode of travel for which the MMLOS standard is applicable… (Policy 3-P.4) • Require developers to construct or pay their fair share toward improvements for all modes consistent with this Mobility Element, the Growth Management Plan, and specific impacts associated with their development. (Policy 3-P.5) • Utilize transportation demand management strategies, non-automotive enhancements (bicycle, pedestrian, transit, train, trails, and connectivity), and traffic signal management techniques as long-term transportation solutions and traffic mitigation measures to carry out the Carlsbad Community Vision. (Policy 3-P.8) • Develop and maintain a list of street facilities where specific modes of travel are exempt from the LOS standard (LOS exempt street facilities), as approved by the City Council. For LOS exempt street facilities, the city will not implement improvements to maintain the LOS standard outlined in Policy 3-P.4 if such improvements are beyond what is identified as appropriate at build out of the General Plan... (Policy 3-P.9) • Require new development that adds vehicle traffic to street facilities that are exempt from the vehicle LOS standard (consistent with Policy 3-P.9) to implement (Policy 3-P-11): DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 3 of 35 - Transportation demand management strategies that reduce the reliance on single-occupancy automobile and assist in achieving the city’s livable streets vision. - Transportation systems management strategies that improve traffic signal coordination and improve transit service Caltrans has slightly different LOS objectives for State highway facilities. For example, Caltrans has a target LOS “C” standard for State highway facilities. Caltrans may defer to the lead agency to determine the appropriate target LOS consistent with the following Mobility Element Implementing Policy: • Encourage Caltrans to identify and construct necessary improvements to improve service levels in Interstate- 5 and State Route 78. (Policy 3-P.7) These guidelines are subject to update as future conditions and experience become available. 2.3 Analysis Strategy for Transportation Impact Analysis The General Plan Update (GPU) Mobility Element states that: The transportation system envisioned in the 1994 General Plan has largely been realized, with the majority of the street infrastructure constructed to its ultimate configuration. As the city looks increasingly to infill development rather than outward expansion, the primary transportation issues relate to protecting and enhancing the community’s quality of life, as reflected in the core values of the Carlsbad Community Vision. The community’s vision includes better pedestrian and bicycle connections between neighborhoods, destinations, and different parts of the community, and a balanced transportation system rather than a singular focus on automobile movement. Increasing regional travel demand leads to more trips using City of Carlsbad roadway facilities that neither originate nor terminate within the City limits (i.e., “cut-through” or “bypass” traffic). The GPU Mobility Element acknowledged that policies aimed at continuing to expand our roadway facilities to meet ever- expanding demand is counterproductive and likely to conflict with competing community values and objectives listed in the city’s Climate Action Plan (CAP). Rather, the City of Carlsbad should best manage and maintain the transportation facilities planned for and constructed consistent with the City’s General Plan. As noted above, “auto delay will no longer be considered a significant impact under CEQA.” Intersection analysis based on auto delay used for planning purposes have been found to produce: - recommended mitigation measures that induce traffic and therefore increase congestion - recommended mitigation measures that do not directly resolve a project’s specific impact - questionable nexus studies - questionable estimates of reserve capacity - very specific, but highly inaccurate results (especially in forecasted scenarios) 2.4 Basis for Limiting Delay- Based Intersection LOS The intersection level of service methodology according to the Highway Capacity Manual involves an evaluation of the average delay experienced by all vehicles using the intersection. The accuracy of these average vehicle delay calculations is directly related to the accuracy of very specific traffic data. This methodology reflects a snapshot in time and is highly appropriate for evaluating intersection geometrics, determining intersection signal timing, or evaluating design alternatives. However, the generalized traffic DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 4 of 35 data available for planning level decisions does not provide the precision required for this specific level of service calculation, and may yield unreliable or inconsistent results. That is, it is unrealistic to accurately forecast the numerous variables that are required to calculate level of service based on delay. Variations in input variables, variations in peak hour volumes and other factors can result in fluctuations in intersection level of service from one study to another and across different study scenarios for a given project. The delay-based intersection LOS analysis has a critical limitation; it cannot adequately determine how close traffic volumes are to an operational capacity. The estimate for average delay is related to so many independent variables that it is not designed to determine when an intersection will reach a specific LOS threshold. Specifically, the impact of increased traffic volume depends on what movements are impacted. This means that an intersection experiencing an increase of 10 vehicles turning left at an intersection could result in a failing LOS result, while an increase of 100 vehicles turning right could improve the overall intersection LOS (i.e., the added right turn traffic experiencing below average delay offsets the few vehicles expected to experience above average delay). As noted below, this is the reason why mitigation measures for traffic impacts to signalized intersections often implement improvements to the right turn movements. Using average delay to evaluate transportation impacts to an intersection tends to identify mitigation measures that don’t directly address the main cause of congestion. Furthermore, the proposed improvements may not directly correlate to the traffic generated by the specific project. For example, a significant impact is reported for a proposed project because the traffic at an intersection is forecasted to increase the average delay beyond the LOS E threshold. For this example, the direct project impact is identified to be an excessive queue in the westbound left turn lane. However, to reduce the project’s impact to less than significant, an improvement is identified for the southbound right turn movement even though it does not have a queuing problem; that is a southbound right-turn overlap improves overall delay but does not address the excessive queue for the westbound left turn movement. Although the overall delay in this example is reported to fall below the level of significance, the proposed project does not include a mitigation measure that directly addresses the project’s impact. These are the primary reasons why the Transportation Impact Analysis Guidelines transitioned from the granular detail of the intersection LOS methodology based on the Highway Capacity Manual. The City Traffic Engineer / City Engineer will retain the discretion to add specific intersections to the study area to be analyzed using a methodology consistent with the latest version of the Highway Capacity Manual. 2.5 New Approach for Evaluating Traffic Impacts These guidelines shift the focus of auto level of service from the subjective nature of intersection delay calculations to an approach evaluating traffic impacts using two methodologies: • a corridor operations analysis based on roadway capacity according to the Highway Capacity Manual and subject to the LOS standard; and • a turning movement needs assessment for intersections. Evaluating corridors allows the City to assess the ability for the existing and future facilities to carry through traffic (i.e., how is the experience of drivers traveling through several intersections along the corridor). The methodology proposed for analyzing corridors includes factors that reflect the DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 5 of 35 understanding that signalized intersections tend to be the controlling factor for determining a roadway’s capacity. The corridor analysis is focused on identifying the need to add travel lanes necessary to serve the mainline traffic; and a separate evaluation is needed of the capacity of the side streets and turning lanes at intersections along a corridor. To address potential operational and capacity issues at signalized intersections, TIA’s will be required to include an analysis of the queues for left and right turning movements. The queue analysis will determine if adequate turn lanes and adequate queue storage is provided at the signalized intersections within the project study area. Queues that exceed capacity affect the carrying capacity of the roadway (i.e., automobiles that can’t queue up in the turn lane will block the lanes serving through movements and reduce main-line capacity). The queue analysis will determine where new turn lanes are needed and where existing turn pockets may need to be lengthened to improve corridor performance and address potential safety issues. As stated above, transportation impacts related to safety must still be analyzed under CEQA where appropriate. Traffic signal warrants will also need to be conducted for unsignalized intersections in the study area. 2.6 Approach to Mitigating Impacts The corridor LOS analysis coupled with a turning movement needs assessment will identify the appropriate roadway facility improvements needed to be identified in the TIA according to the city’s GMP. The City of Carlsbad recognizes that trying to build its way out of congestion is unsustainable and may conflict with objectives in the Climate Action Plan and General Plan. The General Plan allows for exemptions to the levels of service standards when specific criteria are met. Theses exemptions require mitigation measures that rely on management tools that include: a) Transportation Demand Management (TDM)1 strategies that provide goods and services to the public in a way that reduces the demand for auto travel- especially during peak periods; and b) Transportation Systems Management (TSM)2 strategies that improve traffic flow so that people can travel in autos more efficiently without widening roadways. TIAs are expected to include mitigation measures that support TDM objectives to provide viable options to single occupancy vehicle trips and TSM measures that improve the efficiency of the existing roadway system. The General Plan prioritized shifting travel modes away from the single occupancy vehicle to shared mobility choices, such as vanpool, carpool, walking, bicycling and taking transit. These Transportation Impact Analysis Guidelines integrate the new MMLOS methodology that will be used to determine gaps in the existing infrastructure for all modes. It also identifies requirements for mitigating project impacts and providing enhanced and expanded vehicle, bicycle, pedestrian and transit facilities adjacent to the project site. 1 Also known as “Travel Demand Management” and “Traffic Demand Management” 2 Also known as “Traffic Signal Management” and “Traffic Systems Management” DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 6 of 35 TIA SCOPING REQUIREMENTS Prior to initiating a TIA, a scope of work shall be submitted, reviewed, and approved by City staff. Special situations may call for variation from these guidelines, which will be discussed during the scoping process. When state facilities are included within a project study area, Caltrans and the City of Carlsbad should agree on the specific methods used in TIAs involving any State Route facilities, including metered and unmetered freeway ramps. 3.1 Scoping Agreement Early consultation among the development community, City of Carlsbad, other affected jurisdictions, and Caltrans is required to establish the base input parameters, assumptions, and analysis methodologies for the TIA. A Scoping Agreement with City of Carlsbad shall be filed prior to initiating the Transportation Impact Analysis report (refer to Appendix A of these guidelines). The Scoping Agreement ensures an understanding of the level of detail and the assumptions required for the analysis. Always check with City staff for their concerns prior to preparing the initial Scoping Agreement. For straightforward studies prepared by consultants familiar with these TIA procedures, a telephone call or e-mail may suffice. For consultants unfamiliar with City requirements or for more complex projects, a project initiation meeting is recommended prior to submitting or concurrently with the submittal of the initial Scoping Agreement. 3.2 Facilities to be Included in the Study Area All projects access points and on-site circulation will be identified in the study area. The geographic extent of the study area is described for each mode that is subject to evaluation below. All TIAs shall include a project study map according to Section 3.3 that defines all transportation facilities to be evaluated according to this section. The modes that will be evaluated are based on the street typology for roadways connecting the project to the citywide transportation system and the location of the project. Figure 1 on the following page illustrates the mode analysis required for each Mobility Element roadway in the City of Carlsbad. The extent to which the analysis is conducted is described later in these guidelines. The following outlines the guidelines for determining the geographic area to be examined in the studies: AUTO: INTERSECTIONS: All intersections within 0.25 miles of a project access points serving vehicles will be included in the study area. Additional intersections within 0.25 to 0.5 miles from the project access points may also be added to the study area at the discretion of the City Engineer / City Traffic Engineer. ROADWAY SEGMENTS: • Non-freeway roadway segments that are subject to Auto MMLOS Criteria and expected to experience an increase in project traffic equal to 50 or more peak-hour trips in either direction of travel. • Freeway Mainline Segments where the project adds 50 or more peak-hour trips in either direction of travel • Freeway Entrance and Exit Ramps where the proposed project will add 20 or more peak-hour trips and/or cause any traffic queues to exceed ramp storage capacities. DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 7 of 35 PEDESTRIAN: • All pedestrian facilities that are directly connected to project access points will be included in the study area • All pedestrian facilities adjacent to the project development site that provide direct pedestrian access to the project site will be included in the study area. • The analysis of each pedestrian facility will extend in each direction to the nearest intersection or connection point to a multiuse trail or path. The study area will extend from the project site (northbound and southbound OR eastbound and westbound) until a Mobility Element Road or Class I trail is reached in each direction. • Pedestrian facilities shall include all existing and proposed sidewalks, crosswalks, signalized pedestrian phases, and ADA-compliant facilities. • Pedestrian analysis need only be conducted for the side of the street where the project is located unless the project is located on both sides of the street, in which case both sides of the street should be studied. • Pedestrian analysis shall be conducted for all roadway segments included in the study area that are subject to the Pedestrian MMLOS standards (see Figure 1). BICYCLE: • All facilities that bicyclists can legally use shall be included in the study area from each project access point extending in each direction of travel to the nearest intersection, dedicated bicycle facility, or connection point to a multiuse trail or path. Inventory and evaluation shall include all off-street and on-street bicycle paths, lanes and routes. • Bicycle analysis shall be conducted for both directions of travel (e.g., both sides of the street) of each facility included in the study area. • Bicycle analysis shall be conducted for roadway segments subject the Bicycle MMLOS standards (see Figure 1). TRANSIT: • All existing transit lines and transit stops within a ½ mile walking distances of the project site shall be included in the study area. • If the roadways within the study area are not subject to Transit MMLOS standards (see Figure 1) no further transit analysis is required. • All transit lines located within a ½ mile walking distance of the project site will be analyzed according to the Transit MMLOS • All pedestrian routes linking the project site to a transit line within the ¼ mile walking distance boundary. • If no transit lines are provided, but the roadways within the study area are identified as subject to transit MMLOS, the project shall complete the MMLOS worksheet for “No Transit Located within ½ Mile Walk from Subject Site or Roadway Segment”. • Transportation Demand Management Measures shall be identified for the project, which may include on- demand transit, flex or other measures. DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 8 of 35 Figure 1: MMLOS Required Analysis by Mobility Element Roadway DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 9 of 35 Appendix B City of Carlsbad Traffic Scoping Agreement DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 10 of 35 Attachment A SCOPING AGREEMENT FOR TRANSPORTATION IMPACT STUDY This letter acknowledges the City of Carlsbad Traffic Engineering Division requirements for transportation impact analysis of the following project. The analysis must follow the latest City of Carlsbad Transportation Study Guidelines dated April 2018. Case No. DEV2024-0004 Project Name: CVD Rincon Project Location: 840 Carlsbad Village Dr (APN 203-354-15-00) Project Description: Remove an existing bank with drive-thru and construct 50 Multi-Family Dwelling Units (8 affordable and 42 market rate) and 3,694 sf retail commercial Related Cases SP No. EIR No. GPA No. CZ No. Consultant Developer Name: Justin Rasas, P.E. LOS Engineering, Inc Jonathan Frankel, Rincon Homes Address: 11622 El Camino Real, Suite 100 5315 Avenida Encinas, Suite 200 San Diego, CA 92130 Carlsbad, CA 92008 Telephone: 619-890-1253 925-708-3638 Email: Justin@LOSengineering.com jfrankel@rincongrp.com A. Trip Generation Source: SANDAG Extended Land Use V-B (Village Barrio) Proposed Land Use V-B (Village Barrio) Extended Zoning V-C (Village Center) Proposed Zoning V-C (Village Center) Total Daily Trips Existing = 0 (vacant bld) Forecasted Daily Trips Net increase = 448 (Attach a trip generation table. Describe Trip Reduction Factors proposed and included in the trip generation table) – Please see attached scoping support materials. B. Trip Geographic Distribution: Select Zone (Model Series NA) Provide exhibit for detailed trip distribution and assignment – Please see attached scoping support materials. C. Background Traffic: Phased Project: Phases: Please contact the Engineering Division or use the most recently provided data. Model/Forecast Methodology: NA ☒ No ☐ Yes DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 11 of 35 D. Study intersections: (NOTE: Subject to revision after other projects, trip generation and distribution are determined, or comments.) 1. Level 1 LMA (no intersection analysis 2. recommended along the Village Street and 3. Identify Street along the project frontage) 4. 5. 6. 7. 8. E. Study Roadway Segments: (NOTE: Subject to revision after other projects, trip generation and distribution are determined, or comments.) 1. Pedestrian MMLOS Analysis on A) Jefferson St between Grand Ave and Carlsbad Village Dr, and 2. B) Carlsbad Village Dr between Jefferson St and Harding St 3. Bicycle MMLOS Analysis on A) Jefferson St between Grand Ave and Carlsbad Village Dr, and 4. B) Carlsbad Village Dr between Jefferson St and Harding St 5. Transit Analysis not recommended along Identity & Village Street (fronting the project) for Level 1 LMA 6. Vehicle Analysis not recommended along Identity & Village Street (fronting the project) for Level 1 LMA 7. 8. 9. 10. F. Other Jurisdictional Impacts: Is this project within any other Agency’s Sphere of Influence or one-mile radius of boundaries? If so, name of Jurisdiction: G. Site Plan (Attach a legible 11’x17’ copy) Please see last page of this packet. H. Specific issues to be addressed in the Study (in addition to the standard analysis described in the Guideline) (To be filled out by the City Engineering Department) Recommended by: Justin Rasas, P.E. 7/31/24 Consultant’s Representative Date Scoping Agreement Submitted on 7/31/24 Scoping Agreement Resubmitted on 8/13/24 Recommended by: City of Carlsbad Traffic Engineering Division Date ☐ Yes ☒ No 8/13/2024 DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 12 of 35 840 Carlsbad Village Dr Mixed Use Traffic Scoping Agreement Support Materials LOS Engineering, Inc. PROJECT DESCRIPTION The proposed project is located at 840 Carlsbad Village Drive (Parcel 203-354-15-00) in the Village Center (VC) District of the Village and Barrio Master Plan. The project includes removing an existing use and constructing new uses as follows: Existing use to be removed: Existing Bank with drive thru. Proposed five story mixed-use project with: Fifty (50) multi-family dwelling units (8 affordable and 42 market rate). Approximately 3,694 sf of retail commercial. The project parcel is approximately 0.72 acres resulting in a density of approximately 69.4 dwelling units per acre (50 units/0.72 acres). PROJECT TRIP GENERATION Trip generation was calculated using the San Diego Association of Governments (SANDAG) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. A trip credit was NOT applied for the existing bank building because it is currently vacant. The project is forecasted to generate 448 ADT with 29 AM peak hour trips (8 inbound and 21 outbound), and 41 PM peak hour trips (26 inbound and 15 outbound) as shown in Table 1. Table 1: Project Trip Generation PROJECT TRIP DISTRIBUTRION AND ASSIGNMENT The project distribution and trip assignment are shown in Figure 1. To address the requirements of Mobility Element Policy 3-P.11, Figure 1 shows how the project is not forecasted to add more than 110 ADT nor more than 11 AM and/or 11 PM peak hour trips to any City of Carlsbad LOS exempt roadway segments. Existing and Proposed Land Use ADT %IN OUT %IN OUT Multi-family greater than 20du/acre 6 /DU 50 DU 300 8%0.2 0.8 5 19 9%0.7 0.3 19 8 Specialty Retail/Strip Commercial 40 /KSF 3,694 SF 148 3%0.6 0.4 3 2 9%0.5 0.5 7 7 Totals:448 8 21 26 15 Source: SANDAG Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. ADT-Average Daily Traffic; Split-percent inbound and outbound. Rate Size & Units Split Split AM PM DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 13 of 35 Figure 1: Project Location, Distribution and Assignment Map Source: City of Carlsbad GMP Figure 4 Project Location LOS Exempt Street Seg. Cannon Rd 5% (22 ADT) Peak EB 1 AM & 1 PM; Peak WB 0 AM & 1 PM LOS Exempt Street Seg. Palomar Airport Rd 5% (22 ADT) Peak EB 1 AM & 1 PM; Peak WB 0 AM & 1 PM 5% 25% Distribution % No Scale N 5% 5% 50% 5% LOS Exempt Street Seg. El Camino Real 5% (22 ADT) Peak NB 0 AM & 1 PM; Peak SB 1 AM & 1 PM LOS Exempt Street Seg. College Blvd 5% (22 ADT) Peak NB 1 AM & 1 PM; Peak SB 0 AM & 1 PM 5% DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 14 of 35 PROJECT REPORT REQUIREMENTS Local Mobility Analysis According to Table 1 in the City of Carlsbad Transportation Impact Analysis Guidelines, dated April 2018, a Level 1 Local Mobility Analysis is required because the project conforms to the Carlsbad Village & Barrio Master Plan as it is in the Village Core with permitted retail on the ground floor and multi-family above the ground floor while generating between 111 and 499 ADT. Based on the street Typology as shown in Figure 2, the Level 1 LMA requires a MMLOS analysis of pedestrian and bicycle elements because the project site abuts Identity and Village Streets. Figure 2: Project Vicinity Street Typology Source: City of Carlsbad Figure 1 from Transportation Impact Analysis Guidelines Transportation Demand Management Plan The project is not forecasted to add more than 110 ADT nor more than 11 AM and/or 11 PM peak hour trips to any City of Carlsbad LOS exempt roadway segments. Therefore, a Travel Demand Management Plan is not required according to Mobility Element Policy 3-P.11. Project Location No Scale N DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 15 of 35 PRELIMINARY SITE PLAN DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 16 of 35 Vehicular access to/from Grand Ave Vehicular access to/from Carlsbad Village Dr Project vehicular access to alley DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 17 of 35 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet 1S T F L O O R P L A N A201 Ste 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 . CA 920 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 ABCDEFGHJKLMNPQRS 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 TUV 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ABCDEFGHJKLMNPQRSTUV LICENSEDARCHITECTSTEPHENE.DALTON STAT E OF CAL IFORNIAOO No. C25166 01/31/21 1,167 sq ft UP UP UP UP UP UP UP UP UP UP UP UP 106 sq ft 205 sq ft 0 4' 8'16' 2'-5 3 / 8 " 13 2 ' - 6 " 1'-0 " 4'-0 " 10'-2"256'-4"1'-3 3/4"7'-6" 5'-2"12'-10"137'-8"24'-8"12'-0"24'-0"40'-0" 10'-2"256'-4"1'-3 7/8" 154'-10"101'-6" 2'-5 3 / 8 " 13 2 ' - 6 " 1'-0 " 4'- 0 " 72' - 1 0 " 59' - 8 " 2.00'58.50' 0.00'56.50' 3.50'60.00' -0.00'56.50' -0.00'56.50' 1A301 1A302 2A301 1,068 sq ft 489 sq ft 31 sq ft 1,459 sq ft 68 sq ft 233 sq ft 307 sq ft 385 sq ft 309 sq ft 387 sq ft UGPSPV UGPS PROPOSED DEDICATION / NEW PROPERTY LINE EX. PROPERTY LINE DEDICATION PROPOSED DEDICATION / NEW PROPERTY LINE EX. PROPERTY LINE GAS METERS BMP BMP PER CIVIL, TYP. BMP, TYP. SECURITY FENCE EXISTING SINGLE STORY NEIGHBOR BUILDING 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 2A302 N A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 52 PARKING STALLS VEHICULAR GATE(VENTED) LINE OF FLOOR ABOVE PROPERTY LINE MAILBOXES 32 BIKES LOBBY RETAIL 3 STAIR 1 STAIR 2 ELECTRICAL ROOM E1 E2 ELEV. MECH BIKE ROOM PUMP ROOM TRASH STAIR 3 RETAIL 1 FIRE RISER PARKING RETAIL 2 PARCEL ROOM MPOE SCALE: 1/8" = 1'-0"1 1ST FLOOR PLAN DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 18 of 35 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet 2N D F L O O R P L A N A202 Ste 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 . CA 920 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 ABCDEFGHJKLMNPQRS 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 TUV 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ABCDEFGHJKLMNPQRSTUV LICENSEDARCHITECTSTEPHENE.DALTON STAT E OF CAL IFORNIAOO No. C25166 01/31/21 UP REF DW DW REF DW REF REF DW REF DW REF DW REF DW REF DW DW REF DW REF DW REF REF DW 1,228 sq ft1,228 sq ft 1,228 sq ft UP UPUP UP 966 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft W/D W/D W/D W/D W/D 0 4' 8'16' W/D W/D W/D W/D W/DW/D W/D 1A301 1A302 2A301 13'-6"38'-0" 5'-2 " 3 ' - 0 " 5'-0 " 3 ' - 0 " 5'-1 " 3 ' - 0 " 5'-2 " 3 ' - 0 " 5'-6 " 3 ' - 0 " 5'-9 " 3'- 0 " 5'-9 " 3'- 0 " 5'-8 " 3'-0 " 5'- 8 " 3'- 0 " 5'-2" 3'-0" 5'-2 " 3'-0 " 3'-0"5'-3" 3'-0"5'-5" 5'-2 " 3 ' - 0 " 256'-4" 3'-0"51'-6"23'-4"82'-1"28'-6" 134 ' - 8 " 91 ' - 2 " 10' - 1 0 " 3 1 ' - 1 0 " 10" 6'-1 0 " 13' - 8 " 13'- 0 " 2" 19'- 0 " 22'- 6 " 16' - 0 " 2" 10'- 6 " 2" 7'-4 " 24 ' - 6 " 134 ' - 8 " 79' - 2 " 55' - 6 " 79' - 2 " 6'-1 0 " 13' - 8 " 13' - 2 " 15' - 8 " 29' - 8 " 2" 256'-4" 154'-10"101'-6" 2'-10"101'-6" 8'-8"15'-8"2"29'-8"15'-8"31'-8" 11'-4"16'-0" 21'-2"11'-10"34'-2" 11'-10" 21'-2" 27'-4" 2" 13 ' - 6 " 1 4 ' - 2 " 2" 14' - 2 " 1 3 ' - 6 " 15 ' - 1 0 " 6'-2 " 5 ' - 6 " 12 ' - 0 " 5'-6 " 10'- 1 0 " 5'- 8 " 5'-9 " 3'- 0 " 36'-2"2"9'-6" 36'-3" 10'-4" 8'-6" 2"9'-6" 36'-3" 3'-0 " 5 ' - 6 " 5'- 9 " 3'-0 " 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 36 sq ft 876 sq ft 876 sq ft 937 sq ft 1,532 sq ft 2,479 sq ft 66 sq ft 23 sq ft 944 sq ft 1,791 sq ft 2,233 sq ft2,233 sq ft 1,632 sq ft PROPERTY LINE PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT BMP PER CIVIL, TYP.2A302 A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 UP N 2" 27 ' - 8 " UNIT B2 UNIT B1 STAIR 2 STAIR 1 MAINT. CLUB ROOM UNIT A1 UNIT A2 STAIR 3 TC ROOM COURTYARD UNIT A1.1 UNIT A2 UNIT B1a UNIT B1b UNIT C1 E1 E2 IDF STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. UNIT C2 UNIT C2 UNIT B2.1 SCALE: 1/8" = 1'-0"1 2ND FLOOR PLAN DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 19 of 35 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet 3R D F L O O R P L A N A203 Ste 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 . CA 920 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 ABCDEFGHJKLMNPQRS 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 TUV 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ABCDEFGHJKLMNPQRSTUV LICENSEDARCHITECTSTEPHENE.DALTON STAT E OF CAL IFORNIAOO No. C25166 01/31/21 UP REF DW REF DW REF DW REF DW REF DW REF DW REF DW DW REF REF DW DW REF DW REF DW REF DW REF 1,228 sq ft1,228 sq ft 1,228 sq ft UP UP UPUP 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft W/D W/D W/D W/D W/D W/D W/D W/D W/D W/D 0 4' 8'16' W/D W/DW/D 1A301 1A302 2A301 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 7'- 2 " 3 ' - 0 " 4'-8"3'-0" 7'- 2 " 3 ' - 0 " 7'- 1 " 3 ' - 0 " 7'-6 " 3'- 0 " 7'- 1 0 " 3'-0 " 7'-1 0 " 3'-0 " 12' - 4 " 3'-0 " 7'-9 " 3'- 0 " 4'-8"3'-0" 4'-8"3'-0" 7'- 2 " 3 ' - 0 " 7'-2" 3'-0" 7'-3 " 3'-0 " 7'-4" 3'-0" 7'-6" 3'-0" 4'-8"3'-0" 256'-4" 3'-0"51'-6"23'-4"82'-1"28'-6"67'-11" 13'-6"38'-0"36'-2"2"9'-6" 36'-3" 2"10'-2" 8'-6" 2"9'-6" 36'-3" 2"31'-6" 134 ' - 8 " 79' - 2 " 54' - 8 " 10" 13 ' - 6 " 41' - 2 " 79' - 2 " 6'-1 0 " 13' - 8 " 13'- 0 " 2" 15'- 8 " 29' - 8 " 2" 2'-10"101'-6" 8'-8"15'-8"2"29'-8"15'-8"2"22'-4"9'-2" 256'-4" 154'-10"101'-6" 11'-4"16'-0" 21'-2"11'-10"34'-2" 11'-10" 21'-2" 16'-0" 11'-4" 134 ' - 8 " 91 ' - 2 " 10' - 1 0 " 3 1 ' - 1 0 " 10" 20' - 6 " 13 ' - 0 " 2" 19'- 0 " 22'- 6 " 16' - 0 " 2" 10'- 6 " 2" 7'-4 " 24 ' - 6 " 7'-4 " 3 ' - 0 " 2" 13' - 6 " 1 4 ' - 2 " 2" 13 ' - 6 " 1 4 ' - 2 " 2" 14' - 2 " 1 3 ' - 6 " 61 ' - 0 " 31' - 1 0 " 15'- 4 " 6'-2 " 5 ' - 6 " 12 ' - 0 " 5'-6 " 10'- 1 0 " 5'- 8 " 6'-0"10'-10" 29 ' - 2 " 6'-0 " 12' - 4 " 3'-0 " 7'-1 0 " 3'-0 " 2A302 1,632 sq ft 937 sq ft 937 sq ft 1,532 sq ft 36 sq ft 876 sq ft 23 sq ft 944 sq ft 66 sq ft 876 sq ft 1,791 sq ft 2,233 sq ft2,233 sq ft PROPERTY LINE PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT CLEAR OF FLOOR LEDGE BELOW CLEAR OF FLOOR LEDGE BELOW UP A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 N STAIR 2 STAIR 1 STAIR 3 UNIT B1 UNIT A1 UNIT A2 UNIT A2 UNIT B1a UNIT B1b UNIT A1 IDF STO. MAINT. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. OPEN UNIT A1.1 TC ROOM E1 E2 OPEN UNIT C1 UNIT C2 UNIT C2 UNIT B2.1 UNIT B2 SCALE: 1/8" = 1'-0"1 3RD FLOOR PLAN DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 20 of 35 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet 4T H F L O O R P L A N A204 Ste 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 . CA 920 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 ABCDEFGHJKLMNPQRS 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 TUV 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ABCDEFGHJKLMNPQRSTUV LICENSEDARCHITECTSTEPHENE.DALTON STAT E OF CAL IFORNIAOO No. C25166 01/31/21 DN UP REF DW REF DW REF DW REF DW DW REF DW REF REF DW REF DW REF DW REF DW DW REF DW REF DW REF 1,228 sq ft1,228 sq ft 1,228 sq ft UP DN UP 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft W/D W/D W/D W/D W/DW/D W/D W/D W/D W/D W/D W/D 0 4' 8'16' W/D 1A301 1A302 2A301 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 2A302 256'-4" 3'-0"51'-6"23'-4"82'-1"28'-6"67'-11" 13'-6"38'-0"36'-2"2"9'-6" 36'-3" 2"10'-2" 8'-6" 2"9'-6" 36'-3" 2"31'-6" 134 ' - 8 " 79' - 2 " 54' - 8 " 10" 13 ' - 6 " 41' - 2 " 79' - 2 " 33 ' - 6 " 2" 15'- 8 " 2 9 ' - 8 " 2" 2'-10"101'-6" 8'-8"15'-8"2"29'-8"15'-8"2"22'-4"9'-2" 256'-4" 154'-10"101'-6" 134 ' - 8 " 91 ' - 2 " 10' - 1 0 " 3 1 ' - 1 0 " 10" 33 ' - 6 " 2" 19'- 0 " 2 2 ' - 6 " 1 6 ' - 0 " 2" 10'- 6 " 2" 22' - 8 " 9 ' - 2 " 2" 13' - 6 " 1 4 ' - 2 " 2" 13 ' - 6 " 1 4 ' - 2 " 2" 14' - 2 " 1 3 ' - 6 " 6'- 6 " 61 ' - 0 " 31' - 1 0 " 15'- 4 " 6'-2 " 5 ' - 6 " 12 ' - 0 " 5'-6 " 10'- 1 0 " 5'- 8 " 6'-0"10'-10" 29 ' - 2 " 6'-0 " 937 sq ft 937 sq ft 1,632 sq ft 2,233 sq ft2,233 sq ft 1,532 sq ft 23 sq ft 36 sq ft 944 sq ft 66 sq ft 876 sq ft 876 sq ft 1,791 sq ft PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT UP A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 N STAIR 2 STAIR 1 STAIR 3 UNIT B1 UNIT A1 UNIT A2 UNIT A2 UNIT B1a UNIT B1b UNIT A1 UNIT A1 UNIT C2 UNIT C2 STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. MAINT. IDF OPEN OPEN UNIT A1.1 TC ROOM E1 E2UNIT C1 UNIT B2.1 UNIT B2 SCALE: 1/8" = 1'-0"1 4TH FLOOR PLAN DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 21 of 35 stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet 5T H F L O O R P L A N A205 Ste 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 . CA 920 7 5 t: 8 5 8 . 7 9 2 . 5 9 0 6 / f : 8 5 8 . 7 9 2 . 5 9 1 6 ABCDEFGHJKLMNPQRS 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 TUV 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ABCDEFGHJKLMNPQRSTUV LICENSEDARCHITECTSTEPHENE.DALTON STAT E OF CAL IFORNIAOO No. C25166 01/31/21 DN UP REF DW REF DW REF DW DW REF DW REF REF DW REF DW REF DW REF DW DW REF DW REF DW REF 1,228 sq ft1,228 sq ft 1,228 sq ft UPUP UP DN 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft W/D W/D W/D W/DW/D W/D W/D W/D W/D W/D W/D 04'8'16' W/D 1A301 1A302 2A301 2A402 2A402 1A4021A402 1A401 1A401 2A401 2A401 3A401 3A401 2A302 134 ' - 8 " 256'-4" 2'-10"101'-6" 256'-4" 3'-0"51'-6"23'-4"82'-1"28'-6"67'-11" 36'-2"2"9'-6" 36'-3" 2"10'-2" 8'-6" 2"9'-6" 36'-3"31'-8"13'-6"38'-0" 79' - 2 " 13 ' - 6 " 4 1 ' - 2 " 10" 8'-8"15'-8"2"29'-8"15'-8"31'-8" 101'-6"154'-10" 79' - 2 " 33 ' - 6 " 2" 15'- 8 " 2 9 ' - 8 " 2" 134 ' - 8 " 91 ' - 2 " 10' - 1 0 " 3 1 ' - 1 0 " 10" 33 ' - 6 " 2" 19'- 0 " 2 2 ' - 6 " 1 6 ' - 0 " 2" 10'- 6 " 2" 7'-4 " 2 4 ' - 6 " 2" 13' - 6 " 1 4 ' - 2 " 2" 13 ' - 6 " 1 4 ' - 2 " 2" 14' - 2 " 1 3 ' - 6 " 6'- 6 " 61 ' - 0 " 31' - 1 0 " 15'- 4 " 6'-2 " 5 ' - 6 " 12 ' - 0 " 5'-6 " 10'- 1 0 " 5'- 8 " 6'-0"10'-10" 29 ' - 2 " 6'-0 " 36 sq ft 937 sq ft 937 sq ft 2,233 sq ft2,233 sq ft 1,247 sq ft(750 max net) 1,532 sq ft 23 sq ft 944 sq ft 66 sq ft 876 sq ft 876 sq ft 1,791 sq ft PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT BMP PER CIVIL ROOF PLANTER UP UP A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 N AMENITY DECK STAIR 3 STAIR 2 STAIR 1 UNIT C2 UNIT C2 OPEN OPEN UNIT B1 UNIT A1 UNIT A2 UNIT B1a UNIT B1b UNIT A1 UNIT A2 UNIT A2 STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. MAINT. IDF UNIT A1.1 TC ROOM E1 E2UNIT C1 UNIT B2.1 SCALE: 1/8" = 1'-0"1 5TH FLOOR PLAN DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 22 of 35 Appendix C Count Data and LOS Worksheets DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 23 of 35 Prepared by National Data & Surveying Services ID:22-040211-001 Day: City:Carlsbad Date: AM 520910 AM NOON 0000 NOON PM 16 46 114 0 PM AM NOON PM PM NOON AM 0100 0 109 0 70 2 551 0 485 103 0198078 8015 1 TEV 1325 0 1945 0 22020 364 0 712 2 PHF 0.88 0.91 25026 0 0010 AM NOON PM PM NOON AM PM 0 36 94 103 PM NOON 0000NOON AM 0 226472AM Pedestrians (Crosswalks) Totals (PM)Total Bikes (PM) 0 123 NORTHBOUND Harding St Totals (NOON)Total Bikes (NOON) NONE 951 0 547 Totals (AM)170 Total Bikes (AM) Ca r l s b a d V i l l a g e D r EA S T B O U N D WE S T B O U N D Ca r l s b a d V i l l a g e D r 513 0 606 CONTROL Signalized 0 NONE 04:00 PM - 05:00 PM 218 Harding St & Carlsbad Village Dr Peak Hour Turning Movement Count Harding St Tuesday SOUTHBOUND 11/29/2022 4:00 PM - 06:00 PMPE A K H O U R S 08:00 AM - 09:00 AM 142 7:00 AM - 09:00 AM CO U N T P E R I O D S NOONAM PM PM AM AM NOON PM PM NOON AM AM NOON PM NOON NO O N PM AM NO O N AM PM NO O N AM PMNO O N PM AM 50 0 20 3 13 0 7 80 6 120 2 80 5 80 560 4 0 4 21 4 0 0 2 2 102 0 0 00 0 0 0 0 0 000 3 2 10 1 0 0 1 0 000 109 551 9826 712 15 16 46 11 4 10 3 9436 0 0 00 0 0 0 0 0 000 70 485 7825 364 8 5 20 91 726422 DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 24 of 35 AM Existing + Project 1: Harding St & Carlsbad Village Dr HCM 6th Signalized Intersection Summary LOS Engineering, Inc. Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 9 364 25 98 492 70 22 64 74 107 20 5 Future Volume (veh/h) 9 364 25 98 492 70 22 64 74 107 20 5 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 0.93 1.00 0.95 0.98 0.96 0.99 0.96 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 10 414 28 111 559 80 25 73 84 122 23 6 Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Percent Heavy Veh, %222222222222 Cap, veh/h 42 925 62 250 1214 173 112 218 213 437 75 16 Arrive On Green 0.02 0.28 0.28 0.14 0.39 0.39 0.28 0.28 0.28 0.28 0.28 0.28 Sat Flow, veh/h 1781 3361 226 1781 3097 441 111 779 763 1106 268 57 Grp Volume(v), veh/h 10 218 224 111 320 319 182 0 0 151 0 0 Grp Sat Flow(s),veh/h/ln 1781 1777 1810 1781 1777 1761 1653 0 0 1431 0 0 Q Serve(g_s), s 0.3 5.1 5.2 2.9 6.8 6.8 0.0 0.0 0.0 0.0 0.0 0.0 Cycle Q Clear(g_c), s 0.3 5.1 5.2 2.9 6.8 6.8 4.4 0.0 0.0 3.5 0.0 0.0 Prop In Lane 1.00 0.12 1.00 0.25 0.14 0.46 0.81 0.04 Lane Grp Cap(c), veh/h 42 489 498 250 697 691 542 0 0 528 0 0 V/C Ratio(X) 0.24 0.45 0.45 0.44 0.46 0.46 0.34 0.00 0.00 0.29 0.00 0.00 Avail Cap(c_a), veh/h 340 1035 1055 466 1161 1151 1096 0 0 971 0 0 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 0.00 1.00 0.00 0.00 Uniform Delay (d), s/veh 24.4 15.2 15.2 20.0 11.4 11.5 14.8 0.0 0.0 14.4 0.0 0.0 Incr Delay (d2), s/veh 2.9 0.6 0.6 1.2 0.5 0.5 0.4 0.0 0.0 0.3 0.0 0.0 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.1 2.0 2.0 1.1 2.0 2.1 1.5 0.0 0.0 1.2 0.0 0.0 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 27.3 15.8 15.9 21.3 11.9 11.9 15.1 0.0 0.0 14.7 0.0 0.0 LnGrp LOS C B B C BBBAABAA Approach Vol, veh/h 452 750 182 151 Approach Delay, s/veh 16.1 13.3 15.1 14.7 Approach LOS B B B B Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 11.8 19.4 19.6 5.9 25.3 19.6 Change Period (Y+Rc), s * 4.7 5.4 5.4 * 4.7 5.4 5.4 Max Green Setting (Gmax), s* 13 29.6 31.6 * 9.7 33.2 31.6 Max Q Clear Time (g_c+I1), s 4.9 7.2 5.5 2.3 8.8 6.4 Green Ext Time (p_c), s 0.1 2.8 0.9 0.0 3.6 1.1 Intersection Summary HCM 6th Ctrl Delay 14.5 HCM 6th LOS B DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 25 of 35 PM Existing + Project 1: Harding St & Carlsbad Village Dr HCM 6th Signalized Intersection Summary LOS Engineering, Inc. Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 18 712 26 120 573 109 36 94 104 125 46 16 Future Volume (veh/h) 18 712 26 120 573 109 36 94 104 125 46 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 0.95 1.00 0.96 0.99 0.97 0.99 0.97 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 20 782 29 132 630 120 40 103 114 137 51 18 Peak Hour Factor 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 Percent Heavy Veh, %222222222222 Cap, veh/h 77 1188 44 250 1294 246 113 188 181 302 103 28 Arrive On Green 0.04 0.34 0.34 0.14 0.44 0.44 0.24 0.24 0.24 0.24 0.24 0.24 Sat Flow, veh/h 1781 3487 129 1781 2957 562 162 777 748 803 423 117 Grp Volume(v), veh/h 20 398 413 132 378 372 257 0 0 206 0 0 Grp Sat Flow(s),veh/h/ln 1781 1777 1840 1781 1777 1742 1687 0 0 1344 0 0 Q Serve(g_s), s 0.6 10.7 10.7 3.9 8.5 8.5 0.0 0.0 0.0 0.2 0.0 0.0 Cycle Q Clear(g_c), s 0.6 10.7 10.7 3.9 8.5 8.5 7.3 0.0 0.0 7.5 0.0 0.0 Prop In Lane 1.00 0.07 1.00 0.32 0.16 0.44 0.67 0.09 Lane Grp Cap(c), veh/h 77 605 627 250 778 762 483 0 0 433 0 0 V/C Ratio(X) 0.26 0.66 0.66 0.53 0.49 0.49 0.53 0.00 0.00 0.48 0.00 0.00 Avail Cap(c_a), veh/h 309 971 1006 423 1086 1064 973 0 0 831 0 0 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 0.00 1.00 0.00 0.00 Uniform Delay (d), s/veh 25.9 15.7 15.7 22.3 11.2 11.2 18.9 0.0 0.0 18.7 0.0 0.0 Incr Delay (d2), s/veh 1.8 1.2 1.2 1.7 0.5 0.5 0.9 0.0 0.0 0.8 0.0 0.0 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.3 4.1 4.3 1.5 2.6 2.5 2.8 0.0 0.0 2.2 0.0 0.0 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 27.7 16.9 16.9 24.1 11.7 11.7 19.8 0.0 0.0 19.6 0.0 0.0 LnGrp LOS C B B C BBBAABAA Approach Vol, veh/h 831 882 257 206 Approach Delay, s/veh 17.2 13.6 19.8 19.6 Approach LOS B B B B Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 12.5 24.5 19.0 7.1 29.9 19.0 Change Period (Y+Rc), s * 4.7 5.4 5.4 * 4.7 5.4 5.4 Max Green Setting (Gmax), s* 13 30.6 30.6 * 9.7 34.2 30.6 Max Q Clear Time (g_c+I1), s 5.9 12.7 9.5 2.6 10.5 9.3 Green Ext Time (p_c), s 0.2 5.2 1.3 0.0 4.4 1.5 Intersection Summary HCM 6th Ctrl Delay 16.2 HCM 6th LOS B DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 26 of 35 Appendix D Excerpt from the City of Carlsbad Mobility Element DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 27 of 35 3-1 General Plan 3Mobility The Mobility Element seeks to enhance vehicle, walking, bicycling, and public transportation systems options within Carlsbad, and improve mobility through increased connectivity and intelligent transportation management. Increasing transportation options and improving connectivity within the city are core values of the Carlsbad Community Vision and also support other core values of the vision, including sustainability, access to recreation and active, healthy lifestyles, and neighborhood revitalization. DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 28 of 35 3-28 City of Carlsbad Mo b i l i t y 3 3.4 Goals and Policies Goals 3-G.1 Keep Carlsbad moving with livable streets that provide a safe, balanced, cost-effective, multi-modal transportation system (vehicles, pedestrians, bikes, transit), accommodating the mobility needs of all community members, including children, the elderly and the disabled. 3-G.2 Improve connectivity for residents, visitors and businesses. 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. 3-G.4 Manage parking to support all modes of transportation and ensure efficient use of land. 3-G.5 Implement transportation demand and traffic signal management techniques to improve mobility. 3-G.6 Protect and enhance the visual, environmental and historical charac- teristics of Carlsbad through sensitive planning and design of scenic transportation corridors. 3-G.7 Provide for the safe and efficient movement of goods throughout the city. Implementing Policies Street Typology and Multimodal Levels of Service 3-P.1 Implement a comprehensive livable streets network. This network, as outlined in Table 3-1 and shown on Figure 3-1, identifies the trans- portation modes that shall be accommodated, based on street typology, to ensure accessibility of the city’s street system to persons of all ages and abilities. 3-P.2 Integrate livable streets in all capital improvement projects, where applicable, as well as new development projects. 3-P.3 Apply and update the city’s multi-modal level of service (MMLOS) methodology and guidelines that reflect the core values of the Carlsbad Community Vision related to transportation and con- nectivity. Utilize the MMLOS methodology to evaluate impacts of individual development projects and amendments to the General Plan on the city’s transportation system. 3-P.4 Implement the city’s MMLOS methodology and maintain LOS D or better for each mode of travel for which the MMLOS standard is applicable, as identified in Table 3-1 and Figure 3-1. DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 29 of 35 3-29 Mo b i l i t y 3 General Plan 3-P.5 Require developers to construct or pay their fair share toward improvements for all travel modes consistent with this Mobility Element, the Growth Management Plan, and specific impacts associ- ated with their development. 3-P.6 Require future development projects, which are determined during site-specific environmental review to have a significant impact on freeway facilities (I-5 and SR-78), to implement a freeway traffic mitigation program approved by the city that will avoid, reduce or offset the increase in freeway traffic directly attributable to the proposed project. The mitigation program may include, but is not limited to, payment of a fair share fee to Caltrans for necessary improvements to affected freeway facilities or to NCTD or such other transit agency for improvement of public transit on affected freeways, or such other activities as will avoid, reduce or offset the project’s significant impacts on freeway facilities. 3-P.7 Encourage Caltrans to identify and construct necessary improve- ments to improve service levels on Interstate-5 and State Route 78. 3-P.8 Utilize transportation demand management strategies, non-auto- motive enhancements (bicycle, pedestrian, transit, train, trails, and connectivity), and traffic signal management techniques as long-term transportation solutions and traffic mitigation measures to carry out the Carlsbad Community Vision. 3-P.9 Develop and maintain a list of street facilities where specified modes of travel are exempt from the LOS standard (LOS exempt street facilities), as approved by the City Council. For LOS exempt street facilities, the city will not implement improvements to maintain the LOS standard outlined in Policy 3-P.4 if such improvements are beyond what is identified as appropriate at build out of the General Plan. In the case of street facilities where the vehicle mode of travel is exempt from the LOS standard, other non-vehicle capacity-build- ing improvements will be required to improve mobility through implementation of transportation demand and transportation system management measures as outlined in Policy 3-P.11, to the extent feasible, and/or to implement the livable streets goals and policies of this Mobility Element. Evaluate the list of exempt street facilities, as part of the Growth Management monitoring program, to determine if such exemptions are still warranted. To exempt the vehicle mode of travel from the LOS standard at a particular street intersection or segment, the intersection or street segment must be identified as built-out by the City Council because: a. acquiring the rights of way is not feasible; or b. the proposed improvements would significantly impact the envi- ronment in an unacceptable way and mitigation would not contribute to the nine core values of the Carlsbad Community Vision; or DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 30 of 35 3-30 City of Carlsbad Mo b i l i t y 3 c. the proposed improvements would result in unacceptable impacts to other community values or General Plan policies; or d. the proposed improvements would require more than three through travel lanes in each direction. 