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2017-05-09; City Council; ; A Tentative Tract Map and Major Review Permit to demolish three existing office/commercial buildings and construct 33 residential condominiums on three floors above a partially sub-grade parking garage at 800 Grand Avenue
CA Review 14<. e CITY COUNCIL Staff Rep~ort Meeting Date: To: From: Staff Contact: Subject: Project Name: Project No.: May 9, 2017 Mayor and City Council Kevin Crawford, City Manager Chris Garcia, Associate Planner chris.garcia@carlsbadca.gov or 760-602-4622 A Tentative Tract Map and Major Review Permit to demolish three existing office/commercial buildings and construct 33 residential condominiums on three floors above a partially sub-grade parking garage at 800 Grand Avenue. 800 Grand Avenue CT 16-09/RP 16-16 (DEV 16-054) Recommended Action That the City Council hold a public hearing and adopt a resolution approving Tentative Tract Map No. CT 16-09 and Major Review Permit No. RP 16-16 to demolish three existing office/commercial buildings and construct 33 residential condominiums on three floors above a partially sub-grade parking garage located at 800 Grand Avenue. Executive Summary The applicant, 800 Grand MMKLC, LLC, is seeking approval of a Tentative Tract Map and a Major Review Permit to demolish three E!xisting two-story office/commercial buildings and construct three stories of residential airspace condominiums above a partially sub-grade parking garage. The proposed residential building includes 11 airspace condominiums on each of the three floors (33 total) located above a 68 space parking garage. On March 15, 2017, the Planning Commission conducted a public hearing and recommended approval of the project (4-3, Commissioners Black, Goyarts and Siekmann voting no). Discussion The 0.96-acre site is located on the north side of Grand Avenue between Jefferson Street and Hope Avenue, and is currently developed with three, two-story office/commercial buildings and surface parking. The project site is located in Land Use District 2, Office Support Area, of the Village Master Plan which lists multiple-family residential projects as a permitted use. The proposed building's architecture can be described as California Coastal with wood siding, moderately sloped roofs with eav1:! overhangs and a strong connection to the outdoors with covered decks and balconies. The majority of the building is approximately 43 feet tall with pitched roof architectural projections to 47 feet in height located over the elevators and stairwells. The project's frontage will have multi-level landscaping, street trees, and a widened pedestrian sidewalk with walkway and accent lighting. Item #12 May 9, 2017 Page 1 of 75 In an effort to help preserve village character, staff advised the applicant during the preliminary review process that the project should be designed with a pitched roof, should emphasize variety and diversity, have a strong relationship to the street, be enriched with architectural details, and incorporate landscaping as an important component of the architectural design. Once the project was submitted, staff received phone calls from a neighbor and a tenant regarding the project schedule. Just prior to the Planning Commission hearing, public comments were also received in the form of letters and emails expressing concerns including compatibility with village character, change in atmospherE~, increase in traffic, architectural style, building height, displacement of small businesses, support for a mixed-use project instead, and suggestions that all projects in the Village be put on hold until a new master plan is adopted. The project exhibits a quality archit,ectural design, including wood board and batten siding, wood horizontal siding, wood paneling, smooth finish stucco, aluminum French doors, and corrugated metal awnings. Staff determined that the building fits within the existing character of the village area because the proposed California coastal architectural style is similar to that seen in multiple areas of the Village. The project is consistent with the majority ofthe applicable design guidelines of the Village Master Plan and Design Manual, in that the development has a strong relationship to the street, is enriched with archiltectural features and details, incorporates landscaping as an important component of the architectural design, parking is visually subordinated, provides a variety of setbacks, utilizes a singl•~ vehicular access point to minimize curb cuts, incorporates gable roofs, provides composition shingles and locates windows facing onto the street. The project meets all the development standards for Land Use District 2 including density, setbacks, building height, building coverage, open space and parking. Staff's full analysis of compatibility with the General Plan and the Village Master Plan and Design Manual is contained in the attached Planning Commission Staff Report dated March 15, 2017. Originally the applicant proposed fulfilling the affordable housing requirement by building Second Dwelling Units (SDUs) on the adjacent Home Avenue proJject. The City's Housing Policy Team reviewed the proposed project and instead recommended allowing the applicant to purchase six inclusionary housing credits in the Tavarua Affordable Housing Project. At the Planning Commission hearing, two members of the public spoke. The speakers expressed concern that a 100 percent residen1tial project is inconsistent with the Grand Avenue promenade proposal, and was therefore not compatible with the proposed Village and Barrio Master Plan. The speakers have maintained tha1t all projects along Grand Avenue need to be mixed-use and contain first floor commercial, in addition to having 100 percent subgrade parking or parking located in an area that does not front on Grand Avenue. Planning Commissioners' concerns focused on the displacement of existing small business owners, the length and mass of the proposed building, and compatibility with the proposed Village and Barrio Master Plan and future surrounding development. There was also discussion about placing the project on hold until a new master plan for the village area is approved. Staff addressed the concern of displacing small businesses by coordinating with the city's Economic Development Division. Economic Development provided a list of available office space in eight buildings in the surrounding nearby area and also offers relocation assistance to businesses upon request. Staff noted that the project provides much more articulation than Item #12 May 9, 2017 Page 2 of 75 required by the design manual, whiich helps reduce the bulk and mass of the building. Staff feels that the project fits the village cha1racter in that the project integrates a pitched roof design like other buildings in the area, provides much more articulation along the frontage than required by the design manual, adds balconies along the street side elevation to enhance the project's street presence and subordinates parking in a partially sub-grade garage, which creates enhanced landscape opportunities along a wiidened pedestrian walkway. Staff explained that until a new Village and Barrio Master Plan is approved, they must review projects against the current Village Master Plan and Design Manual, and an all-residential project is a permitted by right land use in District 2. Much of the property to the north and east is located outside the current boundaries of the Village and have zoning and land use designations for multiple-family residential development. Therefore it would be expected that these properties redevelop in the future with multiple-family residential projects and would be compatible with the proposed use. Despite staff's explanations, three Planning Commissioners decided to vote against the project, citing incompatibility based on size of the! structure and future land uses, concern about the economic impacts based on the displaced businesses, and a preference for a mixed-use project. 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 iis final. An Affordable Housing Agreement, to purchase six affordable housing credits in lieu of providing affordable units on-site, will require City Council approval at a later date. Environmental Evaluation (CEQA) The project is exempt from the reqiUirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 (In-fill D'evelopment Projects). Climate Action Plan (CAP) Consiste~ncy The 33 unit condominium project is not subject to Climate Action Plan measures because the project is below the 70 unit multi-family housing screening threshold listed in the city's Climate Action Plan (Section 5.3). Public Notification Information regarding public notifkation 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 2. Location Map 3. Planning Commission Resolution No. 7232 4. Planning Commission Staff Report dated March 15, 2017 (without Planning Commission Resolution) 5. Planning Commission minutes alated March 15, 2017 Item #12 May 9, 2017 Page 3 of 75 RESOLUTION NO. 2017-082 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP AND MAJOR REVIEW PERMIT TO DEMOLISH THREE EXISTING OFFICE/COMMERCIAL BUILDINGS AND CONSTRUCT 33 RESIDENTIAL CONDOMINIUMS ON THREE FLOORS ABOVE A PARTIALLY SUB-GRADE PARKING GARAGE AT 800 GRAND AVENUE. CASE NAME: 800 Grand Avenue CASE NO.: CT 16-09/RP 16-16 (DEV 16-054) EXHIBIT 1 WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to the provisions of the Municipal Code, the Planning Commission did, on March 15, 2017, hold a duly noticed public hearing as prescribed by law to consider Tentative Tract Map No. CT 16-09 and Major Review Permit No. RP 16-16 and adopted Planning Commission Resolution No. 7232, recommending approval of Tentative Tract Map No. CT 16-09 and Major Review Permit No. RP 16-16; and WHEREAS the City Council of the City of Carlsbad, held a duly noticed public hearing to consider said Tentative Tract Map and Major Review Permit; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments of all persons desiring to be heard, the City Council considered all factors relating to the Tentative Tract Map and Major Review 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 Tentative Tract Map No. CT 16-09 and Major Review Permit No. RP 16-16, is approved, and that the findings and conditions of the Planning Commission contained in Planning Commission Resolution No. 7232 on file with the City Clerk and incorporated herein by reference, are the findings and conditions of the City Council. 3. This action is final the date this resolution is adopted by the City Council. The Provisions of Chapter 1.16 of the Carlsbad Municipal Code, 11Time Limits for Judicial Review" shall apply: Item #12 May 9, 2017 Page 4 of 75 EXHIBIT 1 PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the 9th day of May, 2017, by the following vote, to wit: AYES: NOES: ABSENT: M. Hall, K. Blackburn, M. Schumacher, M. Packard. None. C. Schumacher. (SEAL) Item #12 May 9, 2017 Page 5 of 75 SITE MAP • N NOT TO SCALE 800 Grand Avenue CT 16-09/ RP 16-16 EXHIBIT 2 Item #12 May 9, 2017 Page 6 of 75 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. 7232 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE TRACT MAP CT 16-09 AND MAJOR REVIEW PERMIT RP 16-16 TO ALLOW FOR THE DEMOLITION OF THREE, TWO-STORY OFFICE/COMMERCIAL BUILDINGS AND THE CONSTRUCTION OF 33 AIRSPACE CONDOMINIUMS IN LAND USE DISTRICT 2 OF THE VILLAGE REVIEW ZONE AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: CASE NO.: 800 GRAND AVENUE CT 16-09/RP 16-16 EXHIBIT 3 WHEREAS, 800 Grand MMKLC, LLC, "Developer," has filed a verified application with the City of Carlsbad regarding property owned by Edmond T. Shehab, "Owner," described as Parcell, in the City of Carlsbad, County of San Diego, State of California, as shown on Page 3260 of Parcel Maps to Maps, filed in the Office of the County Recorder of San Diego County, November 27, 1974 ("the Property"); and WHEREAS, said verified application constitutes a request for a Tentative Tract Map as shown on Exhibit(s) "A"-"BB" dated March 15, 2017, on file in the Planning Division CT 16-09/RP 16-16 -800 GRAND AVENUE, as provided by Chapters 21.35 and 20.12 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on March 15, 2017, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the Tentative Tract Map. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) B) That the foregoing recitations are true and correct. That based on the evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of CT 16-09/RP 16-16-800 GRAND AVENUE, based on the following findings and subject to the following conditions: Item #12 May 9, 2017 Page 7 of 75 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: Tentative Tract Map, CT 16-02 1. 2. 3. 4. 5. 6. That the proposed map and the proposed design and improvement of the subdivision as conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable specific plans, Titles 20 and 21 of the Carlsbad Municipal Code and the State Subdivision Map Act, and will not cause serious public health problems, in that the proposed one lot tentative tract map for a 33 airspace condominium subdivision is consistent with the General Plan and satisfies all minimum requirements of the Village Master Plan, and Titles 20 and 21 of the Carlsbad Municipal Code with respect to public facilities, access and parking as discussed in the project staff report. That the proposed project is compatible with the surrounding future land uses since the surrounding properties are developed, are currently designated as Village (V) in the General Plan and are located in Land Use District 2 -Office Support Area, of the Village Master Plan. The subject property is bordered to the north by a parking lot used for the existing project site and single-family and multiple-family residential; to the south by office/commercial and multiple- family development; to the east by a medical office; and to the west by a medical office and senior apartments. The adjacent properties to the north are located within the Multiple-Family Residential (R-3) zone. The properties to the west, east and south are located in Land Use District 2 of the Village Master Plan which allows a wide variety of uses. Multiple-Family Residential is permitted by right in Land Use District 2. Given the existing senior apartments, existing and proposed multiple-family residential development to the west and north, the project is compatible with existing and future land uses. That the site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the density proposed, in that the Village (V) General Plan Land Use designation allows residential development at a density range of 28 to 35 dwelling units per acre. Based on a net acreage of 0.96 acres, the proposed 33 residential condominium units have a density of 34.4 dwelling units per acre. As the proposed project falls within the allowable density range and meets all required development standards, the project is consistent with this finding. That the design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that the project has been designed and conditioned such that there are no conflicts with established easements. That the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act). That the design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, in that structures have been designed to include operable windows on all elevations and balconies to maximize exposure of each unit to natural light and ventilation from nearby coastal breezes. 