HomeMy WebLinkAbout2017-05-23; City Council; ; A Tentative Tract Map and Major Review Permit to demolish an existing office building, and construct a four-story, 45-foot tall residential building on a site located at 2501 State St Case Name: Ocean Case No: CT 16-02Page 103
CAReview~
9 CITY COUNCIL
Staff Report
Meeting Date:
To:
From:
Staff Contact:
Subject:
Project Name:
Project No.:
May 23,2017
Mayor and City Council
Kevin Crawford, City Manager
Greg Fisher, Associate Planner
greg.fisher@carlsbadca.gov or 760-602-4629
A Tentative Tract Map and Major Review Permit to demolish an existing
office building, and construct a four-story, 45-foot tall residential building
consisting of 17 multi-family residential air space condominium units on a
0.487-acre project site located at 2501 State Street.
Ocean
CT 16-02/RP 16-08 (DEV 15-087)
Recommended Action
That the City Council hold a public hearing and adopt a resolution approving Tentative Tract Map
No. CT 16-02 and Major Review Permit No. RP 16-08 to demolish an existing office building, and
construct a four-story, 45-foot tall residential building consisting of 17 multi-family residential air
space condominium units on a 0.487-acre project site located at 2501 State Street.
Executive Summary
The property owner/developer, MJFN HOLDINGS, LLC, is seeking approval of a Tentative Tract
Map and Major Review Permit to demolish an existing one story office building (Soil Retention)
for the construction of a four-story residential use building. The proposed residential building
includes 17 residential air space condominiums within a 36,518 square foot building, having a
17J31 square foot building foot print.
On March 15, 2017, the Planning Commission conducted a public hearing and recommended
approval (6-1, Commissioner L'Heureux voting no) with no added conditions.
Discussion
The 0.487-acre project site is located on the north side of State Street at the intersection of State
Street and Laguna Drive, and is currently developed with a one story office building and surface
parking. The project site is located within Land Use District 4, Residential Support Area, of the
Village Master Plan which lists multiple-family residential projects as a permitted use. The
applicant's vision for the architectural design is characterized as coastal contemporary and
utilizes form, materials and colors to reinforce this theme. The entire lower floor ofthe proposed
building incorporates a manufactured stone veneer including decorative banding contrasted by
enhanced landscape planters to provide a rich pedestrian experience along the streetscapes.
Townhomes were placed on the ground floor to continue the neighboring context and
streetscapes to provide pedestrian scale and continuity. All units have been designed to capture
views, light and indoor/outdoor spatial relationship through the use of large patio doors,
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windows and decks. Building corner massing, projecting roof features and deck locations of the
upper floors have been stepped back to emphasize the lobby and living space and enliven the
street scene below. Material changes and clearly defined offsets are utilized to break the building
mass consistent with the village character. Such material changes include stone veneer, wood
siding, horizontal metal and glass railings, multiple stucco colors, tinted glazing, and decorative
metal trim. The residential building ranges in height from 42' to 45', with the elevator and
stairwells up to 52'. Residential units range in size from 1,904 SF to 2,364 SF with the penthouse
unit 3,605 SF in size. All of the required residential parking is provided on site within a covered
parking garage.
During the initial review process, no formal public written comments were received in opposition
to the project. Staff did spend a significant amount oftime answering questions from perspective
buyers within the adjoining Seagrove project by Taylor Morris, pertaining to views. Staff received
a letter the day before the Planning Commission public hearing opposing the project density, and
a phone call the day of the public hearing with concerns of parking and traffic along State Street.
This complaining party was in escrow to purchase a residential unit within Seagrove, and also
spoke in opposition to the project at the public hearing.
At the Planning Commission meeting, several speakers (total of 6) expressed concern with
respect to inadequate parking, increased traffic, pedestrian safety, vehicle speeding along State
Street, view impacts and building height, while one person spoke in favor ofthe project. Planning
Commission discussion focused on traffic, public safety issues, concerns with the roof deck and
development standards such as building height and visitor parking. Commissioner L'Heureux did
not support the project and had general concerns with the proposed roof deck and traffic safety
along State Street. Because of resident and Planning Commissioners concerns, the Planning
Commission requested the Traffic and Mobility Division evaluate the site conditions for this
project in advance of the City Council meeting and validate whether there are traffic-related
issues along State Street. Based on the most recent speed survey, staff determined that traffic
calming measures would be appropriate for State Street. Slower vehicle speeds on State Street
will address a number of traffic-related issues. Staff has received comments about limited
parking in the area, but is waiting for the parking management plan to be completed before
implementing any changes. Also, in the vicinity ofthe project site, driveways will be analyzed by
staffto ensure they meet sight distance standards. For driveways that do not meet sight distance
standards, Public Works staff will install red curb to restrict parking and provide recommended
sight distance. Further details are provided in the attached Traffic and Mobility Division response
letter.
The project meets all development standards outlined in the Village Master Plan for District 4
including density, setbacks, building height, building coverage, roof pitch, and open space. 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. As
discussed in the staff report, given the surrounding land uses, the existing standards in the Village
Master Plan, as well as the enhanced architectural design, the project generally meets the intent
of the Village Master Plan. High intensity development is allowed through the implementation
of the existing standards, which allow for a 45-foot tall building, limited setbacks and 100 percent
building coverage. The City's Housing Policy Team reviewed the proposed project and
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recommended allowing the applicant to purchase three (3) housing credits within the Tavarua
Affordable Housing Project to satisfy its affordable housing obligation.
Pursuant to the Village Master Plan, City Council approval is required for new construction
exceeding a permit valuation of $150,000.
Fiscal Analysis
All required improvements needed to serve this project would be funded and/or constructed by
the developer.
Next Steps
City Council's action on this item is final.
Environmental Evaluation (CEQA)
The project is exempt from the requirements ofthe California Environmental Quality Act (CEQA)
pursuant to Section 15332 (In-fill Development Projects).
Climate Action Plan (CAP) Consistency
Based on the project type and size (17 multi-family residential dwelling units), the project is not
subject to the City's Climate Action Plan in that the project is well below the threshold of 900 MT
C02e that would typically be generated by 70 dwelling units.
Public Notification
Information regarding public notification of this item such as mailings, public hearing notices
posted in the newspaper and on the City website are available in the Office of the City Clerk.
Exhibits
1. City Council Resolution
2. Location Map
3. Planning Commission Resolution No. 7229
4. Planning Commission Staff Report dated March 15, 2017 (without Planning Commission
Resolution No. 7229)
5. Planning Commission minutes dated March 15, 2017
6. Traffic Department response to comments
RESOLUTION NO. 2017-091
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A TENTATIVE TRACT MAP AND MAJOR REVIEW
PERMIT TO DEMOLISH AN EXISTING OFFICE BUILDING, AND CONSTRUCT A
FOUR-STORY, 45-FOOT TALL RESIDENTIAL BUILDING CONSISTING OF 17
MULTI-FAMILY RESIDENTIAL AIR SPACE CONDOMINIUM UNITS ON A 0.487-
ACRE PROJECT SITE LOCATED AT 2501 STATE STREET.
CASE NAME: OCEAN
CASE NO.: CT 16-02/RP 16-08 (DEV15087)
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 16-02 and Major
Review Permit No. RP 16-08 and adopted Planning Commission Resolution No. 7229, recommending
approval of Tentative Tract Map No. CT 16-02 and Major Review Permit No. RP 16-08; 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, if
any, 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. 16-02 and Major Review Permit No. 16-08, is approved, and that the findings and
conditions of the Planning Commission contained in Planning Commission Resolution No. 7229, on file
with the City Clerk and incorporated herein by reference, are the findings and conditions of the City
Council.
3. The approved CC&Rs shall include the following provisions:
a) A reminder that short-term vacation rentals are prohibited within the project; and
b) The HOA shall establish guidelines for use of the common roof deck space in order
to minimize noise impacts to the adjacent properties.
4. 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, "Time Limits for Judicial Review" shall apply.
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EXHIBIT 3
PLANNING COMMISSION RESOLUTION NO. 7229
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A TENTATIVE
TRACT MAP AND MAJOR REVIEW PERMIT TO DEMOLISH AN EXISTING
OFFICE BUILDING FOR THE CONSTRUCTION OF 17 MULTI-FAMILY
RESIDENTIAL AIR SPACE CONDOMINIUM UNITS ON A 0.487-ACRE
PROJECT SITE LOCATED AT 2501 STATE STREET IN LAND USE DISTRICT 4
OF THE VILLAGE REVIEW ZONE AND WITHIN LOCAL FACILITIES
MANAGEMENT ZONE 1.
CASE NAME: OCEAN
CASE NO.: CT 16-02/RP 16-08
WHEREAS, MJFN HOLDING, LLC, "Owner/Developer," has filed a verified application
with the City of Carlsbad regarding property described as:
Northwesterly 100 feet of the southeast 185 feet of lot 18 of Seaside
Lands, in the City of Carlsbad, County of San Diego, State of California,
according to Map thereof No. 1722, filed in the office of the County
Recorder of San Diego County, July 28, 1921, the northwesterly and
southeasterly lines thereof being parallel with the dividing line between
lots 17 and 18 in said Seaside Lands
r'the Property"); and
WHEREAS, said verified application constitutes a request for a Tentative Tract Map and
a Major Review Permit as shown on Exhibit(s) "A" -"NN" dated February 15, 2017, on file in the Planning
Division, CT 16-02/RP 16-08-OCEAN, as provided by Title 20 and Chapter 21.35 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 and Major Review Permit.
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 16-02/RP 16-08 -OCEAN based on the following
findings and subject to the following conditions:
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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 17 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 4 -Residential Support Area, of the Village Master Plan.
The subject property is bordered to the north by a three story office building and the Maxton
Brown Park; to the south by a newly constructed 47 unit three story air space residential
condominium project (Seagrove by Taylor Morrison); to the east by an established 21 unit three
story air space residential condominium project (Laguna Point); and to the west by the North
County Transit District storage yard and parking lot. Pursuant to land Use District 4 of the
Village Master Plan, the intent is to provide for a gradual transition in this district to a mix of
higher quality commercial and residential uses which will provide positive support for the
District 1 Village Center and reinforce the Village area north of Beech Street as a quality
residential neighborhood.
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 0.487 acres, the
proposed 17 residential condominium units have a density of 34.89 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 the proposed multi-family residential
units have an east-west orientation thereby allowing for passive or natural solar heating and
cooling opportunities.
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 project is
required to provide a total of three (3) inclusionary units. Specifically, the applicant proposes
PC RESO NO. 7229 -2-
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8.
9.
10.
to purchase three housing credits within the Tavarua Housing project or an alternative solution
will need to be 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 infill 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 136
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
intersections.
Major Review Permit, RP 16-08
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 February 15, 2017, including, but not limited to the following:
A. Land Use: The proposed project, which includes the demolition of an existing one story
office building located at 2501 State Street and the construction of 17 new townhomes,
will enhance the vitality of the Village, specifically Land Use District 4 (Residential
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 a quality residential neighborhood
north of Beech Street in that an older commercial land use (office building) is proposed
to be removed and replaced with 17 high-quality townhomes which exhibit a coastal
Contemporary architectural design. Overall, the residential project will contribute
towards the revitalization of the Village area.
B. 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 three housing credits to fully satisfy the inclusionary
requirement. On March 17, 2016, the City's Housing Policy Team recommended
approval of the above-noted proposal. The provision for inclusionary housing will
contribute towards achieving the city's Regional Housing Needs. The project has been
accordingly-conditioned to require the approval of an Affordable Housing Agreement
prior to approval of the final map.
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c.
D.
E.
F.
Circulation: State Street can accommodate the estimated 136 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.
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.
Noise: The project site is primarily impacted by noise from the train which is located
approximately 415 feet to the west of the project site. 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 (Michael
Baker International, dated August 2016) to ensure that the proposed building design
adequately attenuates the noise levels for the new condominiums. While no significant
impacts were identified, the Noise Impact Study recommendations include 1) sound
rated windows and entry doors for residential units located along the southern and
eastern portions of the development, and 2) noise attenuating treatment (42 inch high
barrier) for the outdoor deck areas located within the same portions of development
noted above.
Land Use District 4 Standards: The project as designed is consistent with the
development standards for Land Use District 4, 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.
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
17 units from the EDUB on March 17, 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 17 multi-family
condominium units is satisfying its inclusionary housing obligation through the purchase of
three (3) 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 4 of the Village Master Plan is intended to provide for a gradual transition in this district
to a mix of higher quality commercial and residential uses which will provide positive support
for the District 1 Village Center and reinforce the Village area north of Beech Street as a quality
residential neighborhood.
