HomeMy WebLinkAbout2015-10-07; Planning Commission; ; CT 15-04|RP 15-06 – THE GRAND MADISON
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: July 10, 2015
P.C. AGENDA OF: October 7, 2015 Project Planner: Shannon Werneke
Project Engineer: Steve Bobbett
SUBJECT: CT 15-04/RP 15-06 – THE GRAND MADISON – Request for a recommendation of
approval of a Tentative Tract Map and Major Review Permit to allow for 1) the
demolition of a medical office building; 2) the construction of a 21,158 square foot,
four-story mixed-use building consisting of 4,600 square feet of retail/commercial area,
8 office condominium units, 4 residential condominium units, and an enclosed at-grade
parking garage and 3) the purchase of 19 parking in-lieu parking fees. The 0.32-acre
project site is addressed as 725 Grand Avenue, and located within Land Use District 1,
Carlsbad Village Center, of the 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. 7125 RECOMMENDING
APPROVAL of Tentative Tract Map CT 15-04 and Major Village Review Permit RP 15-06 to the City
Council based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting:
The 0.32-acre project site is comprised of one legal parcel located on the southeast corner of Grand
Avenue and Madison Street, addressed as 725 Grand Avenue. The subject property also abuts the
Madison Street public alley to the east. 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.
Table 1 below identifies the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
TABLE 1 – SURROUNDING LAND USES
Location General Plan Zoning/Land Use District in Village
Master Plan Current Land Use
Site Village (V) Village Review (V-R)/
Land Use District 1
Dental office
North Village (V) Village Review (V-R)/
Land Use District 1
Grand Avenue, private parking
lot, Grand Avenue Bar and Grill
South Village (V) Village Review (V-R)/
Land Use District 1
Blue Ocean restaurant
East Village (V) Village Review (V-R)/
Land Use District 2
Madison Street alley, The Grand
professional office building
West Village (V) Village Review (V-R)/
Land Use District 1
Madison Street, Chase bank
1
CT 15-04/RP 15-06 – THE GRAND MADISON
October 7, 2015
Page 2
Project Proposal:
The project applicant is requesting approval of a Tentative Tract Map (CT) and Major Review Permit (RP)
to demolish the existing 6,800 square foot (SF) dental office and construct in-place a 21,158 SF, four-
story, 45-foot-tall (with architectural projection up to 58’-4”), mixed use building, consisting of 4,600 SF
of ground floor retail, a total of eight (8) professional office condominiums located on the 2nd and 3rd
floors, and four (4), two-bedroom/2-bath residential condominium units on the 4th floor, each with a
rooftop deck.
The project also includes the construction of an enclosed at-grade parking garage with 24 parking
spaces, including four (4) car lifts (accommodating a total of 8 cars) for the residential units. The garage
as well as the parking lifts will be gated and accessed from the Madison Street public alley. The project
is proposing to purchase an additional 19 parking spaces through the Village Parking In-Lieu Fee
Program and is satisfying its inclusionary housing obligation associated with the development of four (4)
residential units through the payment of in-lieu inclusionary housing fees. The proposed density of this
project is 11.4 dwelling units per acre and will generate a net increase of 232 average daily trips.
Grading for the proposed project includes 700 cubic yards of cut and no fill. As a result, a total of 700
cubic yards of material is proposed to be exported from the site.
In addition to the 4,600 square feet of commercial retail space predominantly fronting the southeast
corner of Grand Avenue and Madison Street, as well as the Madison Street frontage, development of
the ground floor uses will also include a separate lobby area (457 SF) adjacent to the Grand Avenue
frontage with stairs and elevator access to the offices and residential units above. The proposed
commercial retail space could accommodate a number of retail tenant opportunities along the corner
and the Madison Street frontage, with a majority of the space having been designed to 37 foot depths.
The substantial width of the Madison Street frontage (approximately 80 feet) will allow flexibility for a
wide variety of retail tenants. Frontage improvements along both Grand Avenue and Madison Street
include new curb, gutter, and sidewalks in the areas where the existing driveways will be removed, re-
pavement of the alley, as well as enhancements to the existing landscape planters and the addition of
new landscape planters. In addition, a small plaza with enhanced pavement and a landscaped
planter/seating area is proposed in front of the building, at the southeast corner of Grand Avenue and
Madison Street.
Aside from recreational and open space amenities in the form of a roof decks (912 SF to - 1,295 SF) for
each of the four (4) residential units, an interior landscaped courtyard is proposed on the 2nd floor for
the office tenants, which includes a large seating area, landscape planters and enhanced flooring. The
3rd and 4th floors are oriented in the same configuration as the 2nd floor and will overlook the planter
and common area on the 2nd floor. A 217 SF enclosed storage area is also proposed as an amenity for
each of the residential units on the 4th floor. Table 2 below provides a unit summary of each of the
upper floors.
CT 15-04/RP 15-06 – THE GRAND MADISON
October 7, 2015
Page 3
Table 2 – UNIT SUMMARY
Floor Level Use No. of Units No. of
Bedrooms/Bathrooms Size
2nd Professional Office 4 1 bathroom 5,080 gross/4,064 net
3rd Professional Office 4 None 5,080 gross/4,064 net
4th Residential 4 2 bedrooms/2 bathrooms 1,258 SF to 1,484 SF
The proposed architectural design is characterized as contemporary and utilizes building form, materials
and colors to reinforce this theme. The ground floor of the proposed building incorporates two (2)
predominant decorative materials, natural stone and composite wood. To provide a pedestrian scale,
the massing of the upper three floors has been stepped back from Madison Street, canopies are
provided over the retail space, and the retail window openings extend to the ground. To further
enhance the pedestrian experience, street trees currently exist along Grand Avenue and Madison Street
and a planter with a seating area is incorporated in the plaza. As discussed above, private balconies and
decks have been added for the residents and professional office occupants. Material changes and
clearly defined offsets are utilized to break the building into smaller vertical units also help break up the
massing of the building. Such material changes include a decorative metal parapet cap, three different
colors of horizontal composite wood paneling, multi-colored tinted glazing, driftwood-colored tile, metal
awnings over the retail area and metal vine trellises along the elevation which includes the parking
garage. Allowable architectural projections, including a projection for the elevator (southwest corner of
the building) and the stair shaft, are proposed up to a height of 58’-4”. A majority of the permissible
architectural projections, however, do not exceed 3’-6” above the 45’ height limit.
A Tentative Tract Map (CT) is required to separate the ground floor retail area and create the
professional office and residential air space condominium units on floors 2, 3 and 4. 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.
A. Village (V) General Plan Land Use Designation
The subject property, comprising one (1) legal parcel, 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 allowable density is calculated based on 50% of the developable area. Table
3 below identifies the permissible density range for properties located within Land Use District 1.
CT 15-04/RP 15-06 – THE GRAND MADISON
October 7, 2015
Page 4
TABLE 3 – PROJECT DENSITY
Gross Acres Net Acres Allowable Density Range Project Density
0.321 ac Same
Density Range : 28-35 du/ac
Pursuant to the Village Master Plan, the minimum
density for mixed use projects shall be calculated
based on 50% of the developable area.
50% of the developable area:
0.321 x 0.50 = 0.16 acres
4 units/0.16 ac
= 25 du/ac**
TABLE 4 – PROJECT YIELD
Gross Acres Net Acres Min/Max Dwelling Units per
Village Master Plan
Proposed Yield
0.321 ac Same
Minimum units based on 50% of the developable
area:
0.321 x 0.50 = 0.16 acres
0.16 acres x 28 du/ac = 4.48 units
(Pursuant to Table A of CMC Section 21.53.120, a unit yield which
results in a fractional unit below 0.5 may be rounded down)
Maximum units:
0.321 acres x 35 du/ac = 11.2 units
4-11 dwelling units = allowable range
4 dwelling units
**Although the project’s proposed density of 25 dwelling units per acre falls below the minimum density of the 28 dwelling
units per acre, pursuant to CMC Section 21.53.230, Table A, unit yields rounded down that result in a density which is below the
minimum density shall be found consistent with the General Plan.
