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HomeMy WebLinkAbout2017-01-10; City Council; ; Approve Major Review Permit and Coastal Development Permit on property generally located at 3050 Madison Street and a request to participate in the Parking In-Lieu Fee program 4 Plus 1 Luxury Living RP 15-16/CDP 15-37CAReview k e CITY COUNCIL ' Staff Report . Meeting Date: To: From: Staff Contact: Subject: Project Name: Project No.: January 10, 2017 Mayor and City Council Kevin Crawford, City Manager~ Austin Silva, Associate Planner austin.silva@carlsbadca.gov or 760-602-4631 Approve a Major Review Permit and Coastal Development Permit for the demolition of a one-story, two~unit residential building and the construction of a new mixed-use building consisting of 1,105 square feet of commercial/retail space and four apartment units on property generally located at 3050 Madison Street and a request to participate in the Parking In-Lieu Fee program. 4 Plus 1 Luxury Living RP 15-16/CDP 15-37 Recommended Action That the City Council hold a public hearing and adopt a resolution approving Major Review Permit No. RP 15-16 and Coastal Development Permit No. CDP 15-37 for the demolition of a one-story, two-unit residential building, and the construction of a new mixed-use building consisting of 1,105 square feet of commercial/retail space and four apartments, and to adopt a resolution approving a request to participate in the Parking In-Lieu Fee program and the purchase of four parking credits at a cost of $11,240 each to satisfy the commercial/retail parking requirement of four parking spaces. Executive Summary The property owner, First BMS Properties, LLC, is seeking approval of a Major Review Permit and a Coastal Development Permit to demolish a one-story building and construct a four-story mixed- use building with 1,105 square feet of commercial on the ground floor, and four apartments units on the levels above. The building is designed with a California Contemporary architectural theme with the use of traditional California building materials such as stucco, stone veneer, and wood. The simple building forms and use of clean lines give the building a contemporary feel. A neutral co lor scheme is proposed with the use of three earth-tone stucco colors. Stone veneer and horizontal wood siding are incorporated on all sides of the building. The project is consistent with the design guidelines of the Village Master Plan and Design Manual by providing access to the parking area from the alley, stepping the building back at upper levels, utilizing simple building forms, providing visual interest on all sides of the building and providing significant storefront glaz ing on the street facing ground floor. The project meets all development standards outlined in the Village Master Plan for District 1, including density, set backs, building height, bu ilding coverage, roof pitch, and open space. All of Item #11 January 10, 2017 Page 1 of 59 the required residential and guest parking is provided on site. The applicant is requesting to participate in the Parking In-Lieu fee program for the four required commercial/retail parking spaces. The project site is located in the Coastal Zone and Parking Zone 1 of the Village, which allows the developer to make an in-lieu fee payment for up to 100% of the on-site parking requirement if the property is located within 600 feet of an existing parking facility. The site is located approximately 500 feet in a walking path distance from the public parking lot at the northeast corner of Carlsbad Village Drive and Roosevelt Street. Justification for meeting the four required findings to allow a developer to participate in the Parking In-Lieu fee program are outlined in the Planning Commission staff report and Planning Commission Resolution No. 7210. Discussion On November 16, 2016, the Planning Commission conducted a public hearing and recommended approval (6-1, Commissioner L'Heureux voting no). Commissioner L'Heureux did not support the project because the architecture feels too massive and is not compatible with the neighborhood. Five members of the public spoke in opposition, and one spoke neutrally about the project. Project Application(s) Administrative Planning City Approval Commission Council RP 15-16/CDP 15-37 RA X RA = Recommended Approval X = Final City decision-making authority ,/ = Requires Coastal Commission approval Fiscal Analysis All required improvements needed to serve this project would be funded and/or constructed by the developer. Next Steps City Council's action on this item is final. Environmental Evaluation (CEQA) The project is exempt from the requirements of the California Environmental Quality Act (CEQA) per section 15332 (In-fill Development Projects). Public Notification Information regarding public notification 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 approving Major Review Permit No. 15-16 & Coastal Development Permit 15-37 2. City Council Resolution approving a Parking In-Lieu Fee agreement 3. Location Map 4. Planning Commission Resolution No. 7210 5. Planning Commission Staff Report dated November 16, 2016 6. Planning Commission minutes dated November 16, 2016 Item #11 January 10, 2017 Page 2 of 59 RESOLUTION NO. 2017-008 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A MAJOR REVIEW PERMIT AND COASTAL DEVELOPMENT PERMIT TO ALLOW FOR THE DEMOLITION OF A ONE-STORY, TWO-UNIT RESIDENTIAL BUILDING, AND THE CONSTRUCTION OF A NEW MIXED-USE BUILDING CONSISTING OF 1,105 SQUARE FEET OF COMMERCIAL/RETAIL SPACE AND FOUR APARTMENTS, AND A REQUEST TO PARTICIPATE IN THE PARKING IN-LIEU FEE PROGRAM FOR 4 PARKING SPACES ON PROPERTY LOCATED AT 3050 MADISON STREET IN LAND USE DISTRICT 1 OF THE VILLAGE REVIEW ZONE, THE VILLAGE SEGMENT OF THE LOCAL COASTAL PROGRAM AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: CASE NO.: 4 PLUS 1 LUXURY LIVING RP 15-16/CDP 15-37 EXHIBIT 1 WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to the provisions ofthe Municipal Code, the Planning Commission did, on November 16, 2016, hold a duly noticed public hearing as prescribed by law to consider Major Review Permit Permit No. RP 15-16 and Coastal Development Permit No. CDP 15-37, as referenced in Planning Commission Resolution No. 7210; and the Planning Commission adopted Planning Commission Resolution No. 7210 recommending to the City Council that it be approved; and WHEREAS the City Council of the City of Carlsbad, held a duly noticed public hearing to consider said Major Review Permit and Coastal Development Permit; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, the City Council considered all factors relating to the Major Review Permit and Coastal Development Permit. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as follows: 1. That the above recitations are true and correct. 2. That the recommendation of the Planning Commission for the approval of Major Review Permit No. 15-16 and Coastal Development Permit No. CDP 15-37, is approved, and that the findings and conditions of the Planning Commission contained in Planning Commission Resolution No. 7210 on file with the City Clerk and incorporated herein by reference, are the findings and conditions ofthe City Council. Item #11 January 10, 2017 Page 3 of 59 EXHIBIT 1 3. This action is final the date this resolution is adopted by the City Council. The Provisions of Chapter 1.16 ofthe Carlsbad Municipal Code, "Time Limits for Judicial Review" shall apply: PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the lOth day of January, 2017, by the following vote, to wit: AYES: M. Hall, K. Blackburn, M. Schumacher, M. Packard. NOES: C. Schumacher. ABSENT: None. (SEAL) Item #11 January 10, 2017 Page 4 of 59 RESOLUTION NO. 2017-009 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A PARKING IN-LIEU FEE PROGRAM PARTICIPATION AGREEMENT BETWEEN THE CITY AND FIRST BMS PROPERTIES, LLC, PROPERTY OWNER, FOR THE PROJECT KNOWN AS 4 PLUS 1 LUXURY LIVING LOCATED AT 3050 MADISON STREET IN LAND USE DISTRICT 1 OF THE VILLAGE REVIEW ZONE AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: CASE NO.: 4 PLUS 1 LUXURY LIVING RP 15-16/CDP 15-37 The City Council of the City of Carlsbad, California, does hereby resolve as follows: EXHIBIT2 WHEREAS, as a condition of approval of Major Review Permit RP 15-16 and Coastal Development Permit COP 15-37 (Planning Commission Resolution No. 7210), the Property Owner is required to enter into an agreement with the City to allow the Property Owner to participate in the Village Parking In-Lieu Fee Program to satisfy the on-site parking requirements for the subject project; and WHEREAS, the Property Owner has agreed, by acceptance of the conditions of said approval, to pay the established Parking In-Lieu Fee for a total of four (4) commercial parking spaces to satisfy the on-site parking requirements for the project located at 3050 Madison Street within Land Use District 1 of the Village Review Zone; and WHEREAS, the City Council finds that the subject property and project has qualified to participate in the Village Parking In-Lieu Fee Program and participation in the program will satisfy the four (4) required commercial parking spaces for the subject project on the noted property at 3050 Madison Street; and WHEREAS, the Planning Commission on November 16, 2016 determined that the proposed project is consistent with the goals and objectives of the Village Master Plan and Design Manual and recommended approval to the City Council; and WHEREAS, the City Council on January 10, 2017 determined that the proposed project is consistent with the goals and objectives of the Village Master Plan and Design Manual; and WHEREAS, the City Council has previously determined that there is adequate public parking available within the Village Area to accommodate the subject project's parking demands and that the average utilization rate for all public parking lots according to the most recent parking study (May 2016) is 72%, which is below the full utilization rate of 85%; and Item #11 January 10, 2017 Page 5 of 59 EXHIBIT 2 WHEREAS, the Parking In-Lieu Fee Program is in full force and effect as ofthe date ofthis Parking In-Lieu Fee Participation Agreement. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as follows: 1. That the foregoing recitations are true and correct. 2. That the City Council hereby approves the Village Parking In-Lieu Fee Participation Agreement, attached hereto as Attachment A, between the City, and First BMS Properties, LLC, property owner of the project known as 4 Plus 1 Luxury Living which is located at 3050 Madison Street, in Land Use District 1 of the Village Review Zone of the City of Carlsbad. 3. That the Mayor of the City of Carlsbad is hereby authorized to execute said Agreement, and the City Clerk is requested to forward the executed Agreement to the County Recorder for recordation against the subject property. PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the lOth day of January, 2017, by the following vote, to wit: AYES: M. Hall, K. Blackburn, M. Schumacher, M. Packard. NOES: C. Schumacher. ABSENT: None. (SEAL) Item #11 January 10, 2017 Page 6 of 59 Attachment A RECORDING REQUESTED BY AND) WHEN RECORDED MAIL TO: ) City Clerk CITY OF CARLSBAD 1200 Carlsbad Village Drive Carlsbad, California 92008-1989 ) ) ) ) ) Space above this line for Recorder's use Assessor's Parcel Number 203-351-03 ~~~~~~~~~~~~~~~- Project Number and Name RP 15-16/CDP 15-37-4 Plus 1 CITY OF CARLSBAD PARKING IN-LIEU FEE PROGRAM PARTICIPATION AGREEMENT Luxury Living THIS PARTICIPATION AGREEMENT ("Agreement") is entered into this 10th day of January, 2017, by and between the CITY OF CARLSBAD, a municipal corporation of the State of California ("City"), and First BMS Properties, LLC, ("Program Participant"), is made with reference to the following: RECITALS A Program Participant is the owner of certain real property located at 3050 Madison Street (APN: 203-351-03) in the City of Carlsbad, County of San Diego, State of California, described in "Exhibit A", attached hereto and incorporated herein by this reference, and is proposing a project which requires a Major Review Permit (RP# 15-16), which provides conditional approval of 4 Plus 1 Luxury Living ("Project"). B. Condition No. 18 of Planning Commission Resolution No. 7210 states that this Parking In-Lieu Fee Program Participation Agreement shall be entered into between the City and the Program Participant following approval of Major Review Permit No. RP 15-16 for the Project, and provides that the Program Participant pay a Parking In-Lieu Fee for a total of (four) parking spaces. The Program Participant shall pay the approved Parking In-Lieu Fee (per parking space) in effect following approval of Major Review Permit No. 15-16 to satisfy a portion of the parking requirement for the Project according to the requirements set forth in this Agreement. NOW, THEREFORE, incorporating the foregoing Recitals and in consideration of the mutual covenants contained herein, the parties agree as follows: 1. THE RECITALS ARE TRUE AND CORRECT. 1 CA 11/5/2014 Item #11 January 10, 2017 Page 7 of 59 , Assessor's Parcel Number: 203-351-03 Project Number and Name: RP 15-16/CDP 15-37 -4 Plus 1 Luxury Living 2. ON-SITE PARKING REQUIREMENTS WILL BE SATISFIED THROUGH THE PAYMENT OF A PARKING IN-LIEU FEE. (a) Performance under this Agreement satisfies the Program Participant's obligation for providing four (4) on-site parking spaces for the Project covered by Major Review Permit No. 15-16 by reason of City Council approval of Major Review Permit No. 15-16, including Condition No. 18 listed in Planning Commission Resolution No. 7210. (b) The Program Participant shall pay the Parking In-Lieu Fee for a total of four (4) parking spaces as established by the City Council, and, as required by Condition No. 18 of Planning Commission Resolution No. 7210. The fee shall be paid following approval for the subject project and prior to issuance of a building permit. The fee shall be the sum total of the fee per parking space needed to satisfy the Project's parking requirement. (c) The Program Participant shall have no right to designated parking spaces within the public parking lots located within the Village Review zone, or at any other location within the City of Carlsbad, nor shall the Program Participant have exclusive use of any public parking space. Through participation in the subject Parking In-Lieu Fee Program, the Program Participant agrees to assist the City of Carlsbad in funding the provision of existing, and/or the provision of new, off-street public parking spaces with.in the Village Area of the City of Carlsbad. The City Council has approved Major Review Permit 15-16 conditioned upon the Program Participant's payment of a Parking In-Lieu Fee for a total of four (4) parking spaces. 