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2017-09-12; City Council; ; Approve a Tentative Tract Map, Major Review Permit, and Coastal Development Permit in Land Use District 1 of the Village Review zone. Beach Village Life 1 Mixed Use CT 16
CA Review ~ (i CITY COUNC IL Staff Report Meeting Date: To: From: Staff Contact: Subject: Project Name: Project No.: September 12, 2017 Mayor and City Council Kevin Crawford, City Manager Chris Garcia, Associate Planner chris.garcia@carlsbadca.gov or 760-602-4622 Approve a Tentative Tract Map, Major Review Permit, and Coastal Development Permit for construction of a hotel, spa, retail, and residential condominium project on the south side of Christiansen Way in Land Use District 1 of the Village Review zone. Beach Village Life 1 Mixed Use CT 16-03/RP 16-09/CDP 16-16 (DEV16019) Recommended Action That the City Council hold a public hearing and adopt a Resolution approving Tentative Tract Map No. CT 16-03, Major Review Permit No. RP 16-09, and Coastal Development Permit No. CDP 16-16 to construct a four-story, mixed-use building consisting of 17 hotel rooms, a spa, retail and nine residential condominiums located on a vacant lot on the south side of Christiansen Way between Carlsbad Boulevard and Washington Street. Executive Summary The applicant, Beach Village Life 1, LLC, is seeking approval of a Tentative Tract Map, Major Review Permit and a Coastal Development Permit to construct a four-story mixed-use building. The proposed mixed-use building includes 17 hotel rooms, a spa, small retail area, nine residential condominiums, and two partially sub-grade parking garages containing a combined 53 parking spaces. On August 2, 2017, the Planning Commission conducted a continued public hearing and recommended approval of the project (4-0, Commissioners Black, Goyarts and Segall absent). Discussion The 0.28-acre site is located on the south side of Christiansen Way between Carlsbad Boulevard and Washington Street, and is presently a vacant, unpaved lot. The project site is located in Land Use District 1, Carlsbad Village Center, of the Village Master Plan which lists mixed-use projects as permitted uses. The proposed project has a uniform architectural design that blends the mix of uses on the site. The majority of the building is covered with smooth stucco and includes cast stone sills, decorative balcony railings, awnings, and an enhanced front entry from Christiansen Way. The exposed area of the parking garage incorporates a manufactured stone veneer contrasted by planter landscaping to soften the pedestrian experience along the streetscapes. Following the existing grade of the site which slopes from west to east, the building steps down in the middle, providing variety to the building. The majority of the Page 283 #12 building is at or below the 45' height allowance for District 1. However, four enclosed stairway/elevator access points extend up to 52' in height at their peak, which is permitted by Carlsbad Municipal Code (CMC) Section 21.46.020. The applicant originally requested a standard modification for reduced front setbacks and also proposed several large stairway/elevator towers projecting above the maximum height. However, staff was not supportive of the standard modification or the design and height of the stairway/elevator towers. Therefore, at the June 7, 2017 Planning Commission hearing, staff recommended that the Planning Commission recommend denial of the project to the City Council. At that time, the applicant requested a continuance in order to redesign the project to modify the towers, meet the required setbacks, and eliminate the request for a standard modification. The applicant worked with staff and redesigned the building to meet all development and design standards and reduce the mass and heights of the stairway/elevator towers. The project was scheduled for the August 2, 2017 Planning Commission hearing and staff supported the project as proposed. During the review process, staff received phone calls, emails and letters supporting the project, as well as opposing the project. Public concerns consisted of building mass, building height, and traffic. Support of the project came from surrounding residents and property owners stating that the project provides good architectural design and appropriate land uses, enhances tourism, increases employment opportunities, provides on-site parking, and improves a portion of Christiansen Way with paved, public parking. The project is consistent with applicable design guidelines of the Village Master Plan and Design Manual. The proposed development has a strong relationship to the street, is enriched with architectural features and details, incorporates landscaping as an important component of the architectural design, visually subordinated parking, provides a variety of setbacks, and incorporates pitched roof elements. The project meets all of the development standards for Land Use District 1 including density, setbacks, building height, building coverage, open space and parking. Staff's full analysis of compatibility with the General Plan and the Village Master Plan and Design Manual is contained in the attached Planning Commission Staff Report dated August 2, 2017. The applicant is requesting to purchase two (2) affordable housing credits in lieu of providing affordable units on-site. The developer has shown that constructing two affordable housing units on-site would not be financially feasible since it would require the addition of an elevator and would reduce the sizes of the market rate units. Therefore, the project is required to purchase two (2) housing credits within the Tavarua Affordable Housing Project, if available at time of building permit issuance, or an alternative solution will need to be authorized subject to City Council approval. The purchase price of a housing credit within the Tavarua Affordable Housing Project is currently $84,000 per unit. The project has been accordingly conditioned to require the approval of an Affordable Housing Agreement prior to approval of the final map. At the August 2, 2017 Planning Commission hearing, two members of the public spoke. One speaker spoke in favor of the project stating that after reviewing the project and speaking with the applicant, they are excited about the project. They stated that the project would enhance a Page 284 portion ofthe street and act as a buffer between existing uses and the train station. The other speaker acknowledged that the project was beautiful, but they are concerned about the high density projects being approved and constructed in the Village. Staff addressed the concern of higher density in the Village area by stating that the Village intentionally has some of the city's highest density allowances. It is an area that promotes walkability and is located in close proximity to transit. Commissioner Siekmann stated that this is an exciting, quality project that also promotes health. Commissioner Montgomery stated that he appreciated the four-sided architecture and overall design of the project. He also stated that the project fits within the Village character, and that having residents live within the Village area is essential to creating and maintaining a vibrant downtown area. The Planning Commission then voted to recommend approval of the project to the City Council. 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. An Affordable Housing Agreement, to purchase two affordable housing credits in lieu of providing affordable units on-site, will require City Council approval at a later date. Environmental Evaluation (CEQA) The project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 (In-fill Development Projects). Climate Action Plan (CAP) Consistency The mixed-use project consisting of nine residential condominiums, 17 hotel rooms, and approximately 2,000 (gross) square feet of commercial/retail is not subject to Climate Action Plan measures because it can be determined that the project is below the 900 MTC02e screening threshold based on the table listed in the city's Climate Action Plan (Section 5.3). Public Notification Information regarding public notification of this item such as mailings, public hearing notices posted in the newspaper and on the City website are available in the Office of the City Clerk. Exhibits 1. City Council Resolution 2. Location Map 3. Planning Commission Resolution No. 7248 4. Planning Commission Staff Report dated August 2, 2017 (without Planning Commission Resolution) 5. Planning Commission minutes dated August 2, 2017 Page 285 RESOLUTION NO. 2017-183 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP, MAJOR REVIEW PERMIT, AND COASTAL DEVELOPMENT PERMIT FOR CONSTRUCTION OF A HOTEL, SPA, RETAIL, AND RESIDENTIAL CONDOMINIUM PROJECT ON THE SOUTH SIDE OF CHRISTIANSEN WAY BETWEEN CARLSBAD BOULEVARD AND WASHINGTON STREET IN LAND USE DISTRICT 1 OF THE VILLAGE REVIEW ZONE. CASE NAME: BEACH VILLAGE LIFE 1 MIXED USE CASE NO.: CT 16-03/RP 16-09/CDP 16-16 (DEV16019) EXHIBIT 1 WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to the provisions of the Municipal Code, the Planning Commission did, on August 2, 2017, hold a duly noticed public hearing as prescribed by law to consider Tentative Tract Map No. CT 16-03, Major Review Permit No. RP 16-09, and Coastal Development Permit No. CDP 16-16 and adopted Planning Commission Resolution No. 7248, recommending approval of Tentative Tract Map No. CT 16-03, Major Review Permit No. RP 16-09 and Coastal Development Permit No. CDP 16-16; and WHEREAS the City Council of the City of Carlsbad held a duly noticed public hearing to consider said Tentative Tract Map, Major Review Permit, and Coastal Development Permit; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments of all persons desiring to be heard, the City Council considered all factors relating to the Tentative Tract Map, Major Review Permit, and Coastal Development Permit. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as follows: 1. That the above recitations are true and correct. 2. That the recommendation of the Planning Commission for the approval of Tentative Tract Map No. CT 16-03, Major Review Permit No. RP 16-09, and Coastal Development Permit CDP 16-16, is approved, and that the findings and conditions of the Planning Commission contained in Planning Commission Resolution No. 7248 on file with the City Clerk and incorporated herein by reference, are the findings and conditions of the City Council. 3. This action is final the date this resolution is adopted by the City Council. The Provisions of Chapter 1.16 of the Carlsbad Municipal Code, "Time Limits for Judicial Review" shall apply: EXHIBIT 1 PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the 12th day of September, 2017, by the following vote, to wit: AYES: NOES: ABSENT: M. Hall, K. Blackburn, M. Schumacher, M. Packard. C. Schumacher. None. (SEAL) SITE MAP • N NOT TO SCALE Beach Village Life 1 Mixed Use EXHIBIT 2 CT 16-03 I RP 16-09 I CDP 16-16 (DEV16019) Page 288 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 EXHIBIT 3 PLANNING COMMISSION RESOLUTION NO. 7248 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A TENTATIVE TRACT MAP, MAJOR REVIEW PERMIT AND COASTAL DEVELOPMENT PERMIT FOR THE CONSTRUCTION OF A HOTEL, SPA, RETAIL, AND RESIDENTIAL CONDOMINIUM PROJECT ON THE SOUTH SIDE OF CHRISTIANSEN WAY IN LAND USE DISTRICT 1 OF THE VILLAGE REVIEW ZONE AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: BEACH VILLAGE LIFE 1 MIXED USE CASE NO: CT 16-03/RP 16-09/CDP 16-16 (DEV16019) WHEREAS, Beach Village Life 1, LLC, "Owner/Developer," has filed a verified application with the City of Carlsbad regarding property described as The northwesterly 60 feet of Block 10, of the Town of Carlsbad, City of Carlsbad, County of San Diego, State of California, according to map thereof no. 365, filed in the Office of the County Recorder of San Diego County, February 2, 1887. Excepting therefrom the northeasterly 110.00 feet thereof and the southwesterly 129.00 feet thereof ("the Property"); and WHEREAS, said verified application constitutes a request for a Tentative Tract Map, Major Review Permit, and Coastal Development Permit as shown on Exhibits "A" -"U" dated August 2, 2017, attached hereto and on file in the Carlsbad Planning Division, CT 16-03/RP 16-09/CDP 16-16 -BEACH VILLAGE LIFE 1 MIXED USE, as provided by Chapters 20.12, 21.35 and 21.201 of the Carlsbad Municipal Code;and WHEREAS, the Planning Commission did, on June 7, 2017, hold a duly noticed public hearing as prescribed by law to consider said request, and at the request of the applicant, tabled consideration of the request; and WHEREAS, the Planning Commission did, on August 2, 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 all persons desiring to be heard, said Commission considered all factors relating to the Tentative Tract Map, Major Review Permit, and Coastal Development Permit. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad, as follows: Page 289 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A) B) That the above recitations are true and correct. That based on the evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of CT 16-03/RP 16-09/CDP 16-16 -BEACH VILLAGE LIFE 1 MIXED USE, based on the following findings and subject to the following conditions: Findings: Tentative Tract Map CT 16-03 1. 2. 3. 4. 5. 