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HomeMy WebLinkAboutRP 05-10A; State Street Mixed Use; Redevelopment Permits (RP)The City of Carlsbad Housing and Neighborhood Services Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: March 16, 2011 Application complete date: September 23, 2010 Project Planner: Austin Silva Project Engineer: Frank Jimeno SUBJECT: RP 05-10(A)/CT 05-20(AVCDP 05-42(A) - STATE STREET MIXED USE - Request for a recommendation of approval of amendments to a Major Review (Redevelopment) Permit, Tentative Tract Map and Coastal Development Permit to allow the construction of a mixed-use development project consisting of nine (9) condominium units and 1,155 square feet of commercial/retail space on the property located at 3044 State Street in Land Use District 1 of the Village Review Zone. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 6767, 6768, and 6769 RECOMMENDING APPROVAL of RP 05-10(A), CT 05-20(A), CDP 05-42(A) to the City Council based on the findings and subject to the conditions contained therein. II. INTRODUCTION Pursuant to Section 21.35.080 of the Carlsbad Municipal Code, new construction of a building within the Village Area that has a building permit valuation greater than $150,000 requires approval of a Major Review Permit and any subsequent amendments. This Major Review Permit serves as the Site Development Plan required by Chapter 21.53 of the Carlsbad Municipal Code. The project also involves an amendment to the Tentative Tract Map for separate ownership of the residential units as well as an amendment to the Coastal Development Permit because the project is located in the Village segment of the Coastal Zone. In accordance with Major Review Permit procedures, the amendments to the three permits are being brought forward for a recommendation by the Planning Commission and will be submitted for final approval by the City Council. The amendment to the original project approval includes an addition of three (3) units increasing the amount of total units from six (6) to nine (9). In addition, the applicant is requesting to decrease the size of the commercial/retail space from 1,875 square feet to 1,150 square feet, and is requesting a standard modification for parking standards. There are no unresolved issues and staffs recommendation of approval of the amendments with conditions is supported by the following analysis. III. PROJECT DESCRIPTION AND BACKGROUND Project Background The project was originally approved by the Housing and Redevelopment Commission on August 15, 2006. The original project approval allows for six (6) large residential condominium units with 1,859 square feet of commercial/retail space. Subsequent to this project approval, the Housing and Redevelopment Commission approved revisions to development standards in the o RP 05-10(A)/CT 05-20(A)/CDP 05-42(A) - STATE STREET MIXED USE March 16, 2011 PAGE 2 Village area. One of those revisions was an increase to the maximum allowable density from 23 units per acre to 35 units per acre for the land use district within which the property for this project is located. As a result of changes in the housing market and the noted change to the development standards, the applicant is requesting to amend the noted development permits to 1) add three (3) residential units; 2) decrease the size of the residential units to make them more marketable in the current housing market; and 3) to decrease the square footage for the retail space. With approval of the proposed amendment, the residential density for the project will increase from 21.4 units to 32.1 units per acre. The residential units ranged in size from 1,922 square feet to 2,387 square feet in the original approval. The current proposal has the units ranging from 1,200 square feet to 2,200 square feet. The retail space has decreased in size from 1,875 square feet to 1,155 square feet. Project Site/Setting The project is located at 3044 State Street on the east side of the street, south of Carlsbad Village Drive, and north of Oak Avenue in District 1 of the Village Review zone as shown on the attached location map. The subject property totals 12,199 square feet containing seven residential cottages, all of which are proposed for demolition to accommodate the new building. The site is bordered by a one-story commercial building across the alley to the north, a public parking lot across State Street to the west, a one-story commercial building to the south, and an auto repair shop is located across the alley to the east. Proposed Construction The applicant is proposing to construct a new three-story, 19,365 square foot mixed-use building consisting of nine (9) condominium units and 1,155 square