3-P.10 Allow the following street facilities to be exempt from the vehicle LOS standard identified in Policy 3-P.4, subject to the requirements described in Policy 3-P.9. • La Costa Avenue between Interstate-5 and El Camino Real • El Camino Real between Palomar Airport Road and La Costa Avenue • Palomar Airport Road between Interstate-5 and College Boulevard • Palomar Airport Road between El Camino Real and Melrose Drive 3-P.11 Require new development that adds vehicle traffic to street facili- ties that are exempt from the vehicle LOS standard (consistent with 3-P.9) to implement: a. Transportation demand management strategies that reduce the reliance on single-occupant automobile and assist in achieving the city’s livable streets vision. b. Transportation system management strategies that improve traffic signal coordination and improve transit service. 3-P.12 Update the Citywide Facilities and Improvements Plan to ensure consistency with the General Plan. This includes updating the cir- culation LOS standards methodologies to reflect a more balanced/ multi-modal approach. 3-P.13 Use public outreach to educate and encourage alternative modes of travel and inform the community about the benefits of participation in new programs, approaches and strategies that support Mobility Element goals and policies. 3-P.14 Require performance measures tied to transportation facilities and services to comply with the Climate Action Plan and other state reg- ulations and policies. Street Design and Connectivity 3-P.15 Evaluate methods and transportation facility improvements to promote biking, walking, safer street crossings, and attractive streetscapes. The City Council shall have the sole discretion to approve any such road diet or vehicle traffic calming improvements that would reduce vehicle capacity to or below a LOS D; this also applies to streets where the vehicle is not subject to the MMLOS standard as specified in Table 3-1. 3-P.16 Design new streets, and explore funding opportunities for existing streets, to minimize traffic volumes and/or speed, as appropriate, within residential neighborhoods without compromising connec- tivity for emergency first responders, bicycles, and pedestrians consistent with the city’s Carlsbad Active Transportation Strat- egies. This should be accomplished through management and DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 31 of 35 3-31 Mo b i l i t y 3 General Plan implementation of livable streets strategies and such programs like the Carlsbad Residential Traffic Management Plan. 3-P.17 Consider innovative design and program solutions to improve the mobility, efficiency, connectivity, and safety of the transportation system. Innovative design solutions include, but are not limited to, traffic calming devices, roundabouts, traffic circles, curb extensions, separated bicycle infrastructure, pedestrian scramble intersections, high visibility pedestrian treatments and infrastructure, and traffic signal coordination. Innovative program solutions include, but are not limited to, webpages with travel demand and traffic signal management information, car and bike share programs, active transportation campaigns, and intergenerational programs around schools to enhance safe routes to schools. Other innovative solutions include bicycle friendly business districts, electric and solar power energy transportation systems, intelligent transportation systems, semi- or full autonomous vehicles, trams, and shuttles. 3-P.18 Encourage and seek partnerships to foster innovations in emerging technology for transportation mobility to support the city’s workforce, residents, and tourists. Integration between communi- cation technology, energy, and transportation mobility should be encouraged. 3-P.19 Encourage Caltrans, SANDAG, NCTD, and adjacent cities to improve regional connectivity and service consistent with regional planning efforts. This includes expansion of Interstate-5 with two HOV lanes in each direction, auxiliary lanes, and associated enhancements, a Bus Rapid Transit (BRT) route along Palomar Airport Road, shuttle bus services from COASTER stations, and other enhancements to improve services in the area. 3-P.20 Engage Caltrans, the Public Utilities Commission, transit agencies, the Coastal Commission, and railroad agency(s) regarding opportu- nities for improved connections within the city, including: • Improved connections across the railroad tracks at Chestnut Avenue and other locations • A grade separated rail corridor that includes grade separated street crossings at Grand Avenue, Carlsbad Village Drive, Tamarack Avenue and Cannon Road, as well as new pedestrian and bicycle crossings • Completion and enhancements to the Coastal Rail Trail and/or equivalent trail along the coastline • Improved connectivity along Carlsbad Boulevard for pedestrians and bicyclists, such as a trail • Improved access to the beach and coastal recreational opportunities • Improved crossings for pedestrians across and along Carlsbad Boulevard DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 32 of 35 3-32 City of Carlsbad Mo b i l i t y 3 3-P.21 Implement connections and improvements identified in this Mobility Element, including those identified in policy 3-P.19, as well as: • Extension of College Boulevard from Cannon Road to El Camino Real • Completion of the Poinsettia Lane connection near El Camino Real (Reach E) • Extension of Camino Junipero to the eastern city boundary • A bicycle/pedestrian trail/pathway connecting the eastern terminus of Marron Road to the east • A bicycle/pedestrian trail/pathway connecting the eastern terminus of Cannon Road to the east, and coordination with adjacent agencies to appropriately link to their facilities 3-P.22 Support pedestrian and bicycle facilities at all Interstate-5 and State Route 78 interchanges. 3-P.23 Maintain the city’s scenic transportation corridors as identified in the Carlsbad Scenic Corridor Guidelines. Pedestrian and Bicycle Movement 3-P.24 Update the pedestrian, trails and bicycle master plans, as necessary, to reflect changes in needs, opportunities and priorities. 3-P.25 Implement the projects recommended in the pedestrian, trails and bicycle master plans through the city’s capital improvement program, private development conditions and other appropriate mechanisms. 3-P.26 Identify and implement necessary pedestrian improvements on streets where pedestrians are to be accommodated per Table 3-1, with special emphasis on providing safer access to schools, parks, community and recreation centers, shopping districts, and other appropriate facilities. 3-P.27 Implement the Safe Routes to School and Safe Routes to Transit programs that focus on pedestrian and bicycle safety improvements near local schools and transit stations. Prioritize schools with access from arterial streets for receiving Safe Routes to School projects. 3-P.28 Improve and enhance parking, connectivity, access, and utilization for pedestrians and bicycles to COASTER stations, utility corridors, and open spaces consistent with city planning documents. 3-P.29 Evaluate incorporating pedestrian and bicycle infrastructure within the city as part of any planning or engineering study, private devel- opment, or capital project. 3-P.30 Complete the Carlsbad Active Transportation Strategies to assist in identifying livable street implementation parameters within the city. DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 33 of 35 3-33 Mo b i l i t y 3 General Plan 3-P.31 Engage the community in the policy setting and planning of street, bicycle, pedestrian, transit, and connectivity studies, plans and programs. 3-P.32 Require developers to improve pedestrian and bicycle connectiv- ity consistent with the city’s bicycle and pedestrian master plans and trails master planning efforts. In addition, new residential develop- ments should demonstrate that a safe route to school and transit is provided to nearby schools and transit stations within a half mile walking distance. 3-P.33 Work with existing neighborhoods and businesses to improve pedestrian and bicycle connectivity and safety consistent with the city’s pedestrian and bicycle master plans and trails master planning efforts. 3-P.34 Actively pursue grant programs such as SANDAG’s Active Trans- portation Grant Program and Smart Growth Incentive Program to improve non-automotive connectivity throughout the city. The emphasis of grant-funded projects shall be on implementa- tion, which includes planning documents that guide and prioritize implementation, programs that encourage the use of active trans- portation modes, education for the use of active transportation modes, or physical improvements themselves. Transit 3-P.35 Partner with other agencies and/or developers to improve transit connectivity within Carlsbad. As part of a comprehensive transpor- tation demand management (TDM) strategy and/or with transit oriented development (TOD), a shuttle system could be established that connects destinations and employment centers like LEGOLAND, hotels, the Village, McClellan-Palomar Airport, business parks, the COASTER and Breeze transit stations, public activity centers (such as senior centers, city hall, libraries, etc.) and key destinations along the coast. The system could incorporate shuttle service in adjacent cities to maximize connectivity. 3-P.36 Encourage NCTD, SANDAG and other transit providers to provide accessibility for all modes of travel to the McClellan-Palomar Airport area. 3-P.37 Coordinate with NCTD to improve the quality of bus stop facilities in the city. Parking and Demand Management 3-P.38 Develop flexible on-site vehicle parking requirements. Such requirements will include implementation of innovative parking techniques, implementing effective TDM programs to reduce parking demand, and consideration of other means to efficiently manage parking supply and demand. DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 34 of 35 3-34 City of Carlsbad Mo b i l i t y 3 3-P.39 Require new employment development to provide secure bicycle parking on-site. Major employers should provide shower and changing rooms for employees as appropriate. 3-P.40 Assist Village businesses to manage parking in the Village area to maximize parking efficiency. Any potential parking-related revenues generated in this area should be reinvested into the Village area for implementing livable streets and other parking, pedestrian, and bicycle enhancements, including way-finding signage and main- tenance of associated infrastructure. 3-P.41 Consider supporting new development and existing businesses with various incentives (such as parking standards modifications) for implementing TDM programs that minimize the reliance on single- occupant automotive travel during peak commute hours. Rail and Truck Movement 3-P.42 Identify and update truck routes within the city that provide suf- ficient turning radii and other design attributes to support large vehicles on those facilities. 3-P.43 Coordinate with other agencies and private entities to investi- gate methods of improving service, implementing a quiet zone, and enhancing connectivity and safety along the rail corridor; such as through development of a grade separated rail corridor that includes grade separated street crossings at Grand Avenue, Carlsbad Village Drive, Tamarack Avenue and Cannon Road, as well as new pedestrian and bicycle crossings at Chestnut Avenue, Chinquapin Avenue and the Village and Poinsettia COASTER stations, and other locations. Air Movement 3-P.44 Work with the County of San Diego and other agencies to ensure continued safe and efficient operation of the McClellan-Palomar Airport, consistent with the Carlsbad Community Vision and existing city policy. DEV2024-0004 Mixed Use at 840 Carlsbad Village Dr LMA Appendix Page 35 of 35 Attachment C Noise Study Attachment D 840 CARLSBAD VILLAGE DRIVE MIXED-USE PROJECT NOISE STUDY Prepared for: Rincon Homes 5315 Avenida Encinas, Suite 200 Carlsbad, CA 92008 Prepared by: May 2025 840 Carlsbad Village Drive Mixed Use Project  Noise Study  ES-1 EXECUTIVE SUMMARY  The 840 Carlsbad Village Drive Project site is located at 840 Carlsbad Village Drive on the north  side of Carlsbad Village Drive mid‐block between Harding and Jefferson Street. The project  would replace an existing single‐story commercial building formerly occupied by Union Bank.  The proposed project would demolish the building and adjacent parking lot to the north and  replace it with a new five‐story mixed‐use building containing 50 apartment units, 50 parking  spaces and 3,824 square feet of ground floor retail. Construction is anticipated to begin in mid‐ 2025 and be completed in early 2026.   Temporary Construction Noise   The main sources of noise during construction activities would include heavy machinery used  during demolition, grading, and clearing the site, as well as equipment used during building  construction and paving. Construction noise levels west of the site across Jefferson Street could  be as high as 78 dBA. However, temporary construction noise is not restricted if it occurs  between the hours specified in the noise ordinance.  Operational Noise  Traffic.  The daytime hourly average (Leq) exceeds the 60‐dBA standard along Carlsbad Village  Drive. The project would have no effect on traffic noise levels. Thus, long term traffic operation  associated with the project would have no adverse effect on noise levels at sensitive properties  within proximity to the site. Project impacts related to exterior traffic noise would be less than  significant.   Traffic noise from Carlsbad Village Drive would exceed the 60 dBA standard on the south  facing balconies; thus, a standard stem wall with a stucco, faux wood or similar finish with a  single‐layer of glass above is specified for the south facing units. The walls would be  approximately four feet in height and will provide 5‐10 dBA of attenuation. The attenuation will  reduce exterior balcony noise to less than 60 dBA for south facing units. Exterior noise levels  would be less than 60 dBA at units facing north, west and east. With the proposed balcony  barriers, the outdoor open space would meet the 60 dBA standard at all units.  Exterior Railroad Noise.  The AT&SF corridor is located approximately 1,250 feet west of the  site and is used by Amtrak and the North County Transit District Coaster to provide   passenger rail service.  It is also used by freight trains during the late evening and nighttime  hours.  The exterior Community Noise Equivalent Level (CNEL) at the project site is  approximately 53.8 dBA when both passenger and freight rail operations are combined. The  estimated CNEL is less than measured background noise. Rail operation would not exceed the  recommended CNEL (60‐dBA) for residential uses.   840 Carlsbad Village Drive Mixed Use Project  Noise Study  ES-2 Heating, Ventilation and Air Conditioning. The HVAC system proposed for use on the site  has not been specified and noise levels vary depending on the size of the system. However, it is  assumed that HVAC units would be contained in each unit and would not be audible outside  the unit. Common space HVAC units would either be located within interior mechanical rooms  or on the rooftop. Conservatively, HVAC noise levels at the western project site property line  would be approximately 57.2 dBA which is less than the 60 dBA residential standard. A  building parapet would provide an additional 5 dBA of attenuation which would further  reduce HVAC noise to 52.2 dBA. Noise levels at properties to the west would be less because  the attenuation distance across Jefferson Street.  Temporary Construction‐Related Vibration. The closest residence to the site is located  approximately 50 feet west of the site across Jefferson Street. Vibration levels from operation of  a large bulldozer would be approximately 81 VdB (0.089 inches/second) or less at 50 feet  (Caltrans 2013).  Grading within 50 feet of the nearest residential structures would be required.  As discussed, a PPV of 0.2 inches/second (100 VdB) is the vibration energy required to damage  fragile historic buildings.  While vibration from grading may be perceived at neighboring  residences, the vibration energy would be well below that required to cause structural damage.   Temporary impact would be less than significant.   Operational Vibration. The proposed project is a multistory mixed‐use residential and  commercial building.  These uses do not generate vibration; thus, no vibration impacts are  anticipated to occur with operation of the project. Operational vibration would be less than  significant.  Airport Operations. McClellen‐Palomar Airport is the nearest airport and is located  approximately 4.4 miles southeast of the project site. Based on the noise contour maps provided  in the McClellen‐Palomar Airport Land Use Compatibility Plan, Exhibit III‐1, the project site is  located outside the 60 dB CNEL contour and is not affected by airport noise. For this reason, the  project site is not located in an area affected by aircraft noise; and thus, compatibility with an  adopted Airport Land Use Compatibility Plan is not required.  840 Carlsbad Village Drive Mixed Use Project Noise Study City of Carlsbad Table of Contents Page Project Description ..................................................................................................................................... 2 Setting .......................................................................................................................................................... 2 Overview of Sound Measurement ................................................................................................. 2 Sensitive Receptors .......................................................................................................................... 6 Project Site Setting ............................................................................................................................ 7 Regulatory Setting ............................................................................................................................ 8 Impact Analysis ........................................................................................................................................ 10 Methodology and Significance Thresholds ................................................................................ 10 Temporary Construction Noise .................................................................................................... 11 Temporary Construction-Related Vibration .............................................................................. 13 Long-Term Operational Noise Exposure .................................................................................... 13 References ................................................................................................................................................. 20 List of Figures Figure 1 - Project Location ........................................................................................................................ 3 Figure 2 – Proposed Site Plan ................................................................................................................... 4 Figure 3 – Noise Monitoring Locations ................................................................................................... 9 Figure 4 – Sensitive Properties ............................................................................................................... 15 List of Tables Table 1 – Sound Levels of Typical Noise Sources and Noise Environments ..................................... 6 Table 2 – Noise Monitoring Results......................................................................................................... 8 Table 3 – Typical Construction Equipment Noise Levels .................................................................. 11 Table 4 – Typical Maximum Construction Noise Levels at Various Distances from Project Construction ................................................................................................................ 12 Table 5 – Vibration Source Levels for Construction Equipment ....................................................... 13 Table 6 – Modeled Noise Levels ............................................................................................................ 14 Appendices Appendix A Noise Monitoring Data 840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  2 City of Carlsbad 840 CARLSBAD VILLLAGE DRIVE MIXED-USE PROJECT CARLSBAD, CALIFORNIA NOISE STUDY This report is an analysis of the potential noise impacts associated with the construction and  operation of a new mixed‐use project at 840 Carlsbad Village Drive in the City of Carlsbad.   The report has been prepared by Birdseye Planning Group, LLC, under contract to the applicant  to support the environmental review process and address comments provided by the City of  Carlsbad after review of the project entitlement submittal. This study analyzes the potential for  temporary impacts associated with construction activity and long‐term impacts associated with  operation of the proposed project.  PROJECT DESCRIPTION  The project site is located at 840 Carlsbad Village Drive on the north side of Carlsbad Village  Drive mid‐block between Harding and Jefferson Street. It would replace an existing single‐story  commercial building formerly occupied by Union Bank. The proposed project would demolish  the building and adjacent parking lot to the north and replace it with a new five‐story mixed‐use  building containing 50 apartment units and 3,824 square feet of ground floor retail. The retail  space, 50 parking spaces, lobby bicycle parking mail room and mechanical rooms/pump room  would be located on the ground floor podium. Primary vehicle access would be through a gated  entrance/exit located on the east side of the building. Pedestrian access would be from Jefferson  Street. One, 1,165 square foot retail space would front Carlsbad Village Drive. Two additional  retail spaces, one 1,122 square feet and the other 1,537 square feet, would front Jefferson Street. A  total of 12 units, a club room, outdoor courtyard and related amenities would be located on the  second floor. The remaining 38 units would be located on the third through fifth floor. The site is  zoned Village‐Barrio (VB) and designated Village in the Carlsbad General Plan.  Construction would require the demolition and removal of an existing single‐story commercial  building and adjacent parking lot. Construction is anticipated to begin in mid‐2025 and be  completed in mid 2026. Figure 1 provides a vicinity map; Figure 2 shows a project site plan.   The  following scope of work is intended to demonstrate that the project meets the conditions for a  Class 32 categorical exemption for noise.   SETTING  Overview of Sound Measurement  Noise level (or volume) is generally measured in decibels (dB) using the A‐weighted sound  pressure level (dBA). The A‐weighting scale is an adjustment to the actual sound pressure levels  Figure 1 - Vicinity Map - Project Site Figure 2— Site Plan 840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  5 City of Carlsbad to be consistent with that of human hearing response, which is most sensitive to frequencies  around 4,000 Hertz (about the highest note on a piano) and less sensitive to low frequencies  (below 100 Hertz).  Sound pressure level is measured on a logarithmic scale with the 0 dB level based on the lowest  detectable sound pressure level that people can perceive (an audible sound that is not zero  sound pressure level). Based on the logarithmic scale, a doubling of sound energy is equivalent   to an increase of 3 dBA, and a sound that is 10 dBA less than the ambient sound level has no  effect on ambient noise. Because of the nature of the human ear, a sound must be about 10 dBA   greater than the reference sound to be judged as twice as loud. In general, a 3 dBA change in  community noise levels is noticeable, while 1‐2 dB changes generally are not perceived. Quiet   suburban areas typically have noise levels in the range of 40‐50 dBA, while arterial streets are in  the 50‐60+ dBA range. Normal conversational levels are in the 60‐65 dBA range, and ambient   noise levels greater than 65 dBA can interrupt conversations. Noise levels typically attenuate (or  drop off) at a rate of 6 dBA per doubling of distance from point sources (i.e., industrial  machinery). Noise from lightly traveled roads typically attenuates at a rate of about 4.5 dBA per   doubling of distance. Noise from heavily traveled roads typically attenuates at about 3 dBA per  doubling of distance. Noise levels may also be reduced by intervening structures; generally, a  single row of buildings between the receptor and the noise source reduces the noise level by   about 5 dBA, while a solid wall or berm reduces noise levels by 5 to 10 dBA. The manner in  which older homes in California were constructed (approximately 30 years old or older)  generally provides a reduction of exterior‐to‐interior noise levels of about 20 to 25 dBA with  closed windows. The exterior‐to‐interior reduction of newer residential units and office  buildings is generally 30 dBA or more.  In addition to the actual instantaneous measurement of sound levels, the duration of sound is  important since sounds that occur over a long period of time are more likely to be an annoyance  or cause direct physical damage or environmental stress. One of the most frequently used noise  metrics that considers both duration and sound power level is the equivalent noise level (Leq).  The Leq is defined as the single steady A‐weighted level that is equivalent to the same amount  of energy as that contained in the actual fluctuating levels over a period of time (essentially, the  average noise level). Typically, Leq is summed over a one‐hour period. Lmax is the highest  RMS (root mean squared) sound pressure level within the measuring period, and Lmin is the  lowest RMS sound pressure level within the measuring period.  The time period in which noise occurs is also important since noise that occurs at night tends to  be more disturbing than that which occurs during the day. Community noise is usually  measured using Day‐Night Average Level (Ldn), which is the 24‐hour average noise level with  a 10‐dBA penalty for noise occurring during nighttime (10 p.m. to 7 a.m.) hours, or Community  Noise Equivalent Level (CNEL), which is the 24‐hour average noise level with a 5 dBA penalty  for noise occurring from 7 p.m. to 10 p.m. and a 10 dBA penalty for noise occurring from 10  p.m. to 7 a.m.  Noise levels described by Ldn and CNEL usually do not differ by more than 1 dB. Table 1 shows sound levels of typical noise sources measured using Leq. 840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  6 City of Carlsbad Sensitive Receptors  Noise exposure goals for various types of land uses reflect the varying noise sensitivities  associated with each of these uses.  The City of Carlsbad General Plan Noise Element Update  (approved September 2015) includes a variety of land use and development types that are noise  sensitive including residences, schools, churches, hospitals and convalescent care facilities.  Sensitive receptors are located adjacent to and surrounding the project site.  The closest is a  four‐story multifamily building located adjacent to and west of the site at 2530 Jefferson Street  adjacent to and south of the site. Single‐ and multifamily residences are the dominant land use  in the area.    Table 1. Sound Levels of Typical Noise Sources and Noise Environments Noise Source (at Given Distance) Noise Environment A-Weighted Sound Level(Decibels) Human Judgment of Noise Loudness (Relative to Reference Loudness of 70 Decibels*) Military Jet Takeoff with Afterburner (50 ft) Carrier Flight Deck 140 128 times as loud Civil Defense Siren (100 ft) 130 64 times as loud Commercial Jet Take-off (200 ft) 120 32 times as loud Threshold of Pain Pile Driver (50 ft) Rock Music Concert Inside Subway Station (New York) 110 16 times as loud Ambulance Siren (100 ft) Newspaper Press (5 ft) Gas Lawn Mower (3 ft) 100 8 times as loud Very Loud Food Blender (3 ft) Propeller Plane Flyover (1,000 ft) Diesel Truck (150 ft) Boiler Room Printing Press Plant 90 4 times as loud Garbage Disposal (3 ft) Noisy Urban Daytime 80 2 times as loud Passenger Car, 65 mph (25 ft) Living Room Stereo (15 ft) Vacuum Cleaner (10 ft) Commercial Areas 70 Reference Loudness Moderately Loud Normal Speech (5 ft) Air Conditioning Unit (100 ft) Data Processing Center Department Store 60 1/2 as loud Light Traffic (100 ft) Large Business Office Quiet Urban Daytime 50 1/4 as loud 840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  7 City of Carlsbad Bird Calls (distant) Quiet Urban Nighttime 40 1/8 as loud Quiet Soft Whisper (5 ft) Library and Bedroom at Night Quiet Rural Nighttime 30 1/16 as loud Broadcast and Recording Studio 20 1/32 as loud Just Audible 0 1/64 as loud Threshold of Hearing Source: Compiled by dBF Associates, Inc., 2016 Project Site Setting  The most common and primary sources of noise in the project site vicinity are motor vehicles  (e.g., automobiles, buses, trucks, and motorcycles) along Jefferson Street and Buena Vista Way.  Motor vehicle noise can be a concern when it is characterized by a high number of individual  events that can create a sustained noise level in proximity to noise sensitive uses. Interstate 5 is  located approximately 850 feet to the east.  It is audible as background noise but contributes  negligibly to overall noise levels at the project site.   The Atichson, Topeka and Santa Fe Railroad (AT&SF) rail corridor is located approximately 0.6  miles west of the site. This segment of the Los Angeles – San Diego – San Luis Obispo  (LOSSAN) corridor is the second busiest passenger and freight rail corridor in the United States.  According to the rail timetables, up to 50 trains (40 passenger and 10 freight trains) use the  corridor segment daily between Oceanside and the Santa Fe Depot in downtown San Diego.   Existing wheel‐rail noise and engine noise is not audible at the project site.  The warning  horns/bells that are used when trains are approaching or departing the Carlsbad Village Drive  station are audible as background noise but overall, rail operations contribute negligibly to the  ambient noise environment in the study area. McClellan‐Palomar Airport is located  approximately 4.4 miles southeast of the site. The site is outside the airport influence area;  however, aircraft operations (airplanes and helicopters) are audible and contribute to existing  noise levels in the project area.  No other noise sources are near the project site.   The City of Carlsbad General Plan Update Noise Element (2015) provides noise contours  associated with transportation corridors (i.e., roadways, railroad and airport). This provides a  graphic illustration of sound levels near road corridors, but typically does not include effects of  landforms and adjacent structures. Generally, barriers between a source and receiver absorb or  reflect noise resulting in a quieter environment. Where barriers or landforms do not interrupt  the noise transmission path from source to receiver, the contours prove to be reasonable  estimates of typical noise levels from roadway traffic. In areas where barriers or landforms  interrupt the sound transmission, the noise contours overestimate the extent to which a source  intrudes into neighboring areas. The noise contour distances describe worst‐case conditions  because they do not account for any obstructions to the noise path, such as walls, berms, or  buildings. As noted, railroad noise is audible when train pass‐by events occur. The contours  840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  8 City of Carlsbad provided in the General Plan Update Noise Element provide a reasonable prediction of rail  noise levels at the site. Under existing conditions as shown in Noise Element Figure 5‐2, the  project site is outside the 60‐65 dBA CNEL contour intervals for both the railroad track and I‐5.   As shown in Noise Element Figure 5‐3, the project site would be within the 60‐65 dBA future  contour at build out which is anticipated to occur in 2040. The dominant noise source at the  project site is traffic on Carlsbad Village Drive.   To gather data on the general noise environment at the project site, two one weekday 15‐minute  noise measurements were acquired in proximity to the project site on August 2, 2024, using an  ANSI Type II integrating sound level meter. The predominant noise source in the area during  monitoring was traffic on Carlsbad Village Drive. Traffic on Jefferson Street is a secondary  source. Aircraft overflights and train pass by events contributed negligibly to ambient  conditions. During monitoring, a total of 62 cars/light trucks, zero medium trucks (i.e., two  axles, four‐wheels) and zero heavy trucks (i.e., greater than two axles four wheels) passed the  site on Jefferson Street. A total of 169 cars/light trucks, 10 medium trucks (i.e., two axles, four‐ wheels) and one heavy truck (i.e., greater than two axles four wheels) passed the site on  Carlsbad Village Drive. Table 2 identifies the noise measurement location and measured noise  levels.  The monitoring location is shown in Figure 3.  Monitoring data is provided as Appendix  A.  Table 2 Noise Monitoring Results Measurement Location Primary Noise Source Sample Time Leq (dBA) West side of project site along Jefferson Street frontage Traffic Weekday morning 55.3 South side of site along Carlsbad Village Drive Traffic Weekday morning 64.1 Source: Field visit using ANSI Type II Integrating sound level meter. Regulatory Setting  In 1976, the California Department of Health, State Office of Noise Control published a  recommended noise/land use compatibility matrix which many jurisdictions have adopted as a  standard in their general plan noise elements. This matrix indicates that residential land uses  and other noise sensitive receptors preferentially should be located in areas where outdoor  ambient noise levels do not exceed 65 to 70 dBA (CNEL or Ldn).  Municipal Code and Noise Guideline Manual  The City of Carlsbad has established noise guidelines in Table 2 of General Plan Noise Element  (City of Carlsbad, 2015) that are applicable for transportation noise sources. The noise  guidelines identify compatible exterior noise levels for various land use types. Residential land   Figure 3 - Noise Monitoring LocaƟons -Project Site M1 M2 840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  10 City of Carlsbad uses are considered normally acceptable up to 60 dB CNEL. Commercial land uses are  considered normally acceptable up to 65 dB CNEL and conditionally acceptable up to 75 dB.  Interior spaces within commercial buildings are limited to 50 dBA CNEL.  The City of Carlsbad Municipal Code regulates construction noise by limiting the hours of  operation (City of Carlsbad 2003). Construction activities are allowed to occur Monday through   Friday between the hours of 7 a.m. to sunset; and on Saturdays from 8 a.m. to sunset, excluding  legal holidays. The City does not have quantitative noise level limits (i.e., based on sound  levels) for general nuisance noise such as that associated with stationary equipment located on  private property.   For the purpose of this study, the residential standard of 60 dB CNEL is used to evaluate  potential exterior noise impacts associated with the proposed project traffic at neighboring   receivers.  An interior noise standard of 45 dBA CNEL is used herein as referenced in the City of  Carlsbad Noise Guidelines Manual (1995).    Vibration Standards  Vibration is a unique form of noise as the energy is transmitted through buildings, structures  and the ground whereas audible noise energy is transmitted through the air. Thus, vibration is  generally felt rather than heard. The ground motion caused by vibration is measured as peak  particle velocity (PPV) in inches per second and is referenced as vibration decibels (VdB) for the  purpose of evaluating the potential for adverse construction‐related impacts. The vibration  velocity level threshold of perception for humans is a PPV of approximately 0.01 inches/second  which equates to 65 VdB. A vibration velocity of 75 VdB is the approximate dividing line  between barely perceptible and distinctly perceptible levels.   With respect to potential ground‐borne vibration impacts on structures, the FTA states that  ground‐borne vibration levels in excess of PPV 0.2 inches/second (100 VdB) could damage  fragile buildings and levels in excess of PPV 0.12 inches/second (95 VdB) could damage  extremely fragile historic buildings. No historic buildings occur on the site or are known to  occur near the site.  Adjacent buildings are all relatively modern structure constructed  consistent with applicable California Building Code and seismic standards.  However, to  conservatively estimate potential vibration impacts on neighboring residences, a PPV of 0.2  inches per second (100 VdB) is used herein.   IMPACT ANALYSIS  Methodology and Significance Thresholds  Construction noise estimates are based upon noise levels reported by the Federal Transit  Administration, Office of Planning and Environment, and the distance to nearby sensitive  receptors. Reference noise levels from that document were used to estimate noise levels at  840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  11 City of Carlsbad nearby sensitive receptors based on a standard noise attenuation rate of 6 dB per doubling of  distance (line‐of‐sight method of sound attenuation).   The site is currently developed with one commercial building (i.e., Union Bank) and adjacent  parking to the north. Noise levels associated with existing and future traffic were based on the  difference in trip volumes between existing volumes counted during monitoring and the  proposed project. A doubling of traffic volumes would be required to cause a noticeable  increase (3 dBA) in traffic noise.  Thus, the two numbers were calculated to determine whether  the project would generate enough traffic to increase noise levels by 3 dBA or more. The AT&SF  rail line is located approximately 1,500 feet west of the site. Rail noise levels at the site were  estimated based on methodologies approved by the Federal Rail Administration. Specific  assumptions used in the analysis are described below.  As noted, a noise increase greater than 3 dBA is readily perceptible to the average human ear;  and thus, is the level considered a substantial noise increase related to traffic operations.  However, within the City of Carlsbad, noise impacts are also considered significant if noise  levels would exceed 60 dBA CNEL. For the purpose of this evaluation, the peak hour Leq is  used for traffic noise as it provides a more conservative estimate of potential noise levels. The  CNEL is used within the rail noise discussion. Existing noise levels at the site currently exceed  60 dBA as shown in Table 2. Thus, the determination of impact is based on whether existing  exterior noise levels would noticeably change with project operation. A noticeable change is +/‐  3 dBA and requires that the sound energy either double or decrease by one‐half. Thus, for  existing conditions at the site to noticeably increase, the project would need to double existing  traffic volumes while maintaining the same travel speed.   Temporary Construction Noise  The main sources of noise during construction activities would include heavy machinery used  during demolition, grading, and clearing the site, as well as equipment used during building  construction and paving. Table 3 shows typical noise levels associated with heavy construction  equipment. As shown, average noise levels associated with the use of heavy equipment at  construction sites can range from 81 to 91 dBA at 25 feet from the source, depending upon the  types of equipment in operation at any given time and phase of construction.  Table 3 Typical Maximum Construction Equipment Noise Levels Equipment Onsite Typical Maximum Level (dBA) 25 Feet from the Source Typical Maximum Level (dBA) 50 Feet from the Source Typical Maximum Level (dBA) 100 Feet from the Source Air Compressor 86 80 74 Backhoe 86 80 74 Bobcat Tractor 86 80 74 840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  12 City of Carlsbad Table 3 Typical Maximum Construction Equipment Noise Levels Equipment Onsite Typical Maximum Level (dBA) 25 Feet from the Source Typical Maximum Level (dBA) 50 Feet from the Source Typical Maximum Level (dBA) 100 Feet from the Source Concrete Mixer 91 85 79 Loader 86 80 74 Bulldozer 91 85 79 Jack Hammer 94 88 82 Pavement Roller 91 85 79 Street Sweeper 88 82 76 Man Lift 81 75 69 Dump Truck 90 84 78 Mobile Crane 89 83 77 Excavator/Scraper 91 85 79 Source: FTA Noise and Vibration Impact Assessment Manual (September 2018), Table 7-1. Noise levels are based on actual maximum measured noise levels at 50 feet (Lmax). Noise levels are based on a noise attenuation rate of 6 dBA per doubling of distance. As noted, there are residential properties adjacent to and approximately 50 feet west of the site  across Jefferson Street and construction noise will be audible at these properties. Table 4 shows  typical maximum construction noise levels at various distances from construction activity,  based on a standard noise attenuation rate of 6 dBA per doubling of distance. The noise level  used to estimate the maximum noise level that could occur is based on use of a bobcat tractor as  it is likely to be the noisiest type of equipment used over a sustained period of time during  demolition and site preparation activities. Actual noise levels will fluctuate throughout the day  and may periodically exceed 78 dBA at the residential property line to the west depending on  the type and location of equipment used and whether multiple pieces of equipment are  operating simultaneously in the same area.  Table 4 Typical Maximum Construction Noise Levels at Various Distances from Project Construction Distance from Construction Maximum Noise Level at Receptor (dBA) 25 feet 84 50 feet 78 100 feet 72 250 feet 66 500 feet 60 840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  13 City of Carlsbad 1,000 feet 54 Construction noise levels at neighboring residences could be as high as 78 dBA at the closest  residential properties. However, temporary construction noise is not restricted if it occurs  between the hours specified in the noise ordinance referenced herein. No construction noise  impact would occur.  Temporary Construction‐Related Vibration  Activities associated with residential projects do not generate vibration. Thus, this discussion  will focus on temporary vibration caused by construction.  As referenced, the closest residence  to the site is located across Jefferson Street and approximately 50 feet west of the site. The  project area is dominated by commercial uses. Based on the information presented in Table 5,  vibration levels from operation of a large bulldozer would be approximately 81 VdB (0.089  inches/second) or less at 50 feet (Caltrans 2013).  Grading within 50 feet of the nearest residential  structures would be required. As discussed, a PPV of 0.2 inches/second (100 VdB) is the  vibration energy required to damage fragile historic buildings.  While vibration from grading  may be perceived at neighboring residences, the vibration energy would be well below that  required to cause structural damage.    Vibration levels at residential buildings adjacent to the project site may exceed the groundborne  velocity threshold level of 72 VdB for residences and/or buildings where people sleep as  discussed above.  Maximum vibration levels would range from 52 to 81 VdB depending on the  type of equipment used. However, as long as construction occurs within the prescribed hours,  any temporary impact would be less than significant.   Table 5 Vibration Source Levels for Construction Equipment Equipment Approximate VdB 25 Feet 50 Feet 60 Feet 75 Feet 100 Feet Large Bulldozer 87 81 79 77 75 Loaded Trucks 86 80 78 76 74 Jackhammer 79 73 71 69 67 Small Bulldozer 58 52 50 48 46 Source: Federal Railroad Administration, 1998 Long‐Term Operational Noise Exposure  Exterior Traffic Noise. Traffic is the primary noise source that would be generated by the  proposed project. Thus, whether a traffic‐related noise impact would occur is based on whether  840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  14 City of Carlsbad the project would double peak hour traffic volumes relative to existing conditions or cause  noise levels to exceed 60 dBA. The peak hour is defined as the one‐hour period between 7:00 am  and 9:00 am and 4:00 pm and 6:00 pm when the highest volumes occur. The proposed project  would provide 50 apartment units which generate 6 daily trips per unit. The 3,824 square feet of  commercial space would generate 44 trips per 1,000 square feet. The project could generate up  to 463 daily trips and total of 46 new peak hour trips.  Noise levels generated by traffic on Carlsbad Village Drive and Jefferson Street were modeled  using the Federal Highway Administration Traffic Noise Model (TNM) version 2.5 software  (see Appendix A).  The model calculates traffic noise at receiver locations based on traffic  volumes, travel speed, mix of vehicle types operating on the roadways (i.e., cars/trucks,  medium trucks and heavy trucks) and related factors. Traffic volumes and vehicle mix used to  calibrate TNM were based on vehicle counts obtained during the monitoring period. The 15‐ minute counts were multiplied by four to obtain hourly traffic counts. The model was calibrated  to calculate noise levels that are +/‐ 2 dBA those measured on‐site and reported in Table 2.   Noise levels were calculated at the following receivers and are intended to represent conditions  at multiple receivers within proximity to these locations:  1.Project southern façade at 840 Carlsbad Village Drive; and 2.Single‐family residences at 2975 Jefferson Street. The receiver locations are shown in Figure 4. As shown in Table 6, the daytime hourly average  (Leq) exceeds the 60‐dBA standard at Receiver 1 under baseline conditions. The addition of 463  daily trips (approximately 46 peak hour trips) with the project would add 0.2 dBA to the  existing Leq at Receiver 1 and 0.1 dBA at Receiver 2.  The project would have no effect on traffic  noise levels. Thus, long term traffic operation associated with the project would have no  adverse effect on noise levels at sensitive properties within proximity to the site. Project impacts  related to exterior traffic noise would be less than significant.  