7. That the Planning Commission has considered, in connection with the housing proposed by this subdivision, the housing needs of the region, and balanced those housing needs against the public service needs of the City and available fiscal and environmental resources in that the applicant proposes to purchase six housing credits within the Tavarua Affordable Housing Project or an PC RESO NO. 7232 -2-Item #12 May 9, 2017 Page 8 of 75 1 2 3 4 5 6 7 8 9 10 11 8. 9. 10. alternative solution authorized by the City Council, to satisfy their inclusionary housing obligations prior to the issuance of a building permit. As such, the project has been conditioned to require the approval of an Affordable Housing Agreement prior to approval of the final map. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish and wildlife or their habitat, in that the previously developed lot is devoid of sensitive vegetation and any natural water features; therefore, the proposed project does not impact any fish, wildlife or habitat. That the discharge of waste from the subdivision will not result in violation of existing California Regional Water Quality Control Board requirements, in that the project has been designed in accordance with the Best Management Practices for water quality protection in accordance with the City's sewer and drainage standards and the project is conditioned to comply with the National Pollutant Discharge Elimination System (NPDES) requirements. That the street systems serving the proposed use is adequate to properly handle all traffic generated by the proposed use, in that the existing street can accommodate the estimated 264 average daily trips (ADTs) and all required public right-of-way has been, or will be, dedicated and has been, or will be, improved to serve the development. In addition, the proposed project would not result in any significant capacity-related impacts to any road segments or 12 intersections. 13 Major Review Permit, RP 16-16 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 11. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City's General Plan, and the development standards of the Village Review Zone and the Village Master Plan and Design Manual, based on the facts set forth in the staff report dated March 15, 2017, including, but not limited to the following: a. Land Use-The proposed project, which includes the demolition of three existing two-story office/commercial buildings and the construction of 33 new residential condominiums, will enhance the vitality of the Village, specifically Land Use District 2 (Office Support Area), by providing new residential land uses in close proximity to the downtown core area as well as the train station. The project reinforces the pedestrian-orientation desired for the downtown area by providing the 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. Further, the proposed project contributes towards the overall goal of creating quality development in that older office/commercial buildings are proposed to be removed and replaced with 33 high-quality residential condominiums which exhibit an architectural design that fits within the existing character of the Village. Overall, the residential project will contribute towards the revitalization of the Village area. b. Circulation -Grand Avenue can accommodate the estimated 264 ADTs. In addition, all required public right-of-way has been, or will be, dedicated and improved to serve the development. The circulation has been designed in relationship to the proposed residential land use and available parking. Public improvements including but not limited to curb, gutter, and sidewalk will be constructed to serve the proposed project. In addition, the project will add three additional public parking spaces on Grand Avenue by consolidating the two existing driveways to one. PC RESO NO. 7232 -3- Item #12 May 9, 2017 Page 9 of 75 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. Noise-The proposed project is consistent with the Noise Element of the General Plan in that the project has been conditioned to comply with the recommendations of the noise analysis report (Veneklasen Associates, dated November 11, 2016) to ensure that the proposed building design adequately attenuates the noise levels for the new condominiums. The windows of each unit will need to be closed to meet a 45 dB(a) CNEL interior noise level. Therefore, mechanical ventilation is required. In addition, the project is conditioned to comply with the construction requirements of the aforementioned noise study. d. Housing-The proposed project is consistent with the Housing Element of the General Plan and the City's lnclusionary Housing Ordinance, in that the proposed project is conditioned to purchase six housing credits to fully satisfy the inclusionary requirement. In August of 2016, the City's Housing Policy Team recommended approval of the above-noted proposal and recommended the developer purchase six housing credits within the Tavarua Affordable Housing Project to satisfy the affordable housing requirement. The project has been accordingly-conditioned to require the approval of an Affordable Housing Agreement prior to approval of the final map. e. Public Safety-The proposed building is required to be designed in conformance with all seismic design standards of the California Building Code (CBC) and State building requirements. Additionally, the proposed project design is consistent with all of the applicable fire safety requirements; and the entire building is designed to be sprinkled in accordance with National Fire Protection Agency Standard 13 and City of Carlsbad regulations. Furthermore, the project has been conditioned to develop and implement a program of "best management practices" for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. f. Land Use District 2 Standards-The project as designed is consistent with the development standards for Land Use District 2, the Village Design Guidelines and all other applicable regulations set forth in the Village Master Plan and Design Manual as discussed in the project staff report. The project is not requesting any deviations to the development standards and all required parking is located on-site. City Council Policy No. 43, Allocation for Excess Dwelling Units 12. 13. 14. That the City's Housing Policy Team recommended approval of the request for an allocation of 33 units from the Excess Dwelling Unit Bank in August of 2016. That pursuant to CMC Chapter 21.85.030, for any market-rate residential development of seven (7) or more units, not less than 15% of total units shall be restricted both as to occupancy and affordability to lower income households. The proposal to construct 33 residential condominium units is satisfying its inclusionary housing obligation through the purchase of six (6) housing credits within the Tavarua Affordable Housing Project, if available at time of building permit issuance, or an alternative solution will need to be authorized subject to City Council approval. The project has been accordingly conditioned to require the approval of an Affordable Housing Agreement prior to approval of the final map. 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 non-residential land uses and anticipated uses in that Land Use District 2 of the Village Master Plan as well as the R-15 Residential Land Use designation. Furthermore, the project will provide positive support for the District 1 Village Center. PC RESO NO. 7232 -4-Item #12 May 9, 2017 Page 10 of 75 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 15. 16. General 17. 18. 19. 20. 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 the Village (V) General Plan Land Use designation allows residential development at a density range of 28 to 35 dwelling units per acre. Based on a net acreage of 0.96 acres, the proposed 33 residential condominium units have a density of 34.4 dwelling units per acre. The proposed project is consistent with the intent of Land Use District 2 of the Village Master Plan and will contribute towards the overall revitalization of the Village Area. That there are an adequate number of units in the Excess Dwelling Unit Bank in the northwest quadrant to allocate 33 units. Per the city's Quadrant Dwelling Unit Report (latest available dated November 2016), 759 units remain available for allocation in the Village. 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. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. b. 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. c. 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. d. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, 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). That the City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332, In-fill Development Project, of the state California Environmental Quality Act (CEQA) Guidelines, of the state CEQA Guidelines. 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. 7232 -5- Item #12 May 9, 2017 Page 11 of 75 1 Conditions: 2 NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of a 3 grading or building permit, or recordation of the Final Map, whichever occurs first. 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 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 Tentative Tract Map and Major Village Review Permit. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Tentative Tract Map and Major Village Review 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 Tentative Tract Map and Major Village Review 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 a Illegal proceedings have been concluded and continues even if the City's approval is not validated. Prior to submittal ofthe building plans, improvement plans, grading plans, orfinal map, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Tentative Map, 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. 7232 -6-Item #12 May 9, 2017 Page 12 of 75 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. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. A note to this effect shall be placed on the Final Map. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. Prior to recordation of the Final Map, Developer shall submit to the City a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a(n) Tentative Tract Map and Major Village Review Permit by Resolution(s) No. 7232 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 ~xecute 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. 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 plancheck process on file in the Planning Division and accompanied by the project's building, improvement, and grading plans. Developer shall establish a homeowner's association and corresponding covenants, conditions and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the City Planner prior to final map approval. Prior to issuance of a building permit, the Developer shall provide the Planning Division with a recorded copy of the official CC&Rs that have been approved by the PC RESO NO. 7232 -7- Item #12 May 9, 2017 Page 13 of 75 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 Department of Real Estate and the City Planner. At a minimum, the CC&Rs shall contain the following provisions: a. General Enforcement by the City: The City shall have the right, but not the obligation, to enforce those Protective Covenants set forth in this Declaration in favor of, or in which the City has an interest. b. Notice and Amendment: A copy of any proposed amendment shall be provided to the City in advance. If the proposed amendment affects the City, City shall have the right to disapprove. A copy of the final approved amendment shall be transmitted to City within 30 days for the official record. c. Failure of Association to Maintain Common Area Lots and Easements: In the event that the Association fails to maintain the "Common Area Lots and/or the Association's Easements" as provided in Article Section the City shall have the right, but not the duty, to perform the necessary maintenance. lfthe City elects to perform such maintenance, the City shall give written notice to the Association, with a copy thereof to the Owners in the Project, setting forth with particularity the maintenance which the City finds to be required and requesting the same be carried out by the Association within a period of thirty (30) days from the giving of such notice. In the event that the Association fails to carry out such maintenance of the Common Area Lots and/or Association's Easements within the period specified by the City's notice, the City shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the Owners as provided herein. d. Special Assessments Levied by the City: In the event the City has performed the necessary maintenance to either Common Area Lots and/or Association's Easements, the City shall submit a written invoice to the Association for all costs incurred by the City to perform such maintenance of the Common Area Lots and or Association's Easements. The City shall provide a copy of such invoice to each Owner in the Project, together with a statement that if the Association fails to pay such invoice in full within the time specified, the City will pursue collection against the Owners in the Project pursuant to the provisions of this Section. Said invoice shall be due and payable by the Association within twenty (20) days of receipt by the Association. If the Association shall fail to pay such invoice in full within the period specified, payment shall be deemed delinquent and shall be subject to a late charge in an amount equal to six percent {6%) of the amount of the invoice. Thereafter the City may pursue collection from the Association by means of any remedies available at law or in equity. Without limiting the generality of the foregoing, in addition to all other rights and remedies available to the City, the City may levy a special assessment against the Owners of each Lot in the Project for an equal pro rata share of the invoice, plus the late charge. Such special assessment shall constitute a charge on the land and shall be a continuing lien upon each Lot against which the special assessment is levied. Each Owner in the Project hereby vests the City with the right and power to levy such special assessment, to impose a lien upon their respective Lot and to bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and his/her respective Lot for purposes of collecting such special assessment in accordance with the procedures set forth in Article of this Declaration. e. Landscape Maintenance Responsibilities: The HOAs and individual lot or unit owner landscape maintenance responsibilities shall be as set forth in Exhibit ____ _ PC RESO NO. 7232 -8-Item #12 May 9, 2017 Page 14 of 75 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 16. 