HomeMy WebLinkAbout2015-11-17; City Council; 22138; Approval CT 15-04, Review RP 15-06 The Grand MadisonThe Grand Madison
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parking were to be eliminated from the project design and an underground parking structure was proposed
instead, fewer parking stalls could be accommodated due to the requirement for a ramp to access the stalls. Mr.
McArdle indicated that the retail space, as currently proposed, could accommodate a use with food service and
that parking lifts have been utilized throughout the country. The· applicant was not supportive of increasing the
retail depth as it would require the elimination of additional at-grade podium parking stalls and the purchase of
additional in-lieu parking fees .
Two people spoke in opposition of the project. Mr. Gary Nessim expressed concern regarding the proposed retail
depth (37-50 feet) as he felt it was too shallow; in his opinion, it could not support a viable restaurant or retail
tenant. Mr. Nessim suggested the elimination of nine (9) at-grade parking stalls to increase the retail depth. Mr.
Nessim also felt that the in-lieu parking fees collected should be utilized for the construction of a parking structure
in the Village. Mr. Robert Wilkinson indicated that he did not support the project due to the architectural design
and lack of an active retail storefront.
Ms. Amy McNamara, a broker with Colliers International, indicated that the retail depth was adequate since there
is a demand in the Village for retail and office space. Ms. McNamara did not feel that the retail depth was an issue
since the tenants she works with desire visibility and frontage over the depth of retail space.
The Planning Commission ultimately voted 3-1 (L'Heureux opposed; Siekmann, Segall absent) to approve the
project with the condition to remove the parking lifts from the project design and require the applicant to purchase
four (4) additional in-lieu parking fees (i.e., increase the in-lieu parking fees from 19 to 23) and to add a condition
to require a sign, if warranted by Traffic Engineering, which addresses the potential vehicular and pedestrian safety
issues associated with cars backing out of the parking garage: into the alley. Commissioner L'Heureux indicated
that he could not support the project given his concerns with respect to parking in the Village, as well as the radical
departure of the architectural design and the potential for it to set a negative precedent in the Village. The revised
resolution, along with the Planning Commission staff report and the draft minutes ofthe October 7, 2015 Planning
Commission meeting are attached for the Council's review.
FISCAL IMPACT:
No fiscal impacts to the city regarding public facilities have been identified. All required improvements and
maintenance needed to serve this project will be funded by and/or constructed by the developer.
ENVIRONMENTAL IMPACT:
The City Planner has determined that the project belongs to a class of projects that the State Secretary for
Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt
from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-fill
Development Projects) Class 32 of the State CEQA Guidelines. 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 upon approval of the project.
PUBLIC NOTIFICATION:
..
Information regarding public notifications of this item such as mailings, public hearing notices posted in the
newspaper and on the City website are available in the Office of the City Clerk.
EXHIBITS:
1. City Council Resolution No. 2015-281 (CT 15-04/RP 15-06)
2. Location Map
3. Planning Commission Resolution No. 7125
4. Planning Commission Staff Report dated October 7, 2015
5. Planning Commission Minutes dated October 7, 2015
• N
NOT T 0 SCALE
The Grand M .
CT 15-04 I RP adiSOn 15-06
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This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
This approval shall become null and void if building permits are not issued for this project within
24 months from the date of project approval.
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Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the City that adequate water
service and sewer facilities, respectively, are available to the project at the time of the
application for the building permit, and that water and sewer capacity and facilities will
continue to be available until the time of occupancy. A note to this effect shall be placed on
the Final Map.
Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and
CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code
Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee
for Zone 1, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building
permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan
and shall become void.
Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan
showing conformance with the approved Preliminary Landscape Plan and the City's Landscape
Manual. Developer shall construct and install all landscaping as shown on the approved Final
Plans, and maintain all landscaping in a healthy and thriving condition, free from weeds, trash,
and debris.
The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape
plan check process on file in the Planning Division and accompanied by the project's building,
improvement, and grading plans.
The irrigation systems shall be designed for the use of recycled water unless an exemption is
granted by the City of Carlsbad Utility Division.
A separate water service for landscaping including but not limited to connections, water
meters, and backflow preventers shall be provided.
All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the Director of the
Community and Economic Department.
Prior to the recordation of the Final Map, Developer shall submit to the City a Notice of
Restriction executed by the owner of the real property to be developed. Said notice is to be
filed in the office of the County Recorder, subject to the satisfaction of the City Planner,
notifying all interested parties and successors in interest that the City of Carlsbad has issued a
Tentative Tract Map and Major Review Permit by Resolution No. 7125 on the property. Said
Notice of Restriction shall note the property description, location of the file containing
complete project details and all conditions of approval as well as any conditions or restrictions
PC RESO NO. 7125 -8-
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Prior to the issuance of building permits, the applicant shall submit a lighting plan for review
and approval by the City Planner that includes:
a. Lighting at the first floor of the building exterior along the street frontage;
b. Exterior tree lighting; and
c. Lighting consistent with the rendering presented for the project.