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15.
16.
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 0.487 acres, the proposed 17 residential condominium
units have a density of 34.89 dwelling units per acre. The proposed project is consistent with
the intent of land Use District 4 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 17 units. Per the city's Quadrant Dwelling Unit Report {dated November
2016), 759 units remain available for allocation in the Village.
California Environmental Quality Act:
17.
General
18.
19.
20.
The City Planner has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment, and it is
therefore categorically exempt from the requirement for preparation of environmental
documents pursuant to Section 15332 of the State CEQA Guidelines as an infill development
project. In making this determination, the City Planner has found that the exceptions listed in
Section 15300.2 of the State CEQA Guidelines do not apply to this project.
The project is consistent with the City-Wide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 1 and all City public policies and ordinances. The project includes
elements or has been conditioned to construct or provide funding to ensure that all facilities and
improvements regarding: sewer collection and treatment; water; drainage; circulation; fire;
schools; parks and other recreational facilities; libraries; government administrative facilities; and
open space, related to the project will be installed to serve new development prior to or
concurrent with need. Specifically,
A.
B.
c.
The project has been conditioned to provide proof from the Carlsbad Unified School
District that the project has satisfied its obligation for school facilities.
The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected
prior to the issuance of building permit.
The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
That the project is consistent with the City's Landscape Manual and Water Efficient Landscape
Ordinance {Carlsbad Municipal Code Chapter 18.50).
The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to the approval of the
final map, demolition permit, grading permit or building permit whichever occurs first.
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1.
2.
3.
4.
5.
6.
7.
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 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 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 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 all legal proceedings have been concluded and continues
even if the City's approval is not validated.
Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever
occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Tentative Map/Site
Plan, 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.
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.
8. 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.
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9.
10.
11.
12.
13.
14.
15.
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 the recordation of the Final Map, Developer shall submit to the City a Notice of Restriction
executed by the owner of the real property to be developed. Said notice is to be filed in the office
of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested
parties and successors in interest that the City of Carlsbad has issued a Tentative Tract Map and
Major Review Permit by Resolution(s} No. 7229 on the property. Said Notice of Restriction shall
note the property description, location of the file containing complete project details and all
conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice
of Restriction. The City Planner has the authority to execute and record an amendment to the
notice which modifies or terminates said notice upon a showing of good cause by the Developer
or successor in interest.
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.
All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the Director of the
Community and Economic Department.
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
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.
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16.
B.
c.
D.
E.
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.
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. If the 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.
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.
Landscape Maintenance Responsibilities: The HOAs and individual lot or unit owner
landscape maintenance responsibilities 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.
17. The project site is located in an area that may contain soil material that is suitable for beach sand
replenishment as defined in the Carlsbad Opportunistic Beach Fill program (COBFP) adopted by
the Planning Commission on May 17, 2006 (SUP 04-13). Prior to the issuance of a grading permit,
and as a part of the grading plan preparation, the developer shall test the soil material to be
exported from the project site to determine the materials suitability for sand replenishment
pursuant to the requirements of the COBFP. If the material is deemed suitable for beach
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20.
replenishment the developer is encouraged to comply with the process outlined in the COBFP to
transport and place the beach quality material on the beach site identified in the COBFP.
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 three (3} 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.
Prior to recordation of the parcel map, the Developer shall prepare and record a Notice that
this property may be subject to noise impacts from the proposed or existing Transportation
Corridor, in a form meeting the approval of the City Planner and the City Attorney (see Noise
Form #1 on file in the Planning Division).
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 (Michael Baker International, August 2016}.
Engineering:
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of
14 this proposed subdivision, must be met prior to approval of a final map, building or grading permit
whichever occurs first.
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General
21.
22.
23.
24.
Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineer for the proposed
haul route.
This project is approved upon the express condition that building permits will not be issued for
the development of the subject property, unless the district engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will continue
to be available until time of occupancy.
Developer shall submit to the city engineer an acceptable instrument, via CC&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 utilities, landscaping,
enhanced paving, water quality treatment measures, low impact development features, storm
drain facilities, etc., 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 include rain gutters and storm drain piping system on the building plans to route
storm water to the proposed raised planters/podium (Biofiltration BMPs} on building decks and
patios as shown on the tentative map/site plan to satisfaction of the city engineer.
25. Developer shall prepare, submit and process for city engineer approval a final map to subdivide
this project. There shall be one Final Map recorded for this project. Developer shall pay the city
standard map review plan check fees.
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26. Developer shall install sight distance corridors at all street intersections and driveways in
accordance with City Landscape Manual and City Engineering Standards. The property owner
shall maintain this condition.
Fees/ Agreements
27.
28.
29.
30.
Developer shall cause property owner to execute and submit to the city engineer for recordation,
the city's standard form Geologic Failure Hold Harmless Agreement.
Developer shall cause property owner to execute and submit to the city engineer for recordation
the city's standard form Drainage Hold Harmless Agreement.
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.
Developer shall replace the existing 8" ACP waterline with an 8" C900 DR 14 pipeline as shown
on the tentative map. Developer shall enter into Reimbursement Agreement with CMWD for
the cost of the material, fittings and appurtenances to the satisfaction of the District Engineer,
City Attorney and Finance Director.
Grading
31.
32.
33.
34.
Upon a review of the proposed grading and the grading quantities shown on the tentative map, a
grading permit forth is project is required. Developer shall prepare and submit plans and technical
studies/reports for city engineer review, post security and pay all applicable grading plan review
and permit fees per the city's latest fee schedule.
Developer shall coordinate with the adjacent property owners for the temporary removal and
replacement of the existing driveway and portions of existing parking area located within the
existing CMWD easement during the installation of the proposed water and sewer lines as
shown on the tentative map.
Prior to issuance of the grading permit, the contractor shall submit a Construction Plan to the city
engineer for review and approval. Said Plan may be required to include, but not be limited to,
identifying the location of the construction trailer, material staging, bathroom facilities, parking
of construction vehicles, employee parking, construction fencing and gates, obtaining any
necessary permission for off-site encroachment, addressing pedestrian safety, and identifying
time restrictions for various construction activities.
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 ofthe above
requirements.
35. 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.
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36.
37.
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, treatment control
BMP, and Low Impact Design (LID} facilities.
Dedications/Improvements
38.
39.
40.
41.
Developer shall cause owner to dedicate State Street to the city and/or other appropriate entities
for the public street and public utility and access purposes as shown on the tentative map. The
offer shall be made by a certificate on the final map. All land so offered shall be free and clear of
all liens and encumbrances and without cost to the city. Streets that are already public are not
required to be rededicated. Additional easements may be required at final design to the
satisfaction of the city engineer.
Developer shall cause owner to vacate excess street right-of-way as shown on the tentative map
to the satisfaction of the city engineer.
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.
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 in the tentative map, per city standards to the satisfaction of the city engineer as 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.
B.
c.
D.
E.
F.
Driveway approaches as shown on the tentative map.
Remove and replace existing curb and gutter and sidewalk as shown on the tentative
map.
Grind and overlay existing AC pavement, half street width, as shown on the tentative
map.
Remove existing public 10" VCP sewer line and replace with 12" PVC C 900 DR 14 sewer
line as shown on the tentative map. Reinstall existing sewer services.
Modify existing upstream and downstream manholes for compatibility with the new
12" PVC sewer line.
Remove existing public 8" ACP waterline and replace with an 8" PVC C 900 DR 14 as
shown on the tentative map. Reinstall existing water services.
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.
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42.
43.
Developer shall provide all-weather maintenance access roads to the public drainage facilities for
this project to the satisfaction of the city engineer. Where maintenance access roads are not
practical and/or permitted, developer shall incorporate low-maintenance design features to the
satisfaction of the city engineer.
Prior to issuance of building permits, developer shall install separate sewer services to each unit
proposed by this tentative map. Sewer services shall be provided to the satisfaction of the city
engineer.
Non-Mapping Notes
44. Add the following notes to the final map as non-mapping data:
A.
B.
c.
D.
E.
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:
A. Driveway approaches as shown on the tentative map.
B. Remove and replace existing curb and gutter and sidewalk as shown on the
tentative map.
C. Grind and overlay existing AC pavement, half street width, as shown on the
tentative map.
D. Remove existing public 10" VCP sewer line and replace with 12" PVC C 900 DR 14
sewer line as shown on the tentative map. Reinstall existing sewer services.
E. Modify existing upstream and downstream manholes for compatibility with the
new 12" PVC sewer line.
F. Remove existing public 8" ACP waterline and replace with an 8" PVC C 900 DR 14 as
shown on the tentative map. Reinstall existing water services.
Building permits will not be issued for development of the subject property unless the
appropriate agency determines that sewer and water facilities are available.
Geotechnica I Caution:
1) 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 geological failure, ground water seepage or land subsidence and
subsequent damage that may occur on, or adjacent to, this subdivision due to its
construction, operation or maintenance.
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.
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 of the drainage system or other improvements
identified in the city approved development plans.
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Utilities
45.
46.
47.
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so.
51.
52.
Developer shall meet with the fire marshal to determine if fire protection measures {fire flows,
fire hydrant locations, building sprinklers) are 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.
Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for
connection to public facilities.
The developer shall 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 services and meters at locations approved by the district
engineer. The locations of said services shall be reflected on public improvement plans.
The developer shall 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 construct public water, and sewer facilities substantially as shown
on the tentative map to the satisfaction of the district engineer and city engineer.
The developer shall provide separate potable water meters for each separately owned unit within
this subdivision.
The developer shall submit a detailed recycled water study, prepared by a registered engineer
that identifies the peak demands of the project. The study shall identify velocity in the main lines
and the required pipe sizes. Said study shall be submitted concurrently with the improvement
plans for the project and the study shall be prepared to the satisfaction of the district engineer.
Code Reminders:
53.
54.
55.
56.
57.
58.
Developer shall pay park-in-lieu fees to the City, prior to the approval of the parcel map as
required by Chapter 20.44 ofthe Carlsbad Municipal Code.
Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the
City of Carlsbad Municipal Code to the satisfaction of the city engineer.
Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by
Council Policy No. 17.
Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management
fee for Zone 1 as required by Carlsbad Municipal Code Section 21.90.050.
Developer shall pay a landscape plancheck and inspection fee as required by Section 20.08.050 of
the Carlsbad Municipal Code.
This tentative parcel map shall expire two years from the date on which the City Council votes to
approve this application.
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60.
61.
62.
Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building permit issuance,
except as otherwise specifically provided herein.
Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
Any signs proposed for this development shall at a minimum be designed in conformance with
the Village Master Plan and Design Manual or subsequent plan, and shall require review and
approval of the City Planner prior to installation of such signs.
Developer shall pay traffic and sewer impact fees based on Section 18.42 and Section 13.10 oft he
City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area
contained in the staff report and shown on the site plan/tentative map are for planning purposes
only.
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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.
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Page 125
EXHIBIT 4
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
ltemNo. G)
P.C. AGENDA OF: March 15, 2017
Application complete date: October 6, 2016
Project Planner: Greg Fisher
Project Engineer: Tecla Levy
SUBJECT: CT 16-02/RP 16-08-OCEAN-Request for a recommendation of approval of a Tentative
Tract Map and Major Review Permit to demolish an existing office building for the
construction of 17 multi-family residential air space condominium units on a 0.487-acre
project site located at 2501 State Street within District 4-Residential Support Area of the
Village Review (VR) Zone and 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) ofthe
State CEQA guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7229 RECOMMENDING
APPROVAL ofTentative 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.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting:
The 0.487-acre project site is generally located on the west side of State Street at the intersection of State
Street and Laguna Drive. More specifically, the property is addressed as 2501 State Street. The project
site is located within Land Use District 4 -Residential Support Area of the Village Master Plan and is
located outside of the Coastal Zone. Topographically, the site is generally flat with little variation in height
between the front and rear property lines.
The property is currently developed with an office building. Table 1 below identifies the General Plan
designations, zoning and current land uses ofthe project site and surrounding properties.
