HomeMy WebLinkAboutRP 14-04; Tuscan Office Suites; Redevelopment Permits (RP)
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: April 7, 2014
P.C. AGENDA OF: August 6, 2014 Project Planner: Greg Fisher
Project Engineer: David Rick
SUBJECT: RP 14-04- TUSCAN OFFICE SUITES – Request for a recommendation of approval of a Major
Review Permit to allow for the construction of a 2-story, 3,939 square foot commercial
office building on property located at 2753 Jefferson Street in Land Use District 7 of the
Village Review Zone and within 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. 7066 RECOMMENDING
APPROVAL of Major Review Permit (RP 14-04), to the City Council, based on the findings and subject to
the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting
The subject site measures 55.5 feet wide by 100 feet deep, totaling 5,550 square feet and is currently
vacant. The property is addressed as 2753 Jefferson Street and is located on the west side of Jefferson
Street between Arbuckle Place and Laguna Drive. The site is bordered by a two-story office building to
the north, a single-family residence to the south, a single family residence to the west, and residential
units across Jefferson Street to the east. The remainder of the block is comprised of a mixture of uses of
various sizes including office buildings, apartment projects, and single-family homes. The project site is
located within Land Use District 7 of the Village Master Plan and is outside the coastal zone.
Proposed Construction
The proposed development consists of the construction of a two-story, 3,939 square foot commercial
office building comprised of two levels of office space and surface level parking. The ground floor includes
two commercial office suites for a total of 862 square feet with their own restroom facilities, an elevator,
two stairways, a storage room, and an elevator machine room. Also on the ground floor within the
footprint of the building are five parking spaces, including one handicap van accessible stall, and an
enclosed trash enclosure. The second floor of the building consists of four office suites for a total of 3,077
square feet, two private balconies, one covered breezeway, an atrium, and individual restroom facilities
for each office suite.
Access to the site is proposed to be provided by a 20-foot-wide driveway located off of Jefferson Street.
Grading for the proposed project includes 8 cubic yards of cut and 75 cubic yards of fill. As a result, a total
of 67 cubic yards of material is proposed to be imported onto the site.
The building takes on a Spanish architectural style and has been designed specifically for this location in
accordance with the Village design guidelines and is not a generic copy of other buildings. Surface
ornamentation on the front, sides, and rear of the building and balconies on the second floor serve to
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RP 14-04 – TUSCAN OFFICE SUITES
August 6, 2014
Page 2
provide sufficient articulation on the upper levels. The building has been designed with simple lines and
forms but allows for representation of the Village character desired for the area. Hip roofs and roof
features with the minimum required pitch of 5:12 have been provided within the project. The building
has a decorative clay tile roof which is consistent with the architectural design intended for the project as
well as other projects in the area. The design of the building incorporates design elements into all four
building facades, thereby creating visual interest in the building. The project makes good use of various
sized multi-paned windows with decorative trim, decorative columns, built-up cornice eaves, accent
ventilation grills, decorative window and door trim, and concrete baluster column railings along the
balconies incorporating visual interest into all sides of the building. A six-foot high, split-face CMU wall
with decorative columns will surround the trash enclosure and the sides and rear perimeter of the lot.
The property owner intends to occupy the two suites on the first floor of the building and lease out the
remaining office space to separate tenants.
Table A below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site V (Village) V-R (Village Review) Vacant
North V V-R Office Building
South V V-R Single-Family Residential
East V V-R Multi-Family Residential
West V V-R Single-Family Residential
The proposed project is located in the Village (V) Review zone and requires the approval of a Major
(Village) Review Permit by the City Council as it is new construction which has a building permit valuation
which is equal to or greater than $150,000. There are no unresolved issues and staff’s recommendation
of approval with conditions is supported by the following analysis.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards and policies:
A. Village (V) General Plan Land Use designation;
B. Consistency with Village Area Vision, Goals, and Objectives;
C. Village Review (V-R) Zone (CMC Chapter 21.35), Land Use District 7 (Office Support
Area/Village Master Plan and Design Manual); and
D. Growth Management Ordinance (CMC Chapter 21.90) 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 regulations 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 General Plan Land Use designation for the subject site is Village (V). 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
RP 14-04 – TUSCAN OFFICE SUITES
August 6, 2014
Page 3
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 a commercial office building use in an appropriate location (Office Support Area Land
Use District 7) within the Village. This in turn serves to enhance the area as a professional work district
by providing greater employment opportunities. The project reinforces the pedestrian-orientation
desired for the downtown area and retains the Village character and pedestrian scale through adherence
to the land use regulations and design guidelines set forth for the area. 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 will provide a strong street presence with extensive
architectural relief, landscaping and visually subordinate parking. Overall, the new office building will
enhance the Village as a place for working.