Prior to issuance of the building permit, the Traffic Engineer and City Planner shall determine
if the placement of safety signage at the northeast corner of the building is warranted to alert
pedestrians and vehicles regarding vehicles back-out of the parking stalls located within the
building and adjacent to the Madison Street alley and Grand Avenue. If it is determined that
signage is warranted, the building plans shall incorporate the appropriate signage, to the
satisfaction of the Traffic Engineer and City Planner.
9 Engineering:
10 NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval
of this proposed subdivision, must be met prior to approval of a final map, grading permit or building
11 permit whichever occurs first.
12 General
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Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineer for the
proposed haul route.
This project is approved upon the express condition that building permits will not be issued for
the development of the subject property, unless the district engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will
continue to be available until time of occupancy.
Developer shall submit to the city engineer an acceptable instrument, via CC&R's and/or other
recorded document, addressing the maintenance, repair, and replacement of shared private
improvements within this subdivision, including but not limited to private utilities, street trees,
sidewalks, landscaping, water quality treatment measures, low impact development features
and storm drain facilities located therein and to distribute the costs of such maintenance in an
equitable manner among the owners of the properties within this subdivision.
Developer shall prepare, submit and process for city engineer approval a final map to subdivide
this project. There shall be one Final Map recorded for this project. Developer shall pay the city
standard map review plan check fees.
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Developer shall cause property owner to execute and submit to the city engineer for
recordation, the city's standard form Geologic Failure Hold Harmless Agreement.
Developer shall cause property owner to execute and submit to the city engineer for
recordation the city's standard form Drainage Hold Harmless Agreement.
PC RESO NO. 7125 -11-
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43. Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc.) incorporate all source control, site design, treatment
control BMP and Low Impact Design (LID) facilities.
Dedications/Improvements
44. Developer shall design the private drainage systems, as shown on the tentative map to the
satisfaction of the city engi.neer. All private drainage systems (12" diameter storm drain and
larger) shall be inspected by the city. Developer shall pay the standard improvement plan check
and inspection fees for private drainage systems.
45. Developer shall execute a city standard subdivision Improvement Agreement to install and shall
post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on
the tentative map. Said improvements shall be installed to city standards to the satisfaction of
the city engineer. These improvements include, but are not limited to:
A. Curb, gutter, sidewalk, pedestrian ramp and driveway approach.
B. Alley improvements.
C. Sewer lateral, water service and water meter.
Developer shall pay the standard improvement plan check and inspection fees. Improvements
listed above shall be constructed within 36 months of approval of the subdivision or
development improvement agreement or such other time as provided in said agreement.
46. All new, or upgraded dry utility appurtenances including, but not limited to, electrical
transformers shall be located outside of the public right of way.
47 . Developer shall prepare and process public improvement plans and, prior to city engineer
approval of said plans, shall execute a city standard Subdivision Improvement Agreement to
install and shall post security in accordance with C.M .C. Section 20.16.070 for public
improvements shown on the tentative map. Said improvements shall be installed to city
standards to the satisfaction of the city engineer. These improvements include, but are not
limited to:
A. Curb, gutter, sidewalk, pedestrian ramp and driveway approach.
B. Alley improvements.
C. Sewer lateral, water service and water meter.
Developer shall pay the standard improvement plan check and inspection fees. Improvements
listed above shall be constructed within 36 months of approval of the subdivision or
development improvement agreement or such other time as provided in said agreement.
48. Signing and striping within the public right of way along the project frontage shall be shown on
the improvement plans and shall be to the satisfaction of the city engineer.
49. Changes to the sidewalk elevations, sidewalk cross slope, curb grades and the cross slope of
Grand Avenue along the project frontage shall be to the satisfaction of the city engineer.
50. Developer shall apply for an encroachment agreement for any private improvements within the
public right of way. Improvements shall be to the satisfaction of the city engineer.
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Prior to using one potable water meter to serve a multi-ownership building, developer shall
apply for and receive approval from the utilities director. Upon application for and good cause
shown, the utilities director may allow a single potable water service connection and meter to a
multi-ownership building within this subdivision provided:
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Developer shall record a deed restriction or other such document as approved by the
public works director and general counsel placing future owners on notice that each
and every residential or commercial/office unit is served by a single service connection
and meter, and in the event that the water bill is not paid by the party or entity
responsible for paying the monthly water service charges to CMWD for the respective
building occupied by the multi-ownership , CMWD may at its direction shut off the
water service to such multi-ownership building in accordance with CMWD adopted
rules and regulations.
Developer shall install a private sub-meter for each separately established residence or
business within a multi-ownership building having a single potable water service
connection and meter.
If denied, developer shall revise all design drawings to provide separate potable water meters
for each separately owned unit within this subdivision per district requirements.