Pursuant to the Housing Element of the 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. As discussed in Section C below, the proposal to pay the
in-lieu inclusionary housing fees for four (4) residential units 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 to pay the requisite in-lieu inclusionary housing fees 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 of the General Plan and other applicable
planning documents. As discussed in the attached Planning Commission Resolution No. 7125, 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.
CT 15-04/RP 15-06 – THE GRAND MADISON
October 7, 2015
Page 5
The following Table 5 describes how the proposed project is consistent with the various elements of the
Carlsbad General Plan.
TABLE 5 - GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Land Use Goal A.1 - A City 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.
The proposed mixed-use development
not only provides mutually supportive
uses in the form of residential,
professional office and retail
opportunities, but reinforces the
pedestrian-orientation desired for the
downtown area by providing new
residents and employees 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 in the core of the Village; new
commercial lease space, new
employment opportunities and new
consumers.
Yes
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 – A City 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.
CT 15-04/RP 15-06 – THE GRAND MADISON
October 7, 2015
Page 6
TABLE 5 - GENERAL PLAN COMPLIANCE (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 of all
units approved for a qualified
subdivision (as defined in the
Inclusionary Housing
Ordinance.)
As less than seven (7) units are
proposed, the inclusionary requirements
may be satisfied through the payment to
the city of an in-lieu fee. The project has
been accordingly-conditioned to require
the payment of the applicable housing
in-lieu fee for four (4) units prior to
recordation of the final map.
Yes
Policy 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. 7125, the
proposed project meets these findings.
Circulation Objective B.1
Provide adequate circulation
infrastructure concurrent with
or prior to the actual demand
for such facilities.
The proposed project has been designed
to meet all of the circulation
requirements, which includes but is not
limited to, curb, gutter and sidewalk,
where appropriate, and improving the
Madison Street Alley frontage.
Yes
Public
Safety
Policy C.1 - Design all structures
in accordance with the seismic
design standards of the
California Building Code (CBC)
and State building
requirements.
The proposed building is required to be
designed in conformance with all
seismic design standards of the
California Building Code (CBC) and State
building requirements.
Yes
Policy 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
CT 15-04/RP 15-06 – THE GRAND MADISON
October 7, 2015
Page 7
TABLE 5 - GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Noise Policy C.5 - Interior noise
standard of 45 dBA CNEL for
residential land uses and 55 dBA
CNEL for the professional office
and retail land uses.
The project site is located approximately
¼ mile east of the train station. While it
is anticipated that standard construction
practices prescribed by the California
Energy Code Title 24 standards would
meet the interior noise standards of 45
dBA CNEL for residential land uses and
55 dBA CNEL for the professional office
and retail land uses, the project has
been accordingly-conditioned to require
confirmation from a registered noise
consultant that the construction
materials adequately attenuate the
noise per the requirements of the Noise
Guidelines Manual.
Yes
B. Village Review Zone (C.M.C. Chapter 21.35), Land Use District 1 - Carlsbad Village Center
(Village Master Plan and Design Manual)
The subject property is located within Land Use District 1 - Carlsbad Village Center of the Village Master
Plan. Pursuant to the Village Master Plan, mixed-use (commercial retail, professional office and
residential uses) is a permitted use.
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
(Grand Avenue)
No minimum; 10’ 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:
1’-2” to 30’-5’ 3/8“(**)
Upper Floors: 1’ to 30’-5 ¼ “
**The northwest corner of the building
is setback from the southeast corner of
Grand Avenue and Madison Street to
allow for the incorporation of a plaza,
landscape planter and seating area.
These features enhance the project and
will activate the street corner.
Yes
CT 15-04/RP 15-06 – THE GRAND MADISON
October 7, 2015
Page 8
TABLE 6 – VILLAGE MASTER PLAN, LAND USE DISTRICT 1 (CARLSBAD VILLAGE CENTER)(CONTINUED)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Setback:
Side Yards
(Madison Street
and south
property
line/elevation)
No minimum or maximum Ground Floor:
North (Madison St.): 1’-1” to 25’-3¼“
South: 1’ to 6’-6”
Upper Floors:
North (Madison St.): 1’-1” to 25’-3¼“
South: 1’ to 6’-6”
Yes
Setback:
Rear Yard
(Madison St.
Alley)
No minimum or maximum Ground Floor: 4’
Upper Floors: 3’-11’-3/4”
Yes
Open Space: 20% = 2,802 SF
72.7% (10,194 SF) Yes
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.
Landscape/Planters: 2,298 SF
Private Balconies: 2,067 SF
Common patio: 1,505 SF
Roof Deck: 4,324 SF
Building
Coverage:
100% 87.1% Yes
Building Height: 45’ maximum
Roof line: 45’ Yes
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, guardrail, and
elevator/stair shafts.
Parapet walls/decorative guardrail: 45’
to 48’-6”
Decorative tower: 45’ to 49’-4”
Elevator shaft: 45’ to 58’-4”
Stair shaft: 45’ to 56’-4”
Property Line
Walls/Fences:
6’ max No property line walls or fences are
proposed.
Yes
CT 15-04/RP 15-06 – THE GRAND MADISON
October 7, 2015
Page 9
TABLE 6 – VILLAGE MASTER PLAN, LAND USE DISTRICT 1 (CARLSBAD VILLAGE CENTER)(CONTINUED)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Parking: Commercial Retail:
One (1) space per 300 sq. ft. of
net floor area.
3,680 SF ÷ 300 sq. ft. = 12 spaces
Proposed:
24 spaces on-site, plus a request to
purchase 19 parking credits.
24 parking space are provided onsite via
a combination of 4 parking lifts for the
residential units, each of which can
accommodate 2 cars (i.e., total of 8
spaces provided), and an enclosed at-
grade parking garage and tuck under
parking which includes 16 spaces that
will be allocated to the retail and
professional office uses.
The balance of the required parking, 19
parking spaces, will be provided through
the participation in the Village Parking
In-Lieu Fee Program. In addition to the
existing on-street parking that exists on
Madison Street and Grand Avenue,
including along the project frontage,
Public Parking Lots A (55 spaces) and B
(55 spaces) are one block to the west,
on the east side of Roosevelt Street.
Findings of support are discussed below
and also in Planning Commission
Resolution No. 7125.
Yes
Professional office:
(1) space per 350 sq. ft. of net
floor area.
8,130 SF ÷ 350 sq. ft. = 23 spaces
Multi-family Dwellings
(outside coastal zone):
Two (2) spaces per 2-bedrooms
or more
For condominiums, at least
one space must be covered.
Residential development
must provide its parking
onsite.
Guest:
No spaces required for
properties located outside of
coastal zone
Proposed project:
4, two-bedroom condominiums
2 spaces x 4 units = 8 spaces
(4 spaces required to be
covered)
CT 15-04/RP 15-06 – THE GRAND MADISON
October 7, 2015
Page 10
Total Spaces Required:
12 + 23 + 8 = 43 spaces
8 spaces must be provided
onsite for the 4 residential units;
at least one space per
residential unit is required to be
covered.
The remaining spaces can be
provided onsite, or satisfied via
the Village Parking In-Lieu Fee
Program.
Compact Parking A maximum 40% of the total
number of parking spaces
provided on-site may be
constructed to meet the
requirements of a small or
compact vehicle.
40% of 24 spaces = 9 spaces
9 compact spaces provided. Yes
As discussed in Table 6 above, the project proposes to satisfy a portion of its parking requirement to
provide 19 parking spaces off-site through participation in the Village Parking In-Lieu Fee Program. The
fees collected from the Village Parking In-Lieu 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 300 feet of two (2) existing public parking lots (i.e., Lots A and B), which combined have a total of
110 parking spaces (see Attachment No. 3).
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 19
parking spaces or 44% of the 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 $11,240 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
CT 15-04/RP 15-06 – THE GRAND MADISON
October 7, 2015
Page 11
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; 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 Grand Avenue and Madison 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, professional office and commercial retail uses
along Grand Avenue and Madison Street, but reinforces the pedestrian-orientation desired for the
downtown area by providing new residents and employees 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 in the core of the Village; 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 September, 2014, the average occupancy for all
public parking lots is 70%. This utilization ratio allows for continued implementation of the 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 19 parking spaces. If the City Council
grants participation in the Parking In-Lieu Fee Program the project will satisfy its parking requirement as
set forth in the Village Master Plan.