TABLE 1-SURROUNDING LAND USES
Location General Plan Zoning Current Land Use
Site Village (V) Village Review (V-R) 7,912 SF Commercial building (Soil Retention
Systems)
North Village (V) Village Review (V-R) Office Building and Maxton Brown Park
South Village (V) Village Review (V-R) Multi-family residential
East Village (V) Village Review (V-R) Multi-family residential
West Village (V) Village Review (V-R) Vacant Land-North County Transit District
Page 126
CT 16-02/RP 16-08 -OCEAN
March 15, 2017
Page 2
Project Proposal:
In general, the project applicant is requesting approval of a Tentative Tract Map (CT) and Major Village
Review Permit (RP) to demolish all existing structures located on the property and to construct a 36,518
square foot four-story building consisting of 17 residential air-space condominium units. The project also
includes construction of an enclosed, at-grade parking garage that will accommodate a total of 34 on-site
parking spaces. The project is satisfying its inclusionary housing obligation through the purchase of three
(3) housing credits within the Tavarua Affordable Housing Project. The proposed density of this project is
34.89 dwelling units per acre and will generate 136 average daily traffic trips. Earthwork quantities for
the proposed project include 2,000 cubic yards of cut and no fill. Remedial grading also includes the
removal andre-compaction of 7,000 cubic yards.
Except for the exclusive use areas (i.e., decks), the underlying lot will be held in common interest divided
between the 17 airspace condominiums. This common area includes, but is not limited to, the private
parking garage, roof deck and landscaping. The proposed residential building ranges in height from 42 to
45 feet with the elevator and stairwells up to 50 feet.
Aside from the recreational amenity in the form of a common roof deck located on the roof, the three
upper floors (i.e., 2nd, 3rd, and 4th floors) more or less mimic each other in orientation, design and use
with most units stacked atop the others and the penthouse unit different than the units below it. Each of
the 17 residential units includes a minimum of one deck while some units have two decks. Table 2 below
provides a unit summary of each ofthe upper floors:
Table 2-UNIT SUMMARY
Floor level Unit# No. of Units No. of Bedrooms Living Area
1st TH-A level one 1 2 bedrooms 1,963 sq. ft.
TH-B level one 1 3 bedrooms 2,287 sq. ft.
2nd TH-A level two (1)* 2 bedroom 1,963 sq. ft.
TH-B level two (1)* 3 bedroom 2,287 sq. ft.
Unit C 1 3 bedroom 2,013 sq. ft.
Unit D 1 3 bedroom 1,904 sq. ft.
UnitE 1 3 bedroom 2,364 sq. ft.
Unit F 1 3 bedroom 2,110 sq. ft.
3rd Unit A 1 2 bedroom 1,510 sq. ft.
Unit B 1 3 bedroom 2,027 sq. ft.
Unit C 1 3 bedroom 2,013 sq. ft.
Unit D 1 3 bedroom 1,904 sq. ft.
UnitE 1 3 bedroom 2,364 sq. ft.
Unit F 1 3 bedroom 2,110 sq. ft.
4th Penthouse 1 4 bedroom 3,605 sq. ft.
Unit C 1 3 bedroom 2,013 sq. ft.
Unit D 1 3 bedroom 1,904 sq. ft.
UnitE 1 3 bedroom 2,364 sq. ft.
Unit F 1 3 bedroom 2,110 sq. ft.
Total# of units 17
*The unit is included within the rt floor
Page 127
CT 16-02/RP 16-08 -OCEAN
March 15, 2017
Page 3
The proposed architectural design is characterized as coastal contemporary and utilizes form, materials
and colors to reinforce this theme. The entire lower floor of the proposed building incorporates a
manufacture stone veneer including decorative banding contrasted by enhanced planter landscaping to
provide a rich pedestrian experience along the streetscapes. Town homes were placed on the ground floor
to continue the neighboring context and streetscapes to provide pedestrian scale and continuity. All units
have been designed to capture views, light and indoor/outdoor spatial relationship through the use of
large patio door, windows and decks. Building corner massing, projecting rooffeatures and deck locations
of the upper floors have been stepped back to create hierarchy importance to the lobby and living space
to enliven the street scene below. Material changes and clearly defined offsets are utilized to break the
building mass consistent with the village character. Such material changes include stone veneer; wood
siding, horizontal metal and glass railings; multiple stucco colors; tinted glazing; and decorative metal trim.
A Tentative Tract Map (CT) is required for the 17 airspace condominium units. The Major Review Permit
(RP) is required for new construction of a building within the Village Area that has a building permit
valuation greater than $150,000. Both permits require a Planning Commission recommendation and City
Council approval.
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 (V-R) Zone (C.M.C. Chapter 21.35), Land Use District 4-Residential Support
Area (Village Master Plan and Design Manual);
C. lnclusionary Housing Ordinance (C.M.C. Chapter 21.85};
D. Subdivision Ordinance (C.M.C. Title 20); and
E. Growth Management Ordinance (C.M.C. 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.
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 3 below identifies the permissible density
range for properties located within Land Use District 4. In addition, the table includes the allowable range
for the number of dwelling units based on the size of the project site compared to what is currently
proposed.
TABLE 3-PROJECT DENSITY
Gross Acres Net Acres Allowable Density Range; Project Density;
Min/Max Dwelling Units per Village Master Plan Proposed Dwelling units
28-35 du/ac; 34.89 du/ac; 0.487 0.487 Minimum: 13 dwelling units
Maximum: 17 dwelling units 17 dwelling units
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Page4
As identified above, the project's density of 34.89 dwelling units per acre falls within the allowable density
range of 13 to 17 dwelling units per acre.
Pursuant to the Housing Element ofthe General Plan, a Growth Management Control Point has not been
established for residential development in the Village, so all residential units approved in the Village must
be withdrawn from the City's Excess Dwelling Unit Bank (EDUB}. The City's 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 C.M.C. Section
21.85.050 and shall execute an affordable housing agreement prior to recordation of the final map
pursuant to C.M.C. Section 21.85.140. As discussed in Section C below, the proposal to purchase three
(3} housing credits is consistent with the inclusionary housing requirements as set forth in City Council
Policy No. 43. In addition, the project is accordingly-conditioned to require the execution of the affordable
housing agreement prior to recordation of the final map.
In approving a request for an allocation of excess dwelling units, the project shall meet the findings
identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be
compatible with adjacent land uses and applicable provisions of the General Plan and other applicable
planning documents. As discussed in the attached Planning Commission Resolution No. 7229 the
proposed project meets these findings which are summarized below:
• The project is consistent with the adjacent mix of residential and non-residential land uses and
anticipated uses in that Land Use District 4 of the Village Master Plan is intended to provide for a
gradual transition in this district to a mix of higher quality commercial and residential uses which
will provide positive support for the District 1 Village Center and reinforce the Village area north
of Beech Street as a quality residential neighborhood.
• 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 0.487 acres, the proposed 17
residential condominium units have a density of 34.89 dwelling units per acre. The proposed
project is consistent with the intent of Land Use District 4 of the Village Master Plan and will
contribute towards the overall revitalization of the Village Area.
As the proposed project requires approval from City Council, the City Council is the final decision-making
authority for the allocation from the EDUB.
The following Table 4 describes how the proposed project is consistent with the various elements of the
Carlsbad General Plan.
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TABLE 4-GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL, PROPOSED USES & IMPROVEMENTS OBJECTIVE, OR PROGRAM
land Use Goai2-G.17 The proposed residential project,
Ensure that the scale and character which includes the construction of 17
of new development is appropriate multi-family residential airspace
to the setting and intended use. condominiums, is surrounded by a
Promote development that is variety of residential and non-
scaled and sited to respect the residential land uses, including a
natural terrain, where hills, public three-story office building and the
realm, parks, open space, trees, Maxton Brown Park to the north; a
and distant vistas, rather than newly constructed three-story tall, 47
buildings, dominate the overall unit residential condominium project
landscape, while developing the {Seagrove by Taylor Morrison) to the
Village, Barrio, and commercial and south; an established three-story tall,
industrial areas as concentrated 21 unit residential condominium
urban-scaled nodes. project {laguna Point) to the east;
and the North County Transit District
Goai2-G.29 storage yard to the west.
Maintain the Village as a center for
residents and visitors with Given the surrounding context with
commercial, residential, dining, respect to land uses, the proposal for
civic, cultural, and entertainment a four-story tall residential building is
activities. appropriate.
Goai2-G.30 The proposed residential use
Develop a distinct identity for the development not only provides
Village by encouraging a variety of mutually supportive uses in the form
uses and activities, such as a mix of of residential opportunity, but
residential, commercial, office, reinforces the pedestrian orientation
restaurants and specialty retail desired for the downtown area by
shops, which traditionally locate in providing new residents an
a pedestrian-oriented downtown opportunity to walk to local
area and attract visitors and shopping, dining, recreation, and
residents from across the mass transit functions. Its close
community by creating a lively, proximity to existing bus routes and
interesting social environment. mass transit help to further the goal
of providing new residential
Policy 2-P.70 development near transportation
Seek an increased presence of both corridors. Furthermore, the project
residents and activity in the Village will contribute to the revitalization of
with new development, particularly the Village area in the form of a new
residential, including residential as residential building at the northern
part of mixed-use development, as end of State Street that will help
well as commercial, entertainment create a more active and lively
and cultural uses that serve both environment in this area of the
residents and visitors. Village.
COMPLY
Yes
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
Mobility Goai3-G.1
Keep Carlsbad moving with livable
streets that provide a safe,
balanced, cost-effective, multi-
modal transportation system
(vehicles, pedestrians, bikes,
transit), accommodating the
mobility needs of all community
members, including children the
elderly and the disabled.
Goai3-G.3
Provide inviting streetscapes that
encourage walking and promote
livable streets.
Sustainability Goai9-G-2
Undertake initiatives to enhance
sustainability by reducing the
community's greenhouse gas
(GHG) emissions and fostering
green development patterns-
including buildings, sites, and
landscapes.
Policy 9-P.1
Enforce the Climate Action Plan as
the city's strategy to reduce
greenhouse gas emissions.
PROPOSED USES & IMPROVEMENTS COMPLY
The proposed project includes new Yes
street trees within the existing
sidewalk and planters/landscape
along State Street. In addition, the
units facing the street each include
decks which enhance the streetscape
and promote livable streets.
The proposed project has been
designed to meet all of the
circulation requirements, which
includes a 24-foot-wide drive isle
within the parking garage.
The proposed project is located
approximately one third mile from
the 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 centers, thereby reducing
vehicle miles traveled (VMTs) and the
carbon footprint. Further, the
residential use project supports
walkability and mobility by locating
the project near existing goods and
services, such as the farmers market,
medical offices, and other health and
beauty related stores. The project
will include a bike storage area inside
the building parking garage.
Based on the project type and size Yes
(17 multi-family dwelling units), the
project is consistent with the City's
Climate Action Plan in that the
project is well below the threshold of
900 MT C02e that would typically be
generated by 70 dwelling units.
The project helps promote outdoor
lifestyles. Each ofthe 17 residential
units have a minimum of one private
deck with an average deck area of
300 SF per unit. The total open space
provided for the project is 10,792
square feet or 60 percent which
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
Policy 9-P.10
Decrease the need for artificial
cooling, heating and lighting, and
promote outdoor lifestyles in
Carlsbad's sunny and moderate
climate by:
• Ensuring that the Zoning
Ordinance provides for
adequate private and common
open spaces as part of
multifamily developments.
• Encouraging residential and
office buildings to have
windows that open to the
outside in all habitable rooms,
and maximize the use of
daylight.
Policy 9-P .11
Implement the city's Landscape
Manual to mitigate urban heat
island effects through maximum
tree canopy coverage and
minimum asphalt and paving
coverage, particularly for denser
areas like the Village and the
Barrio, shopping centers, and
industrial and other areas with
expansive surface parking.
Housing Goai10-G.3
Sufficient new, affordable housing
opportunities in all quadrants of
the city to meet the needs of
current lower and moderate
income households and those
with special needs, and a fair
share proportion offuture lower
and moderate income households.
Goai10-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. For projects that are
PROPOSED USES & IMPROVEMENTS COMPLY
exceeds the requirements of the
Village Master Plan.
The proposed residential project will
meet the energy reduction
requirements of Title 24, incorporate
drought tolerant landscaping, include
electric vehicle charging spaces, and
is designed to accommodate a future
solar installation.
Given the nature of the product type,
attached multi-family units, none of
the units have windows on all four
elevations. However, the elevations
which do have sun exposure, include
several windows which maximize the
use of daylight. The project includes
a landscape plan which has been
determined to be consistent with the
city's Landscape Manual.
The project has been conditioned to Yes
enter into an Affordable Housing
Agreement prior to the approval of
the final map. The Agreement will
require the developer to purchase
three {3) 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.