The developer shall submit a detailed sewer study, prepared by a registered engineer, that
identifies the peak flows of the project, required pipe sizes, depth of flow in pipe, velocity in the
main lines, and the capacity of the existing infrastructure. Said study shall be submitted
concurrently with the development plans for the project and the study shall be prepared to the
satisfaction of the district engineer.
Code Reminders:
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following:
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Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of
the City of Carlsbad Municipal Code to the satisfaction of the city engineer.
Developer shall pay park-in-lieu fees to the City, prior to the approval of the final map as
required by Chapter 20.44 ofthe Carlsbad Municipal Code.
Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by
Council Policy No. 17.
Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management
fee for Zone 1 as required by Carlsbad Municipal Code Section 21.90.050.
Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050
of the Carlsbad Municipal Code.
This tentative map shall expire two years from the date on which the City Council voted to
approve this application.
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Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building permit issuance,
except as otherwise specifically provided herein.
Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
Any signs proposed for this development shall at a minimum be designed in conformance with
the Village Master Plan and Design Manual and shall require review and approval of the City
Planner prior to installation of such signs.
Some improvements shown on the tentative map and/or required by these conditions are
located offsite on property which neither the city nor the owner has sufficient title or interest
to permit the improvements to be made without acquisition of title or interest. The developer
shall immediately initiate negotiations to acquire such property. The developer shall use its best
efforts to effectuate negotiated acquisition. If unsuccessful, developer shall demonstrate to the
city engineer its best efforts, and comply with the requirements of the Carlsbad Municipal Code
Section 20.16.095 to notify and enable the city to successfully acquire said property by
condemnation.
Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and
floor area contained in the staff report and shown on the tentative map and project site plan
are for planning purposes only.
NOTICE TO APPLICANT
An appeal of this decision to the City Council must be filed with the City Clerk at 1200 Carlsbad Village
Drive, Carlsbad, California, 92008, within ten (10) calendar days of the date of the Planning
Commission's decision. Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150, the
appeal must be in writing and state the reason(s) for the appeal. The City Council must make a
determination on the appeal prior to any judicial review.
NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date of final approval to protest imposition of these fees/exactions. If you
protest them, you must follow the protest procedure set forth in Government Code Section 66020(a),
and file the protest and any other required information with the City Manager for processing in
accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will
bar any subsequent legal action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the
statute of limitations has previously otherwise expired.
PC RESO NO. 7125 -16-
CT 15-04/RP 15-06-THE GRAND MADISON
October 7, 2015
Page 2
Project Proposal:
The project applicant is requesting approval of a Tent~tive 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 fioor, 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 4
TABLE 3-PROJECT DENSITY
Gross Acres Net Acres Allowable Density Range
Density Range : 28-35 du/ac
Pursuant to the Village Master Plan, the minimum
0.321 ac Same density for mixed use projects shall be calculated
based on 50% of the developable area.
SO% of the developable area:
0.321 x 0.50 = 0.16 acres
TABLE 4-PROJECT YIELD
Gross Acres Net Acres Min/Max Dwelling Units per
Village Master Plan
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
0.321 ac Same (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
Project Density
4 units/0.16 ac
= 25 du/ac**
Proposed Yield
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, PROPOSED USES & IMPROVEMENTS COMPLY OBJECTIVE, OR PROGRAM
Land Use Goal A.1-A City which The proposed mixed-use development Yes
preserves, enhances and not only provides mutually supportive
maintains the Village as a uses in the form of residential,
place for living, working, professional office and retail
shopping, recreation, opportunities, but reinforces the
civic and cultural pedestrian-orientation desired for the
functions while retaining downtown area by providing new
the Village atmosphere residents and employees an opportunity
and pedestrian scale. to walk to local shopping, dining,
Goal A.2-A City which recreation, and mass transit functions;
creates a distinct identity its close proximity to existing bus routes
for the Village by and mass transit help to further the goal
encouraging activities of providing new economic and
that traditionally locate in residential development near
a pedestrian-oriented transportation corridors; and lastly, will
downtown area, contribute to the revitalization of the
including offices, Village area in the form of a new
restaurants and specialty building in the core of the Village; new
retail shops. commercial lease space, new
Goal A.3 -A City which employment opportunities and new
encourages new consumers.
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 7
TABLE 5-GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL, PROPOSED USES & IMPROVEMENTS OBJECTIVE, OR PROGRAM
Noise Policy C.S -Interior noise The project site is located approximately
standard of 45 dBA CNEL for X mile east of the train station. While it
residential land uses and 55 dBA is anticipated that standard construction
"' CNEL for the professional office practices prescribed by the California
and retail land uses. 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.
COMPLY
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: No minimum; 10' maximum for Ground Floor: Yes
Front Yard the first at grade floor. 1'-2" to 30' -5' 3/8"(**)
(Grand Avenue) Upper Floors: 1' to 30'-S X "
Setback areas not occupied by a
driveway shall be landscaped **The northwest corner of the building
and/or contain semi-public is setback from the southeast corner of
amenities such as courtyard or Grand Avenue and Madison Street to
outdoor seating areas. allow for the incorporation of a plaza,
landscape planter and seating area .