17. 18. 19. 20. 21. 22. 23. f. Balconies. trellis, and decks: The individual lot or unit owner allowances and prohibitions regarding balconies, trellis, and decks shall be as set forth in Exhibit ___ _ This project is being approved as a condominium permit for residential ownership purposes. If any ofthe residential units in the project are rented, the minimum time increment for such rental shall be not less than 31 days. The CC&Rs for the project shall include this requirement. Should the City Council adopt an ordinance that would permit rental of the units for less than 31 days, this condition shall be null and void. Prior to issuance of building permits, the Developer shall submit to the City Planner a recorded copy of the Condominium Plan filed with the Department of Real Estate which is in conformance with the City-approved documents and exhibits. 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 Directors of Community Development and Planning. If satisfaction of the school facility requirement involves a Mello-Roos Community Facilities District or other financing mechanism which is inconsistent with City Council Policy No. 38, by allowing a pass-through of the taxes or fees to individual home buyers, then in addition to any other disclosure required by law or Council policy, the Developer shall disclose to future owners in the project, to the maximum extent possible, the existence of the tax or fee, and that the school district is the taxing agency responsible for the financing mechanism. The form of notice is subject to the approval of the City Planner and shall at least include a handout and a sign inside the sales facility, or inside each unit, stating the fact of a potential pass-through of fees or taxes exists and where complete information regarding those fees or taxes can be obtained. Developer shall display a current Zoning and Land Use Map, or an alternative, suitable to the City Planner, in the sales office or inside each unit, at all times. All sales maps that are distributed or made available to the public shall include but not be limited to trails, future and existing schools, parks, and streets. Developer shall post a sign in the sales office, or inside each unit, in a prominent location that discloses which special districts and school district provide service to the project. Said sign shall remain posted until all of the units are sold. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of an Outdoor Storage Plan, and thereafter comply with the approved plan. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. 24. Prior to the approval of the final map for any phase of this project, or where a map is not being processed, prior to the issuance of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement with the City to purchase six (6) inclusionary housing credits within the Tavarua Affordable Housing Project if available at time of building permit issuance or an alternative solution will need to be authorized subject to City Council approval. The draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days prior to the request to final the map. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. PC RESO NO. 7232 -9- Item #12 May 9, 2017 Page 15 of 75 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 25. Prior to issuance of the building permit, verification shall be submitted confirming that the buildings have been designed to comply with the recommendations of the noise study prepared for the project (Veneklasen Associates, dated November 11, 2016). Engineering: General 26. 27. 28. 29. 30. 31. 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 engineerfor the proposed haul route. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private sidewalks, landscaping, water quality treatment measures, low impact development features and storm drain facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. Developer shall prepare, submit and process for city engineer approval a final map to subdivide this project. There shall be one Final Map recorded for this project. Developer shall pay the city standard map review plan check fees. Developer shall install sight distance corridors at driveway intersections with Grand Avenue in accordance with City Engineering Standards. The property owner shall maintain this condition. All reports and studies submitted are acceptable for discretionary review. Additional revisions or updates may be required during review of the engineering construction documents. Fees/ Agreements 32. 33. Grading 34. Developer shall cause property owner to execute and submit to the city engineer for recordation the city's standard form Drainage 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. Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a 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. PC RESO NO. 7232 -10-Item #12 May 9, 2017 Page 16 of 75 1 2 3 4 35. 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 ofthe 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. 5 Storm Water Quality 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 36. 37. 38. 39. 40. 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 oft he 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, 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 sign age all to the satisfaction of the city engineer. Dedications/Improvements 41. Developer shall design the private drainage systems, as shown on the tentative map 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. PC RESO NO. 7232 -11- Item #12 May 9, 2017 Page 17 of 75 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 42. Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the tentative map. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: a. Curb, gutter and sidewalk b. Driveway approach c. Fire service and potable water service laterals 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. Non-Mapping Notes 43. Utilities 44. 45. 46. Add the following notes to the final map as non-mapping data: a. Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public improvements shown on the tentative map. These improvements include, but are not limited to: 1. Curb, gutter and sidewalk 2. Driveway approach 3. Fire service lateral and potable water service lateral b. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. c. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Carlsbad Engineering Standards or line-of-sight per Caltrans standards. d. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any diversion of waters, the alteration of the normal flow of surface waters or drainage, or the concentration of surface waters or drainage from the drainage system or other improvements identified in the city approved development plans; or by the design, construction or maintenance ofthe drainage system or other improvements identified in the city approved development plans. Developer shall meet with the fire marshal to determine the 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. Developer shall install potable water meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. PC RESO NO. 7232 -12-Item #12 May 9, 2017 Page 18 of 75 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 47. 48. 49. 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. The developer shall design and agree to construct public water, fire service and sewer facilities substantially as shown on the tentative map to the satisfaction of the district engineer and city engineer. Prior to using one potable water meter to serve a multi-ownership building, developer shall apply for and receive approval from the utilities director. Upon application for and good cause shown, the utilities director may allow a single potable water service connection and meter to a multi- ownership building within this subdivision provided: a. Developer shall record a deed restriction or other such document as approved by the public works director and general counsel placing future owners on notice that each and every residential or commercial/office unit is served by a single service connection and meter, and in the event that the water bill is not paid by the party or entity responsible for paying the monthly water service charges to CMWD for the respective building occupied by the multi- ownership , CMWD may at its direction shut off the water service to such multi-ownership building in accordance with CMWD adopted rules and regulations. b. Developer shall install a private sub-meter for each separately established residence or business within a multi-ownership building having a single potable water service connection and meter. If denied, developer shall revise all design drawings to provide separate potable water meters for each separately owned unit within this subdivision per district requirements. Code Reminders 50. 51. 52. 53. 54. 55. 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. Developer shall pay a landscape plancheck and inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code. Developer shall pay park-in-lieu fees in accordance with Section 20.44 of the City of Carlsbad Municipal Code to the satisfaction of the city engineer. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 ofthe City of Carlsbad Municipal Code to the satisfaction of the city engineer. 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 are for planning purposes only. 56. Subdivider shall comply with Section 20.16.040(d) of the Carlsbad Municipal Code regarding the undergrounding of existing overhead utilities. PC RESO NO. 7232 -13-Item #12 May 9, 2017 Page 19 of 75 1 2 3 4 5 6 7 NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of 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. 7232 -14-Item #12 May 9, 2017 Page 20 of 75 1 2 3 4 5 6 7 8 9 10 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on March 15, 2017, by the following vote, to wit: AYES: NOES; ABSENT: ABSTAIN: Chairperson Segall, Commissioners Anderson, L'Heureux and Montgomery Commissioner Black, Goyarts and Siekmann 11 JEF EGALL, Chairperson CARLSBAD PLANNING COMMISSION 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ATTEST: ~Zb DON NEU City Planner PC RESO NO. 7232 -15-Item #12 May 9, 2017 Page 21 of 75 EXHIBIT 4 The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. G) P.C. AGENDA OF: March 15, 2017 Application complete date: December 6, 2016 Project Planner: Chris Garcia Project Engineer: Steve Bobbett SUBJECT: CT 16-09/RP 16-16-800 GRAND AVENUE-Request for a recommendation of approval of a Tentative Tract Map and a Major Review Permit to allow for the demolition of three, two-story office/commercial buildings and the construction of 33 airspace condominiums in Land Use District 2 of the Village Review zone 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. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7232 RECOMMENDING APPROVAL of Tentative Tract Map 16-09 and Major Review Permit RP 16-16 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The subject .96 acre site is located on the north side of Grand Avenue between Jefferson Street and Hope Avenue. The project site is located within Land Use District 2 of the Village Review zone. The site is currently developed with three, two-story office/commercial buildings and surface parking. Table "A" below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A-SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site Village V-R-District 2 Office/Commercial North R-15 Residential R-3-Multiple-Family Parking lot for the subject site Residential South Village V-R-District 2 Office/Commercial; Multi- Family Residential East Village V-R-District 2 Medical Office West Village V-R-District 2 Medical Office/Senior Apartment Building The proposed project involves a request for approval of a Tentative Tract Map and Major Review Permit to demolish three existing two-story office/commercial buildings and to construct a total of 33 airspace condominiums. The residential condominium building is proposed to be constructed with three stories of residential units above a partially sub-grade parking garage. Item #12 May 9, 2017 Page 22 of 75 CT 16-09/RP 16-16-800 GRAND AVENUE March 15, 2017 Page 2 A detailed breakdown of each type of unit is summarized in Table "B" below. TABLE "B"-DETAILS FOR UNIT TYPE Unit Type Quantity Size Bedroom/Bathrooms Parking Spaces 1 6 1,605 SF 2/2 2 2 6 1,655 SF 2/2.5 2 3 6 1,800 SF 2/2 plus office 2 4A 2 2,290 SF 3/2.5 2 4B 4 2,305 SF 3/2.5 2 SA 2 2,535 SF 3/3.5 2 SB 4 2,585 SF 3/3.5 2 6 3 2,785 SF 3/3.5 2 Private Open Space 375 SF 310 SF 300 SF 315 SF 315 SF 235 SF 235 SF 300SF The majority of the building is 42.5' to the top of the roof pitch, which is below the 45' height allowance for District 2. However, a few roof architectural roof gables extend to 47' above finished grade at their peak. Architectural features are permitted above the height limit per Carlsbad Municipal Code Section 21.46.020. Access to the site is proposed to be provided by one, 24-foot-wide driveway located off of Grand Avenue. Currently, the site is accessed by two driveways. Therefore, the proposed single driveway access will provide three additional public parking spaces on Grand Avenue. Pedestrian access to the project from Grand Avenue is provided by two separate walkways that connect the existing sidewalk to one of two lobby areas that contain stairs and an elevator. Grading for the proposed project includes 1,195 cubic yards of cut/export and 4,100 cubic yards of remedial grading. Parking is proposed to be provided in a common parking garage that is located partially below grade. Each unit requires two parking spaces. The parking garage contains 66 standard parking spaces (33 units x two per unit} and two handicap accessible parking spaces for a total of 68 spaces. The parking garage also contains individual enclosed storage space for each unit. Although no private recreation areas are required for residential projects in the village, each unit contains a patio or balcony at least 235 square feet in size. 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 (CMC Chapter 21.35}, Land Use District 2 (Office Support Area, Village Master Plan and Design Manual}; C. lnclusionary Housing Ordinance (CMC Chapter 21.85}; D. Subdivision Ordinance (CMC Title 20}; and E. Growth Management Ordinance (CMC Chapter 21.90}, Local Facilities Management Plan Zone 1. 