HomeMy WebLinkAbout2014-11-05; Planning Commission; ; CT 14-01|RP 14-01 - STATE MIXED USE 30fe City of Carlsbad Planning DivisioT
A REPORT TO THE PLANNING COMMISSION
Item No. (^^^2^
Application complete date: May 15, 2014
P.C. AGENDA OF: Novembers, 2014 Project Planner: Jason Goff
Project Engineer: Steve Bobbett
SUBJECT: CT 14-01/RP 14-01 - STATE MIXED USE 30 - Request for a recommendation of approval
of a Tentative Tract Map and Major Review Permit to allow for 1) the demolition of all
structures onsite located at 3068 State Street, 3080 State Street and 542 Oak Avenue
(APNs 203-297-06, 203-297-08 and 203-297-09); and 2) construction of a four-story
mixed-use building consisting of 14 residential units, 13 timeshare units, 4,529 square
feet of commercial and an enclosed at-grade parking garage situated on a 0.413-acre
project site comprised of three properties addressed as 3068 State Street, 3080 State
Street and 542 Oak Avenue, and located within District 1-Carlsbad Village Center ofthe
Village Review (VR) Zone and Local Facilities Management Zone 1. The project qualifies
as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical
Exemption.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7073 RECOMMENDING
APPROVAL of Tentative Tract Map CT 14-01 and Major Village Review Permit RP 14-01 to the City
Council based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Proiect Site/Setting:
The 0.413-acre project site is comprised of three legal parcels (APNs 203-297-06, 203-297-08 and 203-
297-09) generally located on the northeast corner of State Street and Oak Avenue. More specifically,
these three properties are addressed as 3068 State Street, 3080 State Street and 542 Oak Avenue. Two
of these properties front on State Street, while the third is a corner lot fronting both State Street and
Oak Avenue. The Tyler Street Alley, extending from Oak Avenue to Carlsbad Village Drive, bounds the
project site along the eastern side. The project site is located within Land Use District 1-Carlsbad Village
Center of the Village Master Plan and is located outside of the Coastal Zone.
The properties are currently developed with a mix of attached and detached residential uses with
various accessory shed type structures. Table 1 below summarizes the existing onsite land uses.
TABLE 1 - EXISTING LAND USES
Address APN Occupant
3068 State Street 203-297-06
Four (4) residential units within two (2), one-story two-family
residential dwellings, plus one (1) small detached accessory
structure.
3080 State Street 203-297-07 Two (2) residential units within a single one-story two-family
residential dwelling.
542 Oak Avenue 203-297-08 One-story single-family residential dwelling.
CT 14-01/RP 14-01 - STATE M
Novembers, 2014
Page 2
l^lfc) USE 30
Table 2 below identifies the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
TABLE 2 - SURROUNDING LAND USES
Location General Plan Zoning Current Land Use
Site Village (V) Village Review (V-R) Two-family and one-family residential uses
(seven (7) residential units total).
North Village (V) Village Review (V-R) Single-family residential.
South Village (V) Village Review (V-R)
Oak Avenue, City of Carlsbad Public Works,
restaurant (i.e.. Cafe Panini) and automotive
repair/smog shop.
East Village (V) Village Review (V-R)
Tyler Street Alley, multi-family residential,
single-family residential, parking lot, and
restaurants (i.e.. New York Pizzeria and Cafe
Topes).
West Village (V) Village Review (V-R) State Street, public parking lots C and D, hair
salon, antique shop and office uses.
Proiect Proposal:
In general, the project applicant is requesting approval of a Tentative Tract Map (CT) and Major Village
Review Permit (RP) to demolish all existing structures located on the above-noted properties and to
construct in place a 33,732 square foot four-story mixed-use building consisting of 14 residential units
(two of which are affordable), 13 timeshare units, one (1) ground floor commercial unit (4,529 square
feet) and a roof deck (4,211 square feet). The project also includes construction of an enclosed at-grade
parking garage with 23 parking spaces accessed from Oak Avenue, plus 10 additional tuck under parking
spaces adjacent to and accessible from the Tyler Street Alley for a total of 33 on-site parking spaces. The
project is proposing to purchase an additional 20 spaces through the Village Parking In-Lieu Fee Program
and is satisfying its inclusionary housing obligation onsite through the construction of two (2) affordable
three-bedroom units. The proposed density of this project is 33.8 dwelling units per acre and will
generate a net increase of 341 average daily trips. Grading for the proposed project includes 500 cubic
yards of cut and no fill. As a result, a total of 500 cubic yards of material is proposed to be exported.
In addition to the 4,529 square foot of commercial space fronting State Street and 33 on-site parking
spaces accessed from Oak Avenue and the Tyler Street Alley; development of the ground floor uses will
also include a separate lobby area (174 sq. ft.) with stairs and elevator access to the residential and
timeshare units above. Frontage improvements along both State Street and Oak Avenue propose to
include new curb, gutter, sidewalks, bike racks, street trees and enhanced landscaping. The proposed
commercial space will accommodate multiple tenant opportunities along State Street with a majority of
the space having been designed to 46 foot depths for purposes of supporting legitimate and quality
commercial uses within the Village.
Aside from recreational amenities in the form of a pool and spa located on the second floor terrace and
a 4,211 square foot roof deck, the three upper floors (i.e., 2"", 3"^, and 4*^ floors) more or less mimic the
other in orientation, design and use. These three floors are oriented one atop the other in a horseshoe
configuration with 21 units overlooking State Street and Oak Avenue, and the remaining six (6) units
overlooking the Tyler Street Alley and the interior courtyard. The north side of the building is open to an
interior courtyard and/or walkways above. Each unit includes a private balcony or deck overlooking the
center courtyard or the State Street/Oak Avenue frontage, as well as a separate enclosed storage closet
CT 14-01/RP 14-01 - STATE M
Novembers, 2014
Page 3
USE 30
within a centralized storage area located on each floor. Table 3 below provides a unit summary of each
ofthe upper floors:
Table 3-UNITSUMMARY
Floor Level Use No. of Units No. of Bedrooms Living Area
2nd Residential 2 1 bedroom 778 sq. ft. to 858 sq. ft.
2 2 bedroom 987 sq.ft. to 1,360 sq.ft.
Timeshare 4 2 bedroom 740 sq. ft. to 837 sq. ft.
1 3 bedroom 1,115 sq.ft.
3rd Residential 2 1 bedroom 778 sq. ft. to 858 sq. ft.
2 2 bedroom 987 sq. ft. to 1,360 sq. ft.
(Affordable) 1 3 bedroom 1,115 sq. ft.
Timeshare: 4 2 bedroom 740 sq. ft. to 837 sq. ft.
4th Residential: 2 1 bedroom 778 sq.ft. to 858 sq.ft.
2 2 bedroom 987 sq.ft. to 1,360 sq.ft.
(Affordable) 1 3 bedroom 1,115 sq.ft.
Timeshare: 4 2 bedroom 740 sq.ft. to 837 sq.ft.
The proposed architectural design is characterized as coastal contemporary and utilizes form, materials
and colors to reinforce this theme. The entire lower floor ofthe proposed building incorporates two (2)
types of natural brick with ledge stone banding contrasted by enhanced landscaping and flowering
street trees to provide a rich pedestrian experience along both streetscapes. To provide pedestrian
scale, the massing of the three upper floors has been stepped back; and to enliven the street scene
below, private balconies and decks have been added for residents and timeshare occupants. Material
changes and clearly defined offsets are utilized to break the building into smaller vertical units so as to
be consistent with the village character. Such material changes include natural brick; ledge stone
banding, horizontal composite redwood paneling; vertical wood paneling; stucco; green tinted glass and
metal adornments and awnings. Tower elements with decorative metal outriggers have been added at
each corner of the building, and most importantly at the intersection of State Street and Oak Avenue as
a means of grounding the end of the street and providing an important visual beacon for pedestrians
and shoppers.