These features enhance the project and
will activate the street corner.
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: Proposed: Yes
One (1) space per 300 sq. ft. of 24 spaces on-site, plus a request to
net floor area. purchase 19 parking credits.
3,680 SF+ 300 sq. ft. = 12 spaces
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,
Professional office: Public Parking Lots A (55 spaces) and B
(1) space per 350 sq. ft. of net (55 spaces) are one block to the west,
on the east side of Roosevelt Street. floor area. Findings of support are discussed below 8,130 SF+ 350 sq. ft.= 23 spaces and also in Planning Commission
Multi-famil)l Dwellings Resolution No . 7125.
{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 S~aces Reguired:
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 Qew
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 staffs 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. lnclusionary 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) Yes
0.37 CFS/Basin B (Madison Street)
Existing: 272 ADT
Circulation Proposed: 504 ADT Yes
Net increase: 232 ADT
Fire Station 1 Yes
Open Space N/A N/A
Elementary= 0.6832 student
Schools (Carlsbad) Middle= 0.3364 student Yes
High School = 0.2932 student
Sewer Collection System 2,684 GPO Yes
Water 4,395 GPO 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.
35
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.
ATIACHMENTS:
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
• N
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CT 15-04 I RPa 1dison 5-06
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1 CARLSBAD UNIFIED SCHOOL DISTRICT
6225 EL CAMINO REAL
CARLSBAD CA 92011
SAN DIEGUITO SCHOOL DISTRICT
710 ENCINITAS BLVD
ENCINITAS CA 92024
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TIM JOCHEN
1960 LA COSTA AV
CARLSBAD CA 92009
-----··-----------.----· --
CITY OF ENCINITAS
505 S VULCAN AV
ENCINITAS CA 92024
CITY OF VISTA
200 CIVIC CENTER DR
VISTA CA 92084
-----------------
STATE OF CALIFORNIA
DEPT OF FISH AND WILDLIFE
3883 RUFFIN RD
SAN DIEGO CA 92123
>-----------------·
SAN DIEGO LAFCO
STE 200
9335 HAZARD WAY
SAN DIEGO CA 92123
-------------
U.S. FISH & WILDLIFE
STE 250
2177 SALK AV
CARLSBAD CA 92011
CARLSBAD CHAMBER OF COMMERCE
5934 PRIESTLEY DR
CARLSBAD CA 92008
-------
CITY CLERK
CITY OF CARLSBAD
12QQ CARLSBAD VILLAGE
CARLSBAD I CA 92008
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1 CIVIC CENTER DR
SAN MARCOS CA 92069-2949
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VALLECITOS WATER DISTRICT
201 VALLECITOS DE ORO
SAN MARCOS CA 92069
REGIONAL WATER QUALITY CONTROL
BOARD
STE 100
2375 NORTHSIDE DR
SAN DIEGO CA 92108-2700
-----·-------
AIR POLLUTION CONTROL DISTRICT
10124 OLD GROVE RD
SAN DIEGO CA 92131
CA COASTAL COMMISSION
ATTN KANANI BROWN
STE 103
7575 METROPOLITAN DR
SAN DIEGO CA 92108-4402
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9201 SPECTRUM CENTER BLVD
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101 RANCHO SANTA FE RD
ENCINITAS CA 92024
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1966 OLIVENHAIN RD
ENCINITAS CA 92024
CITY OF OCEANSIDE
300 NORTH COAST HWY
OCEANSIDE CA 92054
I.P.U.A.