6. That the proposed map and the proposed design and improvement of the subdivision as conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable specific plans, Titles 20 and 21 of the Carlsbad Municipal Code and the State Subdivision Map Act, and will not cause serious public health problems, in that the proposed one-lot tentative tract map for a nine-unit air-space condominium subdivision is consistent with the General Plan and satisfies all minimum requirements of the Village Master Plan, and Titles 20 and 21 of the Carlsbad Municipal Code with respect to public facilities, access and parking as discussed in the project staff report dated August 2, 2017. That the proposed project is compatible with the surrounding future land uses since the surrounding properties are developed, are currently designated as Village (V) in the General Plan and are located in Land Use District 1-Carlsbad Village Center, of the Village Master Plan. The subject property is bordered to the north by Christiansen Way and multiple-family residential; to the south by a parking lot and commercial development; to the east by single-family residential; and to the west by the Carlsbad Alkaline Water & Mineral Spa. The adjacent properties are also located in Land Use District 1 of the Village Master Plan which allows a wide variety of uses including mixed use developments which are permitted by right in Land Use District 1. Therefore, the project is compatible with existing land uses and surrounding future land uses. That the site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the density proposed, in that the Village (V) General Plan Land Use designation allows residential development at a density range of 28 to 35 dwelling units per acre. Based on a net acreage of 0.28 acres, the proposed nine residential condominium units have a density of 32.1 dwelling units per acre. Since the proposed project falls within the allowable density range and meets all required development standards, the project is consistent with this finding. That the design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that the project has been designed and conditioned such that there are no conflicts with established easements. That the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act). That the design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, in that structures have been designed to include operable windows on all elevations and balconies to maximize exposure of each unit to natural light and ventilation from nearby coastal breezes. PC RESO NO. 7248 -2- Page 290 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 7. 8. 9. 10. That the Planning Commission has considered, in connection with the housing proposed by this subdivision, the housing needs of the region, and balanced those housing needs against the public service needs of the city and available fiscal and environmental resources in that the applicant proposes to purchase two (2) housing credits within the Tavarua Affordable Housing Project or an alternative solution authorized by the City Council, to satisfy their inclusionary housing obligations prior to the issuance of a building permit. As such, the project has been conditioned to require approval of an Affordable Housing Agreement prior to approval of the final map. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish and wildlife or their habitat, in that the vacant, previously developed lot is devoid of sensitive vegetation and any natural water features. Therefore, the proposed project does not impact any fish, wildlife or habitat. That the discharge of waste from the subdivision will not result in violation of existing California Regional Water Quality Control Board requirements, in that the project has been designed in accordance with the Best Management Practices for water quality protection in accordance with the city's sewer and drainage standards and the project is conditioned to comply with the National Pollutant Discharge Elimination System (NPDES) requirements. That the street systems serving the proposed use is adequate to properly handle all traffic generated by the proposed use, in that the existing street can accommodate the estimated 306 average daily trips (ADTs) and all required public right-of-way has been, or will be, dedicated and has been, or will be, improved to serve the development. In addition, the proposed project would not result in any significant capacity-related impacts to any road segments or intersections. Major Review Permit RP 16-09 11. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the city's General Plan, and the development standards of the Village Review Zone and the Village Master Plan and Design Manual, based on the facts set forth in the staff report dated August 2, 2017, including, but not limited to the following: a. Land Use -The proposed project, which includes the construction of 17 hotel rooms, a spa, retail, and 9 new residential condominiums, would enhance the vitality of the Village by providing new residential, lodging, and commercial land uses near the downtown core area as well as near the train station. Although staff initially had concerns with compatibility between the hotel units and the residential units, the project has been adequately redesigned to separate the uses. The project reinforces the pedestrian-orientation desired for the downtown area by providing the residents an opportunity to walk to shopping, recreation, and mass transit functions. The project's proximity to existing bus routes and mass transit would help to further the goal of providing new economic development near transportation corridors. Overall, the mixed use project would contribute to the revitalization of the Village area through its proposed mix of uses. b. Mobility -The proposed project has been designed to meet all of the circulation 26 requirements, which includes constructing two driveway access points from Christiansen Way and constructing street frontage improvements consisting of 11 public parking spaces 27 and a pedestrian walkway. In addition, the applicant would be required to pay traffic impact fees prior to the issuance of building permits that would go towards future road 28 improvements. The proposed project is located approximately 300 feet from the Carlsbad PC RESO NO. 7248 -3- Page 291 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Village Drive train station which provides rail and bus service throughout the day. The project's close proximity to the transit station would provide residents with the opportunity to commute to major job centers and would also provide employees the opportunity to utilize transit to commute to and from the project, thereby reducing vehicle miles traveled {VMTs) and their carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near existing goods and services within the Village. c. Noise -The proposed project is consistent with the Noise Element of the General Plan in that the project has been conditioned to comply with the recommendations of the noise analysis report {LSA, dated May 2017) to ensure that the proposed building design adequately attenuates the noise levels for the new condominiums. The windows of each unit will need to be closed to meet a 45 dB{a) CNEL interior noise level. Therefore, mechanical ventilation is required. In addition, the project is conditioned to comply with the construction requirements of the aforementioned noise study. d. Housing -The proposed project is consistent with the Housing Element of the General Plan and the city's lnclusionary Housing Ordinance, in that the proposed project is conditioned to purchase two housing credits to fully satisfy the inclusionary requirement. The city's Housing Policy Team recommended approval of the above-noted proposal and recommended the developer purchase two housing credits within the Tavarua Affordable Housing Project to satisfy the affordable housing requirement. The developer has shown that constructing two affordable housing units on-site would not be financially feasible since it would require the addition of an elevator and would reduce the sizes of the market rate units. The project has been accordingly-conditioned to require the approval of an Affordable Housing Agreement prior to approval of the final map. e. Public Safety-The proposed structural improvements would be required to meet all seismic design standards. In addition, the proposed project is consistent with all of the applicable fire safety requirements. The project would be required to develop and implement a program of "best management practices" for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. f. Land Use District 1 Standards -The project, as designed, is consistent with the development standards for Land Use District 1, the Village Design Guidelines, and all other applicable regulations set forth in the Village Master Plan and Design Manual as discussed in the project staff report dated August 2, 2017. The project is not requesting any deviations to the development standards and all required parking is located on-site. Coastal Development Permit CDP 16-16 12. That the proposed development is in conformance with the Certified Local Coastal Program and all applicable policies in that views ofthe coastline, as seen from public lands or the public right- of-way, will not be obstructed by the proposed project, nor will the project otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the site, nor are there any sensitive resources located on the property. The project site is not located in an area of known geologic instability or flood hazard. 13. The proposal is in conformity with the public access and recreation policies of Chapter 3 of the 27 Coastal Act in that the project site is not located adjacent to the coast and therefore no public opportunities for coastal shoreline access are available from the public site. Furthermore, the 28 site is also not suited for water-oriented recreation activities. PC RESO NO. 7248 -4- Page 292 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 14. The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Zoning Ordinance) in that the project 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. City Council Policy No. 43, Allocation for Excess Dwelling Units 15. 16. 17. 18. 19. General 20. That the city's Housing Policy Team recommended approval of the request for an allocation of nine units from the city's Excess Dwelling Unit Bank. That pursuant to CMC Chapter 21.85.030, for any market-rate residential development of seven (7) or more units, not less than 15% of total units shall be restricted both as to occupancy and affordability to lower income households. The proposal to construct nine residential condominium units is satisfying its inclusionary housing obligation through the purchase of two (2) housing credits within the Tavarua Affordable Housing Project, if available at time of building permit issuance, or an alternative solution will need to be authorized subject to City Council approval. The project has been accordingly conditioned to require the approval of an Affordable Housing Agreement prior to approval of the final map. That the project location and density are compatible with the existing adjacent residential neighborhoods and/or nearby existing or planned uses in that the project is consistent with the adjacent mix of residential and non-residential land uses and anticipated uses in Land Use District 1 of the Village Master Plan. That the project location and density are in accordance with the applicable provisions of the General Plan and any other applicable planning document, in that the Village (V) General Plan Land Use designation allows residential development at a density range of 28 to 35 dwelling units per acre. Based on a net acreage of 0.28 acres, the proposed nine residential condominium units have a density of 32.1 dwelling units per acre. The proposed project is consistent with the intent of Land Use District 1 of the Village Master Plan and will contribute towards the overall revitalization of the Village Area. That there are an adequate number of units in the Excess Dwelling Unit Bank in the northwest quadrant to allocate nine units. Per the city's Quadrant Dwelling Unit Report (latest available dated May 2017), 650 units remain available for allocation in the Village. The project is consistent with the City-Wide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1 and all city public policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding: sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, a. The project has been conditioned to provide proof from the Carlsbad Unified School District 27 that the project has satisfied its obligation for school facilities. b. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior 28 to the issuance of building permit. PC RESO NO. 7248 -5- Page 293 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 21. 22. 23. c. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. d. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be collected prior to issuance of building permit. That the project is consistent with the city's Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). That the City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332, In-fill Development Projects, of the state California Environmental Quality Act (CEQA) Guidelines, of the state CEQA Guidelines. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of a grading or building permit, or recordation of the Final Map, whichever occurs first. 1. 2. 3. 4. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the city shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the city's approval of this Tentative Tract Map, Major Village Review Permit and Coastal Development Permit. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Tentative Tract Map, Major Village Review Permit and Coastal Development Permit documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. Developer shall comply with all applicable prov1s1ons 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. PC RESO NO. 7248 -6- Page 294 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 5. 6. 7. 8. 9. 10. 11. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the city arising, directly or indirectly, from (a) city's approval and issuance of this Tentative Tract Map, Major Village Review Permit and Coastal Development Permit, (b) city's approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even ifthe city's approval is not validated. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Tentative Map, 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. A note to this effect shall be placed on the Final Map. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and 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. 25 12. Prior to recordation of the Final Map, Developer shall submit to the city a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office 26 of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a(n) Tentative Tract Map, 27 Major Village Review Permit and Coastal Development Permit by Resolution(s) No. 7248 on the property. Said Notice of Restriction shall note the property description, location of the file 28 containing complete project details and all conditions of approval as well as any conditions or PC RESO NO. 7248 -7- Page 295 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 13. 14. 15. restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the city's Landscape Manual. Developer shall construct and install all landscaping as shown on the approved Final Plans, and maintain all landscaping in a healthy and thriving condition, free from weeds, trash, and debris. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plancheck process on file in the Planning Division and accompanied by the project's building, improvement, and grading plans. Developer shall establish a homeowner's association and corresponding covenants, conditions and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the City Planner prior to final map approval. Prior to issuance of a building permit, the Developer shall provide the Planning Division with a recorded copy of the official CC&Rs that have been approved by the Department of Real Estate and the City Planner. At a minimum, the CC&Rs shall contain the following provisions: a. General Enforcement by the city: The city shall have the right, but not the obligation, to enforce those Protective Covenants set forth in this Declaration in favor of, or in which the city has an interest. b. Notice and Amendment: A copy of any proposed amendment shall be provided to the city in advance. If the proposed amendment affects the City, City shall have the right to disapprove. A copy of the final approved amendment shall be transmitted to city within 30 days for the official record. c. Failure of Association to Maintain Common Area Lots and Easements: In the event that the Association fails to maintain the "Common Area Lots and/or the Association's Easements" as provided in Article Section the city shall have the right, but not the duty, to perform the necessary maintenance. If the City elects to perform such maintenance, the city shall give written notice to the Association, with a copy thereof to the Owners in the Project, setting forth with particularity the maintenance which the city finds to be required and requesting the same be carried out by the Association within a period of thirty (30) days from the giving of such notice. In the event that the Association fails to carry out such maintenance of the Common Area Lots and/or Association's Easements within the period specified by the city's notice, the city shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the Owners as provided herein. d. Special Assessments Levied by the city: In the event the city has performed the necessary 25 maintenance to either Common Area Lots and/or Association's Easements, the city shall submit a written invoice to the Association for all costs incurred by the city to perform such 26 maintenance of the Common Area Lots and or Association's Easements. The city shall provide a copy of such invoice to each Owner in the Project, together with a statement that if the 27 Association fails to pay such invoice in full within the time specified, the city will pursue collection against the Owners in the Project pursuant to the provisions of this Section. Said 28 invoice shall be due and payable by the Association within twenty (20) days of receipt by the PC RESO NO. 7248 -8-Page 296 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 16. 17. 18. 19. 20. Association. If the Association shall fail to pay such invoice in full within the period specified, payment shall be deemed delinquent and shall be subject to a late charge in an amount equal to six percent (6%) of the amount of the invoice. Thereafter the city may pursue collection from the Association by means of any remedies available at law or in equity. Without limiting the generality of the foregoing, in addition to all other rights and remedies available to the city, the city may levy a special assessment against the Owners of each Lot in the Project for an equal pro rata share of the invoice, plus the late charge. Such special assessment shall constitute a charge on the land and shall be a continuing lien upon each Lot against which the special assessment is levied. Each Owner in the Project hereby vests the city with the right and power to levy such special assessment, to impose a lien upon their respective Lot and to bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and his/her respective Lot for purposes of collecting such special assessment in accordance with the procedures set forth in Article of this Declaration. e. Landscape Maintenance Responsibilities: The HOAs and individual lot or unit owner landscape maintenance responsibilities shall be as set forth in Exhibit ____ _ f. Balconies, trellis, and decks: The individual lot or unit owner allowances and prohibitions regarding balconies, trellis, and decks shall be as set forth in Exhibit ___ _ Prior to issuance of building permits, the Developer shall submit to the City Planner a recorded copy of the Condominium Plan filed with the Department of Real Estate which is in conformance with the city-approved documents and exhibits. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Community Development and Planning. If satisfaction of the school facility requirement involves a Mello-Roos Community Facilities District or other financing mechanism which is inconsistent with City Council Policy No. 38, by allowing a pass-through of the taxes or fees to individual home buyers, then in addition to any other disclosure required by law or Council policy, the Developer shall disclose to future owners in the project, to the maximum extent possible, the existence of the tax or fee, and that the school district is the taxing agency responsible for the financing mechanism. The form of notice is subject to the approval ofthe City Planner and shall at least include a handout and a sign inside the sales facility, or inside each unit, stating the fact of a potential pass-through of fees or taxes exists and where complete information regarding those fees or taxes can be obtained. Developer shall display a current Zoning and Land Use Map, or an alternative, suitable to the City Planner, in the sales office or inside each unit, at all times. All sales maps that are distributed or made available to the public shall include but not be limited to trails, future and existing schools, parks, and streets. Developer shall post a sign in the sales office, or inside each unit, in a prominent location that discloses which special districts and school district provide service to the project. Said sign shall remain posted until all of the units are sold. 27 21. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of 28 an Outdoor Storage Plan, and thereafter comply with the approved plan. PC RESO NO. 7248 -9-Page 297 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 22. 23. 24. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. Prior to the approval of the final map for any phase of this project, or where a map is not being processed, prior to the issuance of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement with the city to purchase two (2) inclusionary housing credits within the Tavarua Affordable Housing Project if available at time of building permit issuance or an alternative solution will need to be authorized subject to City Council approval. The draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days prior to the request to final the map. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. Prior to issuance of the building permit, verification shall be submitted confirming that the buildings have been designed to comply with the recommendations of the noise study prepared for the project (LSA, dated May 2017). Engineering: General 25. 26. 27. 28. 29. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the City Engineer for the proposed haul route. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private (common areas, street parkway, street trees, landscaping, parking lots, water quality treatment measures, low impact development features, storm drain facilities, etc.) located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. Developer shall prepare, submit and process for city engineer approval a final map to subdivide this project. There shall be one Final Map recorded for this project. Developer shall pay the city standard map review plan check fees. Developer shall install sight distance corridors at all street intersections and driveways in accordance with the City Landscape Manual. The property owner shall maintain this condition. Fees/ Agreements 30. Developer shall provide evidence of an executed agreement with the westerly adjacent property owner (APN 2031730200) regarding modification and access to the existing private well and the offsite stub out of water pipes. Such evidence shall be provided to the City Engineer. PC RESO NO. 7248 -10-Page 298 1 2 3 4 5 6 7 31. 32. 33. 34. The property owner shall maintain all landscaping (street trees, tree grates, shrubs, groundcover, etc.) and irrigation along the parkway frontage with Christiansen Ave as shown on the Tentative Map. Developer shall cause property owner to execute and submit to the City Engineer for recordation, the city's standard form Geologic Failure Hold Harmless Agreement. Developer shall cause property owner to execute and submit to the City Engineer for recordation the city's standard form Drainage Hold Harmless Agreement. Developer shall cause property owner to submit an executed copy to the City Engineer for recordation a city standard Permanent Stormwater Quality Best Management Practice 8 Maintenance Agreement. 9 Grading 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 35. 36. 37. 38. 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. Concurrent with the grading plans Developer shall include shoring plans as part of the grading plans to the satisfaction of the City Engineer and building official. Structural calculations for all shoring shall be submitted for review and approval by the building division. Developer shall pay all deposits necessary to cover any 3rd party review. No offsite construction for private improvements shall occur outside the project unless developer submits to the City Engineer, a temporary grading, construction easement or agreement from the owners of the affected properties. If developer is unable to obtain the temporary grading or slope easement, or agreement, no grading permit will be issued. In that case developer must modify the plans so offsite construction for private improvements will not occur outside the project all to the satisfaction of the City Engineer and City Planner. 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 Quality 39. 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. 7248 -11- Page 299 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 40. 41. 42. Developer shall complete and submit to the City Engineer a Determination of Project's SWPPP Tier Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier level Storm Water Pollution Prevention Plan (SWPPP) to the satisfaction of the City Engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. This project is subject to 'Priority Development Project' requirements. Developer shall prepare and process a Storm Water Quality Management Plan (SWQMP), subject to City Engineer approval, to comply with the Carlsbad BMP Design Manual latest version. The final SWQMP required by this condition shall be reviewed and approved by the City Engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and inspection fees per the city's latest fee schedule. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design, pollutant control BMP and applicable hydromodification measures. Dedications/Improvements 43. 44. Developer shall prepare and process public improvement plans and, prior to City Engineer approval of said plans, shall execute a city standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the Tentative Map. Said improvements shall be installed to city standards to the satisfaction of the City Engineer. These improvements include, but are not limited to: a. Frontage improvements to Christiansen Avenue including but not limited to sidewalk, curb, gutter, street widening, paved parking stalls, striping, signage, landscaping, water service, fire service, sewer lateral, irrigation etc. Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constructed within 36 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. Developer is responsible to ensure utility transformers or raised water backflow preventers that serve this development are located outside the right-of-way as shown on the Tentative Map and to the satisfaction of the City Engineer. These facilities shall be constructed within the property. Non-Mapping Notes 45. Add the following notes to the final map as non-mapping data: 25 a. Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public improvements shown 26 on the Tentative Map. These improvements include, but are not limited to: 27 i. Frontage improvements to Christiansen Avenue including but not limited to sidewalk, curb, gutter, street widening, paved parking stalls, striping, signage, landscaping, water 28 service, fire service, sewer lateral, irrigation etc. PC RESO NO. 7248 -12- Page 300 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Utilities 46. 47. 48. 49. 50. b. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. c. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City Landscape manual or line-of-sight per Caltrans standards. d. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any diversion of waters, the alteration of the normal flow of surface waters or drainage, or the concentration of surface waters or drainage from the drainage system or other improvements identified in the city approved development plans; or by the design, construction or maintenance of the drainage system or other improvements identified in the city approved development plans. e. 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. The potable water service for this project shall be master-metered which shall be located within a water easement subject to approval by the district engineer. Developer shall install private sub-meters as necessary for all proposed units in the building. Final meter design, backflow preventer, size, and manufacturer shall be provided to the satisfaction of the district engineer and shown on public improvement plans. 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. The developer shall agree to design landscape and irrigation plans utilizing recycled water as a source and prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the district engineer. Developer shall install potable water and/or irrigation 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 private sewer laterals and clean-outs at locations approved by the City Engineer. The locations of sewer laterals shall be reflected on public improvement plans. Code Reminders 51. 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. PC RESO NO. 7248 -13- Page 301 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 52. 53. 54. 55. 56. 57. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. Developer shall pay a landscape plancheck and inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code. Developer shall pay park-in-lieu fees in accordance with Section 20.44 of the City of Carlsbad Municipal Code to the satisfaction of the City Engineer. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 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 dated August 2, 2017, and shown on the tentative map are for planning purposes only. Subdivider shall comply with Section 20.16.040(d) of the Carlsbad Municipal Code regarding the undergrounding of existing overhead utilities. 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. 7248 -14- Page 302 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 the City of Carlsbad, California, held on August 2, 2017, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: Vice Chairperson Montgomery, Commissioners Anderson, Rodman and Siekmann Chairperson Segall, Commissioners Black and Goyarts MARTY MONTGOMERY, ice Chair CARLSBAD PLANNING COMMISSION ATTEST: ~2L DON NEU 16 City Planner 17 18 19 20 21 22 23 24 25 26 27 28 PC RESO NO. 7248 -15- Page 303 EXHIBIT 4 The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: August 2, 2017 Application complete date: September 20, 2016 Project Planner: Chris Garcia SUBJECT: , Project Engineer: Jeremy Riddle CT 16-03/RP 16-09/CDP 16-16 (DEV16019)-BEACH VILLAGE LIFE 1 MIXED USE-Request for a recommendation of approval of a Tentative Tract Map, Major Review Permit, and Coastal Development Permit for the construction of a hotel, spa, retail, and residential condominium project on the south side of Christiansen Way in Land Use District 1 of the Village Review zone and within Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7248 RECOMMENDING APPROVAL of Tentative Tract Map CT 16-03, Major Review Permit RP 16-09, and Coastal Development Permit CDP 16-16 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND At the June 7, 2017, Planning Commission hearing, the applicant requested and was granted a continuance of the Beach Village Life 1 Mixed Use project to a date uncertain. The stated intent of the request was to allow time for the applicant to modify the building design to meet the setback requirements and to reduce the roof projections in order to gain staff support for the project. Because the project was not continued to a date certain, a new public hearing notice was provided in advance of this meeting. The subject 0.28 acre site is located on the south side of Christiansen Way between Carlsbad Boulevard and Washington Street. The project site is located within Land Use District 1 of the Village Review zone. The site is currently undeveloped. Table "A" below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A-SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site Village Village Review (V-R}-Vacant District 1 North Village Village Review (V-R} -Multiple-family residential District 1 South Village Village Review (V-R} -Retail/Restaurant/Parking Lot District 1 East Village Village Review (V-R} -Single-family residential District 1 West Village Village Review (V-R} -Carlsbad Alkaline Water & District 1 Mineral Spa Page 304 CT 16-03/RP 16-09/CDP 16-16 (DEV16019)-BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Pa e 2 The proposed project involves a request for approval of a Tentative Tract Map, Major Review Permit and Coastal Development Permit to construct a hotel, spa, retail and residential condominium project. The project proposes 17 hotel rooms, nine residential condominiums, and a spa above two levels of partially subgrade parking. The main floor contains the spa, incidental retail and seven hotel rooms. The second floor contains one residential condominium and ten hotel rooms. The third floor contains six residential condominiums while the fourth floor contains two residential condominiums. The condominiums range from 1,152 square feet to 2,020 squqre feet in size and contain private decks and/or a private roof deck. Sub-level 1 is located below the main level and contains 24 parking spaces and a trash area. Sub-level 2 contains 29 parking spaces and a laundry area. Access to the site is proposed to be provided by two driveways located off of Christiansen Way. The project's frontage is currently undeveloped and the project proposes frontage improvements consisting of 11 public parking spaces and a pedestrian walkway. Grading for the proposed project includes 2,965 cubic yards of cut and 2,965 cubic yards of export. Although no private recreation areas are required for residential projects in the village, each condominium unit contains a patio, balcony, and/or private roof deck. The majority ofthe building is at or below the 45' height allowance for District 1. However, four enclosed stairway/elevator access points exceed the 45' height limit and extend up to 52' in height at their peak, which is allowed per CMC Section 21.46.020. Ill. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village (V) General Plan Land Use Designation; B. Village Review (V-R) Zone (CMC Chapter 21.35), Land Use District 1 (Carlsbad Village Center, Village Master Plan and Design Manual); C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC Chapter 21.81 and Village Master Plan and Design Manual); D. lnclusionary Housing Ordinance (CMC Chapter 21.85); E. Subdivision Ordinance (CMC Title 20); and F. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations and policies is discussed in the sections below. A. Village (V) General Plan land Use Designation The subject property has a General Plan Land Use designation of Village (V). As discussed in the Village Master Plan, properties within the Village Area do not have an assigned residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential development are established in the Village Master Plan. Table "B" below identifies the permissible density range for properties within Land Use District 1, as well as the allowable density range based on the size of the project site and the proposed density and units. Page 305 CT 16-03/RP 16-09/CDP 16-16 (DEV16019) -BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Pa e 3 TABLE B-PROPOSED DENSITY Allowable Density Range; Project Density; Gross Acres Net Acres Min/Max Dwelling Units per Village Master Plan Proposed Dwelling Units 0.28 0.28 28-35 du/ac. The minimum density for 32.1 du/ac mixed-use projects shall be calculated on 9 units fifty percent of the developable area. Minimum: 4 dwelling units (mixed-use) Maximum: 9 dwelling units As identified above, the project's density of 32.1 dwelling units per acre falls below the maximum density of 35 dwelling units per acre and, therefore, complies with the allowed density for District 1. Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has not been established for residential development in the Village, all residential units approved in the Village must be withdrawn from the City's Excess Dwelling Unit Bank (EDUB). The EDUB is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant to CMC Section 21.85.050 and shall execute an affordable housing agreement (AHA) prior to recordation of the final map pursuant to CMC Section 21.85.140. As discussed in Section C below, the proposal to pay two (2) inclusionary housing credits is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43. In order to approve an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As the proposed project requires action by the City Council, the City Council is the final decision-making authority for the allocation from the EDUB. Lastly, the project is subject to compliance with the Elements of the General Plan as outlined in Table "C" below: TABLE C-GENERAL PLAN COMPLIANCE Element Use, Classification, Goal, Objective, Proposed Uses & Improvements Comply? or Program Land Use Goal 2-G.30 The proposed project, which includes Yes Develop a distinct identity for the the construction of 17 hotel rooms, a Village by encouraging a variety of spa, retail, and 9 new residential uses and activities, such as a mix of condominiums, would enhance the residential, commercial office, vitality of the Village by providing new restaurants and specialty retail residential, lodging, and commercial shops, which traditionally locate in a land uses near the downtown core area pedestrian-oriented downtown as well as near the train station. area and attract visitors and Although staff initially had concerns with residents from across the compatibility between the hotel units community by creating a lively, and the residential units, the project has interesting social environment. been adequately redesigned to separate the uses. The project reinforces the Page 306 CT 16-03/RP 16-09/CDP 16-16 (DEV16019)-BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Pa e4 Element Use, Classification, Goal, Objective, Proposed Uses & Improvements or Program Policy 2-P.70 pedestrian-orientation desired for the Seek an increased presence of both downtown area by providing the residents and activity in the Village residents an opportunity to walk to with new development, particularly shopping, recreation, and mass transit residential, including residential as functions. The project's proximity to part of a mixed-use development, as existing bus routes and mass transit well as commercial, entertainment would help to further the goal of and cultural uses that serve both providing new economic development residents and visitors. near transportation corridors. Overall, the mixed-use project would contribute to the revitalization of the Village area through its proposed mix of uses. Mobility Policy 3-P.5 The proposed project has been designed Require developers to construct or to meet all ofthe circulation pay their fair share toward requirements, which includes improvements for all travel modes constructing two driveway access points consistent with the Mobility from Christiansen Way and constructing Element, the Growth Management street frontage improvements consisting Plan, and specific impacts associated of 11 public parking spaces and a with their development. pedestrian walkway. In addition, the applicant would be required to pay traffic impact fees prior to the issuance of building permits that would go towards future road improvements. Goal 3-G.3 Provide inviting streetscapes that The proposed project is located encourage walking and promote approximately 300 feet from the livable streets. Carlsbad Village Drive train station which provides rail and bus service throughout the day. The project's close proximity to the transit station would provide residents with the opportunity to commute to major job centers and would also provide employees the opportunity to utilize transit to commute to and from the project, thereby reducing vehicle miles traveled (VMTs) and their carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near existing goods and services within the Village Comply? Yes Page 307 CT 16-03/RP 16-09/CDP 16-16 {DEV16019)-BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Pa e 5 Element Use, Classification, Goal, Objective, Proposed Uses & Improvements or Program Noise Goal 5-G.2 The proposed project is consistent with Ensure that new development is the Noise Element of the General Plan in compatible with the noise that the project has been conditioned to environment, by continuing to use comply with the recommendations of potential noise exposure as a the noise analysis report {LSA, dated criterion in land use planning. May 2017) to ensure that the proposed building design adequately attenuates Policy 5.P.2 the noise levels for the new Require a noise study analysis be condominiums. The windows of each conducted for all discretionary unit will need to be closed to meet a 45 development proposals located dB{a) CNEL interior noise level. where projected noise exposure Therefore, mechanical ventilation is would be other than "normally required. In addition, the project is acceptable." conditioned to comply with the construction requirements of the aforementioned noise study. Housing Policy 10-P.15 The applicant would purchase two {2) Pursuant to the lnclusionary Housing inclusionary housing credits in the Ordinance, require affordability for Tavarua Affordable Housing Project to lower income households of a fulfill the project's affordable housing minimum of 15 percent of all requirement. If approved, the project residential ownership and qualifying would be conditioned to require the rental projects. approval of an Affordable Housing Agreement prior to recordation of the final map. Public Goal 6-G.1 The proposed structural improvements Safety Minimize injury, loss of life, and would be required to meet all seismic damage to property resulting from design standards. In addition, the fire, flood, hazardous material proposed project is consistent with all of release, or seismic disasters. the applicable fire safety requirements. Policy 6-P.6 The project would be required to Enforce the requirements of Titles develop and implement a program of 18, 20, and 21 pertaining to "best management practices" for the drainage and flood control when elimination and reduction of pollutants reviewing applications for building which enter into and/or are transported permits and subdivisions. within storm drainage facilities. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Comply? Yes Yes Yes Page 308 CT 16-03/RP 16-09/CDP 16-16 {DEV16019) -BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Pa e 6 Elrment Use, Classification, Goal, Objective, Proposed Uses & Improvements or Program Policy 6-P.39 The project has been conditioned to Ensure all new development pay all applicable public facilities fees complies with all applicable for Zone 1 and meet with the fire regulations regarding the provision marshal to determine if public fire of public utilities and facilities. hydrants are required. Comply? B. Village Review Zone (CMC Chapter 21.35), Land Use District 1, Carlsbad Village Center (Village Master Plan and Design Manual) The subject property is located within Land Use District 1 {Carlsbad Village Center) of the Village Master Plan. Mixed-use developments are permitted in Land Use District 1. No variances or standards modifications are being requested for the project. The specific development standards for new development within Land Use District 1 and the project's compliance with these standards is shown in Table "D" below: TABLED -COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 1 Standard Required/ Allowed Proposed Comply? Front Yard For mixed-use projects, no setback ist floor: 0 -5' Yes Setback from the first at-grade floor and 10 2nd floor: 10.01' average {Christiansen foot average for all floors above the 3rd floor: 10.64' average Way) first at-grade floor. 