A Tentative Tract Map (CT) is required to merge the three (3) existing legal parcels into one (1) common
lot and 28 airspace condominium units consisting of 14 residential units (two of which are affordable),
13 timeshare units, and one (1) ground floor commercial unit (4,529 square feet). The Major Review
Permit (RP) is required for new construction of a building within the Village Area that has a building
permit valuation greater than $150,000. Both permits require a Planning Commission recommendation
and City Council approval.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review (V-R) Zone (C.M.C. Chapter 21.35), Land Use District 1 - Carlsbad Village Center
(Village Master Plan and Design Manual);
C. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85);
D. Subdivision Ordinance (C.M.C. Title 20); and
E. Growth Management Ordinance (C.M.C. Chapter 21.90), Local Facilities Management Plan Zone 1.
CT 14-01/RP 14-01 - STATE M
Novembers, 2014
Page 4
USE 30
A. Village (V) General Plan Land Use Designation
The subject property, comprised of three (3) legal parcels, has a General Plan Land Use designation of
Village (V). As discussed in the Village Master Plan, properties within the Village Area do not have an
assigned residential density as it relates to Growth Management Plan compliance. Therefore, the
minimum and maximum densities for residential development are established in the Village Master
Plan. For mixed use projects, the minimum density is calculated based on 50% ofthe developable area.
Timeshares are considered commercial living units for purposes of temporary lodging and do not count
towards project density. Table 4 below identifies the permissible density range for properties located
within Land Use District 1.
TABLE 4 - PROJECT DENSITY
Gross Acres Net Acres
Allowable Density Range;
Min/Max Dwelling Units per
Village Master Plan
Project Density;
Proposed Dwelling units
0.413 ac N/A 28-35 du/ac;
6-14 dwelling units
33.89 du/ac;
14 dwelling units
Pursuant to the Housing Element ofthe General Plan, because a Growth Management Control Point has
not been established for residential development in the Village, all residential units approved in the
Village must be withdrawn from the City's Excess Dwelling Unit Bank. The City's Excess Dwelling Unit
Bank is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an
applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units as
required pursuant to C.M.C. Section 21.85.050 and shall execute an affordable housing agreement prior
to recordation of the final map pursuant to C.M.C. Section 21.85.140. As discussed in Section C below,
the proposal to construct two (2) inclusionary units onsite is consistent with the inclusionary housing
requirements as set forth in City Council Policy No. 43. In addition, the project is accordingly-
conditioned to require the execution of the affordable housing agreement prior to recordation of the
final map.
In approving a request for an allocation of excess dwelling units, the project shall meet the findings
identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be
compatible with adjacent land uses and applicable provisions ofthe General Plan and other applicable
planning documents. As discussed in the attached Planning Commission Resolution No. 7073, the
proposed project meets these findings. As the proposed project requires approval from City Council, the
City Council is the final decision-making authority for the allocation from the Excess Dwelling Unit Bank.
The following Table 5 describes how the proposed project is consistent with the various elements ofthe
Carlsbad General Plan.
CT 14-01/RP 14-01 - STATE M
November 5, 2014
Page 5
USE 30
TABLE 5 - GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Land Use Goal A.l-A Citv which
preserves, enhances and
maintains the Village as a place
for living, working, shopping,
recreation, civic and cultural
functions while retaining the
Village atmosphere and
pedestrian scale.
Goal A.2 - A City which creates a
distinct identity for the Village
by encouraging activities that
traditionally locate in a
pedestrian-oriented downtown
area, including offices,
restaurants and specialty retail
shops.
Goal A.3 - A City which
encourages new economic
development in the Village and
near transportation corridors to
retain and increase resident-
serving uses.
Goal A.4-ACity that
encourages a variety of
complementary uses such as a
combination of residential and
commercial uses to generate a
lively, interesting social
environment and a profitable
business setting.
The proposed mixed-use
development not only provides
mutually supportive uses in the
form of residential, timeshare
and commercial opportunities,
but reinforces the pedestrian-
orientation desired for the
downtown area by providing new
residents and timeshare
occupants an opportunity to walk
to local shopping, dining,
recreation, and mass transit
functions; its close proximity to
existing bus routes and mass
transit help to further the goal of
providing new economic and
residential development near
transportation corridors; and
lastly, will contribute to the
revitalization of the Village area
in the form of a new building at
the southern end of State Street;
new commercial lease space,
new employment opportunities
and new consumers.
Yes
CT 14-01/RP 14-01
Novembers, 2014
Page 6
• STATE M USE 30
TABLE 5-GENERAL PLAN COMPUANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Housing Policy 3.1 - Require affordability
for lower income households of a
minimum 15 percent ofall units
approved for a qualified
subdivision (as defined in the
Inclusionary Housing Ordinance.)
The project has been conditioned to
enter into an Affordable Housing
Agreement to construct two (2)
inclusionary housing units onsite. The
applicant has voluntarily set aside two
(2) ofthe larger three (3) bedroom
units for inclusionary housing
purposes.
Policv 3.4 - Adhere to City Council
Policy Statement 43 when
considering allocation of units
from the Excess Dwelling Unit
Bank.
In approving a request for an
allocation of excess dwelling units, the
project shall meet the findings
identified in City Council Policy No. 43.
Specifically, the project location and
density shall be found to be
compatible with adjacent land uses
and the project is consistent with the
General Plan and any other applicable
planning document. As discussed in
the attached Planning Commission
Resolution No. 7073, the proposed
project meets these findings.
Yes
Circulation Objective B.l
Provide adequate circulation
infrastructure concurrent with or
prior to the actual demand for
such facilities.
The proposed project has been
designed to meet all ofthe circulation
requirements, which includes but is
not limited to, improving the Tyler
Street Alley frontage, as well as
providing new frontage improvements
along both State Street and Oak
Avenue in the form of curb, gutter and
sidewalk with street trees.
Yes
Public
Safety
Policv C.l - Design all structures in
accordance with the seismic
design standards ofthe California
Building Code (CBC) and State
building requirements.
The proposed building is required to
be designed in conformance with all
seismic design standards ofthe
California Building Code (CBC) and
State building requirements.
Policv B.4 - Review new
development proposals to
consider emergency access, fire
hydrant locations and fire flow
requirements.
The proposed project design is
consistent with all of the applicable
fire safety requirements. Additionally,
the entire building is designed to be
sprinkled in accordance with National
Fire Protection Agency Standard 13
and City of Carlsbad regulations.
Yes
Yes
CT 14-01/RP 14-01 - STATE M
Novembers, 2014
Page 7
USE 30
TABLE 5-GENERAL PLAN COMPUANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Noise Policv C.5 - Interior noise standard
of 45 dBA CNEL and exterior noise
standard of 60 dBA CNEL for
residential land uses.
A Noise Impact Study (February 2014)
in accordance with the City of
Carlsbad's Noise Guidelines was
prepared by Rincon Consultants,
Environmental Scientists, Planners and
Engineers to address any potential
noise and/or ground-borne
vibration/noise impacts occurring as a
result of 1) the project sites close
proximity to the railroad tracks
located approximately 250 ft. to the
west, and 2) traffic noise associated
with an urban environment. No
significant adverse ground-borne
vibration and/or ground-borne noise
impacts were identified. Additionally,
no significant adverse noise impacts
were identified that would not be
reduced by standard construction
practices prescribed by the California
Energy Code Title 24 standards.
Yes
B. Village Review Zone (C.M.C. Chapter 21.35), Land Use District 1
Master Plan and Design Manual)
Carlsbad Village Center (Village
The subject property is located within Land Use District 1 - Carlsbad Village Center of the Village Master
Plan. Mixed-use (residential and commercial uses) is a permitted use, while timeshares are identified as
a provisional land use. No special considerations, findings or conditions for the timeshare use is listed in
the Village Master Plan.
The specific development standards for new development within Land Use District 1 and the project's
compliance with these standards are shown in Table 6 below:
TABLE 6 - VILLAGE MASTER PLAN, LAND USE DISTRICT 1 (CARLSBAD VILLAGE CENTER)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Setback:
Front Yard
(State St.)
No minimum; 10 ft. maximum for the
first at grade floor.
Setback areas not occupied by a
driveway shall be landscaped and/or
contain semi-public amenities such as
courtyard or outdoor seating areas.
Ground Floor: 0 ft. to 4 ft.
Upper Floors: 0 ft. to 11 ft.
