HomeMy WebLinkAbout2017-07-11; City Council; ; Approve a Major Review Permit and Tentative Tract Map and a request to participate in the Parking In-Lieu Fee program RP 2016-0001/CT 2016-0002@) S~~fiR~port
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Meeting Date:
To:
From:
Staff Contact:
Subject:
Project Name:
Project No.:
July 11, 2017
Mayor and City Council . ,/
Kevin Crawford, City Manage,,Y-
Austin Silva, Associate Planner
austin.silva@carlsbadca.gov or 760-434-4631
Approve a Major Review Permit and Tentative Tract Map to allow for the
demolition of a one-story commercial building and the construction of a
four-story mixed-use building consisting of 1,622 square feet of ground
floor office space and seven condominium units located at 2677 State
Street and a request to participate in the Parking In-Lieu Fee program.
Townhouse
RP 2016-0001/CT 2016-0002 {DEV2016-0031)
Recommended Action
That the City Council hold a public hearing and adopt a resolution approving Major Review Permit
No. 2016-0001 and Tentative Tract Map No. 2016-0002 for the construction of a four-story
mixed-use building consisting of 1,622 square feet of ground floor office space and seven
condominium units located at 2677 State Street and adopt a resolution approving a request to
participate in the Parking In-Lieu Fee program for the purchase of two parking credits at a cost of
$11,240 each to satisfy half of the office parking requirement of four spaces.
Executive Summary
The applicant, Mark Benjamin, is seeking approval of a Major Review Permit and Tentative Tract
Map to demolish a one-story commercial building and to construct a four-story mixed-use
building consisting of 1,622 square feet of ground floor office space and seven residential
condominium units located at 2677 State Street, in Land Use District 4 of the Village Master Plan.
The 0.22 acre site is currently developed with a one-story commercial building that was most
recently occupied by Johnson's Auto Body. The applicant is also requesting to participate in the
Parking In-Lieu Fee program for the purchase of two parking credits.
On May 17, 2017, the Planning Commission held a public hearing and unanimously
recommended approval (6-0, Black absent). One member from the public spoke in favor of the
project.
Discussion
The 0.22 acre site is located on the west side of State Street, allowing vehicular access to the site
from the rear alley. Residents, employees, and clients will enter a secured parking garage that
occupies a majority of the ground floor. The remaining front portion of the ground floor is
dedicated towards a 1,622 square foot office space and lobby for the condominium units. The
second floor contains three residential units, and two units are located on each of the third and
fourth floors. The units range in size from 1,993 square feet to 2,934 square feet. The proposed
mixed-use building features a contemporary architectural theme with the use of simple building
forms, clean lines and flat roofs. A solid ground floor base is provided with the use of a charcoal
colored fiber cement fa~ade and an awning over the office space window with a metal
fascia/eyebrow. Accoya wood siding is incorporated throughout all sides of the building that are
exposed to public view. Accoya is a high quality wood product that is based on wood acetylation,
a process that improves the technical properties of wood, making it stronger and more durable.
This process reduces the maintenance requirements and is nearly rot-and insect-proof. A light-
colored, smooth-finished stucco is proposed for floors above the ground level, while sanded
stucco is proposed on the ground floor of the north elevation. In keeping with the contemporary
theme, acrylic panels will screen the private balcony spaces on the front and rear of the building.
The building steps down and back on the northeast corner of the building in an effort to reduce
the scale and bulk of the building along the street-facing elevation.
During the review process, no public comments were received regarding the project. Staff
worked with the applicant to add architectural detailing on the east (front) and north facing
elevations. Additional materials were added to the north elevation to help break up blank wall
space and provide visual interest. The project was well received at Planning Commission, and
Commissioner Montgomery was appreciative of how the building stepped down at the northeast
corner, which helps in reducing the mass and scale of the building at street level. The owner of
Baba Coffee (2727 State Street) spoke in favor of the project, specifically how new development
projects in the north State Street area will spur additional development and benefit the existing
businesses in the area. Additional information regarding the project background and analysis is
provided in the attached Planning Commission report (Exhibit 5).
Fiscal Analysis
All required improvements needed to serve this project would be funded and/or constructed by
the developer.
Next Steps
City Council's action on this item is final.
Environmental Evaluation (CEQA)
The project is exempt from the requirements of the California Environmental Quality Act (CEQA)
per section 15332 {In-fill Development Projects). The development of a mixed-use building
consisting of 1,622 square feet of office space and seven residential units is below the screening
threshold of 900 MTC02e, and is therefore not subject to the Climate Action Plan.
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. City Council Resolution approving a Parking In-Lieu Fee agreement
3. Location Map
4. Planning Commission Resolution No. 7244
5. Planning Commission Staff Report dated May 17, 2017
6. Planning Commission minutes dated May 17, 2017
7. Reduced Exhibits
RESOLUTION NO. 2017-137
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A MAJOR REVIEW PERMIT AND TENTATIVE TRACT
MAP TO ALLOW FOR THE DEMOLITION OF A ONE-STORY COMMERCIAL
BUILDING AND THE CONSTRUCTION OF A FOUR-STORY MIXED-USE
BUILDING CONSISTING OF 1,622 SQUARE FEET OF GROUND FLOOR OFFICE
SPACE AND SEVEN CONDOMINIUM UNITS, AND A REQUEST TO
PARTICIPATE IN THE PARKING IN-LIEU FEE PROGRAM FOR TWO PARKING
SPACES ON PROPERTY LOCATED AT 2677 STATE STREET IN LAND USE
DISTRICT 4 OF THE VILLAGE REVIEW ZONE AND IN LOCAL FACILITIES
MANAGEMENT ZONE 1.
CASE NAME: TOWNHOUSE
CASE NO.: RP 2016-0001/CT 2016-0002 (DEV2016-0031)
EXHIBIT I
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 May 17, 2017, hold a duly
noticed public hearing as prescribed by law to consider Major Review Permit No. RP 2016-0001 and
Tentative Tract Map No. 2016-0002, as referenced in Planning Commission Resolution No. 7244; and
the Planning Commission adopted Planning Commission Resolution No. 7244 recommending to the
City Council that it be approved; and
WHEREAS the City Council of the City of Carlsbad, held a duly noticed public hearing to consider
said Major Review Permit and Tentative Tract Map; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if
any, of all persons desiring to be heard, the City Council considered all factors relating to the Major
Review Permit and Tentative Tract Map.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1. That the above recitations are true and correct.
2. That the recommendation of the Planning Commission for the approval of Major Review
Permit No. 2016-0001 and Tentative Tract Map No. 2016-0002, is approved, and that the findings and
conditions of the Planning Commission contained in Planning Commission Resolution No. 7244 on file
with the City Clerk and incorporated herein by reference, are the findings and conditions of the City
Council.
EXHIBIT I
3. This action is final the date this resolution is adopted by the City Council. The Provisions
of Chapter 1.16 of the Carlsbad Municipal Code, "Time Limits for Judicial Review" shall apply:
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the 11th day of :!l!Jy, 2017, by the following vote, to wit:
AYES:
NOES:
ABSENT:
M. Hall, K. Blackburn, M. Schumacher, M. Packard.
C. Schumacher.
None.
(SEAL}
RESOLUTION NO. 2017-138
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A PARKING IN-LIEU FEE PROGRAM
PARTICIPATION AGREEMENT BETWEEN THE CITY AND MARK BENJAMIN,
PROPERTY OWNER, FOR THE PROJECT KNOWN AS TOWNHOUSE LOCATED
AT 2677 STATE STREET IN LAND USE DISTRICT 4 OF THE VILLAGE REVIEW
ZONE AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1.
CASE NAME: TOWNHOUSE
CASE NO.: RP 2016-0001/CT 2016-0002 (DEV2016-0031)
The City Council of the City of Carlsbad, California, does hereby resolve as follows:
EXHIBIT 2
WHEREAS, as a condition of approval of Major Review Permit No. 2016-0001 and Tentative
Tract Map No. 2016-002 (Planning Commission Resolution No. 7244), the Property Owner is required
to enter into an agreement with the City to allow the Property Owner to participate in the Village
Parking In-Lieu Fee Program to satisfy the on-site parking requirements for the subject project; and
WHEREAS, the Property Owner has agreed, by acceptance of the conditions of said approval, to
pay the established Parking In-Lieu Fee for a total of two (2) commercial parking spaces to satisfy the
on-site parking requirements for the project located at 2677 State Street within Land Use District 4 of
the Village Review Zone; and
WHEREAS, the City Council finds that the subject property and project has qualified to
participate in the Village Parking In-Lieu Fee Program and participation in the program will satisfy the
two (2) required office parking spaces for the subject project on the noted property at 2677 State
Street; and
WHEREAS, the Planning Commission on May 17, 2017 determined that the proposed project is
consistent with the goals and objectives of the Village Master Plan and Design Manual and
recommended approval to the City Council; and
WHEREAS, the City Council on July 11, 2017 determined that the proposed project is consistent
with the goals and objectives of the Village Master Plan and Design Manual; and
WHEREAS, the City Council has previously determined that there is adequate public parking
available within the Village Area to accommodate the subject project's parking demands and that the
average utilization rate for all public parking lots according to the most recent parking study (May 2016)
is 72%, which is below the full utilization rate of 85%; and
EXHIBIT 2
WHEREAS, the Parking In-Lieu Fee Program is in full force and effect as ofthe date of this Parking
In-Lieu Fee Participation Agreement.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1. That the foregoing recitations are true and correct.
2. That the City Council hereby approves the Village Parking In-Lieu Fee Participation
Agreement between the City, and Mark Benjamin, property owner of the project known as Townhouse
which is located at 2677 State Street, in Land Use District 4 of the Village Review Zone of the City of
Carlsbad.
3. That the Mayor of the City of Carlsbad is hereby authorized to execute said Agreement,
and the City Clerk is requested to forward the executed Agreement to the County Recorder for
recordation against the subject property.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the 11th day of :!.l!!Y, 2017, by the following vote, to wit:
AYES: M. Hall, K. Blackburn, M. Schumacher, M. Packard.
NOES:
ABSENT:
C. Schumacher.
None.