B. CONSISTENCY WITH VILLAGE AREA VISION, GOALS AND OBJECTIVES
The proposed project will be able to address a variety of objectives as outlined within the Village Master
Plan and Design Manual as follows:
Goal 1: Establish Carlsbad Village as a Quality Shopping, Working and Living Environment.
The proposed project will result in the development of a new office facility which will have a positive visual
impact on the area. The positive visual appeal assists in the effort to create a quality shopping, working
and living environment. In addition, the project will increase the amount of new office space in the area
which will improve the overall working environment.
Goal 2: Improve the Pedestrian and Vehicular Circulation in the Village Area.
The proposed project has a strong street presence and promotes greater pedestrian activity by providing
enhanced landscaping and design along Jefferson Street.
Goal 3: Stimulate Property Improvements and New Development in the Village.
The Master Plan and Design Manual was developed in an effort to stimulate new development and/or
improvements to existing buildings in the Village. The intent is that new development or rehabilitation of
existing facilities will then stimulate other property improvements and additional new development. One
of the objectives of this goal is to increase the intensity of development within the Village. The proposed
project will assist in the continued effort to improve the Village Area, specifically in the Office Support
District (District 7) by providing for an appropriate intensity of development that is compatible with the
surrounding area.
Goal 4: Improve the Physical Appearance of the Village Area.
The proposed project converts an underutilized, blighted site into a physically attractive project. The
proposed project promotes the following objectives:
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It creates a sense of design unity and character while also encouraging design diversity;
It establishes a commercial building whose scale and character are compatible with
surrounding residential neighborhoods;
It minimizes the land area required to accommodate additional parking in the Village by
participating in the Parking In-Lieu Fee Program; and
It results in a design which is sensitive to surrounding development within the area.
C. Village Review Zone (CMC Chapter 21.35), Land Use District 7 (Office Support Area/Village
Master Plan and Design Manual)
The subject property is located within Land Use District 7, Office Support Area, of the Village Master Plan.
The overall vision for the development of District 7 (Office Support) is to accommodate professional and
medical offices contained in new structures and converted residences. The development standards
promote individual buildings set back from the street and surrounded by landscaping intended to provide
a quality office environment within easy and pleasant walking distance to shops and restaurants.
Permitted land uses in District 7 include all office uses, parks, and parking lots. Provisional uses include
the following: multi-family dwelling units; bed and breakfast inns; child care centers; churches; youth
facilities; and some commercial services, such as blueprint and copying services, word processing services,
and office equipment rentals. The allowable land uses for District 7 encourage the phasing out of existing
single-family residential uses over time. The development standards for District 7 also encourage any new
non-residential development to be designed in a manner that respects the area's residential character.
Staff believes that the proposed commercial office project assists in satisfying the goals and objectives set
forth for Land Use District 7 through the following actions: 1) the project stimulates property investments
and new development in the Village by constructing a new permitted professional office building in an
area with dated buildings; 2) it establishes Carlsbad Village as a quality shopping, working and living
environment by providing employment opportunities, 3) the building is designed in a manner that
compliments nearby residential uses by incorporating many of the same architectural elements found in
residential projects; and 4) improves the physical appearance of the Village by developing an unimproved
(vacant) lot with an attractive commercial building.
The proposed project meets or exceeds the development standards of the Village Review Zone and District
7. The specific development standards for new development within Land Use District 7 are discussed
below and summarized within Table B:
Building Setbacks: The Village Master Plan and Design Manual establishes the front, rear and side yard
setbacks for the property. In Land Use District 7, the front yard setback is 5-20 feet and the side and rear
yard setbacks are 5-10 feet. All setbacks are measured from property lines. In addition to these setback
standards, parking is not permitted in either the front or the rear yard setback areas. The front yard
setback of the proposed building is 5 feet from front property line. On the south side of the building, the
setback is 5 feet from side property line. On the north side of the building, the setback is 5 feet from side
property line. The rear yard setback of the proposed building is 5 feet from the rear property line.
Approximately half of the ground floor is devoted to required parking, however, there is no parking
located within either the required front, side, or rear yard setbacks. As set forth in the Village Master Plan
and Design Manual, the top of the range is considered to be the desired setback standard. However, a
reduction in the standard to the minimum, or anywhere within the range, may be allowed if the project
warrants such a reduction due to good project design and/or the provision of other projects features
which benefit the Village Area. The benefits realized from the reduced standards are discussed below.