All setbacks have been
landscaped. Raised planters
with seat walls (22" tall max.)
have been placed along the
public pedestrian frontage to
provide places for pedestrians to
rest.
Yes
CT 14-01/RP 14-01 - STATE M
Novembers, 2014
Page 8
1^^ USE 30
TABLE 6 - VILLAGE MASTER PLAN, LAND USE DISTRICT 1 (CARLSBAD VILLAGE CENTER)(CONTINUED)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Setback:
Side Yards
(North Side/Oak
Avenue)
No minimum or maximum Ground Floor:
North: 6 inches to 4 ft.
South (Oak Ave.): 1 ft. to 6 ft.
Upper Floors:
North: 6 inches to 4 ft.
South (Oak Ave.): 1 ft. to 11 ft.
Yes
Setback:
Rear Yard
(Tyler St. Alley)
No minimum or maximum Ground Floor: 4 ft.
Upper Floors: 3 inches to 1 ft.
Yes
Open Space: 20% = 3,601 sq. ft.
Open space may be public or private
and may be dedicated to landscaped
planters, open space pockets and/or
connections, roof gardens/patios,
balconies, other patios and outdoor
eating areas.
66% (11,916 sq. ft.)
Landscape/Planters: 3,517 sq. ft.
Private Balconies: 2,577 sq. ft.
Pool Deck: 2,067 sq. ft.
Roof Deck: 4,211
Yes
Building Coverage: 100% 89.7% Yes
Building Height: 45 ft. maximum
Pursuant to C.M.C. 21.46.020, the
following project related architectural
features are considered allowed
protrusions above height limits and
are therefore exempted from the
maximum building height standard:
Parapet walls, tower elements, and
clear glass guard rail.
Roof Line: 43'-6"
Parapet walls: 45'-2" to 46'-6"
Clear Glass Guardrail: 47'-0"
Towers: 49'-6" to 50'-10"
Yes
Property Line
Walls/Fences:
6 ft. max No property line walls or fences
are proposed.
Yes
CT 14-01/RP 14-01 - STATE M
November 5, 2014
Page 9
USE 30
TABLE 6 - VILLAGE MASTER PLAN, LAND USE DISTRICT 1 (CARLSBAD VILLAGE CENTER)(CONTINUED)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Parking: Multi-family Dwellings
(Outside Coastal Zone):
One (1) space per studio or 1-
bedroom; or two (2) spaces per 2-
bedrooms or more.
Guest:
No spaces required for properties
located outside of coastal zone
For condominiums, at least one space
must be covered.
Residential development must provide
its parking onsite.
14 Residential Condo. Units:
6 units = 1-bedroom
8 units = 2-bedrooms or more
1 space X 6 units = 6 spaces
2 spaces x 8 units = 16 spaces
6 + 16 = 22
22 spaces required (11 must be
covered)
Time Share:
1.2 spaces per unit
13 Timeshare units proposed
13x1.2 = 15.6 = 16
16 spaces required
Commercial:
One (1) space per 300 sq. ft. of net
floor area.
4,529 sq. ft. v 300 sq. ft. = 15
15 spaces required Total Spaces Required:
22 + 16 + 15 = 53 spaces
22 spaces must be provided onsite for
the 14 residential units proposed. The
remaining spaces can be provided
onsite, or satisfied via the Village
Parking In-Lieu Fee Program.
53 spaces provided.
33 parking space are provided
onsite via an enclosed at-grade
parking garage and tuck under
parking. These spaces satisfy
the project's requirement to
provide 22 residential parking
spaces onsite, all of which are
covered spaces. The remaining
11 onsite parking spaces will be
dedicated to the timeshare use.
Therefore, all required
commercial parking (15 spaces)
plus the remaining timeshare
parking (5 spaces) for a total of
20 spaces will be provided
through the participation in the
Village Parking In-Lieu Fee
Program. Public Parking Lots C
(50 spaces) and D (78 spaces)
are located directly across State
Street to the west. In addition
to Parking Lots C and D, Lots A
(55 spaces), E (39 spaces) and F
(43 spaces) are also located
within 600 feet of the project
site. Findings of support are
discussed below and also in
Planning Commission Resolution
No. 7073.
Yes
CT 14-01/RP 14-01 - STATE M
Novembers, 2014
Page 10
USE 30
TABLE 6 - VILLAGE MASTER PLAN, LAND USE DISTRICT 1 (CARLSBAD VILLAGE CENTER)(CONTINUED)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Compact Parking A maximum 40% ofthe total number
of parking spaces provided on-site
may be constructed to meet the
requirements of a small or compact
vehicle.
40% of 33 spaces = 13 spaces
8 compact spaces provided. Yes
As discussed in Table 6 above, the project proposes to satisfy its requirement to provide 20 parking
spaces off-site through participation in the Village Parking In-Lieu Fee Program. The fees collected from
the Village Parking In-Ueu Fee Program are deposited into an earmarked, interest bearing fund to be
used for construction of new, or maintenance of existing, public parking facilities within the Village Area.
For the purposes of determining participation in the program, the Village has been divided into two (2)
parking zones (i.e.. Zone 1 and Zone 2). Outside of the Coastal Zone, a property/business owner is
eligible to participate in the program if located in either of these zones regardless of proximity to an
existing or future public parking lot. The subject property is located within Zone 1 and is also located
within 600 feet of five (5) existing public parking lots (i.e.. Lots A, C, D, E and F), which combined have a
total of 265 parking spaces (see Attachment No. 3 - Village Public Parking Lots). Lots C and D, which are
located directly across State Street to the west, consists of 128 parking spaces. In accordance with the
standards set forth in the Village Master Plan, developers/property owners within this zone may be
allowed to make an in-lieu fee payment for up to one hundred percent (100%) of the on-site parking
requirement for proposed new development, conversion and/or intensifications of use. The project
applicant is requesting participation in the Village Parking In-Lieu Fee Program for 20 parking spaces or
37% ofthe total required parking for the project. As a condition of project approval, the applicant shall
be required to enter into an agreement to pay the parking in-lieu fee prior to the issuance of building
permits for the project. The current fee is $11,803 per required parking space to be provided off-site. In
order to participate in the Village Parking In-Lieu Fee Program the following findings must be made by
the appropriate decision-making authority:
1. The proposed project is consistent with the goals and objectives of the Village Master Plan and
Design Manual;
2. The proposed use is consistent with the land use district in which the property is located;
3. Adequate parking is available within the Village to accommodate the project's parking demands;
and
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Justification for the above referenced findings is as follows:
1. The project is consistent with Village Review Master Plan and Design Manual in that the project
assists in satisfying the goals and objectives through the following actions 1) the mixed-use project
stimulates property improvements and new development in the Village by constructing a new
permitted mixed-use building in an area with a mix of dated buildings and increasing the intensity of
development within the Village; 2) it establishes Carlsbad Village as a quality shopping, working and
living environment by providing new employment opportunities; attracting additional tourist-
serving uses; increasing the number, quality, diversity and affordability of housing units within the
Village; and reinforcing pedestrian retail continuity within the Village commercial areas; and 3)
improves the physical appearance of the Village Area by redeveloping an underutilized site along
CT 14-01/RP 14-01 - STATE MWD USE 30
Novembers, 2014
Page 11
state Street with a new attractive building that adheres to the land use regulations and design
guidelines set forth for the area;
2. The proposed use is consistent with the goals and objectives set forth for Land Use District 1 of the
Village Master Plan and Design Manual in that the mixed-use development not only provides
mutually supportive uses in the form of residential, timeshare and commercial uses along State
Street, but reinforces the pedestrian-orientation desired for the downtown area by providing new
residents and timeshare occupants an opportunity to walk to local shopping, dining, recreation, and
mass transit functions; furthermore, its close proximity to existing bus routes and mass transit help
to further the goal of providing new economic and residential development near transportation
corridors; and lastly, it will contribute to the revitalization of the Village area in the form of a new
building at the southern end of State Street; new commercial lease space, new employment
opportunities and new consumers;
3. Adequate parking is available within the Village to accommodate the project's parking demands.
Based on the most recent parking study dated August 2012, the average occupancy for all public
parking lots is 63%. This utilization ratio allows for continued implementation ofthe parking in-lieu
fee program because it is less than the 85% threshold for maximum utilization set by the City
Council; and
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Based on these findings, it is staff's recommendation that the proposed project warrants granting
participation in the Parking In-Lieu Fee Program for a maximum of 20 parking spaces. If the City Council
grants participation in the Parking In-Ueu Fee Program the project will satisfy its parking requirement as
set forth in the Village Review Master Plan.