Table 6 Modeled Noise Levels Receptor Existing Leq Exceed Standard? With Project Leq dBA Change Significant Impact Site 1 63.7 Yes 63.9 +0.2 No Site 2 56.6 No 56.7 +0.1 No Exterior Outdoor Space. As stated, existing ambient noise levels along Carlsbad Village Drive  and Jefferson Street, including the project site, are dominated by traffic. Interstate 5 is audible as  background noise but contributes negligibly to ambient conditions. The measured noise level  fronting the project site along Carlsbad Village Drive is 64.1 dBA and 55.3 dBA along Jefferson  Street as shown in Table 2. Exterior balcony noise levels along the southern and western face of  the proposed building would be similar to existing conditions. Noise levels along the western,  northern and eastern sides of the building are projected to be below 60 dBA. Noise levels along   Figure 4 - Noise Receivers -Project Site R2 R1 840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  16 City of Carlsbad the southern face would exceed 60 dBA. To reduce sound levels within the south‐facing  outdoor open space balconies, each balcony/patio will have an approximately four‐foot tall  wall/glass railing configuration that would serve as a barrier between the outdoor space and  adjacent traffic. The wall finishes would be a combination of standard stem wall with a stucco,  faux wood or similar finish material. Similarly, the roof‐top deck will be screened by the  building parapet and finish material to achieve a height of approximately four feet from the  deck floor. Noise reduction values vary depending on the materials used; however, a standard  wall partition barrier with a single‐layer of glass above as stated, will provide 5‐10 dBA of  attenuation as sound waves will refract over the top of the barrier. This assumes there are no  gaps at corners or tie‐in points at the building walls. The attenuation will reduce exterior  balcony noise to less than 60 dBA for south facing units. With the proposed balcony barriers for  units facing Carlsbad Village Boulevard and the parapet with screening finishes, the outdoor  open space, including the roof‐top deck, would meet the 60 dBA standard at all units.   Interior Traffic Noise. Current development is designed to meet or exceed California Energy  Code Title 24 standards which specify construction methods and materials that result in energy  efficient structures and up to a 30 dBA reduction in exterior noise levels (assuming windows are  closed). Older residences typically provide a 20‐25 dBA reduction in exterior noise levels. When  windows are open the insertion loss drops to about 10 dBA. Assuming windows are closed,  interior noise levels within the residences west of the site would be between 26.7 to 31.7. This  would meet the 45‐dBA interior residential standard. As stated, the project is anticipated to be  within the 65 dBA future year (2040) noise contour. Assuming a baseline noise level of 63.9  dBA, a 30 dBA reduction in noise levels associated with current construction methods and  materials would result in an interior noise level of approximately 33.9 dBA within the proposed  units facing Carlsbad Village Drive and east towards Interstate 5. This would be below the 45‐ dBA interior standard for residential buildings.   Exterior Railroad Noise.  The AT&SF corridor is located approximately 1,250 feet west of the  site and is used by Amtrak and the North County Transit District Coaster to provide   passenger rail service.  It is also used by freight trains during the late evening and nighttime  hours.  Based on the timetables, approximately 50 trains operate daily within this segment.  Train volumes vary throughout the day but are generally higher during the morning and  evening commute hours and reflect the dominant use of this corridor by commuter rail and  passenger trains.    Train noise is generated by a combination of factors including the number of locomotives, rail  cars, speed, volume distribution over the day and nighttime hours and whether train horns are  used.  The existing rail noise levels at the project site were calculated using a proprietary  software program based on Federal Rail Administration methodology. It was assumed the  average speed through the area is 50 miles per hour and that each passenger train has one  locomotive and 10 rail cars.  For freight trains it was assumed they have two locomotives and 50  cars. Train warning horns were audible during monitoring as a distant source; thus, it was  conservatively assumed that train operators do use the warning horn when passing by the site.  840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  17 City of Carlsbad Of the 50 train pass by events each day, five freight operations were assumed to occur during  the nighttime (10:00 p.m. to 7:00 a.m.) hours.  Based on these assumptions, the exterior CNEL at  the project site (1,250 feet west of the rail corridor) is approximately 53.8 dBA when both  passenger and freight rail operations are combined. The estimated CNEL is less than measured  background noise and generally appears consistent with CNEL contours provided in the 2015  General Plan Update Noise Element for residential areas within the City of Carlsbad.  Rail  operation would not exceed the recommended CNEL (60‐dBA) for residential uses.   Interior Railroad Noise. The existing exterior CNEL at the site exceeds the standard  recommended by the City of Carlsbad for residential uses. However, the project would have no  impact on noise levels. Design features associated with the project would reduce interior noise  levels to at least 45 dBA CNEL as specified in the City of Carlsbad Noise Guidelines Manual for  sensitive land uses (i.e., residences). As noted above, the proposed project would be designed to  meet or exceed California Energy Code Title 24 standards which specify construction methods  and materials that result in energy efficient structures and up to a 30 dBA reduction in exterior  noise levels (assuming windows are closed). Assuming windows are closed, the CNEL  associated with rail noise would be well below background noise levels. No measures in  addition to compliance with Title 24 design requirements would be necessary to reduce interior  rail noise.    Rail Vibration. As noted, the proposed project would be constructed approximately 3,168 feet  east of the rail corridor. The distance between a conventional commuter railroad and Category 2  (i.e., residential) land use where the potential for a vibration impact to occur is 200 feet as  defined in Table 6.8 within the FTA noise and vibration impact assessment methodology. The  screening distances include a 5‐decibel safety factor. The proposed project site is located outside  the 200‐foot screening distance; thus, no rail related vibration impacts would occur at the site.   Heating, Ventilation and Air Conditioning. The HVAC system proposed for use on the site  has not been specified and noise levels vary depending on the size of the system.  However, it is  assumed that HVAC units would be contained in each unit and would not be audible outside  the unit. Common space HVAC units would either be located within interior mechanical rooms  or on the rooftop. Reference noise levels are based on noise measurements made at similar  facilities.  HVAC noise levels can be expected to range from 60 to 70 dBA at 5 feet from the  equipment and ventilation openings. To conservatively evaluate HVAC noise levels, the Leq  was predicted at the western property line based on the distance between the sources and the  east facing residences along the west side of Jefferson Street. It is assumed the six HVAC units  would be an average of 30 feet east of the western property line and 60 feet from the closest  residences. The sound level generated by the six HVAC units would be approximately 77.8 dBA  5 feet from the source. This would attenuate to 62.2 dBA at the western property line and 56.2  dBA at the residential properties located west of the site across Jefferson Street. Each HVAC  unit would be installed within a noise shroud which typically provides 5‐10 dBA of attenuation.   Conservatively, HVAC noise levels at the western project site property line would be  approximately 57.2 dBA which is less than the 60 dBA residential standard. A building parapet  840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  18 City of Carlsbad would provide an additional 5 dBA of attenuation which would further reduce HVAC noise to  52.2 dBA. Noise levels at properties to the west would be less because of the attenuation  distance to the west across Jefferson Street.  Airport Noise. McClellen‐Palomar Airport is the nearest airport and is located approximately  4.4 miles southeast of the project site. Based on the noise contour maps provided in the  McClellen‐Palomar Airport Land Use Compatibility Plan, Exhibit III‐1, the project site is located  outside the 60 dB CNEL contour and is not affected by airport noise (McClellen‐Palomar  Airport Land Use Compatibility Plan (adopted January 25, 2010). For this reason, the project site  is not located in an area affected by aircraft noise; and thus, compatibility with an adopted  Airport Land Use Compatibility Plan is not required.  Conclusion  The proposed project was evaluated for potential construction and operational noise impacts in  accordance with the City of Carlsbad guidelines and applicable CEQA significance thresholds.   As discussed herein, project related noise impacts would be less than significant.   Would the project result in the generation of a substantial temporary or permanent increase in  ambient noise levels in the vicinity of the project in excess of standards established in the local  general plan or noise ordinance, or applicable standards of other agencies?  The main sources of noise during construction activities would include heavy machinery used  during demolition, grading, and clearing the site, as well as equipment used during building  construction and paving. Temporary construction noise is not restricted if it occurs between the  hours specified in the noise ordinance as referenced herein. With installation of balcony  partition barriers on the south facing units and roof parapet with screening materials as needed,  exterior open space noise levels would meet City standards at all units. Operational impacts  related to exterior and interior traffic noise would be less than significant. No impact would  occur with operation of the building HVAC system.   The project would not result in the generation of a substantial temporary or permanent increase  in ambient noise levels in the vicinity of the project in excess of standards established in the  local general plan or noise ordinance, or applicable standards of other agencies.  Would the project result in the generation of excessive groundborne vibration or groundborne  noise levels?  As stated herein, temporary impacts associated with construction vibration would be less than  significant. The proposed project is a 50‐unit mixed use residential development. This use does  not generate vibration; thus, no vibration impacts are anticipated to occur with operation of the  project.   840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  19 City of Carlsbad For a project located within the vicinity of a private airstrip or an airport land use plan or,  where such a plan has not been adopted, within two miles of a public airport or public use  airport, would the project expose people residing or working in the project area to excessive  noise levels?  McClellen‐Palomar Airport is the nearest airport and is located approximately 4.4 miles  southeast of the project site. The project site is located outside the 60 dB CNEL contour and is  not affected by airport noise. For this reason, the project site is not located in an area affected by  aircraft noise; and thus, compatibility with an adopted Airport Land Use Compatibility Plan is  not required.  840 Carlsbad Village Drive Mixed‐Use Project  Noise Study  20 City of Carlsbad References City of Carlsbad. General Plan Update Noise Element. 2015.  City of Carlsbad. Noise Guidelines Manual. September 1995.  San Diego Association of Governments Not So Brief Guide of Vehicular Traffic Generation  Rates for the San Diego Region, April 2002   Federal Highway Administration. Roadway Construction Noise Model. 2006. Users Guide Table 1.  Federal Highway Administration, Transportation Noise Model Version 2.5, 2004.  Federal Transit Administration. Transit Noise and Vibration Impact Assessment Manual. September  2018.  Federal Rail Administration (FRA) Guidelines (Report Number 293630‐1), December 1998.   Appendix A Appendix A Monitoring Data Sheet Site 1 Start Date 7/30/2024 Start Time 8:44:37 AM End Time 8:59:37 AM Duration 00:15:00 Meas Mode Single Input Range Low Input Type Mic SPL Time Weight Slow LN% Freq Weight dBA Overload No UnderRange No Sensitivity 18.44mV/Pa LZeq 69.7 LCeq 67.1 LAeq 55.3 LZSmax 78.5 LCSmax 77.9 LASmax 73.4 LZSmin 63.9 LCSmin 61.0 LASmin 44.6 LZE 99.2 LCE 96.6 LAE 84.8 LZpk 96.2 LCpk 92.4 LApk 86.4 LAS1% 63.3 LAS2% 62.0 LAS5% 60.5 LAS8% 59.4 LAS10% 58.8 LAS25% 55.8 LAS50% 51.9 LAS90% 47.6 LAS95% 46.6 LAS99% 45.1 Site 2 Start Date 7/30/2024 Start Time 9:08:54 AM End Time 9:23:54 AM Duration 00:15:00 Meas Mode Single Input Range Low Input Type Mic SPL Time Weight Slow LN% Freq Weight dBA Overload No UnderRange No Sensitivity 18.44mV/Pa LZeq 75.7 LCeq 74.3 LAeq 64.1 LZSmax 91.5 LCSmax 91.0 LASmax 74.2 LZSmin 64.5 LCSmin 61.5 LASmin 48.6 LZE 105.2 LCE 103.8 LAE 93.6 LZpk 101.3 LCpk 101.0 LApk 87.9 LAS1% 72.0 LAS2% 71.1 LAS5% 69.4 LAS8% 68.6 LAS10% 68.3 LAS25% 65.6 LAS50% 61.3 LAS90% 52.3 LAS95% 50.8 LAS99%49.3 RESULTS: SOUND LEVELS <Project Name?> <Organization?>14 August 2024 <Analysis By?>TNM 2.5 Calculated with TNM 2.5 RESULTS: SOUND LEVELS PROJECT/CONTRACT:<Project Name?> RUN:840 Carlsbad Village Drive Existing BARRIER DESIGN: INPUT HEIGHTS Average pavement type shall be used unless a State highway agency substantiates the use ATMOSPHERICS: 68 deg F, 50% RH of a different type with approval of FHWA. Receiver Name No.#DUs Existing No Barrier With Barrier LAeq1h LAeq1h Increase over existing Type Calculated Noise Reduction Calculated Crit'n Calculated Crit'n Impact LAeq1h Calculated Goal Calculated Sub'l Inc minus Goal dBA dBA dBA dB dB dBA dB dB dB Receiver1 1 1 0.0 63.7 66 63.7 10 ----63.7 0.0 8 -8.0 Receiver2 2 1 0.0 56.6 66 56.6 10 ----56.6 0.0 8 -8.0 Dwelling Units # DUs Noise Reduction Min Avg Max dB dB dB All Selected 2 0.0 0.0 0.0 All Impacted 0 0.0 0.0 0.0 All that meet NR Goal 0 0.0 0.0 0.0 C:\TNM25\Program\840 Carlsbad Village Drive Existing 1 14 August 20 RESULTS: SOUND LEVELS <Project Name?> <Organization?>15 August 2024 <Analysis By?>TNM 2.5 Calculated with TNM 2.5 RESULTS: SOUND LEVELS PROJECT/CONTRACT:<Project Name?> RUN:840 Carlsbad Village Drive w-Project BARRIER DESIGN: INPUT HEIGHTS Average pavement type shall be used unless a State highway agency substantiates the use ATMOSPHERICS: 68 deg F, 50% RH of a different type with approval of FHWA. Receiver Name No.#DUs Existing No Barrier With Barrier LAeq1h LAeq1h Increase over existing Type Calculated Noise Reduction Calculated Crit'n Calculated Crit'n Impact LAeq1h Calculated Goal Calculated Sub'l Inc minus Goal dBA dBA dBA dB dB dBA dB dB dB Receiver1 1 1 0.0 63.9 66 63.9 10 ----63.9 0.0 8 -8.0 Receiver2 2 1 0.0 56.7 66 56.7 10 ----56.7 0.0 8 -8.0 Dwelling Units # DUs Noise Reduction Min Avg Max dB dB dB All Selected 2 0.0 0.0 0.0 All Impacted 0 0.0 0.0 0.0 All that meet NR Goal 0 0.0 0.0 0.0 C:\TNM25\Program\840 Carlsbad Village Drive w-Proj 1 15 August 20 Attachment D Air Quality/Greenhouse Gas Study Attachment E 840 CARLSBAD VILLAGE DRIVE MIXED-USE PROJECT AIR QUALITY/GREENHOUSE GAS STUDY Prepared for: Rincon Homes 5315 Avenida Encinas, Suite 200 Carlsbad, CA 92008 Prepared by: May 2025 840 Carlsbad Village Drive Mixed-Use Project Air Quality and Greenhouse Gas Study ES-1 EXECUTIVE SUMMARY    The project site is located at 840 Carlsbad Village Drive on the north side of Carlsbad Village  Drive mid‐block between Harding and Jefferson Street. It would replace an existing single‐story  commercial building formerly used by Union Bank. The proposed project would demolish the  building and adjacent parking lot to the north and replace it with a new five‐story mixed‐use  building containing 50 apartment units, 51 parking spaces and 3,824 square feet of ground floor  retail. The retail space, parking, lobby bicycle parking mail room and mechanical rooms/pump  room would be located on the ground floor podium. Primary vehicle access would be through a  gated entrance/exit located on the east side of the building. Pedestrian access would be from  Jefferson Street. One, 1,165 square foot retail space would front Carlsbad Village Drive. Two  additional retail spaces, one 1,122 square feet and the other 1,537 square feet, would front  Jefferson Street. A total of 12 units, a club room, outdoor courtyard and related amenities would  be located on the second floor. The remaining 38 units would be located on the third through  fifth floor. The site is zoned Village‐Barrio (VB) and designated Village in the Carlsbad General  Plan.     Construction would require the demolition and removal of an existing single‐story commercial  building and adjacent parking lot. Construction is anticipated to begin in mid‐2025 and be  completed in mid‐2026.    Air Quality Management Plan Consistency. The project is consistent with the VB zoning  designation and is anticipated in the local plans and SANDAG’s population and employment  growth projections. Thus, the project would be within SANDAG’s population growth forecast  and would not conflict with the State Implementation Plan or Regional Air Quality Strategy.    Construction and Operational Emissions. Project construction and operational  emissions would not exceed the San Diego Air Pollution Control District thresholds.  Thus, the project would not result in a cumulatively considerable net increase of any  criteria pollutant for which the project region is in non‐attainment under an applicable  federal or state ambient air quality standard.    Expose Sensitive Receptors to Substantial Pollutant Concentrations. The project would  not cause or contribute to CO hot spots, impacts related to indoor air quality or otherwise  expose receptors to substantial pollutant concentrations.      Odors. The project would provide 50 residential units, garage parking and related  infrastructure improvements as well as commercial space. These uses would not result in  other emissions (such as those leading to odors) adversely affecting a substantial number  of people.    840 Carlsbad Village Drive Mixed-Use Project Air Quality and Greenhouse Gas Study ES-2 Greenhouse Gas Emissions. The proposed project’s annual Greenhouse Gas emissions would  not exceed 3,000 metric tons of Carbon Dioxide Equivalent emissions annually. Further, the  project would be consistent with the City of Carlsbad Climate Action Plan, 2017 and 2022 CARB  Scoping Plan, the City of Carlsbad General Plan and the SANDAG Regional Plan; San Diego  Forward, adopted in December 2021. Impacts related to air quality and greenhouse gas  emissions would be less than significant.   840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad i 840 CARLSBAD VILLAGE DRIVE MIXED-USE PROJECT CARLSBAD, CALIFORNIA AIR QUALITY and GREENHOUSE GAS STUDY Table of Contents Page PROJECT DESCRIPTION ..................................................................................................................... 1 SETTING ................................................................................................................................................. 5 Air Pollution Regulation .......................................................................................................... 5 California Air Resources Board .............................................................................................. 5 San Diego Air Polution Control District ................................................................................ 5 Air Quality Management Plans .............................................................................................. 6 SDAPCD Rules and Regulations ............................................................................................ 8 Regional Climate and Local Air Quality ............................................................................... 9 Pollutants ................................................................................................................................... 10 Sensitive Receptors ................................................................................................................... 13 Monitored Air Quality ............................................................................................................. 14 AIR QUALITY IMPACT ANALYSIS .................................................................................................. 14 Methodology and Significance Thresholds ........................................................................... 14 Construction Emissions ............................................................................................................ 18 Operational Impacts ................................................................................................................. 20 GREENHOUSE GAS EMISSION ASSESSMENT .............................................................................. 24 REFERENCES ......................................................................................................................................... 31 List of Figures Figure 1 Vicinity Map ............................................................................................................. 2 Figure 2 Site Plan ..................................................................................................................... 3 List of Tables Table 1 Current Federal and State Ambient Air Quality Standards .............................. 6 Table 2 San Diego County Attainment Status ................................................................. 11 Table 3 Ambient Air Quality Data .................................................................................... 15 Table 4 SDAPCD Air Emission Significance Thresholds ............................................... 17 Table 5 Estimated Maximum Daily Construction Emissions With Dust Control Measures.................................................................................................................. 20 Table 6 Estimated Operational Emissions ........................................................................ 22 Table 7 Estimated Construction Greenhouse Gas Emissions ........................................ 26 Table 8 Estimated Annual Energy-Related Greenhouse Gas Emissions ................................................................................................................. 27 840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad ii Table 9 Estimated Annual Solid Waste and Water Use Greenhouse Gas Emissions . 27 Table 10 Estimated Annual Mobile Emissions of Greenhouse Gases ............................ 28 Table 11 Combined Annual Greenhouse Gas Emissions ................................................. 28 Appendices Appendix A CalEEMod Air Quality and Greenhouse Gas Emissions Model Results – Summer/Annual Emissions 840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 1 840 CARLSBAD VILLAGE DRIVE MIXED-USE PROJECT CARLSBAD, CALIFORNIA AIR QUALITY and GREENHOUSE GAS STUDY This report is an analysis of the potential air quality and greenhouse gas impacts associated  with the 840 Carlsbad Village Drive Mixed‐Use Project, a multifamily and commercial  development proposed for construction in the City of Carlsbad.  The report has been prepared  by Birdseye Planning Group, LLC, under contract to the applicant to support the environmental  review process and address comments provided by the City of Carlsbad after review of the  initial project entitlement submittal. This study analyzes the potential for temporary impacts  associated with construction activity and long‐term impacts associated with operation of the  proposed project.  PROJECT DESCRIPTION   The project site is located at 840 Carlsbad Village Drive on the north side of Carlsbad Village  Drive mid‐block between Harding and Jefferson Street. It would replace an existing single‐story  commercial building formerly used by Union Bank. The proposed project would demolish the  building and adjacent parking lot to the north and replace it with a new five‐story mixed‐use  building containing 50 apartment units, 51 parking spaces and 3,824 square feet of ground floor  retail. The retail space, parking, lobby bicycle parking mail room and mechanical rooms/pump  room would be located on the ground floor podium. Primary vehicle access would be through a  gated entrance/exit located on the east side of the building. Pedestrian access would be from  Jefferson Street. One, 1,165 square foot retail space would front Carlsbad Village Drive. Two  additional retail spaces, one 1,122 square feet and the other 1,537 square feet, would front  Jefferson Street. A total of 12 units, a club room, outdoor courtyard and related amenities would  be located on the second floor. The remaining 38 units would be located on the third through  fifth floor. The site is zoned Village‐Barrio (VB) and designated Village in the Carlsbad General  Plan.    Construction would require the demolition and removal of an existing single‐story commercial  building and adjacent parking lot. Construction is anticipated to begin in mid‐2025 and be  completed in mid 2026. Figure 1 provides a vicinity map; Figure 2 shows a project site plan.    The following scope of work is intended to demonstrate that the project meets the conditions for  a Class 32 categorical exemption for air quality.  While not required for a Class 32 exemption,  for informational purposes, this report also analyzes the Projectʹs contribution to GHG  emissions. The site is shown in Figure 1.  The proposed site plan is shown in Figure 2.     The following measures are intended to demonstrate compliance with statewide regulations;  and thus, have been incorporated into the the air emissions modeling      Figure 1 - Vicinity Map - Project Site Figure 2— Site Plan 840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 4  The project will provide recycling bins in the trash enclosure areas located on the  podium level;   The project will install drought‐tolerant vegetation and water‐efficient irrigation  systems;   The project will install low‐water use appliances and fixtures;   The project will install Energy Star, or equivalent, dishwashers, clothes washers,  refrigerators, and fans;   The project will be compliant with San Diego Air Pollution Control District (SDAPCD)  Rule 67.0.1 (d) which requires the use of low Volitile Organic Compound (VOC) paint   (no greater than 50 grams/Liter) for use on buildng interior and exterior surface and 100  grams/Liter for traffic marking coatings; and   The project will install bicycle parking facilities on the podium level.    Dust Control Methods  The project would implement various construction dust control strategies as design features to  be compliant with SDAPCD Rule 55. Compliance with these dust control measures are listed as  follows and would be identified on grading plan approvals:     During clearing, grading, earth‐moving, excavation, or transportation of cut or fill  materials, water trucks or sprinkler systems shall be used to prevent dust from leaving  the site and to create a crust after each day’s activities cease;     During construction, water trucks or sprinkler systems shall be used to keep all areas of  vehicle movement damp enough to prevent dust from leaving the site. At a minimum,  this would include wetting down such areas later in the morning, after work is   completed for the day, and whenever winds exceed 15 mph during active operations.  Watering of active disturbance areas, including active grading areas and unpaved roads,  would occur approximately every 2 hours of active operations, approximately three  times per work day (at a minimum):     All grading and excavation operations shall be halted when wind speeds exceed 25  miles per hour;     Dirt and debris spilled onto paved surfaces at the project site and on the adjacent  roadways shall be swept, vacuumed, and/or washed at the end of each workday; and    All trucks hauling dirt, sand, soil, or other loose material to and from the construction  site shall be covered and/or a minimum 2 feet of freeboard shall be maintained.   840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 5 REGULATORY SETTING Air Pollution Regulation Air pollutants are regulated at the national, State, and air basin level; each agency has a  different degree of control. The United States Environmental Protection Agency (USEPA)  regulates at the national level; the California Air Resources Control Board (CARB) regulates at  the State level; and the SDAPCD regulates air quality in San Diego County.    The federal and state governments have been empowered by the federal and state Clean Air  Acts to regulate the emission of airborne pollutants and have established ambient air quality  standards for the protection of public health. The USEPA is the federal agency designated to  administer national air quality regulations, while CARB is the state equivalent in the California   Environmental Protection Agency. Local control over air quality management is provided by  CARB through multi‐county and county‐level Air Pollution Control Districts (APCDs) (also  referred to as Air Quality Management Districts). CARB establishes statewide air quality  standards and is responsible for the control of mobile emission sources, while the local APCDs  are responsible for enforcing standards and regulating stationary sources. CARB has  established 15 air basins statewide. The City of Carlsbad is located in the San Diego Air Basin  (SDAB), which is under the jurisdiction of the SDAPCD.  California Air Resources Board   CARB, which became part of the California EPA (CalEPA) in 1991, is responsible for ensuring  implementation of the California Clean Air Act (CCAA), meeting state requirements of the  federal Clean Air Act and establishing California Ambient Air Quality Standards (CAAQSs). It  is also responsible for setting emission standards for vehicles sold in California and for other  emission sources such as consumer products and certain off‐road equipment. CARB also  established passenger vehicle fuel specifications and oversees the functions of local air pollution  control districts and air quality management districts, which in turn administer air quality  activities at the regional and county level. The CCAA is administered by CARB at the state level  and by the Air Quality Management Districts at the regional level. Both state and federal  standards are summarized in Table 1. The federal ʺprimaryʺ standards have been established to  protect the public health. The federal ʺsecondaryʺ standards are intended to protect the nationʹs  welfare and account for air pollutant effects on soil, water, visibility, materials, vegetation, and  other aspects of the general welfare.  San Diego Air Pollution Control District   The SDAPCD was created to protect the public from the harmful effects of air pollution, achieve  and maintain air quality standards, foster community involvement and develop and implement  cost‐effective programs that meet state and federal mandates while considering environmental  and economic impacts.   840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 6 Table 1 Ambient Air Quality Standards Pollutant Average Time California Standards National Standards Ozone (O3) 1 hour 0.09 ppm -- 8 hours 0.070 ppm 0.070 ppm Carbon Monoxide (CO) 8 hours 9.0 ppm 9 ppm 1 hour 20 ppm 35 ppm Nitrogen Dioxide (NO2) Annual Average 0.030 ppm 0.053 ppm 1 hour 0.18 ppm 100 ppb Sulfur Dioxide (SO2) Annual Average -- 0.03 ppm 24 hours 0.04 ppm 0.14 ppm 1 hour 0.25 ppm 75 ppb Respirable Particulate Matter (PM10) 24 hours 50 mg/m3 150 mg/m3 Annual Arithmetic Mean 20 mg/m3 -- Fine Particulate Matter (PM2.5) Annual Arithmetic Mean 12 mg/m3 12 mg/m3 24 hours -- 35 mg/m3 Sulfates 24 hours 25 mg/m3 -- Lead 30-day Average 1.5 mg/m3 -- Calendar Quarter -- 1.5 mg/m3 3-month Rolling Average -- 0.15 mg/m3 Hydrogen Sulfide 1 hour 0.03 ppm -- Vinyl Chloride 24 hours 0.010 ppm -- Notes: ppm = parts per million ppb – parts per billion mg/m3 = micrograms per cubic meter mg/m3 = milligrams per cubic meter Source: California Air Resources Board 2016 Specifically, the SDAPCD is responsible for monitoring air quality and planning, implementing,  and enforcing programs designed to attain and maintain state and federal ambient air quality  standards in the district. Programs developed include air quality rules and regulations that  regulate stationary source emissions, including area sources, point sources, and certain mobile  source emissions. The SDAPCD is also responsible for establishing permitting requirements for  stationary sources and ensuring that new, modified or relocated stationary sources do not  create net emissions increases; and thus, are consistent with the regionʹs air quality goals. The  SDAPCD provides significance thresholds in Regulation II, Rule 20.2, Table 20‐2‐1. “AQIA  Trigger Levels.” These trigger levels were established for stationary sources of air pollution and  are commonly used for environmental evaluations. The SDAPCD enforces air quality rules and  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 7 regulations through a variety of means, including inspections, educational or training  programs, or fines, when necessary.  The project site is within the SDAB; and thus, is subject to  SDAPCD rules and regulations.    State Implementation Plan/Air Quality Management Plan/Regional Air Quality Strategy    The federal Clean Air Act Amendments (CAAA) mandate that states submit and implement a  State Implementation Plan (SIP) for areas not meeting air quality standards. SIPs are  comprehensive plans that describe how an area will attain national and state ambient air quality  standards. SIPs are a compilation of new and previously submitted plans, programs (i.e.,  monitoring, modeling and permitting programs), district rules, state regulations and federal  controls and include pollution control measures that demonstrate how the standards will be  met through those measures.  State law makes CARB the lead agency for all purposes related to the SIP. Local air districts and  other agencies prepare SIP elements and submit them to CARB for review and approval. CARB  forwards SIP revisions to the USEPA for approval and publication in the Federal Register.   Thus, the Regional Air Quality Strategy (RAQS) and Air Quality Management Plan (AQMP)  prepared by SDAPCD and referenced herein become part of the SIP as the material relates to  efforts ongoing in San Diego County to achieve the national and state ambient air quality  standards.  The most recent SIP element for San Diego County was submitted in December  2016.  The document identifies control measures and associated emission reductions necessary  to demonstrate attainment of the 2008 Federal 8‐hour ozone standard by July 20, 2018.  The San Diego RAQS was developed pursuant to California Clean Air Act (CCAA)  requirements. The RAQS was initially adopted in 1991 and was updated in 1995, 1998, 2001,  2004, 2009 and 2016.  The 2022 RAQS update is under development. Until it is adopted, the 2016  is applicable and can be found at the following:   https://www.sdapcd.org/content/dam/sdapcd/documents/grants/planning/2016%20RAQS%20(1 ).pdf    The RAQS identifies feasible emission control measures to provide progress in San Diego  County toward attaining the State ozone standard. The pollutants addressed in the RAQS are  volatile organic compounds (VOC) (also referred to as Reactive Organic Gases (ROG)) and  oxides of nitrogen (NOx), precursors to the photochemical formation of ozone (the primary  component of smog). The RAQS was initially adopted by the SDAPCD on June 30, 1992, and  amended on March 2, 1993, in response to ARB comments. At present, no attainment plan for  particulate matter less than 10 microns in diameter (PM10) or particulate matter less than 2.5  microns in diameter (PM2.5) is required by the state regulations; however, SDAPCD has adopted  measures to reduce particulate matter in the SDAB. These measures range from regulation  against open burning to incentive programs that introduce cleaner technology. These measures  can be found in a report titled “Measures to Reduce Particulate Matter in San Diego County,  December 2005: https://www.sdapcd.org/content/dam/sdapcd/documents/grants/planning/PM‐ Measures.pdf  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 8 The RAQS relies on information from CARB and SANDAG, including mobile and area source  emissions, as well as information regarding projected growth in the County, to estimate future  emissions and then determine strategies necessary for the reduction of emissions through  regulatory controls. CARB mobile source emission projections and SANDAG growth  projections are based on population and vehicle trends as well as land use plans developed by  the cities and the County as part of the development of the individual General Plans. As such,  projects that propose development consistent with the growth anticipated by the general plans  would be consistent with the RAQS. In the event that a project would propose development  which is less dense than anticipated within the General Plan, the project would likewise be  consistent with the RAQS. If a project proposes development that is greater than that  anticipated in the General Plan and SANDAG’s growth projections, the project might conflict  with the RAQS and SIP; and thus, have a potentially significant impact on air quality.    Under state law, the SDAPCD is required to prepare an AQMP for pollutants for which the  SDAB is designated non‐attainment. Each iteration of the SDAPCD’s AQMP is an update of the  previous plan and has a 20‐year horizon. Currently the SDAPCD has implemented the 2020  Plan for Attaining the National Ambient Air Quality Standard for Ozone in San Diego County  (October 2020) and a 2004 Carbon Monoxide Plan.  The 2020 ozone plan was submitted to   CARB on October 20, 2020. It was adopted and submitted to the USEPA for review on  December 28, 2020.  Comments from the USEPA are pending. This plans is available for  download on the ARB website located at the following URL:   https://www.sdapcd.org/content/dam/sdapcd/documents/grants/planning/Att%20A%20(Attain ment%20Plan)_ws.pdf    SDAPCD Rules and Regulations    As stated above, SDAPCD is responsible for planning, implementing, and enforcing federal and  state ambient standards in the SDAB. The following rules and regulations apply to all sources in  the jurisdiction of SDAPCD, and would apply to the project.    SDAPCD Regulation IV: Prohibitions; Rule 50: Visible Emissions. Prohibits discharge into  the atmosphere from any single source of emissions whatsoever any air contaminant for a  period or periods aggregating more than 3 minutes in any period of 60 consecutive minutes that  is darker in shade than that designated as Number 1 on the Ringelmann Chart, as published by  the United States Bureau of Mines, or of such opacity as to obscure an observer’s view to a  degree greater than does smoke of a shade designated as Number 1 on the Ringelmann Chart  (SDAPCD 1997).    SDAPCD Regulation IV: Prohibitions; Rule 51: Nuisance. Prohibits the discharge, from any  source, of such quantities of air contaminants or other materials that cause or have a tendency to  cause injury, detriment, nuisance, annoyance to people and/or the public, or damage to any  business or property (SDAPCD 1976).    840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 9 SDAPCD Regulation IV: Prohibitions; Rule 55: Fugitive Dust. Regulates fugitive dust  emissions from any commercial construction or demolition activity capable of generating  fugitive dust emissions, including active operations, open storage piles, and inactive disturbed  areas, as well as track‐out and carry‐out onto paved roads beyond a project site (SDAPCD  2009b).    SDAPCD Regulation IV: Prohibitions; Rule 67.0.1: Architectural Coatings. Requires  manufacturers, distributors, and end users of architectural and industrial maintenance coatings  to reduce VOC emissions from the use of these coatings, primarily by placing limits on the VOC  content of various coating categories (SDAPCD 2015).    SDAPCD Regulation XII: Toxic Air Contaminates; Rule 1200: Toxic Air Contaminants – New  Source Review. Requires new or modified stationary source units with the potential to emit  Toxic Air Contaminatnts (TACs) above rule threshold levels to either demonstrate that they will  not increase the maximum incremental cancer risk above 1 in 1 million at every receptor  location, or demonstrate that toxics best available control technology (T‐BACT) will be  employed if maximum incremental cancer risk is equal to or less than 10 in 1 million, or  demonstrate compliance with SDAPCD’s protocol for those sources with an increase in  maximum incremental cancer risk at any receptor location of greater than 10 in 1 million but  less than 100 in 1 million (SDAPCD 2017b).    SDAPCD Regulation XII: Toxic Air Contaminates; Rule 1210: Toxic Air Contaminant Public  Health Risks – Public Notification and Risk Reduction. Requires each stationary source that is  required to prepare a public risk assessment to provide written public notice of risks at or above  the following levels: maximum incremental cancer risks equal to or greater than 10 in 1 million,  or cancer burden equal to or greater than 1.0, or total acute noncancer health hazard index equal  to or greater than 1.0, or total chronic non‐cancer health hazard index equal to or greater than  1.0 (SDAPCD 2017c).    Regional Climate and Local Air Quality   The weather of San Diego County is influenced by the Pacific Ocean and its semi‐permanent  high‐pressure systems that result in dry, warm summers and mild, occasionally wet winters.  The average minimum temperature for January ranges from the mid‐40s to the high‐50s degrees  Fahrenheit (4 to 15 degrees Celsius) across the county. July maximum temperatures average in  the mid‐80s to the high‐90s degrees Fahrenheit (high‐20s to the high‐30s degrees Celsius). Most  of the county’s precipitation falls from November to April, with infrequent (approximately 10  percent) precipitation during the summer. The average seasonal precipitation along the coast is  approximately 10 inches (254 millimeters); the amount increases with elevations as moist air is  lifted over the mountains.    The interaction of ocean, land, and the Pacific High‐Pressure Zone maintains clear skies for  much of the year and drives the prevailing winds. Local terrain is often the dominant factor  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 10 inland and winds in inland mountainous areas tend to blow upwards in the valleys during the  day and down the hills and valleys at night.  In conjunction with the onshore/offshore wind patterns, there are two types of temperature  inversions (reversals of the normal decrease of temperature with height), which occur within  the region that affect atmospheric dispersive capability and that act to degrade local air quality.  In the summer, an inversion at about 1,100 to 2,500 feet (335 to 765 meters) is formed over the  entire coastal plain when the warm air mass over land is undercut by a shallow layer of cool  marine air flowing onshore. The prevailing sunny days in this region further exacerbate the  smog problem by inducing additional adverse photochemical reactions. During the winter, a  nightly shallow inversion layer (usually at about 800 feet or 243 meters) forms between the  cooled air at the ground and the warmer air above, which can trap vehicular pollutants. The  days of highest Carbon Monoxide (CO) concentrations occur during the winter months.  The predominant onshore/offshore wind pattern is sometimes interrupted by so‐called Santa  Ana conditions, when high pressure over the Nevada‐Utah region overcomes the prevailing  westerly wind direction. This draws strong, steady, hot, and dry winds from the east over the  mountains and out to sea. Strong Santa Ana winds tend to blow pollutants out over the ocean,  producing clear days. However, at the onset or breakdown of these conditions or if the Santa  Ana is weak, prevailing northwesterly winds are reestablished which send polluted air from the  Los Angeles basin ashore in the SDAB. “Smog transport from the South Coast Air Basin (the  metropolitan areas of Los Angeles, Orange, San Bernardino, and Riverside counties) is a key  factor on more than half the days San Diego exceeds clean air standards” (San Diego Air  Pollution Control District, 2010).  Pollutants  The SDAPCD is required to monitor air pollutant levels to ensure that air quality standards are  met and, if they are not met, to develop strategies to meet the standards. Depending on whether  the standards are met or exceeded, the local air basin is classified as being in “attainment” or  “non‐attainment.” San Diego County is listed as a federal non‐attainment area for ozone (eight  hour) and a state non‐attainment area for ozone (one hour and eight‐hour standards), PM10 and  PM2.5. As shown in Table 2, the SDAB is in attainment for the state and federal standards for  nitrogen dioxide, carbon monoxide, sulfur dioxide and lead. Characteristics of ozone, carbon  monoxide, nitrogen dioxide, and suspended particulates are described below.  Ozone. Ozone is produced by a photochemical reaction (triggered by sunlight) between  nitrogen oxides (NOX) ROG1. Nitrogen oxides are formed during the combustion of fuels, while   1 Organic compound precursors of ozone are routinely described by a number of variations of three terms: hydrocarbons (HC), organic gases (OG), and organic compounds (OC). These terms are often modified by adjectives such as total, reactive, or volatile, and result in a rather confusing array of acronyms: HC, THC (total hydrocarbons), RHC (reactive hydrocarbons), TOG (total organic gases), ROG (reactive organic gases), TOC (total organic compounds), ROC (reactive organic compounds), and VOC (volatile organic compounds). While most of these differ in some significant way from a chemical perspective, from an air quality perspective two groups are important: non-photochemically reactive in the lower atmosphere, or photochemically reactive in the lower atmosphere (HC, RHC, ROG, ROC, and VOC). 840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 11 Table 2 San Diego County Attainment Status Criteria Pollutant Federal Designation State Designation Ozone (one hour) Attainment* Non-Attainment Ozone (eight hour) Moderate Non-Attainment Non-Attainment Carbon Monoxide Attainment Attainment PM10 Unclassifiable**Non-Attainment PM2.5 Attainment Non-Attainment Nitrogen Dioxide Attainment Attainment Sulfur Dioxide Attainment Attainment Lead Attainment Attainment Sulfates No Federal Standard Attainment Hydrogen Sulfide No Federal Standard Unclassified Visibility No Federal Standard Unclassified * The federal 1-hour standard of 12 ppm was in effect from 1979 through June 1, 2005. The revoked standard is referenced here because it was used for such a long period and because this benchmark is addressed in State Implementation Plans (SIPs). ** At the time of designation, if the available data does not support a designation of attainment or non-attainment, the area is designated as unclassifiable. Source: San Diego Air Pollution Control District. June 2016. http://www.sandiegocounty.gov/content/sdc/apcd/en/air-quality- planning/attainment-status.html reactive organic compounds are formed during combustion and evaporation of organic  solvents. Because ozone requires sunlight to form, it mostly occurs in concentrations considered  serious between the months of April and October. Ozone is a pungent, colorless, toxic gas with  direct health effects on humans including respiratory and eye irritation and possible changes in  lung functions. Groups most sensitive to ozone include children, the elderly, people with  respiratory disorders, and people who exercise strenuously outdoors.  