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. Item #12 May 9, 2017 Page 23 of 75 CT 16-09/RP 16-16-800 GRAND AVENUE March 15, 2017 Page 3 A. Village (V) General Plan Land Use Designation The subject property has a General Plan Land Use designation of Village (V). As discussed in the Village Master Plan, properties within the Village Area do not have an assigned residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential development are established in the Village Master Plan. Table "C" below identifies the permissible density range for properties located outside of the coastal zone and within Land Use District 2. In addition, the allowable range for the number of dwelling units based on the size of the project site and a comparison to what is currently proposed is included in the table. TABLE C-PROPOSED DENSITY Allowable Density Range; Project Density; Gross Acres Net Acres Min/Max Dwelling Units per Village Master Plan Proposed Dwelling Units 0.96 0.96 28-35 du/ac 34.4 du/ac Minimum: 27 dwelling units 33 units Maximum: 33 dwelling units As identified above, the project's density of 34.4 dwelling units per acre falls slightly below the maximum allowable density of 35 dwelling units per acre and therefore complies with the allowed density for District 2. 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 (EDUB). The EDUB 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 CMC Section 21.85.050 and shall execute an affordable housing agreement (AHA) prior to recordation of the final map pursuant to CMC Section 21.85.140. As discussed in Section C below, the proposal to pay six (6) inclusionary housing credits is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43. In addition, the project is accordingly-conditioned to require the execution of the AHA prior to recordation of the Final Map. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7232, the proposed project meets these findings. In addition, the City's Housing Policy Team recommended approval of the request to withdraw 33 units from the EDUB in August 2016. As the proposed project requires approval from City Council, the City Council is the final decision-making authority for the allocation from the EDUB. Item #12 May 9, 2017 Page 24 of 75 CT 16-09/RP 16-16-800 GRAND AVENUE March 15, 2017 Page4 Lastly, the project complies with the Elements of the General Plan as outlined in Table "D" below: TABLED-GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, PROPOSED USES & IMPROVEMENTS COMPLY? OBJECTIVE, OR PROGRAM Land Use Goa12-G.30 The proposed project, which includes Yes Develop a distinct identity for the the demolition of existing Village by encouraging a variety of commercial/office buildings located at uses and activities, such as a mix of 800 Grand Avenue and the residential, commercial office, construction of 33 new residential restaurants and specialty retail condominiums, will enhance the shops, which traditionally locate in a vitality of the Village by providing new pedestrian-oriented downtown residential land uses in close proximity area and attract visitors and to the downtown core area as well as residents from across the the train station. The project community by creating a lively, reinforces the pedestrian-orientation interesting social environment. desired for the downtown area by providing the residents an opportunity Policy 2-P.70 to walk to shopping, recreation, and Seek an increased presence of both mass transit functions. The project's residents and activity in the Village proximity to existing bus routes and with new development, particularly mass transit will help to further the residential, including residential as goal of providing new economic part of a mixed-use development, as development near transportation well as commercial, entertainment corridors. and cultural uses that serve both residents and visitors. Overall, the residential project will contribute to the revitalization of the Village area. Mobility Policy 3-P.S The proposed project has been Yes Require developers to construct or designed to meet all of the circulation pay their fair share toward requirements, which includes a single improvements for all travel modes driveway access point from Grand consistent with the Mobility Avenue and restriping on-street Element, the Growth Management parking where the two existing Plan, and specific impacts associated driveways are located. In addition, with their development. the applicant will be required to pay traffic impact fees prior to the issuance of building permits that will go towards future road improvements. Goai3-G.3 Provide inviting streetscapes that The proposed project is located encourage walking and promote approximately a half mile from the livable streets. train/Coaster station which provides service throughout the day. The project's close proximity to the transit stop will provide residents with the opportunity to commute to major job Item #12 May 9, 2017 Page 25 of 75 CT 16-09/RP 16-16-800 GRAND AVENUE March 15, 2017 Page 5 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM Public Goai6-G.1 Safety Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. Noise Goai5-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. 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." PROPOSED USES & IMPROVEMENTS COMPLY? centers, thereby reducing vehicle miles traveled (VMTs) and their carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near existing goods and services within the Village. The proposed structural Yes improvements are required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all of the applicable fire safety requirements. Further, the project has been conditioned to develop and implement a program of "best management practices" for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. The project consists of 33 attached Yes multiple-family dwelling units. A noise study by Veneklasen Associates, dated November 11, 2016 was provided. The windows of each unit will need to be closed to meet a 45 dB(a) CNEL interior noise level. Therefore, mechanical ventilation is required. In addition, the project is conditioned to comply with the construction requirements of the before mentioned noise study. Item #12 May 9, 2017 Page 26 of 75 CT 16-09/RP 16-16-800 GRAND AVENUE March 15, 2017 Page 6 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM 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. PROPOSED USES & IMPROVEMENTS COMPLY? The City's Housing Policy Team Yes reviewed the proposed project and recommended the applicant purchase six inclusionary housing credits in the Tavarua Affordable Housing Project to fulfill the project's affordable housing requirement. The project has been conditioned to require the approval of an Affordable Housing Agreement prior to recordation of the final map. B. Village Review Zone (CMC Chapter 21.35), Land Use District 2, Office Support Area (Village Master Plan and Design Manual) The subject property is located within Land Use District 2 (Office Support Area) ofthe Village Master Plan. Multiple-family developments are permitted in Land Use District 2. No variances or standards modifications are being requested for the project. The specific development standards for new development within Land Use District 2 and the project's compliance with these standards is shown in Table "E" below: TABLE E-COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 2 STANDARD REQUIRED/ ALLOWED PROPOSED COMPLY Front Yard For residential projects, 10 feet minimum for all floors Yes Setback 10 feet average for all floors with varying building setbacks including the ground floor. as much as 30 feet. Side Yard Setback No minimum or maximum 10 feet Yes requirement Rear Yard Setback No minimum or maximum 10.6 feet Yes requirement Building Height 45 feet 42.5 feet for the majority of Yes the building. 47' to architectural roof gables and roof area to accommodate elevators which is allowed per CMC Section 21.46.020. Building Coverage 100% 76% Yes Roof Pitch No pitch requirements (5:12 4:12 & 8:12 roof pitches along Yes roof pitch for 50% of the total each building elevation. A flat roof structure not required roof that is not visible from outside the Coastal Zone). the ground is located in the middle ofthe building. Open Space 20% (8,400 sq. ft.) 35% Yes Landscape Areas-5,050 sq. ft. Decks-9,710 sq. ft. Total-14,760 sq. ft. Item #12 May 9, 2017 Page 27 of 75 CT 16-09/RP 16-16-800 GRAND AVENUE March 15, 2017 Page 7 STANDARD REQUIRED/ ALLOWED Parking Two parking spaces per unit, one of which is required to be covered {33 units x 2 = 66 spaces). No guest parking spaces required for properties located outside of coastal zone. C. lnclusionary Housing PROPOSED COMPLY 68 total parking spaces Yes located inside common parking garage. Parking also includes two accessible parking spaces. Three additional on-street, public parking spaces will be added by consolidating the two existing site access points to one. The city's Housing Policy Team has reviewed the project and recommended that the developer purchase six {6) affordable housing credits in lieu of providing affordable units on-site. The six affordable housing credits are available for purchase from the Tavarua Affordable Housing Project. As required by CMC Chapter 21.85, the project has been accordingly-conditioned to require the approval of an Affordable Housing Agreement prior to recordation of the final map. D. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance {Title 20) for Major Subdivisions. The subdivision is considered major because it involves the division of land into five or more condominiums {33 condos proposed). The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. E. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table "F" below. TABLE F-GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 116.7 sq. ft. Yes Library 62.2 sq. ft. Yes Waste Water Treatment 33 EDU Yes Parks 0.23 acres Yes Drainage Basin A 4.13 CFS Yes Circulation 264 ADT Yes Fire Station 1 Yes Open Space N/A N/A Schools Carlsbad (E: 5.6, M: 2.6, H: 2.3 Yes Sewer Collection System 33 EDU/7,260 GPD Yes Water 8,250 GPD Yes Item #12 May 9, 2017 Page 28 of 75 CT 16-09/RP 16-16-800 GRAND AVENUE March 15, 2017 Page 8 Properties located within the boundaries of the Village Master Plan do not have a Growth Management Control Point or an allocation for dwelling units. Therefore, as 33 units are proposed, a total of 33 dwelling units are proposed to be deducted from the City's Excess Dwelling Unit Bank. Pursuant to the findings contained in Planning Commission Resolution No. 7232, the allocation from the EDUB can be supported. V. ENVIRONMENTAL REVIEW The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. The project is consistent with the 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. The 33 unit condominium project is not subject to Climate Action Plan measures because the project is below the 70 unit multi-family housing screening threshold listed in the city's Climate Action Plan (Section 5.3). ATTACHMENTS: 1. Planning Commission Resolution No. 7232 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits "A-BB" dated March 15, 2017 Item #12 May 9, 2017 Page 29 of 75 SITE MAP • N NOT TO SCALE 800 Grand Avenue CT 16-09 I RP 16-16 ATTACHMENT 2 Item #12 May 9, 2017 Page 30 of 75 ATTACHMENT 3 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 aU applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information M.Wi! be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as ~Any individual, finn, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust receiver, syndicate, in this and any other county, city and county, city municipality. district or other political subdivision or any other group or combination acting as a unit" Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPUCANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate offiCers. (A separate page may be attached if necessary.) Person Corp/Part 800 Grand MMKLC, LLC Title Title See attached for further infonnation. Add~ss. __________________ _ Address ______________________ _ 2. OWNER (Not the owners agent) P-1(A) Provide the COMPLETE. LEGAL names and add~sses of & 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 9()rooration or partnership, include the names, titles, addresses of all individuals owning mo~ than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) 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 Edmund T. Shehab Corp/Part'"----------- Title Trustee aftlle Edmund T. Shehab Trust of 1989 Address 800 Grand Avenue, Ste. C-16 Cartsbad,CA 92008 Title I -------------------------- Address. __________________ _ Page 1 of2 Revised 07110 Item #12 May 9, 2017 Page 31 of 75 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or. as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust. _________ _ Title Tltle~------------ 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 (fiNo If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. I certify that all th:bove lnf~ation Is true and co~edge. ~{~ ~~~ SiQflatlJreOfWOrldate Signature of applicant/date Edmund T. Shehab 800 Grand MMKLC, LLC 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) Page2 of2 Revised 07/10 Item #12 May 9, 2017 Page 32 of 75 MCKELLAR MCGOWAN Attaehmeat to Paragraph l of Disclosure Statement PMl(A) for 800 Grand Avenue, Carlsbad, CA Applicimt: 800 Grand MMKLC~ LLC~ a California limited liability company Address of Applicant: 180 N. Riverview Drive, Suite 100, Anaheim, CA 92808 Manager of Applicant: McKellar McGowan, LLC, a California limited liability company, Christopher S. McKellar, CEO and Member; Timothy J. McGow~ President and Member; Jeff E. Johnson Executive Vice President, Secretary, and Member; Scott A. Myers, COO, CFO, and Member. Owners of Applicant: Owner I: KLC 800 Grand Carlsbad, LLC, a California limited liability company Sole Member of Owner 1: FKC LLC, a California limited liability company, Brett Albrecht, Managing Director Owner 2: JM3 Grand Avenue Associates, L.P., a California limited partnership General Partner of Owner 2: McKellar McGowan, LLC, a California limited liability company Limited Partners of Owner 2: Christopher S. McKellar Timothy J. McGowan JeffE. Johnson Scott A. Myers McKellar McGowan LLC • 888 Prospect St #330 La Jolla CA 92037 • 858.342.9725 Item #12 May 9, 2017 Page 33 of 75 Planning Commission Minutes March 15, 2017 Page7 MOTION ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner Siekmann that the Planning Commission adopt Planning Commission Resolution No. 7229 recommending approval of Tentative Tract Map CT 16-02 and Major Village Review Permit RP 16-08 to the City Council based on the findings and subject to the conditions contained therein. VOTE: 6-1-0 AYES: Chairperson Segall, Commissioner Anderson, Commissioner Black, Commissioner Goyarts, Commissioner Montgomery and Commissioner Siekmann NOES: Commissioner L'Heureux ABSENT: None ABSTAIN: None Chairperson Segall closed public hearing on Agenda Item 3. RECESS Chairperson Segall called for a 1 0-minute recess at 8:22 p.m. MEETING CALLED TO ORDER Chairperson Segall called the meeting to order at 8:33 p.m. with all Commissioners present. Chairperson Segall asked Mr. Neu to introduce the next item, and opened the public hearing on Agenda Item 4. 