C. Inclusionary Housing
Pursuant to C.M.C. Chapter 21.85, for all residential development less than seven units, the inclusionary
housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. The
proposal to construct four (4) residential condominium units has been accordingly-conditioned to pay
the applicable housing in-lieu fee for four (4) units prior to final map approval.
CT 15-04/RP 15-06 – THE GRAND MADISON
October 7, 2015
Page 12
D. Subdivision Ordinance
The proposed project consists of the development of a four (4) story mixed use condominium project.
Specifically, one (1) ground floor commercial unit, eight (8) office units and four (4) residential
condominium units are proposed. As conditioned, the 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.
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 13.91 sq. ft. Yes
Library 7.42 sq. ft. Yes
Waste Water Treatment 4 EDU Yes
Parks 0.03 acres Yes
Drainage 1.22 CFS/Basin A (Grand Avenue)
0.37 CFS/Basin B (Madison Street)
Yes
Circulation
Existing: 272 ADT
Proposed: 504 ADT
Net increase: 232 ADT
Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools (Carlsbad)
Elementary = 0.6832 student
Middle = 0.3364 student
High School = 0.2932 student
Yes
Sewer Collection System 2,684 GPD Yes
Water 4,395 GPD Yes
Properties located within the boundaries of the 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 0.32 acres on the site, up to 11 residential dwelling unit may be built. Therefore, as four (4)
residential dwelling units are proposed, a total of four (4) residential dwelling units are proposed to be
deducted from the City’s Excess Dwelling Unit Bank. Pursuant to Planning Commission Resolution No.
7125, the allocation from the Excess Dwelling Unit Bank can be supported.
CT 15-04/RP 15-06 – THE GRAND MADISON
October 7, 2015
Page 13
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 not to 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 of the 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.
ATTACHMENTS:
1. Planning Commission Resolution No. 7125
2. Location Map
3. Village Public Parking Lots
4. Disclosure Statement
5. Parking and Retail Depth Analysis prepared by Applicant, September 16, 2015
6. Reduced Exhibits
7. Full Size Exhibits “A – R” dated October 7, 2015
CARLSBADVILLAGEDRM
A
D
I
S
O
N
S
T
PINE AVH
O
P
E
A
V
OAK AVS
T
A
T
E
S
T
W
A
S
H
I
N
G
T
O
N
S
T
R
O
O
S
E
V
E
L
T
S
T HOME AVARBUCKLE PLH
A
R
D
I
N
G
S
TBEECH AVJ
E
F
F
E
R
S
O
N
S
T
CT 15-04 / RP 15-06The Grand Madison
SITE MAP
JPALOMARAIRPORTRD
E
L
C
AMREALL A COSTA AV
C
A
R
L
S
B
A
D
B
LELCAMINOREAL MELR
O
S
E
DRAVIARAPY
RANCHOS ANTAFERDCOLLEGEBLSITE
!"^
AGUA HEDIONDALAGOON
PACIFIC OCEAN
!^
PINEELEMENTARYSCHOOL
BUENA VISTALAGOON
CoastalZone Boundary
HispanicMixed UseSupportCARLSBAD VILLAGE DRCARLSBADBLBEECH AVOAK AVGRAND AVLAGUNA DR
CHESTNUT AVPIOPICO
D
R
KNOWLES AV
LAS FLORES DR
MAGNOLIA AVHIGHLANDD
R
CYPRESS AV
PINE AVCHRISTIANSEN WYNIKILYNNPLPALM AVS
T
A
T
E
S
T
CYNTHIA LN
LEWISLN
OAK AVKNOWLES AV
CHESTNUT AVWALNUT AV
O
C
E
A
N
S
T
BUENA VISTA WY
PINE AVDAVISAVHOME AVCAMELLI
A PL
AVOCAD
O LNSYCAMOREAVW
A
S
H
I
N
G
T
O
N
S
T
LI
N
C
O
L
N
S
T
R
O
O
S
E
V
E
L
T
S
T
T
Y
L
E
R
S
T
M
A
D
I
S
O
N
S
T
BUENA PL
BUEN AVISTACR ELMWOOD STG
A
R
F
I
E
L
D
S
T
M
A
D
I
S
O
N
S
T
A
R
L
A
N
D
RDSTRATFORD LN
OAK AVLAGUNA DR
EUREKAPLJEFFERSON STTUTTLE
STJE
F
F
E
R
S
O
N
S
T
VILLAGEDRJ
IJ
G
FH
B
A
D
E
C
Village Public Parking Lots
600 0 Feet
J:\cbgis\products\planning\LocationMap\2015 Location Map MXDs\CT 15-04_ParkingLocation.mxd
I
CT 15-04 / RP 15-06 The Grand Madison
VillageReviewArea
CT 15-04 The Grand Madison
300.00
600.00
Village Public Parking Lot
A - 55 spaces
B - 55 spaces
C - 50 spaces
D - 78 spaces
E - 39 spaces
F - 43 spaces
G - 26 spaces
H - 30 spaces
I - 12 spaces
J - 459 spaces
MAA Architects
Architecture * Planning * Interiors
2173 Salk Ave. Suite 250
Carlsbad, California 92008
Phone: 760-431-7775
Cover Letter
Date: September 16, 2015
To: City of Carlsbad
Attn: Shannon Werneke
Associate Planner
1635 Faraday Ave.
Carlsbad, CA 92008
760-602-4621
From: Edward McArdle AIA & Kirk Moeller Project Architect
Re: CT 15-04 / RP 15-06 – The Grand Madison
Please see attached letter illustrating our approach and solution to the retail design and
parking situation.
Additionally, see attached letter addressing retail depth provided by the professional real
estate consultant responsible for leasing this project.
Please feel free to contact us if you have any questions or comments.
Thank you,
MAA Architects Inc.
Edward McArdle AIA Kirk Moeller
President Project Architect
MAA Architects
Architecture * Planning * Interiors
2173 Salk Ave. Suite 250
Carlsbad, California 92008
Phone: 760-431-7775
Project Analysis Conclusion
Date: September 15, 2015
To: City of Carlsbad
Attn: Shannon Werneke
Associate Planner
1635 Faraday Ave.
Carlsbad, CA 92008
760-602-4621
From: Edward McArdle AIA & Kirk Moeller Project Architect
Re: CT 15-04 / RP 15-06 – The Grand Madison
Shannon,
In response to Imagine Carlsbad's comments regarding retail space depth and parking
configurations for The Grand Madison project, MAA Architects has conducted a
feasibility study to determine the viability of an underground parking garage. The
following is a summary of our findings.
The Northwestern third of the building frontage on Grand contains an average retail
depth of 47'-0". Due to the East/West site grade change it is not possible to add a retail
entry on Madison Street. This portion of the building is close to what the Imagine
Carlsbad's members feel is a desired retail depth.
The expansion of the remaining retail space to a depth of 50'-0" would require an
additional 13'-0" of depth. This increase will yield a total of 1,110 gross square feet of
additional commercial retail space. This expanded retail space would require (4)
additional parking stalls bringing the total number of required spaces to (47).
Based on our current site plan the retail expansion would require a total loss of (9)
parking spaces bringing the total onsite parking count to (15). This would require the
property owner to request a total of (32) parking stall credits. This is (13) credits in
addition to the (19) that are currently requested. We understand that the property owner
can choose to request as many parking stall credits as needed to support the desired
project. However, our Client and MAA feel this direction would create a negative
reaction for the approval of The Grand Madison Project. Our current site plan has been
designed to maximize required onsite parking for the residential and office component
with residual parking towards retail uses. Parking convenience is a very important
element for potential tenants. The more onsite parking available, the more attractive the
project will be to potential tenants.
As described above, our current site plan does not allow for a 50'-0" deep retail space.