(SEAL)
EXHIBIT 3
NOT TO SCALE
SITE MAP
Townhouse
RP 016-0001/CDP 2016-0002
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PLANNING COMMISSION RESOLUTION NO. 7244
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MAJOR
REVIEW PERMIT AND TENTATIVE TRACT MAP TO ALLOW FOR THE
DEMOLITION OF A ONE-STORY COMMERCIAL BUILDING AND THE
CONSTRUCTION OF A FOUR-STORY MIXED-USE BUILDING CONSISTING
OF 1,622 SQUARE FEET OF GROUND FLOOR OFFICE SPACE AND SEVEN
CONDOMINIUM UNITS ON PROPERTY GENERALLY LOCATED 2677 STATE
STREET IN LAND USE DISTRICT 4 OF THE VILLAGE REVIEW ZONE AND IN
LOCAL FACILITIES MANAGEMENT ZONE 1.
CASE NAME: TOWNHOUSE
CASE NO.: RP 2016-0001/CT 2016-0002 (DEV 2016-0031)
EXHIBIT 4
WHEREAS, Mark Benjamin, "Developer/Owner," has filed a verified application with the
City of Carlsbad regarding property described as
PARCEL 1:
All of Lot 6 of SEASIDE LANDS, according to Map thereof No. 1722, filed
in the Office of the County Recorder of San Diego County, July 28, 1921.
EXCEPT the Southerly 51 feet, the Northerly line of said Southerly 51
feet being parallel with the dividing line between Lots 5 and 6 in said
Seaside Lands.
Parcel 2:
The Southeasterly half of Lot 7 in Seaside Lands, according to Map
thereof No. 1722, filed in the Office of the County Recorder of San Diego
County, July 28, 1921.
("the Property"); and
WHEREAS, said verified application constitutes a request for a Major Review
Permit/Tentative Tract Map as shown on Exhibits "A" -"L" dated May 17, 2017, on file in the Planning
Division RP 2016-0002/CT 2016-0002 -TOWNHOUSE, as provided by Chapter 20.12 of the Carlsbad
Municipal Code; and
WHEREAS, the Planning Commission did, on May 17, 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
Major Review Permit/Tentative Tract Map.
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NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of RP 2016-0001/CT 2016-0002-TOWNHOUSE, based on the
following findings and subject to the following conditions:
Findings:
Major Review Permit RP 2016-0001
1. The Planning Commission finds that the project, as conditioned herein, is on conformance with
the Elements of the City's General Plan, based on the facts set forth in the staff report dated May
17, 2017 including, but not limited to the following:
A.
B.
Land Use Goal 2-G.30: Develop a distinct identity for the Village by encouraging a variety
of uses and activities, such as a mix of residential, commercial office, restaurants and
specialty retail shops, which traditionally locate in a pedestrian-oriented downtown area
and attract visitors and residents from across the community by creating a lively and
interesting social environment.
Land Use Policy 2-P.70: Seek an increased presence of both residents and activity in the
Village with new development, particularly residential, including residential as part of a
mixed-use development, as well as commercial, entertainment and cultural uses that
serve both residents and visitors.
The proposed project is consistent with the goals and policies for the Village, as outlined
within the General Plan, because it provides a mix of multi-family residential and office
uses in an appropriate location (Land Use District 4 -Residential Support Area) within
the Village. This in turn serves to enhance and maintain the area with a mix of higher
quality office and residential uses which will support the Village center. It also increases
the number of and improves the condition and appearance of housing units within the
Village. By providing more residential and office opportunities, the project helps to
create a lively, interesting social environment by encouraging and increasing the
opportunity for 24-hour life in the Village, which provides the necessary customer base
to attract complementary uses. The project reinforces the pedestrian-orientation
desired for the downtown area by providing the new residents an opportunity to walk
to shopping, recreation, and mass transit functions. The project's proximity to mass
transit will help to further the goal of providing new economic development near
transportation corridors. Furthermore, the project will provide a strong street presence
with extensive architectural relief and visually subordinate parking. Overall, the new
residential units will enhance the Village as a place for living and working.
Circulation Policy 3-P.5: Require developers to construct or pay their fair share toward
improvements for all travel modes consistent with the Mobility Element, the Growth
Management Plan, and specific impacts associated with their development.
PC RESO NO. 7244 -2-
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2.
3.
C.
D.
The applicant will be required to pay traffic impact fees prior to issuance of building
permit that will go towards future circulation improvements.
Noise Goal 5-G.2: Ensure that new development is compatible with the noise
environment, by continuing to use potential noise exposure as a criterion in land use
planning.
Noise Policy 5.P.2: Require a noise study analysis be conducted for all discretionary
development proposals located where projected noise exposure would be other than
"normally acceptable."
A noise study was prepared by Ldn Consulting, Inc. (January 31, 2017) and determined
that the worst-case cumulative noise level from all roadways was found to be 65.0 dBA
CNEL and 85.0 dBA CNEL intermittently when the train is passing by. Standard building
construction will provide a noise reduction of approximately 12-15 dBA with a windows
open condition, and a minimum 20 dBA noise reduction with the windows closed. To
meet the 45 dBA CNEL interior noise standard, all glass assemblies facing or having a
direct line of site to the railroad tracks should be dual-paned and acoustical sealant
applied around the exterior edges having an STC 32 rating.
Housing Policy 10-P.15: Pursuant to the lnclusionary Housing Ordinance, require
affordability for lower income households of a minimum of 15 percent of all residential
ownership and qualifying rental projects.
With seven residential units proposed, one affordable housing unit is required of the
proposed project. The inclusionary housing requirement may be satisfied through the
purchase of housing credits. Providing an onsite affordable residential unit is not
financially feasible in a project of this size. By purchasing a housing credit, the city is
able to recover a portion of its cost of providing affordable housing opportunities to
low-income households. The project has been conditioned to require the execution of
an affordable housing agreement prior to recordation of the final map.
That the project is consistent with the Village Review Zone and the Village Master Plan and Design
Manual in that the project as designed is consistent with the development standards for Land
Use District 4, the Village Design Guidelines and other applicable regulations set forth in the
Village Master Plan and Design Manual as discussed in the staff report dated May 17, 2017.
The Developer/Property owner qualifies to participate in the Parking In-Lieu Fee Program and
participation in the program will satisfy the parking requirements for the project. Justification for
participation in the Parking In-Lieu Fee Program is contained in the following findings:
A. The project is consistent with Village Review Master Plan and Design Manual in that the
project assists in satisfying the goals and objectives through the following actions: 1)
The mixed-use project stimulates property improvements and new development in the
Village by constructing a new permitted mixed-use building in an area with a mix of
dated buildings and increasing the intensity of development within the Village, 2) It
establishes Carlsbad Village as a quality shopping, working and living environment by
providing new employment opportunities, increasing the number, quality, and diversity
of housing units within the Village, and reinforces the pedestrian environment within
the Village, and 3) Improves the physical appearance ofthe Village Area by redeveloping
an underutilized site on State Street with a new attractive building that adheres to the
land use regulations and design guidelines set forth for the area.
PC RESO NO. 7244 -3-
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B.
C.
D.
The proposed use is consistent with the goals and objectives set forth for Land Use
District 4 of the Village Master Plan and Design Manual in that the mixed-use
development not only provides mutually supportive uses in the form of residential, and
office uses on State Street, but reinforces the pedestrian-orientation desired for the
downtown area by providing new residents and employees an opportunity to walk to
local shopping, dining, recreation, and mass transit functions. Furthermore, its close
proximity to mass transit help to further the goal of providing new economic and
residential development near transportation corridors. The development will
contribute to the revitalization of the Village area in the form of a new building in a
residential support area of the Village, new office lease space, new employment
opportunities and new patrons.
Adequate parking is available within the Village to accommodate the project's parking
demands. A parking study was recently completed for the Village and Barrio areas and
parking occupancies were observed in the morning (9 A.M.), afternoon (1:00 P.M.), and
evening (7:00 P.M.). The highest occupancy for all public parking lots combined in the
Village was 72% at 1:00 P.M. in May of 2016. This utilization ratio allows for continued
implementation of the parking in-lieu fee program because it is less than the 85%
threshold for maximum utilization set by the City Council.
The In-Lieu Fee Program has not been suspended or terminated by the City Council.
13 Carlsbad Tract Map CT 2016-0002
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4.
5.
6.
7.
8.
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 project: Implements the goals and
policies of the General Plan as discussed in finding number one of this resolution, Is consistent
with all minimum requirements ofTitles 20 and 21 governing lot size and configuration, and has
been designed to comply with all applicable city regulations.
That the proposed project is compatible with the surrounding future land uses since surrounding
properties are designated for residential and office development on the General Plan and are
designated with a similar density of 28 -35 dwelling units per acre.
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 all required minimum development standards and design criteria required by thEj
applicable zoning ordinances are incorporated into the project.
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).
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9.
10.
11.
12.
That the design of the subdivision provides, to the extent feasible, for future passive or natural
heating or cooling opportunities in the subdivision, in that structures are oriented for solar
exposure and to take advantage of prevailing breezes to the extent that is feasible given the
site's location. In addition, an uncovered interior courtyard is provided on levels two, three, and
four that will allow natural light into the areas of the units that face toward the interior of the
building.
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 and that the proposed
housing can be adequately served by the existing public services and no new facilities are
required.
That the design of the subdivision and improvements are not likely to cause substantial
environmental damage nor substantially and avoidably injure fish or wildlife or their habitat, in
that the project site has been previously developed and does not contain any sensitive
resources 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.
14 City Council Policy No. 43, Allocation for Excess Dwelling Units
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13.
14.
15.
That the project location and density are compatible with the existing adjacent residential
neighborhoods and/or nearby existing or planned uses in that the project is consistent with the
adjacent mix of residential and commercial land uses and anticipated uses in that Land Use
District 4 of the Village Master Plan is intended to provide for a gradual transition to a mix of
higher quality commercial and residential uses which will provide support for the core of the
Village.
That the project location and density are in accordance with the applicable provisions of the
General Plan and any other applicable planning document, in that the Village Master Plan and
Design Manual designates District 4 with a residential density range of 28 to 35 dwelling units
per acre. The Village Master Plan implements the Village (V) General Plan Land Use designation.
A density range of 28 to 35 dwelling units per acre is allowed in District 4. Based on a net acreage
of 0.22 acres, the resulting minimum unit yield is 3.1 dwelling units and maximum yield is 7.7
units, or 7 units rounded. The proposal for seven residential units falls within the allowable
range (three to seven units) for the dwelling unit yield.