4. CT 16-09/RP 16-16-800 GRAND AVENUE-Request for a recommendation of approval of a Tentative Tract Map and a Major Review Permit to allow for the demolition of three, two-story office/commercial buildings and the construction of 33 airspace condominiums in Land Use District 2 of the Village Review zone 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 4 and stated Associate Planner Chris Garcia would make the staff presentation. Chairperson Segall asked if any of the Commissioners have ex parte communications to disclose for this item. Commissioner Anderson disclosed that she drove through and around the property. Commissioner Black stated that he is familiar with the property. Commissioner Goyarts disclosed that he researched the project online, read articles regarding office space for sale, walked around the building to get an idea of the types of businesses that are there and spoke with the business owners for opinions. Commissioner Siekmann stated that she has driven by the project many times and visited an office inside the building. Commissioner L'Heureux stated that he has also visited the site, walked through the project, knows some of the tenants in the building and has viewed the project site on Google Maps. Commissioner Montgomery disclosed that he visited the site and has been there many times. Item #12 May 9, 2017 Page 34 of 75 Planning Commission Minutes March 15, 2017 Page 8 Chairperson Segall stated that he also visited the site and has been there in the past. Mr. Garcia gave a presentation and stated he would be available to answer any questions. Chairperson Segall asked if there were any questions of staff. Commissioner Anderson inquired about the location of the trash enclosure and how it will be picked up. Mr. Garcia stated that it will be located in the parking structure. Chairperson Segall asked what the ordinance says about mixed use in that area versus residential. Mr. Garcia stated that land use district two allows mixed use as a permitted use by right and also multifamily residential as proposed. Chairperson Segall asked if there were any further questions of staff. Seeing none, he asked if the applicant wished to make a presentation. Chris McKellar, Suite 330, 888 Prospect Street, La Jolla, made a presentation. Chairperson Segall asked if there were any questions of the applicant. Commissioner Goyarts asked if the applicant has considered a mixed use project to keep all the business services and amenities available on site including residential units. Mr. McKellar stated that they do not think office use is feasible for that area and the parking requirements for office use would triple the parking requirement for the project. Commissioner Anderson inquired about the age of the building. Mr. McKellar replied stating that he thinks the building was built in the late 70's. Chairperson Segall asked if there were any further questions for the applicant. Seeing none, he asked if any person in the audience wished to speak on the item. Chairperson Segall opened public testimony on Agenda Item 4. Robert Wilkinson, Suite I, 2911 State Street, stated that the project is the wrong proposal for the village. He state that he is in favor of increased population for the village and that Grand Avenue is one of the main streets in the village core, therefore a mixed use building with daily activity would be essential. Gary Nessim, 2987 Highland Drive and 500 Grand Avenue, shared his concerns with the project restricting to only residential use and added that the vision of the village should accommodate for office space or other mixed use. Chairperson Segall asked if any member of the audience wished to address Agenda Item 4. Seeing none, he closed public testimony. DISCUSSION Commissioner Montgomery asked if the project is within the vision of having a promenade on Grand Avenue. Commissioner Siekmann concurs with Commissioner Montgomery, stated that the project does not match up to the future vision of the promenade and added that the project is the size of a football field. Commissioner Goyarts shared his concerns with displacing 80 small businesses, stated that the project should be postponed until the Village & Barrio Master Plan is approved and concluded that it would make better sense to have mixed use. Commissioner Anderson stated that it is hard to plan based on the Commission's opinion on what the Village & Barrio Master plan should be like as projecting something, such as the promenade, may never happen. She does not think the tenants currently occupying the building are the types of businesses that Imagine Carlsbad envisions being on the promenade creating street traffic and vibrancy. Commissioner Anderson concluded stating that she does not think it is fair for the developer to reevaluate the development of the project while the current plan allows for residential use. Item #12 May 9, 2017 Page 35 of 75 Planning Commission Minutes March 15, 2017 Page 9 Commissioner L'Heureux stated that he is concerned that office use will be forced out of the Village and Barrio Master Plan for residential use conversion and asked if there will be new office space planned for or rehabilitation of buildings and small homes. Mr. Neu stated that the current plan as well as the previous draft plan did not focus on trying to preserve office use and added that there is a demand for more housing throughout the city and state. Commissioner Black asked if it would be possible to hand vote to postpone the project. Mr. Kemp clarified that the applicant has the right to have a decision made on the project within a certain time frame once the application is deemed complete. Although the Commissioners as well as community members feel the project should be postponed, a moratorium would be based on the City Council's decision. Commissioner Siekmann stated that the size of the project does not fit the findings and land use district two. Commissioner Black stated that the project is incompatible based on the size of the structure. He stated that he would rather see separate buildings of the same nature rather than one large building. Commissioner L'Heureux stated that the project will set a precedent in the village and also on Grand Avenue. MOTION A motion was made by Commissioner Siekmann, which was seconded by Commissioner Anderson, to extend the meeting until10:30 p.m. The Commission voted 7-0 to extend the meeting. Commissioner Montgomery stated that he would support the project. Commissioner Goyarts stated that he feels the project is incompatible, will have a negative economic impact and mixed use would be more appropriate. Chairperson Segall stated that he likes the project as it meets all the findings; however, he feels that it does not fit in the area. He stated that he likes the architecture of the project but does not like the massing. Chairperson Segall concluded that he would like the City Council to assess the impact of the Grand Avenue promenade idea, cannot make a finding against it and would reluctantly support the project. Commissioner Siekmann clarified that she cannot support the project because she does not feel it meets finding number two for the Tentative Tract map in Resolution No. 7232. MOTION ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner Anderson that the Planning Commission adopt Planning Commission Resolution No. 7232 recommending approval of Tentative Tract Map 16-09 and Major Review Permit RP 16-16 to the City Council based on the findings and subject to the conditions contained therein. VOTE: 4-3-0 AYES: Chairperson Segall, Commissioner Anderson, Commissioner L'Heureux and Commissioner Montgomery NOES: Commissioner Black, Commissioner Goyarts and Commissioner Siekmann ABSENT: None ABSTAIN: None Chairperson Segall closed public hearing on Agenda Item 4, asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 5. Item #12 May 9, 2017 Page 36 of 75 R H A ROBERT HIDEY ARCHITECTS CITY SUBMITTAL MCKELLAR MCGOWAN PROJECT NUMBER: 16015 02/01/17 ATTACHMENT 4 DEY 16-54/CT 16-09/RP 16-16 Item #12May 9, 2017 Page 37 of 75 . . DESCRIPTION THE ARCHITECTURE CAN BE DESCRIBED AS 'CALIFORNIA COASTAL ARCHITECTURE." THIS STYLE ORIGINATED IN THE EARLY 20TH CENTURY AS AMERICA EXPANDED WEST. EAST COAST ARCHITECTURAL TRADITIONS WERE MODIFIED TO INCORPORATE THE LOCAL MATERIALS AND TECHNIQUES, AND TO RESPOND TO THE MILD CLIMATE AND SUNSHINE OF SOUTHERN CALIFORNIA. A UNIQUE STYLE WAS CREATED AND BECAME CHARACTERISTIC OF COASTAL SETIINGS THROUGHOUT CALIFORNIA. THIS STYLE IS DEFINED BY WOOD SIDING AND DE-TAILING, MODERATELY SLOPED ROOFS WITH EAVE OVERHANGS, GENEROUS WINDOWS, AND A STRONG CONNECTION TO THE OUTDOORS. HISTORIC EXAMPLES OF THIS STYLE CAN BE FOUND IN CARLSBAD, AND IT IS A WELL-LOVED STYLE THAT HAS STOOD THE TEST OF TIME. • •••:r•••t'!•:reut.T. • DESCRIPTION DEMOLITION OF THREE EXITING STRUCTURES (CURRENTLY USED AS COMMERCIAL OFFICE BUILDINGS), AND CONSTRUCTION OF ONE NEW MULTI-FAMILY RESIDENTIAL BUILDING, 33 TO-TAL DWELLING UNITS CURRENT USE: COMMERCIAL OFFICE BUILDINGS PROPOSED USE: MULTI-FAMILY RESIDENTIAL EXISTING STRUCTURE TO REMAIN: NONE EXISTING STRUCTURES TO BE DEMOLISHED: THREE EXITING STRUCTURES, PREVIOUSLY USED AS COMMERCIAL OFFICE BUILDINGS. PROJECT ADDRESS BOO GRAND AVENUE CARLSBAD, CA 92008 EXISTING ZONING VRZ-2 LAND USE v CLASSIFICATION OF LOT RESIDE_NTIAL --FIRE SPRINKLERS NFPA 13 SYSTEM THROUGHOUT BUILDING FIRE ALARMS NFPA72 SYSTEM THROUGHOUT BUILDING MCKELLAR MCGOWAN ~=.;·--~ ., .. ~~"""'ll" ...... .,,..,._._._ ... "' ..• C~·~,..-~W'I-''11'~'' ...... ,..,_1'tlll.11 ... ~~--illCII .. Jitl;lt,.,.,.L,...,.<l\0$' .. OWNER/ APPLICANT MCKELLAR MCGOWAN 8B8 PROSPECT ST, SUITE 330 SAN DIEGO, CA 92037 PH: 858-342-972S ADMINOMCKELLARMCGOWAN.COM CONTACT: CHRIS MCKELLAR ARCHITECT ROBERT HI DEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170 IRVINE, CA 92612 PH: 949-6SS-15SO CONTACT: CHRIS BARLOW CIVIL ENGINEER BHA,INC. S115 AVENIDA ENCINAS, SUITE 'L' CARLSBAD, CA 92008-4387 PH: 760-931-8700 RBRADLEYOBHAINCSD.COM CONTACT: ROB BRADLEY LANDSCAPE ARCHITECT C.M. BROWN LANDSCAPE ARCHITECT PH: 858-633-3550 CHRISOCMBROWNLA.COM CONTACT: CHRISTOPHER BROWN I DEV 16-54/CT 16-09/RP 16-16 : ·: UNIT QUANTITY GROSS SITE AREA: BLDG. QTY. I UNIT 1 I UNIT 21 UNIT 31 UNIT 4A I UNIT 481 UNIT SA I UNIT 58 I UNIT 6 AUTOMOBILE PARKING: 0.96 ACRES-41,916 SQ. FT. BUILDING 1 1 (PER BLDG.) I 6 I 6 I 6 I 2 TOTAL DWELLING UNITS: 33 . . SITE DENSITY: UNIT TYPES GROSS fLOOR AREA 33 D.U./ 0.96 ACRES= 34.4 DU/ACRE UNIT1 2 BEDROOM 2 BATH 1.60S SQ. FT. UNIT 2 2 BEDROOM, 2.5 BATH 1 ,655 SQ. FT. TOTAL BUILDING COVERAGE: UNIT3 2 BEDROOM, 2 BATH+ OFFICE 1 800 SQ. FT. 31,810 SQ. FT.= 76% UNIT4A 3 BEDROOM, 2.5 BATH 2,290 SQ. FT. UNIT 48 3 BEDROOM 2.5 BATH 2 305 SQ. FT. TOTAL BUILDING AREAS: UNIT SA 3 BEDROOM, 3.5 BATH 2 535 SQ. FT. GARAGE AREA 31,810 SQ. FT. UNIT 58 3 BEDROOM, 3.5 BATH 2,585 SQ. FT. UNIT 6 3 BEDROOM 3.5 BATH 2 78S SQ. FT. LIVEABLE AREA 81 ,260 SQ. FT. DECK AREA 11,100 SQ. FT. VICINITY MAP TOTAL GROSS AREA 124,080 SQ FT. ~""' ~·-~···\· ' .. ~ .... ; .. ' ·~ \'V . .. v. -~-. " / ·, ., ., .:\ "'' ·' ___ / ·, _·/ ;.llllll... '-\> 4 ' . ' . . . '\ ,, -~~ '. ' ' \ t.. """ ) ,. , . ); :\,t; .. ·._.,.,, . .(, .. _~~~ .. {~~} \ ····" # ,.. .... ,· ~\~-\ ~ ~' . ~·-...;. .. ·. J../ .A~: \ ' ,/ ··~~ '-;:{ , .... ' // -·~··. \ -~· -· .,, ' ' ·..;·, ·_· . ... ~ .. \: .. '.f': • .'·· ." \ '\· ~~> -v:· .-· ~ . ---~-· -~fit*\·\-~~~ .. · SITE _ -:~·~>-'*·;_, ~~ · 4 r.f"'. '-'-' ., .,.. /' -· , -. • "' • ~~-'.,,\\. >. ~" "'·,-. '\ I .;-J'_.-~ . ·~' .... ,. >' ...& &~ ,.~:\~ . • .. -:-,1. '<:';.··<~ v Jli'.·~ ', ;s~~:..~. ._#,.~ ~,· , }. ·;~' "\ l". ~ .. ·' , .: ~--1' -·Y .~:-... --,--( . ., '~ I' ! • , ~~~ \ ... ~,~ ~ ;;,:__---~.. ·':\\ ... ~;:'CD· .• -.·, • ~-' .. ..-E ~---·_:,,__ -....i~ \ ~-~ ' ~ .. ~ ... . . .. ,_ .. . / ·.:-.. -.-1..-...mF ....... ~ J. • ...Ji& ffi PROJECT INFO 800 GRAND AVENUE CARLSBAD, CA I 4 I TYPES UNIT 1 UNIT 2 UNIT 3 UNIT 4A UNIT 48 UNIT SA UNIT 58 UNIT6 TOTAL (SQ. FT.) 2 I 4 I 3 . . ... UNITQTY. SQ. FT. (PER UNIT) 6 375 SQ. FT. 6 310 SQ. FT. 6 300 SQ. FT 2 315 SQ. FT. 4 315 SQ. FT. 2 235 SQ. FT. 4 235 SQ. FT. 3 300 SQ. FT. 11,1 00 SQ. FT. PROVIDED: 66 MINIMUM PER UNIT PROVIDED: 208 CU. FT. MINIMUM PER UNIT (LOCATED IN GARAGE) R H A ROBERI HIDEV ARCHITECTS PRCJCCT _16015 (11/(11/11 Item #12May 9, 2017 Page 38 of 75 J. ~ LU LU ex: ~ V') z 0 V') ex: LU u.. u.. LU ~ ·(!'4-1'-i'! v4-~ J EXISTING RESIDENTIAL APN 203-202-19 .:J APN 203-202-07 APN 203-202-03 EXISTING PARKING LOT APN 203-202-15 GRAND AVENUE r--------------=~=======--===--------, I I l MCKELLAR MCGOWAN to~~w.JO ... ~s.tii'"'. ....... I4Ml•J1l.~-hi-' 'i (lfl,...a-~l ... '1-IUAW"'Il~·'""*'"w.f<:l..l··................. ~t« ...... ;'l ...... SITE PLAN 800 GRAND AVENUE CA RLSBAO, CA '-1 r CJ EXISTING RESIDENTIAL MAPNO. APN PARCEL I 1 1293 203-202-17 K» _._ r-APN 203-202-13 0 b ~ DEV 16-54/CT 16-09/RP 16-16 LU ::::> z LU ~ LU a.. 0 I ~ ~~ 0 5' 10' 20' 40' SCALE: 1"'•20' R H A ~OBERT HIOEY HCHITfCTI PROJtCf 16015 C•l/Ol/17 Item #12May 9, 2017 Page 39 of 75 DEV 16-54/CT 16-09/RP 16-16 282'-1" q> ~ I /'1 I 1: • u-I""""""" ·*~===, ====l== ==~==~~~~~ ==~== =~~== ===·e-u~-. 0'/.lli ,,. ~ • 11 iooi w/h1 .. ~ , I ~ ... ~ . DRIVE AISLE ___2:9'~__, ~ ~ ~ ~ DRIVE AISLE H ~ ~ PARKING ~ ~ jl 25·~· I ~ ~ 0---I 30'~ ~ 30'-e-L I ~ , ~ ~ --0 ~~ =.-=::::.c:::::::=:~. =~ ~~ == =~= -==>~ ==-----H 1 ~ 25'-IY 1~ ~ ~ ~ DRIVE AISLE ~ ~ ~ -;J :.. ~-_ :-;:-:;-._;::-_-:: \:" ~ '«) ~ DRIVE AISLE ~ ~ I 'I ~~· -t ...,.,. ,W,/h ~'-I ~r r" • z • ·-x r~ •• Ill ~ ,-·l&!!irlAJ 3; l.2HY ~~ ~I --~ ~ ~~ g ~[ . -~ ~ -eLEvJL \J rh a. r Ll J~~ __ 1 ~ rnwi_l~== == Ct:-,~ ~ ~~-~=:: ==_ =--===~ 11 .-J Lr 1 LAJ 1 I L-"-J Lr 1 A e) FIRST FLOOR PLAN SCAlE: 3/32._1'.()" MCKELLAR MCGOWAN 800 GRAND AVENUE R H A CARLSBAD, CA ROBERT HIO!Y ARCHITECTS '1l0-"WI.i.M(~-....&._(l)A'.l 11"-W.C~I-.. ..... ~'<l ....... l..., ....... ~ .. .._,.~~; , ...... &. ... ..-.;Cio .. IICWIWIIU .. 81ol~· PROJCCf _ 1601S [ll/(11/17 Item #12May 9, 2017 Page 40 of 75 UNIT 3 1,785 SQ FT UNIT 4A 2,300 SQ FT MCKELLAR MCGOWAN ·~._~,.-.t.._,,..,..,..,, ..... Ja...._, ... o-,·11 t-4'~•·1-tllrt.""',_ .... """"'o-•zu,..,.l., ...... ............ _, ........ ~I'U"'4q"'U UNIT 1 1,605 SQ FT UNIT SA 2,535 SQ FT UNIT 2 1,655 SQ FT UNIT 6 2,755 SQ FT UNIT 2 1,655 SQ FT SECOND FLOOR PLAN 800 GRAND AVENUE CARLSBAD, CA UNIT 1 1,605 SQ FT UNIT SA 2,535 SQ FT DEV 16-S4/CT 16-09/RP 16-16 UNIT 3 1,785 SQ FT UNIT 4A 2,300 SQ FT --0 G9 SCAI..E: 3r.s2 "1'..0" R H A R08£RI HIDH ARCHIIECH DAOJ£Cf 1601S Cll/(11117 Item #12May 9, 2017 Page 41 of 75 UNIT 3 1,785 SQ FT UNIT 4B 2,315 SQ FT MCKELLAR MCGOWAN "liHI~~t.II(I'III,JIII*lCIUI.!li&P!I!:ll-~)lt-Q C .. to4{J_Illlltl,..,.1t:.c 'U.l1.411M<\C•......CHU""1\UY...t t~ '-•••ucu ... ~,....,_.,.~.-_q,.,.-• UNIT 1 1,605 SQ FT UNIT SB 2,585 SQ FT UNIT 2 1,655 SQ FT UNIT 6 2,755 SQ FT UNIT 2 1,655 SQ FT THIRD FLOOR PLAN 800 GRAND AVENUE CARLSBAD. CA UNIT 1 1,605 SQ FT UNIT SB 2,585 SQ FT DEV 16-54/CT 16-09/RP 16-16 UNIT 3 1,785 SQ FT UNIT 4B 2,315 SQ FT -0 e) SCALE: 3132 .._ 1·-o· R H A R08£RT HIOO ARCHITECTS PAOJECr :"DlS (12/0'111 Item #12May 9, 2017 Page 42 of 75 UNIT 3 1,785 SQ FT UNIT 48 2,315SQFT MCKELLAR MCGOWAN "·~!'Witlolltnt,-..oll•lll.