Carbon Monoxide. Carbon monoxide (CO) is a local pollutant that is found in high  concentrations only near the source. The major source of carbon monoxide, a colorless, odorless,  poisonous gas, is automobile exhaust. Elevated CO concentrations; therefore, are usually only  found near areas of high traffic volumes operating in congested conditions. Carbon monoxide  health effects are related to blood hemoglobin. At high concentrations, carbon monoxide  reduces the amount of oxygen in the blood, causing heart difficulties in people with chronic  diseases, reduced lung capacity and impaired mental abilities.  Nitrogen Dioxide. Nitrogen dioxide (NO2) is a by‐product of fuel combustion, with the primary  source being motor vehicles and industrial boilers and furnaces. The principal form of nitrogen  oxide produced by combustion is nitric oxide (NO), but NO reacts rapidly to form NO2, creating  the mixture of NO and NO2 commonly called NOX. Nitrogen dioxide is an acute irritant. A  relationship between NO2 and chronic pulmonary fibrosis may exist and an increase in  bronchitis in young children at concentrations below 0.3 parts per million (ppm) may occur.  Nitrogen dioxide absorbs blue light and causes a reddish‐brown cast to the atmosphere and  reduced visibility. It can also contribute to the formation of PM10 and acid rain.  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 12 Suspended Particulates. PM10 is particulate matter measuring no more than 10 microns in  diameter, while PM2.5 is fine particulate matter measuring no more than 2.5 microns in  diameter. Suspended particulates are mostly dust particles, nitrates and sulfates. Both PM10 and  PM2.5 are by‐products of fuel combustion and wind erosion of soil and unpaved roads and are  directly emitted into the atmosphere through these processes. Suspended particulates are also  created in the atmosphere through chemical reactions. The characteristics, sources, and  potential health effects associated with the small particulates (those between 2.5 and 10 microns  in diameter) and fine particulates (PM2.5) can be very different. The small particulates generally  come from windblown dust and dust kicked up from mobile sources. The fine particulates are  generally associated with combustion processes as well as being formed in the atmosphere as a  secondary pollutant through chemical reactions. Fine particulate matter is more likely to  penetrate deeply into the lungs and poses a health threat to all groups, but particularly to the  elderly, children, and those with respiratory problems. More than half of the small and fine  particulate matter that is inhaled into the lungs remains there. These materials can damage  health by interfering with the body’s mechanisms for clearing the respiratory tract or by acting  as carriers of an absorbed toxic substance.    Lead. Lead in the atmosphere occurs as particulate matter. Sources of lead include leaded  gasoline; the manufacturing of batteries, paints, ink, ceramics, and ammunition; and secondary  lead smelters. Prior to 1978, mobile emissions were the primary source of atmospheric lead.  Between 1978 and 1987, the phaseout of leaded gasoline reduced the overall inventory of  airborne lead by nearly 95%. With the phaseout of leaded gasoline, secondary lead smelters,  battery recycling, and manufacturing facilities are becoming lead‐emissions sources of  greater concern. Prolonged exposure to atmospheric lead poses a serious threat to human  health. Health effects associated with exposure to lead include gastrointestinal disturbances,  anemia, kidney disease, and, in severe cases, neuromuscular and neurological dysfunction. Of  particular concern are low‐level lead exposures during infancy and childhood. Such exposures  are associated with decrements in neurobehavioral performance, including intelligence quotient  performance, psychomotor performance, reaction time, and growth. Children are highly  susceptible to the effects of lead.    Sulfates. Sulfates are the fully oxidized form of sulfur, which typically occur in combination  with metals or hydrogen ions. Sulfates are produced from reactions of SO2 in the atmosphere.  Sulfates can result in respiratory impairment, as well as reduced visibility.    Vinyl Chloride. Vinyl chloride is a colorless gas with a mild, sweet odor, which has been  detected near landfills, sewage plants, and hazardous waste sites, due to the microbial  breakdown of chlorinated solvents. Short‐term exposure to high levels of vinyl chloride in air  can cause nervous system effects, such as dizziness, drowsiness, and headaches. Long‐term  exposure through inhalation can cause liver damage, including liver cancer.    Hydrogen Sulfide. Hydrogen sulfide is a colorless and flammable gas that has a characteristic  odor of rotten eggs. Sources of hydrogen sulfide include geothermal power plants, petroleum  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 13 refineries, sewers, and sewage treatment plants. Exposure to hydrogen sulfide can result in  nuisance odors, as well as headaches and breathing difficulties at higher concentrations.    Visibility‐Reducing Particles. Visibility‐reducing particles are any particles in the air that  obstruct the range of visibility. Effects of reduced visibility can include obscuring the viewshed  of natural scenery, reducing airport safety, and discouraging tourism. Sources of visibility‐ reducing particles are the same as for PM2.5 described above.    Toxic Air Contaminants/Diesel Particulate Matter.  Hazardous air pollutants, also known as  TACs or air toxics, are those pollutants that are known or suspected to cause cancer or other  serious health effects, such as reproductive effects or birth defects, or adverse environmental  effects. Examples of toxic air pollutants include:  1. benzene, which is found in gasoline;  2. perchloroethylene, which is emitted from some dry‐cleaning facilities; and  3. methylene chloride, which is used as a solvent.  Transportation related emissions are focused on particulate matter constituents within diesel  exhaust and TAC constituents that comprise a portion of total organic gas (TOG) emissions  from both diesel and gasoline fueled vehicles. Diesel engine emissions are comprised of exhaust  particulate matter and TOGs which are collectively defined as Diesel Particulate Matter (DPM).   DPM and TOG emissions from both diesel and gasoline fueled vehicles is typically composed of  carbon particles and carcinogenic substances including polycyclic aromatic (i.e., odorous)  hydrocarbons, benzene, formaldehyde, acetaldehyde, acrolein, and 1,3‐butadiene. Diesel  exhaust also contains gaseous pollutants, including volatile organic compounds and NOx.      Sensitive Receptors  Land uses considered to be sensitive receptors include residential, school, childcare centers,  acute care hospitals, and long‐term health care facilities. Sensitive receptors are determined  based upon special factors which may include the age of the users or occupants, the frequency  and duration of the use or occupancy, continued exposure to hazardous substances as defined  by federal and state regulations, and the user’s ability to evacuate a specific site in the event of a  hazardous incident. Ambient air quality standards have been established to represent the levels  of air quality considered sufficient, with an adequate margin of safety, to protect public health  and welfare. They are designed to protect that segment of the public most susceptible to  respiratory distress, such as children; the elderly; persons engaged in strenuous work or  exercise and people with cardiovascular and chronic respiratory diseases. Recreational uses can  be considered moderately sensitive to air pollution. Exercise can place a high demand on  respiratory functions, which can be impaired by air pollution even though exposure periods  during exercise are generally short. Residential uses are considered most sensitive to air  pollution while  Industrial and commercial areas are considered the least sensitive to air  pollution. Exposure periods are relatively short and intermittent, as the majority of the workers  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 14 tend to stay indoors most of the time. The closest sensitive receptors are single‐family resicences  located on the west side of Jefferson Street, across the stret from the project site.   Monitored Air Quality  The SDAPCD monitors air quality conditions at locations throughout the SDAB. For this  analysis, data from the Camp Pendleton monitoring station north of the site were used to  characterize existing ozone and PM2.5 conditions in the vicinity of the project site. A summary of  PM10 data recorded at the 533 First Street El Cajon monitoring station is presented in Table 3.    AIR QUALITY IMPACT ANALYSIS Methodology and Significance Thresholds Air quality modeling was performed in general accordance with the methodologies outlined in  the SDAPCD 2016 RAQS to identify both construction and operational emissions associated  with each phase and the cumulative total of all project phases at build out. All emissions were  calculated using the California Emissions Estimator Model (CalEEMod) software version 2022.1  which incorporates current air emission data, planning methods and protocol approved by  CARB.     Construction activities would include removal of the existing residences and out buildings, site  clearing and grading to install the buildng foundation and utility connections; construction of  the new buildings and related improvements as well as painting the interior and exterior  building surfaces and minor pavement work for the entrance/exit. Construction activities would  require the use of equipment that would generate criteria air pollutant emissions. For modeling  purposes, it was assumed that all construction equipment used would be diesel‐powered.  Construction emissions associated with development of the proposed project were quantified  by estimating the types of equipment, including the number of individual pieces of equipment,  that would be used on‐site during each of the construction phases as well as off‐site haul trips to  remove demolition debris. Construction emissions are analyzed using the regional thresholds  established by the SDAPCD and published under Rule 20‐2. No soil import/export would be  required.      Operational emissions include mobile source emissions, energy emissions, and area source  emissions. Mobile source emissions are generated by motor vehicle trips associated with  operation of the project. Emissions attributed to energy use include electricity and natural gas  consumption for space and water heating. Area source emissions are generated by landscape  maintenance equipment, consumer products and architectural coatings (i.e., paints). To  determine whether a regional air quality impact would occur, the increase in emissions are  compared with the SDAPCD recommended regional thresholds for operational emissions.        840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 15 Table 3  Measured Air Quality Data    Averaging Time Unit Agency/ Method Ambient Air Quality Standard Measured Concentration by Year Exceedances by Year 2020 2021 2022 2020 2021 2022 Ozone (O3) – Camp Pendleton Maximum 1-hour concentration ppm State 0.09 0.094 0.074 0.076 0 0 0 Maximum 8-hour concentration ppm State 0.070 0.074 0.059 0.067 3 0 0 Federal 0.070 0.074 0.059 0.067 3 0 0 Nitrogen Dioxide (NO2) – Camp Pendleton Maximum 1-hour concentration ppm State 0.18 53 59 50 0 0 0 Federal 0.100 53 59 50 0 0 0 Coarse Particulate Matter (PM10)a – El Cajon – Lexington Elementary School, 533 First Street Maximum 24-hour concentration µg/m3 State 50 -- -- - - - Federal 150 _ -- - - - Annual concentration µg/m3 State 20 -- -- -- -- -- -- Fine Particulate Matter (PM2.5)a – El Cajon – Lexington Elementary School, 533 First Street Maximum 24-hour concentration µg/m3 Federal 35 38.2 30.2 26.4 2 0 0 Annual concentration µg/m3 State 12.0 11.6 10.4 - 0 0 - Federal 12.0 10.3 9.7 9.4 0 0 0 1 – Federal O3 standard reduced from 75 ppm to 70 ppm in October 2015 *Insufficient data to determine number of exceedances Ozone and Nitrogen Oxide data from the Camp Pendleton Monitoring Station. PM10 and PM2.5 data from 533 First Street in El Cajon. Source: California Air Resources Board, 2020, 2021 and 2022 Air Quality Data Summaries available at: http://www.arb.ca.gov/adam/topfour/topfourdisplay.php Accessed May 1, 2024.    Regional Thresholds. Based on Appendix G of the CEQA Guidelines (2022), a project would have  a significant air quality impact if it would:    a. Conflict with or obstruct implementation of the applicable air quality plan;  b. Result in a cumulatively considerable net increase of any criteria pollutant for which the  project region is in non‐attainment under an applicable federal or state ambient air  quality standard;  c. Expose sensitive receptors to substantial pollutant concentrations;  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 16 d. Result in other emissions (such as those leading to odors) adversely affecting a substantial  number of people.    Appendix G of the CEQA Guidelines (14 CCR 15000 et seq.) indicates that, where available, the  significance criteria established by the applicable air quality management district or pollution  control district may be relied upon to determine whether the project would have a significant  impact on air quality. As part of its air quality permitting process, SDAPCD has established  thresholds in Rule 20.2 requiring the preparation of Air Quality Impact Assessments for  permitted stationary sources. SDAPCD establishes quantitative emission thresholds for  stationary sources.  Although these trigger levels do not generally apply to mobile sources or  general land development projects, for comparative purposes these levels may be used to  evaluate the increased emissions that would be emitted into the SDAB from proposed land  development projects. Project‐related air quality impacts estimated in this environmental  analysis would be considered significant if any of the applicable significance thresholds  presented below in Table 4 are exceeded.     The thresholds listed in Table 4 are screening‐level thresholds used to evaluate whether  proposed‐project‐related emissions could cause a significant impact to air quality. Emissions  below the screening‐level thresholds would not cause a significant impact. The emissions‐based  thresholds for ozone precursors (ROG and NOx) are intended to serve as the threshold for  ozone. This approach is used because ozone is not emitted directly; thus, ozone concentrations  associated with individual projects precursor (ROG and NOx) emissions cannot be determined  through air quality models or other quantitative methods. For nonattainment pollutants, if  emissions exceed the thresholds shown in Table 4, the project has the potential to result in a  cumulatively considerable net increase in these pollutants; and thus, could have a significant  impact on the ambient air quality.    With respect to odors, SDAPCD Rule 51 (Public Nuisance) prohibits emission of any material  that causes nuisance to a considerable number of persons or endangers the comfort, health, or  safety of any person. A project that involves a use that would produce objectionable odors  would be deemed to have a significant odor impact if it would affect a considerable number of  off‐site receptors.    a. Would the project conflict with or obstruct implementation of the applicable air  quality plan?    As stated, under state law, the SDAPCD is required to prepare an AQMP for pollutants for  which the SDAB is designated non‐attainment. Each iteration of the SDAPCD’s AQMP is an  update of the previous plan and has a 20‐year horizon. A project may be deemed inconsistent  with the AQMP if it would generate population, housing, or employment growth exceeding  forecasts used in the development of the AQMP. Currently the SDAPCD has implemented the  2020 Plan for Attaining the National Ambient Air Quality Standard for Ozone in San Diego County  (October 2020) and a 2004 Carbon Monoxide Plan. The AQMP incorporates local city General  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 17 Plans and the San Diego Association of Governments socioeconomic forecast projections of  regional population, housing and employment growth.    Table 4  SDAPCD Air Emission Significance Thresholds  Construction Emissions Pollutant Total Emissions (pounds per day) Reactive Organic Gas (ROG) 75 Nitrogen Oxides (NOx) 250 Carbon Monoxide (CO) 550 Sulfur Oxides (SOx) 250 Respirable Particulate Matter (PM10) 100 Fine Particulate Matter (PM2.5) 55 Operational Emissions Total Emissions Pounds per Hour Pounds per Day Tons per Year Reactive Organic Gas (ROG) -- 75 13.7 Nitrogen Oxides (NOx) 25 250 40 Carbon Monoxide (CO) 100 550 100 Sulfur Oxides (SOx) 25 250 40 Respirable Particulate Matter (PM10) -- 100 15 Fine Particulate Matter (PM2.5) -- 55 10 Lead and Lead Compounds -- 3.2 0.6   The proposed project involves the construction of 50 new apartment units. The site is  approximately 0.4 acres in size with General Plan designation of Village, a zoning designation  of V‐B and is withion the Village Center subdistrict in the Village and Barrio Master Plan . The  Village Center District encompasses the core of the Village and includes a mix of commercial,  attached residential, and mixed‐use building types. This district intends buildings to be  generally attached and built on or near the front property line, creating, throughout most of the  district, a continuous commercial street frontage (often with residences or offices above) to  provide destinations and workplaces in a walkable environment that is centered around the  main destinations of the Carlsbad Village Station, State Street, Grand Avenue, and Carlsbad  Village Drive.     According to the 2021‐2029 Regional Housing Needs Assessment (RHNA) 6th cycle, the City of  Carlsbad will need to accommodate a total of 3,873 units at varying income levels (City of  Carlsbad, April 2022). Of the total, 1,778 units are allocated to the moderate and above  moderate‐income categories. The project would provide 50 units or approximately one percent  of Carlsbad’s housing allocation within the 2021‐2029 RHNA.    The San Diego APCD and San Diego Association of Governments are responsible for  developing and implementing the clean air plans for attainment and maintenance of the  ambient air quality standards in the basin, specifically, the SIP and RAQS. The federal O3  maintenance plan, which is part of the SIP, was adopted in 2012. The most recent O3 attainment  plan was adopted in 2020. The SIP includes a demonstration that current strategies and tactics  will maintain acceptable air quality in the basin based on the NAAQS. The RAQS was initially  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 18 adopted in 1991 and is updated on a triennial basis (most recently in 2016). The RAQS outlines  SDAPCD’s plans and control measures designed to attain the state air quality standards for O3.  The SIP and RAQS rely on information from CARB and SANDAG, including mobile and area  source emissions as well as information regarding projected growth in the County and the cities  in the County, to project future emissions and determine the strategies necessary for the  reduction of emissions through regulatory controls.     CARB mobile source emission projections and SANDAG growth projections are based on  population, vehicle trends and land use plans developed by the County and the cities in the  County as part of the General Plan development process. If a project proposes development that  is greater than that anticipated in the local plan and SANDAG’s growth projections, the project  might be in conflict with the SIP and RAQS and may contribute to a potentially significant  cumulative impact on air quality.     As stated, Village Center subdistrict designation is intended to support mixed commercial and  multifamily uses. Thus, the project is consistent with City’s General Plan land use  designation/zoning; and therefore, has been factored into SANDAG’s growth projections.  Furthermore, the estimated increase in population, employment and housing generated by the  project was compared to SANDAG’s Regional Plan population, employee population, and  housing estimates including the years 2025 and 2035. The number of housing units in the City  was projected to be 49,299 in 2025 and 51,552 in 2035, or an increase in 2,253 housing units over  the 10‐year period. Furthermore, the City’s population was projected to be 118,068 residents in  2025 and 118,719 residents in 2035, or increase of 651 residents over the period as shown in the  SANDAG Series 14 Regional Forecast and Baseline Subregional Allocation. The average household  size is 2.82 people per dwelling unit. The project would construct 50 dwelling units, which  would have the potential to house approximately 141 residents. Both the units and population  are within the growth projections.    The employee population in the City was projected to be 88,373 in 2025 and 98,168 in 2035, or  increase of 9,795 employees over the period. The proposed retail space would provide  approximately 10 jobs. Because the project is consistent with the General Plan; and thus,  SANDAG’s growth projections, project emissions would not conflict with the SIP and RAQS.  The project would not conflict with or obstruct implementation of the AQMP. Impacts would be  less than significant.     b. Would the project result in a cumulatively considerable net increase of any criteria  pollutant for which the project region is in non‐attainment under an applicable federal  or state ambient air quality standard?    Construction Emissions    Project construction would generate temporary air pollutant emissions. These impacts are  associated with fugitive dust (PM10 and PM2.5) and exhaust emissions from heavy construction  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 19 vehicles, work crew vehicle trips in addition to ROG that would be released during the drying  phase upon application of paint and other architectural coatings. Construction would generally  consist of demolition (i.e., removal of the temporary buildings), site preparation  (clearing/grubbing), excavation/grading, construction of the proposed buildings, architectural  coating (i.e., paint) application and paving.     Emissions from the construction phase of the project were estimated using CalEEMod 2022.1.  Construction scenario assumptions, including phasing, equipment mix, and vehicle trips, were  based on information provided by the project applicant and CalEEMod default values when  project specifics were not known. For purposes of estimating project emissions, it is assumed  that construction of the project would occur five days per week and commence in mid‐2025 and  would be complete in mid‐2026. The schedule is an estimate calculated by CalEEMod 2022.1.  The duration of phases are approximated:    • Demolition: 4 weeks  • Site Prepartion: 1 week   Grading: 1 week  • Building Construction: 20 weeks   • Paving: 2 weeks   • Architectural Coating: 2 weeks    Construction‐worker and vendor trips estimates by construction phase were based on  CalEEMod default data. Mass grading would include the entire project site. Approximately 20  total trips would be required to remove demolition material. No fill import is anticipated  during the site preparation or grading phases. CalEEMod default trip length values were used  for the distances for all construction‐related trips. Defaults for the construction equipment mix  and vehicle trips used for estimating the project‐generated construction emissions were used  and are provided in Appendix A.    As discussed, the project would implement dust control strategies as a project design feature.  To reflect implementation of proposed dust control strategies, the following was used in  CalEEMod:     Water exposed area two times per day (55% reduction in PM10 and PM2.5); and   Limit equipoment idling to 5 minutes.     Daily construction emissions are shown in Table 5.     840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 20 Table 5 Estimated Maximum Daily Construction Emissions with Dust Control Measures Construction Phase Maximum Emissions (lbs/day) ROG NOx CO SOx PM10 PM2.5 2025 Maximum lbs/day 1.5 14.4 15.8 0.02 3.4 1.9 2026 Maximum lbs/day 32.7 8.9 12.0 0.02 0.7 0.3 SDAPCD Regional Thresholds 75 250 550 250 100 55 Threshold Exceeded 2022 No No No No No No As shown in Table 5, construction of the proposed project would not exceed the SDAPCD daily  thresholds. With SDAPCD Rule 55 compliance, federal, state and local construction emission  thresholds would be met. Construction emissions would not result in a cumulatively  considerable net increase of any criteria pollutant for which the project region is in non‐ attainment under an applicable federal or state ambient air quality standard.  Impacts will be  less than significant.     Operational Impacts    Emissions from the operational phase of the project were estimated using CalEEMod version  2022.1. Operational year 2025 was assumed consistent with completion of project construction.    Area Sources. CalEEMod was used to estimate operational emissions from area sources,  including emissions from consumer product use, architectural coatings, and landscape  maintenance equipment. Emissions associated with space heating and water heating are  calculated in the building energy use module of CalEEMod.     Consumer products are chemically formulated products used by household and institutional  consumers, including detergents; cleaning compounds; polishes; floor finishes; cosmetics;  personal care products; home, lawn, and garden products; disinfectants; sanitizers; aerosol  paints; and automotive specialty products. Other paint products, furniture coatings, or  architectural coatings are not considered consumer products. Consumer product VOC  emissions are estimated in CalEEMod based on the floor area of buildings and on the default  factor of pounds of VOC per building square foot per day. The CalEEMod default values for  consumer products were used.    VOC off‐gassing emissions result from evaporation of solvents contained in surface coatings  such as paints and primers used during building maintenance. CalEEMod calculates the VOC  evaporative emissions from application of surface coatings based on the VOC emission factor,  the building square footage, the assumed fraction of surface area, and the reapplication rate.  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 21 VOC emissions were estimated based on compliance with SDAPCD Rule 67.0.1 which limits the  VOC concentrations of various coatings sold and used in San Diego County. Rule 67.0.1, Table  1, lists numeous types of coatings and the allowable VOC concentrations in grams/litre  (g/L).The three general coating categories are 50 grams per liter (g/L) VOC for flat coatings, 100  g/L VOC for non‐flat coatings and 150 g/L VOC for non‐flat high gloss coatings. Consistent with  typical construction practices, it is anticipated that interior and exterior paint would not exceed  non‐flat coating limits, exterior paint would not exceed non‐flat coating limits and a small  portion of exterior paint and finishes (trim and other minor finishes) would not exceed non‐flat  high‐gloss coatings limits. The interior and exterior coatings were estimated to have 50 g/L VOC  while the traffic marking coatings were estimated to be limited to 100 g/L VOC. The default  values in CalEEMod 2022.1 rely on compliance with SDAPCD Rule 67.0.1 referenced above.     Energy Sources. Energy sources include emissions associated with building electricity and  natural gas use. Electricity use would contribute indirectly to criteria air pollutant emissions;  however, the emissions from electricity use are only quantified for GHGs in CalEEMod, since  criteria pollutant emissions occur at the site of the power plant, which is typically off site. The  Project will install Energy Star, or equivalent, dishwashers, clothes washers, refrigerators, and  fans; bicycle parking facilities and electric vehicle charging station.     Mobile Sources. CalEEMod default data, including trip characteristics, trip lengths, variable  start information and emissions factors were used for the model inputs. Project‐related traffic  includes the mixture of vehicles consistent with CalEEMod default vehicle fleet assumptions.  Emission factors for 2026 (the first full year of project operation) were used to estimate  emissions associated with full buildout of the project. Trip data used are 5.4 daily trips per  reasidential unit and 44.3 trips per square foot of retail space or a total of 436 daily trips. Based  on proximity to transit, these data likely provide a conservative estimate of daily trips.     Table 6 summarizes area, energy and mobile source emissions associated with operation  of the proposed project. As shown in Table 6, daily emissions would not exceed the  SDAPCD thresholds for ROG, NOX, CO, SOX, PM10 or PM2.5. Therefore, the project’s air  quality emissions(including impacts related to criteria pollutants, sensitive receptors and  violations of air quality standards) would not result in a cumulatively considerable net  increase of any criteria pollutant for which the project region is in non‐attainment under  an applicable federal or state ambient air quality standard.  Impacts will be less than  significant.    c. Would the project expose sensitive receptors to substantial pollutant concentrations?    would be considered a significant impact. The California Office of Environmental Health  Hazard Assessment (OEHHA) health risk guidance states that a residential receptor should be       840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 22 evaluated based on a 30‐year exposure period. “Individual Cancer Risk” is the likelihood that a  person exposed to concentrations of toxic air contaminants over a 70‐year lifetime will contract  cancer, based on the use of standard risk‐assessment methodology. The estimated construction  schedule duration would be approximately 6‐7 months; however, only a portion of the overall  construction work would require the use of diesel‐powered equipment.  The proposed project  would not result in a long‐term (i.e., 30 or 70 year) exposure to a substantial source of toxic air  contaminant emissions; and thus, neighboring residents would not be exposed to the related  individual cancer risk. Further, existing and planned land use within the project area is focused  on residential uses.  Thus, existing and future residents would not be exposed to neighboring  development that generates TACs.  Therefore, the project would not expose sensitive receptors  to substantial concentrations of TACs. Impacts would be less than signficant.    Carbon Monoxide Hotspots    As discussed, carbon monoxide is a colorless, odorless, poisonous gas that may be found in  high concentrations near areas of high traffic volumes. CO emissions are a function of vehicle  idling time, meteorological conditions, and traffic flow. The SDAB is in attainment of state and  federal CO standards; thus, CO data is no longer collected and not all monitoring stations have   CO data available.  The East Valley monitoring station in Escondido is the closest monitoring  station to the site that collected CO data.  The maximum 8‐hour average CO level recorded in  2015, was 2.0 parts per million (ppm). Concentrations at that time were below the 9‐ppm state  and federal 8‐hour standard.    Table 6 Estimated Operational Emissions Estimated Emissions (lbs/day) ROG NOX CO SOX PM10 PM2.5 Proposed Project Maximum lbs/day - 2026 3.3 1.3 16.9 0.03 2.7 0.7 SDAPCD Thresholds 75 250 550 250 100 55 Threshold Exceeded? No No No No No No Maximum lbs/hour -- 0.05 0.7 0.001 -- -- SDACPD Thresholds -- 25 100 25 -- -- Threshold Exceeded? No No No No No No Maximum tons/year 0.6 0.2 3.1 0.005 0.5 0.1 SDAPCD Thresholds 13.7 40 100 40 15 10 Threshold Exceeded? No No No No No No See Appendix for CalEEMod version. 2022.1 computer model output - summer emissions shown 840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 23 Numerous factors are related to the formation of CO hotspots. The potential for CO hotspots in  the SDAB is steadily decreasing because of the continued improvement in vehicular emissions  at a rate faster than the rate of vehicle growth and/or congestion and the already very low  ambient CO concentrations. Furthermore, CO transport is extremely limited and disperses  rapidly with distance from the source. Under certain extreme meteorological conditions,  however, CO concentrations near a congested roadway or intersection may reach unhealthy  levels.    Typically, high CO concentrations are associated with roadways or intersections operating  under congested conditions. Projects contributing to adverse traffic conditions may contribute  to the formation of CO hotspots. Because the City of Carlsbad does not have CO hotspot  guidance, the guidance recommended by the County of San Diego was applied to evaluate the  potential for CO hotspots to occur as a result of the project. As indicated in the County of San  Diego Guidelines for Determining Significance and Report Format and Content Requirements  Air Quality (County of San Diego 2007), a site‐specific CO hotspot analysis should be  performed if a proposed development would cause road intersections to operate at or below a  LOS E with intersection peak‐hour trips exceeding 3,000.     The proposed project screened out of preparation of a traffic study per the Vehicle Miles  Traveled (VMT) Analysis Guidelines (May 2023). The site is located within one‐half mile of  transit located along Grand Street and the Carlsbad Village multimodal station. thus, it is not  expected to advsersly impact traffic volumes or traffic operation proximal to the site or  otherwise result in CO hot spots that could expose sensitive receptors to substantial pollutant  concentrations. Impacts would be less than significant.     Indoor Air Quality    CARB has stated that the control measures it has approved for reducing indoor emissions  associated with the use of composite wood products, including formaldehyde, provides a level  of control that protects health and safety. The first emission standards (Phase 1) went into effect  in 2009 and more stringent Phase 2 standards are now in effect for all composite wood panels  and finished goods sold in California. CARB regulations include provisions for no‐added  formaldehyde and ultra‐low emitting formaldehyde‐based resins, to encourage the use of these  lower‐emitting resins in composite wood products. Further, the project would be constructed  using the most current  ventilation requirements found in the Title 24 standards, including the  requirement that new developments use MERV 13 or higher air filters and include mandatory  compliance with the stringent CARB Phase 2 emission standards. Thus, the use of composite  wood project will have no adverse impact on indoor air quality.      d. Would the project result in other emissions (such as those leading to odors) adversely  affecting a substantial number of people?  The State of California Health and Safety Code, Division 26, Part 4, Chapter 3, Section 41700,  SDAPCD Rule 51, and City of Carlsbad Municipal Code Section 6.16.010, commonly referred to  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 24 as public nuisance law, prohibits emissions from any source whatsoever in such quantities of air  contaminants or other material that cause injury, detriment, nuisance, or annoyance to the  public health or damage to property. Projects required to obtain permits from SDAPCD are  evaluated by SDAPCD staff for potential odor nuisance, and conditions may be applied (or  control equipment required) where necessary to prevent occurrence of public nuisance.  SDAPCD Rule 51 also prohibits emission of any material that causes nuisance to a considerable  number of persons or endangers the comfort, health, or safety of any person. A project that  involves a use that would produce objectionable odors would be deemed to have a significant  odor impact if it would affect a considerable number of off‐site receptors. Odor issues are  subjective by the nature of odors themselves and due to the fact that their measurements are  difficult to quantify. As a result, this guideline is qualitative and will focus on the existing and  potential surrounding uses and location of sensitive receptors.    The occurrence and severity of potential odor impacts depends on numerous factors. The  nature, frequency, and intensity of the source; the wind speeds and direction; and the sensitivity  of receiving location each contribute to the intensity of the impact. Although offensive odors  seldom cause physical harm, they can be annoying and cause distress among the public and  generate citizen complaints. Odors would be potentially generated from vehicles and  equipment exhaust emissions during construction of the project. Potential odors produced  during construction would be attributable to exhaust emissions, architectural coatings, and  asphalt pavement application. Such odors would disperse rapidly from the project site and  generally occur at magnitudes that would not affect substantial numbers of people. Therefore,  project construction activities would not result in other emissions (such as those leading to  odors) adversely affecting a substantial number of people. Impacts would be less than  significant.    Land uses that typically are associated with odor complaints include agricultural uses,  wastewater treatment plants, food processing plants, chemical plants, industrial activities,  composting, refineries, landfills, dairies, and fiberglass molding facilities. The project would  construct and operate 12 multifamily residential units and related infrastructure improvements.  The project would not include land uses that typically result in emissions (such as those leading  to odors) that adversely affect a substantial number of people; thus, impacts would be less than  significant.  GREENHOUSE GAS EMISSIONS ASSESSMENT The purpose of  this report is to demonstrate that the Project meets the conditions for a Class 32  categorical exemption for air quality.  The following analysis provides GHG emissions from  construction and operational activities for informational purposes only.  Methodology     GHG emissions associated with construction and operation of the proposed project and existing  development have been estimated using California Emissions Estimator Model (CalEEMod)  version 2022.1.  840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 25  Construction Emissions     Construction of the proposed project would generate temporary GHG emissions primarily  associated with the operation of construction equipment, worker trips and truck trips required  for hauling excavation spoils, materials and equipment. Site preparation and grading typically  generate the greatest emission quantities because the use of heavy equipment is greatest during  this phase of construction. Emissions associated with the construction period were estimated  based on the projected maximum amount of equipment that would be used on‐site at one time.  Air districts such as the SDAPCD have recommended amortizing construction‐related  emissions over a 30‐year period to calculate annual emissions. Complete CalEEMod results and  assumptions can be viewed in the Appendix.     Operational Emissions    Default values used in CalEEMod version 2022.1 are based on the CEC sponsored California  Commercial End Use Survey (CEUS) and Residential Appliance Saturation Survey (RASS) studies.  CalEEMod provides operational emissions of CO2, N2O and CH4. This methodology has been  subjected to peer review by numerous public and private stakeholders, and in particular by the  CEC; and therefore, is considered reasonable and reliable for use in GHG impact analysis pursuant  to CEQA. It is also recommended by CAPCOA (January 2008).     Emissions associated with area sources (i.e., consumer products, landscape maintenance, and  architectural coating) were calculated in CalEEMod based on standard emission rates from CARB,  USEPA, and district supplied emission factor values (CalEEMod User Guide, 2022).  Emissions  from waste generation were also calculated in CalEEMod and are based on the IPCC’s methods for  quantifying GHG emissions from solid waste using the degradable organic content of waste  (CalEEMod User Guide, April 2022). Waste disposal rates by land use and overall composition of  municipal solid waste in California was primarily based on data provided by the California  Department of Resources Recycling and Recovery (CalRecycle).    Emissions from water and wastewater usage calculated in CalEEMod were based on the default  electricity intensity from the CEC’s 2006 Refining Estimates of Water‐Related Energy Use in  California using the average values for Northern and Southern California. Emissions from mobile  sources were quantified based on trip generation rates in the Local Transportation Analysis (March  2022).  Construction Emissions. Construction activity analysis is based on the anticipated construction  period beginning in mid 2025 and ending late 2025. Based on CalEEMod results, construction  activity for the project would generate an estimated 264 metric tons of carbon dioxide  equivalent (CO2E) in 2025 as shown in Table 7. Amortized over a 30‐year period (the assumed  life of the project), construction of the proposed project would generate 9 metric tons of CO2E  per year.     840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 26 Table 7 Estimated Construction Related Greenhouse Gas Emissions Year Annual Emissions (metric tons CO2E) 2025 174 2026 90 Total 264 Amortized over 30 years 9 See Appendix for CalEEMod software program output   Operational Indirect and Stationary Direct Emissions. Operational emissions relate to energy use,  solid waste, water use, and transportation.  Each source is discussed below and includes the  emissions associated with existing development and the anticipated emissions that would result  from the proposed project.    Energy Use. CalEEMod default values for electricity use and natural gas consumption for each  land use type  were applied for the proposed land use designation. The energy use from  residential and commercial land uses is calculated in CalEEMod based on the Commercial End‐ Use Survey. Energy use in buildings (both natural gas and electricity) is divided by CalEEMod  into end‐use categories subject to Title 24 requirements (end uses associated with the building  envelope, such as the HVAC system, water heating system, and integrated lighting) and those  not subject to Title 24 requirements (such as appliances, electronics, and miscellaneous“plug‐in”  uses).    Operational GHG emissions from energy sources include natural gas combustion for appliances  and space and water heating. The current Title 24, Part 6 standards, referred to as the 2022 Title  24 Building Energy Efficiency Standards, became effective on January 1, 2023. The current  version of CalEEMod calculates electricity and natural gas emissions based on consumption  estimates and Title 24 2019 Building Energy Efficiency Standards (CalEEMod Users Guide,  2022). CalEEMod default energy intensity factors (CO2, CH4, and N2O mass emissions per  kilowatt hour) for SDG&E were based on the value for SDG&E’s energy mix in 2021. As shown  in Table 8, the overall emissions associated with electrical energy use at the project site would  be approximately 69 metric tons of CO2E per year. An additional 20 MT CO2E would be  attributable to natural gas.     Water Use Emissions. Based on the amount of electricity generated to supply and convey this  amount of water, as shown in Table 9, the project would generate approximately 5 metric tons  of CO2E per year. Emissions related to water consumption would be reduced by 20% per Senate  Bill X7‐7, by implementing measures that include the installation of low flow plumbing fixtures  (i.e., faucets, toilets, show heads) and water efficient irrigation systems.    840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 27 Table 8 Estimated Annual Energy-Related Greenhouse Gas Emissions Emission Source Annual Emissions (CO2E) Proposed Project Electricity 69 metric tons Natural Gas 20 metric tons Total 89 metric tons See Appendix for CalEEMod software program output. Solid Waste Emissions. Implementation of a municipal recycling program that would achieve a  75% diversion rate statewide is required for residential uses per the California Integrated Waste  Management Act of 1989 (AB 939). The CalEEMod results indicate that the project would result  in approximately 3 metric tons of CO2E per year associated with solid waste disposed within  landfills provided 75% of solid waste is recycled (Table 9).    Transportation Emissions. Mobile source GHG emissions were estimated using the trip  generation rates provided in CalEEMod 2022.1 (i.e., Institute of Transportation Engineers, Trip  Generation Manual 11th Edition). Table 10 shows the estimated mobile emissions of GHGs for  the project based on the estimated annual VMT of 1,321,647 as estimated by CalEEMod 2022.1  (see Appendix A) As shown in Table 10, the project would generate approximately 484 metric  tons of CO2E associated with new vehicle trips.    Combined Construction, Stationary and Mobile Source Emissions    Table 11 combines the net new construction, operational, and mobile GHG emissions associated  with the proposed project. As discussed above, temporary emissions associated with  construction activity (approximately 264 metric tons CO2E) are amortized over 30 years (the  anticipated life of the project). For the proposed project, the combined annual emissions would  total approximately 591 metric tons per year of CO2E. Table 9 Estimated Annual Solid Waste and Water Use Greenhouse Gas Emissions Emission Source Annual Emissions (CO2E) Water 5 metric tons Solid Waste 3 metric tons Total Water and Solid Waste 8 metric tons See Appendix for CalEEMod software program output. 840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 28 Table 10 Estimated Annual Mobile Emissions of Greenhouse Gases Emission Source Annual Emissions (CO2E) Proposed Project Mobile Emissions (CO2 & CH4) 484 metric tons Total 484 metric tons See Appendix for CalEEMod software program output.   Table 11 Combined Annual Greenhouse Gas Emissions Emission Source Annual Emissions (CO2E) Construction 9 metric tons Operational Energy Solid Waste Water Area Source 89 metric tons 3 metric tons 5 metric tons 1 metic tons Mobile 484 metric tons Total 591 metric tons See Appendix for CalEEMod software program output.   Conclusion  As stated herein, the project is new construction of 50 new multifamily units with 51 parking  spaces and 3,824 square feet of retail space. Each unit would be wired for EV charging.     Would the project conflict with or obstruct implementation of the applicable air  quality plan?    The project is consistent with the VB zoning designation and is anticipated in the local  plans and SANDAG’s population and employment growth projections. Thus, the project  would be within SANDAG’s population growth forecast and would not conflict with the  SIP and RAQS.    