SCHOOL OF PUBLIC ADMIN AND URBAN
STUDIES
SAN DIEGO STATE UNIVERSITY
SAN DIEGO CA 92182-4505
SD COUNTY PLANNING
STE 110
5510 OVERLAND AV
SAN DIEGO CA 92123-1239
------
SANDAG
STE 800
401 B ST
SAN DIEGO CA 92101
AIRPORT LAND USE COMMISSION
SAN DIEGO CO. AIRPORT AUTHORITY
PO BOX 82776
SAN DIEGO CA 92138-2776
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PYO YOUNG SOO&KIM EUN HEE
I 5487 WHITE OAK LN
SAN DIEGO CA 92130
WILSON MARILYN TRUST 11-27-06
4920 COLLINGWOOD DR
SAN DIEGO CA 92109
TGMS INC
P 0 BOX 230562
ENCINITAS CA 92023
PACKARD BUILDING PARTNERSHIP
725 GRAND AVE
CARLSBAD CA 92008
PHILLIPS JACK D
2667 OCEAN ST
CARLSBAD CA 92008
CARLSBAD VILLAGE PARTNERS L L C
3303 LILAC SMT
ENCINITAS CA 92024
DEWHURST FAMILY TRUST 03-13-90
3425 SEACREST DR
CARLSBAD CA 92008
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725 ARBUCKLE PL
CARLSBAD CA 92008
GILBERT-WALKER 2013 TRUST 08-21-13
C/0 JOANNE GILBERT
4350 HIGHLAND DR
CARLSBAD CA 92008
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101 N TRYON ST
: CHARLOTTE NC 28255
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VISTA CA 92083
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3276 HIGHLAND DR
CARLSBAD CA 92008
CAVALEA TRUST 06-05-95
3640 FELIZ CREEK RD
HOPLAND CA 95449
NORTH COUNTY HEALTH PROJECT INC
150 VALPREDA RD
SAN MARCOS CA 92069
MEISSNER LINDA M TRUST 03-09-99
1275 HOOVER ST
CARLSBAD CA 92008
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RCHO SANTA FE CA 92067
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CARLSBAD CA 92011
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158 CAVE
CORONADO CA 92118
JPMORGAN CHASE BANK
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1111 POLARIS PKY #IJ
COLUMBUS OH 43240
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234 VENTURE ST #1 00
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CARLSBAD CA 92018
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300 LAKESIDE DR
OAKLAND CA 94612
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1687 BRADY CIR
CARLSBAD CA 92008
BEAZLEY BRENT&DENISE FAMILY TRUST
10-18-04
16633 VENTURA BLVD #1030
ENCINO CA 91436
MURPHY HOWARD F EST OF
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630 GRAND AVE #I
CARLSBAD CA 92008
BENCHMARK PACIFIC LTD II
550 LAGUNA DR #B
CARLSBAD CA 92008
PGP CARLSBAD SENIORS LTD II
CAPITAL GROWTH PROP
1120 SILVERADO ST
LA JOLLA CA 92037
DAVIES RAE A TR
1067 SANDALWOOD DR
EL CENTRO CA 92243
PARKER FAMILY PROPERTIES L L C
C/0 KATHRYN M VENEZIA
560 HIGHLAND DR
DANVILLE CA 94526
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1120 SILVERADO ST
LA JOLLA CA 92037
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The Grand Madison
City Council
November 17, 2015
Staff: Shannon Werneke
Aerial
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CT 15-04 / RP 15-06
The Grand Madison
PACIFICOCEAN
!"^$
Existing Building
(vacant)
Grand Avenue Madison Street
Site PlanGrand Avenue
Madison St.Alley
Retail,
3,680 SF 37’
1st Floor
Retail &
Parking
Garage
16 spaces
(podium parking)4 spacesPlaza
Alley2nd floor
above
45’
2nd & 3rd Floor
Offices
4th Floor
Residential
(4 units)
2 bed/2 bath
1,258-1,484 SF
Architectural Rendering
Parking
43 spaces required
20 proposed on-site
23 in-lieu parking fees
requested
Applicant can request to
pay 100% of office/retail
parking (up to 35 stalls)
w/in-lieu fees
20 spaces
(podium parking)
Planning Commission
October 17, 2015
Recommended approval 3-1
(L’Heureux voted no)
Recommended removal of
parking lifts and the purchase of
4 additional in-lieu parking fees
General concerns regarding
architecture and availability of
parking in the Village
Analysis
Contributes towards revitalization
of the Village
Establishes the Village as a quality
shopping, working and living
environment
Provides new residential and
commercial development near
mass transit
Adds new commercial lease space;
new employment opportunities
Consistent with the standards of
Land Use District 1.
Recommendation
ADOPT City Council Resolution No.2015-281
APPROVING Tentative Tract Map CT 15-04 and Major
Village Review Permit RP 15-06 to allow for the
construction of a 21,158 square foot,four-story
mixed use building and the purchase of 23 in-lieu
parking fees on a 0.32-acre site on the southeast
corner of Grand Avenue and Madison Street in Land
Use District 1 of the Village Review Zone and within
Local Facilities Management Zone 1 as recommended
by the Planning Commission.
Findings for In-Lieu
Parking Fee
Project is consistent with
goals/objectives of Village
Master Plan
Project is consistent with Land
Use District 1
Adequate parking is available in
the Village
In-lieu fee program has not
been suspended by City
Council
PACIFIC
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AVENUE
PARK
BUENA VISTALAGOON
Coastal
Zone Boundary
HispanicMixed Use
Support
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6000Feet
Village Review Area
The Grand Madison
600-Foot Parking Buffer
300-Foot Parking Buffer
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
Public Parking Lots
J:\cbgis\products\planning\LocationMap\2015 Location Map MXDs\CT 15-04_ParkingSlide.mxd
CT 15-04 / RP 15-06 The Grand Madison
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CT 15-04 / RP 15-06
The Grand Madison
PACIFICOCEAN
!"^$
2014 Parking Study
(prepared by Urban Place Consulting)
Average of 70%
occupancy for 5 lots
surveyed in 2014
Average of 80% for
the Roosevelt lots
On-street parking
along Madison/Grand
<65% average
occupancy
Adjacent Uses
East West
Adjacent Uses
North South
AFFIDAVIT OF MAILING
NOTICE OF PUBLIC HEARING
TO: CITY CLERK
DATE OF PUBLIC HEARING: ---"(--=-:{ f-/--=1-7!-f-/..:_/{ =s-________ _
( I
SUBJECT: -n')e-b-Cif:d-. 1'/la.c;.&_~rv
LOCATION: I a_oo ca;rlsbacL tr1. rfczae;.. Dv-'~Ve.