•l .. ,._ ... ,..,.. (.t!NI] ..... iMH,¥'1-"~~""""'".,_,'Q,, ..... ........... ~1\.01 ...... ~~· UNIT 1 1,605 SQ FT A UNIT 58 2,585 SQ FT UNIT 2 1,655 SQ FT UNIT 6 2.755 SQ FT UNIT 2 1,655 SQ FT FOURTH FLOOR PLAN 800 GRAND AVENUE CARLSBAD. CA UNIT 1 1,605 SQ FT UNIT 58 2,585 SQ FT DEV 16-54/CT 16-09/RP 16-16 UNIT 3 1,785 SQ FT UNIT 48 2,315 SQ FT ---0 (!) SCALE: 313:! -..r-o• R H A ROB£RT HIOEY ARCHITFCTS PROJEC1 .160lS (Jlft11/t7 Item #12May 9, 2017 Page 43 of 75 cr $ I r---:----1 fi 00000000000000000 00000000 00000000 LLOW-~ • t "'\;ROOF/ .!!: // // // l> ~· 1l / ... [__,-I I 0 $ ROOF PLAN MCKELLAR MCGOWAN 800 GRAND AVENUE CARLSBAD, CA -1:1010( .. 1{•\ ,..._-._.,.._ .... ,.-.... ,._, ... ... -.-.... 't.._ .. _\O_,._MI..l'·'-... -...... _. ........... lll;ll!ll, / lO~~PE?> DEV 16-54/CT 16-09/RP 16-16 ~I ---0 &) SCALE: 313:1-.1'.()' R H A ROBERT HIOEY ARCHITFCH PROJECT. 160\S OUOl/11 Item #12May 9, 2017 Page 44 of 75 COLORS • STUCCO 1 • SW 7011 INAT1JRAL CHOICE) • STUCCO 2 • SW 7641 ICOIDNNAOE GRAYI .WOOD TRIM 1 ·SW7SSIIGREEKW.LAl • WOOD TRIM 2 • SW7020 I BlACK FOXI .BOARD AND BATTEN 1 ·SW70681GRUZUGRAYI • BOARD AND BATTEN 2 • SW 9163 CTl<IN UZZIEl • METAL ROOF· CUSTOM-Bilf !SILVER ULTRAM£11 • ASPHALT ROOF· GAF GRENWOOD IDUSKYGRAYI MCKELLAR MCGOWAN "l·~--.LIIfl'l.._U •. I ·~ .... tott .. ..,-~..,.'lK'UI\•"t.<--t•.,_.:;; , .• ..,. ..... -~~ •. ~ ... ....,..~."'.._. FRONT ELEVATION EXTERIOR ELEVATIONS 800 GRAND AVENUE CARLSBAD. CA DEV 16-54/CT 16-09/RP 16-16 MATERIALS COMPOSITE FLATnLE CORRUGATED METAL AWNING WOOD BOARD AND BATTEN SIDING WOOD BALCONY, POSTS AND RAILING WOOD HORIZONTAL SIDING WOOD PANELING ALUMINUM FRENCH DOORS SMOOTH FINISH STUCCO 1 FIBERGLASS GARAGE DOOR SCALE: 3132 ._I'.Q" R H A R08£RT HIDEV ARCHIIfCTI PROJtCr. '6015 (•l/01111 Item #12May 9, 2017 Page 45 of 75 MCKELLAR MCGOWAN t"IU••J!WOoo!'!i m ..,_tr't,Ull.(ll.!!.'lO.~l ... O'HI c,tt .. o;J-~t"*'t>lo:."tl:lS.!tl~(ofiO'iAI!tU!Itlllm.t.J•iloooi t..lt'!M:i!''l<l ..... "f;ur..~to.-.r<:¥10<'\M REAR ELEVATION EXTERIOR ELEVATIONS 800 GRAND AVENUE CARLSBAD. CA DEV 16-54/CT 16-09/RP 16-16 SCALE: 3/32 "-1'-ll" R H A ROSER! HIOEV HCHITECTS PROJECT :16015 (!2/(11/17 Item #12May 9, 2017 Page 46 of 75 MCKELLAR MCGOWAN ~.,., ....... looltl ............. ~ .-.:.t .......... ... (ot+_.,.,..D:Mo\;.v<lat"tiii~U-IIII'III*t.,.J:t .... , ...... .,oa:a .... "''?trwi"-'""'-0'\.J.t LEFT ELEVATION RIGHT ELEVATION EXTERIOR ELEVATIONS 800 GRAND AVENUE CARLSBAD. CA DEV 1 6-54/CT 1 6-09/RP 16-16 ~~~~~~ I 0 7 •. lr 16' SCAlE: 1/8..,.1'-0'" R H A ROHRT HIDEV ARCHIIFCH PROJEC! : 1601S (•2/01117 Item #12May 9, 2017 Page 47 of 75 P.L I RESIDENTIAL-THIRD FLOOR .C':!ll-------------r=;:~=o RESIDENTIAL-SECOND FLOOR MCKELLAR MCGOWAN -.oiP:;;t ... Oift{ fto&,'.,..._l...r:I.'W;,--.(.IIoa:l-.~ ... ""'' ... (IIOI...a.,.t.=*f. .......... ~<·-'·.,..,·-~-.... .... -....... ._,...... .......... GARAGE SECTION B RESIDENTIAL-FOURTH FLOOR RESIDENTIAL-THIRD FLOOR RESIDENTIAL-SECOND FLOOR GARAGE SECTION C P.L I I BUILDING SECTIONS 800 GRAND AVENUE C,_RLSBAD. CA RESIDENTIAL-THIRD FLOOR RESIDENTIAL-SECOND FLOOR GARAGE SECTION A DEV 16-54/CT 16-09/RP 16-16 SCALE: 3132 ..,I'.()" R H A ROB(RI HIDEV ARCHITFCTS PROJLCr 16015 (11/tll/17 Item #12May 9, 2017 Page 48 of 75 MCKELLAR MCGOWAN "W-Nit.utll .... -.u.:J ll ..... ho¥•<oj (ltol~-ll#l ... "'~··· ... l·.,....,l't.;ll .. ..,. ..... _., .. ~~~:~otr-n,..., .. 4,..._, DECK I I UNIT 1 2 BEDROOM, 2 BATH 1,605 SQ FT FLOOR PLAN 800 GRAND AVENUE CARLSBAD, CA e DEV 16-54/CT 16-09/RP 16-16 Q?) ~I 0 1' 2' 4' 8' SCALE; H-4~•1'-<r R H A ROBERT HIOEY ARCHITFCH PAOJtCl. 16015 (•J/(,1/17 Item #12May 9, 2017 Page 49 of 75 MCKELLAR MCGOWAN 1\.U ..... 1lf6o,._,t.!.jllli"•·Ml(1Wl'J"~""'.Y.t4 Vll~l(.f-z:.Mfl.IIW'tiloe."l~(o._lt.frQUh.J11 ... &; ... IIWotiCio ..... llln-Jt.UM.:;f.li.""'l ~§'" moo[JEj e UNIT 2 2 BEDROOM, 2.5 BATH 1,655 SQ FT FLOOR PLAN 800 GRAND AVENUE CARLSBAD, CA DEY 16-54/CT 16-09/RP 16-16 e) r-.r-i I 0 1' 2' 4' 8' SCALE: 114.•1'.Q' R H A ROSER! HIOEV ARCHITECTS PROJECT 16015 C•1/01117 Item #12May 9, 2017 Page 50 of 75 MCKELLAR MCGOWAN " .. w.rfi.W.'-~t.olllJlii,IJM4.C•M~-·1U-~f»llll,_.. ~·>O-:e.t.._.'1 .... 1ii'\o..,..,l> ..... l'!l.,.,'ll!Ll!l ... ~ .... w·ot••.aotlllr,..••...,."'.fQ~• ~ UNIT 3 2 BEDROOM, 2 BATH +OFFICE 1,800 SQ FT FLOOR PLAN 800 GRAND AVENUE CARLSBAD, CA DEV 16-54/CT 16-09/RP 16-16 (29 ~I 0 1' z ~· 8' SCALE: '14"•1'-Q" R H A ROBER[ HIOEV ARCHif!CTS Pt:tOJ(CT 16015 (!l/01117 Item #12May 9, 2017 Page 51 of 75 MCKELLAR MCGOWAN ,...,ffl:Sl""f'9t~loi'ltl'\•""'l11W..'J llfliiii!SU .. .,._I.,. ln•~"*~•t. .... '1Wl'l~~· ._J'I""'**M •• , ... " ............ J"',Ifr'Wl-~,1:\0_<'IIif a ~n~n IE1~F11 UNIT 4 3 BEDROOM, 2.5 BATH 2,290-2,305 SQ FT FLOOR PLAN 800 GRAND AVENUE CARLSBAD, CA DEV 16-54/CT 16-09/RP 16-16 e) ~I 0 ,. 2' 4' 8' SCALE: 1~··1·-v R H A ROSF.RT HIDEV ~RCHITfCTS Item #12May 9, 2017 Page 52 of 75 -J _-f~l :._ r.a: _ J-J . ;4.Al-JI~ ~ ,~r ~·~~' .~D~ _j ~~~-fJ MCKELLAR MCGOWAN ,...,.....,.....,~.-cnt.lolllllu)A",l •"""""'•-~~~~o•~ ~oH~IIIItt.;w'I-. .. ~<• ..... I~U:I'I..- . l , ...... , .. "'llffW11 ...... ;a..,.. I I ------------, I I I I I I I I I I bd bd bd 1;;;;n;J • : U I I U~ D ~ 8 D~ ~ ======-~----=== UNIT 5 e 3 BEDROOM, 3.5 BATH 2,535-2,585 SQ FT FLOOR PLAN 800 GRAND AVENUE CARLSBAD, CA DEV 16-54/CT 16-09/RP 16-16 0 ~I 0 I' 2' 4' a-SCALE: --:t4••1".Q" R H A R08£RT HIDEV ~RCHifHTI PROJECT 1601S (•l/01117 Item #12May 9, 2017 Page 53 of 75 MCKELLAR MCGOWAN .~,.,....,..,.,_,,~u•·J•...._.....,., .. ~·oil--.tolii'JIIo!"ll<'t...,.,u...,..a_w..tl1'..t:• .. -.~.-_.G, .. -Q'~I'l· ..... :t'o'!'llt ~ lu\:1 w:. •.--·. -. ~~----.---,,------,,------- . , ---------------------UNIT 6 3 BEDROOM, 3.5 BATH 2,785 SQ FT FLOOR PLAN 800 GRAND AVENUE CARLSBAD, CA DEV 16-54/CT 16-09/RP 16-16 0 ~1'-'l I 0 ,. 2' 4' ll' SCALE~ ,,4..,1'-0"' R H A ROSER! HIOEV AR(HilfCTI Item #12May 9, 2017 Page 54 of 75 SITE LOCATION n'i:C -~ 800 GRAND AVENUE B 0 0 Gran (i A v c n u e , Carls b a cl , C A 9 ;_:: 0 0 8 VICINITY MAP LOCATION MAP ::::.::-,_ •::::::::. .;'tl;:. t;_---=:-~ --D-t22-4t33 _ ...... !~-DECLARATION OF RESPONSIBLE CHARGE: I HCREBY OCCl.ARC THAT I AJI M liCDIS£0 OCSICH£R OF IIQifK FCR rnfS PRO.£CT. 1'H~T I N.tK CJt£ROSCD R!SPONSIBU CI-IARCC 0\o('liil 7Hf OCSlCN 01' rNfS PROLCT AS l>CnNUJ IN SEC nON 4'10J Of fJf( BUSII>ICSS AND PROF'CSSIONS COO£ AHIJ THAr rHC 0£~ IS CONS151'£NT MHH CtJ1lROtf STANDA'f'DS. t UNOCRSTAND THAT rH( CHtCK Of" PRO..CCT DRA)fffNGS AND SPCCJFlCM'PONS BY 1H( CIT'r or CAAI.SliAO AHO SAN OICCO COUNTY OEPAI!TIIENT or ENVI'IOHI.ICNTAL •EAL 11< IS CONrtN£0 10 A R£\o7£W ONLY J.HD COCS NOT RCliC"-£ 1,1£. AS THf liCCNSfD DCSJCNf:R or 'MJRK, OF M'r' RCSPON9BtlHICS rOR PROA:CT O£SKilf, THCSC PLANS HA'I£ 8fiH PR£PARCD IN SUBSrANnAt. CONFORIJANCC ltfrH THC APPRO~D L.ANO'SCIIP£ COHCrPT Pf..AH. WA1CR COHSE.RVAnoN PLAN. F1Rf. PR'OI'(Cf)OO Pt.AH, J.N0 ALL CONOITJONS Of APFA'OVAL R£L.A TCO TO LAHOSCAPWC. /f <;.;::} I~ 0+RJ$10PH£_1f 1/.. 8ROM4t I..AHOSCAP( NICNl[CT ~ PHON£ HO: CAJil -"2!ll!""='-4"''oe"'-----R((ii$1RA.nON NO; ~ OCPIRAUON OATE: SfPlfUB£!! JO ?QI7 WATER EFFICIENT LANDSCAPE DECLARATION: I AAI rAJIIUAR lllfFU 1H£ RCOUIREliENJS Fal LANOSCAP£ »10 IRRJGAOON PLANS COH,AIN£0 IN 1Nf CITY 01' CARlSBAD'S lAHDSCN'£ UNIUAL • WMCR CfflCICNT LANDSCAP£ RECUtAUC:WS. t HA~ PRfPAR£0 THiS PLNI 1'1 COIM'li..WCC .HH 7NOS£ R('Q.IL.UIONS AND lH£ lAHl'JSCAFIE UANCJAL. I CUIIY"'' TWAT 1H£ PtAN ~15 ~ Rretl.ATJI(WS ro PRO'ADC. £/1'JC1lhr usr OF ltAI£R. ~ BY; CHRfSToPHCR JJ. 8ROAH. lAHDSCAP£ AACH1CCT PHON£ NO: (~ ..,zoe..,_'"-'fD'""'----RCQS'rRAnoH NO; ~ C'KPIRAOON OAT£: SfPlfW'B :m ?QIZ BACKFLOW PREVENTER TESTING: .lU. IRRtGATJC»> SAOrfl~ PN£\o£HICRS SHALL 8£ 1£51£0 BY A a;Rlf'Q ICSI[R AHO R(Stl FS WST 9C ('M"N ro H ctT'I' AND 1Hf CARlSBAD WNICJPAL IVAJER DtSrRtCI. PIPf Bfl'IU.If JJ£ 4/£TCR Nm BACJCilOW PR£11£N'I£R SHALl 8C '"SOI:OUtC I( HARD COPPeR·. ~Q<,£0 ~JRACf BACXnOW tCSrtRS CAN 8£ FQJMJ OH 1HC QI'Y d SitE At:• H11'P://1t'lnt'.C.W.S8ADCA.COV/'SUl~/'OU'AR~N1SAt'AT£1f~HtS/RCCI'Cl.COW...1£R840ULOW1£SrrRtiS1,1'0£ 1011 Rt:C'I"CCLL CJf HF1P://llftCAiil.58ADCA.CDV~..a'S;«PARIIOFS/riA1fR,I!>OCIMNIS/II«TER8AOO!.otrllSIUlUSFPOF TOR POFNIII OR Cloll (760) 4.11-1122-INSPECTION PROCEDURES: MSP!CnoH ~ IHSPCC'IOI OF 1N£ PRO.a:T SUAU OC PEWOLIMit"D BY me t.NriOSCAP£ AR01tr£Cl OF 1tRt. at HS ~ATtD Aa:Ht. lfftfR tO n£ SJI£CIFJCA1JCW$ FOR INC SC'H£DtU C6' RFWIR£0 ltSPfCMWS lcHI) RCOUIR!D suaf.lfrrALS. rw.~ COIJPt.trot" me ~. TJI£ LAif)SCAP£ AROtrccr (T me WOfK ..u COt'rrY TkAT M IHSTALLAOOH HAS BlfH COIIJPt.Er£0 BY Sl.IBIWr11JNC rHC ·connt::AOOH OF COIIIPI.ClJGW• Ia&. A RCOUCSI fOR A fflAL l.AHOSCAPC IHSPCCTJOH 8'f H Q1'Y VIJST AlSO et IJAIX BY CAI.HHG 7HC tHSPCCn~ fl(QJCSI UNL •CfRlllCtU'fQH«etM•uDCW•C'Q'W(A.XfQ:C?fil!liH4--l!Ptl W'QSCNf ct.!SPfCll!lli 8£QifSF fJtKW( It/(· C?§Q) 60?-MjP? PRIOR TO BEGINNING LANDSCAPE WORK: D£ comw:rcw SHALL c:oMACt rH£ O£SKJi£" a-lk* PRDl ttJ BEaiiHIHC L.AHOStAP£ IIOiiW MID PH£ tnlGI£If OF ll(lfOr SI<AU R£10(11' »>E ~cr U"-tT'r LOCAIIOI<S AM>~ I'VNS ~fro ntLY sarr£N ALL Ulllrli"S rRCil ...-., ANO I'ROTECF AU Ull.lrl£S (;Ul()l£ ~ SO.OW QWJ() rRCil .. VASil£ PLAIIF a<OifiH AIID ROOF3. APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCA T/ON OF PLANTING AREA CONCCPTUAL LANOSCAP£ SUBMITTAL TITLE SHE(T 216/17 oct __ CCI'--INSPCCTDR ~ fSHillll CITY OF CARl$8AD lfSiliDSI ~ PLANNING DtVISIOH L:_j ILiN~APt ~~;;;;T::::NUE I 1.:::"' I REVISION OESCRIPllON ~YI!n~. I ~T NO. 11~·1010 H~l CH<O "'" --CT 16-09, RP 16-16 XXX vwo av: __ Item #12May 9, 2017 Page 55 of 75 v. • • • • •, • • •, •: • • • ~ ~ • • • ·. • • : .. : •: • • •, • • : • • • • • • • .• • • • • • • • • • : • • • : .: : • : I : -• • ., • • '•""' . . . === == == == = == === 1'-----'T"~--'------'-~'---'-----''-"-l----~--"D~---"-'---~ .. I• rl=F' •II]~ ! II ~ u FA 9" ~· ;7 [ ... , J ,....._ lL::-~ / ----/1 I \ I \ v-lv u ( ~ OLI~l1 ) ( rli~E #2 ) Q • 1 __ (J() OLI~E #3 ~ v ,~~n~ ENTIRE SITE TO BE CLEARED OF ALL EXISTING PLANT MATERIAL. STREET TREES TO REMAIN: 5 OLIVES (#1, #2, #3, #4, & #5) STREET TREES TO BE REMOVED: 2 PALMS I GRAND AVE I/ T ~~nw.: lu ==ll==l==h ~ 0 In A ~ t . R .. ;[ ~ I~ ~ -Q .. L II /1 '\ I Zl ~ v:tv ~IfQ·o~I~E#4--~ (~u~E#5 ~~~ i:: ~~'( IRRIGA"no~u;~D P~~NTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING ~----~A~R~EA~.------~ EXISTING TREE PLAN I ~(!i:)_ tO 0 10 20 30 ~-···-· I SC"L.E: 1 -•u (/'/ ~ 2/6/17 OCE--[XP.___ OAT[ R(VlEW'ED BY• DATE *ALL OLIVE TREES TO BE PROTECTED DURING CONSTRUCTION PER THE WRITTEN INSTRUCTION OF A CERTIFIED ARBORIST LrJ ISH;Elsl I AM FAMIUAR W1TH THE REQUIRCMENTS FOR LANOSCA.PE ANO IRRIGAOON PlANS CONTAiNED IN THC OFYOf CARLSBAD'S U.NOSCAP£ MANUAL AND WAWI EFFICJlNI WIOSCAPC REGUUo.TI(JNS. I HAllE PRCPAI/CD THIS PIAN IN COMPUANCf WTTH THOSE REGtllATI(JNSANO THf U.lriDSCAPE MANUAl ANOAGREETOCOMPLY WTTHALL MQUIREMENTS WHfN SUBMtmNG CONSIRUCTrON DOCUMENTS. I aRTtFY THArTHE PtANIMP!EMEJirSTHOSE lf£GUU.TIONSrDPitOVJOEEfFICJfNTUSEOF\VAT£R.* I OAtt !NTIAL ~VIOFWOIIC RE'<lSION DESCRIPTION DAft !toTIAl OMRAPPf!OIIAl WDOOAPil: DIPROVE&lE'NT PUNS f'OR: 800 GRAND AVENUE J IAPPROiiEt>c I t..t..IC Item #12May 9, 2017 Page 56 of 75 " .~. ___:•_--;--'-~ _,_ :._ ~·-:. --:·:_ ~ ·_.;_ _.. -_.-'--.;_ 7"-: _:_ -.---;--·--.:_ ~~ ..._ ~--=--...-. ;-_:_ -.-__:-~ _:_ ~ ~:_ _._:_ ~ T":_ T -.:---_-_!_ _:_..:. ~ ~·~ === === === === === === === === === J' kfc.ceCJ t o n 1 nt 10 10 I ! ~II·!·. I· 1-' I I===F1= _r u u II I \~/1 ~ "'-.\ // ~1\1 /1 ),_\"'-. // ~/1 ~ ILE APPROVED FOR '-IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCA T/ON OF PLANTING ""-AREA. CCJ>lC[PTUAL LAN~SCAPE PLAN I TREE:S TREE SYMBOLS .:J. EXISTPCTRE.E ., PROPOSEOTJtff I AM FAMIUAR W11H THE REQUIREMENTS FCif I.ANOSCJJIE ANO IRRIGATION PlANS CONTA/N£0 IN THC OTY OF CAJU.SIWfS LA.NDSCAPC MANtJALANO WATU UFIQCNT W/OSCAPE REGUIATJONS. I HAVf I'REI'AR£0 THIS PlAN IN COIIIPUANCE 'MTIITHOSE mMA110NS ANO IHC WIO!KAPf MAN!JALANO AGREE TO co.wtYWIIH AU MOUII!WENTS WHEN SIJ8MIIT1NG CONm!IJC1IOH OOCliMENI3.1aRrJFYTHATTHEI'W<I .... MCNTS1HOSE REGUlA noNS TO Pfi'O~DE £f00£Nr USf Of WAJVl • TREE PLANTING LEGEND I svwn I ~·~-I COMMOH-OliEIA OLEAEIMORA'iiwAHHiL SWAHHI.LFRtlnEss ~ ~c~~~ I AOOTIAU. &IZ£ DUNniTY HEIOHT ~IE bbUO 1J Nl" 5 y, ~ TREES PLANTED IN CITY PLANTERS ALONG GRAND AVENUE TO BE MAINTAINED UNDER CITY MAINTENANCE AGREEMENT TREES PLANTED IN VEHICULAR SIGHT LINES v.ILL HAVE TREE CANOPIES PRUNED TO /1 HEIGHT OF II" ABOVE PAVING SURFACE ""'fAD I WUC<lUI ;; ALL LANDSCAPED AREAS v.ILL HAVE POSITIVE SURFACE OIWNAGE (2% GRADE IN PLANTlNG AREAS) AWAY FROM STRUCTURES AND SHALL TERMINATE IN AN APPROVED DRAINN3E sYSTEM ALL TREES TO BE A MINIMUM OF 15 GALI.OH SIZE @ ~ ~~~--:. ~~~;/ 2/6/17 I>C[ __ txP.___ DATE REVISION OESCRtPllON CAit !llrdllAI. ODO~Al ---o;;rr-I APPRO'w'tD Pl ...... -I ... 1( ·--110"" B'<. ::::tlL II PRO.£CT HO. II DRAOO<G NO I =-"-=~-CT16-09,RP1S-16 XXX Item #12May 9, 2017 Page 57 of 75 U"' k(cco CJ n ' o o "" TREE SYMBOLS 0 8 8 I AM FAMiliAR WITH THE REQUIREMENTS FOR IANOSCJ.Pf ANO II!RIGAnOH PlANS CONTAIN EO IN THEOTYOF CARU8AO~WillSCAPCMAMJAJ.ANOWATUEFFIOCNr WIOSCAPEREGUIATIONS.IHA\IfPREPAREOrnlSPWIIN COMI'UANC£ WfTH THOSE REGVI.ATJONSANO THC W.D5C4P£ M4NtW NIOAGME 10 COWiYWITH AU •EQUIRWEtm WHEN SUOM/rTING CDNSriiUCOON ooeut.WnS. fatmfY JHA11H£ PCAN rMPUMENTS THOSE •rGVIAIIONS TO PROIIIDE UFICJENI US£ 0( WATCA. • ~ ALL LANDSCAPED AREAS \MU HAVE POSITM SURFACE DRAIIWIE (2% GRADE IN PlANllNG AREAS) AWAY FI!OM STRUCTURES AND SHALL TERMINATE IN AN APPROVED DRAINAGE SYSTEM. APPROVED FOR "I tRRIGA TION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. CONCEPTUAL L~NDSCAPE PLAN SHRUBS 2/6/17 .. Tt Item #12May 9, 2017 Page 58 of 75 ~~J _ kf"aJ 1 n n 1 n o "' I AM FAMIUA/f wmf rHE REQUI~CMtNTS Fe« I.AN05C»E ANOIR~TIONI'WISCfNfrAIN!DIN niCOTYOF CA.4tUoSAD5 LANilSCAPC MANUAL AHD WA 1tJ UROlNr WiCUAPf:R£GUV.OONS.IHAVfmPAA!Dl'lOSI'WIIH COIIPIW<a W71H IHOS£ REGULATIONS AND niC tANOSCAPEMANI..W..AND~UTOCOMPltWilHAH MOUIIIEAIEHIS WHEN SUilMITTING CONSI'IIIICIION OOOJMENTS.taRriF'ITHATTHEI'tAJiiMPU.MENTSTHOSE REGU!AOONS 10 PROVIDE cmaEHT CISI OF WAI'CJI. • LEGEND. All SITE IRRIGAT10NWLLUl1UZE POTABLE WATER BUTTHESYSTEMWLL BE DESIGNED FOil F\IT\JRERECYCLEDWATER MAWA AND ElWU CALCULATIONS l::::::::: ~:I STORMWATER PLANTERS-1,079 SF MAWk. 101.468 Gallons -LOW WATER PLANTING AREA-4,939 SF ElWJ n ,991 Gallons SEE WELO >\OR !<SHEET FOR CALCULATIONS -MODERATE WATER PLANTING AREA-1,421 SF 8 . ' 0 SCAl£t , •• ,o· RE_,SION DESCRI~TlON D:Att IIHmAl OMIJ.ti'NOVAl -¢ XERISCAPE PRINCIPlES 1. PlANT PALLETTE CONSISTS OF All LOW AND MOOERA TE WATER USE PLANTS AS DETERMINED BY v.\JCOLSfV 2. ON.ORADE AND SUBSURFACE DRIP IRRIGATION SYSTEMS WILL BE UTILIZED AT PLANTERS WHERE APPROPRIATE 3. SOIL AMENDMENTS WLL BE ADDED AS PLANTING BEDS ARE PREPARED TO IMPROVE WATER ABSORPTION 4. STREET TREES ARE PLANTED THROUGHOUT THE PROPERTY TO PROVIDE SHADE AND REDUCE EVAPORATION S. IRRIGATION TIMES WIU BE IN THE EVENING AND EARLY MORNING, SMART CONTROLLERS WILL BE USED TO ADJUST WATERING TIMES TO SEASONAL NEEDS 8. RAIN SENSOR DEVICES WLL BE INSTALLED TO AUTOMA TICAI.I. Y SHUT OFF IRRIGATION DURING RAIN EVENTS 7. ORGANIC MULCH WILL BE UTILIZED IN PARKWAYS ALONG STREET TO MINIMIZE EROSION, PROVIDE WEED CONTROL. AND ADO NUTRIENTS TO SOIL 8, H0A MAINTENANCE TO KEEP SITE CLEAN AND FREE OF llEAO PLANT MATERIAL, REPLACE MULCH WHEH NECESSARY, ADJUST IRRIGATION SYSTEMS, FERTILIZE WITH ORGANIC FERTILIZERS, AND PRUNE PlANT MATERIAL AS NEEDED 8. STORMWATER PLANTERS WILL BE UTILIZED TO PASSfVEl Y REMOVE POLLUTANTS FROM SITE RUN-OFF 10. IRRIGATlON SYSTEMS WILL BE DESIGNED FOR THE FUTURE USE OF RECYCLED WATER 11. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN '1'11\n;NTY·FOUR INCHES OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA APPROVED FOR 'I /RR/GA TION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. CONCEPTUAL 'w'~TER CDNSERVI'TION PLAN 2/6/17 REVIEWED l'f• Item #12May 9, 2017 Page 59 of 75 ~~-"1//t!l Ill II I U 0 " lAM FAMIUAA Willi THf RWUIREMENTJ FOil lANDSCAPE AND IRNGAnON PLAN5 CONTAINED IN THE ClTY OF CARL58AO'S LANDSCAPe MANUALANO WATCR CffiOtNr IANDSCAI'£ REGUIAIJONS.I HAl'£ IREPAIIED THISPWIIN CDMI'UANaWITH riiOSE REGUlATIONS AND THf IANDSCAI'£ IMNIJNNIDN;RECIO C!»!PlrWIIIIAU ltEOOIREMENTSWHCN SUBMtmNG CONSFJtiCTION llOCI.!l<CNIS.ICUTF'/THATIHEPlAifiiAI'UMEifi5THOSE II!GUIAIIONSIOI'IIOIIIO£UnarNIUStOfWAI[Il" LEGEND g ~ ~ ~ l RIGHT-OF-WAY HOMEOWNER'S ASSOCIATION MAINTENANCE-2,611 SF -HOMEOWNER'S ASSOCIATION MAINTENANCE-4,783 SF SCAt.£: , •• ,o· RE\1SION DESCRtPTIQI.l (fl ~ 0==1:~~": APPROVED FOR ' I IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. CONCEPTUAL MAI>4TENANCE RESPO"'SIBILITY EXHIBIT 216/17 ~ 800 GRAND AVENUE Item #12May 9, 2017 Page 60 of 75 1)001 ~ '1//11 I I I ft I R I 0 " I Alo< FAio<IJJAA wmt 1Hf REQUIREMENTS FOIII.ANOSCAI'f AND IRRI~TJON PlANS CONTAINED IN rH£ OTYOF CARL!8AD'SI.AND5CAI'£MAIIVALAHDWA1UcmocNT I.ANOSCAI'£ REGUIATIONS.IH41'r I'W'AAfD THIS PIAN IN CDMI'tiANCE wmt THOSC •EGU!AOOHSAND THE I.AND5CAI'f OIANUN.ANDAGUE TO ctNoii'LYWITNN.l .CQUIRfMENTS WHEN 5UBWmNG ClllriSmfJCnON DOCl/MENTl. I WfTIFY THAT 1Hf PIAN IMII.EMENTS THOSE trnUtA1'10HS10ncMDEEFIKJENTUSEOfWATa.• LEGEND g ~ ~ ~ l RIGHT-OF-WAY NON-POTABLE WATER IRRIGATION SYSTEM-2,611 SF -HOMEOWNER'S ASSOCIATION NON-POTABLE WATER IRRIGATION SYSTEM-4,763 SF NOTES: All COMMON AREA (HOA MAINTAINED) LANDSCAPE WILl BE DESIGN EO FOR FUTURE NON-POTABLE IRRIGATION SUPPI. Y. ~ ~ SCALE: 1··10· REIIISION OESCRIPllON (// ~ APPROVED FOR 'I IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. IRRIGATIO~ SUPPLY EXHIBIT 216/17 liCE--t)(P. __ _ RtVJEW(O 8'1't ~ Item #12May 9, 2017 Page 61 of 75 LEGEND ~DARY DtlSTING MOOO FENCE FINfSH£() FLOOR £lEVA nON OtiSTING SPOt EtEVA TION £XJSnNG WA1Dl 11£1£R P/((JP()SED .-wALK STAJJP£D CONCRCTC .I.M'f\£WA Y Fl.OW THROUQ1 PUN'fCif LOW DE\'El.OPIE.HT A/PACT BIJP PROPOSrn SCREIH/I'ITAJMNC lOW. PROPOSCD FLOW PATH PROPOS£1J SI'VIIJI OR-PIPC PRfPOSCD DRAJN PUIJP V~UL T PROPOS£D YARD DRAIN PROPOSED SPOT El..£VA T10N TOP OF WALL FINISH GRAD£ CXJSTING OVCR-HCAD IJT1UTY £XJS71NG WA TCR UNC EXISTING ~UNC EXISTING $Cij£R UANffOL£ £XJSTINC FIR£ H'fDRANT PROPOS£() FJRE WA TFR SCR\IfC£ PROPOSED 1RR1CA TION SER\IfC£ • IIIE7FR PROPOSCD WATfR SCR'IIC£ .t IJCTCR PROPOSED SE1I£"R LATERAL PROPOSED GAS UNC CNII.SBAD WIIOPN. W.<lrR DISTRICT STANDARD l:WAMWG aTY OF CARt.!iBAD STANDARD DIM tMN'C SAN DICGO RECIONAL STAIDARO DllAMINO PUBLIC UTTLJT!ES t ~ ~ ~1 --51)--SD---Q-SD-------0------~ $ --011----(IJ)----($)--.... 0 FH i{)t --rs--1-D--0 1--0---® 1----® 1--0--@ C.ii.W.D. WATlN SUPPt.Y CARLSBAD tiUNIOPAL lfAIOf DISTRICT (A\IC. POTABL£ WATfR 2$0 ~X .lJ • 6.250 CAL) OTY OF CARt.SBMJ (JJ EDU'S 0 220 CAL PC/f U/IIT • 7.260 CAL) SCHOO<. CARLSBAD UNif1fD SCHOO<. DIS111fCT CAS 4" fl.£CTRIC SAN DIECO GAS • CLECTRIC TFl.EPHa.lf AT.tT CABLE niJ£ WARNfR CABtE ARC CARLS/MD f7R£ PROTrCTION DIS'11fiCT HYDROLOGY AND HYDRA UUC REPORT HYDROLOC't AND H'fDIMULlC REPORT PR&ARED BY BHA. INC. DATED: ID-28-2016 PRIORITY OCVEI.OPIJENT PRO.£Cf-STVROI O'AIDIIJinGAnON PlAN P~PMED 8'1 BHA. INC. DA.Trn: 10-28-2016 GEOTECHNICAL REPORT GEOTECHNICAL REPORT Pfi£:PitR£D 8~ CFU!Y ,4 QtANfY R(;f" ~ F¥t0J. NO. ~OAT£0: QCZ00£8 ?f znut ADVANCCD CCOI£CHNICAJ. SOtV110NS. INC. 4/JS CORPOR-<7£ DRI>£. SUTf: B CSCXM>IDO. GA 92020 {619) IJ67-0487 AVERAGE DAILY TRAFFIC 8 NJr PCR UNIT X .JJ -264 ADr (PilOPOSE») OIST. I 1/2HP UN£ PfR DW'C 146-8 APPROX .J' DfiP (>£WY DB'TH IN f7Ct0) • NO/'£' 5liOf1l<4lK LDCAT10N TrJ 8£ O£TCRMIMIJ BY CIIY £NCINCUI I I I tBI ~I ~I V)l ~: V:ll ~I ~I '"'-ll I TENTATIVE SUBDIVISION MAP 800 GRAND A VENUE FOR CONDOMINIUM PURPOSES L_'.::::~ ~tr-ltgJ..} itt f---~ ~~IH rl~![ ·f '~ ~~ I I L __ ,.o· 20· o 40' eo' SCAI.C! I"-40' APPROVED ~~--· SHEET INDEX SHEl:T 1: KCYMAP 4t NOT£'5 SHCCT 2: PU.N SHEET SH£ET J, ODIOUnON PI.NI VICINITY MAP GRAND AVENUE (EXISTING) NOT(: 1HtS 15 A T[HTA n\£ IJAP OF A C(}N(J('J4fiNfU PRO.ECT AS DEF7N£D IN S£CTJOAI •'2' or 1k£ OWl. CODE OF T'HE 1NS IS 1HC APAi'OG JtHTAniC ltiAP/SITC PLAN FCit PRO.ECT NO.__ P£R CDHDI1KJN NO. __ OFI'UJ<NIIK:aJIJJifSSICNII£StJI.UTIOH -ST.AI'F otr CAJ..IfrJRMA 1HC PR0.£CT CONTAINS A AIAXAIW tT .lJ AJRSPACC UNITS OQJCCRINGDI\ISIOIIOAI£ DEV 16-54/CT 16-09/RP 16-16 LEGAL DESCRIPTTON PARC£1. I, IN THE CITY OF' CARLSBAD. COUNTY OF SAN DIEGO, STAll' OF CAUFORNIA. AS SHOt+N ON PAGC .J260 OF PARCEL AIAPS. AL£D IN TH£ OFFJC£ OF TH£ COUNTY RCC0R0CR OF SAN 01£00 COUNTY, NOIIDIBER 27, 1g74, OWNER'S CERTIFICATE M£ HERUIY CERTIFY THAT II£ AR€ THE RECORD OlfHERS OF TH£ PROP£RTY SHOtW ON TH£ n:HTA m£ SVBOMSION MAP ANO THAT SAIO IJN' SHOWS ALL OOR CCWnGUQJS O...:RSHIP W W#IICH M£ HA~ ANY D£CD OR TRUST INTCREST. It£ tJH0£RSTNIO 1HA T OUR PROPeRTY IS CONSIDERED CON'ffGlJOUS OOi If" IT IS S£PARA1[J) BY ROADS, S1R£VS. U11UTY EASDEN~ OR RA/l.RO,U) IIJCHTS-Of'-WAY. OIIN£1l, CDIIONO T. SHOW1 1100 G/WD AI£NIJC StJII£ C16 CARt.SBAD. CA 112006 300 GRANO. IJJMI"t.~ UC. IIIII PROSPeCT SrRU:T. StATe J.JD UJCU.A,GA920.Jl (~)J42-gl25 ENGfNEER OF WORK bliA.Inc. llrod ptrrilg. eM !llC![noOit1Q· UY8)'ty 5115 AYrNIDA O.CINAS SUITE"L" CARLSBAD, CA. 92008-4387 (760) tJI-8700 PROJECT TNFORMA TION I. STR£CT At:IORE'SS 2. ASSGSOR''S PARCel. Nl.NBOl BOO GRAND A to£. 20.J-202-18 J. SITE ACRf'AG£ 4. DtlSTWC zr:HNC 6. C£NO!AI. PUN 6. UIMJ,I(JAI UNIT l1QD 7. CONTROL POINT l1fl.D B. iiNflilf.JM DEHSITY 0.960 ACRe; {<I.IJ17 SF) V-R-HU.A.GC RE\It£1r, DISTRICT 2 ~CCJ:fs 26-JS OV'S/.<C 31.50 UNITS 9. PROPOSED DENSITY 10. NIAIB£R OF DtiS'TINC lOTS II.NINB£1fOF'/¥IOPOSE1)lDIS I 2. £XJSnHC VND US£ /.J. Pf!OI'OSCJJ UNO USC 14. RCOfJIR£JJ OPCN SPA.C£ .JJ.60 t.INITS .J<.fOIJNIIS I LOT I LOT OFFICCCOIIPUX .JJ CONDO FLATS 201C (11.400 SF) I~ PROPOSED 0PCN SPACE 16. MNJIJVIII..OT SIZC JSX {6.050 SF WIOGAPfNC) (9, 710 SF BALCONIES) 7,500 SF JJ I 1. PROPOS£D NUMBCR OF UNits 1&. S£1BACK DATA R£0UIR£D I'IIOPOS£D F1lONT SIOCINTF11KJR SIDC STRCCT RORIN~OR RCAR ST'RCET to' to• o· to' II. OIT-!>TTI(£T PARKING: N/A o· N/A 10.6' R£0Um£D: 2 SPA.CCS,/IJNfr X .lJ UMTS • 66 P#IOIW(l): ~ SPACES {INaJJ0£5 2 ADA SPACES) 2!1 ON-STRfET PARKJHG, E'XfSTWC: 15 ANCLEIJ SPACES PROPOS£1): IB A.NCt.ED SPACES GENERAL DESIGN NOTES I CONT'f'JUR .Wr£RVAL I' 2. eARTHWORK tXJANrtDCS CUT 1,1~5 CY Fr.J. o.ooo cr EXPORT 1,195 CY IIOI£DIAL CllADINC 4,100 CY {.J' OVER-EX) .J. TOTAL I'IPCRWOIJS N1EA :S7.046 SF <. TrJTN. t.ANOSCA1'£ AReA "'""' SF 5. TrJTN. POIWOUS NIEA "'""'SF 6. 8f.IILDIN(; H£1GHT 45' 1. ~STAL ZONe NO &. 8£ACH 0\oOi'tA Y ZON£ NO 9. DRNNAC£ DIST'RJCT A (N. W. OUAORANT) 10. "'NFPAI.J"' FIRC SI'RIHia£RS ARC R£()UIR£D THROUGHOUT FOR TUJS PRO.ECT I I. NO CONSTRAJNTS Dt1ST. S11£ HAS BEEN 100 PERCeNT OISTURBW, AND THCRC ARC NO UNOCIIEJ.OPCD u.NOS PURSUANT ro S£CT10N 21.5.1230 OF' TH£ CARt.SBAD MUNICIPAL CODC. 12. $WRCC OF TOPOCRAPH'I: fLO... TOPOGIIA.PHY INtANO A£111N. SUR>£Y'S INC. DA r£0 OB-ID-16 I~ INa.tJSINOARY HOUSING: PRo.ECT 1'0 PURCHASE 6 CREDITS fO SA7lSFY 'fkC .JJ UNIT PR'OECT. 800 GRAND A VENUE COVER SHEET CARLSBAD, CA "' 3 Item #12May 9, 2017 Page 62 of 75 _j TENTATIVE SUBDIVISION MAP 800 GRAND A VENUE FOR CONDOMINIUM PURPOSES DRIVEWAY CROSS SEcnON SCAlE; ~: : ~9~H PARCEL M~;9~oi APN ;JJj.3-2.{)2-17 I -t I I lj-"-·-rl r Z100' aoo.l..~ I , .. j L_ ~ ~ ~ ~ , --~ -··---·-~ ~ 1 I '<-~. , ~ r,~. ~.usJ s::5537"J'e-w n~.~ , _ _ ___ .... ~ . .. . "':.'t·~g.fil,~'®·%t .. , .. , ... , __ <~z==··~-·Er<: ~*~~·z·-·.·:~·.~M'. frtlf.£, . I I i ·I . ..--, ..•.. ·.··~-... ··.·.·.··•··· .. ·.' .... ,. ···•·••·•·•· ·.·•·. <·· •. '· ••. '-""·~ • ····· ············~... I! ' .; . II ---·--~J iFMl JP . I I . . 7$;'.:;;t;I I r ~I fMI I .} I • :: tctH/£CT I'D -{ ':';i-y =-:~~ ~~j-JF~)..J;.. '~·J ' .. , ,... -. ' ! ' " ' , CONNECT R) £JIJ$r CONNECT 10 DtiST ~ ,r,..--DliST. UCHT !MIDI POl 114 ott IIM!lll POl 11'-6 ott --~-L_l ~-------~~ .. ---, AVENUE '\..o,;. 6"AC;~lllliiAIN' oos7" ~"':-S• r:---------------,~· . ~ ,j I~ 'I lg it tl1 d ...... l.i ...... il 11'11!! I 'I I I I I I I I 't ~\L.:__ . ~ I., , r bliA.Inc. land pl(lmtlo, eM~~ 511~ Aw:HD .. ,_._.........., 9-llt:"l" CARLSBAD. CA. 92003-4J87 (760) tJI-8700 DEV 16-54/CF 16-09/RP 16-16 BIOFJlTRATIONBASIN ':;'~T=l LEGEND: @ 14' 1110[ DAI'o£ P£R C.S.D. ClS-10 (IIODifED) ® ~ '11101: PCC SIO£WAU< Pfll SDIISI) 0-7. (l.OCATKlH OF SIIIEWAlJ( 10 liE~ BY 1H[ CITY DIOINWt) @ I" PCC CURB IHl camut P£R SCRSD G-2 @ 3e"XJI" 8AOOICS BOX ($1011W WAlDI) © S' ~ UNDERWIIU< DRMI P£R"""" o-n i 4"~$TCMIORMIPIPE .. CIA YARD DRAIN QRAT£ r SDIEliLAT!JtAI. 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TIIAHYORWOI ~ Wl:lliiCALPAHE1.(£ST2'lOOAWP) CONDO INT CAS loE1UI$ I" IRAIOA11011 IIE1ER (SE£ LANOSCAPt: PlAHS FOil O£TAILS) HOTDt -IIDICMD (e) CN-STIIE£T P-SPACES -AD0m (I) ON-STIIE£T P-SPACI£$ -ROOF AREAS TO DRAIN llfTO STOftW WA TOI IIICHIASINS -P-STAU.S Nil£ Tl) liE ASSIQoED 10 DaiCHA!tD U!IT'S. THE rQU.OWIC STAll. PAllS IAIST BE ASSIQoED Tl) NJM)UAL \NTSo (10/18, 2:3/2 .. 45/48, 5J/l>4) ® 20' 10' o' zo' 4(1 eo· SCALE: t• • 20' 800 GRAND A VENUE PLAN SHEET' CARLSBAD, C4. Item #12May 9, 2017 Page 63 of 75 '<:::J 9' --00!. ""'--1-;. '~ y ' "~~ .. <9 .\·,.Jo. '1 , !~~ H , l1 IJ I :I 'I I I .I I I I ~...; .. I -, .j I "o.., -<7r-. I ·I 0\._~ ~_t-, I 'I ~C(~ ,. I .;'.-._DlST. sr. LT. .. ~ .. ''""' I ~"1. r I I I i 'I TENTATIVE SUBDIVISION MAP 800 GRAND A VENUE FOR CONDOMINIUM PURPOSES I j ~~ -;7~ u,~ ./y ~~ ~~ . [JJ _., '.c J]j ' /<9, 0 ''l. -I' l ! $=-i:. I -,.:r;~ -"Yr-. 0~--~y 'C:> ,.:J I ~" t!!-~-~.-, II Cl! 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I' ( (~ -------=--=.::::: ..:;::---·--, ,;~----------:~---: bliA.Inc. land plorritQ, eM~-"-"""r1n' 5115 A't£NDA £HaNAS SUITE"L" CAALS8-.D, CA.. i2008-4J87 (760) 031-8700 DEV 16-54/CI' 16-09/RP 16-16 DEMO LEGEND: @ EXISTING TREES WllHIII TME ROll-OF-WAY TO 8( PROTtCfED tN PlACE @ A9AHOOHED so.£R LATtRAL TO llE REUOIJEO @ ABANDONED WAfER SER\4CE TO BE OlSCONNECTED ,\f THE CORP STOP 00 ll-![ MAIN UN£ OR A CORP STOP SA.DDL£ ADDEO AT UfE M.\IN UNE/PLUCCED A.NO SERVICE LATERAl B£ Lin IN PLACE NOTE': DIISTINC DOMES7IC *'I 7ER ME7lRS ro BC ~-USED Off R£-nJRNED ro QTY WA 7ER DEPAR'IIIENT F'OR CRaJIT ON NEW DOMESTIC WA 7ER II£TERS F'OR PRO.ECT. 20' 10' ® 40' 60' SCAL£,1"•2rf 8()() GRAND A VENUE DEMOUTION SHEET CARLSBAD, C4 01'3 Item #12May 9, 2017 Page 64 of 75 Planning Commission Minutes MOTION March 15, 2017 EXHIBIT 5 Page 7 ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner Siekmann that tlhe Planning Commission adopt Planning Commission Resolution No. 7229 recommending approval of Tentative Tract Map CT 16-02 and Major Village Review Permit RP 16-08 to the City Council based on the findings and subject to the conditions contained therein. VOTE: 6-1-0 AYES: Chairperson Seg1all, Commissioner Anderson, Commissioner Black, Commissioner Goyarts, Commissioner Montgomery and Commissioner Siekmann NOES: Commissioner L'Heureux ABSENT: None ABSTAIN: None Chairperson Segall closed public hearing on Agenda Item 3. RECESS Chairperson Segall called for a 10-minute recess at 8:22p.m. MEETING CALLED TO ORDER Chairperson Segall called the meeting to order at 8:33 p.m. with all Commissioners present. Chairperson Segall asked Mr. Neu to introduce the next item, and opened the public hearing on Agenda Item 4. 4. CT 16-09/RP 16-16 -· 800 GRAND AVENUE-Request for a recommendation of approval of a Tentative Tract IVIap and a Major Review Permit to allow for the demolition of three, two-story office/commercial buildings and the construction of 33 airspace condominiums in Land Use District 2 of the Village Review zone 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 envimnmental documents pursuant to section 15332 (In-fill Development Projects) of the State! CEQA guidelines. Mr. Neu introduced Agenda Item 4 :and stated Associate Planner Chris Garcia would make the staff presentation. Chairperson Segall asked if any of thB Commissioners have ex parte communications to disclose for this item. Commissioner Anderson disclosed that she drove through and around the property. Commissioner Black stated that he is familiar with the property. Commissioner Goyarts disclosed that he researched the project online, read articles regarding office space for sale, walked around the building to get an idea of the types of businesses that are there and spoke with the business owners for opinions. Commissioner Siekmann stated that she has driven by the project many times and visited an office inside the building. Commissioner L'Heureux stated that he has also visited the site, walked through the project, knows some of the tenants in the building and has viewed the project site on Google Maps. Commissioner Montgomery disclosed that he visited the site and has been there many times. Item #12 May 9, 2017 Page 65 of 75 Planning Commission Minutes March 15, 2017 Page 8 Chairperson Segall stated that he also visited the site and has been there in the past. Mr. Garcia gave a presentation and stated he would be available to answer any questions. Chairperson Segall asked if there were any questions of staff. Commissioner Anderson inquired about the location of the trash enclosure and how it will be picked up. Mr. Garcia stated that it will be located in the parking structure. Chairperson Segall asked what the ordinance says about mixed use in that area versus residential. Mr. Garcia stated that land use district two allows mixed use as a permitted use by right and also multifamily residential as proposed. Chairperson Segall asked if there were any further questions of staff. Seeing none, he asked if the applicant wished to make a presentation. Chris McKellar, Suite 330, 888 Prospect Street, La Jolla, made a presentation. Chairperson Segall asked if there were any questions of the applicant. Commissioner Goyarts asked if the applicant has considered a mixed use project to keep all the business services and amenities available on site including residential units. Mr. McKellar stated that they do not think office use is feasible for that area and the parking requirements for office use would triple the parking requirement for the project. Commissioner Anderson inquired about the age of the building. Mr. McKellar replied stating that he thinks the building was built in the late 70's. Chairperson Segall asked if there were any further questions for the applicant. Seeing none, he asked if any person in the audience wished to