Allowing a reduction of the front, rear, and side yard setbacks to the minimum of the range are justified
as follows: 1) The proposed project is in a location which has varying setbacks and will, therefore, not have
RP 14-04 – TUSCAN OFFICE SUITES
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an adverse impact on surrounding properties; 2) The subject property is only 55.5 feet wide, therefore
the reduced setback standards are necessary in order to allow the applicant to provide as much on-site
parking as possible with adequate screening from public view; and 3) The proposed project is consistent
with the design guidelines for the Village Area and the reduced setbacks include great articulation on all
sides of the building, therefore, making the project design interesting and visually appealing.
Building Coverage: The range of building footprint coverage permitted for all projects in Land Use District
7 is 60% to 80%. For the proposed project, the building coverage is 74%, which is near the middle of the
established range. Therefore, the building coverage is in compliance with the established standard.
Building Height: The height limit for Land Use District 7 is 35 feet with a minimum 5:12 roof pitch for 50%
of the total roof structure. The maximum building height of the proposed project is 33’-6” as measured
from existing grade and therefore meets the building height requirements. The proposed roof pitch is
5:12 for a minimum of 50% of the total roof structure and therefore meets the minimum required roof
pitch.
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. Open space may be dedicated to landscaped planters, open space pockets and/or connections,
roof gardens, balconies, patios and/or outdoor eating areas. No parking spaces or aisles are permitted in
the open space. Qualified open space for the proposed project includes: landscape and hardscape on the
ground floor of the front, rear, and sides of the building, two (2) balconies and a covered breezeway on
the second floor, and an atrium located in the center of the building. The amount of open space for the
proposed project accounts for 21% of the site, which is consistent with the open space requirement.
Parking: Please note that parking in the Village is based upon net square footage rather than gross square
footage. Net square footage means that area which remains after square footage of spaces that do not
generate parking demand are removed from the calculation of total square footage of floor space of a
building. Spaces which do not generate parking demand include, but are not limited to, restrooms,
stairwells, elevators, walkways, and similar space. The parking requirement for office space is one parking
space per 350 square feet of net floor space.
The parking standards set forth in the Village Master Plan and Design Manual also permit a maximum of
40% of the total number of parking spaces provided on-site to be constructed to meet the requirements
of a small or compact vehicle. The parking requirement for the 3,273 square feet of net leasable office
space is nine spaces. The applicant is proposing to provide five spaces on-site and four spaces off-site
through participation in the Parking In-Lieu Fee Program. The on-site parking spaces include four standard
parking stalls and one disabled accessible stall. The fees collected from the 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 parking zones - Zone 1 and Zone 2. A
property/business owner is eligible to participate in the in-lieu fee program according to the parking zone
in which a given property is located and its proximity to an existing or future public parking lot. The subject
property is located within Zone 2. 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. The
applicant is requesting participation in the Program for four (4) 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
RP 14-04 – TUSCAN OFFICE SUITES
August 6, 2014
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current fee is $11,803 per required parking space to be provided off-site. In order to participate in the
Parking In-Lieu Fee Program the following findings must be made by the appropriate decision-making
authority:
1. The proposed project is consistent with the goals and objectives of the Village Master Plan and
Design Manual;
2. The proposed use is consistent with the land use district in which the property is located;
3. Adequate parking is available within the Village to accommodate the project’s parking demands;
and
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Justification for the above referenced findings is as follows:
1. The project is consistent with the Carlsbad General Plan because it provides for a commercial
office use in an appropriate location within the Village. The project provides greater employment
opportunities, enhances the pedestrian orientation of the area, and retains the Village character
and pedestrian scale through adherence to the land use regulations and design guidelines set
forth for the area;
2. The project is consistent with Village Review Master Plan and Design Manual in that the project
assists in satisfying the goals and objectives set forth for Land Use District 7 through the following
actions: 1) the project stimulates property investments and new development in the Village by
constructing a new permitted professional office building in an area with dated buildings; 2) it
establishes Carlsbad Village as a quality shopping, working and living environment by providing
employment opportunities, 3) the building is designed in a manner that compliments nearby
residential uses by incorporating many of the same architectural elements found in residential
projects; and 4) improves the physical appearance of the Village by developing an unimproved
(vacant) lot with an attractive commercial building;
3. Adequate parking is available within the Village to accommodate the project's parking demands.
Based on the most recent parking study dated August 2012, the average occupancy for all public
parking lots is 63%. This utilization ratio allows for continued implementation 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 staffs position that the proposed project warrants granting participation in
the Parking In-Lieu Fee Program for a maximum of four (4) 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 Review Master Plan.