feet of commercial space. The three- story building consists of two stories of residential condominiums located over garages and street fronting commercial space. There are nine (9) units total varying in size from 1,200 square feet to 2,200 square feet. To reduce the massing instead of having one large building on the site, the project is separated into two buildings by a motor court. The two buildings are connected on the second floor by a tiled patio deck with a water fountain, benches, barbeques, tables, chairs, and potted plants for residents to enjoy an outdoor common area. Solar panels will be located on the roof alongside mechanical equipment and also on the west side of the buildings on the pitched portion of the roof. The solar panels will assist in providing on-site renewable energy and to achieve the LEED silver certification. The building takes on a California/Mediterranean architectural theme with the use of beige and light brown stucco with dark brown trim, tile roofs, stone veneer and upper floor balconies. Large windows are used for the retail space to increase the visibility of merchandise along the storefronts on State Street. The residential portion of the building above on the upper floors continue the architectural design by incorporating decorative canvas awnings, various sized and shaped multi-paned windows, and wrought iron or glass railings are used on the balconies. The second floor is setback along State Street, to help reduce the massing of the building and to make the retail space the predominate feature. Residential parking garages are screened from public view as six (6) of the garages are located within a motor court and three (3) are located at the rear of the lot with access off the alley. Proposed Grading Cut: 507 CY Fill: 186 CY Export: 321 CY RP 05-10(A)/CT 05-20(A)/CDP 05-42(A) - STATE STREET MIXED USE March 16, 2011 PAGE 3 Impact on Coastal Resources The proposal consists of a mixed-use development in an area that is currently developed; no agricultural activities, sensitive resources, geological instability, flood hazard or coastal access opportunities exist onsite; and the development does not obstruct views of the coastline as seen from public lands or public right-of-ways or otherwise damage the visual beauty of the Coastal Zone. IV. ANALYSIS The proposed project amendments are subject to the following ordinances, standards, and policies: A. Village (V) General Plan Land Use designation; and B. Village Review Zone (CMC Chapter 21.35), District 1 (Village Master Plan and Design Manual); and C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC Chapter 21.81 and Village Master Plan and Design Manual); and D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and E. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 1 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulation and policies. The project's compliance with each of the above regulations and policies is discussed in the sections below. A. Village (V) General Plan Land Use designation The Carlsbad General Plan includes the following goals for the Village: 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; 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 shops; 3) a City which encourages new economic development in the Village and near transportation corridors to retain and increase resident-serving uses; and 4) a City that encourages a variety of complementary uses to generate pedestrian activity and create a lively, interesting social environment and a profitable business setting. The proposed project is consistent with the goals for the Village, as outlined within the General Plan, because it provides for a mix of multi-family residential and commercial/retail uses in an appropriate location within the Village. This in turn serves to enhance and maintain the area as a residential neighborhood and encourages greater residential support opportunities in the Village. By providing more residential and commercial/retail opportunities, the project helps to create a lively, interesting social environment by encouraging and increasing the opportunity for 24-hour life in the Village, which provides the necessary customer base to attract complementary uses. The project reinforces the pedestrian-orientation desired for the downtown area by providing the new residents an opportunity to walk to shopping, recreation, and mass transit functions. The projects proximity to existing bus routes and mass transit will help to further the goal of providing new economic development near transportation corridors. Furthermore, the project RP 05-10(A)/CT 05-20(A)/CDP 05-42(A) - STATE STREET MIXED USE March 16, 2011 PAGE 4 will provide a strong street presence