Residential projects in the Village
require allocation of dwelling units
from the EDUB. In approving a
request for an allocation of excess
dwelling units, the project shall meet
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ELEMENT USE, CLASSIFICATION, GOAl,
OBJECTIVE, OR PROGRAM
required to include 10 or more
units affordable to lower income
households, at least 10 percent of
the lower income units should
have three or more bedrooms
{lower income senior housing
projects exempt}.
Policy 10-P.18
Adhere to City Council Policy
Statement 43 when considering
allocation of "excess dwelling
units" for the purpose of allowing
development to exceed the
Growth Management Control
Point {GMCP} density, as
discussed in Section 10.3
{Resources Available}. With
limited exceptions, the allocation
of excess dwelling units will
require provision of housing
affordable to lower income
households.
Public Safety Goai6-G.1
Minimize injury, loss of life, and
damage to property resulting from
fire, flood, hazardous material
release, or seismic disasters.
PROPOSED USES & IMPROVEMENTS COMPLY
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. The proposed project
meets these findings which are
summarized below:
• The project is consistent with the
adjacent mix of residential and
non-residential land uses and
anticipated uses in that Land Use
District 4 ofthe Village Master
Plan is intended to provide for a
gradual transition in this district
to a mix of higher quality
commercial and residential uses
which will provide positive
support for the District 1 Village
Center and reinforce the Village
area north of Beech Street as a
quality residential neighborhood.
• The Village Master Plan
establishes residential density at
a range of 28 to 35 dwelling units
per acre. Based on a net acreage
of 0.487 acres, the proposed 17
residential condominium units
have a density of 34.89 dwelling
units per acre. The proposed
project is consistent with the
intent of Land Use District 4 of
the Village Master Plan and will
contribute towards the overall
revitalization ofthe Village Area.
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.
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Page 9
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
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.3
For all projects that require
discretionary review and have
noise exposure levels that exceed
the standards in Table 5-1, require
site planning and architecture to
incorporate noise-attenuating
features. With mitigation,
development should meet the
allowable outdoor and indoor
noise exposure standards in Table
5-2 (45 dBA). When a building's
openings to the exterior are
required to be closed to meet the
interior noise standard, then
mechanical ventilation shall be
provided.
PROPOSED USES & IMPROVEMENTS COMPLY
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.
A Noise Impact Study dated (August Yes
2016) in accordance with the City of
Carlsbad's Noise Guidelines was
prepared by Michael Baker
International to determine the noise
environment as it relates to any
potential noise and/or ground-borne
vibration/noise impacts occurring as
a result of the projects location near
the railroad tracks approximately 415
feet to the west. While no significant
impacts were identified, the Noise
Impact Study recommendations
include 1) sound rated windows and
entry doors for residential units
located along the southern and
eastern portions of the development,
and 2) noise attenuating treatment
(42 inch high solid barrier) for the
outdoor deck areas located within
the same portions of development
noted above.
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B. Village Review Zone (C.M.C. Chapter 21.35), land Use District 4-Residential Support Area (Village
Master Plan and Design Manual)
The subject property is located within Land Use District 4-Residential Support Area of the Village Master
Plan. The proposed residential project, which includes the construction of 17 multi-family residential
airspace condominiums, is surrounded by a variety of residential and non-residential land uses. These
include a three-story office building and the Maxton Brown Park to the north, a newly constructed three-
story tall, 47 unit residential condominium project {Seagrove by Taylor Morrison) to the south, an
established three-story tall, 21 unit residential condominium project (Laguna Point) to the east, and the
North County Transit District storage yard to the west.
The specific development standards for new development within land Use District 4 and the project's
compliance with these standards are shown in Table 5 below:
TABLE 5-VILLAGE MASTER PLAN, LAND USE DISTRICT 4 (RESIDENTIAL SUPPORT AREA)
STANDARD REQUIRED/ AllOWED PROPOSED COMPLY
Setback: A 10 foot average setback shall be All Floors: Average 10 feet Yes
Front Yard required for all floors, including the
ground floor.
Setback: No minimum or maximum Ground Floor:
Side Yards North: 4 feet
South: 4 feet
U(;!Qer Floors:
Northern property line: A Yes setback range from 8.1 feet to
24 feet.
Southern property line: A
setback range from 4.10 feet to
36 feet.
Setback: No minimum or maximum Ground Floor: 1.5 feet Yes
Rear Yard U(;!Qer Floors: 9' 11" to 10' 11"
Open Space: 20% = 4,245 sq. ft. 60% {10,792 sq. ft.) Yes
Open space may be public or private Landscape/Planters: 2,468 sq. ft.
and may be dedicated to landscaped Private Balconies: 3,914 sq. ft.
planters, open space pockets and/or Roof Deck: 4,410 sq. ft.
connections, roof gardens/patios,
balconies, other patios and outdoor
eating areas.
Building Coverage: 100% 84% Yes
Building Height: 45ft. maximum Roof Line: 42-45 feet Yes
NOTE: The majority of the
building is proposed at a
height of 42 feet.
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STANDARD REQUIRED/ AllOWED
Pursuant to C.M.C. 21.46.020, the
following project related features are
allowed protrusions above height
limits and are therefore exempted
from the maximum building height
standard: Roof structures specifically
for the housing of elevators and
stairways required to maintain and
operate the building.
Property line 6ft. max
Walls/Fences:
Parking: Multi-family Dwellings
{Outside Coastal Zone}:
One (1) space per studio or 1-
bedroom; or two (2) spaces per 2-
bedrooms or more.
Guest:
No spaces required for properties
located outside of coastal zone
For condominiums, at least one space
must be covered.
Residential development must provide
its parking onsite.
17 Residential Condo. Units:
2 units= 2 bedrooms
15 units = 3 to 4 bedrooms
2 spaces x 17 units= 34 spaces
34 spaces required (17 must be
covered)
Total SQaces Reguired:
34 spaces
Compact Parking A maximum 40% ofthe total number
of parking spaces provided on-site
may be constructed to meet the
requirements of a small or compact
vehicle.
40% of 34 spaces= 13 spaces allowed
PROPOSED COMPlY
Elevator and Stairs: 52 feet (10
feet above roof deck)
No property line walls or fences Yes
are proposed.
34 parking space are provided Yes
onsite within an enclosed at-
grade parking garage.
7 compact spaces provided. Yes
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Page 12
Pursuant to the Village Master Plan, a village scale and character should be emphasized for all future
development and property improvements to reinforce Carlsbad Village's uniqueness, enhance its impact
as a shopping and entertainment destination and improve its livability as a mixed-use residential
environment.
Ten basic design principles are utilized in the design review process for property improvements and new
construction in the Village. The Planning Commission shall be satisfied that the applicant has made an
honest effort to conform to each of these principles.
TABLE 6-VILLAGE MASTER PLAN-BASIC DESIGN PRINCIPLES
DESIGN PRINCIPLE ANALYSIS
1. Development shall have While the Village Master Plan does not define "informal character,"
an overall informal the standards in Land Use District 4 include the allowance for a 45-
character foot-tall building, a density up to 35 dwelling units per acre, and
limited setbacks, including a zero setback along the side and rear
property lines. The Village Master Plan, as well as the Zoning Code,
allow for a multi-family residential project at this location. The
surrounding development includes a three story office building and
City park to the north; an established three story tall, 21 unit
residential condominium development to the east; a newly
constructed three story tall, 47 unit residential condominium
development (Seagrove) to the south; and the North County Transit
District storage yard to the west. Given the existing setting and
development standards, an environment is established which
encourages larger, intense development. Notwithstanding the above,
to address issues with respect to mass and scale, the applicant has
stepped floors 2-4 back from the sides and rear property lines as well
as State Street and has added architectural relief in various places
throughout the building to help break up the massing. Further,
various colors and materials are utilized to provide additional
architectural interest.
2. Architectural design shall The proposed architectural design is characterized as coastal
emphasize variety and contemporary and utilizes form, materials and colors to reinforce this
diversity theme. The entire lower floor of the proposed building incorporates
a manufacture stone veneer including decorative banding contrasted
by enhanced planter landscaping to provide a rich pedestrian
experience along the streetscapes. Town homes were placed on the
ground floor to continue the neighboring context and streetscapes to
provide pedestrian scale and continuity. All units have been designed
to capture views, light and indoor/outdoor spatial relationship
through the use of large patio door, windows and decks. Building
corner massing, projecting roof features and deck locations of the
upper floors have been stepped back to create hierarchy importance
to the lobby and living space to enliven the street scene below.
Material changes and clearly defined offsets are utilized to break the
building mass consistent with the village character. Such material
changes include stone veneer; wood siding, horizontal metal and
glass railings; multiple stucco colors; tinted glazing; and decorative
metal trim.
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DESIGN PRINCIPLE
3. Development shall be
small in scale
4. Intensity of development
shall be encouraged
5. All development shall
have a strong relationship
to the street
6. A strong emphasis shall
be placed on the design
of ground floor facades
7. Buildings shall be
enriched with
architectural features and
details
8. Landscaping shall be an
important component in
the architectural design
9. Parking shall be visually
subordinated
10. Signage
ANALYSIS
Land Use District 4 allows for a building up to 45 feet in height
(exclusive of acceptable architectural projections}, 100 percent
building coverage, limited setbacks, and a density up to 35 dwelling
units per acre. These standards do not encourage the design of a
project which is small in scale. The project proposes a density of
34.89 dwelling units per acre, 84 percent building coverage, and a
building height ranging from 42-45 feet. It is not feasible to strictly
comply with this guideline given the current development standards.
However, the project's design, articulation and not maximizing the
standards helps improve its compatibility with its surroundings.
The project is consistent with this principle in that it is developed
pursuant to the existing standards of Land Use District 4 which
includes setbacks, building coverage, height and open space.
The contemporary residential architectural style is strongly-related to
the street through the use of town homes on the ground floor and
view decks on the upper floors; this continues the neighboring
architectural context and streetscapes to provide pedestrian scale
and continuity with the adjacent Seagrove town home project. The
project design includes the use of visually-interesting high quality
fa~ade materials such as slate stone, wood siding and smooth sand
finish stucco walls.
See discussion for #5 above.
See discussion for #2 above.
Landscaping is proposed along the front and northern property line
including new street trees along State Street. In addition, several
raised planter boxes used for BMP's are located on both the second
floor and roof deck.
The proposed parking is visually subordinate in that all ofthe parking
spaces are located within a covered parking garage and are not
readily visible from State Street.
No signage is proposed with the project. A separate sign permit will
be required to allow any proposed signage.
In summary, given the surrounding land uses, the existing standards in the Village Master Plan, as well as
the enhanced architectural design, the project generally meets the intent of the Village Master Plan. High
intensity development is encouraged through the implementation of the existing standards in Land Use
District 4.
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C. lnclusionary Housing
The proposed project involves the creation of 17 residential units through a subdivision and, therefore,
must provide affordable housing to lower-income households as specified in the lnclusionary Housing
Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential development of seven or more units,
not less than 15 percent of the total units approved shall be constructed and restricted both as to
occupancy and affordability to lower-income households. This 17 unit project is therefore responsible for
providing three inclusionary units. Whenever reasonably possible, inclusionary units should be built on
the residential development project site. However, based on the project's small size, the Housing Policy
Team is recommending support of the applicant entering into an affordable housing agreement prior to
final map approval to purchase three (3) 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. By entering into the agreement prior to final map approval and implementing
the requirements prior to issuance of building permits, the Ocean residential condominium development
is providing its fair share of housing affordable to lower income households and, therefore, is consistent
with the lnclusionary Housing Ordinance.
D. Subdivision Ordinance
The project includes seventeen {17) multi-family airspace residential condominium units and is therefore
subject to the regulations of Chapter 20.16 of the Subdivision Ordinance. As conditioned, the design of
the proposed tentative tract map and the improvements are consistent with, and satisfy the requirements
of, the General Plan, Village Master Plan, Titles 20 and 21 of the Carlsbad Municipal Code, and the State
Subdivision Map Act.
The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has
concluded that the subdivision, as conditioned, complies with all the applicable requirements of the
Subdivision Map Act and the City's Subdivision Ordinance.
No standards variances are needed to approve the project. Given the above, the proposed subdivision
would provide all necessary facilities and improvements without producing land conflicts; therefore, the
project is consistent with the Subdivision Ordinance.
The project has been conditioned to install all infrastructure-related improvements and the necessary
easements for these improvements concurrent with the development, including additional dedication
along State Street.
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 6 below.
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Page 15
TABLE 6-GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS
City Administration 60.12 sq. ft.
Library 32.06 sq. ft.