RP 14-04 – TUSCAN OFFICE SUITES
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TABLE B – VILLAGE REVIEW – DISTRICT 7 DEVELOPMENT STANDARDS SUMMARY
STANDARD REQUIRED/ALLOWED PROPOSED
Front Yard Setback 5-20 feet 5 feet
Side Yard Setback 5-10 feet 5 feet (North) & 5 feet (South)
Rear Yard Setback 5-10 feet 5 feet
Max Building Height 35 feet w/5:12 roof pitch 33.6 feet w/5:12 roof pitch
Lot Coverage 60-80% 74%
Parking 1 space per 350 sq. ft. of net floor space
(3,273 sq. ft. of net floor space) or 9 spaces
required
5 spaces on-site
4 in-lieu fee payments
Open Space 20% 21%
D. 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 C below.
TABLE C – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment 2.35 EDU Yes
Parks N/A N/A
Drainage 1 CFS Yes
Circulation 85 ADT Yes
Fire Station No. 1 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System 2.35 EDU Yes
Water 973 GPD Yes
IV. ENVIRONMENTAL REVIEW
The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32
Categorical Exemption. The project is consistent with the General Plan as well as with the Village Master
Plan and Design Manual, 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.
The project is exempt from further environmental documentation pursuant to Section 15332 of the State
CEQA guidelines. A Notice of Exemption will be filed by the City Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7066
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits “A” – “H” dated August 6, 2014
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RP 14-04Tuscan Office Suites
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«~~ W CITY OF
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov CARLSBAD
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 Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Corp/Part ____ -:----,------
Title __ ,:_.~:.._::_.:..:~___::::..:.· -=----Title ____ ?U:-=-:;'-'-'-iflr-'--'~=~---
Address. _________ _ Address ___________ _
2. OWNER (Not the owner's agent)
P-1(A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person'-.,----------
Title. _ __,~"-"~-"'--'-'~c:.:.:..:c=.:=""-----
Address _________ _
Corp/Part _____ --,-_____ _
Title __ --"~"'-"-__,_,.l?!f!=-~_,·="--"------
Address ___________ _
Page 1 of2 Revised 07/10
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2} above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust Non Profit!Trust. __ -t--------
Title ____ --~.b\"-'l""k._____ Title ____ ----'-'~'-'\:J.Jk'------
Address___________ Address. ____________ _
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
Oves ~0 If yes, please indicate person(s): ___________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
Signa SigU~~e
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
P-1(A) Page 2 of2 Revised 07110
APPLICANTS
Person
Title
Address
Person
Title
Address
Person
Title
Address
OWNERS
Person
Title
Address
Person
Title
Address
Person
Title
Address
DISCLOSURE STATEMENT P-1(A) ATTACHMENT
William V. Daly
Managing Partner
P.O. Box 260, Carlsbad, CA 92018
Rosa C. Daly
Partner
P.O. Box 260, Carlsbad, CA 92018
Raymond R. Mendez
Partner
P.O. Box 260, Carlsbad, CA 92018
William V. Daly
Managing Partner
P.O. Box 260, Carlsbad, CA 92018
Rosa C. Daly
Partner
P.O. Box 260, Carlsbad, CA 92018
Raymond R. Mendez
Partner
P.O. Box 260, Carlsbad, CA 92018
EXISTING BUILDING
EXISTING BUILDING
EXISTING
SHED
EXISTING
SHED JEFFERSON STREETCL45'-6"14'-10 1/2"8'-3 1/2"20'-0"2'-4"5'-0"100'-0"
5'-0"90'-0"5'-0"
DRAINAGE INFORMATION
SEE CONCEPTUAL CIVIL PLAN
SHEET #6
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HEIGHT
5'-0"17'-1 1/2"2'-4"28'-0"28'-4 1/2"
40'-0"
10'-6"5'-0"6"24'-0"
1
20'-0"5'-0"8'-1"6'-1"5'-0"40'-0"