Our Client asked MAA to explore an additional option involving constructing an
underground parking garage to accommodate required parking. See attached reference
site plan exhibit showing a 50'-0" deep retail space and underground parking garage. The
underground parking garage area contains (21) spaces with (6) spaces at grade (3 car lift
type spaces) adjacent to the existing alley. This is a total of (27) spaces. (47) total spaces
are required for the added retail space described above. This would require a request for a
total of (20) parking stall credits. This is (1) credit in addition to the (19) that are
currently proposed. Additionally, the attached exhibit does not allow for a city standard
trash enclosure design and could require the loss of one additional parking space bringing
the total requested parking credits to (21). Finally, the cost to construct the underground
parking structure has been determined to be approximately $1,500,000.
In conclusion, based on our findings above we have found that it is not economically
feasible to construct and underground parking structure or expand the Northeastern 70%
of the building to a depth of 50'-0" for reasons mentioned above. Specifically, both
options would require the property owner to request more parking credits than currently
requested. The cost of underground construction is very expensive ($1,363.64 / SF) for
an additional 1,110 square feet that we are still unable to park onsite.
Considering this feasibility result, it seems evident that the current site design submitted
for approval is more practical than the above revisions. The cost to construct an
underground Parking Structure would create an expense that would eventually need to be
passed on to potential tenants in either rent or sales prices.
Please feel free to contact us if you have any questions or comments.
Thank you,
MAA Architects Inc.
Edward McArdle AIA Kirk Moeller
President Project Architect
CMN, Inc. and certain of its subsidiaries, is an independently owned and operated business and a member firm of Colliers International Property
Consultants, an affiliation of independent companies with over 480 offices throughout more than 61 countries worldwide.
Amy A. McNamara
Vice President
5901 Priestly Drive, Suite 100
Carlsbad, CA 92008
www.colliers.com/carlsbad
MAIN +1 760 438 8950
FAX +1 760 438 8925
Sent Via Email
Patrick McGuire
Re: The Grand Madison
725 Grand Avenue, Carlsbad, CA
Patrick,
In response to your email regarding our proposed bay depths for The Grand Madison and there
effect on our ability to bring quality retail tenants to the space I have the following comments:
We will be leasing the space to either multiple tenants of approximately 900 square feet to a
maximum single user of 4,600 rentable square feet, 3,680 sf usable. Under either scenario,
these spaces are considerably small and it’s my experience that retail tenants prefer frontage
over depth.
Additionally, we will have approximately 1,500 square feet of the total 4,690 square feet of retail
with an average of 47’ bay depths.
Please keep in mind we are only talking about 3,190 rentable square feet that has 37’ bay
depths.
We are marketing the property to tenants such as Life Style companies both national and
internationally based (i.e. Sun Bum, Oakley and Vom Fass). We have received positive
feedback.
With limited product and high demand, I really can’t imagine this being an issue for attracting
high end users.
Best Regards,
COLLIERS INTERNATIONAL
Amy A. McNamara
Vice President
LEGEND:LEGEND:
453 1FT O/S BLDG
454 1FT O/S BLDG
455 1FT O/S BLDG
4561FT O/S BLDG
457 1FT O/S BLDG628tc dw629 eob1
630 eob2 b631eob2632 eob2
637fl639eoc3640eoc3641fl642fl643eoc3 e644fl dw
645fl dw
646 tc dw 647 ac 648 ac649acSET CL5050OBS.OBS.OBSObscured Are49.447.850.252.750.552.252.151.751.652.252.251.951.749.349.248.451.7Conc.Asph.
Conc.1-2PARKING STALL LIFT3-4PARKING STALL LIFTUPSTAIR 2TRASHRECYCLEUPSTAIR 1COMMERCIAL RETAIL24 SPACESCOVERED PARKINGLOBBY9C10C11C12C13C14C15C16C22212018ELEC.PLAZAELEV.ELEV.ELEV.EQUIP.5-6PARKING STALL LIFT7-8PARKING STALL LIFT17C1923246,308 SFPLANTERS-2 OCC.TYPE 111B CONSTRUCTIONLINE OF BUILDINGWALL ABOVEPLTSEATPLANT20" tallSEATSEAT2.0%2.0%0.79%2.0%49.34 FF50.67 FF8.00%2.0%1.0%1.0%1.0%51.60 GF1.32%2.0% FLOW THROUGH PLANTER36"X36" CATCH BASIN WITH PEDESTRIAN GRATE49.02 TG46.0 IE OUT8" HDPE @ 0.8%12" HDPE @ 1.0%18" RCP @25'
15'LIMITS OF IMPROVEMENTS0.5%
0.5%
\pt0;1.5%24'EXISTING 3 - PARALLEL PARKING SPACESREMOVE EXIST. DRIVEWAY AND CONSTRUCT CURB, GUTTER &SIDEWALK5.5'
2.0%
2.0%GRADE BREAKWEXISTING WATER SERVICE2.0%SEXISTING SEWER SERVICEIPROPOSED IRRIGATION SERVICE17.5'10'LIMITS OF IMPROVEMENTS19.5'9'REMOVE EXIST. DRIVEWAY AND CONSTRUCT CURB, GUTTER & SIDEWALKPROPOSED 4 PARKING SPACESEXIST. 8" VC SEWER PER DWG 118-9
EXIST. 12" STEEL WATER PER DWG 146-9FUTURE 36" RCP SD PER DWG 457-4HEXIST. 12" STEEL WATER PERFUTURE 36" RCP SD PER DWG 457-4HEXIST. 10" ACP WATER PER DWG 4453" SIDEWALK UNDER DRAIN~EXIST. 8" HDPE STORM DRAINLIMITS OF IMPROVEMENTS5'2.95%LIMITS OFIMPROVE4" HDPE @ 2.0% MIN.CROSS FALL VARIES~SEE ARCHITECT'S PLUMBING PLAN FOR STORM DRAIN ROUTING TO UPPER FLOORS TO FLOW THROUGH PLANTERS1.7%1.7%4'MAX.MAX.MAX.MAX.EXIST. CURB & GUTTER TO REMAINEXIST. CURB & GUTTER TO REMAINEXISTING WATER SERVICEEXIST. CURB & GUTTER TO REMAINREMOVE EXIST. SIDEWALK & RECONSTRUCT1'
1'PLPLPLPLN55°57'48"E 140.01'N55°57'26"E 140.03'N34°02'00"W 100.08'
N34°01'30"W 100.10'
REMOVE EXIST. SIDEWALK & RECONSTRUCT
1'1'REPLACE ASPHALT CONCRETE IN-KIND~STATUS OF EXISTINGSDG&E TRANSFORMER TO BE DETERMINED8.0'(TYP.)15'(TYP.)20'(TYP.)8.5'(TYP.)9.0'8.0'24'(TYP.)