3. REMEDIES Failure by the Program Participant to perform in accordance with this Agreement will constitute failure to satisfy the requirements of Chapter 21.35 of the Carlsbad Municipal Code, the Village Master Plan and Design Manual, and Condition No. 18 of Planning Commission Resolution No. 7210. Such failure will allow the City to exercise any and all remedies available to it including but not limited to withholding the issuance of building permits for the Project. 4. HOLD HARMLESS Program Participant will indemnify and hold harmless (without limit as to amount) the City of Carlsbad and its elected officials, officers, employees and agents in their official capacity (hereinafter collectively referred to as "lndemnitees"), and any of them, from and against all loss, all risk of loss and all damage, including attorneys' fees and expenses, sustained or incurred because of or by reason of any and all claims, demands, suits, or actions obtained, allegedly caused by, arising out of or relating in any manner to Program Participant's actions or defaults pursuant to this Agreement, and shall protect and defend lndemnitees, and any of them with respect thereto. 5. NOTICES All notices required pursuant to this Agreement shall be in writing and may be given by personal delivery or by registered or certified mail, return receipt requested to the party to receive such notice at the address set forth below: TO THE CITY: 2 CA 11/5/2014 Item #11 January 10, 2017 Page 8 of 59 Assessor's Parcel Number: 203-351-03 Project Number and Name: RP 15-16/CDP 15-37 - 4 Plus 1 Luxury Living Community & Economic Development Department Planning Division Attn: City Planner 1635 Faraday Avenue Carlsbad, California 92008 TO THE PROGRAM PARTICIPANT: First BMS Properties, LLC 1010 Pearl Street #12 La Jolla, CA 92037 Any party may change the address to which notices are to be sent by notifying the other parties of the new address, in the manner set forth above. 6. ENTIRE AGREEMENT This Agreement constitutes the entire agreement between the parties and no modification hereof shall be binding unless reduced to writing and signed by the parties hereto. 7. DURATION OF AGREEMENT Except for the provisions of Paragraph 4, which shall survive the term of this Agreement, upon payment of the parking in-lieu fee for the four (4) parking spaces for the Project, the Program Participant shall have no further obligations under this Agreement. 8. SUCCESSORS This Agreement shall benefit and bind the Program Participant and any successive owners of the Project as described in Exhibit A to this Agreement. 9. JURISDICTION Program Participant agrees and hereby stipulates that the proper venue and jurisdiction for any resolution of disputes between the parties arising out of this Agreement is San Diego County, California. 3 CA 11/5/2014 Item #11 January 10, 2017 Page 9 of 59 Assessor's Parcel Number: 203-351-03 Project Number and Name: RP 15-16/CDP 15-37-4 Plus 1 Luxury Living 10. SEVERABILITY In the event any provision contained in this Agreement is to be held invalid, void or unenforceable by any court of competent jurisdiction, the remaining provisions of this Agreement shall nevertheless, be and remain in full force and effect. IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be signed as of the day and year first above written. PROGRAM PARTICIPANT .(), . (Ptjpt Nqme/Tj14;) . .,d If) o ~/'· rt;yy('JS,ms.. Dated: 12 ,'I) 2 /Jj;; By: ________________________ __ (Sign Here) (Print Name/Title) Dated: ------------------------ CITY OF CARLSBAD, a municipal corporation of the State of California By: M1thf{j!J/ Dated: l /1~/1] Attest: Dated: ____ ..:.._\ .J-11 \....:::::~4-J ...1...\ ]....£__ __ (Chairman, president or vice-president and secretary, assistant secretary, CFO or assistant treasurer must sign for corporations. Otherwise, the corporation must attach a resolution certified by the secretary or assistant secretary under corporate seal empowering the office(s) signing to bind the corporation.) (If signed by an individual partner, the partnership must attach a statement of partnership authorizing the partner to execute this instrument.) (Proper notarial acknowledgment of execution by Program Participant must be attached.) APPROVED AS TO FORM: Celia A. Brewer, City Attorney Dated:. __ •...J...( .!.-\..z..--J/...:...1...:...7 ____ _ 4 CA 11/5/2014 Item #11 January 10, 2017 Page 10 of 59 California All-Purpose Acknowledgement A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of San Diego On 'De.c_ .2ri, 'do\lo before me, ___ A-:-:--. K--;;. M--:::::-:arv--;;in-::::,=N_o_t_ar_y_P_u_b_Ii_c _______ _ Name & Title of Officer personally appeared 'DruLL S0-~\oo- who proved to me on the basis of satisfactory evidence to be the person~whose nam~) ~are subscribed to the within instrument and acknowledge~_me that ~he/they executed 'tn'e same in@her/their authorized capacity(!es},-& that by~her/their signatures(s-) on the instrument the person(.s},-or the entity upon behalf of which the person(stacted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true & correct. WITNESS my hand & official seal Optional Information Description of Attached Document: L (l Title or Type of Document: \-\:~ s·E \....a.,~ \s.bd ~?ct>&~ Document Date: _________ _ Other information: A. K. MARVIN ... l Commission No. 2028824 £ NOTARY PUBLIC-CALIFORNIA ~ SAN DIEGO COUNTY ~ Commission Expires July 11, 2017 ~ Notary Seal Number of Pages:. __ 4_·t-·----- Item #11 January 10, 2017 Page 11 of 59 Address: 3050 Madison Street Assessor Parcel No.: 203-351-03 Assessor's Parcel Number: 203-351-03 Project Number and Name: RP 15-16/CDP 15-37 -4 Plus 1 Luxury Living EXHIBIT A LEGAL DESCRIPTION OF PROPERTY Lots 9 and 1 O in Block 48 of Carlsbad in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 535 and 775, filed in the Office of the County Recorder of San Diego County May 2, 1888 and February 15, 1894, respectively. 5 CA 11/5/2014 Item #11 January 10, 2017 Page 12 of 59 SITE MAP • N NOT TO SCALE 4 Plus 1 Luxury Living RP 15-16 / CDP 15-37 Exhibit 3 Item #11 January 10, 2017 Page 13 of 59 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 7210 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MAJOR REVIEW PERMIT AND COASTAL DEVELOPMENT PERMIT TO ALLOW FOR THE DEMOLITION OF A ONE-STORY, TWO-UNIT RESIDENTIAL BUILDING AND THE CONSTRUCTION OF A MIXED-USE BUILDING CONSISTING OF 1,105 SQUARE FEET OF RETAIL SPACE AND FOUR APARTMENT UNITS ON PROPERTY LOCATED AT 3050 MADISON STREET IN LAND USE DISTRICT 1 OF THE VILLAGE REVIEW ZONE, THE VILLAGE SEGMENT OF THE LOCAL COASTAL PROGRAM AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: CASE NO: 4 PLUS 1 LUXURY LIVING RP 15-16/CDP 15-37 Exhibit 4 WHEREAS, First BMS Properties, LLC, "Developer/Owner," has filed a verified application with the City of Carlsbad regarding property described as Lots 9 and 10 in Block 48 Town of Carlsbad, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 535 and 775, filed in the Office of the County Recorder of San Diego County May 2, 1888 and February 15, 1894, respectively. ("the Property"); and WHEREAS, said verified application constitutes a request for a Coastal Development Permit as shown on Exhibits "A" -"K" dated November 16, 2016, attached hereto and on file in the Carlsbad Planning Division, 4 PLUS 1 LUXURY LIVING -RP 15-16/CDP 15-37, as provided in Chapter 21.201.030 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on November 16, 2016, hold a duly noticed public hearing as prescribed by law to consider said request; WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Coastal Development Permit. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad, as follows: A) That the above recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of 4 PLUS 1 LUXURY LIVING -RP 15-16/CDP 15-37, based on the following findings and subject to the following conditions: Item #11 January 10, 2017 Page 14 of 59 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Findings: Major Review Permit RP 15-16 1. The Planning Commission finds that the project, as conditioned herein, is on conformance with the Elements of the City's General Plan, based on the facts set forth in the staff report dated November 16, 2016 including, but not limited to the following: A. B. C. Land Use Goal 2-G.30: Develop a distinct identity for the Village by encouraging a variety of uses and activities, such as a mix of residential, commercial office, restaurants and specialty retail shops, which traditionally locate in a pedestrian-oriented downtown area and attract visitors and residents from across the community by creating a lively, interesting social environment. Land Use Policy 2-P.70: Seek an increased presence of both residents and activity in the Village with new development, particularly residential, including residential as part of a mixed-use development, as well as commercial, entertainment and cultural uses that serve both residents and visitors. The proposed project is consistent with the goals and policies for the Village, as outlined within the General Plan, because it provides a mix of multi-family residential and commercial/retail uses in an appropriate location (Carlsbad Village Center Land Use District No. 1) within the Village. This in turn serves to enhance and maintain the area as the Village center and encourages greater residential support opportunities in the Village. It also increases the number of and improves the condition and appearance of housing units within the Village. By providing more residential and commercial/retail opportunities, the project helps to create a lively, interesting social environment by encouraging and increasing the opportunity for 24-hour life in the Village, which provides the necessary customer base to attract complementary uses. The project reinforces the pedestrian-orientation desired for the downtown area by providing the new residents an opportunity to walk to shopping, recreation, and mass transit functions. The project's 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 and visually subordinate parking. Overall, the new residential units will enhance the Village as a place for living and working. Circulation Policy 3-P.5: Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. The applicant will be required to pay traffic impact fees prior to issuance of building permit that will go towards future road improvements. Noise Goal 5-G.2: Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. Noise Policy 5.P.2: Require a noise study analysis be conducted for all discretionary development proposals located where projected noise exposure would be other than "normally acceptable." PC RESO NO. 7210 -2-Item #11 January 10, 2017 Page 15 of 59 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 2. 3. D. A noise study was prepared by Ldn Consulting, Inc. (August 6, 2015) and determined that the worst-case cumulative noise level from all roadways was found to be 65.0 dBA CNEL at the site. Standard building construction will provide a noise reduction of approximately 12-15 dBA with a windows open condition, and a minimum 20 dBA noise reduction with the windows closed. To meet the 45 dBA CNEL interior noise standard, an overall minimum interior noise level reduction of 21 dBA CNEL is needed for the project. A closed window condition is required to reduce noise levels to comply with Title 24 and City of Carlsbad requirements. The windows closed condition requires that mechanical ventilation is installed to move air within the structure and control temperatures. Housing Policy 10-P.15: Pursuant to the lnclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. The inclusionary housing requirement may be satisfied through the payment of an in- lieu fee for projects that have less than seven units. The project has been conditioned to require the payment of the housing in-lieu fee for two units prior to issuance of a building permit. That the project is consistent with the Village Review Zone and the Village Master Plan and Design Manual in that the project as designed is consistent with the development standards for Land Use District 1, the Village Design Guidelines and other applicable regulations set forth in the Village Master Plan and Design Manual as discussed in the staff report dated November 16, 2016. The Developer/Property owner qualifies to participate in the Parking In-Lieu Fee Program and participation in the program will satisfy the parking requirements for the project. Justification for participation in the Parking In-Lieu Fee Program is contained in the following findings: A. B. The project is consistent with Village Review Master Plan and Design Manual in that the project assists in satisfying the goals and objectives through the following actions 1) the mixed-use project stimulates property improvements and new development in the Village by constructing a new permitted mixed-use building in an area with a mix of dated buildings and increasing the intensity of development within the Village; 2) it establishes Carlsbad Village as a quality shopping, working and living environment by providing new employment opportunities; increasing the number, quality, and diversity 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 on Madison Street with a new attractive building that adheres to the land use regulations and design guidelines set forth for the area. 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, and commercial/retail uses on 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 PC RESO NO. 7210 -3-Item #11 January 10, 2017 Page 16 of 59 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 C. 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 patrons. Adequate parking is available within the Village to accommodate the project's parking demands. A parking study was recently completed for the Village and Barrio areas, and parking occupancies were observed in the morning (9 A.M.), afternoon (1:00 P.M.), and evening (7:00 P.M.). The highest occupancy for all public parking lots combined in the Village was 72% at 1:00 P.M. in May 2016. 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. D. The In-Lieu Fee Program has not been suspended or terminated by the City Council. Coastal Development Permit CDP 15-37 4. 5. 