CARLSBAD, CA
5256 S. Mission Road, Ste 404
Bonsall, CA 92003
760.724.1198
Scale
CONCEPTUAL SITE PLAN
JUNE 20, 2014 ARCHITECTURE
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VICINITY MAP
1. PROPERTY LINE (TYP.)
2. SETBACK LINE (TYP.)
3. CENTERLINE (TYP.)
4. 6" CONCRETE CURB
5. DRIVEWAY
6. ENTRY WALK
7. SIDE WALK
8. GARAGE GATE
9. PERIMETER CMU WALL (EXISTING) 6' HIGH
10. LANDSCAPED AREA
11. EXISTING TREE TO REMAIN
12. TRASH ENCLOSURE W/ CMU WALL 6' HIGH
13. FIRE RISER ROOM
14. ELECTRIC PANEL / METER
15. EXISTING CURB & SIDEWALK
KEYNOTES
SITE PLAN
PERIMETER & TRASH ENCLOSURE CMU DECORATIVE WALL
SCALE : 2/3" = 1'-0"A-DT-CVL-FN-0001
PRECAST CONC. COLUMN
& WALL CAP DAVIS COLORS
"OUTBACK" NO. 677, OAE
MULTI-CLASSIC
SLATE VENEER
O/ 8X8 SMOOTH
FACE CMU BLOCK
@ COLUMNS
SPLIT FACE
6" X 8" X 16"CMU BLOCK
WALL COLOR TO
MATCH BENAVENTO
NO. 224 BY EXPO
STUCCO PRODUCTS
COLUMNS TO OCCUR @
8'-0" TO 10'-0" O.C. TYP., UON
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OWNER NAME
OWNER ADDRESS
OWNER TELEPHONE
PROJECT ADDRESS
PROJECT NAME
A.P.N.
LEGAL DESCRIPTION
PROJECT DESCRIPTION
OCCUPANCY
CONSTRUCTION TYPE
ZONE
GENERAL PLAN DESIGNATION
EXISTING LAND USE
PROPOSED LAND USE
LOT AREA
BUILDING AREAS
OFFICE
SUITE 1
SUITE 2
SUITE 3
SUITE 4
SUITE 5
SUITE 6
TOTAL OFFICE
SUPPORT
ELEVATOR & MACHINE ROOM
TOTAL SUPPORT
BALCONIES
BALCONY STE. 3
BALCONY STE. 4
COVERED BREEZEWAY
ATRIUM
TOTAL BALCONY
TOTAL AREA
LANDSCAPE AREA
OPEN SPACE AREA
SETBACKS
FRONT
SIDE
REAR
LOT COVERAGE
BUILDING HEIGHT
PARKING (1/350)
FIRE SPRINKLERS
GOVERNING CODES
TUSCAN OFFICE SUITES, LLC
P.O. BOX 260
CARLSBAD, CA 92018
(619) 977-0600
2753 JEFFERSON ST
CARLSBAD, CA 92008
TUSCAN OFFICE SUITES
203-110-14-00
PORTION LOT 47, SEASIDE LANDS, MAP NO. 1722
TWO STORY OFFICE BUILDING
B - OFFICES
U - GARAGE
VB
LAND USE DISTRICT 7, VILLAGE REDEVELOPMENT AREA
V - VILLAGE REDEVELOPMENT
VACANT
OFFICE
5550 SQ. FT. (.1274 ACRES)
(NET)GROSS
350 SQ. FT.455 SQ. FT.
270 SQ. FT. 360 SQ. FT.
525 SQ. FT.634 SQ. FT
705 SQ. FT.818 SQ. FT.
739 SQ. FT.860 SQ.FT.
643 SQ. FT.767 SQ. FT.
3,232 SQ. FT.3,894 SQ. FT.
86 SQ. FT.113 SQ. FT.
86 SQ. FT.113 SQ. FT.
76 SQ. FT. 95 SQ. FT.
113 SQ. FT.139 SQ. FT.
334 SQ. FT.290 SQ. FT.
435 SQ. FT.512 SQ. FT.
958 SQ. FT.1,036 SQ. FT.
(NET)(GROSS)
4,276 SQ. FT.5,043 SQ. FT.
968 SQ. FT. (ON SITE)
PROPOSED REQUIRED
21% 20.0%
PROPOSED REQUIRED
5.0' 5.0' TO 20.0'
5.0' 5.0' T0 10.0'
5.0' 5.0' TO 10.0'
PROPOSED REQUIRED
74% 60.0 TO 80.0%
PROPOSED REQUIRED
35.0' (SKYLIGHT) 35.0'
REQUIRED (3,273/350) = 9 SPACES
PROPOSED:(6) ON-SITE PARKING SPACES,
(3) IN-LIEU FEE PARKING SPACES.
YES
THIS PROJECT SHALL COMPLY WITH THE 2013 EDITION OF THE
CALIFORNIA BUILDING CODE (TITLE 24) AND THE 2013 EDITION
OF THE CALIFORNIA ELECTRICAL CODE.
PROJECT DATA
SCHOOL:
CARLSBAD UNIFIED SCHOOL DISTRICT
801 PINE AVENUE
CARLSBAD, CA 92008
(760) 729-9291
SEWER:
CARLSBAD
1635 FARADAY AVENUE
CARLSBAD, CA 92008
(760) 602-2722
WATER:
CARLSBAD MUNICIPAL WATER DISTRICT
5950 EL CAMINO REAL
CARLSBAD, CA 92008
(760) 438-2722
UTILITIES:
SDGE
571 ENTERPRISE STREET
ESCONDIDO, CA 92029
1 (800) 660-7343
REFUSE:
WASTE MANAGEMENT, INC.