C. Inclusionary Housing
The City's Inclusionary Housing regulations (C.M.C. Chapter 21.85) require that a minimum of 15% of all
proposed ownership units in any residential project be restricted to lower income households. As a
result, the proposal to construct 14 residential units requires a total of two (2) inclusionary units. The
applicant proposes to construct two (2) three-bedroom inclusionary units onsite. One affordable unit is
located on the third floor and the other is located on the fourth floor. As required by C.M.C. Chapter
21.85, the project has been accordingly-conditioned to require the approval of an Affordable Housing
Agreement prior to recordation ofthe final map.
D. Subdivision Ordinance
The project currently spans three (3) legal parcels (APNs 203-297-06, 203-297-08 and 203-297-09). As
part of the proposed project, the lots are proposed to be merged into one (1) common lot that will
accommodate 28 airspace condominium units, consisting of 14 residential units (two of which are
affordable), 13 timeshare units, and one (1) ground floor commercial unit. As conditioned, design of the
proposed tentative tract map and the improvements are consistent with and satisfy the requirements of
the General Plan, Village Master Plan, Titles 20 and 21 of the Carlsbad Municipal Code, and the State
Subdivision Map Act.
In addition, the design of the subdivision and the required 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. All easements have been identified
and none are affected by the proposed subdivision.
CT 14-01/RP 14-01 - STATE MWD USE 30
November 5, 2014
Page 12
E. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table 7 below.
TABLE 7 - GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 48.67 sq. ft. Yes
Library 25.96 sq.ft. Yes
Waste Water Treatment 30 EDU Yes
Parks 0.10 acres Yes
Drainage 1.8 CFS/Basin B Yes
Circulation
Existing: 56 ADT
Proposed: 397 ADT
Net increase: 341 ADT
Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools (Carlsbad)
Elementary = 2.39
Middle = 1.18
High School = 1.02
Yes
Sewer Collection System 6,492 GPD Yes
Water 7,792 GPD Yes
Properties located within the boundaries ofthe Village Master Plan do not have a Growth Management
Control Point or an allocation for dwelling units. Pursuant to the Village Master Plan, based upon the
gross 0.413 acres on the site, up to 14 residential dwelling unit may be built. Therefore, as 14 residential
dwelling units are proposed, a total of 14 residential dwelling units are proposed to be deducted from
the City's Excess Dwelling Unit Bank. Pursuant to Planning Commission Resolution No. 7073, the
allocation from the Excess Dwelling Unit Bank can be supported.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found do not have a significant impact on the environment, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant
to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA
Guidelines. The project is consistent with the General Plan, the Village Master Plan, and the Zoning
Ordinance; the project site is within the City limits, is less than 5 acres in size, and is surrounded by
urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened
species; approval ofthe project will not result in significant effects relating to traffic, noise, air quality, or
water quality; and the site can be adequately served by all required utilities and public services. In
making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of
the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City
Planner upon final project approval.
CT 14-01/RP 14-01 - STATE MWPb USE 30
November 5, 2014
Page 13
ATTACHMENTS:
1. Planning Commission Resolution No. 7073
2. Location Map
3. Village Public Parking Lots
4. Disclosure Statement
5. Reduced Exhibits
6. Full Size Exhibits "A - Q" dated November 5, 2014
N
NOT TO SCALE
SITEMAP
State Mixed Use 30
CT 14-01 / RP 14-01
RUE DES CHATEAUX
: BEACVI'AeC* L
Parking Lot
Jl
Spaces
A 55 .
B
C 50
D 78 '
E 39
F 43 /
G 26 s
H 30
I 12
J 469 ,
600-Foot Radius
ffl CHESTNUT AV
nrrrn
JAcbgis\pra(luots\planning\Public NoBce\2014 Public Notice Maps\CT 14-01_PARKING
Village Public Parking Lots
<; n Y Of
DISCLOSURE
STATEMENT
Develotimen t .Seryjces
Planning Division
1635 Foradoy Avenue
(760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of ~f r'liri «f"iz
require discretionary action on the pari of '(•-:•=! C tv
or Committee.
r^t' p interests on all applications which will
inundl or any appointed Board, Commission
The following information MUST be disclosed at the time of appiication submittal,
cannot be reviewed unlil ihia inrotintdioM it v^uuipisjitu. Fiecase pi ini.
Your project
Note:
Person is defined as "Any individuai, firm, cr.-ps, 'n£r-'r''|-;, joinl venture., association, social tlub, fraternal
organization, corporation, estate, tiusi, ie\.tt:iju, bynd.uuLe:, ii; this and any other county, cit/ and county,
city municipality, district or other political suLciiv ••,.,n:\ j .; n / oli-ier group or oqmtination actlni j as a.unit/'
Agents may sign this document; however, ihe legal name and entity of the applicant and, pfpperty owner
must be provided beiow
1. APPLICANT (Not the applicant'? agent)
Provide the COMPLETE, Lli.3AL nan^ei
financial interest in tne apnlic?.','n.
include the names title? .'Vj'fjr<^Hf'
ana addresses of ALL oersoms
i:ii t includes a porporatiop or
0" al inrf'urdua!? o^fiii.na more than
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHAREIS
N THF SPACE BELOW. a
having a
partnership.
INDICATE NON-/iPPLICAB!.P_ (N/A) '
corporation, 'ncludo ihe ^ar.^6s, titles,
separate page ir=ay oe ar'airi-.e-.i -.J • letiJi
Person
Title
Address
and addressfrs of Jhe :;o-porate (pfficers. (A
^roParl
OWINit-.R (Noi trse Ovvner ^ aC^tiCitji
_iyEGAL iiaunea anu jidjiet>5»e!i> ol ALL ptrsons Provide tiie COMV LBW-
ownership mlefest m tne piopeuy ici'^oived Aiso, provide the nature
ownership (i.e, paitneiship, eiianh ir r.nrmpr non-profit, corporation,
ownership mcludeis a cor^cisli:or r: in^:t:roi_vp mclude the namsf;, t.ttes,
all individuals owning n.oit t,-i,,:.: . . . >r,:i.es. 1!' =N"J f'JDVILVjA.LS
THAN 10% OF THE SHAKIii. ^-•LL:A.:/-
SPACE BELOW. If a Dublic^/jDW.ne(.i _corpoi^^ include the names,
adc K'i•? of l;'^? c(. ipojait . "lu r.s separate page may be attached if i
having any
if the legal
iAc). If the
addresses of
OWN MORE
MON-.sPPLIC.ABLb (|v|/A) IN THE
titles, and
)
Person ^_
Title f_ £^
Addre<ss
GDrp,'r"Art_
ne(;essary.
itic
p-1 (A)
0% of the
PLEASE
publiclv-owned
T£ST9S90S3T
Reuised 07/10
:aioj-j S2:0T: A003-0i;-AbU
NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust Non Profit/Trust
Title Title
Address Address
Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
I I Yes S^o If yes. please indicate person(s):
NOTE: Attach additional sheets if necessary.
certify thal/allAhe pbove information is true and correct to the best of my knowledge.
Signature of applicant/date
,^-?a-L^ /^^^^ iriofu.£^
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/appiicant's agent
P-1 (A) Page 2 of 2 Revised 07/10
S^i:>K-£N , V8u S?^
8/S"d s(700fi; •^^g.j: 01 ipptqc;q0c;PT :IU0J-I CP:RT J ITIPIP-ITiT-JIHI.I
STATE MIXED USE 30
MIXED USE DEVELOPEMENT
ai«i/RPi+oi
MAA Architects
6tV». SUKT / www BBCflOMH
LH uwacM-ceaiaTTnAM
L-4 H*THl«;
9oeo STATE »n«er
MONC COOE DATA:
300 cM.jpomu Rl
i»u» TO M "iwwBr ne ME M^TiM Ih* TIC MS
VUMBMMfHIV-W
VHi>«B KWW PWdPW W
IMiUBlV IMPfC KMOO. iMsrvci
TRBMSKM
RTMI. / M»*aiCM. / l*lMKm MOM AID
«0]K1B) WAm USftg
IKW. DEsaumoH
eOSTWft HMCtHnM. LOTS (9 TOTiH. LOTtt
-ueBi-AffiA.