6. That the proposed development is in conformance with the Certified Local Coastal Program and all applicable policies in that the proposed building will not obstruct views of the coastline as seen from public lands or the public right of way or otherwise damage the visual beauty of the coastal zone. The project is consistent with the surrounding development of medical office and commercial buildings. No agricultural uses currently exist on the site, and the property is not within the Coastal Agricultural Overlay Zone that would require mitigation for conversion to urban uses. There are no sensitive coastal resources within the property and is not located in an area of known geologic instability or flood hazard. The proposal is in conformity with the public access and recreation policies of Chapter 3 of the Coastal Act in that no public opportunities for coastal shoreline access are available from the subject site and no public access requirements are conditioned for the project since it is not located between the first public road and the ocean. The commercially designated site is not suited for water-oriented recreation activities. The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban runoff, pollutants, and soil erosion. No steep slopes or native vegetation is located on the subject property and the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods, or liquefaction. City Council Policy No. 43, Allocation for Excess Dwelling Units 7. 8. That the project location and density are compatible with the existing adjacent residential neighborhoods and/or nearby existing or planned uses in that the project is consistent with the adjacent mix of residential and commercial land uses and anticipated uses in that Land Use District 1 of the Village Master Plan is intended to provide for a gradual transition to a mix of higher quality commercial and residential uses which will provide positive support for the core of the Village. That the project location and density are in accordance with the applicable provisions of the General Plan and any other applicable planning document, in that Village (V) General Plan Land PC RESO NO. 7210 -4-Item #11 January 10, 2017 Page 17 of 59 1 2 3 4 5 6 7 8 9 9. Use designation allows residential development at a density range of 28 to 35 dwelling units per acre. For mixed use projects, the minimum allowable density is calculated based on 50% of the developable area. Therefore, based on an overall project area gross/net acreage of 0.16 acres, the minimum density shall be calculated based on 0.08 acres (0.16 x 0.50 = 0.08). The resulting minimum density for the proposed mixed use project is 25 dwelling units per acre; the resulting minimum unit yield is 2.24 dwelling units. Pursuant to Table A of CMC Section 21.53.120, a unit yield which results in a fractional unit below 0.5 may be rounded down. However, the maximum unit yield at 35 du/ac is 5.6 units, or 5 units rounded down pursuant to CMC Section 21.53.120. The proposal for four residential units falls within the allowable range (two -five units) for the dwelling unit yield. That there are an adequate number of units in the Excess Dwelling Unit Bank (EDUB) to allocate two units. Two units will be deducted from the EDUB as there are two existing residential units on site, giving a net gain of two units. Per the city's Quadrant Dwelling Unit Report (dated August, 2016), 759 units remain available for allocation in the Village. 10 California Environmental Quality Act: 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 10. 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 preparation of environmental documents pursuant to Section 15332 of the State CEQA Guidelines as an infill development project. 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. General 11. 12. 13. The project is consistent with the City-Wide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1 and all City public policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding: sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, A. B. C. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. That the project is consistent with the City's Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. PC RESO NO. 7210 -5-Item #11 January 10, 2017 Page 18 of 59 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Conditions: General Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a building permit. 1. 2. 3. 4. 5. 6. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Major Review Permit and Coastal Development Permit Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Major Review Permit and Coastal Development Permit documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this Major Review Permit/Coastal Development Permit, (b) City's approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the City's approval is not validated. Prior to submittal of the building plans, improvement plans, or grading plans, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Site Plan or other, conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final decision making body. The copy shall be submitted to the city planner, reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. PC RESO NO. 7210 -6-Item #11 January 10, 2017 Page 19 of 59 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 7. 8. 9. 10. 11. 12. 13. 14. 15. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Carlsbad Unified School District that this project has satisfied its obligation to provide school facilities. 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. Prior to the issuance of the building permit, 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 Major Review Permit and Coastal Development Permit by Resolutions No. 7210 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 specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 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. 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 CFO #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. 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. PC RESO NO. 7210 -7-Item #11 January 10, 2017 Page 20 of 59 1 2 3 4 5 6 7 8 9 16. 17. 18. 19. Developer shall construct, install, and stripe not less than 10 parking spaces, including one {l) accessible parking space, as shown on Exhibit "B". Prior to issuance of building permits, the Developer shall pay to the City an inclusionary housing in lieu fee as an individual fee on a per market rate dwelling unit basis (total of two units) in the amount in effect at the time, as established by City Council Resolution from time to time. Prior to issuance of building permits, the Developer shall enter into a Parking In-Lieu Fee Participation Agreement and pay the established Parking In-Lieu Fee for 1 parking spaces. The fee shall be the sum total of the fee per parking space in effect at the time of the building permit issuance times the number of parking spaces needed to satisfy the project's parking requirement. The construction of the building shall incorporate all noise reduction measures identified in the noise study prepared by Ldn Consulting (August 6, 2015). 10 Engineering: 11 NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed development, must be met prior to approval of a demolition permit, grading permit 12 or building permit, whichever comes first. 13 General 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 20. 21. 22. 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 install sight distance corridors at all street and driveway intersections in accordance with City Engineering Standards. The property owner shall maintain this condition. Fees/ Agreements 23. 24. 25. 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 submit an executed copy to the city engineer for recordation a city standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement. Prior to approval of a grading permit or any building permits for this project, developer shall cause owner to give written consent to the city engineer for the annexation of the area shown within the boundaries of the (SUBDIVISION OR SITE PLAN) into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 and/or to the formation or annexation into an additional Street Lighting and Landscaping District. Said written consent shall be on a form provided by the City Engineer. PC RESO NO. 7210 -8-Item #11 January 10, 2017 Page 21 of 59 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 26. Developer shall cause owner to execute, for recordation, a city standard Local Improvement District Agreement to pay fair share contributions for undergrounding of all existing overhead utilities and installation of street lights, as needed, along the subdivision frontage, should a future district be formed. Grading 27. 28. Based upon a review of the proposed grading and the grading quantities shown on the tentative map, grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports as required by city engineer, post security and pay all applicable grading plan review and permit fees per the city's latest fee schedule. Prior to issuance of a demolition permit or grading permit, the contractor shall submit a Construction Plan to the city engineer for review and approval. Said Plan may be required to include, but not be limited to, identifying the location of the construction trailer, material staging, bathroom facilities, parking of construction vehicles, employee parking, construction fencing and gates, obtaining any necessary permission for off-site encroachment, addressing pedestrian safety, and identifying time restrictions for various construction activities. Storm Water Quality 29. 30. 31. 32. 33. Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. Developer shall complete and submit to the city engineer a Determination of Project's SWPPP Tier Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier level Storm Water Pollution Prevention Plan (SWPPP) to the satisfaction of the city engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. This project is subject to 'Priority Development Project' requirements. Developer shall prepare and process a Storm Water Quality Management Plan (SWQMP), subject to city engineer approval, to comply with the Carlsbad BMP Design Manual latest version. The final SWQMP required by this condition shall be reviewed and approved by the city engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and inspection fees per the city's latest fee schedule. 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, pollutant control BMP and applicable hydromodification measures. Developer shall complete the City of Carlsbad Standard Stormwater Requirement Checklist Form. Developer is responsible to ensure that all final design plans, grading plans, and building plans incorporate applicable best management practices (BMPs). These BMPs include site design, PC RESO NO. 7210 -9-Item #11 January 10, 2017 Page 22 of 59 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 source control and Low Impact Design {LID) measures including, but not limited to, minimizing the use of impervious area (paving), routing run-off from impervious area to pervious/landscape areas, preventing illicit discharges into the storm drain and adding storm drain stenciling or signage all to the satisfaction of the City Engineer. Dedications/Improvements 34. 35. 36. Utilities 37. 38. Developer shall design the private drainage systems, as shown on the site plan to the satisfaction of the city engineer. 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. Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard Development Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the site plan. 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 and driveway approach. B. Sewer lateral and water service with 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. Developer shall design all proposed public improvements including but not limited to (sewer laterals, streetlights, pedestrian ramps, driveways, sidewalk, water services/meters, curb drains, etc.) as shown on the site plan. These improvements shall be shown on one of the following, subject to city engineer approval: A. B. Grading plans processed in conjunction with this project; or Construction Revision to an existing record public improvement drawing. Developer shall pay plan check and inspection fees using improvement valuations in accordance with the city's current fee schedule. Developer shall apply for and obtain a right-of-way permit prior to performing work in the city right-of-way. Developer shall meet with the fire marshal to determine fire protection measures (fire flows, fire hydrant locations, building sprinklers) required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the district engineer. The developer shall agree to design landscape and irrigation plans utilizing recycled water as a source and prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the district engineer. PC RESO NO. 7210 -10-Item #11 January 10, 2017 Page 23 of 59 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 39. 40. Developer shall install potable water and/or recycled water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. The developer shall agree to install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 41. 42. 43. 44. 45. 46. 47. 48. 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. 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. 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. 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. PC RESO NO. 7210 -11-Item #11 January 10, 2017 Page 24 of 59 1 2 3 4 5 6 7 NOTICE Please take NOTICE that approval of your project includes the 11imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as 11fees/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 8 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 9 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. 