with extensive architectural relief, including outdoor decks looking out over the adjacent streets. Overall, the new residential units will enhance the Village as a place for living and working. B. Village Review Zone (CMC Chapter 21.35), District 1 (Village Master Plan and Design Manual) The proposed project meets the goals that have been identified in the Village Master Plan and Design Manual by providing new construction of a mixed-use project in the core of the Village. The specific development standards for new development within Land Use District 1 are as follows: Building Setbacks The Village Master Plan and Design Manual establishes the front, rear and side yard setbacks for the property. In Land Use District 1, there are no side or rear setback requirements. The front yard setback requirement for the ground floor is zero feet, with a 10 foot average setback for the second floor and above. All setbacks are measured from property lines. Within the proposed project, the front yard setback for the ground floor of the building is zero feet, however, the second and third floor maintain the required 10 foot setback. The south side yard has a 3'8" setback and the north side yard is set back 4'11". The rear of the building is located 5' from the property line. All of the setback requirements are met. Building Coverage All projects in Land Use District 1 may have up to 100 % building coverage. For the proposed project, the building coverage is 60%. Building Height The maximum building height limit for Land Use District 1 is 45 feet. A building height of 38' feet is proposed. Therefore, the building height is in compliance with the standard set forth in the Village Master Plan and Design Manual. Roof Pitch All projects in Land Use District 1 are required to have a 5:12 roof pitch on 50% of the total roof structure. The roof for the proposed project incorporates a 5:12 pitch on the entire roof structure, which ensures its compliance with the applicable development standard. Open Space A minimum of 20% of the property must be maintained as open space. The open space must be devoted to landscaped pedestrian amenities in accordance with the City of Carlsbad's Landscape Manual. Per the Village Master Plan and Design Manual, open space may be dedicated to landscaped planters, open space pockets and/or connections, roof gardens, balconies, and/or patios. Qualified open space for the proposed project includes: landscape and hardscape on the ground floor of the sides and rear of the building, the common patio/deck, and private balconies on the second and third floor. The project provides for a total of 4,595 square feet of open space, which represents 37.6% of the site and is consistent with the open space requirement. RP 05-10(A)/CT 05-20(A)/CDP 05-42(A) - STATE STREET MIXED USE March 16,2011 PAGES Parking The parking requirement for the multi-family portion of the project is two standard spaces (1 covered) per unit and Yi guest parking space per unit for a total of 23 parking spaces. The parking requirement for the commercial/retail portion of the project is 1 parking space per 300 square feet of net floor area, or 4 parking spaces. As a result, the total parking requirement for the 9 proposed residential units and 1,155 square feet of retail is 27 parking spaces. The project provides 18 resident spaces through individual garages and 4 guest parking spaces along the north side of the building. The applicant is requesting to participate in the Parking-In-Lieu Fee program for the 4 required commercial/retail spaces for a total fee of $44,960 ($ll,240/space), which was determined to be acceptable in the original approval. The proposed parking is 26 parking spaces total, with 22 provided on site and 4 provided through payment of the parking in- lieu fee. The applicant is requesting a standards modification to waive the requirement for one of the residential guest parking spaces, and to reduce the size of the guest parking spaces from a dimension of 8.5' x 20' to 8.5' x 13'. The chart below summarizes the requirements and the proposal to comply with the parking standards. TABLE 1 - PARKING COMPLIANCE Land Use/Parking Standard Residential - Condominiums 2 spaces per unit & .5 space per unit for guests Retail/Commercial 1 space per 300 square feet of net floor space Required Parking 23 total 4 total Proposed Parking 22 total (on-site garages/spaces) 4 total (parking in-lieu fee) Comments Applicant requesting modification to eliminate one guest space & reduce size of guest spaces Project eligible to participate in parking in-lieu fee program Standards Modification: The Village Master Plan and Design Manual allows the City Council to approve development standard