That there are an adequate number of units in the Excess Dwelling Unit Bank (EDUB) to allocate
seven units. The project is located in the Village Review Zone where a Growth Management
Control Point has not been established. Therefore seven residential units will be deducted from
the EDUB. Per the city's Quadrant Dwelling Unit Report (February 28, 2017), 657 units remain
available for allocation in the Village.
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California Environmental Quality Act:
16. The City Planner has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment, and it is
therefore categorically exempt from the requirement for preparation of environmental
documents pursuant to Section 15332 of the State CEQA Guidelines as an infill development
project. In making this determination, the City Planner has found that the exceptions listed in
Section 15300.2 of the State CEQA Guidelines do not apply to this project.
General
17.
18.
19.
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 there have been sufficient developments approved in the quadrant at densities below the
control point to offset the units in the project above the control point so that approval will not
result in exceeding the quadrant limit;
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.
21 Conditions:
22 NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a grading
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or building permit, or recordation of the Final Map, whichever occurs first.
1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the City shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. No vested rights are gained
by Developer or a successor in interest by the City's approval of this Major Review Permit and
Tentative Tract Map.
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2.
3.
4.
5.
6.
7.
8.
9.
10.
Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Major Review Permit and Tentative Tract Map documents, as necessary to
make them internally consistent and in conformity with the final action on the project.
Development shall occur substantially as shown on the approved Exhibits. Any proposed
development, different from this approval, shall require an amendment to this approval.
Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged,
this approval shall be suspended as provided in Government Code Section 66020. If any such
condition is determined to be invalid, this approval shall be invalid unless the City Council
determines that the project without the condition complies with all requirements of law.
Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly,
from (a) City's approval and issuance of this Major Review Permit/Tentative Tract Map, (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 ofthe 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.
This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
This approval shall become null and void if building permits are not issued for this project within
24 months from the date of project approval.
Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the City that adequate water service
and sewer facilities, respectively, are available to the project at the time of the application for the
building permit, and that water and sewer capacity and facilities will continue to be available until
the time of occupancy.
PC RESO NO. 7244 -7-
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11.
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Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFO
#1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone
1, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If
the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall
become void.
Prior to the issuance of the building permit, Developer shall submit to the City a Notice of
Restriction executed by the owner of the real property to be developed. Said notice is to be filed
in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all
interested parties and successors in interest that the City of Carlsbad has issued a Major Review
Permit and Tentative Tract Map 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.
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 construct, install, and stripe not less than 16 parking spaces, including one (1)
accessible parking space, as shown on Exhibit "B".
Prior to issuance of building permits, the Developer shall enter into a Parking In-Lieu Fee
Participation Agreement and pay the established Parking In-Lieu Fee for .f parking spaces. The
fee shall be the sum total of the fee per parking space in effect at the time of the building permit
issuance times the number of parking spaces needed to satisfy the project's parking
requirement.
The construction of the building shall incorporate all noise reduction measures identified in the
noise study prepared by Ldn Consulting (January 31, 2017). To meet the 45 dBA CNEL interior
noise standard, all glass assemblies facing or having a direct line of site to the railroad tracks
should be dual-paned and acoustical sealant applied around the exterior edges having an STC
32 rating.
Engineering:
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of
this proposed development, must be met prior to approval of a demolition permit, grading permit
or building permit, whichever comes first.
General
17. 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.
PC RESO NO. 7244 -8-
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18.
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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, street trees,
landscaping, low impact development features, storm drain facilities located therein and to
distribute the costs of such maintenance in an equitable manner among the owners of the
properties within this subdivision.
Developer shall prepare, submit and process for city engineer approval a final map to subdivide
this project. There shall be one Final Map recorded for this project. Developer shall pay the city
standard map review plan check fees.
Fees/ Agreements
21.
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23.
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 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 apply for, execute, and submit, to the city engineer for
recordation, an Encroachment Agreement covering private storm drain connections located over
existing public right-of-way or easements as shown on the tentative map. Developer shall pay
processing fees per the city's latest fee schedule.
16 Grading
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24.
25.
Based upon a review of the proposed grading and the grading quantities shown on the tentative
map, a grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports as required by city engineer, post security and pay all applicable grading
plan review and permit fees per the city's latest fee schedule.
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.
Storm Water
26. Developer shall comply with the city's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include but are
not limited to pollution control practices or devices, erosion control to prevent silt runoff during
construction, general housekeeping practices, pollution prevention and educational practices,
maintenance procedures, and other management practices or devices to prevent or reduce the
discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the
maximum extent practicable. Developer shall notify prospective owners and tenants of the above
requirements.
PC RESO NO. 7244 -9-
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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.
Developer shall complete the City of Carlsbad Standard Stormwater Requirement Checklist Form.
Developer is responsible to ensure that all final design plans, grading plans, and building plans
incorporate applicable best management practices {BMPs). These BMPs include site design,
source control and Low Impact Design {LID) measures including, but not limited to, minimizing the
use of impervious area (paving), routing run-off from impervious area to pervious/landscape
areas, preventing illicit discharges into the storm drain and adding storm drain stenciling or
signage all to the satisfaction of the city engineer.
Dedications/Improvements
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Developer shall cause owner to dedicate to the city and/or other appropriate entities for the
public street & public utility 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.
The existing drainage easement shall be quitclaimed as shown on the tentative map. The
quitclaim shall be included on the final 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 design all proposed public improvements including but not limited to sewer
laterals, street trees, sidewalk, water services/meters as shown on the tentative map. These
improvements shall be shown on one of the following, subject to city engineer approval:
A. Grading plans processed in conjunction with this project; or
B. Construction Revision to an existing record public improvement drawing.
Developer shall pay plan check and inspection fees using improvement valuations in accordance
with the city's current fee schedule. Developer shall apply for and obtain a right-of-way permit
prior to performing work in the city right-of-way.
Non-Mapping Notes
33. Add the following notes to the final map as non-mapping data:
A. Building permits will not be issued for development of the subject property unless the
appropriate agency determines that sewer and water facilities are available.
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Utilities
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36.
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B. Geotechnical Caution:
C.
D.
E.
i. 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.
There are no public park or recreational facilities to be located in whole or in part within
this subdivision. The subdivider is therefore obligated to pay park-in-lieu fees in
accordance with section 20.44.050 of the Carlsbad Municipal Code and has either paid all
of said park in-lieu fees or agreed to pay all of said park-in-lieu fees in accordance with
section 20.16.070 of the Carlsbad Municipal Code.
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.
Developer shall install potable water and/or recycled water services and meters at locations
approved by the district engineer. The locations of said services shall be reflected on public
improvement plans.
The developer shall agree to install sewer laterals and clean-outs at locations approved by the city
engineer. The locations of sewer laterals shall be reflected on public improvement plans.
Prior to using one potable water meter to serve a multi-ownership building, developer shall apply
for and receive approval from the utilities director. Upon application for and good cause shown,
the utilities director may allow a single potable water service connection and meter to a multi-
ownership building within this subdivision provided:
A. Developer shall record a deed restriction or other such document as approved by the
public works director and general counsel placing future owners on notice that each and
every residential or commercial/office unit is served by a single service connection and
meter, and in the event that the water bill is not paid by the party or entity responsible
for paying the monthly water service charges to CMWD for the respective building
occupied by the multi-ownership, CMWD may at its direction shut off the water service
to such multi-ownership building in accordance with CMWD adopted rules and
regulations.
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B. Developer shall install a private sub-meter for each separately established residence or
business within a multi-ownership building having a single potable water service
connection and meter.
If denied, developer shall revise all design drawings to provide separate potable water meters for
each separately owned unit within this subdivision per district requirements.
Code Reminder
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Developer shall pay park-in-lieu fees to the City, prior to the approval of the final map as required
by Chapter 20.44 of the Carlsbad Municipal Code.
Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building permit issuance,
except as otherwise specifically provided herein.
The project shall comply with the latest nonresidential disabled access requirements pursuant to
Title 24 of the California Building Code.
Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 17.04.320.
Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the
City of Carlsbad Municipal Code to the satisfaction of the city engineer.
Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and
floor area contained in the staff report and shown on the tentative map are for planning purposes
only.
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
APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
PC RESO NO. 7244 -12-
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California, held on May 17, 2017, by the following vote, to wit:
AVES:
NOES:
ABSENT:
ABSTAIN:
Chairperson Segall, Commissioners Anderson, Goyarts, Montgomery,
Rodman and Siekmann
Commissioner Black
11 JEFF SEGALL, Chairperson
CARLSBAD PLANNING COMMISSION
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ATTEST:
DON NEU
City Planner
PC RESO NO. 7244 -13-
The City of Carlsbad Planning Division EXHIBIT 5
A REPORT TO THE PLANNING COMMISSION
Item No. G)
P.C. AGENDA OF: May 17, 2017
Application complete date: March 1, 2017
Project Planner: Austin Silva
Project Engineer: Kyrenne Chua
SUBJECT: RP 2016-0001/CT 2016-0002 (DEV 2016-0031) -TOWNHOUSE -Request for a
recommendation of approval of a Major Review Permit and Tentative Tract Map to allow
for the demolition of a one-story commercial building and the construction of a four-story
mixed-use building consisting of 1,622 square feet of ground floor office space and seven
condominium units located at 2677 State Street in Land Use District 4 of the Village
Review Zone and within Local Facilities Management Zone 1. The City Planner has
determined that this project belongs to a class of projects that the State Secretary for
Resources has found do not have a significant impact on the environment, and is
therefore categorically exempt from the requirement for the preparation of
environmental documents pursuant to section 15332 (In-fill Development Projects) of the
State CEQA guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7244 RECOMMENDING
APPROVAL of Major Review Permit RP 2016-0001 and Tentative Tract Map CT 2016-0002 to the City
Council based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The subject 0.22 acre site is located on the west side of State Street, just north of Beech Avenue. The site
is relatively flat and is currently developed with a one-story commercial building that was most recently
occupied by Johnson's Auto Body and Repair. The existing building will be demolished in order to
accommodate the proposed mixed-use building.
Table 1 below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE 1-SURROUNDING LAND USES
Location General Plan Designation Zoning Current Land Use
Site Village (V) Village Review, District 4 Vacant auto repair shop
North Village (V) Village Review, District 4 Residential
South Village (V) Village Review, District 4 Residential
East Village (V) Village Review, District 4 Commercial
West Transportation Corridor (TC) Transportation Corridor (T-C) North County Transit
District parking lot
Vehicular access to the site will be taken from the rear alley where residents will pull into a secured parking
garage that occupies a majority of the ground floor. The remaining front portion of the ground floor is
dedicated towards a 1,622 square foot retail space and lobby for the condominium units. The second floor
contains three residential units, and two units are located on each of the third and fourth floor. Table 2
below provides a breakdown of the details for each of the apartment units.