9.25'(TYP.)18.5'(TYP.)2.44%2.47%2.0%
0.75%8.0%0.75%7.64%2.50%(2.11%)(2.51%)(2.44%)4.8%1.00%
52.89 FS
2.00%2.17%3.33%2.78%2.0%5.4%5.9%1 STEP1 STEP(1.82%)1.78%1.15%1.00%6.97%2.14%1.85%4.13%(3.16%)0.50%0.50%0.89%1.96%1.8%4.44%1.08%0.89%3.03%)TYPE G-TG 51.53IE IN. 45.IE OUT 4CONNECT TO FUTURE 36" RCP STORM DRAIN, CONC LUG PER D-63 IE 43.6 ~ 36" RCPIE IN 44.4 ~ 18" RCPLIMITS OF IMPROVEM4' WIDE DRAIN PTHIS SH4.1%2.6%\pt0;1.5%
\pt0;2.0%
\pt0;2.0%
2.0%
\pt0;2.0%\pt0;VARIES2.0%
2.0%
2.0%1 STEPRECONSTRUCT CURB AND GUTTER. ADJUST EXIST. CURB INLET TO GRADE.3' X 4' TREE PLANTER (TYPICAL)FREPLACE ASPHALT CONCRETE IN-KINDEXIST. CATCH BASIN(1.41%)1.00%PROPOSED LOCATIONS OF ELECTRICAL METERSPROPOSED LOCATIONS OF WATER METERS, WATER SUB-METERS AND GAS METERSGRAND AVE.MADISON ST.FDDCVSTEPSTEPSTEPTHE TWO EXISTING LANDSCAPE ISLANDS LOCATED WITHIN THE PUBLIC ROW ARE TO REMAIN. ALL PLANT MATERIALS AND FEATURES SUCH AS DECORATIVE BOULDERS ARE TO BE PROTECTED IN PLACE THROUGHOUT THE CONSTRUCTION OF THE PROPOSED PROJECT. THE NEWLY PROPOSED LANDSCAPE AREA OF THIS PLANTER WILL BE BE IMPROVED AS A PART OF THIS PROJECT, BUT WILL BE MAINTAINED BY THE CITY OF CARLSBAD.TWO (2) SYAGRUS ROMANZOFFIANUM - QUEEN PALM, 16" CALIPER, TREES TO BE REMOVEDTHREE (3) PODOCARPUS GRACILIOR - FERN PINE, SEE TREE LOCATION FOR CALIPER SIZE. TREES TO REMAIN AND BE PROTECTED IN PLACE DURING CONSTRUCTION(14")(14")(18")PROPERTY LINE, TYPICALPROPERTY LINE, TYPICAL25'-0"TWO (2) METROSIDEROS EXCELSUS - NEW ZEALAND CHRISTMAS TREES, MULTI TRUNK WITH LARGEST TRUNK BEING 8" CALIPER, TREES TO REMAIN AND BE PROTECTED IN PLACE DURING CONSTRUCTIONSEATING BUILT INTO ADJACENT RAISED PLANTER, SEE ARCHITECT'S PLANSENHANCED PAVING TYPICAL, SEE ARCHITECT'S PLANSFLOW THROUGH RAISED PLANTER TO FILTER SECOND FLOOR AND ON GRADE SITE RUNOFFLINE OF SITE LIMIT LINE PER CITY OF CARLSBAD'S LANDSCAPE MANUAL25'-0"THE THREE PROPOSED TREE PLANTERS WILL BE IMPROVED AND MAINTAINED BY THE PROPERTY OWNER.REVISIONSDATE1234SHEET:OFSHEETS4PROJECT NO. :15-004ISSUED FOR DATEDRAWN BY:CHECKED BY: JSS SCALE:PER PLANDATE:04-25-15THE GRAND MADISON 725 GRAND AVENUECARLSBAD, CALIFORNIA SHEET TITLEJSSPROJECTSTAMPCITY SUBMITTALPRELIMINARY - 1st5/1/15PLOT DATE:CITY SUBMITTALPRELIMINARY - 2nd6/17/157/24/152015-04-25_The Grand Madison_SD-DD.vwxCITY SUBMITTALPRELIMINARY - 3nd7/24/15L-1CONCEPTUALLANDSCAPE PLANSITE/FIRST FLOORnorth100 5 102040SCALE: 1"=10'-0"FEETSITE/FIRST FLOOR PLANPLANTING LEGENDSYMBOLBOTANICAL NAMECOMMON NAMEQUANTITYSIZESPACING WUCOLS TREES - Small Scale Accent METROSIDEROS EXCELSIA NEW ZEALAND CHRISTMAS TREE324" BOX STD.M RHUS LANCEA AFRICAN SUMAC215 GAL.L PALM OR PALM LIKE PLANTS PHOENIX ROEBELENII PIGMY DATE PALM515 GAL.M ZAMIA FURPURACEA CARDBOARD PALM1610 GAL.M SHRUBS - High Screening BAMBUSA MULTIPLEX 'GOLDEN GODDESS' GOLDEN GODDESS BAMBOO15 GAL.4' O.C.M SHRUBS - Low Level Accent JASMINUM ANGULARE SOUTH AFRICAN JASMINE5 GAL.4' O.CM NANDINA DOMESTICA 'HARBOR DWARF' DWARF HEAVENLY BAMBOO5 GAL.3' O.C.L LANTANA X 'NEW GOLD' NEW GOLD LANTANA5 GAL.3' O.C.L SHRUBS - Espalier Form MAGNOLIA GRANDIFLORA 'LITTLE GEM' LITTLE GEM MAGNOLIA15 GAL ESP.6' O.C.M FLOWERING PERENNIALS AGAPANTHUS 'GOLD STRIKE' GOLD STRIKE AGAPANTHUS1 GAL.2' O.C.M TRADESCANTIA PALLIDA PURPLE HEART1 GAL.2' O.C.M BEGONIA RICHMONDENSIS RICHMONDENSIS BEGONIA1 GAL.2' O.C.M HEMEROCALLIS 'BITSY' DAYLILY1 GAL.18" O.C.M SUCCULENTS AND CACTIPEDILATHUS MACROCARPUSDESERT PENCIL BUSH5 GAL.3' O.C.L GRASSES - Large & Small Scale CAREX DIVULSA BERKELEY SEDGE2" LINERS18" O.C.M LOMARDIA LONGIFOLIA BREEZE DWARF MAT RUSH1 GAL.3' O.C.M PENNISETUM SPATHEOLATUM RYE PUFFS1 GAL.3' O.C.MACORNUS GRAMINEUS 'OGON' YELLOW LEAVED CALAMUS1 GAL.18" O.C.H VINES BIGNONIA CAPREOLATA 'TANGERINE BEAUTY' CROSS VINE5 GAL.6' O.C.M THUNBERGIA GREGGORII ORANGE CLOCK VINE5 GAL.6' O.C.M GROUND COVER - Inorganic 2" - 4" DIAMETER RIVER ROCK COBBLE VL (COLOR TO BE DETERMINED)NOTE:THIS LEGEND DEFINES PLANT SELECTIONS AND QUANTITIES FOR THE ENTIRE PROJECTAND NOT ON A FLOOR BY FLOOR BASIS.LANDSCAPE MAINTENANCE RESPONSIBILITIES1. THE PROPERTY OWNER WILL BE RESPONSIBLE FOR MAINTAINING ALL LANDSCAPED AREAS THAT LIE WITHIN THE LIMITS OF THE SITE’S PROPERTY LINES AND THE 3 TREE WELLS LOCATED WITHIN THE R.O.W. ALONG GRAND AVENUE. THE CITY OF CARLSBAD WILL BE RESPONSIBLE FOR THE MAINTENANCE OFTHE THE TWO EXISTING PLANTERS AND SMALL EXPANSION AREA WITHIN ONE OF THESE PLANTERS THAT ARE LOCATED ALONG MADISON STREET AND GRAND AVENUE. STATEMENT OF UNDERSTANDING AND COMPLIANCE"I AM FAMILIAR WITH THE REQUIREMENTS FOR THE LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER."BY: DATE: 7/2415PREPARER: JEFFREY S. SMITH, PLA 2994DAEDALUS DESIGN GROUP2725 JEFFERSON STREET, SUITE 15BCARLSBAD, CALIFORNIA 92008(760) 720-9337