J / I
DATE NOTICES MAILED TO PROPi::RTY OWNERS: { l I f+ I l5
. I I
NUMBER MAILED: __ Cj...:..._:_{ -~-
I declare under penalty of perjury under the laws of the State .of California that J am
employed by the City of Carl~bad and the foregoing is true and correct.
CITY CLERK'S OFFICE
a:?~n~/~~~
(Signature) /·;!
/
SENT TO FOR PUBL~ATION VIA E-MAIL TO:
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~km Tribune .
0 CoastNews
PUBLICATION DATE: Union Tribune. __ {"-!. f-1/~6-r/__._/-=s--:=-· _____ _
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Coast News. ___ .----___________ ~
I declare under penalty of peljury under the laws of the State of California that I am
employed by the City of Carlsbad in the City Clerk's Office and the foregoing is true and
correct. ·
Attachments: 1) Maiflng Labels
2) Notice w/ aftacllments
(Signature) "J.-
'j c
PROOF OF PUBLICATION
(2010 & 2011 C .. C.P .. )
STATE OF CALIFORNIA
County of San Diego
I am a citizen of the United States and a resident
of the County aforesaid: I am over the age of
eighteen years and not a party to or interested in
the above-entitled matter. I am the principal clerk
of the printer of
The San Diego Union Tribune
Formerly known as the North County Times and
UT North County and which newspaper has been
adjudicated as a newspaper of general circulation
by the Superior Court of the County of San Diego/
State of California, for the City of Oceanside and
the City of Escondido, Court Decree numbers
171349 & 172171, for the County of San Diego,
that the notice of which the annexed is a printed
copy (set in type not smaller than nonpariel), has
been published in each regular and entire issue of
said newspaper and not in any supplement thereof
on the following Jo~es, to--wlt:
NovemberOGlli,2015
I certify (or declare) under penalty of perjury that
the foregoing is true and correct.
Dated at Oceanside, California
On This 0 th of November, 2015
Jane Allshouse
The San Diego Union Tribune
legal Advertising
This spaff=_lsfor..tbeJ:o.unt¥-CI.erkr' Filing Stamp
RECEIVED
"
CiTY OF Ci\RLSBAD
CITY CLERK'S OFFICE
Proof of Publication of
.;::entl>t, <>f'ioo Villag" Ri>\'iewii/Rl Zm\eani1
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OA$E I';~ 'mE Gl>AND.Ii!AD1SON FJ:.~i N~ors. 2o1s.
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CARLSBAD UNIFIED SCHOOl DISTRICT
6225 EL CAMINO REAL
I CARLSBAD CA 92011
I SAN DIEGUITO SCHOOL DISTRICT
1 710 ENCINITAS BlVD
ENCINITAS CA 92024
CITY OF ENCINITAS
505 5 VULCAN AV
ENCINITAS CA 92024
; CITY OF VISTA
r
200 CIVIC CENTER DR
VISTA CA 92084
STATE OF CALIFORNIA
DEPT OF FISH AND WILDLIFE
3883 RUFFIN RD
SAN DIEGO CA 92123
SAN DIEGO LAFCO
STE 200
9335 HAZARD WAY
SAN DIEGO CA 92123
I u.s. FISH & WILDLIFE i
'STE 250
2177 SALKAV
CARLSBAD CA 92011
I CARLSBAD CHAMBER OF COMMERCE
: 5934 PRIESTlEY DR I CARLSBAD CA 92008
CITY CLERK
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE
CARLSBAD, CA 92008
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SAN MARCOS SCHOOL DISTRICT
STE 250
255 PICOAV
SAN MARCOS CA 92069
LEUCADIA WASTE WATER DISTRICT
TIM JOCHEN
1960 LA COSTA AV
CARLSBAD CA 92009
CITY OF SAN MARCOS
1 CIVIC CENTER DR
SAN MARCOS CA 92069-2949
VALLECITOS WATER DISTRICT.