Waste Water Treatment 17 EDU
Parks 0.11 acres
Drainage 2.68 CFS/Basin A
Circulation 136 ADT
Fire Station 1
Open Space N/A
Elementary= 4.28
Schools (Carlsbad) Middle= 1.38
High School= 1.76
Sewer Collection System 3,740 GPD
Water 4,250 GPD
COMPLIANCE
Yes
Yes
Yes
Yes
Yes
Yes
Yes
N/A
Yes
Yes
Yes
Properties located within the boundaries of the Village Master Plan do not have a Growth Management
Control Point or an allocation for dwelling units. Therefore, as 17 residential dwelling units are proposed,
a total of 17 residential dwelling units are proposed to be deducted from the City's Excess Dwelling Unit
Bank. Pursuant to Planning Commission Resolution No 7229 the allocation from the Excess Dwelling Unit
Bank can be supported.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found do not have a significant impact on the environment, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant to
Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption ofthe State CEQA Guidelines.
The project is consistent with the General Plan, the Village Master Plan, and the Zoning Ordinance; the
project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is
no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the
project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the
site can be adequately served by all required utilities and public services. In making this determination,
the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do
not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project
approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7229
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits "A-NN" dated February 15, 2017
Page 145
Page 182PLANTING TABLET SCHEDULE
GflO·POWIOR PLANTING TABLETS FOR CONTAINEIH:lROWN PLANTS
CONTAINER RECEIVES
CONlAINI>RRECEIVES
CONTAINER RECEIVES
CONTAINER RECEIVES
CONTAINER RECEIVES
CONTAINER RECEIVES
SOILS REPORT
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·;10·12
·.:12-15
AT l}IE CONCLUSION OF ROUGH GRADING AN AGRON0~4 TABLETS
SOILSREPORTSHALLBEPREPAREDBYTHEOWNERANlJ'-36 TABLETS
FURNISHED TO THE CONTilACTOR, AND ALl. RECOMME~TION&.BLETS
FROM SUCH REPORT SHALl. BE INCORPORATED BY THE
CONTRACTOR INTO INSTALLATION OF AU. PLANTING AREAS
SOIL MIXTURE
SOILS ANALYSIS
SOIL ANALYSIS SUBMITIED TO THE CITY SHOULD INCLU05e0i~~"g:ING:
PERCENTAGEOFORGANICMATIER
SOILINFILTRATIONRATE(MEASUREDORDERIVED ~~~~~~~;A~g~G~~~F~~I~TION RATE TABLES)
ORGANIC TOP DRESSING
IILLI'lJ\NIINL:it:l!oUi::iiURECEIVEAlAYEROFORGANICTOP ~~~~~~~~~~~~ :ig~~~:o;:~;~ MINIMUM
AVAILABLEFROM·AGUINAGAFERTILIZER (949)785·9558
Underground Service Alert
~ Cal• TOU. FREE
1-BDD 422-4133
PLANTING SPECIFICATIONS
I. GENERAL SiTE PLANNING
The Owner shall have a soil analysis made after completion of the rough
grading. ThaContractorshallincorporaleallsollamendmentsandfertilizers
prescribed herein. Thesoilpreparationspecifledbelowshallbeadjusted
accordingtotheanalysis,af!erapprovalfroml;mdscapearchitacl.
A. Weed Control for Shrub & Ground Cover Areas (Except Slopes)
1. Remove all exlsllng weeds from surface. Remove all roots of Bermuda-JohnsonGrass,etc.anddisposeofoffsiie.
2.1nstalllrrlgallon.
3. FerliHzeallshrublgroundcoverareas. Apply10ibs.of16-20-0
cornmercialfertilizerper1,fl00sq.ft.orasdirecledbysoilsreport.
4. Llcensedappllcalorshallapplysystemlcweedklllertoallplantlngareasper manufacture~sspecmcatlons.
B. Soil Preparation & Finish Grading
1. Rough grade: Si!etobereceivedbyLandscapaConlractortowithin 1110footplusormlnusbyownerbaseduponC1vi1Enginea~sgradingplan.
2. Finish grade: Finishgradingtoconsistofgradlng,raklngandhandwork
necessarytoachievedeslredcontourandfiowhnepatterns, based
uponCiviiEnglneer'splans,resullinglnevenlyfinishedsurfacesfreeof
debrisandlilter.
3. Spreadoveralllawn,shrubandgroundcoverareas,amendmentsand
fertil<zerprescribedinsoilsreport. Thoroughiymixlntosoii\Odepth
toof6"ormoreandfinegrade. Shapemoundsasshownonplans.
Contreclortoimporlsollnecessaryloattalndeslgngradesandberms, alllmportsoilshallbefreeofweeds,debris,amlhavebalancedPh. SmDDthandevengradingwithDutdepressiDnsorhlghspots,toprovide smoolhandevensurfacesforproperdreinege. Finalgradeshallbe 2"belowwalkl!opofcurb. Removefrom!hesiteallstonesover2"1n
size.
C. Planting
Planttrees,shrubsandgroundcoverascalledforwhereindlcatedon
PlanllngPienandesdetailedonPiantingDetailsheel.
SubslllulionsofplantswlllnotbeacceptedunlessapprovedbyLandscape
Architect.
1. GroundCover-FIBtsand/orCuttlngs
Allplantmaterlalsspeclfledasrooledcuttlngsorfials!ockonPiantlng
Planshallremalnlnlhefialsuntlltlmeoltransplanllng. Theflatsoll
shallcontainsufficientmoisturesothetsoildoesnotfatlapartwhen liltingplanlfromltat. Groundcoverplantsshallnotallowedtodryout beforeorwhllebelngplanled. Rootsshallnotbeexposedtothealr exceptwhileactuallybeingplantad. Wiltedplantswillnotbeac:cepted.
Atthetlmeolplanllng,thesollaroundeachplantshallbefirmed
sufficientlytoforceoutalrpockets.Piantstobeplantedintriangulsr
spacing as speclffed O.C. (On Center). All cuttings shall be minimum of
6"1ong. lnstallplantsln6"X6'p!antlngplts. Water immediately after
eachplanllnguntllonelnchofwaterpenetratlonisobtained. Care
shallbeexercisedatalltimes\oprotectthaplantsarterplanting.Any damageloplanlsbylramplingorolheroperationsofthlscontractshall be repaired immediately.
Plantallconlalner-grownplantsinplantingpits,two(2)tlmeswlderand todepthequaltoconlainerdepth,onna!ivesotl,asdlrectedonPianllngDetall
sheet. ThoroughlymiK113organicbackfiii(NilrollzedRedwoodShavings orequal)andtheamendmentsspeclf!edln!hesollsanalyslswllhlhe
sitesoil,priortobacliflllingolplantingpits. !nstallPiantTablets,per
themanufacturer'slnstmctlonsandasdetailedonPJentingDeteiiSheet.
Contraclorshallconstructbaslnsaroundalltreesnotlnlawnareas:
baslnsshallnotexceedtopofrootballcrown.
3, TopDressing
Top dress all ground cover and shrnb areas with 2'' thick layer of OGC
(OrganicGroundCover},tobespeclfiedonallplantlngplans.
4. Slaking
StakealltreesasdetailedonPiantingDe!aiiSheet
D. SpeciaiBackfiiiMIXBS
1. PolsandPianters·UseKellogg'slndoorPianlerMix.
APPLICANT# CT16-02, RP16-08
MJFN LLC
2501 STATE STREET
CARLSBAD, CA 92008
PHDNE:760-966-6090
CONTACT: JAN JANSSON
II. GENERAL SLOPE PLANTING
The Ovmer shall have a soli analysis made af\er completion of rough grading.
TheContractorshallinrorporateal!soilamendmentsandferlilizers
prescnbedhere1n. Thesollpreparationspecifiedbelowshallbeadjusled
eccordlnglytotheana!ysisalterapprovalfromthelandscapearchitec!.
A. Planting Preparation 1.SiopeTex!uring e. Cut Slopes: Thesesurlacesshallberoughenedlnahorizontal directionfollowlngthecontourofthes[Dpe, The roughened texture shallbemadebyhandraktngorslmilarmechanicalmeans.
b. Fill Slopes: Thesesurfacesshallbecompactedandfinishedand
alsoroughenedlnahorlzontaldirectionfollowlngthecontourofthe slopl!. Theroughenedtex!ureshallbemadebyhandrakingor s1m1larmechanicalmeans
2. Weed Eradication Procedures
a. Manuallyremovealle~lstingvegelatlonanddisposeoflloff-slte.
b. Ferllllzeallplanllngareaswilf1ferlill;:erbasedonSoiiLabs recommendations. (SeePiantlngDetaiiSheet). Addanyandallsoil
amendmenlsasrequlred,perthesoilanaiysis. Beg1nwatering processtoacUVatelerllll>:erandadditivechemicals.
c.Waterallplentingareasthoroughlyandconlinuouslyforaperiodof
two(2JconsecuUveweeks. TheLandscapeArchllectshallapprove specificwatenngdurallonandfrequencyprogramdesignedto germinateallresldualweedseeds.
d. Disconlinuewateringpror:essfortwo(2)days,thenapplyrecommandation
bylicensedapplicator,ifperennialweedsappearontheslopes.
lfannualweedsappearuseslraightcontactherbicideaaperthepest
control adviso~s recommendations. No water shall be applied for a
minimum of four (4) days followmg application of contact weed killer.
e. Allow sufflclent period of lime to Insure that all weeds are dead.
f.Walerallplantingareasthoroughlyandcontinuouslyforaper1odof three (3) weeks. A shorter watering period may be permissible at
thediscretionoftheLandsr:epeArchiteclandlorthepestcontrol
advlsor.Discontlnuethewaterlngprocessforone(1)dayprlorto
thesecondapplicationoltheherbicidespraylng. Re-applythe
spraymgoperationwithastraightcontactweedkiller,asperthe
pest control adviso~s recommendations. Allow a minimum of four [4}
dayswlthoutlrngatlon,foreffectivefinalweedkill.
g. Clearaildesiccaledwaedslromthaslopestothafinishedgrede
h.Watera]lplanllngareasontheregularlrrlgallonconlrollerschedule
forthree(:l}consecullvedaysprlortothehydroseed!ngoperallon.
i. Thenallowp!antingareasollsurfacetodryoutforone(1}dayonly, prlortothehydroseedingapp]Jcation. Caremustbetakennotto allow the soli surface to be super-saturated with water prior to the hydroseedlnglnstallallon. Atthesamellme,thesollsurfaceshould not be dry. There should be some residual moisture within the first
1/2"ofsollaurfar:e.
j.Beginthehydroseedingoperationinallareas,asspecified.
3.Piantlng
PlanltreesandshrubsascalledoutwheraindivatedonPlantlng Plan andesdetai]edonPianllngDetaiiSheet.Substltutlonsofplantswillnot beacceptedunlessapprovedlnwrltlngbyLandscapeArchltect. Install plantingtabletsascalledforin!egend.Piantallcontainergrownplants
lnplentingpltstwo(2)limeswiderandlodepthequaltocontainerdepth,
onnalivasoll,amlnlmumdeplhequaltodepthofcontainer. Thoroughly
mixthespecifiedmaterialsfoundinthesoilanalyslsandthosespecified
inthePiantingDetaiiSheet,wlththesltesDII,priortobacklillingofplantingpits.
4. PlantingTablets(SeePiantingDetaiiSheet}
PREPARED BY:
SUMMERS/MURPHY & PARTNERS, INC.
LANDSCAPE ARCHITECTS 5i1Jl ~g~~:~ ~!~~'f5~~t~~k~~~oo
{949)443-1446 FAX(949)443-1631 ~~~:':1:-K
111. GENERAL NOTES
A. Clean-Up
1. Afleraltinstallattonoperationshavebeancompleted,removeall rubbish,excesssoll,emptyplantcontainerand\rashfromthesltedaily Allscars,rutsorolhermarkslntheareacausedbythlsworkshallbe
repalredandlhegrcundlefllnaneat,orderlycondlllon.Leaveslteln
broom·claancondilionattheendofeachworkingday. Hose down all
pavedareas,includingwalksandpalios,uponcompletlonolallwork.
B. Maintenance
1. TheContraclorshallmalntainduringlnstellallonaaumclentnumberof menandadequaleequipmenttoperformtheworkhereinspecified
Planlma'lntenanceworkshallconsistofapplyingwater,weedlng,carlng
olplants,lncludlnggroundcovers,shrubs,vlnesandtreea,edglngand
ferlillzing,controlofpestsanddlseases,andmalntaining
walksfreeofdebrisanddirl. Uponcompletionofeachareaof
instellalion,theContractor,LandscapeArchitectandONnershall
conductanlnspectlonolcompletedarea,alongwlththeOwner's
maintenance representative. Atthistime,allstofcorrections,ifany, shallbemadewhlcharetheresponsibilityoftheContractor.