Would the project result in a cumulatively considerable net increase of any criteria  pollutant for which the project region is in non‐attainment under an applicable  federal or state ambient air quality standard?    840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 29 Project construction and operational emissions would not exceed the SDAPCD  thresholds. Thus, the project would not result in a cumulatively considerable net  increase of any criteria pollutant for which the project region is in non‐attainment under  an applicable federal or state ambient air quality standard.    Would the project expose sensitive receptors to substantial pollutant concentrations?  The project would not cause or contribute to CO hot spots or otherwise expose receptors  to substantial pollutant concentrations during construction or operations.      Would the project result in other emissions (such as those leading to odors) adversely  affecting a substantial number of people?    The project would provide 50 multifamily units, associated garage parking and 3,824  square feet of retail space. These uses would not result in other emissions (such as those  leading to odors) adversely affecting a substantial number of people.          840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 30 REFERENCES Association of Environmental Professionals. California Environmental Quality Act (CEQA) Statute  and Guidelines. 2021    California Air Pollution Control Officers Association. CEQA and Climate Change: Addressing  Climate Change through California Environmental Quality Act (CEQA). January 2008.    California Air Pollution Control Officers Association. California Emission Estimator Model version  2022.1.1.22, May 2022.    California Air Resources Board. Ambient Air Quality Standards. Updated February, 2016.  http://www.aqmd.gov/docs/default‐source/clean‐air‐plans/air‐quality‐management‐ plans/naaqs‐caaqs‐feb2016.pdf    California Air Resources Board, Maps of State and Federal Area Designations,   https://ww2.arb.ca.gov/resources/documents/maps‐state‐and‐federal‐area‐ designations?corr    California Air Resources Board. 2020, 2021, & 2022 Annual Air Quality Data Summaries.  http://www.arb.ca.gov/adam/topfour/topfour1.php. Accessed May 2024.    California Air Resources Board, California Greenhouse Gas Emissions for 2000 to 2018, 2020  Edition.  https://ww3.arb.ca.gov/cc/inventory/pubs/reports/2000_2018/ghg_inventory_trends_00‐ 18.pdf    California Air Resources Board. June 2017. Greenhouse Gas Inventory Data Inventory Program.  Available: https://www.arb.ca.gov/cc/inventory/inventory.htm    California Air Resources Board. April 2012. Greenhouse Gas Inventory Data – 2020 Emissions  Forecast. Available: http://www.arb.ca.gov/cc/inventory/data/forecast.htm    California Air Resources Board. May 2014. 2020 Business As Usual Emission Projection, 2014  Edition. Available:  http://www.arb.ca.gov/cc/inventory/data/tables/2020_bau_forecast_by_scoping_categor y_2014‐05‐22.pdf    California Air Resources Board. June 2015. Greenhouse Gas Emissions Inventory– 2015 Edition  Available: http://www.arb.ca.gov/cc/inventory/data/data.htm    California Climate Action Registry General Reporting Protocol, Reporting Entity‐Wide Greenhouse  Gas Emissions, Version 3.1, January 2009.    840 Calrsbad Viillage Drive Mixed-Use Project Air Quality and Greenhouse Gas Study City of Carlsbad 31 California Environmental Protection Agency, March 2006. Climate Action Team Report to Governor  Schwarzenegger and the Legislature.  http://www.climatechange.ca.gov/climate_action_team/reports/2006‐04‐ 03_FINAL_CAT_REPORT_EXECSUMMARY.PDF  City of Carlsbad. Carlsbad Climate Action Plan. September 2015, Updated April 2020.    City of Carlsbad. Vehicle Miles Traveled (VMT) Analysis Guidelines, May 2023.     Intergovernmental Panel on Climate Change [IPCC]. Revised 1996 IPCC Guidelines for National  Greenhouse Gas Inventories. [Kroeze, C.; Mosier, A.; Nevison, C.; Oenema, O.; Seitzinger,  S.; Cleemput, O. van; Conrad, R.; Mitra, A.P.; H.U., Neue; Sass, R.]. Paris: OECD, 1997.    Intergovernmental Panel on Climate Change [IPCC]. Climate Change 2014 Synthesis Report,  2014.     Office of the California Attorney General. The California Environmental Quality Act, Addressing   Global Warming Impacts at the Local Agency Level. Updated May 21, 2008.   http://ag.ca.gov/globalwarming/pdf/GW_mitigation_measures.pdf       United States Environmental Protection Agency (U.S. EPA). Inventory of U.S. Greenhouse Gas  Emissions and Sinks: 1990‐2010. U. S. EPA #430‐R‐11‐005. April 2012.  http://www.epa.gov/climatechange/emissions/usinventoryreport.html    United States Environmental Protection Agency (U.S. EPA). Inventory of U.S. Greenhouse Gas  Emissions and Sinks: 1990‐2015. U. S. EPA #430‐P‐17‐001. April 2017.  https://www.epa.gov/ghgemissions/inventory‐us‐greenhouse‐gas‐emissions‐and‐sinks‐ 1990‐2015    United States Environmental Protection Agency (U.S. EPA). Inventory of U.S. Greenhouse Gas  Emissions and Sinks: 1990‐2019, U. S. EPA #430‐R‐21‐001. February 2021 Appendix A CalEEMod Air Quality and Greenhouse Gas Emissions Model Results – Summer/Annual 840 Carlsbad Village Drive Detailed Report, 8/8/2024 1 / 82 840 Carlsbad Village Drive Detailed Report Table of Contents 1. Basic Project Information 1.1. Basic Project Information 1.2. Land Use Types 1.3. User-Selected Emission Reduction Measures by Emissions Sector 2. Emissions Summary 2.1. Construction Emissions Compared Against Thresholds 2.2. Construction Emissions by Year, Unmitigated 2.3. Construction Emissions by Year, Mitigated 2.4. Operations Emissions Compared Against Thresholds 2.5. Operations Emissions by Sector, Unmitigated 2.6. Operations Emissions by Sector, Mitigated 3. Construction Emissions Details 3.1. Demolition (2025) - Unmitigated 3.2. Demolition (2025) - Mitigated 3.3. Site Preparation (2025) - Unmitigated 840 Carlsbad Village Drive Detailed Report, 8/8/2024 2 / 82 3.4. Site Preparation (2025) - Mitigated 3.5. Grading (2025) - Unmitigated 3.6. Grading (2025) - Mitigated 3.7. Building Construction (2025) - Unmitigated 3.8. Building Construction (2025) - Mitigated 3.9. Building Construction (2026) - Unmitigated 3.10. Building Construction (2026) - Mitigated 3.11. Paving (2026) - Unmitigated 3.12. Paving (2026) - Mitigated 3.13. Architectural Coating (2026) - Unmitigated 3.14. Architectural Coating (2026) - Mitigated 4. Operations Emissions Details 4.1. Mobile Emissions by Land Use 4.1.1. Unmitigated 4.1.2. Mitigated 4.2. Energy 4.2.1. Electricity Emissions By Land Use - Unmitigated 4.2.2. Electricity Emissions By Land Use - Mitigated 840 Carlsbad Village Drive Detailed Report, 8/8/2024 3 / 82 4.2.3. Natural Gas Emissions By Land Use - Unmitigated 4.2.4. Natural Gas Emissions By Land Use - Mitigated 4.3. Area Emissions by Source 4.3.1. Unmitigated 4.3.2. Mitigated 4.4. Water Emissions by Land Use 4.4.1. Unmitigated 4.4.2. Mitigated 4.5. Waste Emissions by Land Use 4.5.1. Unmitigated 4.5.2. Mitigated 4.6. Refrigerant Emissions by Land Use 4.6.1. Unmitigated 4.6.2. Mitigated 4.7. Offroad Emissions By Equipment Type 4.7.1. Unmitigated 4.7.2. Mitigated 4.8. Stationary Emissions By Equipment Type 840 Carlsbad Village Drive Detailed Report, 8/8/2024 4 / 82 4.8.1. Unmitigated 4.8.2. Mitigated 4.9. User Defined Emissions By Equipment Type 4.9.1. Unmitigated 4.9.2. Mitigated 4.10. Soil Carbon Accumulation By Vegetation Type 4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated 4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated 4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated 4.10.4. Soil Carbon Accumulation By Vegetation Type - Mitigated 4.10.5. Above and Belowground Carbon Accumulation by Land Use Type - Mitigated 4.10.6. Avoided and Sequestered Emissions by Species - Mitigated 5. Activity Data 5.1. Construction Schedule 5.2. Off-Road Equipment 5.2.1. Unmitigated 5.2.2. Mitigated 5.3. Construction Vehicles 840 Carlsbad Village Drive Detailed Report, 8/8/2024 5 / 82 5.3.1. Unmitigated 5.3.2. Mitigated 5.4. Vehicles 5.4.1. Construction Vehicle Control Strategies 5.5. Architectural Coatings 5.6. Dust Mitigation 5.6.1. Construction Earthmoving Activities 5.6.2. Construction Earthmoving Control Strategies 5.7. Construction Paving 5.8. Construction Electricity Consumption and Emissions Factors 5.9. Operational Mobile Sources 5.9.1. Unmitigated 5.9.2. Mitigated 5.10. Operational Area Sources 5.10.1. Hearths 5.10.1.1. Unmitigated 5.10.1.2. Mitigated 5.10.2. Architectural Coatings 840 Carlsbad Village Drive Detailed Report, 8/8/2024 6 / 82 5.10.3. Landscape Equipment 5.10.4. Landscape Equipment - Mitigated 5.11. Operational Energy Consumption 5.11.1. Unmitigated 5.11.2. Mitigated 5.12. Operational Water and Wastewater Consumption 5.12.1. Unmitigated 5.12.2. Mitigated 5.13. Operational Waste Generation 5.13.1. Unmitigated 5.13.2. Mitigated 5.14. Operational Refrigeration and Air Conditioning Equipment 5.14.1. Unmitigated 5.14.2. Mitigated 5.15. Operational Off-Road Equipment 5.15.1. Unmitigated 5.15.2. Mitigated 5.16. Stationary Sources 840 Carlsbad Village Drive Detailed Report, 8/8/2024 7 / 82 5.16.1. Emergency Generators and Fire Pumps 5.16.2. Process Boilers 5.17. User Defined 5.18. Vegetation 5.18.1. Land Use Change 5.18.1.1. Unmitigated 5.18.1.2. Mitigated 5.18.1. Biomass Cover Type 5.18.1.1. Unmitigated 5.18.1.2. Mitigated 5.18.2. Sequestration 5.18.2.1. Unmitigated 5.18.2.2. Mitigated 6. Climate Risk Detailed Report 6.1. Climate Risk Summary 6.2. Initial Climate Risk Scores 6.3. Adjusted Climate Risk Scores 6.4. Climate Risk Reduction Measures 840 Carlsbad Village Drive Detailed Report, 8/8/2024 8 / 82 7. Health and Equity Details 7.1. CalEnviroScreen 4.0 Scores 7.2. Healthy Places Index Scores 7.3. Overall Health & Equity Scores 7.4. Health & Equity Measures 7.5. Evaluation Scorecard 7.6. Health & Equity Custom Measures 8. User Changes to Default Data 840 Carlsbad Village Drive Detailed Report, 8/8/2024 9 / 82 1. Basic Project Information 1.1. Basic Project Information Data Field Value Project Name 840 Carlsbad Village Drive Construction Start Date 6/2/2025 Operational Year 2026 Lead Agency — Land Use Scale Project/site Analysis Level for Defaults County Windspeed (m/s)1.90 Precipitation (days)21.8 Location 33.161872844642346, -117.34554065328558 County San Diego City Carlsbad Air District San Diego County APCD Air Basin San Diego TAZ 6228 EDFZ 12 Electric Utility San Diego Gas & Electric Gas Utility San Diego Gas & Electric App Version 2022.1.1.26 1.2. Land Use Types Land Use Subtype Size Unit Lot Acreage Building Area (sq ft)Landscape Area (sq ft) Special Landscape Area (sq ft) Population Description Apartments Mid Rise 50.0 Dwelling Unit 1.32 48,000 2,000 —139 — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 10 / 82 Strip Mall 3.70 1000sqft 0.08 3,824 500 ——— Unenclosed Parking Structure 50.0 Space 0.47 20,800 200 ——— 1.3. User-Selected Emission Reduction Measures by Emissions Sector Sector #Measure Title Construction C-2*Limit Heavy-Duty Diesel Vehicle Idling Water W-7 Adopt a Water Conservation Strategy Waste S-1/S-2 Implement Waste Reduction Plan * Qualitative or supporting measure. Emission reductions not included in the mitigated emissions results. 2. Emissions Summary 2.1. Construction Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit.ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Unmit. 32.7 14.4 15.8 0.03 0.64 2.85 3.49 0.59 1.36 1.95 — 2,943 2,943 0.12 0.08 2.24 2,970 Mit. 32.7 14.4 15.8 0.03 0.64 2.85 3.49 0.59 1.36 1.95 — 2,943 2,943 0.12 0.08 2.24 2,970 % Reduced — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Unmit. 1.26 9.43 12.0 0.02 0.33 0.45 0.78 0.31 0.11 0.41 — 2,447 2,447 0.11 0.06 0.06 2,469 Mit. 1.26 9.43 12.0 0.02 0.33 0.45 0.78 0.31 0.11 0.41 — 2,447 2,447 0.11 0.06 0.06 2,469 % Reduced — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 11 / 82 Average Daily (Max) — — — — — — — — — — — — — — — — — Unmit. 1.16 4.24 5.23 0.01 0.16 0.22 0.38 0.14 0.06 0.21 — 1,040 1,040 0.04 0.03 0.36 1,049 Mit. 1.16 4.24 5.23 0.01 0.16 0.22 0.38 0.14 0.06 0.21 — 1,040 1,040 0.04 0.03 0.36 1,049 % Reduced — — — — — — — — — — — — — — — — — Annual (Max) — — — — — — — — — — — — — — — — — Unmit. 0.21 0.77 0.95 < 0.005 0.03 0.04 0.07 0.03 0.01 0.04 — 172 172 0.01 < 0.005 0.06 174 Mit. 0.21 0.77 0.95 < 0.005 0.03 0.04 0.07 0.03 0.01 0.04 — 172 172 0.01 < 0.005 0.06 174 % Reduced — — — — — — — — — — — — — — — — — 2.2. Construction Emissions by Year, Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily - Summer (Max) — — — — — — — — — — — — — — — — — 2025 1.55 14.4 15.8 0.03 0.64 2.85 3.49 0.59 1.36 1.95 — 2,943 2,943 0.12 0.08 2.24 2,970 2026 32.7 8.99 12.1 0.02 0.30 0.45 0.74 0.27 0.11 0.38 — 2,458 2,458 0.10 0.06 2.05 2,481 Daily - Winter (Max) — — — — — — — — — — — — — — — — — 2025 1.26 9.43 12.0 0.02 0.33 0.45 0.78 0.31 0.11 0.41 — 2,447 2,447 0.11 0.06 0.06 2,469 2026 1.19 9.02 11.8 0.02 0.30 0.45 0.74 0.27 0.11 0.38 — 2,434 2,434 0.10 0.06 0.05 2,456 Average Daily — — — — — — — — — — — — — — — — — 2025 0.54 4.24 5.23 0.01 0.16 0.22 0.38 0.14 0.06 0.21 — 1,040 1,040 0.04 0.03 0.36 1,049 2026 1.16 2.02 2.69 < 0.005 0.07 0.10 0.16 0.06 0.02 0.08 — 542 542 0.02 0.01 0.19 547 Annual — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 12 / 82 2025 0.10 0.77 0.95 < 0.005 0.03 0.04 0.07 0.03 0.01 0.04 — 172 172 0.01 < 0.005 0.06 174 2026 0.21 0.37 0.49 < 0.005 0.01 0.02 0.03 0.01 < 0.005 0.02 — 89.7 89.7 < 0.005 < 0.005 0.03 90.5 2.3. Construction Emissions by Year, Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily - Summer (Max) — — — — — — — — — — — — — — — — — 2025 1.55 14.4 15.8 0.03 0.64 2.85 3.49 0.59 1.36 1.95 — 2,943 2,943 0.12 0.08 2.24 2,970 2026 32.7 8.99 12.1 0.02 0.30 0.45 0.74 0.27 0.11 0.38 — 2,458 2,458 0.10 0.06 2.05 2,481 Daily - Winter (Max) — — — — — — — — — — — — — — — — — 2025 1.26 9.43 12.0 0.02 0.33 0.45 0.78 0.31 0.11 0.41 — 2,447 2,447 0.11 0.06 0.06 2,469 2026 1.19 9.02 11.8 0.02 0.30 0.45 0.74 0.27 0.11 0.38 — 2,434 2,434 0.10 0.06 0.05 2,456 Average Daily — — — — — — — — — — — — — — — — — 2025 0.54 4.24 5.23 0.01 0.16 0.22 0.38 0.14 0.06 0.21 — 1,040 1,040 0.04 0.03 0.36 1,049 2026 1.16 2.02 2.69 < 0.005 0.07 0.10 0.16 0.06 0.02 0.08 — 542 542 0.02 0.01 0.19 547 Annual — — — — — — — — — — — — — — — — — 2025 0.10 0.77 0.95 < 0.005 0.03 0.04 0.07 0.03 0.01 0.04 — 172 172 0.01 < 0.005 0.06 174 2026 0.21 0.37 0.49 < 0.005 0.01 0.02 0.03 0.01 < 0.005 0.02 — 89.7 89.7 < 0.005 < 0.005 0.03 90.5 2.4. Operations Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit.ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 13 / 82 Unmit. 3.40 1.38 16.9 0.03 0.03 2.73 2.76 0.03 0.69 0.72 25.8 3,760 3,786 2.78 0.13 11.1 3,906 Mit. 3.40 1.38 16.9 0.03 0.03 2.73 2.76 0.03 0.69 0.72 8.60 3,755 3,764 1.05 0.13 11.1 3,840 % Reduced — — — — — — — — — — 67% < 0.5% 1% 62% 1% — 2% Daily, Winter (Max) — — — — — — — — — — — — — — — — — Unmit. 2.93 1.47 12.3 0.03 0.03 2.73 2.76 0.03 0.69 0.72 25.8 3,606 3,632 2.78 0.14 0.64 3,744 Mit. 2.93 1.47 12.3 0.03 0.03 2.73 2.76 0.03 0.69 0.72 8.60 3,601 3,610 1.06 0.14 0.64 3,678 % Reduced — — — — — — — — — — 67% < 0.5% 1% 62% 1% — 2% Average Daily (Max) — — — — — — — — — — — — — — — — — Unmit. 3.01 1.38 13.4 0.03 0.03 2.52 2.55 0.03 0.64 0.67 25.8 3,442 3,468 2.77 0.13 4.70 3,581 Mit. 3.01 1.38 13.4 0.03 0.03 2.52 2.55 0.03 0.64 0.67 8.60 3,437 3,446 1.05 0.13 4.70 3,516 % Reduced — — — — — — — — — — 67% < 0.5% 1% 62% 1% — 2% Annual (Max) — — — — — — — — — — — — — — — — — Unmit. 0.55 0.25 2.45 0.01 0.01 0.46 0.47 0.01 0.12 0.12 4.28 570 574 0.46 0.02 0.78 593 Mit. 0.55 0.25 2.45 0.01 0.01 0.46 0.47 0.01 0.12 0.12 1.42 569 571 0.17 0.02 0.78 582 % Reduced — — — — — — — — — — 67% < 0.5% 1% 62% 1% — 2% 2.5. Operations Emissions by Sector, Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Mobile 1.77 1.25 13.0 0.03 0.02 2.73 2.75 0.02 0.69 0.71 — 3,192 3,192 0.15 0.12 10.7 3,242 840 Carlsbad Village Drive Detailed Report, 8/8/2024 14 / 82 Area 1.62 0.04 3.90 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 0.00 12.0 12.0 < 0.005 < 0.005 — 12.0 Energy 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 533 533 0.03 < 0.005 — 535 Water — — — — — — — — — — 3.89 22.7 26.6 0.40 0.01 — 39.5 Waste — — — — — — — — — — 21.9 0.00 21.9 2.19 0.00 — 76.8 Refrig. — — — — — — — — — — — — — — — 0.37 0.37 Total 3.40 1.38 16.9 0.03 0.03 2.73 2.76 0.03 0.69 0.72 25.8 3,760 3,786 2.78 0.13 11.1 3,906 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Mobile 1.73 1.37 12.2 0.03 0.02 2.73 2.75 0.02 0.69 0.71 — 3,050 3,050 0.16 0.13 0.28 3,093 Area 1.20 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Energy 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 533 533 0.03 < 0.005 — 535 Water — — — — — — — — — — 3.89 22.7 26.6 0.40 0.01 — 39.5 Waste — — — — — — — — — — 21.9 0.00 21.9 2.19 0.00 — 76.8 Refrig. — — — — — — — — — — — — — — — 0.37 0.37 Total 2.93 1.47 12.3 0.03 0.03 2.73 2.76 0.03 0.69 0.72 25.8 3,606 3,632 2.78 0.14 0.64 3,744 Average Daily — — — — — — — — — — — — — — — — — Mobile 1.60 1.27 11.5 0.03 0.02 2.52 2.54 0.02 0.64 0.66 — 2,880 2,880 0.14 0.12 4.34 2,924 Area 1.41 0.02 1.92 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 0.00 5.90 5.90 < 0.005 < 0.005 — 5.92 Energy 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 533 533 0.03 < 0.005 — 535 Water — — — — — — — — — — 3.89 22.7 26.6 0.40 0.01 — 39.5 Waste — — — — — — — — — — 21.9 0.00 21.9 2.19 0.00 — 76.8 Refrig. — — — — — — — — — — — — — — — 0.37 0.37 Total 3.01 1.38 13.4 0.03 0.03 2.52 2.55 0.03 0.64 0.67 25.8 3,442 3,468 2.77 0.13 4.70 3,581 Annual — — — — — — — — — — — — — — — — — Mobile 0.29 0.23 2.09 0.01 < 0.005 0.46 0.46 < 0.005 0.12 0.12 — 477 477 0.02 0.02 0.72 484 Area 0.26 < 0.005 0.35 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 0.00 0.98 0.98 < 0.005 < 0.005 — 0.98 Energy < 0.005 0.02 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 88.2 88.2 0.01 < 0.005 — 88.5 840 Carlsbad Village Drive Detailed Report, 8/8/2024 15 / 82 Water — — — — — — — — — — 0.64 3.76 4.40 0.07 < 0.005 — 6.54 Waste — — — — — — — — — — 3.63 0.00 3.63 0.36 0.00 — 12.7 Refrig. — — — — — — — — — — — — — — — 0.06 0.06 Total 0.55 0.25 2.45 0.01 0.01 0.46 0.47 0.01 0.12 0.12 4.28 570 574 0.46 0.02 0.78 593 2.6. Operations Emissions by Sector, Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Mobile 1.77 1.25 13.0 0.03 0.02 2.73 2.75 0.02 0.69 0.71 — 3,192 3,192 0.15 0.12 10.7 3,242 Area 1.62 0.04 3.90 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 0.00 12.0 12.0 < 0.005 < 0.005 — 12.0 Energy 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 533 533 0.03 < 0.005 — 535 Water — — — — — — — — — — 3.11 18.2 21.3 0.32 0.01 — 31.6 Waste — — — — — — — — — — 5.49 0.00 5.49 0.55 0.00 — 19.2 Refrig. — — — — — — — — — — — — — — — 0.37 0.37 Total 3.40 1.38 16.9 0.03 0.03 2.73 2.76 0.03 0.69 0.72 8.60 3,755 3,764 1.05 0.13 11.1 3,840 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Mobile 1.73 1.37 12.2 0.03 0.02 2.73 2.75 0.02 0.69 0.71 — 3,050 3,050 0.16 0.13 0.28 3,093 Area 1.20 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Energy 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 533 533 0.03 < 0.005 — 535 Water — — — — — — — — — — 3.11 18.2 21.3 0.32 0.01 — 31.6 Waste — — — — — — — — — — 5.49 0.00 5.49 0.55 0.00 — 19.2 Refrig. — — — — — — — — — — — — — — — 0.37 0.37 Total 2.93 1.47 12.3 0.03 0.03 2.73 2.76 0.03 0.69 0.72 8.60 3,601 3,610 1.06 0.14 0.64 3,678 Average Daily — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 16 / 82 Mobile 1.60 1.27 11.5 0.03 0.02 2.52 2.54 0.02 0.64 0.66 — 2,880 2,880 0.14 0.12 4.34 2,924 Area 1.41 0.02 1.92 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 0.00 5.90 5.90 < 0.005 < 0.005 — 5.92 Energy 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 533 533 0.03 < 0.005 — 535 Water — — — — — — — — — — 3.11 18.2 21.3 0.32 0.01 — 31.6 Waste — — — — — — — — — — 5.49 0.00 5.49 0.55 0.00 — 19.2 Refrig. — — — — — — — — — — — — — — — 0.37 0.37 Total 3.01 1.38 13.4 0.03 0.03 2.52 2.55 0.03 0.64 0.67 8.60 3,437 3,446 1.05 0.13 4.70 3,516 Annual — — — — — — — — — — — — — — — — — Mobile 0.29 0.23 2.09 0.01 < 0.005 0.46 0.46 < 0.005 0.12 0.12 — 477 477 0.02 0.02 0.72 484 Area 0.26 < 0.005 0.35 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 0.00 0.98 0.98 < 0.005 < 0.005 — 0.98 Energy < 0.005 0.02 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 88.2 88.2 0.01 < 0.005 — 88.5 Water — — — — — — — — — — 0.52 3.01 3.52 0.05 < 0.005 — 5.23 Waste — — — — — — — — — — 0.91 0.00 0.91 0.09 0.00 — 3.18 Refrig. — — — — — — — — — — — — — — — 0.06 0.06 Total 0.55 0.25 2.45 0.01 0.01 0.46 0.47 0.01 0.12 0.12 1.42 569 571 0.17 0.02 0.78 582 3. Construction Emissions Details 3.1. Demolition (2025) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.47 13.9 15.1 0.02 0.57 — 0.57 0.52 — 0.52 — 2,494 2,494 0.10 0.02 — 2,502 Demoliti on — — — — — 0.25 0.25 — 0.04 0.04 — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 17 / 82 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment 0.08 0.76 0.83 < 0.005 0.03 — 0.03 0.03 — 0.03 — 137 137 0.01 < 0.005 — 137 Demoliti on — — — — — 0.01 0.01 — < 0.005 < 0.005 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Off-Road Equipment 0.01 0.14 0.15 < 0.005 0.01 — 0.01 0.01 — 0.01 — 22.6 22.6 < 0.005 < 0.005 — 22.7 Demoliti on — — — — — < 0.005 < 0.005 — < 0.005 < 0.005 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Worker 0.05 0.04 0.58 0.00 0.00 0.11 0.11 0.00 0.02 0.02 — 119 119 0.01 < 0.005 0.44 120 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.01 0.43 0.16 < 0.005 0.01 0.09 0.09 0.01 0.02 0.03 — 331 331 0.02 0.05 0.72 347 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 0.03 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 6.19 6.19 < 0.005 < 0.005 0.01 6.28 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 840 Carlsbad Village Drive Detailed Report, 8/8/2024 18 / 82 Hauling < 0.005 0.02 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 18.1 18.1 < 0.005 < 0.005 0.02 19.0 Annual — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 1.03 1.03 < 0.005 < 0.005 < 0.005 1.04 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 3.00 3.00 < 0.005 < 0.005 < 0.005 3.15 3.2. Demolition (2025) - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.47 13.9 15.1 0.02 0.57 — 0.57 0.52 — 0.52 — 2,494 2,494 0.10 0.02 — 2,502 Demoliti on — — — — — 0.25 0.25 — 0.04 0.04 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment 0.08 0.76 0.83 < 0.005 0.03 — 0.03 0.03 — 0.03 — 137 137 0.01 < 0.005 — 137 Demoliti on — — — — — 0.01 0.01 — < 0.005 < 0.005 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 19 / 82 22.7—< 0.005< 0.00522.622.6—0.01—0.010.01—0.01< 0.0050.150.140.01Off-Road Equipment Demoliti on — — — — — < 0.005 < 0.005 — < 0.005 < 0.005 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Worker 0.05 0.04 0.58 0.00 0.00 0.11 0.11 0.00 0.02 0.02 — 119 119 0.01 < 0.005 0.44 120 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.01 0.43 0.16 < 0.005 0.01 0.09 0.09 0.01 0.02 0.03 — 331 331 0.02 0.05 0.72 347 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 0.03 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 6.19 6.19 < 0.005 < 0.005 0.01 6.28 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling < 0.005 0.02 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 18.1 18.1 < 0.005 < 0.005 0.02 19.0 Annual — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 1.03 1.03 < 0.005 < 0.005 < 0.005 1.04 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 3.00 3.00 < 0.005 < 0.005 < 0.005 3.15 3.3. Site Preparation (2025) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 20 / 82 —————————————————Daily, Summer (Max) Off-Road Equipment 1.31 12.1 12.1 0.02 0.56 — 0.56 0.52 — 0.52 — 2,065 2,065 0.08 0.02 — 2,072 Dust From Material Movement — — — — — 2.44 2.44 — 1.17 1.17 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment 0.01 0.07 0.07 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 11.3 11.3 < 0.005 < 0.005 — 11.4 Dust From Material Movement — — — — — 0.01 0.01 — 0.01 0.01 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Off-Road Equipment < 0.005 0.01 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.87 1.87 < 0.005 < 0.005 — 1.88 Dust From Material Movement — — — — — < 0.005 < 0.005 — < 0.005 < 0.005 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 21 / 82 Worker 0.03 0.02 0.35 0.00 0.00 0.06 0.06 0.00 0.01 0.01 — 71.2 71.2 < 0.005 < 0.005 0.27 72.2 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.37 0.37 < 0.005 < 0.005 < 0.005 0.38 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.06 0.06 < 0.005 < 0.005 < 0.005 0.06 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 3.4. Site Preparation (2025) - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.31 12.1 12.1 0.02 0.56 — 0.56 0.52 — 0.52 — 2,065 2,065 0.08 0.02 — 2,072 Dust From Material Movement — — — — — 2.44 2.44 — 1.17 1.17 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 840 Carlsbad Village Drive Detailed Report, 8/8/2024 22 / 82 —————————————————Daily, Winter (Max) Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment 0.01 0.07 0.07 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 11.3 11.3 < 0.005 < 0.005 — 11.4 Dust From Material Movement — — — — — 0.01 0.01 — 0.01 0.01 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Off-Road Equipment < 0.005 0.01 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.87 1.87 < 0.005 < 0.005 — 1.88 Dust From Material Movement — — — — — < 0.005 < 0.005 — < 0.005 < 0.005 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Worker 0.03 0.02 0.35 0.00 0.00 0.06 0.06 0.00 0.01 0.01 — 71.2 71.2 < 0.005 < 0.005 0.27 72.2 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.37 0.37 < 0.005 < 0.005 < 0.005 0.38 840 Carlsbad Village Drive Detailed Report, 8/8/2024 23 / 82 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.06 0.06 < 0.005 < 0.005 < 0.005 0.06 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 3.5. Grading (2025) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.51 14.1 14.5 0.02 0.64 — 0.64 0.59 — 0.59 — 2,455 2,455 0.10 0.02 — 2,463 Dust From Material Movement — — — — — 2.76 2.76 — 1.34 1.34 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment 0.02 0.15 0.16 < 0.005 0.01 — 0.01 0.01 — 0.01 — 26.9 26.9 < 0.005 < 0.005 — 27.0 Dust From Material Movement — — — — — 0.03 0.03 — 0.01 0.01 — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 24 / 82 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Off-Road Equipment < 0.005 0.03 0.03 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 4.45 4.45 < 0.005 < 0.005 — 4.47 Dust From Material Movement — — — — — 0.01 0.01 — < 0.005 < 0.005 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Worker 0.04 0.03 0.46 0.00 0.00 0.08 0.08 0.00 0.02 0.02 — 94.9 94.9 < 0.005 < 0.005 0.36 96.3 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.99 0.99 < 0.005 < 0.005 < 0.005 1.01 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.16 0.16 < 0.005 < 0.005 < 0.005 0.17 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 3.6. Grading (2025) - Mitigated 840 Carlsbad Village Drive Detailed Report, 8/8/2024 25 / 82 Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.51 14.1 14.5 0.02 0.64 — 0.64 0.59 — 0.59 — 2,455 2,455 0.10 0.02 — 2,463 Dust From Material Movement — — — — — 2.76 2.76 — 1.34 1.34 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment 0.02 0.15 0.16 < 0.005 0.01 — 0.01 0.01 — 0.01 — 26.9 26.9 < 0.005 < 0.005 — 27.0 Dust From Material Movement — — — — — 0.03 0.03 — 0.01 0.01 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Off-Road Equipment < 0.005 0.03 0.03 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 4.45 4.45 < 0.005 < 0.005 — 4.47 Dust From Material Movement — — — — — 0.01 0.01 — < 0.005 < 0.005 — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 840 Carlsbad Village Drive Detailed Report, 8/8/2024 26 / 82 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Worker 0.04 0.03 0.46 0.00 0.00 0.08 0.08 0.00 0.02 0.02 — 94.9 94.9 < 0.005 < 0.005 0.36 96.3 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.99 0.99 < 0.005 < 0.005 < 0.005 1.01 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.16 0.16 < 0.005 < 0.005 < 0.005 0.17 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 3.7. Building Construction (2025) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.07 8.95 10.0 0.02 0.33 — 0.33 0.30 — 0.30 — 1,801 1,801 0.07 0.01 — 1,807 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 840 Carlsbad Village Drive Detailed Report, 8/8/2024 27 / 82 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.07 8.95 10.0 0.02 0.33 — 0.33 0.30 — 0.30 — 1,801 1,801 0.07 0.01 — 1,807 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment 0.37 3.06 3.44 0.01 0.11 — 0.11 0.10 — 0.10 — 617 617 0.03 0.01 — 619 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Off-Road Equipment 0.07 0.56 0.63 < 0.005 0.02 — 0.02 0.02 — 0.02 — 102 102 < 0.005 < 0.005 — 102 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Worker 0.19 0.14 2.13 0.00 0.00 0.39 0.39 0.00 0.09 0.09 — 436 436 0.02 0.02 1.63 442 Vendor 0.01 0.31 0.14 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 — 234 234 0.01 0.03 0.61 245 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Worker 0.18 0.16 1.86 0.00 0.00 0.39 0.39 0.00 0.09 0.09 — 411 411 0.02 0.02 0.04 417 Vendor 0.01 0.32 0.15 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 — 234 234 0.01 0.03 0.02 245 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average Daily — — — — — — — — — — — — — — — — — Worker 0.06 0.05 0.65 0.00 0.00 0.13 0.13 0.00 0.03 0.03 — 142 142 0.01 0.01 0.24 144 840 Carlsbad Village Drive Detailed Report, 8/8/2024 28 / 82 Vendor < 0.005 0.11 0.05 < 0.005 < 0.005 0.02 0.02 < 0.005 0.01 0.01 — 80.2 80.2 < 0.005 0.01 0.09 83.8 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Worker 0.01 0.01 0.12 0.00 0.00 0.02 0.02 0.00 0.01 0.01 — 23.5 23.5 < 0.005 < 0.005 0.04 23.9 Vendor < 0.005 0.02 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 13.3 13.3 < 0.005 < 0.005 0.01 13.9 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 3.8. Building Construction (2025) - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.07 8.95 10.0 0.02 0.33 — 0.33 0.30 — 0.30 — 1,801 1,801 0.07 0.01 — 1,807 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.07 8.95 10.0 0.02 0.33 — 0.33 0.30 — 0.30 — 1,801 1,801 0.07 0.01 — 1,807 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment 0.37 3.06 3.44 0.01 0.11 — 0.11 0.10 — 0.10 — 617 617 0.03 0.01 — 619 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 29 / 82 Off-Road Equipment 0.07 0.56 0.63 < 0.005 0.02 — 0.02 0.02 — 0.02 — 102 102 < 0.005 < 0.005 — 102 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Worker 0.19 0.14 2.13 0.00 0.00 0.39 0.39 0.00 0.09 0.09 — 436 436 0.02 0.02 1.63 442 Vendor 0.01 0.31 0.14 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 — 234 234 0.01 0.03 0.61 245 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Worker 0.18 0.16 1.86 0.00 0.00 0.39 0.39 0.00 0.09 0.09 — 411 411 0.02 0.02 0.04 417 Vendor 0.01 0.32 0.15 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 — 234 234 0.01 0.03 0.02 245 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average Daily — — — — — — — — — — — — — — — — — Worker 0.06 0.05 0.65 0.00 0.00 0.13 0.13 0.00 0.03 0.03 — 142 142 0.01 0.01 0.24 144 Vendor < 0.005 0.11 0.05 < 0.005 < 0.005 0.02 0.02 < 0.005 0.01 0.01 — 80.2 80.2 < 0.005 0.01 0.09 83.8 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Worker 0.01 0.01 0.12 0.00 0.00 0.02 0.02 0.00 0.01 0.01 — 23.5 23.5 < 0.005 < 0.005 0.04 23.9 Vendor < 0.005 0.02 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 13.3 13.3 < 0.005 < 0.005 0.01 13.9 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 3.9. Building Construction (2026) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 30 / 82 Daily, Summer (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.01 8.57 9.96 0.02 0.29 — 0.29 0.27 — 0.27 — 1,801 1,801 0.07 0.01 — 1,807 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.01 8.57 9.96 0.02 0.29 — 0.29 0.27 — 0.27 — 1,801 1,801 0.07 0.01 — 1,807 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment 0.21 1.78 2.07 < 0.005 0.06 — 0.06 0.06 — 0.06 — 374 374 0.02 < 0.005 — 375 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Off-Road Equipment 0.04 0.32 0.38 < 0.005 0.01 — 0.01 0.01 — 0.01 — 61.9 61.9 < 0.005 < 0.005 — 62.1 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Worker 0.17 0.13 1.99 0.00 0.00 0.39 0.39 0.00 0.09 0.09 — 427 427 0.02 0.02 1.49 433 Vendor 0.01 0.30 0.14 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 — 230 230 0.01 0.03 0.56 241 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 31 / 82 Worker 0.16 0.14 1.75 0.00 0.00 0.39 0.39 0.00 0.09 0.09 — 403 403 0.02 0.02 0.04 408 Vendor 0.01 0.31 0.14 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 — 230 230 0.01 0.03 0.01 240 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average Daily — — — — — — — — — — — — — — — — — Worker 0.03 0.03 0.37 0.00 0.00 0.08 0.08 0.00 0.02 0.02 — 84.4 84.4 < 0.005 < 0.005 0.13 85.6 Vendor < 0.005 0.06 0.03 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 47.7 47.7 < 0.005 0.01 0.05 49.9 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Worker 0.01 0.01 0.07 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 14.0 14.0 < 0.005 < 0.005 0.02 14.2 Vendor < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 7.90 7.90 < 0.005 < 0.005 0.01 8.25 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 3.10. Building Construction (2026) - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.01 8.57 9.96 0.02 0.29 — 0.29 0.27 — 0.27 — 1,801 1,801 0.07 0.01 — 1,807 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 1.01 8.57 9.96 0.02 0.29 — 0.29 0.27 — 0.27 — 1,801 1,801 0.07 0.01 — 1,807 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 840 Carlsbad Village Drive Detailed Report, 8/8/2024 32 / 82 Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment 0.21 1.78 2.07 < 0.005 0.06 — 0.06 0.06 — 0.06 — 374 374 0.02 < 0.005 — 375 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Off-Road Equipment 0.04 0.32 0.38 < 0.005 0.01 — 0.01 0.01 — 0.01 — 61.9 61.9 < 0.005 < 0.005 — 62.1 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Worker 0.17 0.13 1.99 0.00 0.00 0.39 0.39 0.00 0.09 0.09 — 427 427 0.02 0.02 1.49 433 Vendor 0.01 0.30 0.14 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 — 230 230 0.01 0.03 0.56 241 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Worker 0.16 0.14 1.75 0.00 0.00 0.39 0.39 0.00 0.09 0.09 — 403 403 0.02 0.02 0.04 408 Vendor 0.01 0.31 0.14 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 — 230 230 0.01 0.03 0.01 240 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average Daily — — — — — — — — — — — — — — — — — Worker 0.03 0.03 0.37 0.00 0.00 0.08 0.08 0.00 0.02 0.02 — 84.4 84.4 < 0.005 < 0.005 0.13 85.6 Vendor < 0.005 0.06 0.03 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 47.7 47.7 < 0.005 0.01 0.05 49.9 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Worker 0.01 0.01 0.07 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 14.0 14.0 < 0.005 < 0.005 0.02 14.2 Vendor < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 7.90 7.90 < 0.005 < 0.005 0.01 8.25 840 Carlsbad Village Drive Detailed Report, 8/8/2024 33 / 82 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 3.11. Paving (2026) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 0.47 4.41 6.48 0.01 0.18 — 0.18 0.17 — 0.17 — 991 991 0.04 0.01 — 995 Paving 0.12 — — — — — — — — — — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment 0.01 0.12 0.18 < 0.005 0.01 — 0.01 < 0.005 — < 0.005 — 27.2 27.2 < 0.005 < 0.005 — 27.3 Paving < 0.005 — — — — — — — — — — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Off-Road Equipment < 0.005 0.02 0.03 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 4.50 4.50 < 0.005 < 0.005 — 4.51 Paving < 0.005 — — — — — — — — — — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 34 / 82 —————————————————Daily, Summer (Max) Worker 0.05 0.03 0.54 0.00 0.00 0.11 0.11 0.00 0.02 0.02 — 116 116 0.01 < 0.005 0.41 118 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 3.03 3.03 < 0.005 < 0.005 < 0.005 3.08 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.50 0.50 < 0.005 < 0.005 < 0.005 0.51 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 3.12. Paving (2026) - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 0.47 4.41 6.48 0.01 0.18 — 0.18 0.17 — 0.17 — 991 991 0.04 0.01 — 995 Paving 0.12 — — — — — — — — — — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 840 Carlsbad Village Drive Detailed Report, 8/8/2024 35 / 82 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment 0.01 0.12 0.18 < 0.005 0.01 — 0.01 < 0.005 — < 0.005 — 27.2 27.2 < 0.005 < 0.005 — 27.3 Paving < 0.005 — — — — — — — — — — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Off-Road Equipment < 0.005 0.02 0.03 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 4.50 4.50 < 0.005 < 0.005 — 4.51 Paving < 0.005 — — — — — — — — — — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Worker 0.05 0.03 0.54 0.00 0.00 0.11 0.11 0.00 0.02 0.02 — 116 116 0.01 < 0.005 0.41 118 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 3.03 3.03 < 0.005 < 0.005 < 0.005 3.08 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.50 0.50 < 0.005 < 0.005 < 0.005 0.51 840 Carlsbad Village Drive Detailed Report, 8/8/2024 36 / 82 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 3.13. Architectural Coating (2026) - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Off-Road Equipment 0.12 0.86 1.13 < 0.005 0.02 — 0.02 0.02 — 0.02 — 134 134 0.01 < 0.005 — 134 Architect ural Coatings 32.6 — — — — — — — — — — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment < 0.005 0.02 0.03 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 3.66 3.66 < 0.005 < 0.005 — 3.67 Architect ural Coatings 0.89 — — — — — — — — — — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Off-Road Equipment < 0.005 < 0.005 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.61 0.61 < 0.005 < 0.005 — 0.61 840 Carlsbad Village Drive Detailed Report, 8/8/2024 37 / 82 ————————————————0.16Architect ural Coatings Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Worker 0.03 0.03 0.40 0.00 0.00 0.08 0.08 0.00 0.02 0.02 — 85.4 85.4 < 0.005 < 0.005 0.30 86.7 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 2.23 2.23 < 0.005 < 0.005 < 0.005 2.26 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.37 0.37 < 0.005 < 0.005 < 0.005 0.37 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 3.14. Architectural Coating (2026) - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 38 / 82 Off-Road Equipment 0.12 0.86 1.13 < 0.005 0.02 — 0.02 0.02 — 0.02 — 134 134 0.01 < 0.005 — 134 Architect ural Coatings 32.6 — — — — — — — — — — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Average Daily — — — — — — — — — — — — — — — — — Off-Road Equipment < 0.005 0.02 0.03 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 3.66 3.66 < 0.005 < 0.005 — 3.67 Architect ural Coatings 0.89 — — — — — — — — — — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Off-Road Equipment < 0.005 < 0.005 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.61 0.61 < 0.005 < 0.005 — 0.61 Architect ural Coatings 0.16 — — — — — — — — — — — — — — — — Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — Daily, Summer (Max) — — — — — — — — — — — — — — — — — Worker 0.03 0.03 0.40 0.00 0.00 0.08 0.08 0.00 0.02 0.02 — 85.4 85.4 < 0.005 < 0.005 0.30 86.7 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 840 Carlsbad Village Drive Detailed Report, 8/8/2024 39 / 82 —————————————————Daily, Winter (Max) Average Daily — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 2.23 2.23 < 0.005 < 0.005 < 0.005 2.26 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.37 0.37 < 0.005 < 0.005 < 0.005 0.37 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 4. Operations Emissions Details 4.1. Mobile Emissions by Land Use 4.1.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise 1.11 0.79 8.20 0.02 0.02 1.72 1.74 0.01 0.44 0.45 — 2,019 2,019 0.09 0.08 6.77 2,051 Strip Mall 0.66 0.46 4.79 0.01 0.01 1.00 1.01 0.01 0.25 0.26 — 1,173 1,173 0.05 0.04 3.93 1,192 Unenclo sed Parking Structure 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 840 Carlsbad Village Drive Detailed Report, 8/8/2024 40 / 82 Total 1.77 1.25 13.0 0.03 0.02 2.73 2.75 0.02 0.69 0.71 — 3,192 3,192 0.15 0.12 10.7 3,242 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise 1.08 0.87 7.72 0.02 0.02 1.72 1.74 0.01 0.44 0.45 — 1,929 1,929 0.10 0.08 0.18 1,956 Strip Mall 0.65 0.51 4.53 0.01 0.01 1.00 1.01 0.01 0.25 0.26 — 1,121 1,121 0.06 0.05 0.10 1,137 Unenclo sed Parking Structure 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Total 1.73 1.37 12.2 0.03 0.02 2.73 2.75 0.02 0.69 0.71 — 3,050 3,050 0.16 0.13 0.28 3,093 Annual — — — — — — — — — — — — — — — — — Apartme nts Mid Rise 0.19 0.15 1.34 < 0.005 < 0.005 0.30 0.30 < 0.005 0.07 0.08 — 306 306 0.02 0.01 0.46 310 Strip Mall 0.11 0.08 0.75 < 0.005 < 0.005 0.16 0.17 < 0.005 0.04 0.04 — 171 171 0.01 0.01 0.26 174 Unenclo sed Parking Structure 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Total 0.29 0.23 2.09 0.01 < 0.005 0.46 0.46 < 0.005 0.12 0.12 — 477 477 0.02 0.02 0.72 484 4.1.2. Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 41 / 82 2,0516.770.080.092,0192,019—0.450.440.011.741.720.020.028.200.791.11Apartme nts Mid Rise Strip Mall 0.66 0.46 4.79 0.01 0.01 1.00 1.01 0.01 0.25 0.26 — 1,173 1,173 0.05 0.04 3.93 1,192 Unenclo sed Parking Structure 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Total 1.77 1.25 13.0 0.03 0.02 2.73 2.75 0.02 0.69 0.71 — 3,192 3,192 0.15 0.12 10.7 3,242 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise 1.08 0.87 7.72 0.02 0.02 1.72 1.74 0.01 0.44 0.45 — 1,929 1,929 0.10 0.08 0.18 1,956 Strip Mall 0.65 0.51 4.53 0.01 0.01 1.00 1.01 0.01 0.25 0.26 — 1,121 1,121 0.06 0.05 0.10 1,137 Unenclo sed Parking Structure 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Total 1.73 1.37 12.2 0.03 0.02 2.73 2.75 0.02 0.69 0.71 — 3,050 3,050 0.16 0.13 0.28 3,093 Annual — — — — — — — — — — — — — — — — — Apartme nts Mid Rise 0.19 0.15 1.34 < 0.005 < 0.005 0.30 0.30 < 0.005 0.07 0.08 — 306 306 0.02 0.01 0.46 310 Strip Mall 0.11 0.08 0.75 < 0.005 < 0.005 0.16 0.17 < 0.005 0.04 0.04 — 171 171 0.01 0.01 0.26 174 Unenclo sed Parking Structure 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Total 0.29 0.23 2.09 0.01 < 0.005 0.46 0.46 < 0.005 0.12 0.12 — 477 477 0.02 0.02 0.72 484 840 Carlsbad Village Drive Detailed Report, 8/8/2024 42 / 82 4.2. Energy 4.2.1. Electricity Emissions By Land Use - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — — 274 274 0.02 < 0.005 — 275 Strip Mall — — — — — — — — — — — 52.6 52.6 < 0.005 < 0.005 — 52.8 Unenclo sed Parking Structure —— — — — — — — — — — 88.2 88.2 < 0.005 < 0.005 — 88.5 Total — — — — — — — — — — — 414 414 0.02 < 0.005 — 416 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — — 274 274 0.02 < 0.005 — 275 Strip Mall — — — — — — — — — — — 52.6 52.6 < 0.005 < 0.005 — 52.8 Unenclo sed Parking Structure —— — — — — — — — — — 88.2 88.2 < 0.005 < 0.005 — 88.5 Total — — — — — — — — — — — 414 414 0.02 < 0.005 — 416 Annual — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 43 / 82 45.5—< 0.005< 0.00545.345.3———————————Apartme nts Mid Rise Strip Mall — — — — — — — — — — — 8.71 8.71 < 0.005 < 0.005 — 8.74 Unenclo sed Parking Structure —— — — — — — — — — — 14.6 14.6 < 0.005 < 0.005 — 14.7 Total — — — — — — — — — — — 68.6 68.6 < 0.005 < 0.005 — 68.8 4.2.2. Electricity Emissions By Land Use - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — — 274 274 0.02 < 0.005 — 275 Strip Mall — — — — — — — — — — — 52.6 52.6 < 0.005 < 0.005 — 52.8 Unenclo sed Parking Structure —— — — — — — — — — — 88.2 88.2 < 0.005 < 0.005 — 88.5 Total — — — — — — — — — — — 414 414 0.02 < 0.005 — 416 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — — 274 274 0.02 < 0.005 — 275 Strip Mall — — — — — — — — — — — 52.6 52.6 < 0.005 < 0.005 — 52.8 840 Carlsbad Village Drive Detailed Report, 8/8/2024 44 / 82 Unenclo Parking Structure —— — — — — — — — — — 88.2 88.2 < 0.005 < 0.005 — 88.5 Total — — — — — — — — — — — 414 414 0.02 < 0.005 — 416 Annual — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — — 45.3 45.3 < 0.005 < 0.005 — 45.5 Strip Mall — — — — — — — — — — — 8.71 8.71 < 0.005 < 0.005 — 8.74 Unenclo sed Parking Structure —— — — — — — — — — — 14.6 14.6 < 0.005 < 0.005 — 14.7 Total — — — — — — — — — — — 68.6 68.6 < 0.005 < 0.005 — 68.8 4.2.3. Natural Gas Emissions By Land Use - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 113 113 0.01 < 0.005 — 114 Strip Mall < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 5.13 5.13 < 0.005 < 0.005 — 5.15 Unenclo sed Parking Structure 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 119 119 0.01 < 0.005 — 119 840 Carlsbad Village Drive Detailed Report, 8/8/2024 45 / 82 —————————————————Daily, Winter (Max) Apartme nts Mid Rise 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 113 113 0.01 < 0.005 — 114 Strip Mall < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 5.13 5.13 < 0.005 < 0.005 — 5.15 Unenclo sed Parking Structure 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 119 119 0.01 < 0.005 — 119 Annual — — — — — — — — — — — — — — — — — Apartme nts Mid Rise < 0.005 0.02 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 18.8 18.8 < 0.005 < 0.005 — 18.8 Strip Mall < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.85 0.85 < 0.005 < 0.005 — 0.85 Unenclo sed Parking Structure 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total < 0.005 0.02 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 19.6 19.6 < 0.005 < 0.005 — 19.7 4.2.4. Natural Gas Emissions By Land Use - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 113 113 0.01 < 0.005 — 114 840 Carlsbad Village Drive Detailed Report, 8/8/2024 46 / 82 Strip Mall < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 5.13 5.13 < 0.005 < 0.005 — 5.15 Unenclo sed Parking Structure 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 119 119 0.01 < 0.005 — 119 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 113 113 0.01 < 0.005 — 114 Strip Mall < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 5.13 5.13 < 0.005 < 0.005 — 5.15 Unenclo sed Parking Structure 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.01 0.09 0.04 < 0.005 0.01 — 0.01 0.01 — 0.01 — 119 119 0.01 < 0.005 — 119 Annual — — — — — — — — — — — — — — — — — Apartme nts Mid Rise < 0.005 0.02 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 18.8 18.8 < 0.005 < 0.005 — 18.8 Strip Mall < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.85 0.85 < 0.005 < 0.005 — 0.85 Unenclo sed Parking Structure 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total < 0.005 0.02 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 19.6 19.6 < 0.005 < 0.005 — 19.7 4.3. Area Emissions by Source 4.3.1. Unmitigated 840 Carlsbad Village Drive Detailed Report, 8/8/2024 47 / 82 Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Hearths 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Consum er Products 1.11 — — — — — — — — — — — — — — — — Architect ural Coatings 0.09 — — — — — — — — — — — — — — — — Landsca pe Equipme nt 0.43 0.04 3.90 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 12.0 12.0 < 0.005 < 0.005 — 12.0 Total 1.62 0.04 3.90 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 0.00 12.0 12.0 < 0.005 < 0.005 — 12.0 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Hearths 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Consum er Products 1.11 — — — — — — — — — — — — — — — — Architect ural Coatings 0.09 — — — — — — — — — — — — — — — — Total 1.20 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Annual — — — — — — — — — — — — — — — — — Hearths 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Consum er Products 0.20 — — — — — — — — — — — — — — — — Architect ural Coatings 0.02 — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 48 / 82 Landsca Equipment 0.04 < 0.005 0.35 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.98 0.98 < 0.005 < 0.005 — 0.98 Total 0.26 < 0.005 0.35 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 0.00 0.98 0.98 < 0.005 < 0.005 — 0.98 4.3.2. Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Hearths 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Consum er Products 1.11 — — — — — — — — — — — — — — — — Architect ural Coatings 0.09 — — — — — — — — — — — — — — — — Landsca pe Equipme nt 0.43 0.04 3.90 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 12.0 12.0 < 0.005 < 0.005 — 12.0 Total 1.62 0.04 3.90 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 0.00 12.0 12.0 < 0.005 < 0.005 — 12.0 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Hearths 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Consum er Products 1.11 — — — — — — — — — — — — — — — — Architect ural Coatings 0.09 — — — — — — — — — — — — — — — — Total 1.20 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Annual — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 49 / 82 Hearths 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Consum er Products 0.20 — — — — — — — — — — — — — — — — Architect ural Coatings 0.02 — — — — — — — — — — — — — — — — Landsca pe Equipme nt 0.04 < 0.005 0.35 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.98 0.98 < 0.005 < 0.005 — 0.98 Total 0.26 < 0.005 0.35 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 0.00 0.98 0.98 < 0.005 < 0.005 — 0.98 4.4. Water Emissions by Land Use 4.4.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — 3.37 19.6 23.0 0.35 0.01 — 34.1 Strip Mall — — — — — — — — — — 0.53 3.07 3.60 0.05 < 0.005 — 5.34 Unenclo sed Parking Structure —— — — — — — — — — 0.00 0.03 0.03 < 0.005 < 0.005 — 0.03 Total — — — — — — — — — — 3.89 22.7 26.6 0.40 0.01 — 39.5 Daily, Winter (Max) — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 50 / 82 Apartme Mid Rise — — — — — — — — — — 3.37 19.6 23.0 0.35 0.01 — 34.1 Strip Mall — — — — — — — — — — 0.53 3.07 3.60 0.05 < 0.005 — 5.34 Unenclo sed Parking Structure —— — — — — — — — — 0.00 0.03 0.03 < 0.005 < 0.005 — 0.03 Total — — — — — — — — — — 3.89 22.7 26.6 0.40 0.01 — 39.5 Annual — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — 0.56 3.25 3.80 0.06 < 0.005 — 5.65 Strip Mall — — — — — — — — — — 0.09 0.51 0.60 0.01 < 0.005 — 0.88 Unenclo sed Parking Structure —— — — — — — — — — 0.00 < 0.005 < 0.005 < 0.005 < 0.005 — < 0.005 Total — — — — — — — — — — 0.64 3.76 4.40 0.07 < 0.005 — 6.54 4.4.2. Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — 2.69 15.7 18.4 0.28 0.01 — 27.3 Strip Mall — — — — — — — — — — 0.42 2.46 2.88 0.04 < 0.005 — 4.27 840 Carlsbad Village Drive Detailed Report, 8/8/2024 51 / 82 0.02—< 0.005< 0.0050.020.020.00——————————Unenclo sed Parking Structure Total — — — — — — — — — — 3.11 18.2 21.3 0.32 0.01 — 31.6 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — 2.69 15.7 18.4 0.28 0.01 — 27.3 Strip Mall — — — — — — — — — — 0.42 2.46 2.88 0.04 < 0.005 — 4.27 Unenclo sed Parking Structure —— — — — — — — — — 0.00 0.02 0.02 < 0.005 < 0.005 — 0.02 Total — — — — — — — — — — 3.11 18.2 21.3 0.32 0.01 — 31.6 Annual — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — 0.45 2.60 3.04 0.05 < 0.005 — 4.52 Strip Mall — — — — — — — — — — 0.07 0.41 0.48 0.01 < 0.005 — 0.71 Unenclo sed Parking Structure —— — — — — — — — — 0.00 < 0.005 < 0.005 < 0.005 < 0.005 — < 0.005 Total — — — — — — — — — — 0.52 3.01 3.52 0.05 < 0.005 — 5.23 4.5. Waste Emissions by Land Use 4.5.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) 840 Carlsbad Village Drive Detailed Report, 8/8/2024 52 / 82 CO2eRN2OCH4CO2TNBCO2BCO2PM2.5TPM2.5DPM2.5EPM10TPM10DPM10ESO2CONOxROGLand Use Daily, Summer (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — 19.9 0.00 19.9 1.98 0.00 — 69.5 Strip Mall — — — — — — — — — — 2.09 0.00 2.09 0.21 0.00 — 7.33 Unenclo sed Parking Structure —— — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00 Total — — — — — — — — — — 21.9 0.00 21.9 2.19 0.00 — 76.8 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — 19.9 0.00 19.9 1.98 0.00 — 69.5 Strip Mall — — — — — — — — — — 2.09 0.00 2.09 0.21 0.00 — 7.33 Unenclo sed Parking Structure —— — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00 Total — — — — — — — — — — 21.9 0.00 21.9 2.19 0.00 — 76.8 Annual — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — 3.29 0.00 3.29 0.33 0.00 — 11.5 Strip Mall — — — — — — — — — — 0.35 0.00 0.35 0.03 0.00 — 1.21 840 Carlsbad Village Drive Detailed Report, 8/8/2024 53 / 82 0.00—0.000.000.000.000.00——————————Unenclo sed Parking Structure Total — — — — — — — — — — 3.63 0.00 3.63 0.36 0.00 — 12.7 4.5.2. Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — 4.96 0.00 4.96 0.50 0.00 — 17.4 Strip Mall — — — — — — — — — — 0.52 0.00 0.52 0.05 0.00 — 1.83 Unenclo sed Parking Structure —— — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00 Total — — — — — — — — — — 5.49 0.00 5.49 0.55 0.00 — 19.2 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — 4.96 0.00 4.96 0.50 0.00 — 17.4 Strip Mall — — — — — — — — — — 0.52 0.00 0.52 0.05 0.00 — 1.83 Unenclo sed Parking Structure —— — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00 Total — — — — — — — — — — 5.49 0.00 5.49 0.55 0.00 — 19.2 840 Carlsbad Village Drive Detailed Report, 8/8/2024 54 / 82 Annual — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — 0.82 0.00 0.82 0.08 0.00 — 2.88 Strip Mall — — — — — — — — — — 0.09 0.00 0.09 0.01 0.00 — 0.30 Unenclo sed Parking Structure —— — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00 Total — — — — — — — — — — 0.91 0.00 0.91 0.09 0.00 — 3.18 4.6. Refrigerant Emissions by Land Use 4.6.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — — — — — — 0.34 0.34 Strip Mall — — — — — — — — — — — — — — — 0.02 0.02 Total — — — — — — — — — — — — — — — 0.37 0.37 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — — — — — — 0.34 0.34 Strip Mall — — — — — — — — — — — — — — — 0.02 0.02 840 Carlsbad Village Drive Detailed Report, 8/8/2024 55 / 82 Total — — — — — — — — — — — — — — — 0.37 0.37 Annual — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — — — — — — 0.06 0.06 Strip Mall — — — — — — — — — — — — — — — < 0.005 < 0.005 Total — — — — — — — — — — — — — — — 0.06 0.06 4.6.2. Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — — — — — — 0.34 0.34 Strip Mall — — — — — — — — — — — — — — — 0.02 0.02 Total — — — — — — — — — — — — — — — 0.37 0.37 Daily, Winter (Max) — — — — — — — — — — — — — — — — — Apartme nts Mid Rise — — — — — — — — — — — — — — — 0.34 0.34 Strip Mall — — — — — — — — — — — — — — — 0.02 0.02 Total — — — — — — — — — — — — — — — 0.37 0.37 Annual — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 56 / 82 0.060.06———————————————Apartme nts Mid Rise Strip Mall — — — — — — — — — — — — — — — < 0.005 < 0.005 Total — — — — — — — — — — — — — — — 0.06 0.06 4.7. Offroad Emissions By Equipment Type 4.7.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme nt Type ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Annual — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — 4.7.2. Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme nt Type ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 57 / 82 Total — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Annual — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — 4.8. Stationary Emissions By Equipment Type 4.8.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme nt Type ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Annual — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — 4.8.2. Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme nt Type ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e 840 Carlsbad Village Drive Detailed Report, 8/8/2024 58 / 82 —————————————————Daily, Summer (Max) Total — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Annual — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — 4.9. User Defined Emissions By Equipment Type 4.9.1. Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme nt Type ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Annual — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — 4.9.2. Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) 840 Carlsbad Village Drive Detailed Report, 8/8/2024 59 / 82 CO2eRN2OCH4CO2TNBCO2BCO2PM2.5TPM2.5DPM2.5EPM10TPM10DPM10ESO2CONOxROGEquipme nt Daily, Summer (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Annual — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — 4.10. Soil Carbon Accumulation By Vegetation Type 4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetatio n ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Annual — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — 4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) 840 Carlsbad Village Drive Detailed Report, 8/8/2024 60 / 82 Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Annual — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — 4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Avoided — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — Sequest ered — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — Remove d — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Avoided — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 61 / 82 Subtotal — — — — — — — — — — — — — — — — — Sequest ered — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — Remove d — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — Annual — — — — — — — — — — — — — — — — — Avoided — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — Sequest ered — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — Remove d — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 4.10.4. Soil Carbon Accumulation By Vegetation Type - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetatio n ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 62 / 82 Annual — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — 4.10.5. Above and Belowground Carbon Accumulation by Land Use Type - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — Annual — — — — — — — — — — — — — — — — — Total — — — — — — — — — — — — — — — — — 4.10.6. Avoided and Sequestered Emissions by Species - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily, Summer (Max) — — — — — — — — — — — — — — — — — Avoided — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — Sequest ered — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — Remove d — — — — — — — — — — — — — — — — — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 63 / 82 Subtotal — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — Daily, Winter (Max) — — — — — — — — — — — — — — — — — Avoided — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — Sequest ered — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — Remove d — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — Annual — — — — — — — — — — — — — — — — — Avoided — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — Sequest ered — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — Remove d — — — — — — — — — — — — — — — — — Subtotal — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 5. Activity Data 5.1. Construction Schedule Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description Demolition Demolition 6/2/2025 6/30/2025 5.00 20.0 — 840 Carlsbad Village Drive Detailed Report, 8/8/2024 64 / 82 Site Preparation Site Preparation 7/1/2025 7/3/2025 5.00 2.00 — Grading Grading 7/4/2025 7/9/2025 5.00 4.00 — Building Construction Building Construction 7/10/2025 4/16/2026 5.00 200 — Paving Paving 4/17/2026 5/1/2026 5.00 10.0 — Architectural Coating Architectural Coating 5/2/2026 5/16/2026 5.00 10.0 — 5.2. Off-Road Equipment 5.2.1. Unmitigated Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Demolition Tractors/Loaders/Back hoes Diesel Average 3.00 8.00 84.0 0.37 Demolition Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Demolition Concrete/Industrial Saws Diesel Average 1.00 8.00 33.0 0.73 Site Preparation Graders Diesel Average 1.00 8.00 148 0.41 Site Preparation Rubber Tired Dozers Diesel Average 1.00 7.00 367 0.40 Site Preparation Tractors/Loaders/Back hoes Diesel Average 1.00 8.00 84.0 0.37 Grading Graders Diesel Average 1.00 8.00 148 0.41 Grading Tractors/Loaders/Back hoes Diesel Average 2.00 7.00 84.0 0.37 Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Building Construction Cranes Diesel Average 1.00 6.00 367 0.29 Building Construction Forklifts Diesel Average 1.00 6.00 82.0 0.20 Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74 Building Construction Tractors/Loaders/Back hoes Diesel Average 1.00 6.00 84.0 0.37 Building Construction Welders Diesel Average 3.00 8.00 46.0 0.45 840 Carlsbad Village Drive Detailed Report, 8/8/2024 65 / 82 0.3784.08.001.00AverageDieselPavingTractors/Loaders/Back hoes Paving Pavers Diesel Average 1.00 6.00 81.0 0.42 Paving Paving Equipment Diesel Average 1.00 8.00 89.0 0.36 Paving Rollers Diesel Average 1.00 7.00 36.0 0.38 Paving Cement and Mortar Mixers Diesel Average 1.00 6.00 10.0 0.56 Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48 5.2.2. Mitigated Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Demolition Tractors/Loaders/Back hoes Diesel Average 3.00 8.00 84.0 0.37 Demolition Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Demolition Concrete/Industrial Saws Diesel Average 1.00 8.00 33.0 0.73 Site Preparation Graders Diesel Average 1.00 8.00 148 0.41 Site Preparation Rubber Tired Dozers Diesel Average 1.00 7.00 367 0.40 Site Preparation Tractors/Loaders/Back hoes Diesel Average 1.00 8.00 84.0 0.37 Grading Graders Diesel Average 1.00 8.00 148 0.41 Grading Tractors/Loaders/Back hoes Diesel Average 2.00 7.00 84.0 0.37 Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Building Construction Cranes Diesel Average 1.00 6.00 367 0.29 Building Construction Forklifts Diesel Average 1.00 6.00 82.0 0.20 Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74 Building Construction Tractors/Loaders/Back hoes Diesel Average 1.00 6.00 84.0 0.37 Building Construction Welders Diesel Average 3.00 8.00 46.0 0.45 840 Carlsbad Village Drive Detailed Report, 8/8/2024 66 / 82 0.3784.08.001.00AverageDieselPavingTractors/Loaders/Back hoes Paving Pavers Diesel Average 1.00 6.00 81.0 0.42 Paving Paving Equipment Diesel Average 1.00 8.00 89.0 0.36 Paving Rollers Diesel Average 1.00 7.00 36.0 0.38 Paving Cement and Mortar Mixers Diesel Average 1.00 6.00 10.0 0.56 Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48 5.3. Construction Vehicles 5.3.1. Unmitigated Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix Demolition ———— Demolition Worker 12.5 12.0 LDA,LDT1,LDT2 Demolition Vendor —7.63 HHDT,MHDT Demolition Hauling 4.60 20.0 HHDT Demolition Onsite truck ——HHDT Site Preparation ———— Site Preparation Worker 7.50 12.0 LDA,LDT1,LDT2 Site Preparation Vendor —7.63 HHDT,MHDT Site Preparation Hauling 0.00 20.0 HHDT Site Preparation Onsite truck ——HHDT Grading ———— Grading Worker 10.0 12.0 LDA,LDT1,LDT2 Grading Vendor —7.63 HHDT,MHDT Grading Hauling 0.00 20.0 HHDT Grading Onsite truck ——HHDT Building Construction ———— 840 Carlsbad Village Drive Detailed Report, 8/8/2024 67 / 82 Building Construction Worker 45.9 12.0 LDA,LDT1,LDT2 Building Construction Vendor 9.36 7.63 HHDT,MHDT Building Construction Hauling 0.00 20.0 HHDT Building Construction Onsite truck ——HHDT Paving ———— Paving Worker 12.5 12.0 LDA,LDT1,LDT2 Paving Vendor —7.63 HHDT,MHDT Paving Hauling 0.00 20.0 HHDT Paving Onsite truck ——HHDT Architectural Coating ———— Architectural Coating Worker 9.18 12.0 LDA,LDT1,LDT2 Architectural Coating Vendor —7.63 HHDT,MHDT Architectural Coating Hauling 0.00 20.0 HHDT Architectural Coating Onsite truck ——HHDT 5.3.2. Mitigated Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix Demolition ———— Demolition Worker 12.5 12.0 LDA,LDT1,LDT2 Demolition Vendor —7.63 HHDT,MHDT Demolition Hauling 4.60 20.0 HHDT Demolition Onsite truck ——HHDT Site Preparation ———— Site Preparation Worker 7.50 12.0 LDA,LDT1,LDT2 Site Preparation Vendor —7.63 HHDT,MHDT Site Preparation Hauling 0.00 20.0 HHDT Site Preparation Onsite truck ——HHDT Grading ———— 840 Carlsbad Village Drive Detailed Report, 8/8/2024 68 / 82 Grading Worker 10.0 12.0 LDA,LDT1,LDT2 Grading Vendor —7.63 HHDT,MHDT Grading Hauling 0.00 20.0 HHDT Grading Onsite truck ——HHDT Building Construction ———— Building Construction Worker 45.9 12.0 LDA,LDT1,LDT2 Building Construction Vendor 9.36 7.63 HHDT,MHDT Building Construction Hauling 0.00 20.0 HHDT Building Construction Onsite truck ——HHDT Paving ———— Paving Worker 12.5 12.0 LDA,LDT1,LDT2 Paving Vendor —7.63 HHDT,MHDT Paving Hauling 0.00 20.0 HHDT Paving Onsite truck ——HHDT Architectural Coating ———— Architectural Coating Worker 9.18 12.0 LDA,LDT1,LDT2 Architectural Coating Vendor —7.63 HHDT,MHDT Architectural Coating Hauling 0.00 20.0 HHDT Architectural Coating Onsite truck ——HHDT 5.4. Vehicles 5.4.1. Construction Vehicle Control Strategies Non-applicable. No control strategies activated by user. 5.5. Architectural Coatings Phase Name Residential Interior Area Coated (sq ft) Residential Exterior Area Coated (sq ft) Non-Residential Interior Area Coated (sq ft) Non-Residential Exterior Area Coated (sq ft) Parking Area Coated (sq ft) Architectural Coating 97,200 32,400 6,467 1,952 1,223 840 Carlsbad Village Drive Detailed Report, 8/8/2024 69 / 82 5.6. Dust Mitigation 5.6.1. Construction Earthmoving Activities Phase Name Material Imported (cy)Material Exported (cy)Acres Graded (acres)Material Demolished (Building Square Footage) Acres Paved (acres) Demolition 0.00 0.00 0.00 8,000 — Site Preparation ——1.88 0.00 — Grading ——4.00 0.00 — Paving 0.00 0.00 0.00 0.00 0.47 5.6.2. Construction Earthmoving Control Strategies Control Strategies Applied Frequency (per day)PM10 Reduction PM2.5 Reduction Water Exposed Area 2 61%61% Water Demolished Area 2 36%36% 5.7. Construction Paving Land Use Area Paved (acres)% Asphalt Apartments Mid Rise —0% Strip Mall 0.00 0% Unenclosed Parking Structure 0.47 100% 5.8. Construction Electricity Consumption and Emissions Factors kWh per Year and Emission Factor (lb/MWh) Year kWh per Year CO2 CH4 N2O 2025 0.00 589 0.03 < 0.005 2026 0.00 589 0.03 < 0.005 840 Carlsbad Village Drive Detailed Report, 8/8/2024 70 / 82 5.9. Operational Mobile Sources 5.9.1. Unmitigated Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year Apartments Mid Rise 272 245 205 94,379 2,443 2,205 1,837 847,674 Strip Mall 164 156 75.6 54,805 1,418 1,345 654 473,973 Unenclosed Parking Structure 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 5.9.2. Mitigated Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year Apartments Mid Rise 272 245 205 94,379 2,443 2,205 1,837 847,674 Strip Mall 164 156 75.6 54,805 1,418 1,345 654 473,973 Unenclosed Parking Structure 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 5.10. Operational Area Sources 5.10.1. Hearths 5.10.1.1. Unmitigated Hearth Type Unmitigated (number) Apartments Mid Rise — Wood Fireplaces 0 Gas Fireplaces 0 Propane Fireplaces 0 Electric Fireplaces 0 840 Carlsbad Village Drive Detailed Report, 8/8/2024 71 / 82 No Fireplaces 0 Conventional Wood Stoves 0 Catalytic Wood Stoves 0 Non-Catalytic Wood Stoves 0 Pellet Wood Stoves 0 5.10.1.2. Mitigated Hearth Type Unmitigated (number) Apartments Mid Rise — Wood Fireplaces 0 Gas Fireplaces 0 Propane Fireplaces 0 Electric Fireplaces 0 No Fireplaces 0 Conventional Wood Stoves 0 Catalytic Wood Stoves 0 Non-Catalytic Wood Stoves 0 Pellet Wood Stoves 0 5.10.2. Architectural Coatings Residential Interior Area Coated (sq ft) Residential Exterior Area Coated (sq ft) Non-Residential Interior Area Coated (sq ft) Non-Residential Exterior Area Coated (sq ft) Parking Area Coated (sq ft) 97200 32,400 6,467 1,952 1,223 5.10.3. Landscape Equipment Season Unit Value Snow Days day/yr 0.00 840 Carlsbad Village Drive Detailed Report, 8/8/2024 72 / 82 Summer Days day/yr 180 5.10.4. Landscape Equipment - Mitigated Season Unit Value Snow Days day/yr 0.00 Summer Days day/yr 180 5.11. Operational Energy Consumption 5.11.1. Unmitigated Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr)CO2 CH4 N2O Natural Gas (kBTU/yr) Apartments Mid Rise 169,543 589 0.0330 0.0040 353,922 Strip Mall 32,614 589 0.0330 0.0040 16,011 Unenclosed Parking Structure 54,662 589 0.0330 0.0040 0.00 5.11.2. Mitigated Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr)CO2 CH4 N2O Natural Gas (kBTU/yr) Apartments Mid Rise 169,543 589 0.0330 0.0040 353,922 Strip Mall 32,614 589 0.0330 0.0040 16,011 Unenclosed Parking Structure 54,662 589 0.0330 0.0040 0.00 5.12. Operational Water and Wastewater Consumption 5.12.1. Unmitigated Land Use Indoor Water (gal/year)Outdoor Water (gal/year) Apartments Mid Rise 1,756,654 36,530 840 Carlsbad Village Drive Detailed Report, 8/8/2024 73 / 82 Strip Mall 274,068 7,472 Unenclosed Parking Structure 0.00 2,989 5.12.2. Mitigated Land Use Indoor Water (gal/year)Outdoor Water (gal/year) Apartments Mid Rise 1,405,323 29,224 Strip Mall 219,255 5,978 Unenclosed Parking Structure 0.00 2,391 5.13. Operational Waste Generation 5.13.1. Unmitigated Land Use Waste (ton/year)Cogeneration (kWh/year) Apartments Mid Rise 36.8 — Strip Mall 3.89 — Unenclosed Parking Structure 0.00 — 5.13.2. Mitigated Land Use Waste (ton/year)Cogeneration (kWh/year) Apartments Mid Rise 9.21 — Strip Mall 0.97 — Unenclosed Parking Structure 0.00 — 5.14. Operational Refrigeration and Air Conditioning Equipment 5.14.1. Unmitigated Land Use Type Equipment Type Refrigerant GWP Quantity (kg)Operations Leak Rate Service Leak Rate Times Serviced 840 Carlsbad Village Drive Detailed Report, 8/8/2024 74 / 82 Apartments Mid Rise Average room A/C & Other residential A/C and heat pumps R-410A 2,088 < 0.005 2.50 2.50 10.0 Apartments Mid Rise Household refrigerators and/or freezers R-134a 1,430 0.12 0.60 0.00 1.00 Strip Mall Other commercial A/C and heat pumps R-410A 2,088 < 0.005 4.00 4.00 18.0 Strip Mall Stand-alone retail refrigerators and freezers R-134a 1,430 0.04 1.00 0.00 1.00 Strip Mall Walk-in refrigerators and freezers R-404A 3,922 < 0.005 7.50 7.50 20.0 5.14.2. Mitigated Land Use Type Equipment Type Refrigerant GWP Quantity (kg)Operations Leak Rate Service Leak Rate Times Serviced Apartments Mid Rise Average room A/C & Other residential A/C and heat pumps R-410A 2,088 < 0.005 2.50 2.50 10.0 Apartments Mid Rise Household refrigerators and/or freezers R-134a 1,430 0.12 0.60 0.00 1.00 Strip Mall Other commercial A/C and heat pumps R-410A 2,088 < 0.005 4.00 4.00 18.0 Strip Mall Stand-alone retail refrigerators and freezers R-134a 1,430 0.04 1.00 0.00 1.00 Strip Mall Walk-in refrigerators and freezers R-404A 3,922 < 0.005 7.50 7.50 20.0 5.15. Operational Off-Road Equipment 5.15.1. Unmitigated Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor 840 Carlsbad Village Drive Detailed Report, 8/8/2024 75 / 82 5.15.2. Mitigated Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor 5.16. Stationary Sources 5.16.1. Emergency Generators and Fire Pumps Equipment Type Fuel Type Number per Day Hours per Day Hours per Year Horsepower Load Factor 5.16.2. Process Boilers Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr)Daily Heat Input (MMBtu/day)Annual Heat Input (MMBtu/yr) 5.17. User Defined Equipment Type Fuel Type 5.18. Vegetation 5.18.1. Land Use Change 5.18.1.1. Unmitigated Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres 5.18.1.2. Mitigated Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres 5.18.1. Biomass Cover Type 5.18.1.1. Unmitigated 840 Carlsbad Village Drive Detailed Report, 8/8/2024 76 / 82 Biomass Cover Type Initial Acres Final Acres 5.18.1.2. Mitigated Biomass Cover Type Initial Acres Final Acres 5.18.2. Sequestration 5.18.2.1. Unmitigated Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year) 5.18.2.2. Mitigated Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year) 6. Climate Risk Detailed Report 6.1. Climate Risk Summary Cal-Adapt midcentury 2040–2059 average projections for four hazards are reported below for your project location. These are under Representation Concentration Pathway (RCP) 8.5 which assumes GHG emissions will continue to rise strongly through 2050 and then plateau around 2100. Climate Hazard Result for Project Location Unit Temperature and Extreme Heat 8.12 annual days of extreme heat Extreme Precipitation 2.70 annual days with precipitation above 20 mm Sea Level Rise —meters of inundation depth Wildfire 0.00 annual hectares burned Temperature and Extreme Heat data are for grid cell in which your project are located. The projection is based on the 98th historical percentile of daily maximum/minimum temperatures from observed historical data (32 climate model ensemble from Cal-Adapt, 2040–2059 average under RCP 8.5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi. Extreme Precipitation data are for the grid cell in which your project are located. The threshold of 20 mm is equivalent to about ¾ an inch of rain, which would be light to moderate rainfall if received over a full day or heavy rain if received over a period of 2 to 4 hours. Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi. 840 Carlsbad Village Drive Detailed Report, 8/8/2024 77 / 82 Sea Level Rise data are for the grid cell in which your project are located. The projections are from Radke et al. (2017), as reported in Cal-Adapt (Radke et al., 2017, CEC-500-2017-008), and consider inundation location and depth for the San Francisco Bay, the Sacramento-San Joaquin River Delta and California coast resulting different increments of sea level rise coupled with extreme storm events. Users may select from four scenarios to view the range in potential inundation depth for the grid cell. The four scenarios are: No rise, 0.5 meter, 1.0 meter, 1.41 meters Wildfire data are for the grid cell in which your project are located. The projections are from UC Davis, as reported in Cal-Adapt (2040–2059 average under RCP 8.5), and consider historical data of climate, vegetation, population density, and large (> 400 ha) fire history. Users may select from four model simulations to view the range in potential wildfire probabilities for the grid cell. The four simulations make different assumptions about expected rainfall and temperature are: Warmer/drier (HadGEM2-ES), Cooler/wetter (CNRM-CM5), Average conditions (CanESM2), Range of different rainfall and temperature possibilities (MIROC5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi. 6.2. Initial Climate Risk Scores Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat N/A N/A N/A N/A Extreme Precipitation N/A N/A N/A N/A Sea Level Rise N/A N/A N/A N/A Wildfire N/A N/A N/A N/A Flooding N/A N/A N/A N/A Drought N/A N/A N/A N/A Snowpack Reduction N/A N/A N/A N/A Air Quality Degradation N/A N/A N/A N/A The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure. The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt. The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores do not include implementation of climate risk reduction measures. 6.3. Adjusted Climate Risk Scores Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat N/A N/A N/A N/A Extreme Precipitation N/A N/A N/A N/A Sea Level Rise N/A N/A N/A N/A Wildfire N/A N/A N/A N/A Flooding N/A N/A N/A N/A Drought N/A N/A N/A N/A 840 Carlsbad Village Drive Detailed Report, 8/8/2024 78 / 82 Snowpack Reduction N/A N/A N/A N/A Air Quality Degradation N/A N/A N/A N/A The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure. The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt. The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores include implementation of climate risk reduction measures. 6.4. Climate Risk Reduction Measures 7. Health and Equity Details 7.1. CalEnviroScreen 4.0 Scores The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. Indicator Result for Project Census Tract Exposure Indicators — AQ-Ozone 29.9 AQ-PM 44.7 AQ-DPM 87.8 Drinking Water 10.4 Lead Risk Housing 46.8 Pesticides 23.2 Toxic Releases 14.1 Traffic 85.7 Effect Indicators — CleanUp Sites 0.00 Groundwater 59.6 Haz Waste Facilities/Generators 80.2 Impaired Water Bodies 77.3 Solid Waste 0.00 840 Carlsbad Village Drive Detailed Report, 8/8/2024 79 / 82 Sensitive Population — Asthma 10.6 Cardio-vascular 30.4 Low Birth Weights 11.8 Socioeconomic Factor Indicators — Education 51.2 Housing 45.6 Linguistic 18.1 Poverty 66.4 Unemployment 37.7 7.2. Healthy Places Index Scores The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state. Indicator Result for Project Census Tract Economic — Above Poverty 43.59040164 Employed 47.8121391 Median HI 35.63454382 Education — Bachelor's or higher 53.18875914 High school enrollment 3.028358784 Preschool enrollment 11.35634544 Transportation — Auto Access 33.27345053 Active commuting 58.38573078 Social — 2-parent households 22.80251508 Voting 60.81098422 840 Carlsbad Village Drive Detailed Report, 8/8/2024 80 / 82 Neighborhood — Alcohol availability 33.06813807 Park access 56.25561401 Retail density 80.14885153 Supermarket access 72.16732965 Tree canopy 38.05979725 Housing — Homeownership 10.75324009 Housing habitability 43.65456179 Low-inc homeowner severe housing cost burden 94.44373155 Low-inc renter severe housing cost burden 62.20967535 Uncrowded housing 34.55665341 Health Outcomes — Insured adults 20.10778904 Arthritis 29.1 Asthma ER Admissions 76.3 High Blood Pressure 63.5 Cancer (excluding skin)24.3 Asthma 46.1 Coronary Heart Disease 23.5 Chronic Obstructive Pulmonary Disease 29.1 Diagnosed Diabetes 58.5 Life Expectancy at Birth 70.8 Cognitively Disabled 39.7 Physically Disabled 49.3 Heart Attack ER Admissions 87.2 Mental Health Not Good 44.5 Chronic Kidney Disease 35.4 840 Carlsbad Village Drive Detailed Report, 8/8/2024 81 / 82 Obesity 54.6 Pedestrian Injuries 43.7 Physical Health Not Good 49.1 Stroke 34.3 Health Risk Behaviors — Binge Drinking 10.6 Current Smoker 43.7 No Leisure Time for Physical Activity 51.7 Climate Change Exposures — Wildfire Risk 0.6 SLR Inundation Area 54.1 Children 69.7 Elderly 26.2 English Speaking 38.1 Foreign-born 29.6 Outdoor Workers 36.9 Climate Change Adaptive Capacity — Impervious Surface Cover 25.2 Traffic Density 95.7 Traffic Access 23.0 Other Indices — Hardship 54.8 Other Decision Support — 2016 Voting 71.6 7.3. Overall Health & Equity Scores Metric Result for Project Census Tract CalEnviroScreen 4.0 Score for Project Location (a)30.0 840 Carlsbad Village Drive Detailed Report, 8/8/2024 82 / 82 Healthy Places Index Score for Project Location (b)29.0 Project Located in a Designated Disadvantaged Community (Senate Bill 535)No Project Located in a Low-Income Community (Assembly Bill 1550)Yes Project Located in a Community Air Protection Program Community (Assembly Bill 617) No a: The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. b: The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state. 7.4. Health & Equity Measures No Health & Equity Measures selected. 7.5. Evaluation Scorecard Health & Equity Evaluation Scorecard not completed. 7.6. Health & Equity Custom Measures No Health & Equity Custom Measures created. 8. User Changes to Default Data Screen Justification Operations: Hearths Assumes no fireplaces or wood stoves Attachment E Water Study Attachment F DEXTER WILSON ENGINEERING, INC. WATER ● WASTEWATER ● RECYCLED WATER CONSULTING ENGINEERS 2234 FARADAY AVENUE ● CARLSBAD, CA ● (760) 438-4422 WATER STUDY FOR THE 840 CARLSBAD VILLAGE DRIVE PROJECT IN THE CITY OF CARLSBAD October 29, 2024 Jonathan Frankel October 29, 2024 840 Carlsbad Village Drive Water Study DEXTER WILSON ENGINEERING, INC. PAGE 4 Purpose of Study The purpose of this study is to analyze the existing public water system’s capacity to serve the project. This report will provide recommendations for any immediate improvements to the existing public water system determined to be necessary to serve the 840 Carlsbad Village Drive project. Preliminary sizing of the proposed water services and meters is included in this report, but will need to be confirmed after the final water fixture layout is known. Water System Design Criteria The design criteria used in sizing the water distribution system piping for the 840 Carlsbad Village Drive project are consistent with Volume 2 of the 2024 City of Carlsbad Engineering Standard. Appendix A includes an excerpt of the first portion of Chapter 3 which includes the City’s potable water design criteria. These criteria include a minimum static pressure of 60 psi, a desired maximum static pressure of 125 psi, and a maximum static pressure allowed of 150 psi. Under Peak Hour Demand conditions, minimum residual pressure at any location must not be less than 40 psi and maximum velocity must not exceed 8 ft/s. Under a Maximum Day Demand with Fire Flow, a minimum residual pressure of 20 psi must be maintained in the water system and velocity must not exceed 15 ft/s. Peaking factors used in analyzing demand scenarios were 1.6 for average day to maximum day demands and 2.9 for average day to peak hour demands. Projected Water Demand The expected water demand for the 840 Carlsbad Village Drive project was estimated using water demand criteria from Volume 2 of the 2024 City of Carlsbad Engineering Standards. Table 1 presents the estimated onsite water demand for the project. Jonathan Frankel October 29, 2024 840 Carlsbad Village Drive Water Study DEXTER WILSON ENGINEERING, INC. PAGE 5 TABLE 1 840 CARLSBAD VILLAGE DRIVE AVERAGE WATER DEMAND Land Use Quantity Demand Factor1 Average Demand Multi-Family Residential 50 DU 185 gpd/DU 9,250 gpd Commercial 3,694 sq ft 1,500 gpd / 10,000 sq ft 554 gpd TOTAL 9,804 gpd (6.8 gpm) ¹ Design Criteria from CMWD Volume 2 of the 2024 City of Carlsbad Engineering Standards. Per Table 1, average day demand for the 840 Carlsbad Village Drive project is 9,804 gpd. The maximum day demand is 15,687 gpd (ADD x 1.6). The peak hour demand is 28,432 gpd (ADD x 2.9). Fire Flow Requirements The fire flow requirement for the 840 Carlsbad Village Drive project was determined to be 3,750 gpm by the City of Carlsbad Fire Department. The email confirmation of the fire flow requirement is included in Appendix B. Existing Water System The existing public water system to which the 840 Carlsbad Village Drive project will connect is the 255 Pressure Zone. There is an existing 8-inch water line west of the project in Jefferson Street, and a 6-inch water line in Carlsbad Village Drive. The existing water system in the area is shown on Figure 2. The building finish floor elevations within the 840 Carlsbad Village Drive project range from 56 to 60 feet. With service from the 255 Pressure Zone, this results in a maximum static pressure of 86 psi. Jonathan Frankel October 29, 2024 840 Carlsbad Village Drive Water Study DEXTER WILSON ENGINEERING, INC. PAGE 7 Proposed Water System The 840 Carlsbad Village Drive project is proposing to obtain potable water service from the existing 255 Pressure Zone system. The project will make two connections to the water line on the west side of the project in Jefferson Street for the project’s private domestic water service. The project will also make a connection to this water line for the project’s private fire service and construct a new public fire hydrant on Jefferson Street fronting the project, as required by the Carlsbad Fire Department. Domestic Water Service. Domestic water service will be provided to the 840 Carlsbad Village Drive site with two domestic water meters connected to existing 255 Pressure Zone system. Figure 2 shows the proposed location of the domestic services. A preliminary water fixture unit (WFU) count was performed to estimate the water meter size for the residential meter and the commercial meter. By utilizing the 2019 California Plumbing Code, a WFU count can be equated to a peak flow rate in gpm which, in turn, can be used to recommend a water meter size. Note that the water meter sizing provided herein is a preliminary estimate. Once the building plumbing plans are finalized, the WFU count should be confirmed. The private onsite domestic water system will be sized at the time of final plumbing plans. The peak flow rate in Table 2 differs with the peak hour demand presented earlier in this report as the WFU method is primarily reserved for meter sizing and takes a more conservative approach in calculating peak domestic water demand. A minimum 3-inch lateral with a single 3-inch meter and 3-inch backflow preventer has a safe maximum operating capacity of 560 gpm. This will be sufficient to serve the residential units of the 840 Carlsbad Village Drive project. The fixtures for the commercial spaces have not yet been set, but an estimate was put into place based on a typical commercial layout. A minimum 1-inch lateral with a 1-inch meter and backflow is anticipated for the commercial meter. WFU count and meter sizing calculations are available in Appendix C. Jonathan Frankel October 29, 2024 840 Carlsbad Village Drive Water Study DEXTER WILSON ENGINEERING, INC. PAGE 8 TABLE 2 840 CARLSBAD VILLAGE DRIVE PROJECT PRELIMINARY WFU AND WATER METER SUMMARY Meter WFUs Peak Flow Rate Water Meter Size Residential 1095 220 gpm One 3-inch Commercial 43.5 43 gpm One 1-inch Hydraulic Analysis The University of Kentucky KYPIPE program was used to model the existing water system for the 840 Carlsbad Village Drive project. This computer program utilizes the Hazen- Williams equation for determining head-loss in pipes; the Hazen-Williams "C" value used for all pipes is 120. Available Hydraulic Grade Line. The available hydraulic grade line (HGL) was determined using fire hydrant flow test data from a hydrant on Carlsbad Village Drive near Jefferson Street. The flow test data is provided in Appendix D for reference. Using the data provided by the hydrant flow test, an extrapolation calculation was executed by KYPIPE to determine the available pressure and hydraulic grade line at various flow values for the tested area. Computer Model Analysis Computer modeling of the existing public water system for the 840 Carlsbad Village Drive project was performed to confirm that the public system can provide adequate domestic and fire protection service. The water system was analyzed under a maximum day demand plus 3,750 gpm fire flow scenario. Jonathan Frankel October 29, 2024 840 Carlsbad Village Drive Water Study DEXTER WILSON ENGINEERING, INC. PAGE 9 Appendix E provides the results of the computer modeling for the analyzed water system. Exhibit A at the back of this report provides the Node and Pipe Diagram for the computer model. Analysis of Computer Model Results. The results in Appendix E show that the water system presented in Figure 2 is adequate for domestic service and fire protection. Under maximum day demand plus fire flow, the results of the computer runs show that 3,750 gpm fire flow can be provided to the hydrants with a minimum residual pressure of 62 psi and a maximum velocity of 13.4 fps. Under peak hour demand, the results of the computer runs show that minimum residual pressures are 78 psi and maximum pipe velocities are 0.07 fps, falling withing the City’s guidelines. Conclusions and Recommendations The following recommendations and conclusions are made based on an analysis of the potable water system for the 840 Carlsbad Village Drive project. 1. The 840 Carlsbad Village Drive project will be served by the City of Carlsbad potable water 255 Pressure Zone system. Figure 2 presents the existing facilities near the project. 2. Water service will include three connections to the public water system: two connections will be made for the private domestic water system, and one connection will be made for the private fire protection system to serve the fire sprinkler system. Figure 2 presents the locations of these connections. 3. The project will construct a new public fire hydrant on Jefferson Street fronting the project per the Carlsbad Fire Department. APPENDIX A CARLSBAD MUNICIPAL WATER DISTRICT WATER SYSTEM DESIGN CRITERIA Potable Water Master Plan Carlsbad Municipal Water District 4-8 | June 17, 2019 Although the Total Revised Coliform Rule is now in effect, CMWD should closely monitor samples in affected areas to determine if additional assessments are required. Since 2016, the Level 1 and Level 2 assessments for non-compliance would require additional sampling efforts by CMWD. CMWD should follow the development of state mandated water conservation measures and advocate for credit in achieving potable water use reductions through its recycled water program. 4.2 Design Criteria As part of the planning process, design criteria from the previous master plan was reviewed with engineering and operations staff to re-confirm the design criteria or update specific criteria based on system operations the past five years. 4.2.1 Potable Water Criteria Table 4-2 lists the design criteria for the 2019 Master Plan. Unit demands were revised based on current water demand information, as discussed in Section 3.1. Table 4-2: Water Master Plan Design Criteria Item Criteria Unit Demands Single Family Residential 450 gpd/DU Multi-Family Residential 185 gpd/DU Non-Residential 1,500 gpd/acre Peaking Factors Minimum Day/Average Day Ratio 0.5 Maximum Day/Average Day Ratio 1.6 Maximum Month/Average Day Ratio 1.4 Peak Hour/Average Day Ratio 2.9 Piping/Pipelines Maximum Velocity - Peak Hour 8 fps Maximum Velocity - Max Day + Fire 15 fps Maximum Headloss - desired at peak flow 5 ft/1,000 ft Maximum Headloss - allowable at peak flow 10 ft/1,000 ft Maximum length of dead-end pipe 150 ft Maximum No. of hydrants on a dead-end pipe 1 Maximum No. of services off a dead-end pipe 18 Pressure Maximum Static - Desired 125 psi Maximum Static - Allowed 150 psi Minimum Static 60 psi Minimum Residual (Peak Hour) 40 psi Minimum Residual (Max Day + Fire) 20 psi Maximum desired pressure drop from static 25 psi June 17, 2019 | 4-9 Table 4-2: Water Master Plan Design Criteria Item Criteria Typical Fire Flows Single Family Residential 1,500 gpm for 2 hours Multi-Family Residential 3,000 gpm for 2 hours Non-Residential 4,000 gpm for 4 hours Storage Operating Storage 15% MDD Fire Storage Maximum fire flow x duration Emergency Reserve Storage (in-zone) 100% MDD Emergency Storage (Planned SDCWA shutdown) 10 x ADD Water Pressure Regulating Stations — Minimum Number of Valves 2 Capacity Low = Average High = MDD + Fire Flow Redundancy Required Yes (by zone) Other Pressure Relief Valve required at a minimum of one station per zone. Pump Station — Pumping Period 24 hours Pumping Capacity MDD for all zones served Minimum Number of Pumps 3 (2 duty + 1 standby) Redundancy 1 unit equal to largest duty pump Standby Power Generator Notes: fps=feet per second Maximum velocity criteria are industry standard for new construction but may be exceeded under existing performance conditions if replacement costs are excessive and not critical to level of service. The fire flow velocity requirement of 10 fps in the 2012 Master Plan was determined to be conservative. It was increased to 15 fps to avoid oversizing small water mains creating water quality issues in the distribution system. Fire flow requirements for areas within Carlsbad that are designated as High and Very High Fire Hazard Severity Zones, shown on Figure 4-1, were reviewed, which in some cases may require higher fire flows. APPENDIX B WATER METER SIZING 1 Kathleen Noel From:Gina Ruiz <Gina.Ruiz@carlsbadca.gov> Sent:Thursday, August 29, 2024 4:07 PM To:Kathleen Noel Subject:RE: 840 Carlsbad Boulevard Fire Flow Requirement Good afternoon, The calculation requirements come from the California Fire Code Commentary under Fire Flow Calculations for Mixed Use Projects. For 25,740 IA and 99,770 VB, the required fire flow is 3,750 gpm for 3 hours. Thank you, Gina Ruiz Fire Permit Technician II Fire & Life Safety Division 1635 Faraday Ave. Carlsbad, CA 92008-7314 www.carlsbadca.gov Phone: 442-339-2731 Inspecon Requests: 442-339-2660 Instagram | Facebook | Twier | YouTube **FEE INCREASE EFFECTIVE SEPTEMBER 1ST 2024. TO VIEW UPCOMING INCREASES, PLEASE SEE THE CITY WEBSITE FOR THE MASTER FEE SCHEDULE FY 2024-25** Fire Permit submials and pick-ups shall ulize the "Fire Department - Pick-up & Drop-off" bin located inside the Faraday Center. For resubmials, please follow the instrucons on the correcons list. From: Kathleen Noel <kathleen@dwilsoneng.com> Sent: Thursday, August 29, 2024 3:41 PM To: Gina Ruiz <Gina.Ruiz@carlsbadca.gov> Subject: 840 Carlsbad Boulevard Fire Flow Requirement Hello Gina, 2 I’m working on a water study for a project in Carlsbad that is a mixed building construction type. The first floor is 25,740 square feet and is construction type IA. The remaining floors are a total of 99,770 square feet and is construction type VB. Can you please provide a preliminary fire flow requirement? As a side note, is there a part of the CFC or Carlsbad’s code that deals with how to calculate the requirement with mixed construction? I’ve tried looking for it and never come across one. Thank you and as always I appreciate your help, Kathleen H. Noel, P.E. Dexter Wilson Engineering, Inc. 2234 Faraday Avenue Carlsbad, CA 92008 760-438-4422 kathleen@dwilsoneng.com CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. APPENDIX C FIRE FLOW REQUIREMENT 840 Carlsbad Village Drive 1115-007 Job Number Date Water Fixture Units The basis for the Water Fixture Units is 2022 California Plumbing Code. FIXTURE TOTAL FIXTURE TOTAL FIXTURE TOTAL FIXTURE TOTAL FIXTURE TOTAL FIXTURE TOTAL FIXTURE TOTAL FIXTURE TOTAL DESCRIPTION QUANTITY UNITS FIXTURE QUANTITY UNITS FIXTURE QUANTITY UNITS FIXTURE QUANTITY UNITS FIXTURE QUANTITY UNITS FIXTURE QUANTITY UNITS FIXTURE QUANTITY UNITS FIXTURE QUANTITY UNITS FIXTURE EACH UNITS EACH UNITS EACH UNITS EACH UNITS EACH UNITS EACH UNITS EACH UNITS EACH UNITS CLOTHES WASHER 1 4 4 1 4 4 1 4 4 1 4 4 1 4 4 1 4 4 1 4 4 1 4 4 LAUNDRY SINK 0 1.5 0 0 1.5 0 0 1.5 0 0 1.5 0 0 1.5 0 0 1.5 0 0 1.5 0 0 1.5 0 TUB/SHOWER 0 4 0 0 4 0 0 4 0 0 4 0 0 4 0 0 4 0 0 4 0 0 4 0 SHOWER 1 2 2 1 2 2 1 2 2 2 2 4 2 2 4 2 2 4 2 2 4 3 2 6 KITCHEN SINK 1 1.5 1.5 1 1.5 1.5 1 1.5 1.5 1 1.5 1.5 1 1.5 1.5 1 1.5 1.5 1 1.5 1.5 1 1.5 1.5 DISHWASHER 1 1.5 1.5 1 1.5 1.5 1 1.5 1.5 1 1.5 1.5 1 1.5 1.5 1 1.5 1.5 1 1.5 1.5 1 1.5 1.5LAVATORY3 1 3 3 1 3 3 1 3 3 1 3 3 1 3 3 1 3 4 1 4 4 1 4WATER CLOSET (1.6 GPF)2 2.5 5 2 2.5 5 2 2.5 5 2 2.5 5 2 2.5 5 2 2.5 5 3 2.5 7.5 3 2.5 7.5 HOSE BIBB 1 2.5 2.5 1 2.5 2.5 1 2.5 2.5 1 2.5 2.5 1 2.5 2.5 1 2.5 2.5 1 2.5 2.5 1 2.5 2.5 EACH ADDTL HB 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 OTHER 0 0 0 0 0 0 0 0 TOTAL 19.5 19.5 19.5 21.5 21.5 21.5 25 27 Residential Commercial Plan Quantity WFUs Total Quantity WFUs Total WFUs A1 11 19.5 214.5 3 14.5 43.5 A1.1 0 19.5 0 A2 8 19.5 156 B1 12 21.5 258B2 3 21.5 64.5B2.1 4 21.5 86 C1 4 25 100C2827216 SUM 50 -1095 FIXTURE TOTAL DESCRIPTION QUANTITY UNITS FIXTURE EACH UNITS DRINKING FOUNTAIN/WATER COOLER 0 0.5 0HOSE BIBB 1 2.5 2.5EACH ADDITIONAL HOSE BIBB 0 1 0 LAVATORY 2 1 2 BAR SINK 1 2 2 SERVICE OR MOP BASIN 1 3 3 WASHUP, EACH SET OF FAUCETS 0 2 0 URINAL FLUSH (1.0 GPF PUB)0 4 0 WATER CLOSET FLUSH (1.6 GPF PUB) 2 2.5 5 OTHER 1 0 TOTAL 14.5 9/4/2024 1115-009 A2 B2.1A1 Commercial C1 C2A1.1 B1 B2 K:\1115009\2024-08-23 1115-009 840CVD WFUEstimate-water/Sheet1 E-Series G2® Cold Water Ultrasonic Meters Specifications for 3, 4, 6 and 8 inch meters Sample Specifications ESM-SS-03005-EN-06 (March 2023) Section 1: Scope This specification covers E-Series G2® Cold Water Ultrasonic Meters in sizes 3, 4, 6, and 8 inch and the materials and workmanship employed in their fabrication. The meter must utilize ultrasonic transit time measurement technology and have no moving parts within the meter to wear or replace. Ultrasonic meters shall meet or exceed the most recent revisions of AWWA C715 and AWWA C750 Standards. The lead-free bronze alloy ultrasonic meters shall comply with the lead-free provisions of the Safe Drinking Water Act and NSF/ANSI Standards 61 and 372. Section 2: Manufacturer Ultrasonic meters shall be manufactured by a company with a minimum of ten (10) years’ experience in the manufacture of residential ultrasonic technology and demonstrate market longevity through a minimum of fifty (50) years’ experience in the manufacture of cold water meters serving North American water utilities, including Positive Displacement Nutating Disc, Turbo and Compound type meters. Section 3: Meter Description Only meters using ultrasonic transit type technology shall be accepted. The ultrasonic meter shall be fully electronic with encapsulated and sealed circuitry, display and battery. To ensure highest quality of design and to minimize the electronic complexity, the ultrasonic technology must be the intellectual property of the meter manufacturer and shall not utilize third-party ultrasonic technology. The meter encoder design shall allow for transducers that are protected from tampering. The meter must have the ability to detect removal of registration and transducers, and report an empty pipe alarm as indication of removal. Section 4: Meter Main Case Ultrasonic meters supplied under this specification shall operate to a pressure of 175 psi and to a temperature of 140º F without leakage or damage. The housing shall be constructed of a lead-free bronze alloy and shall be designed so that at a working pressure of 175 psi, any distortion will not affect the accuracy of the meter. The metering tube shall have an unobstructed flow passage and shall not be repaired in any manner. The flow direction, meter size, and NSF-61 shall also be cast in the meter housing. Section 5: Measuring Element To provide high accuracy and a wide flow range with no mechanical wear, ultrasonic meters shall utilize no moving parts in the flow stream. 