201 VALLECITOS DE ORO
SAN MARCOS CA 92069
REGIONAL WATER QUALITY CONTROL
BOARD
STE 100
2375 NDRTHSlDE DR
SAN DIEGO CA 92108-2700
AIR POLLUTION CONTROL DISTRICT
10124 OlD GROVE RD
SAN DIEGO CA 92131
CA COASTAL COMMISSION
ATIN KANANI BROWN
STE 103
7575 METROPOLITAN DR
SAN DIEGO CA 92108-4402
MICHAEL MCSWEENEY-BIA SD
STE 110
9201 SPECTRUM CENTER BLVD
SAN DIEGO CA 92123-1407
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ENCINITAS SCHOOL DISTRICT
101 RANCHO SANTA FE RD
ENCINITAS CA 92024
OLIVENHAIN WATER DISTRICT
1966 OUVENHAIN RD
ENCINITAS CA 92024
CITY OF OCEANSIDE
300 NORTH COAST HWY
OCEANSIDE CA 92054
I.P.U.A.
SCHOOL OF PUBLIC ADMIN AND URBAN
STUDIES
SAN DIEGO STATE UNIVERSITY
SAN DIEGO CA 92182-4505
SD COUNTY PLANNING
STE 110
5510 OVERLAND AV
SAN DIEGO CA 92123-1239
SANDAG
STE 800
401 BST
SAN DIEGO CA 92101
AIRPORT LAND USE COMMISSION
SAN DIEGO CO. AIRPORT AUTHORITY
PO BOX 82776
SAN DIEGO CA 92138-2776
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PYO YOUNG SOO&KIM EUN HEE
5487 WHITE OAK LN
SAN DIEGO CA 92130
WILSON MARILYN TRUST 11*27-06
4920 COLLINGWOOD DR
S/l,N DIEGO CA 92109
TGMS INC
P 0 BOX 230562
ENCINITAS CA 92023
PACKARD BUILDING PARTNERSHIP
725 GRAND AVE
CARLSBAD CA 92008
PHILUPS JACK D
2667 OCEAN ST
CARLSBAD CA 92008
CARLSBAD VILLAGE PARTNERS L l C
3303 LILAC SMT
ENCINiTAS CA 92024
DEWHURST FAMILY TRUST 03-13-90
3425 SEACREST DR
CARLSBAD CA 92008
ROBINSON JOHN P&GWEN E
725 ARBUCKLE PL
CARLSBAD CA 92008
GILBERT-WALKER 201'3 TRUST 08-21-13
C!O JOANNE GILBERT
4350 HIGHLAND DR
' CARLSBAD CA 92008
BANK OF AMERICA NT&SA
NC1-001-03-81
101 N TRYON ST
CHARLOTTE NC 28255
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VISTA ASSEMBLY OF GOD CHURCH ET AL
1 290 N MELROSE DR
VISTA CA 92083
VECI< INVESTMENT PROPERTIES L l C
3276 HIGHLAND DR
CARLSBAD CA 92008
CAVALEA TRUST 06-05-95
3640 FELIZ CREEK RD
HOPLAND CA 95449
NORTH COUNTY HEAlTH PROJECT INC
150 VALPREDA RD
SAN MARCOS CA 92069
MEISSNER UNDA M TRUST 03-09-99
1275 HOOVER ST
CARLSBAD CA 92008
BANK OF CALIFORNIA <LF> LARSEN
GORDON A CHARITAB
C/0 GORDON A LARSEN
P 0 BOX 1101
RCHO SANTA FE CA 92067
2801 JEFFERSON STREET L L C
7066 ROCKROSE TER
CARLSBAD CA 92011
FIVE COASTAL GEM PROPERTIES L L C
15SCAVE
CORONADO CA 92118
JPMORGAN CHASE BANK
C/0 UPMC LEASE ADMINISTRATION
1111 POLARIS PKY #!J
COLUMBUS OH 43240
LEISHER MARLINE
234 VENTURE ST#100
SAN MARCOS CA 92078
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JEANENE ENTERPRISES INC
P 0 BOX 1219
CARLSBAD CA 92018
SECURITY PACIFIC NATIONAL BANK <LF>
BULLOCK SHER
C/OCREF
300 LAKESIDE DR
OAKLAND CA 94612
i ZUUCK TRUST 08-19-05
1687 BRADY CIR
CARLSBAD CA 92008
BEAZLEY BRENT&DENISE FAMILY TRUST
10-18-04
16(533 VENTURA BLVD #1030
ENCINO GA 91436
MURPHY HOWARD FEST OF
C/0 MCMURPHY DEVELOPMENTS
630 GRAND AYE #I
CARL$[3AD CA 92008
BENCHMARK PACIFIC LTD II
550 LAGUNA DR #B
CARLSBAD CA 92008
PGP CARLSBAD SENIORS LTD II
CAPITAL GROWTH PROP
1120 SILVERADO ST
' LA JOLLA CA 92037
DAVIES RAE A TR
1067 SANDALWOOD DR
El CENTRO CA 92243
PARKER FAMILY PROPERTIES L L C
. C/0 KATHRYN M VENEZIA