2. Afterallworkhasbeencompleted,inspectedandar:cepled,allareas
Willbemslntelnedforeperiodofonehundredtwenty(120}calendardays
oraslongasisnecessarytoestabllshlhrivingtrees,shrubs,turf,and
groundcoverwithoutbarespots.
3. Keepallareasweed·free,adequatalywatered,andnea\lyculliva!ed
forthe120dayperlod. Removealldebrlsfromslteandkeep the entire site broom-clean. Mow turf areas weekly. Hydroseeded turf areasshallbeirrigatedaftertheslurrymulchhasbeenappliedand allowedtosetforone(1}day. Thesollsurfacemustbekeptmalstat all ~mes during the germination period to a110ld desiccation of seedlings
4. Re--seedallbarespotslnlurfereasaltwo(2}weeklntervelsand mainlainuntilanevenstandofturf,wlthoutbaraspots,lsobtained Re-seedallslopeareasthetfalltogermlnateevenly. Repair all
erodedsurfacesatnocosttotheOwner.
5. Damage to any planted area shall be repaired immediately. Depressions
causedbyvehiclesorfoottrafficshallbefilledwilhtopsoil,leveled
and replanted. Extermlnategophers,molesandrepalrdamage.
B. Theprojectshallbesocaredforthataneat,cleanconditionwlllbe
presentedatalltimestothesatisfactionoftheOwnerandLandscepe
Architect. TheLandscapeContractorshellbeexpectedtomakea
minimum of one weekly visit for maintenance purposes.
7. Attheendofthemaintenanceperiod,allareasthathavebeenplanted shallbafertlhzedwlthcommercialfertiliz:er,enalysisandraleof applicatlonshallbeperthesollsreport
e. TheContractorshallrequestafinalsllevisitseven(7)dayspriortothe endoflhemalntenanceperlod. Thlsrequestshallbewrtttenand directed to the Owner and the Landscape Architect. Upon w~uen acceptancenflheproject,lheContractorshallberelievedofany further maintenance.
C. Guarantee
Allhand-plantedgroundcover,andshrubsshallbe guaranteedtollvaandgrowtoaperlodofonehundredlwenly(120)dayssrter lnstalla!lonandac:ceptancebytheOwner. Treesshallbeguaranteedfor one year. Anymateriallhatfailslogrowthroughthespaclfledmaintenance
andguaranteeperlodshallbereplar:edbytheContractoratnocostto
the Owner.
1. ObservallonvisltsspeclfiedherelnshaltbemadebytheLandscape Archllectorhlsrepresentallve. The Contractor shall request
observationatleasttwo(2)worklngdaysinadvanceoflhetimethatlhe
observation is requested.
2. Observationvisitsaresuggestedforthefollowlngpartsofthework
a. Uponcompletlonofgradlngandsoilcondillonlngprlortoplantlng.
b. Whentreesarespolledforplanting,butbeloreplentingholesare
excavated.
c. Wrlllenar:ceplanceolth.eproJecttoreleasetheContractorlrom further mamtenence shall occur after Fin Ell Observation w1th the Owner orhlsrepresentatlveattheendofthemalntenanceperlod.
E. Verification of Dimensions
1. All scaled dimensions are approximate. Before proceeding wilh any work,
lhaConlractorshallcarefullycheckandverifyalldimensionsand
quantities,andshallimmedlatelynotlfylheLandscapeArchllectofany
dlscrepencybetweenthedrawingsand/orspaclficallonsandactual
conditions. Noworkshellbedonelnanyareawheretherelssucha dlscrepancyuntilapprovalforsamehasbeengivenbylheLandscape Architect.
F. Utilities
1. TheContractorshallberesponslbleforverifyingthelocalionofall
undergroundutllltyllnesprlortoanyconstructlon,sothatproper
precautionsmaybetakennottodamagesuchlinesandplantlocations,
promptlynotlfytheLandscapeArchllectwhowillarrangeforrelocalions
ofoneortheother. Falluretofollowthisprocedureplacesuponthe Contra~tor the respnnsibility lor, at his own expense, making any and all repairsfordamagasresultingfromhiswork.
G. Existing Trees
1. Conlfactoristoinsurethepreservationofanyexistingtreesonthesite.
Damageorlossoflhesetreeswillresullinreplacementofequalsizeby lheLandscapeConlractor.
H. SeePianttngDetaiiSheetforaddltlonalnotes.
REVISION DESCRIPTION
APPROVED FDR
IRRIGATION AND PLANTING
ONLY, INCLUDING PRECIS£
LOCATION OF PLANTING
AREA.
"AS BUILT"
DAlE
fSHEYl CITY OF CARLSBAD I'""'' I L___l;!j PLANNING DIVlSfON 13
ILANIJSCAPE n&PROVEi.iENi'"-PI.AiiS_ro&:_
OCEAN CONDOMINIUMS
CARLSBAD, CA
PLANTING SPECIFICATIONS
[
APPROVED: ---~
PLANNINIJ
OWN BY: --I PROJECT NO. IIDRAWlNG NO.I ~~~~;== CT 16-02 -
Page 183
Planning Commission Minutes March 15, 2017
EXHIBIT 5
Page4
3. CT 16-02/RP 16-08-OCEAN-Request for a recommendation of approval of a Tentative
Tract Map and Major Review Permit to demolish an existing office building for the
construction of 17 multi-family residential air space condominium units on a 0.487-acre
project site located at 2501 State Street within District 4-Residential Support Area of the
Village Review (VR) Zone and 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 3 and stated Associate Planner Greg Fisher would make the staff
presentation.
Chairperson Segall asked if any of the Commissioners have ex parte communications to disclose for this
item.
Commissioner Black disclosed that he viewed the property on Google Maps.
Commissioner Goyarts disclosed that he visited the project site a few times and researched for online
articles.
Commissioner Siekmann stated that she visited the site and has driven by the project site.
Commissioner L'Heureux disclosed that he has also visited the site and viewed the property on Google
Earth.
Commissioner Montgomery stated that he visited the site.
Chairperson Segall disclosed that he also visited the site viewed the property on Google Earth.
Mr. Fisher gave a presentation and stated he would be available to answer any questions.
Chairperson Segall asked if there were any questions of staff.
Commissioner Goyarts inquired about the nature of the existing operating business. Mr. Fisher replied
stating that current tenant is also the applicant servicing a Soil Retention business.
Commissioner Anderson asked how the greater need for electric charging stations be accommodated for
in the future. Mr. Fisher stated that the project is exempted from the city's Climate Action Plan (CAP)
program however; there are two charging units proposed for the site.
Commissioner Goyarts asked if the project is within the zone where the condominiums may be advertised
for Vacation Rentals by Owner (VRBO). Mr. Fisher stated no.
Chairperson Segall asked if there were any further questions of staff. Seeing none, he asked if the applicant
wished to make a presentation.
Jan Erik Jansson, 2501 State Street and 7974 Entrada de Luz, San Diego, assisted by Jason Simmons,
Consultants Collaborative, 116 Industrial Street, San Marcos, made a presentation.
Chairperson Segall asked if there were any questions of the applicant.
Commissioner L'Heureux asked if there is any access from the project to the property located behind the
project occupied by North County Transit. Mr. Jansson stated no.
Commissioner Siekmann inquired about renewables and energy efficiency. Mr. Simmons stated that water
will be captured off the roof and decks, cleaned through filters and electric charging stations have been
added. Commissioner Siekmann wondered if there will be possible solar panels or solar water heaters
added to the project in the future. Mr. Simmons replied stating that the project site will be wired and capable
for solar energy.
Page 184
Planning Commission Minutes March 15, 2017 Page 5
Dirk Thelen, Withee Malcolm Partnership, 2251 West 1901h Street, Torrance, project architect, added that
everything based on the CALgreen building code must be solar ready.
Chairperson Segall asked if two charging station would be available or just two outlets. Mr. Thelen stated
that there will be outlets available and could be expanded upon request based on the Homeowners
Association (HOA) decision.
Commissioner Black asked if triple pane windows have been considered to help reduce noise from the
railroad tracks. Mr. Simmons stated that there is a 42 inch barrier to help attenuate the sound. Mr. Thelen
added that noise studies that are based on the corridor will determine the need for triple or double pane
windows.
Commissioner L'Heureux asked how the seven compact car spaces will be assigned, monitored and
regulated. Mr. Simmons replied through the HOA.
Commissioner Anderson inquired about windows. Mr. Thelen stated that there will be stationary windows,
operable windows in certain locations and vent-able windows that meet the code requirements in regards
to fresh air and emergency egress.
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 and opened public testimony.
Mark Marson, 2513 State Street, shared his concerns with parking, additional traffic and safety.
Norm Witt, 13 Corporate Plaza, Newport Beach, stated that he enjoys Carlsbad and urged the Planning
Commission to approve the project.
Neil Bradley, 2517 State Street, stated his concerns with pedestrian safety, parking and traffic on State
Street.
Scott Lyle, 2511 State Street, shared his concerns with the project site blocking ocean views from his
property. Mr. Lyle stated that the air conditioning units will generate noise and shared concerns with
parking, traffic, speeding and pedestrian safety.
Rebecca Eller, 2509 State Street, shared her concerns with building height limitation and the obstruction of
ocean views.
Jodi Good, 2475 Jefferson Street, shared her concerns with parking and traffic.
Penny Johnson, 1360 Hillview Court, shared her concerns with building height and the village atmosphere.
Chairperson Segall asked if any member of the audience wished to address Agenda Item 3. Seeing none,
he closed public testimony.
Commissioner Siekmann asked if the applicant considered a right turn only out of the subject property. Mr.
Thelen stated that the project will have a low trip count it and will not be necessary.
Commissioner L'Heureux asked if it would be possible for the HOA to add pedestrian access from the
project site to the property located behind the project occupied by North County Transit. Mr. Thelen stated
that there are areas that pedestrian access would be applied to; however, since it is not planned and it is
private property, there are no gates indicating pedestrian access.
Commissioner Anderson asked about the level of visibility as vehicles exit the parking lot. Mr. Thelen stated
that there is a 2% grade transition.
Commissioner Black asked if traffic calming devices have been considered in the area where public safety
is at risk. Senior Engineer Jeremy Riddle replied stating that traffic calming requests are triggered from
residents living in that area that would contact the city through the traffic department to find out and explore
opportunities where new traffic calming measures could be employed. Mr. Riddle stated that he is not
aware that it has been identified. Commissioner Black asked if contact information could be forwarded to
Page 185
Planning Commission Minutes March 15, 2017 Page6
residents regarding traffic calming. Mr. Neu stated yes, the most appropriate approach would come from
the traffic division where they work with speeding and other mitigation on existing roadways. Mr. Neu added
that the proposed project is expected to generate fewer average daily trips (ADT) than the existing land
use.
Commissioner Siekmann asked if staff could recommend something that could go along with the project to
address issues related to traffic. Mr. Neu suggests that the traffic department be notified and share contact
information from the residents so that they could evaluate the area.
Commissioner Anderson asked if staff is aware of any parking issues on Laguna Drive and access to the
Maxton Brown Park. Mr. Riddle stated no.
Mr. Riddle clarified that the current ADT of the existing commercial building is 160 ADT and the proposed
project's ADT is 136 per day.
Chairperson Segall asked if there is a way that the discussions related to the Seagrove project be forwarded
to Kimley-Horn and Associates so that they understand the issues raised. Mr. Neu stated yes, they have
been evaluating approved projects and existing conditions and added that they will make a recommendation
of what the parking rates should be in the future.
Commissioner L'Heureux asked what type of structures could be allowed to be built on the roof deck. Mr.
Fisher stated that permanent structures must meet the building height limit of 45 feet. Mr. Neu added that
temporary structures would be regulated by the HOA.
DISCUSSION
Commissioner Black stated that he is pleased with the design of the project and is concerned with the public
safety issues. He recommends that the residents at Seagrove and future residents should share their
concerns with the city to voice their opinions. Commissioner Black stated that he can support the project.
Commissioner Anderson stated that she has concerns about the city policy of no onsite guest parking and
accommodation for delivery vehicles. She shared her concerns with the roof deck and stated that she
thinks it would be considerate to have restrictions on umbrellas or temporary shade structures that obstruct
views. Commissioner Anderson concluded stating that there should be noise restrictions at night from large
gatherings on roof decks.