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PC RESO NO. 7210 -12-Item #11 January 10, 2017 Page 25 of 59 1 2 3 4 5 6 7 8 9 10 11 12 13 14 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on November 16, 2016, by the following vote, to wit: AYES: ·. NOES: ABSENT: ABSTAIN: Chairperson Anderson, Commissioners Black, Goyarts, Montgomery, Segall and Siekmann . Commissioner L'Heureux V~ch!itf:~W CARLSBAD PLANNING COMMISSION ATTEST: ~~ DON NEU 15 City Planner 16 17 18 19 20 21 22 23 24 25 26 27 28 PC RESO NO. 7210 -13- j I 1 I I I f I I l I I i t I Item #11 January 10, 2017 Page 26 of 59 The City of Carlsbad Planning Division Exhibit 5 A REPORT TO THE PLANNING COMMISSION Item No. 0 P.C. AGENDA OF: November 16, 2016 Application complete date: August 15, 2016 Project Planner: Austin Silva Project Engineer: Steve Bobbett SUBJECT: RP 15-16/CDP 15-37 - 4 PLUS 1 LUXURY LIVING -Request for a recommendation of approval of a Major Review Permit and Coastal Development Permit to allow for the demolition of a one-story, two-unit residential building and the construction of a mixed- use building consisting of 1,105 square feet of retail space and four apartment units located at 3050 Madison Street in Land Use District 1 of the Village Review zone, the Village Segment of the Local Coastal Program, and within Local Facilities Management Zone 1. The City Planner has determined that this 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 is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (ln~fill Development Projects) of the State CEQA guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7210 RECOMMENDING APPROVAL of Major Review Permit RP 15-16 and Coastal Development Permit CDP 15-37 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The subject .16 acre site is located on the east side of Madison Street, just south of Carlsbad Village Drive. The project site is located in the coastal zone and within Land Use District 1 of the Village Review zone. The site is currently developed with a one-story, two-unit residential building, which will be demolished to accommodate the proposed mixed-use building. Table 1 below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE 1-SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site Village V-R, District 1 Residential North Village V-R, District 1 Fast food restaurant South Village V-R, District 1 Medical Therapy Office East Village V-R, District 2 Residential West Village V-R, District 1 Financial Institution Vehicular access to the site will be taken from the rear alley where residents will pull into a secured parking garage that occupies a majority of the ground floor. The remaining front portion of the ground floor is dedicated towards a 1,105 square foot retail space. The second floor consists of storage space for the retail business and the four apartments, as well as apartment unit one. Units two and three occupy the Item #11 January 10, 2017 Page 27 of 59 RP 15-16/CDP 15-37 -4 PLUS 1 LUXURY LIVING November 16, 2016 Page 2 third floor, and the entire fourth floor is dedicated towards unit four. All of the apartment units have their own private deck space. Table 2 below provides a breakdown of the details for each of the apartment units. TABLE 2 -DETAILS FOR UNIT TYPE Unit# Size (sq. ft.) Bedrooms/Bathrooms Private Deck Space (sq. ft.) 1 2,663 3/3.5 486 2 2,018 3/2.5 594 3 2,049 3/3.5 259 4 3,018 4/4.5 749 The mixed-use building takes on a California Contemporary architectural theme with the use of traditional California building materials such as stucco, stone veneer, and wood. The simple building forms and use of clean lines give the building a contemporary feel. A neutral color scheme is used with the use of three different stucco colors {Sedona, desert trail, and egg shell) and stone veneer is incorporated into all sides of the building to break up stucco walls. The west (front) elevation includes a horizontal wood architectural feature that wraps around the sides of the building and visually breaks up the second and third floor. The use of horizontal wood siding is carried throughout the building to tie all sides together. The project is consistent with the design guidelines of the Village Master Plan and Design Manual by providing access to the parking area from the alley, stepping the building back at upper levels, utilizing simple building forms, providing visual interest on all sides of the building, and providing significant storefront glazing for the retail storefront. Ill. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village {V} General Plan Land Use designation; B. Village Review {VR) Zone {C.M.C. Chapter 21.35}, District 1 {Village Master Plan and Design Manual}; C. Coastal Development Regulations for the Village Segment of the Local Coastal Program {C.M.C Chapter 21.81 and Village Master Plan and Design Manual); D. lnclusionary Housing Ordinance {C.M.C. Chapter 21.85}; and E. Growth Management Ordinance {C.M.C. Chapter 21.90). 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 does not assign densities to properties within the Village area. Rather, the Village Master Plan establishes the minimum and maximum densities for residential development. For mixed-use projects, the minimum allowable density is calculated based on 50% of the developable area. Table 3 below identifies the allowable density range for properties located within Land Use District 1. Item #11 January 10, 2017 Page 28 of 59 RP 15-16/CDP 15-37-4 PLUS 1 LUXURY LIVING November 16, 2016 Page 3 TABLE 3-PROJECT DENSITY Gross Acres Net Acres Allowable Density Range Project Density .16 Same 28-35 du/ac 4 units/0.16 ac = 25 du/ac* TABLE 4 -PROJECT YIELD Gross Acres Net Acres Min/Max Dwelling Units per Proposed Yield Village Master Plan Minimum units based on 50% of the developable area: 0.16 x a.so = 0.08 acres 0.08 acres x 28 du/ac = 2.24 units (Pursuant to Table A of CMC Section 21.53.120, a unit yield which 4 dwelling 0.16 Same results in a fractional unit below 0.5 may be rounded down) units Maximum units: 0.16 acres x 35 du/ac = 5.6 units 2-5 dwelling units= allowable range * 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 21.85.110. As discussed in Section D below, the proposal to pay the in-lieu inclusionary housing fees for two (2} residential units is consistent with the inclusionary housing requirements as set forth in City Council Policy No. 43. Pursuant to C.M.C. Chapter 21.85.030 (D.3}, a project may be exempt from paying inclusionary housing fees for the construction of new residential units which replace residential units that were demolished within two years prior to the application for a building permit for the new residential units. Because there is a net increase of two units, the project is accordingly- conditioned to require to pay the requisite in-lieu inclusionary housing fees for two units prior to the issuance of a building permit. 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. 7210, the proposed project meets these findings. Because there are two existing residential units on the property, two units will be deducted from the Excess Dwelling Unit Bank. 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. Item #11 January 10, 2017 Page 29 of 59 RP 15-16/CDP 15-37 -4 PLUS 1 LUXURY LIVING November 16, 2016 Page 4 TABLE 5 -GENERAL PLAN COMPLIANCE Element Goal/Policy Compliance with Goal Land Use Goal 2-G.30: Develop a distinct The proposed project is consistent with the goals identity for the Village by and policies for the Village, as outlined within the encouraging a variety of uses and General Plan, because it provides a mix of multi- activities, such as a mix of family residential and commercial/retail uses in residential, commercial office, an appropriate location (Carlsbad Village Center restaurants and specialty retail Land Use District No. 1) within the Village. This in shops, which traditionally locate turn serves to enhance and maintain the area as in a pedestrian-oriented the Village center and encourages greater downtown area and attract residential support opportunities in the Village. It visitors and residents from across also increases the number of and improves the the community by creating a condition and appearance of housing units within lively, interesting social the Village. By providing more residential and environment. commercial/retail opportunities, the project helps to create a lively, interesting social Policy 2-P.70: Seek an increased environment by encouraging and increasing the presence of both residents and opportunity for 24-hour life in the Village, which activity in the Village with new provides the necessary customer base to attract development, particularly complementary uses. The project reinforces the residential, including residential as pedestrian-orientation desired for the downtown part of a mixed-use development, area by providing the new residents an as well as commercial, opportunity to walk to shopping, recreation, and entertainment and cultural uses mass transit functions. The project's proximity to that serve both residents and existing bus routes and mass transit will help to visitors. further the goal of providing new economic development near transportation corridors. Furthermore, the project will provide a strong street presence with extensive architectural relief and visually subordinate parking. Overall, the new residential units will enhance the Village as a place for living and working. Circulation Policy 3-P.5: Require developers The applicant will be required to pay traffic to construct or pay their fair share impact fees prior to issuance of building permit toward improvements for all that will go towards future road improvements. travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. Noise Goal 5-G.2: Ensure that new A noise study was prepared by Ldn Consulting, development is compatible with Inc. (August 6, 2015) and determined that the the noise environment, by worst-case cumulative noise level from all continuing to use potential noise roadways was found to be 65.0 dBA CNEL at the exposure as a criterion in land use site. Standard building construction will provide planning. a noise reduction of approximately 12-15 dBA with a windows open condition, and a minimum Policy 5.P.2: Require a noise 20 dBA noise reduction with the windows closed. study analysis be conducted for all To meet the 45 dBA CNEL interior noise standard, Item #11 January 10, 2017 Page 30 of 59 RP 15-16/CDP 15-37 -4 PLUS 1 LUXURY LIVING November 16, 2016 Page 5 discretionary development proposals located where projected noise exposure would be other than "normally acceptable." Housing Policy 10-P.15: Pursuant to the lnclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. an overall minimum interior noise level reduction of 21 dBA CNEL is needed for the project. A closed window condition is required to reduce noise levels to comply with Title 24 and City of Carlsbad requirements. The windows closed condition requires that mechanical ventilation is installed to move air within the structure and control temperatures. The inclusionary housing requirement may be satisfied through the payment of an in-lieu fee for projects that have less than seven units. The project has been conditioned to require the payment of the housing in-lieu fee for two units prior to issuance of a building permit. B. Village Review Zone (C.M.C. Chapter 21.35), Land Use District 1 (Village Master Plan and Design Manual) The subject property is located within Land Use District 1 {Carlsbad Village Center) of the Village Master Plan. Mixed-use developments are permitted in Land Use District 1. The specific development standards for new development within Land Use District 1 and the project's compliance with these standards is shown in Table 6 below: TABLE 6 -COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 1 STANDARD REQUIRED/ ALLOWED PROPOSED COMPLY Front Yard Setback 0 feet {first floor) 1.5 feet Yes 10 feet average for all floors 10 feet average minimum for above first floor all floors above first floor Side Yard Setback No minimum or maximum 0 feet Yes requirement Rear Yard Setback No minimum or maximum 0 feet Yes requirement Building Height 45 feet 45 feet Yes Building Coverage 100% 96% Yes Roof Pitch 50% of the total roof structure 55% of the roof structure has a must have a 5:12 roof pitch 5:12 roof pitch Open Space 20% {1,383 sq. ft.) 65% Yes Landscape Areas -877 sq. ft. Decks -3,588 sq. ft. Total -4,465 sq. ft. Parking Residential: 2 spaces/unit (4 Residential: 10 parking spaces Yes units x 2 = 8 spaces) on-site Residential Guest: Yi space/unit (4 units x .5 = 2 spaces Retail: Applicant is requesting Retail: 1 space/300 sq. ft. to participate in the Parking In- 1,105/300 = 3.7 (4 spaces Lieu fee program for the four rounded up) (4) required retail parking spaces. Item #11 January 10, 2017 Page 31 of 59 RP 15-16/CDP 15-37 -4 PLUS 1 LUXURY LIVING November 16, 2016 Page 6 The project site is located in the Coastal Zone and Parking Zone 1 of the Village, which allows the developer to make an in-lieu fee payment for up to 100% of the on-site parking requirement if the property is located within 600 feet of an existing parking facility. The site is located approximately 500 feet from the public parking lot at the northeast corner of Carlsbad Village Drive and Roosevelt Street. 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. In order to participate in the Parking In-lieu Fee program, the appropriate decision-maker {City Council) must find that: 1. The proposed project is consistent with the goals and objectives of the Village Master Plan and Design Manual; 2. The proposed use is consistent with the land use district in which the property is located; 3. Adequate parking is available within the Village to accommodate the project's parking demands; and 4. The In-Lieu Fee Program has not been suspended or terminated by the City Council. Justification for the above referenced findings is as follows: 1. The project is consistent with Village Review Master Plan and Design Manual in that the project assists in satisfying the goals and objectives through the following actions 1) the mixed-use project stimulates property improvements and new development in the Village by constructing a new permitted mixed- use building in an area with a mix of dated buildings and increasing the intensity of development within the Village; 2) it establishes Carlsbad Village as a quality shopping, working and living environment by providing new employment opportunities; increasing the number, quality, and diversity 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 on 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, and commercial/retail uses on 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 patrons. 3. Adequate parking is available within the Village to accommodate the project's parking demands. A parking study was recently completed for the Village and Barrio areas, and parking occupancies were observed in the morning {9 A.M.), afternoon {1:00 P..M.), and evening (7:00 P.M.). The highest occupancy for all public parking lots combined in the Village was 72% at 1:00 P.M. in May. 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. 