modifications where the applicant can provide acceptable evidence that a requested development standard modification is necessary in order for silver level or higher LEED (Leadership in Energy & Environmental Design) Certification, or a comparable green building rating, and to maintain the financial feasibility of the development with such certification. Standards modifications are also permitted for projects which assist the City in meeting the goals and objectives set forth with the Village Master Plan and Design Manual. The applicant has indicated that the proposed project will be achieving the silver level of LEED certification. In order to achieve the silver level LEED certification, a project must receive 50- 59 points out of a possible 110 points on the LEED project checklist (see attached assessment). Some features that the project will use to achieve the certification include public transportation access, parking and electrical charging for low-emitting and fuel-efficient vehicles, water use reduction, on-site renewable energy, re-use of materials, and the use of regional materials and low-emitting materials. RP 05-10(A)/CT 05-20(A)/CDP 05-42(A) - STATE STREET MIXED USE March 16, 2011 PAGE 6 The applicant's request for a development standards modification includes a reduction from 5 guest parking spaces to 4 spaces. The applicant is proposing 4 guest parking spaces that are intended for "smart cars" instead of the required 5 guest spaces. This request supports the project for LEED certification by providing parking for fuel-efficient vehicles, and assists in the effort to construct a mixed-use development that meets the goals and objectives for the Village. The close proximity of the project to public transportation (approximately 1,000 feet from the Carlsbad Village Coaster and Bus Transfer Station) and public parking (approximately 100 feet across the street) ensures that the parking to be provided on-site will be adequate. In previous discussions with the City Council on the standards modifications, the Council indicated its willingness to consider reductions in parking requirements for residential and other uses on a case-by-case basis. This project will help pay for public parking through the in-lieu fee. Residential projects are not eligible to pay the in-lieu fee. Therefore, the applicant has requested a standards modification to reduce the guest parking requirement by 1 space. Staff is supportive of the parking reduction of one space for the guest parking. The applicant is also requesting a standards modification to allow for smaller guest parking spaces, which will accommodate the "smart car" or other smaller fuel-efficient cars. The proposed guest parking spaces are 8.5 feet wide by 13.5 long instead of the standard 8.5 feet wide by 20 feet long. Staff is supportive of this reduced size on the guest parking spaces in order to accommodate the "smart car" and/or encourage parking by other smaller more fuel-efficient vehicles. With adequate public parking provided across the street from the proposed project, there is available parking for larger vehicles or other guest parking needs. These residential guest parking spaces will be required at commercial off-peak times. A semi-annual parking study is conducted for public parking lots within the Village. Parking Lot C is located directly across State Street and has exhibited at decline in peak (56%) and average (44%) occupancy. Therefore, staff believes that there is adequate parking in the area to allow for the proposed standards modification. Residential Density: The maximum density for residential development in District 1 is 35 dwelling units per acre. With 9 units proposed on a .28 acre lot, the project has a density of 32.1 units per acre. The proposed project complies with the density set forth for the property. C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC Chapter 21.81 and Village Master Plan and Design Manual) The site for the proposed project is located within the Village Segment of the Coastal Zone. Consistency with the Village Local Coastal Program is required for this project. The Village Master Plan and Design Manual functions as the Local Coastal Program for the Village area. Therefore, as long as the project is consistent with the Village Master Plan and Design Manual, the project is consistent with the Local Coastal Program. Staff finds the proposed project to be consistent with the Village Master Plan and Design Manual and therefore the Local Coastal Program as discussed in the prior section. An amendment to the previously approved Coastal Development Permit is being processed concurrently with the Review Permit. D. Inclusionary Housing Ordinance (CMC Chapter 21.85) The proposed project involves the construction of nine residential units and therefore, must provide affordable housing to low-income households as specified in the Inclusionary Housing RP 05-10(A)/CT 05-20(A)/CDP 05-42(A) - STATE STREET MIXED USE March 16, 2011 PAGE? Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential development of seven or more units, not less than fifteen percent of the total units approved shall be constructed and restricted both as to occupancy and affordability to lower-income households. The applicant has been conditioned to satisfy the inclusionary housing requirement by entering into an Affordable Housing Agreement to provide one (1) affordable housing unit on site. By entering into the agreement prior to final map, the State Street Mixed-Use development is providing its fair share of housing affordable to lower income households, and is therefore consistent with the Inclusionary Housing Ordinance. E. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 1 Local Facilities Management Plan The project is subject to the provisions of the Growth Management Ordinance, as contained in Chapter 21.90 of the Zoning Ordinance. The project's conformance with the requirements of the Growth Management regulations is detailed in Table 2 below: TABLE 2 - GROWTH MANAGEMENT COMPLIANCE Standard City Administration Library Waste Water Treatment Park Drainage Circulation Fire School Districts (Carlsbad Unified) Sewer (Carlsbad) Water (Carlsbad) Impacts/Standards 31.29 16.69 10 .06 1 Basin B 119 Station 1 Elementary - 1.54 Middle School - .76 High School - .66 10EDU Sub basin IF 2516GPD The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the city. The construction of a 9 unit mixed-use development will not have an adverse impact on public facilities. V. ENVIRONMENTAL REVIEW The Planning Director 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. Therefore, the project is categorically exempt from the requirement for the preparation of an environmental document pursuant to section 15332 of the State CEQA Guidelines as an in-fill project. A Notice of Exemption will be filed by the Planning Director upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 6767 (RP) 2. Planning Commission Resolution No. 6768 (CT) RP 05-10(A)/CT 05-20(A)/CDP 05-42(A) - STATE STREET MIXED USE March 16, 2011 PAGES 3. Planning Commission Resolution No. 6769 (CDP) 4. Location Map 5. Background Data Sheet 6. Local Facilities Impact Assessment Form 7. Disclosure Statement 8. LEED Project Checklist 9. Map of Public Parking in the Village 10. Reduced Exhibits 11. Exhibits "A-P" SITE STATE STREET MIXED-USE RP 05-10A/CDP 05-42A/CT 05-20A BACKGROUND DATA SHEET CASE NO:RP 05-10(AVCT 05-20(AVCDP 05-42CA) CASE NAME: STATE STREET MIXED USE APPLICANT: Robert Richardson REQUEST AND LOCATION: To allow the construction of a mixed-use development consisting of nine (9) condominium units and 1,155 square feet of commercial/retail space on the property located at 3044 State Street. LEGAL DESCRIPTION: Lots 13 and 14 in Subdivision of a portion of Tract 106, Carlsbad Lands, in the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 1710, filed in the office of the County Recorder of San Diego County, December 9, 1919, APN: 203-297-04 Acres: 28 Proposed No. of Lots/Units: 9 GENERAL PLAN AND ZONING Existing Land Use Designation: V (Village) Proposed Land Use Designation: V (Village) Density Allowed: 35 du/ac Density Proposed: 32.1 du/ac Existing Zone: VR (Village Review) Proposed Zone: VR (Village Review) Surrounding Zoning, General Plan and Land Use: General Plan Site North South East West VR (Village Review) VR (Village Review) VR (Village Review) VR (Village Review) VR (Village Review) V (Village) V (Village) V (Village) V (Village) V (Village) Current Land Use Residential Commercial Commercial Commercial Public Parking Lot LOCAL COASTAL PROGRAM Coastal Zone: [X] Yes I I No Local Coastal Program Segment: Village Within Appeal Jurisdiction: Q Yes £<] No Coastal Development Permit: [X] Yes Local Coastal Program Amendment: I I Yes [/<] No Existing LCP Land Use Designation: Mixed-Use No Proposed LCP Land Use Designation: Mixed-Use Existing LCP Zone: VR Proposed LCP Zone: VR Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 9 ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, Section 15332 (In-fill development project on less than 5 acres Negative Declaration, issued Certified Environmental Impact Report, dated_ Other, . Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: State Street Mixed-Use - RP 05-10(A)/CT 05-20(A)/CDP 05-42(A) LOCAL FACILITY MANAGEMENT ZONE: 1_ GENERAL PLAN: V ZONING: VR (Village Review) DEVELOPER'S NAME: State Street, LLC ADDRESS: PO BOX 126, Carlsbad, CA 92008 PHONE NO.: 760-497-1975 ASSESSOR'S PARCEL NO.: 203-297-04 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 28 ac/19,365 sq. ft./ 9 du's ESTIMATED COMPLETION DATE: Unknown A. B. C. D. E. City Administrative Facilities: Library: Wastewater Treatment Capacity Park: Drainage: 31.29 10 .06 1 Basin B F. G. H. I. 119 J. K. Demand in Square Footage = Demand in Square Footage — 16.69 (Calculate with J. Sewer) Demand in Acreage = Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = Open Space: Acreage Provided = Schools: Elementary: Junior High: High School: Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 2516 = 1 N/A Carlsbad Unified 1.54 J6 .66 10 IF f J»***% i 1 iof Carlsbad Mousing & Redevelopment Department Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Boarf, Gamnassigggr Comroi nee. The following infonnatioo MUST be disclosed it the time of application submitta). Your project cannot be reviewed, until this information is completed. Please print Note: Person is defined «* **Acy individual, firm, copartnership, joint venture, awxiation, socuU club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and toy otter eewnly, city and county, city municipality, district or other political subdivision cr any other group or combination acting as § unit," Agents may sign this document btrwcvtr, the legal name and entity of the applicant and. property owner mass be provided below. 1. APPLICANT (Not the applicant's Agent) Provide the CjQMPJLETE,...LEOAL names asd addresses of ^LJL persons having a financial interest in the application.. If fee applicant includes a corporation or partnership, include the names, -title, addresses of afl individuals owning more than 10% of the stares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHAKES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW If a publicly-owaed. corporatigp. include the names, titles, and addresses of the corporate officers. (A separate- page may be attached if necessary.) Robert Richardson Corp/Part Karnak fanning and Design Title Owner Title Address_Address State Street Suite C_ CarlstoatfCA 92008 OWNER (Not the owner's ggeal) Provide the COMPLETE, |.gGA.L names and addresses of ALJ,, persons raving any ownership interest in the property involved. Also, provide the nature of the legaJ ownership (Le, partnership, teaaats in common, non-profit, corporation, etc.)- tf the ownarebip includes a corpofatioo. ..... .Of partnership, include the names, title, addresses of all individuals owning more. than 10* of the shares, IF NO INDIVIDUALS OWN MORE THAN 10% OP THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) EN THE SPACE BELOW. If a BJMiSJbfc oja3ed_ggirpQiatipp, include the names, titles, and addresses of the corporate officers, (A separate page may be attached if necessary.) Person J°hn Simons Tide Corp/Part, Title Partners 3044 State Street LLC Address PO. box Carlsbad CA 92008 2965 Ftooaevett Si., Ste. 8 * Carlsbad. CA 92QOB-2389 • (76O) 434-2810/2811 « FAX f?60} 72O-2O37 NON-PROFIT ORGANIZATION OK TRUST If any persoa identified pursuant to (!) ex (2) above is & nonprofit.organization qr_a tost list the Barnes and addresses of ANY poison' serving as an officer or director of the non-profit organization or m trustee or beneficiary of the, Non Profit/Trust Noa Profit/Trust , „__ TStie 4, Have you had more than $250 worth of business transacted 'with any member of City staff, Boards, Commissipos, Committees and/or Council within the past twelve (12) months? Yes If yes, please iedicatfi persoo(s):. NOTE? Attach additional sheets if necessary. I certify that all the abpve information is true and connect to the best of my knowledge, 'iA"* Signattire of applicafet/date Print or type name of owner Priot or type name of applicant Signature of owuez/appiicsot's agent if applicable/date Print or type name of owner/applicant's agent O nf 0 Village Public Parking Lots 1 Y Y Y Y Y Y Y SZ5; fi 13 ? 4 1 3 1 1 1 1 1 7 3 2 2 13 7 4 2 9 2 2 1 N LEED 2009 for New Construction and Major Renovations Project Checklist Sustainable Sites Possible Points: 26 Prereq 1 Construction Activity Pollution Prevention credit 1 Site Selection 1 credit 2 Development Density and Community Connectivity 5 Credit 3 Brownfietd Redevelopment 1 Credit 4.1 Alternative Transportation— Public Transportation Access 6 credit 4.2 Alternative Transportation-Bicycle Storage and Changing Rooms 1 credit 4.3 Alternative Transportation-Low-Emitting and Fuel-Efficient Vehicles 3 credit 4. •) Alternative Transportation— Parking Capacity 2 credit 5.1 Site Development-Protect or Restore Habitat 1 credit 5. 