REVISIONSDATE1234SHEET:OFSHEETS4PROJECT NO. :15-004ISSUED FOR DATEDRAWN BY:CHECKED BY: JSS SCALE:PER PLANDATE:04-25-15THE GRAND MADISON 725 GRAND AVENUECARLSBAD, CALIFORNIA SHEET TITLEJSSPROJECTSTAMPCITY SUBMITTALPRELIMINARY - 1st5/1/15PLOT DATE:CITY SUBMITTALPRELIMINARY - 2nd6/17/157/24/152015-04-25_The Grand Madison_SD-DD.vwxCITY SUBMITTALPRELIMINARY - 3nd7/24/15L-2CONCEPTUALLANDSCAPE PLANSECOND + THIRD FLOORSnorth100510 2040SCALE: 1"=10'-0"FEETPLANTING LEGENDSYMBOLBOTANICAL NAMECOMMON NAMEQUANTITYSIZESPACING WUCOLS TREES - Small Scale Accent METROSIDEROS EXCELSIA NEW ZEALAND CHRISTMAS TREE324" BOX STD.M RHUS LANCEA AFRICAN SUMAC215 GAL.L PALM OR PALM LIKE PLANTS PHOENIX ROEBELENII PIGMY DATE PALM515 GAL.M ZAMIA FURPURACEA CARDBOARD PALM1610 GAL.M SHRUBS - High Screening BAMBUSA MULTIPLEX 'GOLDEN GODDESS' GOLDEN GODDESS BAMBOO15 GAL.4' O.C.M SHRUBS - Low Level Accent JASMINUM ANGULARE SOUTH AFRICAN JASMINE5 GAL.4' O.CM NANDINA DOMESTICA 'HARBOR DWARF' DWARF HEAVENLY BAMBOO5 GAL.3' O.C.L LANTANA X 'NEW GOLD' NEW GOLD LANTANA5 GAL.3' O.C.L SHRUBS - Espalier Form MAGNOLIA GRANDIFLORA 'LITTLE GEM' LITTLE GEM MAGNOLIA15 GAL ESP.6' O.C.M FLOWERING PERENNIALS AGAPANTHUS 'GOLD STRIKE' GOLD STRIKE AGAPANTHUS1 GAL.2' O.C.M TRADESCANTIA PALLIDA PURPLE HEART1 GAL.2' O.C.M BEGONIA RICHMONDENSIS RICHMONDENSIS BEGONIA1 GAL.2' O.C.M HEMEROCALLIS 'BITSY' DAYLILY1 GAL.18" O.C.M SUCCULENTS AND CACTIPEDILATHUS MACROCARPUSDESERT PENCIL BUSH5 GAL.3' O.C.L GRASSES - Large & Small Scale CAREX DIVULSA BERKELEY SEDGE2" LINERS18" O.C.M LOMARDIA LONGIFOLIA BREEZE DWARF MAT RUSH1 GAL.3' O.C.M PENNISETUM SPATHEOLATUM RYE PUFFS1 GAL.3' O.C.MACORNUS GRAMINEUS 'OGON' YELLOW LEAVED CALAMUS1 GAL.18" O.C.H VINES BIGNONIA CAPREOLATA 'TANGERINE BEAUTY' CROSS VINE5 GAL.6' O.C.M THUNBERGIA GREGGORII ORANGE CLOCK VINE5 GAL.6' O.C.M GROUND COVER - Inorganic 2" - 4" DIAMETER RIVER ROCK COBBLE VL (COLOR TO BE DETERMINED)NOTE:THIS LEGEND DEFINES PLANT SELECTIONS AND QUANTITIES FOR THE ENTIRE PROJECTAND NOT ON A FLOOR BY FLOOR BASIS.STAIR 2DNSTAIR 1ELEV.ELEV.DNUPCOMMON AREASTAIR 2UPOFFICE4,064 S.F. NETPLANTERPLANTERWALKWAYWOMENMENPOTENTIAL FUTURE DEMISING WALLPOTENTIALFUTUREDEMISINGWALLDECK5,080 S.F. GROSSDECKDECKSEATSEATSEAT916 S.F.130 S.F.105 S.F.UNUSEDAREAFLOW THROUGH RAISED PLANTERS TO FILER STORMWATER RUNOFF FROM THIRD FLOORFLOW THROUGH RAISED PLANTERS TO FILTER STORMWATER RUNOFF FROM THIRD FLOORSECOND FLOORDNSTAIR 1ELEV.ELEV.UPDNPLANTERPLANTEROPEN TO BELOWSTAIR 2UPWALKWAYDECKPLANTER BELOWSTAIRROOFBELOWPOTENTIAL FUTURE DEMISING WALLPOTENTIALFUTUREDEMISINGWALLDECKDECKDECKDECKOPENTOBELOW130 S.F.126 S.F.126 S.F.128 S.F.105 S.F.OFFICE4,064 S.F. NET5,080 S.F. GROSSFLOW THROUGH RAISED PLANTERS TO FILTER STORMWATER RUNOFF FROM ROOF LEVELTHIRD FLOOR
REVISIONSDATE1234SHEET:OFSHEETS4PROJECT NO. :15-004ISSUED FOR DATEDRAWN BY:CHECKED BY: JSS SCALE:PER PLANDATE:04-25-15THE GRAND MADISON 725 GRAND AVENUECARLSBAD, CALIFORNIA SHEET TITLEJSSPROJECTSTAMPCITY SUBMITTALPRELIMINARY - 1st5/1/15PLOT DATE:CITY SUBMITTALPRELIMINARY - 2nd6/17/157/24/152015-04-25_The Grand Madison_SD-DD.vwxCITY SUBMITTALPRELIMINARY - 3nd7/24/15L-3CONCEPTUALLANDSCAPE PLANFOURTH FLOORnorth100510 20 40SCALE: 1"=10'-0"FEETPLANTING LEGENDSYMBOLBOTANICAL NAMECOMMON NAMEQUANTITYSIZESPACING WUCOLS TREES - Small Scale Accent METROSIDEROS EXCELSIA NEW ZEALAND CHRISTMAS TREE324" BOX STD.M RHUS LANCEA AFRICAN SUMAC215 GAL.L PALM OR PALM LIKE PLANTS PHOENIX ROEBELENII PIGMY DATE PALM515 GAL.M ZAMIA FURPURACEA CARDBOARD PALM1610 GAL.M SHRUBS - High Screening BAMBUSA MULTIPLEX 'GOLDEN GODDESS' GOLDEN GODDESS BAMBOO15 GAL.4' O.C.M SHRUBS - Low Level Accent JASMINUM ANGULARE SOUTH AFRICAN JASMINE5 GAL.4' O.CM NANDINA DOMESTICA 'HARBOR DWARF' DWARF HEAVENLY BAMBOO5 GAL.3' O.C.L LANTANA X 'NEW GOLD' NEW GOLD LANTANA5 GAL.3' O.C.L SHRUBS - Espalier Form MAGNOLIA GRANDIFLORA 'LITTLE GEM' LITTLE GEM MAGNOLIA15 GAL ESP.6' O.C.M FLOWERING PERENNIALS AGAPANTHUS 'GOLD STRIKE' GOLD STRIKE AGAPANTHUS1 GAL.2' O.C.M TRADESCANTIA PALLIDA PURPLE HEART1 GAL.2' O.C.M BEGONIA RICHMONDENSIS RICHMONDENSIS BEGONIA1 GAL.2' O.C.M HEMEROCALLIS 'BITSY' DAYLILY1 GAL.18" O.C.M SUCCULENTS AND CACTIPEDILATHUS MACROCARPUSDESERT PENCIL BUSH5 GAL.3' O.C.L GRASSES - Large & Small Scale CAREX DIVULSA BERKELEY SEDGE2" LINERS18" O.C.M LOMARDIA LONGIFOLIA BREEZE DWARF MAT RUSH1 GAL.3' O.C.M PENNISETUM SPATHEOLATUM RYE PUFFS1 GAL.3' O.C.MACORNUS GRAMINEUS 'OGON' YELLOW LEAVED CALAMUS1 GAL.18" O.C.H VINES BIGNONIA CAPREOLATA 'TANGERINE BEAUTY' CROSS VINE5 GAL.6' O.C.M THUNBERGIA GREGGORII ORANGE CLOCK VINE5 GAL.6' O.C.M GROUND COVER - Inorganic 2" - 4" DIAMETER RIVER ROCK COBBLE VL (COLOR TO BE DETERMINED)NOTE:THIS LEGEND DEFINES PLANT SELECTIONS AND QUANTITIES FOR THE ENTIRE PROJECTAND NOT ON A FLOOR BY FLOOR BASIS.DNSTAIR 1ELEV.UPCONDO UNIT APLANTERSTAIR 22 BEDROOMOPEN TO BELOWPLANTERCONDO UNIT BUPCONDO UNIT DCONDO UNIT CDNWALKWAYW/DBATH 2CLFKITCHENDININGLIVINGBEDRM 2BEDRM 1BATH 1W/D