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 four 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. Item #11 January 10, 2017 Page 32 of 59 RP 15-16/CDP 15-37-4 PLUS 1 LUXURY LIVING November 16, 2016 Pa e 7 C. Coastal Development Regulations for the Village Segment of the Local Coastal Program {CMC Chapter 21.81 and Village Master Plan and Design Manual The site for the proposed project is located within the Village Segment of the Coastal Zone. Consistency with the Village Local Coastal Program is required for this project. The Village Master Plan and Design Manual function as the Local Coastal Program for the Village area. Therefore, as long as the project is consistent with the Village Master Plan and Design Manual, the project is consistent with the Local Coastal Program. Staff finds the proposed project, as discussed in the prior section, to be consistent with the Village Master Plan and Design Manual and therefore the Local Coastal Program. D. lnclusionary Housing Ordinance 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 apartment units has been conditioned to pay the applicable housing in-lieu fee for two units prior to issuance of a building permit. E. Growth Management Ordinance (C.M.C. Chapter 21.90), Local Facilities Management Zone 1 TABLE 7 -GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 14.1481 sq. ft. Yes Library 7.54 sq. ft. Yes Waste Water Treatment 4.00 EDU's Yes Parks .028 acres Yes Drainage 1 CFS Yes Circulation 78ADT Yes Fire Station 1 Yes Open Space N/A N/A Schools 1.04 students Yes Sewer Collection System 2,420 GPD Yes Water 1,254 GPD Yes IV. ENVIRONMENTAL REVIEW The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Project) Class 32 Categorical Exemption. The project is consistent with the Village Master Plan as well as the General Plan, 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. 7210 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Reduced Colored Renderings 6. Full Size Exhibits (IA" -(IN" dated November 16, 2016 Item #11 January 10, 2017 Page 33 of 59 ( \. Ccicyof Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov 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. Note: . . .· . . . . . . .. ' . . . . . . . . .. . .. Perseri is clefine.d as "Any indlvidual; firm, CO.".i~artne,rsti'ip, J9int \i~nt.1;J:re( ass:ocfaticm, S()eial club, fraternal or,ganization, corporation,. estate; trust; receivei\: s:yndicat~; im this :!:!h"d ?riY' other ¢otJ·nty; city and count¥,, cit¥.hlUHJe.,ipality, ·eilsttiqt Or. otner p.otitiCfl'l's1.11bdlyisiorr'Glr'.anyother grci1p o:r ci.3mbinatro:11 ~ctin·g as a !,lnit." . .. ·, . . . . . . Age.tt:lS nJ~· si9ii this dt>Cblfnfmt;-h~~~ver,\iie':1~9.aL n~me ~na· entity of the·appJi~l;lrit ~ndproperty owner must b~ provkfed be,!ow. · · · ·· · · · · · 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 Tony Tonekaboni Corp/Part __________ _ Title __________ _ Title ____________ _ Address 2652 Escala Circle, San Diego, CA 92108 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 Bruce Sahba Title Managing Member Address 8528 Ruette Monte Carlo La Jolla, CA 92037 corp/Part FIRST RMS PROPERTIES Title ____ -,-________ _ Address 1010 Pearl Street #12 La Jolla, CA 9203. 7 Page 1 of2 Revised 07/10 Item #11 January 10, 2017 Page 34 of 59 I ( (. 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 Profitrf rust Non Profitrrrust --------~-~ Title Title ____________ _ 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? D Yes [HNo If yes, please indicate person(s):. __________ _ NOTE: Attach additional sheets if necessary. 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 of 2 Revised 07/10 Item #11 January 10, 2017 Page 35 of 59 ! f I I I i I f I R • T-01 COVER SHEET/SHEET INDEX ARCHITECTURAL: A-01 SITE R...AN -FIRST FLOOf'l. ~A!L t 6,A.RA,SE PLAN A-02 2nd t !'RD FLOOR PLAN UNITS lt:2 t ?l A-0:3 FOURTI-l FLOOR PL.AN UNIT 4 t ROOF A-04 ~ST t 5CllJTI-l ELEVATIONS A-05 EAST • NORTI-l ELEVATION.5 A-06 SEGTION.5 P-01 C-OLOR ELEVATIONS EAST • WEST P-02 COLOR ELEVATION 50lJTH LANDSCAPE: L-1 LAN.DSG.APE CONCEPT PLAN L-1 IAAl6ATION PLAN CONSULTANT FIRST BM5 PIWPERT1E5, LlG 1010 PEAAL STRfcT •12 LA JOUA, GA •1:2031 LEGAL DESCRIPTION: LOTS 'I AND 10 BI..OGK 4b OF GARl..58AO, IN THE Gin' OF GAALSB>D, GalHT1" OF SAA D1E60, STATE OF GAI..JfcmilA, NZO!mlHS TO HAP ~ HO. 5'5 AND 115, Fll.fD !N 1ttE Off!GE OF THE GCWTY 1<.ECCRDER Of SAA D1E60 GOJNTY HAl' 2, !l'Jlib AND R:Bi.l.lAAl' IS, lb'l.of., RfSPEGTlval', PROJECT INFORMATION LOT SIZE 0.161 AC:.RES I t,qjt:, 5.F. t,qlt, S.F. x%:20= 1:3.e.S.:2 ASSESSOR'S PARCEL NO. 20:3-:351-0:3 PROPERTY ADDRESS !'050 HAD150N STREET CARLSBAD, GA. ZONING/LAND USE DESIGNATION FIRE NOTE ALL LIVIN5 AREA ABOVE THIRD FLOOR N.eE0 FIRE ALARM. PROJECTED WATER USAGE RESIDENTIAL COHMERCIAL .:250 6PD X4 • 1000 SPD .:2!' 6PD PER 5F'XII05 : 25'4-6PD PROJECTED SEWER USAGE RESIDENTIAL (EDU) .220 6PD /DAY X II DU X 0EDUPER/DU)= 2420 6PD I DAY COMMERCIAL I EDU/ 1600 5F =1105 SF/l000=.6!4X220•1"5 6PL/OAY AVERAGE DAILY TRAFFIC RESIDENTIAL e, TRIPS PER D.U. X 4 UNITS "' :32 ADT COMMERGIAL ifaoo SF,.0.4XII05" 46 ADT BUILDING CODE ANALYSIS: Tl'F'E OF GONSmJGTION, al1LD1H6 OGGlPANc.l' RJU.l'Sf'RJNKI...ER STORIES HEISHT, 6ENERAL 1'1..AN, ZONIN.5 (.}'"~,-~" ::.#..,. ~ .. ,.sd(1 \ .. S1a1bt1<k1 •~·j '}V1~1q•f•irll \!!, tfl_,t.,~•Mui<•~ VICINITY MAP NO SCALE RESIDENTIAL DENSITY :15 D~LLIN6 UNITS PER AGRE .!6 ACRES X :!!.:I dt1/aG= 5.6 or 5 PROVIDE 4 UNITS UNIT-1 Fl""' 266, S.F. ·-3,\!i BATH!WOM!i DE'GK 12165.F. 5T""'6E 13&S.F. UNIT-2 FLOOR 2016 S.F, 368:l!WOH 3~ BATHROOMS DE'GK 1'14S.F. ST""-"'E 13"S.F. UNIT-3 FLOOR 20'4'f S.F. :SBED~OH :,J!z BATifWOMS DEGK bO<f.S.F. ST""-"'E 1'6S.F. UNIT-4 RAOR :501t.i S.f, DE'GK I0:505.F. STOFV6E l:l&S.f. RESIDENTIAL TOTAL: RETAIL '1,1..ffi S.F. ,,b44s.F. 5525.f. FlOOR IJqj S.F, STOIV.SE '15 S.F, TOTAL 621 S.F. OPEN SPACE LOT SIZE 0.161 AC:.RES I E,qlE, 5.F. OPEN SPACE REGUIREMENT1 t,qlt, S.F. x%:2011 19e>9.2 PROVIDE 65% OPENSPAGE PROVIDE: L.AM05GAPE 6Tl S.F. DECK~ :l,S&b S.F. TOT AL +465 S.F. PROJECT GOVERNING CODES D:IE GONSTR!JGTlot:! Cf E'BPJEGT SHAl l l;f IN GONFQBMN!GE WlJY Ilf§ CLRREto: AOOfIR? EPIJ10ti5 Cf M EPLLOWltt? r,ope;, 20!:, allLOIHS STAND.ARDS AOMIN. GODE, PART I, Tln...E 2-4 G.C.R. (C..Al..l~A GODE OF R5511LATION5) 20!:l GAI..IFORNIA allLDIN.S GroE (GBGJ, PART 2, Tln..E 2-4 G.C.R 201, CALIFORNIA a.EGTRIGAI.. GODE (GEGJ, PART :,, T1TlE 2-4 C.C.R. 20!3 GAI..IFOMA Me.GHANJGAI.. GODf (CMG), PART 4, 11TlE 2-4 G£..R. 20l3 GAI..IFOMA f'Ut-lBIHS GODE (GPG), PAAT 5, 11n..E 24 G.C.R. 20!1 GAI..IFOAAIA ENER6l' GODE (GEC), PAAT 6, 11TtE 2.of. G.G.R. 20l3 GAI..IFORNIA FIRE GOOE , PART 'I, TITLE 24 G.l..R. 20l3 GAI..IFORNIA EXISTIHS allLOIHS CODE, PART 10, 11n.E 24, Gt:,R 20l:l GAI..IFORNIA F<EFl:RENCB:> STANDARDS, PART 12, 11n.E 24 GU<. 20! RB.JG SAFETY, STATE Fll<.E MARSHAi.. 1<551.1i...AT10H5 TITLE l'i ,~ .. PARTIAL. UST Of Af'fUC..AELE filANQAApS, NFPA l:l AUTOMATIC SPRINKLER Sl'Sm-ts 2019 EDITION NFPA 1-4 ST.AWPIPE S'l'STEMS 2013 EDITloN NFPA 20 STATIOHAR'I" R.MPS, 201:l EDITION HFPA 2-4 PRIVATE FIRE HAINS, 201:l EDITloN NFPA 12, NATICtW... FIRE A1...AAM GGOE (C..A AM::NDEDI-ENTS)20i:S (HoTE, SEE UL STO l<fll FOR 'VIOOAI.. DfVIGES'J NFPA M, STANDARD Fett FIRE DOORS AND an-ER OPBl!HS F'MTEGTIV?: HFPA 253, GRl11GAI.. RADIN« R.JJX OF FLOOR c.o\lERIHS S'l'STEMS, 2006 EDITION NFPA 2001 c..l.EAA ~ FIRE EXTIH'51.!ISHIHS Sl'STEMS 2006 EDITION ~ GGOE SE:GTIOH FOR NFPA STANDARDS-2010 GBG (~ 3504.1 WATER METER NOTE 1 .. u .. oat.a, 1-10-.:201, lltav!11orbo ~/a,ing, (IJS.16-.:20!6 (~,-0..--.:2011, Ra\/11"""' eu11,rr19, = Clra"'1"''/0la<:k4<:I, G<>Multail. /"l'"D""'-t~ ;2015-0!5 Jt.-15-11!1~1'-'1 u .... .... vi N cu '"" r--.... :II, ..... .... M 1-.. QJ 0 cu QJ N Q., .. a, .... ~ 0 "' 1-.. ;:: ~ "' .i QJ !;fl i:i. ]. :;;: 0 '"" "' e:Q 0 ... ..... '"" fll 1-.. . ... '- b() = .... '> QJ "" QJ • .... .. "' -z '"'U e, ~ "' -="' 0"' ="" v,,.C ~~ ·-"' .,,_ "' .. .... ~ ::;:j 0 .-I l1l + 0 ~ M 'l'll'l' ~~ !!ihaatntla, COVERSHEET AND INDEX Shaat~. T-01 ~HO., ·Ol"-!!Hr.!, Item #11 January 10, 2017 Page 36 of 59 f I i I t I q • .10'. ..... 5'± UNIT-1 FLOOR Df<K STOl<A6f UNIT-2 FLOOR DE'GK 5T"""6E UNIT-3 FLOOR Dl'<OK STORA6E UNIT-4 FLOOR DE'GK 5TOR>6E RETAIL F\LXlR 5T"""6E :2663 S.F. 1.216 5.F. 1365.f. 201!1 SF. 1'145.F. 1:,asr. .W-4'1 S.F. ~SF. 13!5.f. .40'. ......• JQ' ,011!1 5.F. 10905.F. 1,esf. 1105 S.F. "55.F. . BlA1DIN5 SET SAGI<, 1-w w ~ en OZNEWl'fllVATE '"''"'" en c5 < ~ FOR Ml)(B:) USE DEVELOPMENT WlnllN GOASTAL ZONE, lHRE !:iiAU. BE NO MIN. OR MAX. SETBACK FOR FIRST AT 6RADE FLOOR NOTE: • ALL UTILIT'r' FAG!LIT1ES l~WD1N6 UPSAADED OR N&I a.EGTRIGAL ~ F~LmES flRE DEPARTMENT GONNEC.TION ASSB-6...15, 5"5 METERS AND a.EGTRIC.AL ME'JcRS ARE TO BE LOGAlcO ON SITE AND 5GREENEO FROVIB't. 1 nlE TOP Of Fl~ LOCATED BEHIND rnE Rl6H!'-a=-wA1' AL.OHS MADISON STREET AAE TO 8E R.USH HIT}! TOP Of THE SIDEWALK. • VERT/GAL GOLUMN ELEMENTS AI..ON6 THE MADISON STREET FRONTME SHALL SE SETBAGK A MINIMJH TW1 FEET F1WH THE Rh5HT-af-WAY' BACK OF SIDE~ PARCEL 1 PM 3339 "' --SCALI::: 1" = El' SITE PLAN LEGAL DESCRIPTION: NORTH Lars 'I AND 10 Bl.OGK 4b OF CARLE.BAD, IN lHE Cl1'Y OF GARI..SBAD, G0JNTY OF SAA DIEiSO, STATE OF GALIFORHIA, AC.GOROIN6 TO MAP TlfREa"' NO. 5:35 AND 715, FILED IN 11iE OFF/GE OF THE GO..Nn' RECORDER OF SAN 01550 cctNT'( MA1' 2, I~ AND FEBls!JAR'!' 15, IM4, RE5PEC/TIVEL1'. ASSESSOR'S PARCEL NUMBER: 8 7 21 ................. 2.0'. ... . · ...... JO' ..... · _to: .. . '.•) """-'"'•~nuol',rk (1)5-16-:2016 ~1-0S-20/1!, l,J ,_;i ,_;i Vl N QJ .... .... 'II: t .. "' QJ "' i:i.. .1:1 0 Vl i... ,:: Q.. e<l "' V'l =... ~ 0 .... co 0 ... .... Cl) i... ~ 'l'll'I' t-, M 0 N O'\ < u cu 1 e<l ...i SITE PLAN A-01 Item #11 January 10, 2017 Page 37 of 59 G);!,'::~~ FLOOR PLAN UNIT 1~----- 0 ~!~,~)1.00R PLAN UNITS 2 & ' A-A LEGEND f>~::x:;:"~I A-A OPEN SP.AGE f'RJVATEOEGK GOMMONDEGK <>'ENSFACE ROOF METAL STANDING SLOPES/l:2 IHuaD<lt.a, "1-I0-:;1015 "-'""•-1"1..,l,ig, (1)5-16-2016 (:JJ,'"°5-::20116 R.tvl•IDr1ilSulld'ng, """" tira.mP.,~.:.lcad, Gon!ulOQ'lt, ~o""<:.t~ :2013-015 it.-15-16/Ga'IH"I u ....;i ....;i vi N cu '"" [-. .... ~ ... M -..... 0 (IJ cu (IJ N ~ ... a. ..... ~ 0 "' -.: i:i.. "' "'" Vl (IJ 1 i:i.. ~ 0 ~ '"" "' 0 ... ... '"" Cll -.... i;.. 0.0 = ..... .... (IJ > ... (IJ • .... .b "' -z "''-: e,~ ="' 0"' = ... "'.c :i< i:i:: -~"' '0-=~ "' ... ....;i < :;: '5 0 'l"'1 Lil + 0 '<:!' M 'l'll'l' ,~/ !;fi .... tTIUo, 2ND &3RD FLOOR PLAN UNITS 1-2-3 ~t,.,,.,...,., A-02 ~NO., -Of'-s-rrs Item #11 January 10, 2017 Page 38 of 59 i ! f I i i I i l t I n 8 A-A A-A ,------ ' I I I I_ ___ _ I ------------' NOre, 1<101 !:IF. Fi.AT ROOt= 1614 5.f. IS SLOPE Rad= ~ SLOPE ROOF THIROFI...OCR!OMS.P SLOPE ROOF ' ~[:L"OR 119 SP. SLOPE A-A A-A LEGEND ~ OPEN5P,cf PRIVATE DEGK m COMMON DEGK OPEHSPAGE -"" ·--,o, ' 1'.'"!S-l6}Gt)l"JH1 I.I ,-;j ,-;j vi N (lJ ... r-. .... =II: ... M 1-c ... 0 QI (lJ QI N ~ .. a, ... 0 tll 5 1-c ,:: ~ "' ~ 1:/l QI Q.. :::;: o· .2. c;Q ... "' 0 .. ... ... tr.I 1-c .... ... 'l'Jl'J' ,1,,,,,, ... .,.,.1{.,./ ~ ~1:m1 .. , FOURTH FLOOR PLAN UNIT 4& ROOF PLAN A-03 Item #11 January 10, 2017 Page 39 of 59 8~~-a~LEVATION I --El STUCCO BODY COLOR EXPO STUCCO COLOR SED0NA(BASE1} --0 STUCCO BODY COLOR EXPOSTUCCOCOLOR OESERTTRAll(BASE4) ---El STUCCO BODY COLORW EXPOSTUCCOCOLOR EGGSHELL(BASE1) ---El ACCENT/ PRODMA HORIZONTALCOMPOSITEWOODPANEL!NG PRODEMAPROOEXDARKBROWN ---El RAILING BY PEENEY CABELRAILINGOREQ. ----0 ATAS INTERNATIONAL OR EQ. PRODUCT:METALSTAND!NGSEAM 1~"FIELD-LOK COLOR: FOREST GREEN --0 ELDORADO STONE /OR EQ. YUKON MOUNTAIN LEDGE/ OR EQ. --0 CMU/RCP CMU REGAL STONE BLOCK OR EQUAL --0 OUTDOOR LIGHTING H!NKLEYLIGHTING257HARBORLED0UTDOOR SCONCE COLORANCHORBRONZE D!MENS10N16.25XX11.75X11 --El OUTDOOR LIGHTING HINK!.EYLIGHTING2572HARBORLED OUTDOOR PENDANT COLORANCHORBRONZE DIMENS10N16.25XX11.75Xi1 --0 GLAZING GREENTINTEDGLAZINGTYPICAL --0 WINDOW STOREFRONT GREEN GLAZING --0 WALL SIGN 1.0 SQUARE FOOT OF S1GNA6E FOR EACH LINEAL FOOT OF BUILDIN6 FRONTAGE. I 0C::."' ,~- !~~~~~~~~~ 1 .. ,,..0.:.t:.o, <t-lo-..:1015 "°"'·-~1 .... 1..g, (i}!;-16-2016 (2),..a.-:2016 R4"1•....,,. 61!11.cfr,g, """" t;,rc:iwn Btl/Gha~lcad, G<:insullalt, !9r,:,1M.ctlb,h,r .:;zo1s-.a?1 IV'l!!-16!Gt"'I~ c.J ,-a ,-a rJ; N Q.I .... r-. .... '* ... .... M ... cu Q Q.I cu N Q. .. a, .... j 0 ti) ... .: Q., ~ oi' v:i cu ! i:i... ::;: Q i:;Q .... ~ Q ... ... .... tll ... .... ... b.O = .... .... cu ,> E-cu • .... .. ~ -z ""'U c~ ti) -="' 0 ~ =~ "'.c ·~"' >< < "0-~ .. = i:i... :;:j ,-a< Q ~ Lil + Q -.:I' M 'l'Jl'J' '""'6"'"""'"/(.,,,1 ~ ~tTitle, WEST &SOUTH ELEVATIONS fih .. tturbor, A-04 5HTNO., ·Of'-~ Item #11 January 10, 2017 Page 40 of 59 i I I i I I f ij • I -0 STUCCO BODY COLOR DUNN EDWARDS SPICEOHOTCHOCOlATEDET691 ---0 STUCCO BODY COLOR DUNN EDWARDS WHITEPICKETFENCEFENCEDET64B -El STUCCO BODY COLORW DUNN EDWARDS S0RRELFELTDETS24 -El ACCENT HORlZONTALCOMPOSITEWOOOPANELING (PRODEMA) ---0 RAILING BY PEENEY CABELRAILINGOREO. -0 ATAS INTERNATIONAL OR EQ. PRODUCT:METALSTAND1NGSEAM1.WF1ELD-LOK COLOR: FOREST GREEN -El STONE/CORONADO SAND CANYON FLAGSTONE· AMBER GLOW -0 CMU CMU WALL SPLIT FACE OR EQUAL ---0 OUTDOOR LIGHTING H!NKLEYLIGHTING257HAR80RLEOOUTD00R SCONCE COLORANCHORBRONZE D!MENS10N1~.25XX11.75X11 ---El OUTDOOR LIGHTING HINK1.EYL!GHTING2572HARB0RLE0 OUTDOOR PENDANT COLOR ANCHOR BRONZE DIMENS10N16.25XX11.75Xt1 -0 GLAZING GREENTINTEOGLAZINGTYP!CAL -0 WINDOW STOREFRONT GREEN GLAZING I C'l="-" IL_~~~~~~~~~~~~~~~~~~~- (l)S-16-:20lb (:1}"1-0S-:1016 l'J"l!Hb/Gl:f"~ u ~ ~ c,i N Cl) '"" .... =II: t:: ... CIJ Cl) CIJ Q. .. ... 0 "' -'t: i:i... cu CIJ Vl ~ ~ 0 '"" CQ 0 .... '"" Ul -.... '- 'l'Jl'l' ·~' r-. M 0 N "' ~ cu· ~ cu ... EAST & NORTH ELEVATIONS A-05 $HTt,IO.' •Cl!'• 9Hr.!i Item #11 January 10, 2017 Page 41 of 59 i j I f I ij g PLANTER. PR.OPER.rr LINE J-FROFER.TY 1L LINE I OJ~-16-::tol6 (:J},-o5-::tOl6 -...,.. ""' ' ltl" IS-16,'GL?IH'T u -l -l <ll N (lJ "" r,... .... 'lie ..... ... M -~ 0 (lJ ~ N Q. .. a, ... 0 tll ~ -,:: C. Ol d' ~ Vl i:i... i :;;: 0 i:rl "" Ol 0 ... ..... "" r.l) -.... ~ ~ = ... .... ~ . ::: .... ~ . .. Ol -z ... u ~; tll • ="" O Ol = ii; .,,.c ·-"' >< < "O-= i:i... Ol .. -l < ::;:J 0 ,-( in + 0 ~ M '1'11'1' ~~I SECTIONS A-6 Item #11 January 10, 2017 Page 42 of 59 5' l! \ \ \ \ ~ EX EX. R/W 10' 't, 10' R/W ,J~J~tJ~~J=NG PCC TYPICAL Al LEY SECTION NO SCALE ·H lo ~ TYPICAL SlREET SECTION MADISON SlREET ND SCALE ! I I I I I L._ -I -i.········ ---_J 7_J ~-···---... -[ -~ --,1_ ___ _J I +- I I I ··-·· ·-----............ ...J r--, I L ·····~·------·-! BMP NOTES: M'ERVIOU8 AREA " 11818 SF --i- __ _J X .04 .. 277 8F REQURED GRADING NOTES: 1.) b(:ROJTHEf 5~POSES GFW:JIHG too PERCENT OF 2.) PROJECT PROPOSES TO DRAlN ROOF DRAINS TO LANDSCAPED AREAS AND PLANTERS. THEN THROUGH A SIDEWALK UNDERDRAlN 0-27, 3.) EXCAVATION-il.L.Qj'. FlU. .fil...Q.t. EXPORTflhlf"6Rf: 11Q._Q,Y. 7 --··-t' i I-··-----' 6 I ~ BENCH MARK CLSB-IJO SET 2.5" OISK IN SOUTHEAST CORNER OF DRAINAGE BOX 1Nl£T AT THE ENO OF CURB RETURN IN THE NORTHEAST CORNER OF GRANO A VENUE ANO WASHINGTON ST. NG\/029 ELEv.: 40.91 '--------------------------------····----·----··-·-·· ~{; o· SC --\.