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TABLE 2 -DETAILS FOR UNIT TYPE
Unit# Size (sq. ft.) Bedrooms Private Deck Space (sq. ft.)
1 2,244 2 353
2 2,934 2 0
3 2,294 2 431
4 2,244 2 293
5 2,294 2 431
6 1,993 2 707
7 2,755 2 940
The proposed mixed-use building takes on a contemporary architectural theme with the use of simple
building forms, clean lines and flat roofs. A solid ground floor base is provided with the use of a charcoal
colored fiber cement fac;:ade and awning over the office space window with metal fascia/eyebrow. Wood
siding made of accoya is incorporated throughout all sides of the building that are exposed to public view.
Accoya is high quality wood product that is based on wood acetylation, a process that improves the
technical properties of wood, making it stronger and more durable. This process reduces the maintenance
requirements and is nearly rot and insect proof. A light colored smooth finished stucco is proposed for
floors above the ground level, while sanded stucco is proposed on the ground floor of the north elevation.
In keeping with the contemporary theme, acrylic panels will screen the private balcony spaces on the front
and rear of the building. The building steps down and back on the northeast corner of the building in an
effort to reduce the scale and bulk of the building along the street facing elevation.
Ill. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review (VR) Zone (C.M.C. Chapter 21.35), District 4 (Village Master Plan and Design Manual);
C. Subdivision Ordinance (C.M.C. Title 20):
D. lnclusionary Housing Ordinance (C.M.C. Chapter 21.85); and
E. Growth Management Ordinance (C.M.C. Chapter 21.90).
The recommendation for approval of this project was developed by analyzing the project's consistency
with the applicable regulations and policies. The project's compliance with each of the above regulations
and policies is discussed in the sections below.
A. Village (V) General Plan Land Use designation
The General Plan does not assign densities to properties within the Village area. Rather, the Village Master
Plan establishes the minimum and maximum densities for residential development. For mixed-use
projects, the minimum allowable density is calculated based on 50% of the developable area. Table 3
below identifies the allowable density range for properties located within Land Use District 4.
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TABLE 3 -PROJECT DENSITY
Gross Acres Net Acres Allowable Density Range DUs Proposed and Project Density
0.22 0.22 28-35 du/ac 7 units/0.22 ac = 31.8 du/ac
TABLE 4-PROJECT YIELD
Gross Acres Net Acres Min/Max Dwelling Units per Proposed Yield Village Master Plan
Minimum units based on 50% of the developable area:
0.22 x 0.50 = 0.11 acres
0.11 acres x 28 du/ac = 3.1 units
(Pursuant to Table A of CMC Section 21.53.120, a unit yield which
0.22 0.22 results in a fractional unit below 0.5 may be rounded down) Seven (7)
dwelling units
Maximum units:
0.22 acres x 35 du/ac = 7.7 units
3-7 dwelling units= allowable range
Pursuant to the Housing Element of the 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 application 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 one
housing credit 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. 7244 the
proposed project meets these findings which are summarized below:
• The project is consistent with the adjacent mix of residential and commercial 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 0.22 acres, the proposed 7
residential condominium units have a density of 31.8 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.
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The following Table 5 describes how the proposed project is consistent with the various elements of the
Carlsbad General Plan.
TABLE 5 -GENERAL PLAN COMPLIANCE
Element Goal/Policy Compliance with Goal
Land Use Goal 2-G.30: Develop a distinct The proposed project is consistent with the goals
identity for the Village by and policies for the Village, as outlined within the
encouraging a variety of uses and General Plan, because it provides a mix of multi-
activities, such as a mix of family residential and commercial uses in an
residential, commercial office, appropriate location (Land Use District 4 -
restaurants and specialty retail Residential Support Area) within the Village. This
shops, which traditionally locate in turn serves to enhance and maintain the area
in a pedestrian-oriented with a mix of higher quality commercial and
downtown area and attract residential uses which will support the Village
visitors and residents from across center. It also increases the number of and
the community by creating a improves the condition and appearance of
lively, interesting social housing units within the Village. By providing
environment. more residential and commercial opportunities,
the project helps to create a lively, interesting
Policy 2-P.70: Seek an increased social environment by encouraging and
presence of both residents and increasing the opportunity for 24-hour life in the
activity in the Village with new Village, which provides the necessary customer
development, particularly base to attract complementary uses. The project
residential, including residential as reinforces the pedestrian-orientation desired for
part of a mixed-use development, the downtown area by providing the new
as well as commercial, residents an opportunity to walk to shopping,
entertainment and cultural uses recreation, and mass transit functions. The
that serve both residents and project's proximity to mass transit will help to
visitors. further the goal of providing new economic
development near transportation corridors.
Furthermore, the project will provide a strong
street presence with extensive architectural relief
and visually subordinate parking. Overall, the
new residential units will enhance the Village as a
place for living and working.
Circulation Policy 3-P.5: Require developers The applicant will be required to pay traffic
to construct or pay their fair share impact fees prior to issuance of building permit
toward improvements for all that will go towards future road improvements.
travel modes consistent with the
Mobility Element, the Growth
Management Plan, and specific
impacts associated with their
development.
Noise Goal 5-G.2: Ensure that new A noise study was prepared by Ldn Consulting,
development is compatible with Inc. (January 31, 2017) and determined that the
the noise environment, by worst-case cumulative noise level from all
continuing to use potential noise roadways was found to be 65.0 dBA CNEL and
exposure as a criterion in land use 85.0 dBA CNEL intermittently when the train is
planning. passing by. Standard building construction will
RP 2016-0001/CT 2016-0002 {DEV 2016-0031) -TOWNHOUSE
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Element Goal/Policy Compliance with Goal
Policy 5.P.2: Require a noise provide a noise reduction of approximately 12-15
study analysis be conducted for all dBA with a windows open condition, and a
discretionary development minimum 20 dBA noise reduction with the
proposals located where windows closed. To meet the 45 dBA CNEL
projected noise exposure would interior noise standard, all glass assemblies facing
be other than "normally or having a direct line of site to the railroad tracks
acceptable." should be dual-paned and acoustical sealant
applied around the exterior edges having an STC
32 rating.
Housing Policy 10-P.15: Pursuant to the With seven residential units proposed, one
lnclusionary Housing Ordinance, affordable housing unit is required of the
require affordability for lower proposed project. The inclusionary housing
income households of a minimum requirement may be satisfied through the
of 15 percent of all residential purchase of housing credits. Providing an onsite
ownership and qualifying rental affordable residential unit is not financially
projects. feasible in a project of this size. By purchasing a
housing credit, the city is able to recover a
portion of its cost of providing affordable housing
opportunities to low-income households. The
project has been conditioned to require the
execution of the affordable housing agreement
prior to recordation ofthe final map.
B. Village Review Zone {C.M.C. Chapter 21.35), Land Use District 4 {Village Master Plan and Design
Manual)
The subject property is located within Land Use District 4 (Residential Support Area) of the Village Master
Plan. Mixed-use developments are permitted in Land Use District 4, while the ground floor shall be
devoted to commercial uses. All ground floor commercial space must be designed and constructed to fully
support legitimate and quality commercial uses. The commercial space will allow for a small
business/professional office to be located on the ground floor. Also, ground floor office space should not
be located along commercial shopping streets where retail continuity would be interrupted. This north
State Street location is not considered a commercial shopping street as residential uses are located to the
north and south of the subject property. The specific development standards for new development within
Land Use District 4 and the project's compliance with these standards is shown in Table 6 below:
TABLE 6 -COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 4
Standard Required/ Allowed Proposed Comply
Front Yard Setback 0 feet (first floor) 5' Yes
10 feet average for all floors 10' average minimum for all floors
above first floor above first floor
Side Yard Setback No minimum or maximum O' Yes
requirement
Rear Yard Setback No minimum or maximum 2' 4" Yes
requirement
Building Height 45 feet 44' 6" Yes
Building Coverage 100% 94% Yes
Open Space 20% (1,960 sq. ft.) 52% Yes
RP 2016-0001/CT 2016-0002 (DEV 2016-0031) -TOWNHOUSE
May 17, 2017
Pa e 6
Standard Required/Allowed Proposed
Courtyard -1,530 sq. ft.
Ground level planters -430 sq. ft.
Balconies -3,155 sq. ft.
Total -5,155 sq. ft.
Parking Residential: 2 spaces/unit (7 Residential: 14 parking spaces on-
units x 2 = 14 spaces) site
Compact Parking: 40% Compact Parking: 6 spaces
maximum of spaces provided
onsite (16 x .40=6.4 or 6
rounded down)
Office: 1 space/350 sq. ft. Office: 2 spaces provided onsite;
1,328/350 = 3.8 (4 spaces applicant is requesting to
rounded up) participate in the Parking In-Lieu
fee program for two (2) required
office parking spaces.
Comply
Yes
The project site is located outside of the Coastal Zone and in Parking Zone 2 of the Village, which allows
the developer to make an in-lieu fee payment for up to 100% of the on-site parking. As a condition of
project approval, the applicant shall be required to enter into an agreement to pay the parking in-lieu fee
prior to the issuance of building permits for the project. In order to participate in the Parking In-lieu Fee
program, the appropriate decision-maker (City Council) must find that:
1. The proposed project is consistent with the goals and objectives of the Village Master Plan and
Design Manual;
2. The proposed use is consistent with the land use district in which the property is located;
3. Adequate parking is available within the Village to accommodate the project's parking demands;
and
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Justification for the above referenced findings is as follows:
1. The project is consistent with Village Review Master Plan and Design Manual in that the project assists
in satisfying the goals and objectives through the following actions: 1) The mixed-use project
stimulates property improvements and new development in the Village by constructing a new
permitted mixed-use building in an area with a mix of dated buildings and increasing the intensity of
development within the Village, 2) It establishes Carlsbad Village as a quality shopping, working and
living environment by providing new employment opportunities, increasing the number, quality, and
diversity of housing units within the Village; and reinforces the pedestrian environment within the
Village and 3) Improves the physical appearance of the Village Area by redeveloping an underutilized
site on State Street with a new attractive building that adheres to the land use regulations and design
guidelines set forth for the area.