FCLCLCLW/DF
1,425 S.F.2 BEDROOM1,258 S.F.1,446 S.F.2 BEDROOM2 BEDROOM1,464 S.F.W/D
FBEDRM 2BEDRM 2BEDRM 1BEDRM 2BEDRM 1BEDRM 1BATH 1CLCLCLCLCLCLCLKITCHENKITCHENKITCHENLIVINGLIVINGLIVINGDININGDININGDININGBATH 1BATH 1BATH 2BATH 2BATH 2PLANTER BELOWSTAIRROOFBELOWDECKSTORAGESTORAGESTORAGESTORAGE217 S.F.DECKDECKDECKDECKArt. 383
Art. 383130 S.F.126 S.F.126 S.F.128 S.F.105 S.F.OPENTOBELOWFLOW THROUGH RAISED PLANTERS TO FILTER STORMWATER RUNOFF FROM ROOF LEVELFOURTH FLOOR
REVISIONSDATE1234SHEET:OFSHEETS4PROJECT NO. :15-004ISSUED FOR DATEDRAWN BY:CHECKED BY: JSS SCALE:PER PLANDATE:04-25-15THE GRAND MADISON 725 GRAND AVENUECARLSBAD, CALIFORNIA SHEET TITLEJSSPROJECTSTAMPCITY SUBMITTALPRELIMINARY - 1st5/1/15PLOT DATE:CITY SUBMITTALPRELIMINARY - 2nd6/17/157/24/152015-04-25_The Grand Madison_SD-DD.vwxCITY SUBMITTALPRELIMINARY - 3nd7/24/15L-4CONCEPTUALWATERCONSERVATION PLANSCALE: 1" = 20'-0"FEET20010204080northMAXIMUM APPLIED WATER ALLOWANCE (MAWA) CALCULATION:MAWA = MAXIMUM APPLIED WATER ALLOWANCE (GALLONS PER YEAR)ETO = REFERENCE EVAPOTRANSPIRATION (INCHES PER YEAR)0.7= ET ADJUSTMENT FACTOR (ETAF)LA= LANDSCAPED AREA INCLUDES SPECIAL LANDSCAPE AREA (SQ. FT.)0.62= CONVERSION FACTOR (TO GALLONS PER SQUARE FOOT)SLA= PORTION OF THE LANDSCAPE AREA IDENTIFIED AS SPECIAL LANDSCAPE AREA (SQ. FT.)0.3= THE ADDITIONAL ET ADJUSTMENT FACTOR FOR SPECIAL LANDSCAPE AREA (1.0 – 0.7 = 0.3)MAWA = (ETO) (0.62) [(0.7 x LA) + (0.3 x SLA)]= (42.9) (0.62) X [(0.7 X 2,229)]= (26.6)x(1,560)MAXIMUM APPLIED WATER ALLOWANCE = 41,503 GALLONS PER YEARESTIMATED TOTAL WATER USE (ETWU) CALCULATION:ETWU =ESTIMATED TOTAL WATER USE PER YEAR (GALLONS PER YEAR)ETO = REFERENCE EVAPOTRANSPIRATION (INCHES PER YEAR)PF = PLANT FACTOR FROM WUCOLSHA = HYDROZONE AREA [HIGH, MEDIUM, AND LOW WATER USE AREAS] (SQ. FT.)SLA = SPECIAL LANDSCAPE AREA (SQ. FT.)0.62 = CONVERSION FACTOR (TO GALLONS PER SQUARE FOOT)IE = IRRIGATION EFFICIENCY (MINIMUM 0.71)ETWU = (ETO) (0.62) [(PF x HA) / IE) + SLA]ETWU FOR HWU ZONE = (42.9) (0.62) [(.80 X 46) / .90] = 26.6 X [37/ .90] = 26.6 X 41 = 1,090 GPYETWU FOR MWU ZONE = (42.9) (0.62) [(.50 X 1,768) / .90] = 26.6 X [884 / .90] = 26.6 X 982 = 26,127 GPYETWU FOR LWU ZONE = (42.9) (0.62) [(.30 X 415) / .90] = 26.6 X [124 / .90] = 2 6 . 6 X 1 3 8 = 3 , 6 8 0 G P YESTIMATED TOTAL WATER USE = 30,897 GALLONS PER YEARWATER USE SUMMARY:THE TOTAL ETWU FOR ALL HYDROZONES IS 10,607 GALLONS LESS THAN THE MAWA, SO THE PROPOSED LANDSCAPE AND IRRIGATION DESIGN FOR THIS PROJECT SATISFIES THE STATE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE.HIGH WATER USE46 S.F..80 PLANT FACTOR (PF)MEDIUM WATER USE1,768 S.F..50 PLANT FACTOR (PF)LOW WATER USE415 S.F..30 PLANT FACTOR (PF)VERY LOW WATER USE0 S.F..10 PLANT FACTOR (PF)SYMBOLDESCRIPTIONWATER USE HYDROZONE DATAHWUMWULWUVLWUNOTE:ALL ON GRADE AND RAISED PLANTER BEDS WILL BE IRRIGATED WITH A SUBSURFACE DRIP IRRIGATION SYSTEMSTAIR 2DNSTAIR 1ELEV.ELEV.DNUPCOMMON AREASTAIR 2UPOFFICE4,064 S.F. NETPLANTERPLANTERWALKWAYWOMENMENPOTENTIAL FUTURE DEMISING WALLPOTENTIALFUTUREDEMISINGWALLDECK5,080 S.F. GROSSDECKDECKSEATSEATSEAT916 S.F.130 S.F.105 S.F.UNUSEDAREAMWUMWUMWULWULWULWULWULWUSECOND FLOORDNSTAIR 1ELEV.ELEV.UPDNPLANTERPLANTEROPEN TO BELOWSTAIR 2UPWALKWAYDECKPLANTER BELOWSTAIRROOFBELOWPOTENTIAL FUTURE DEMISING WALLPOTENTIALFUTUREDEMISINGWALLDECKDECKDECKDECKOPENTOBELOW130 S.F.126 S.F.126 S.F.128 S.F.105 S.F.OFFICE4,064 S.F. NET5,080 S.F. GROSSMWUMWUMWUMWUMWUTHIRD FLOORDNSTAIR 1ELEV.UPCONDO UNIT APLANTERSTAIR 22 BEDROOMOPEN TO BELOWPLANTERCONDO UNIT BUP
CONDO UNIT DCONDO UNIT CDN
WALKWAYW/DBATH 2CLFKITCHENDININGLIVINGBEDRM 2BEDRM 1BATH 1W/D
FCLCLCLW/DF
1,425 S.F.2 BEDROOM1,258 S.F.1,446 S.F.2 BEDROOM2 BEDROOM1,464 S.F.W/D
FBEDRM 2BEDRM 2BEDRM 1BEDRM 2BEDRM 1BEDRM 1BATH 1CLCLCLCLCLCLCLKITCHENKITCHENKITCHENLIVINGLIVINGLIVINGDININGDININGDININGBATH 1BATH 1BATH 2BATH 2BATH 2PLANTER BELOWSTAIRROOFBELOWDECKSTORAGESTORAGESTORAGESTORAGE217 S.F.DECKDECKDECKDECKArt. 383