=-=-! ~--~ -- ·-._ D:.IG'H~/i>.'0 ---j·=-~ -, ----- I I I I I -I -\ I 1-~ol 26 LEGAL DESCRIPTION: LOTS 9 AND 10 &LOCK 48 OF CAA!Sa,\,O, IN THE CITY OF CARLSB.4J), COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP lHEREOF NO. 535 AHO 775, FILED IN THE OFFICE OF lHE COUN'JY RECORDER OF ~ O!EGO COUITTY MAY 2, 1808 .AND FEBRUARY 15, 1894, RESPECTIVELY, ASSESSOR'S PARCEL NUMBER: PRELIMINARY GRADING ANO DRAINAGE PLAN FOR: 3050 MADISON STREET Carlsbad, CA PREPARED FOR: FIRST RM PROPERTIES 1010 PEARL STREET #12 l.A Joli.A, CA 92037 L LAND~~i:.~~RJNG E &«a Cambto Del Rio South C San n~:!: ~4 9210& (619) 260-0420 Sht 1 at 1 Dttl:.e:B/OS/16 D1'11. MC Apr. l.fC Ihrg. No. 2-403-PGP-1 Item #11 January 10, 2017 Page 43 of 59 ROOT BARRIER NOlE: 1. 'ffiEE ROOT BARRIERS "DEEP ROOT UB-24• SHAll. BE INSTAUID 'i'!HERE 'ffiEES ARE PLACED 'MTHIN 5' Of PUBLIC IMPRO\'EMENTS, INCLUDING WALKS, CURBS, SlREET PAVEMENT, OR 'MiERE NEW PUBLIC IMPROVEMENTS ARE PLACED ADJACENT TO EXISTING 'ffiEES. DO NOT \ffiAP ROOT BARRIER AROUND ROOTBAU. MAINTENANCE NOlE: All REQUIRED LANDSCAPE AREAS SliAll BE MAINTAINED BY TI-IE D~ER / HOMEOWNER'S ASSOCIATION. TI-IE LANDSCAPE AREAS SHAU. BE MAINTAINED FREE OF DEBRIS AND UTTER AND All. PLANT MATERIAL SHAU. BE MAINTAINED IN A HEALTI-IY, GROWING CONDITION. DISEASED OR DEAD PLANT MATERIAL SHAU. BE SATISFACTORILY TREATED OR REPLACED PER THE CONDITIONS OF THE PERMIT PLANT LEGEND STREETTREE SYM80t. BOTANK;ALNAM: •"a';'l.0 oot.&!OONAAE If;;~~-'_.-:~ i-CASSIALEPTG'HYUA V' GOLO~ED.IJ.1JONTFIE.E ACCENTTREES 0 8AU1NNIABLA1<EANA HONGKONG ORCHID TREE ACCENT PlANTS ~ STRELITZIANICOLAI ~ G~TBIROOFPAAAOISE CASCADING VINES 2.('BOX B'x.f 24'B0X ll'x4' 15GAL. 6'X3' (CASCADE OOWN SOUTH WALL) SGAL. 1B"X18" N55"32'09"E139.-49' iii ..J ..J < LANDSCAPE CONCEPT PLAN o 4' e· 111· OPEtlil SPACE REQIJFE~1 NORTH ----: 20:l ~ SPACE FEOWED .. LOT N'EA Cl,810 a= X .20 .. \Ml_. SCALE: 1/B• • 1'-0" L..AN:>8CAPENEA<m78P)+~ATIONEA(3,emF>• ....... fP CONCEPTUAL WATER CONSERVATION PLAN THE PLANT PAL£TTE HAS BEEN SELECTED IN ORDER TO STRESS THE IMPORTANCE OF WATER-WISE LANDSCAPING, AS WELL AS PROVIDING AN AESTHETICALLY PLEASING LANDSCAPE FDR THE . COMMUNITY. PlANlS SUECTED ARE CONSISTENT Willi THE CARLSBAD VILLAGE MASTER PLAN DESIGN MANUAL AS WELL "5 CARLSBAD VILLAGE CENTER DESIGN MANUAL / DISTRICT 1. ALL PLANTED AREAS SHALL RECEIVE A 3• LAYER OF BARK MULCH TO REDUCE IRRIGATION ANO MAINTENANCE NEEDS. IRRIGATION SYSTEM DESIGN: THE SYSTEM SHAU. BE DESIGNED TO REDUCE OVERALL WATER REQUIRED FOR SUPPLEMENTAL IRRIGATION. A FLOW SENSOR, RAIN SENSOR ANO ET-BASED CONTROLLER SHALL BE UTILIZED TO ACHIM THIS GOAL THE OEUVERY METHOD WILL BE DRIP IRRIGATION. HYDROZONES WILL BE SEPARATED BASED ON PLANT REQUIREMENTS AND SOLAR EXPOSURE. IRRIGATION DESIGN SHALL COMPLY WITH THE AB 1881 ANO CARLSBAD LANDSCAPE MANUAL NOTE: 50% OF THE SHRUBS (EXCEPT ON SLOPES 3:1 OR STEEPER) SHAll. BEA MINIMUM 5 GALLON SIZE LARGE ACCENT SHRUBS SYt-.m.. BOTANICAL NAM: 0 G CCU:Ol'EMA PU..CI-ERUM PINK!IREATliOFHEAVEH LEU::OPHYLLUM FRIJTESCENS TEXASRAHGER LIGUSTR~ TEXAJ\IJM RHAPHa..EPIS INDICA V~LMTNJS 'SpringBo\qler LMJFWSTii.lS MfOlUM ACCENT SHRUBS SYMBOt. 0 8) 0 BOTANICAL NAME --ANZIGOZANTHOS FLAVIOUS CAUISTEMON CIT. 'LITTLE JOHN' CWAAF80TTI.E!IRUSH MYRTUS COMMUNIS COMPACTA :r~~~~RA.SSIFOI.ILM'NANA' PHORMIUM TENAX 'ATROP\JRPUREUM' PUllfl.EHEWZEAI.AHOFLAX Sl1E SGAL. SGAL. 5GAL SGAL. 5GAL SIZE 5GAL 5GAL \GAL SGAL. SGAL. HTXSPO 18"x18" 1B"x1B" 1B"x1B" 16"x16" 16"x16" HTXSPO 1B"x1B' 18"x1B' B'x8' 2-4'x24' 24'1124' SMALL ACCENT SHRUBS SYM80t. 8 0 FESTLCAOVlflL.\ \GAL ll.UEFfSCUE LAVENOOLAANGUSTIFOl.l.' 'Moo&!ead" 5 GAL. NAN DINA OOMESTICA 'f-LA.RBOLR DWARF' 1 GAL HEAVENLV8"MIIOOHYBAID LEYMUSCONOENSATUS 1 GAL. CMiYONPIIINCEW\UlRVE TULBAGHIA VIOi.ACEA \GAL. GROUNO COVER ~ ~ VINES SYMBOt. MYOPORW PARVF<XJJM PR06TRAT'EMYOPORUM 1&"0.C.SPN:NG BACC1-VIRISPILlA..AR/S COYOT'EeAIJSH 24·0.c.SPACI.G ROSMARINUS OFFICINALIS TRAIUNSROSEMNIV 36'0.C.SPACJNG RATS 1 GAL \GAL FLATS ~ SOLANUM JASMINOIDES 5GAL. POTATOVN NOTE: MIN. OF 3' LAYER OF BARI< MULCH FOR ALL LANDSCAPE AREAS rTYPICAL) NO lAWN IS BEING PROPOSED FOR THIS PROJECT. ,.,.. B"xB' s,s· ,.,.. STATEMENT: Hutter Designs, Inc. Landscape Architects 3645 Ruffin Road, Ste. 235 San Diego, Ca 92123 T: (619) 337·4044 F: (619)342-8528 •1 AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE ANO IRRIGATION PLANS CONTAJNEO IN THE CITY Of CARlSBAO'S LANDSCAPE MANUAL AND WATER EFFlCIENT REGULATIONS. I HAVE PREPARED 11-IIS PLAN IN COMPLIANCE WITH THOSE REGUlATIONS AND THE LANDSCAPE MANUAL ANO AGREE TO COMPLY Willi ALL REQUIREMENTS WHEN SUBMITTlNG CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE Of WATER.• \ ~. 1 • .lll.Y 12, 20\t Draffl By/Chldo:ld By. Pro,19ct Numbw I.J ..J ..J vi N ~ ,..... I'-... # t: ... M a., 0 ~ a., N 0.. ... "' ... ~ 0 "' l-c ;:: C. "' .i a., V, Q., :§. :;: 0 ,..... "' i:Q 0 ,-l .... ,..... tll l-c ... i:.. e.o = ... ... a., .::: ... a., • ... "' -z ... I.) ~~ V) ' =-= C «I :s ... <n.C >< i:.:: ·-<I) -o-:s -i: "' ... ..J ~ :;:~ 0 .-I LI') + 0 '<:I' M LANDSCAPE CONCEPT PLAN L-1 5"TNO.: OF SHlS Item #11 January 10, 2017 Page 44 of 59 NORTH SCALE: NTS HYDRO ZONE ~ NORlHERN ZONE ~ WESTERN ZONE Im SOVTHERN ZONE ~RO.W.ZONE .,..,1tr N55'J2'09"E 139.49' WATER USE IRR. TYPE LOW USE DRIP IRR. LOW USE DRIP IRR. LOW USE DRIP IRR. LOW USE DRIP IRR. SQUARE FT. 7080.FT. 4280.FT. 60080.FT. 22680.FT. 937 SO. FT. (TOTAL>! IRRIGATION HYDROZONES EXHIBIT 3050 MADISON STREET >-w ...J s ...J i; <( Hutter Designs, Inc. Landscape Architects 3645 Ruffin Road, Ste. 235 San Diego, Ca 92123 T: (619) 337-4044 F: (619) 342-8528 DATE: JUNE 28, 2016 Item #11 January 10, 2017 Page 45 of 59 NORTH SCALE• NTS tllf'-17/r N55'32'09"E 139.49' ~ RECYCLED IRRIGATION WATER (F\JTIJRE) RECYCLED IRRIGATION EXHIBIT 3050 MADISON STREET [jj ...J ...J <( Hutter Designs, Inc. Landscape Architects 3645 Ruffin Road, Ste. 235 San Diego, Ca 92123 T: (619) 337-4044 F: (619) 342-8528 DATE: JUNE 28, 2016 Item #11 January 10, 2017 Page 46 of 59 SOUTHWEST SOUTHEAST 4+1 Luxury living Apartment 3050 Madison Street Carlsbad, Ca THT ~~ rro+-858-349-5543 P-4 Item #11 January 10, 2017 Page 47 of 59 NORTHWEST SOUTHEAST 4+1 Luxury living Apartment 3050 Madison Street Carlsbad, Ca THT ~~ ~-858-349-5543 P-3 Item #11 January 10, 2017 Page 48 of 59 THT d~.j"m/eot~ -7/' rr,o,ufi,. 858-349-5543 BIRD EYE PREPECTIVE P-5 Item #11 January 10, 2017 Page 49 of 59 Planning Commission Minutes Minutes of: Time of Meeting: Date of Meeting: Place of Meeting: CALL TO ORDER November 16, 2016 PLANNING COMMISSION 6:00 p.m. November 16, 2016 COUNCIL CHAMBER Chairperson Anderson called the meeting to order at 6:00 p.m. PLEDGE OF ALLEGIANCE Commissioner Segall led the Pledge of Allegiance. ROLL CALL Exhibit 6 Page 1 Present: Chairperson Anderson, Commissioners Black, L'Heureux, Goyarts, Montgomery, Segall and Siekmann Absent: None STAFF PRESENT Don Neu, City Planner Ron Kemp, Assistant City Attorney Farah Nisan, Senior Office Specialist Chris Garcia, Associate Planner Austin Silva, Associate Planner Shannon Werneke, Associate Planner Jason Geldert, Engineering Manager APPROVAL OF MINUTES Mr. Kemp commented that there are three types of minutes that the clerks keep such as action minutes, summary minutes, and verbatim minutes. He noted that the summary minutes would capture the questions that the Commission asks of staff and the answers, questions the Commission may ask of the applicant and the answers and the decisions that were made afterwards. He stated that the verbatim minutes are not what we aspire to because there is a video tape taken of the meeting that can be watched. Mr. Kemp clarified that the City Council would like to see the summary format of the Planning Commission minutes and stated that they watch the video if they would like to hear any other discussions. Mr. Kemp stated that the minutes are prepared by the minutes clerk, presented to the Commission for approval, and then any changes that are made to the minutes should be voted on by the entire Commission. Chairperson Anderson asked for clarification if questions and responses would be summarized and not any comments from the Commission. Mr. Kemp stated that the comments would come at the end of the decision making process. Chairperson Anderson asked if there were any corrections or revisions to the minutes of the meeting of September 7, 2016. Commissioner Montgomery referred to page 2, line 9 of his comments and stated that he would like to make a change from June to July. Commissioner Segall referred to page 10 and stated that he would like to clarify that he said if any future growth would necessitate bringing on a second hotel property. Item #11 January 10, 2017 Page 50 of 59 Planning Commission Minutes November 16, 2016 Page2 MOTION ACTION: Motion by Commissioner Segall and duly seconded by Commissioner L'Heureux to approve the minutes of the Regular Meeting of September 7, 2016 as amended. VOTE: 5-0-2 AYES: NOES: Chairperson Anderson, Commissioner Goyarts, Commissioner L'Heureux, Commissioner Montgomery, and Commissioner Segall None ABSENT: None ABSTAIN: Commissioners Black and Siekmann Chairperson Anderson asked if there were any corrections or revisions to the minutes of the meeting of October 19, 2016. Commissioner L'Heureux referred to the second paragraph on page 6 and stated that he would like to make a change from transit to transect. MOTION ACTION: Motion by Commissioner L'Heureux and duly seconded by Commissioner Siekmann to approve the minutes of the Regular Meeting of October 19, 2016 as amended. VOTE: 6-0-1 AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner L'Heureux, Commissioner Montgomery and Commissioner Siekmann NOES: None ABSENT: None ABSTAIN: Commissioner Segall PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA None. PLANNING COMMISSION PUBLIC HEARING Chairperson Anderson asked Mr. Neu to introduce the first item and opened the public hearing on Agenda Item 1. Commissioner Siekmann stated that she would like to recuse herself. 1. CDP 16-40/NCP 16-03 -DOW ADDITION -Request for approval of a Coastal Development Permit and Nonconforming Construction Permit to allow the remodel of an existing single family residence and replace the 253 square foot second story with a 1,583 square foot second story addition on a .15 acre lot within the R-1 Zone and the Mello II Segment of the city's Coastal Zone located at 5080 Carlsbad Boulevard within Local Facilities Management Zone 3. The project site is not within the appealable area of the California Coastal Commission. 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 15303(a), construction of a single family residence, of the state CEQA Guidelines. Mr. Neu introduced Agenda Item 1 and stated Associate Planner Chris Garcia would make the staff presentation. Mr. Garcia gave a brief presentation and stated he would be available to answer any questions. Item #11 January 10, 2017 Page 51 of 59 Planning Commission Minutes November 16, 2016 Page 3 Chairperson Anderson asked if there were any questions of staff. Chairperson Anderson stated that there is currently a retaining wall within that easement that is made out of old railroad ties and asked if the timing would facilitate the future road improvements. Engineering Manager Jason Geldert stated that the issue would be addressed in time with Public Works, and stated that he anticipates the wall may be removed. Chairperson Anderson asked if there was a timeframe of when a decision might be made. Mr. Geldert stated at least 1 to 2 years. Chairperson Anderson asked if there were any further questions of staff. Seeing none, she asked if the applicant wished to make a presentation. Lars Gullberg, Suite 234, 2400 Kettner Boulevard, San Diego, stated that he would be available to answer any questions. Chairperson Anderson asked if it was the intent to leave the wall the way it is. Mr. Gullberg stated yes, it is as of now. Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, she asked if any person in the audience wished to speak on the item. Seeing none, Chairperson Anderson opened and closed the public testimony on Agenda Item 1. DISCUSSION Commissioner Montgomery stated that he can approve the non-conforming setback and can approve the project. Commissioner Black concurs with Commissioner Montgomery and stated that he can support the project. Commissioner Goyarts stated that he can also support the project. Commissioner L'Heureux stated that he can support the project. Commissioner Segall concurs with his fellow Commissioners and stated that he can support the project. Chairperson Anderson commented that she could also support the project. MOTION ACTION: VOTE: AYES: NOES: ABSENT: Motion by Commissioner Segall and duly seconded by Commissioner L'Heureux that the Planning Commission adopt Planning Commission Resolution No. 7208 approving Coastal Development Permit CDP 16-40 and Nonconforming Construction Permit NCP 16-03, based upon the findings and subject to the conditions contained therein. 