Commissioner L'Heureux also shared his concerns with roof decks and the city's lack of standards. He
added that since other projects have time, noise and lighting limits, he believes that the Commission is
doing a disservice to the community by ignoring the possibility. Commissioner L'Heureux stated that he is
concerned with traffic safety and thinks that it is very myopic of traffic safety to wait until future residents
move in that area and have a problem with safety before it is addressed.
Commissioner Goyarts agrees that a need for a separate motion for the traffic department to proactively
review the traffic issues for the project and the area along State Street to implement the needed changes
before the project is completed.
Commissioner Siekmann stated that she would like to second the motion that Commissioner Goyarts
suggested.
Mr. Neu clarified that a separate motion would not necessary if the Traffic Engineer is informed and staff
coordinates with the traffic department.
Commissioner Montgomery stated that he is concerned with the development standards and 45 foot
building height. He believes that every smart developer would maximize the height of the project location
at some point and worries that good design and planning will not be implemented. Commissioner
Montgomery stated that he can approve the project.
Chairperson Segall stated that he can also support the project and also shared concerns with traffic
mitigation, outstanding parking issues and obstructions to views.
Page 186
Planning Commission Minutes March 15, 2017 Page 7
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 10-minute recess at 8:22p.m.
MEETING CALLED TO ORDER
Chairperson Segall called the meeting to order at 8:33p.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.
Page 187
EXHIBIT 6
CT 16-02/RP 16-08 -OCEAN
Response to Comments-Planning Commission on March 15, 2017
Inquiry: At the March 15th, 2017 Planning Commission Hearing, several traffic-related concerns were
discussed related to the proposed Ocean development on State Street.
Issue: Several residents and members of Planning Commission expressed concerns about traffic volumes
and vehicle speeding on State Street, which can make it difficult to pull out of driveways.
Response: Traffic volumes on State Street near the site were determined to be approximately 7,600
vehicles per day, which is appropriate for a collector street such as State Street. The 25 mile per hour
speed limit on State Street was established in accordance with California speed law requirements. Based
on the differential between the posted speed limit and the measured critical speed of 32 miles per hour,
the city can consider adding several traffic calming measures to address speeding. Traffic staff will install
driver feedback signs in both directions of travel in order to raise driver awareness of the speed limit and
discourage speeding. If further traffic calming improvements are deemed to be appropriate after driver
feedback signs are installed, striping can be added to mark parking spaces or travel lanes, which can
provide traffic calming by visually narrowing the roadway. In addition, the Police Department will be
notified about speeding concerns on State Street in the vicinity of Laguna Drive.
Issue: A resident expressed concerns about difficulty pulling out of driveways due to limited sight distance
caused by parked vehicles and curvature in the roadway.
Response: The presence of on-street parking on State Street is the critical factor when determining if a
driveway or side street meets recommended sight distance standards. A request has been processed to
evaluate the Seagrove driveways for installation of red curb. If the driveways do not meet recommended
sight distance standards, red curb will be installed. The proposed project driveway can also be evaluated
for red curb once constructed to ensure that it meets recommended sight distance standards.
Issue: Several residents expressed concerns about pedestrian and bicycle safety on State Street.
Response: Staff has determined that traffic calming measures are appropriate for State Street; reducing
vehicle speeds will improve walking and biking along the corridor. Based on the posted speed limit and
current roadway width of State Street, the existing sharrows are an appropriate bicycle treatment. Green-
backed sharrows are an option for State Street to help enhance the bicycle markings on the corridor and
increase driver awareness of the need to share the road, but they have not yet been used in the city. Also,
State Street between Carlsbad Village Drive and Carlsbad Boulevard is currently being evaluated for
pedestrian improvements, specifically enhanced crossings.
Issue: Several residents expressed concerns with parking near State Street and Laguna Drive due to the
limited number of spaces and the time restrictions currently in place.
Response: Staff has received comments about limited parking in the area. Due to changing land uses on
State Street near Laguna Drive, city staff can re-evaluate current parking restrictions and propose changes
to parking restrictions that are consistent with the types of uses (business, residential, and recreational)
near the intersection. Any parking changes will be implemented after the completion of the Parking
Management Plan.
Issue: A Planning Commissioner suggested that full access at the proposed site driveway should be re-
evaluated.
Response: The proposed driveway is consistent with existing driveways near the project. Staff has
analyzed collision history for the past five years on this segment, and no collision trends related to vehicles
using driveways in the vicinity of the intersection were noted. Traffic staff have no concerns about the
proposed full access driveway at the site.
l.) Critical speed reflects the speed at which 85% of drivers are traveling at or below.
THIS PAGE WAS INTENTIONALLY LEFT BLANK
Page 188
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council
of the City of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village
Drive, Carlsbad, California, at 6:00p.m. on Tuesday, May 23, 2017, to consider approval of a
Tentative Tract Map and Major Review Permit to demolish an existing office building for the
construction of 17 multi-family residential air space condominium units on a 0.487-acre project
site located at 2501 State Street within District 4-Residential Support Area of the Village Review
(VR) Zone and Local Facilities Management Zone 1 and more particularly described as:
Northwesterly 1 00 feet of the southeast 185 feet of lot 18 of
Seaside Lands, in the City of Carlsbad, County of San Diego,
State of California, according to Map thereof No. 1722, filed in
the office of the County Recorder of San Diego County, July
28, 1921, the northwesterly and southeasterly lines thereof
being parallel with the dividing line between lots 17 and 18 in
said Seaside Lands
Whereas, on March 15, 2017 the City of Carlsbad Planning Commission voted 6-1 (L'Heureux)
to recommend approval of a Tentative Tract Map and Major Review Permit to demolish an existing
office building for the construction of 17 multi-family residential air space condominium units on a
0.487-acre project site located at 2501 State Street within District 4-Residential Support Area of
the Village Review (VR) Zone and 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 18, 2017. If you have any
questions, please contact Greg Fisher in the Planning Division at (760) 602-4629 or
greg. fisher@carlsbadca.gov.
The time within which you may judicially challenge this Tentative Tract Map and/or 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 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 16-02/RP 16-08
CASE NAME: OCEAN
PUBLISH: FRIDAY, MAY 12, 2017
CITY OF CARLSBAD
CITY COUNCIL
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#7832
January 19, 2017
600' OWNERSHIP LISTING
100' OCCUPANT LISTING
PREPARED FOR:
M J F N HOLDING L L C
2501 STATE ST
CARLSBAD CA 92008
NORTH SAN DIEGO COUNTY
TRANSIT DEVELOPMENT BOARD
810 MISSION AVENUE
OCEANSIDE CA 92054
I I I J
BUENA VISTA REVOCABLE TRUST
1825 ASTON AVE
CARLSBAD CA 92008
HYSPAN PRECISION PRODUCTS
INC MONEY PURCHASE PENSION ,
2725 JEFFERSON ST SUITE
SUITE 2
CARLSBAD CA 92008
NORTH SAN DIEGO COUNTY
TRANSIT DEVELOPMENT BOARD
810 MISSION AVENUE
OCEANSIDE CA 92054
PEELLE FAMILY TRUST
2441 BUENA VISTA CIR
CARLSBAD CA 92008
BENCHMARK PACIFIC LTD II
550 LAGUNA DR
SUITE B
CARLSBAD CA 92008
KURNER 2015 FAMILY TRUST
2461 BUENA VISTA CIR
CARLSBAD CA 92008
ARMY & NAVY ACADEMY
CARLSBAD CALIFORNIA
P 0 BOX 3000
CARLSBAD CA 92018
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STATE OF CALIFORNIA
650 HOWE AVE SUITE
SUITEC
SACRAMENTO CA 95825
BUENA VISTA REVOCABLE TRUST
1825 ASTON AVE
CARLSBAD CA 92008
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DR
CARLSBAD CA 92008
NORTH SAN DIEGO COUNTY
TRANSIT DEVELOPMENT BOARD
810 MISSION AVENUE
OCEANSIDE CA 92054
MICAH A PENMAN
2431 BUENA VISTA CIR
CARLSBAD CA 92008
MURPHY VIRGINIA H TRUST
1737 ROGUE ISLE CT
CARLSBAD CA 92008
RONN & DIANNE L MEMEL
2451 BUENA VISTA CIR
CARLSBAD CA 92008
BEACH HOMEOWNERS ASSN
7720 EL CAMINO REAL
SUITE 2A
CARLSBAD CA 92009
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JASON GREMINGER
160 INDUSTRIAL STREET
SUITE 200
SAN MARCOS CA 92078
I ' STATE OF CALIFORNIA
650 HOWE AVE SUITE
SUITEC
SACRAMENTO CA 95825
CARLSBAD SANITATION DISTRICT
101 N HALAQUENO
CARLSBAD CA 92008
M J F N HOLDING L L C
2501 STATE ST
CARLSBAD CA 92008
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DR
CARLSBAD CA 92008
STATE OF CALIFORNIA
650 HOWE AVE
SUITEC
SACRAMENTO CA 95825
JEFFREY W & KARl J KNOWLES
5210 MIL TON RD
CARLSBAD CA 92008
MAYUR PAVAGADHI
624 LAGUNA DR
CARLSBAD CA 92008
OCEAN STREET 8 OWNER LLC
7121 FAIRWAY DR
SUITE410
PALM BCH GDNS FL 33418
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OCEAN STREET 8 OWNER LLC
7121 FAIRWAY DR
SUITE 410
PALM BCH GDNS FL 33418
HEATH FAMILY TRUST
8201 E CORRINE DR
SCOTTSDALE AZ 85260
JAMES E OUSLEY
2303 OCEAN ST
CARLSBAD CA 92008
OCEAN STREET 8 OWNER LLC
7121 FAIRWAY DR
SUITE 410
PALM BCH GDNS Fl33418
JOHN & JACQUELINE
BRENDLINGER
2341 OCEAN ST
CARLSBAD CA 92008
SMYLIE DONNA L TRUST
2349 OCEAN ST
CARLSBAD CA 92008
SCHULZ 2006 TRUST
2357 OCEAN ST
CARLSBAD CA 92008
RAUE JOHN & ROSLYN FAMILY
TRUST
2365 OCEAN ST
CARLSBAD CA 92008
ROLAND MICHAEL J SR LIVING
TRUST
18919 N 93RD ST
SCOTTSDALE AZ 85255
WISE STEPEN H REVOCABLE
TRUST
20 ROCKY POINT RD
OLD GREENWICH CT 6870
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RICHTER FAMILY TRUST
2309 OCEAN ST
CARLSBAD CA 92008
T B D FAMILY TRUST
6231 E VISTA DR
PARADISE VL Y AZ 85253
OHARA FAMILY TRUST
2327 OCEAN ST
CARLSBAD CA 92008
TIMOTHY S & SHARON A WARADY
2335 OCEAN ST
CARLSBAD CA 92008
OCEAN STREET 8 OWNER LLC
7121 FAIRWAY DR
SUITE 410
PALM BCH GDNS FL 33418
TIMOTHY J & TAMMY G CLEARY
2351 OCEAN ST
CARLSBAD CA 92008
LARRY SELIGMANN
1207 ANTOINE DR
HOUSTON TX 77055
AVERY THOMAS C TRUST
2367 OCEAN ST
CARLSBAD CA 92008
JONES MARK REVOCABLE TRUST
2375 OCEAN ST
CARLSBAD CA 92008
SHERRY C RADCLIFFE
2383 OCEAN ST
CARLSBAD CA 92008
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WILLIAMS FAMILY REVOCABLE
TRUST
2311 OCEAN ST
CARLSBAD CA 92008
JOHN H & JOAN P NIX
2321 OCEAN ST
CARLSBAD CA 92008
BARTER ARTHUR & LORILEE 2007
REVOCABLE TRUST
2329 OCEAN ST
CARLSBAD CA 92008
OCEAN STREET 8 OWNER LLC
7121 FAIRWAY DR
SUITE 410
PALM BCH GDNS FL 33418
KURT & CAROL KICKLIGHTER
2347 OCEAN ST
CARLSBAD CA 92008
THOMAS L & KIMBERLY BRUNSON
2355 OCEAN ST
CARLSBAD CA 92008
DONNELLY FAMILY TRUST
2363 OCEAN ST
CARLSBAD CA 92008
AZARIAN MICHAEL & SUSAN
TRUST
3460 MARRON RD
SUITE 103-4
OCEANSIDE CA 92056
PENSEYRES PETER H
REVOCABLE TRUST
2377 OCEAN ST
CARLSBAD CA 92008
BURGETT DALE A REVOCABLE
LIVING TRUST
2385 OCEAN ST
CARLSBAD CA 92008
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PARKINSON JOHN M 2012 TRUST ,
2387 OCEAN ST
CARLSBAD CA 92008
BARBER FAMILY TRUST
2395 OCEAN ST
CARLSBAD.GA 92008
SHER FAMILY TRUST
727 SHERIDAN GLN
ESCONDIDO CA 92025
PECK FAMILY TRUST
2750 E TANYA RD
CAVE CREEK AZ 85331
DONALD R & MAGANA WANDA L
ADAMSON
270 PACIFIC AVE
CARLSBAD CA 92008
E R E PROPERTIES L L C
1054 LA SOMBRA DR
SAN MARCOS CA 92078
ARTUKOVIC FAMILY TRUST
1815 IVY RD
OCEANSIDE CA 92054
NEILJ & KATRINA E BRADLEY
2517 STATE ST
CARLSBAD CA 92008
LYLE FAMILY TRUST
P 0 BOX 2148
CARLSBAD CA 92018
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
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GRUWELL WILLIAM R CALIFORNIA .