IOM»H>(M9HAC«vE
«AMDE .
Mloncr^ HAA ANCMTKTB, MC.
aB 9ALK AvwEjum a CAM.SBW, CAm«HA «
MCM STATE snver •l},CM.RMAOOI
9»7<jVAN)3cnj|!a).
-j««»CBmM.ceteaiHTs- cu a ERMOCM t Cti i HSMXM
-<tt RcaMNTM. vMnMMnMtT. n]9eeE«0W,v<iviieM9J!Mm -(«C<»<«UIM.T>tBhMCMre. r4t3eB3KKM
-sTowacfwsar)
4THfwe«(ii»mwT*u, -M)M9«omALceHEiciutn< c» 3 iraioa<i • lU i erowoM -fU KBMCBnvw.'^MmwiiWT. (VsnMEMMdrreavAaEiMn?
HO* ort« Be 1^ swMoaw m* iwi »TAWMO s A»
TEfTAt, FAmweAME AMSA.
Ncrc 0Amm«UHeu««i»nwAitKiw^nH>A«sia«oi<Fio3itn>i«
CAttRCIAL l"e»A».(4Ml «F /30M
aMCKw. mesHMe ns iHn X u
MLn pAHtr Anwrnoffcu ectw. IMTS xaj
MLn rAMi.YcoKo fSH worn itm x a
itt.li wir cntw ib-3 MK Ufts X a
-WWAie:
fo PAOTMS arAOS pwiflCHJ-
^ nMouw SPAces fKvcBi (M
iWAL PwwBor ofw BF
COWDOMMUMNOTI
wAiaiiciaKnE
pfOKTOK cr nnjc WM3 wi>a ccHMPc pgise&^PwMcmicK'.M. Ai£nfltftm.KftBMnB> IKSKATNSME icMiM KK tw icoesT Km M AMLTSS AU. IW nmic iNTS er Aa (wwasmAL AW (WWwiAUBWia c«»e»«i^ WJS tcrai TD DRBMC1W liMM AW era cr MHlTBt MUC kcnn
APPROVED
TlflS !S -niO APPROVED TENTATIVE MAP-SITE
l.AfJ FOR PROJI-XT NO ?fR CONDH ION
NO OF PLANNING COM.MISSION
RESOLUTION SO
o
m
UJ
Q
UJ K
TITLE
SHEET
A0.1
a 1+01 / RP 1+01
IN
MAA Archilecl!
O rn
D !
UJ !
PM. AJ
IUVWM.
^ PUWXO T«iA4
SITE
flAH
A1.1
rriJiTLA.1
' uxorcMia^r*9Merrr
a wn / RP i4<n
MAA Artbitect!
O
Q S
UJ t!
>< ^ 2 s
'^^jtt. STATE « OAK
1(>-*II-A2J
FIRST FLOOR
PIAN
FIRST FLOOR PIAN A2.1
a 1+01 / RP 14«l
IH
MAA Archilecl!
O ro
UJ
3|
Q S
>< ^
to
5
tVcjtt. STATE > <W
NOTE; Aa UNITS R-2 occ. i^lLINS f€!i5hT TTPE 1115 CONSTWC-TION
wfei*.
A f-MAWiUfl 1.3*14
SfCOND FLOOR PIAN
SCAL^T . I'-O"
NORTH
•
SECOND
FLOOR
PLAN
A2.2
a 1+01 / RP 1+01
IH-
MAA Architects
NOTEt ALL UNITS R-2 OCO.
'i-O- CEILING HEliSHT
rrPE 1MB CONSTT3JCTION
THIRD FLOOR PIAN mm
JL.
SCALE, l/ft' « l-O' ^5^^
o m
Q S
UJ i±:
2 s
A
THIRD
FLOOR
PIAN
A2.3
PUAWER BELOW
NOTE, AU UNITS R-2 OCC.
I-O' CEIU'*5 HEISHT
TYTT II !B CONSTIiUOTION
a 1+01 / RP 1+01
MAA ArchiKCls
O
ro
UJ ti;
ruu**» %34^-'
FOURTH
FLOOR
PLAN
FOURTH FLOOR PIAN A2.4
a 1+01 / RP 1+01
IN
MAA Aithiieds
O
ro
3|
Q S
UJ e;
|l
CO
STATE 1 iSAK
A
p^wwe iJ/JCinS
Pvo«No ioor*
A
TOTAL FOOT AR&\ - -7^3 5<3tSARE FEET EhMtTSle
ROOF
PLAN
ROOF PLAN
SCALE. " r-O"
NORTH A2.5
nomiomK. corosre MSHOCD rAMawe
A«OIT SKWW SniCCt* TtT^CAL -
VCKnCli I«9l30 FAtCUM -
LMC cr 47 CUMIOLASS «M(CML "
JMCeLOKDSHSOW.SKCe
cectxuTMc Mft' perAi. HUH
DttCKAITve >CTAL (WTtiMet '
K WOP ITTAJl aLAZlW iwf:
M9l TKAMUSCBir CAKTT W
ce^KArvf »CTAc ewwaoHM
LN: isr ExtsTW ftiSN SKAce .
50(yrH ELEVATION
SC-ALHi i/»- • r-O"
HATWAi Bwoc -
WTOCWA4. HAiuM. cemsTTt nxojw
A£<2W SMajw snjciu Tme*
wwiiMrAL coroms itcmceo wtmjm -
UNE er «• MR* OfM SLW tUWKAL
)L ccw»TE wee rAmxs
a 1+ot / RP 1+01
///
MAA Archilecti
O ro
UJ
to
BUILDING
ELEVATIONS
SCALE; 1/6' • r-O'
A3.1
wrt- Ajicireciii(At.nATiM9enm«««'-o-swu. NPT wtAat n AW my K« stwiitwr BE /eeoanns! NTH TW kNrs EB.CH
a 1+01 / RP 1+0)
MAA Architects
NORTH ELEVATION
lion, AKMTW1UCAL PEA11RS9 BUmMtS 4!'.^ WAU. M3T S USCAflLE tl>Wr MAT NM 9MJ. nn-
SCALE, i/b' » r-O"
o
1«
LM <r DOSIMS fWISH W« ••
£45rHfW\r/ON
SCALE. I/*' « I'-O"
BUILDING
ELEVATIONS
A3.2
OTY OF OCtWISlOE TENTATIVE MAP - "STATE MIXED USE 30"
LEGAL DESCRIPTION
A PORKH a IHACI 106 » CAIP.SflAO lAWDS,
), CQUNiy » SMI WW SIA'E » CAl»CRHA. A tr OTFICF OF W CfWHIV WCtMDf.H Of
OWNER/DEVELOPER
3068 STATE SWET, ILC 539 CARISBAD MLIAOE ORW. SUITE 100 CARlSaW, CA Kooe (760) 434~W00 CONTACT: JOW 5WCM5
TOPOGRAPHY
s^JR^CY K * s EteaNEEJaw.»«.
7501 UtSSKW CENIER COURT, SUTE 100
SAN C^GO CA, 921Ca (819) 298-55S5
BENCHM/^K
DESCflFTWN; !5* B»
CARLSBAD CT- 1-1-01 / RP H-Oi
SHEET 1 OF 3 SHEETS
SITE ADDRESS:
30B8. 3080 STAIE STIEET. S*0 OAK AVCMX,
CimsOtD CA 92008
ASSESSOR'S PW^CEL NO.:
2OS-M7-08. 08 » 09
EXISTING ZONING-:
w - ytxtix REcev. LM) USE OIST fi
EXISTING L;WD USE.:
RtSCEHTIAI.