Art. 383130 S.F.126 S.F.126 S.F.128 S.F.105 S.F.OPENTOBELOWMWUMWUMWUMWUFOURTH FLOOR WATER CONSERVATION PRINCIPALS TO BE IMPLEMENTED WITHIN THIS PROJECT1. GOOD PLANTING DESIGN BASED ON THE SELECTION OF A BALANCED PALLET OF LOW AND MEDIUM WATER CONSUMING PLANTS AND MINIMAL USE OF HIGH WATER CONSUMING PLANT SPECIES. ARRANGMENT OF THESE PLANTS INTO LIKE WATER USE ZONES.2. THOROUGH SOIL PREPARATION BY INCORPORATING PROCESSED ORGANICS NTO THE EXISTING SITE SOIL. THIS WILL INCREASE THE SOIL'S WATER HOLDING CAPACITIES AND ALSO ENCOURAGE HIGHER LEVELS OFMICROBIC ACTIVITY IN THE SOIL. HIGHER LEVELS OF MICROBIC ACTIVITY PROMOTE GOOD PLANT HEALTH AND GROWTH THUS LIMITING THE USE OF CHEMICAL FERTILIZERS.3. LIMIT THE USE OF ORNAMENTAL TURF AREAS. NO ORNAMENTAL TURF WILL BE A PART OF THIS PROJECT.4. SELECTION OF LOW WATER DEMAND PLANTS (PLEASE REVIEW PLANT LEGEND).5. INCORPORATION OF EFFECTIVE AND EFFICIENT IRRIGATION DESIGN CONCEPTS, I.E. CIRCUIT ZONES BASED UPON SUN / SHADE EXPOSURE AND SLOPE VS LEVEL PLANTING AREAS, GROUP TREES, SHRUBS, AND GROUND COVERS SEPARATELY FROM LAWNS, USE OF SUBSURFACE DRIP AND MICROSPRAY IRRIGATION WATER DELIVERY HARDWARE, SPECIFICATION OF WEATHER BASED IRRIGATION CONTROLLER WITH THE ABILITY TO MANAGE MULTIPLE PROGRAMS, INCORPORATE ANTI DRAIN CHECK VALVES TO ELIMINATE LOW HEAD DRAINAGE AND USE OF A FLOW SENSOR/MASTER VALVE CONFIGURATION PROGRAMMED TO DETECT LINE AND SPRINKLER BREAKS AND TO SHUT THE SYSTEM DOWN WHEN BREAK ARE DETECTED.6. INCORPORATION OF SHREDDED WOOD MULCH APPLIED TO THE SURFACE OF ALL SHRUB AND GROUND COVER AREAS IN ORDER TO REDUCE SOIL MOISTURE EVAPORATION AND TO IMPROVE SOIL STRUCTURE BY THE DECOMPOSITION OF THE ORGANIC MULCH OVER TIME.7. PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT. THIS WILL BE ACCOMPLISHED BY HIRING A PROVEN LANDSCAPE MAINTENANCE CONTRACTOR KNOWLEGABLE IN THE PRACTICE OF GOOD XERISCAPE PRINCIPALS. THIS CONTRACTOR WILL PROVIDE AN ONGOING EVALUATION AND ADJUSTMENT PROGRAM TO INSURE THEABOVE MENTIONED PRINCIPALS ARE WORKING TO THEIR UTMOST EFFICIENCY OVER THE LIFE OF THIS LANDSCAPE. ACCOMMODATIONS FOR RECLAIMED WATER1. ALL PLANTED AREAS REPRESENTED IN A HATCH PATTERN ON THIS SHEET ARE TO BE IRRIGATED WITH POTABLE WATER AT THIS TIME, HOWEVER THE NEW IRRIGATION SYSTEM WILL BE DESIGNED TO ACCOMMODATE THE USE OF RECLAIMED WATER IN THE FUTURE SHOULD IT BECOME AVAILABLE.LANDSCAPE MAINTENANCE RESPONSIBILITIES1. THE PROPERTY OWNER WILL BE RESPONSIBLE FOR MAINTAINING ALL LANDSCAPED AREAS THAT LIE WITHIN THE LIMITS OF THE SITE’S PROPERTY LINES AND THE 3 TREE WELLS LOCATED WITHIN THE R.O.W. ALONG GRAND AVENUE. THE CITY OF CARLSBAD WILL BE RESPONSIBLE FOR THE MAINTENANCE OFTHE THE TWO EXISTING PLANTERS AND SMALL EXPANSION AREA WITHIN ONE OF THESE PLANTERS THAT ARE LOCATED ALONG MADISON STREET AND GRAND AVENUE. 462 CK TO 1947
463CK TO 1947
1947FD PK HV14531FT O/S BLDG
4541FT O/S BLDG
455 1FT O/S BLDG
456 1FT O/S BLDG
457 1FT O/S BLDG
459 FD CN
645 fl dw
646 tc dw 647 ac648 ac 649ac
81SET CL5050OBS.OBS.Obscured Are49.450.252.750.552.251.751.652.252.249.349.248.451.7Conc.Asph.Asph.1-2PARKING STALL LIFT3-4PARKING STALL LIFTUPSTAIR 2TRASHRECYCLEUPSTAIR 1COMMERCIAL RETAIL24 SPACESCOVERED PARKINGLOBBY9C10C11C12C13C14C15C16C22212018ELEC.PLAZAELEV.ELEV.ELEV.EQUIP.5-6PARKING STALL LIFT7-8PARKING STALL LIFT17C1923246,308 SFPLANTERS-2 OCC.TYPE 111B CONSTRUCTIONLINE OF BUILDINGWALL ABOVEPLTSEATPLANT20" tallSEATSEAT2.0%2.0%0.79%2.0%49.34 FF50.67 FF8.00%2.0%1.0%1.0%1.0%51.60 GF1.32%2.0% FLOW THROUGH PLANTER36"X36" CATCH BASIN WITH PEDESTRIAN GRATE49.02 TG46.0 IE OUT8" HDPE @ 0.8%12" HDPE @ 1.0%25'
15'LIMITS OF IMPROVEMENTS0.5%
0.5%
\pt0;1.5%24'EXISTING 3 - PARALLEL PARKING SPACESREMOVE EXIST. DRIVEWAY AND CONSTRUCT CURB, GUTTER &SIDEWALK5.5'
2.0%
2.0%GRADE BREAKWEXISTING WATER SERVICE2.0%SEXISTING SEWER SERVICEIPROPOSED IRRIGATION SERVICE17.5'10'LIMITS OF IMPROVEMENTS19.5'9'REMOVE EXIST. DRIVEWAY AND CONSTRUCT CURB, GUTTER & SIDEWALKPROPOSED 4 PARKING SPACESEXIST. 12" STEEL WATER PER DWG 146-9FUTURE 36" RCP SD PER DWG 457-4HEXIST. 12" STEEL WATER PEREXIST. 10" VC SEWER PER DWG 118-93" SIDEWALK UNDER DRAIN~EXIST. 8" HDPE STORM DRAINLIMITS OF IMPROVEMENTS5'2.95%4" HDPE @ 2.0% MIN.CROSS FALL VARIES~SEE ARCHITECT'S PLUMBING PLAN FOR STORM DRAIN ROUTING TO UPPER FLOORS TO FLOW THROUGH PLANTERS1.7%1.7%4'MAX.MAX.MAX.MAX.EXIST. CURB & GUTTER TO REMAINEXIST. CURB & GUTTER TO REMAINEXISTING WATER SERVICEEXIST. CURB & GUTTER TO REMAINREMOVE EXIST. SIDEWALK & RECONSTRUCT1'
1'PLPLPLPLN55°57'48"E 140.01'N55°57'26"E 140.03'N34°02'00"W 100.08'
N34°01'30"W 100.10'
REMOVE EXIST. SIDEWALK & RECONSTRUCT
1'1'~STATUS OF EXISTINGSDG&E TRANSFORMER TO BE DETERMINED8.0'(TYP.)15'(TYP.)20'(TYP.)8.5'(TYP.)9.0'8.0'24'(TYP.)
9.25'(TYP.)18.5'(TYP.)2.44%2.0%
0.75%8.0%0.75%7.64%4.8%1.00%
52.89 FS
2.00%2.17%3.33%2.78%2.0%5.4%5.9%1 STEP1 STEP1.78%1.15%1.00%6.97%2.14%0.50%0.50%
1.96%4.44%1.08%4.1%2.6%\pt0;1.5%
\pt0;2.0%
\pt0;2.0%
2.0%
\pt0;2.0%\pt0;VARIES2.0%
2.0%
2.0%1 STEPRECONSTRUCT CURB AND GUTTER. ADJUST EXIST. CURB INLET TO GRADE.3' X 4' TREE PLANTER (TYPICAL)FREPLACE ASPHALT CONCRETE IN-KINDEXIST. CATCH BASIN(1.41%)1.00%PROPOSED LOCATIONS OF ELECTRICAL METERSPROPOSED LOCATIONS OF WATER METERS, WATER SUB-METERS AND GAS METERSGRAND AVE.MADISON ST.FDDCVSTEPSTEPSTEPMWUMWUMWUMWUHWUMWUMWUMWUMWUMWUMWUNOT A PARTSITE / FIRST FLOOR PLAN