PROPERTY TRUST ,
2389 OCEAN ST
CARLSBAD CA 92008
JACKSON FAMILY TRUST
34735 SIMI DR
YUCAIPA CA 92399
BLUE OCEAN PROPERTIES LLC
300 CARLSBAD VILLAGE DR
SUITE 108A
CARLSBAD CA 92008
WASHBURN SHARON L TRUST
231 NORMANDY LN
SUITE B
CARLSBAD CA 92008
ANDERSON FAMILY TRUST
1846 POUMELEWAY
OCEANSIDE CA 92054
NORTH SAN DIEGO COUNTY
TRANSIT DEVELOPMENT BOARD
810 MISSION AVENUE
OCEANSIDE CA 92054
ARTUKOVIC FAMILY TRUST
1815 IVY RD
OCEANSIDE CA 92054
RAYMOND P & OLENA ILG
591 CAMINO DE LA REINA
SUITE300
SAN Dl EGO CA 921 08
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
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PAROLY JANET FAMILY TRUST
2393 OCEAN ST
CARLSBAD CA 92008
S J R REAL ESTATE HOLDINGS L L c
1646 N COAST HWY
SUITE 101
ENCINITAS CA 92024
FINLEY JOHAN & LONA TRUST
2445 MOUNTAIN VIEW DR
CARLSBAD CA 92008
EASLAND FAMILY TRUST
5120 LOS ROBLES DR
CARLSBAD CA 92008
ARMY & NAVY ACADEMY
CARLSBAD CALIFORNIA
PO BOX 3000
CARLSBAD CA 92018
ARTUKOVIC FAMILY TRUST
1815 IVY RD
OCEANSIDE CA 92054
ARMY&NAVYACADEMY
CARLSBAD CALIFORNIA
P 0 BOX 3000
CARLSBAD CA 92018
MARK E MARSON
P 0 BOX 674
LAFAYETTE CA 94549
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
ERIC. & DIANNA HEFFNER
2521 STATE ST
CARLSBAD CA 92008
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BRYAN & JASMINE SMITH
2339 VIA MONSERATE
FALLBROOK CA 92028
MITCHELL & JACQUELYNE
CLAWSON
2537 STATE ST
CARLSBAD CA 92008
MARC R & HEATHER M DAVIS
2549 STATE ST
CARLSBAD CA 92008
SCOTT & MOORE-STEWART
KELLY STEWART
2551 STATE ST
CARLSBAD CA 92008
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF ..
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
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KRISTOFER & JOAN B JAMTAAS
2529 STATE ST
CARLSBAD CA 92008
RYAN J SASSCER
2541 STATE ST
CARLSBAD CA 92008
RON K & CAROLYN K PADILLA
6708 CAMPHOR PL
CARLSBAD CA 92011
INGLE ERICA L & DANIEL R
REVOCABLE TRUST
2547 STATE ST
CARLSBAD CA 92008
ELIZABETH MACHADO
2535 STATE ST
CARLSBAD CA 92008
LAMAR DANIEL C & DIANA D
REVOCABLE TRUST
2523 STATE ST
CARLSBAD CA 92008
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
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LEX & DIANE NASON
2533 STATE ST
CARLSBAD CA 92008.
JOSHUA DELHOMME
2545 STATE ST
CARLSBAD CA 92008
LOT 31 TRUST
3471 JEFFERSON ST
CARLSBAD CA 92008
NAVEIRA FAMILY REVOCABLE
LIVING TRUST
2543 STATE ST
CARLSBAD CA 92008
ANTONIO BELTRAN
2531 STATE ST
CARLSBAD CA 92008
TAYLOR MORRISON OF
CALIFORNIA LLC
1 00 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
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TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
SEAGROVE HOMEOWNERS
ASSOCIATION
25531 COMMERCENTRE DR
SUITE 100
LAKE FOREST CA 92630
CST ATE L L C
2244 S SANTA FE AVE
SUITE B2
VISTA CA 92084
HESS/HARTMAN FAMILY TRUST
28348 ROADSIDE DR
SUITE 204
AGOURA HILLS CA 91301
SYCKS FAMILY TRUST
539 LAGUNA DR
CARLSBAD CA 92008
JAMES & DEBORAH HEATtR
CALGARY ALBERTA
CALGARY AB 2TN OH
CHARLOTTE M GLAZE
555 LAGUNA DR
CARLSBAD CA 92008
565 LAGUNA L L C
6904 DOVER CT
HIGHLAND CA 92346
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TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE1459
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
2621 ROOSEVELT L L C
P 0 BOX 1707
FALLBROOK CA 92088
ANAMCABO
2568 STATE ST
CARLSBAD CA 92008
NVISION CAPITAL LLC
4040 MACARTHUR BLVD
SUITE 307
NEWPORT BEACH CA 92660
ERIC KLEIN
541 LAGUNA DR
CARLSBAD CA 92008
DAVID & KATHLEEN FARES
551 LAGUNA DR
CARLSBAD CA 92008
MARK A &.LESLIE M SHALLOWAY
557 LAGUNA DR
CARLSBAD CA 92008
DUSOLD FAMILY REVOCABLE
LIVING TRUST
38686 FLORENCE ST
BEAUMONT CA 92223
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100 SPECTRUM CENTER DR
Sl)ITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
TAYLOR MORRISON OF
CALIFORNIA LLC
100 SPECTRUM CENTER DR
SUITE 1450
IRVINE CA 92618
JONES RICHARD L TRUST
2608 STATE ST
CARLSBAD CA 92008
LANCER INDUSTRIES INC
1547 AVENIDA LA POSTA
ENCINITAS CA 92024
CST ATE L L C
2244 S SANTA FE AVE
SUITE B2
VISTA CA 92084
COOPER & MARY E BLANTON
49155 RANCHO POINTE
LA QUINTA CA 92253
JEREMY S & TAMARA D WESTFALL
P 0 BOX 18167
PHOENIX AZ 85005
HULBERT MICHAEL J REVOCABLE
TRUST
563 LAGUNA DR
CARLSBAD CA 92008
CARLA A HORNER
571 LAGUNA DR
CARLSBAD CA 92008
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TRACYS TEMPLETON
577 LAGUNA DR
CARLSBAD CA 92008
MARGARET EARDLEY
583 LAGUNA DR
CARLSBAD CA 92008
SOUMBASAKIS JOHN & JOSE
JEANNETTE S TRUST
23 TENNESSEE
IRVINE CA 92606
S DC PROPERTIES L L C
2155 RAMONA LN
VISTA CA 92084
OCCUPANT
2333 STATE ST
SUITE 101
CARLSBAD CA 92008
OCCUPANT
2333 STATE ST
SUITE 200
CARLSBAD CA 92008
OCCUPANT
2333 STATE ST
SUITE 203
CARLSBAD CA 92008
OCCUPANT
2515 STATE ST
CARLSBAD CA 92008
OCCUPANT
2537 STATE ST
CARLSBAD CA 92008
OCCUPANT
2549 STATE ST
CARLSBAD CA 92008
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RICHARD W HERRING
579 LAGUNA DR
CARLSBAD CA 92008
OLLIVIER MIKE & LORIE FAMILY
TRUST
2479 W FIR AVE
FRESNO CA 93711
GHARABIKLOU FARHAD &
GHARABIKLOU RENEE M
REVOCABLE
595 LAGUNA DR
CARLSBAD CA 92008
AUSTIN FAMILY TRUST
800 GRAND AVE
SUITE B14
CARLSBAD CA 92008
OCCUPANT
2333 STATE ST
SUITE 102
CARLSBAD CA 92008
OCCUPANT
2333 STATE ST
SUITE 201
CARLSBAD CA 92008
OCCUPANT
2333 STATE ST
SUITE 300
CARLSBAD CA 92008
OCCUPANT
2513 STATE ST
CARLSBAD CA 92008
OCCUPANT
2541 STATE ST
CARLSBAD CA 92008
OCCUPANT
2525 STATE ST
CARLSBAD CA 92008
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LIVING TRUST
581 LAGUNA DR
CARLSBAD CA 92008
PORCHIA FAMILY REVOCABLE
TRUST
591 LAGUNA DR
CARLSBAD CA 92008
SANDERSON MARK & CHRISTINE
FAMILY TRUST
439 GRAND DR
SUITE 311
BIGFORK MT 59911
OCCUPANT
2333 STATE ST
SUITE 100
CARLSBAD CA 92008
OCCUPANT
2333 STATE ST
SUITE 103
CARLSBAD CA 92008
OCCUPANT
2333 STATE ST
SUITE 202
CARLSBAD CA 92008
OCCUPANT
2501 STATE ST
CARLSBAD CA 92008
OCCUPANT
2511 STATE ST
CARLSBAD CA 92008
OCCUPANT
2545 STATE ST
CARLSBAD CA 92008
OCCUPANT
2553 STATE ST
CARLSBAD CA 92008
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589 LAGUNA DR
CARLSBAD CA 92008
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CARLSBAD CA 92008
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597 LAGUNA DR
CARLSBAD CA 92008
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Ocean
CT 16-02/RP 16-08
Location Map
VMP District 4 -
Residential Support Area
Project site
0.487 acres
Seagrove
NCTD
storage
yard
Office
Laguna
Point
ParkNorth
OCEAN –CT 16-02/RP 16-08
Soil Retention Demo
Adjacent Land Uses
Office building Maxton Brown Park
Adjacent Land Uses
Seagrove condos Laguna Point condos
Soil Retention Site
Looking west Looking south
Seagrove
Soil Retention
Street Scene looking south
google
Laguna Point
Seagrove
Street Scene looking north
google
Laguna Drive Street Scene
Soil Retention
google
4 Story
17 unit
residential
condominium
project
42 –45 feet in
height
Major Review Permit & Tentative Tract Map
1st Floor/
Parking Garage
34 spaces
provided
7 compact &
2 Electric Vehicle
spaces
Lobby
Bike racks
Stairs
Stairs
Elev
Trash
Unit
TH-A
Unit
TH-B
Storage
Parking
Parking Parking
2nd Floor
6 Units
1,904 –2,364
Square Feet
Unit F
Unit EUnit DUnit C
Unit
TH-A
Unit
TH-B
3rd Floor
6 Units
1,510 –2,364
Square Feet
Unit
A
Unit
B
Unit
C
Unit
D
Unit
F
Unit
E
4th Floor
4 Units
1,904 –2,364
Square Feet
Penthouse
3,605 Square
Feet
Penthouse Unit C Unit D
Unit F
Unit E
Roof Deck
North and East Elevation
South and West Elevation
Analysis
•Contributes towards revitalization of the Village;
•Establishes the Village as a quality shopping,
working and living environment;
•Provides new residential development near
mass transit;
•Contributes towards the goal of creating a high
quality residential neighborhood north of Beech
Street which will provide support to the Village
Center core;
•Consistent with the development standards of
Land Use District 4; and
•Consistent with the VMP Basic Design Principles.
Recommendation
That the City Council ADOPT the resolution APPROVING
Tentative Tract Map CT 16-02 and Major Village Review
Permit RP 16-08 based on the findings and subject to the
conditions contained therein.
42’
52’45’
Village Land Use Districts
Height Limits
LUD 1: 45 feet
LUD 2: 45 feet
LUD 3: 45 feet
LUD 4: 45 feet
LUD 5: 30 feet
LUD 6: 35 feet
LUD 7: 35 feet
LUD 8: 35 feet
LUD 9: 45 feet