2 Site Development— Maximize Open Space 1 credit 6.1 Stormwater Design-Quantity Control 1 credit 6.2 Stormwater Design— Quality Control 1 credit 7.1 Heat Island Effect-Non-roof 1 credit 7.2 Heat Island Effect— Roof 1 credit 8 Light Pollution Reduction 1 Water Efficiency Possible Points: 10 Prereq 1 Water Use Reduction— 20% Reduction credit 1 Water Efficient Landscaping 2 to 4 credit 2 Innovative Wastewater Technologies 2 credit 3 Water Use Reduction . 2 to 4 Energy and Atmosphere Possible Points: 35 Prereq 1 Fundamental Commissioning of Building Energy Systems Prereq 2 Minimum Energy Performance Prereq 3 Fundamental Refrigerant Management credit 1 Optimize Energy Performance 1 to 19 credit 2 On-Site Renewable Energy 1 to 7 credit 3 Enhanced Commissioning 2 credit 4 Enhanced Refrigerant Management 2 credit 5 Measurement and Verification 3 credit 6 Green Power 2 Materials and Resources Possible Points: 14 Prereq 1 Storage and Collection of Recyclables credit 1.1 Building Reuse— Maintain Existing Walls, Floors, and Roof 1 to 3 Credit 1.2 Building Reuse-Maintain 50% of Interior Non-Structural Elements 1 credit 2 Construction Waste Management 1 to 2 credit 3 Materials Reuse 1 to 2 Y Y Y ? 2 1 1 1 12 1 1 1 1 1 1 1 1 1 1 1 1 2 ™™~ 1 56 N I 1 3044 State Street LLCnn •«. .•• .in -Project Name9 Unit Mixed Use Project - Carlsbad, Ca 92008 9/14/f6l-e Materials and Resources, Continued credit 4 Recycled Content 1 to 2 credit s Regional Materials 1 to 2 credit 6 Rapidly Renewable Materials 1 credit 7 Certified Wood 1 Indoor Environmental Quality Possible Points: 15 Prereq 1 Minimum Indoor Air Quality Performance Prereq 2 Environmental Tobacco Smoke (ETS) Control credit 1 Outdoor Air Delivery Monitoring 1 credit 2 Increased Ventilation 1 credit 3.1 Construction IAQ Management Plan-During Construction 1 credit 3. 2 Construction IAQ Management Plan— Before Occupancy 1 credit 4.1 Low-Emitting Materials-Adhesives and Sealants 1 credit 4.2 Low-Emitting Materials— Paints and Coatings 1 credit 4.3 Low-Emitting Materials— Flooring Systems 1 credit 4.4 Low-Emitting Materials-Composite Wood and Agrifiber Products 1 credits Indoor Chemical and Pollutant Source Control 1 credit 6.1 Controllability of Systems-Lighting 1 credit 6.2 Controllability of Systems— Thermal Comfort 1 credit 7.1 Thermal Comfort— Design 1 credit 7.2 Thermal Comfort— Verification 1 credit 8.1 Daylight and Views-Daylight 1 credit 8.2 Daylight and Views— Views 1 Innovation and Design Process Possible Points: 6 credit 1.1 Innovation in Design: Specific Title 1 credit 1.2 Innovation in Design: Specific Title 1 credit 1.3 Innovation in Design: Specific Title 1 Credit 1.4 Innovation in Design: Specific Title 1 credit 1.5 Innovation in Design: Specific Title 1 credit 2 LEED Accredited Professional 1 Regional Priority Credits Possible Points: 4 credit 1.1 Regional Priority: Specific Credit 1 credit 1.2 Regional Priority: Specific Credit 1 credit 1.3 Regional Priority: Specific Credit 1 credit 1.4 Regional Priority: Specific Credit 1 Total Possible Points: 110 Ce-'tified -SO to 4? posnti Sitver SO to 59 points Cold 60 to 79 points Piat-.nym 60 to 110 PROJECT SITE Existing Site Conditions Currently there an seven smart, sing It antique shops, dry cleaner, isstaui mly, one story bungalows on this property. To the west, norttrtxientad swvica busresses. These commercial buildings ec mth side is older single famly res d»nc«s. •If' •PROJECT SITE ^ • '. C*>l&*iJ VICINITY MAP STATE STREET MIXED USE 3044 STATE STREET CARLSBAD, CALIFORNIA 92008 RP05-10A CDP05-42A CT 05-20 A SHEET INDEX REQUIRED REVIEWS AND PERMITS Major Redevelopment ParmrtTanatwa Tract MapCostal Development Permit FIRE NOTES INTfWRmTON OF SECTIcS'sOO J. «JCPED£SIH11.NDROPGATES AD CHESS MJMBEHSSOIHUTTHEV CRIME PREVENTION DESIGN CRITERIA "rOTERNING OfJRES; CONSULTANT INFORMATION SERVICE UTILITY GENERAL NOTES TH*EE ORWC«E5TO(flESIMhe PROJECT DATA OWNEK: PROJECT ADDRESS. Trtal BuiHing Summary Ratal Thifd ROOT Unts Grand Total Building 4Q69 6454 SITE DATA It is clearly understood that the preject wil provide thenecess; ot hydro modification requirements focal projecfc that have n< re polls will incorporate hydromodificationn measures as requiiSUSMP that will be published prior to that dak. This work willcivil engines completing the final improvement plans and gr; .11 sI I4 I 1 C -c WS £ % 8 siD - Is~ CO O " y55 la Cover sheet Sheet C1.0 9 — — — Existing Tyler Street Alley We lave selected pbr( material that once il is esJablEhad itwil be drouj^ and Lull need very litde|water. reqjren 3 The harvest rainsystefi to include a complete gjttai system, wlh screens, leaf eater rain tiead, MI gap ba clu flow p ravention. slow letease vafjes. first flush water dverters tain rater fltration sys4m and undarground storage lank. 4 The Lifter screen system will keep the water ft am geQngpul " " ' mosfurto breedng hablti. I I5 We ire co pavhg or a brge pvc pipe tank syste Site Plan 1" = 10' tuWiron decktaffing•ypicpl . l»«kvaltonl RP05-10 A CT 05-20 A First Floor Plan 1/8"=r-0"Second Floor Plan 1/8"=1'-0" 18" high 11/4" thick glilM countextruded aluminum deck ral tyito top of4r high stucco dec kfia bid height ol 60" p«t teouiti.recommendation 03 i S ^ f i "• Ioil I .