5960 EL CAMINO REAL
P.O. BOX 947
CARLSBAD, CA 92008
(760) 929-9400
TELEPHONE:
SBC
570 RANCHEROS DRIVE #210
SAN MARCOS, CA 92069
1 (800) 750-2355
TELEVISION:
TIME WARNER
5720 EL CAMINO REAL
CARLSBAD, CA 92008
(760) 931-7000
FIRE DEPARTMENT:
CARLSBAD FIRE DEPARTMENT
2560 ORION WAY
CARLSBAD, CA 92008
(760) 931-2141
JURISDICTIONS
1.AUTOMATIC SPRINKLER SYSTEMS ARE NOT ALLOWED TO SUBSTITUTE FOR REQUIRED
FIRE PROTECTION AT PROPERTY LINES.
2.IN GROUP B OCCUPANCIES NO OPENINGS ARE ALLOWED WITHIN 5' OF PROPERTY
LINES. ALL OPENINGS BETWEEN 5' AND 10' FROM PROPERTY LINES SHALL BE PROTECTED
OPENINGS.
3.AN APPROVED KNOX ENTRY ACCESS DEVICE SHALL BE INSTALLED AT THE FIRE RISER
ROOM. IF VEHICULAR AND/OR PEDESTRIAN GATES ARE INSTALLED THEY SHALL ALSO
UTILIZE AN APPROVED KNOX ENTRY ACCESS DEVICE. A KNOX ENTRY BOX SHALL BE
LOCATED AT THE FRONT OF THE BUILDING.
4.SURFACE WATER WILL DRAIN AWAY FROM THE BUILDING AND THE SITE PLAN SHALL
SHOW THE DRAINAGE PATTERN. CBC SECTION 1804.7
5.EXTERIOR EXIT SIGNS AND BATTERIES WILL HAVE AN EXTERIOR RATING.
6.FIRE SPRINKLER WATER FLOW WILL BE MONITORED.
NOTES
ARCHITECT
NAME: SUMMA ARCHITECTS DE, INC.
ADDRESS: 5256 S. MISSION RD., STE. 404, BONSALL, CA 92003
PHONE #: (760) 724-1198
CONTACT(S): DAMIAN TAITANO
EMAIL: DAMIAN@SUMMARCH.COM
STRUCTURAL ENGINEER
NAME: SWANSON ASSOCIATES
ADDRESS: 17055 VIA DEL CAMPO, SUITE !00, SAN DIEGO, CA 92127
PHONE #: (858) 487-7600
FAX: (858) 487-7604
CONTACT(S): MARK SWANSON
EMAIL: MS@SWANSON-ENGR.COM
CIVIL ENGINEER/ SURVEYOR
NAME: COASTAL LAND SOLUTIONS
ADDRESS: 577 SECOND ST., ENCINITAS, CA 92024
PHONE #: (760) 230-6025 EXT. 202
FAX: (760) 230-6026
CONTACT: SEAN ENGLERT, L.S.
EMAIL: SEAN@COASTAL-LAND-SOLUTIONS.COM
SOILS ENGINEER
NAME: GEOSOILS, INC.
ADDRESS: 5741 PALMER WAY, CARLSBAD, CA
PHONE #: (760) 438-3155
FAX #: (760) 931-0915
CONTACT: ROBERT CHRISMAN
EMAIL: RCRISMAN@GEOSOILSINC.COM
MECHANICAL, PLUMBING & ELECTRICAL ENGINEER
NAME: TOFT WOLFF FARROW, INC.
ADDRESS: 1300 DOVE ST., SUITE 200, NEWPORT BEACH, CA 92660
PHONE #: (949) 752-4400 EXT. 131
FAX #: (949) 752-4404
CONTACT: TIEN LEE
EMAIL: TLEE@TWFNB.COM
LANDSCAPE ARCHITECT
NAME: GILLESPIE MOODY PATTERSON, INC.