5.1 The measuring section shall have an unobstructed flow passage area for increased turn-down ratio and lower pressure loss (as referenced in Table 1: Meter Performance), and be designed such that a strainer is not required. 5.2 Paired transducers are to be mounted diagonally across sides in the measuring section. The ultrasonic technology shall continuously sample flow at a minimum of 8 Hz to ensure accuracy during changes in flow rate or sharp transitions in flow. Section 6: Electronic Metering The electronic circuit shall be microprocessor based and include nonvolatile memory capable of storing all programmable and accumulated data. The circuit shall control the ultrasonic transducers. The entire meter circuit and related components shall be fully potted and sealed from water intrusion. The registration shall consist of an electronic local display combined with electronic circuitry to provide a high resolution absolute encoder output. The electronic register assembly shall transmit a signal through properly shielded transmission wire for AMR/AMI connectivity. High resolution absolute encoder registration shall be capable of sending a 9-digit encoder output to the endpoint as well as extended status messages. Reading resolution sent to the reading software is based on the output of the endpoint technology the meter is connected to. Section 7: Registration Lid Register box enclosures and lids shall be made of engineering thermoplastic or other suitable synthetic polymer. The lid shall have a snap close feature to prevent the lid from opening if installed in a vertical up position. The lid shall overlap the registration enclosure to protect the lens. The name or logo of the manufacturer shall be permanently molded into the lid, and at the option of the utility, a serial number shall be imprinted on the registration lid. Section 8: Registration The size, model, and direction of flow through the meters shall be permanently visible on the topside of all meter displays. The register shall be encased in non-corrosive plastic housing, with the circuit board, display, and battery completely potted and epoxy-sealed within to provide moisture resistance to flooded pit or submerged conditions. Ultrasonic meters shall meet and exceed IP 68 rating for submergence. Use of desiccants will not be allowed. The registration enclosure face shall be slightly curved to prevent sediment buildup, and the registration housing shall have a molded-in clip to provide the option of mounting an approved endpoint to the side. 8.1 The LCD shall display • 9-digit consumption display with decimal and comma separator • Icons for units of measure and time to represent total consumption and flow rate • Icons to represent alarm conditions • Segmented lines above and below digits to represent standard visual billing units for manual reading purposes 8.2 For 3 and 4 in. sizes, the visual totalized consumption resolution shall display to 0.1 gallons, 0.01 cubic feet, or 0.001 cubic meters. For 6 and 8 in. sizes, the visual totalized consumption resolution shall display to 1 gallons, 0.1 cubic feet, or 0.01 cubic meters. The enhanced resolution of the totalized flow display can be utilized as a flow indicator for leak detection 8.3 To conserve battery life, the display shall be off while in resting state. The display shall be activated by a change in light level through the infrared (IR) port. Meter shall not require special tools to activate the display. Opening/closing the lid or blocking/ unblocking the IR port will activate the display to cycle through display screens showing different meter information. 8.4 Ultrasonic meters shall be factory programmed to display the following screens. • Standard Total Consumption • Rate of Flow • Pressure—if implemented in the meter—programmable to PSI or Bar • Temperature includes water and ambient temperature, and is programmable to display in F or C • Alarm and Operating Mode shall display current active alarms since the last transmission to the endpoint as well as any alarms that have latched during the specified threshold (35 days, for example). Operating Mode shall indicate the operating mode of the meter—Active, Transition, or Storage • Firmware Version • 4-20 mA Set Point (available when meter configuration includes a 4-20 output) • Scaled Pulse Set Point (available when meter configuration includes a scaled/unscaled output) 8.5 The display shall be field-programmable to allow the utility to determine which screens are active, including the optional Low Resolution Total 6-digit Consumption Screen and meter Program Date. Programming shall be performed via an IR interface tool. 8.6 The ultrasonic meter shall be capable of displaying and reporting multiple alarm conditions. The alarms shall be displayed on the meter LCD, stored in memory for reporting through the encoder interface, and surfaced through ORION Cellular endpoints. Available alarms shall include: • Tamper or Meter • Measurement • Temperature • Pressure (based on meter configuration) • Empty Pipe • Reverse Flow • Potential Leak • No Usage • End of Life (battery) • Program Alert • Exceeding Max Flow 8.7 Meter shall maintain an alarm and programming log of alarm conditions and alarm clearings. Data shall be capable of being read through an IR interface and is extractable. The internal data-logging capacity of the meter shall be 160 days of hourly data, first in first out. Section 9: Additional Outputs Ultrasonic meters shall be available with the option of single or dual outputs. Single output meters shall include one (1) 3-wire cable, and dual output meters shall include two (2) 3-wire cables. 9.1 Single output options shall include: • Encoder Output 9.2 Dual output options include: • Encoder and Encoder. One (1) encoder output is 3-wire while the second encoder output is available for 3-wire or 2-wire applications and is touch-read compatible. • Encoder and Scaled/Unscaled • Encoder and 4-20 mA where the analog output is 4-20 mA current loop (operation is powered by an external device) • Scaled/Unscaled and 4-20 mA 9.3 Wiring methods shall include the options of Twist Tight® in-line connectors for easy plug-and-play to mating endpoint, Nicor® connectors, or flying lead for field splice connections. Scaled/Unscaled and 4- 20 mA shall utilize a flying lead wiring method. Section 10: Field Programmability Ultrasonic meters shall come standard as factory-programmed for meter-specific settings and shall include the option for field programming the following settings. • Selection of displayed LCD information screens • Visual billing segment lines • Unit of measure for total and flow rate • Output reading resolution sent from the meter • Alarm thresholds and durations • Clearing alarms • Pressure units – PSI or bar (if available at meter) • Temperature units (F or C) • Operation mode – Active, Transition, or Storage Programming shall be performed through the IR port on the registration face using an IR interface tool. Meter serial number shall be permanently factory programmed. A 9-digit Year of Manufacturing serial number is preferred. Section 11: Value Added Features When sold with or for approved endpoints, the ultrasonic meter shall be capable of measuring water pressure, and ambient and water temperature. If applicable, the meter shall take multiple pressure measurements and sample pressure at a minimum of 2 Hz. Pressure and temperature data and alarm information shall be sent as part of the encoder extended message to an ORION Cellular endpoint and surfaced through BEACON® AMA software. If applicable, the data and alarms shall also be capable of being read directly at the meter via an IR interface. Section 12: Meter Performance and Accuracy Size Safe Maximum Operating Capacity Maximum Allowable Head Loss at SMOC Normal Test Flow Limits 100% @ 1.5% Minimum Test Flow Rates 100% @ 3% 3 in. 560 gpm 6.6 psi 0.75…560 gpm 0.37 gpm 4 in. 1100 gpm 6.5 psi 1.5…1100 gpm 0.75 gpm 6 in. 2000 gpm 4.0 psi 2.2…2000 gpm 1.1 gpm 8 in. 3500 gpm 4.0 psi 4…3500 gpm 2.0 gpm Table 1: Meter performance Section 13: Field Testing One vertical NPT test port shall be provided on the meter housings near the outlet for use during field performance testing, as a tap for pressure recording, or as a secured port for gathering health department samples. The sizes of the test ports are as follows: Meter Size NPT Test Port 3 in. 1 1/2 in. 4 in. 2 in. 6 in. 2 in. 8 in. 2 in. Table 2: Field Testing SMART WATER IS BADGER METER Trademarks appearing in this document are the property of their respective entities. Due to continuous research, product improvements and enhancements, Badger Meter reserves the right to change product or system specifications without notice, except to the extent an outstanding contractual obligation exists. ©2023 Badger Meter, Inc. All rights reserved. www.badgermeter.com Badger Meter | 4545 West Brown Deer Rd | PO Box 245036 | Milwaukee, WI 53224-9536 | 800-876-3837 | 414-355-0400 Section 14: Size and Length Meter Size Laying Length Options Maximum Height from Center 3 in. 12 in., 17 in. 3.76 in. 4 in. 14 in., 20 in. 3.99 in. 6 in. 18 in, 24 in. 5.15 in. 8 in. 20 in. 6.49 in. Table 3: Meter size and length Section 15: Rejected Meters The manufacturer shall have the right to repair or replace, at its option. Sample Specifications E-Series G2® Cold Water Ultrasonic Meters Specifications for 5/8 x 3/4, 3/4 and 1 inch ESM-SS-00125-EN-08 (May 2023) Section 1: Scope This specification covers next generation E-Series G2® Cold Water Ultrasonic Meters in sizes 5/8 x 3/4, 3/4 and 1 inch, and the materials and workmanship employed in their fabrication. The meter must utilize ultrasonic transit time measurement technology and have no moving parts within the meter to wear or replace. Ultrasonic meters shall meet or exceed the most recent revisions of AWWA C715 Standards. The lead-free bronze alloy ultrasonic meters shall comply with the lead-free provisions of the Safe Drinking Water Act and NSF/ANSI Standards 61 and 372. Section 2: Manufacturer Ultrasonic meters shall be manufactured by a company with a minimum of ten (10) years’ experience in the manufacture of residential ultrasonic technology and demonstrate market longevity through a minimum of fifty (50) years’ experience in the manufacture of cold water meters serving North American water utilities, including Positive Displacement Nutating Disc, Turbo and Compound type meters. Section 3: Meter Description Only meters using ultrasonic transit type technology shall be accepted. The ultrasonic meter shall be fully electronic with encapsulated and sealed circuitry, display and battery. To ensure highest quality of design and to minimize the electronic complexity, the ultrasonic technology must be the intellectual property of the meter manufacturer and shall not utilize third-party ultrasonic technology. Section 4: Meter Main Case Ultrasonic meters supplied under this specification shall operate to a pressure of 175 psi and to a temperature of 140º F without leakage or damage. The housing shall be constructed of a lead-free bronze alloy and shall be designed so that at a working pressure of 175 psi, any distortion will not affect the accuracy of the meter. The metering tube shall not be repaired in any manner. The flow direction, meter size, and NSF-61 shall also be cast in the meter housing. Section 5: Measuring Element To provide high accuracy and a wide flow range with no mechanical wear, ultrasonic meters shall utilize no moving parts in the flow stream. 5.1 The measuring section shall be designed for an increased turn-down ratio and lower pressure loss (as referenced in “Table 1: Meter Performance”). 5.2 The ultrasonic metering insert shall be self-contained within the meter flow tube, seated, and not removable. The transducers extend through the housing and are sealed by O-rings. 5.3 The ultrasonic technology shall continuously sample at a minimum of 4 Hz to ensure accuracy during changes in flow rate or sharp transitions in flow. Section 6: Electronic Metering The electronic circuit shall be microprocessor based and include nonvolatile memory capable of storing all programmable and accumulated data. The circuit shall control the ultrasonic transducers. The entire meter circuit and related components shall be fully potted and sealed from water intrusion. The registration shall consist of an electronic local display combined with electronic circuitry to provide a high resolution absolute encoder output. The electronic register assembly shall transmit a signal through properly shielded transmission wire for AMR/AMI connectivity. High resolution absolute encoder registration shall be capable of sending a 9-digit encoder output to the endpoint as well as extended status messages. Reading resolution sent to the reading software is based on the output of the endpoint technology the meter is connected to. Section 7: Registration Lid Meter lids shall be made of engineering thermoplastic or other suitable synthetic polymer. The lid shall have a snap close feature to prevent the lid from opening if installed in a vertical up position. The lid shall overlap the display to protect the lens. The name or logo of the manufacturer shall be permanently molded into the lid and a serial number shall be imprinted on the registration lid. Section 8: Registration The size, model, and direction of flow shall be permanently visible on the topside of all meter displays. The register shall be encased in non-corrosive plastic housing, with the circuit board, display, and battery completely potted and epoxy-sealed within to provide moisture resistance to flooded pit or submerged conditions. Ultrasonic meters shall meet and exceed IP 68 rating for submergence. Use of desiccants will not be allowed. The registration enclosure face shall be slightly curved to prevent sediment buildup, and the registration housing shall have a molded-in clip to provide the option of mounting an approved endpoint to the side. 8.1 The LCD shall display • 9-digit consumption with decimal and comma separator • Icons for units of measure to represent total consumption and flow rate • Icons to represent alarm conditions • Segmented lines above and below digits to represent standard visual billing units for manual reading purposes 8.2 The digital display shall provide a totalized consumption resolution to 0.01 gallons, 0.001 cubic feet, or 0.0001 cubic meters for 5/8 through 1 inch meters. 8.3 To conserve battery life, the display shall be off while in resting state. The display shall be activated by a change in light level through the infrared (IR) port. Meter shall not require special tools to activate the display. Opening/closing the lid or blocking/ unblocking the IR port will activate the display to cycle through display screens showing different meter information. 8.4 Ultrasonic meters shall be factory programmed to display the following screens. • Standard Total Consumption • Rate of Flow • Pressure programmable to psi or bar (available when meter configuration includes a pressure sensor) • Temperature includes water and ambient temperature, and is programmable to display in F or C • Alarm and Operating Mode shall display current active alarms since the last transmission to the endpoint as well as any alarms that have latched during the specified threshold (35 days, for example). Operating Mode shall indicate the operating mode of the meter—Active, Transition, or Storage • Firmware Version • 4-20 mA Set Point (available when meter configuration includes a 4-20 output) • Scaled Pulse Set Point (available when meter configuration includes a scaled/unscaled output) 8.5 The display shall be field-programmable to allow the utility to determine which screens are active, including the optional Low Resolution Total 6-digit Consumption Screen and meter Program Date. Programming shall be performed via an IR interface tool. 8.6 The ultrasonic meter shall be capable of displaying and reporting multiple alarm conditions. The alarms shall be displayed on the meter LCD, stored in memory for reporting through the encoder interface, and surfaced through ORION Cellular endpoints. Available alarms shall include: • Tamper • Measurement Error • Temperature • Pressure (based on meter configuration) • Empty Pipe • Reverse Flow • Potential Leak • No Usage • End of Life (battery) • Program Alert • Exceeding Max Flow Meter shall maintain an alarm and programming log of alarm conditions and alarm clearings. Data shall be capable of being read through an IR interface and is extractable. The internal data-logging capacity of the meter shall be 160 days of hourly data, first in first out. Section 9: Additional Outputs Ultrasonic meters shall be available with the option of single or dual outputs. Single output meters shall include one (1) 3-wire cable, and dual output meters shall include two (2) 3-wire cables. 9.1 Single output options shall include: • Encoder Output • BadgerTouch 9.2 Dual output options include: • Encoder and Encoder • Encoder and Scaled/Unscaled • Encoder and 4-20 mA where the analog output is 4-20 mA current loop (operation is powered by an external device) • Scaled/Unscaled and 4-20 mA 9.3 Wiring methods shall include the options of Twist Tight® in-line connectors for easy plug-and-play to mating endpoint, Nicor® connectors, or flying lead for field splice connections. Scaled/Unscaled and 4- 20 mA shall utilize a flying lead wiring method. Section 10: Field Programmability Ultrasonic meters shall come standard as factory-programmed for meter-specific settings and shall include the option for field programming the following settings. • Selection of displayed LCD information screens • Visual billing segment lines • Unit of measure for total and flow rate SMART WATER IS BADGER METER Trademarks appearing in this document are the property of their respective entities. Due to continuous research, product improvements and enhancements, Badger Meter reserves the right to change product or system specifications without notice, except to the extent an outstanding contractual obligation exists. ©2023 Badger Meter, Inc. All rights reserved. www.badgermeter.com Badger Meter | 4545 West Brown Deer Rd | PO Box 245036 | Milwaukee, WI 53224-9536 | 800-876-3837 | 414-355-0400 • Output reading resolution sent from the meter • Alarm thresholds and durations • Clearing alarms • Pressure units (if available at meter) • Temperature units • Operation mode – Active, Transition, or Storage Programming shall be performed through the IR port on the registration face using an IR interface tool. Meter serial number shall be permanently factory programmed. A 9-digit Year of Manufacturing serial number is preferred. Section 11: Value Added Features When sold with or for approved endpoints, the ultrasonic meter shall be capable of measuring water pressure, and ambient and water temperature. If applicable, the meter shall take multiple pressure measurements and sample pressure at a minimum of 2 Hz. Pressure and temperature data and alarm information shall be sent as part of the encoder extended message to an ORION® Cellular endpoint and surfaced through BEACON® AMA software. If applicable, the data and alarms shall also be capable of being read directly at the meter via an IR interface. Section 12: Rejected Meters The manufacturer shall repair or replace, at its option, without charge, all meters rejected for failure to comply with this specification. Section 13: Meter Performance and Accuracy Size Safe Maximum Operating Capacity Typical Pressure Loss Normal Test Flow Limits 100% ± 1.5% Minimum Test Flow Rates 100% ± 3% 5/8 x 3/4 in. 30 gpm 2.6 psi @ 15 gpm 0.08…30 gpm 0.04 gpm 3/4 in. 35 gpm 1.15 psi @ 15 gpm 0.1…35 gpm 0.04 gpm 1 in. 62 gpm 4.1 psi @ 40 gpm 0.16…62 gpm 0.075 gpm Table 1: Meter performance Section 14: Dimensional Design Limits Size Lay Length Bore Size Coupling Nut & Spud Thread (NPSM) Service Pipe Thread (NPT) 5/8 x 3/4 in. 7-1.2 in. 3/4 in. 1 in. x 11-1/2 3/4 in. 3/4 in. 7-1/2 in. 3/4 in. 1 in. x 11-1/2 3/4 in. 3/4 in. 9 in. 3/4 in. 1 in. x 11-1/2 3/4 in. 1 in. 10-3/4 in. 1 in. 1-1/4 in. x 11-1/2 1 in. Table 2: Dimensional design limits for meter stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 ORNIAOO No. C25166 01/31/21 UP REF DW DW REF DW REF RE F DW RE F DW REF DW RE F DW REF DW DW RE F DW RE F DW RE F REF DW 1,228 sq ft1,228 sq ft 1,228 sq ft UP UP 966 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft W/D W/ D W/ D W/D W/D 0 4'8'16' W/D W/D W/D W/D W/DW/D W/D 1A301 1 A302 2A301 13'-6"38'-0" 5' - 2 " 3' - 0 " 5'- 0 " 3'- 0 " 5'- 1 " 3' - 0 " 5' - 2 " 3'- 0 " 5' - 6 " 3' - 0 " 5' - 9 " 3'- 0 " 5' - 9 " 3'- 0 " 5' - 8 " 3' - 0 " 5' - 8 " 3' - 0 " 5'-2"3'-0" 5' - 2 " 3' - 0 " 3'-0"5'-3" 3'-0"5'-5" 5' - 2 " 3' - 0 " 256'-4" 3'-0"51'-6"23'-4"82'-1"28'-6" 13 4 ' - 8 " 91 ' - 2 " 10 ' - 1 0 " 31 ' - 1 0 " 10 " 6' - 1 0 " 13 ' - 8 " 13 ' - 0 " 2" 19 ' - 0 " 22 ' - 6 " 16 ' - 0 " 2" 10 ' - 6 " 2" 7' - 4 " 24 ' - 6 " 13 4 ' - 8 " 79 ' - 2 " 55 ' - 6 " 79 ' - 2 " 6' - 1 0 " 13 ' - 8 " 13 ' - 2 " 15 ' - 8 " 29 ' - 8 " 2" 256'-4" 154'-10"101'-6" 2'-10"101'-6" 8'-8"15'-8"2"29'-8"15'-8"31'-8" 11'-4"16'-0"21'-2"11'-10"34'-2"11'-10"21'-2"27'-4" 2" 13 ' - 6 " 14 ' - 2 " 2" 14 ' - 2 " 13 ' - 6 " 15 ' - 1 0 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5' - 8 " 5' - 9 " 3'- 0 " 36'-2"2"9'-6"36'-3"10'-4"8'-6"2"9'-6"36'-3" 3'- 0 " 5' - 6 " 5' - 9 " 3'- 0 " 2A402 2A402 1A4021A402 1 A401 1A401 2A401 2A401 3A401 3A401 36 sq ft 876 sq ft 876 sq ft 937 sq ft 1,532 sq ft 2,479 sq ft 66 sq ft 23 sq ft 944 sq ft 1,791 sq ft 2,233 sq ft2,233 sq ft 1,632 sq ft PROPERTY LINE PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT BMP PER CIVIL, TYP.2A302 A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 N 2" 27 ' - 8 " UNIT B2 UNIT B1 STAIR 2 STAIR 1 MAINT. CLUB ROOM UNIT A1 UNIT A2 STAIR 3 TC ROOM COURTYARD UNIT A1.1 UNIT A2 UNIT B1a UNIT B1b UNIT C1 E1 E2 IDF STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. UNIT C2 UNIT C2 UNIT B2.1 SCALE: 1/8" = 1'-0"1 2ND FLOOR PLAN stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 ORNIAOO No. C25166 01/31/21 UP REF DW RE F DW REF DW REF DW RE F DW RE F DW REF DW DW REF REF DW DW REF DW RE F DW RE F DW RE F 1,228 sq ft1,228 sq ft 1,228 sq ft UP UP 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft W/D W/D W/D W/D W/D W/D W/D W/ D W/D W/ D 0 4'8'16' W/D W/DW/D 1A301 1 A302 2A301 2A402 2A402 1A4021A402 1 A401 1A401 2A401 2A401 3A401 3A401 7' - 2 " 3' - 0 " 4'-8"3'-0" 7'- 2 " 3' - 0 " 7'- 1 " 3' - 0 " 7' - 6 " 3'- 0 " 7' - 1 0 " 3' - 0 " 7' - 1 0 " 3' - 0 " 12 ' - 4 " 3' - 0 " 7' - 9 " 3'- 0 " 4'-8"3'-0" 4'-8"3'-0" 7' - 2 " 3' - 0 " 7'-2"3'-0" 7'- 3 " 3'- 0 " 7'-4"3'-0" 7'-6"3'-0" 4'-8"3'-0" 256'-4" 3'-0"51'-6"23'-4"82'-1"28'-6"67'-11" 13'-6"38'-0"36'-2"2"9'-6"36'-3"2"10'-2"8'-6"2"9'-6"36'-3"2"31'-6" 13 4 ' - 8 " 79 ' - 2 " 54 ' - 8 " 10 " 13 ' - 6 " 41 ' - 2 " 79 ' - 2 " 6' - 1 0 " 13 ' - 8 " 13 ' - 0 " 2" 15 ' - 8 " 29 ' - 8 " 2" 2'-10"101'-6" 8'-8"15'-8"2"29'-8"15'-8"2"22'-4"9'-2" 256'-4" 154'-10"101'-6" 11'-4"16'-0"21'-2"11'-10"34'-2"11'-10"21'-2"16'-0"11'-4" 13 4 ' - 8 " 91 ' - 2 " 10 ' - 1 0 " 31 ' - 1 0 " 10 " 20 ' - 6 " 13 ' - 0 " 2" 19 ' - 0 " 22 ' - 6 " 16 ' - 0 " 2" 10 ' - 6 " 2" 7' - 4 " 24 ' - 6 " 7' - 4 " 3'- 0 " 2" 13 ' - 6 " 14 ' - 2 " 2" 13 ' - 6 " 14 ' - 2 " 2" 14 ' - 2 " 13 ' - 6 " 61 ' - 0 " 31 ' - 1 0 " 15 ' - 4 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5' - 8 " 6'-0"10'-10" 29 ' - 2 " 6' - 0 " 12 ' - 4 " 3' - 0 " 7' - 1 0 " 3' - 0 " 2A302 1,632 sq ft 937 sq ft 937 sq ft 1,532 sq ft 36 sq ft 876 sq ft 23 sq ft 944 sq ft 66 sq ft 876 sq ft 1,791 sq ft 2,233 sq ft2,233 sq ft PROPERTY LINE PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT CLEAR OF FLOOR LEDGE BELOW CLEAR OF FLOOR LEDGE BELOW A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 N STAIR 2 STAIR 1 STAIR 3 UNIT B1 UNIT A1 UNIT A2 UNIT A2 UNIT B1a UNIT B1b UNIT A1 IDF STO. MAINT. STO. STO. STO. STO. STO. STO. STO.STO. STO. STO. STO. OPEN UNIT A1.1 TC ROOM E1 E2 OPEN UNIT C1 UNIT C2 UNIT C2 UNIT B2.1 UNIT B2 SCALE: 1/8" = 1'-0"1 3RD FLOOR PLAN stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 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 ORNIAOO No. C25166 01/31/21 DN UP RE F DW REF DW REF DW REF DW DW RE F DW RE F RE F DW RE F DW REF DW REF DW DW REF DW REF DW RE F 1,228 sq ft1,228 sq ft 1,228 sq ft UP 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft W/D W/D W/D W/D W/DW/D W/D W/D W/D W/D W/ D W/ D 0 4'8'16' W/D 1A301 1 A302 2A301 2A402 2A402 1A4021A402 1 A401 1A401 2A401 2A401 3A401 3A401 2A302 256'-4" 3'-0"51'-6"23'-4"82'-1"28'-6"67'-11" 13'-6"38'-0"36'-2"2"9'-6"36'-3"2"10'-2"8'-6"2"9'-6"36'-3"2"31'-6" 13 4 ' - 8 " 79 ' - 2 " 54 ' - 8 " 10 " 13 ' - 6 " 41 ' - 2 " 79 ' - 2 " 33 ' - 6 " 2" 15 ' - 8 " 29 ' - 8 " 2" 2'-10"101'-6" 8'-8"15'-8"2"29'-8"15'-8"2"22'-4"9'-2" 256'-4" 154'-10"101'-6" 13 4 ' - 8 " 91 ' - 2 " 10 ' - 1 0 " 31 ' - 1 0 " 10 " 33 ' - 6 " 2" 19 ' - 0 " 22 ' - 6 " 16 ' - 0 " 2" 10 ' - 6 " 2" 22 ' - 8 " 9' - 2 " 2" 13 ' - 6 " 14 ' - 2 " 2" 13 ' - 6 " 14 ' - 2 " 2" 14 ' - 2 " 13 ' - 6 " 6' - 6 " 61 ' - 0 " 31 ' - 1 0 " 15 ' - 4 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5' - 8 " 6'-0"10'-10" 29 ' - 2 " 6' - 0 " 937 sq ft 937 sq ft 1,632 sq ft 2,233 sq ft2,233 sq ft 1,532 sq ft 23 sq ft 36 sq ft 944 sq ft 66 sq ft 876 sq ft 876 sq ft 1,791 sq ft PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 N STAIR 2 STAIR 1 STAIR 3 UNIT B1 UNIT A1 UNIT A2 UNIT A2 UNIT B1a UNIT B1b UNIT A1 UNIT A1 UNIT C2 UNIT C2 STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. MAINT. IDF OPEN OPEN UNIT A1.1 TC ROOM E1 E2UNIT C1 UNIT B2.1 UNIT B2 SCALE: 1/8" = 1'-0"1 4TH FLOOR PLAN stamp sheet date job no. pr o j e c t t i t l e RI N C O N C V D 84 0 C A R L S B A D V I L L A G E D R I V E - C A R L S B A D , C A 9 2 0 0 8 2333 sheet 5T H F L O O R 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 ORNIAOO No. C25166 01/31/21 DN UP REF DW REF DW RE F DW DW RE F DW RE F RE F DW RE F DW REF DW REF DW DW REF DW REF DW RE F 1,228 sq ft1,228 sq ft 1,228 sq ft UP 39 sq ft 40 sq ft 40 sq ft 41 sq ft 37 sq ft37 sq ft 32 sq ft 32 sq ft 33 sq ft 33 sq ft 33 sq ft 33 sq ft W/D W/D W/D W/DW/D W/D W/D W/D W/D W/ D W/ D 0 4'8'16' W/D 1A301 1 A302 2A301 2A402 2A402 1A4021A402 1 A401 1A401 2A401 2A401 3A401 3A401 2A302 13 4 ' - 8 " 256'-4" 2'-10"101'-6" 256'-4" 3'-0"51'-6"23'-4"82'-1"28'-6"67'-11" 36'-2"2"9'-6"36'-3"2"10'-2"8'-6"2"9'-6"36'-3"31'-8"13'-6"38'-0" 79 ' - 2 " 13 ' - 6 " 41 ' - 2 " 10 " 8'-8"15'-8"2"29'-8"15'-8"31'-8" 101'-6"154'-10" 79 ' - 2 " 33 ' - 6 " 2" 15 ' - 8 " 29 ' - 8 " 2" 13 4 ' - 8 " 91 ' - 2 " 10 ' - 1 0 " 31 ' - 1 0 " 10 " 33 ' - 6 " 2" 19 ' - 0 " 22 ' - 6 " 16 ' - 0 " 2" 10 ' - 6 " 2" 7' - 4 " 24 ' - 6 " 2" 13 ' - 6 " 14 ' - 2 " 2" 13 ' - 6 " 14 ' - 2 " 2" 14 ' - 2 " 13 ' - 6 " 6' - 6 " 61 ' - 0 " 31 ' - 1 0 " 15 ' - 4 " 6' - 2 " 5' - 6 " 12 ' - 0 " 5' - 6 " 10 ' - 1 0 " 5' - 8 " 6'-0"10'-10" 29 ' - 2 " 6' - 0 " 36 sq ft 937 sq ft 937 sq ft 2,233 sq ft2,233 sq ft 1,247 sq ft(750 max net) 1,532 sq ft 23 sq ft 944 sq ft 66 sq ft 876 sq ft 876 sq ft 1,791 sq ft PROPOSED DEDICATION / NEW PROPERTY LINE HORIZONTAL EXIT BMP PER CIVIL ROOF PLANTER UP UP A A B B C C D D E E F F G G I I H H J J 1 1 2 2 3 3 5 5 6 6 7 7 8 8 4 4 N AMENITY DECK STAIR 3 STAIR 2 STAIR 1 UNIT C2 UNIT C2 OPEN OPEN UNIT B1 UNIT A1 UNIT A2 UNIT B1a UNIT B1b UNIT A1 UNIT A2 UNIT A2 STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. STO. MAINT. IDF UNIT A1.1 TC ROOM E1 E2UNIT C1 UNIT B2.1 SCALE: 1/8" = 1'-0"1 5TH FLOOR PLAN APPENDIX D FIRE HYDRANT FLOW TEST APPENDIX E COMPUTER MODELING RESULTS WATER SYSTEM ANALYSIS NODE AND PIPE DIAGRAM REFERENCE: Exhibit A at the back of the report. CONDITIONS MODELED: 0. Average Day Demand 1. Max Day Demand plus 3,750 gpm Fire Flow split between Nodes 118 and 120 2. Peak Hour Demand 3. Maximum Expected Demand (WFU Based) * * * * * * * * * * * * K Y P I P E * * * * * * * * * * * * * * * Pipe Network Modeling Software * * * * CopyRighted by KYPIPE LLC (www.kypipe.com) * * Version: 12.009b 03-25-2024 * * Company: DEXWIL Serial #: 580753 * * Interface: KYnetic * * Licensed for Pipe2018 * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * Date & Time: Tue Oct 29 08:52:00 2024 Master File : k:\1115009\2024-08-22_1115009kn2.KYP\2024-08-22_1115009kn2.P2K ************************************************ S U M M A R Y O F O R I G I N A L D A T A ************************************************ U N I T S S P E C I F I E D FLOWRATE ............ = gallons/minute HEAD (HGL) .......... = feet PRESSURE ............ = psig P I P E L I N E D A T A STATUS CODE: XX -CLOSED PIPE CV -CHECK VALVE P I P E NODE NAMES LENGTH DIAMETER ROUGHNESS MINOR N A M E #1 #2 (ft) (in) COEFF. LOSS COEFF. ------------------------------------------------------------------------------- 117 100 118 50.00 8.00 120.0000 0.74 119 118 120 410.00 8.00 120.0000 0.00 121 120 122 20.00 8.00 120.0000 0.24 123 200 122 475.00 8.00 120.0000 0.48 137 136 138 475.00 6.00 120.0000 1.23 139 138 140 475.00 6.00 120.0000 1.23 151 150 152 480.00 12.00 120.0000 0.98 153 154 152 480.00 12.00 120.0000 0.98 317 150 100 350.00 12.00 120.0000 0.48 321 100 136 390.00 6.00 120.0000 1.23 349 152 122 375.00 6.00 120.0000 0.48 353 122 124 30.00 6.00 120.0000 0.99 355 138 124 340.00 6.00 120.0000 1.23 367 200 154 380.00 8.00 120.0000 1.23 371 140 200 380.00 8.00 120.0000 1.23 P U M P/L O S S E L E M E N T D A T A THERE IS A DEVICE AT NODE 100 DESCRIBED BY THE FOLLOWING DATA: (ID= 1) HEAD FLOWRATE EFFICIENCY (ft) (gpm) (%) 189.23 0.00 75.00 159.23 1725.00 75.00 80.93 3450.00 75.00 THERE IS A DEVICE AT NODE 200 DESCRIBED BY THE FOLLOWING DATA: (ID= 2) HEAD FLOWRATE EFFICIENCY (ft) (gpm) (%) 189.23 0.00 75.00 159.23 1725.00 75.00 80.93 3450.00 75.00 N O D E D A T A NODE NODE EXTERNAL JUNCTION EXTERNAL NAME TITLE DEMAND ELEVATION GRADE (gpm) (ft) (ft) -------------------------------------------------------------- 100 ---- 58.00 58.00 118 0.00 54.00 120 6.80 60.00 122 0.00 56.00 124 0.00 57.00 136 0.00 61.00 138 0.00 61.00 140 0.00 62.00 150 0.00 52.00 152 0.00 54.00 154 0.00 65.00 200 ---- 58.00 58.00 O U T P U T O P T I O N D A T A OUTPUT SELECTION: ALL RESULTS ARE INCLUDED IN THE TABULATED OUTPUT MAXIMUM AND MINIMUM PRESSURES = 5 MAXIMUM AND MINIMUM VELOCITIES = 5 S Y S T E M C O N F I G U R A T I O N NUMBER OF PIPES ...................(P) = 15 NUMBER OF END NODES ...............(J) = 10 NUMBER OF PRIMARY LOOPS ...........(L) = 4 NUMBER OF SUPPLY NODES ............(F) = 2 NUMBER OF SUPPLY ZONES ............(Z) = 1 ================================================================================ Case 0: Average Day Demand P I P E L I N E R E S U L T S STATUS CODE: XX -CLOSED PIPE CV -CHECK VALVE P I P E NODE NUMBERS FLOWRATE HEAD MINOR LINE HL+ML/ HL/ N A M E #1 #2 LOSS LOSS VELO. 1000 1000 gpm ft ft ft/s ft/f ft/f ---------------------------------------------------------------------------------------- 117 100 118 3.02 0.00 0.00 0.02 0.00 0.00 119 118 120 3.02 0.00 0.00 0.02 0.00 0.00 121 120 122 -3.78 0.00 0.00 0.02 0.00 0.00 123 200 122 1.64 0.00 0.00 0.01 0.00 0.00 137 136 138 0.77 0.00 0.00 0.01 0.00 0.00 139 138 140 -0.08 0.00 0.00 0.00 0.00 0.00 151 150 152 3.01 0.00 0.00 0.01 0.00 0.00 153 154 152 -1.72 0.00 0.00 0.00 0.00 0.00 317 150 100 -3.01 0.00 0.00 0.01 0.00 0.00 321 100 136 0.77 0.00 0.00 0.01 0.00 0.00 349 152 122 1.29 0.00 0.00 0.01 0.00 0.00 353 122 124 -0.85 0.00 0.00 0.01 0.00 0.00 355 138 124 0.85 0.00 0.00 0.01 0.00 0.00 367 200 154 -1.72 0.00 0.00 0.01 0.00 0.00 371 140 200 -0.08 0.00 0.00 0.00 0.00 0.00 P U M P/L O S S E L E M E N T R E S U L T S INLET OUTLET PUMP NAME FLOWRATE HEAD HEAD HEAD gpm ft ft ft -------------------------------------------------- 100 6.80 0.00 189.23 189.2 Device "200" is closed 200 0.00 0.00 189.23 0.0 N O D E R E S U L T S NODE NODE EXTERNAL HYDRAULIC NODE PRESSURE NODE NAME TITLE DEMAND GRADE ELEVATION HEAD PRESSURE gpm ft ft ft psi ------------------------------------------------------------------------------ 100 ---- 247.23 58.00 189.23 82.00 118 0.00 247.23 54.00 193.23 83.73 120 6.80 247.23 60.00 187.23 81.13 122 0.00 247.23 56.00 191.23 82.87 124 0.00 247.23 57.00 190.23 82.43 136 0.00 247.23 61.00 186.23 80.70 138 0.00 247.23 61.00 186.23 80.70 140 0.00 247.23 62.00 185.23 80.27 150 0.00 247.23 52.00 195.23 84.60 152 0.00 247.23 54.00 193.23 83.73 154 0.00 247.23 65.00 182.23 78.97 200 ---- 247.23 58.00 189.23 82.00 M A X I M U M A N D M I N I M U M V A L U E S P R E S S U R E S JUNCTION MAXIMUM JUNCTION MINIMUM NUMBER PRESSURES NUMBER PRESSURES psi psi --------------------- --------------------- 150 84.60 154 78.97 118 83.73 140 80.27 152 83.73 138 80.70 122 82.87 136 80.70 124 82.43 120 81.13 V E L O C I T I E S PIPE MAXIMUM PIPE MINIMUM NUMBER VELOCITY NUMBER VELOCITY (ft/s) (ft/s) --------------------- --------------------- 121 0.02 371 0.00 117 0.02 139 0.00 119 0.02 153 0.00 349 0.01 151 0.01 367 0.01 317 0.01 S U M M A R Y O F I N F L O W S A N D O U T F L O W S (+) INFLOWS INTO THE SYSTEM FROM SUPPLY NODES (-) OUTFLOWS FROM THE SYSTEM INTO SUPPLY NODES NODE FLOWRATE NODE NAME gpm TITLE -------------------------------------------- VP-2 6.80 NET SYSTEM INFLOW = 6.80 NET SYSTEM OUTFLOW = 0.00 NET SYSTEM DEMAND = 6.80 ================================================================================ Case 1: Maximum Day Demand plus 3,750 gpm Fire Flow split between Nodes 118 and 120 JUNCTION DEMANDS CHANGED - PLEASE SEE RESULTS TABLE P I P E L I N E R E S U L T S STATUS CODE: XX -CLOSED PIPE CV -CHECK VALVE P I P E NODE NUMBERS FLOWRATE HEAD MINOR LINE HL+ML/ HL/ N A M E #1 #2 LOSS LOSS VELO. 1000 1000 gpm ft ft ft/s ft/f ft/f ---------------------------------------------------------------------------------------- 117 100 118 2097.40 4.18 2.06 13.39 124.70 83.53 119 118 120 222.40 0.54 0.00 1.42 1.31 1.31 121 120 122 -1663.60 1.09 0.42 10.62 75.39 54.38 123 200 122 949.16 9.14 0.27 6.06 19.81 19.24 137 136 138 65.26 0.26 0.01 0.74 0.57 0.55 139 138 140 -272.48 3.68 0.18 3.09 8.12 7.74 151 150 152 -222.36 0.09 0.01 0.63 0.19 0.18 153 154 152 599.05 0.55 0.04 1.70 1.23 1.14 317 150 100 222.36 0.06 0.00 0.63 0.19 0.18 321 100 136 65.26 0.21 0.01 0.74 0.58 0.55 349 152 122 376.69 5.29 0.14 4.27 14.46 14.10 353 122 124 -337.74 0.35 0.23 3.83 19.04 11.52 355 138 124 337.74 3.92 0.28 3.83 12.35 11.52 367 200 154 599.05 3.12 0.28 3.82 8.94 8.20 371 140 200 -272.48 0.72 0.06 1.74 2.06 1.91 P U M P/L O S S E L E M E N T R E S U L T S INLET OUTLET PUMP NAME FLOWRATE HEAD HEAD HEAD gpm ft ft ft --------------------------------------------------- 100 1940.30 0.00 151.93 151.9 200 1820.70 0.00 156.08 156.1 N O D E R E S U L T S NODE NODE EXTERNAL HYDRAULIC NODE PRESSURE NODE NAME TITLE DEMAND GRADE ELEVATION HEAD PRESSURE gpm ft ft ft psi ------------------------------------------------------------------------------ 100 ---- 209.93 58.00 151.93 65.84 118 1875.00 203.69 54.00 149.69 64.87 120 1886.00( ** ) 203.16 60.00 143.16 62.04 122 0.00 204.67 56.00 148.67 64.42 124 0.00 205.24 57.00 148.24 64.24 136 0.00 209.71 61.00 148.71 64.44 138 0.00 209.43 61.00 148.43 64.32 140 0.00 213.29 62.00 151.29 65.56 150 0.00 210.00 52.00 158.00 68.47 152 0.00 210.09 54.00 156.09 67.64 154 0.00 210.68 65.00 145.68 63.13 200 ---- 214.08 58.00 156.08 67.63 M A X I M U M A N D M I N I M U M V A L U E S P R E S S U R E S JUNCTION MAXIMUM JUNCTION MINIMUM NUMBER PRESSURES NUMBER PRESSURES psi psi --------------------- --------------------- 150 68.47 120 62.04 152 67.64 154 63.13 200 67.63 124 64.24 100 65.84 138 64.32 140 65.56 122 64.42 V E L O C I T I E S PIPE MAXIMUM PIPE MINIMUM NUMBER VELOCITY NUMBER VELOCITY (ft/s) (ft/s) --------------------- --------------------- 117 13.39 151 0.63 121 10.62 317 0.63 123 6.06 137 0.74 349 4.27 321 0.74 353 3.83 119 1.42 S U M M A R Y O F I N F L O W S A N D O U T F L O W S (+) INFLOWS INTO THE SYSTEM FROM SUPPLY NODES (-) OUTFLOWS FROM THE SYSTEM INTO SUPPLY NODES NODE FLOWRATE NODE NAME gpm TITLE -------------------------------------------- 100 1940.30 200 1820.70 NET SYSTEM INFLOW = 3761.00 NET SYSTEM OUTFLOW = 0.00 NET SYSTEM DEMAND = 3761.00 ================================================================================ Case 2: Peak Hour Demand JUNCTION DEMANDS CHANGED - PLEASE SEE RESULTS TABLE P I P E L I N E R E S U L T S STATUS CODE: XX -CLOSED PIPE CV -CHECK VALVE P I P E NODE NUMBERS FLOWRATE HEAD MINOR LINE HL+ML/ HL/ N A M E #1 #2 LOSS LOSS VELO. 1000 1000 gpm ft ft ft/s ft/f ft/f ---------------------------------------------------------------------------------------- 117 100 118 8.78 0.00 0.00 0.06 0.00 0.00 119 118 120 8.78 0.00 0.00 0.06 0.00 0.00 121 120 122 -10.94 0.00 0.00 0.07 0.01 0.00 123 200 122 4.74 0.00 0.00 0.03 0.00 0.00 137 136 138 2.23 0.00 0.00 0.03 0.00 0.00 139 138 140 -0.24 0.00 0.00 0.00 0.00 0.00 151 150 152 8.72 0.00 0.00 0.02 0.00 0.00 153 154 152 -4.98 0.00 0.00 0.01 0.00 0.00 317 150 100 -8.72 0.00 0.00 0.02 0.00 0.00 321 100 136 2.23 0.00 0.00 0.03 0.00 0.00 349 152 122 3.74 0.00 0.00 0.04 0.00 0.00 353 122 124 -2.46 0.00 0.00 0.03 0.00 0.00 355 138 124 2.46 0.00 0.00 0.03 0.00 0.00 367 200 154 -4.98 0.00 0.00 0.03 0.00 0.00 371 140 200 -0.24 0.00 0.00 0.00 0.00 0.00 P U M P/L O S S E L E M E N T R E S U L T S INLET OUTLET PUMP NAME FLOWRATE HEAD HEAD HEAD gpm ft ft ft --------------------------------------------------- 100 19.72 0.00 189.22 189.2 Device "VP-3" is closed 200 0.00 0.00 189.22 0.0 N O D E R E S U L T S NODE NODE EXTERNAL HYDRAULIC NODE PRESSURE NODE NAME TITLE DEMAND GRADE ELEVATION HEAD PRESSURE gpm ft ft ft psi ------------------------------------------------------------------------------ 100 ---- 247.22 58.00 189.22 82.00 118 0.00 247.22 54.00 193.22 83.73 120 19.72(2.90) 247.22 60.00 187.22 81.13 122 0.00 247.22 56.00 191.22 82.86 124 0.00 247.22 57.00 190.22 82.43 136 0.00 247.22 61.00 186.22 80.70 138 0.00 247.22 61.00 186.22 80.70 140 0.00 247.22 62.00 185.22 80.26 150 0.00 247.22 52.00 195.22 84.60 152 0.00 247.22 54.00 193.22 83.73 154 0.00 247.22 65.00 182.22 78.96 200 ---- 247.22 58.00 189.22 82.00 M A X I M U M A N D M I N I M U M V A L U E S P R E S S U R E S JUNCTION MAXIMUM JUNCTION MINIMUM NUMBER PRESSURES NUMBER PRESSURES psi psi --------------------- --------------------- 150 84.60 154 78.96 118 83.73 140 80.26 152 83.73 138 80.70 122 82.86 136 80.70 124 82.43 120 81.13 V E L O C I T I E S PIPE MAXIMUM PIPE MINIMUM NUMBER VELOCITY NUMBER VELOCITY (ft/s) (ft/s) --------------------- --------------------- 121 0.07 371 0.00 117 0.06 139 0.00 119 0.06 153 0.01 349 0.04 151 0.02 367 0.03 317 0.02 S U M M A R Y O F I N F L O W S A N D O U T F L O W S (+) INFLOWS INTO THE SYSTEM FROM SUPPLY NODES (-) OUTFLOWS FROM THE SYSTEM INTO SUPPLY NODES NODE FLOWRATE NODE NAME gpm TITLE -------------------------------------------- 100 19.72 NET SYSTEM INFLOW = 19.72 NET SYSTEM OUTFLOW = 0.00 NET SYSTEM DEMAND = 19.72 ================================================================================ Case 3: Maximum Expected Demand (WFU Based) JUNCTION DEMANDS CHANGED - PLEASE SEE RESULTS TABLE P I P E L I N E R E S U L T S STATUS CODE: XX -CLOSED PIPE CV -CHECK VALVE P I P E NODE NUMBERS FLOWRATE HEAD MINOR LINE HL+ML/ HL/ N A M E #1 #2 LOSS LOSS VELO. 1000 1000 gpm ft ft ft/s ft/f ft/f ---------------------------------------------------------------------------------------- 117 100 118 98.08 0.01 0.00 0.63 0.38 0.29 119 118 120 98.08 0.12 0.00 0.63 0.29 0.29 121 120 122 -121.92 0.01 0.00 0.78 0.54 0.43 123 200 122 52.90 0.04 0.00 0.34 0.09 0.09 137 136 138 24.82 0.04 0.00 0.28 0.09 0.09 139 138 140 -2.45 0.00 0.00 0.03 0.00 0.00 151 150 152 97.10 0.02 0.00 0.28 0.04 0.04 153 154 152 -55.35 0.01 0.00 0.16 0.01 0.01 317 150 100 -97.10 0.01 0.00 0.28 0.04 0.04 321 100 136 24.82 0.04 0.00 0.28 0.10 0.09 349 152 122 41.75 0.09 0.00 0.47 0.24 0.24 353 122 124 -27.27 0.00 0.00 0.31 0.16 0.11 355 138 124 27.27 0.04 0.00 0.31 0.11 0.11 367 200 154 -55.35 0.04 0.00 0.35 0.11 0.10 371 140 200 -2.45 0.00 0.00 0.02 0.00 0.00 P U M P/L O S S E L E M E N T R E S U L T S INLET OUTLET PUMP NAME FLOWRATE HEAD HEAD HEAD gpm ft ft ft -------------------------------------------------- 100 220.00 0.00 188.57 188.6 Device "VP-3" is closed 200 0.00 0.00 188.49 0.0 N O D E R E S U L T S NODE NODE EXTERNAL HYDRAULIC NODE PRESSURE NODE NAME TITLE DEMAND GRADE ELEVATION HEAD PRESSURE gpm ft ft ft psi ------------------------------------------------------------------------------ 100 ---- 246.57 58.00 188.57 81.71 118 0.00 246.55 54.00 192.55 83.44 120 220.00( ** ) 246.43 60.00 186.43 80.79 122 0.00 246.44 56.00 190.44 82.53 124 0.00 246.45 57.00 189.45 82.09 136 0.00 246.53 61.00 185.53 80.40 138 0.00 246.49 61.00 185.49 80.38 140 0.00 246.49 62.00 184.49 79.94 150 0.00 246.55 52.00 194.55 84.31 152 0.00 246.53 54.00 192.53 83.43 154 0.00 246.53 65.00 181.53 78.66 200 ---- 246.49 58.00 188.49 81.68 M A X I M U M A N D M I N I M U M V A L U E S P R E S S U R E S JUNCTION MAXIMUM JUNCTION MINIMUM NUMBER PRESSURES NUMBER PRESSURES psi psi --------------------- --------------------- 150 84.31 154 78.66 118 83.44 140 79.94 152 83.43 138 80.38 122 82.53 136 80.40 124 82.09 120 80.79 V E L O C I T I E S PIPE MAXIMUM PIPE MINIMUM NUMBER VELOCITY NUMBER VELOCITY (ft/s) (ft/s) --------------------- --------------------- 121 0.78 371 0.02 117 0.63 139 0.03 119 0.63 153 0.16 349 0.47 151 0.28 367 0.35 317 0.28 S U M M A R Y O F I N F L O W S A N D O U T F L O W S (+) INFLOWS INTO THE SYSTEM FROM SUPPLY NODES (-) OUTFLOWS FROM THE SYSTEM INTO SUPPLY NODES NODE FLOWRATE NODE NAME gpm TITLE -------------------------------------------- 100 220.00 NET SYSTEM INFLOW = 220.00 NET SYSTEM OUTFLOW = 0.00 NET SYSTEM DEMAND = 220.00 ================================================================================ ***** HYDRAULIC ANALYSIS COMPLETED ***** EXHIBIT A NODE AND PIPE DIAGRAM DEXTER WILSON ENGINEERING, INC. WATER ●WASTEWATER ●RECYCLED WATER CONSULTING ENGINEERS 2234 FARADAY AVENUE ● CARLSBAD, CA ● (760) 438-4422 SEWER STUDY FOR THE 840 CARLSBAD VILLAGE DRIVE PROJECT IN THE CITY OF CARLSBAD October 29, 2024 Attachment G Jonathan Frankel October 29, 2024 840 Carlsbad Village Drive Project DEXTER WILSON ENGINEERING, INC. PAGE 3 Purpose of Study The purpose of this study is to analyze the impact the addition of the proposed 840 Carlsbad Village Drive project will have on the existing public sewer system. Sewer System Design Criteria The design criteria used for the evaluation of the sewerage system impacts of the 840 Carlsbad Village Drive project are consistent with Volume 1 of the 2024 City of Carlsbad Engineering Standards: General Design Standards (2024 Volume 1 Engineering Standards). Appendix A includes excerpts from the 2024 Volume 1 Engineering Standards pertinent to this report for reference. Sewer Generation Rates Chapter 6 in the 2024 Volume 1 Engineering Standards identifies the average daily sewage flow to be 200 gallons per day (gpd) per Equivalent Dwelling Unit (EDU). Per Chapter 6, a multi-family residential unit is equal to 1.0 EDUs, and commercial space has an equivalence of 1 EDU/1800 sq ft. The sewer generation rate used for the 840 Carlsbad Village Drive project is presented in Table 1. TABLE 1 CITY OF CARLSBAD EDU CONVERSION RATES 1 Land Use Conversion Generation Per Unit Single-Family Residential 1.0 EDU 200 gpd/unit Multi-Family Residential 1.0 EDU 200 gpd/unit 1,800 sq ft Commercial 1.0 EDU - 1. Based on Volume 1 of the 2024 City of Carlsbad Engineering Standards: General Design Standards, Chapter 6 – Design Criteria for Sewer Facilities. Jonathan Frankel October 29, 2024 840 Carlsbad Village Drive Project DEXTER WILSON ENGINEERING, INC. PAGE 4 Peaking Factors The peaking factor for sewage flow is identified in the 2024 Volume 1 Engineering Standards. For average daily flows, a peaking factor of 2.5 shall be used to determine peak daily flows. Manning’s “n” The gravity sewer analyses are made using a computer program which uses the Manning Equation for all of its calculations. The Manning’s “n” used by the computer program is held as a constant for all depths in a circular conduit. The value of Manning’s “n” used for this sewer study is 0.013 which corresponds with the recommended value in the 2024 Volume 1 Engineering Standards. Depth and Velocity of Flow in Gravity Sewers Under peak dry weather flow, pipes are designed to convey this flow with a maximum depth- to-diameter (d/D) ratio of 0.50. Under peak wet weather flow, pipes are designed for a maximum d/D ratio of 0.75. Gravity sewer lines are designed to maintain a minimum velocity of 2.0 feet per second at peak dry weather flow to prevent the deposition of solids. Projected Sewer Generation Based on the sewage generation factors presented in Table 1, the estimated average sewer generation for the project is calculated in Table 2. Jonathan Frankel October 29, 2024 840 Carlsbad Village Drive Project DEXTER WILSON ENGINEERING, INC. PAGE 5 TABLE 2 840 CARLSBAD VILLAGE DRIVE AVERAGE DAILY SEWER FLOW Land Use Quantity Sewage Generation Factor Average Daily Flow Multi-Family Residential 50 DU 200 gpd/DU 10,000 gpd Commercial 3,694 sq ft 200 gpd / 1,800 sq ft 410 gpd TOTAL - - 10,410 gpd Per Table 2, average daily sewer flow for the 840 Carlsbad Village Drive project is 10,410 gpd or 7.2 gpm. The peak daily flow is 26,025 gpd or 18.1 gpm (Average Daily Flow x 2.5). Existing Sewer System The existing sewer system in the vicinity of the 840 Carlsbad Village Drive project includes an 8-inch gravity sewer line and a 42-inch trunk sewer in Jefferson Street to the west of the project. This 8-inch gravity sewer line conveys flow northwest to near Grand Avenue where it discharges into the existing 42-inch gravity sewer line in Jefferson Street. Figure 2 presents the existing sewer system in the vicinity of the project. Proposed Sewer System The 840 Carlsbad Village Drive project will connect to the public sewer system in Jefferson Street at two locations. Two 6-inch laterals will be constructed to connect the project to the public system. Figure 2 presents the proposed sewer system for the 840 Carlsbad Village Drive project. Jonathan Frankel October 29, 2024 840 Carlsbad Village Drive Project DEXTER WILSON ENGINEERING, INC. PAGE 7 Offsite Public Sewer System Analysis The offsite public sewer system analysis consists of determining peak sewer flows immediately downstream of the proposed development. The existing local public sewer system was analyzed under existing flows and under existing flows plus proposed flows. Existing sewer flows were determined by estimating the number of equivalent dwelling units serviced by each of the sewer lines affected by the project. The scope of the offsite sewer analysis was from the project connection point northwest to near Grand Avenue where the 8-inch sewer meets with another 8-inch sewer conveying flow from the north before joining in a 12-inch sewer connection to the 42-inch trunk sewer. The offsite sewer analysis is included in Appendix B. The results of the sewer analysis show that under the existing peak flows the existing sewer downstream of the project has a d/D ratio of 0.16 and with the addition of the proposed project the maximum d/D ratio will increase to 0.19. Based on this analysis, the 8-inch sewer in Jefferson Street is within the d/D criteria of 0.5 from the 2024 City of Carlsbad Engineering Standards. The flow velocity in the existing 8-inch public sewer in Jefferson Street is 2.4 fps and will increase to 2.7 fps with the proposed project, keeping the sewer in line with the City’s design criteria. Conclusions and Recommendations The following conclusions have been made related to providing sewer service to the 840 Carlsbad Village Drive project. 