560 HIGHLAND DR
DANVILLE CA 94526
JEFFERSON HARDING LLC
1120 SILVERADO ST
LA JOLLA CA 92037
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ALBA ROGELIO S&KEEL Y C
P 0 BOX 2711
CARLSBAD CA 92018
GOMBAR JOHN&BARBAHA UVING TRUST
07-22-99
P 0 BOX 1667
CARLSBAD CA 92018
CARLSBAD VILLAGE PROFESSIONAL
· CENTER L L C <LF>
i 2945 HARDING ST#105
CARLSBAD CA 92008
ROCK PETER A& GEORGETTE TRS
C/0 DADS LIQUOR
2421 S EL CAMINO REAL
SAN CLEMENTE CA 92672
BA!\11\ OF COMMERCE
ATTN: RIE TAX DEPT
2800 E LAKE ST
MINNEAPOLIS MN 55406
RAPPAPORT FAMILY TRUST 10-12-07
2963 MADISON ST
CARLSBAD CA 92008
VITALIE FAMILY TRUST03-27-13
3037 JEFFERSON ST
CARLSBAD CA 92008
P G P CARLSBAD L LC
I 1120 SILVERADO ST
. LA JOLLA CA 92037
, KORNBERG FAMILY TRUST 08-11-92
' 509 N MAPLE DR
BEVERLY HILLS CA 90210
GUNTER FAMILY TRUST OF 1983
P 0 BOX749
SAN PEDRO CA 90733
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SHEHAB EDMOND T REVOCABLE 1989
TRUST 05~23-89
2914 AUSTIN TER
CARLSBAD CA 92008
BULLOCK SHERYL F TR
C/O CAL B& T
300 LAKESIDE DR #8
OAKLAND CA 94612
RAY GENE S&MARGARET A
2959 JEFFERSON ST
CARLSBAD CA 92008
TUPPER FAMILY LIVING TRUST 01-24-74
2785 JEFFERSON ST
CARLSBAD CA 92008
CARLSBAD GRAND LLC
C/0 JAtv1ES P ONEIL
701 8 ST
SAN DIEGO CA 921{)1
AHRONEE ESTER REVOCABLE TRUST 04-
01-04
4139ILUNOIS ST
SAN DIEGO CA 92104
BOUTELLE DAVID C&BARBARA J
4939 RANCHO VIEJO DR
DEL MAR CA 92014
ZOUCHA-REPP CAROLYN J
5301 E MITCHELL DR
PHOENIX AZ-85018
2921 ROOSEVELT LTD CALIFORNIA
BUSINESS TRUST 03-
7040 AVENIDA ENCINAS #104-109
CARLSBAD CA 92011
MISSION FEDERAL CREDIT UNION
5785 OBERLIN DR
SAN DIEGO CA 92121
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SHARIPOVA AMINAT&MAHACHEV GADJI
130 HEMLOCKAVE#A
CARLSBAD CA 92008
HUMPHREYS FAMILY TRUST B 06-14-03
140 ACACIA AVE
CARLSBAD CA 92008
E H S ENTERPRISES L L C
5553 TRINITY WAY
SAN DIEGO CA 92120
MURPHY HOWARD F TRUST 10-06-89
C/0 MCMURPHY DEVELOPMENTS
630 GRAND AVE #I
CARLSBAD CA 92008
BESAW FAMILY TRUST 10-21-01
34382 STARBOARD LANTERN
DANA POINT CA 92629
HYLEN TRUST 03-27-91
5146 CHELTERHAM TER
SAN DIEGO CA 92130
GOLL PAMIL Y REVOCABLE TRUST OS.:16c94
12 DURANGO CT
ALISO VIEJO CA 92656
NORMAN PHYLLIS E ~ TR
P 0 BOX 1395
CARLSBAD CA 92018
KNAPP Cl:ARK-R&SHELLEY I
21SWPALM ST
SAN DIEGO CA 92103
M BAKER MANAGEMENT INC
P OBOX340
CAPITOLA CA 95010
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. PRIVATE PROPERTIES L L c
8143 PRESTWlCK DR
LA JOLLA CA 92037
· GSD VERMILYEA
11620 KISMET RD
SAN DIEGO CA 92128
CERDA DANIEL J&ROSELLA E
. 1915 ANDREWS CT
OCEANSIDE CA 92054
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SCANLON FAMILY TRUST 12-18:90
C/0 MR&MRS JAMES SCANLON
7306 BORLA PL
CARLSBAD CA 92009
GORDON FAMILY TRUSt ot-o3:03
POBOX 155
CARDIFF CA 92007
CITY OF CARLSBAD ~ PUBUC~~otr~ ·-...... ~
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ESFAHANI MOJfABA&VAKlLI ALITA fRUST 1
11-06-00
14824 VISTA DEL OCEANO
DEL. MAR CA 92014
1 ROOSEVEL TTAMARACK TNVESTMENTS L P
6 VENTURE #215
IRVINE CA 92618
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