ADDRESS: 4125 SORRENTO VALLEY BLVD., SUITE D, SAN DIEGO, CA 92121
PHONE #: (858) 558-8977
FAX #: (858) 558-9188
CONTACT(S): JOHN PATTERSON
EMAIL: JOHN@GMPLANDARCH.COM
FIRE SPRINKLER DESIGN/ INSTALL
NAME: ASI FIRE PROTECTION
ADDRESS: 168 HILL DR., VISTA, CA 92083
PHONE #: (760) 208-4888
FAX #: (760) 650-7217
CONTACT: KEVIN MCDERMIT
EMAIL: KEVIN@ASIFP.COM
FIRE SPRINKLER MONITORING
NAME: CITYWIDE ELECTRONIC SYSTEMS
ADDRESS: 440 HIGHLAND AVE., EL CAJON, CA 92020
PHONE #: (619) 444-0219
FAX #: (619) 444-9130
CONTACT: KYLE MILLS / CARLOS TORRES
EMAIL: KMILLS@CWESI.COM / CTORRES@CWESI.COM
PROJECT TEAM
TUSCAN OFFICE SUITES
TUSCAN OFFICE SUITES, LLC
P.O. BOX 260
Carlsbad, CA 92018
(619) 977-0600
1
PROJECT NUMBER (RP 14-04)
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CARLSBAD, CA
Scale
FIRST FLOOR PLAN
JUNE 20, 2014
0 4 8 12
N
TUSCAN OFFICE SUITES
TUSCAN OFFICE SUITES, LLC
P.O. BOX 260
Carlsbad, CA 92018
(619) 977-0600
5256 S. Mission Road, Ste 404
Bonsall, CA 92003
760.724.1198ARCHITECTURE 2
PROJECT NUMBER (RP 14-04)
POLICE DEPARTMENT RECOMMENDATIONS:
- USE MANAGED ACCESS ON GARAGE ENTRANCES,
COMMON DOORS AND ELEVATORS.
- ELEVATOR CABS WITH INTERIORS THAT ARE
NOT COMPLETELY VISIBLE WHEN THE DOOR IS OPEN
FROM A POINT CENTERED ON AND 36 INCHES AWAY
FROM THE DOOR, SHALL HAVE SHATTER RESISTANT
MIRRORS OR OTHER EQUALLY REFLECTIVE MATERIAL SO
PLACED AS TO MAKE VISIBLE THE ENTIRE ELEVATOR CAB
FROM THIS POINT.
- ALL SKYLIGHTS ON THE ROOF OF ANY BUILDING
SHOULD BE PROVIDED WITH RATED BURGLARY
RESISTANT GLAZING MATERIAL SECURELY
FASTENED WITH BOLTS THAT ARE NON-REMOVABLE
FROM THE EXTERIOR.
- WHEN CONSIDERING AN ALARM SYSTEM, THE
POLICE DEPARTMENT RECOMMENDS A "VERIFIED SYSTEM"
IN AN EFFORT TO ELIMINATE FALSE ALARM ACTIVATIONS
AND INCREASE BREACH DETECTION. A VERIFIED SYSTEM
IS VERIFIED THROUGH AUDIO OR VISUAL COMPONENTS.
- IF USING ELECTRONIC ASSESS AS A SECURITY
FEATURE, CONSIDER MANAGED ELECTRONIC ACCESS.
- ALL TYPES OF EXTERIOR DOORS SHOULD BE
ILLUMINATED DURING THE HOURS OF DARKNESS. WITH A
MINIMUM MAINTAINED ONE (1) FOOT-CANDLE OF LIGHT,
MEASURED WITHIN A FIVE-FOOT RADIUS ON EACH SIDE
OF THE DOOR AT GROUND LEVEL.
- RECESSED AREAS OF BUILDINGS OR FENCES,
WHICH HAVE A MINIMUM DEPTH OF 2 FEET, A MINIMUM
HEIGHT OF 5 FEET, AND DO NOT EXCEED 6 FEET IN
WIDTH AND ARE CAPABLE OF HUMAN CONCEALMENT,
SHOULD BE ILLUMINATED WITH A MINIMUM MAINTAINED
0.25 FOOT-CANDLES OF LIGHT AT GROUND LEVEL
DURING THE HOURS OF DARKNESS.
- ALL EXTERIOR PEDESTRIAN WALKWAYS,
INTERIOR COMMON CORRIDORS, OPEN PARKING AND
INTERIOR GARAGE LOTS SHOULD BE ILLUMINATED WITH
A MINIMUM MAINTAINED 1 FOOT-CANDLE OF LIGHT ON
THE WALKING OR DRIVING SURFACE DURING THE HOURS
OF DARKNESS.
- THE PARKING AND DRIVE SURFACE LIGHTING
SHOULD HAVE A RATED AVERAGE BULB LIFE OF NOT LESS
THAN 10,000 HOURS.
- ACCESSIBLE LUMINARIES SHOULD HAVE VANDAL
RESISTANT LIGHT FIXTURES AND BE NOT LESS THAN
THREE FEET IN HEIGHT FROM GROUND LEVEL WHEN USED
TO ILLUMINATE WALKWAYS AND A MINIMUM OF 8 FEET
IN HEIGHT FROM GROUND LEVEL WHEN ILLUMINATING
SURFACES ASSOCIATED WITH VEHICLES.