£ 7 O i II 1 3 JJM'iiii'^F' Floor Plans Sheet A1.0 ©© fsiIJJ !_^ © ©J^-^..^. \l RP05-10A CDP05-42A CT 05-20 A KEY NOTES HVAC SHAFT FOR RETAIL SPACE «1 HVAC SHAFT FOR RETAIL SPACE «2 WATER HEATER MECHANICAL EOLJPMENT RESIDENTIAL DS DOWN SPIUT — HIGH POINT BREAK IN GUTTER FLOW -LAT ROORPnOH__ ./2: 12 La] ALUMINUM SEAMLESS - GUTTERS ROOF MATERIAL: EAGLE ROOF .. SOLAR PANELIN ROOF 02 SOLAR PANELON FLAT ROOF - ROOFMOUNTEDACUNIT AC UMT FOR COMMERCIAL SPACE ^H Third Floor Plan 1/8"=1'-0"total heigWof 60" pet Acoustic Report 5:12 PITCH TYPICAL ALL ROOFS Roof Plan W"=V-0" 8 | 11 a|f <U J> "TO cQ | 1 | .E ? CJ a ii 1 3« £ » i0- ; * 8 raai£ J m «! r a = i i nil Is a; a 5 ro o |sCO sa Floor Plans A2.0 Building Cross Section Building Longitudinal Section 1/8" = r-0" RP05-10A CDP05^12A CT 05-20 A ! FINISH GRADE I EXISTING GRADE l AWIING ABOVE RETAIL , 5HOW WINDOW LIGHTWEIGHT CONCRE TE TILE ROOFINGRETAIL SPACE si;51 o o* Ol o = ^ oIII Q. c ~ E * 2a jg ^ 5 s S -^26 « » S 0) ,|« ! I3 » SJ•o g j,sis s! « £ 5 >"S5i 0^(D w o ^ « Building Section s A3.0 UNIT1 THIRD FLOOR 971 SQ. FT. y El LIVING © CD "CHEN 1HTctf <W« f~r-. -s- 0> SECOND FLOOR 1058 SQ.FT. 1/4" = r-0" RP05-10A CDP05-42A CT 05-20 A ICABINETS AND COUNTERTOPS1 PRIVATE BALCONY / DECKJCARPET AREA1 TILE / VI rJVL FLOORING1 BATH/SHOWERJU MEN CLOSET Garage 20'x20' clr © TOTAL 2128 SQ.FT. FIRST FLOOR 122 SQ.FT. ~X, , . J' il 5 * « = * o-II«J2 a « 11 ffl 0 2 To 0 ^03 m O J g ^cu -S si ro o *3 (O 38 Unitl Floor Plans Sheet A5.0 UNIT 2 THIRD FLOOR 864 SQ.FT D m LIVING ROOM ca DECK SECOND FLOOR 946 SQ.FT. 1/4" = r-0" RP05-10 A CDP05-42A CT 05-20 A HCAHNETS AND COUNTERTOPS M PRIVATE BALCONY / DECK nCARP€T AREAP TILE/VINYL FLOORINGHEATH / SHO\WRUUNEN CLOSET I Garage I 20'x20' clrI TOTAL 2128 SQ.FT FIRST FLOOR 318 SQ.FT. 1/4" = r-0" 015 o 8« sQ I «* I •Olf °.E * o I! 1 "O O E -a" 8*8 *.J i|| |« "55 2 "S o a(I) w O ^ g,sis'I!0) s| Unit 2 Floor Plans A6.0 UNITS THIRD FLOOR 768 SQ.FT. LIVING ROOM SECOND FLOOR 840 SQ. FT. I Garage 20'x20' clr m £3 El m RP05-10A CDP05-42A CT 05-20 A JCABI NETS AND COUNTERTOPS n PRIVATE BALCONY ; DECK "ICARPET AREA n TILE / VINYL FLOORING HBATH / SHOWER [JLJNEN CLOSET TOTAL 1768 SQ.FT FIRST FLOOR 161 SQ.FT. 1/4" = r-0" il S XJ SiMJsill?"S 2 "a o ° Detail Sections at South Wall A7.0 UNIT 4 AND 7 REVERSED THIRD FLOOR 729 SQ.FT. (736-#7) 1/4" = 1'-0 ® SECOND FLOOR 659 SQ. FT. (684-#7) 1/4" = r-0" RP05-10A CDP05-42A CT 05-20 A #4 TOTAL 1534 SQ.FT. #7 TOTAL 1555 SQ.FT. FIRST FLOOR 147 SQ.FT. (135-#7) 1/4" = r-0" s= 1 <,g> -5 O E » 3 J — £ « ti-=s = «JiS«0 w o ^ g, 551? I! V) |S Unit 4 Floor Plans Sheet A8.0 UNIT 5 AND 8 REVERSED THIRD FLOOR 566 SQ.FT. (576-#8) SECOND FLOOR 570 SQ. FT. (556-#8) 1/4" = 1'-0" o r\ Garage 20'x20' clr #5 TOTAL 1220 SQ.FT. #8 TOTAL 1224 SQ.FT. FIRST FLOOR 84 SQ.FT. (92-#8) 1/4" = r-0" RP05-10A CDP05-42A CT 05-20 A "-1 S m -S 00 I « Ss?i S I IHi °- S s g •Si £ ¥c I "> a *- e « S«i sl Unite Floor Plans A9.0 UNIT 6 AND 9 REVERSED THIRD FLOOR 593 SQ.FT. (581-#9) 1/4" = r-0" Slairs ] 1 SECOND FLOOR 591 SQ. FT. (593-#9) 1/4" = r-o11 RP05-10A CDP05-42A CT 05-20 A Garage 20'x20' clr - #6 TOTAL 1310 SQ.FT. #9 TOTAL 1255 SQ.FT FIRST FLOOR 125 SQ.FT. (121-#9) 1/4" = r-0" ill =sisO C T,- Ira o03 is Units Floor Plans Sheet A10.0 of: Motor Court West Elevation West (State St.) Elevation "I-"-1 I nntmfTHjr„ _ j~u.iB.jii.smi RP05-10A CDP05-42A CT 05-20 A fl" STUCCO WALLFINISH'2 PRf^ATE BALCONY DEC<rg; LIGHTWEIGHT CONCRETE IILE ROOF LIGHT WINDOWS:*C STONE VENEER WAINSCOT ANDCOLUMN =INIEHi'S' ENTRY ~O COUUQN GARAGE DRIVEAND PARKING~Y. AWNING ABOVE RETAILSPACE ENDOWSiS' BUI-DING RETAIL SIGNAG613 NEW STREET POLE LAMPPER CITY STANDARDS North Elevation 1/8" = r-0" " ~ V" J - J J' -_'-4, Q I *i01 EC -1 o » 1111 (D S « o Q0) « O J » ro o Motor Court, North & West Elevations A4.0 jW-nuifflrt 1""•.JWM- J&lbML-. f Motor Court East Elevation 1/8" = 1'-0" East Elevation 1/8" = 1'-0" South Elevation RP05-10A CDP05-42A CT 05-20 A !2 i PRIVATE: OALCONY DEC* •"3"! LIGHTWEIGHT CONCRETE TI.E ROOF4J VINYL. DOUBLE-GLAZEC T1IVOED 5s STONE VENEER WAINSCOT ANDCOLUMN FINISH '8] tNVHV IO COMMON GARAi;tU«r\, AND PARKINGi7.]AWMING ABOVE FiETAiLSPACE WINDOWS ifl'i BUILDING RETAIL SIGNAGE '91 NEW STREET POLE LAMPPER CITY STANDARDS TJ «'C S <f"I 3 il ™ E i -s?l 15•^ •g = " c Oj 55 o " a s ilre o 53 Motor Court, South & East Elevations Sheet A4.1