2. The proposed use is consistent with the goals and objectives set forth for Land Use District 4 of the
Village Master Plan and Design Manual in that the mixed-use development not only provides mutually
supportive uses in the form of residential and office uses on State Street, but reinforces the
pedestrian-orientation desired for the downtown area by providing new residents and employees an
RP 2016-0001/CT 2016-0002 (DEV 2016-0031) -TOWNHOUSE
May 17, 2017
Pa e 7
opportunity to walk to local shopping, dining, recreation, and mass transit functions. Furthermore,
its close proximity to mass transit helps to further the goal of providing new economic and residential
development near transportation corridors. The project will contribute to the revitalization of the
Village area in the form of a new building in a residential support area of the Village, new office lease
space, new employment opportunities and new patrons.
3. Adequate parking is available within the Village to accommodate the project's parking demands. A
parking study was recently completed for the Village and Barrio areas and parking occupancies were
observed in the morning (9 A.M.), afternoon (1:00 P.M.), and evening (7:00 P.M.). The highest
occupancy for all public parking lots combined in the Village was 72% at 1:00 P.M. in May of 2016.
This utilization ratio allows for continued implementation of the parking in-lieu fee program because
it is less than the 85% threshold for maximum utilization set by the City Council.
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Based on these findings, it is staff's recommendation that the proposed project warrants granting
participation in the Parking In-Lieu Fee Program for two parking spaces. If the City Council grants
participation in the Parking In-Lieu Fee Program, the project will satisfy its parking requirement as set
forth in the Village Master Plan.
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 allows for a mixed-use project
at this location. The surrounding development includes a 44' tall
residential building on the adjacent property to the south, a one-story
residential building to the north, one-story commercial building to the
east and the North County Transit District parking lot to the west.
Further north on State Street, taller residential buildings have
recently been approved and constructed. Given the existing setting
and development standards, an environment is established which
encourages larger and more intense development. Notwithstanding
the above, to address issues with respect to mass and scale, the
applicant has stepped the fourth floor back from the front and north
property lines as well as the ground floor along 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.
RP 2016-0001/CT 2016-0002 (DEV 2016-0031) -TOWNHOUSE
May 17, 2017
Pa e 8
Design Principle Analysis
2. Architectural design shall The proposed architectural design is characterized as contemporary
emphasize variety and and utilizes form, materials and colors to reinforce this theme. The
diversity ground floor of the proposed building incorporates a fiber cement
fa~ade with a charcoal grey color contrasted by a smooth stucco
landscape planter to enhance the pedestrian experience along the
streetscape. Material changes and clearly defined offsets are utilized
to break the building mass consistent with the village character. Such
material changes include smooth stucco, sanded stucco, wood siding
made of a high quality wood (accoya), and acrylic panels for the
balconies. The flat roofs provide contrast with the pitched roofs on
surrounding building.
3. Development shall be Land Use District 4 allows for a building up to 45 feet in height
small in scale (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 31.8
dwelling units per acre, 94 percent building coverage, and a
maximum building height of 44' 6". It is not feasible to strictly comply
with this guideline given the current development standards.
However, the project's design, articulation and not developing to the
maximum standards helps improve its compatibility with its
surroundings.
4. Intensity of development The project is consistent with this principle in that it is developed
shall be encouraged pursuant to the existing standards of Land Use District 4 which
includes setbacks, building coverage, height and open space.
5. All development shall The contemporary residential architectural style is strongly-related to
have a strong relationship the street through the use of office on the ground floor and view
to the street decks on the upper floors; this continues the neighboring
architectural context and streetscapes to provide pedestrian scale.
The project design includes the use of visually-interesting high quality
fa~ade materials such as fiber cement, wood siding and smooth/sand
finish stucco walls.
6. A strong emphasis shall See discussion for #5 above.
be placed on the design
of ground floor facades
7. Buildings shall be See discussion for #2 above.
enriched with
architectural features and
details
8. Landscaping shall be an Landscaping is proposed along the front along State Street along with
important component in new street trees. The development standards allow for minimal
the architectural design setbacks in District 4, limiting the opportunities for landscaping.
9. Parking shall be visually The proposed parking is visually subordinate in that all of the parking
subordinated spaces are located within a covered parking garage and are not visible
from State Street.
10. Signage No signage is proposed with the project. A separate sign permit will
be required to allow any proposed signage.
RP 2016-0001/CT 2016-0002 (DEV 2016-0031) -TOWNHOUSE
May 17, 2017
Pa e 9
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.
C. Subdivision Ordinance
The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has
found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the
City's Subdivision Ordinance (Title 20) for Tentative Tract Maps. The subdivision requires a Tentative Tract
Map because it involves the subdivision of more than five airspace condominiums. The project has been
conditioned to install all infrastructure-related improvements and the necessary easements for these
improvements concurrent with the development.
D. lnclusionary Housing
The proposed project involves the creation of seven (7) 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 7-unit project is therefore responsible
for providing one inclusionary unit. 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 one (1) housing credit 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 Townhouse residential condominium
development is providing its fair share of housing affordable to lower income households and, therefore,
is consistent with the lnclusionary Housing Ordinance.
E. Growth Management Ordinance (C.M.C. Chapter 21.90), Local Facilities Management Zone 1
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table 7 below.
TABLE 7 -GROWTH MANAGEMENT COMPLIANCE
Standard Impacts Compliance
City Administration 24.78 sq. ft. Yes
Library 13.2 sq. ft. Yes
Waste Water Treatment 7.9 EDU's Yes
Parks 049 acres Yes
Drainage 1.47 CFS Yes
Circulation 72ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools Elementary: 1.76 students Yes
Middle School: .5698 students
High School: .7273 students
RP 2016-0001/CT 2016-0002 (DEV 2016-0031) -TOWNHOUSE
May 17, 2017
Pa e 10
Standard Impacts
Sewer Collection System 1,738 GPD
Water 2,123 GPD
IV. ENVIRONMENTAL REVIEW
Compliance
Yes
Yes
The City Planner has determined that the project qualifies as a CEQA Guidelines Section 15332 (In-Fill
Development Project) Class 32 Categorical Exemption. The project: is consistent with the Village Master
Plan as well as the General Plan, within the city limits, is less than five (5) acres in size and is surrounded
by urban uses, site has no evidence of value as habitat for endangered, rare, or threatened species, will
not result in significant effects relating to traffic, noise, air quality, or water quality, and 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. 7244
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits "A" -"L" dated May 17, 2017
EXHIBIT 6
Planning Commission Minutes May 17, 2017 Page 3
Angela Schlatter, 3656 Highland Drive, stated her concerns with the big development on Highland Drive,
the looks of the neighborhood and traffic on Magnolia and Highland Drive.
Chairperson Segall asked if any member of the audience wished to address Agenda Item 1. Seeing none,
he closed public testimony.
Brian Sullivan, project applicant, 3758 Highland Drive, Carlsbad, CA 92008, replied to the issues raised
during public testimony.
Commissioner Anderson asked if there will be a fence on the eastern side of the property. Mr. Sullivan
replied yes.
Commissioner Goyarts asked if there are sports field lights from the school. Mr. Geldert stated no.
Commissioner Montgomery asked if the city is safeguarded by the maintenance agreement for the project
and how it will be constructed to maintain the private drive. Mr. Geldert stated that an HOA is required to
fund the maintenance for the drive aisle and the basin.
DISCUSSION
Commissioner Siekmann disclosed that she has driven by the property.
MOTION
ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner
Siekmann that the Planning Commission adopt Planning Commission Resolution
No. 7242 approving Tentative Tract Map CT 16-04, Planned Development Permit
PUD 16-03, Coastal Development Permit CDP 16-21 and Hillside Development
Permit HOP 16-01, based on the findings and subject to the conditions contained
therein as amended as listed in the errata sheet for the project.
VOTE: 6-0-1
AYES: Chairperson Segall, Commissioner Anderson, Commissioner Goyarts,
Commissioner Montgomery, Commissioner Rodman and Commissioner Siekmann
NOES: None
ABSENT: Commissioner Black
ABSTAIN: None
Chairperson Segall closed the public hearing on Agenda Item 1.
Chairperson Segall closed public hearing on Agenda Item 1, asked Mr. Neu to introduce the next item and
opened the public hearing on Agenda Item 3.
3. RP 2016-0001/CT 2016-0002 {DEV 2016-0031) -TOWNHOUSE -Request for a
recommendation of approval of a Major Review Permit and Tentative Tract Map to allow
for the demolition of a one-story commercial building and the construction of a four-story
mixed-use building consisting of 1,622 square feet of ground floor office space and seven
condominium units located at 2677 State Street in Land Use District 4 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 3 and stated Associate Planner Austin Silva would make the staff
presentation.
Planning Commission Minutes May 17, 2017 Page4
Chairperson Segall asked if any of the Commissioners have ex parte communications to disclose for this
item.
Commissioner Goyarts disclosed that he has driven by the site.
Commissioner Siekmann stated that she also drove by the project site.
Chairperson Segall disclosed that he drove by the project site.
Mr. Silva gave a presentation and stated he would be available to answer any questions.
Chairperson Segall asked if there were any questions of staff.
Commissioner Anderson inquired about tree maintenance. Mr. Geldert clarified that they will be maintained
by city staff.
Commissioner Goyarts asked if the trees will be fully matured. Mr. Geldert stated that when installed, they
will be smaller since they grow quite large. Mr. Silva confirmed that the size of the palm trees when installed
is 24 inch box.
Chairperson Segall asked if there were any further questions of staff. Seeing none, he asked if the applicant
wished to make a presentation.
Ed Leonard, AVRP/Skyport Studios, Suite 200, 703 161h Street, San Diego, assisted by Mark Benjamin,
P.O. Box 7050, Rancho Santa Fe, made a presentation.
Chairperson Segall asked if there were any questions of the applicant.
Commissioner Anderson asked if Leadership in Energy and Environmental Design (LEED) will be intended
for the project. Mr. Benjamin stated that he is not intending to build the project with LEED.
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.
Robert Pastor, 2727 State Street, commented that the addition of the residential development on State
Street would be beneficial for the survival of his business.
Chairperson Segall asked if any member of the audience wished to address Agenda Item 1. Seeing none,
he closed public testimony.