PROPOSED lAUO USE:
un<ED \m
1? RLSntNIIAL IMTS (CONDOMINMilS)
2 RESOENTM. IMIS {AFF0f9)Aat£)
13 BE^CENHAL LHfTS (TWE WARE)
1 C0lilU»)OAL RETAIL UMTS (492« SF)
EXISTING NUMBER OF LOTS:
THREE (3)
ill-
EMSr. AC PAYMENT-' - DSST. RBBON a'TTES
ALLEY
TYPICAL SECTION
NOT TO SCAII
EWST. aOEWAtK-^
EWST, CURB « ' EaSI. AC WrtlCPtT -'-EMST, SOEWAIK
•T^ QF C*nSB*D ait PT «a. 130
NAJIff: OBS-IJO LS 6!'5
ElEVAIKW 43.067 ftAVDSa
DATUW: I1I.S-L MEAN 5E* iXVEL
STORMWATER
0 OH IWS PROJECT TO «340VE PCUUTMITS
PUBLIC UTILITIES
OAS ft ELECWC: TElEPMOtf: nPE PROIECTWH:
SCHOaSt WAHft
SE<CR! STORM DR*M:
SAN KGO GAS k ELECTRIC
SBC CLCeAl/ATTAT
art OF CARISBAD r>«ISB«D IMFIFO SCHOOI [USTRICT CAHISBAD UUHrafAl WAUR IKirHICr
nr( Cf CARISBAD
SHEET INDEX
PUL SHEET T
aJADStC PIAN 9«n J
EWBIS/OETAH SMEO 3
PROPOSED NUMBER OF LOTS:
ow(0
TOTM. BUILDING COVERAGE:
16.1» 50. rr. (BS.7X)
BUILDING SQUARE FOOTAGE:
53,731 SO. n. USABLE
LANDSOtf'ING SQUARE FOOTAGE:
3,3" SO FT. (t9.5X)
PARKING:
33 (BKUIDtfi 2 IK)
GRADING:
AS sfrm
PROJECT WATER USAGE:
fitSBENTlAL 250 GPO K 27 0<J - S.7» GPD
COiMERaAl: JJ CPD/SF | «,529 SF- 1.0*1 GFO
BUILDING TOTAL 7.79? GPt> / U« - 5.41 GPH
PROJECT SEWER USAGE:
OAK A\^NUE
TYPICAL SECTION
NOT TO SCAli
CA
I
EHST. AC PAVEMWT-' EXIST. snEWAlK
STATE AVENUE
TYPICAL SECTION
NOT TO 5C«£
AVERAGE DAILY TRAFFIC: •
fiOBSiTlAL 8 TRIPS/DU t 30 IWTS • 210 WT '
flETAR.: 4/1000 SO. FT.- 0.04 X 4529 SF - tBI AOT
TOTM. ACT - Ali
CONDOMINIUM NOTE:
TWS IS A MAP Of A Ce»«)«*NtUll PROJECT AS DEFWED M SECTICH 1350 Et SEO, Of WE 0«L CODE OF THE STATE OF CAUFORMA AHC IS FRIT PURSUAKT TO WE SUenvi9CM ACT. TW NUVeEX OF CONDOHMKM UMTS ts 28. 14 R£S»£NTI.AL UWTE, 13 TK SHARE UMTS ANO 1 COMIBKIAL WfT.
TOTAL DISTURBED AREA:
18.006 S», 0.4^3 AC (lOM CF THF Sti
MASTER DRAINAGE BASIN:
BAsm e
PROPOSED DR/MNAGE DISCHARGE:
i.a CFS
APPROVED
OF PLANNING COMMISSION ReSCH.LmON NO
PLWflNQ fWia^ON DATE
ENGINEER OF WORK
{6?9) 296-5565
01. 2014
Fcx: [B19) 296-556^
TENTATIVE MAP - "STATE MIXED USE ,30"
A { EXSTSTBUCTLBE | •(?'
CARLSBAD CT- 14-01 / RP M-01
SHEET 2 OF 3 SHEETS
pROPran- m.
tasrm wm SERV. <'
Ensmc SEVER wv./co
VKTm SEND) UAW
EVSKW) MIER IWUN
E»SltNC GAS HMt
EXBItW TaCFHONE L«E
EUSDNG OMERHCAO ELECTRIC UNE
€asim POKR POX WTK UOUNTED STREET UGHT
Eiasi?its CONCRETE
EnSIMG TREE
EaSlWC WWEWV
£>Km OOOO FEHCC
EXISTMS CURM CUTIED TO BE REMOWO
PROPOSED IMPROVEIiOffS
MM
6* OTO * GUTTER PIR RSD G-2
SIDEWAIX PER RSD &-7
2*' mai D»«1*Y PEH RSD G-I«
SnXWUt UNOERDRAm PDl RSD D-27
THE AmKANT SHAU SUBWT A LETTER REPORT MDOTMG THE REA50N[S) FOR THE REQUEST (TOR GOOD CAUST) AlCHO WW M Mti.'m OF AH »C
FIXninE UMTS OF AU RESlDOim MD
co«i«Ra*L/onicE COHDOI«?«JIIIS SEBVQ> ar KASIEB PUBUC METERS. THS *HAITSIS IS USED TO DETERMRC THE WJMBER AHD SZE OF HASIED PIMIC
SatR LATERAL
coHESix: «ATE« seiyicE mw BFP
DRieATKW WATER SERVICE WIH BFP
CONSTRUCTiON NOTES
0caNStmjcTe' cum k currED PER ASDC-Z
(DcONSHtUCI SMFWAIK PER RS) B-7 Al.ONG THE HJTIIS PROJECT fWNTACf
® COMStRUCr 24' WOE DfitWWAY PER RSD SOC -IAA
® COKSIRUCI FIOW THROUGH RAHIIR (Sd DETM. SIFEI 3)
CD CJOSIMB CURS RWP TO REHAIN
® COKSMtCT cure RAW TYI% 0 PER SOG-136 WIH TRUttCATQ) DOME PB1 fBD SOG-130
SmKfK. EXtSlWi; DRnCWAY
CONSTRUCT SSCVUIK UNOQIORAIN PER RSO Ef-27
® CCMSTRUCT NEW WATER SERVICE (SIZE TBD) SEE NOTE AT RGHT
®E»STING fOKH POt£ TO SC ROIOVED
(|$E»STMG SEVER UIERAL 10 BE WMXMED
@ CONSTRUCT SACK FLOW PREtGlIER OEWC MTH FCC ASSEMBLY
CONSTRUCT NEW fl' SEWDI LATERAL
EffiTING SEWffi SFRWE. CCMNECT BASFWNT DRAWAGE
Eiasr IMnCAD ELECIK UNES IO BE UNDER OtOUNOED MXNG
THE PROJECT FRONIAO:
CONSTRUCT lANDSCAPE 1RFF mi. W/D GRAIE
PAvEien AUMG Aurr TO IHE SAWACDOK or tsnM
GRAPHIC SCALE
i DUST. 5D ' AtJniW UL91C
ENGINEER OF WORK
Wi IClS»l Ccnii
(619) 296-5565
in Diej), tk nm
Foa: {6t9} 296-5564
TENTATIVE MAP - "STATE MIXED USE 30"
FLO* THROUGH PIAITER {TiP) SEE DETAI RIGHT
CARLSBAD CT- H-01 / RP H-01
SHEET 3 OF 3 SHEETS
Itf otAvtL (j/r m s/lT) wt APPTCWn UAIQUL HRFCRATED PW TO RIM tOKHT
ROOF DRAINAGE/BMP EXHIBIT
scAj;.- r-20'
DETAIL FLOW THROUGH PUtfjTER
MOT SC«i
SITE DISTANCE/ FIRE HYDRANT EXHIBIT
SCAl£: l'-20'
APPROVED ENGINEER OF WORK
THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO PER CONDITION NO OF PLANNING COMMISSION RESOtUTION NO IP K&S ENGtNEERING, INC.