1. The 840 Carlsbad Village Drive project will receive sewer service from the City of Carlsbad. 2. The existing and proposed public sewer system is presented in Figure 2. 3. The project will connect to the existing 8-inch sewer line in Jefferson Street at two locations on the west side of the project. APPENDIX A CITY OF CARLSBAD SEWER SYSTEM DESIGN CRITERIA Volume 1 5/30/24 Page 41 of 54 CHAPTER 6 – DESIGN CRITERIA FOR SEWER FACILITIES Prior to preparation of improvement plans, Engineer of Work shall submit a preliminary layout of the sewer system for review and approval by the City Engineer. Basis of design shall be demonstrated for the development type and density and corresponding sewer flow generation factors and the following design criteria. 6.1 SEWER FLOW GENERATION FACTORS A. Flow Rate Generation – The values in the latest adopted Sewer Master Plan shall govern: 1) An Equivalent Dwelling Unit (EDU) = 200 gal/day, Average Daily Flow (ADF) 2) For ADF less than 100,000 gal/day, a peaking factor (PF) of 2.5 multiplied times the ADF shall be used to determine Peak Daily Flow (PDF). PDF = ADF x 2.5 a) Residential: Single Family and Multi-Family Residence = 1 EDU b) Commercial Property: 1 EDU/1,800 square feet of building space i) To convert raw land to square feet of building space, assume 30% coverage. This could vary significantly dependent development constraints. ii) To convert improved pads to square feet of building space, assume 40% of coverage. c) Industrial Property: i) 1 EDU/5,000 square feet of warehouse space ii) 1 EDU/1,800 square feet of office space iii) To convert raw land to square feet of building space, assume 30% coverage. This could vary significantly dependent issues such as environmental restrictions. iv) To convert improved pads to square feet of building space, assume 40% of coverage. v) Assume 60% of building space is warehouse, and 40% is office space. 6.2 SEWER MAIN DEPTH AND SIZE A. Sewer main depth and size shall be as shown below unless approved by the City Engineer. B. Minimum depth, finish grade to top of pipe: 6 feet C. Maximum depth, finish grade to top of pipe: 15 feet D. Design calculations shall be submitted as a basis for pipe size and bedding design. (Manning’s "n" for all types of pipe shall be = 0.013). E. Minimum pipe diameter of sewer main shall be 8 inches. A 6-inch sewer main may be allowed on cul-de-sac streets with a maximum of 10 units. F. A decrease in the pipe diameter in the downstream direction of flow will not be allowed Volume 1 5/30/24 Page 42 of 54 without hydraulic calculations and prior approval of the City Engineer. G. Residential (multiple-unit single-family and multi-family), commercial and industrial developments shall complete wastewater hydraulic modeling as required by the City Engineer prior to discretionary project approval. Any sewer main shown to be deficient at or downstream of the development’s connection point shall be replaced with larger diameter pipe as indicated by hydraulic modeling. H. All sewer laterals and gravity sewer main invert elevations shall be shown in profile on the improvement plans. Show stationing of manholes and laterals, invert elevations at manholes and lateral connections, and the distance, pipe size, pipe type, standard dimension ratio and pipe slope of sewer main segments. I. All sewer mains 15" and greater pipe diameters shall require special design subject to City Engineer approval. 6.3 SEWER LATERALS A. Use 4" minimum diameter pipe for each sewer lateral to single-family residences. B. Use 6" minimum diameter pipe for sewer laterals for all other development types and sized for the drainage fixture units in accordance with the latest adopted California Plumbing Code or for the proposed industrial use water demand. C. Sewer lateral depth at the property line shall be 5 feet (top of pipe to finish grade @ top of curb). D. Sewer laterals shall be constructed in accordance with the Carlsbad Standard Drawings. The minimum horizontal distance from water services, fire hydrants, driveways, light standards, electrical utilities, etc. is 10 feet. Special approval is required for horizontal clearance less than specified herein. 1) Install at a right angle or radial to the main. 2) Laterals shall not be located in driveways. 3) No connections shall be permitted on laterals other than as allowed by the Standard Drawings. 4) Location of property cleanout: See Standard Drawing No. S-7. 5) If the lowest sanitary sewer fixture in a building structure is lower than 2-feet above the nearest upstream manhole cover, then the owner must provide a backwater valve on the sewer lateral to prevent sewage backflow into the structure. The valve must be installed in a valve box for accessibility and be visible from the public right- of-way. The property owner shall be responsible for the installation and maintenance of the backwater valve. The backwater valve shall be shown on the precise grading and improvement plans. 6) Install sewer laterals using wye fittings, or manholes as required, sized and located as shown on the Approved Plans. Volume 1 5/30/24 Page 43 of 54 7) Laterals shall be bedded, backfilled and compacted in the same manner as the sewer main they are connected to. 8) Sewer laterals cannot be connected to gravity mains of equal or lesser diameter. Sewer lateral diameter that meets or exceeds the gravity main shall require upsizing of the gravity main as required by the City Engineer. 6.4 MATERIALS FOR PIPE AND FITTINGS A. Gravity sewer pipe and fittings shall be PVC conforming to ASTM D3034 for diameters 4" through 15" and ASTM F679 for 18" through 24" with integral bell and gasketed joints (gasket and spigot end joint design). Pipe shall be made of PVC plastic having a cell classification of 12454-B or 12364-B as defined in ASTM D1784 and shall have SDR of 35 or thicker, and a minimum stiffness of 46 psi according to ASTM D2412. B. All fittings and accessories shall be as manufactured and finished by the pipe manufacturer with joints or joining systems compatible with that of the pipe. C. PVC pipe joints shall be elastomeric gasket joints conforming to Standard Specifications for Public Works (Greenbook) most recent edition. Rubber gaskets shall be factory installed and conform to ASTM F477. Pipe joints shall have been tested and meet watertight performance requirements of ASTM D3212, "Joints for Pipe Using Flexible Elastomeric Seals". D. PVC pressure pipe conforming to AWWA C900 or HDPE pipe conforming to AWWA C906 shall be used for gravity sewer pipelines with depths of 30 feet or greater or as required by the City Engineer for special installations. Engineering calculations shall be submitted for approval to demonstrate that the pipe material and wall thickness will accommodate the anticipated earth and live loads. E. Service connections to the sewer main shall be watertight and not protrude into the sewer pipe. All materials used to make the service connections shall be compatible with the pipe materials to be joined and shall be corrosion proof. F. Couplings used for repair or transition to dissimilar pipe materials shall be approved by the City Engineer and provide a corrosion proof watertight seal. G. Use of other pipe and fitting materials and types may be required by the City Engineer for special designs for accessibility constraints of adjacent improvements, deep installations, trenchless construction methods or other site conditions. Refer to the Approved Materials List in Volume 2 for alternative materials. 6.5 DESIGN CRITERIA FOR PIPE VELOCITY, SLOPE AND FLOW DEPTH A. Gravity sewer pipelines shall be designed for a minimum velocity of 2 feet/second. Velocity, unless otherwise stated, shall be calculated from peak dry weather flow. B. Pipe slope shall be established to satisfy the minimum velocity criterion. Maximum velocities greater than 12 ft/second should be avoided. Volume 1 5/30/24 Page 44 of 54 Slopes for 6- through 12-inch diameter pipe, unless otherwise approved by the City Engineer: 1) 6” pipe, minimum slope = 2% 2) 8" pipe, minimum slope = 0.50% 3) 10" pipe, minimum slope = 0.40% 4) 12" pipe, minimum slope = 0.30% Pipe slope for 12-inch diameter or larger pipe shall be designed to meet flow and velocity criteria and shall be approved by the City Engineer. Pipelines with horizontal curvature may require increases slope to achieve minimum required velocities. C. Gravity sewer mains of any diameter shall convey peak hour dry weather flow at depths of 50% of pipe diameter (d/D = 0.5) or less. Existing sewer mains not meeting this criterion shall be replaced with larger diameter pipe. D. Gravity sewer mains of any diameter shall convey peak wet weather flow at flow depths of 75% of pipe diameter (d/D = 0.75) or less. Existing sewer mains not meeting this criterion shall be replaced with larger diameter pipe. E. Peak sewer flow rates do not include infiltration or inflow (I/I). Infiltration is defined as the addition of groundwater into the sewer collection system and inflow is the addition of storm water into the sewer collection system. Because sewer collection system I/I is dependent on many factors including season, age of system, pipe material and joint types, root intrusion, and presence of storm water flow, I/I flow rate estimates will vary. The design of sewer mains connecting to sewer systems known to have I/I, or are susceptible to I/I, shall utilize peak wet weather flow estimates from the latest adopted Sewer Master Plan or perform wet weather flow monitoring as directed by the City Engineer. 6.6 HORIZONTAL AND VERTICAL LAYOUT A. Streets: See City of Carlsbad Standard Drawing No. GS-6 for location. B. Alley: The centerline offset between the alley and the sewer main shall be three feet (3') minimum. C. Private Street: Sewer mains in private streets shall require special design consideration for access. D. Horizontal Curves: SDR 35, PVC pipe may be curved horizontally through longitudinal bending with the following limitations: Pipe Diameter Min. Radius of Curvature 6-inch 150 feet 8-inch 200 feet 10-inch 250 feet 12-inch 300 feet 15-inch 375 feet APPENDIX B OFFSITE SEWER ANALYSIS Percent Acreage Sq. Ft. EDU Factor EDUs 204-031-10-00 3183 Jefferson Street 10C-55 0 6 -- ----0 6.0 204-031-11-00 3171 Jefferson Street 10C-55 1 0 -- ----0 1.0 204-031-12-00 3149 Jefferson Street 10C-55 0 4 -- ----0 4.0 204-031-14-00 3147 Jefferson Street 10C-55 0 7 -- ----0 7.0 204-031-19-00 3133 Jefferson Street 10C-55 0 6 -- ----0 6.0 204-031-17-00 3121 Jefferson Street 10C-55 2 0 -- ----0 2.0 26.0 204-031-18-00 3111 Jefferson Street 10C-54 2 0 -- ----0 2.0 204-032-12-00 3140 Jefferson Street 10C-54 0 0 2.09 30% 100% 0.63 27,312 1,800 15.17 15.2 204-032-01-00 3110 Jefferson Street 10C-54 0 13 -- ----0 13.0 203-351-08-00 3091 Jefferson Street 10C-54 2 0 -- ----0 2.0 203-351-17-00 3081 Jefferson Street 10C-54 2 0 -- ----0 2.0 203-351-11-00 3071 Jefferson Street 10C-54 1 0 -- ----0 1.0 203-351-22-00 3039 Jefferson Street 10C-54 0 0 -- -- 4,840 1,800 2.69 2.7 37.9 203-351-14-00 3037 Jefferson Street 9D-29 1 0 -- ----0 1.0 203-351-15-00 3021 Jefferson Street 9D-29 1 0 -- ----0 1.0 203-351-16-00 755 Carlsbad Village Drive 9D-29 0 0 -- -- 3,988 1,800 2.22 2.2 203-352-19-00 3090 Jefferson Street 9D-29 0 0 0.64 30% 100% 0.19 8,364 1,800 4.65 4.6 203-352-04-00 3048 Jefferson Street 9D-29 0 4 -- ----0 4.0 203-352-18-00 825 Carlsbad Village Drive 9D-29 0 0 -- -- 10,959 1,800 6.09 6.1 203-354-01-00 802 Carlsbad Village Drive 9D-29 1 0 -- -- 2,696 1,800 1.50 2.5 203-303-27-00 770 Carlsbad Village Drive 9D-29 0 0 -- -- 5,772 1,800 3.21 3.2 24.7 203-303-16-00 2975 Jefferson Street 9B-12 1 0 -100% 100% -- 1,800 0 1.0 203-303-18-00 2959 Jefferson Street 9B-12 1 0 -100% 100% -- 1,800 0 1.0 203-303-28-00 785 Grand Avenue 9B-12 0 0 -100% 100% - 19,363 1,800 10.8 10.8 203-354-15-00 840 Carlsbad Village Drive 9B-12 0 0 -100% 100% - 5,515 1,800 3.1 3.1 203-354-05-00 2928 Jefferson Street 9B-12 0 0 -100% 100% - 8,400 1,800 4.7 4.7 203-354-13-00 2910 Jefferson Street 9B-12 0 0 -100% 100% - 12,672 1,800 7.1 7.1 27.7 840 Carlsbad Village Drive Area Existing Sewer Generation APN Address Discharge MH Single Family Acreage Coverage Commercial/Office Total EDUs Manhole 10C-55 Total Manhole 10C-54 Total Manhole 9D-29 Total Manhole 9B-12 Total Multi Family Percent Acreage Sq. Ft. EDU Factor EDUs 204-031-10-00 3183 Jefferson Street 10C-55 0 6 -- ----0 6.0 204-031-11-00 3171 Jefferson Street 10C-55 1 0 -- ----0 1.0 204-031-12-00 3149 Jefferson Street 10C-55 0 4 -- ----0 4.0 204-031-14-00 3147 Jefferson Street 10C-55 0 7 -- ----0 7.0 204-031-19-00 3133 Jefferson Street 10C-55 0 6 -- ----0 6.0 204-031-17-00 3121 Jefferson Street 10C-55 2 0 -- ----0 2.0 26.0 204-031-18-00 3111 Jefferson Street 10C-54 2 0 -- ----0 2.0 204-032-12-00 3140 Jefferson Street 10C-54 0 0 2.09 30% 100% 0.63 27,312 1,800 15.17 15.2 204-032-01-00 3110 Jefferson Street 10C-54 0 13 -- ----0 13.0 203-351-08-00 3091 Jefferson Street 10C-54 2 0 -- ----0 2.0 203-351-17-00 3081 Jefferson Street 10C-54 2 0 -- ----0 2.0 203-351-11-00 3071 Jefferson Street 10C-54 1 0 -- ----0 1.0 203-351-22-00 3039 Jefferson Street 10C-54 0 0 -- -- 4,840 1,800 2.69 2.7 37.9 203-351-14-00 3037 Jefferson Street 9D-29 1 0 -- ----0 1.0 203-351-15-00 3021 Jefferson Street 9D-29 1 0 -- ----0 1.0 203-351-16-00 755 Carlsbad Village Drive 9D-29 0 0 -- -- 3,988 1,800 2.22 2.2 203-352-19-00 3090 Jefferson Street 9D-29 0 0 0.64 30% 100% 0.19 8,364 1,800 4.65 4.6 203-352-04-00 3048 Jefferson Street 9D-29 0 4 -- ----0 4.0 203-352-18-00 825 Carlsbad Village Drive 9D-29 0 0 -- -- 10,959 1,800 6.09 6.1 203-354-01-00 802 Carlsbad Village Drive 9D-29 1 0 -- -- 2,696 1,800 1.50 2.5 203-303-27-00 770 Carlsbad Village Drive 9D-29 0 0 -- -- 5,772 1,800 3.21 3.2 24.7 203-303-16-00 2975 Jefferson Street 9B-12 1 0 -100% 100% -- 1,800 0 1.0 203-303-18-00 2959 Jefferson Street 9B-12 1 0 -100% 100% -- 1,800 0 1.0 203-303-28-00 785 Grand Avenue 9B-12 0 0 -100% 100% - 19,363 1,800 10.8 10.8 203-354-15-00 840 Carlsbad Village Drive 9B-12 0 50 -100% 100% - 3,694 1,800 2.1 52.1 203-354-05-00 2928 Jefferson Street 9B-12 0 0 -100% 100% - 8,400 1,800 4.7 4.7 203-354-13-00 2910 Jefferson Street 9B-12 0 0 -100% 100% - 12,672 1,800 7.1 7.1 76.7Manhole 9B-12 Total Single Family Acreage Manhole 9D-29 Total Manhole 10C-54 Total Manhole 10C-55 Total 840 Carlsbad Village Drive Area Proposed Sewer Generation Total EDUsCommercial/OfficeAPNAddressDischarge MH CoverageMulti Family DATE:FOR: JOB NUMBER:1115-009 BY:Exhibit A EDU M.G.D. C.F.S. 10C-56 10C-55 26.0 5,200 5,200 2.50 13,000 0.013 0.020 6 0.48 0.023966 0.07729 0.15 0.0772 1.04 10C-55 10C-54 37.9 7,580 12,780 2.50 31,950 0.032 0.049 6 0.40 0.074450 0.13559 0.27 0.1722 1.15 10C-54 9D-29 24.7 4,940 17,720 2.50 44,300 0.044 0.069 8 0.40 0.047932 0.14475 0.22 0.1257 1.23 9D-29 9B-12 27.7 5,540 23,260 2.50 58,150 0.058 0.090 8 2.18 0.026951 0.10912 0.16 0.0838 2.42 Total EDUs Max d/D Min Vel 116.3 0.27 1.04 DATE:FOR: JOB NUMBER:1115-009 BY:Exhibit A EDU M.G.D. C.F.S. 10C-56 10C-55 26.0 5,200 5,200 2.50 13,000 0.013 0.020 6 0.48 0.023966 0.07729 0.15 0.0772 1.04 10C-55 10C-54 37.9 7,580 12,780 2.50 31,950 0.032 0.049 6 0.40 0.074450 0.13559 0.27 0.1722 1.15 10C-54 9D-29 24.7 4,940 17,720 2.50 44,300 0.044 0.069 8 0.40 0.047932 0.14475 0.22 0.1257 1.23 9D-29 9B-12 76.7 15,340 33,060 2.50 82,650 0.083 0.128 8 2.18 0.038306 0.12951 0.19 0.1073 2.68 Total EDUs Max d/D Min Vel 165.3 0.27 1.04 SEWER STUDY SUMMARY: PROPOSED 10/18/2024 840 Carlsbad Village Drive REFER TO PLAN SHEET:Dexter Wilson Engineering, Inc. COMMENTSDEPTH K' (1)dn (feet)dn/D(2)Ca for Velocity(3) VELOCITY (f.p.s.) PEAKING FACTOR PEAK DRY WEATHER FLOW (gpd) PEAK FLOW (DESIGN FLOW)LINE SIZE (inches) DESIGN SLOPE (%)LINE FROM TO IN-LINE FLOW (gpd) AVG DRY WEATHER FLOW (gpd) COMMENTSDEPTH K' (1) SEWER STUDY SUMMARY: EXISTING 10/18/2024 840 Carlsbad Village Drive Dexter Wilson Engineering, Inc.REFER TO PLAN SHEET: PEAKING FACTOR PEAK DRY WEATHER FLOW (gpd) PEAK FLOW (DESIGN FLOW)LINE SIZE (inches) DESIGN SLOPE (%)dn (feet)dn/D(2)Ca for Velocity(3) VELOCITY (f.p.s.)LINE FROM TO IN-LINE FLOW (gpd) AVG DRY WEATHER FLOW (gpd) 1 K' based on n = 0.013 2 dn/D using K' in Brater King Table 7-14 3 From Brater King Table 7-4 based on dn/D \\MERIDIAN\Eng\1115009\2024-08-23 840 Carlsbad Village Drive Sewer Hydraulic Model EXHIBIT A MANHOLE DIAGRAM PALEONTOLOGICAL ASSESSMENT FOR THE 840 CARLSBAD VILLAGE DRIVE PROJECT CARLSBAD, SAN DIEGO COUNTY, CALIFORNIA APN 203-354-15 Lead Agency: City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, California 92008 Preparer: BFSA Environmental Services, a Perennial Company 14010 Poway Road, Suite A Poway, California 92064 Project Proponent: Rincon Homes 5315 Avenida Encinas, Suite 200 Carlsbad, California 92008 August 28, 2024 Attachment H Paleontological Assessment for the 840 Carlsbad Village Drive Project Paleontological Database Information Author: Todd A. Wirths, M.S., Senior Paleontologist, California Professional Geologist No. 7588 Consulting Firm: BFSA Environmental Services, a Perennial Company 14010 Poway Road, Suite A Poway, California 92064 (858) 484-0915 Report Date: August 28, 2024 Report Title: Paleontological Assessment for the 840 Carlsbad Village Drive Project, Carlsbad, San Diego County, California Prepared for: Rincon Homes 5315 Avenida Encinas, Suite 200 Carlsbad, California 92008 Submitted to: City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, California 92018 USGS Quadrangle: Section 6, Township 12 South, Range 4 West of the San Luis Rey, California (7.5-minute) Quadrangle Study Area: 0.72 acre Assessor’s Parcel Number: 203-354-15 Key Words: Paleontological assessment; Pleistocene old paralic deposits; high sensitivity; City of Carlsbad; monitoring recommended. Paleontological Assessment for the 840 Carlsbad Village Drive Project Table of Contents Section Page I. INTRODUCTION AND LOCATION .........................................................................1 II. REGULATORY SETTING .........................................................................................1 State of California ......................................................................................................1 III. GEOLOGY .................................................................................................................4 IV. PALEONTOLOGICAL RESOURCES ......................................................................6 Definition ....................................................................................................................6 Fossil Locality Search.................................................................................................6 V. PALEONTOLOGICAL SENSITIVITY ....................................................................7 Overview .....................................................................................................................7 Professional Standard .................................................................................................7 City of Carlsbad Assessment .......................................................................................7 VI. CONCLUSIONS AND RECOMMENDATIONS .....................................................8 VII. CERTIFICATION ......................................................................................................9 VIII. REFERENCES ..........................................................................................................9 Appendices Appendix A – Qualifications of Key Personnel List of Figures Figure Page Figure 1 General Location Map .................................................................................2 Figure 2 Project Location Map ...................................................................................3 Figure 3 Geologic Map...............................................................................................5 Paleontological Assessment for the 840 Carlsbad Village Drive Project 1 I. INTRODUCTION AND LOCATION A paleontological resource assessment has been completed for the 840 Carlsbad Village Drive Project located on the north side of Carlsbad Village Drive between Jefferson and Harding streets in the northwest corner of the city of Carlsbad, San Diego County, California (Figures 1 and 2). The project consists of one parcel (Assessor’s Parcel Number [APN] 203-354-15) about two blocks west of Interstate 5, totaling 0.72 acre. On the U.S. Geological Survey (USGS) 1:24,000-scale San Luis Rey, California (7.5-minute) topographic quadrangle map, the project is located in Section 6, Township 12 South, Range 4 West of the San Bernardino Baseline and Meridian. The project property is being considered for redevelopment. Currently, a single-story commercial building occupies the parcel. As the lead agency, the City of Carlsbad has required the preparation of a paleontological assessment to evaluate the project’s potential to yield paleontological resources. The paleontological assessment of the project included a review of paleontological literature and fossil locality records in the area, a review of the underlying geology, and recommendations to monitor for impacts to potential paleontological resources, if necessary. A paleontological field survey of the project parcel was not performed, since the property is developed. II. REGULATORY SETTING The California Environmental Quality Act (CEQA), which is patterned after the National Environmental Policy Act, is the overriding environmental regulation that sets the requirement for protecting California’s paleontological resources. CEQA mandates that governing permitting agencies (lead agencies) set their own guidelines for the protection of nonrenewable paleontological resources under their jurisdiction. State of California Under “Guidelines for Implementation of the California Environmental Quality Act,” as amended in December 2018 (California Code of Regulations [CCR] Title 14, Division 6, Chapter 3, Sections 15000 et seq.), procedures define the types of activities, persons, and public agencies required to comply with CEQA. Section 15063 of the CCR provides a process by which a lead agency may review a project’s potential impact to the environment, whether the impacts are significant, and provide recommendations, if necessary. Paleontological Assessment for the 840 Carlsbad Village Drive Project 4 In CEQA’s Environmental Checklist Form, a question to respond to is, “Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?” (Appendix G, Section VII, Part f). This is to ensure compliance with California Public Resources Code Section 5097.5, the law that protects nonrenewable resources including fossils, which is paraphrased below: a) A person shall not knowingly and willfully excavate upon, or remove, destroy, injure, or deface, any historic or prehistoric ruins, burial grounds, archaeological or vertebrate paleontological site, including fossilized footprints, inscriptions made by human agency, rock art, or any other archaeological, paleontological or historical feature, situated on public lands, except with the express permission of the public agency having jurisdiction over such lands. b) As used in this section, “public lands” means lands owned by, or under the jurisdiction of, the state, or any city, county, district, authority, or public corporation, or any agency thereof. c) A violation of this section is a misdemeanor. III. GEOLOGY Geomorphically, the project property occupies an elevated (emergent) marine terrace, with an elevation at approximately 60 feet (about 18 meters) above mean sea level. Geologically, as shown on Figure 3 after Kennedy and Tan (2007), multiple marine terraces in the project area’s terrace complex have truncated the older, underlying Eocene-aged (43 to 46 million years old) Santiago Formation (brown areas labeled as “Tsa” on Figure 3), and refer to the terrace sediments, including their overlying alluvial and colluvial deposits, as Pleistocene “old paralic deposits” (symbolized as “Qop2-4” and “Qop6-7”). As shown on Figure 3, the project is mapped as underlain by younger old paralic deposits (Qop6-7), where Kennedy and Tan (2007) grouped deposits of the “Bird Rock terrace” (approximately 80,000 years old) with deposits of the older (higher and slightly farther inland) “Nestor terrace” (approximately 120,000 years old). Paleontological Assessment for the 840 Carlsbad Village Drive Project 6 IV. PALEONTOLOGICAL RESOURCES Definition Paleontological resources are the remains of prehistoric life that have been preserved in geologic strata. These remains are called fossils and include bones, shells, teeth, and plant remains (including their impressions, casts, and molds) in the sedimentary matrix, as well as trace fossils such as footprints and burrows. Fossils are considered older than 5,000 years of age (Society of Vertebrate Paleontology 2010), but may include younger remains (subfossils) when viewed in the context of local extinction of the organism or habitat, for example. Fossils are considered a nonrenewable resource under state and local guidelines (see Sections II and V of this report). Fossil Locality Search A literature search and an examination of museum and university fossil collections and/or locality records of the San Diego Society of Natural History (SDSNH) revealed a number of nearby fossil localities assigned to upper Pleistocene terrace and estuarine deposits, all located north of the project along the northern edge of Buena Vista Lagoon. The closest is SDSNH locality (loc.) 4007, located about one mile to the northeast, which yielded a partial mammoth tusk. Several additional SDSNH localities, rich with late Pleistocene marine invertebrate fossils, were recovered at the Pacific Coast Plaza project that borders State Route 78 in Oceanside (SDSNH locs. 4024 through 4033). These localities represent a diverse assemblage of mollusks, shark teeth, and unidentified mammal remains (Deméré and Riney 2000) and represent marine high-stand conditions of approximately 300,000 to 400,000 years ago (Kennedy and Browne 2007). More late Pleistocene invertebrate fossils were reported by Peska (1976), indicating the presence of eight species of bivalves and one gastropod species about a mile and a half northeast of the project near where El Camino Real crosses Buena Vista Creek. A project west of Vine Street and north of Oceanside Avenue and Loma Alta Creek in Oceanside yielded a small molluscan fauna (SDSNH loc. 7569) from fossiliferous, muddy clay beds of unmapped late Pleistocene estuarine deposits (Wirths and Kennedy 2019). A Pleistocene whale rib was discovered about 25 feet deep at the Oceanside Beachfront Resort Project, approximately two-and- a-half miles up the coast (Wirths 2020). Several localities from the Oligocene-aged Sespe- Vaqueros Formation are known just south of Agua Hedionda Lagoon and about two miles to the north at the Oceanside Mesa project. Paleontological Assessment for the 840 Carlsbad Village Drive Project 7 V. PALEONTOLOGICAL SENSITIVITY Overview The degree of paleontological sensitivity of any particular area is based on a number of factors, including the documented presence of fossiliferous resources on a site or in nearby areas, the presence of documented fossils within a particular geologic formation or lithostratigraphic unit, and whether or not the original depositional environment of the sediments is one that might have been conducive to the accumulation of organic remains that may have become fossilized over time. Pleistocene terrace deposits are known to yield important marine fossils, such as bivalve and gastropod mollusks, and vertebrates, such as sharks, rays, and, more rarely, camel and horse bones. These Pleistocene sediments are thus accorded a moderate to high paleontological resource sensitivity (Deméré and Walsh 1993; Stephenson et al. 2009). Professional Standard The Society of Vertebrate Paleontology (2010) has drafted guidelines that include four categories of paleontological sensitivity for geologic units (formations) that might be impacted by a proposed project, as listed below: ● High Potential: Rock units from which vertebrate or significant invertebrate, plant, or trace fossils have been recovered. ● Undetermined Potential: Rock units for which little information is available concerning their paleontological content, geologic age, and depositional environment, and that further study is needed to determine the potential of the rock unit. ● Low Potential: Rock units that are poorly represented by fossil specimens in institutional collections or based upon a general scientific consensus that only preserve fossils in rare circumstances. ● No Potential: Rock units that have no potential to contain significant paleontological resources, such as high-grade metamorphic rocks and plutonic igneous rocks. Using these criteria, based on the geologic formations at the project, the Pleistocene old paralic deposits can be considered to have a high potential to yield significant paleontological resources. City of Carlsbad Assessment The City of Carlsbad has assigned sensitivity ratings of paleontological potential to geologic formations within the city limits (City of Carlsbad 2017). The geologic unit mapped within the project, the Pleistocene old paralic deposits, is assigned a high paleontological sensitivity. Geologic units assigned a high sensitivity are said by the City of Carlsbad (2017) to “…have the highest potential to produce unique invertebrate fossil assemblages or unique vertebrate fossil remains.” Paleontological Assessment for the 840 Carlsbad Village Drive Project 8 VI. CONCLUSIONS AND RECOMMENDATIONS Due to the potential to encounter buried significant paleontological resources, the preparation of a paleontological monitoring plan (PMP) is recommended if earth disturbance activities are planned, in accordance with Section 10.4.2 of the City’s paleontological resource guidelines (City of Carlsbad 2017:105). The PMP should be submitted and approved by the City of Carlsbad as a condition of approval prior to the issuance of grading permits by the City of Carlsbad’s Planning Department. In a PMP, the City specifies the following information, “as applicable and appropriate”: • The level of monitoring (spot checks, part-time, or full-time), protocols and authorization for work stoppages, and safety procedures. • The need for contractor awareness training for all earthmoving personnel for any projects where a monitor will not be present full time. • A research design listing the research questions and the data requirements for those questions. • The level and type of assistance from the contractor needed by the paleontologist to take bulk samples and place them into a safe area for processing. • The methods for fossil collection, fossil preparation, fossil identification, conducting stratigraphic profiles, and curation. • The types of progress reports that will be provided to the project proponent and the City (weekly or monthly). • The schedule for reporting. • A recommendation for updating the paleontology sensitivity model, which takes into consideration the presence or absence of paleontological resources, the amount of ground disturbance, and the potential for future discoveries. • The identity of the financially responsible party. All mitigation programs should be performed by a qualified professional (project) paleontologist, defined as an individual with a master’s or doctorate degree in paleontology or geology who has proven experience in San Diego County paleontology and who is knowledgeable in professional paleontological procedures and techniques. Fieldwork may be conducted by a qualified paleontological monitor, defined as an individual who has experience in the collection and salvage of fossil materials. The paleontological monitor shall always work under the direction of a qualified paleontologist. Paleontological Assessment for the 840 Carlsbad Village Drive Project 9 VII. CERTIFICATION I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this paleontological report, and that the facts, statements, and information presented are true and correct to the best of my knowledge and belief and have been compiled in accordance with CEQA criteria. August 28, 2024 Todd A. Wirths, M.S. Date Senior Paleontologist California Professional Geologist No. 7588 VIII. REFERENCES City of Carlsbad. 2017. Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines. Prepared for the City of Carlsbad, California, by ECORP Consulting, Inc. Deméré, T.A., and Riney, B.O. 2000. Paleoenvironments, paleoecology, and molluscan paleontology of a late Pleistocene bay, Oceanside, San Diego County, California. Western Society of Malacologists, Annual Report, 32:13–14. Deméré, T.A., and Walsh, S.L. 1993. Paleontological resources – County of San Diego. Report prepared for the San Diego County Department of Public Works, San Diego, by the Department of Paleontology, San Diego Natural History Museum. Pp. i-iii + 1-68, figs. 1- 3, 8 maps. Kennedy, G.L., and Browne, I.D. 2007. Paleontology and geochronology of the middle and upper Pleistocene marine record in the downtown San Diego area, San Diego County, southern California. Western Society of Malacologists, Annual Report, 36:13–34, fig. 1, tables 1-2. Kennedy, M.P., and Tan, S.S. 2007. Geologic map of the Oceanside 30' x 60' quadrangle, California. California Geological Survey, Regional Geologic Map Series, 1:100,000 scale, Map No. 2. Peska, F.J. 1976. A day’s digging in San Diego County. Paleontological News; Bulletin of the Southern California Paleontological Society, vol. 8, no. 5, 6, and 7 (July). Paleontological Assessment for the 840 Carlsbad Village Drive Project 10 Society of Vertebrate Paleontology. 2010. Standard procedures for the assessment and mitigation of adverse impacts to paleontological resources; by the SVP Impact Mitigation Guidelines Revision Committee. https://vertpaleo.org/wp-content/uploads/2021/01/SVP_Impact_ Mitigation_Guidelines-1.pdf. Stephenson, R.A., Giffen, J.H., and Gibson, E.E. 2009. County of San Diego guidelines for determining significance [for] paleontological resources. Unpublished report (2007, revised in 2009) by the San Diego County Land Use and Environment Group, Department of Planning and Land Use and Department of Public Works, San Diego. Pp. i-vi + 1-47, figs. 1-10, table 1. Wirths, T.A. 2020. Paleontological Monitoring Report for the Oceanside Beachfront Resort Project, Oceanside, California. Unpublished paleontological monitoring report prepared for S.D. Malkin Properties, San Diego, California, by Brian F. Smith and Associates, Inc., Poway, California. Wirths, T.A., and Kennedy, G.L. 2019. Paleontological Monitoring Report, Oceanside 2 (The Tides), Oceanside, San Diego County, California, City of Oceanside Development Plan No. D15-00010. Unpublished paleontological monitoring report prepared for City Ventures LLC, Irvine, California, by Brian F. Smith and Associates, Inc., Poway, California. Paleontological Assessment for the 840 Carlsbad Village Drive Project APPENDIX A Qualifications of Key Personnel Todd A. Wirths, MS, PG No. 7588 Senior Paleontologist BFSA Environmental Services, A Perennial Company 14010 Poway Road  Suite A  Phone: (858) 679-8218  Fax: (858) 679-9896  E-Mail: twirths@bfsa.perennialenv.com Education Master of Science, Geological Sciences, San Diego State University, California 1995 Bachelor of Arts, Earth Sciences, University of California, Santa Cruz 1992 Professional Certifications California Professional Geologist #7588, 2003 Riverside County Approved Paleontologist San Diego County Qualified Paleontologist Orange County Certified Paleontologist OSHA HAZWOPER 40-hour trained; current 8-hour annual refresher Professional Memberships Board member, San Diego Geological Society San Diego Association of Geologists; past President (2012) and Vice President (2011) South Coast Geological Society Southern California Paleontological Society Experience Mr. Wirths has more than a dozen years of professional experience as a senior-level paleontologist throughout southern California. He is also a certified California Professional Geologist. At BFSA, Mr. Wirths conducts on-site paleontological monitoring, trains and supervises junior staff, and performs all research and reporting duties for locations throughout Los Angeles, Ventura, San Bernardino, Riverside, Orange, San Diego, and Imperial Counties. Mr. Wirths was formerly a senior project manager conducting environmental investigations and remediation projects for petroleum hydrocarbon-impacted sites across southern California. Selected Recent Reports 2019 Paleontological Assessment for the 10575 Foothill Boulevard Project, City of Rancho Cucamonga, San Bernardino County, California. Prepared for T&B Planning, Inc. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2019 Paleontological Assessment for the MorningStar Marguerite Project, Mission Viejo, Orange County, California. Prepared for T&B Planning. Report on file at Brian F. Smith and Associates, Inc., Poway, California. BFSA Environmental Services, A Perennial Company, 2 2019 Paleontological Monitoring Report for the Nimitz Crossing Project, City of San Diego. Prepared for Voltaire 24, LP. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2019 Paleontological Resource Impact Mitigation Program (PRIMP) for the Jack Rabbit Trail Logistics Center Project, City of Beaumont, Riverside County, California. Prepared for JRT BP 1, LLC. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2020 Paleontological Monitoring Report for the Oceanside Beachfront Resort Project, Oceanside, San California. Prepared for S.D. Malkin Properties. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2020 Paleontological Resource Impact Mitigation Program for the Nakase Project, Lake Forest, Orange County, San California. Prepared for Glenn Lukos Associates, Inc. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2020 Paleontological Resource Impact Mitigation Program for the Sunset Crossroads Project, Banning, Riverside County. Prepared for NP Banning Industrial, LLC. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2020 Paleontological Assessment for the Ortega Plaza Project, Lake Elsinore, Riverside County. Prepared for Empire Design Group. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2020 Paleontological Resource Record Search Update for the Green River Ranch III Project, Green River Ranch Specific Plan SP00-001, City of Corona, California. Prepared for Western Realco. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2020 Paleontological Assessment for the Cypress/Slover Industrial Center Project, City of Fontana, San Bernardino County, California. Prepared for T&B Planning, Inc. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2020 Paleontological Monitoring Report for the Imperial Landfill Expansion Project (Phase VI, Segment C-2), Imperial County, California. Prepared for Republic Services, Inc. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2021 Paleontological Assessment for the Manitou Court Logistics Center Project, City of Jurupa Valley, Riverside County, California. Prepared for Link Industrial. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2021 Paleontological Resource Impact Mitigation Program for the Del Oro (Tract 36852) Project, Menifee, Riverside County. Prepared for D.R. Horton. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2021 Paleontological Assessment for the Alessandro Corporate Center Project (Planning Case PR-2020- 000519), City of Riverside, Riverside County, California. Prepared for OZI Alessandro, LLC. Report on file at Brian F. Smith and Associates, Inc., Poway, California. 2021 Paleontological Monitoring Report for the Boardwalk Project, La Jolla, City of San Diego. Prepared for Project Management Advisors, Inc. Report on file at Brian F. Smith and Associates, Inc., Poway, California. RE: Item 2 - SDUT Article presented by Commissioner Lafferty during 5-6-2026 Meeting Edward Valenzuela, Senior Planner Planning Division May 6, 2026 Rincon CVD CT 2024-0007/SDP 2024-0021/CDP 2024-0035 ITEM 2 – Existing Setting 840 Carlsbad Village Dr. •0.72 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 New five-story, 92,593 SF mixed-use building: 63’-6” tall building, 71’-2” with roof protrusions Ground floor commercial area 50 residential condominiums, including 8 affordable housing units -19, one-bedroom -19, two-bedroom -12, three-bedroom Tentative Tract Map, Site Development Plan & Coastal Development Permit ITEM 2 – Project Details Density Bonus Calculation ITEM 2 – Density Bonus 44 Base Maximum Density/Number of Units: 35 DU/AC X 0.72 AC = 26 units Density Bonus: 92% Density Bonus = 24 additional units Total units proposed = 50 units 15% of base number of units required to be affordable at very-low-income = 4 units 15% of base number of units required to be affordable at moderate-income = 4 units (AB 1287) Resulting density is 69.4 dwelling units per acre STATE DENSITY BONUS LAW ITEM 2 – Inclusionary Housing 55 INCLUSIONARY HOUSING Proposed Affordable Units: 4 very-low-income and 4 moderate-income Satisfies State Density Bonus Law and Inclusionary Housing Ordinance requirements Affordability Requirement Basis for Requirement Determination Required Affordable Units Density Bonus Government Code Section 65915 15% of base units for very-low income 15% of base units for moderate- income 4 very-low-income units (15%) provided 4 moderate- income units (15%) provided Inclusionary Housing Carlsbad Municipal Code 21.85 15% of base units for low-income required 4 very-low-income units (15%) provided Item 2 – Site/Ground Floor Plan Ground Floor •3 commercial tenant spaces totaling 3,801 square feet •Vehicle garage entrance •Lobby/entrance for residential units •Parking garage with 50 spaces -48 residential, 2 commercial, 27 EV/4 ADA -AB 2097 •Long-term and short-term Bike Storage Item 2-Upper Floor Plan2nd floor Common Courtyard •50 units - 876-2,286 square feet - 19, one-bedroom - 19, two-bedroom - 12, three-bedroom •Decks ranging in size from 63 to 437 square feet •Common courtyard on 2nd floor and 5th floor amenity deck ITEM 2 – Elevations Commercial Area Ground floor area screened by existing dental office building Jefferson St. Elevation Carlsbad Village Dr. Elevation Ground floor area screened by existing dental office buildingCommercial Area Residential Entrance ITEM 2 – Perspective ITEM 2 – Density Bonus Waivers 1010 STATE DENSITY BONUS LAW- WAIVERS Section Standard/Require ment Proposed VBMP 2.7.1(G)(1) Limits building height to 45’63’-6” building height VBMP 2.7.1(G)(3)(a) Limits 30% of 4th story front elevation to 0’ setback; remaining area required to be setback 10’ 100% of 5th story Jefferson Street-facing facade at a 0- foot setback. 100% of 5th story CVD façade at a 10- foot setback. VBMP 2.7.1(G)(3)(b) Limits enclosed 4th floor area to 80% of less of 3rd floor footprint 92% of 5th floor area to be enclosed. VBMP 2.7.1(H)(1) 5’ plane change every 40’ on front elevation and change in roofline Building facades range in length from 42” – 69’ VBMP 2.7.1(I)(1) New ground floor street frontage uses shall have a minimum average building depth of 25’. Retail along CVD to have a depth of 22’. Retail along Jefferson St to have an average depth of 21’-8”. Parking Ord., CMC Section 21.44.060(A) (3) Minimum parking stall size of 8.5’ wide x 20’ deep 2’ reduction in length of standard parking stalls. Incentive Commercial Parking: 1 space per 170 sq ft (restaurant use, 23 spaces) 1 space per 415 sq ft (retail use, 10 spaces) Remove all commercial parking requirements under the VBMP Section 2.6.6 Parking 6 waivers requested 1 incentive 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 Community Concerns Additional traffic Number of parking spaces provided Construction worker and tenant parking Residential Units becoming short-term vacation rentals ITEM 2 – Public Comments-Parking •50 parking spaces provided •48 for residential •2 commercial ADA spaces •AB 2097 •City cannot enforce minimum parking requirements within a ½ mile radius of a major transit stop •Parking based on builder preference and market demand •Applicant to provide construction staging plan identifying where construction workers can park EXISTING CONDITION ITEM 2 – Public Comments- Short-term Vacation Rentals •Projects featuring short-term vacation rentals or other transient lodging are ineligible from using AB 2097 •The project has been conditioned to prohibit short-term vacation rentals. 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. Condition #30: ITEM 2 – CEQA 1414 CEQA •Staff has reviewed the scope of the project and applicable studies and finds that the project belongs to a class of projects that categorically exempt from the requirement for the preparation of environmental documents (CEQA §15332 - In-Fill Development Projects) ITEM 2 – Project Consistency Consistent with General Plan, Zoning Code & Village & Barrio Master Plan Density bonus waivers and incentive 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 ITEM 2 – Recommendation ADOPT a resolution RECOMMENDING APPROVAL of the Tentative Tract Map, Site Development Plan, and Coastal Development Permit based on the findings and subject to conditions.