DISCUSSION
Commissioner Montgomery stated that he can support the project.
Commissioner Anderson commented that she has an ongoing concern with the north county transit parking
lot.
Chairperson Segall stated that he can support the project.
Planning Commission Minutes May 17, 2017 Page 5
MOTION
ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner
Siekmann that the Planning Commission adopt Planning Commission Resolution
No. 7244 recommending approval of Major Review Permit RP 2016-0001 and
Tentative Tract Map CT 2016-0002 to the City Council based on the findings and
subject to the conditions contained therein.
VOTE: 6-0-1
AYES: Chairperson Segall, Commissioner Anderson, Commissioner Goyarts,
Commissioner Montgomery, Commissioner Rodman and Commissioner Siekmann
NOES: None
ABSENT: Commissioner Black
ABSTAIN: None
Chairperson Segall closed the public hearing on Agenda Item 3.
COMMISSION COMMENTS
Commissioner Goyarts commented that he would prefer to see high end palm trees on State Street such
as the Phoenix date palms versus queen palms. Mr. Benjamin stated that they will be king palm trees.
CITY PLANNER COMMENTS
None.
CITY ATTORNEY COMMENTS
None.
ADJOURNMENT
By proper motion, the Regular Meeting of the Planning Commission of May 17, 2017 was adjourned at 7:08
p.m.
DON NEU
City Planner
Farah Nisan
Minutes Clerk
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GclslERAL NOTES
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KEYNOTES:
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METALFACIA
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RP 2016-0001 / CT 2016-0002
KEYNOTES:
@) WOOD SIDING
§] METAl FACIA
~ SMOOTH FINISH STUCCO
~ FIBER CEMENT FACADE
~ METAL PLANTER
~ RAISED PLANTER BOX
~ ACRYLIC PANEL
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~ GARAGE DOOR
(!:D METAL COPING
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-\LS
AFFIDAVIT OF MAILING
NOTICE OF PUBLIC HEARING
TO: CITY CLERK
DATE OF PUBLIC HEARING: __ J~/ __..___\ _\ +-'-\c-_7 (_,._._"')-'-\ l ______ _
SUBJECT: .----,-u\i-J V:\ \'1u\/l5:s'C
LOCATION: \ 2C·O c~~"<'lStJc)c\ \I ·l\) <j{\(::: f} l \ir:c::
DATE NOTICES MAILED TO PROPERTY OWNERS: :J {_p /).Cf I/ '7
'
NUMBER MAILED:
I declare under penalty of perjury under the laws of the State of California that I am
employed by the City of Carlsbad and the foregoing is true and correct.
CITY CLERK'S OFFICE
I .
\~C;l((tua ;(JJi mu~ w /~; /17
(Signature) (Date)
SENT TO FOR PUBLICATION VIA E-MAIL TO: 0 Union Tribune
PUBLICATION DATE: Union Tribune
r7-----L.:J.-COast News
--------------
Coast News VJ f ~ D ------,/---""'----------
I declare under penalty of perjury under the laws of the Stpte of California that I am
employed by the City of Carlsbad in the City Clerk's Office afld the1orenoing is true and I / -·-r
Date: \J2 \z_7 ) \ J ./~/ correct. \ ~, , ,
i --+ · e) =-==----.._
Attachments: 1) Mailing Labels
2) Notice w/ attachments
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council
of the City of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village
Drive, Carlsbad, California, at 6:00 p.m. on Tuesday, July 11, 2017, to consider approving a Major
Review Permit and Tentative Tract Map to allow for the demolition of a one-story commercial
building and the construction of a four-story mixed-use building consisting of 1,622 square feet of
ground floor office space and seven condominium units located at 2677 State Street in Land Use
District 4 of the Village Review Zone and within Local Facilities Management Zone 1 and more
particularly described as:
PARCEL 1:
All of Lot 6 of SEASIDE LANDS, according to Map thereof No.
1722, filed in the Office of the County Recorder of San Diego
County, July 28, 1921.
EXCEPT the Southerly 51 feet, the Northerly line of said
Southerly 51 feet being parallel with the dividing line between
Lots 5 and 6 in said Seaside Lands.
Parcel 2:
The Southeasterly half of Lot 7 in Seaside Lands, according to
Map thereof No. 1722, filed in the Office of the County Recorder
of San Diego County, July 28, 1921.
Whereas, on May 17, 2017 the City of Carlsbad Planning Commission voted 6-0-1 (Black absent)
to recommend approval of a Major Review Permit and Tentative Tract Map to allow for the
demolition of a one-story commercial building and the construction of a four-story mixed-use
building consisting of 1,622 square feet of ground floor office space and seven condominium units
located at 2677 State Street in Land Use District 4 of the Village Review Zone and within Local
Facilities Management Zone 1. The City Planner has determined that this project belongs to a
class of projects that the State Secretary for Resources has found do not have a significant impact
on the environment, and is therefore categorically exempt from the requirement for the
preparation of environmental documents pursuant to section 15332 (In-fill Development Projects)
of the State CEQA guidelines.
Those persons wishing to speak on this proposal are cordially invited to attend the public hearing.
Copies of the staff report will be available on and after Thursday, July 6, 2017. If you have any
questions, please contact Austin Silva in the Planning Division at (760) 602-4631 or
austin.silva@carlsbadca.gov.
If you challenge the Major Review Permit and/or the Tentative Tract Map in court, you may be
limited to raising only those issues you or someone else raised at the public hearing described in
this notice or in written correspondence delivered to the City of Carlsbad, Attn: City Clerk's Office,
1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing.
CASE FILE: RP 2016-0001/CT 2016-0002 (DEV2016-0031)
CASE NAME: TOWNHOUSE
PUBLISH: JUNE 30, 2017
CITY OF CARLSBAD
CITY COUNCIL
SITE MAP
• N
NOT TO SCALE
Townhouse
RP 2016-0001/CDP 2016-0002
Ec:,sy Pee1® Labels
Use Avery® Template 5160®/8160™
MARK BENJAMIN
PO BOX 7050
RANCHO SANTA FE CA 92067
I I
I J
SAN DIEGO GAS & ELECTRIC CO
PO BOX 129831
SAN DIEGO CA 92112
CAIN FAMILY TRUST 11-19-07
2687 ST A TE ST
CARLSBAD CA 92008
NORTH SAN DIEGO COUNTY
TRANSIT DEVELOPMENT BOARD
810 MISSON AVE
OCEANSIDE CA 92054
EDWARDS J KS G FAMILY
TRUST 02-15-01
3980 ADAMS ST
CARLSBAD CA 92008
SGUEGLIA VINCENT & NINA
TRUST 03-16-05
2659 ST A TE ST
CARLSBAD CA 92008
ARMY & NA VY ACADEMY
CARLSBAD CALIFORNIA
PO BOX 3000
CARLSBAD CA 92018
BLACKBURN 2000 TRUST B 06-
13-00
202 RAINBOW LN
OCEANSIDE CA 92054
BEECHTREE OFFICE BUILDING
PARTNERSHIP
UNITD
2653 ROOSEVELT ST
CARLSBAD CA 92008
METROPOLITAN/SD PB STATE
STREET LLC
UNITA
2929 CANON ST
SAN DIEGO CA 92106
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PEACOCK & PEACOCK
403 PARKWOOD LN
LEUCADIA CA 92024
ONE RAIL YARD LOFTS LL C
PO BOX 7050
RCHO SANTA FE CA 92067
MARK BENJAMIN
PO BOX 7050
RCHO SANTA FE CA 92067
CANTABRANA 2005 TRUST 02-19-
05
2639 ST ATE ST
CARLSBAD CA 92008
E R E PROPERTiES L L C
1054 LA SOM BRA DR
SAN MARCOS CA 92078
SCHROEDER THOMAS S LIVING
TRUST 03-05-15
3518 CALLE GAVANZO
CARLSBAD CA 92009
SMITH EDMUND & EDITH FAMILY
TRUST 05-28-96
3271 WESTWOOD DR
CARLSBAD CA 92008
RALPH A/F CJ STRASSER
1518 AVOCADO RD
OCEANSIDE CA 92054
EISLER FAMILY SURVIVORS
TRUST 09-17-87
6631 LITTLER DR
SAN DIEGO CA 92119
CHAMBERLAIN MICHAEL A &
KIMBERLY A 2004 TRUST
2653 ROOSEVELT ST
CARLSBAD CA 92008
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125 MOZART AVE
CARDIFF CA 92007
DON C WHITAKER
2685 ST A TE ST
CARLSBAD CA 92008
VENSTROM FAMILY TRUST 08-
03-04
2933 LANCASTER RD
CARLSBAD CA 92010
SPEERT ELLEN FAMILY TRUST
11-02-87
2633 ST A TE ST
CARLSBAD CA 92008
CARLSBAD STATE STREET L L C
2739 ST A TE ST
CARLSBAD CA 92008
ARTUKOVIC FAMILY TRUST 11-
15-99
1815 IVY RD
OCEANSIDE CA 92054
M R CARLSBAD 11 LLC
UNIT 100
1818 1ST AVE
SAN DIEGO CA 92101
DONALD K & LAEL J DEWHURST
. 3425 SEACREST DR
CARLSBAD CA 92008
TREJO FAMILY TRUST 07-16-02
3383 ADAMS ST
CARLSBAD CA 92008
HUSTON FAMILY TRUST 05-18-92
PO BOX 547
CARLSBAD CA 92018
www.avery.com
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I I I .!