speak on the item. Chairperson Segall opened public testimony on Agenda Item 4. Robert Wilkinson, Suite I, 2911 State Street, stated that the project is the wrong proposal for the village. He state that he is in favor of increased population for the village and that Grand Avenue is one of the main streets in the village core, therefore a mixed use building with daily activity would be essential. Gary Nessim, 2987 Highland Drive and 500 Grand Avenue, shared his concerns with the project restricting to only residential use and added that the vision of the village should accommodate for office space or other mixed use. Chairperson Segall asked if any member of the audience wished to address Agenda Item 4. Seeing none, he closed public testimony. DISCUSSION Commissioner Montgomery asked if the project is within the vision of having a promenade on Grand Avenue. Commissioner Siekmann concurs with Commissioner Montgomery, stated that the project does not match up to the future vision of the promenade and added that the project is the size of a football field. Commissioner Goyarts shared his concerns with displacing 80 small businesses, stated that the project should be postponed until the Village & Barrio Master Plan is approved and concluded that it would make better sense to have mixed use. Commissioner Anderson stated that it is hard to plan based on the Commission's opinion on what the Village & Barrio Master plan should be like as projecting something, such as the promenade, may never happen. She does not think the tenants currently occupying the building are the types of businesses that Imagine Carlsbad envisions being on the promenade creating street traffic and vibrancy. Commissioner Anderson concluded stating that she does not think it is fair for the developer to reevaluate the development of the project while the current plan allows for residential use. Item #12 May 9, 2017 Page 66 of 75 Planning Commission Minutes March 15, 2017 Page 9 Commissioner L'Heureux stated that he is concerned that office use will be forced out of the Village and Barrio Master Plan for residential use conversion and asked if there will be new office space planned for or rehabilitation of buildings and small homes. Mr. Neu stated that the current plan as well as the previous draft plan did not focus on trying to preserve office use and added that there is a demand for more housing throughout the city and state. Commissioner Black asked if it would be possible to hand vote to postpone the project. Mr. Kemp clarified that the applicant has the right to have a decision made on the project within a certain time frame once the application is deemed complete. Although the Commissioners as well as community members feel the project should be postponed, a moratorium would be based on the City Council's decision. Commissioner Siekmann stated that the size of the project does not fit the findings and land use district two. Commissioner Black stated that the project is incompatible based on the size of the structure. He stated that he would rather see separate buildings of the same nature rather than one large building. Commissioner L'Heureux stated that the project will set a precedent in the village and also on Grand Avenue. MOTION A motion was made by Commissioner Siekmann, which was seconded by Commissioner Anderson, to extend the meeting until10:30 p.m. The Commission voted 7-0 to extend the meeting. Commissioner Montgomery stated that he would support the project. Commissioner Goyarts stated that he feels the project is incompatible, will have a negative economic impact and mixed use would be more appropriate. Chairperson Segall stated that he likes the project as it meets all the findings; however, he feels that it does not fit in the area. He stated that he likes the architecture of the project but does not like the massing. Chairperson Segall concluded that he would like the City Council to assess the impact of the Grand Avenue promenade idea, cannot make a finding against it and would reluctantly support the project. Commissioner Siekmann clarified that she cannot support the project because she does not feel it meets finding number two for the Tentative Tract map in Resolution No. 7232. MOTION ACTION: VOTE: AYES: NOES: ABSENT: Motion by Commissioner Montgomery and duly seconded by Commissioner Anderson that the Planning Commission adopt Planning Commission Resolution No. 7232 recommending approval of Tentative Tract Map 16-09 and Major Review Permit RP 16-16 to the City Council based on the findings and subject to the conditions contained therein. 4-3-0 Chairperson Segall, Commissioner Anderson, Commissioner L'Heureux and Commissioner Montgomery Commissioner Black, Commissioner Goyarts and Commissioner Siekmann None ABSTAIN: None Chairperson Segall closed public hearing on Agenda Item 4, asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 5. Item #12 May 9, 2017 Page 67 of 75 TO: AFFIDAVIT OF MAILING NOTICE OF PUBLIC HEARING CITY CLERK DATE OF PUBLIC HEARING: :5/9/;? SUBJECT: 8w LOCATION: --------------------------------------------- DATE NOTICES MAILED TO PROPERTY OWNERS: __ tiJ..-...1./___..2"--------""~:...L...b_/--L.Z ___ _ NUMBER MAILED: _ _._/--""2.....:......1o<A-1.--__ I declare under penalty of perjury under the laws of the State of California that I am employed by the City of Carlsbad and the foregoing is true and correct. CITY CLERK'S OFFICE ~Kffk~ (Date) 1 (Signature) SENT TO FOR PUBLICATION VIA E-MAIL TO: 0 Union Tribune ~oastNews PUBLICATION DATE: Union Tribune ----------------------------- Coast News ___ tj...L...J/'--"~:.....=..L~.....:..../....!-1 ______ _ I declare under penalty of perjury under the laws of the S e o California that I am employed by the City of Carlsbad in the City Clerk's Offi and the regoing is true and correct. Date: 4(7-!/IJ Attachments: 1) Mailing Labels 2) Notice w/ attachments Item #12 May 9, 2017 Page 68 of 75 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 6:00 p.m. on Tuesday, May 9, 2017, to consider approving a Tentative Tract Map and a Major Review Permit to allow for the demolition of three, two-story office/commercial buildings and the construction of 33 airspace condominiums in Land Use District 2 of the Village Review zone and within Local Facilities Management Zone 1 more particularly described as: Parcel1, in the City of Carlsbad, County of San Diego, State of California, as shown on Page 3260 of Parcel Maps to Maps, filed in the Office ofthe County Recorder of San Diego County, November 27, 1974 Whereas, on March 15, 2017 the City of Carlsbad Planning Commission voted 4-3 (Black, Goyarts, Siekmann) to recommend approval of a Tentative Tract Map and a Major Review Permit to allow for the demolition of three, two-story office/commercial buildings and the construction of 33 airspace condominiums in Land Use District 2 of the Village Review zone 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, May 4, 2017. If you have any questions, please contact Chris Garcia in the Planning Division at (760) 602-4622 or chris.garcia@carlsbadca.gov. The time within which you may judicially challenge this Tentative Tract Map and/or a Major Review Permit, if approved, is established by state law and/or city ordinance, and is very short. If you challenge the Tentative Tract Map and/or the Major Review Permit 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: CT 16-09/RP 16-16 CASE NAME: 800 GRAND AVENUE PUBLISH: FRIDAY, APRIL 28, 2017 CITY OF CARLSBAD CITY COUNCIL Item #12 May 9, 2017 Page 69 of 75 SITE MAP • N NOT TO SCALE 800 Grand Avenue CT 16-09/ RP 16-16 Item #12 May 9, 2017 Page 70 of 75 ' 09HI/09~g®fuaNtJ:Jafle atQ!l'Bdwon ww L9 x ww gz l'BWJOJ ap auanb!l3 "'*'' HATCH,JOSHUA D & DENNIS R 946 LAGUNA DR CARLSBAD, CA 92008 THOMAS,GRAHAM FAMILY TRUST 2119 OCEANVIEW RD OCEANSIDE, CA 92056 NOLAN,MARK J 20322 CAROL LN SARATOGA, CA 95070 ROBINSON,JOHN P & GWEN E 725 ARBUCKLE PL CARLSBAD, CA 92008 PHILLIPS,JACK D FAMILY TRUST 2667 OCEAN ST CARLSBAD, CA 92008 BICAJESSEE ADVENTURES LLC 2815 JEFFERSON ST 200 CARLSBAD, CA 92008 FAMILY CONNECTIONS CHRISTIAN A 1120 TULLY RD MODESTO, CA 95350 ROCK,PETER A & GEORGETTE TR 2421 S EL CAMINO REAL SAN CLEMENTE, CA 92672 CURTIN,THOMAS C & CHRISTOPHER w 4401 MANCHESTER AVE 206 ENCINITAS, CA 92024 MATYN,THOMAS A & KELLY K 3795 TRIESTE DR CARLSBAD, CA 92010 09 ~B/09 ~g® fuaNtJ 4l!M atQ!ledwon .. stg z x "~ az1s taqet · I PP"RSONS, GREGORY E & SUZANNE 2634 RAINBOW VALLEY BLVD FALLBROOK, CA 92028 2755 JEFFERSON BUILDING 2755 JEFFERSON ST 200 CARLSBAD, CA 92008 MENDEZ, RAYMOND PO BOX 1827 CARLSBAD, CA 92018 ALBA,ROGELIO S & KEELY C PO BOX 2711 ·~CARLSBAD, CA 92018 SCANLON FAMILY TRUST 7306 BORLA PL CARLSBAD, CA 92009 :iTSAI PROPERTIES LLC '1368 SAPPHIRE DR CARLSBAD, CA 92011 I ;L H H INVESTMENTS LLC ' • PO BOX 2 4 6 6 CARLSBAD, CA 92018 L S G NABER INVESTMENTS LLC 6704 LONICERA ST CARLSBAD, CA 92011 TGMS INC PO BOX 230562 ENCINITAS, CA 92023 GALER,VINCENT & SAMANTHA A 1025 LAGUNA DR CARLSBAD, CA 92008 ,WILLIAMS,ERIC K & KRISTINA C jREV '972 LAGUNA DR ,CARLSBAD, CA 92008 I HARRIS FAMILY TRUST '722 ARBUCKLE PL ;cARLSBAD, CA 92008 LITTLE, WILLIAM PO BOX 1380 LOS ANGELES, CA 90078 I I ,TUPPER FAMILY LIVING TRUST ,2785 JEFFERSON ST · i CARLSBAD, CA 92008 I 1 2801 JEFFERSON STREET LLC 7232 EL FUERTE ST CARLSBAD, CA 92009 BICAJESSEE ADVENTURES LLC 2815 JEFFERSON ST 300 1 CARLSBAD, CA 92008 ZOUCHA-REPP,CAROLYN J 5301 E MITCHELL DR PHOENIX, AZ 85018 IJEANENE ENTERPRISES ''PO BOX 1219 [CARLSBAD, CA 92018 INC MATSUI,RICHARD K & VERA B ; . 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I I I NORTHWEST DEALERCO HOLDINGS LL 29501 CANWOOD ST 200 AGOURA HILLS, CA 91301 -122 PRINTED - I • I . 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 Item #12 May 9, 2017 Page 75 of 75 800 Grand Avenue CT 16-09/RP 16-16 Location Map I-5 GRAN D A V LAGUNA DR JE F F ER SON S TMAD ISON S T HOME A V HARDI NG S T HO P E AV A L L EY CARL S B A D VI L L A G E D RHOPE AV I-5 CVD SB OFF RAMP OAK A V J E F FERSON S T AL LEY ROOS E V E L T S T ARBU C K L E P L MADI SON S T A L L E Y I-5 CT 16-09 / RP 16-16 800 Grand Avenue SITE MAP E L C AMINO RE ALLA COSTA AV A L G A R DCARLSBAD BL GRAN D A V HOM E A V JE F F ERSON S T HARDING S T HOP E A V A L LEYHOP E AVMADISON S T CARL S B A D VI L L A G E D R JE F FERSON S T A L L E YMADISON S T A L L E Y CT 16-09 / RP 16-16 800 Grand Avenue 0 200100Feet Project Information •Land Use District 2 of Village Master Plan •33 Residential Condominiums: 34.4 du/ac •Front Yard Setback: 10’ –30’ •Building Height: 43’ –47’ (elevator/stairs) •Building Coverage: 76% •Parking: 68 parking spaces •Purchase 6 affordable housing credits. Site Plan ..... LJ.J UJ APN EXISTING 0: J 203-202-03 RESIDENTIAL ~ V) EXISTING APN PARCEL LJ.J 203-202-15 MAP NO. APN z PARKING LOT 1293 203-202-11 :::::> 0 z V'l LJ.J 0: ~ LJ.J u... UJ u... EXISTING 0.. u.J RESIDENTIAL 0 ----APN I 203-202-19 . T • GRAND AVENUE Front Elevation –Grand Ave GRAND AVENUE Side Elevations Pl.. Pl.. I I I I Rear Elevation –North Roof Plan UM:U•fl& OnTOCODOCDJITIJDD QOOOOOOO DO~~~ LOW-sLOPE > ROOF Project Consistency •Village Master Plan –Multi-Family a permitted use in Land Use District 2. –Provides new residential development. –Density of 34.4 du/ac is below maximum 35 du/ac. –Strong relationship to the street. –Enriched with architectural features and details. –Meets development standards without requesting standards modifications or variances. •Consistent with all other applicable plans/policies. Recommendation That the City Council ADOPT the resolution APPROVING Tentative Tract Map CT 16-09 and Major Review Permit RP 16-16 based on the findings and subject to the conditions contained therein. Village Office Availability Carlsbad City Council May 9, 2017 800 Grand Avenue Existing Site 800 Grand Ave 2 Constructed as 3 apartment buildings -Early 1960’s Project as seen from Grand Ave 800 Grand Ave 3 Project as seen from Grand Ave at Night 800 Grand Ave 4 Typical Floor Plan 800 Grand Ave 6 UNIT 3 1,785 SO FT UNIT 4A 2,300 SOFT UNIT 1 1,605 SOFT UNIT SA 2,535 SO FT UNIT 2 1,655 SOFT UNIT 6 2,755 SOFT UNIT 2 1,655 SO FT UNIT 1 1,605 SO FT UNIT SA 2,535 SOFT UNIT 3 1,785 SOFT UNIT 4A 2,300 SQ FT •Design Themes •Preservation and up-lighting of existing Olive Street Trees •Planting of beautiful drought tolerant shrubs and ground cover •Use of permeable pavers and planters to dissipate storm water on site Landscaping 800 Grand Ave 7 Concerns brought up at Planning Commission Hearing 800 Grand Ave 8 1. Building is too long Project viewed from Grand Ave 800 Grand Ave 9 800 Grand Ave 10 Deck Areas and Massing Articulation Project viewed from Grand Ave 800 Grand Ave 11 Western view of Project from Grand Ave 800 Grand Ave 12 Architectural Articulation Throughout 800 Grand Ave 13 Roof Style and Variation 800 Grand Ave 14 Northern View as seen from Home Ave 800 Grand Ave 15 Project from Grand Ave at Night 800 Grand Ave 16 Multi-Layered Articulation at Entry 800 Grand Ave 17 Multi-Layered Articulation at Western Edge 800 Grand Ave 18 Concerns brought up at Planning Commission Hearing 800 Grand Ave 19 2. Displacement of existing office tenants Existing office 800 Grand Ave 20 Concerns brought up at Planning Commission Hearing 800 Grand Ave 21 3. The Building is not mixed use 800 Grand Ave 22 The Village and Barrio Plan 800 Grand Ave 23 We are 100% compliant with the existing City ordinances, but.. How do we fit into the Village and Barrio plan for Grand Ave? How does the Project fit into the Grand Promenade? Existing Neighborhood 800 Grand Ave 24 Directly across the street (south side) –Future Promenade Location 800 Grand Ave 25 Existing Neighborhood Southeast Corner of Harding and Grand –Future Promenade Location 800 Grand Ave 26 Southeast Corner of Hope and Grand Ave Existing Neighborhood 800 Grand Ave 27 How do we fit into the Grand Promenade? Existing 800 Grand Ave 28 Proposed Village Plan 800 Grand Project How do we fit into the Grand Promenade? 800 Grand Ave 29From Village Plan -Figure 2.15: Existing Grand Ave. by State St. How do we fit into the Grand Promenade? Thank You 800 Grand Ave 30 •Zoning, Compliance •Financial Benefits •Cross Sections •Roof Plan •Height Geometry Appendix 800 Grand Ave 31 •Zoning: VRZ-2 •Lot Size: .96 Acres •Density allowed: 35 DU/Ac. Proposed: 34.3 DU/Ac. •Building coverage allowed: 80% Proposed: 76% •Parking: 2 per unit, all below grade •Storage: 5’x8’ full height storage room for each unit inside garage •Fire Sprinklered Appendix -Zoning, Compliance 800 Grand Ave 32 Other Benefits 800 Grand Ave 33 Reduction in ADTs Impact Fees$1.7mm 1.Other benefits to public facilities and services a.Likewise, our buyer profile is such that the project will put less than average pressure on public facilities and services. i.For instance, the number of school age children generated by our project will be very few. Despite this, the project will be paying $282,000 in upfront School fees. Beyond that, the unit owners will be paying over $2,500,000 to the school over the 10 years through their property taxes. .