TWrwg_Bm»&rt^ Strvayfcig
Y O:^^^" qrfiSb* 01. 20i«
THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO PER CONDITION NO OF PLANNING COMMISSION RESOtUTION NO
(619) 295-5565 Fo>: [619) 296-5564 PLAWflNO OtVlSICN DATE B^GINeERWG WVISIOM DAT! (619) 295-5565 Fo>: [619) 296-5564
NORTH SinCl«!^DSCAPING PLANT SCHEDULE
BCWiSSNAffl
EXISTING TREES
EXISTiNGUTILIIIESfWieR,
SEWER, ETC) IN COWLICT WITH
PFOPOSH) TREES SHALL BE
PELOC'lEOASHEQUIFUiD
ICW LANDSCAPE l^i RWSED PLAffTE!
HEVi LANOrrf-JSPE TD BE SI (ORT l«
EiATUHE !0MAIMAINBUHDING
V/INDOiV VISASILITV
[cJ PROPOSEO S^REH TREES i
• NEW JACAR,\NOA TF^ES IH muPf^SED
PLANTING VVEi LS .^ONG STATE 1 OAK
STRFFTS
PROfcPTY L<Nt I
SO"; OF THE SHRUBS SHAa 8E A
MiNIWUMS GALLOW SIZE - FOR
TTIE ENTIPE SITE.
I eiiH-D:NaF^OH'AGt;
CARLSBAD CT U-01 / RP 14-01
JACWWfflAMIMOSIFaiA
WOO'-ETlABffyRCATA
BOTANICM. ^^A^.g COkftlON HAV<E azE
DtAHaLATASWANtCA SILVER STFSA!* VARIEGATED FLM Lfl-V 5 GAL
DIETESX NCLAAIBA
STRtLiTZIAREGINAE
GROUWD COVB^S BOTANICAL NA>.g
KATRINA AFRICAN iR!S 5 GAL
BiPDOFPAPiACH^ 15
CCm^ NAME CONT SPfCm CTV
CALII-OHWA MEADWV SfcDGb 1 GAL 24* o.c 144
TRACHELOSPERMUM JASMIHOIDES STAR JASMINE
INERT/HARDSCAPE LEGEND
SVIilSa DESCRIFTiON
r BLACK 8E,*CH PEBBLE
SimX DESCR1P7I0W
I 2-WDWOOO MULCH lAYH?
NOTE:
11* SPECIPIC
IM5ICATED Dt
MAINTENANCE RESPONSIBILITY:
CHWcR IS RESP0NSI8LE FOR THL fflllRE DEvaOPHSKT INCiyDING AU FtV/ATE ANO COmON AP£AS
CONCEPT NOTES:
FLOw-rmcjGH PLANTER
ALL NEW LANMCAPB AND iRRlGAI ION SHALL BE IN CONFORMANC* WITH iHE CiiV Of- CARLSBAD LANDSCAPE MATiUAL, OTJINWCE AND BEWPEKIEWS.
ALL LANDSCAPE AREAS ARE TO BE IftRKJA.TH) BT A COMPIETELY AI/TOM.ATED IRRIGATiOT SYSTEM -
UTIt.f7ll4GAKAUTC»1ATPCCONTRaiER REMOTE CONTROI VAL VPS, iOWPRFCIPTFATIOtl HEADS
AND L»«tRGR0UN!3 PIPING THt DOMtSHC SVSttMWH.L BE l^OlSCtH) BV A RfeDUCfcD PRESSUt^BACKFLWlf^VEhTTER WATER SOURCE IS EXISTING
THE SYSTEM WdL BE PROGRAMMED AND OPERATED TO MAXIMIZE TfC^FiCIENCV THE SYSfl
AND UMIT WATFR CDNKjMPTKDN THE SYSTFMVVIU BF DESIGNED TO ACHffilVE 100% COVER;
PLANTMG «?EAS TO RECEIVE A 2' tAJLCH LAYEH OF fOP^ST HUES «GR1 SERVICE FfOOLICr^ E'JUAL
Tb€FRC*ERn OWNERS WILL BE RESPONSIBLE FORTHE MAINTENANCE OFTHE PROJECT
LANDSCAPE AHD IRPJGAT10N SYSTEMIS)
WOODY a^RUBS SHALL BE PLANTED OVER HERBACEOUS GROUUDCC^^fi «!EAS TO COVER 60^ OF
THE GROUND COVER AREA (AT MATURE EIZEI
EVERGREEN RjlNIS 8E USED TO GCFttEN UHSiGHIiV ELEt-IKTS AND SiiAti 8E SPACED TO
PROVIDE icon SCREENING WITHIN TWO (2) YEARS OF WSTALLATION
TREES SHAU. NOT 8E PLANTED WITHIN A PUBLJC UTILITY E/.SEt.'ENT UNLESS OTHERWISE APPRC'>tD BY THE CITY AVCfl} RENTING TREES ANO LARGE SHRUBS ABOVE OR HEAR SFiVER lATERAlS
WATER MAINS. I.IETER 80)15 AND OTTiEn UTS.ITES
ESYeiBI^
STREET TREE NOTES:
A MfNIWJM OF SEvej (Tl FEET FROM «<Y S£mR LINE
IN AREAS THAT DO NOT CONFfLCT WII« PUK.K; UTILITIES
OUTSfDE OF Si&n DISTANCE AREAS
A MNIMUM or THREI (3) FOn" Ol/TS(CE THE PUBUC RIGHT OT WAY, UNLESS APPROVED OTKER\WSE BY Ttffi CITY
STATE MIXED USE 30
3068 State Street, Carlsbad, CA
LANDSCAPE CONCEPT PLAN
t AM FAWLWR WITH IWE t«OUIREI«NTS FOR L*MiSCAPE ANO IRRtGATlON PLANS
CONT AWED « THE CITY OF CAFa.S8A0 3 LAHDSC*i=^ lAAHUAl A^•D WA'^ EFFICJENT
LANDSCAPE REGULATIONS ! HAVE PREPARED THIS PLAN IN COMPLIANCE WTM
THOSE REGUU^'IONS AND THE UND3CAPE KUNUAl AND AGREE ID CW^Y ftlTH
ALL REGumaCMTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS I CERTIFY
THAT THE R.AN IM=NEMENTS THOSE REaJLATIONS TO PROVItS EFFICENT uS€ OF
L1
MflPIIHSCHWm RtA
N V I R O N S
I'
I
• -1 <• ;:
r
IJ
CARLSBAD CT1M1;RP IMI
p.! I
L i
i .1
SECOND FLOOR THIRD FLOOR
PLANT SCHEDULE - SECOND AND THIRD FLOORS
Q
o
G
COMMON NMC
SLUE FIAME AGAVE
FLAME KAFFIR ULY
WRKANIRIS
BOTWICAINAME
AGAVE XBtlK FLAME-
CLMAMWIATA-RAME™
OETESVEtSTA
DI<WCLLACAERta£A'Lrm.EeeCCA-TM UTTLE BECC* FLAX ULY 1 GAL
lMPATlENSW«.l£fflAMA BUSYLtZM
LIRIOPE MUSCAH VARIEQA !A VAREOAT^ ULY Tu(^
NANMNA OOMESTICA •COMPACTA OWARF TO\VEM.Y BAMBOO
OPHOPOGONJAPCNICUS MONOO(»ASS
PEURGOMUM PELTAniM 'LAVENDER' LAVBIDB! IVY GERAMUM
PfflLOKMMWX XANADU' F+flLODENKTON 5GAL
PLANT SCHEDULE - SECOND AND THIRD FLOORS (CONT.)
5XC«^«MS BOTANiCM.HAME
CHAM«=DORfAHFGANS
PW^faXROEBR.ENH
.^tWNDCO^, BPTAWCALJM^/ NAME
PAWOfiPAfM
PYGMY DATFPALM
lOSAt. n
CONT SPACING
ROS*lflINflS0FFICINAU8'W«ITNOTONCAF5tT''-HimTiNGTONC«^reiROSEH*HY 1 G«. 3ro.c
€ IPT«fl(^M*MEi..O0^^ CCSfT SPACING QTV.