- NUMERALS SHOULD BE LOCATED WHERE THEY
ARE CLEARLY VISIBLE FROM THE STREET ON WHICH THEY
ARE ADDRESSED. THEY SHOULD BE OF A COLOR
CONTRASTING TO THE BACKGROUND TO WHICH THEY
ARE AFFIXED.
- NUMERALS SHOULD BE NO LESS THAN 6 INCHES
IN HEIGHT, IF LOCATED LESS THAN 100 FEET FROM THE
CENTERLINE OF THE ADDRESSED STREET
- THE NUMERALS SHOULD BE ILLUMINATED
DURING THE HOURS OF DARKNESS.
- THE REAR DOORS OF ALL BUILDINGS SHOULD
HAVE ADDRESS NUMBERS NOT LESS THAN 6 INCHES HIGH
AND BE OF CONTRASTING COLOR TO AFFIXED
BACKGROUND.
CARLSBAD, CA
Scale
SECOND FLOOR PLAN
JUNE 20, 2014
0 4 8 12
N
TUSCAN OFFICE SUITES
TUSCAN OFFICE SUITES, LLC
P.O. BOX 260
Carlsbad, CA 92018
(619) 977-0600
5256 S. Mission Road, Ste 404
Bonsall, CA 92003
760.724.1198ARCHITECTURE 3
PROJECT NUMBER (RP 14-04)
POLICE DEPARTMENT RECOMMENDATIONS:
- USE HOLLOW STEEL DOORS THAT ARE A
MINIMUM 16 U.S. GAUGE AND HAVE SUFFICIENT
REINFORCEMENT TO MAINTAIN THE DESIGNED
THICKNESS OF THE DOOR WHEN A LOCKING DEVICE IS
INSTALLED.
- USE ONLY GLASS DOORS WITH FULLY TEMPERED
GLASS OR BURGLARY RESISTANT GLAZING. PROTECT ALL
EXTERIOR DOORS WITH SECURITY HARDWARE.
- EQUIP MOVABLE WINDOWS WITH SECURITY
HARDWARE AND BURGLARY RESISTANT GLAZING.
- COVER OTHER VULNERABLE NON-MOVABLE
WINDOWS WITH BURGLAR RESISTANT GLAZING
WINDOWS OF COMMERCIAL BUILDINGS ARE VULNERABLE
TO BREAKAGE DURING THE HOURS OF DARKNESS WHEN
THE BUSINESS IS NON-OPERATIONAL ESPECIALLY
WINDOWS WITHIN 40 INCHES OF ANY DOOR LOCKING
MECHANISM.
- GLAZE SHOULD BE CONSTRUCTED OF EITHER 2
PART LAMINATED GLAZING WITH A 0.60 INCH INNER
LAYER OR BURGLARY RESISTANT GLAZING.
- INTERIOR DOORS SHOULD HAVE GLAZING
PANELS A MINIMUM OF 5 INCHES WIDE AND 20 INCHES IN
HEIGHT AND MEET THE REQUIREMENTS OF THE CBC.
- AREAS BENEATH STAIRWAYS AT OR BELOW
GROUND LEVEL SHALL BE FULLY ENCLOSED OR ACCESS
TO THEM RESTRICTED.
- STAIR TOWERS AND ELEVATORS HAVE BEEN THE
HIGHEST RISK FOR PERSONAL INJURY AS THEY ARE
TYPICALLY ENCLOSED. STAIRWAYS SHOULD BE DESIGNED
TO BE COMPLETELY VISIBLE FROM EITHER THE INTERIOR
OR EXTERIOR OR BOTH, UNLESS MANDATED BY THE CBC
TO BE ENCLOSED.
CARLSBAD, CA
Scale
ROOF PLAN
JUNE 20, 2014
0 4 8 12
N
TUSCAN OFFICE SUITES
TUSCAN OFFICE SUITES, LLC
P.O. BOX 260
Carlsbad, CA 92018
(619) 977-0600
5256 S. Mission Road, Ste 404
Bonsall, CA 92003
760.724.1198ARCHITECTURE 4
PROJECT NUMBER (RP 14-04)
EAST ELEVATION
WEST ELEVATION
SOUTH ELEVATION
NORTH ELEVATION
TUSCAN OFFICE SUITESCARLSBAD, CA
TUSCAN OFFICE SUITES, LLC
P.O. BOX 260
Carlsbad, CA 92018
(619) 977-0600
Scale
ELEVATIONS
JUNE 20, 2014
0 4 8 12 5256 S. Mission Road, Ste 404
Bonsall, CA 92003
760.724.1198ARCHITECTURE 5
PROJECT NUMBER (RP 14-04)
2753
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