6-0-1 Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner L'Heureux, Commissioner Montgomery and Commissioner Segall None None ABSTAIN: Commissioner Siekmann Chairperson Anderson closed the public hearing on Agenda Item 1, asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 2. Item #11 January 10, 2017 Page 52 of 59 Planning Commission Minutes November 16, 2016 Page 4 2. RP 15-16/CDP 15-37 - 4 PLUS 1 LUXURY LIVING -Request for a recommendation of approval of a Major Review Permit and Coastal Development Permit to allow for the demolition of a one-story, two-unit residential building and the construction of a mixed-use building consisting of 1,105 square feet of retail space and four apartment units located at 3050 Madison Street in Land Use District 1 of the Village Review zone, the Village Segment of the Local Coastal Program, and within Local Facilities Management Zone 1. The City Planner has determined that this 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 is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (In-fill Development Projects) of the State CEQA guidelines. Mr. Neu introduced Agenda Item 2 and stated Associate Planner Austin Silva would make the staff presentation. Mr. Silva gave a brief presentation and stated that an errata has been provided to the Commission to clarify that the Recommendation on page one of the staff report to also recommend approval of the Coastal Development Permit (CDP 15-37) as well as to revise Planning Commission Resolution No. 7210, page 4, Finding 3C to add "2016" after May on the fifth line of the paragraph. Mr. Silva stated that staff is recommending to remove condition No. 41 as it is not applicable to the project and concluded that he would be available to answer any questions. Chairperson Anderson asked if the parking study from May 2016 is the parking study that is ongoing. Mr. Silva stated yes, it is the parking study that was recently completed. Mr. Neu clarified that it refers to the first phase of the data that was presented on the field data collection of parking availability. Chairperson Anderson stated that several comment letters have been submitted from the public and wondered if Mr. Neu would respond to the purpose of the parking in lieu. Mr. Neu stated that the Village Plan initially was approved as a redevelopment plan and when the state eliminated redevelopment, the city converted it into a Master Plan so that it could be used to regulate development in the Village. Mr. Neu stated that parking has always been a challenge and as part of the Village Plan years ago, the program was created to allow the option for some land uses to buy parking credits and the city would have common facilities that could be used by everyone. Chairperson Anderson asked if there were any questions of staff. Commissioner Black asked where the drive thru at Taco Bell next to the property empties out into. Mr. Silva stated Carlsbad Village Drive. Commissioner Black asked if the drive thru goes around the back of the building. Mr. Silva stated yes. Commissioner Black asked if it is by the alley way. Mr. Silva replied that it is adjacent to the alley way. Commissioner Black asked if a traffic study has been done to see how many cars use the alley way. Mr. Silva stated no, a traffic study is not required of a project unless it meets a certain threshold of 500 average daily trips. Commissioner Siekmann asked if Mr. Silva would talk about the density and how the project meets the density. Mr. Silva stated that the Village Master Plan designates density for certain properties as the density requirements for districts one through four is 28 to 35 units per acre. Mr. Silva commented that the project meets the density requirements of 25 units per acre. Commissioner Segall asked if the project would fit within the design guidelines and what the public input has said. Mr. Silva stated that the draft Village and Barrio Master Plan meets the current standards. Mr. Silva added that the height requirement in the draft Village and Barrio Master Plan is 45 feet and the proposed project's building height is also 45 feet. Commissioner Segall inquired about parking. Mr. Neu stated that staff does not know what the parking recommendations will be as of yet since the last phase of the parking study has not been completed. Commissioner L'Heureux inquired about the city's requirements for the removal of above ground utility poles for projects. Mr. Geldert stated that the municipal code pertains to subdivisions that are developing with street frontage of 600 feet or more. Commissioner L'Heureux asked if there are not any requirements for projects such as this. Mr. Geldert replied stating no, the development of a single lot does not require Item #11 January 10, 2017 Page 53 of 59 Planning Commission Minutes November 16, 2016 Page 5 underground utilities. Commissioner L'Heureux asked if there are any requirements for any developers to participate in future improvement agreement for underground utilities. Mr. Geldert stated no. Commissioner Montgomery asked if the drive thru lane is adjacent to the alley. Mr. Geldert stated that there has not been any traffic issues in that area. Chairperson Anderson inquired about shrubbery and if there will be room for planting on Taco Bell's side of the wall after development. Mr. Silva stated that there is a small strip for landscaping opportunities on the other property. Chairperson Anderson stated that the wall is attractive for tagging and if that is any concern of Mr. Silva's. Mr. Silva stated no. Chairperson Anderson asked if there were any other questions of staff. Seeing none, she asked if the applicant wished to make a presentation. Tone Tonekaboni, 2652 Escala Circle, San Diego, made a brief presentation and stated that he would be available to answer any questions. Chairperson Anderson asked if there were any questions of the applicant. Chairperson Anderson asked if the landscaping is maintained by the Homeowner's Association (HOA) or the homeowner. Mr. Tonekaboni stated that there is not an HOA for an apartment building and that the property owner would maintain landscaping. Chairperson Anderson asked if the units are owned by one person. Mr. Tonekaboni stated yes. Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, she asked if any members of the audience wished to speak on the item. Sheila McNulty, 3091 Jefferson Street, submitted a letter to the Commission, stated her concerns with parking overflow and the density in the alley. Barbara Boutelle, 3062 & 3070 Madison Street, stated her concerns with parking spaces. Deedee Trejo, 2442 Roosevelt Street, stated her concerns with parking and the project's feel in the Village. Robert Wilkinson, 2911 State Street, Suite I, stated that the project is the representative model of mixed use projects and thanked the Commissioner's for their comments regarding underground utilities. James Vitale, 3037 Jefferson Street, stated his concerns with density, the height of the building and the character of the neighborhood. Josh Hash, 946 Laguna Drive, stated that he would like the Commission to consider the project as a whole and stated his concerns with density and the building's height. Chairperson Anderson asked if there were any other members of the audience who wished to speak on the item. Seeing none, she asked if applicant could respond to the issues raised. Mr. Tonekaboni submitted a photo of the driveway to the Commission clarifying issues regarding the driveway. Commissioner L'Heureux asked what type of commercial tenants would occupy the building. Mr. Tonekaboni stated small businesses that would attract one to two cars per day. Chairperson Anderson asked if staff would like to respond to the issues raised. Mr. Silva stated that the Village and Barrio Master plan allows for building height of 45 feet. He stated that the applicant has provided a proposal that includes stepping back of the upper floors and on the sides of the building and complies with the design guidelines. Commissioner Montgomery asked what the City Planner considers the core of the Village. Mr. Neu stated that staff is evaluating that issue against the approved Master Plan which consists of nine land use districts. He stated that district one, the Carlsbad Village Center, is considered the core for the purposes of the Item #11 January 10, 2017 Page 54 of 59 Planning Commission Minutes November 16, 2016 Page 6 current plan that includes the project site and goes as far south as Oak Avenue. Mr. Neu concluded that staff is reevaluating what the core should be with the new Village and Barrio Master Plan that will support a certain amount of residential that will help support the commercial uses in the Village and help make those uses successful. Chairperson Anderson asked if district one requires mixed use. Mr. Neu stated yes, the goal in the commercial areas is to have the ground floor designated for commercial land uses so that pedestrians are encouraged to park in the Village and walk around for a more viable district. Commissioner L'Heureux asked if staff has done any kind of analysis regarding the alley and the amount of traffic that can be tolerated and handled. Mr. Geldert stated that mOst purposes of the alleys is to access parking that will keep driveways and curb cuts off the main streets providing nice sidewalks and additional street parking. He stated that the traffic load for the project is low enough that it does not require a specific study however, the alley can handle the traffic from higher densities and that the proposed project would generate less traffic than a medical office building that has continuance of clients. Commissioner Goyarts asked if the city could require the restaurant property owner to extend the drive thru to the street. Mr. Neu stated that there was desire to not add additional driveway cuts when the project was considered since the alley is already connected to Carlsbad Village Drive. Commissioner Black asked if there could be arrangements in utilizing the bank parking lot by a shared parking agreement rather than paying the in lieu fee. Mr. Silva replied stating that there would have to be a night and day time use of. the parking lot or if the bank had surplus parking. Mr. Silva stated that since the bank hours of operation are during day time use, the shared parking agreement would not suffice. Commissioner Black asked if the parking lot located at the bank were filled to capacity during the day time. Mr. Silva stated no. Chairperson Anderson asked if the alley is a two way street. Mr. Geldert stated yes. Chairperson Anderson asked if there would be room for two cars to pass with parked cars on the side. Mr. Geldert stated that there is no parking along the alley and that the vehicles parked on their property are outside the right of way of the alley. Chairperson Anderson asked if the properties currently parking off the alley were redeveloped would they be allowed to have parking accessed from the alley or if they would have to reorient their property to face the main street. Mr. Geldert stated that it would preferred to have parking accessed from the alley. Commissioner Segall asked if the Commission had the right to legally hold off on making a decision on this item knowing that there is a whole new plan coming forward. Mr. Neu stated that the mechanism by which the city could hold up on considering new projects until the Master Plan were adopted would be to adopt a moratorium, an area would be determined and specify some rationale as to why a moratorium was necessary. He stated that ultimately that would be a decision for the City Council to make whether they felt it was important enough to forgo any additional projects and post pone them until a new plan was developed. Mr. Neu concluded that at this time, there is not a moratorium in place and staff is in a position to evaluate the proposals against the current plan. Mr. Kemp stated that the City Council is the body that makes the laws and the Planning Commission has been appointed to carry out those laws and evaluate the project by the rules and ordinances that are on the books. He stated that the City Council has not thought that there needs to be a moratorium, otherwise there would be one. Chairperson Anderson asked if the apartment manager would have some say so about how many cars are allowed to residents. Mr. Silva stated yes, the residents should be designated two spaces per unit. Chairperson Anderson asked if there were any other questions for staff. Seeing none, she closed public testimony. DISCUSSION Commissioner Montgomery stated that he could approve the project based on the findings. Commissioner Black stated that he can approve the project. Item #11 January 10, 2017 Page 55 of 59 Planning Commission Minutes November 16, 2016 Page 7 Commissioner Goyarts stated that he could also approve the project. Commissioner Siekmann agrees that the project meets the findings and stated that she could support the project. Commissioner L'Heureux stated that he has a problem with the architecture feeling too massive in the way that it is being portrayed and that he is having a difficult time in deciding that the project is compatible with the neighborhood. Commissioner L'Heureux commented that he does not think the design maximizes the use for the property owner is the best for the community. He stated that he cannot support the project. Commissioner Segall stated that he will have to support the project. Chairperson Anderson stated that she could support the project. MOTION ACTION: Motion by Commissioner Segall and duly seconded by Commissioner Siekmann that the Planning Commission adopt Planning Commission Resolution No. 7210 recommending approval of Major Review Permit RP 15-16 and Coastal Development Permit CDP 15-37 to the City Council based on the findings and subject to the conditions contained therein including the errata sheet presented and deleting condition No. 41. VOTE: 6-1-0 AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner Montgomery, Commissioner Segall and Commissioner Siekmann NOES: Commissioner L'Heureux ABSENT: None ABSTAIN: None RECESS Chairperson Anderson closed the public hearing on Agenda Item 2 and called for a 6 minute recess at 8:00 p.m. MEETING CALLED TO ORDER Chairperson Anderson called the meeting to order at 8:10 p.m. with all Commissioners present. Chairperson Anderson asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 3. 3. MP 10-01(B)1CT 16-05/PUD 16-06 -QUARRY CREEK -PA R-4 (WEST) -Request for a determination that the project is within the scope of the previously certified Quarry Creek Master Plan EIR and that the EIR adequately describes the activity for the purposes of CEQA; and a request for approval of a Master Plan Amendment, Tentative Tract Map and Planned Development Permit for 56 single-family homes within Planning Area R-4 of the Quarry Creek Master Plan, located on the north side of Marron Road and adjacent to the western terminus of Adobe Springs Road, in Local Facilities Management Zone 25. Mr. Neu introduced Agenda Item 3 and stated Associate Planner Shannon Werneke would make the staff presentation. Ms. Werneke gave a brief presentation and stated she would be available to answer any questions. Chairperson Anderson asked if there were any questions of staff. Commissioner Segall asked if there are requirements regulating what kinds of curtailments could be on the roof deck not specifying gas or coal burning and if there is an interest to restrict coal burning barbeques. Item #11 January 10, 2017 Page 56 of 59 Planning Commission Minutes November 16, 2016 Page 8 Ms. Werneke stated that she would defer the question to the applicant, stated that she does not think that there are any concerns and that there is a gas stub out on the roof plan for a gas barbeque. Chairperson Anderson asked if there were further questions of staff. Seeing none, she asked if the applicant wished to make a presentation. Jack Robson, Suite 600, 4365 Executive Drive, San Diego, made the presentation and stated that he will be available to answer any questions. Chairperson Anderson asked if there were any questions of the applicant. Commissioner Goyarts asked if the 56 single family homes will have access to the recreation center. Mr. Robson stated yes. Commissioner Goyarts asked why the pool would not be available for use while the recreation center is open. Mr. Robson stated that there were certain criteria as to what areas would be open by occupancy and added that the pool would be opened by the 75th or by the 1001h occupancy. Mr. Robson stated that the rec center will need to be completed by the 55th occupancy. Commissioner Siekmann asked if flags were allowed on the roof decks. Mr. Robson stated that since umbrellas would be seen from the public street above the railing, there are private yard areas where residents could post flags however, flag poles may be restricted from the roof decks. Commissioner Montgomery asked if the roof decks are located towards the rear end of the houses. Mr. Robson stated yes. Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, she asked if any members of the audience wished to speak on the item. Seeing none, Chairperson Anderson opened and closed public testimony. DISCUSSION Commissioner Montgomery stated that he could support the project. Commissioner Black stated that he could approve the project. Commissioner Goyarts stated that he could also approve the project. Commissioner Siekmann stated that she could support the project. Commissioner L'Heureux stated that he could approve the project. Commissioner Segall stated that he could support the project. Chairperson Anderson stated that she could also support the project. MOTION ACTION: Motion by Commissioner Segall and duly seconded by Commissioner L'Heureux that the Planning Commission adopt Planning Commission Resolution No. 7209 recommending approval of a Master Plan Amendment (MP 10-01 (B)), Tentative Tract Map (CT 16-05) and Planned Development Permit (PUD 16-06) based on the findings and subject to the conditions therein including an errata sheet. VOTE: 7-0 AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner L'Heureux, Commissioner Montgomery, Commissioner Segall and Commissioner Siekmann NOES: None ABSENT: None ABSTAIN: None Item #11 January 10, 2017 Page 57 of 59 Planning Commission Minutes November 16, 2016 Page 9 Chairperson Anderson closed the public hearing on Agenda Item 3. COMMISSION COMMENTS Chairperson Anderson wished the Commission a Happy Thanksgiving. CITY PLANNER COMMENTS None. CITY ATTORNEY COMMENTS None. ADJOURNMENT By proper motion, the Regular Meeting of the Planning Commission of November 16, 2016 was adjourned [p~ DON NEU City Planner Farah Nisan Minutes Clerk Item #11 January 10, 2017 Page 58 of 59 All Receive -Agenda Item # 1L For the lilformation of the: CITY COUNCIL ,,­ACM VCA vccVDate '/uVn City Manager V"' CCityof Carlsbad ·Memorandum January 10, 2017 To: From: Re: Mayor, City Council, City Manager and City Attorney Austin Silva, Associate Planner Debbie Fountain, Housing & Neighborhood Services Director Council Agenda Questions for January 10, 2017 Agenda Item # 11 Question from Council: What is the square footage of the existing structure on site to be demolished and what is the current or last use of the building? · Answer from Staff: The property was originally a residential duplex and was then converted to a medical clinic, and has been vacant for the past few years. The building is approximately 1,174 square feet in size. Question from Council: What is the current Housing In-Lieu Fee charge? What does it apply to? When was the fee set? When was the last time the fee was increased? Answer from Staff: The current amount of the Housing In-Lieu Fee is $4,515 per market rate unit. It applies to any housing project of 6 units or less, including a single family home. Any housing project of 7 units or more has a mandatory requirement to produce an affordable housing unit for a low income household. The Housing In-Lieu fee was set on July 23, 1996. The fee has not been increased since the date it was originally set. Community & Economic Development Department Planning & Housing and Neighborhood Services 1635 Faraday Avenue I Carlsbad, CA 92008 I Item #11 January 10, 2017 Page 59 of 59 AFFIDAVIT OF MAILING NOTICE OF PUBLIC HEARING TO: CITY CLERK DATE OF PUBLIC HEARING: l ll b) I :7 4 ~l\A-> l· ~-LA A.v-cJ= SUBJECT: LOCATION: ------~::· t~F--· -=-=· 0__::::...:( 2lf~l~..;:,...:....-~~-___;_.._)l..,.0 -\r--l<-l\--\-l<'t~~~l.---\. ~~-vJ<_--=--·~. __ DATE NOTICES MAILED TO PROPERTY OWNERS: --l-f_,J...,:)~/.-..::::d.~0.../..-4ziL.JLc.....:::Le:::L.... "' __ _ NUMBER MAILED: ~_J_j..J_'f_1L.__ __ I declare under penalty of perjury under the Jaws of the State .of California that J am <{{J) employed by the City of Carlsbad and the foregoing is true and correct. v CITY CLERK'S OFFICE - \J -'mo~ 1&!2 a!u~ (Signature) (Date) SENT TO FOR PUBLICATION VIA E-MAIL T0:-0 _U11i011 TribuAo _ , ~Coast News PUBLICATION DATE: Union Tribune. __ ~ __ ........___, __ ·----~-- Coast News.~-------l-\ '2--+~~~~~ ;--'--_ ~- I declare under penalty of perjury under the laws of the State of ifomia that I am employed by the City of Carlsbad in the City Clerk's Office an or going is true and 00~ . Date: \~ f\ q I ua Attachments: 1) Mailing Labels 2) Notice w/ attachments NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council of the City of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00p.m. on Tuesday, January 10, 2017, to consider approving a Major Review Permit and Coastal Development Permit to allow for the demolition of a one-story, two-unit residential building and the construction of a mixed-use building consisting of 1,105 square feet of retail space and four apartment units located at 3050 Madison Street in Land Use District 1 of the Village Review zone, the Village Segment of the Local Coastal Program, and within Local Facilities Management Zone 1 and a request to participate in the Parking In-Lieu Fee program and purchase four parking credits at a cost of $11,240 each to satisfy the commercial/retail parking requirement of four parking spaces, and more particularly described as: Lots 9 and 10 in Block 48 Town of Carlsbad, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 535 and 775, filed in the Office of the County Recorder of San Diego County May 2, 1888 and February 15, 1894, respectively. Whereas, on November 16, 2016 the City of Carlsbad Planning Commission voted 6-1 (L'Heureux) to recommend approval of a Major Review Permit and Coastal Development Permit to allow for the demolition of a one-story, two-unit residential building and the construction of a mixed-use building consisting of 1,105 square feet of retail space and four apartment units located at 3050 Madison Street in Land Use District 1 of the Village Review zone, the Village Segment of the Local Coastal Program, and within Local Facilities Management Zone 1. The City Planner has determined that this 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 is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (In-fill Development Projects) of the State CEQA guidelines. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. Copies of the staff report will be available on and after Thursday, January 5, 2017. If you have any questions, please contact Austin Silva in the Planning Division at (760) 602-4631 or austin.silva@carlsbadca.gov. If you challenge the Major Review Permit and/or Coastal Development in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad, Attn: City Clerk's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing. CASE FILE: RP 15-16/CDP 15-37 CASE NAME: 4 PLUS 1 LUXURY LIVING PUBLISH: FRIDAY, DECEMBER 30, 2016 CITY OF CARLSBAD CITY COUNCIL SITE MAP • N NOT TO SCALE 4 Plus 1 Luxury Living RP 15-16 I COP 15-37 09 LS/09 L9® fJa!l'rJ :Ja!IE aiQ!lEdwo:J ww L9 x ww 9Z:lEWJO~ ep ananb!B BANK OF AMERICA NT & SA 101 N TRYON ST NC1-0 CHARLOTTE, NC 28246 CARLSBAD M A C PROPERTIES LLC 2152 FALLS CITY CT HENDERSON, NV 89044 GUNTER PO BOX 749 SAN PEDRO, CA 90733 GORDON PO BOX 155 CARDIFF BY TH, CA 92007 LAURIE A SIMS 2820 WILSON ST CARLSBAD, CA 92008 CARLSBAD VILLAGE PROFESSIONAl 2945 HARDING ST 111 CARLSBAD, CA 92008 SJI.RA C TERAN 305 DATE AVE CARLSBAD, CA 92008 CITY OF CARLSBAD 2992 ROOSEVELT ST CARLSBAD, CA 92008 VITALIE 3037 JEFFERSON ST CARLSBAD, CA 92008 ROBERT J COLES 3111 JEFFERSON ST CARLSBAD, CA 92008 09 LS/09 L9® !iJefl'rJ ~l!M BIQ!redwo:J Jl/9 z: x "~ ez1s J8QEI , JPMORGAN CHASE BANK 1111 POLARIS PKWY IJ COLUMBUS, OH 43240 KORNBERG 509 N MAPLE DR BEVERLY HILLS, CA 90210 ACUNA FAMILY 91 MAYNARD AVE NEWBURY PARK, CA 91320 MARTHA RICO 910 WOODLAKE DR CARDIFF, CA 92007 ZULICK 168 7 BRADY CIR CARLSBAD, CA 92008 RAPPAPORT 1 2963 MADISON ST CARLSBAD, CA 92008 CITY OF CARLSBAD 2922 ROOSEVELT ST , CARLSBAD, CA 92008 I, II GENE S & MARGARET RAY 2959 JEFFERSON ST CARLSBAD, CA 92008 JEFFERSON STREET APARTMENTS 3147 JEFFERSON ST 2 CARLSBAD, CA 92008 JEFFERSON STREET APARTMENTS J 3147 JEFFERSON ST 2 CARLSBAD, CA 92008 BANK OF COMMERCE 2800 E LAKE ST ~ MINNEAPOLIS, MN 55406 T & J I 1909 COLORADO AVE ,I SANTA MONICA, CA 90404 'I 3110 ROOSEVELT STREET INVEST~ 11321 SHADOW RANCH RD LA MESA, CA 91941 I , , I I I I, CITY OF CARLSBAD ROOSEVELT ST CARLSBAD, CA 92008 ,, CITY OF CARLSBAD 3075 HARDING ST CARLSBAD, CA 92008 MCNULTY 4240 SUNNYHILL DR i CARLSBAD, CA 92008 CITY OF CARLSBAD 2936 ROOSEVELT ST 2944 •, CARLSBAD, CA 92008 '' ! i JOHN G PRIETTO 3071 JEFFERSON ST CARLSBAD, CA 92008 MARY G ANDERSON 3121 JEFFERSON ST CARLSBAD, CA 92008 CARLSBAD COMMUNITY CHURCH 3175 HARDING ST CARLSBAD, CA 92008 label size 1" x 2 5/8" compatible with Avery ®5160/8 .60 Etiquette de format 25 mm x 67 mm compatible avec Avery ®5160/8160 09 ~8/09 ~9® AJ8fl'r;J ~81\B 81Q!lBdWO~ WW L9 X WW 9G lBWJOJ8P 9ijanb!l3 KALIM SMITH 675 OAK AVE CARLSBAD, CA 92008 SANTANA 1 3183 MADISON ST CARLSBAD, CA 92008 LINDA M MEISSNER 1275 HOOVER ST CARLSBAD, CA 92008 ATKIN 3565 TRIESTE DR CARLSBAD, CA 92010 DAVID C & BARBARA BOUTELLE 4939 RANCHO VIEJO DR DEL MAR, CA 92014 PATRICK SMITH LLC PO BOX 2466 CARLSBAD, CA 92018 CARLSBAD VILLAGE PARTNERS LLC 3303 LILAC SMT ENCINITAS, CA 92024 FIRST BMS PROPERTIES LLC 8528 RUETTE MONTE CARLO I LA JOLLA, CA 92037 LARRY W & CATHLEEN HATTER 2344 LITTLER LN OCEANSIDE, CA 92056 CUNNINGHAM COASTAL LLC PO BOX 3634 RANCHO SANTA FE, CA 92067 A4N!I 09 ~8/09 ~9® i\J8!\'if ~l!M 81Q!lBdwoo .Jl/9 G x "~ eZ!S IBQBI ' I ! ~ ! 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SAN DIEGO, CA 92121 HYLEN-CARLSBAD LLC 5146 CHELTERHAM TER SAN DIEGO, CA 92130 RAE DAVIES 1067 SANDALWOOD DR EL CENTRO, CA 92243 SECURITY PACIFIC NATIONAL 300 LAKESIDE DR OAKLAND, CA 94612 DOLORES A MONTION 3729 HATCHERS CIR STOCKTON, CA 95219 label size 1" x 2 5/8" compatible with Avery ®5160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery ®5160/8160 BAt 09 ~8/09 ~9® !iJ8A'rJ :J8AB 81Q!redwo:J ww L9 x LLIW g;:: WWJOJ ap ananb!B OCCUPANT 3050 MADISON ST CARLSBAD, CA 92008-2310 OCCUPANT 1 3039 JEFFERSON ST CARLSBAD, CA 92008-2345 OCCUPANT 3081 JEFFERSON ST CARLSBAD, CA 92008-2346 OCCUPANT 755 CARLSBAD VILLAGEDR 795 CARLSBAD, CA 92008-2317 09 ~8/09 ~g@ !iJaA\;j 4l!M 81Q!lBdWO:J u8/S G X"~ 8Z!S laQBI ' . 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Easy P{t~l® Labels Use Avery® Template 5160® CARLSBAD UNIFIED SCHOOL DISTRICT 6225 El CAMINO REAL CARLSBAD CA 92011 SAN DIEGUITO SCHOOL DISTRICT 710 ENCINITAS BLVD ENCINITAS CA 92024 CITY OF ENCINITAS 505 S VULCAN AV ENCINITAS CA 92024 CITY OF VISTA 200 CIVIC CENTER DR I 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 SALKAV CARLSBAD CA 92011 ' CARLSBAD CHAMBER OF COMMERCE 5934 PRIESTLEY DR CARLSBAD CA 92008 Etiquettes faciles a peler Utilisez le Qabarit AVERY® 5160® I I I J A- FeedPaper- I Bend along line to 1 expose Pop-up Edge™ j SAN MARCOS SCHOOl DISTRICT STE 250 255 PICOAV SAN MARCOS CA 92069 LEUCADIA WASTE WATER DISTRICT TIMJOCHEN 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 NORTHSIDE DR SAN DIEGO CA 92108-2700 AIR POLLUTION CONTROL DISTRICT 10124 OLD GROVE RD SAN DIEGO CA 92131 CA COASTAL COMMISSION A TIN KANAN I 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 Sens de rh::arn,:t,m,::ant Repliez a Ia hachure afin de l reveler le rebord Pop-upMC J ® AVERY® 5160® ! J. ENCINITAS SCHOOL DISTRICT 101 RANCHO SANTA FE RD ENCINITAS CA 92024 OLIVENHAIN WATER DISTRICT 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 BOX82776 SAN DIEGO CA 92138-2776 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DRIVE CARLSBAD CA 92008 www.avery.com 1-800-GO-AVERY 4 Plus 1 Luxury Living RP 15-16/CDP 15-37 Location Map OAK A VMADISON S T J E F F ER SO N S TMADI SO N S T A L LE Y CARL S B A D VI L L A G E D R ROOSEVE L T S T A L L E Y ROOSE VE L T S T JE F F ERSON S T A L LEY RP 15-16 / CDP 15-37 4 Plus 1 Luxury Living SITE MAP E L C AMINO RE ALLA COSTA AV A L G A R DCARLSBAD BL OAK A VMADI SON S T MADISON S T A L LEY JE F FERSON S T CARL S B A D VI L L A G E D R ROOSEVEL T S T A L L EY JEFFER SON S T A L L E Y RP 15-16 / CDP 15-37 4 Plus 1 Luxury Living 0 12060Feet Subject Property Property to the North Property to the South Property to the West Property to the East Proposed Development •Demolish the existing one-story building. •Construct a four-story mixed-use building with a ground floor commercial space and four apartments above. •Units range in size from 2,018 square feet to 3,018 square feet. •Each apartment has their own private deck space. •Vehicular access from the site is taken from the rear alley. Development Standards Standard Required/Allowed Proposed Setbacks Front: 0 feet (first floor) 10’ average for all floors above first floor Side Yards: No minimum or maximum Rear Yard: No minimum or maximum 1.5 feet 10’ average minimum for all floors above first floor 0 feet 0 feet Building Height 45 feet maximum 45 feet Building Coverage 100% 96% Open Space 20% (1,383 sq. ft.)65% Parking Residential:2 spaces/unit Guest: .5 space/unit Retail: 1 space/300 sq. ft. (4 spaces) 8 residential spaces 2 guest parking spaces Request to participate in Parking In-Lieu Fee program Design Guidelines Consistency •Access to the parking area is provided from the alley. •The building is stepped back at upper levels including the sides. A 10 foot minimum setback is required on upper levels; 20-25 foot setback is provided on the 4th floor. •The building utilizes simple building forms. •Visual interest is provided on all sides of the building. •Significant storefront glazing is provided on the retail storefront. Southwest Rendering Northwest Rendering Southeast Rendering .. , 1111 TJITTI fiTllllll i l1l l IT IIIII ffiffilr I iII 1111 Northeast Rendering Consistency with Regulations & Policies •Village (V) General Plan Land Use Designation •Village Review (VR) Zone (C.M.C. Chapter 21.35), District 1 (Village Master Plan & Design Manual) •Coastal Development Regulations for the Village Segment of the Local Coastal Program •Inclusionary Housing Ordinance •Growth Management Ordinance Recommendation That the City Council ADOPT a City Council resolution APPROVING of Major Review Permit RP 15-16/CDP 15-37 and to ADOPT a City Council resolution approving a request to participate in the Parking In-Lieu Fee program and the purchase of four parking credits.