4th floor: 10.09' average Side Yard No minimum or maximum 0 feet Yes Setback requirement Rear Yard No minimum or maximum 0 feet Yes Setback requirement Building 45 feet 45 feet for the majority of the Yes Height building. 52 feet to roof peak areas that accommodate stairway/elevator access towers which is allowed per CMC Section 21.46.020. Building 100% 100% Yes Coverage Roof Pitch 5:12 roof pitch for 50% of the total Multiple 5:12 roof pitches are Yes roof structure {required in the Coastal provided for the project that total Zone). 50% of the total roof structure. Open Space 20% = 2,412 sq. ft. 34% Yes Open space may be public or private Roof Decks: 2,687 sq. ft. and may be dedicated to landscaped Balconies: 1,364 sq. ft. planters, open space pockets and/or connections, roof gardens/patios, balconies, other patios and outdoor eating areas. Parking Spa: 53 parking spaces provided in an Yes 1 space per 200 sq. ft. of net floor area. enclosed, partially sub-grade, 998 SF 7 200 sq. ft. = 5 spaces. parking garage for all uses located on-site. Page 309 CT 16-03/RP 16-09/CDP 16-16 (DEV16019) -BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Pa e 7 Standard Required/ Allowed Proposed Commercial Retail: 1 space per 300 sq. ft. of net floor area. 300 SF 7 300 sq. ft. = 1 space. Hotel: 1.2 spaces per room. 17 rooms x 1.2 = 20.4 = 21 spaces. Multi-family Dwellings (Coastal Zone): -2 spaces per one-bedroom or more -1 space per studio unit -For condominiums, at least one space must be covered. Guest: .5 spaces per unit up to 10 units and .3 spaces per unit in excess of 10 units. Proposed project: 9 condos with 2+ bedrooms each. 2 spaces x 9 units= 18 spaces .5 spaces x 9 units= 4.5 = 5 spaces. Total Spaces Reguired: Rei 5 + 1 + 21 + 18 + 5 = 50 spaces Compact A maximum 40% of the total number 31 standard spaces= 62% Parking of required parking spaces provided 19 compact spaces= 38% on-site may be constructed to meet the requirements of a small or 3 additional compact spaces (not compact vehicle. required). 40% compact x 50 spaces= 20 53 total parking spaces provided. 60% standard x 50 spaces = 30 Comply? Yes Pursuant to the Village Master Plan, village scale and character should be emphasized for all future development and property improvements to reinforce the area'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. The project's compliance with these standards is shown in Table "E" below: Page 310 CT 16-03/RP 16-09/CDP 16-16 (DEV16019)-BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Pa e 8 TABLE E -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 1 include the allowance for a 45- character foot-tall building, a density up to 35 dwelling units per acre, and limited setbacks, including a zero setback along the side and rear property lines. The Village Master Plan, as well as the Zoning Code, allow for a mixed-use project at this location. The surrounding development includes a two-story multiple-family residential project to the north, a single-story retail space and surface parking lot to the south, two single-story single-family homes to the east, and Carlsbad Alkaline Water and Mineral Spa to the west which is two stories with a tall, steep, pitched roof. Given the existing setting and development standards, an environment is established which encourages larger, intense development. To address issues with respect to mass and scale, the applicant has stepped floors 2-4 back from Christiansen Way and added architectural relief and balconies on all elevations to help break up the massing. Further, a large front entryway is utilized to provide additional architectural interest. 2. Architectural design shall The proposed project has a uniform architectural design that blends emphasize variety and the mix of uses on the site. The majority of the building is covered diversity with smooth stucco with cast stone sills, decorative balcony railings, awnings, and an enhanced front entry from Christiansen Way. The exposed area of the parking garage incorporates a manufactured stone veneer contrasted by planter landscaping to help soften the pedestrian experience along the streetscapes. Given the down sloping grade of the site from west to east, the building steps down in the middle, providing some variety to the building. 3. Development shall be Land Use District 1 allows for a building up to 45 feet in height small in scale (exclusive of acceptable architectural projections), 100 percent building coverage, limited setbacks with 10 foot average front setback for floors above the first at-grade floor, 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 32.1 dwelling units per acre, 100 percent building coverage, zero setbacks on all levels, and a building height of 45 feet with projections to 52 feet as allowed by CMC Section 21.46.020. However, the project's design and articulation 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 1 which includes setbacks, building coverage, height, and open space. Page 311 CT 16-03/RP 16-09/CDP 16-16 (DEV16019) -BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Pa e 9 Design Principle Analysis 5. All development shall The project is strongly-related to the street through the use of have a strong relationship windows and balconies, as well as the enhanced entrance from to the street Christiansen Way. In addition, the project will construct frontage improvements in an undeveloped area that will include public parking spaces and a pedestrian walkway. The project design includes the use of visually-interesting materials and accents such as stone veneer, decorative railings, awnings, glass lamps, and smooth finish stucco walls. While there are exposed portions of the parking garage above grade, the exposed exterior walls are finished with a stone veneer. 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 Given the zero foot setbacks along the ground level, landscaping is important component in proposed along the frontage within the public right-of-way for the architectural design Christiansen Way. The addition of landscaping along a new pedestrian walkway will add to an area that is undeveloped. Landscaping is also proposed along the driveway entrances to the project as well as in planters adjacent to the proposed public parking spaces. 9. Parking shall be visually The proposed parking is visually subordinate in that all ofthe parking subordinated spaces are located within a covered parking garage and are not readily visible from Christiansen Way. 10. Sign age No signage is proposed with the project. A separate sign permit will be required to allow any proposed signage. In summary, given the surrounding land uses, the existing standards in the Village Master Plan, as well as the enhanced architectural design, the project generally meets the intent of the Village Master Plan. High intensity development is encouraged through the implementation of the existing standards in Land Use District 1. C. Coastal Development Regulation for the Village Segment of the Local Coastal Program (CMC Chapter 21.81 and Village Master Plan and Design Manual) The proposed project site is located within the Village Segment of the Local Coastal Program and therefore consistency with the Village Local Coastal Program is required for this project. The Village Master Plan and Design Manual function as the Local Coastal Program for the Village area. Staff finds the proposed project to be consistent with the Village Segment of the Local Coastal Program in that views of the coastline, as seen from public lands or the public right-of-way, will not be obstructed by the proposed project, nor will the project otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the site, nor are there any sensitive resources located on the property. The project site is not located in an area of known geologic instability or flood hazard. The project site is not located adjacent to the coast and therefore no public opportunities for coastal shoreline access are available from the public site. Furthermore, the site is also not suited for water-oriented recreation activities. Page 312 CT 16-03/RP 16-09/CDP 16-16 (DEV16019)-BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Pa e 10 D. lnclusionary Housing The applicant is requesting to purchase two (2) affordable housing credits in lieu of providing affordable units on-site. The developer has shown that constructing two affordable housing units on-site would not be financially feasible since it would require the addition of an elevator and would reduce the sizes ofthe market rate units. The two affordable housing credits are available for purchase from the Tavarua Affordable Housing Project. As required by CMC Chapter 21.85, if approved, the project would be conditioned to require the approval of an Affordable Housing Agreement prior to recordation of the final map. E. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance (Title 20) for Major Subdivisions. The subdivision is considered major because it involves the division of land into five or more condominiums (nine residential condominiums proposed and a hotel/spa). The project would be required to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. F. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table "F" below. TABLE F -GROWTH MANAGEMENT COMPLIANCE Standard Impacts Compliance City Administration 31.8 sq. ft. Yes Library 17 sq. ft. Yes Waste Water Treatment 16 EDU Yes Parks 0.06 acres Yes Drainage Basin A 1.8 CFS Yes Circulation 306 ADT Yes Fire Station 1 Yes Open Space N/A N/A Schools Carlsbad (E: 8.1, M: 0.4, H: 0.4 Yes Sewer Collection System 16 EDU Yes Water 6,285 GPD Yes Properties located within the boundaries of the Village Master Plan do not have a Growth Management Control Point or an allocation for dwelling units. Therefore, as nine residential units are proposed, a total of nine dwelling units will be deducted from the city's Excess Dwelling Unit Bank. V. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. Page 313 CT 16-03/RP 16-09/CDP 16-16 (DEV16019)-BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Pa e 11 The project is consistent with the General Plan as well as with the Zoning Ordinance. The project site is within the city limits, is less than five acres in size, and is surrounded by urban uses. There is no evidence that the site has value as habitat for endangered, rare, or threatened species. Approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. The mixed-use project consisting of nine residential condominiums, 17 hotel rooms, and approximately 2,000 (gross) square feet of commercial/retail is not subject to Climate Action Plan measures because it can be determined that the project is below the 900 MTC02e screening threshold based on the table listed in the city's Climate Action Plan (Section 5.3). ATTACHMENTS: 1. Planning Commission Resolution No. 7248 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits 11A-U" dated August 2, 2017 Page 314 S/TEMAP 1 • N NOT TO SCALE Beach Village Life 1 Mixed Use ATIACHMENT2 CT 16-03 I RP 16-09 I CDP 16-16 (DEV16019) Page 315 ATTACHMENT 3 (cicyof Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as i'Any indMdual, firm, co~partnershlp, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest ln the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly~owned corporation, include the names, titles, and addresses of the corporate officers. (A separate pagie may be attached if necessary.) Person Robert Richardson Corp/Part. _________ _ Title Owners Agent Title ·-------------Address e14 Callo \licoolo, San Clemont ... Ca l!2673 Address. ___________ _ 2. OWNER (Not the owner's agent) P-1(AJ Provide the COMPLETE, LEGAL names and addresses of & persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (Le., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) PersonChris Boyle corp/PartBeach Village Life 1, LLC Title officer/board member ntle ·~----~-~~~--~~ Address2 Strauss Terrace Rancho Mirage1 Ca 92270 Address;__ __________ _ Page 1 of2 Revised 07/10 Page 316 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/TrustNIA Non ProfiVTrust _________ _ Title Title ____________ _ Address.~--------~ Address ___________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes !vi No If yes, please indicate person(s): ____________ _ NOTE: Attach additional sheets if necessary. Chris Boyle Robert Richardson Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/dat.e Print or type name of owner/applicant's agent P-1(A) Page 2of2 Revised 07/10 Page 317 CT 16-03, RP 16-09, CDP 16-16 BEACH VILLAGE LIFE PRESENT A SPA RESORT FEATURING CARLSBAD MINERAL & ALKALINE WATER PlN.NING/MafllECluw.&.., ~~t.. .::0,::. \_~_/ Karnak Planning & Design n1•c.-.-.s.,a.,,..,t1,C11i;t117J Pho1W:~Clol.l80-3illl-OIISJ E-IIMMl«IKlgriQl!Nllcom Beach Village Life 1 2 S1ri1U5 Temic:o Ralcho Mirage, CA 92270 MIXED USE HOTEL, SPA& CONDOMINIUMS 300Chr1sUansenWay Carl&bad,CA92008 RENDERING ,,.7'111-_----20-rsMNClia '1r..-----1musmrrr COVER Page 318 Ttie 2016 edUon of eanrornla Code of R11gol11Uan1, TIiie 24 indudeli: Pert1,2016CallrcrnJaBuildln11StandGllleAtm1nhitrsltveCode: Part 2, Vctume 1 a,d 2, 2013 callfomla BUlldny Code Pert3,2016Callrcrnli!Elec.l'kaSCode Part4,2016CalifomlaMechaniailCode Pert 5, 2016 CallJomla Plumbing Coda Part 6, 2016 Galifornla Ent11gy Cudtl: Part 8, 2016 Callfcrnia Hlstoneal eu~dlng Code Part 9, 2016 Califomla Fire Code Part 10, 2016 Celifomla Exisang 011Rdng Code Pert 11, 2016 Callflmle Gl'een BuUdlng St;mderdl Code Part 12, 2016Callomla Rela'&1ceS1Bn~ds Codu Loc:e!MuolcipalCoda VICINITY MAP PLANNING & LANDSCAPE STRUCTURAL ~RAL ~ "El'ro'ENE'ER' ~'"fu~i= ~-;_:;;:~~" ~&'l~~~~~. C-.onwct.:Rll'*1Pkhllltboo13'!002Jll<NarDlt ... P(7fl0)4.)D.11118 -doo"'1@gmlil.co:n DMo"'*',CAV'ZIY.UI 1 (71111)43().118[1 ~71io-ll:20-005J Co:WctR __ ,.._<'Onllla:CIA"(Jll""SUo CML ENGENEER ~ CMll:~ll-91<1 ~=s;:;e ~-l~-==~ ~•...idf.:-."""' IIJMnd-g~lml ~!Mt,JGO-:nJ9 SOIL ENOENEER ,,,.,.,........ ,,.,p.