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2621 ROOSEVELT L L C
PO BOX 1707
F ALLBROOK CA 92088
ANA M CASO
2568 ST A TE ST
CARLSBAD CA 92008
NVISION CAPITAL LLC
UNIT 307
4040 MACARTHUR BLVD
NEWPORT BEACH CA 92660
DUFF ROBERT A 2003 TRUST
2690 ROOSEVELT ST
CARLSBAD CA 92008
STANS KATZ
P O BOX 235481
ENCINITAS CA 92023
ANGELINA VASQUEZ
2564 ROOSEVELT ST
CARLSBAD CA 92008
PEDRO E & MYRNA Y RECINOS
2566 ROOSEVELT ST
CARLSBAD CA 92008
THOMAS PAGE
2572 ROOSEVELT ST
CARLSBAD CA 92008
JEANIE SCHEXNAYDER
2578 ROOSEVELT ST
CARLSBAD CA 92008
WELCH FAMILY TRUST 09-27-99
351 BEECH A VE
CARLSBAD CA 92008
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JONES RICHARD L TRUST 10-25-
06
2608 ST ATE ST
CARLSBAD CA 92008
LANCER INDUSTRIES INC
1547 AVENIDA LA POSTA
ENCINITAS CA 92024
CSTATE LL C
UNIT B2
2244 S SANT A FE A VE
VISTA CA 92084
GARY L & JESSICA L JACKSON
UNITF
2718 ROOSEVELT ST
CARLSBAD CA 92008
SEVILLE HOLDINGS LL C
1630 VALDES DR
LA JOLLA CA 92037
RYAN LLEWELLYN
2562 ROOSEVELT ST
CARLSBAD CA 92008
KAREN C ROBBINS
2568 ROOSEVELT ST
CARLSBAD CA 92008
BEVERLY A STAVRON
257 4 ROOSEVELT ST
CARLSBAD CA 92008
JENNIFER BOLAND
2576 ROOSEVELT ST
CARLSBAD CA 92008
WHITMER CHRIS E & TERRIE Y
REVOCABLE TRUST 04-16-99
P O BOX 675685
RANCHO SANTA FE CA 92067
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CSTATE LL C
UNIT B2
2244 S SANT A FE AVE
VISTA CA 92084
KENT R PATERSON
UNIT 130
5315 AVENIDA ENCINAS
CARLSBAD CA 92008
DAVIS JAMES R TRUST 05-20-02
UNIT 610
13215 PENN ST
WHITTIER CA 90602
GP-SD LLC
652 CAPILANO DR
BRENTWOOD CA 94513
BROWAR MS FAMILY TRUST 02-
09-88
PO BOX 81007
SAN DIEGO CA 92138
MARTIN V & MARIA I ALCANTAR
2560 ROOSEVELT ST
CARLSBAD CA 92008 ·
LUISA LOPEZ
2570 ROOSEVELT ST
CARLSBAD CA 92008
CHRISTA DWYER
2580 ROOSEVELT ST
CARLSBAD CA 92008
ROJAS ROBERTO F & SARA G
LIVING TRUST 12-28-91
2650 ROOSEVELT ST
CARLSBAD CA 92008
TOMARO LIVING TRUST 08-10-04
385 BEECH AVE
CARLSBAD CA 92008
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1-800-GO-AVERY
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FAGRELL FAMILY TRUST 05-01-
01
4114 TIERRA VISTA
BONSALL CA 92003
MATTHEW J & RODERICK
MELODY A CONDOMITTI
UNIT 202
2778 CARLSBAD BL VD
CARLSBAD CA 92008
PATRICIA C WRIGHT
UNIT 208
2778 CARLSBAD BL VD
CARLSBAD CA 92008
RANDALL K & MARTHA M
PORTER
2177 N GRANDVIEW RD
ORANGE CA 92867
TIMOTHY J & TRACY E CLARK
1161 W SUNRISE PL
CHAN OLER AZ 85248
DREW PATRICIA L TRUST 06-30-
14
UNIT 215
2778 CARLSBAD BLVD
CARLSBAD CA 92008
WARSHAWSKY FAMILY TRUST
02-01-02
72211 BARBARA DR
RANCHO MIRAGE CA 92270
GAUDREAU-RICHTER LIVING
TRUST 07-24-14
UNIT 100
2756 CARLSBAD BL VD
CARLSBAD CA 92008
ELENA B WILKINSON/JEFFREYS
SCHALL
UNIT 103
2756 CARLSBAD BL VD
CARLSBAD. CA 92008
SANGEORGE FAMILY TRUST 07-
01-13
6964 AMMONITE PL
CARLSBAD CA 92009
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ROBERT H & JO ANN E CAAN
333 BEECH AVE
CARLSBAD CA 92008
LOURDES FERNANDEZ
UNIT 204
2778 CARLSBAD BL VD
CARLSBAD CA 92008
WALTER A & LAMBERT-AUSMAN
NATALIA V AUSMAN
UNIT 210
2778 CARLSBAD BL VD
CARLSBAD CA 92008
SCHWARTZ REVOCABLE LIVING
TRUST 06-16-15
16220 SUMMERSHADE DR
LA MIRADA CA 90638
THEODORE L OCKELS
456 HIGH TIARA CT
GRAND JCT CO 81507
FIRAS M & DIANNA S RAHHAL
4249 TARZANA ESTATES DR
T ARZANA CA 91356
NELSON CHRISTINE M
REVOCABLE TRUST 10-18-94
3021 E SHAKESPEARE PL
SALT LAKE CTY UT 84108
SABIHA PASHA TRUST
UNIT 101
2756 CARLSBAD BL VD
CARLSBAD CA 92008
SK J FAMILY INVESTMENTS LLC
100 48TH AVE NW
NORMAN OK 73072
OHARA FAMILY TRUST 09-10-03
1621 FRANCIS WAY
UPLAND CA 91784
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REMY KIRKHAM
UNIT 35
351 ACACIA AVE
CARLSBAD CA 92008
CRAIG WEBBER
UNIT 206
2778 CARLSBAD BLVD
CARLSBAD CA 92008
HICKS GREGORY C & KARRI J
2005 REVOCABLE TRUST
UNIT 201
2778 CARLSBAD BL VD
CARLSBAD CA 92008
WIELAND RICHARD C & DIANE L
FAMILY TRUST 3 02-06-15
UNIT 207
2778 CARLSBAD BL VD
CARLSBAD CA 92008
HOMER & LUCY HOLT
2241 E CHRISTY DR
PHOENIX AZ 85028
DWAYNE & LISA BUTH
3114 DEL REY AVE
CARLSBAD CA 92009
RICHARD L & DEBORAH C
LARKIN
2037 W FLETCHER ST
CHICAGO IL 60618
WULBRECHT MAURICE E &
KATHRYN D REVOCABLE LIVING
UNIT 102
2756 CARLSBAD BL VD
CARLSBAD CA 92008
D L K SERVICES L L C
UNIT 303
100 SPORTFISHER DR
OCEANSIDE CA 92054
CELESTE NICHOLS/SCOTT
NILSSEN
6022 N 64TH PL
PARADISE VL Y AZ 85253
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PRIETTO JOHN G REVOCABLE
LIVING TRUST 07-21-05
3071 JEFFERSON ST
CARLSBAD CA 92008
I I
I
J
OESTERLE FAMILY TRUST 10-25-
90
152 WITHAM RD
ENCINITAS CA 92024
JONES BARBARA H REVOCABLE
LIVING TRUST 05-19-14
UNIT 302
2778 CARLSBAD BLVD
CARLSBAD CA 92008
FORD NANCY E TRUST 11-03-15
81415 THUNDER GULCH WAY
LA QUINTA CA 92253
LIBERIO ROCCO J & KATHLEEN
M FAMILY TRUST 07-01-01
UNIT 202
155 S EL MOLINO AVE
PASADENA CA 91101
BRETT L & LAURA E SMITH
UNIT 101
2748 CARLSBAD BLVD
CARLSBAD CA 92008
MORRA FAMILY TRUST
2601 OLD SPANISH TRL
ESCONDIDO CA 92025
HARRIS JAMES M & KA TH LEEN M
REVOCABLE LIVING TRUST
2305 DANMAR CT
LOMITA CA 90717
AARONSON FAMILY TRUST 12-
15-11
2422 S YOSEMITE DR
PALM SPRINGS CA 92264
ROACH FAMILY TRUST 10-21-05
PO BOX 580915
N PALM SPGS CA 92258
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FORD JOHN E FAMILY TRUST 04-
16-03
2445 OCEAN ST
CARLSBAD CA 92008
CHRISTOPHER & CARLOTHA
FLORES
UNIT 300
2778 CARLSBAD BL VD
CARLSBAD CA 92008
ANGELA HICKS
UNIT 303
2778 CARLSBAD BLVD
CARLSBAD CA 92008
JOHN E LILLFORS
UNIT 101
2764 CARLSBAD BL VD
CARLSBAD CA 92008
NEWHOUSE LIVING TRUST 08-
20-15
UNIT 104
2764 CARLSBAD BL VD
CARLSBAD CA 92008
STEPHANIE SOMMERS
1180 COUNTY ROAD 2320
MINEOLA TX 75773
BENSON FAMILY TRUST 01-15-98
UNIT 103
2768 CARLSBAD BL VD
CARLSBAD CA 92008
COSTELLO FAMILY TRUST 05-10-
94
PO BOX 1570
RANCHO SANTA FE CA 92067
THOMAS A & COMPTON SUE C
POTTER
3679 CAMINO MARGLESA
ESCONDIDO CA 92025
CONNOLLY LIVING TRUST 11-17-
04
UNIT 207
27 44 CARLSBAD BL VD
CARLSBAD CA 92008
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HANIFAN J & L FAMILY TRUST 04-
09-02
UNIT 115
1575 DELUCCHI LN
RENO NV 89502
MIGUEL A & MARIA S GONZALEZ
UNIT 301
2778 CARLSBAD BLVD
CARLSBAD CA 92008
JILL D SCHILLING
UNIT 304
2778 CARLSBAD BL VD
CARLSBAD CA 92008
PAULE & KIMBERL NIXON
UNIT 102
2764 CARLSBAD BL VD
CARLSBAD CA 92008
BETH A TEEGARDEN
UNIT 100
2748 CARLSBAD BLVD
CARLSBAD CA 92008
GUGINO JAMES E TRUST 04-07-
06
3105 RANCHO MONTANA
CARLSBAD CA 92009
DORAZI DAVID F TRUST 03-31-04
4717 HAMPTON RD
LA CANADA CA 91011
LANDES FAMILY TRUST 10-12-93
UNIT 102
2752 CARLSBAD BL VD
CARLSBAD CA 92008
LUCKMAN CHARLES & DENISE
TRUST 06-26-95
521 W VIA LOLA
PALM SPRINGS CA 92262
ZOSCHAK PETER JR & BETH
TRUST 07-14-03
PO BOX 280
CARLSBAD CA 92018
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VOGEL DREW F REVOCABLE
TRUST 08-14-00
106 MARTIN DR NE
ORANGE CITY IA 51041
DIPASQUALE JILL M TRUST 05-
11-06
6800 S XANTH IA ST
ENGLEWOOD CO 80112
LOUAI AL-FARAJE
UNITB
4710 RUFFNER ST
SAN DIEGO CA 92111
HOWARD-JONES MARITAL
TRUST 03-31-81
20440 KEYSTONE CT
BEND OR 97702
I I I
A
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NEVILLE BRUCE & AYSIN TRUST
10-03-01
UNIT 204
2744 CARLSBAD BLVD
CARLSBAD CA 92008
CINQUE ROBERT & CHRISTINE
LIVING 2004 TRUST 08-03-04
UNIT 201
2744 CARLSBAD BLVD
CARLSBAD CA 92008
DEWHURST FAMILY REVOCABLE
TRUST 03-13-90
3425 SEACREST DR
CARLSBAD CA 92008
OSTRIE FAMILY INC
PO BOX8
RANCHO SANTA FE CA 92067
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TOONE THOMAS L FAMILY
TRUST 06-26-06
76 E MITCHELL DR
PHOENIX AZ 85012