^ BOUOAINVlLLEAXBARBARARWSr BARBARA KWST BOUGAWVILlfA WQAL Iffo.c. 9
STATE MIXED USE 30
3068 State Street, Carlsbad, CA
LANDSCAPE CONCEPT PLAN - SECOND AND THIRD FLOORS
rj-i I M
HSW If sc«i.r=iG--fl' -
ENVIRONS L2
I Dicia CA
CARLSBAD CT 14.01/RP 14-01
I I
FOURTH FLOOR
I
PLANT SCHEDULE - FOURTH FLOOR
o
o
DIETESVE(%TA
DWCLIA CAS^EA 'UTTLE KCCA TM
umpi vmcm 'VARSGATA'
l«W*VH,lASAN0ERl'SCMa.FTF1li«^RNE['TM
NANONA DCWESTKA GOWACTA*
PELARGONIUM PEITATUM lAVeffiER'
CYCAS REVOLUTA
STROiraAREGIHAE
ACCmT PALMS BOTANICAL NAME
DMV^DOREAaEGANS
PHCSJKROEBB-ENIt
CYCAD&PALMS BOT WMCAl NAME
HOWEAFORSISIiANA
WODYETIAWFURCATA
TTW:HaOS:>BWM JA5MIN0IDES
AFRICAN IRIS
LITTIEBECCAHJWLILY 1
VARIEGATED ULY rURF
MMffiEVILlA
DWARF HEA^^V BAt.eOO
LAVBff}Bt IW GERMUUM
JM^ANE^SAGOPAiM i
BIF^OFP^DtSE
COMMON WRg S
PARLOR PALM 10
PYiarfYOATIPALM
KENTIAPALM
FOXTAIL PALM
Sg.E, ,OTY
5 GAL 19
cgwr SPACWG
STATE MIXED USE 30
3068 State Street, Carlsbad, CA
LANDSCAPE CONCEPT PLAN - FOURTH FLOOR
'mm.
L3 N V I R O N S
CARLSBAD CT 14-01/RP 14-01
PLANT SCHEDULE-ROOF
BO'TWICALNAME COMMON NAInS CfflfT OTY
TRACKYCARWSFcmUNEI WINDMHXPALM tOGAL 4
SHfnBS BOTANICAL COtWOW NWE SIS
AGAVE X'BLUE FLAW K.UE FIW« AGAVE 10 QAL
INERT/HARDSCAPE LEGEND
SVMBq DESCRIPTION
^^§,^1 ' •3'BlACKBEACS^ PEBBLE
ROOF
STATE MIXED USE 30
3068 State Street, Carlsbad, CA
LANDSCAPE CONCEPT PLAN - ROOF
scyiE:r=ifr-<r
L4 ENVIRONS
DROUGHT TW^RANT
PbWTPWETTE
DRIP IRRIGATION
CARISBAD CT 14-01/RP 14-01
INTERIOR TRCWCM.
TRW1CW-PLMJTBB
MOCERAre WATER R>NT PALETTE DF»>IRreGATK3N
ENHANCED PLANTING PALETTE
DK\P IRRIGATION FOR SHRUBS Buem.FR IRRKATKW FOR TRFFS
f LC«Y
o
SITE PUN
-i-l iTltii:
INTETOCK TTtOPtCAL
INTERK3R DROUGHT TaHWiT
TRORCW. low WATBl USF
IHANTiNOPAlEHE
DraPlRraGATION
TROPICAL RJiNIlNG
fdCXKRATE WfireR PLANT PALETre DRIP IRRIGATION
SECOND FLOOR
ffj| II
INTERIOR IWOIKJHT TO^RANT
TRffl-*CAL tow WATER Uffi' PLANTING PAl£TTE
-1 I
THIRD FLOOR
HYDROZONE LEGEND:
•STREET FRCWTAGE' - OfW AVE AND STREET IRKS
• 7KS,F,
• MODERATE WATER USE PLANT PALETTC • DRa>)fmi6AriON
•STREET fiWHTAGE- - STATE ST M« NORTH SIDE OF ffifllDING
• ?9IS.F. • LOWWATER USE PLANl PALETTE
• DfHPHWIGATION
•wreaoR IROPICAL-• iseesF.
• MODERATE WATER USE PLAI*T PALETTE
• DfW>«RIGAT10N
•WrenjOR DROUGHT TOLERANT
• sns.F.
• LOW WA'reR USE PLANT PAIETTE
. D«P IRRIGATION
•POa'SPA'
. 138 ST.
• HKat WATER HYDROZONE
• SPECIAL LAM)SCAre«*EA
WATER SUPPLY:
• EM8TIN6 WATCH SOURCE-POTABLE
WATER CONSERVATION FEATURES:
. \m PUTTING DESIGN UTIUZING REGIONALLY AfWOPRlATE. LOWTOMOCSRATE U^ PLANT
MATERIAL • COMPLETE CW5ITE SOIL «*ALYSIS/TESTING
• tfiSTAU.'DE^ ROOr TT»E8UBBl^S . tfiSTWlRAlNSENSOR
• APPLY COMRfTE COVKAGE Of MULCH WITHIN AU PLANTING AREAS
• MWNTAIN WT>ROPRlATE M«NTEH«KE
. LOW vaUME OB SUBStflVACE MFBGATION SHALL BE USH) TO IRRIGATE ANY VEGETATKW WTHIN 24- OF AN MPERMEARE m*ftm UNLESS Tt« ADJACENT IMPERMEABLE SURFACES ARE
(SSlG!«) AND CONSTFWCTHI TO CAUSE WATER TO DRAIN ENTIRELY INTO A UWffiSCAPE AREA.
INTERIOR TROPICAL INTHWOR OROjGHT TOLBWfT WATER USE CALCULATKfflS
TROPICAL WANTING
MODERAtEWATER PLAN! PALETTE
HWBRIGATION
FOURTH FLOOR
INTERIOR DROUQfr TaaWNT
1RCWCAL tow WATER USE PLANTING PALETTE
DHPIRRIGATiai
TROPICA, low WATER USE- PIANIMG
PALEm
DRIP IRRiGATfON FOR SHRUBS
BUKIER BWGATION FCM TREES
ROOF
!EIO)(0.«) X 1(0.7 :< U)I * (0.3 « SLA)] - mWA
Wtieie Elo » Rcfoenot EvapUrafnpiiadori
0.7 t EM At^uslmora Factor (ETAF)
LA - LanchcapB Area 0.62 ~ Conversion FocUy (to gdons por sqiuro fool)
SLA >• Special LOKtscspo Area
748 - CwTversiwi Faoor (lo hundrad cuWc fsatj
(40.0 It aS2) I [P>.T % 3B4t)1 * {0.3 * 338)1' 749 = «9.3 HCF
eSTMATEO TOTAL WATER USAGE
(eia)(0.62) K 1(PF Jl HA / lEi • SLAI - ETWU
Where Eto " R^ecaoce E\FHpa(ranspi'dlcin (GlUfS) PF Plant Factor (Kc|
HA - HydiOTore *ea (squaTS (oQtagel
O.eS - Conviersicifi Fudor (to 9iAons por square fool)
IE - Itrigaiion System ElflcNmcy
SLA • Specut UvKfccflpe Area 748 - Comnision Factor (to huHdrod cuftic tool)
ETWU CAtCULATIOMS BY MYDHOZOHE
P..:itBflKiat.DKM)Mlotearft
&...'P«*./..SiC!B:.JHi*l.:::,SJlA
1(4GJQ X (aea) X {{0^ X T82 r JO) + 0.tq J 748 s 16^ HCF
1(40.0) R (0J2) I ({0.1 * 2M LBO) + Ojq / 748 K 3M HCF
1(40.0) X (0.S2) X l(as N ISOa r JO)« aOl' 748 « 33.11 HCF
I{40A) X {0.S2) X 1(0J X 829 / JO) 4 0.0]' 748 - 10J1 HCF
1(40.0) X (0J2) X 1(8.8 X 338 /11338) / 748 > 9 J2 HCF
TOTAL-72.7 HCF ETWU=81.4%HAWA
ETWU ffa.7 HCF) < MAWA m.% HOT
STATE MIXED USE 30
3068 State Street, Carlsbad, CA
CONCEPTUAL WATER CONSERVATION PLAN
run I m
our «
SCALE: r = Btr-O-
L5 ENVIRONS
1)1 . '9 94