-.. , ""'""~""" ~=:;~ ACOUSTIC ENGINEER Project: Buach Village ure I Hotel/Spa & Ca1domlnlom11 Owner; Applk-anUOwners Agent BeacliVlllagaUfe 1,LLC K11mallPh1n11inQ&Oolllgn 2S1rau1i1iTerraoo 61-'CalleVloonte Rancho Mlragu, ea 92270 San Clemenle, ca 92673 Contact Chris Boyle. Pl't111fdenl Conlact Robert Rk:he1dson 856-242-9240 760-828-0653 chri!il~erl11wlnboyl9@11m1R.C0111l1makdelil!J1@1JT1•0.am Address: 3-00 O,ri11U!ln,im Way, Carlsbad, Ca 92008 ProjectDescriptlon: Dewlap a mixed use projod lo lndUQII e Boo1que Ho lei, Day Spa and 9 Condominh,1111 on ll1e proposed lalld. llli11 wa.ild lndud1111 two hwel below grllda perkiny 1,1araye, Ruur top prlva!e lor 4 condomlnlums,andajoinlruufdecllforlhehotalalld&p1. ProcenJngApplk:..itlons: Mapr Coastal Poonlt ICDP) Major VIHa110 Review Pern~t (VRP) TenlaU~eMap (TM) APN: 203-173-02-00 Lega!Oescrlplion: NurU1westerly 60 lu11\ of lllodl 10, of U111 City ol CArl~bad, County ol San Diego, Stale of Callfurnia According to Map 365, lie In lhe offtcu of the County Recorder of San Dleyo, February 2, 1667 Except rur Nurtheasterly 110 foot 1111d Nut~1w,u1te1ly 129 fuel d111reot. Zoning: ViUayeArea#1 (VR-1) Coa91alZona: Yes L..ndU&eDls!rk:11, CarlsbadVlllayuCunler Sewer&Water: Call&badWelerOlstrlcl 5950 8 Camino Real Carlsbad, Ca 92008 760-438-2n20,760'602-2no School District: Call11bed \Jnl•ed Sdlool Ol!ilrlcl 62258CamlooRoal Callsbad,Ca92008 750.333.5000 Occupancy: B, R-1, R-2, S-2 Fl1eSprlnklers: Ye1 Type Construction: ConslnJdion Typo: I-A Bild V•A Total Lotsb:e: 60'x201' x60'x201': 12060sq.tt. D11nsity 0.26Acras VlllagoAroa#f Maximum Allowable Un!t11: 28-35unllsperacru1:9.1un1ts 9.7 PropouOO 33.3du/ca ProposedDens!ty Proposed Units: 9(+2ulr11iteunlt11(9/.85•10.588,totilluf11propUS!!d) Proposed Mix Affordable standard TotalPropooed Panllng: RosiclenUal Unlts Cooda 2perunit Guest 1/2perunlt Toli!IRog'd % Req.ilred Proposed 1h15%= 1.65 2 olfsite 100%= 9 on site " Units Req.1lred 9 19 9 4.5 23 (22.5) Nelsq.11. Req.ilred Rel;ajl&ArtGPlery1 per300r;q.fl. 300sq1t. 1.0 Spe 1 per20051.1.n. 996sq.n. 5.0 BoutlqueHotolSolllls Sultfl{Mal11, L11V1112) 1,2perroom{17) 21 {20A) TolalReg'd 50 P,oposed Plllldny Space 170 SI, lltln 8'6" l'flclh, Air.la 24' COfT1)act, 1nall. -40% of roqolred parliing cwn1 Standard Compad Total Bc11em11nt SL2luwar 17 12 29 SL1 Uppor 14 10 24 Total 31 22 53 Percen1eg11ofRequlrudparlcln111X)U11I 62% 36% Tota\1ublevolll, loufs1111droof 60027sq.ll. Totataxctudi11gbelconys&roorooa.s f>479Jsq.lL Totalalbaloon)'S&rooldedls 5234sq.ft. Qradlng: Cut 2965 w.yd. Fil O ru.yd. Total Export 2JOO w.yd. Olf Strwt Parkln11 (90 d11111111) 11 (Not osud ill l11Jst:r calculallon, for Coo~ill wee) Sub level 11:11ectrlc51T18r1 cer 2 (Not used in U1oso cala.ililtion~) AveregeDilllyTrafflc HPlel 17 8/Unlt Spa 15353:1000 Condorn!nlu1n9 9 6/Unlt TotaJAOT Wa(erDernends Rre Aow(GPM) 56366 1q.fl. Fl.re 11re~ S11..wrG11n61i1Hun Holol 1:1600&q.ft. Splllr11tall/G11H1:1ry 1:18005qJI. Condomb1lums 9 1i\Jnil TotatEOU DlainageDJllcharge LotCOl/erage: Re"'1intd Ope11 Space 12060 P,opo,ed -411ou!"Ruo1Dock UppuiRoolOack TolalOpenSpaco Setbacks: Froot Side We$1 Ea~t Rew 1292 1120 Mlnknum, • • • • ADT 136 5 72 213 4750 GPM (50% red.lt:llon fur fire i;prlnkler11) 2375GPMot4hourduraHon EDU 5.5 0.8 9.0 16.3 CFS 20% 2412sq.ft. "'' 09% '"' Proposud • . • . BulldlngHtlght: Mexlmum PropolOd .,. " (Roof Pitch 50% M!nlmum 5:12 o, grna1er) Allowed Condomlnloin, UnitNornberlevel 1 Lavol2 2 LevelJ 3 Level3 4 Levell 5 Luvel3 6 Leval3 7 Level3 8 Level4 9 level4 To4al TowtK9&SloirB 52' Roof Deck Roa-Level 2020 1410 1216 1198 1188 1132 20 1497 20 1366 20 1754 20 12,781 60 Total BolC011y Priv11!11RoofD11cks 2020 sq.fl. 545 sq.ft. 1410s4.n. 172 sq.n. 1216&q.fl. 200 sq.It. 1198sq.ll. Sol sq.It. 1180sq.lt.. 58 sq.It, 1152sq.fl. 86 sq.II. 1517sq.ft.104 sq.ft. 1386sq.fl, 80 sq.II. 1n-4 sq.ft. 65 sq.ft. 12861sq.fl.1364&q.ft. 163 eq.n. 262 sq.ft. 585 1q.R. 537 6q.fl. 1567 sq.ft. CT 16-03, RP 16-09, CDP 16-16 SHEET INDEX SHT.NO. SHEET NAME IPI.NIN!NOll'AQ{lltCl\lRM..' ~. .::0.::. \.~_/ 'COVEfi • NOERJNG ~--~~ Karnak Planning & Design ,A-001 ~ii~:i~~~~T SET BACK hum !A-002 ,VERAGE FRONT SET BACK horn IPROPERlY LINE I A-OOJ. jVERAGE FRONT SET BACK horn PROPERTY LINE M01 __ , lle&MalnLaval1~~~1 ~ 1or2 !2<>!2 _!gulldlugSecl!Ollli 1TenlelNeSublh'lsl_on~p p.:oo~~ Gn1:di(IQ pi .. :.,lanlingPlen ~-~=:~ooePl~n l-4 •........ JMa1111enance a11d Water Edllblt, ----·--·----·-· PROJECT DESCRIPTION n::r.;J:Pvt.Zi!tl(:&j1Ji\':'.:.=..!'.i!'.¥:'J.m1110<1o_..,_,. .. si,,,-mo,1o1i,,~ --ollc-Nt..-0..,.,.,• __ __,......,.._ln•-Mond...,..,._-.!lail• .,,_ Orllf'W1..,IMll!joi-11N>m1 .. M<lle11"""ol_,1tl&lndltVSIOfln9U.---1-·..,-b~._,.ID_Mlutl-~.-----'t,JU,,, "°"',"9e"'-.5PIIS,,_,,_, ____ .dop.. I &1~ c.11 V..,,N, S., a-. C119lUTJ l'IIONO:IO!J-1:M,&IOQ,C.S.180,lllH)e.:!J £-i:Kllf'Nlk<lnio~ilco:n ·--···-·····---~-------·-~ ~ ~:~SE=1=:tE£~EE::="' j··· .......... == l>"-ol-··-*'""""'".-.d-·. = Tho """·.111u..-.-............. _ ... °"' __ fll __ "'·•o1--s:;r~:=E:=E.!Ei:~t::::s::..E::--t=:t======t=::J lnalopo11UpoamM-....-r1~-••PfDlll"..,l.la.o;<>U"d_mn_M .. ll-.c,,"" .,..,.,.l<l•t<ontw""'"Ch"').>r,oolMO.OCIIWOQ•Ulflhl!l'la. TIIID"'-.•opoM<IDl--.op,n'"""'Oll•t.10.l...,_•IJ.bNct,ouuihffll,'""11,..jc•-illlDII ~ -11oaf!lly~~·tono....,.~or1<1i,11,,.....i ... mni.•1"""'...., ..... 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G-001 Page 319 I o I ::i ca 0 ~ (/) ....J 0:: c3 \ '\ , I \,~l_~~~-----·· ~~. ··--·-~---~--~- .. NOTE:--~---', __ •. _.. •. ____ ..,. GRANT DEEDS 2005-1093793 ANO 2005-0967396 GRANTS THE CITY EASEMENT AND RIGHT OF WAY lNGRESS AND EGRESS INCLUDING FIRE LANE ACCESS FOR DRIVEWAY OVER PROPERTY FOR APN 203-173-05 ANO 06 OF THESE EXISTING PARKING LOTS. THIS PROVIDES ACCESS TO EXISTING PARKING LOT FOR CITY USE ACCORDING TO MAP 11365 CITY RECORD, COUNTY OF SAN DIEGO, FEBRUARY 2, 1687 GRAND AVE. ) i-: (/) z 0 1-(9 ~ I ~ N ~U~ (f) ;i~e1~~1ne Access (0 (9 "' • l'hl• ard rl•~~n phl'>'Q<•~••""'' le mu.mi/;• '1111,l~ly. n.;. wtl frffid• l>l>ldi"' o,;,mlo!klo, ,ri"'-'<>..._•,ttt•nc.., .... 1,....,.\i.o<l«:110<lrllts•'1d<l'>rol>l,l•ne1.,aot1onvmN\'<pi,,.1a1 oh\lruttlon. • Oe•ll•!h<pt,"''''f"IO!pt""'" ... 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Beach Village Life 1 2S1reu5Temu;e RwichoMirago.CA92270 MIXED USE HOTEL, SPA& CONDOMINIUMS 3000u15tiansenWav Car1&bad,CA92008 ~Eel"'!"~--------· City Comments OR:CONSTRt!CTtON" l'fiilf«~!lliiw---201soao5:.uir Datil"·-··-··-······-···-···07/05/2017" -c~oo2 &II . --=-:,o·--0·-Page 320 I ! --·-r~ROW_ ______ , _________________ _ -J=~~~-:: EXISTING ROW PARKING ChrlsliansenWaycenterline existing driveway CHRISTIANSEN WAY EXISTING ROW PARKING SonllaliD<111rl<!~ / 1'11WtltAeo,;!=1""1·UIOOOf\)r<>\MIIJ ~ornloeolooorn,ctlonpo..t (< C"""'1:!<!'Mllk~ay ---""ti ~r • I -----DECK '? DECK CT 16-03, RP 16-09, CDP 16-16 0ntp1 .. ~e1n<11 .. a1,~ -r'-·····----~ PlANNINGIARCl-llTECTURAI._ .@. E..ffi'i:. \_~_/ Karnak Planning & Design 6\4ca-1evioe11tfl.S.nCle!nenlo.CAne7a Photo~.7o0-43'4-l1400.~ le:l-O:W-0053 i;.,.,,.tkffll.l~~·,;i~·'"""' Beach Village Life 1 2S1musTerrace Rancho Mlreie, CA 92270 MIXED USE HOTEL, SPA& CONDOMINIUMS 300Chrls!ransenWay Car1sbad,CA9200S Site & Main Level Plan NOT FOR CONSTRUCTION -Pm_i<d~-. iri1s060o' a1i o e· nl'js,:,.1a A-101"/0"''"lf 116":1'--0" ! Page 321 C C ~:~~~~rchical LJ.: CT'':~ 2hoteleleclricsmart I rCal!ingelavation carpark!ngspaces(nol dlange countedlnparl<.lr19 I SUB LEVEL 1 (upper) tabulation)wi!h'Mleel L stopsp!uscharglr19 stations Ci) TESLA ELECTRIC CAR CHARGING STATIONS 'I ~ 'I • I ici ~~::"'"' ,.,= ,.,,,.,.,.,,, , J 14 standards (2 ADA) ~"'" -+ (not part of count 2 electric mart car spaces) -+ storage NOTE: A['[pARJ<ING SPACES WILL HAVE AN ELECTRIC CAR CHARGING STATION OR WJRED AND CONOUrfFOR FUTURE HOOK UP AND USES. SUB LEVEL 2 (lower) : ·:29 Total parking spaces.. ·: (9'L6CKEOELECTRIC'cAR ,i:...~~~~~~~----,~::-+~~---~-:---i-12compac 17 standards (2 ADA) rl./lNNINGIIIRCl-11tECTURIIL.. ! CT 16-03, RP 16-09, CDP 16-16 ~'l'f)Ji!!JJ • .. ,, "-,:,;:. ~%7 Karnak Planning & Design e14c,,t,\1eroll>.S!!11CIIIITI!!111'!.CA92llTJ Ph<>n<,.11l~OO,G!lll;l00-ll:IO-Or,5J E""""~tomor«loolgn@gmofl.oom Beach Village Life 1 2StrausTarrace RanchoMlraga,CA92270 MIXED USE HOTEL, SPA& CONDOMINIUMS 300ChrlsllansanWay Carlsbad,CA92008 Sub Level 1 & 2 Plans Page 322 --~;1-:1, :11 GllEAT ,= @ Level3 N 1/8" = 1'-0" (2, CT 16-03, RP 16-09, CDP 16-16 '• I~ !~ [3;> ~I I : ~ ~,"' I ~ ~r:,1 f:-"' : ,"~"'"'~ r, " . ------· t:e:1 ~ , . , ,. I n n n n n us2 Gmpt,l~Srnhr\11'1th~s~ PI.NININOI/IRClilTECTURIIL. ~~A .:,,-Jy:. ~'r7 Karnak Planning & Design H1~C-...,Vl<Mhl.S"'1Gl""l!lfltl!.CA92!1r.l Pllon&.1U0-4J4.11'100,Coll.700-lllo.o!!53 E-m,iltl<nmakdool1111@11mollmm Beach Village Life 1 2S1rausTerrace RanchoMlrage,CA92270 MIXED USE HOTEL, SPA& CONDOMINIUMS :mOC!irisOansenWay Carlsbad.CA92008 Level 2 & 3 Plan NOT FOR CONSTRUCTION llii'i}i~~:aa· o..... 0(/05)2011 (1) ~!~;~.~... bi A-103 r······.,,-:---.~,.;' -=----~-Page 323 ., --L---- !2J ':J.P.,Pe,~ ~oof Deck 6 CT 16-03, RP 16-09, CDP 16-16 ,~,6'~·~'"' --- --- _ J__ Pl..N'U'!ING/Mct!f!ECTIIRIIL.. 4'1'f!1!!1~ :;,, .. · .. ,;:, ~%] Karnak Planning & Design H1(Coll,,Vl"""!a.S'"1Cl""''"1t,,,C,\92(173 Phono.71l(MJ4.!Wll(J,C<lt.1ll0-ll:W·!l!\~J E-moltkamokdo•fll•l@g""'IL<X11'!1 Beach Village Life 1 2S1rausTerraoo Ra"1ct10Mirage,CA92270 MIXED USE HOTEL, SPA& CONDOMINIUMS 300ChrlsliansenWay Carlsbad,CA92008 Level 4 & Upper Roof Deck Plan Pm)'ianumboi 2015080lf"'aii""" o""" Oi/0512011 A-104 t••••••,•-~-ls'"'..-11a -1-0 B Page 324 t] IPLJ\NNINGIMDIITECTIJRAL. CT 16-03, RP 16-09, CDP 16-16 4~~ :.,, "~'- SLOPE ROOFS SQUARE FOOTAGE OF5:120R GREATER Roofs1Jucture11989sq.ft. Level1 roofing 70 Leve12rooling 623 Level3roofing 40 Level4rooling 4090 Upper Deck 1223 TOTAL 6046 11989sq.fl/6046sq.rt.:50% 1--'-----i,P""' rJ,' ~ ~r,~ ~'f:7 Karnak Planning & Design a\4C..U.\lleer,N,SMCll!!lonl<l,CA920r.J Pl1ono.70IM,),l..,IM00,Clllt701Hl2~5l E-tMlt.....,.kdoolgn@gmoU.com Beach Village Life 1 2SlreusTerraoe RanchoMlrege,CA92270 MIXED USE HOTEL, SPA& CONDOMINIUMS 300Chrls1111nsenWey Cat1sbad,CA92008 Roof Plan t······,~--., .... -----~ Page 325 ------- CT 16-03, RP 16-09, CDP 16-16 Plopllf1y~ne -......__, I "· TopP!a!eofElevator --1~~ .. ,,_rr,: NO.! -Oisalptlon 'ot •Stucw-,rJlOOthf+nish 02··:FOain Siutco·~-EiFStrlii1 03 1Meta1Railill11-(pc,,~coatfinlsh) f?": JP!ant_o_~ - .!>5 .i~~.!-........ ---·-····. 06 iMasonry wan W! Stone (Coasla\Reef. , :poariWhilo)orstuccowllhr'lllsh. I i:p!:r:rlomak:h (C'_onstalReP.I ! I .--· · · · l 08 t1Jvatepa1,orool'decil. I l~ l~l~::::·. .i ____ ..J..._ ---~~,, ---6~~~0~ .. _ _MB~\~. -~5~~!~~p -1-· -.:_-sub4\~~ Keynote legend NO. oisciii,Uon tir .. ·s·12111eroor··-················ 2i" :fn1,YIOoodergrOUrKl.p3~ni· : 22 ;Flnlsh gracle ) 23 'Sotid42"highstuccoguardrail · 28 ..• Mellll lram·ed & Qtas11 i,ane1, ;ntry '""" k31 Accentban='----- [::-.f~~~}~;;-;.:;;7;;~ ~ __ -----~.u-i.;~=,;:-i::s:..:::o::: .. 10'abow -------------Propvrtyilno \ 45'gradcllne ~, ----------n, 08 12 TopPlateorEl11va1or r Propertylino ~ '\. --------r.1rt"9hl'Qlffl*'"L'\0!"5'1onelo,tlf'r.l\Ol'l(I· ..... ~ ' , "~;::=iu l -___ T_g_,~ ---· --_ '.___ _ ---_ •. ~ -· --~,;~-· .. -..-..----~~-e='."'~=-::.-:.::.::-.:---~~;:::-' ----------1'.' ---. .-----" .,;:.,::-..::i---1 · 100'-4" ! . k .1·.n•h<Uh1>$Ht>Welll!!!4~·•~!0<Hl>!IION"J<1toh \ ,_ _ __BQol.fl!!L•. -. __ .J. I 94•.10· ,.. • . .-1 1-Ef:_r-..;..:.:.-_"L PJ11!eo1e1,~~ -~~~I~ -~e;e_y..~ "l'V,tlN-.tia---,--Ni"i!HlffECIL'RAI; .'l'J!ldJ!. (f:i Karnak Planning & Design tl4C~'i'o<N;ll,ll,lft~.CAft211ll 1'1<1!10 'IOO<l~tlC.Cdl60-!128·CI003 f-mlWIUll'\ol•1:011Qor.,o• ...... l!o..f. O.:,Octlption ---, --; ----' Beach Village Life 1 2s1 ... u1TetJace Randlo MIIB.2!!_. CA 02270 MIXED USE HOTEL, SPA& CONDOMINIUMS :l00Chl1s1lanser1wav Car1sbad~CA9200B S.:1En·nn.~ .. Exterior Elevations -NOT FOR CONSTRUCTION f'nljed ... --· 20·;soaoa~Aa 0710512017 ~-.. · .. -..... ··-··~· 1. A-201 ~.-...... ._-..J., . . -.. _o_ __ _I' ______ 1r; klltt 118"'=1'..0-Page 326 Pmpertyline--,\ ---/ P~er1yrlne ---------~opPlate~~o~;~~ •; CHRISTIANSEN WAY center line ----.o-; ~~£!!~~~8;e~~:----- --. -- ----;--B~~(:~&· ~. =f r-45'abovegrttdelmeet ' :±_ eastp~ertyllne ________ ~ I.9.ItE!.a~of9~~~ '!, ,... Property line ~;~~:;: at !Jl -CHRISTIANSENWAY~aie,lioo ;::;,rtylloo ~.a; ____ - / .----=--" 2 J ~;8-::•1::-~,;-rn••vu I ------------' --~ ··-·-· .·· ······-·-o~~~~lrf.,-~ r-Parkin9andgrat1e ··1·1 '"''"'"''"""''"""' 'Ji_ --~ __J-riJn.t-t;~,._... _ 11.-:-__ ~ ~l!Ln~e5~~1¢ •• 'f \Jtr-= .-:-;-~·,.,~,'.~,, ~. Top Plate or Elevator ~ ---100·-4· , . -·--·R"§~~~ __ Trm.flfil.eQ!9T0~~!!,i ------\~, M,i~ ----./ 57'-6' • l-·~-· I r:rt---'"-'s'~......, r',l',N'r(".-., 0 It 111' Keynote Legend No··· ....... ,, ... i:il!\Cifl>1i0fl···· ·01··1,s1occo-smoolf1finish '02 !Foamslucco-EIFStrim · 03 [t0Bta1 Rallln,g [powder co&1 finish) :04 iP!anton ·os reo111mrls : 06 : ~i!BaOriry Wall wt Stone (Coa~1.n·1Reet • ·• ;pearlWhlte)ors!ucoowllhllnlsh, palternaodeolortoma!ch(CoastalReel .pea1JWh!LeJ. 011 iGias!!'dOOi11'Wi'inBt!l(deiai1itl{l !{; ·i61~~~1~1i~t!~. ·15 !CattstonE!sillawtstonebrae& '1e )s:1211!eroo1 :22 '.Flnlshgr.ide 123 !so11d4zii,lgti111uccogurirdrnl! ·24 :eciveredi}Bllo 28 iMetalframed&glasspanele:en1ry canopy :;~ i :~~~:~:09 :31 rAccentband '?i :Atc8/1i1~do;;il'! ·as :We1!!1Je6')c6"orstuccowi!happllt1d ip~!l~f!!l?.~a.t~ 30 fwB11t11e18"x18"1it°45.dagr6e·angle'Of stuccowllhappll&dpal\emtomatch CT 16-03, RP 16-09, CDP 16-16 J..,~~~ I~~.::: ,.,,.,,.L,.~ .. ~.· .. L~,· Jirt10~ •• (3) ~~-lar.g~~ Entry Study Groplllc6cale f,n=h~.tleel r······~-:i-~. PiJJ.ii.f1NGiAACHi'fECTUIW: l~!J,J ,:ya-.l':, ~%7 Karnak Planning & Design !l14Col"'\lloor.111SanCk,1mm1e,CAD267l Pl,;fM! 7G(H3'4100,Cd TIJOit26·Wl\3 li".m01lki>m>Mlo1~n@gm,i,x,m Beach Village Life 1 2StrausTerrace RanchoMlra1!e,CA92270 MIXED USE HOTEL, SPA& CONDOMINIUMS 300ChrlsllansenWay Carisbad,CA92008 Exterior Elevations NOT FOR CONSTRUCTION 201s0800.~aa 07!05120171' ~ A-20~'"''"'"' i Page 327 ElnoUIOIII ----------------r::.:::..=-:.<=;aaaa;,=;=a~ 10'above ___ _ "'''"'""''"'-------""~ 11'1..MNIHO/Mct~lECTIJRM.: t CT 16-03, RP 16-09, CDP 16-16 •@~ "'ill':. -~~--"-c~.:--=-:::.._____ -94'-10" -~----;;;-;:.;;............- --~ :~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~' I~ j~!d~~~~!W~r=#~=1=~~~'~'='i'w~!!:'' :!:' :::!::~lf=,pi~J~I---1s·-2· ':'U ~ 'JI I I I:+ ·:' II bl!~ i::=t ii f ~ I 'A ~lti! I U 11 11 I I _____ ropartylirie __ (:;;; .:... __ h ..'.: ··.:~~: ... :::.:: -:·-'·. :_~·%s1ip~i.:.: 2 ;...: .2 __ -.; > ..: .. ~ .. ~~~:..L~: . .flL· -i~...,;,+--5~~~~~10~ s ® East West South A ~ /Otl -~ I n11 ••• ---· ••••• --•.•••.•••••••••• ···-·-·· --• ••••.••. ----------------'"'""'""'~ ------------= ----~----I ---,---------_ '.~~;.::~--~~~~~~~~~~~~~~~ ------------------". --------y;_- ~~~~~~~~~~F----------.-----___ J_ ___ _ FFil i ' I ----,------ 1 ' I ~;4w.,.,..,.,, ,;~~Y .: mo.,.., \_§_} Karnak Planning & Design ftl•Coll\'k:looN,S.1Clon1W1t..CA9l!l73 ""-1!10..Jol-0400,Colll!ICl-&!Hle.'13 E-rnatt ...... lldoolg11@11mol1XW11 Beach Village Life 1 2Straui;Torrace RMchoMtr1:1119,CA92270 MIXED USE HOTEL, SPA& CONDOMINIUMS JOOChrlsUanw0nW1:1y Carlsbad,CA92008 Page 328 ------------------------· ~ I -.. -... -:.::-:;:7 _ --:..~,,.------~-.;-;;.;:.::-;:;-..:.;;;;-...:-_ mJ / 145'gradeline V-P1oportyll11e =~--=:--~ ----ii 7 I L r '-:'Pih' Ill ',U, , , -~ t I 1r I' '1 , 1 11 1 • 1r I .. ,,.,.,,,,1m1:.. ,.;;,,..