DROGO SAMUEL & RHONDA L
REVOCABLE TRUST 07-13-98
UNIT 200
2744 CARLSBAD BLVD
CARLSBAD CA 92008
CARLSBAD VILLAGE THREATRE
LLC
4028 PARK DR
CARLSBAD CA 92008
BEAZLEY BRENT & DENISE
FAMILY TRUST 10-18-04
UNIT 1030
16633 VENTURA BL VD
ENCINO CA 91436
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CARLSBAD UNIFIED SCHOOL DISTRICT
6225 EL CAMINO REAL
CARLSBAD CA 92011
SAN DIEGUITO SCHOOL DISTRICT
710 ENCINITAS BLVD
ENCINITAS CA 92024
CITY OF ENCINITAS
505 S VULCAN AV
ENCINITAS CA 92024
CITY OF VISTA
200 CIVIC CENTER DR
VISTA CA 92084
STATE OF CALIFORNIA
DEPT OF FISH AND WILDLIFE
3883 RUFFIN RD
SAN DIEGO CA 92123
SAN DIEGO LAFCO
STE 200
9335 HAZARD WAY
SAN DIEGO CA 92123
U.S. FISH & WILDLIFE
STE 250
2177 SALK AV
CARLSBAD CA 92011
CARLSBAD CHAMBER OF COMMERCE
5934 PRIESTLEY DR
CARLSBAD CA 92008
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SAN MARCOS SCHOOL DISTRICT
STE 250
255 PICO AV
SAN MARCOS CA 92069
LEUCADIA WASTE WATER DISTRICT
TIM JOCHEN
1960 LA COSTA AV
CARLSBAD CA 92009
CITY OF SAN MARCOS
1 CIVIC CENTER DR
SAN MARCOS CA 92069-2949
VALLECITOS WATER DISTRICT
201 VALLECITOS DE ORO
SAN MARCOS CA 92069
REGIONAL WATER QUALITY CONTROL
BOARD
STE 100
2375 NORTHSIDE DR
SAN DIEGO CA 92108-2700
AIR POLLUTION CONTROL DISTRICT
10124 OLD GROVE RD
SAN DIEGO CA 92131
CA COASTAL COMMISSION
ATTN KANAN! BROWN
STE 103
7575 METROPOLITAN DR
SAN DIEGO CA 92108-4402
MICHAEL MCSWEEN EV -BIA SD
STE 110
9201 SPECTRUM CENTER BLVD
SAN DIEGO CA 92123-1407
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ENCINITAS SCHOOL DISTRICT
101 RANCHO SANTA FE RD
ENCINITAS CA 92024
OLIVENHAIN WATER DISTRICT
1966 OLIVEN HAIN RD
ENCINITAS CA 92024
CITY OF OCEANSIDE
300 NORTH COAST HWY
OCEANSIDE CA 92054
I.P.U.A.
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SCHOOL OF PUBLIC ADMIN AND URBAN
STUDIES
SAN DIEGO STATE UNIVERSITY
SAN DIEGO CA 92182-4505
SD COUNTY PLANNING
STE 110
5510 OVERLAND AV
SAN DIEGO CA 92123-1239
SANDAG
STE 800
401 B ST
SAN DIEGO CA 92101
AIRPORT LAND USE COMMISSION
SAN DIEGO CO. AIRPORT AUTHORITY
PO BOX 82776
SAN DIEGO CA 92138-2776
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DRIVE
CARLSBAD CA 92008
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Town House
RP 2016-0001/CT 2016-0002
Location Map
Townhouse
6 0001 / CDP 2016-0002 RP201 -
8
Subject Property
Property to the North
Property to the South
Property to the East
Property to the West
Project Description
•Demolish one-story commercial building (Johnson’s
Auto Body)
•Construct a four-story mixed-use building with 1,622
square feet of office space and 7 condominium units
•Residential units are all two-bedrooms and range in
size from 1,993 square feet to 2,934 square feet
ALLElv
ELEC
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1
COMPACT
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9
COMP/CT
omtE
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10
3
COIJP.ICT
11
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COl,tPN;.T
OOSTJIG AOJACCNT
8Ull.Dt<G
8, Cf
5
COt.4?.ICT
l)AIV,G{
U75Sf
tS-2 OCCUPANCY)
12 1l ,.
D
D
15
~SPOUT
W/KRISTAA
FILTER TYP
!)Nl\llj\ld()H
11
ACCESSIBLE
OfF1CE
DS 0
OffU ~
1.622 SF GROSS
IU1$Sf kETRlRP-NGCAI.CJ 80CCUPANCY
I
I
I
BACKFLOW PREVEl'ITl;R
STATE STREET
Development Standards
Standard Required/Allowed Proposed Comply
Front Yard Setback 0 feet (first floor)
10 feet average for all floors
above first floor
5’
10’ average minimum for all floors
above first floor
Yes
Side Yard Setback No minimum or maximum
requirement
0’Yes
Rear Yard Setback No minimum or maximum
requirement
2’ 4”Yes
Building Height 45 feet 44’ 6” Yes
Building Coverage 100%94%Yes
Open Space 20% (1,960 sq. ft.)52%
Courtyard –1,530 sq. ft.
Ground level planters –430 sq. ft.
Balconies –3,155 sq. ft.
Total –5,155 sq. ft.
Yes
Development Standards, continued
Standard Required/Allowed Proposed Comply
Parking Residential:
2 spaces/unit
(7 units x 2 = 14 spaces)
Compact Parking:
40% maximum of spaces
provided onsite (16 x .40=6.4
or 6 rounded down)
Office:
1 space/350 sq. ft.
1,328/350 = 3.8 (4 spaces
rounded up)
Residential:
14 parking spaces on-site
Compact Parking:
6 spaces
Office:
2 spaces provided onsite; applicant
is requesting to participate in the
Parking In-Lieu fee program for two
(2) required office parking spaces.
Yes
East & West Elevations
1 EAST ELEVATION (STATE ST.) ;--....;--;·
2 WEST ELEVATION
Consistency with Design Guidelines
•The building is stepped
back at upper levels
•The building utilizes simple
building forms
•Visual interest is provided
on all sides of the building
•Façade projections and
recesses are provided
Consistency with Design Guidelines
•Stucco and wood siding
is used, both
recommended
materials
•Access to the parking
area is provided from
the alley and parking is
visually subordinate
Recommendation
That the City Council ADOPT a resolution
APPROVING of Major Review Permit RP 2016-0001
and Carlsbad Tract Map CT 2016-0002.
state street perspective - north
TOWN HOUSE
state street perspective - south
TOWN HOUSE
transit oriented development
site plan - building / pedestrian orientation
TRASH
AREA 1
COMPACT
C
2
COMPACT
10
3
COMPACT
11
STORAGE7
10'CLG
1,030CF
D
4
COMPACT
EXISTING ADJACENT
BUILDING
STORAGES
0'CLG
8, OCF
5
COMPACT
GARAGE
~
(S-2 OCCUPANCY)
12 13 14
o DS
15
128.00'
STORAGE 5-10' CLG
950CF
8
VANACCES.
RESIDENTIAL
16
ACCESSIBLE
OFFICE
(DOWNSPOUT W/KRlSTAR
FILTER, TYP.
J
41JSF(NET)
OFFICE
1,622 SF GROSS
(1.328 S.F. NET FOR PARKING CALC.)
BOCCUPANCY
an inspired vision for lifestyle that is balanced & sustainable
RAILYARD LOFTS
RAILYARD LOFTS
RAILYARD LOFTS
RAILYARD LOFTS
RAILYARD LOFTS
2685 ST A TE ST
RAIL YARD LOFTS
Carlsbad, California
HAS FULFILLED THE REQUIREMENTS OF THE LEED GREEN BUILDING RATING SYSTEM CERTIFICATION ESTABLISHED
BY THE U.S. GREEN BUILDING COUNCIL AND VERIFIED BY GREEN BUSINESS CERTIFICATION INC.
LEED 2008
HOMES
October 2016
. . .
MAHESH RAMANUJAM, PRESIDENT & CEO, U.S. GREEN BUILDING COUNCIL,
PRESIDENT & CEO, GREEN BUSINESS CERTIFICATION INC.
c+)
USGBC
2101 L STREET, NW
SUITE 500
WASHINGTON DC 20037
202 828-7422
USGBC.ORG
FOUNDERS
David Gottfried
Michael Italiano
S. Richard Fedrizzi
10/20/2016
Mark Benjamin
m. benjamin + co.
2685 State Street
Carlsbad, CA 92024
United States
Greetings,
On behalf of the U.S. Green Building Council, I congratulate you on
achieving LEED certification for 2685 State St Railyard Lofts. Your project
has achieved gold certification under the LEED 2008 Homes rating system
with a total of 83 points.
LEED certification identifies 2685 State St Railyard Lofts as a showcase
example of sustainability and demonstrates your leadership in
transforming the building industry. In honor of this impressive achievement
and in appreciation of your participation in LEED, we are pleased to
present you with the enclosed certificates recognizing your
accomplishment.
Now that your project has achieved LEED certification, we encourage you
to share your project with the green building community. Please follow the
prompt in LEED Online to make it a "public" project. Public projects appear
in our LEED project directory found on USGBC.org and are eligible to
participate in additfonal marketing efforts and campaigns.
Congratulations on earning LEED certification, and thank you for your
commitment to our common goal of building a healthy, sustainable future.
Sincerely,
Mahesh Ramanujam
President & CEO, U.S. Green Building Council and Green Business
Certification Inc.