~·,_;J, ': ... ,··-:,. ·.-.~: . 2) ~~:it ~!:st N<>rt_~ B CT 16-03,B1'_16009;CDP 16-16 P1opertyl11e -~ TopPlaleolElevi11or ·_-;::-,F;~ _B:.~ •.8wlu>lfo~~ -~~~ Mi~~~ ~IMQUEClllflH.; ~~~ ::,,·,·,,:. ~~7 Karnak Planning & Design G14c.ll~.5_,a_,i.,CA121!r.l ~:11!~c.#.l'IIG-ll:U1-011,l E""lttUIM~~°""' .1-J-11.,w~ ... 1 .,.....,...... 1 ?fr' _,_ _______ _ H-a. _ I ii I ~-O~e=+?'O~~;,~::~---=-t-: '~~::11 -1 I ----Le>11114 r I 'F"~ • , , i ~·"' .. "·'". ·~ 11! I l,_-+------------1it~}S-t-- ----i~1;-.s ~~====~~~ f "'I ..i ii ~ t I' J~-+--------1 Beach Village --Jt~8:u2 S -----is~~~ I Life 1 2Slroo1Ter,1ce R-,c;:ho Mifa91, CA 92270 MIXED USE ' . y -=---~--=~lUJ __ li!i>j "L 111 He'"~J& -1- HOTEL, SPA& ---~i~'H. I CONDOMINIUMS driv1:1~ 300 Chr\Stillfllillfl Way Carl&bad.CAB2008 "" Building Sections NOT FOR CONSTRUCTION ll>ijia......,w 2!Jf5DIJOIOii I!-. tl1l'0572D1 (3) ~.?.rt~. ~.~uth at West _Drive·-·------··--····-(ifflP'll<So.19:1111ct,•~IIIII I A-302 t······,·-~-Page 329 S'IMBQJ I EGEND PROPERTY LINE CONCREltSURFACE E:2J ASPHALT CONCREfE c:::::J CONCRETE/IMSONRY WALL~ TREE CHAIN LINK FENCE --·x---x----X·- WOOOEN FENCE --0--0-0--- WATER MAIN SEWERMAlN GASUTIUlY EX. FIRE HYDfW.IT ............... 4 EX, WATER VALVE AC ASPHALT LP UP OF SWALE TC TOP OF CURB 1W TOP OF WAll Fl fLOWUNE BW BOT. OF WALL FS FINISH SURFACE G GROUND (i) CONCRETE CURB & GUTIER @AC BERM @ CONCRETE SWALE © ;f<firf:Ol~~~BLIC @ NOT SHOWN @ CHAINUNKFDICE l1) CABl£ FENCE @ WOOOEN FENCE @ SCREENWAU. @ CONCRfJt:/MASONRY BLOCK WALL GJ) LIGHT STANDARD @ SEWER MANHOLE @ ~IRE HYDRANT @ WA~ Mm:R @ ABANDONED WELL CASING I I W 5 0 W M • r--~ l==--J I SCALE: 1"= 10' PLANS PREPARED BY: ~l~~~J!1~~~N~~~~~~~~v!~~ 470 PRODUCTION STREET, SAN MARCOS, CA 92078 .1 ~6~) 7~~:.i~t.t'E~ (760) 7J6-4l3Sf1 :ft"?"'~~~~- -fc CITY OF CARLSBAD TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES lil'AJ&[f-l i1~®@@ SHEET 1 OF 2 SHEETS LEGAL DESCRIPTION TI-IE NORTHWES1ERLY 60 FEET OF BLOCK 10, OF THE TO'lffl OF CARLS9AD, aTY Of CARLSBAD. COUNTY OF SAN DIEGO, STATE OF CA!.JFORN!A, ACCORDING TO MAP 'THEREOF NO. 365, Flt.ED IN lHE OFFICE OF THE COUNTY RECORDER OF SAN OJEGO COUNTY, FEBRUARY 2, 18B7. EXCEPTING THEREFROM TI-IE NORTHEASTERLY 110 FEET THEREOF. ALSO EXCEPTING THEREFROM lHE SOUTHWESTERLY 129.00 FEET lHEREOF, SITE ADDRESS ~,,:= .. ===;;;:====,e====,f<~"'""===ss;,,=, ===,;;=====,;;=======? CHRlS11ANSEN WAV, CARLSBAO, CA 9:lOOB (STREET NUMl'll:.R(S) NOT 'l'~t ASSIGNED) ·~" ~ i-- .Jt i ~=rss=rs'i'lii,""'_i'ii ,"'°'01;1,._1,1_ i -® ,/ l. ~ ; I ~) \_\ LOT VACAN !. -® ~ li 4-f);, N5§'"56'J4'E 203.00' ------- -fc FLoop ZONE ZONE X: AREAS OETf.:RMINtD TO aE OUTSIDE Tl-IE 0.2,: ANNUAL CHANCE FLOODPLAIN. FF.MA FLOOD INSURANC£ RATE MAP: NO. 0607JC07fi!G, MAP RE~SED MAY Hi, 2012 ZONJllil. ZONING CLASSlt:lCATION ZONE: V-R ~LLAGE REVIEW ('MTlilN THE COASTAL ZONE) FOR ZONE PARTICULARS, SEE CARLSBAD \o1LLAGE AREA REDEVELOPMENT PLAN AND lliE CARLSBAD VILLAGE REDEVELOPMENT MASTER PLAN ANO DES!GN MANUAL SUILO!NG SETBACK SUMMARY: FRONT: NON-RESIDENTIAL ANO MIXED USE -NO MINIMUM Fefl FlRST AT GRADE FLOOR, 10 FEET FOR ALL FLOORS ABOVE FIRST AT GRADE FLOOR FRONT: RESIDENTIAL -10 FOOT AVERAGE FOR ALL FLOORS SIDE..... .. ................... NO MINIMUM OR MAXlMUM REQUIREMENT REAR... • ................ NO MINIMUM OR MAXIMUM REQUIREMENT SUJLOING COVERAGE: 100% BUILDING HEIGHT: 45 FEtT MAXIMUM GENERAi INFORMATION ASSESSOR'S PARCEL NO.: 203-173--02-00 TOTAL NUMBER ~LOTS: 1 TOTAL NUMBER OF AIRSPACE CONDOMINIUM UNITS: 9 COMMERICIAL .. -................. 2 SFNER SER\1CE B'l'l CTYO" CARLSBAD WATER SE!l~CE BY: CARLSBAD MUNICl/>"1. WAlER DISTRICT SCHOOL D1S1RICT: CARLSBAO UNfEl SCHOOL O!SJR!CT CROSS AC!lEAGE: 0.27B ACR£5 ~ 12,060 SQ. n, PROf>OSEO LANO USE: COMMERCIAL. OFFICE, RESIDENTIAL BUIIDtNG AREA: 12,060 S.f. TOTALBUILDl!iGCO'vrRAGE:1001 LANDSCAPECQ',{RAGE:011: SHEET IND_f:_X SH££T1:SllEPLAN,SJREETC!I.OSSSECTION,NOTI:S,\1CINllYMAP SHEET 2: CONCEPTUAL IMPROVEMENT & GRADING PLAN 01\NER/ APPLICANT BEACH \1li.AGt Lift 1, LLC 2SffiAUSS1ERRAC£ RANl'.liO MIRAGE, CA 92270 COOTACT:BlLiOAVIDSON PHONE N0:(750) 773--5232 "~ RAMON J. SPEAR LS. &404 DATIC Page 330 CT 16-03, RP 16-09, CDP 16-16 ------ fr.PC.C.CIJRB~------- , ~ { s I ~ I I J ., .. .-..................... ,., .......... -... ~ ..... '. .. '. .. ' .. ,·.' .. ~ ... -... ' .. "\ ...... -.. -... -.. -.. I -/_ ,~ I _.. a pee.~\. ll ,--·-! ~. ,, >,i t C tc : --1 yLI'·;·, .............. , j fflHfl" I PROPOSED BUILDING Wlhikwff-.,7.M SIIIJWfl, PJJ/Klf;ff•:48.(J(J SU8~1PMJr:mff•'.J9.l0 L u t ,'~ . __ _. '··'--······"······· _ I ;;;,.-i,,.;c/. -- ~ ~ SCALE: 1" = 10' ASSESSOR'S PARCEL NUMBER 20J-11J-02 PROJECT ADDRESS: _Q,/RISTfNS!NWAr CARI..SBAD,CAIJ2008 DEVELOPER 8£ACH \ffl.AG!UFF I, U.C 2S1RAUSS1ERRAC£ RANCHO II/RAGE; CA 92270 CONTACT: 8/U.O,OIOStW PHOHE: N0:(760) nJ-52J2 EARTHWORK QUANTITIES CUT:~CY ""---'-" IW'ORT,______Q_CY DPORT:-----1.la..CY REll(l)IAL;---'CY ©llfWl£'CXJSllNQA.C.~ @"°'1M'CXJSrlM1"1EESOHsm:. @REMM"EXJSTW(;FEJICF. @fflOFOSCDO"P.C.CCtll!:IPCRG-1. @fflOPOS!D,'llaP.C.CSKJ8fAlXPlRG-1. @FflOl'OSEDJ'llla'P.C.C.RJSBJNGtJTTER, Q)SrAll+lafli:,110'~Yrtl5t/lJWfl1FWrJ,JNI;. @ ST~ IJtU.«J t;,1. 1.0' MM!IMY 111 500 UW. I MWIC. @~RrXY"Df/M/Ol/TlCT'TOrWJN1WiOI.QIIIO()I.JIJ,Rllf1l.A,',(l:5 ()(JfNSPQiJr 8/0FURATICW D6a B£RJli£ Ul$CHN?(JM) omtTE. !Hr.; lt)BfJNCORPORA1CDINTD9.JtUJIIG, OllTSl)£PISXlil(JffOFIC<lr. @)PROP()SEDf"fl{f)[]IGROOM)sroRJIDRAJHPl'£n)f1'.nl(;lff Ot/TCi.JR8fN:£. @STATION 12:tC.J5 fflOPOSED lf,!1lll'SDMXW/)lr1Di'PrR 11'-4 .t BN:JITI.OWffll'tfNTERl'fRW-20. @STAlnY12+65.JSPROPOSm/l£1CCfrJRal£tl<IN.\£,45:SlWLYll'/FIRE D£PNmlfM ~ !'CR 11-22. @) srATK:W /J+/~ga PROPOSED 6" ..W SDlf1l LAID& • 2.0Jt IIIN. PER S-7. @1KJOl1ST1NCTICNS/HCf.l/Dq/CIJMJSiHW',;Q'i'll'AU.5/NT1£\Gfflm' M64 SHAU. EXC£E]) J'" HDGHT. @ ~::= ffff:ff ~:n-~~NlfA SCff:tNOJ/jliJ(fROIIRJBIX;lf(II'. @li(}C1tAmll£71.M'OS0111NSPOUTSICFURATXJNro«:CL004TK:W./JMTSro B£ INCORP@ffUJ NTO 8I/U1INC, oms« PtKJllC RIClff Of' *4Y. m;.IIASOM?r "" ll ., 1--... -----... ---.,. 3Q' ,,. ~ ~ =-! 'l i '1M~"" ,-,;~,,, ..... wij ·.· J.,.,y-, .!~n·-·· ,~,,,,,,,.,,_,"'~" ·T.'*/i;·'-~~\L,,.,. '!:J#'f?"·c.c ':%i/.c.c ~O:: .A.C. """"" CHRISTIANSEN WAY TYPICAL SECTION """""" ND50IE ~~-lfsiiWl CITY Of' CARLSBAD f""'."'l l...!£_J ENGtNEE:RING Dl:'.PAR1l1ENT L...£_j I APPROVED IPRa..lHINARY GRADING PLAN fOR• Jm,\CH VII.I.AG~ I.IPE CHf~J::::Tl1\NSRN WAY Tms IS nm ,\PPROVRn TRN'T'ATIVF. MAP/SlTE PUN li'OR PRO.mer NO. ----------Pim CONOITJON NO. ----------OJ~ !'LANNING COMMISSION RF.SOLUTION NO. ---------- IAPPR.0\/Eti: --JASON s. GELDERT I 01Y DKHIR Ra: 83912. EXPllES 9@/15 DATE t:N•IIIH:i.imili !IIV1.<:iofl IMH 1l~~a~~'.~11 PRM:CTNO. IIDRA~N~NO. Page 331 :·~ .. - ·--~·c.: ··.:,;:...,...:.:,-,,oc···,,;,,.-..·~,..:,~-,-:..,..·.:; r.·I(<~- -·····t · ;,, 12;.""·'"·=-" CHRISTIANSEN1·······- .,,--,\ !llnfi!ILIC.1'1$1'1l L. WAY c~;:t:t;~ PROPOSED BUILDING WJN Fl(){)f( Ff"e.. 51.5a SUB I.EVff. I PARKING r,-·,,, 48.80 5U!J lf.W:."/ 2 PARKiNG f'F'"' J9. 10 203 -173-02 jB li)•::..•~~.-.-·:.a.·;iM,11.:/-.JM::Nf: .... ·:m~••::awl P L AN T IN<5 LE<5END l'ALH! ,::,,_ ..,, -""'"· lltfM.l lftllN:1211., @"",..I !™il ~x~ ~----· .. !H11.ue, I mm. izr 11171".-..U~K<'K ~ ~ arr.~,..,,~~ QNH\l,Tr /,i/JA'{P!.<,T1'1Nk\1~ ru..l'a.>TM.-'lt l'IO-Plt:eU-.tcl l"i'otn"PATl!r>U! 0 """" -~IH!fUJ,f.<,~ --VI Ne! .,. I l!l90.. izr 11171MGAV<:a,M::,towil! Jl&Wl;3 ffll! ""'"· pe,-.<,,1.j C5m:] ~ ... l!<l/l"QO;~~= '<AA'!lltl!WllllUt<. l'lgol p L A N T I N <5 L El <5 ~ N D I GROUMCI C-OVl!R! ,~,:!,' IIQT,l;k.lU(4+1:;1,*>f lllK'*lt tu! arl'.Dttl.l!~~ ~-----·-~ ~ M:!'Jlt,llft;t/11,Tlol."UII ,,.. .... ..,.. 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I CERTIFY THAT M Pl.AN IM"LEMENT5 THOOf REe{JLATIONS TO PROVIDE EFFIGIENT VSE Of KA.TER' ~ RI.A LIC t ;i,O& "AS BUILT" ""-- REVIEWED BY: ~ CT'.JI CITY OF CARLSBAD lw ~ ~~==~1 =::::1================+=1 ==+=1 =::::1=™=+==l =;,~ij~~i~~t~~DOS PLANTING PLANS Fl ,---i lli:a,;-as~;p-e -Arcn,i;~tur~I 1---1---1----------1--1---1-~1--~1::::'°' ---j 1/6 =:i-OLJ~ davld®dmlaonlinc.com DAff NrllolJ.. 0..,T[ JMTl.lJ.. IO\WIBY:--11 PRO£CTNO. IDRLN~NO. fj O' 4' 8' 16' 32' p/f(949)388-3369 REVISION DESCRIPTION alleAIIPAOVAI. aTYAl'l"IIOVAL _W1~ g~==.. XXXX . -~ ·,,,0.,.-.,:,·~.\-.;,,c..r+,-.. ,.s, .. ...._ . .,.,v --~ .-..---~, .. ...._.._,_. ., .. ~ -~ •·M,"'6-··~·-• _.,._,. ... ,,. ---.-,.,.."_,,....._..........,.~-·• ., .. ,-....,_,~-""'·'··.,.:.-.~,,,.,, ""'·'""·'"'• ., .. , ,...,/-.,,.,,..,. ,_.,.,._.,..,_---,,,._. __ ,_...,...,. __ ,, ,,.._.,...,_" .-,. o,+. Page 332 HIG!/ ftttll IRRl6ATION LE6END PROPOSED BUILDING M-VN FlOOR ff,, 57.SJ SVB ft"Vfl. I PAl?K!Nf. 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"AS BUILT" RCE--OAlE REMEWED B'l'; j~§.f:'~9.~ ~ r-r-t-i--------ti-r-r-r---1ICT:JI CITY OF CARLSBAD ll'":!'51 -1:::~~fi~\i~ONDOSI 300 ChrisUS'lsan Way,_~a~sb_ad, CA 92008 ~~~~~~~~~1::,·~,:''~~~~1 .~ ~TIAL REVISION DESCRlP110N =N'=~ ::~~ l~lei~;==]I px~~x0 · wlRL~~NO.I Page 333 PROPOSED BUILDING !,111/N FLOOR rr" 57 • .5(! .WO /.(V[/_ I PARKIN!; rr r: 48 i:W SUB tfrrE! J Plitli<ING f'h J/1, 10 B IRRIGATION HYDROZONE PLANS CJ C=::J 1/8~Y-O I LJ L O' 4' 8' 16,-------e,,, WAY ~ C C L \<D CT 16-03, RP 16-09, CDP 16-16 #I ·-~~-!11\1'111!1:~ ~-K,l,l!lt\'2 s~,- 1\Wlttl!,MK,1,lll',\i,! #3 -\OO'f51',t>M'M!e t.ll)U,,,W,,ell.11'/e APPROVED FOR IRRIGAnON AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" RC< __ E,P,--- REVIEWED BY: INSPECTOR ~ l-----+-+-----------+--l---+--1----l[:!]I cm;l,I~!, ~~l..'lBAD II '";r• I 1-----,1----+--------------,1---+--1--+--t """"""Eieac\i'Viliagi~Life 1-----,1----t--------------,1---+--+--+--tlMIXED USE HOTEL, SPA & CONDOS JOO Chtistlaisen Wal!.~__!r!_~~ CA 92008 t--t---+----------1---+--I--.J.--i [APPROVED: ---1 PIAMONG REVISION DESCRIPTION I DAW 1m~1 o.t.ra 111111W..11~0BJ~:==II PROJECT No. 11DR~'MN5tNOj Otl£R APPADYAL atY i'J'f'ftOVAL RVVrD BY: XX:XX L-,j Page 334 --~.. ...... ... "CHRIST'~-··,:fg;;,: __ MAINTENANCE EXHIBIT 3132"•1'·0" ~ ,,9.a. CHRISTIANSEN I , WAY -·····• :·1··-··-············-········-··-······-··-··-··················································, ····················1 ·········· ~m···-···· I· r=£--·---=:-li~· ...... ffl~ WATER EXHIBIT MAINTENANCE AND WATER EXHIBITS n r:::::J C==:J , r ~c==:::J I O' 3' 6' 12' 24' 36' ------···--·-···---- ,-~-- CT 16-03, RP 16-09, CDP 16-16 ""'""" P~\"Cl.mi'l,\TSll!I tal'Tl!T AVNJ..N!U!. TM!IIOAHAIMT.t.le, Hlllldltl!.5TUl!r:llfa.WPTOBePE5181811"1tl'ltGYGlmll TM!~m.liTITDGe!l:aMiAV~IHl!EfV!III!. APPROV£D FOR /RR/GA 710N AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" EXP,-- RE'v1EWEO BY: INSPECTOR ____Q_An'. r-1-1-------11-r-r-1-;ICT'.JI CITY OF CARLSBAD lw 1:~:~j~~~i~\i~ONDOSI 300 ChrlsUunsen We~ C11r13bad, CA 92008 ~ 1:::~~ I ::: 10,ff l~~l"ff IN~l11e"/o': .. _11 PRMCTNO. lf'ffl' C!IIJI .IHIIO'IAL cm N'f'IIJNM. RVffl> SY: XXXX -4 REVISION CESCRIPTION Page 335 Planning Commission Minutes August 2, 2017 Page 4 Commissioner Siekmann asked if a condition would be required to address the concern regarding a landslide prior to construction. Mr. Geldert stated that a condition would not be necessary as the stability of slopes are addressed in a soils report. Vice Chairperson Montgomery asked if the applicant could respond to the issues raised and closed public testimony. David Deisinger, 7109 Daffodil Place, responded to issues related to drainage and views. MOTION ACTION: Motion by Commissioner Siekmann and duly seconded by Commissioner Anderson that the Planning Commission adopt Planning Commission Resolution No. 7257 approving Coastal Development Permit and Nonconforming Construction Permit CDP 2017-0015/NCP 2017-0002 based upon the findings and subject to the conditions contained therein. VOTE: 4-0-3 AYES: Vice Chairperson Montgomery, Commissioner Anderson, Commissioner Rodman and Commissioner Siekmann NOES: None ABSENT: Chairperson Segall, Commissioner Goyarts and Commissioner Black ABSTAIN: None Vice Chairperson Montgomery closed the public hearing on Agenda Item 3, asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 4. 4.CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE –Request for a recommendation of approval of a Tentative Tract Map, Major Review Permit, and Coastal Development Permit for the construction of a hotel, spa, retail, andresidential condominium project on the south side of Christiansen Way in Land Use District 1 of the Village Review zone and within Local Facilities Management Zone 1. Mr. Neu introduced Agenda Item 4 and stated Associate Planner Chris Garcia would make the staff presentation. Mr. Garcia gave a presentation and stated he would be available to answer any questions. Vice Chairperson Montgomery asked if any of the Commissioners have ex parte communications to disclose for this item. Commissioner Anderson disclosed she has driven by the site. Commissioner Siekmann disclosed that she has been by the site many times. Commissioner Rodman disclosed she gets her water by the site. Vice Chairperson Montgomery asked if there were any questions of staff. Commissioner Anderson asked about the trash chute and how the trash area in the parking lot works. Mr. Garcia replied the trash in the parking garage is accessed by a waste management company with special vehicles that can go inside the garage. Commissioner Anderson asked if the parking lot to the south of the property is designated for public parking. Mr. Garcia replied stating that the parking lot is privately owned. Chairperson Segall asked if there were any questions of staff. Seeing none, he asked if the applicant wished to make a presentation. Mike Howes, Howes, Weiler & Associates, Suite 217, 2888 Loker Avenue East, assisted by Bill Davidson and Robert Richardson, Karnak Planning & Design, 614 Calle Vicente, San Clemente, made a presentation. EXHIBIT 5 Page 336 Planning Commission Minutes August 2, 2017 Page 5 Commissioner Anderson asked why the project is for mixed use. Mr. Davidson stated that he thinks it is the model for the future. He has a personal preference and would prefer a village life scene that combines residential with services. Commissioner Anderson asked if there were any issues for financing permanent residences in a mixed use project. Mr. Davidson stated no. Commissioner Rodman asked if the condominium on the same floor as the hotel is a fair explanation and how Mr. Davidson sees it working. Mr. Davidson stated that the second floor condominium is designed to be a part of the hotel and health resort that will be available for short term rental use in, effectively a presidential suite for the hotel. Mr. Davidson added that the other eight condominiums will be a part of a Homeowner’s Association (HOA) with strict rental restrictions. Vice Chairperson Montgomery asked if the intent is to operate the condominium as a rental facility. Mr. Davidson clarified that it may be sold to the hotel entity for use as a rental facility. Vice Chairperson Montgomery asked if any member of the audience wished to address Agenda Item 4 and opened public testimony. John Prietto, 2760 Carlsbad Boulevard, stated that after reviewing the project, he is excited about the project and supports it. Libby Knapp, 3609 Laredo, shared concerns with the number of high density projects coming to the Village. Vice Chairperson Montgomery asked if there were any other members of the audience who wished to speak on Agenda Item 4. Seeing none, he closed public testimony. DISCUSSION Commissioner Siekmann stated that she is very excited about the project and thanked the applicant for coming to Carlsbad. Vice Chairperson Montgomery thanked Mr. Richardson for the architectural design and stated that he likes how the project fits with the Village character. Vice Chairperson Montgomery added that the project speaks to protecting the climate and a location where it is next to a multi-modal transportation facility with transportation options to go in multiple directions. MOTION ACTION: Motion by Commissioner Siekmann and duly seconded by Commissioner Rodman that the Planning Commission adopt Planning Commission Resolution No. 7248 recommending approval of Tentative Tract Map CT 16-03, Major Review Permit RP 16-09, and Coastal Development Permit CDP 16-16 to the City Council based on the findings and subject to the conditions contained therein. VOTE: 4-0-3 AYES: Vice Chairperson Montgomery, Commissioner Anderson, Commissioner Rodman and Commissioner Siekmann NOES: None ABSENT: Chairperson Segall, Commissioner Goyarts and Commissioner Black ABSTAIN: None Vice Chairperson Montgomery closed the public hearing on Agenda Item 4, asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 5. Page 337 Planning Commission Minutes August 2, 2017 Page 6 5. DEV 15-061 – OVERVIEW OF SEA LEVEL RISE VULNERABILITY ASSESSMENT – Staff presentation, Planning Commission discussion and feedback to staff on the Sea Level Rise Vulnerability Assessment (attached to this report and available at http://www.carlsbadca.gov/services/depts/planning/coastal/sealevel.asp). The City Planner has determined that preparation of the assessment does not involve or result in any disturbance to the environment, and it is therefore categorically exempt from environmental review per CEQA Guidelines Section 15306. Mr. Neu introduced Agenda Item 5 and stated Associate Planner Carl Stiehl would make the staff presentation. Mr. Stiehl assisted by Richard Beck, Vice President, Michael Baker International, Laura Engeman, Director, San Diego Regional Climate Collaborative and Brian Leslie, Coastal Scientist, Moffatt & Nichol gave a presentation and stated they would be available to answer any questions. Vice Chairperson Montgomery asked if any member of the audience wished to address Agenda Item 5 and opened public testimony. Maryanne Vinney, 2796 James Drive, asked if tidal flushing from the Buena Vista Lagoon could provide beach nourishment. Vice Chairperson Montgomery asked if there were any other members of the audience who wished to speak on Agenda Item 5. Seeing none, he closed public testimony. Mr. Leslie stated that there is a weir in place at the Buena Vista Lagoon that is impeding sediment flow to the beaches. Commissioner Anderson asked if Carlsbad is actively meeting with other coastal cities. Mr. Stiehl stated yes, a monthly meeting is held to discuss beach nourishment, sea level rise and how the beaches are doing from the El Nino. Commissioner Anderson stated that she would like to see the city plan ahead of time for coastal development near Carlsbad Boulevard, Tamarack and Ponto beach areas. Commissioner Rodman asked if the city has considered purchasing a machine that dredges the lagoons to replenish sand. Mr. Leslie replied stating that SANDAG had at one-time thought of purchasing a dredge that would cost $10 million to mobilize and would have to be continuously utilized. Commissioner Anderson commented that a port of Los Angeles mitigation paid for the dredging of the Agua Hedionda Lagoon. Mr. Beck stated that there are different programs such as in lieu fee that the city could collect as mitigation measures that would go into the dredging fund, although the equipment is not purchased. DISCUSSION Commissioner Siekmann added that triggers are happening now as huge places of erosion are evident from major storms. She stated that an action must be taken immediately near Coast Highway because the city has been given a clue that erosion is dangerous. Commissioner Siekmann believes that lawsuits are expected to arise and suggests certain things must be addressed now. She stated that it is important to coordinate the effort with the County of San Diego, the State of California and other coastal cities to minimize major reactions. Commissioner Siekmann asked what actions Carlsbad can take to help stop man made climate change so that the sea level rise might not be as severe. Commissioner Siekmann concluded stating that the information should be communicated to the citizenry. Ms. Engeman commented that a team of lawyers have looked at adaptation strategies, the legal risk for cities and the risk of not taking any action. Vice Chairperson Montgomery commented that in his view, the risks of the citizens and city assets are all storm related. He understands that the risk is based on the models that the international scientists have agreed on. Vice Chairperson Montgomery stated that he does not want to recommend draconian measures within the Local Coastal Program and zoning updates. He loves the sand replenishment and stated that he is not a proponent of armoring the coast. Vice Chairperson Montgomery concluded that city resources could be evaporated if all the adaptation strategies are not measured. Page 338 Planning Commission Minutes August2,2017 Page 7 Mr. Beck stated that triggers and thresholds are more for future planning as it prevents panic and added that everyone would not be implementing adaptations at once. Commissioner Anderson added that the bluffs are replenishing the beaches downstream as they erode and it would be worthwhile to communicate with the public. Vice Chairperson Montgomery closed the public hearing on Agenda Item 5. COMMISSION COMMENTS None. CITY PLANNER COMMENTS None. CITY ATTORNEY COMMENTS None. ADJOURNMENT By proper motion, the Regular Meeting of the Planning Commission of August 2, 2017 was adjourned at [~ DON NEU City Planner Farah Nisan Minutes Clerk Page 339 TO: SUBJECT: AFFIDAVIT OF MAILING NOTICE OF PUBLIC HEARING CITY CLERK 9 !,du ·2 DATE NOTICES MAILED TO PROPERTY OWNERS: _________ _ NUMBER MAILED: _ _,_/_(__e~/ __ _ 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 \ jwvrlk¼ 24-7z1,,,:_, (Signature) SENT TO FOR PUBLICATION VIA E-MAIL TO: PUBLICATION DATE: Union Tribune (Date) D Union Tribune JXl Coast News --------------- Coast News ___ 0~1_/_,_/_17~-------- I declare under penalty of perjury under the laws of the State of California that I am employed by the City of Carlsbad in the City Clerk's Office and the foregoing is true and correct. \ // /1 , Date: Y/2ili7 _ )ttNY\ONk d(L1ft__ (Signature) 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, September 12, 2017, to consider approving a Tentative Tract Map, Major Review Permit, and Coastal Development Permit for the construction of a hotel, spa, retail, and residential condominium project on the south side of Christiansen Way in Land Use District 1 of the Village Review zone and within Local Facilities Management Zone 1 and more particularly described as: The northwesterly 60 feet of Block 10, of the Town of Carlsbad, City of Carlsbad, County of San Diego, State of California, according to map thereof no. 365, filed in the Office of the County Recorder of San Diego County, February 2, 1887. Excepting therefrom the northeasterly 110.00 feet thereof and the southwesterly 129.00 feet thereof. Whereas, on August 2, 2017 the City of Carlsbad Planning Commission voted 4-0-3 (Segall, Black and Goyarts absent) to recommend approval of a Tentative Tract Map, Major Review Permit, and Coastal Development Permit for the construction of a hotel, spa, retail, and residential condominium project on the south side of Christiansen Way in Land Use District 1 of the Village Review zone and within Local Facilities Management Zone 1. 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, 7, 2017. If you have any questions, please contact Chris Garcia in the Planning Division at (760) 602-4622 or chris.garcia@carlsbadca.gov. The time within which you may judicially challenge this Tentative Tract Map, Major Review Permit and/or Coastal Development Permit if approved, is established by state law and/or city ordinance, and is very short. If you challenge the Tentative Tract Map, Major Review Permit and/or Coastal Development Permit in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad. Attn: City Clerk's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing. CASE FILE: CT 16-03/RP 16-09/CDP 16-16 (DEV16019) CASE NAME: BEACH VILLAGE LIFE 1 MIXED USE PUBLISH: SEPTEMBER 1, 2017 CITY OF CARLSBAD CITY COUNCIL SITE MAP • N NOT TO SCALE Beach Village Life 1 Mixed Use CT 16-03 / RP 16-09 / CDP 16-16 (DEV16019) !Easy Peel® labels Use Avery® Template 5160®/8160TM I ~ -!Bend along line to j A Feed Paper ,_ expose Pop-up EdgeTM A BEACH VILLAGE LIFE 1 LLC 2 STRAUSS TER RANCHO MIRAGE CA 92270 SAN DIEGO GAS & ELECTRIC co PO BOX 129831 SAN DIEGO CA 92112 NORTH SAN DIEGO COUNTY TRANSIT DEVELOPMENT BOARD 810 MISSION AVE OCEANSIDE CA 92054 PARISH OF ST MICHAELS-BY- THE-SEA EPISCOPAL CHURCH PO BOX 127 CARLSBAD CA 92018 STATE OF CALIFORNIA DEPARTMENT OF FORESTRY PO BOX 944246 SACRAMENTO CA 94424 TOMARO LIVING TRUST 08-10- 04 385 BEECH AVE CARLSBAD CA 92008 REMY KIRKHAM 351 ACACIA AVE #35 CARLSBAD CA 92008 CRAIG WEBBER 2778 CARLSBAD BLVD #206 CARLSBAD CA 92008 ROBERT S & MELISSA D BERRY 2778 CARLSBAD BLVD #201 CARLSBAD CA 92008 WIELAND RICHARD C & DIANE L FAMILY TRUST 3 02-06-15 2778 CARLSBAD BL VD #207 CARLSBAD CA 92008 !tlquettes faclles 1:1 peter I Utilisez le gabarit AVERY® 5160®/8160Mc .1 PEACOCK & PEACOCK 403 PARKWOOD LN LEUCADIA CA 92024 CARLSBAD STATE STREET LL C 2739 ST ATE ST CARLSBAD CA 92008 ARMY & NA VY ACADEMY CARLSBAD CALIFORNIA PO BOX 3000 CARLSBAD CA 92018 ST MICHAELS-BY-THE-SEA EPISCOPAL CHURCH PO BOX 127 CARLSBAD CA 92018 WELCH FAMILY TRUST 09-27-99 351 BEECH AVE CARLSBAD CA 92008 FAGRELL FAMILY TRUST 05-01- 01 4114 TIERRA VISTA BONSALL CA 92003 MATTHEW J & RODERICK MELODY A CONDOMITTI 2778 CARLSBAD BL VD #202 CARLSBAD CA 92008 PATRICIA C WRIGHT 2778 CARLSBAD BLVD #208 CARLSBAD CA 92008 RANDALL K & MARTHA M PORTER 2177N GRANDVIEW RD ORANGE CA 92867 TIMOTHY J & TRACY E CLARK 1161W SUNRISE PL CHANDLER AZ 85248 ... lltiepllei l la hachum afln de l Sens de r,v,ler le rebord Pop-upMc eharaement @ AVERY® 6240TM l QUONSET DEVELOPMENT LLC 125 MOZART AVE CARDIFF CA 92007 SCHROEDER THOMAS S LIVING TRUST 03-05-15 3518 CALLE GAVANZO CARLSBAD CA 92009 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008 CARLSBAD BEACH HOTEL PROPERTIES LL C 10455 PACIFIC CENTER CT SAN DIEGO CA 92121 WHITMER CHRIS E & TERRIE Y REVOCABLE TRUST 04-16-99 P O BOX 675685 RANCHO SANTA FE CA 92067 ROBERT H & JO ANN E CAAN 333 BEECH AVE CARLSBAD CA 92008 LOURDES FERNANDEZ 2778 CARLSBAD BL VD #204 CARLSBAD CA 92008 WALTER A & LAMBERT-AUSMAN NATALIA V AUSMAN 2778 CARLSBAD BLVD #210 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 www.avery.com I 1-800-GO·AVERY I ! 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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 Allez a avery.ca/gabarits : UtilisezleGabaritAverv5160 1 Carlsbad Mineral Springs Hotel -circa 1888 OLD KARLSBAD, KARLOVY VARY IN CZECH REPUBLIC Old Karlsbad grew from a single natural spring to a city of spas and healing centers –all built on the natural mineral water at its foundation. DESTINATION SPA CENTER OF THE USA jeff@pacificoreconstruction.com jeff@pacificoreconstruction.com Carlsbad Mineral Springs Hotel -1888 Carlsbad Mineral Springs Hotel -2018 Beach Village Life 1 Mixed Use CT 16-03/RP 16-09/CDP 16-16 Location Map Project Information •Land Use District 1 –Carlsbad Village Center •Mixed Use: Hotel, Condominium, Spa & Retail •17 Hotel Rooms •9 Residential Condominiums (32.1 du/ac) •1,200 SF Spa •300 SF Retail Space •53 parking spaces provided on-site (50 required) •Purchase two affordable housing credits. Front Rendering Site Plan Side Elevations Rear Elevation Surrounding Development Surrounding Development Surrounding Development Aerial Perspective Land Use •Increase presence of both residents and activity in the village with development containing a variety of uses to serve residents and visitors; •Establish the Village as a quality shopping, working and living environment; and •Provide new residential development near mass transit. Development Standards Complies with the development standards of Land Use District 1, including but not limited to: •Setbacks: 10’ average front setback for all floors above the first at-grade floor •Lot Coverage: 100% allowed/proposed •Building Height: 45’ / 52’ for highest projection for elevator/stairway •Roof Pitch: 5:12 roof pitch for at least 50% of total roof structure. 50% provided. Parking •53 parking spaces provided on-site •50 total parking spaces are required –Hotel = 17 rooms = 21 parking spaces –Condos = 9 units = 18 parking spaces –Guest parking = 5 parking spaces –Spa = 1,000 s.f. = 5 parking spaces –Retail = 300 s.f. = 1 parking space Village Design Principles Informal character / small in scale: •Provides articulation by stepping back upper floors •District allows high density development at 45’. •Architectural relief and balconies on all elevations help break up massing Village Design Principles, continued Variety & diversity / relationship to the street: •Windows, balconies, and landscaped frontage improvements •Variety of materials including stone veneer, smooth stucco, cast stone sills, decorative railings, awnings, and an enhanced front entryway Parking visually subordinated: •All required parking provided on-site in two, partially sub-grade parking garages Recommendation That the City Council ADOPT the resolution APPROVING Tentative Tract Map CT 16-03,Major Review Permit RP 16-09,and Coastal Development Permit CDP 16-16 based on the findings and subject to the conditions contained therein.